Loading...
HomeMy WebLinkAbout060502 PC AgendaIn compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please contact the office of the City Clerk (909) 694-6444. Notification 48 hours pdor to a meeting will enable the City to make reasonable arrangements to ensure accessibility to that meeting [28 CFR 35.102.35.104 ADA Title II] CALL TO ORDER Flag Salute: Roll Call: PUBLIC COMMENTS AGENDA TEMECULA PLANNING COMMISSION REGULAR MEETING CITY COUNCIL CHAMBERS 43200 BUSINESS PARK DRIVE June 5, 2002 - 6:00 P.M. Next in Order: Resolution: No. 2002-014 Chairman Chiniaeff Guerriero, Mathewson, Olhasso, Telesio and Chairman Chiniaeff A total of 15 minutes is provided so members of the public may address the Commission on items that are listed on the Agenda. Speakers are limited to three (3) minutes each. If you desire to speak to the Commission about an item not on the Agenda, a pink "Request to Speak" form should be filled out and filed with the Commission Secretary. When you are called to speak, please come forward and state your name for the record. For all other agenda items a "Request to Speak" form must be filed with the Commission Secretary prior to the Commission addressing that item. There is a three (3) minute time limit for individual speakers. CONSENT CALENDAR NOTICE TO THE PUBLIC All matters listed under Consent Calendar are considered to be routine and all will be enacted by one roll call vote. There will be no discussion of these items unless Members of the Planning Commission request specific items be removed from the Consent Calendar for separate action. 1 A.qenda RECOMMENDATION: 1.1 Approve the Agenda of June 5, 2002 COMMISSION BUSINESS R:~PLANCOMM~Agendas~002\06-05~02.doc 1 PUBLIC HEARING ITEMS Any person may submit written comments to the Planning Commission before a public hearing or may appear and be heard in support of or in opposition to the approval of the project(s) at the time of hearing. If you challenge any of the projects in court, you may be limited to raising only those issues you or someone else raised at the public hearing or in written correspondences delivered to the Commission Secretary at, or prior to, the public hearing. Continued from May 15, 2002 2 Plannincl Application No. 01-0307 (Development Plan) - Matthew Harris, Associate Planner Development plan to construct, establish and operate a 24,170 square foot industrial warehouse building on 1.50 vacant acres. Generally located on the south side of Zevo Drive, west of Diaz Road known as Assessor's Parcel No. 909- 360-034. RECOMMENDATION: 3.1 Applicant requests for more time for revisions - continue to June 26, 2002. New Items 3 Plannincl Application No. 00-0507 (Development Plan) - Michael McCoy Development Plan to design and construct a 42,000 square foot, 4-story, 70-unit hotel (Hampton Inn Suites). Generally located on the northeast corner of Jefferson Avenue and Winchester Road at the 1-15 off-ramp to the adjacent south of the Comfort Inn hotel at 27330 Jefferson Avenue known as Assessor's Parcel No. 910-282-007. RECOMMENDATION: 4.1 Staff recommends that the Planning Commission continue the project for design revisions. 4 Planninq Application No. 02-0240 (Substantial Conformance) - Rick Rush A Substantial Conformance for PA99-0336, which includes substituting the approved dome shape awning along the front elevation with retractable awnings. Located at 28964 Old Town Front Street known as Assessor's Parcel No. 922-120- 010. RECOMMENDATION: 5.1 Staff recommends that the Planning Commission deny the project. R:~PLANCOMM~Agendas~2002\06-O5-O2.doc 2 5 Plannincl Application No. 01-0403 (Development Plan) - Thomas Thornslev A Development Plan proposal to construct a single story, 6,970 square foot full service restaurant with an enclosed patio. Generally located on the southwest corner of Margarita Road and North General Kearny Road in the Bel Villagio center at the Promenade Mall known as Assessor's Parcel No. 92"1-830-00'1. RECOMMENDATION: 6.1 Staff recommends that the Planning Commission approve the project. COMMISSIONER'S REPORTS PLANNING DIRECTOR'S REPORT ADJOURNMENT Next Meeting: June 19, 2002 - Council Chambers, 43200 Business Park Drive, Temecula, CA 92590 R:~PLANCOMM~Age ndas~2002\06-05-02.doc ITEM 2 CITY OF TEMECULA COMMUNITY DEVELOPMENT DEPARTMENT MEMORANDUM TO: FROM: DATE: SUBJECT: Planning Commission Matthew Harris, Associate Planner May 30, 2002 Continuance of Mosco Industrial/Warehouse Building (PA01-0307) At the meeting of May 15, 2002, the Planning Commission considered architectural modifications for the above referenced project. The Commission requested additional modifications and subsequently continued the item to June 5, 2002. Since that time, staff has met with the project architect to review proposed changes. The architect requires additional time to complete and submit all associated plans. Therefore, staff recommends that this item be continued to the June 26, 2002 Commission meeting. R:~D P~.001\01-0307 mosco lot 34\Commission Memo.doc 1 ITEM 3 STAFF REPORT - PLANNING CITY OF TEMECULA PLANNING COMMISSION June 5, 2002 Planning Application No. 00-0507 (Development Plan) Hampton Inn Suites Prepared By: Michael McCoy, Project Planner RECOMMENDATION: The Community Development Department - Planning Division Staff recommends the Planning Commission continue Planning Application No. 00-0507 for redesign. APPLICATION INFORMATION APPLICANT: Dinesh Patel, 916 Erie Street Oakland, CA 94610. PROPOSAL: Design and construction of a 42,000 square foot 70-room, 4- story hotel building on a 1.35-acre vacant parcel. LOCATION: Approximately 200-feet east of Jefferson Avenue and approximately 200-feet north of Winchester Road to the adjacent south of the Comfort Inn motel (APN 910-282-007). GENERAL PLAN DESIGNATION: HTC (Highway/Tourist Commercial) EXISTING ZONING: HTC (Highway/Tourist Commercial) SURROUNDING ZONING: North: South: East: West: HT (Highway/Tourist Commercial) HT (Highway/Tourist Commercial) HT (Highway/Tourist Commercial) HT (Highway/Tourist Commercial) EXISTING LAND USE: Vacant SURROUNDING LAND USES: North: South: East: West: Hotel Vacant Freeway Commercial Shopping Center PROJECT STATISTICS Total Lot Area: Total Building Area: Building Footprint: Landscape Area: 58,925 square feet 42,000 square feet 11,400 square feet 12,750 square feet (1.35 gross acres) .71 FAR 19% 20% net coverage Parking Required: 74 spaces, plus 3 motorcycle & 4 bicycle spaces R:~D P~2000~00-0507 Hampton Inn Suites~Revised PC STF REP recommending Redesign w-o COA's.doc 1 Parking Provided: 77 spaces, including 4 handicap, plus 5 motorcycle and 4 bicycle spaces Building Height: 50-feet maximum (4-story) BACKGROUND The proposed project was originally submitted in May 2000 as a Pre-Application Review. During review of the Pre-Application, staff expressed concern about the proposed Floor Area Ratio (FAR) exceeding the target FAR of .30 and requested that the FAR be brought into compliance with the Development Code standards. On October 10, 2000, Larry Markham, the project representative, sent a letter to staff (reference attached letter Exhibit L) acknowledging that he advised the applicant that a landscape plan exceeding the minimum code requirements would be required in order to obtain staff support of the increased FAR. In this letter, Mr. Markham indicated that the proposed plan should provide an extensive number of mature specimen box size trees with high quality shrubs and groundcover to meet this FAR approval criterion. A Development Plan application was submitted on December 11,2000 and the plans were largely unchanged from the pro-application plan exhibits. A Development Review Committee (DRC) meeting was held on January 11, 2001. Between the DRC meeting date and the application completeness date of March 2002, the applicant being out of the country delayed the processing of the application, and several iterations of plans were reviewed, but could not be deemed complete. Plans were resubmitted in March 2001 that addressed some but not ali of the application completeness and design review comments. The application was ultimately deemed complete for public hearing scheduling in March 2002. The applicant then requested that staff postpone the public hearing date until June 5th due to scheduling conflicts. The plans being submitted for Planning Commission review do not address staff's primary concerns of FAR increase, landscaping, building architecture, and pedestrian accessibility. However, the applicant has requested that the plans be forwarded to public hearing as submitted. PROJECT DESCRIPTION The proposed four-story 70-room hotel building will be centered within the triangular shaped 1.35- acre lot located in the rear of the Rancho Temecula Plaza commercial center, adjacent and south of the existing three-story Comfort Inn motel. The parcel is to the adjacent west of the Winchester Road 1-15 off-ramp. Access to the site will be provided by three 24-foot wide driveways, two at each front corner and one in the center of the parcel. Pedestrian access is provided by a 4-foot wide striped pathway for ADA and pedestrian access, connecting from Jefferson Avenue and the adjacent commercial center into the project site will be required. The pedestrian access pathway shown on the plan is not approved by the Building and Safety Department for ADA access compliance. The parking lot provides 77 vehicle-parking stalls distributed on each side of the building. Two 10-foot x 25-foot loading spaces are located in front of the concrete masonry trash enclosure at the northeast corner of the property. Landscaping will be provided with planters adjacent to all sides of the building and around the perimeter of the project site. The building specific and foundation landscaping contains a variety of 24-inch and 36-inch box trees and 1-gallon and 5-gallon shrubs around the building perimeter. Landscape coverage for the project site is listed at a total of 20 percent net, which excludes a 2-foot parking lot landscape overhang into the planters fronting the building. R:~D P~.000\00-O507 Hampton Inn Suites\Revised PC STF REP recommending Redesign w-o COA's.doc 2 The building amhitecture is a contemporary raised vertical style that maximizes its footprint on the lot. The main hotel lobby entrance is facing west, directly in line with the center driveway off Jefferson Avenue. The front center section of the building will be the only visible part of the building from Jefferson Avenue. The front entrance is highlighted by a 20-foot high by 34-foot wide cornice- capped porte-cochere extending outward from the lobby entrance. A secondary entrance is provided on the east side (rear) of the building, accented with a smaller porte-cochere structure as requested by Staff. The west (front) wall plane of the building is broken up by four vertical relief elements that project