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HomeMy WebLinkAbout07_019 PC Resolution PC RESOLUTION NO. 07-19 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NO. PA06-0316, A DEVELOPMENT PLAN TO CONSTRUCT A THREE-STORY 77,408 SQUARE FOOT HOTEL (MARRIOTT SPRINGHILL SUITES) WITH 142 UNITS ON A VACANT 3.47 ACRE PARCEL GENERALLY LOCATED ON THE EAST SIDE OF JEFFERSON, APPROXIMATELY 1,000 FEET NORTH OF RANCHO CALIFORNIA ROAD (APN 921-060-047) Section 1. Procedural Findinas. The Planning Commission of the City of Temecula does hereby find, determine and declare that: A. On November 1, 2006, BJY Arch Corporation on behalf of Starwood Hospitality filed Planning Application No. PA06-0316, a Development Plan to construct a three-story, 77,408 square foot hotel (Marriott Springhill Suites) with 142 units, in a manner in accord with the City of Temecula General Plan and Development Code. B. The Application was processed including, but not limited to a public notice, in the time and manner prescribed by State and local law. C. The Planning Commission, at a regular meeting, considered the Application and environmental review on May 16, 2007, at a duly noticed public hearing as prescribed by law, at which time the City staff and interested persons had an opportunity to and did testify either in support or in opposition to this matter. D. At the conclusion of the Commission hearing and after due consideration of the testimony, the Commission approved Planning Application No. PA06-0316 subject to and based upon the findings set forth hereunder. E. All legal preconditions to the adoption of this Resolution have occurred. Section 2. Further Findinas. The Planning Commission, in approving the Application hereby finds, determines and declares that: Develooment Plan. Develooment Code Section 17.05.010Fl A. The proposed use is in conformance with the General Plan for Temecula and with all applicable requirements of state law and other ordinances of the City; As conditioned, the proposal is consistent with the General Plan land use policies for Highway Tourist Commercial (HT) development in the City of Temecula General Plan. The General Plan has listed the proposed use as a typical use in the Highway Tourist Commercial designation. The proposed project is consistent with the use regulations outlined in the Development Code for the Highway Tourist Commercial zoning district. The Land Use Element of the General Plan requires that proposed buildings be compatible with existing buildings. The proposed hotel use is compatible with the surrounding commercial buildings currently located adjacent to the proposed site. G:\Planning\2006\PA06-0316 Springhill Suites by Marriott\Planning\PC RESOLUTION EXEMPT FROM CEQA.doc I B. The overall development of the land is designed for the protection of the public health, safety, and general welfare; The project has been reviewed for, and as conditioned, has been found to be consistent with, all applicable policies, guidelines, standards and regulations intended to ensure that the development will be constructed and function in a manner consistent with the public health, safety and welfare. Special Use Reaulations and Standards. Increase in Floor Area Ratio. Development Code Section 17.08.050.A.2 A. The project must provide exceptional architectural and landscape design amenities which reflect an attractive image and character for the City; The project provides exceptional architectural and landscaping design amenities, which reflect an attractive image and character for the City in that the project exceeds the minimum design standards outlined in the Design Guidelines, including architectural features and elements such as an abundance of stone and heavy wood beam overhangs, ornamental ironwork and stone at the base of recessed windows, varied elevations with multiple rooflines, numerous "pop-outs" as well as a porte-cochere and pool house to accentuate and match the architecture of the proposed building. Exceptional landscape amenities include landscape coverage that exceeds the minimum area requirement by six percent onsite, and provides additional off-site landscaping at the entrance drive aisle. The project also includes a landscaped outdoor gathering area with water fountain, canopy trees, trellises, benches, decorative paving and a pedestrian pathway. Section 3. Environmental Findinas. The Planning Commission hereby makes the following environmental findings and determinations in connection with the approval of the Extension of Time application: A. In accordance with the California Environmental Quality Act, the proposed project has been deemed to be Categorically Exempt from further environmental review (Class 32, Section 15332, In-Fill Development Project); 1. The project is consistent with the General Plan designation and all applicable General Plan policies as well as with the applicable zoning designation and regulations. The General Plan and Zoning designation for the subject property is Highway Tourist Commercial. Lodging facilities are identified as a typical use within the Highway Tourist Commercial Zoning Designation and within the General Plan. 2. The proposed development occurs within City limits on a project site of no more than five acres substantially surrounded by urban uses. The subject property is located within the City of Temecula on a 3.47 acre flag-shaped lot substantially surrounded by retail, restaurant and commercial properties, including Rosa's Tortilla Factory to the west and a shopping center to the north. Across the street, on the west side of Jefferson Avenue, are additional retail and office uses. The project is among four rough-graded lots (which includes this proposed hotel and three lots with entitled development plans for office and retail uses). An existing hotel, offices and a gas station are located directly to the south of these lots. G:\Planning\2006\PA06~0316 Springhill Suites by Marriott\Planning\PC RESOLUTION EXEMPT FROM CEQA.doc 2 Interstate 15 is located directly to the east. Substantially all of Jefferson Avenue, on which this project is proposed, is developed within the City of Temecula. 3. The project site has no value as habitat for endangered, rare or threatened species. An updated General Biological Resources Assessment dated May to, 2007 was conducted on the project site on May 4, 2007 by RCA Associates, Inc. This Biological Assessment specifies that there are no critical or sensitive habitats on the site. It additionally specifies that the project will not generate any significant impacts to biological resources and will not impact any sensitive plant communities. In addition, Condition of Approval No. 54 requires that a preconstruction survey shall be required 30 days prior to ground disturbance. 