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                                         REPORT TO
                                   PLANNING COMMISSION
                                     City of Sacramento
                                915 I Street, Sacramento, CA 95814-2671


                                                                       PUBLIC HEARING
                                                                          June 28, 2007

To: Members of the Planning Commission

Subject: Art Institute (P07-057)
A request to allow the Art Institute, a postsecondary creative arts vocational college, to
occupy approximately 45,000 square feet within an existing 119,329 square foot building
within the approximately 30 acre Metropolitan Planned Unit Development, and in the
Office-Planned Unit Development(OB-PUD) zone.

          A. Environmental Determination: Categorical Exemption (CEQA Guidelines
             Section 15301, Existing Facilities)

          B. Special Permit to allow an institutional use to occupy 45,000 square feet
             within an existing building in the Office Planned Unit Development (OB-
             PUD) zone.

Location/Council District:
2850 Gateway Oaks, Sacramento, CA 95833
Assessor’s Parcel Number 225-1420-001
Council District 1

Recommendation: Staff recommends the Commission approve the request based on
the findings and subject to the conditions listed in Attachment 1. Staff recommends the
Commission approve items A and B above. The Commission has final approval authority
over Items A-B listed above, and its decision is appealable to City Council. There are no
outstanding issues or opposition toward the proposal at the time this staff report was
written.

Contact: Jamie Cutlip, Assistant Planner, Ph: (916) 808-8684,
Lindsey Alagozian, Senior Planner, Ph: (916) 808-2659

Applicant: John Brennan, BTV Development, Ph: (916) 569-1900, 2870 Gateway Oaks
Drive, Sacramento, CA 95833

Owner: Crown Oaks Properties LLC, 1508 Eureka Road, Roseville, CA 95661
Bob F. Spence, Corinne Spence, Douglas M. Sutherland, and Patricia M. Sutherland,



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Art Institute (P07-057)              June 28, 2007



                          Attachment 1 - Vicinity Map




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Art Institute (P07-057)                                                       June 28, 2007


Summary: The applicant is proposing to lease the second floor and part of the first floor
of a newly constructed four story, 119,329 square foot building at 2850 Gateway Oaks to
the Art Institute, a postsecondary creative arts vocational college. In order to achieve the
applicant’s objective, a special permit is required to allow the institutional use to occupy
an existing building on the subject property. Staff has notified all property owners within
500 feet of the site for this public hearing and has received no comments.

Table 1: Project Information
General Plan designation: Regional Commercial and Offices
South Natomas Community Plan: Office/Office Park
Existing zoning of site: Office-Planned Unit Development (OB-PUD)
Existing use of site: Office
Building area: 119,326± total building square feet/ 45,000± square feet occupancy

Background Information:
The Metropolitan Center PUD was approved in 1983 for a total of 733,211 square feet of
office development. On April 24, 1997, the Planning Commission approved an Schematic
Plan Amendment, PUD Guidelines Amendments for Crown Corporate Center and the
Special Permit for the Phase I office building on December 18, 1997 (P97-109), 422,580
square feet is remaining for office development.

On July 22, 1999 Planning Commission approved a Special Permit to develop four 3-4
story office buildings totaling 422,580 sq. ft. in the Office Planned Unit Development (OB-
PUD) zone (P99-052). The applicant is now requesting a Special Permit to allow the Art
Institute, a postsecondary creative arts vocational college, to occupy 45,000 square feet
within an existing office building located at 2850 Gateway Oaks.

Public/Neighborhood Outreach and Comments: The project was routed to all
applicable neighborhood associations, advisory groups, and interested members of the
public including the River Oaks Community Association, Natomas Community
Association (NCA), Natomas Chapter Partnership for Active Communities and
WalkSacramento. None of the aforementioned groups provided staff with comments.

Environmental Considerations: The proposed project is exempt from environmental
review pursuant to CEQA Guidelines (CEQA Section 15301). No review is required
since this is an infill project and is consistent with zoning and has no impacts relating to
traffic, noise, air or water quality.

Policy Considerations: Staff finds that generally the proposed project complies with the
General Plan, Zoning Ordinance requirements, and the South Natomas Community Plan
policies.