from the wall surface, from 1 -~ feet to 5-~/2 feet. The building's east side wall plane is also broken up by three similar vertical relief elements, ranging from 3 Y2 feet to 7 Y2 feet deep. The two end sections of the building are framed by 2-foot deep vertical insets with a hallway window on each floor to break up the wall plane and provide natural light in the building corridors. The cornice capped vertical elements vary the parapet roofline to provide a varied building height. Metal louver air conditioning vent covers painted to match the building wall colors will be installed below the guest room windows. The guest room windows are inset within the openings of the wall relief elements. The building colors are a combination of tan, brown, and white stucco, Tan colored canvas awnings that match the tan eifs building base will accent the guest room windows. The Development Code specifies a target Floor Area Ratio (FAR) of .30 for the Highway/Tourist Commercial (HT) zoning district. This project is requesting an FAR of .71, exceeding the target FAR by 0.41. Development Code Section 17.08,050 requires that one of the following three criteria must be met to justify an increase over the target FAR. The project includes use(s), which provide outstanding and exceptional benefits to the city with respect to the employment, fiscal, social and economic needs of the community; or The project provides exceptional architectural and landscaping design amenities, which reflect an attractive image and character to the city; or o The project provides enhanced public facilities that are needed by the city, beyond those required mitigation impact measures. ANALYSIS The key issues of concern with this application are the increased Floor Area Ratio; the proposed landscape design; the building architecture; and the pedestrian and disabled access to the hotel building from the west side parking lot and the adjacent commercial properties. Floor Area Ratio The proposed project exceeds the target FAR by .41. The target floor area ratio for the Highway Tourist (HT) Zone is .30. The Development Code offers incentives to increase the target FAR if the applicant can meet at least one of the FAR increase criteria in Section 17.08.050 of the Development Code. Staff cannot make the findings for approval for the proposed FAR increase. Since the Pre-Application review of the proposed project, Staff has had concerns regarding the FAR increase based on the approval criteria. From the findings of Table I below, it is evident that the proposed project has a higher FAR than any of the other hotel projects in the City. Moreover, the proposed FAR will result in a corresponding reduction of landscape coverage for the site. R:',D p~2000~00-0507 Hampton Inn Suites\Revised PC STF REP recommending Redesign w-o COA's.doc 3 FAR Embassy Suites .12 Temecula Valley Inn .38 Best Western Country Inn .46 Comfort Inn .50 Extended Stay America .57 Proposed Hampton Inn .71 Table 1 Number of Guest Lot Size (Acres) Rooms 176 6.85 90 2.61 61 1.45 60 1.08 106 1.86 7O 1.35 Staff recommends that the landscaping be enhanced for the site, as the amhitectural design alone, does not warrant an FAR increase as required by the Development Code criteria for approval. In order to achieve parity with the recently approved Extended Stay America hotel, the Floor Area Ratio would have to be reduced by 8,481-square feet, with a smaller building footprint to allow for additional landscape coverage. Landscaping The project proposes to landscape 11,822-sq. feet or 20% of the site, which meets the minimum requirement for the HT (Highway Tourist) zone. The City's landscape consultant has given approval of the conceptual plan based on minimum standards per the Development Code. However, staff has emphasized to the applicant the importance of substantially exceeding the minimum landscape coverage requirements and creating a visual statement with the landscape plan, in order to meet one criteria for approval of an FAR increase. Increasing the landscape coverage and enhancing the landscape plan to meet this criterion will require a reduction of the building footprint and a revised site design. Staff has concerns about the view of the east side of the property from the 1-15 off-ramp, since the proposed trees and shrubs do not provide a significant tree buffer behind the existing Eucalyptus trees within the CalTrans right-of-way slope area. Staff is hesitant to consider the Eucalyptus trees as a long-term buffer (i.e. tree health) and believes that the proposed on-site landscaping should be able to "stand alone" and should be substantially improved by making the following revisions to the conceptual landscape plan: 1. Widen the east perimeter landscape planter to allow staggered tree locations and accommodate larger specimen trees to better screen the property from the 1-15 off-ramp. Enlarging the 36-inch box Deodar Cedar trees to 48-inch box size specimen trees. Enlarging the 24-inch box Fern Pine and Red Crepe Myrtle trees to 36-inch box size. Enlarging the 15-gallon Chinese Pistache trees to 24-inch box size. Adding additional taller growing evergreen trees within the perimeter landscape planters and against each side of the building. Enlarging all 5-gallon shrubs to 15-gallon size, particularly along the east and north perimeter planters to provide a better landscape buffer along adjacent property lines. R:~D P~2000~0-0507 Hampton Inn S~Jites'~C~evised PC STF REP recommending Redesign w-o COA's.doc 4 Clustering 48-inch and 36-inch box trees within wider sections of perimeter planters and plantem within the building envelop. Create a landscaped entry statement at the building's west facing frontage near the porte- cochere with a decorative raised flowering planter or water fountain with a shaded seating area. An alternative could be to provide a water fountain and paved seating/gathering area fronting the building's south elevation to further enhance the exterior aesthetics and help mitigate some of the vehicle noise pollution from the freeway off-ramp to the adjacent east. Building Architecture The Development Code Commercial Performance Standards recommend that large buildings be designed to avoid excessive bulk and mass through exterior offsets and wall relief, stepping back the building's upper stories, and varying the roof heights. Although the proposed building design provides some vertical offsetting and roof height variation, it gives the appearance of considerable bulk and vertical wall mass through its vertical design. The building windows appear flat against the wall surface and don't give a recessed effect to help break up the wall plane. In addition, the north and south elevations appear inconsistent with the articulation of the west and east elevations and appear flat and unarticulated with a blank wall view of nearly 35-feet. Staff has previously requested that the applicant make some exterior design enhancements, but the applicant has chosen to maintain the proposed design other than a few minor changes. Staff believes that the requested building design enhancements are important in justifying its support for an FAR increase and in achieving the objectives of the Commercial Performance Design Standards for architectural quality. Staff has also recommended to the applicant that the color palette be revised to accentuate the primary relief column sections on all sides with complementary accent colors to give more definition to these relief sections. Staff also expressed concern to the applicant about the horizontally scored stucco base around the building. Staff has recommended that the elevations be revised to provide a slate tile, flagstone, or stone veneer element around the building's base and up a portion of the vertical columns to visually break up the flat wall planes and create more four-sided architectural interest. One of staff's key concerns regarding the building design is the visual appearance of the exterior air conditioning vent covers about 4-ft. wide and 2-ft. high that will extend across the base of each window frame of the guest rooms. Chapter Three of the Commercial Design Guidelines for hotels and motels requires that air conditioning units should not be visible from public streets. The a/c vent covers would potentially be visible from Jefferson Avenue, Winchester Road, and from the 1-15 off- ramp, and do not appear flush or screened from view. Staff has requested that an alternative design be provided that would not be noticeable on the building exterior. Internalizing the ventilation system would be the preferable design option to completely eliminate the exterior a/c vent covers, but the applicant has stated that this option is not feasible due to the building's structural design. An alternative option could be to reduce the vent cover length and width and recess them further into the wall surface. A third option might be to provide a view obscuring decorative false wrought iron balcony in front of the vent cover surface area to mitigate its potentially negative visual impact. The applicant has indicated that the vent covers will be painted to blend in with the wall colors, but experience has shown that matching paint does not effectively mask the appearance of this type of Iouvered vent cover. The applicant has made some design improvements in the amhitecture and landscape design at staff's request since the first plan submittal. For example, the smaller porte-cochere at the rear entrance was added when staff requested that this entrance be enhanced as viewed from the 1-15 Winchester Road off-ramp. A 200-sq. ft. enclosed outdoor patio area was also added to the east R:~D P~000~0-0507 Hampton Inn Suites\Revised PC STF REP recommending Redesign w-o COA's.doc rear elevation at staff's request. The applicant has also revised the conceptual landscape plan to provide some additional shade trees and taller growing shade trees within the parking lot and adjacent to the building within the landscaped planters. Overall however, the building design does not fully comply with the City's Design Guidelines, nor justify the FAR increase. Pedestrian Access and Circulation Staff has expressed concern to the applicant that the west side parking row does not have an interior concrete walking path for pedestrian access to the main lobby entrance, but fomes visitors and guests to walk through the parking lot until arriving at the concrete sidewalk past the parking row near the lobby entrance. The Commercial Design Guidelines Circulation policies require separate vehicular and pedestrian circulation systems to be provided if possible. Staff believes that a sidewalk should be provided on the inside of this parking row to the concrete walkway that accesses the main entrance. In addition, the Deputy Building Official has requested that the applicant redesign the pedestrian