4. The approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality. All of these potential environmental impacts have been addressed in the Final General Plan Environmental Impact Report for the City of Temecula, and since the project is consistent with the General Plan no significant effects will occur as a result of this project. In addition, a Structural Acoustical Analysis dated March 26, 2007 was provided by Investigative Science and Engineering and the project is conditioned (Condition of Approval No. 78) to comply with the recommended acoustical treatments for interior noise mitigation in order ensure consistency with the Noise Element of the General Plan. 5. The site can be adequately served by all required utilities and public services. The project site is surrounded by urban uses which are all currently being served by the required utilities and public services. In addition, the subject site is located within the boundaries of the Rancho California Water District, and water service is available. G:IPlanning\2006IPA06-0316 Springhill Suites by MarriottlPlanninglPC RESOLUTION EXEMPT FROM CEQA.doc 3 Section 4. Conditions. The Planning Commission of the City of Temecula approves Planning Application No. PA06-0316, a Development Plan to construct a three-story 77,408 square foot hotel (Marriott Springhill Suites) with 142 units on a vacant 3.47 acre parcel generally located on the east side of Jefferson, approximately 1,000 feet north of Rancho California Road, subject to the Conditions of Approval set forth on Exhibit A, attached hereto, and incorporated herein by this reference. Section 5. PASSED, APPROVED AND ADOPTED by the City of Temecula Planning Commission this 16th day of May 2007. ~ ul ATTEST: 7)dhy' I/~~ Debbie Ubnoske, Secretary [SEAL] STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss CITY OF TEMECULA ) I, Debbie Ubnoske, Secretary of the Temecula Planning Commission, do hereby certify that the forgoing PC Resolution No. 07-19 was duly and regularly adopted by the Planning Commission of the City of Temecula at a regular meeting thereof held on the 16th day of May 2007, by the following vote: AYES: 5 PLANNING COMMISSIONERS: Carey, Chiniaeff, Guerriero, Harter, Telesio NOES: 0 PLANNING COMMISSIONERS: None PLANNING COMMISSIONERS: None ABSENT: 0 ABSTAIN: 0 PLANNING COMMISSIONERS: None ~d-h)-<-!/~ ~ Debbie Ubnoske, Secretary G:\Planning\2006\PA06-0316 Springhill Suites by Marriott\Planning\PC RESOLUTION EXEMPT FROM CEQA.doc 4 EXHIBIT A FINAL CONDITIONS OF APPROVAL G:\Planning\2006\PA06-0316 Springhill Suites by Marriou\Planning\PC RESOLUTION EXEMPT FROM CEQA.doc 5 EXHIBIT A CITY OF TEMECULA FINAL CONDITIONS OF APPROVAL Planning Application No.: PA06-0316 Project Description: A Development Plan to construct a three-story, 77,408 square foot hotel (Marriott Springhill Suites) with 142 units on a vacant 3.47 acre parcel generally located on the east side of Jefferson, approximately 1 ,000 feet north of Rancho California Road Assessor's Parcel No. 921-060-047 MSHCP Category: DIF Category: TUMF Category: Commercial Service Commercial Service Commercial Approval Date: May 16, 2007 Expiration Date: May 16, 2009 WITHIN 48 HOURS OF THE APPROVAL OF THIS PROJECT Planning Department 1. The applicant/developer shall deliver to the Planning Department a cashier's check or money order made payable to the County Clerk in the amount of Sixty-Four Dollars ($64.00) for the County administrative fee, to enable the City to file the Notice of Exemption as provided under Public Resources Code Section 21152 and California Code of Regulations Section 15062. If within said 48-hour period the applicant/developer has not delivered to the Planning Department the check as required above, the approval for the project granted shall be void by reason of failure of condition (Fish and Game Code Section 711.4(c)). 2. The applicant shall sign both copies of the final Conditions of Approval that will be provided by the Planning Department staff and return one signed set to the Planning Department for their files. G:\PJanning\2006\PAOS.0316 Springhill Suites by Marriott\Planning\Rnal COAs.doc 1 GENERAL REQUIREMENTS G:\Planning\2006\PA06-Q316 Springhill Suites by MarriottlPlanninglFinal COAs.doo 2 Planning Department 3. The applicant shall sign both copies of the final Conditions of Approval that will be provided by the Planning Department staff, and return one signed set to the Planning Department for their files. 4. The applicant and owner of the real property subject to this condition shall hereby agree to indemnify, protect, hold harmless, and defend the City with Legal Counsel of the City's own selection from any and all claims, actions, awards, judgments, or proceedings against the City to attack, set aside, annul, or seek monetary damages resulting, directly or indirectly, from any action in furtherance of and the approval of the City, or any agency or instrumentality thereof, advisory agency, appeal board or legislative body including actions approved by the voters of the City, concerning the Planning Application. The City shall be deemed for purposes of this condition, to include any agency or instrumentality thereof, or any of its elected or appointed officials, officers, employees, consultants, contractors, legal counsel, and agents. The City shall promptly notify both the applicant and landowner of any claim, action, or proceeding to which this condition is applicable and shall further cooperate fully in the defense of the action. The City reserves the right to take any and all action the City deems to be in the best interest of the City and its citizens in regards to such defense. 5. The permittee shall obtain City approval for any modifications or revisions to the approval of this Development Plan. 6. This approval shall be used within two years of the approval date; otherwise, it shall become null and void. By use is meant the beginning of substantial construction contemplated by this approval within the two-year period, which is thereafter diligently pursued to completion, or the beginning of substantial utilization contemplated by this approval. 7. The Planning Commission may, upon an application being filed within 30 days prior to expiration, and for good cause, grant a time extension of up to 3 one-year extensions of time, one year at a time. 8. A separate building permit shall be required for all signage (Sign program may be required). 9. The development of the premises shall substantially conform to the approved site plan and elevations contained on file with the Planning Department. 