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HomeMy WebLinkAbout07_025 PC Resolution ., PC RESOLUTION NO. 07-25 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY" OF TEMECULA APPROVING PLANNING APPLICATION NOS. PA06-0306 AND PA07-0073, A MAJOR MODIFICATION TO RENOVATE THE EXTERIOR OF AN EXISTING 25,000 SQUARE FOOT COMMERCIAL BUILDING LOCATED AT 27901 JEFFERSON AVENUE, AND A MINOR EXCEPTION FOR A 13 PERCENT PARKING REQUIREMENT REDUCTION FROM 70 SPACES TO 61 SPACES (APN 921-050-003) Section 1. Procedural FindinQs. The Planning Commission of the City of Temecula does hereby find, determine and declare that: A. On October 11, 2006, Michael Cargile filed Planning Application No. PA06-0306, (Major Modification), and on March 7, 2007, Michael Cargile filed Planning Application No. PA07-0073, (Minor Exception), 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 August 1, 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 Nos. PA06-0306 and PA07-0073 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 FindinQs. The Planning Commission, in approving the Application hereby finds, determines and declares that: Maior Modification (Development Code Section 17.05.010.F) A. The proposed ose is in conformance with the General Plan for Temecula and with all applicable requirements of State law and other ordinances of the City; The project is consistent with the General Plan and the Development Code because the project has been designed in a manner that it is consistent with the applicable policies and standards for community commercial development. The proposed commercial use is permitted in the land use designation standards contained in the General Plan and Development Code. The site is properly planned and zoned, and as conditioned, is physically suitable for the type of G:\Planning\2006\PA06-0306 27901 Jefferson Ave Major MOD\Planning\PC Reso.doc 1 ,,6 . development proposed. The project, as conditioned, is also consistent with other applicable requirements of State law and local ordinances, including the California Environmental Quality Act (CEQA), the City Wide Design Guidelines, and fire and building codes. B. The overall development of the land is designed for the protection of the public health, safety, and general welfare; The overall design of the project, including site design, building height, setbacks, parking, circulation, and other associated site improvements, is consistent with, and intended to protect the health and safety of those working in and around the site. The project is 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. Minor Exception (Development Code Section 17.03.060.D) A. There are practical difficulties or unnecessary hardships created by strict application of the code due to the physical characteristics of the site; There are practical difficulties related to existing conditions on the site that make it difficult to meet the parking standards for a commercial use without the Minor Exception. The 1.54 acre site is currently developed with a 25,000 square foot commercial building. The building exceeds the 30 percent target floor area ratio (FAR) by 7 percent which creates an imbalance between the amount of building area on site and the amount of surface area remaining on which to provide . parking. Thus, in order to provide parking for the existing 25,000 square foot commercial building a 13 percent parking requirement reduction is needed to meet the Development Code standards. Without the granting of the Minor Exception the site would not meet the current standards, which poses a practical difficulty and unnecessary hardship. B. The Minor Exception does not grant special privileges which are not otherwise available to surrounding properties and will not be detrimental to the public welfare or the property of other persons located in the vicinity; The Minor Exception does not grant special privileges which are not otherwise available to surrounding properties because the exception is consistent with Development Code, which allows for up to a 15 percent deviation from the parking requirements. Therefore, the request for the Minor Exception for the 13 percent parking requirement reduction from 70 spaces to 61 spaces is allowed, and special privileges have not been granted which are not otherwise available by meeting the findings within the Development Code. The granting of this exception will not be detrimental to the public welfare or property of other persons within the vicinity since the site will still accommodate 61 parking spaces to support the commercial use. G:\Planning\2006\PA06-0306 27901 Jefferson Ave Major MOD\planning\PC Reso.doc 2 "'1"" .,- .._~ . '. C. The Minqr 'Ex<:eption plact:ls suitable cenditio'ns on the property to protect ~~Rding properties and does not permit uses which are not otherwise allowed in the , The Minor Exception to reduce the minimum parking space requirement places suitable conditions on the property which protect surrounding properties. The proposed project is to renovate the exterior of an existing commercial building by improving the far;ade, landscaping, and parking. The land use is not changing and the commercial use is permitted in the Community Commercial zone. The Minor Exception will allow for a 13 percent reduction of the minimum parking requirements, which will not allow for uses which