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All other Zoning Code requirements are being complied with in regards to setback requirements, height requirements, maximum lot coverage and maximum FAR, in the IL and CC Districts, with the exception of the maximum FAR in the CC District. First, the proposed proj ect exceeds the 10 foot minimum setback (Zoning Code Section 2-732 A. and 2-680) from the W ashington Avenue front property line. There are no setback requirements from the side and rear property lines. Secondly, the two-story storage building has a maximum height of approximately 19 feet and the tower elements and ridgelines on the speculative building and the manager's office and residence would be a maximum of approximately 26 feet. This is well below the maximum height requirements in the IL District, which has a maximum height limit of 35 feet (Zoning Code Section 2-734 A.) and in the CC District, which has a maximum height limit of 50 feet (Zoning Code Section 2-682). Lastly, the proposed project comprises a lot coverage of 46 percent and FAR of 0.56. These figures are well below the IL District's maximum lot coverage of75 percent and maximum FAR of 1.0 (Zoning Code Section 2-736) and the CC District's maximum lot coverage of 50% (Zoning Code Section 2-684). The only other reason for the planned development flexibility is that the FAR exceeds the CC District requirement by 0.06, where 0.50 is the maximum FAR permitted (Zoning Code Section 2-686). Landscape Plan The landscaping is shown schematically on the exhibits. Although a detailed plan was not prepared, the developer intends to install planting which would complement the architecture of the proposed speculative building and the manager's office and residence. Staff recommends that prior to issuance of a building permit, the developer submits final landscape and irrigation plans for the review and approval of the Community Development Director. The plans shall include such details as, 1) tree size, species and location; 2) shrubs and groundcovers; 3) specifications and locations for the large, raised pots; 4) installation specifications; 5) irrigation details; 6) water conservation techniques; and 7) maintenance programs. Decorative Paving Staff recommends the use of decorative paving. At a minimum decorative paving should be constructed at the main entry driveway (northerly) and the driveway area between the manager's office and the speculative building. In addition, colored concrete with a complementary hue is recommended for the sidewalk in front of the speculative building and in front of the manager's office. It would be unfortunate and visually obtrusive to construct white concrete sidewalks after the time and effort expended in developing the warm tones of color for the contemporary California/Spanish architecture. Sign Program Only the Extra Space Storage signage was included in the final exhibits as individual letters on the metal frame arch spanning over the self-storage driveway entrance and one two-sided monument sign along the frontage of the property. The proposed storage signage is well conceived in identifying the business without excess. However, the signs for the future tenants of the speculative building were not indicated. Staff recommends that prior to issuance of building permits a sign program for the future tenants shall be submitted to the Community Development Director for review and approval. The program Planning Commission Staff Report PLN2007 -00027 June 14,2007 Page 60f7