PCRES 2002-064PLANNING COMMISSION RESOLUTION 2002-064
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LA QUINTA, CALIFORNIA, APPROVING THE
ARCHITECTURE, LANDSCAPE, SITE, AND LIGHTING
PLANS FOR CONSTRUCTION OF A MULTIPLE TENANT
COMMERCIAL BUILDING ON PAD "D" IN THE LA QUINTA
VILLAGE SHOPPING CENTER, SUBJECT TO CONDITIONS
CASE NO.: SITE DEVELOPMENT PERMIT 2002-739
APPLICANT: SUMMIT TEAM, INC.
WHEREAS, the Planning Commission of the City of La Quinta, California,
did on the 111h day of June, 2002, hold a duly noticed Public Hearing to consider the
request of Summit Team, Inc. to approve the architecture, landscape, site, and lighting
plans for a one-story retail building of 5,839± square feet on a portion of a 9.25-acre
shopping center in the Neighborhood Commercial (CN) Zone District located at the
northwest corner of Washington Street and Calle Tampico, more particularly described
as:
Assessor's Parcel Number: 770-020-018 (Parcel #4 of Parcel Map No. 27984)
Portion of the SE 1 /4 of the NW 1 /4 of Section 6, T6S, R7E, SBBM
WHEREAS, the Architecture and Landscape Review Committee, on June
5, 2002, at a regular meeting, recommended approval of the architectural and
landscaping plans, subject to conditions; and
WHEREAS, said Site Development Permit has complied with the
requirements of "The Rules to Implement the California Environmental Quality Act of
1970" as amended (Resolution 83-63) in that the Community Development Director
has determined this request has been previously assessed in conjunction with
Environmental Assessment 91-187, prepared for Plot Plan 91-456, for which a
Negative Declaration of Environmental Impact was certified by the City Council on
April 16, 1991, and that no changed circumstances, conditions or new information has
been provided that would trigger the preparation of a subsequent environmental
assessment pursuant to Public Resources Code Section 21 166; and
WHEREAS, at said Public Hearing, upon hearing and considering all
testimony and arguments, if any, of all interested persons wanting to be heard, said
Planning Commission did find the following facts and reasons to justify approval of
said Site Development Permit pursuant to Section 9.210.010 of the Zoning Code:
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Planning Commission Resolution 2002-064
Site Development Permit 2002-739
Summit Team, Inc
June 11, 2002
Page 2
1, Consistency with General Plan. The proposed commercial building is in a
Neighborhood Commercial designated area which encourages retail and office
uses in close proximity to Arterial thoroughfares and residential neighborhoods
on 10- to 20-acre sites. This project, as designed, complies with the shopping
center's development concept and with the City's General Plan Land Use
guidelines. With development of this project, the shopping center's Floor Area
Ratio (FAR) will rise to 0.18 where 0.25 is authorized.
2. Consistency with Zoning Code. The proposed commercial building is consistent
with the development standards of the Neighborhood Commercial Zoning
District with regard to setbacks, building height, exterior lighting, and parking
requirements based on the proposed Conditions of Approval. The proposed
building height is varied and consistent in design with existing on -site
commercial buildings. Future business tenants shall be consistent with Table
9.5 of the Zoning Code before an occupancy permit is granted by the City.
3. Architectural Design. The proposed architectural design of the one story
building reflects the design guidelines for the La Quinta Village Shopping Center
through the use of smooth stucco, barrel -tile roofing, stone veneer, raised
storefront windows, columns and arches, and other architectural elements
matching existing structures. The proposed building height is varied and
consistent in design with existing on -site commercial buildings, ensuring a low -
profile appearance from Washington Street, a Primary Image Corridor. A roof
projection of 23'-9" for the building entrance will not adversely impact views
in the immediate area as apartment units to the west are multistoried and
comparable in overall vertical height.
4. Site Design. As conditioned, the proposed project site is designed to be
consistent with the circulation pattern for the existing shopping center.