are not otherwise allowed in the zone. Section 3. Environmental Compliance. In accordance with the California Environmental Quality Act, the proposed Project has been deemed to be categorically exempt from further environmental review and the Planning Commission hereby makes the following findings and determinations in connection with the approval of PA06-0306 and PA07-0073: Section 15301. Class 1. ExistinQ Facilities A. The project involves negligible or no expansion of an existing use; The project consists of the exterior alteration of an existing commercial building, involving negligible structural renovations. The building is not being expanded and the remodel will not result in the expansion of the use beyond that which exists currently. Section 4. Conditions. The Planning Commission of the City of Temecula approves Planning Application NOs. PA06-0306 and PA07-0073, a Major Modification to renovate the exterior of an existing commercial building, and a Minor Exception to allow for a 13 percent parking requirement reduction, subject to the Conditions of Approval set forth on Exhibit A, attached hereto, and incorporated herein by this reference. G:\Planning\2006\PA06-0306 27901 Jefferson Ave Major MOD\Planning\PC Reso.doc , 3 ":ki/,~ ';;ii~;L :t.: Section 5. 'PASSED, APPROVED AND ADOPTED by the City of Temecula Planning Commission this 1st day of August 2007. ~ Dennis C . e~, ~hairman ATTEST: 1)-eQ~/~' ~ r Debbie Ubnoske, Secretary _ h ..~ - - --:--:.......v ....... ::" -, .....,y -.....- ro.". _.....~~. '-:;. ~.4Y'!o\ [~AL~~' "'., >~~ ~ "-J-..;::'.:.. ~\" \ ii"C> ~. __ '-,_ -...\ i,/-' -- .. - .v....../......... .. ; <::' _"~f~ ... ~ - ~, . ,,--'- ~. ..~. /-'-' SIAtE-~f~;(~IF6~iIA ) Cbbl:N~6lE RIYERSIDE ) ss "-'-. --".---' , CITY OF TEMECULA ) , '--. .-/ I, Debbie Ubnoske, Secretary of the Temecula Planning Commission, do hereby certify that the forgoing PC Resolution No. 07-25 was duly and regularly adopted by the Planning Commission of the City of Temecula at a regular meeting thereof held on the 1st day of August 2007, by the following vote: AYES: 5 PLANNING COMMISSIONERS: Carey, Chiniaeff, Guerriero, Harter, Telesio NOES: 0 PLANNING COMMISSIONERS: None ABSENT: 0 PLANNING COMMISSIONERS: None ABSTAIN: 0 PLANNING COMMISSIONERS: None 7)fihhl<- u6:r3-~ 9; Debbie Ubnoske, Secretary G:\PJanning\2006\PA06-0306 27901 Jefferson Ave Major MOD\Planning\PC Reso.doc 4 ~~ EXHIBIT A FINAL CONDITIONS OF APPROVAL G:\PJanning\2006\PA06-0306 27901 Jefferson Ave Major MOD\Planning\PC Reso.doc 5 EXHIBIT A fD)~C, fe, n W/~''''i ln1 hi'i.]! n 2007 to, By P/anniligDepanmenl CITY OF TEMECULA FINAL CONDITIONS OF APPROVAL Planning Application Nos.: PA06-0306 and PA07-0073 Project Description: A Major Modification to renovate the exterior of an existing 25,000 square foot commercial building, and a Minor Exception for a 13 percent parking requirement reduction from 70 spaces to 61 spaces located at 27901 Jefferson Avenue Assessor's Parcel No. 921-050-003 MSHCP Category: Commercial DIF Category: Retail Commercial TUMF Category: Retail Commercial Approval Date: Expiration Date: August 1, 2007 August 1, 2009 WITHIN 48 HOURS OF THE APPROVAL OF THIS PROJECT Planning Department 1. The applicanVdeveloper 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 applicanVdeveloper 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)). (OR) G:\Planning\2006\PA06-0306 27901 Jefferson Ave Major MOD\Planning\FINAL COA.doc l' GENERAL REQUIREMENTS G:\Plannin9\2006\PA06-0306 27901 Jefferson Ave Major MODlPlanninglFINAL COA,doc 2 Planning Department 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. 3. 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. 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. 4. The permittee shall obtain City approval for any modifications or revisions to the approval of this project. 5. 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. 6. The Director of Planning 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. 7. A separate building permit shall be required for all signage. (Sign program may be required). 8. The development of the premises shall substantially conform to the approved site plan and elevations contained on file with the Planning Department. 9. 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 condition 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 Concrete Exterior Frazee 8670W, Walrus Tusk Frazee 8673M, Tavern Taupe Accent Cornice, Mid-bands, Column G:\Planning\2006\PA06-0306 27901 Jefferson Ave Major MOD\Planning\FINAL COA.doc 3 Caps, and Steel Canopies Columns Windows Frazee 8674M, Muddy River EI Dorado Stone Veneer y." Visteon Versalux Bronze RC Reflective Glass Cast Housing Round VGR5C SG247(D) - Premium Frame CN425(P) Decorative Lighting Wabash Valley Table & Chairs Wabash Valley Benches 10. 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. 11. 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. 12. 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. 13. Trash enclosures shall be provided to house all trash receptacles utilized on the site. These shall be clearly labeled on site plan. Public Works Department 14. A Grading Permit for 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. 15. 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. 