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HomeMy WebLinkAbout2017-04-12 - Workshop Agenda Packet PC-HPC1252017 PLANNING COMMISSION WORKSHOP AGENDA RAINS ROOM RANCHO CUCAMONGA CIVIC CENTER 10500 CIVIC CENTER DRIVE RANCHO CUCAMONGA, CALIFORNIA A. 7:00 P.M.* - CALL TO ORDER Roll Call: Chairman Oaxaca Vice Chairman Macias Commissioner Fletcher Commissioner Munoz Commissioner Wimberly B. PUBLIC COMMUNICATIONS This is the time and place for the general public to address the Planning Commission on any item listed on the agenda. State law prohibits the Commission from addressing any issue not previously included on the Agenda. The Commission may receive testimony and set the matter for a subsequent meeting. Comments are to be limited to five minutes per individual or less, as deemed necessary by the Chair, depending upon the number of individuals embers of the audience. This is a professional business meeting and courtesy and decorum are expected. Please refrain from any debate between audience and speaker, making loud noises or engaging in any activity which might be disruptive to the decorum of the meeting. C. DISCUSSION ITEMS PLANNING COMMISSION C1 PRE -APPLICATION REVIEW DRC2017-00052 MVE+PARTNERS FOR HARRIS GROUP LP - A request for a Pre -Application Review of a proposed development consisting of a hotel of 6 floors and 150 rooms, an events center, offices, and restaurants with a combined floor area of about 145,500 square feet in the Mixed Use (MU) District, Haven Avenue Overlay District.. located at the northwest corner of Haven Avenue and Civic Center Drive, APNs: 0208-331-40 and -47. D. ADJOURNMENT Page 1 of 3 APRIL 12, 2017 PLANNING COMMISSION WORKSHOP AGENDA RAINS ROOM RANCHO CUCAMONGA CIVIC CENTER 10500 CIVIC CENTER DRIVE RANCHO CUCAMONGA, CALIFORNIA I, Lois J. Schrader, Planning Commission Secretary of the City of Rancho Cucamonga, or my designee, hereby certify that a true, accurate copy of the foregoing agenda was posted on April 6, 2017 seventy two (72) hours prior to the meeting per Government Code 54954.2 at 10500 Civic Center Drive. /S/ Lois J. Schrader Planning Commission Secretary City of Rancho Cucamonga If you need special assistance or accommodations to participate in this meeting, please contact the Planning Department at (909) 477-2750. Notification of 48 hours prior to the meeting will enable the City to make reasonable arrangements to ensure accessibility. Listening devices are available for the hearing impaired. INFORMATION FOR THE PUBLIC TO ADDRESS THE PLANNING COMMISSION The Planning Commission encourages free expression of all points of view. To allow all persons to speak, given the length of the agenda, please keep your remarks brief. If others have already expressed your position, you may simply indicate that you agree with a previous speaker. If appropriate, a spokesperson may present the views of your entire group. To encourage all views and promote courtesy to others, the audience should refrain from clapping, booing or shouts of approval or disagreement from the audience. The public may address the Planning Commission on any agenda item. To address the Planning Commission, please come forward to the podium located at the center of the staff table. State your name for the record and speak into the microphone. After speaking, please sign in on the clipboard located next to the speaker's podium. It is important to list your name, address and the agenda item letter your comments refer to. Comments are generally limited to 5 minutes per individual. Page 2 of 3 PLANNING COMMISSION WORKSHOP AGENDA RAINS ROOM RANCHO CUCAMONGA CIVIC CENTER 10500 CIVIC CENTER DRIVE RANCHO CUCAMONGA, CALIFORNIA If you wish to speak concerning an item not on the agenda, you may do so under "Public Comments." There is opportunity to speak under this section prior to the end of the agenda. Any handouts for the Planning Commission should be given to the Planning Commission Secretary for distribution to the Commissioners. A copy of any such materials should also be provided to the Secretary to be used for the official public record. All requests for items to be placed on a Planning Commission agenda must be in writing. Requests for scheduling agenda items will be at the discretion of the Commission and the Planning Director. AVAILABILITY OF STAFF REPORTS Copies of the staff reports or other documentation to each agenda item are on file in the offices of the Planning Department, City Hall, located at 10500 Civic Center Drive, Rancho Cucamonga, California 91730. These documents are available for public inspections during regular business hours, Monday through Thursday, 7:00 a.m. to 6:00 p.m., except for legal City holidays. APPEALS Any interested party who disagrees with the City Planning Commission decision may appeal the Commission's decision to the City Council within 10 calendar days. Any appeal filed must be directed to the City Clerk's Office and must be accompanied by a fee of $2,662 for all decisions of the Commission. (Fees are established and governed by the City Council). Please turn off all cellular phones and pagers while the meeting is in session. Copies of the Planning Commission agendas, staff reports and minutes can be found at www.CityofRC.us. Page 3 of 3 Vicinity Map Planning Commission Workshop :E f Base Line Church APRIL 12, 2017 _.. _..l r_.. t..