10. The Conditions of Approval specified in this resolution, to the extent specific items, materials, equipment, techniques, finishes or similar matters are specified, shall be deemed satisfied by staffs prior approval of the use or utilization of an item, material, equipment, finish or technique that City staff determines to be the substantial equivalent of that required by the Conditions of Approval. Staff may elect to reject the request to substitute, in which case the real party in interest may appeal, after payment of the regular cost of an appeal, the decision to the Planning Commission for its decision. Material Color Stucco - base color Stucco - accent color DRYVIT Color #381 "Monastery Brown" DRYVIT color #381 "Monastery Brown" 200% DRYVIT Color #651 "Buster Brown" Stucco - accent color 2 G:\Plannlng\2006\PA06-0316 Springhill Suites by MarrioU'PlanninglFinal COAs.doc 3 Metal Window Frames/Soffit Metal Concrete tile roofing Stone siding on structure and garden walls Water Fountain Parking Lot Lights / Lamp posts Trellis Decorative Concrete "Dark Bronze Anodized" Monier "Homestead Sienna" Eldorado Stone "Savannah Limestone" Desert Rose Fountain with Eldorado Stone "Savannah Limestone" Decorative Lamp Posts to match building and coordinate with adjacent properties; subject to approval of Planning Director Color/stain to match/complement structure Color to match/complement structure and adjacent drive aisles (complement approved Davis Colors "Palomino" and "Harvest Gold") 11. Landscaping installed for the project shall be continuously maintained to the reasonable satisfaction of the Planning Director. If it is determined that the landscaping is not being maintained, the Planning Director shall have the authority to require the property owner to bring the landscaping into conformance with the approved landscape plan. The continued maintenance of all landscaped areas shall be the responsibility of the developer or any successors in interest. 12. The applicant shall paint a 3 foot x 3-foot section of the building for Planning Department inspection, prior to commencing painting of the building. 13. The applicant shall submit to the Planning Department for permanent filing two 8" X 10" glossy photographic color prints of the approved Color and Materials Board and the colored architectural elevations. All labels on the Color and Materials Board and Elevations shall be readable on the photographic prints. 14. Trash enclosures shall be provided to house all trash receptacles utilized on the site. These shall be clearly labeled on site plan. 15. Parking for the project shall be shared across the site. The applicant shall submit to the Planning Department a copy of a recorded Reciprocal Use Agreement, which provides for cross-lot access and maintenance. 16. An updated Habitat Assessment consistent with MSHCP guidelines shall be provided to the MSHCP Coordinator. The Applicant shall abide by the recommendations, findings and/or mitigation of the updated habitat assessment. 17. The property owner shall ensure crosswalks, sidewalks, drive aisles, landscaping and lighting are compatible, matching and consistent with adjacent properties, subject to Planning Director approval. G:\Planning\2006\PA06-0316 Springhill Suites by Marriott\Planning\Flnal COAs.doc 4 Public Works Department 18. Unless otherwise noted, all conditions shall be completed by the Developer at no cost to any Government Agency. It is understood that the Developer correctly shows on the site plan all existing and proposed property lines, easements, traveled ways, improvement constraints and drainage courses, and their omission may require the project to be resubmitted for further review and revision. 19. A Grading Permit for either rough and/or precise grading, including all on-site flat work and improvements, shall be obtained from the Department of Public Works prior to commencement of any construction outside of the City-maintained street right-of-way. 20. An Encroachment Permit shall be obtained from the Department of Public Works prior to commencement of any construction within an existing or proposed City right-of-way. 21. All improvement plans and grading plans, and raised landscaped median plans shall be coordinated for consistency with adjacent projects and existing improvements contiguous to the site and shall be submitted on standard 24" x 36" City of Temecula mylars. 22. The project shall include construction-phase pollution prevention controls and permanent post-construction water quality protection measures into the design of the projectto prevent non-permitted runoff from discharging offsite or entering any storm drain system or receiving water. 23. A Water Quality Management Plan (WQMP) must be accepted by the City prior to the initial grading plan check. The WQMP will be prepared by a registered Civil Engineer and include site design BMPs (Best Management Practices), source controls, and treatment mechanisms. 24. The vehicular movement from the driveway on Jefferson Avenue will be restricted to right in/right out/left in. Building and Safety Department 25. All design components shall comply with applicable provisions of the 2001 edition of the California Building, Plumbing and Mechanical Codes; 2004 California Electrical Code; California Administrative Code, Title 24 Energy Code, California Title 24 Disabled Access Regulations, and the Temecula Municipai Code. 26. The portion of the building that is over the 50' height limitation for Type V-1 HR construction will be required to be of Type 11-1 HR construction with area separation walls separating the differing types of construction. An alternate design may be approved through the building plan review process. 27. The City of T emecula has adopted an ordinance to collect fees for a Riverside County area wide Transportation Uniform Mitigation Fee (TUMF). Upon the adoption of this ordinance on March 31,2003, this project will be subject to payment of these fees at the time of building permit issuance. The fees, if applicable to the project, shall be subject to the provisions of Ordinance 03-01 and the fee schedule in effect at the time of building permit issuance. 28. Submit at time of plan review, a complete exterior site lighting plans showing compliance with Ordinance No. 655 for the regulation of light pollution. All street-lights and other outdoor G:lPlanning\2006IPA06-0316 Springhill Suites by MarriottIPlanninglFinal COAs.doc 5 lighting shall be shown on electrical plans submitted to the Department of Building and Safety. Any outside lighting shall be hooded and directed so as not to shine directly upon adjoining property or public rights-of-way. 29. A receipt or clearance letter from the Temecula Valley School District shall be submitted to the Building and Safety Department to ensure the payment or exemption from School Mitigation Fees. 30. Obtain all building plans and permit approvals prior to commencement of any construction work. 31. Show all building setbacks. 32. Provide an approved automatic fire sprinkler system. 33. All building and facilities must comply with applicable disabled access regulations. Provide all details on plans (California Disabled Access Regulations effective Apri/1, 1998). 34. Provide disabled access from the public way to the main entrance of the building. 35. Trash enclosures, patio covers, light standards, and any block walls if not on the approved building plans, will require separate approvals and permits. 36. Obtain street addressing for all proposed buildings prior to submittal for plan review. 