16. All grading plans shall be coordinated for consistency with adjacent projects and existing improvements contiguous to the site and shall be submitted on standard 24" x36" City of Temecula mylars. 17. The project shall include construction-phase pollution prevention controls and permanent post-construction water quality protection measures into the design of the project to prevent non-permitted runoff from discharging offsite or entering any storm drain system or receiving water. 18. 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. G:\Planning\2006\PA06-0306 27901 Jefferson Ave Major MOD\Planning\FINAL COA,doc 4 Building and Safety Department 19. 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 Municipal Code. 20. 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 streetlights and other outdoor iighting 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. As applicable for any lighting modifications. 21. Obtain all building plans and permit approvals prior to commencement of any construction work. 22. Show all building setbacks. 23. All building and facilities must comply with applicable disabled access regulations. Provide all details on plans (California Disabled Access Regulations effective April 1, 1998). 24. Trash enclosures, patio covers, light standards, and any block walls if not on the approved building plans, will require separate approvals and permits. 25. Signage shall be posted conspicuously at the entrance to the project that indicates the hours of construction, shown below, as allowed by the City ofTemecula 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 26. Restroom fixtures, number and type, to be in accordance with the provisions of the 2001 edition of the California Building Code Appendix 29. 27. Provide electrical plan including load calculations and panel schedule, plumbing schematic and mechanical plan applicable to scope of work for plan review. 28. Truss calculations that are stamped by the engineer of record and the truss manufacturer engineer are required for plan review submittal. 29. Provide precise grading plan at plan check submittal to check accessibility for persons with disabilities. 30. Please be advised of the following shell building/complete building policy in the City of Temecula when preparing plans for submittals. It is our recommendation that buildings with a known tenant or occupant be submitted as a complete building. Please consider the attached Building and Safety Department policy in determining the course of your design work and subsequent submittal. G:\Planning\2006\PA06-0306 27901 Jefferson Ave Major MOD\Planning\FINAL COA.doc 5 31. A pre-construction meeting is required with the building inspector prior to the start of the building construction. 32. Provide house electrical meter for power operation of exterior lighting, fire alarm system and landscaping/irrigation as a separate meter. Fire Prevention Bureau 33. 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. 34. During remodeling and/or addition construction ALL FIRE and LIFE SAFETY SYSTEMS will be maintained in working order and up to their original design and performance specifications (CFC art.87 et al). 35. 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). 36. 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 super fire hydrants (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. The upgrade of existing fire hydrants may be required (CFC 903.2, 903.4.2, and Appendix III-B). 37. 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). 38. During building construction, all locations where structures are to be built or altered shall maintain 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). 39. 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 approvai per the Fire Code and is subject to inspection (CFC 105). 40. Additions affecting/adjoining/facing near other existing structures may need to be protected or built of rated construction in accordance with code, or as an alternate method to mitigate other code conflicts and or requirements. These specific requirements will be addressed during the plan review process and compliance will be considered part of these conditions. G:\Planning\2006\PA06-0306 27901 Jefferson Ave Major MOD\Planning\FINAL COA.doc 6 Community Services Department 41. The trash enclosures shall be large enough to accommodate a recycling bin, as well as, regular solid waste containers. 42. The developer shall contact the City's franchised solid waste hauler for disposal of construction and demolition debris. Only the City's franchisee may haul construction and demolition debris. 43. The Applicant shall comply with the Public Art Ordinance. 44. All parkways, landscaping, fencing and on site lighting shall be maintained by the property owner or maintenance association. Police Department 45. Any graffiti painted or marked upon the buildings should be removed or painted over within 24 hours of being discovered. Report all crimes to the Temecula Police 24-hour dispatch center (951) 696-HELP. 46. Any public telephones located on the exterior of the buildings should be placed in a well- lighted, highly visible area, and installed with a "call-out only" feature to deter loitering. This feature is not required for public telephones installed within the interior of the buildings. 