- Arrow — Je ey t 8th w mNN o a y 6th 6thw U d s } 4th � ¢ _ - � 4th C1 Item Cl: Pre -Application Review DRC2017-00052 Line Church Foothill N Arrow A 7t Meeting Location: City Hall/Council Chambers 10500 Civic Center Drive STAFF REPORT DATE: April 12, 2017 TO: Chairman and Members of the Planning Commission FROM: Candyce Burnett, City Planner INITIATED BY: Mike Smith, Senior Planner SUBJECT: PRE -APPLICATION REVIEW DRC2017-00052 — MVE+PARTNERS FOR HARRIS GROUP LP — A request for a Pre -Application Review of a proposed development consisting of a hotel of 6 floors and 150 rooms, an events center, offices, and restaurants with a combined floor area of about 145,500 square feet in the Mixed Use (MU) District, Haven Avenue Overlay District, located at the northwest corner of Haven Avenue and Civic Center Drive; APNs: 0208-331-40 and -47. REVIEW PROCESS: The Pre -Application Review process provides a project proponent with the opportunity to present schematic designs to the Planning Commission prior to formal application submittal, in order to receive broad, general comments and directions. The focus of the meeting is a discussion by the Planning Commissioners regarding the technical and design issues related to the proposed project. The meeting is not a forum for debate and no formal decision or vote is made. After the meeting, Staff prepares general minutes of the meeting, which are provided to the applicant. PROJECT AND SITE DESCRIPTION: The project site is within a master planned, mixed use commercial/residential complex (referred to hereafter as "Town Square" or "overall site") that was previously approved by the Planning Commission on August 22, 2001 (related files: Development Review DRCDR00-79 and Tentative Tract Map SUBTT16179). Development of Town Square is about 80 percent complete. It consists of an apartment complex (Verano at Rancho Cucamonga) with several live/work units and six (6) commercial buildings. The overall site is about 1,320,000 square feet (30.3 acres) in area and has dimensions of about 1,100 feet (east to west) and 1,200 feet (north to south). The overall site has street frontage along Foothill Boulevard, Haven Avenue, and Civic Center Drive. The west side of the overall site is bound by the Deer Creek flood control channel. The specific location of the project site is the undeveloped area at the southeast corner of Town Square. This undeveloped area is adjacent to the northwest corner of the intersection of Haven Avenue and Civic Center Drive. The project site is comprised of two (2) parcels with a combined area of about 300,900 square feet (6.91 acres). One of these parcels, APN: 0208- 331-47, is partially improved with a parking lot that was constructed with Town Square. The other parcel, APN: 0208-331-40, is vacant/undeveloped. There are trees and ground cover along the perimeter of the project site. This landscaping was installed when Town Square was constructed. Low grass that is minimally maintained dominates the interior of the project site. Immediately to the west of the project site is the aforementioned apartment complex while immediately to the Item C1-1 PLANNING COMMISSION PRE -APPLICATION REVIEW STAFF REPORT DRC2017-00052 — MVE+PARTNERS FOR HARRIS GROUP LP April 12, 2017 Page 2 north is one of Town Square's commercial buildings. To the south, on the opposite side of Civic Center Drive is a vacant property. To the east on the opposite side of Haven Avenue is City Hall and the San Bernardino County Courthouse. The General Plan land use and zoning designations of Town Square are Mixed Use and Mixed Use (MU) District, respectively. Part of the overall site (and all of the project site) is within the Haven Avenue Overlay District. Also, development within it is governed by the Town Square Master Plan that was adopted by the Planning Commission at the time the overall project was approved. This master plan describes, for example, the land use and technical standards for the overall site. The land uses on the surrounding properties, and General Plan and zoning designations of those properties are as follows: Land Use General Plan Zoning North Commercial Center General Commercial General Commercial (GC) District Apartment Complex Medium High Medium High MH District South Vacant Industrial Park Industrial Park IP District' East City Hall/Courthouse Industrial Park Industrial Park IP District' West Vacant Mixed Use Commercial Office CO District' Low Medium Residential LM District ' These properties are also within the Haven Avenue Overlay District 'These ro erties are within the Foothill Boulevard Overlay District BACKGROUND — GENERAL PLAN: Haven Avenue is an important street corridor and gateway into the City. Development in this area has been identified as very important to the City's image. Per Chapter 2 of the General Plan, the Haven Avenue Overlay District is the City's prime office corridor and described as an area for