Hardscape surfaces have been provided for pedestrian access into each building
suite and new parking spaces will augment existing common parking facilities
between Pads "D" and "C", providing a ratio of one parking space per 161
square feet of lease area for the entire shopping complex. The proposed project
is physically suitable for the freestanding pad site as conceived under Plot Plan
91-456.
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Planning Commission Resolution 2002-064
Site Development Permit 2002-739
Summit Team, Inc
June 11, 2002
Page 3
5. Landscape Design. As conditioned, the proposed landscape plan is consistent
with the landscape guidelines for the La Quinta Village Shopping Center. A
variety of plant materials will provide screening of parking areas and building
facades to lessen the impact of the building mass. The proposed project is
compatible with the existing commercial business and residential projects in the
immediate area.
6. Sian Program. Internally illuminated cabinet signs are proposed for each tenant
space in compliance the La Village Shopping Center Sign Program, provided
sizes are limited to 18-inches wide by 10'-0" long (15 square feet) by 12-inches
deep. Each tenant is required to obtain a sign permit before a sign can be
installed as required by the proposed Conditions of Approval. Tenant signs shall
be limited to east, west and south facing building facades, ensuring no more
than one sign per storefront is allowed.
7. Lighting -De, aI. Exterior building lighting is to match the existing shopping
center in compliance with City requirements.
8. Infrastructure. There are adequate provisions for water, sanitation, and public
utilities and services to ensure that the proposed use would not be detrimental
to public health and safety, in that the site is in a developed urban area where
services exist.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the
City of La Quinta, California, as follows:
1. That the above recitations are true and constitute the findings of the Planning
Commission in this case;
2. That the project is in compliance with the provisions and conditions of Plot Plan
91-456 and Environmental Assessment 91-187 as designed;
3. That public hearing notices were mailed to adjacent property owners by the
Community Development Department and posted in the Desert Sun Newspaper
on May 30, 2002 as required by Zoning Ordinance provisions; and
4. That it does hereby approve Site Development Permit 2002-739 for the reasons
set forth in this Resolution, subject to the Conditions attached hereto.
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Planning Commission Resolution 2002-064
Site Development Permit 2002-739
Summit Team, Inc
June 11, 2002
Page 4
PASSED, APPROVED, and ADOPTED at a regular meeting of the La
Quinta City Planning Commission, held on the 11th day of June, 2002, by the
following vote, to wit:
AYES: Commissioners Butler, Kirk, Tyler, Robbins and Chairman Abels
NOES: None
ABSENT: None
ABSTAIN: None
ABELS, Chairman
Quinta, California
ATTEST:
=RRY NERMIN, Community Development Director
ity o,X La Quinta, California
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PLANNING COMMISSION RESOLUTION 2002-064
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 2002-739
SUMMIT TEAM, INC.
JUNE 11, 2002
GENERAL
1. The applicant and/or property owner agrees to defend, indemnify, and hold
harmless the City of La Quinta (the "City"), its agents, officers and employees
from any claim, action or proceeding to attack, set aside, void, or annul the
approval of this Site Development Permit. The City shall have sole discretion in
selecting its defense counsel.
The City shall promptly notify the applicant of any claim, action or proceeding
and shall cooperate fully in the defense.
2. Prior to the issuance of any permit by the City, the applicant shall obtain the
necessary permits and/or clearances from the following agencies:
• Fire Marshal
• Public Works Department (Grading Permit, Improvement Permit)
• Community Development Department
• Riverside Co. Environmental Health Department
• Desert Sands Unified School District (DSUSD)
• Coachella Valley Water District (CVWD)
• Imperial Irrigation District (IID)
• California Water Quality Control Board (CWQCB)
• SunLine Transit Agency
The applicant is responsible for all requirements of the permits and/or clearances
from the above listed agencies. When the requirements include approval of
improvement plans, applicant shall furnish proof of such approvals when
submitting the improvement plans for City approval.
