Loading...
HomeMy WebLinkAbout121808 DH AgendaAGENDA TEMECULA PLANNING DIRECTOR'S HEARING REGULAR MEETING DECEMBER 18, 2008 1:30 p.m. TEMECULA CITY HALL MAIN CONFERENCE ROOM 43200 Business Park Drive Temecula, CA 92590 CALL TO ORDER: Debbie Ubnoske, Director of Planning PUBLIC COMMENTS A total of 15 minutes is provided so members of the public can address the Planning Director on items that are not listed on the Agenda. Speakers are limited to three (3) minutes each. If you desire to speak to the Planning Director about an item not listed on the Agenda, a white "Request to Speak" form should be filled out and filed with the Planning Director. When you are called to speak, please come forward and state your name and address. Item No. 1 1:30 p.m. Project Number: PA08-0148 Project Type: Minor Modification Project Title: James Webb Building Applicant: Walt Allen Architects Project Description: A Minor Modification to an approved Development to eliminate the underground parking lot and reduce the building height and square footage of the building. Location: 27423 Ynez Road Tower Plaza Project Planner: Dana Schuma The agenda packet (including staff reports) will be available for viewing at City Hall's Planning Department Public Counter located at 43200 Business Park Drive and at the Temecula Library located at 30600 Pauba Road during normal business hours. The packet will be available for viewing the Friday before the Director's Hearing after 4:00 p.m. You may also access the packet the Friday before the meeting after 4:00 p.m. on the City's website at www.cityoftemecula.org. P:\Planning\Directors-Hewing\2008\12-18-2008 Agenda.doc STAFF REPORT — PLANNING CITY OF TEMECULA DIRECTOR'S HEARING DATE OF MEETING: December 18, 2008 PREPARED BY: Dana Schuma, Case Planner PROJECT Planning Application Number PA08-0148, a Minor Modification to an SUMMARY: approved Development Plan to eliminate the underground parking lot and reduce the building height and square footage of the James Webb building located at 27423 Ynez Road in the Tower Plaza Center RECOMMENDATION: Approve with Conditions CEQA: Categorically Exempt Section 15301, Class 1 Existing Facilities PROJECT DATA SUMMARY Name of Applicant: General Plan Designation: Zoning Designation: Existing Conditions/ Land Use: Site: Lot Area: Walt Allen Architects Community Commercial (CC) Community Commercial (CC) Existing Modular Offices North: Empire Creek South: Existing Bank East: Ynez Road West: Existing Tower Plaza Commercial Center Total Floor Area/Ratio: Landscape Area/Coverage Parking Required/Provided Existing/Proposed Min/Max Allowable or Required Existing 0.53 Acres N/A 0.61 FAR Proposed 0.30 Minimum FAR/1.0 Maximum FAR 7,300 SF (32 percent) 20 percent minimum Proposed 10 Spaces Proposed 47 Spaces Required G:\PLANNING=08\PA08-0148 James Webb Building Minor MOD\Planning\DH Staff Report.doc 1 BACKGROUND SUMMARY On June 6, 2007, the Planning Commission approved a Development Plan for a three-story, 14,093 square foot office building with a 7,369 square foot underground parking structure on 0.53 acres located at 27423 Ynez Road, and Planning Application No. PA07-0049, a Minor Exception to allow for a 15 percent building height increase from 50' to 574". The applicant filled a Minor Modification on June 26, 2008. A DRC meeting was held on July 24, 2008 to discuss the proposed parking, FAR, and building height changes. The applicant resubmitted revised plans on September 18, 2008. Staff has worked with the applicant to ensure that all concerns have been addressed, and the applicant concurs with the recommended Conditions of Approval. ANALYSIS Site Plan The Minor Modification proposes to eliminate the 7,369 square foot underground parking structure from the approved James Webb office building. As a result, the building height and square footage have been reduced. The maximum building height allowed in the Community Commercial (CC) zone is 50 feet. A building height of 574" was originally approved to accommodate functional access from the parking garage to the roof. The project proposes a 5'3" building height reduction from the original approval. By eliminating the underground parking structure, the building height has been reduced to 521" on the west side and 44'6" on the east side along Ynez Road. The 521" stair tower compromises 8.5 percent of the building footprint and is located on the northwest corner of the building concealed from the street view. The building has also been reconfigured reducing the total approved building area from 26,941 square feet to 23,084 square feet (a reduction of 3,859 square feet). However, the originally approved 0.61 Floor Area Ratio (FAR) did not change. Reconfiguration of the interior floor space kept the FAR equal to the original approval. The "green" building concept and all sustainable components of the building provided to justify the FAR increase remain incorporated in the project. The project as designed conforms to all the development regulations listed in the City's