intensive, high -quality office development where a progressive, sophisticated, and urban style of development is required. Goal LU-5 of the General Plan emphasizes the nature of the type of development along Haven Avenue. For example, land use policy LU-5.1 states that a central business hub at the intersection of Foothill Boulevard and Haven Avenue, extending south to 4' Street, with higher -intensity office, commercial, and public/quasi-public uses should be created. Land use policy LU-5.2 of the General Plan encourages development along the corridor that incorporates an intensity and design excellence that is consistent with its importance. Also, future office and business park development at this gateway location, particularly at major street intersections, should be appealing, eye-catching, and representative of the design quality found throughout the City. PROJECT SITE BACKGROUND: A representative for Harris Group LP contacted the City in early 2016 to discuss development of the project site. Staff informed the representative that due to the location of the project site on Haven Avenue and in close proximity to City Hall, any project that is proposed would have a high profile. The site layout and architecture of the project must be well designed and incorporate design attributes that reflect the goals and policies described in the General Plan and envisioned Item C1-2 PLANNING COMMISSION PRE -APPLICATION REVIEW STAFF REPORT DRC2017-00052 — MVE+PARTNERS FOR HARRIS GROUP LP April 12, 2017 Page 3 by the City Council and Planning Commission. Staff stated that the tenants within the project must fit the land use goals for Haven Avenue. Furthermore, any project at the subject location would become an example for any future development elsewhere within the Haven Avenue corridor between Foothill Boulevard and 4th Street. A series of meetings occurred in 2016 during which various schemes were proposed, contemplated, and refined. In late 2016, Staff deemed the proposed project ready for a preliminary review by the Planning Commission. PROJECT OVERVIEW: The applicant proposes a mixed commercial development consisting of three (3) buildings with a combined floor area of about 145,000 square feet (page 5 and 6 of Exhibit B). The buildings generally will be plotted along Haven Avenue and near the intersection of that street and Civic Center Drive. Building 1 will be the largest of the proposed buildings. The hotel within it will have 150 rooms and will have an overall floor area of 89,500 square feet. The hotel will be `L" shaped with its primary entrance facing towards south towards the interior of the site. The east -west axis of the 'L' will be six (6) stories in height while the north -south axis of the 'L' will be four (4) stories in height. Based on the project summary there may be a small conference room of about 500 square feet within the hotel. Attached to the north side of the hotel will be an event venue of 12,500 square feet. The event venue includes a roof deck terrace. There also will be a restaurant, operated by the hotel, of 4,200 square feet on the first floor of the hotel. Access to both the event venue and restaurant will be through the hotel lobby. As with most hotels of the proposed type and size, there will be an outdoor area that includes a pool and other related recreational amenities. Along Civic Center Drive will be Building 2. With a floor area of 39,800 square feet, it will be the second largest building within the project. Its long axis will be aligned east -west and, therefore, the majority of the building frontage will be along Civic Center Drive. This building will have 30,000 square feet of office space. This office component of the building will have four (4) floors. The primary entrance and lobby for the offices will be at the building's northwest corner. The office building will be an open terrace that will encircle most of the second and fourth floors. Immediately next to the office component will be a restaurant/cafe. This component of the building will be one floor and will have an area of about 9,800 square feet (including an outdoor patio area of 2,100 square feet). Building 3 is a one-story restaurant that will be plotted between the other two buildings. It will have a floor area of about 10,800 square feet (including an outdoor patio of 3,800 square feet). Between the restaurants in Buildings 2 and 3 will be an additional patio area. The architecture of the overall project will have a "contemporary" theme (pages 8-10 of Exhibit B). Consistent with this architectural theme is the vertically stacked -box appearance and emphasis on rectilinear form of each building. Incorporated into the design are strong horizontal and vertical elements that interrupt the wall planes, direct a viewer's eye to another feature of the building, or emphasize a building entry. Extensive amounts of glazing are present on all elevations of the buildings. With a few exceptions glass is the primary exterior finish on each building's wall plane. The renderings (pages 11-24 of presentation) suggest that the buildings will also be finished with a mix of materials