PROPERTY RIGHTS
3. Prior to the issuance of any permit(s), the applicant shall acquire, or confer, those
easements, and other property rights necessary for the construction and/or
proper functioning of the proposed development. Conferred rights shall include
irrevocable offers to dedicate or grant access easements to the City for
emergency services, and for the maintenance, construction and reconstruction
of essential improvements.
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PLANNING COMMISSION RESOLUTION 2002-064
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 2002-739
SUMMIT TEAM, INC.
DUNE 11, 2002
PAGE 2
4. The applicant shall offer for dedication all public street right-of-ways in
conformance with the City's General Plan, Municipal Code, applicable specific
plans, and/or as required by the City Engineer.
5. The applicant shall furnish proof of easements, or written permission, as
appropriate, from those owners of all abutting properties on which grading,
retaining wall construction, permanent slopes, ingress/egress, or other
encroachments will occur.
6. When an applicant proposes the vacation, or abandonment, any existing right-of-
way, or access easement, which will diminish the access rights to any properties
owned by others, the applicant shall provide an alternate right-of-way or access
easement, to those properties, or shall submit notarized letters of consent from
the affected property owners.
7. The applicant shall cause no easement to be granted, or recorded, over any
portion of the subject property between the date of approval of this Site
Development Permit and the date of final acceptance of the on and off -site
improvements for this Site Development Permit, unless such easement is
approved by the City Engineer.
IMPROVEMENT PLANS
As used throughout these conditions of approval, professional titles such as
"engineer," "surveyor," and "architect" refer to persons currently certified or licensed
to practice their respective professions in the State of California.
8. Improvement plans shall be prepared by or under the direct supervision of
qualified engineers and/or architects, as appropriate, and shall comply with the
provisions of Section 13.24.040 (Improvement Plans), LQMC.
9. The following improvement plans shall be prepared and submitted for review and
approval by the City. A separate set of plans for each line item specified below
shall be prepared. The plans shall utilize the minimum scale specified, unless
otherwise authorized by the City Engineer in writing. Plans may be prepared at
a larger scale if additional detail or plan clarity is desired. Note, the applicant
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PLANNING COMMISSION RESOLUTION 2002-064
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 2002-739
SUMMIT TEAM, INC.
JUNE 11, 2002
PAGE 3
may be required to prepare other improvement plans not listed here pursuant to
improvements required by other agencies and utility purveyors.
A.
Site Development Plans:
1 " =
20' Horizontal
B.
On -Site Utility Plan: 1 "
= 20'
Horizontal
C.
On -Site Landscape Plan:
1 " =
20' Horizontal
Other engineered improvement plans prepared for City approval that are not listed
above shall be prepared in formats approved by the City Engineer prior to
commencing plan preparation.
"Site Development" plans shall normally include all on -site surface improvements
including but not necessarily limited to finish grades for curbs & gutters, building
floor elevations, parking lot improvements and ADA requirements; and show the
existing street improvements out to at least the center lines of adjacent existing
streets.
"Site Utility" plans shall normally include all sub -surface improvements including
but not necessarily limited to sewer lines, water lines, fire protection and storm
drainage systems.
10. The City maintains standard plans, details and/or construction notes for elements
of construction. For a fee, established by City resolution, the applicant may
purchase such standard plans, detail sheets and/or construction notes from the
City.
11. The applicant shall furnish a complete set of the AutoCAD files of all complete,
approved improvement plans on a storage media acceptable to the City Engineer.
The files shall be saved in a standard AutoCAD format so they may be fully
retrievable through a basic AutoCAD program.
At the completion of construction, and prior to the final acceptance of the
improvements by the City, the applicant shall update the AutoCAD files in order
to reflect the as -built conditions.
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PLANNING COMMISSION RESOLUTION 2002-064
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 2002-739
SUMMIT TEAM, INC.