37. Signage shall be posted conspicuously atthe entrance to the project that indicates the hours of construction, shown below, as allowed by the City of Temecula Ordinance No. 94-21, specifically Section G (1) of Riverside County Ordinance No. 457.73, for any site within one- quarter mile of an occupied residence. Monday-Friday 6:30 a.m. - 6:30 p.m. Saturday 7:00 a.m. - 6:30 p.m. No work is permitted on Sundays or Government Holidays 38. Restroom fixtures, number and type, to be in accordance with the provisions of the 2001 edition of the California Building Code Appendix 29. 39. Provide electrical plan including load calculations and panel schedule, plumbing schematic and mechanical plan applicable to scope of work for plan review. 40. Truss calculations that are stamped by the engineer of record and the truss manufacturer engineer are required for plan review submittal. 41. Provide precise grading plan at plan check submittal to check accessibility for persons with disabilities. 42. A pre-construction meeting is required with the building inspector prior to the start of the building construction. G:IPlanning\2006\PA06-0316 Springhill Suites by MarriottlPlanninglFinal COAs.doc 6 Fire Prevention Bureau 43. Final Fire and life safety conditions will be addressed when building plans are reviewed by the Fire Prevention Bureau. These conditions will be based on occupancy, use, the California Building Code (CBC), California Fire Code (CFC), and related codes which are in force at the time of building plan submittal. 44. The Fire Prevention Bureau is required to set a minimum fire flow for the remodel or construction of all commercial buildings per CFC Appendix III.A, Table A-III-A-1. The developer shall provide for this project, a water system capable of delivering 4,000 GPM at 20 PSI residual operating pressure for a 4 hour duration. The Fire Flow as given above has taken into account all information as provided (CFC 903.2, Appendix III-A). 45. The Fire Prevention Bureau is required to set minimum fire hydrant distances per CFC Appendix III-B, Table A-III-B-1. A combination of on-site and off-site (6" x 4" x 2-2 1/2" outlets) on a looped system shall be located on fire access roads and adjacent to public streets. Hydrants shall be spaced at 350 feet apart, at each intersection and shall be located no more than 210 feet from any point on the street or Fire Department access road(s) frontage to an hydrant. The required fire flow shall be available from any adjacent hydrant(s) in the system (CFC 903.2, 903.4.2, and Appendix III-B). 46. If construction is phased, each phase shall provide approved access and fire protection prior to any building construction (CFC 8704.2 and 902.2.2). Community Services Department 47. The trash enclosures shall be large enough to accommodate a recycling bin, as well as, regular solid waste containers. 48. The developer shall contact the City's franchised solid waste hauler for disposal of construction debris. Only the City's franchisee may haul construction debris. 49. The Applicant shall comply with the Public Art Ordinance. 50. All landscaping, fencing and on site lighting shall be maintained by the property owner or maintenance association. 51. The developer shall contact the Maintenance Superintendent for a pre-design meeting to obtain TCSD design specifications for the landscaped median. 52. Construction of the project shall commence pursuant to a pre-construction meeting with the developer, TCSD Maintenance Superintendent, Building and Safety inspector and Public Works inspector. Developer shall comply with City and TCSD review and inspection processes. 53. The developer, the developer's successor or assignee, shall be responsible for the maintenance of the landscaped median until such time as those responsibilities are accepted by the TCSD or other responsible party. G:\Planning\2006\PA06-0316 Springhill Suites by MarrioU'PlanninglFinal COAs.doc 7 PRIOR TO ISSUANCE OF GRADING PERMITS G:\Planning\2006\PA06-0316 Springhill Suites by Marrlott\Plannlng\Final COAs.doc 8 Planning Department 54. A preconstruction survey in accordance with MSHCP survey protocol shall be required 30 days prior to ground disturbance. 55. Provide the Planning Department with a copy of the underground water plans and electrical plans for verification of proper placement of transformer(s) and double detector check prior to final agreement with the utility companies. 56. Double detector check valves shall be either installed underground or internal to the project site at locations not visible from the public right-of-way, subject to review and approval by the Director of Planning. 57. The following shall be included in the Notes Section of the Grading Plan: "If at any time during excavation/construction of the site, archaeological/cultural resources, or any artifacts or other objects which reasonably appears to be evidence of cultural or archaeological resource are discovered, the property owner shall immediately advise the City of such and the City shall cause all further excavation or other disturbance of the affected area to immediately cease. The Director of Planning at his/her sole discretion may require the property to deposit a sum of money it deems reasonably necessary to allow the City to consult and/or authorize an independent, fully qualified specialist to inspect the site at no cost to the City, in order to assess the significance of the find. Upon determining that the discovery is not an archaeological/cultural resource, the Director of Planning shall notify the property owner of such determination and shall authorize the resumption of work. Upon determining that the discovery is an archaeological/cultural resource, the Director of Planning shall notify the property owner that no further excavation or development may take place until a mitigation plan or other corrective measures have been approved by the Director of Planning." 58. If cultural resources are discovered during the project construction (inadvertent discoveries), all work in the area of the find shall cease, and a qualified archaeologist and representatives of the Pechanga Tribe shall be retained by the project sponsor to investigate the find, and make recommendations as to treatment and mitigation. 59. The landowner agrees to relinquish ownership of all cultural resources, including all archaeological artifacts that are found on the Project area, to the Pechanga Tribe for proper treatment and disposition. Public Works Department 60. A Grading Plan shall be prepared by a registered Civil Engineer and shall be reviewed and approved by the Department of Public Works. The grading plan shall include all necessary erosion control measures needed to adequately protect adjacent public and private property. 61. The Developer shall post security and enter into an agreement guaranteeing the grading and erosion control improvements in conformance with applicable City Standards and subject to approval by the Department of Public Works. 