including concrete, wood, and composite materials. Combined with the different height of each building, the stacked massing and variation in the materials provide substantial visual interest. Because of the height and massing of the hotel and the office, visually they will be the most dominant buildings within the project. They will be highly visible from City Hall. These buildings will "anchor" the project site from almost any vantage point. Item C1-3 PLANNING COMMISSION PRE -APPLICATION REVIEW STAFF REPORT DRC2017-00052 — MVE+PARTNERS FOR HARRIS GROUP LP April 12, 2017 Page 4 Furthermore, they will frame the west side of Haven Avenue and complement City Hall's presence on the opposite side. The dedicated patios of both restaurants in Buildings 2 and 3 will be located close to Haven Avenue. Together with the shared outdoor areas located between the buildings, it can be expected that any activity occurring within them will be very visible from the street. The parking areas will be arranged at the west side of the project site. Included in the proposal is a 4-level parking structure located at the southwest corner of the project site (page 6 of Exhibit B). The parking garage will be architecturally integrated with the project and will not have a basic, functional appearance. Embellishments along its exterior and screening will be incorporated into its design. Per the applicant's parking calculation, 668 parking stalls are required for the project. The total amount of parking provided is 668 parking stalls. However, per Section 17.64 of the Development Code, the parking requirements for the project are as follows: Type of Use Floor Area (SF) Parking Ratio Number of Spaces Required Building 1 89,500 Hotel n/a 1 per room + 2 152 Restaurant in the Hotel 4,200 n/at n/a Conference Room 500 n/a' n/a Event Venue 11,600 1 per 35SF 332 Building 2 39,800 Food Service Restaurant/Cafe 9,8002 10 per 1,o00SF 98 Office 30,000 4 per 1,OOOSF 120 Building 3 10,400 Food Service (Restaurant) 10,4002 10 per 1,OOOSF 104 Total Required 8063 Total Provided 1 6683 ' uses within a hotel that are an accessory to the hotel are not included in the parking calculation ' includes outdoor dining areas 3 subject to change Staff notes to the Commission that the floor areas of each building and use are not finalized. Furthermore, the details of how the interior and exterior spaces of the project will be utilized may affect the' parking calculation. For example, the parking calculation for the event venue assumed the entire floor area of the venue. Therefore, the calculation is for discussion and the actual amount of required parking is subject to change. Public right-of-way improvements required for the proposed project will be minimal (if any). All standard street improvements such as curb, gutter, sidewalk, etc. on Haven Avenue and Civic Center Drive were completed when Town Square was constructed. The only significant construction in the right-of-way that will be necessary is the relocation of the driveway on Civic Center Drive. Due to the plotting of Building 2, the existing driveway (which is currently not in use) at this location will need to be removed and a new one constructed about 40 feet to the west. It will be the only direct point of vehicle access from a public street is proposed with this project. However, there are numerous other existing, indirect points of vehicle access available through Town Square (page 3 of presentation). These include a driveway on Haven Avenue about 250 Item C1-4 PLANNING COMMISSION PRE -APPLICATION REVIEW STAFF REPORT DRC2017-00052 — MVE+PARTNERS FOR HARRIS GROUP LP April 12, 2017 Page 5 feet north of the limits of the project site, and another driveway on Civic Center Drive near the southwest corner of the project site. " STAFF COMMENTS: The site layout, plotting of the buildings, and architecture are consistent with the goals and policies described in the General Plan and envisioned by the City Council and Planning Commission. The type of land uses anticipated for the project will fit the City's land use goals for Haven Avenue. The proposed project will be a significant statement at this location and will enhance the City's image. It will be a high -quality mixed commercial development with sophisticated architecture. Furthermore, it will contribute to the City's goals of establishing a central business hub in the vicinity of the intersection of Foothill Boulevard and Haven Avenue. DISCUSSION OUTLINE: • Architecture — the architecture of the buildings within the proposed project is exemplary. The Commission may want to discuss, for example, specific design features of the project, the materials and finishes that will be used, and the massing and scale of the buildings and the overall project. Land uses — the land uses are consistent with, and meet the intent of, the General Plan and Development Code. The Commission may want to discuss, for example, the land use mix that is proposed, the individual land uses that are proposed, and the location of the various uses as they relate to each other and the neighboring properties. Development Code and Town Square