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HomeMy WebLinkAbout070810 DH Agenda AGENDA TEMECULA PLANNING DIRECTOR'S HEARING REGULAR MEETING July 8, 2010 1:30 P.M. TEMECULA CITY HALL MAIN CONFERENCE ROOM 43200 Business Park Drive Temecula, CA 92590 CALL TO ORDER: Patrick Richardson, Planning Director 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: PA10 -0125 Project Type: Minor Conditional Use Permit Project Title: Redlands CUP Jefferson Plaza Applicant: John Evers, The Garrett Group Project Description: A Minor Conditional Use Permit to operate an educational use (University of Redlands) in 8,477 square feet of an existing 32,185 square foot building Location: 27720 Jefferson Avenue Environmental Action: Exempt per CEQA Section 15301, Class 1 Existing Facilities Project Planner: Cheryl Kitzerow /Matt Peters 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. RADirectors Hearing\Agendas\201 0\07-08-1 0 Agenda.doc STAFF REPORT — PLANNING CITY OF TEMECULA DIRECTOR'S HEARING DATE OF MEETING: July 8, 2010 PREPARED BY: Cheryl Kitzerow /Matt Peters, Case Planners PROJECT Planning Application No. PA10 -0125, a Minor Conditional Use SUMMARY: Permit to operate an educational use (University of Redlands) in 8,477 square feet of an existing 32,185 square foot building that is located within the Jefferson Plaza office complex, addressed as 27720 Jefferson Avenue. RECOMMENDATION: Approve with Conditions CEQA: Categorically Exempt Section 156301, Class 1 Existing Facilities PROJECT DATA SUMMARY Name of Applicant: The Garrett Group — John Evers General Plan Community Commercial (CC) Designation: Zoning Designation: Community Commercial (CC) Existing Conditions/ Land Use: Site: Four -story office building North: Office Building South: Office Building East: 1 -15 freeway West: Commercial center across Jefferson Avenue BACKGROUND SUMMARY Planning Application No. PA10 -0125 is a Minor Conditional Use Permit for the University of Redlands to utilize the entire 4th floor of Building B at Jefferson Plaza, with hours of business from 8 a.m. to 10:30 p.m. Monday through Friday. During the normal workday, four full -time employees will arrive at 8 a.m. and utilize the facility. Students will not arrive until 6 p.m. The total student body will consist of 150 students. University of Redlands' satellite campus is designed to serve adult students with university academic programs. Students may obtain Bachelor's or Master's degrees in the School of Business. Currently, the University is located at 27270 Madison Avenue in the City of Temecula. Over the last ten years, the school has grown from one suite to a number of suites which are fragmented in other buildings in the area. The school's intent is to consolidate to the proposed location in the Jefferson Plaza Building B. The proposal includes six classrooms and staff offices on the fourth floor. No exterior changes to the project site are proposed. G: \PLANNING\2010 \PA10 -0125 Redlands Jefferson Plaza CUP \Planning \DH STAFF REPORT.doc 1 A Conditional Use Permit application was submitted on April 28, 2010. On May 24, 2010, a DRC letter was mailed to the applicant outlining minimal staff comments. On June 1, 2010, the applicant resubmitted revised plans for staff review. 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 Per Development Code Section 17.08.030, a Conditional Use Permit is required for Educational Institutions in the Community Commercial zoning district. The proposed project was reviewed to determine the appropriateness of the proposed use within an existing office building, proposed hours of operation with other existing uses in the building, and the adequacy of parking on -site. Proposed Uses. Hours of Operation, and Parking Availability The applicant provided a "Statement of Operation" (attached) for staff review in determining the appropriateness of the proposed use for the existing building, location and adequacy of on -site parking, and potential impacts to adjacent uses. A summary of the proposed use, hours of operation, and parking demand to be approved with this request includes: Weekday Uses (Monday— Friday) • Office Use, 8 a.m. -5 p.m., four employees= four spaces Weeknight Uses (Monday — Thursday) • University of Redlands, 6 p.m.