Development Code, including building setbacks and lot coverage. The Development Code does allow for projects to exceed the target FAR when exceptional architectural design and landscape amenities are incorporated into the project (Development Code Section 17.08.050). The building's FAR and height are still in excess of the Development Code requirements, but a Minor Exception (PA07-0049) was approved to allow for the increases. Architecture The project is not proposing any architectural changes. The office building will remain a modern style and all colors and materials will be the same as originally proposed.. GAPLANNING12008\PA08-0148 James Webb Building Minor MOD\Planning\DH Staff Report.doc 2 Landscaoino The landscape plan exceeds the landscape requirements of the Development Code and Citywide Design Guidelines. Tree and shrub placement will serve to effectively screen onsite parking areas and effectively soften the building elevations. The project includes 7,300 square feet of landscaping (32%), which exceeds the 20 percent minimum required by the Development Code. The landscaping area has increased five percent from the approved 27 percent coverage. Additional landscaping area was gained on the west side of the office building adjacent to the parking lot. Access/Circulation The project site is located in the northeastern corner of the Tower Plaza commercial center. Vehicle access will remain from an ingress/egress driveway located off of Ynez Road. This vehicular entryway is a main entry point for the commercial center. The parking lot has been reconfigured from the original approval. The proposed modification will provide 10 parking spaces instead of 18 parking spaces. Parking for the project is required at one space for every 300 square feet of floor area. The building requires 47 parking spaces. The project proposes a total of 10 parking spaces. The remaining 37 parking spaces required will be met through existing reciprocal parking spaces available within the Tower Plaza commercial center. A parking study was conducted for the project to analyze the parking availability for the entire center. The parking study determined there is adequate parking within the center to support the office building. The existing Tower Plaza provides 1,508 parking spaces. The Development Code requires 1,342 with the addition of the project. Based on the analysis provided in the parking study, staff believes the existing commercial parking adequately meets the needs of the project and the center. The parking lot provides adequate circulation for vehicles anticipated to utilize the site, as well as for emergency vehicles. The Fire Department has reviewed the site plan and determined that there is proper access and circulation to provide emergency services to the site. The Public Works Department has reviewed the site plan and has determined that the project, as conditioned, provides adequate circulation and access. LEGAL NOTICING REQUIREMENTS Notice of the public hearing was published in the Californian on December 6, 2008, and mailed to the property owners within the required 700-foot radius. FINDINGS 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. The proposal is consistent with the General Plan land use designation, and with the standards and requirements for the Community. Commercial zoning district. The proposed office 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 development proposed. The proposed project, as conditioned, is consistent with other applicable requirements of State law and local Ordinances, including the California Environmental Quality Act (CEQA) and all applicable Fire and Building Codes. GAPLANNING\20081PA08-0148 James Webb Building Minor MODtPlanning\DH Staff Report.doc 3 The overall development of the land is designed for the protection of the public health, safety, and general welfare. The proposed project is consistent with the development standards outlined in the City of Temecula Development Code. The proposed site layout for the project has been reviewed utilizing the Citywide Design Guidelines and development standards for commercial office buildings. The proposed project meets the standards for circulation, site plan design, and landscaping. The project 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. ATTACHMENTS Vicinity Map Plan Reductions Resolution Exhibit A - Draft Conditions of Approval Notice of Public Hearing GAPLANNING12008\PA08-0148 James Webb Building Minor MOD\Planning\DH Staff Report.doc 4 VICINITY MAP 4� 1 rl i 1 r 1 r , t Project Site 1 I �\N � rowtR _PLAZA sT- / ff oF�'RioRD..�+ f , f+ O i G�pG Qye 0 95 190 380 570 760 L Feel PLAN REDUCTIONS a O N y a WHIP 9I s��1i� �1g611�Y.Yj�9�a � e yKe ? KK 4+Kp p4j .K1g, a s if I I Jul ill E [d ai fit #loi W III 8 i 1. I.-g fig Ki S31 ; a33 Nit NJ [ \ r \ \ \ _�-odoa Z3Nn 3 � JAMES WEBB BUILDING Wafter R. Allen, AIA n..wn uao Mawsim cii flilt �DAMS WTEo,Y®�nR�G�O . BUILDING,',['I 2er RAoenlw IYiO) 0EElEl E a El El 0 El DAMES WEBS BUILDING 1111,IE I Welter R. MeR AIAOIO= ,..m�T ....