62. A Soil Report shall be prepared by a registered Soil or Civil Engineer and submitted to the Director of the Department of Public Works with the initial grading plan check. The report shall address all soils conditions of the site, and provide recommendations for the construction of engineered structures and pavement sections. G:\Planning\2006\PA06-0316 Springhill Suites by MarriottlPlanning\Final COAs.doc 9 63. A Geological Report shall be prepared by a qualified engineer or geologist and submitted to the Department of Public Works with the initial grading plan check. The report shall address special study zones and the geological conditions of the site, and shall provide recommendations to mitigate the impact of liquefaction. 64. The Developer shall have a Drainage Study prepared by a registered Civil Engineer in accordance with City Standards identifying storm water runoff expected from this site and upstream of this site. The study shall identify all existing or proposed public or private drainage facilities intended to discharge this runoff. The study shall also analyze and identify impacts to downstream properties and provide specific recommendations to protect the properties and mitigate any impacts. Any upgrading or upsizing of downstream facilities, including acquisition of drainage or access easements necessary to make required improvements, shall be provided by the Developer. 65. Construction-phase pollution prevention controls shall be consistent with the City's Grading, Erosion & Sediment Control Ordinance and associated technical manual, and the City's standard notes for Erosion and Sediment Control. 66. The project shall demonstrate coverage under the State NPDES General Permit for Construction Activities by providing a copy of the Waste Discharge Identification number (WDID) issued by the State Water Resources Control Board (SWRCB). A Stormwater Pollution Prevention Plan (SWPPP) shall be available at the site throughout the duration of construction activities. 67. As deemed necessary by the Director of the Department of Public Works, the Developer shall receive written clearance from the following agencies: a. San Diego Regional Water Quality Control Board b. Riverside County Flood Control and Water Conservation District c. Planning Department d. Department of Public Works 68. The Developer shall comply with all constraints which may be shown upon an Environmental Constraint Sheet (ECS) recorded with any underlying maps related to the subject property. 69. Permanent landscape and irrigation plans shall be submitted to the Planning Department and the Department of Public Works for review and approval. 70. The applicant shall comply with the provisions of Chapter 8.24 of the Temecula Municipal Code (Habitat Conservation) by paying the appropriate fee set forth in that Ordinance or by providing documented evidence that the fees have already been paid. 71. The Developer shall obtain any necessary letters of approval or slope easements for off-site work performed on adjacent properties as directed by the Department of Public Works. 72. A flood mitigation charge shall be paid. The Area Drainage Plan fee is payable to the Riverside County Flood Control and Water Conservation District by either cashier's check or money order, prior to issuance of permits, based on the prevailing area drainage plan fee. If the full Area Drainage Plan fee or mitigation charge has already been credited to this property, no new charge needs to be paid. G:IPlanning\2006\PA06-Q316 Springhill Suites by MarrioUIPlanninglFinal COAs.doc 10 Fire Prevention Bureau 73. As required by the California Fire Code, when any portion of the facility is in excess of 150 feet from a water supply on a public street, as measured by an approved route around the exterior of the facility, on-site fire hydrants and mains capable of supplying the required fire flow shall be provided. For this project on site fire hydrants are required (CFC 903.2). 74. Prior to building construction, all locations where structures are to be built shall have approved temporary Fire Department vehicle access roads for use until permanent roads are installed. Temporary Fire Department access roads shall be an all weather surface for 80,000 Ibs. GVW (CFC 8704.2 and 902.2.2.2). 75. Fire Department vehicle access roads shall have an unobstructed width of not less than twenty-four (24) feet and an unobstructed vertical clearance of not less than thirteen (13) feet six (6) inches (CFC 902.2.2.1). 76. The gradient for a fire apparatus access roads shall not exceed fifteen (15) percent (CFC 902.2.2.6 Ord. 99-14). 77. Prior to building construction, dead end road ways and streets in excess of one hundred and fifty (150) feet which have not been completed shall have a turnaround capable of accommodating fire apparatus (CFC 902.2.2.4). G:\Planning\2006\PA06-0316 Springhill Suites by MarriottlPlanninglFinal COAs.doc 11 PRIOR TO ISSUANCE OF BUILDING PERMIT G:lPlanning\2006IPA06-0316 Springhill Suites by MarriottIPlanning\Rnal COAs.doc 12 Planning Department 78. To meet the Noise Element of the General Plan, the required acoustical treatments for interior noise mitigation will comply with the Structural Acoustical Analysis conducted by Investigative Science and Engineering dated March 26, 2007. 79. A comprehensive sign program application shall be filed with the Planning Department before the issuance of a sign permit. 80. The applicant shall submit a photometric plan, including the parking lot to the Planning Department, which meets the requirements of the Development Code and the Palomar Lighting Ordinance. The parking lot light standards shall be placed in such a way as to not adversely impact the growth potential of the parking lot trees. 81. All downspouts shall be internalized. 82. Three copies of Construction Landscaping and Irrigation Plans shall be reviewed and approved by the Planning Department. These plans shall conform to the approved conceptual landscape plan, or as amended by these conditions. The location, number, genus, species, and container size of the plants shall be shown. The plans shall be consistent with the Water Efficient Ordinance. The plans shall be accompanied by the following items: a. Appropriate filing fee (per the City of Temecula Fee Schedule at time of submittal). b. Provide a minimum five foot wide planter to be installed at the perimeter of all parking areas. Curbs, walkways, etc. are not to infringe on this area. c. A note on the plans stating that "Two landscape inspections are required: one inspection is required for irrigation lines and a separate inspection is required for final planting inspection." d. A note on the plans stating that ''The contractor shall provide two copies of an agronomic soils report at the first irrigation inspection." e. One copy of the approved grading plan. f. Water usage calculations per Chapter 17.32 of the Development Code (Water Efficient Ordinance). g. Total cost estimate of plantings and irrigation (in accordance with approved plan). h. A landscape maintenance program shall be submitted for approval, which details the proper maintenance of all proposed plant materials to assure proper growth and landscape development for the long-term esthetics of the property. The approved maintenance program shall be provided to the landscape maintenance contractor who shall be responsible to carry out the detailed program. i. Specifications shall indicate that a minimum of two landscape site inspections will be required. One inspection to verify that the irrigation mainline is capable of being pressurized to 150 psi for a minimum period of two (2) hours without loss of G:\Plannlng\2006\PA06-0316 Springhill Suite. by MarriottlPlanninglFinal COAs.doc 13 pressure. The second inspection will verify that all irrigation systems have head-to- head coverage, and to verify that all plantings have been installed consistent with the approved construction landscape plans. The applicant/owner shall contact the Planning Department to schedule inspections. j. An approval letter from the adjacent property owner (Elite's Plaza) to allow the portion of property (along the shared entrance drive aisle) owned by Elite's Plaza to be landscaped as proposed. 