- 10:30.p.m., six classrooms with 20 student occupancy = 120 students requiring four spaces per 10 students for a total of 48 spaces Occasional Weekend Classes — Saturdays twice a quarter The current tenants in the Jefferson Plaza include financial and professional office tenants with traditional Monday thru Friday daytime hours. The existing parking for the center is shared for Building A (adjacent) and Building B (subject site). There are currently 280 spaces on -site with 245 spaces required. University of Redlands would require 52 spaces, with the majority of these spaces required at off -peak times. In the future, the student body is anticipated to increase to 150 students (per the applicant's Statement of Operations). This increase would require an additional 12 spaces which are available on -site. Based on the above summary, staff has determined that the proposed use and hours of operation will not create an adverse impact on adjacent properties. In addition, staff concludes that the site has adequate on -site parking to accommodate the proposed use. Staff has determined that the proposed project, as conditioned, is consistent with the City's General Plan, Development Code, and all applicable ordinances, standards, guidelines, and policies. Therefore, staff recommends approval of the Conditional Use Permit with the attached Conditions of Approval. LEGAL NOTICING REQUIREMENTS Notice of the public hearing was published in the Californian on June 26, 2010 and mailed to the property owners within the required 600 -foot radius. ENVIRONMENTAL DETERMINATION G: \PLANNING\2010 \PA10 -0125 Redlands Jefferson Plaza CUP \Planning \DH STAFF REPORT.doc 2 In accordance with the California Environmental Quality Act, the proposed project has been deemed to be categorically exempt from further environmental review. FINDINGS Conditional Use Permit (17.04.010E) 1. The proposed conditional use is consistent with the General Plan and the Development Code. The proposal for an education use in an existing building in the Community Commercial zone is consistent with the land use designation and policies reflected for the Community Commercial (CC) land use designation within in the City of Temecula's General Plan, as well as the development standards for the Community Commercial (CC) in the City of Temecula Development Code. The site is, therefore, properly planned and zoned and found to be physically suitable for the proposed education use. 2. The proposed conditional use is compatible with the nature, condition and development of adjacent uses, buildings and structures and the proposed conditional use will not adversely affect the adjacent uses, buildings or structures. The proposed conditional use is compatible with adjacent land uses as defined in the General Plan. The proposed education use will be consistent with the surrounding uses. The area in which the project is to be located has a mixture of office uses which are compatible to the proposed educational use. The proposed use will not adversely affect any of the surrounding properties because the use will occur within an existing building, and the most intense hours of operation will occur on evenings when surrounding businesses will be closed. 3. The site for a proposed conditional use is adequate in size and shape to accommodate the yards, walls, fences, parking and loading facilities, buffer areas, landscaping, and other development features prescribed in the Development Code and required by the Planning Commission or Council in order to integrate the use with other uses in the neighborhood. The proposed project meets all of the applicable Development Code requirements. The site is adequate in size and shape to accommodate the proposed education use without affecting the yard, parking and loading, landscaping, and other development features required by the Development Code in order to integrate the use with other uses on the site and in the neighborhood. 