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HomeMy WebLinkAbout01_034 PC ResolutionPC RESOLUTION NO. 2001-034 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NO.PA01- 0187, A DEVELOPMENT PLAN TO DESIGN, CONSTRUCT AND OPERATE A 55,697 SQUARE FOOT EXECUTIVE OFFICE BUILDING FOR INLAND VALLEY TERRACE INVESTMENT GROUP, LLC. ON 3.24 VACANT ACRES WITHIN WESTSIDE BUSINESS CENTRE PORTION OF PARCEL 1 OF PARCEL MAP 28084 AND PARCEL 4 OF TENTATIVE PARCEL MAP 28473. GENERALLY LOCATED ON THE EAST SIDE OF THE WESTERN BYPASS AND KNOWN AS ASSESSORS PARCEL NO. 909-320- 048 WHEREAS, Edge Development, Inc., filed Planning Application No. PA01-0187 (the "Application"), in a manner in accord with the City of Temecula General Plan and Development Code; WHEREAS, the Application was processed including, but not limited to a public notice, in the time and manner prescribed by State and local law; WHEREAS, the Planning Commission, at a regular meeting, considered the Application on September 5, 2001, 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; WHEREAS, at the conclusion of the Commission hearing and after due consideration of the testimony, the Commission recommended approval of the Application subject to and based upon the findings set forth hereunder; WHEREAS, all legal preconditions to the adoption of this Resolution have occurred. NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF TEMECULA DOES HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS: Section 1. reference. The above recitations are true and correct and are hereby incorporated by Section 2. Findings. The Planning Commission, in approving the Application hereby makes the following findings as required by Section 17.05.010.F of the Temecula Municipal Code: A. The proposal is consistent with the land use designation and policies reflected for development in the City of Temecula General Plan, as well as the development standards for (LI) Light Industrial development contained in the City's Development Code. B. The overall design of the project, including the site, building, 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 has been reviewed and as conditioned, has been found to be consistent with all applicable policies, guidelines, standards and regulations intended to ensure that the development will be constructed and function in a manner consistent with the public health, safety, and welfare. R:\D P~2001\01-0187 Inland Valley Terrace Investment Group\Staff Report.doc 7 C. The design of the proposed improvements is not likely to cause substantial environmental damage or substantially and unavoidably injure fish or wildlife or thei[ habitat. There is no fish or wildlife habitat on the project site, and the project will not affect any fish or wildlife habitat off-site. The site is surrounded by development and is an in-fill site. Furthermore, grading has already occurred at the site, which is a portion of a larger industrial park. The project will not individually or cumulatively have an adverse effect on wildlife resources, as defined in Section 711.2 of the Fish and Game Code. Section 3. Environmental Compliance. The project has been found to be categorically exempt Pursuant to Section 15332 class 32 of the California Environmental Quality Act Guidelines. No further environmental review is required for the proposed project. Section 4. Conditions. That the City of Temecula Planning Commission hereby conditionally approves the Application, a request to design, construct, and operate a 55,697 square foot Executive Office Building on 3.24 gross vacant acres for all the foregoing reasons and subject to the project specific conditions set forth on Exhibit A, attached hereto, and incorporated herein by this reference together with any and all necessary conditions that may be deemed necessary. Section 5. Commission this 5th day of September 2001. ATTEST: PASSED, APPROVED AND ADOPTED by the City of Temecula Planning Debbie'Ubnos-ke, Sec.r_etary [SEAL] STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss CITY OF TEMECULA ) I, Debbie Ubnoske, Secretary of the Temecula Planning Commission, do hereby certify that PC Resolution No. 01-034 was duly and regularly adopted by the Planning Commission of the City of Temecula at a regular meeting thereof held on the 5th day of September, 2001, by the following vote of the Commission: AYES: 5 NOES: 0 ABSENT: 0 ABSTAIN: 0 PLANNING COMMISSIONERS: PLANNING COMMISSIONERS: PLANNING COMMISSIONERS: PLANNING COMMISSIONERS: Guerriero, Mathewson, Olhasso, Telesio, and Chairman Chiniaeff None None None Debbie Ubnoske, Secretary R:\D P~2001\01-0187 Inland Valley Terrace Investment Group\Staff Report.doc 8 EXHIBIT A CONDITIONS OF APPROVAL PA01-0187 DEVELOPMENT PLAN R:\D P~2001\01-0187 Inland Valley Terrace Investment Group\Staff Report. doc 9 EXHIBIT A CITY OF TEMECULA CONDITIONS OF APPROVAL Planning Application No: PA01-0187 (Development Plan) Project Description: Request for a Development Plan to design, construct, and operate a 55,697 square foot executive office building on 3.24 vacant acres within the Westside Business Centre. Case Planner Rolfe Preisendanz, Assistant Planner Project Name: Inland Valley Terrace Business Center DIF Category: !.