While the City’s General Plan is being updated, the City Council has adopted a vision for
the future of the City, as well as several guiding principles to help guide the update and
achieve this vision. This was done to ensure that new developments submitted during
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the ongoing update comply with the goals and policies that are being incorporated into
the General Plan through the update. The applicable guiding principles that this proposal
complies with include:

       1. Promote economic vitality and diversification of the local economy (Section 4-
          1, Goal D);

       2. Promote development of mixed-use regional commercial and office projects
          (Section 4-16, Goal B);

       3. Support high quality education and quality schools (Smart Growth Planning
          Principles).

In addition to being consistent with these principles, the proposal is not contrary to any of
the other approved principles of the General Plan Update Vision. The proposed project is
consistent with the General Plan land-use designation of Regional Commercial and with
the South Natomas Community Plan land-use designation of Office/Office Park.

The proposed project is consistent with the goals of the General Plan, in that, the
proposed project promotes economic vitality and diversification of the local economy,
promotes development of mixed-use regional commercial and office projects, and
supports high quality education and quality schools.

The proposed development is consistent with the South Natomas Community Plan key
policies and land use designation of Office/Office Park in that it brings educational
opportunities to working adults who reside in the South Natomas area as well as
individuals who work in nearby offices or at the downtown area. The institutional usage
complements the established office park setting with high percentage of landscape area
and will not conflict with the parking demand of the office complex since the class times
are staggered.


Project Design

A special permit is being requested to allow the location of the Art Institute on the first
and second floors (45,000 total square feet) of an existing 119,326 square foot, four-story
office building (Building A). The Art Institute offers postsecondary degree programs in a
variety of areas including graphic design, fashion, media and culinary arts. The
proposed use will operate Monday through Friday from 7am to 10 pm and Saturday and
Sunday from 7am to 9pm. Classes will be taught in three sessions with 40% of students
attending morning sessions, 40% of students attending afternoon sessions, and 20% of
students attending evening sessions.

Morning sessions are 7:30am to 11:30am, afternoon sessions are 1pm to 5pm, and
evening sessions are 5:30pm to 9:30pm. The Art Institute estimates an enrollment of 140
students in the first year and approximately 800 students after six years of operation.
This projection results in 56 students attending morning and afternoon session each, and
28 students in the evening session during the first year of operation. By the sixth year, it

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is estimated that 320 students will be attending the morning and afternoon sessions, and
160 students in the evening session.

The underlying zone of the subject site is the Office (OB) zone. A Special Permit is
required to allow an institutional use such as the Art Institute to locate in this zone. In
evaluating special permit proposals of this type, the Commission is required to make the
following findings:

A.     A special permit shall be granted upon sound principles of land use.
B.     A special permit shall not be granted if it will be detrimental to the public health,
       safety or welfare, or if it results in the creation of a nuisance.
C.     A special permit use must comply with the objectives of the general or specific
       plan for the area in which it is to be located.

In this case, staff finds that the proposed project is an appropriate use at this site and is
consistent with zoning of the site, with the Zoning Code and Metropolitan PUD
Guidelines. Staff finds that the proposed use will not be detrimental to the public health,
safety or welfare, nor will it result in a public nuisance as the subject site can
accommodate the proposed use and the site provides sufficient parking for the intended
use. Additional traffic resulting from the proposed use can be mitigated as the project
has been condition to pay fees towards the future optimization of the traffic signal at
West El Camino and Gateway Oaks Drive.

Building Design

The Art Institute proposes to occupy the entire second floor (30,000 SF) and a portion of
the first floor (15,000 SF) of a newly constructed 4 story building located at the
easternmost portion of the site. The applicant does not intend to propose exterior building
improvements or landscaping work at this time. The tenant improvement work under this
proposal occurs inside the building on the first and second floors only.

At least 15% of the first floor plan will be devoted toward administrative uses for the Art
Institute. In addition, the first floor will contain a library, student lounge, and campus
bookstore. The second floor will house the majority of the classrooms and studios. A
dining laboratory will be included as part of the culinary arts program. At this time it is
undetermined if the dining laboratory will be open to the public for a limited amount of
hours. Should the owner/operated for the Art Institute allow for the public use of the
dining laboratory, sufficient parking is provided.