� aT�m`�gw ! nee !i M DH RESOLUTION G:IPLANNING120081PA08-0148 James Webb Building Minor MOD1Planning\DH Reso.doc DH RESOLUTION NO. 08- A RESOLUTION OF THE DIRECTOR OF PLANNING OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NO. PA08-0148, A MINOR MODIFICATION TO AN APPROVED DEVELOPMENT PLAN TO ELIMINATE THE UNDERGROUND PARKING LOT AND REDUCE THE BUILDING HEIGHT AND SQUARE FOOTAGE OF THE JAMES WEBB BUILDING LOCATED AT 27423 YNEZ ROAD IN THE TOWER PLAZA CENTER Section 1. Procedural Findings. The Director of Planning of the City of Temecula does hereby find, determine and declare that: A. On June 6, 2007, the Planning Commission approved Planning Application No. PA06-0187, a Development Plan for a three-story, 14,093 square foot office building with a 7,369 square foot underground parking structure on 0.53 acres located at 27423 Ynez Road, and Planning Application No. PA07-0049, a Minor Exception to allow for a 15 percent building height increase from 50' to 57'4." B. On June 26, 2008, Walt Allen Architects filed Planning Application No. PA08-0148, a Minor Modification Application in a manner in accord with the City of Temecula General Plan and Development Code. C. The Application was processed including, but not limited to a public notice, in the time and manner prescribed by State and local law. D. The Director of Planning, at a regular meeting, considered the Application and environmental review on December 18, 2008, 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. E. At the conclusion of the Director's Hearing and after due consideration of the testimony, the Director of Planning approved Planning Application No. PA08-0148 subject to Conditions of Approval, after finding that the project proposed in Planning Application No. PA08-0148, conformed to the City of Temecula's General Plan and Development Code. Section 2. Further Findings. The Director of Planning, in approving Planning Application No. PA08-0148, hereby makes the following findings as required by Development Code Section 17.05.010.F, Minor Modification. 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; The proposal is consistent with the General Plan land use designation, and with the standards and requirements for the Community Commercial zoning district. The proposed office use is permitted in the land use designation standards GAPLANNING0008\PA08.0148 James Webb Building Minor MOD\Planning\DH Reso.doc 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 development proposed. The proposed project, as conditioned, is consistent with other applicable requirements of state law and local ordinances, including the California Environmental Quality Act (CEQA) and all applicable 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 proposed project is consistent with the development standards outlined in the City of Temecula Development Code. The proposed site layout for the project has been reviewed utilizing the Citywide Design Guidelines and development standards for commercial office buildings. The proposed project meets the standards for circulation, site plan design, and landscaping. The project 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. Section 3. Conditions. The Director of Planning of the City of Temecula approves Planning Application No. PA08-0148, a Minor Modification to eliminate the underground parking structure and reduce the building height and square footage of the James Webb building, located at 27423 Ynez Road, subject to the Conditions of Approval set forth on Exhibit A, attached hereto, and incorporated herein by this reference. Section 4. PASSED, APPROVED AND ADOPTED by the City of Temecula Director of Planning this 18th day of December 2008. Debbie Ubnoske, Director of Planning I, Kathy Simpkins, Secretary of the Temecula Director's Hearing, do hereby certify that the forgoing DH Resolution No. 08- was duly and regularly adopted by the Director of Planning of the City of Temecula at a regular meeting thereof held on the 18th day of December 2008. Kathy Simpkins, Secretary GAPLANNING120081PA08-0148 James Webb Building Minor MOD\Planning\DH Reso.doc EXHIBIT A DRAFT CONDITIONS OF APPROVAL SCANNED: G DRIVE: PERMITS PLUS: INITIALS: PLANNER: EXHIBIT A CITY OF TEMECULA DRAFT CONDITIONS OF APPROVAL Planning Application No.: PA08-0148 Project Description: A Minor Modification to an approved Development Plan to eliminate the underground parking lot and reduce the building height and square footage of the James Webb building located at 27423 Ynez Road in the Tower Plaza Center Assessor's Parcel No.: MSHCP Category: DIF Category: TUMF Category: Approval Date: Expiration Date: PLANNING DEPARTMENT 921-260-022 Commercial Office Service Commercial/Office December 18, 2008 N/A Within 48 Hours of the Approval of This Project PL-1. The applicant shall review and sign the Acceptance of Conditions of Approval document that will be provided by the Planning Department staff and return the document with an original signature to the Planning Department. General Requirements PL-2. 