JUNE 11, 2002
PAGE 4
Where the improvement plans were not produced in a standard AutoCAD format,
or a file format which can be converted to an AutoCAD format, the City Engineer
will accept raster -image files of the plans.
GRADING
12. The applicant shall comply with the provisions of Section 13.24.050 (Grading
Improvements), LQMC.
13. Prior to occupancy of the project site for any construction, or other purposes, the
applicant shall obtain a grading permit approved by the City Engineer.
14. To obtain an approved grading permit, the applicant shall submit and obtain
approval of all of the following:
A. A grading plan prepared by a qualified engineer or architect,
B. A preliminary geotechnical ("soils") report prepared by a qualified engineer,
and
C. A Fugitive Dust Control Plan prepared in accordance with Chapter 6.16
(Fugitive Dust Control), LQMC.
All grading shall conform to the recommendations contained in the Preliminary
Soils Report, and shall be certified as being adequate by a soils engineer, or by
an engineering geologist.
The applicant shall furnish security, in a form acceptable to the City, and in an
amount sufficient to guarantee compliance with the approved Fugitive Dust
Control Plan provisions submitted with its application for a grading permit.
15. The applicant shall maintain all open graded, undeveloped land in order to prevent
wind and/or water erosion of such land. All open graded, undeveloped land shall
either be planted with interim landscaping, or stabilized with such other erosion
control measures, as were approved in the Fugitive Dust Control Plan.
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PLANNING COMMISSION RESOLUTION 2002-064
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 2002-739
SUMMIT TEAM, INC.
JUNE 11, 2002
PAGE 5
16. Slopes shall not exceed 5:1 within public rights of way and 3:1 in landscape
areas outside the right of way unless otherwise approved by the City Engineer.
17. Building pad elevations of perimeter lots shall not differ by more than one foot
from the building pads in adjacent developments.
18. Prior to the issuance of a building permit for any building lot, the applicant shall
provide a lot pad certification stamped and signed by a qualified engineer or
surveyor.
Each pad certification shall list the pad elevation as shown on the approved
grading plan, the actual pad elevation and the difference between the two, if any.
Such pad certification shall also list the relative compaction of the pad soil. The
data shall be organized by lot number, and listed cumulatively if submitted at
different times.
19. This development shall comply with Chapter 8.11 (Flood Hazard Regulations),
LQMC. If any portion of any proposed building lot in the development is or may
be located within a flood hazard area as identified on the City's Flood Insurance
Rate Maps, the development shall be graded to ensure that all floors and exterior
fill (at the foundation) are above the level of the project (100-year) flood and
building pads are compacted to 95% Proctor Density as required in Title 44 of
the Code of Federal Regulations, Section 65.5(a) (6). Prior to issuance of
building permits for lots which are so located, the applicant shall furnish elevation
certifications, as required by FEMA, that the above conditions have been met.
DRAINAGE
20. Stormwater handling shall conform with the approved hydrology and drainage
report for Parcel Map 27984.
UTILITIES
21. The applicant shall comply with the provisions of Section 13.24.110 (Utilities),
LQMC.
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PLANNING COMMISSION RESOLUTION 2002-064
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 2002-739
SUMMIT TEAM, INC.
JUNE 11, 2002
PAGE 6
22. The applicant shall obtain the approval of the City Engineer for the location of all
utility lines within any right-of-way, and all aboveground utility structures
including, but not limited to, traffic signal cabinets, electric vaults, water valves,
and telephone stands, to ensure optimum placement for practical and aesthetic
purposes.
23. Underground utilities shall be installed prior to overlying hardscape. For
installation of utilities in existing improved streets, the applicant shall comply
with trench restoration requirements maintained, or required by the City Engineer.
The applicant shall provide certified reports of all utility trench compaction for
approval by the City Engineer.