47. All disabled parking stalls on the premises shall be marked in accordance with Section 22511.8 of the California Vehicle Code. G:\Planning\2006\PA06-0306 27901 Jefferson Ave Major MOD\Planning\FINAL COAdoc 7 PRIOR TO ISSUANCE OF GRADING PERMITS G:IPlanning\2006IPA06-030627901 Jefferson Ave Major MODlPlanninglFINAL COA.doc 8 Planning Department 48. Provide the Planning Department with a copy of the underground water plans and electrical plans for verification of proper placement oftransformer(s) and double detector check prior to final agreement with the utility companies. 49. 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. . 50. 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 hislher sole discretion may require the property to deposit a sum of money it deems reasonably necessary to allow the City to consult andlor 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." Public Works Department 51. 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. 52. 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. 53. 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. 54. 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. a. 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. G:IPlanningI2006IPA06-030627901 Jefferson Ave Major MODlPlanninglFINAL COA.doc 9 55. 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. 56. The project shall demonstrate coverage under the State NPDES General Permit for Construction Activities by providing a copy of the Waste Discharge Identification number (WOlD) 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. 57. As deemed necessary by the Director of the Department of Public Works, the Developer shall receive written clearance from the fDllowing agencies: a. Planning Department b. Department of Public Works 58. 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. 59. Permanent landscape and irrigatiDn plans shall be submitted to the Planning Department and the Department of Public Works for review and approval. 60. 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. Fire Prevention Bureau 61. As required by the California Fire Code, when any portion Df 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). 62. 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. One side of the building will have a 20-foot access lane and that is approved (CFC 902.2.2.1). 63. The gradient for a fire apparatus access roads shall not exceed fifteen (15) percent (CFC 902.2.2.6 Ord. 99-14). 64. Prior to issuance grading permit, 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). 65. Prior to issuance of grading permit, this development shall have two (2) points of access, via all-weather surface roads, as approved by the Fire Prevention Bureau (CFC 902.2.1). G:\Planning\2006\PA06-030627901 Jefferson Ave Major MODlPlannin9\FINAL COA.doc 10 PRIOR TO ISSUANCE OF BUILDING PERMIT G:IPlanning\2006IPA06-030627901 Jefferson Ave Major MODlPlanninglFINAL COA.doc 11 Planning Department 66. 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. 67. All downspouts shall be internalized. 68. 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 Ihe 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. The locations of all existing trees that will be saved consistent with the tentative map. i. 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 appr~ved maintenance program shall be provided to the landscape maintenance contractor who shall be responsible to carry out the detailed program. j. 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 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. 69. 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- G:\Planning\2006\PA06-0306 27901 Jefferson Ave Major MODlPlanning\FINAL COA,doc 12 thought. Plan planting beds and design around utilities. Locate all light poles on plans and insure that there are no conflicts with trees. 70. Building Construction Plans shall include detailed outdoor areas (including but not limited to trellises, decorative furniture, fountains, hardscape, etc.) to match the style of the building subject to the approval of the Planning Director. 71. Building plans shall indicate that all roof hatches shall be painted "International Orange". 72. The construction plans shall indicate the application of painted rooftop addressing plotted on a 9-inch grid pattern with 45-inch tali 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. Public Works Department 73. Precise grading pians shall conform to applicable City of Temecula Standards subject to approval by the Director of the Department of Public Works. The foliowing 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. 20!A. c. Concrete sidewalks and ramps shall be constructed along public street frontages in accordance with City of Temecula Standard Nos. 400, 401and 402. d. All street and driveway centerline intersections shali be at 90 degrees. e, Landscaping shall be limited in the corner cut-off area of ali intersections and adjacent to driveways to provide for minimum sight distance and visibility. 74. The Developer shall construct the following public improvements to City of Temecula General Plan standards unless otherwise noted. Plans shali be reviewed and approved by the Director of the Department of Public Works: a. Improve Jefferson Avenue (Major Highway Standards - 100' R/W) to include installation curb and gutter, sidewalk, and utilities (including but not limited to water and sewer). b. Improve Via Montezuma (Principal Collector Highway Standards - 78' R/W) to include installation of sidewalk and utilities (including but not limited to water and sewer). 