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. PL-3. The permittee shall obtain City approval for any modifications or revisions to the approval of this project. PL-4. The expiration of the application is subject to the underlying Development Plan, PA06- 0187, or expiration date of subsequent extension of time approvals. PL-5. The development of the premises shall substantially conform to the approved site plan and elevations contained on file with the Planning Department for PA08-0148. PL-6. Unless amended herein, all Conditions of Approval for the approved Development Plan, PA06-0187, shall remain in effect and apply to the project. PL-7. Parking for the project shall be shared across the site, including parking spaces in all lots that are a part of the project. PL-8. If construction is phased, a construction staging area plan or phasing plan for construction equipment and trash shall be approved by the Director of Planning. Prior to Release of Power, Building Occupancy or Any Use Allowed by This Permit PL-9. An applicant shall submit a letter of substantial conformance, subject to field verification by the Planning Director or his/her designee. Said letter of substantial conformance shall be prepared by the project designer and shall indicate that all plant materials and irrigation system components have been installed in accordance with the approved final landscape and irrigation plans. If a certificate of use and occupancy is not required for the project, such letter of substantial conformance shall be submitted prior to scheduling for the final inspection. PL-10. All of the foregoing conditions shall be complied with prior to occupancy or any use allowed by this permit. BUILDING AND SAFETY DEPARTMENT B-1. Unless amended herein, all Conditions of Approval for PA06-0187 shall remain in effect and apply to the project. COMMUNITY SERVICES DEPARTMENT CS-1. Unless amended herein, all Conditions of Approval for PA06-0187 shall remain in effect and apply to the project: FIRE PREVENTION General Requirements F-1. 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. F-2. The Fire Prevention Bureau is required to set a minimum fire flow for the construction of all commercial buildings per CFC Appendix B. 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 Appendix B and Temecula City Ordinance 15.16.020, Section R). F-3. The Fire Prevention Bureau is required to set minimum fire hydrant distances per CFC Appendix C. A combination of on -site and off site 6" x 4" x 2-2 W 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 a hydrant. The required fire flow shall be available from any adjacent hydrants in the system (CFC Appendix C and Temecula City Ordinance 15.16.020, Section R). F-4. 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 (CFC Chapter 5, Section 508.5). F-5. If construction is phased, each phase shall provide approved access and fire protection prior to any building construction (CFC Chapter 5, Section 503.4). Prior to Issuance of Grading Permit(s) F-6. Fire apparatus access roads shall be designed and maintained to support the imposed loads of fire apparatus and shall be with a surface to provide all-weather driving capabilities. Access roads shall be 80,000 lbs. GVW with a minimum of AC thickness of .25 feet. in accordance with Section 1410.1, prior to building construction, all locations where structures are to be built shall have fire apparatus access roads (CFC Chapter 5, Section 503.2, 503.4 and City Ordinance 15.16.020 Section E). F-7. Fire Department vehicle access roads shall have an unobstructed width of not less than 24 feet and an unobstructed vertical clearance of not less than 13 feet 6 inches (CFC Chapter 5, Section 503.2, 503.4 and City Ordinance 15.16.020 Section E). F-8. Dead end roadways and streets in excess of 150 feet which have not been completed shall have a turnaround capable of accommodating fire apparatus (CFC Chapter 5, Section 503.2.5 and City Ordinance 15.16.020 Section E). Prior to Issuance of Building Permit(s) F-9. The developer shall furnish one copy of the water system plans to the Fire Prevention Bureau for approval prior to installation for all private water systems pertaining to the fire service loop. This also applies to laterals coming into the building for the fire sprinkler system if no on site hydrants are required. 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. Hydraulic calculations will be required with the underground submittal to ensure fire flow requirements are being met for the on -site hydrants. The plans must be submitted and approved prior to building permit being issued (CFC Chapter 14, Section 1412 and Chapter 5, Section 501.3). F-10. Fire sprinkler risers shall not be obstructed in any manner. The fire system riser is to be provided with eighteen (18) inch clearance to each side and to the front of the system riser, access shall be provided by means of a door with the minimum dimensions two (2) feet six (6) inches wide by six (6) feet eight (8) inches tall from the exterior of the building directly to the riser as approved by the Chief. The fire system riser room shall not share with any other equipment (i.e., mechanical, electrical, etc.). The main fire alarm control panel shall also be placed in the riser room. F-11. 