4. The nature of the proposed conditional use is not detrimental to the health, safety and general welfare of the community. The proposed education use will not be detrimental to the health, safety, or general welfare of the community. Fire Prevention has reviewed circulation and drive aisle widths and has determined that the site will able to be adequately served by the Fire Department in an emergency situation. G: \PLANNING\2010 \PA10 -0125 Redlands Jefferson Plaza CUP \Planning \DH STAFF REPORT.doc 3 ATTACHMENTS Vicinity Map Plan Reductions Statement of Operations Statement of Justification Resolution Exhibit A - Draft Conditions of Approval Notice of Public Hearing G: \PLANNING\2010 \PA10 -0125 Redlands Jefferson Plaza CUP \Planning \DH STAFF REPORT.doc 4 VICINITY MAP h PA10 -0125 A f r \5I I v No OR — r „ t f v \ � AIIIII.� \ ; Project Site 9 �4 I i� r 9 R O �.� P � t f ® ....- - 0 500 1.000 2,000 Feet t �� - f, RANGnv �\ ri PLAN REDUCTIONS I.! o N' CONDITIONAL USE APPLICATON SHEET INDEX: PARKING DATA &ANALYSIS: PLAN KEYNOTES: `:_ NU Z SUBJECT BUILDING PLANS AND PROJECT DATA _ -- "_ TMr ° °E °I "gig =•� . a ;= Q° "ma w E u ., ¢ A ILS P. °dwn °°a•k ,.L . ,oa laowo! l USF., ¢ PROPOSED B TENANT OCCUPANCY FOR UNIVERSITY OF REDLANDS �a•nrv„on °=neaFn�n w ""°�' "` "` " "�� °'w,rvnP. =E dn.k¢ C. BUILDING B. 4TH FLOOR 8,477 S.F. ___..__....._..._...._ ... ................ e ¢ w :..=¢ AT � « ER =1I= •a °w� o~ z nooAn.l.x. ' " ""` "� wna� a °w PLAN DATA: o� CODE CRITERIA : VICINITY MAP: PARCEL MAP: t2 l z PROJECT ADDRESS: OK F wo E s FOIO FSrwonA s s M y i i o° Eaio ,vF ' � u OF THE LA OF HE °i "ileclwln cooE •' ' a t : 'i' m cut . ' I ' �\ •,ue rwecuu en. vxsw 'C Roo I `� . Pn �e rt �` rI dr , r POSED TENANT: ° AEIEO M.`A'COOS ICMCI /xme U_.,. xm i/ n CV7a m • -h P •� y :{ ROP O asne raoon°e.nsP IF1 CSI lcrcl, z'Be I` —P•.0 LNG John L. Raetor, PrinGPaI, IA� uN, cracnFCOOE ClcIrY.nd uwwa". ElECnKU .�,' ?� 9 < 3 " !ST 1 .•.... nwrvnewe MEUeFa uus"`B,o cr. ezlaA BUILDING OWNER . aw „oM wslxnl�ECOOE alw.E " ..°”, t J t f CIRCL 'ALL IEC— EA UL o'T C HEA ° wi«<u aMnoaux..=ooElr<I / a 1 s L = o. =EMroA nE. °a.w:x xaoOQ EnEacr EN CErvcr $I,N°nxp5 1 sH,y .. a. .,cnrnr ss,•.C° 1 I tvs lwsnxn p �a 1 M ,cwFOao Ea BEVISONS r,xivs iso%xSSS pz °PP sv xe,E oMMENts •». ,'. .;3^•R'/ ,,y .r Iry r.._. ,.,.,,...,„., ,,.,,r ,«_• �r..r.: <M BUILDING DATA: p — - - --- -- - - - - - -� LEGAL DESCRIPTION. PLUMBING FIXTURE CALCULATION p Pnacax PAacEFa,rvo PAZCEL.cE PARCEL MAP 1— w I "E U courvrvol wvlas of 31,1 E" Vo BUIFDINGB awA p _ E- sx.lensl. APN: >:.acosw ... .. PE " ALLOWABLE BUILDING FLOOR AREA: """ "ex Cl BEww. Al 11 � IeBeAxEOa Ma+n wornn =Ba. -el PF. iFr BASE'Dpl� B.wV iP asroaEx :. p .:r:1. .U..«., I O PwI�EO I,—HI x x O G PROJECT .ICl—I-L — El CT.CC EXISTING PROJECT SITE PLAN L .i� d � \ ` ° ° ° a,En°E. AS rEO ,,ll,nF— w IIR �O a °w .mE �:.. ® ® ®.::.:......: M,rARF —.TIC _ JEFFERSON PLAZA SCALE: I M SC LE - NO1E N \•, _ a 3 nc mwaEiA WED "s'NE a¢uLr oElla Pwlcs!°Pao,ECE BUILDiN ®OWA BUE AREA INCRE A I, II 3 O E SES i p �Ue a Toles. °wER KTFTTR=�- �.: ® ® ,L°ww 0 .n a¢nllo w Broa¢nclUu O O > ,, ». m, p OWNERS REP. STATEMENT: o Lu P4 FLOOR RE A O a M . 1 1 BUILDIN'GB \�.• �SdRuo° -. 44 T was .. MI•I ww.°awnym m.rclwa.na. w U— LL B U I L� I N G A 1 .:'' r".,° ma IN'°n ard«ry > T l t 1 twa me rm�e Ino ouuo k. A Ew�4.1 �I <o lard, .nr.",w.rm,l.�.E. N«, o. � m. — �, a a a xr..l, R �k la mlam n,E P—ECT NO. 4-22 -10 SHEET NAME T-E COVER SHEET \` SITE PLAN - - - - - THE lUil xlS pAAll0 a.nmwlmox coe alwr aw lvilBm om to la.JO ' �i �WU�I tu.IVm; um•u�J•rM.lA I�Gn•krv�.ril tr orMr aemwn mra ..lr ° f ` ' f ® uli &c n of m unlE d m n cwcu no sclvMka CuicnlH ' Ina rW I Y +w rcl�o- r I l Ila arcormr runrFr or rlvknrlr SHEET NUMB E J E F F E R S O N AV E. allab „�,bmn I wxxa..blw r� m maoa a B _ r .