-.d'-'=tH=! (Changed to "Office" category per Planning Commission meeting September 5, 2001) Assessor's Parcel No: 909-320-048 Approval Date: September 5, 2001 Expiration Date: September 5, 2003 PLANNING DEPARTMENT Within Forty-Eight (48) Hours of the Approval of this Project The applicant shall deliver to the Community Development Department- Planning Division a cashier's check or money order made payable to the County Clerk in the amount of seventy- eight Dollars ($78.00) for the County administrative fee, to enable the City to file the Notice of Exemption as provided under Public Resources Code Section 21108(b) and California Code of Regulations Section 15062. If within said forty-eight (48) hour period the applicant has not delivered to the Community Development Department - Planning Division 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 The permittee/applicant shall indemnify, protect and hold harmless, the City and any agency or instrumentality thereof, and/or any of its officers, employees, and agents from any and all claims, actions, or proceedings against the City, or any agency or instrumentality thereof, or any of its officers, employees, and agents, to attack, set aside, void, annul, or seek monetary damages resulting from an 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 which action is brought within the appropriate statute of limitations period and Public Resources Code, Division 13, Chapter 4 (Section 21000 et seq., including but not by the way of limitations Section 21152 and 21167). The City shall promptly notify the permittee/applicant of any claim, action, or proceeding brought forth within this time period. The City shall estimate the cost of the defense of the R:\D P~2001\01-0187 Inland Valley Terrace Investment Group\Staff Report.doc 10 10. action and applicant shall deposit said amount with the City. City may require additional deposits to cover anticipated costs. City shall refund, without interest, any unused portions of the deposit once the litigation is finally concluded. Should the City fail to either promptly notify or cooperate fully, permittee/applicant shall not, thereafter be responsible to indemnify, defend, protect, or hold harmless the City, any agency or instrumentality thereof, or any of its officers, employees, or agents. Should the applicant fail to timely post the required deposit, the Director may terminate the land use approval without further notice to the applicant. All conditions shall be complied with prior to any occupancy or use allowed by this Development Plan. The permittee shall obtain City approval for any modifications or revisions to the approval of this development plan. This approval shall be used within two (2) 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 (2) year period, which is thereafter diligently pursued to completion, or the beginning of substantial utilization contemplated by this approval. The development of the premises shall substantially conform to the approved Exhibits D (Site Plan), E (Grading Plan), F (Elevation), G (Elevation), H (Floor Plan), I (Floor Plan), J (Landscape Plans) and K (Color and Material Board) contained on file with the Community Development Department - Planning Division. 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. All mechanical and roof equipment shall be fully screened from public view by being placed below the lowest level of the surrounding parapet wall. The colors and materials for the project shall substantially conform to those noted directly below and with Exhibit "K" (Color and Material Board), contained on file with the Community Development Department - Planning Division. Primary wall exterior: Exterior plaster soffit Accent Composite Aluminum Panels Slate Tile Accent Building Glazing Entry Glazing StorefrontJCurtain Wall Benjamin Moore "Monroe Bisque" Benjamin Moore "Cromwell Gray" "Champagne Metallic" Clear Bronze Clear Clear Anodized The construction landscape drawings shall indicate coordination and grouping of all utilities, which are screened from view per applicable City Codes and guidelines. R:\D P~2001\01-0187 Inland Valley Terrace Investment Group\Staff Report.doc 11 Prior to the Issuance of Grading Permits 11. 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. 12. The applicant shall sign both copies of the final conditions of approval that will be provided by the Community Development Department - Planning Division staff, and return one signed set to the Community Development Department - Planning Division for their files. 13. The applicant shall revise Exhibits "D, E, F, G, H, I J and K", (Site Plan, Grading Plan, Elevation(s), Floor Plan(s), Landscape Plan, and Color and Material Board) to reflect the final conditions of approval that will be provided by the Community Development Department - Planning Division staff. The applicant shall submit five (7) full size copies, one (1) reduced 8.5"xl 1" copy of Exhibits D through I, two (2) 8" X 10" glossy photographic color prints of approved Exhibit "K" (Color and Materials Board) and (2) 8"x 10" glossy photographic color prints of the colored version of approved Exhibit "F" and "G", the colored architectural elevations, to the Community Development Department Planning Division for their files. All labels on the Color and Materials Board and Elevations shall be readable on the photographic prints. Prior to the Issuance of Building Permits 14. The applicant shall insure that the underlying Parcel Map 28473 has been recorded with the County of Riverside. 