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. These plans must be submitted prior to the issuance of building permit. F-12. 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. The fire alarm system is required to have a dedicated circuit from the house panel. These plans must be submitted prior to the issuance of building permit. Prior to Issuance of Certificate of Occupancy F-13. Hydrant locations shall be identified by the installation of reflective markers (blue dots) per City Ordinance 15.16.020 Section E. F-14. New and existing buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly legible and visible from the street or road fronting the property. These numbers shall contrast with their background. Commercial buildings shall have a minimum of 12-inch numbers with suite numbers being a minimum of six inches in size. All suites shall have a minimum of 6-inch high letters and/or numbers on both the front and rear doors (CFC Chapter 5, Section 505.1 and City Ordinance 15.16.020 Section E). F-15. A "Knox -Box" shall be provided. The Knox -Box shall be installed a minimum of six feet in height and be located to the right side of the fire riser sprinkler room (CFC Chapter 5, Section 506). F-16. 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 (CFC Chapter 5, Section 503.3). F-17. 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. Contact Fire Prevention for approval of alternative file formats which may be acceptable. PUBLIC WORKS DEPARTMENT General Requirements PW-1. 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. PW-2. 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. PW-3. 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. PW-4. All improvement 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. PW-5. 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 off site or entering any storm drain system or receiving water. PW-6. 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 Best Management Practices, (BMPs) source controls, and treatment mechanisms. Prior to Issuance of Grading Permit(s) PW-7. A permit from Riverside County Flood Control and Water Conservation District is required for work within their right-of-way. PW-8. A grading plan shall be prepared by a registered civil engineer in accordance with City of Temecula standards, and shall be reviewed and approved by the Department of Public Works prior to the commencement of grading. The grading plan shall include all necessary erosion control measures needed to adequately protect the site (public and private) and adjoining properties from damage due to erosion. PW-9. 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 in accordance with Grading Ordinance Section 18.24.120. PW-10. A Soils Report shall be prepared by a registered soil or civil engineer and submitted to the Department of Public Works with the initial grading plan check. The report shall address all soil conditions of the site, and provide recommendations for the construction of engineered structures and pavement sections. PW-11. 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 ground shaking and liquefaction. PW-12. 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. PW-13. Construction -phase pollution prevention controls shall be consistent with the City's Grading, Erosion and Sediment Control Ordinance and associated technical manual, and the City's standard notes for Erosion and Sediment Control. PW-14. 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. PW-15. As deemed necessary by the Department of Public Works, the developer shall receive written clearance from the San Diego Regional Water Quality Board, Riverside County Flood Control and Water Conservation District, Planning Department, or other affected agencies. PWA6. 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. PW-17. 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. PW-18. The developer shall obtain letters of approval for any off site work performed on adjoining properties. The letters shall be in format as directed by the Department of Public Works. PW-19. The developer must comply with the requirements of the National Pollutant Discharge Elimination System (NPDES) permit from the State Water Resources Control Board. No grading shall be permitted until an NPDES Notice of Intent (NOI) has been filed or the project is shown to be exempt. Prior to Issuance of Building Permit(s) PW-20. Improvement plans shall conform to applicable City of Temecula Standards subject to approval by the Department of Public Works. The following design criteria shall be observed: Flowline grades shall be 0.5% minimum over P.C.C. and 1.00% minimum over A.C. paving. b. Concrete sidewalks and ramps shall be constructed along public street frontages in accordance with City of Temecula Standard Number. 