�,n�w.�atrvwAl�aarb�amnab,m�.,° A0.1 -- -- - - - - -- PLAN KEYNOTES: BALCONY BALCONY < 1AIFT— OOR1 ory ­L1 ­ c ADMIN, ADMIN. 16 STUDENTS 2) O 1 ® 11 K CALCULATION: CO CUSS FW`Jji ca rns.slnna.Ia CL J,h, L. Redo,, pd,dpal, 1A C9.I­OlTFl2­-11­ BALCONY SYMBOL DEFINITION EL TOR ..... . ..... z' ..... I ..... .......... 13 STUDENT IE) > ELEC. M SIUD ENfS M e A AREA/ STUD 3 L — T ;.T. .......... M STUDENTS 10 W ILAN— OF ll-RO; CLOSES — — — — — — — — — — — A Q A - 1 IYM0 01 1 - -T n� X1 N. 0 9 IEI IE) V 0 20 STUDENTS 20 STUDENTS M 0' =XTM��. 3 =7S. WT Zu`lpv= WOMEN S ENS Ol — 0 ............ MT04MFIT _ X 4V ADMIN. IV— �'WEFAM. im: ........... ...... - 0 ADMIN. CLntSkM SERVER R1. W ilX 16' STORAGE 0 < I M-7 C. VINjING RE u < Lu — 1 BREAK AREA L [A z 1 20 STUDENTS v. — — — — — — — t LL n H A 7 1. .71 BALCONY D— KATE 1-F PROPOSED TENANT FLOOR PLAN TI FLOORPLAN OCCUPANT LOAD CALCULATION C1 OCCUPANT FOURTH FLOOR SCALE: 3/1611'0" LOAD CALC. EVENING EXTENSION SCHOOL INSTRUCTION 8 USE E A 0.2 PLAN KEYNOTES: u BALCONY BALCONY —1-111111-11.011001 0­ AD.N, ADVLN. 16 STUDENTS 1- .16 Ap 06 CALCULATION: csp —o F :11A Ram! I NX?T 24 X ?�q All 0 .......... lo c p I M� " . u r. STARVIE John L. Rector, pd,dpal, IA . . . I ................ i4 MINIM— BALCONY A; SYMBOL DEFINITION . ........... .. EL 1- IEI Rrn 18 STUDENT > ELEC. ........... 20 STUDENTS 10' �VBRD. — 20 ST DENTS EIA =READ _ L — — — — — — — — — — - 77 T . .. .... . ... ... 20 STUDENTS d. ILANIER DI 1110— =-JT VESTRI.0 u CLOSET TAR RL 2 4 — — — — — O - - - -_— DATE: 23 A 7� F — — — 41 NY 0 20 STUDENTS 5TUDEWS W M =D TWW— 0 El 3 �ENT� 0 ADMIN. =T x- `Ew wom M-2 nn T. UUU ME, 2 11 I % 1 01 kD . ......... z ........... ..... Fool SERVER RM. Fool .......... ULJ .......... 12r F 2�9t, STORAGE 0 1 RE t= U ;5z 1 COPY VENflNG CLAS Lu BREAK AREA u ............... 2 STUDENTS al! BALCONY BALCONY IIIJEKY 11. DATE —ET NARR T-E PROPOSED TENANT FLOOR PLAN TI FLOORPLAN OCCUPANT LOAD CALCULATION. OCCUPANT FOURTH FLOOR SCALE: 3 "",,, LOAD CALC. EVENING EXTENSION SCHOOL INSTRUCTION B USE N .... X6.2 a od low 0 y c sxr a R m C: L. Rector prindvel IA max° U a ti 27720 J.H.— A 27720 J0— All— 27720Je1e1son Avenue Firs, Floor S—d Floor Sumo Floor 0 0 0 BUILDING B - NNEROFRECO0.D OCCUPANCY STACKING PLAN NO SCALE F N Z Q J Q LL 11 H 0% � < Stu °o - BUILDING B STACKING PLAN =1EA0.4 STATEMENT OF OPERATIONS The Garrett Group Land & Real E talc Imoinicnt Nianigmient THE SCOPE OF WORK: The project area will be the entire 4th floor of the B building at Jefferson Plaza, 27720 Jefferson Ave. (see site and vicinity plans) The buildable area is 8,477 s. f. (see floor plan). The specific scope of tenant improvement work is listed as follows. The new occupancy will be provided with a NFPA13 type fire protection system. The specific areas of improvement are as follows: 1. Non -load bearing light gauge metal partition' framing, drywall and finish. 2. New doors and knock down metal frames. 3. New acoustical dropped ceiling throughout. 4. New lights and electrical outlet locations. 5. The existing rooftop HV /AC system will be re -built with the new distribution or (duct work only) will be the extent of the work. 6. 1 sink for break area only. 7. Movable wall panel system used for area definition. 8. Paint and Flooring throughout. 9. Millwork is limited to the reception area and break areas THE BUSINESS OPERATION: The hours of business operation are from 8:00 am to 10:30 pm Mona - Thru. During the normal day 4 full time employees will arrives @ 8:00 am and will utilize the facility. No students will arrive' until 6:00 pm when classes are scheduled. Currently the total student body of the school is 150 students total. The greatest number of students attending evening classes 1 of 4 nights a week is 100. The actual count based on a recorded number of night classes is no more than 50 -75. Tft wECEIVED By 0 11i • .ivuct - WorldCircle.Suite• 1 00. .Ye uIaj :aIil rnti..92 )Q..