15. A Consistency Check fee shall be paid per the City of Temecula Fee Schedule. 16. Three (3) copies of Construction Landscaping and Irrigation Plans shall be submitted to the Community Development Department - Planning Division for approval. These plans shall conform substantially with the approved Exhibit "J", or as amended by these conditions. The location, number, genus, species, and container size of the plants shall be shown. The plans shall be consistent with the Water Efficient Ordinance. The cover page shall identify the total square footage of the landscaped area for the site. 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. One (i) copy of the approved grading plan. c. Water usage calculations per Chapter 17.32 of the Development Code (Water Efficient Ordinance). d. Total cost estimate of plantings and irrigation (in accordance with the approved plan). Prior to the Issuance of Occupancy Permits 17. An Administrative Development Plan application for signage shall be required for any signage not included on Exhibits "D" and "F", or as amended by these conditions. A separate building permit shall be required for all signage identified on the approved Exhibits "D" and "F", or as amended by these conditions. R:\D P~2001\01-0187 Inland Valley Terrace Investment Group\Staff Report.doc 12 18. 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 Planning Director. The plants shall be healthy and free of weeds, disease, or pests. The irrigation system shall be properly constructed and in good working order. 19. Performance securities, in amounts to be determined by the Planning Director, to guarantee the maintenance of the landscape plantings, in accordance with the approved construction landscape and irrigation plan shall be filed with the Community Development Department - Planning Division for 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 Planning Director, the bond shall be released. 20. The Development Impact Fees associated with this project must be paid to the City of Temecula. 21. 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 if 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 909 696-3000." 22. 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 3 square feet in size. 23. All of the foregoing conditions shall be complied with prior to occupancy or any use allowed by this permit. BUILDING AND SAFETY DEPARTMENT 24. All design components shall comply with applicable provisions of the 1998 edition of the California Building, Plumbing and Mechanical Codes; 1998 National Electrical Code; California Administrative Code, Title 24 Energy and Disabled Access Regulations and the Temecula Municipal Code. 25. 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 lighting shall be shown on electrical plans submitted to the Department of Building and Safety. Any outside lighting shall be hooded and directed so as not to shine directly upon adjoining property or public rights-of-way. R:\D P~001\01-0187 Inland Valley Terrace Investment Group\Staff Report.doc 13 26. 27. 28. 29. 30, 31. 32. 33. 34. 35. 36. 37. 38. 39. 40. 41. 42. 43. A receipt or clearance letter from the Temecula Valley School District shall be submitted to the Building & Safety Department to ensure the payment or exemption from School Mitigation Fees. Obtain all building plans and permit approvals prior to commencement of any construction work. Obtain street addressing for all proposed buildings prior to submittal for plan review. Disabled access from the public way to the main entrance of the building is required. The path of travel shall meet the California Disabled Access Regulations in terms of cross slope, travel slope stripping and signage. Provide all details on plans. (California Disabled Access Regulations effective April 1, 1998) All building and facilities must comply with applicable disabled access regulations. Provide all details on plans. (California Disabled Access Regulations effective April 1, 1998) Provide disabled access from the public way to the main entrance of the building. Provide van accessible parking located as close as possible to the main entry. Show path of accessibility from parking to furthest point of improvement. Provide house electrical meter provisions for power for the operation of exterior lighting, fire alarm systems. Restroom fixtures, number and type, to be in accordance with the provisions of the 1998 edition of the California Building Code Appendix 29. Obtain the Division of the State Architect recommendation for the accessible restroom dimensions for toddlers from the Building Official, to implement in the building design. Provide an approved