The primary building entrance is located on the south side of the building and there are
pedestrian walkways leading up to additional entryways on the three other sides of the
building. The subject PUD provides an outdoor plaza that is shared by the adjacent
office building to the west and is a comfortable walking distance from the subject
building.




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Parking/Circulation

Currently, there are two existing vehicular access points from Gateway Oaks Drive.
Adequate internal vehicular and pedestrian circulation patterns are provided on the site.
The Metropolitan Center PUD Guidelines require parking for office uses to be not less
than one space per 350 square feet of gross floor area (1space/350 SF) and not more
than one space per 275 square feet of gross floor area (1space/275 SF). Based on the
total square footage of 485,741 square feet of office development, a minimum of 1,388
parking spaces and a maximum of 1,766 parking spaces are needed in order for the
subject site to meet the parking requirement. Each of the five buildings pads approved
for the office park exists on its own lot, with the remainder of the office park being one
common parcel; reciprocal parking was approved for the tenants of each of the five
building pads and a total of 1,766 parking spaces have been provided. Parking spaces
are available directly to the north, south and west sides of the subject building.

The Art Institute proposes to occupy the first and second floors, or 45,000 total square
feet of a four-story, 119,326 square foot building. The proposed use will operate Monday
through Friday from 7am to 10 pm and Saturday and Sunday 7am to 9pm. Classes will
be taught in three sessions with 40% of students attending morning sessions, 40% of
students attending evening sessions, and 20% of students attending evening sessions.

Based on the 1 parking space per 275 square feet parking ratio, 164 parking spaces are
allocated to the 45,000 square feet space proposed for the use. According to the Zoning
Ordinance, parking for a school use which requires a Special Permit may be determined
by the Planning Commission (Section 17.64.020). The site also contains another
institutional use, the University of Phoenix which offers college extension programs. The
use was approved by the Planning Commission on July 24, 2003. The Planning
Commission approved the University of Phoenix using the above parking ratios, therefore
staff finds that the proposed parking ratios for the Art Institute are adequate and
consistent with similar uses.

                Minimum              Maximum           Provided        Bicycle parking
                Parking              Parking           Parking         provided

Overall         1/350 SF gross       1/275 SF gross
parking in      floor area = 1,388   floor area =      1,766 spaces    89
Metro PUD       spaces               1,766 spaces
Building “A”    522                  665               575             20

As indicated above, a total of 575 parking spaces and 20 bicycle parking spaces are
provided by Building “A”. Given the premise that some students will be ridesharing or
using public transit, and that reciprocal parking is available throughout the entire office
park, parking shall be adequate during weekday, working hours. Weekday evenings and
weekend attendance of students and staff will not interfere with the amount of available
parking at the office park since most of the typical office users will have departed when
the college sessions take place. Therefore, staff finds that the proposed institutional use
will not significantly impact the on-site parking based upon the six-year projection of 320

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students attending morning, afternoon and evening sessions, adequate parking will be
provided for the proposed use. Staff has conditioned the project regarding the total
square footage of the college extension and the capacity of students, any changes to
size of proposed use of increase of students will require additional planning review.

All parking and paved surfaces are required to meet the 50 percent shading requirement.
The applicant is required to participate in the South Natomas Transportation
Management Association (TMA). The TMA focuses on providing alternative commute
programs such as shuttle buses. The site is also well connected to the City’s
bikeway/pedestrian pathway with at least three points of access immediately north of the
subject building, and with additional points of access within the PUD. The original Special
Permit for the design of the subject building (P99-052) was conditioned to provide one
bicycle parking spaces for every 20 required automobile parking spaces, 50 percent of
which shall be Class I facilities and 50 percent of which shall be either Class II or Class
III. A total of 10 Class I bicycle lockers are available for the exclusive use of the subject
building and are located conveniently to the northern entryway. A bicycle rack provides
an additional 10 bicycle parking opportunities at the front (west) entryway.