•.Thonc:9 "r, 1 ax 1)5I. ?06.48�l lhe(:,nrtt(iroul,LLI.ic,m STATEMENT OF JUSTIFICATION The Garrett Group land & Real Estate Investment Management STATEMENT OF JUSTIFICATION: 1. Is the site suitable and adequate for the purpose use? Response: Based on the proposed use defined by 2007 Edition of the UBC. This B use falls within the same base building B use design criteria. 2. Would the proposed use and . design have a substantial adverse effect on traffic circulation and on the planned capacity of the street system. Response: The night business school instruction which would have the greatest impact to the existing parking lot use would be between the hours of 6:00 pm. to 10:30 pm Mon - Thru. There would be no impact to street circulation or traffic at that time. 3. Would the proposed use have a substantial adverse impact on the general welfare of persons residing in the community? Response: Would not apply to this occupancy due to the fact that the location of the building and proposed occupancy is with the commercial zoning area well beyond any residential community. 4. Is the design of the project compatible with the existing and proposed development and its surroundings? Response: Does not apply to this occupancy due to the fact that building and site improvements are existing. PLUMBING FIXTURE COUNT COMPLIANCE: Based on the calculated occupant load the number of fixtures required for this proposed project cannot be provided on the 4th floor. Due to the fact that the building floors below 4th floor are vacant during the evening hours, access to these M &W restrooms would be provided for the students use by the building Owner. BASED ON PROPOSED USE THE FOLLOWING IS A PLUMBING FIXTURES CALCULATION REQUIRED FOR THIS PROJECT. Calculation based on UBC, 2007 edition, Chapter 29, TABLE 2902.1 ALTHOUGH CLASSIFIED AS B USE THE TABLE CLASSIFIES THIS AS E USE WHICH IS 1:50 OCCUPANTS BASED ON THE OCCUPANT LOAD OF 269. ALT. REQ. FIXTURES ALT. REQ. FIXTURES WC WC PROVIDED 3RD & LAV. WC PROVIDED 3RD & REQ. PROVIDED 2ND FLOOR REQ. PROVIDED 2ND FLOOR MEN'S 6 2 4 6 2 4 WOMEN'S 6 2 4 6 2 4 CEIVEu By ;One Better.World Orcle,+,Suitc 300 Temecula, Calilgri is 92i9O ,Phunc.,951 506.6556 Fax: 95F.506.4331 tir %.'IheGanettGroupLLC.com DH RESOLUTION DH RESOLUTION NO. 10- A RESOLUTION OF THE PLANNING DIRECTOR OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NO. PA10 -0125, A MINOR CONDITIONAL USE PERMIT TO OPERATE AN EDUCATIONAL USE (UNIVERSITY OF REDLANDS) IN 8,477 SQUARE FEET OF AN EXISTING 32,185 SQUARE FOOT BUILDING THAT IS LOCATED WITHIN THE JEFFERSON PLAZA OFFICE COMPLEX, ADDRESSED AS 27720 JEFFERSON AVENUE Section 1. Procedural Findings. The Planning Director of the City of Temecula does hereby find, determine and declare that: A. On .April 28, 2010, John Evers of The Garrett Group, filed Planning Application No. PA10 -0125 Conditional Use Permit Application 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 Director, at a regular meeting, considered the Application and environmental review on July 8, 2010, 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 Director's Hearing and after due consideration of the testimony, the Planning Director approved Planning Application No. PA10 -0125 subject to Conditions of Approval, after finding that the project proposed in Planning Application No. PA10 -0125, conformed to the City of Temecula's General Plan and Development Code. Section 2. Further Findings. The Planning Director, in approving Planning Application No. PA10 -0125, hereby makes the following findings as required by Development Code Section 17.04.010E. A. The proposed conditional use is consistent with the General Plan and the Development Code; The proposal for an education use in an existing