Master Plan Amendments — The buildings are plotted at the building setback line which is 45 feet (measured from the curb). The Development Code specifies that for every 1 foot that the overall height of a building exceeds the height limit of 35 feet (at the setback), the setback of the building must be increased by 1 foot. The hotel and office exceed this height and, therefore, do not comply with the Code. Staff believes this requirement is contrary to the intent of the General Plan. To address this, an amendment to the Code is in process (related file: Development Code Amendment DRC2017-00204) that would eliminate this requirement for buildings within the Haven Avenue Overlay District. As the Town Square Master Plan also has setback requirements that supersede the Development Code, an amendment to the Master Plan is necessary. The applicant will need to submit an application -to process this amendment. REQUIRED ENTITLEMENTS: The proposed project will require the following entitlements (minor applications are not listed): 1. Town Square Master Plan Amendment - $4,474; 2. Development Code Amendment - $6,712; 3. Design Review - $10,515; 4. Environmental Assessment, Initial Study - $2,853; 5. Tribal Consultation — per hour (minimum deposit required) - $112; and 6. Uniform Sign Program - $2,186 NOTE: Fees are subject to change by Council Resolution and are revised annually on July 151. Item C1-5 PLANNING COMMISSION PRE -APPLICATION REVIEW STAFF REPORT DRC2017-00052 — MVE+PARTNERS FOR HARRIS GROUP LP April 12, 2017 Page 6 SPECIAL STUDIES: The following special studies will be required at the time of formal submittal: 1. Air quality study (including an analysis of greenhouse gas emissions, the local significance thresholds, and a health risk assessment); 2. Biological resources study; 3. Fiscal impact analysis; 4. Cultural resources and archeological study per Assembly Bill 52 (AB52); 5. Noise study; 6. Parking study; 7. Photometric study; 8. Trip generation and trip distribution analysis - based on these studies a Traffic Impact Analysis may be required; 9. Airport compatibility analysis to identify impacts, if any, to the Ontario International Airport; 10. Water Quality Management Plan NOTE: Additional special studies may be required following the formal submittal of the required applications. EXHIBITS: Exhibit A — Project Description (prepared by the MVE+partners) Exhibit B — Applicant's Proposal (11" x 17" distributed under separate cover) Exhibit C — Full-sized Plans (distributed under separate cover) Exhibit D — Pre -Application Review Department Comments CB:MS/Is Item C1-6 MVE } P A R T N E R S January 17, 2017 Mr. Mike Smith Senior Planner City of Rancho Cucamonga 10500 Civic Center Drive Rancho Cucamonga, CA. 91730 Dear Mike: IRVINE 1900 Main Street, Suite 800 Irvine, California 92614 T 949.809.3388 www.mve-architects.com LOS ANGELES 888S Figueroa Street. Suite 2170 Los Angeles, California 92604 T 213.805.7600 CITY OF RANCHO CUCAMONGA JAN 17 2016 RECEIVED - PLANNING Harris Group is proposing an exciting new mixed -use development to add to the already rich fabric of Rancho Cucamonga. The site is located on the North-West corner of Haven and Civic between an existing multi -family development to the west, and the civic center hub and large commercial center to the East. The proposed design creates a transitional property to benefit the community as a whole. The 7.13 acres is a main focus for the city being just across the street from city hall. Great care and thought has been put into the proposed design to respond to all the city and client needs. Harris Group envisions a multiuse environment that will not be one dimensional, instead having several uses that help to support itself and the surround developments. A combination of a 150 key 6 story hotel, 30,000 s.f. of office space, 3 restaurants/ cafes, and a 12,000 s.f. event venue are varied uses that create a unique environment for the proposed design. The concept is brought together through the primary plaza that faces towards Haven and is surrounded by restaurants and cafes. The plaza will be highly amenitized with furniture, fire pits and detailed landscaping inviting the pedestrian and vehicular public to enjoy. The city expressed the need to change from the traditional variations of Spanish architecture that the city is primarily comprised of. More contemporary, or modern approach, is needed to create architectural variety in the city. The proposed development embraced the cities vision with contemporary architecture which is expressed in geometric forms and rich materials. The addition of vertical and horizontal accent materials such as wood and stone creates warmth to the design. This coupled with the Mixed Use Zoning and Haven Avenue Overlay District creates an urban direction, and visual interest along the Haven corridor. The design of this development will enhance pedestrian involvement linking to the surrounding existing developments and pedestrian/bicycle connections such as the Deer Creek Channel Trail. The architecture has been positioned to respond to the existing built and natural environment. City