83. All utilities shall be screened from public view. Landscape construction drawings shall show and label all utilities and provide appropriate screening. Provide a 3' clear zone around fire check detectors as required by the Fire Department before starting the screen. Group utilities together in order to reduce intrusion. Screening of utilities is not to look like an after- thought. Plan planting beds and design around utilities. Locate all light poles on plans and insure that there are no conflicts with trees. 84. Building Construction Plans shall be approved and shall include detailed outdoor areas (including but not limited to trellises, decorative furniture, fountains, and hardscape to match the style of the building), subject to the approval of the Planning Director. 85. Building plans shall indicate that all roof hatches shall be painted "International Orange". 86. The construction plans shall indicate the application of painted rooftop addressing plotted on a 9-inch grid pattern with 45-inch tall numerals spaced 9-inches apart. The numerals shall be painted with a standard 9-inch paint roller using fluorescent yellow paint applied over a contrasting background. The address shall be oriented to the street and placed as closely as possible to the edge of the building closest to the street. 87. Added at Plan nino Commission Hearino on Mav 16. 2007: The exterior vents for all air conditionina and/or heatino units shall be color coated to blend with the surroundina stone facade. A material sample of the color coated vent alono with a material sample of the stone veneer shall be provided to the Plannino Department for approval bv the Director of Plannino. Public Works Department 88. Improvement plans and/or precise grading plans shall conform to applicable City of Temecula Standards subject to approval by the Director of the Department of Public Works. The following design criteria shall be observed: a. Flowline grades shall be 0.5% minimum over P .C.C. and 1.00% minimum over A.C. paving. b. Driveways shall conform to the applicable City of Temecula Standard No. 207A. c. Concrete sidewalks and ramps shall be constructed along public street frontages in accordance with City of Temecula Standard Nos. 400. 401 and 402. d. Improvement plans shall extend 300 feet beyond the project boundaries. e. All street and driveway centerline intersections shall be at 90 degrees. f. Landscaping shall be limited in the corner cut-off area of all intersections and adjacent to driveways to provide for minimum sight distance and visibility. G:\Planning\2006\PA06-0316 Springhill Suites by MarriottlPlanninglFinal COAs.doc 14 89. The Developer shall construct the following public improvements to City of Temecula General Plan standards unless otherwise noted. Plans shall be reviewed and approved by the Director of the Department of Public Works: a. Jefferson Avenue (Major Highway Standards - 100' R1W) from Del Rio Road to the southerly Parcel Map No. 23882 boundary: i. Improve roadway to include installation of sidewalk, street lights, drainage facilities, signing and striping, utilities (including but not limited to water and sewer) and a 12 foot wide raised landscaped median. ii. The raised landscaped median on Jefferson Avenue shall be continuous with provisions for a dual left turn pocket as approved on the development plan. The Developer can receive Development Impact Fee credits for the other half of the raised landscaped median iii. Provide additional right-of-way dedication along Jefferson Avenue for the main entrance into the project site. The dedication shall be based on safe stopping distance and be a minimum of 150 foot long 1 O-foot wide and shall be offered for dedication to the City. This additional right-of-way shall be used as a deceleration lane. 90. The Developer shall construct the following public improvements in conformance with applicable City Standards and subject to approval by the Director of the Department of Public Works. a. Street improvements, which may include, but not limited to: pavement, curb and gutter, median, sidewalk, drive approach, signing, and striping b. Storm drain facilities c. Sewer and domestic water systems 91. A construction area Traffic Control Plan shall be designed by a registered Civil or Traffic Engineer and reviewed by the Director of the Department of Public Works for any street closure and detour or other disruption to traffic circulation as required by the Department of Public Works. 92. The building pad shall be certified to have been substantially constructed in accordance with the approved Precise Grading Plan by a registered Civil Engineer, and the Soil Engineer shall issue a Final Soil Report addressing compaction and site conditions. 93. The Developer shall pay to the City the Public Facilities Development Impact Fee as required by, and in accordance with, Chapter 15.06 of the Temecula Municipal Code and all Resolutions implementing Chapter 15.06. 94. The Developer shall pay to the City the Western Riverside County Transportation Uniform Mitigation Fee (TUMF) Program as required by, and in accordance with, Chapter 15.08 of the Temecula Municipal Code and all Resolutions implementing Chapter 15.08. Building and Safety Department 95. Provide appropriate stamp of a registered professional with original signature on plans prior to permit issuance. G:\Planning\2006\PA06-0316 Springhill Suites by MarriottIPlanninglFinal COAs.doc 15 Fire Prevention 96. Prior to issuance of building permits, the developer shall fumish three copies of the water system plans directly to the Fire Prevention Bureau for approval prior to installation. Plans shall be signed by a registered civil engineer; contain a Fire Prevention Bureau approval signature block; and conform to hydrant type, location, spacing and minimum fire flow standards. After the plans are signed by the local water company, the originals shall be presented to the Fire Prevention Bureau for signatures. The required water system including fire hydrants shall be installed and accepted by the appropriate water agency prior to any combustible building materials being placed on an individual lot (CFC 8704.3, 901.2.2.2 and National Fire Protection Association 24 1-4.1). 