building in the Community Commercial zone is consistent with the land use designation and policies reflected for the Community Commercial (CC) land use designation within in the City of Temecula's General Plan, as well as the development standards for the Community Commercial (CC) in the City of Temecula Development Code. The site is, therefore, properly planned and zoned and found to be physically suitable for the proposed education use. B. The proposed conditional use is compatible with the nature, condition and development of adjacent uses, buildings and structures and the proposed conditional use will not adversely affect the adjacent uses, buildings or structures; The proposed conditional use is compatible with adjacent land uses as defined in the General Plan. The proposed education use will be consistent with the surrounding uses. The area in which the project is to be located has a mixture of office uses which are compatible to the proposed educational use. The proposed use will not adversely affect any of the surrounding properties because the use will occur within an existing building, and the most intense hours of operation will occur on evenings when surrounding businesses will be closed. C. The site for a proposed conditional use is adequate in size and shape to accommodate the yards, walls, fences, parking and loading facilities, buffer areas, landscaping, and other development features prescribed in the Development Code and required by the Planning Commission or City Council in order to integrate the use with other uses in the neighborhood; The proposed project meets all of the applicable Development Code requirements. The site is adequate in size and shape to accommodate the proposed education use without affecting the yard, parking and loading, landscaping, and other development features required by the Development Code in order to integrate the use with other uses on the site and in the neighborhood. D. The nature of the proposed conditional use is not detrimental to the health, safety and general welfare of the community; The proposed education use will not be detrimental to the health, safety, or general welfare of the community. Fire Prevention has reviewed circulation and drive aisle widths and has determined that the site will able to be adequately served by the Fire Department in an emergency situation. Section 3. Environmental Findings. The Planning Director hereby makes the following environmental findings and determinations in connection with the approval of the Conditional Use Permit Application: A. In accordance with the California Environmental Quality Act, the proposed project has been deemed to be categorically exempt from further environmental review (Section 15301, Class 1 Existing Facilities). 1. The project involves permitting the University of Redlands within an existing office building in the Community Commercial zone. No expansion of the building is proposed or required. Section 4. Conditions. The Planning Director of the City of Temecula approves Planning Application No. PA10 -0125, a Minor Conditional Use Permit to operate an educational use (University of Redlands) in 8,477 square feet of an existing 32,185 square foot building that is located within the Jefferson Plaza office complex, 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 Director this 8th day of July 2010 Patrick Richardson, Planning Director I, Cynthia Lariccia, Secretary of the Temecula Director's Hearing, do hereby certify that the forgoing DH Resolution No. 10- was duly and regularly adopted by the Planning Director of the City of Temecula at a regular meeting thereof held on the 8th day of July 2010. Cynthia Lariccia, Secretary EXHIBIT A DRAFT CONDITIONS OF APPROVAL EXHIBIT A CITY OF TEMECULA DRAFT CONDITIONS OF APPROVAL Planning Application No.: PA10 -0125 Project Description: A Minor Conditional Use Permit to operate an educational use (University of Redlands) in 8,477 square feet of an existing 32,185 square foot building that is located within the Jefferson Plaza office complex, addressed as 27720 Jefferson Avenue Assessor's Parcel No.: 921 - 400 -035 MSHCP Category: Not Applicable to existing building DIF Category: Not Applicable to existing building TUMF Category: Not Applicable to existing building Approval Date: July 8, 2010 Expiration Date: July 8, 2012 PLANNING DEPARTMENT Within 48 Hours of the Approval of This Project PL -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)). 