automatic fire sprinkler system. Provide appropriate stamp of a registered professional with original signature on plans submitted for plan review. Provide electrical plan including load calculations and panel schedule, plumbing schematic and mechanical plan for plan review. Truss calculations that are stamped by the engineer of record and the truss manufacturer engineer are required for plan review submittal. Provide precise grading plan for plan check submittal to check for handicap accessibility. A pre-construction meeting is required with the building inspector prior to the start of the building construction. Trash enclosures, patio covers, light standard and any block walls if not on the approved building plans, will require separate approvals and permits. Show all building setbacks. R:\D P~001\01-0187 Inland Valley Terrace Investment Group\Staff Report.doc 14 44. Signage shall be posted conspicuously at the entrance to the project that indicates the hours of construction, shown below, as allowed by the City of Temecula Ordinance No. 0-90-04, specifically Section G (1) of Riverside County Ordinance No. 457.73, for any site within one- quarter mile of an occupied residence. Monday-Friday: 8:30 a.m. - 8:30 p.m. Saturday: 7:00 a.m. - 6:30 p.m. No work is permitted on Sunday or Government Holidays FIRE DEPARTMENT 45. Final fire and life safety conditions will be addressed when the Fire Prevention Bureau reviews building plans. 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. 46. 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 1500 GPM at 20-PSI residual operating pressure, plus an assumed sprinkler demand of 400 GPM for a total fire flow of 1900 GPM with a 2-hour duration. The required fire fl0w may be adjusted during the approval process to reflect changes in design, construction type, or automatic fire protection measures as approved by the Fire Prevention Bureau. The Fire Flow as given above has taken into account all information as provided. (CFC 903.2, Appendix Ill-A) 47. The Fire Prevention Bureau is required to set minimum fire hydrant distances per CFC Appendix Ill-B, Table A-III-B-1. A minimum of 1 hydrant, in a combination of on-site and off- site (6" x 4" x 2-2 1/2" outlets) shall be located on Fire Department access roads and adjacent public streets. Hydrants shall be spaced at 500 feet apart, at each intersection and shall be located no more than 250 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 hydrant(s) in the system. The upgrade of existing fire hydrants may be required. (CFC 903.2, 903.4.2, and Appendix Ill-B) 48. As required by the California Fire Code, when any portion of the facility is in excess of 150 feet from a water supply on a public street, as measured by an approved route around the exterior of the facility, on-site fire hydrants and mains capable of supplying the required fire flow shall be provided. For this project on site fire hydrants are required. (CFC 903.2) 49. 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) 50. Prior to building construction, all locations where structures are to be built shall have approved temporary Fire Department vehicle access roads for use until permanent roads are installed. Temporary Fire Department access roads shall be an all weather surface for 80,000 lbs. GVVV. (CFC 8704.2 and 902.2.2.2) 51. Prior to building final, all locations where structures are to be built shall have approved Fire Department vehicle access roads to within 150 feet to any portion of the facility or any portion of an exterior wall of the building(s). Fire Department access roads shall be an all R:\D P~2001\01-0187 inland Valley Terrace Investment Group\Staff Report.doc 15 52. 53. 54. 55. 56. 57. 58. 59. 60. weather surface designed for 80,000 lbs. GVW with a minimum AC thickness of .25 feet. (CFC sec 902) Fire Department vehicle access roads shall have an unobstructed width of not less than ' twenty-four (24) feet and an unobstructed vertical clearance of not less than thirteen (13) feet six (6) inches. (CFC 902.2.2.1) The gradient for fire apparatus access roads shall not exceed fifteen (15) percent. (CFC 902.2.2.6 Rod. 99-14) Prior to building construction, dead end roadways 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) Prior to building construction, 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) Prior to issuance of building permits, the developer shall furnish one copy of the water system plans to the Fire Prevention Bureau for approval prior to installation. Plans shall be signed by a registered civil engineer; contain a Fire Prevention Bureau approval signature block; and conform to hydrant type, location, spacing and minimum fire flow standards. After the plans are signed by the local water company, the originals shall be presented to the Fire Prevention Bureau for signatures. The required water system including fire hydrants shall be installed and accepted by the appropriate water agency prior to any combustible building materials being placed on an individual lot. (CFC 8704.3, 901.2.2.2 and National Fire Protection Association 24 1-4.1 ) 