access path of travel from the Jefferson Avenue public right-of- way through the commercial center to the main entrance. They have requested that the site plan show a separate path from traffic with either a curb and rail, truncated domes, or to relocate the access path out of the 24-foot wide drive aisle that parallels the project's west side frontage. The Deputy Building Official has previously met with the applicant at the project site to discuss the compliance problems of the proposed design. However, the applicant has not responded with a revised access path design that meets the Building and Safety Department requirements to issue conditions of approval. The City Traffic Engineer has stated that a traffic study is not required for this size and type of project, because the use is consistent with General Plan EIR land use assumptions; has no direct frontage on Jefferson Avenue; and a less than significant peak hour traffic will be generated. He added that the project is not large enough to require any mad improvements, such as road widening or intersection modification. ENVIRONMENTAL DETERMINATION Staff has reviewed the project for compliance with the California Environmental Quality Act. Based upon staff's review, the proposed project is eligible for a CEQA exemption (Class 32- In Fill Projects) pursuant to Section 15332 of the CEQA Guidelines based on the following reasons: · The site is 1.35 acres, which is less than the 5 acres required. · The proposed development is consistent with the existing development in the area. · The site has no value as a habitat for endangered, rare, or threatened species. · The site will be adequately served by public utilities and services. · The Hampton Inn Suites hotel building is consistent with the zoning and general plan designations for the site. EXISTING ZONING AND GENERAL PLAN DESIGNATION The proposed project is consistent with the Highway/Tourist Commercial (HTC) General Plan land use designation goals and objectives and with the Highway/Tourist Commercial (HT) zoning district development standards as a permitted use. R:~D P~000~00~0507 Hampton Inn Suites~,Revised PC STF REP recommending Redesign w-o COA's.doc 6 SUMMARY/CONCLUSIONS Staff has summarized the primary issues of concern on this proposed project, such as the FAR increase, landscape design, architecture design, and pedestrian and disabled accessibility. Most of these issues center on the primary issue of supporting the requested FAR increase to satisfy one of the criteria for approving a target FAR increase pursuant to Section 17.08.050 of the Development Code. With the plans as submitted, staff cannot make the findings for approval and recommends that the application be continued for design revisions. Attachments - Blue Page 8 Colored Elevation Plan reduction Proposed Project Statement of Operations FAR Target Exceedance Letter dated 5-30-02 Project Representative Letter to staff October 10, 2000 Rancho California Water District Letter dated January 3, 2001 County Department of Environmental Health Letter dated January 2, 2001 Colors and Materials Sample Board reduction Exhibits - Blue Page 9 B, C. D. E. F. Vicinity Map Zoning Map General Plan Land Use Map Site Plan Elevation Plans E-1 and E-2 Conceptual Landscape Plan R:~E) P~000\00-0507 Hampton Inn Suites~Revised PC STF REP recommending Redesign w-o COA's.d(3c 7 ATFACHMENTDOCUMENTSNO. 1 R:~D P~000~00-0507 Hampton Inn Suites~Revised PC STF REP recommending Redesign w-o COA's.doc 8 559/439-2222 559/439-2298 FAX LEE GAGE & ASSOCIATES, INC. · 7636 N, INGRAM · SUITE 107 FRESNO CALIFORNIA 93711-6200 architecture engineering planning September 6, 2000 Re: Hampton Inn 4 Story / 73 Room Hotel Jefferson Ave. APN: 910-282:007-1 OPERATIONAL STATEMENT Existinq: Existing landis vacant. Proposed: A 4 story, 73 guestroom hotel building, _total of 41,100 Sq. Ft. with related on-site parking· The project will include interioi' pool, spa, and other standard hotel amenities. The normal business hours will be 24 hours per day, :7.days per week. Maximum number of employees at one time is 5. 83 parking stalls required. No hazardous materials Will be utilized in this project. temecula,opl M MARKHAM DEVELOPMENT MANAGEMENT GROUP, INC. May 30, 2002 MAY $ 0 2602 By Chairperson Dennis Chiniaeff City of Temecula 43200 Business Park Drive Temecula, CA 92590 Subject: PA 00-0507 FAR Target Exceedance Justification Patel//1037 Dear Chair Chiniaeff, Initially let me state that all of the hotel/motel projects approved by the City of Temecula after the adoption of the Development Code have required a Floor Area Ratio (FAR) target exceedance, with the only exception being the Temecula Creek Inn, which is a part of a larger golf course project. The Development Code did not adequately address or anticipate two land uses with regard to FAR, hotels/motels and mini-storage facilities. Those land uses are inherently a higher FAR by their design nature and are not economically viable at the target FAR. This particular project is on an infill parcel that was created before Cityhood and before the Development Code adoption. This parcel is bounded by reciprocal ingress/egress easements, with a single point of access and with an extremely irregular geometric shape. The requested FAR is 0.71, which is within the range of 0.30 to 1.00. The City Engineer has not expressed any concern relative to traffic or utilities. The applicant is required to meet at least one of the following criteria (see attached). 41635 Enterprise Circle North, Suite B Temecula, CA 92590-5614 (909) 296-3466 Fax: (909) 296-3476 www.markharndmg.com The hotel project will generate Transient Occupancy Tax (TOT) -8%) which the City of Temecula will receive 100%. Additionally, the project will provide employment and added sales tax to the surrounding restaurants, service stations and other service businesses. The applicant has revised the architecture with extensive cornice detailing, building mass offsets, window awnings and decorative grilles over the HVAC units. The landscaping provides for 35 of the 50 trees to be 24" or 36" box trees and total shrub planting of 891 plants with 525 being 5 gallon size. The applicant feels that this is exceptional quality and meets the design guidelines and the landscape code 20% requirement. The applicant had originally proposed the use of a community meeting room, but based on the most recent Extended Stay America approval, staff declined. The other examples are not available to this type of land use, or not in a proximity to be able to provide that type of amenities. Any decreases in the FAR could only be accomplished by reductions in rooms in groups of 2/4/6/8 or 4/8/12/16 for one end, and/or both ends of the building. The building geometry of width is set by room dimensions and the length by the number of rooms per floor. The reduction of 8 or 16 rooms (i.e., one/two building ends) would only yield 832 or 1664 SF of additional landscape area with a reduction on FAR from 0.71 to 0.60. Based on these facts, the applicant requests the Commissioners concurrence on the FAR request and to provide the applicant with specific guidance relative to the architecture. Sincerely, l~ar~a~DeveJ~p~lent Management Group, Inc. /Earry 1L Markham President CCl D. Patel L. Gage, Lee Gage & Associates V. DiDonato, Alhambra Group Co Commercial/Office/Industrial Incentives - Increases in the Floor Area Ratio. As a part of the process of reviewing and approving an application for a development plan or conditional use permit, the approval authority may consider an increase in the maximum allowable intensity as indicated in Tables 17.08.040.A and B. The amount of the increased intensity shall not exceed the maximum of the density range or floor area ratio stated for the specific land use designation. The requested increase may not be approved if the city engineer determines that the increased intensity would create an unmitigatable impact upon traffic circulation or would overburden any utilities serving the area. To be eligible for an increase in the floor area ratio, the applicant must meet at least one of the following criteria. The project includes use(s) which provide outstanding and exceptional benefits to the city with respect to the employment, fiscal, social and economic needs of the community. Examples include: the provision of affordable housing that is easily accessible to and within close proximity to convenient shopping and employment, accessibility to mass transit facilities, and creative 'mixtures of land uses, housing types and densities. The project provides exceptional architectural and landscape design amenities which reflect an attractive image and character for the city. Examples include: extraordinary architectural design and landscaped entry features (may be within the public right-of-way), public trail systems, public plazas or gathering spaces, and recreational features in excess of what is required by this code. The project provides enhanced public facilities that are needed by the city, beyond those required mitigation impact measures. Examples include: the provision of community meeting centers, enhanced transportation improvements, police or fire stations, public recreation facilities, and common parking areas or structures to serve the community. Entertainment Establishments Providing Dancing, Music and Similar Activities. Noise levels shall not exceed the standards set forth in the noise element of the general plan or the environmental perfom3ance standards of this development code (Section 17.08.070). Dancing, music, and similar entertainment uses shall be limited to between the hours of six p.m. and two a.m. The city may apply additional requirements or limitations depending on the location, surrounding uses and other considerations. Arcades. In COnsideration of a request for an arcade, the following criteria will be considered and application material requested. The planning~commission shall consider, but not be limit~ed to, the need for adult supervision, hours of operation, proximity to schools and other community uses, compatibility with the surrounding neighborhood and businesses, noise attenuation, bicycle facilities, and interior waiting areas. The applicant shall submit with his application, three sets of typed gummed labels, listing the name and address of all businesses within a shopping canter and all landowners within a three-hundred-foot radius of the shopping center or arcade. Includes Amendments as of November 1, 1999 Chapter 17.08 - 13 MDMG, Inc. Markham Development Management Group, Inc. October 10, 2000 Denice Thomas City of Temecula Planning Department 43200 Business Park Drive P.O. Box 9033 Temeeula, CA 92593-9033 Subjectl Pre-Application Comments #00-0011 Patel # 1037 Dear Denice, Thank you for your review of our revised elevations and site plan addressing the issues