400. c. Improvement plans shall extend 300 feet beyond the project boundaries. d. Public street improvement plans shall include plans and profiles showing existing topography, utilities, proposed centerline, top of curb and flowline grades. PW-21. The developer shall construct all public improvements outlined in these conditions to City of Temecula General Plan standards unless otherwise noted. Plans shall be reviewed and approved by the Department of Public Works. PW-22. Improve Ynez Road from the northerly parcel boundary to the southerly boundary for Parcel 2 (Arterial Highway Standards —110' R/W) to include installation of sidewalk and utilities (including but not limited to water and sewer). PW-23. Ynez Road (Arterial Highway Standards —110' R/W) along entire parcel boundary to include dedication of half -width street right-of-way. PW-24. The developer shall construct all public improvements in conformance with applicable City Standards and subject to approval by the Department of Public Works including street improvements, which may include, but not limited to, pavement, curb and gutter, median, sidewalk, drive approaches; streetlights, signing, striping, traffic signal systems, other traffic control devices as appropriate; sewer and domestic water systems; under grounding of proposed utility distribution lines; and storm drain facilities. PW-25. A construction area Traffic Control Plan shall be designed by a registered civil ortraffic engineer and reviewed by 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. PW-26. . 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. PW-27. 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. PW-28. 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. Prior to Issuance of Certificate of Occupancy PW-29. The project shall demonstrate the pollution prevention BMPs outlined in the WQMP have been constructed and installed in conformance with approved plans and are ready for immediate implementation. PW-30. As deemed necessary by the Department of Public Works the developer shall receive written clearance from Rancho California Water District, Eastern Municipal Water District, or other affected agencies. PW-31. All public improvements shall be constructed and completed per the approved plans and City standards to the satisfaction of the Department of Public Works. PW-32. The existing improvements shall be reviewed. Any appurtenance damaged or broken shall be repaired or removed and replaced to the satisfaction of the Department of Public Works. PW-33. All necessary certifications and clearances from engineers, utility companies and public agencies shall be submitted as required by the Department of Public Works. NOTICE OF PUBLIC HEARING Notice of Public Hearing A PUBLIC HEARING has been scheduled before the City of Temecula DIRECTOR'S HEARING to consider the matter described below: Case No: PA08-0148 Applicant: Walt Allen Architects Proposal: A Minor Modification to an approved Development Plan to eliminate the underground parking lot and reduce the building height and square footage of the James Webb building located at 27423 Ynez Road in the Tower Plaza. Case Planner: Dana Schuma Place of Hearing: City of Temecula, Main Conference Room Date of Hearing: December 18, 2008 Time of Hearing: 1:30 p.m. 1Pr4edSft1 Any person may submit written comments to the Planning Director before the hearing or may appear and be heard in support of or opposition to the approval of the project at the time of the hearing. Any petition for judicial review of a decision of the Planning Directoris controlled by the statute of limitations provisions set forth in Sections 1094.5 and 1094.6 of the California Code of Civil Procedure. Any action or proceeding to attack, review, set aside, or void any decision of the Planning Director is controlled by Chapter 2.36 of the Temecula Municipal Code. In any such action or proceeding seeking judicial review of, which attacks or seeks to set aside, or void any decision of the Planning Director, shall be limited to those issues raised at the hearing as provided in Chapter 2.36 of the Temecula Municipal Code. Copies of the procedures for the conduct of City Council, Planning Commission, and Planning Director public hearings are available from the City Clerk. If you wish to challenge the above [project] in court, the challenge will be limited to only those issues you or someone else raised at the public hearing or in written correspondence delivered to the City Clerk at, or prior to, the public hearing described in this notice, and must be commenced within the time limit specified in Section 1094.5 and Section 1094.6 of the California Code of Civil Procedure. The proposed project application may be viewed at the City of Temecula Planning Department, 43200 Business Park Drive, Monday through Friday from 8:00 a.m. to 5:00 p.m. Questions concerning the project maybe addressed to the case planner at (951) 694-6400.