97. Prior to building permit, all locations where structures are to be built shall have approved Fire Department vehicle access roads to within 150 feet to any portion of the facility or any portion of an exterior wall of the building(s). Fire Department access roads shall be an all weather surface designed for 80,000 Ibs. GVW with a minimum AC thickness of .25 feet. (CFC sec 902). 98. Prior to issuance of building permit fire sprinkler plans shall be submitted to the Fire Prevention Bureau for approval. Three sets of sprinkler plans must be submitted by the installing contractor to the Fire Prevention Bureau. 99. Prior to issuance of building permit fire alarm plans shall be submitted to the Fire Prevention Bureau for approval. Three sets of alarm plans must be submitted by the installing contractor to the Fire Prevention Bureau. 100. Prior to issuance of building permits, fuel modification plans shall be submitted to the Fire Prevention Bureau for review and approval for all open space areas adjacent to the wildland- vegetation interface (CFC Appendix II-A). Community Services Department 101. The developer shall provide TCSD verification of arrangements made with the City's franchise solid waste hauler for disposal of construction debris. 102. Landscape construction drawings forthe landscaped median on Jefferson Avenue shall be reviewed and approved by the Director of Community Services. 103. The developer shall post security and enter into an agreement to install the landscaped median on Jefferson Avenue. G:\Planning\2006\PA06-0316 Springhill Suites by MarriottIPlanningIFinal COAs.doc 16 PRIOR TO RELEASE OF POWER, BUILDING OCCUPANCY OR ANY USE ALLOWED BY THIS PERMIT G:IPlanning\2006IPA06-0316 Springhill Suites by MarriottlPlanning\Final COAs.doc 17 Planning Department 104. Prior to the release of power, occupancy, or any use allowed by this permit, the applicant shall be required to screen all loading areas and roof mounted mechanical equipment from view of the adjacent residences and public right-of-ways. If upon final inspection it is determined that any mechanical equipment, roof equipment or backs of building parapet walls are visible from any portion of the public right-of-way adjacent to the project site, the developer shall provide screening by constructing a sloping tile covered mansard roof element or other screening if reviewed and approved by the Director of Planning. 105. All required landscape planting and irrigation shall have been installed consistent with the approved construction plans and shall be in a condition acceptable to the Director of Planning. The plants shall be healthy and free of weeds, disease, or pests. The irrigation system shall be properly constructed and in good working order. 106. Performance securities, in amounts to be determined by the Director of Planning, to guarantee the maintenance of the plantings in accordance with the approved construction landscape and irrigation plan shall be filed with the Planning Department for a period of one year from final certificate of occupancy. After that year, if the landscaping and irrigation system have been maintained in a condition satisfactory to the Director of Planning, the bond shall be released upon request by the applicant. 107. Each parking space reserved for the handicapped shall be identified by a permanently affixed reflectorized sign constructed of porcelain on steel, beaded text or equal, displaying the International Symbol of Accessibility. The sign shall not be smaller than 70 square inches in area and shall be centered at the interior end of the parking space at a minimum height of 80 inches from the bottom of the sign to the parking space finished grade, or centered at a minimum height of 36 inches from the parking space finished grade, ground, or sidewalk. A sign shall also be posted in a conspicuous place, at each entrance to the off- street parking facility, not less than 17 inches by 22 inches, clearly and conspicuously stating the following: "Unauthorized vehicles parked in designated accessible spaces not displaying distinguishing placards or license plates issued for persons with disabilities may be towed away at owner's expense. Towed vehicles may be reclaimed by telephoning (951) 696-3000." 108. In addition to the above requirements, the surface of each parking place shall have a surface identification sign duplicating the Symbol of Accessibility in blue paint of at least three square feet in size. 109. All site improvements including but not limited to parking areas and striping shall be installed prior to occupancy or any use allowed by this permit. 110. All of the foregoing conditions shall be complied with prior to occupancy or any use allowed by this permit. Public Works Department 111. All public improvements, including the raised landscaped median, shall be constructed and completed per the approved plans and City standards to the satisfaction of the Director of the Department of Public Works. G:\Planning\2006\PA06-0316 Springhill Suites by MarriottlPlanninglFinal COAs.doc 18 112. The project shall demonstrate that the pollution prevention BMPs outlined in the WQMP have been constructed and installed in conformance with approved plans and are ready for immediate implementation. 113. As deemed necessary by the Department of Public Works, the Developer shall receive written clearance from the following agencies: a. Rancho California Water District b. Eastern Municipal Water District c. Department of Public Works 114. The existing improvements shall be reviewed. Any appurtenance damaged or broken shall be repaired or removed and replaced to the satisfaction of the Director of the Department of Public Works. Fire Prevention Bureau 115. Prior to issuance of a Certificate of Occupancy or building final, "Blue Reflective Markers" shall be installed to identify fire hydrant locations (CFC 901.4.3). 116. Prior to issuance of a Certificate of Occupancy or building final, approved numbers or addresses shall be provided on all new and existing buildings in such a position as to be plainly visible and legible from the street or road fronting the property. Numbers shall be of a contrasting color to their background. Commercial, multi-family residential and industrial buildings shall have a minimum twelve (12) inches numbers with suite numbers a minimum of six (6) inches in size. All suites shall gave a minimum of six (6) inch high letters and/or numbers on both the front and rear doors. Single family residences and multi-family residential units shall have four (4) inch letters and lor numbers, as approved by the Fire Prevention Bureau (CFC 901.4.4). 117. Prior to issuance of Certificate of Occupancy or building final, based on square footage and type of construction, occupancy or use, the developer shall install a fire sprinkler system (CFC Article 10, CBC Chapter 9). 