that you and Ms. Ubnoske raised at our meeting. I have advised the applicant that the staff support of the project, and more specifically the floor area ratio exceeding the target, will be conditional on the submittal ora landscaping plan that exceeds the Development Code requirements. This plan shall provide for extensive use of mature specimen box tree plantings and high quality shrubs and ground cover that will elicit staff support of the project in total. Sincerely, ~~ManagementGroup, Inc. ./.,]~r~R./Principal/l~ar~ham cc: D. Patel L. Gage D. Ubnoske 41750 W'mchester Road, Suite N · Temecula, California 92590-4898 · (909) 296-3466 · Fax: (909) 296-3476 ~ D. Herman Csaba F. Ko January 3, 2001 Michael McCoy, Case Planner City of Temeeula Planning Department 43200 Business Park Drive Post Office Box 9033 Temecula, CA 92589-9033 SUBJECT: WATER AVAILABILITY PARCEL NO. 7 OF PARCEL MAP NO. 21670 APN 910-282-007 PLANNING APPLICATION NO. PA00-0507 Dear Mr. McCoy: Please be advised that the above-referenced property is located within the boundaries of Rancho California Water District (RCWD). Water service, therefore,, would be available upon completion of financial arrangements between RCWD and the property owner. If f'rre protection is required, the customer will need to contact RCWD for fees and requirements. r~s~'Y/~'"'~a'iveWater availability would be contingent upon the property owner signing an c. m~,~c~,t Agency Agreement that assigns water management rights, if any, to RCWD. If you should have any questions, please contact an Engineering Services Representative at this office. Sincerely, RANCHO CALIFORNIA WATER DISTRICT Steve Brannon, P.E. .. ~. Development Engineering Manager 0 BSB:at003~F012-T6\FCF oe £nwron £ntae January 2, 2001 City of Temecula Planning Department P.O. Box 9033 Temecula, CA 92589 RE: Plot Plan No. PA00-0507 Dear Michael McCoy: 1. The Department of Environmental Health has rev/ewed the Plot Plan No. PA00-0507 and has no objections. Sanitary sewer and water services may be available in this area. 2. PRIOR TO ANY PLAN CBlgCK SUBMITTAL for health clearance, the following items are required: a) "Will-serve" letters from the appropriate water and sewering agencies. b) Three complete sets of plans for each food establishment (to include vending machines) will be submitted, including a fixture schedule, a fmish schedule, and a plumbing schedule in order to ensure 6ompliance with the California Uniform Retail Food Facilities Law. For specific reference, please contact Food Facility Plan examiners at (909) 600-6330). Sinc erel~._~.~j__p_~,~ ~ez, Sup~--'~g--'E-'~'.~)onmental Health Specialist (909) 955-8980 NOTE: Any current additional requirements not covered can be applicable at time of Building Plan review for final Department of Environmental Health clearance. Cc: Doug Thompson, Hazardous Materials local Enforcement Agency * PO. Box 1280, Riverside, CA 92502-1280 * (909) 95545982 * FAX (909) 781-9653 * 4080 Lemon Street, 9th Floor, Riverside, CA 92501 Land Use and Water Engineering * PO. Box 1206, Riverside, CA 92502-1206 * (909) 955~980 * FAX (909) 955dg903 * 4080 Lemon Street. 2nd Floor, Riverside, GA 92501 A~I'I'ACHMENT NO. 2 EXHIBITS R:~D P~000~0-0507 Hampton Inn Suites\Revised PC STF REP recommending Redesign w-o COA's.doc 9 CITY OF TEMECULA I Project Site PLANNING APPLICATION NO. 00-0507 (Development Plan) EXHIBIT A PLANNING COMMISSION DATE - June 5, 2002 VICINITY MAP R:~D P',2000~0-0507 Hampton Inn Suites\Revised PC STF REP recommending Redesign w-o COA's.doc 10 CiTY OF TEMECULA EXHIBIT B DESIGNATION - HT (HIGHWAY TOURIST/COMMERCIAL) ZONING MAP EXHIBIT C DESIGNATION - HTC (HIGHWAY TOURIST/COMMERCIAL) PLANNING APPLICATION NO. 00-0507 (Development Plan) PLANNING COMMISSION DATE - June 5, 2002 R:~D P~2000~00-0507 Hampton Inn Suites\Revised PC STF REP recommending Redesign w-o COA's.doc GENERAL PLAN. CITY OF TEMECULA ~ 6 · N % PLANNING APPLICATION NO. 00-0507 (Development Plan) EXHIBIT D PLANNING COMMISSION DATE - June 5, 2002 PF SITE PLAN R:~D P~2000~00-0507 Hampton Inn Suites~:ievised PC STF REP recommending Redesign w-o COA's.doc CITY OF TEMECULA m PLANNING APPLICATION NO. 00-0507 (Development Plan) EXHIBIT E-1 PLANNING COMMISSION DATE - June 5, 2002 ELEVATIONS R:~D P~000~00-0507 Hampton Inn Suites\Revised PC STF REP recommending Redesign w-o COA's.doc 13 CITY OF TEMECULA 'PLANNING APPLICATION NO. 00-0507 (Development Plan) EXHIBIT E-2 PLANNING COMMISSION DATE - June 5, 2002 IF:I! IFtl? m ELEVATIONS R:~D P~2000~0-0507 Hampton Inn Suites\Revised PC STF REP recommending Redesign w-o COA's.doc 14 CITY OF TEMECULA PLANNING APPLICATION NO. 00-0507 (Development Plan) EXHIBIT F PLANNING COMMISSION DATE - June 5, 2002 CONCEPTUAL LANDSCAPE PLAN R:~ID P~2000~00-0507 Hampton Inn Suites~Revised PC STF REP recommending Redesign w-o COA's,doc 15 ITEM 4 STAFF REPORT - PLANNING CITY OF TEMECULA PLANNING COMMISSION June 5,2002 Planning Application No. 02-0240 (Development Plan) Prepared By: Rick Rush, Project Planner II RECOMMENDATION: The Community Development Department - Planning Division Staff recommends the Planning Commission: ADOPT a Resolution entitled: PC RESOLUTION NO. 2002-__ A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA DENYING PLANNING APPLICATION NO. 02-0240, A DEVELOPMENT PLAN FOR A SUBSTANTIAL CONFORMANCE TO PLANNING APPLICATION NO. 99-0335, WHICH INCLUDES SUBSTITUTING THE APPROVED DOME SHAPE AWNING ALONG THE FRONT ELEVATION WITH A RETRACTABLE AWNING, GENERALLY LOCATED ON THE EAST SIDE OF OLD TOWN FRONT STREET APPROXIMATELY 1,500 FEET SOUTH OF THE SANTIAGO ROAD/FRONT STREET INTERSECTION AND KNOWN AS ASSESSOR'S PARCEL NO. 922-120-010 APPLICATION INFORMATION APPLICANT: PROPOSAL: LOCATION: EXISTING ZONING: SURROUNDING ZONING: GENERAL PLAN DESIGNATION: EXISTING LAND USE: Richard Quaid, Quaid Harley Davidson A proposal to substitute the approved dome shape awning along the front elevation with a retractable awning Approximately 1,500 feet south of the Santiago Road/Front Street intersection. Service Commercial (SC) North: Service Commercial (SC) South: Service Commemial (SC) East: Interstate 15 West: Service Commercial (SC) Service Commercial (SC) Building Under Construction R:\SUB CO NFORM AN C EQ.002\02 -0240 Harley Davidson\Staff Report .doc SURROUNDING LAND USES: North: Commercial Center South: Ramada Hotel East: Interstate 15 West: Medical Offices PROJECT STATISTICS (DEVELOPMENT PLAN) Total Area (Gross): 60,112 square feet (1.38 acres) Building Area (footprint): 13,824 square feet Building Area (Total): 17,371 square feet Building Height: 33 feet Landscaped Ama: 12,076 square feet (20%) Parking Required: 52 vehicular, 3 handicapped, 3 bicycle, 3 motorcycle Parking Provided: 54 vehicular, 3 handicapped, 10 bicycle, 7 motorcycle Lot Coverage: 23% Floor Area Ratio: 0.29 BACKGROUND Planning Application 99-0335 was approved at the August 2, 2000 Planning Commission meeting, with horizontal awnings along the front and rear, and a dome shaped awning over the front entry. Staff met with the applicant on April 22, 2002 to discuss the applicant's request for the elimination of the dome shaped awning. At this meeting staff addressed concerns with the elimination of the only element that provides a visual break along the front elevation. On May 8, 2002, the applicant applied for a Substantial Conformance for PA99-0335, which requests substituting the dome shaped awning with a retractable awning. On May 22, 2002, staff informed the applicant that staff would not support the project as proposed. The applicant was given the choice to meet with staff to redesign the front entry or have the item scheduled for Planning Commission with a recommendation for denial. The applicant decided to have the application go forward as proposed due to time constraints on the completion of construction. PROJECT DESCRIPTION/ANALYSIS The applicant is requesting a Substantial Conformance for Planning Application No. 99-0335, to substitute the approved dome shape awning over the front entry with a retractable awning. The retractable awning will project nine (9) feet from the wall with an approximate eighteen (18) inch pitch. The proposed awning will project further from the other awnings along the front by approximately two (2) feet. Staff has analyzed this proposal for conformance with the Development Code and the Design Guidelines, and has determined that this change is not consistent with either document. Section 17.08.070B General Performance Standards of the Development Code, recommends nine different ways a commercial project could be designed to provide variety and visual interest. The applicant is requesting to eliminate the only element on the approved project that provides any relief R:\SUB CONFORMANCES2002\02-0240 Harley Davidson\Staff Report .doc 2 to the "box-like" design of the building. The Development Code states that box-like designs shall be avoided. It further states that applicants could use a variety of shapes and forms including architectural projections to provide visual interest. The use of creative entry statements with such features as canopies, awnings, cornices or atriums would serve to break up the front elevation. It is the opinion of staff that the previously approved dome shape awning (or a suitable alternative) serves to break up the front elevation. A retractable awning is not permanent and would only provide a break in the elevation when it is deployed. When the awning is deployed it is nearly horizontal with a slight downward slope. As viewed from the street, the proposed awning offers insufficient visual relief of articulation of the entry. ENVIRONMENTAL DETERMINATION Projects being recommended for denial do not require CEQA findings. If the Planning Commission is inclined to approve the application, it must find that the application is consistent with the previously adopted notice of exemption Section 15332 class 32 of the California Environmental Quality Act Guidelines. CONCLUSION/RECOMMENDATION Staff has determined that the proposed project is not consistent with the City's Design Guidelines and the Development Code. Staff recommends denial of the Development Plan as proposed. However, staff is not opposed to substituting the dome shape awning for an alternate design that would provide visual interest, relief to the building elevation and a pronounced building entrance. Staff recommends that the applicant provide a portico that projects from the building face into the approximate ten (10) foot of stamped concrete provided at the entrance. Brick columns that would blend with the existing brick veneer on the building and the fire pit should flank the portico. Staff would be open to discuss possible material options for the portico. It is the opinion of staff that a portico would meet the intent of the Development Code and the Design Guidelines. FINDINGS Development Plan (Section 17.05.010F) 1. 