halls iconic building which faces towards the site creates a visual connection and symmetry with restaurants that frame the main plaza. The corner of Haven and Civic, which is the vehicular and pedestrian hub for the design, responds with architecture and a pedestrian plaza that holds the corner creating an inviting commercial experience. The architecture at the corner steps from 2 story to a 4 story office building incorporating a view deck looking toward the corner of Haven and Civic Center. Along the road that links to the superior court building, the hotel has been positioned with 6 story Item C1-7 EXHIBIT A MVFE architectural massing to create visual interest. Additionally, the hotel is massed in order to maximize views to Mount Baldy and the San Bernardino mountains. The combination of the varied architectural massing and inviting plazas creates an urban edge along the exterior streets welcoming all to experience. Additionally, the urban edge helps to screen the 668 parking spaces contained internally through a combination of surface (205 spaces), and structured parking (463 spaces). The site design frames the primary corner and sets a precedent for the undeveloped property to the South to create a similar condition. Harris Group is excited to present the proposed development to the city of Rancho Cucamonga. The design strives to be a contributing example for future development, and a timeless design for all to enjoy. We welcome your input and help to make the design a reality. Sincerely, Harris Group LP & Harris Group III LP Victoria Chan Item C1-8 APPLICANT'S PROPOSAL (11X17) DISTRIBUTED UNDER SEPARATE COVER EXHIBIT B Item C1-9 FULL SIZE PLANS DISTRIBUTED UNDER SEPARATE COVER EXHIBIT C Item C1-10 PRE -APPLICATION REVIEW DRC2017-00052 MVE+PARTNERS FOR HARRIS GROUP LP The following preliminary comments are provided by the other City Departments for your review: ENGINEERING DEPARTMENT 1. ADA - The existing ramp located at Civic Center and Haven shall be evaluated for conformance to current ADA regulations. If the ramp does not meet ADA regulations then the developer shall be responsible for providing design and reconstruction of the ramp for compliance. Design shall be completed and improvements secured for prior to issuance of Building permit. The reconstruction along with all public improvements shall be completed prior to occupancy. 2. Electric - The Rancho Cucamonga Municipal Utility (RCMU) shall be the electrical service provider for all project related development. The Developer shall execute a Line Extension Agreement for electric service and shall construct electrical distribution facilities in accordance with such agreement and RCMU requirements and dedicate such facilities to the Rancho Cucamonga Municipal Utility. 3. Fiber - The proposed development is slated to be included in the City's Fiber Optic Master plan that would provide a City owned Fiber -to -the -Premise infrastructure. Proposed fiber optics on -site (fiber and conduits) will be placed underground within a duct and structure system to be installed by the Master Developer per City Standard Drawing 135-137. The fiber and conduits along the backbone streets and in -tract shall also be installed in a joint trench by the developer. The size, placement and location of the conduit and vaults shall be shown on the Street Improvement and/or Public Improvement Plans and subject to the Engineering Services Department's review and approval prior to the issuance of building permits or final map approval, whichever comes first. Development of the Project requires the installation by the developers of all fiber optic infrastructure necessary to service the Project as a stand- alone development. Maintenance of the installed system will be the responsibility of the City (up to the optical network terminal). 4. Landscaping - An enhanced intersection at Haven Avenue and Civic Center Drive will be required as part of this project. Please work with Public Works, Engineering, and Planning regarding the details of the design. FIRE DEPARTMENT/BUILDING AND SAFETY DEPARTMENT 1. Provide a feasibility analysis per the 2016 CBC/CFC considering allowable areas, fire resistive construction and opening protection based on the proximity between buildings and property lines, type of construction, type of sprinkler systems, maximum building height and maximum floor elevation above the fire department access level, occupancy types and aerial ladder access provision. EXHIBIT D Item C1-11 BUILDING AND SAFETY (GRADING) DEPARTMENT 1. A site plan was submitted for a pre -application review. At this pre -application review neither a conceptual grading and drainage plan, nor a preliminary water quality management site and drainage plan were available for review. When these documents are submitted, the Building and Safety Department, Grading Services, will provide comments. Please note that all proposed areas of construction and impervious surfaces outside of the property boundaries shall be shown on both the conceptual grading and drainage plan and the preliminary water quality management site and drainage plan. Item C1-12