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) Prior to issuance of a Certificate of Occupancy or building final, approved numbers or addresses shall be provided on all new and existing buildings in such a position as to be plainly visible and legible from the street or road fronting the property. Numbers shall be of a contrasting color to their background. Commercial, multi-family residential and industrial buildings shall have a minimum twelve (12) inches numbers with suite numbers a minimum of six (6) inches in size. All suites shall have a minimum of six (6) inch high letters and/or numbers on both the front and rear doors. Single-family residences and multi-family residential units shall have four (4) inch letters and/or numbers, as approved by the Fire Prevention Bureau. (CFC 901.4.4) 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) 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) R:\D P~2001\01-0187 Inland Valley Terrace Investment Group\Staff Report.doc 16 61. 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) 62. 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) 63. 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. Special Conditions 64. Prior to issuance of a Certificate of Occupancy or building final a simple plot plan and a simple floor plan, each as an electronic file of the .DWG format must be submitted to the Fire Prevention Bureau. Alternative file formats may be acceptable, contact fire prevention for approval. 65. The applicant shall comply with the requirements of the Fire Code permit process and update any changes in the items and quantities approved as part of their Fire Code permit. These changes shall be submitted to the Fire Prevention Bureau for review and approval per the Fire Code and is subject to inspection. (CFC 105) DEPARTMENT OF PUBLIC WORKS 66. 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. General Requirements 67. A Grading Permit for either rough and/or precise grading, including all on-site fiat 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. 68. 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. 69. All improvement plans and grading 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. Prior to Issuance of a Grading Permit 70. Tentative Parcel Map 28473 shall be approved. 71. 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. R:\D P~001\01-0187 Inland Valley Terrace Investment Group\Staff Report.doc 17 72. 73. 74. 75. 76. 77. 78. 79. 80. 81. The Grading Plan shall show reconfigured joint driveways. The center landscape islands are not acceptable. The driveways shall be of adequate length (i.e., approximately 110 feet in length) to allow for safe queing. 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. 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. 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. 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. 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. As deemed necessary by the Director of the Department of Public Works, the Developer shall receive written clearance from the following agencies: San Diego Regional Water Quality Control Board Riverside County Flood Control and Water Conservation District Planning Department Department of Public Works 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. Permanent landscape and irrigation plans shall be submitted to the Planning Department and the Department of Public Works for review and approval. 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. R:\D P~001\01-0187 Inland Valley Terrace Investment Group\Staff Report.doc 18 Prior to Issuance of a Building Permit 82. A flood mitigation charge shall be paid. The Area Drainage Plan fee is payable to the Riverside County Flood Control and Water Conservation District by either cashier's check or money order, prior to issuance of permits, based on the prevailing area drainage plan fee. If the full Area Drainage Plan fee or mitigation charge has already been credited to this property, no new charge needs to be paid. 83. Parcel Map 28473 shall be approved and recorded. 84. Improvement plans and/or precise grading plans shall conform to applicable City of Temecula Standards subject to approval by the Director of the Department of Public Works. The following design criteria shall be observed: a. Flowline grades shall be 0.5% minimum over P.C.C. and 1.00% minimum over A.C. paving. b. Driveways shall conform to the applicable City of Temecula Standard No. 207A. c. Streetlights shall be installed along the public streets adjoining the site in accordance with City Standard No. 800, 801,802 and 803. d. Concrete sidewalks and ramps shall be constructed along public street frontages in accordance with City of Temecula Standard Nos. 400,401and 402. e. Improvement plans shall extend 300 feet beyond the project boundaries. f. Minimum centerline radii shall be in accordance with City of Temecula's Standard No. 113. g. All reverse curves shall include a 100-foot minimum tangent section. h. All street and driveway centerline intersections shall be at 90 degrees. i. Public Street improvement plans shall include plan and profile showing existing topography, utilities, proposed centerline, top of curb and flow line grades. j. Landscaping shall be limited in the corner cut-off area of all intersections and adjacent to driveways to provide for minimum sight distance and visibility. k. All concentrated drainage directed towards the public street shall be conveyed through under sidewalk drains. 