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 a Substantial Conformance for a Development Plan, which includes the substitution of the approved dome shape awning along the front elevation with a retractable awning, is not consistent with the Community Design Element of the General Plan. The element requires that large wall surfaces be divided with offsets to create distinctive shadow lines. The proposal is not consistent with Development Code Section 17.08.070B, which states that box-like design, shall be avoided. The section further states that the use of creative entry statements would serve to break up front elevations. As proposed the building is a box-like design and the retractable awnings do not provide a creative entry statement. Section 17.08.070C states that long unarticulated walls should be avoided and wall plans should not extend for greater than fifty (50) feet with out an offset. The elimination of the dome shape awning leaves a wall that measures approximately one hundred forty two (142) with out any offsets. 2. The overall development of the land is designed for the protection of the public health, safety, and general welfare. R:\SUB CONFORMANCES2002\02-0240 H~rley Davidson~Staff Report .doc 3 The overall development is not consistent with the City Wide Design Guidelines, which were adopted to protect the general welfare of the public. The lack of building articulation visible from the public right of way, the long expansive walls, the box-like design and the lack of a prominent building entry does not add to the overall general welfare. Attachments: PC Resolution No. - 02- - Blue Page 5 Exhibit A - Conditions of Approval for Planning Application 99-0335 - Blue Page 8 Exhibits - Blue Page 9 A. Vicinity Map B. General Plan Map C. Zoning Map R:~SUB CONFORMANCES2002\02-0240 Harley Davidson~Staff Repon .doc 4 AI'I'ACHMENT NO. 1 PC RESOLUTION NO. 2002- R:~SUB CONFORMANCES2002\02-0240 Harley Davidson\Staff Report ,doc 5 PC RESOLUTION NO. 2002- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA DENYING PLANNING APPLICATION NO. 02-0240, A DEVELOPMENT PLAN FOR A SUBSTANTIAL CONFORMANCE TO PLANNING APPLICATION NO. 99-0335, WHICH INCLUDES SUBSTITUTING THE APPROVED DOME SHAPE AWNING ALONG THE FRONT ELEVATION WITH A RETRACTABLE AWNING, GENERALLY LOCATED ON THE EAST SIDE OF OLD TOWN FRONT STREET APPROXIMATELY 1,500 FEET SOUTH OF THE SANTIAGO ROAD/FRONT STREET INTERSECTION AND KNOWN AS ASSESSOR'S PARCEL NO. 922-120-010 WHEREAS, Richard Quaid, filed Planning Application No. 02-0240 (Development Plan 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 June 5, 2002, 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 mat~er; WHEREAS, at the conclusion of the Commission hearing and after due consideration of the testimony, the Commission recommended denial 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. by reference. That the above recitations are true and correct and are hereby incorporated Section 2. Findin.qs. The Planning Commission, in approving the Application hereby makes the following findings as required by Section 17.05.010F of the Temecula Municipal Code: 1. 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 a Substantial Conformance for a Development Plan, which includes the substitution of the approved dome shape awning along the front elevation with a retractable awning, is not consistent with the Community Design Element of the General Plan. The element requires that large wall surfaces be divided with offsets to create distinctive shadow lines. The proposal is not consistent with Development Code Section 17.08.070B, which states that box-like design, shall be avoided. The section further states that the use of creative entry statements would serve to break up front elevations. As proposed the bul?ding is a box-like design and the retractable awnings do not provide a creative entry statement. Section 17.08.070C states that long unarticulated walls should be avoided and wall plans R:x, SUB CONFORMANCES002\024)240 Harley Davidson~Staff Report .doc 6 should not extend for greater than fifty - (50)- feet with out an offset. The elimination of the dome shape awning/eaves a wall that measures approximately one hundred forty two (142) with out any offsets. 2. The overall development of the land is designed for the protection of the public health, safety, and general welfare. The overall development is not consistent with the City Wide Design Guidelines, which were adopted to protect the general welfare of the public. The lack of building articulation visible from the public right of way, the long expansive walls, the box-like design and the lack ora prominent building entry does not add to the overall general welfare. Section 3. Environmental Compliance. Projects being recommended for denial do not require CEQA findings. If the Planning Commission is inclined to approve the application, it must find that the application is consistent with the previously adopted notice of exemption Section 15332 class 32 of the California Environmental Quality Act Guidelines. Section 4. PASSED, APPROVED AND ADOPTED by the City of Temecula Planning Commission this 5th day of June 2002. ATTEST: Dennis Chiniaeff, Chairperson Debbie Ubnoske, Secretary [SEAL] STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss CITY OF TEMECULA ) I, Debbie Ubnoske, Secretary of the Temecula Planning Commission, do hereby certify that PC Resolution No. 02-__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 June, 2002, by the following vote of the Commission: AYES: PLANNING COMMISSIONERS: NOES: PLANNING COMMISSIONERS: ABSENT: PLANNING COMMISSIONERS: ABSTAIN: PLANNING COMMISSIONERS: Debbie Ubnoske, Secretary R:kSUB CONFORMANCE~2002X02-0240 Harley Davidson~Staff Report .doc 7 EXHIBIT A ORIGINAL CONDITIONS OF APPROVAL FOR PA99-0335 R:XSUB CO NFORM AN CEX2002\024)240 Harley Davidson~Staff Report .doc 8 EXHIBIT A CITY OF TEMECULA CONDITIONS OF APPROVAL Planning Application No: Project Description: DIF Category: Assessor's Parcel No: Approval Date: Expiration Date: PA99-0335 (Development Plan) Design, construct and operate a 17,371 square foot commercial building on a 1.38-acre parcel Service Commercial 922-120-010 August 2, 2000 August 2, 2002 PLANNING DEPARTMENT Within Forty-Eight (48) Hours of the Approval of this Project 1. 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 2. The permittee/applicant shall indemnify, defend with counsel of City's own election, 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 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. 3. 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. R:\SUB CONFORMANCE~2.002~02-0240 Harley Oavidson~99-0335 Staff Report.doc 10 4. The development of the premises shall substantially conform to the approved Exhibits D (Site Plan), E (Landscape Plan), F (Elevations), and G (Floor Plans), contained on file with the Community Development Department - Planning Division. 5. Landscaping installed for the project shall be continuously maintained to the reasonable satisfaction of the Director of Planning. If it is determined that the landscaping is not being maintained, the Director of Planning shall have the authorityto require the propertyowner 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. 6. All mechanical and roof equipment shall be fully screened from public view by being placed below the lowest level of the surrounding parapet wall. 7. All compact-parking spaces will be marked for "COMPACT CARS ONLY." 8. The colors and materials for the project shall substantially conform to those noted directly below and with Exhibit "1" (Color and Material Board), contained on file with the Community Development Department - Planning Division. Primary Wall: White Stucco- Vista Paint Color 300 Secondary Wall: Black Stucco- Vista Paint Color 05 Tertiary Wall: Used Brick Veneer 2 Y2" x 8" Rustic Used Brick Window and Door Frames: Anodized Aluminum 9. The construction landscape drawings shall indicate coordination and grouping of all utilities, which are screened from view per applicable City Codes and guidelines. 10. The applicant shall group and screen all utilities per code requirements to insure that all utilities are coordinated and grouped together. 11. Any outside lighting shall be hooded and directed so as not to shine directly upon adjoining property or public rights-of-way. All street lights and other outdoor lighting shall be shown on electrical plans submitted to the Department of Building and Safety for plan check approval and shall comply with the requirements of Riverside County Ordinance N. 655. 12. The applicant shall comply with the Statement of Operations that is on file with the Community Development Department - Planning Division, unless superceded by these conditions of approval. 13. Regular hours of operation shall be Tuesday through Saturday 8:30 a.m. to 5:30 p.m. and Sunday 11:00 a.m, to 4:00 p.m, The service department hours shall be Tuesday through Saturday 8:30 a.m. to 5:30 p.m. 14, The applicant shall provide applicant shall replace the 24" box Schinus Molle (California Pepper) proposed for the southeast corner of the property with a 36" box Schinus Molle (California Pepper). (added by the Planning Commission at the August 2, 2000 Meeting) 15. The applicant shall replace the two (2) 15 gallon Podocarpus Graciliors (Fern Pine) situated on either side of the fire pit area with two 24" box Podocarpus Graciliors. (added by the Planning Commission at the August 2, 2000 Meeting) 16. The applicant shall replace the Parthenocissus Tricuspidata (Boston Ivy) with a vine that is more viable on the site to be determined by the City's Landscape Amhitect. (added by the Planning Commission at the August 2, 2000 Meeting) 17. The applicant shall provide a growing vine, of the same material, for each of the retaining walls proposed for the project. (added by the Planning Commission at the August 2, 2000 Meeting) R;~SUB CONFORMANCE~002~02-0240 Hadey Davidson~99-0335 Staff Report.doc 11 18. The irrigation control box proposed for the outside the building at the northwest corner of the building shall be internalized. (added by the Planning Commission at the August 2, 2000 Meeting) 19. The applicant shall add brick accents to the eastern elevation in a manner consistent with the western elevation. (added by the Planning Commission at the August 2, 2000 Meeting) Prior to the Issuance of Grading Permits 20. 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. 21. 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. 22. The applicant shall revise Exhibits "D, E, F, G", (Site Plan, Landscape Plan, Elevations, Color and Material Board) to reflect the final conditions of approval that will be provided by the Community Development Department - Planning Division staff, and submit five (5) full size copies and two (2) 8" X 10" glossy photographic color prints of approved Exhibit "G" (Color and Materials Board) and of the colored version of approved Exhibit "F", 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 23. A Consistency Check fee shall be paid per the City of Temecula Fee Schedule. 