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. 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. PL -5. The Planning Director may, upon an application being filed, and for good cause, grant a time extension of up to 3 one -year extensions of time, one year at a time. PL -6. A separate building permit shall be required for all signage. PL -7. The development of the premises shall substantially conform to the approved site plan and elevations contained on file with the Planning Department. PL -8. Other than stormwater, it is illegal to allow liquids, gels, powders, sediment, fertilizers, landscape debris, and waste from entering the storm drain system or from leaving the property. Spills and leaks must be cleaned up immediately. Do not wash, maintain, or repair vehicles onsite. Do not hose down parking areas, sidewalks, alleys, or gutters. Ensure that all materials and products stored outside are protected from rain. Ensure all trash bins are covered at all times. PL -9. The applicant shall comply with their Statement of Operations dated April 28, 2010, on file with the Planning Department, unless superseded by these Conditions of Approval. PL -10. This Conditional Use Permit may be revoked pursuant to Section 17.03.080 of the City's Development Code. PL -11. The City, its Planning Director, Planning Commission, and City Council retain and reserve the right and jurisdiction to review and modify this Conditional Use Permit (including the Conditions of Approval) based on changed circumstances. Changed circumstances include, but are not limited to, the modification of business, a change in scope, emphasis, size of nature of the business, and the expansion, alteration, reconfiguration or change of use. The reservation of right to review any Conditional Use Permit granted or approved or conditionally approved hereunder by the City, its Planning Director, Planning Commission and City Council is in addition to, and not in- lieu of, the right of the City, its Planning Director, Planning Commission, and City Council to review, revoke or modify any Conditional Use Permit approved or conditionally approved hereunder for any violations of the conditions imposed on such Conditional Use Permit or for the maintenance of any nuisance condition or other code violation thereon. Prior to Release of Power, Building Occupancy or Any Use Allowed by This Permit PL -12. The applicant shall be required to screen all loading areas and roof mounted mechanical equipment from view of the 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 reviewed and approved by the Planning Director. PL -13. 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 smallerthan 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." PL -14. 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. PL -15. All site improvements including but not limited to parking areas and striping shall be installed. PL -16. All of the foregoing conditions shall be complied with prior to occupancy or any use allowed by this permit. BUILDING AND SAFETY DEPARTMENT General Conditions /Information B -1. All design components shall comply with applicable provisions of the 2007 edition of the California Building, Plumbing and Mechanical Codes; 2007 California Electrical Code; California Administrative Code, Title 24 Energy Code, California Title 24 Disabled Access Regulations, and the Temecula Municipal Code. B -2. Obtain all