Signage

No signage is proposed as part of the application submittal at this time. Any signage
proposed on the site (detached/attached) will require compliance with the Metropolitan
Center Development Guidelines. Based on the PUD Guidelines, a total of one attached
sign is permitted per building and one monument sign is permitted per parcel. A sign
permit must also be obtained prior to the installation of signage on the site.

Summary
The proposal is consistent with the General Plan and the South Natomas Community
Plan which designates the site for commercial and offices uses. Staff has not received
any neighborhood comments or opposition to the proposed use and there has been no
opposition from surrounding property owners throughout the review process. The
proposed project will not modify the existing building and adequate parking is provided.
For these reasons, staff recommends that the Planning Commission approve the request
based on the findings of fact and subject to conditions of approval listed in Attachment 1.




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                                   Attachment 1
               Proposed Findings of Fact and Conditions of Approval
                              Art Institute (P07-057)
                 2850 Gateway Oaks, Sacramento, California 95833

Findings of Fact

   A. Environmental Determination: Exemption, The Planning Commission of the City
      of Sacramento finds as follows:

       1. The City of Sacramento’s Environmental Planning Services has reviewed the
          Art Institute (P07-057) and has determined the project is exempt from review
          under the California Environmental Quality Act as follows:

                 a). The Project is exempt under the following provisions of the California
                     Environmental Quality Act and/or Guidelines: CEQA Guidelines
                     Section 15301, Existing Facilities.

                 b). The factual basis for the finding of exemption is as follows:

          The proposed project consists of the operation, repair, maintenance,
          permitting, leasing, or minor alteration of existing public or private
          structures or facilities involving negligible or no expansion of use.

       2. The Planning Commission has reviewed and considered the Environmental
          Planning Services determination of exemption and the comments received at
          the hearing on the project and have determined that the project is exempt from
          review under the California Environmental Quality Act for the reasons stated
          above.

   B. The Special Permit to allow an institutional use in the Office Planned Unit
      Development (OB-PUD) zone.

          1. The project is based upon sound principles of land use in that the proposed
             use is allowed subject to the granting of a Special Permit in the Office
             Planned Unit Development (OB-PUD) zone.

          2. The proposed use would not be detrimental to the public health, safety and
             welfare, not result in a public nuisance in that the existing site will provide
             sufficient space and parking for the proposed use. Furthermore, the project
             has been conditioned to mitigate any impacts to traffic counts by requiring
             the applicant pay fees towards the future optimizing of the traffic signal at
             West El Camino and Gateway Oaks Drive.

          3. The proposed project is consistent with the General Plan                land use
             designation of Regional Commercial and with the South                    Natomas
             Community Plan land-use designation of Office/Office Park. The          proposed
             project is consistent with the goals of the General Plan, in             that, the
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              proposed project promotes economic vitality and diversification of the local
              economy, promotes development of mixed-use regional commercial and
              office projects, and supports high quality education and quality schools.

Conditions of Approval

B.     The Special Permit to allow an institutional use in 45,000± square feet of office is
       approved subject to the following Conditions of Approval:

General

B1.    The college extension use shall conform to the following:
       a).     The allowable area for the college extension use at the subject building is
              45,000 square feet;
       b).    This Special Use permit is for a maximum of 800 students.
       c).    Any significant changes to items (a) to (b) above shall be brought to the
              attention of the Planning Division for further review and to determine if a
              Special Permit Modification will be required.

B2.    Any new signage proposed for the project shall comply with the Metropolitan
       Center PUD Guidelines and applicable Sign Ordinance requirements and will
       require a sign permit.

B3.    Should on-site security become an issue for any users of the subject building, the
       applicant shall meet with City staff to address concerns and implement
       appropriate measures.

B4.    Project applicant to participate in the South Natomas Transportation Management
       Plan (TMP).

B5.    The applicant shall obtain all necessary building permits prior to construction.

B6.    The project shall substantially conform to the approved plans as shown on
       attached exhibits A-E. Any modification to the project shall be subject to review
       and approval by Planning staff (and may require additional entitlements) prior to
       issuance of building permits.