24. 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"H", 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 identity 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 (1) 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 25. An Administrative Development Plan application for signage shall be required for signage. 26. 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 Manager. The plants shall be healthy and free of weeds, disease, or pests. The irrigation system shall be properly constructed and in good working order. 27. Performance securities, in amounts to be determined by the Director of Planning, 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 R:\SUB CONFORMANCE~2002~2-0240 Hadey eavidson\99-0335 Staff Report.doc 12 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 Director of Planning, the bond shall be released. 28. 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." 29. 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. 30. All of the foregoing conditions shall be complied with prior to occupancy or any use allowed by this permit. PUBLIC WORKS DEPARTMENT 31. Unless otherwise noted, ail 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 32. A Grading Permit for either rough and/or precise grading, including all on-site flat work and improvements, shall be obtained from the Department of Public Works prior to commencement of any construction outside of the City-maintained street right-of-way. 33. 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. 34. An Encroachment Permit shall be obtained from the California Department of Transportation pdor to commencement of any construction within an existing or proposed State right-of- way. 35. 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 36. A Grading Plan shall be prepared by a registered Civil Engineer and shall be reviewed and approved bythe Department of Public Works. The grading plan shall include all necessary erosion control measures needed to adequately protect adjacent public and private property. R:~SUB CONFORMANCE~2002~02-0240 Hadey Davidson't99-0335 Staff Report.doc 13 37. 38. 39. 40. 41. 42. 43. 44. 45. 46. 47. 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. Direct discharge of runoff from the site is prohibited. Runoff shall be collected onsite and urban pollutants shall be mitigated prior to discharge into the public right-of-way. As deemed necessary by the Director of the Department of Public Works, the Developer shall receive written clearance from the following agencies: a. Planning Department b. 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. 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. The site is in an area identified on the Flood Insurance Rate Map as Flood Zone AE. This project shall comply with Chapter 15, Section 15.12 of the City Municipal Code which may include obtaining a Letter of Map Revision from FEMA. A Flood Plain Development Permit shall be submitted to the Department of Public Works for review and approval. R:'~,SUB CONFORMANCE-'~2002~2-0240 Hadey Davidson",99-0335 Staff Report,doc 14 Prior to Issuance of a Building Permit 48. 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. Flow line 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. All street and driveway centerline intersections shall be at 90 degrees. d. 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. e. All concentrated drainage directed towards the public street shall be conveyed through under sidewalk drains. 49. 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. 50~ The Developer shall obtain an easement for ingress and egress over the adjacent property. 51. 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. 52. 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 median on Front Street 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 53. 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 54. 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. 55. 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. BUILDING AND SAFETY DEPARTMENT 56. 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. 57. Submit at time of plan review, 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 R:\SUB CONFORMANCE~2002~02-0240 Hadey Davidson\99-0335 Staff Report.doc 15 Safety. Any outside lighting shall be hooded and directed so as not to shine directly upon adjoining property or public rights-of-way. 58. 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. 59. Obtain all building plans and permit approvals prior to commencement of any construction work. 60. Obtain street addressing for all proposed buildings prior to submittal for plan review. 61. 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) 62. All building and facilities must comply with applicable disabled access regulations. Provide all details on plans. (California Disabled Access Regulations effective April 1, 1998) 63. Show path of accessibility from parking to furthest point of improvement. 64. Provide house electrical meter provisions for power for the operation of exterior lighting, fire alarm systems. 65. 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. 66. Provide appropriate stamp of a registered professional with original signature on plans submitted for plan review. 67. Provide electrical plan including load calculations and panel schedule, plumbing schematic and mechanical plan for plan review. 68. Truss calculations that are stamped by the engineer of record and the truss manufacturer engineer are required for plan review submittal. 69. Provide precise grading plan for plan check submittal to check for handicap accessibility. 70. A pre-construction meeting is required with the building inspector prior to the start of the building construction. 71. Trash enclosures, patio covers, light standard and any block walls if not on the approved building plans, will require separate approvals and permits. 72. Post conspicuously at the entrance to the project the hours of construction as allowed by City of Temecula Ordinance #0-90-04, and specifically Section G (1) of the Riverside County Ordinance # 457.73, for any site within one-quarter mile of an occupied residence. Construction hours are as follows: Monday- Friday: 6:30 a.m. - 6:30 p.m. Saturday: 7:00 a.m. - 6:30 p.m. No work is permitted on Sunday or Government Code Holidays FIRE DEPARTMENT The following are the Fire Department Conditions of Approval for this project. All questions regarding the meaning of these conditions shall be referred to the Fire Prevention Bureau. R:'~SUB CONFORMANCE~2002~2~0240 Harley Davidson~99-0335 Staff Report.dcc 16 73. 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. 74. 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 850 GPM for a total fire flow of 850 GPM with a 2 hour duration. The required fire flow 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) 75. The Fire Prevention Bureau is required to set minimum fire hydrant distances per CFC Appendix Ill-B, Table A-III-B-1. A combination of on-site and off-site super fire hydrants (6" x 4" x 2-2 1/2" outlets) shall be located on Fire Department access roads and adjacent public streets. Hydrants shall be spaced at 500 feet apart 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) 76. As required by the California Fire Code, when any portion of the building(s) is in excess of 150 feet from a water supply on a public street, on site fire hydrants are required. For this project on site fire hydrants are required. (CFC 903.2) 77. 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) 78. 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. GVW. (CFC 8704.2 and 902.2.2.2) 79. Prior to building final, all locations where structures are to be built shall have approved Fire Department vehicle access road§ to within 150 feet to any portion of the facility or any portion of an exterior wall of the building(s). Fire Department access roads shall be an all weather surface designed for 80,000 lbs. GVW with a minimum AC thickness of .25 feet. (CFC sec 902) 80. 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) 81. 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) 82. 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 NFPA 24 1-4.1) R:\SUB CONFORMANCES2002\02-0240 Hariey Davidson',99-0335 Staff Report.doc 17 83. 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) 84. Prior to issuance of a Certificate of Occupancy or building final, all commercial buildings shall display street numbers in a prominent location on the street side of the building. The numerals shall be minimum twelve (12) inches in height for buildings and six (6) inches for suite identification on a contrasting background. In strip centers, businesses shall post the suite address on the rear door(s). (CFC 901.4.4) 85. 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) 86. 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) 87. Prior to the issuance of a Certificate of Occupancy or building final, a "Knox-Box" shall be provided. ']'he 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. The Knox-Box shall be supervised by the alarm system. (CFC 902.4) 88. 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 firefighting personnel. (CFC 902.4) 89. Prior to the issuance of a Certificate of Occupancy or building final, the developer/applicant shall be responsible for obtaining underground and/or aboveground tank permits for the storage of combustible liquids, flammable liquids or anyother hazardous materials from both the County Health department and Fire Prevention Bureau.(CFC 7901.3 and 8001.3) Special Conditions 90. Prior to building permit issuance, a full technical report shall be submitted to and approved by the Fire Prevention Bureau addressing all items on the hazardous materials list. This report shall address, but not be limited to, all fire and life safety measures per 1998 CFC, 1998 CBC, and NFPA - 13, 24, 72 and 231-C. OTHER AGENCIES 91. Flood protection shall be provided in accordance with the Riverside County Flood Control District's transmittal dated September 29, 1999, a copy of which is attached. The fee is made payable to the Riverside County Flood Control Water District by either a cashier's check or money order, prior to the issuance of a grading permit (unless deferred to a later date by the District), based upon the prevailing area drainage plan fee. 92. The applicant shall comply with the recommendations set forth in the County of Riverside Department of Environmental Health's transmittal dated September 17, 1999, a copy of which is attached. 