75. The Developer shali 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: curb and gutter, sidewalk and drive approaches. b. Sewer and domestic water systems. G:\Planning\2006\PA06.030627901 Jefferson Ave Major MOO\PlanninglFINAL COA,doc 13 76. 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. Building and Safety Department 77. Provide appropriate stamp of a registered professional with original signature on plans prior to permit issuance. 78. Obtain street addressing for all proposed building on a site plan to include all suits and numbering in direct correlation with addressing and proposed building Fire Prevention Bureau 79. Prior to building permit, all locations where structures are to be built or altered 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). 80. Prior to issuance of building permits, the developer shall furnish one copy of the water system plans to the Fire Prevention Bureau for approval of any changes or additions to the existing system prior to installation. Plans shall be signed by a registered civil engineer; contain a Fire Prevention Bureau approval signature biock: 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 241-4.1). 81. Prior to issuance of building permit fire sprinkler pians 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. 82. Prior to issuance of building permit fire alarm pians 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. 83. Prior to the building permit issuance the applicant shall submit for review and approval a Hazardous Material Inventory Statement and Fire Department Technical Report (CFC Appendix II-E). 84. Prior to the issuance of a building permit, the developer/applicant shall be responsible for submitting plans for underground andlor 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). G:\Planning\2006\PA06-0306 27901 Jefferson Ave Major MODlPlanning\FINAL COA.doc 14 85. Prior to the issuance of a building permit, buildings housing high-piled combustible stock shall comply with the provisions of Uniform Fire Code Article 81 and all applicable National Fire Protection Association standards. The storage of high-piled combustible stock may require structural design considerations or modifications to the building. Fire protection and life safety features may include some or all of the following: an automatic fire sprinkler system(s) designed for a specific commodity class and storage arrangement, hose stations, alarm systems, smoke vents, draft curtains, Fire Department access doors and Fire department access roads. Please submit High Piled Combustible Stock plans to the fire prevention department for review (CFC Article 81). Community Services Department 86. The developer shall provide TCSD verification of arrangements made with the City's franchise solid waste hauler for disposal of construction debris. Police Department 87. All parking lot lighting surrounding the complex should be energy-saving and minimized after hours of darkness and in compliance with the State of California Lighting Ordinance, California Government Code 8565. Furthermore, recommend all exterior lighting be in compliance with Mt. Palomar Lighting Ordinance 665 requiring low-pressure sodium lighting. a. Recommend all exterior doors have their own vandal resistant fixtures installed above each door. The doors should be illuminated with a minimum one (1) foot candle illumination at ground level, evenly dispersed. b. The Governors Order to address the power crisis became effective March 18, 2001. This bill calls for a substantial reduction from businesses to cut usage during non- business hours. The order, in part, states: "All California retail establishments, including but not limited to shopping centers, auto malls and dealerships, shall substantially reduce maximum outdoor lighting capability during non-business hours except as necessary for the health and safety of the public, employees or property." c. "Failure to comply with this order following a warning by law enforcement officials shall be punishable as a misdemeanor with a fine not to exceed $1,000.00 in accordance with section 8565 of the California Government Code." 88. Recommend all doors, windows, locking mechanisms, hinges, and other miscellaneous hardware is commercial or institution grade. G:\Planning\2006\PA06.0306 27901 Jefferson Ave Major MOD\Planning\FINAL COA.doc 15 PRIOR TO RELEASE OF POWER, BUILDING OCCUPANCY OR ANY USE ALLOWED BY THIS PERMIT G:IPlanning\2006IPA06-0306 27901 Jefferson Ave Major MOD\PlanninglFINAL COA.doc 16 Planning Department 89. 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 man~ard roof element or other screening if reviewed and approved by the Director of Planning. 90. 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. 91. 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. 92. 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." 93. 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, 94. 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. 95. All of the foregoing conditions shall be complied with prior to occupancy or any use allowed by this permit. Public Works Department 96. 