PARKING LOTS/ACCESS POINTS
24. The design of parking facilities shall conform to LQMC Chapter 9.150 (Parking).
Entry drives, main interior circulation routes, corner cutbacks, bus turnouts,
dedicated turn lanes and other features shown on the approved construction
plans, may require additional street widths as may be determined by the City
Engineer.
25. General access points and turning movements of traffic are limited to the
following:
A. Entry locations currently exist for the shopping center. No additional access
points are proposed.
26. Sidewalk access shall be provided from the proposed building through the parking
lot area to Pad "C" as depicted in Plot Plan 91-456.
LANDSCAPING
27. The applicant shall comply with Sections 9.90.040 (Table of Development
Standards) & 9.100.040 (Landscaping), LQMC.
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PLANNING COMMISSION RESOLUTION 2002-064
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 2002-739
SUMMIT TEAM, INC.
JUNE 11, 2002
PAGE 7
28. The applicant shall provide landscaping in parking islands and open areas within
this parcel. Landscape and irrigation plans shall be signed and stamped by a
licensed landscape architect.
The applicant shall submit the landscape plans for approval by the Community
Development Department (CDD), prior to plan checking by the Public Works
Department. When plan checking has been completed by CDD, the applicant
shall obtain the signatures of CVWD and the Riverside County Agricultural
Commissioner, prior to submittal for signature by the City Engineer.
NOTE: Plans are not approved for construction until signed by the City Engineer.
29. Landscape areas shall have permanent irrigation improvements meeting the
requirements of the City Engineer. Use of lawn areas shall be minimized with no
lawn, or spray irrigation, being placed within 18 inches of curbs along public
streets.
30. The landscaping plan shall indicate the following design elements:
A. The trees used throughout the site shall be eight to ten feet in height with
a minimum container size of 24" box and a minimum trunk caliper size of
1.0-inch measured four foot above the ground once installed.
B. A dense hedge of five gallon shrubs shall be planted on the east side of the
parking lot to screen parked vehicles and outdoor dining areas.
C. Concrete surfaces for the outdoor patio shall be irregular in design and
colored. Small portions of the patio may extend into the 20' wide
landscape buffer along Washington Street, subject to review and approval
by the Community Development Director.
31. A minimum 3.5' wide planter (back of curb to building facade) shall be provided
on the west side of the building. The size of the building shall be reduced to
accommodate this greater planter width, unless changes to the site plan are
allowed by the Community Development Director and Public Works Department
during plan check.
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PLANNING COMMISSION RESOLUTION 2002-064
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 2002-739
SUMMIT TEAM, INC.
JUNE 11, 2002
PAGE 8
QUALITY ASSURANCE
32. The applicant shall employ construction quality -assurance measures that meet
with the approval of the City Engineer.
33. The applicant shall employ, or retain, qualified engineers, surveyors, and such
other appropriate professionals as are required to provide the expertise with
which to prepare and sign accurate record drawings, and to provide adequate
construction supervision.
34. The applicant shall arrange for, and bear the cost of, all measurements, sampling
and testing procedures not included in the City's inspection program, but which
may be required by the City, as evidence that the construction materials and
methods employed comply with the plans, specifications and other applicable
regulations.
35. Upon completion of construction, the applicant shall furnish the City with
reproducible record drawings of all improvement plans which were approved by
the City. Each sheet shall be clearly marked "Record Drawing," "As -Built" or
"As -Constructed" and shall be stamped and signed by the engineer or surveyor
certifying to the accuracy and completeness of the drawings. The applicant shall
have all AutoCAD or raster -image files previously submitted to the City, revised
to reflect the as -built conditions.
MAINTENANCE
36. The applicant shall comply with the provisions of Section 13.24.160
(Maintenance), LQMC.
37. The applicant shall make provisions for the continuous and perpetual
maintenance of all private on -site improvements, perimeter landscaping, access
drives, and sidewalks.
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PLANNING COMMISSION RESOLUTION 2002-064
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 2002-739
SUMMIT TEAM, INC.