93. The applicant shall comply with the recommendations set forth in the Rancho California Water Districts transmittal dated September 7, 1999, a copy of which is attached. 94. The applicant shall comply with the recommendations set forth in the Department of Transportation dated, September 30, 1999, a copy of which is attached. R:\SUB CONFORMANCE~.002~02-0240 Hadey Davidson\99-0335 Staff Reporl.doc 18 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:~SUB CONFORMANCE~002~02-0240 Hadey Davidson~99-0335 Staff Report.doc 19 ATTACHMENT NO. 2 EXHIBITS R:~SUB CONFORMANCES2002\024)240 Harley Davidson\Staff Report .doc 9 cI'rY OF TEMECULA CASE NO. - PA02-0240 EXHIBIT - A PLANNING COMMISSION DATE - June 5, 2002 R:~UB CONFORMANCE~2002~02-0240 Hartey Davidson\Staff Report .doc VICINITY MAP CITY OFTEMECULA EXHIBIT B - GENERAL PLAN MAP ' DESIGNATION -(SC) SERVICE COMMERCIAL EXHIBIT C - ZONING DESIGNATION - (SC) SERVICE COMMERCIAL CASE NO. - PA02-0240 PLANNING COMMISSION DATE - June 5, 2002 R:~SUB CONFORMANCE~002~02-0240 Harley Davidson\Staff Report .doc ITEM 5 STAFF REPORT- PLANNING CITY OF TEMECULA PLANNING COMMISSION June 5, 2002 Planning Application No. 01-0403 (Development Plan) Prepared By: Thomas Thornsley, Associate Planner RECOMMENDATION: The Community Development Department - Planning Division Staff recommends the Planning Commission: 1. ADOPT a Resolution entitled: PC RESOLUTION NO. 2002- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NO. 01- 0403 A DEVELOPMENT PLAN FOR THE DESIGN AND CONSTRUCTION OF A 6,970 SQUARE FOOT FULL SERVICE RESTAURANT (MACARONI GRILL), ON A 1.49-ACRE LOT, LOCATED ON THE EAST SIDE OF MARGARITA ROAD, ON THE SOUTHWEST CORNER OF THE MALL'S ENTRY AT NORTH GENERAL KEARNY ROAD, WITHIN THE BEL VlLLAGIO CENTER, AND KNOWN AS ASSESSOR'S PARCEL NO. 921-830- 001. ADOPT a Notice of Exemption for Planning Application No. 01-0403 (Development Plan) based on the Determination of Consistency with a project for which an Environmental Impact Report (EIR) was previously certified pursuant to CEQA Guidelines Section 15162 - Subsequent EIR's and Negative Declarations. APPLICATION INFORMATION APPLICANT: PROPOSAL: LOCATION: GENERAL PLAN DESIGNATION: MCA Amhitects, Inc., 1247 Pomona Road #105, Corona. CA. 92882-7156 A Development Plan proposal to construct a single story 8,970 square foot full service restaurant with patio dining. On the southwest corner of Margarita Road and North General Kearny Road in the Bel Villagio center at the Promenade Mall. Site: CC (Community Commercial) R:'~D P~001\01-0403 Romano's Macaroni Grill~Staff report.doc 1 EXISTING ZONING: Site: SP-7 (Temecula Regional Center Specific Plan 263) SURROUNDING ZONING: North: SP-7 (Temecula Regional Center Specific Plan 263) South: SP-7 (Temecula Regional Center Specific Plan 263) East: SP-6 (Campos Verdes Specific Plan 1) West: SP-7 (Temecula Regional Center Specific Plan 263) EXISTING LAND USE: Vacant SURROUNDING LAND USES: North: Vacant South: Vacant East: Single Family Homes and Medical Offices West: Edwards Theater PROJECT STATISTICS Total Project Area Net: Total Building Areas: Landscape Area: Paved Area: Hardscape: Parking Required: Parking Provided: Building Height: 64,905 square feet 6,970 square feet 10.000 square feet 46,435 square feet 1,500 square feet 6,970 sq.ft. @ 5 spaces/1000 sq.ft. 26.5 feet 1.49 acres 14.8 % 22.5 % 44.6 % 18.1% 35 spaces 41 spaces BACKGROUND The applicant began working with the City this summer and an application was formally submitted to the Planning Department on November 20, 2001. The initial proposal failed to comply with the intended building orientation by placing the loading a trash collection area adjacent to the common courtyard and the neighboring building. There were also concerns that the amhitecture would clash with the architectural style approved with Bel Villagio. After re-orientation of the restaurant it was discovered that the water easement encroached much farther into the site that had been originally plotted prompting yet another site plan change. Working through these issues involved several meetings between the applicant and the city and the project was deemed complete May 6, 2002. PROJECT DESCRIPTION The applicant is proposing a Development Plan to build and operate a single story, 6,970 square foot, Italian style restaurant, with an outside dining patio known as Romano's Macaroni Grill. This restaurant is located on the north end of the Bel Villagio center on the east side of the Promenade Mall on a 1.49-acre site on the southwest corner of mall's access drive at N. General Kearny Road and Margarita Road. Access is provided from the mall's access drive with additional access provided through the Bel Villagio center to the mall's Ring Road. Atthe present time there are no existing structures next to this site. Once construction begins on the Bel Villagio center there will be a building on the south side of a shared plaza and to the west will be a parking area for this business with reciprocal parking for other tenants in this center. The proposed building faces to the west fronting the access aisle traversing through the parking lot. A few parking spaces are located next to the restaurant while the bulk of the parking is across the drive aisle. R:'~D P~O01',D1-0403 Romano's Macaroni Gdll~Staff report.doc 2 This restaurant is designed to reflect the architecture found in the Italian countryside. The main body of the building is finished with river rock stone and stucco. There is a heavy use of the river rock on the building's base, columns, entry, and chimney. Tan stucco is used on the walls surrounding the windows and on the upper parapet of the building. Heavy wood beams are used to support the covered porch on the front of the restaurant wrapping around both comers. All windows have shutter finished in green and the porch is covered with a Spanish tile roof, as is the mansard roof used on the rear (street side) elevation. Three signs identifying the business are proposed and all three signs are mounted on the elevated wall facades and fit the space proportionately. This restaurant parking standards per the Temecula Regional Center Specific Plan require restaurants to provide 5 spaces per 1000 square feet of dining area. Therefore, with 6,970 square feet, the project needs to provide 35 parking stalls, but the plan actually provides 41 spaces. Although, this appears to be a small number of parking spaces for a restaurant use, this project is part of a center, which has an overall higher per square foot parking count than 5/1000, and all parking areas is under a reciprocal parking agreement. The site has 15 percent landscaping and 1,500 square feet of hardscape (plaza entry) and meets the minimum required (15%) by the Temecula Regional Center Specific Plan. Shrubs and ground covers are provided around the building and are designed to compliment the building. A grouping of six large (48" box) olive trees provides additional interest in front of the restaurant drawing customers to the entry. ANALYSIS Overall the project meets the standards of the Temecula Regional Center Specific Plan and the intended theme of Bel Villagio. The architecture of the restaurant is similar in style and character with that of the Bel Villagio center by offering a mix of building materials, being single story with moderate height, and a projected porch, which together create a building with a friendly and warm appearance. However, there are three items of concern to staff regarding the buffering of parking and safe and convenient pedestrian access to the restaurant. The parking spaces nearest to the building places them so close to the site entry, from the mall's access road and the entry aisle, that the landscape buffer area is a steep 2:1 slope, seven feet high, making it difficult to screen the parking on top. With less than a lA clockwise turn of this parking area~the landscape buffer can be increased, an additional parking space can be added, and the orientation of the handicap spaces with be in better alignment with the entry plaza (See Exhibit H). Staff has added this revision as a condition of approval (COA #6a). Most customers will need to park in the larger parking area on the other side of the access aisle. Although, there should be limited traffic on the access aisle, due to it's being right turn in and out only, staff believes that improving the pedestrian flow is important. Therefore, staff is recommending that the sidewalk along the entry drive aisle, across from the restaurant, be relocated adjacent to the parking stalls, This will eliminate customers stepping through the landscape planter to reach the sidewalk and may get them to use the sidewalk as apposed to walking down the parking aisle. Staff has added this revision as a condition of approval (COA #6b). Once customers use the crosswalk, they must walk along the sidewalk to access the entry plaza that extends from the restaurant's front door to the handicap parking spaces. Staff is recommending that an access path or stairway be installed from the location where the crosswalk meets the sidewalk up to the entry plaza. The grade difference between the plaza and the sidewalk is less than a foot and many customers are likely to take a short cut through this landscape area taking a more direct route R:~) P~2001~1-0403 Romano's Macaroni Grill~Staff repod.doc 3 to the restaurant's front door. Improved accesses it will better assure pedestrian safety and provide an added convenience for customers. Staff has added this revision as a condition of approval (COA #6c). Due to the number of site layout changes made during this project's various reviews and with a few conditioned changes, staff has is recommending that the landscape plans be subject to review by the City's landscape architect for consistency with the new orientation and landscaping for the center. Additionally, a condition has been added to assure that the perimeter landscaping be installed with this project's construction should the master site developer fail to do so, With the modifications mentioned and as conditioned, staff believes this project will provides a safe and logically planned development and will be a welcome addition to the and City of Temecula. ENVIRONMENTAL DETERMINATION This project is within the Temecula Regional Center Specific Plan No. 263 for which an Environmental Impact Report (EIR) was prepared and certified. Under California Environmental Quality Act (CEQA) Guidelines Section 15162 (Subsequent EIRs and Negative Declarations)' this project is exempt and a Notice of Exemption has been prepared for Planning Application No. 01- 0403. Section 15162 applies when an EIR has been certified or negative declaration adopted for a project, no subsequent EIR shall be prepared for that project unless there are substantial changes not discussed or examined in the EIR. The affected area of the site development meets the criteria noted by developing consistent with the Temecula Regional Center Specific Plan No. 263 (SP-7) land uses, which anticipated mixed uses including restaurants. Therefore, the proposed project is eligible for a CEQA exemption pursuant to Section 15162 of the CEQA Guidelines. GENERAL PLAN AND ZONING CONSISTENCY The project is consistent with the Temecula Regional Center Specific Plan 263, Community Commercial (CC) land use designation of the Temecula General Plan and the Development Code. Upon approval of the Development Plan as conditioned, the project will meet all of the guidelines and standards for commercial development prescribed by the Development Code and Design Guidelines. SUMMARWCONCLUSlONS The project has been determined by staff to be consistent with applicable City policies, standards and guidelines. We believe it is compatible with the nature and quality of surrounding development, and will represent an attractive, functional and economic addition to the City's commercial and employment base. FINDINGS - DEVELOPMENT PLAN 1. 