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. G:\Planning\2006\PA06-0306 27901 Jefferson Ave Major MODlPlanning\FINAL COAdoc 17 97. 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 98. All public improvements shall be constructed and completed per the approved plans and City standards to the satisfaction of the Director of the Department of Public Works. 99. 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 100. 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). 101. 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 visibie and legible from the street or road fronting the property. Numbers shall be of a contrasting color to their background. Commercial and industrial buildings shall have a minimum twelve (12) inches numbers with suite numbers a minimum ofs,ix (6) inches in size (CFC 901.4.4), 102. 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. Fire sprinkler plans shall be submitted to the Fire Prevention Bureau for approval prior to installation (CFC Article 10, CBC Chapter 9). 103. 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). ' 104. 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). 105. 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). 106. 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:IPlanning\2006IPA06-0306 27901 Jefferson Ave Major MODlPlanninglFINAL COA.doc 18 107, Prior to issuance of a Certificate of Occupancy or building final a simple floor plan and plot plan 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. Police Department 108. Upon completion of construction, the buildings shall have a monitored alarm system installed and monitored 24-hours a day by a designated private alarm company, to notify the Temecula Police Department of any intrusion. All multi-tenant offices/suites/businesses located within a specific building should have their own alarm system. 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 pproval an that any changes I may wish to make to the project shall be subject to Community evelopmen epartment approval. 8/1t.f/()? Date I G:IPlanning\2006IPA06-0306 27901 Jefferson Ave Major MODIPlanninglFINAL COA,doc 19 Page I of3 CITY OF TEMECULA COMMUNITY DEVELOPMENT DEPARTMENT BUILDING AND SAFETY DIVISION POLICY AND PROCEDURE DESCRIPTION: Shell Buildings APPROVED BY: Anthony J. Elmo, Director of Building and Safety REPLACES: 5/3012003 Acceptance of Construction Plans for new commercial buildings shall fit one of the two (2) following categories: Shell Building Complete Building DEFINITIONS Shell Buildinl!- a shell building is one that does not support occupancy. It may be a building built for speculation or built prior to finalization of lease agreements and/or tenant improvement plans. A Shell Building is comprised of: Finaiized exterior walls Finalized roof diaphragm and roof covering, and may contain; Lobby Corridors Core Restroom Facilities Stairshafts Elevators Mechanical Equipment mounted on roof (no distribution) COI1lplete Buildinl!. a complete building is one that can support occupancy. It also may be built for speculation but has all components in place to support occupancy. A Complete Building is comprised of: Finalized exterior walls Finalized roof diaphragm and roof covering Created on 06/03/2003 9:59 AM G:\Planning\2006\PA06-0293 Promenade Mall Expansion DP CUP\Building & Safety\shell building policy.doc Page 2 of3 Core Restroom facilities Complete lighting and mechanical distribution systems Complete automatic fire sprinkler and alarm system, and may have: Lobby Corridors Stairshafts Elevators MINIMUM PLAN CHECK SUBMITTAL REQUIREMENTS Shell Buildin!! Soils Report Structural Frame Underground Plumbing Plan Underground Electrical Plan Electrical Switchgear Plan Automatic Fire Sprinkler Plan Mechanical Equipment Roof Mount Layout Only Landscape/Irrigation Plan (separate submittal) COnlulete Buildin!! Soils Report Structural Frame/Architectural Plan Complete Plumbing Plan and schematics Complete Electrical Plan and Load Cales Complete Mechanical and Energy Plans Automatic Fire Sprinkler and Alarm Plans Landscape and Irrigation Plan (separate submittal) RELEASE OF UTILITY REQUIREMENTS Shell Build!n!!- House Meter Onlv Building Shall Be Weatherized Automatic Fire Sprinkler System Shall Be Operational and Accepted Fire Department Access Provided Exterior Shell and Site Improvements Shall Be Complete Interior Elements Shall Be Deemed Safe as Determined by Building Inspector Comulete Buildin!!-House Meter Onlv All Building and Site Construction Shall Be Completed or Deemed Safe by the Building Inspector All Project Conditions of Approval Shall Be Complete and Accepted by the Conditioning City Department Created on 06/0312003 9:59 AM G\Planning\2006\P A06-0293 Promenade Mall Expansion DP CUP\Building & Safety\shell building policy.doc Page 3 on RELEASE OF TENANT IMPROVEMENT PERMIT Shell Buildinl!:- Release of Ten ant Improvement Pennit will Not Be Issued Until After the Release of the House Electrical Meter Complete Buildinl!:- Release of Ten ant Improvement Pennit will Not Be Granted Until Approval of Building Shell Energy Inspection (framing, rough M,P&E {if applicable} and insulation). Any variance to these requirements must be submitted in writing to the Director of Building and Safety for consideration. Created on 06/03/2003 9:59 AM . G:\Planning\2006\PA06-0293 Promenade Mall Expansion DP CUP\Building & Safety\shell building policy. doc