Development Engineering

B7.    The applicant shall pay to the City of Sacramento’s Traffic Operation Center a fee
       of $5000.00 to cover the cost of the future optimization of the signal at West El
       Camino and Gateway Oaks Drive.

County Sanitation District 1 (CSD-1)

B8.     Connection to the District’s sewer system shall be required to the satisfaction of
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        CSD-1. Sacrament o County Improvements Standards shall have a separate
        connection to the CSD-1 sewer system.

B9.    Each parcel and each building with a sewage source shall have a separate
       connection to the CSD-1 sewer system.

B10.   In order to obtain sewer service, construction of CSD-1 sewer infrastructure may
       be required.

B11.   Sewer easements may be required. All sewer easements shall be dedicated to
       CSD-11, in a form approved by the District Engineer. All CSSD-1 sewer
       easements shall be at least 20 feet in width and ensure continuous access for
       installation and maintenance. CSD-1 will provide maintenance only in public
       right-of-ways and in easements dedicated to CSD-1.

B12.   The subject project owner(s) and successors in interest thereof, shall be
       responsible for repair and/or replacement of all non-asphalt and/pr enhanced
       surface treatments of streets and drives within these easements damaged by
       District maintenance and repair operations, including landscaping, canalizations,
       lighting and any other appurtenance conflicting therein . This requirement shall
       set forth in easement grant documents and be a covenant running with the land,
       be the responsibility of successors in interest in future land transfers and
       divisions and by language approved by the District. Surface enhancements
       include, but are not limited to non-asphalt paving, landscaping, lighting, curbing
       and all non-drivable street appurtenances.

B13.   CSD-1 requires their sewers to be located a minimum of 10 feet (measured
       horizontally from edge of pipe to edge of pipe) from all portable water lines.
       Separation of sewer lines from other parallel utilities, such as storm drain and
       other “dry” utilities (electrical, telephone, cable, etc.) Shall be a minimum of 7
       feet (measured horizontally from the center of pipe to the center of pipe). Any
       deviations from the above separation due to depth and roadway width must be
       approved by the District on a case by case basis. Prior to recording the Final
       Map, the applicant shall prepare a utility plan that will demonstrate that this
       condition is met.

ADVISORY NOTES:

The following advisory notes are informational in nature and are not a requirement of this
Special Permit approval:

County Sanitation District 1 (CSD-1)

1.      Any use of CSD-1 sewer easements, which is not compatible or interferes with
       construction, reconstruction, operation, maintenance, or repair of the District’s
       sanitary sewer(s), shall not be allowed. Each proposed use shall be reviewed and
       approved in writing by the District Engineer prior to the use of the easement by the
       Grantor. This includes landscaping.
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2.       Developing this property may require the payment of sewer impact fees. Applicant
         should contact the Fee Quote Desk at 876-6100 for sewer impact fee information.

Police

Landscaping

Landscaping should not create blind spots or hiding spots and should be situated in
locations that maximize observation while still providing the desired degree of aesthetics.
Landscaped areas should be planned for maximum growth while at the same time
providing unobstructed observation of buildings, parking areas, and walkways, day and
night. The following guidelines are recommended:

1.       Groundcover plants, including perennial and annual wildflowers, should be used
         within five feet (5’) of the edge of walkways and areas requiring visual
         surveillance.

2.       Groundcover plants should not exceed a height of two feet (2’) at maturity in order
         to allow for adequate natural surveillance.

3.       Shrubs should be placed five feet (5’) from the edge of walkways requiring natural
         surveillance and should not be placed within five feet (5’) of any fire hydrant or
         cluster-type postal receptacle.

4.       The height of shrubs should not exceed three (3) feet at maturity. Shrubs that
         exceed a height of three feet (3’) due to natural growth are not recommended with
         the exception of security-planting materials utilized as barrier plants.