118. Prior to issuance of Certificate of Occupancy or building final, based on a requirement for monitoring the sprinkler system, occupancy or use, the developer shall install an fire alarm system monitored by an approved Underwriters Laboratory listed central station. Plans shall be submitted to the Fire Prevention Bureau for approval prior to installation (CFC Article 10). 119. Prior to the issuance of a Certificate of Occupancy or building final, a "Knox-Box" shall be provided. The Knox-Box shall be installed a minimum of six (6) feet in height and be located to the right side of the main entrance door (CFC 902.4). 120. All manual and electronic gates on required Fire Department access roads or gates obstructing Fire Department building access shall be provided with the Knox Rapid entry system for emergency access by fire fighting personnel (CFC 902.4). 121. Prior to final inspection of any building, the applicant shall prepare and submit to the Fire Department for approval, a site plan designating Fire Lanes with appropriate lane painting and or signs. G:\Planning\2006\PA06-0316 Springhill Suiles by MarriottlPlanninglFinal COAs.doc 19 122. Prior to the issuance of a Certificate of Occupancy or building final, the developer/applicant shall be responsible for obtaining underground and/or aboveground tank permits for the storage of combustible liquids, flammable liquids or any other hazardous materials from both the County Health department and Fire Prevention Bureau (CFC 7901.3 and 8001.3). 123. Prior to issuance of a Certificate of Occupancy or building final, a simple plot plan and a simple floor plan, each as an electronic file of the .DWG format must be submitted to the Fire Prevention Bureau. Alternative file formats may be acceptable, contact Fire Prevention for approval. 124. The applicant shall submit for review and approval by the Riverside County Department of Environmental Health and City Fire Department an update to the Hazardous Material Inventory Statement and Fire Department Technical Report on file at the City; should any quantities used or stored onsite increase or should changes to operation introduce any additional hazardous material not listed in existing reports (CFC Appendix II-E). 125. If there are changes to underlying maps then prior to map recordation the applicant shall submit to the Fire Prevention Bureau a georectified (pursuant to Riverside County standards) digital version of the map including parcel and street centerline information. The electronic file will be provided in a ESRI Arclnfo/ArcView compatible format and projected in a State Plane NAD 83 (California Zone VI ) coordinate system. The Bureau must accept the data as to completeness, accuracy and format prior to satisfaction of this condition. 126. The applicant shall comply with the requirements of the Fire Code permit process and update any changes in the items and quantities approved as part of their Fire Code permit. These changes shall be submitted to the Fire Prevention Bureau for review and approval per the Fire Code and is subject to inspection (CFC 105). Community Services Department 127. The landscaped median on Jefferson Avenue shall be completed. G:IPlanning\2006IPA06.Q316 Springhill Suite. by MarriottlPlanninglFinal COAs.doc 20 OUTSIDE AGENCIES G:\Planning\2006\PA06-0316 Springhill Suites by Marrio<<\Planning\Final COAs.doc 21 128. The applicant shall comply with the recommendations set forth in the County of Riverside Department of Environmental Health's transmittal dated November 9,2006, a copy of which is attached. 129. The applicant shall comply with the recommendations set forth in the Rancho California Water District's transmittal dated November 16, 2006, a copy of which is attached. By placing my signature below, I confirm that I have read, understand and accept all the above Conditions of Approval. I further understand that the property shall be maintained in conformance with these Conditions of Approval and that any changes I may wish to make to the project shall be subject to Community Development Department approval. Applicant's Signature Date Applicant's Printed Name G:IPlanning1200SIPAOS-031S Springhill Suites by MarriottlPlanninglFinal COAs.doc 22 ~~.. O~."~~.. " ';. o . 0 V _ _ . 1 .., . ....... ,,,.. County of Riverside HEALTH SERVICES AGENCY DEPARTMENT OF ENVIRONMENTAL HEALTH 1'1~} V <'J, r 2D~t Qv~( (\~(Jc1t TO: City of Temecula Planning Department ATTN: Cheryl Kitzerow/Matt Peters ()Q Greg Dellenbach, REHS Plot Plan No.: PA06-0316 DATE: November 9,2006 FROM: RE: Project Name: Springhill Suites Applicant: Yamamoto Brandy J APN 921-060-047 I. The Department of Environmental Health (DEH) has received and reviewed the related Case Number: PR05-0007 and has no objections. Sanitary sewer and water services may be availab Ie in this area. 2. PRIOR TO PLAN CHECK SUBMIITAL, "wiIl-servc"lctters from thc water and sewering agencics will be required along with plans submitted to the DEH for any food facilities and swimming pool/spa reviews. GD:gd (951) 955-8980 @ Rancho Water Board of Directors Ben R. Drake President Stephen J. Corona Sr. Vice President Ralph H. Daily Lisa D. Herman John E. Hoagland Michael R. McMillan William E. Plummer Officers; Brian J. Brady General Manager Phillip L. Forbes Assistant General Manllgerl Chief Financial Officer E. P. "Bob" Lemons Director of Engineering Perry R. Louck Director of Planning Jeff D. Armstrong Controller Kelli E. Garcia DistrictSectctllry C. Michael Cowett Best Best & Krieger LJ.P General Counsel '---- November 16,2006 'Jr. 'I' 2 ?nnr 1\10\ t I UUO Cheryl Kitzerowand Matt Peters, Project Planners City of Temecula Planning Department Post Office Box 9033 Temecula, CA 92589-9033 SUBJECT: WATER AVAILABILITY SPRINGHILL SUITES HOTEL PARCEL NO.6 OF PARCEL MAP NO. 23822 APN 921-060-047; PA06-0316 [MIKE PATEL) Dear Ms. Kitzerow and Mr. Peters: Please be advised that the above-referenced property is located within the boundaries of Rancho California Water District (RCWD). Water service, therefore, would be available upon construction of any required on-site and/or off- site water facilities and the completion of financial arrangements between RCWD and the property owner. If fire protection is required, the customer will need to contact RCWD for fees and requirements. Water availability would be contingent upon the property owner signing an Agency Agreement that assigns water management rights, if any, to RCWD. All on-site public water facilities will require public utility easements in favor of RCWD. If you should have any questions, please contact an Engineering Services Representative at this office. Sincerely, RANCHO CALIFORNIA WATER DISTRICT ~w<>- Corey F. Wallace, P.E. Development Engineering Manager cc: Laurie Williams, Engineering Services Supervisor 06ICW:atIOlIFEG Rancho California Water Districl 42135 Wmch"swr Road. PoslOfTkcHox ~017 . Tcml'cuJa California 92589-9017 . (951)296.6900 . FA.X (9511 296.6B60 www.ran~howatcr.c(>m