85. The Developer shall construct the following public improvements to City of Temecula General Plan standards or have plans submitted and approved. Plans shall be reviewed and approved by the Director of the Department of Public Works: a. Improve Western By-Pass Corridor (Secondary Highway Standards - 88' RNV) from the most southerly boundary of the site to Roick Drive to include dedication of half- width street right-of-way, installation of half-width street improvements, paving, curb and gutter, sidewalk, streetlights, drainage facilities, signing and striping, utilities (including but not limited to water and sewer). b. Improve Roick Drive (Principal Collector Highway Standards - 78' RAN) to include dedication of half-width street right-of-way plus six feet, installation of half-width street improvements plus six feet, paving, curb and gutter, sidewalk, street lights, drainage facilities, signing and striping, utilities (including but not limited to water and sewer). R:\D P~2001\01-0187 Inland Valley Terrace Investment Group\Staff Report.doc 19 86. 87. All street improvement design shall provide adequate right-of-way and pavement transitions per Caltran's standards for transition to existing street sections. The Developer shall construct the following public improvements in conformance with applicable City Standards and subject to approval by the Director of the Department of Public Works. a. Street improvements, which may include, but not limited to: pavement, curb and gutter, medians, sidewalks, drive approaches, street lights, signing, striping, traffic signal systems, and other traffic control devices as appropriate b. Storm drain facilities c. Sewer and domestic water systems d. Under grounding of proposed utility distribution lines 88. All access rights, easements for sidewalks for public uses shall be submitted and reviewed by the Director of the Department of Public Works and City Attorney and approved by City Council for dedication to the City where sidewalks meander through private property. 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. 90. The Developer shall obtain/grant an easement/agreement for ingress and egress over the adjacent properties. Reciprocal access and parking agreements between parcels providing access and parking to each other shall be processed and recorded. 91. ,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. 92. The Developer shall record a written offer to participate in, and waive all rights to object to the formation of an Assessment District, a Community Facilities District, or a Bridge and Major Thoroughfare Fee District for the construction of the proposed Western Bypass Corridor in accordance with the General Plan. The form of the offer shall be subject to the approval of the City Engineer and City Attorney. Prior to Issuance of a Certificate of Occupancy 93. The Developer shall construct the following public improvements to City of Temecula General Plan standards unless otherwise noted. Plans shall be reviewed and approved by the Director of the Department of Public Works: a. Improve Western By-Pass Corridor (Secondary Highway Standards - 88' R/W) from the most southerly boundary of the site to Roick Drive to include dedication of half- width street right-of-way, installation of half-width street improvements, paving, curb and gutter, sidewalk, street lights, drainage facilities, signing and striping, utilities (including but not limited to water and sewer). b. Improve Roick Drive (Principal Collector Highway Standards - 78' R/VV) to include dedication of half-width street right-of-way plus six feet, installation of half-width street improvements plus six feet, paving, curb and gutter, sidewalk, streetlights, drainage facilities, signing and striping, utilities (including but not limited to water and R:\D P~2001\01~0187 Inland Valley Terrace Investment Group\Staff Report. doc 2O 94. sewer). 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 95. 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. 96. 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. OTHER AGENCIES 97. 3, 2001. (Deleted per Planning Commission meeting September 5, 2001). 98. The applicant shall comply with all comments and/or conditions set forth in the attached letter from Metropolitan Water District of Southern California dated May 1, 2001. By placing my signature below, I confirm that I have read, understand, and accept all the above Conditions of Approval. I further understand that the property shall be maintained in conformance with these conditions of approval and that any changes I may wish to make to the project shall be subject to Community Development Department approval. Applicant Name R:\D P~001\01-0187 Inland Valley Terrace Investment Group\Staff Report.doc 21