5.       Landscaping rock such as river rock and other masonry material such as brick,
         etc. that are normally used for landscaping accents or borders, frequently lend
         themselves for use as weapons and/or tools for the commission of crimes. When
         river-rock and other masonry materials are used, the material should be grouted to
         prevent removal by hand. River rock should be grouted so that only one-third
         (1/3) of the rock is exposed above ground

6.       Landscaping should not cover any exterior doors or windows; block or screen the
         visibility of building address numbers from a public or internal street; block or
         screen the view of any seated driver from oncoming vehicles or pedestrians at
         driveways.

7.       Trees of an appropriate number, size and species are encouraged throughout
         landscaped areas and shall be maintained at a minimum distance of eight feet (8’)
         from the lowest branch to the ground.

8.       The use of trees, maintained at a minimum distance of eight feet (8’) from the
         lowest branch to the ground, may also be used in such areas to provide shade for
         pedestrians.
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9.     Trees shall be placed so as not to inhibit the light pattern of electroliers.

10.    A minimum distance of fifteen (15) feet from the fixture shall be maintained when
       planting trees in order to meet required illumination levels.

Lighting
11.    All hallways, external doors, parking areas, and walkways should be well lit.

       a).    Walkways should be illuminated at a minimum intensity of 1.5 foot-candles
              per square foot at 18 inches above the surface.
       b).    Parking areas should be illuminated at a minimum intensity of 1.0 foot-
              candle per square foot at 18 inches above the surface.
       c).    Parking areas and walkways shall be illuminated with high intensity, metal
              halide lighting with sufficient lumens to provide adequate illumination to
              provide a safe, secure environment for persons, property, and vehicles.

12.    All lighting fixtures should be of a type and kind to resist breakage and shall be
       equipped with vandal-resistant covers and photocell control.

13.    Pedestrian scale street lighting should be used in high pedestrian traffic areas.

Buildings
14.    Public entrances should be clearly defined by walkways and signage.

15.    All buildings shall display a street number in a prominent location on all
       approachable sides of the building. Numbers shall be placed in such a position
       that the number is easily visible to approaching pedestrian and vehicular traffic.
       a).    The numerals shall be no less than twenty-four (24) inches in height and
              shall be of a contrasting color to the background to which they are
              attached.
       b).    The numerals shall be illuminated at night.
       c).    Building addresses should be painted on the roof for helicopter
              identification.

16.    Care shall be taken not to impair the view of the registration desk and lobby area
       by passing patrol units outside the business. Use of such restrictors, as potted
       plants, draperies, reflective window treatments, etc. should be closely monitored.

17.    The applicant shall post the property “No Trespassing” and sign an agreement
       with the Police Department to prosecute all violators. This agreement shall be
       kept on file on the premises and at the Police Department.

18.    The applicant shall install bicycle security racks at the front of the business


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19.    Restrooms should be observable from nearby offices.

20.    No public telephone shall be installed or maintained on the exterior of the
       premises.

21.    Any vending machines installed on site should be positioned in such a location
       that they are visible to passersby and/or the registration desk and shall be emptied
       of money daily and sign posted to indicate this provision.

22.    Windows and exterior doors should be visible from the street or by neighbors.

23.    Windows should be located on all four facades.

24.    Parking areas should be visible from windows; side parking areas should be
       visible from the street. Parking and entrances should be observable by as many
       people as possible.

25.    Trash dumpsters and enclosures should not create blind spots or hiding places
       and should be clearly visible and well lit.

Building Security

Alarms
26.   All alarm plans shall be approved by The Sacramento Police Department’s Alarm
      Unit.

27.    Immediate access to detailed building and floor plans shall be made available to
       the Sacramento Police Department.

Surveillance Cameras
28.    Minimum Pre-wiring for camera systems shall be:
       a).    One Inch conduit runs from camera location to communications panel.
       b).    Pre-wired with 16/3 power cable, 2 CAT6 data cables, 2 fiber-optic cables.
       c).    Power cables shall not be put in same conduit as data type cables.

Elevators
29.   Elevators shall contain a master bypass key or card key that can be used without
      interruption.