JUNE 11, 2002
PAGE
FEES AND DEPOSITS
38. The applicant shall comply with the provisions of Section 13.24.180 (Fees and
Deposits), LQMC. These fees include all deposits and fees required by the City
for plan checking and construction inspection. Deposits and fee amounts shall
be those in effect when the applicant makes application for plan check and
permits.
39. Permits issued under this approval shall be subject to the provisions of the
Infrastructure Fee Program and Development Impact Fee program in effect at the
time of issuance of building permit(s).
FIRE DEPARTMENT
Conditions are subject to change with adoption of new codes, ordinances, laws, or
when building permits are not obtained within twelve (12) months. Final conditions will
be addressed when architectural building plans are reviewed. A plan check fee must
be paid to the Fire Department at the time building plans are submitted. All questions
regarding the meaning of the Fire Department conditions should be referred to the Fire
Department Planning & Engineering staff at (760) 863-8886.
40. Building plans shall be submitted to the Fire Department for plan review to run
concurrent with the City plan check.
41. Water plans for the fire protection system (fire hydrants, etc.) shall be submitted
to the Fire Department for approval prior to issuance of a building permit.
42. City of La Quinta ordinance requires all commercial buildings 5,000 sq. ft. or
larger to be fully sprinkled (NFPA 13 Standard). Sprinkler plans will need to be
submitted to the Fire Department.
43. Any operation that produces grease-ladden vapors will require a hood/duct
system for fire protection.
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PLANNING COMMISSION RESOLUTION 2002-064
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 2002-739
SUMMIT TEAM, INC.
JUNE 11, 2002
PAGE 10
44. The developer shall prepare and submit to the Fire Department for approval, a
site plan designating required fire lanes with appropriate lane painting and/or
signs.
45. Install a Knox key lock box on the building. Plans must be submitted to the Fire
Department for approval of mounting location/position and operating standards.
46. Install portable fire extinguishers as required by the California Fire Code.
MISCELLANEOUS
47. All public agency letters received for this case are made part of the case file
documents for plan checking processes.
48. All roof mounted mechanical equipment shall be screened by roof parapets so
that they cannot be viewed from adjacent properties. Prior to occupancy of the
proposed building complex, a visual inspection shall be made by the Community
Development Department from all sides of the building from a distance of 800
feet to confirm that the parapets conceal any roof mounted equipment.
49. Roof elements shall be limited to a height of 22'-0", excluding the roof structure
over the main entrance which is allowed to be up to 23'-9" high.
50. All proposed building signs shall comply with the La Quinta Village Shopping
Center Sign Program, including size, location, number and materials. Tenant
signs shall be restricted to east, west and south sides of the building with Suite
"A" limited to two signs, Suite "B" limited to one sign, and Suite "C" limited to
two signs, ensuring no more than one sign per storefront facade. A Sign
Application shall be filed to install any building signs, subject to approval by the
Community Development Department.
51. Trash receptacles for this development shall not be visible from Washington
Street.
52. Exterior building lights shall match those used in the shopping center.
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PLANNING COMMISSION RESOLUTION 2002-064
CONDITIONS OF APPROVAL - ADOPTED
SITE DEVELOPMENT PERMIT 2002-739
SUMMIT TEAM, INC.
JUNE 11, 2002
PAGE 11
53. Minor amendments to the plans shall be approved by the Community
Development Director. Major changes to the overall design of the development
shall required Planning Commission review.
54. In the event that the permittee violates or fails to comply with any of the
Conditions of Approval of this permit, no further permits, licenses, approvals,
certificates of occupancy shall be issued until such violation has been fully
remedied.
SHERIFF'S DEPARTMENT
Comments from the Riverside County Sheriff Department are on file with the
Community Development Department. The following safety issues shall be addressed
during plan check consideration:
55. Internally illuminated building address numbers shall be 12-inches high or larger.
56. Security hardware shall be installed on access doors and any skylights.
57. Roof access ladders shall be installed inside the building.
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