building plans and permit - approvals prior to commencement of any construction work. B -3. Signage shall be posted conspicuously at the entrance to the project that indicates the hours of construction, as allowed by the City of Temecula Municipal Ordinance 9.20.060, for any site within one - quarter mile of an occupied residence. The permitted hours of construction are Monday through Friday from 7:00 a.m. to 6:30 p.m., and Saturday from 7:00 a.m. to 6:30 p.m. No work is permitted on Sundays and nationally recognized Government Holidays. B -4. Provide an approved automatic fire sprinkler system. At Plan Review Submittal B -5. Provide electrical plan including load calculations and panel schedule, plumbing schematic and mechanical plan applicable to scope of work for plan review. B -6. Provide number and type of restroom fixtures, to be in accordance with the provisions of the 2007 edition of the California Plumbing Code. Prior to Issuance of Building Permit(s) B -7. Provide appropriate stamp of a registered professional with original signature on plans. 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. If construction is phased, each phase shall provide approved access and fire protection prior to any building construction (CFC Chapter 5, Section 503.4). F -3. 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 Chapter 1). Prior to Issuance of Building Permit(s) F -4. Fire sprinkler tenant improvement plans shall be submitted to the Fire Prevention Bureau for approval. Three sets of sprinkler tenant improvement 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 -5. Fire alarm tenant improvement plans shall be submitted to the Fire Prevention Bureau for approval. Three sets of alarm tenant improvement 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 -6. 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 six- inch high letters and /or numbers on both the front and rear doors (CFC Chapter 5, Section 505.1 and Temecula City Ordinance 15.16.020 Section E). F -7. 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). COMMUNITY SERVICES General Conditions /information CS -1. 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 demolition and construction debris. CS -2. The applicant shall comply with the Public Art Ordinance. Prior to Issuance of Building Permits CS -3. The developer shall provide TCSD verification of arrangements made with the City's franchise solid waste hauler for disposal of construction and demolition debris. NOTICE OF PUBLIC HEARING Notice of Public Hearing A PUBLIC HEARING has been scheduled before the City of Temecula PLANNING DIRECTOR to consider the matter described below: Case No: PA10 -0125 Applicant: The Garrett Group — John Evers Proposal: A Minor Conditional Use Permit to operate an educational use (University of Redlands) in 8,477 square feet of an existing 32,185 square foot building that is located within the Jefferson Plaza office complex, addressed as 27720 Jefferson Avenue Environmental: In accordance with the California Environmental Quality Act (CEQA), the proposed project is exempt from further environmental review and a Notice of Exemption will be adopted in compliance with CEQA Section 15301, Class 1 Existing Facilities Case Planner: Cheryl Kitzerow /Matt Peters, (951) 694 -6409 Place of Hearing: City of Temecula, Main Conference Room Date of Hearing: July 8, 2010 Time of Hearing: 1:30 p.m. } PA10 -0125 ti E F� } t � o 50a 1,0013 a ` +�} Fees . '„ '`''` ''r.. 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 Director shall be filed within the time required by, and controlled by, Sections 1094.5 and 1094.6 of the California Code of Civil Procedure. 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 or in written correspondence delivered to the City Clerk at, or prior to, the public hearing described in this notice. 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 may be addressed to the case planner at (951) 694 -6409.