30.    Elevators shall be equipped with mirrors to allow persons to view the interior of the
       car before entering.

Doors
31.   The jamb on all aluminum framed, swinging doors shall be so constructed or
      protected to withstand 1600 pounds of pressure in both a vertical distance of three
      inches and a horizontal distance of one inch each side of the strike.
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32.    Glass doors shall be secured with a deadbolt lock with a minimum throw of one
       inch. The outside ring should be free moving and case hardened.

33.    Doors with glass panels and doors with glass panels adjacent to the door’s frame
       shall be secured with burglary-resistant glazing or the equivalent, if double-
       cylinder deadbolt locks are not installed.

34.    On pairs of doors, the active leaf shall be secured with the type of lock required for
       single doors in this section. The inactive leaf shall be equipped with automatic
       flush extension bolts protected by hardened material with a minimum throw of
       three-fourths inch at head and foot and shall have no door knob or surface-
       mounted hardware. Multiple point locks, cylinder activated from the active leaf
       and satisfying the requirements, may be used in lieu of flushbolts.

35.    Any single or pair of doors requiring locking at the bottom or top rail shall have
       locks with a minimum of one throw bolt at both the top and bottom rails.

36.    Doors with panic bars will have vertical rod panic hardware with top and bottom
         latch bolts.

37.    Employee/pedestrian doors shall be of solid core wood or hollow sheet metal with
       a minimum thickness 1-3/4 inches and shall be secured by a deadbolt lock with a
       minimum throw of one inch.
       a).    The following doors shall be addressed – all office doors, storage room
              doors, mechanical, electrical, maintenance, roof access, and all exit doors
              not panic equipped.
                  i. Outside hinges on all exterior doors shall be provided with non-
                     removable pins when pin type hinges are used or shall be provided
                     with hinge studs, to prevent removal of the door.
                 ii. Any rear door used to admit employees or deliveries shall be
                     equipped with a 180 degree viewing device to screen persons before
                     allowing entry.
                 iii. Any office containing a safe or will be used to count receipts shall be
                      equipped with a 180 degree viewing device.

38.    Exterior doors into hallways and doors leading into stairwells shall have self
       locking (dead latch) devices allowing egress to the exterior of the building or
       stairwell but requiring a key to be used to gain access to the interior of the building
       from the outside or into the hallway from the stairwell.
       a).    Exterior doors into building and doors leading into stairwells shall be
              equipped with self-closing devices.

Windows
39.  Windows that are capable of being opened, shall be secured (on the inside) with a

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       locking device capable of withstanding a force of three hundred pounds, applied in
       any direction.

Roof Openings
40.   All glass skylights on the roof of any building shall be provided with one of the
      following:
       a).    Rated burglary resistant glass or glass like acrylic material
       b).    Iron bars of at least ½” round or one by one-fourth inch flat steel material
              spaced no more than five inches apart under the skylight and securely
              fastened.
       c).    A steel grill of at least 1/8” material or two inch mesh under skylight and
              securely fastened.

41.    All hatchway openings on the roof of any building shall be secured as follows:
       a).    If the hatchway is of wooden material, it shall be covered on the outside
              with at least 16 gauge sheet steel or its equivalent attached with screws.
       b).    The hatchway shall be secured from the inside with a slide bar or slide
              bolts. The use of crossbar or padlock must be approved by the fire
              department.
       c).    Outside hinges on all hatchway openings shall be provided with non-
              removable pins when using pin-type hinges.

42.    All air duct or air vent openings exceeding 8” x 12” on the roof or exterior walls of
       any building shall be secured by covering the same with either of the following:
       a).    Iron bars of at least ½” round or one by one-fourth inch flat steel material,
              spaced no more than five inches apart and securely fastened.          Or
       b).    A steel grill of at least 1/8” material or two-inch mesh and securely
              fastened.

43.    If the barrier is on the outside, it shall be secured with galvanized, rounded head
       flush bolts of at least 3/8” diameter on the outside.




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                          Exhibit A – Site Plan




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                          Exhibit B –Overall Site Plan




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                          Exhibit C – First Floor Plan




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                          Exhibit D – Second Floor Plan




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                          Exhibit E – Elevations




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                          Exhibit F - Crown Corporate Building “A” information




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                          Attachment 2 – Land Use & Zoning Map




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