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 land use designation and policies reflected for Community Commercial (CC) development in the City of Temecula General Plan, as well as the R:',D P~2001~O1-O403 Romano's Macaroni Gdll~Staff report.doc 4 development standards for the Temecula Regional Center Specific Plan (SP- 7) and the City of Temecula Development Code. The site is therefore propedy planned and zoned and found to be physically suitable for a restaurant use. 2. The overall development of the land is designed for the protection of the public health, safety, and general welfare. The architecture proposed forthe restaurant is consistent with the Architectural requirements as stated in the Temecula Regional Center Specific Plan (SP-7) and Design Guidelines and the Commercial Performance Standards ofthe Development Code. The project has been reviewed for, and as conditioned, can be 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: 1. PC Resol[~tion - Blue Page 6 Exhibit A. Conditions of Approval - Blue Page 9 Exhibits - Blue Page 21 A. Vicinity Map B. Zoning Map C. General Plan D. Site Plan E-1. Elevations E-2. Elevations F. Landscape Plan G. Rendering H. Site Plan (Modified) R:'~D P~2001~01-0403 Romano's Macaroni Grill~taff report.doc 5 ATTACHMENT NO. 1 PC RESOLUTION NO. 2002- R:~) p~2001\01-0403 Romano's Macaroni Gr~ll\Staff report.doc 6 PC RESOLUTION NO. 2002-036 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NO. 01- 0403 A DEVELOPMENT PLAN FOR THE DESIGN AND CONSTRUCTION OF A 6,970 SQUARE FOOT FULL SERVICE RESTAURANT (MACARONI GRILL), ON A 1.49-ACRE LOT, LOCATED ON THE EAST SIDE OF MARGARITA ROAD, ON THE SOUTHWEST CORNER OF THE MALL'S ENTRY AT NORTH GENERAL KEARNY ROAD, WITHIN THE BEL VILLAGIO CENTER, AND KNOWN AS ASSESSOR'S PARCEL NO. 921-830- 001. WHEREAS, MCA Amhitects, Inc., filed Planning Application No, 01-0403, in accordance with the City of Temecula General Plan and Development Code; WHEREAS, Planning Application No. 01-0403 was processed including, but not limited to public notice, in the time and manner prescribed by State and local law; WHEREAS, the Planning Commission considered Planning Application No. 01-0403 on June 5, 2002, 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 opposition to this matter; WHEREAS, at the conclusion of the Commission hearing and after due consideration of the testimony, the Commission approved Planning Application No. 01-0403; NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF TEMECULA DOES RESOLVE, DETERMINE AND ORDER AS FOLLOWS: Section 1. by reference. That the above recitations are true and correct and are hereby incorporated Section 2. Findinqs. The Planning Commission, in approving Planning Application No. 01-0403 hereby makes the following findings as required by Section 17.05.010.F of the Temecula Municipal Code: 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 land use designation and policies reflected for Community Commercial (CC) development in the City of Temecula General Plan, as well as the development standards for the Temecula Regional Center Specific Plan (SP-7) and the City of Temecula Development Code. The site is therefore properly planned and zoned and found to be physically suitable for a restaurant use. The overall development of the land is designed for the protection of the public health, safety, and general welfare. The architecture proposed for the restaurant is consistent with the Architectural requirements as stated in the Temecula Regional Center Specific Plan (SP-7) and Design Guidelines and the Commercial Performance Standards of the Development R:~D P~001~01-0403 Romano's Macaroni Grill\Staff report.doc 7 Code. The project has been reviewed for, and as conditioned, can be 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. Environmental Compliance. A Notice of Exemption for Planning Application No. 01-0403 was made per the California Environmental Quality Act Guidelines Section 15162. This section applies when an Environmental Impact Report (EIR) has been certified or negative declaration adopted for a project, no subsequent EIR shall be prepared for that project unless thero are substantial changes not discussed or examined in the EIR. The subject site complies with these criteria and therefore the exemption can be applied to this project. Section 4. Conditions. That the City of Temecula Planning Commission hereby conditionally approves Planning Application No. 01-0403 for a Development Plan to build and operate a restaurant (Macaroni Grill) on the southwest corner of Margarita Road and North General Kearny Road in the Bel Villagio center at the Promenade Mall, and known as Assessor's Pamel No. 921-830-001, and subject to the project specific conditions set forth in Exhibit A (Development Plan), attached hereto, and incorporated herein by this reference. PASSED, APPROVED AND ADOPTED this 5th day of June, 2002. ATTEST: STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss CITY OF TEMECULA ) Ron Guerriem, Chairperson I HEREBY CERTIFY that the foregoing Resolution was duly adopted by the Planning Commission of the City of Temecula at a regular meeting thereof, held on the 5th day of June, 2002 by the following vote of the Commission: AYES: NOES: ABSENT: ABSTAIN: PLANNING COMMISSIONERS: PLANNING COMMISSIONERS: PLANNING COMMISSIONERS: PLANNING COMMISSIONERS: Debbie Ubnoske, Secretary R:~D P~2001~01-0403 Romano's Macaroni Grill~St~ff report.doc 8 EXHIBIT A CONDITIONS OF APPROVAL DEVELOPMENT PLAN R:'~D P~2001~1-0403 Romsno's Macaroni Gdt~Stafl report.doc 9 EXHIBIT A CITY OF TEMECULA CONDITIONS OF APPROVAL Planning Application No. 01-0403 (Development Plan - Macaroni Grill.) Project Description: A proposal to construct and operate a 6,970 square foot full service restaurant (Macaroni Grill), on a 1.49 acres lot, located on the east side of Margarita Road, on the southwest corner of the mall's entry at North General Kearny Road, within the Bel Villagio Center. DIF Category: $2.00 per square foot (pursuant to the Development Agreement for the Promenade Mall Project PA96-0333) Assessor's Parcel No.: Approval Date: Expiration Date: 921-830-001 June 5, 2002 June 5, 2004 PLANNING DEPARTMENT Within Forty-Eight (48) Hours of the Approval of this Project 1. The applicant shall deliver to the Community Development Department - Planning Division a cashie~s check or money order made payable to the County Clerk in the amount of seventy- eight Dollars ($64.00) for the County administrative fee, to enable the City to file the Notice of Exemption as provided under Public Resoumes 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 2. 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 Resoumes 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 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, R:\D P~001~)1-0403 Romano's Macaroni Gdll~Staff report.doc 10 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. 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 applicant shall comply with the Conditions of Approval for Planning Applications No. 97- 0118 (Promenade Mall) and PA00-0213 (Bel Villagio) unless superceded by these Conditions of Approval. The applicant shall complywith all mitigation measures contained in the approved Mitigation Monitoring Program for the Temecula Regional Center Specific Plan. The development of the premises shall substantially conform to the approved Exhibit "D" (Site Plan), contained on file with the Community Development Department - Planning Division. Additionally, the following criteria must be met prior to development of the project: a. The parking area to the west of the structure shall be turned approximately a lA turn clockwise to eliminate the steep 2:1 landscape slop between the parking and the entry driveway to better screen the parking and to better orientate the handicap space with the entry plaza. b. The sidewalk in the parking lot along the entry drive aisle shall be relocated adjacent to the parking stalls to eliminate the customer stepping through the landscape planter to reach the sidewalk and/or to get them to use the sidewalk as apposed to walking down the parking aisle. c. An access path or stairs shall be installed between the restaurant's entry plaza and the terminus of the crosswalk along the drive aisle sidewalk. d. All ground mounted utility/mechanical equipment shall not be placed in prominent locations visible to the public. This equipment shall be screened from view. e. Per the Temecula Regional Center Specific Plan and the Design Guidelines, the double detector check assembly must be installed underground. f. Provide the Planning Department with a copy of the underground water plans and electrical plans for verification of proper placement of the transformer and the double detector check prior to final agreement with the utility companies. All outdoor lighting shall be of a type consistent with the standards used elsewhere at the mall, and consistent with the approval of the Bel Villagio center. The site lighting plan shall be approved by the Planning Department prior to installation. Building elevations shall substantially conform to the approved Exhibit "E" (Building Elevations), contained on file with the Community Development Department - Planning Division. All mechanical and roof-mounted equipment shall be hidden by building elements that were designed for that purpose as an integral part of the building. When determined to be necessary by the Director of Planning, the parapet will be raised to provide for this screening. Additionally, the following criteria must be met prior to development of the project: a. The doors to the deliver/trash enclosure area shall have a smooth finish painted to match the stucco walls or otherwise finished to blend with the building. R:'~D P~2001~1-O403 Romano's Macaroni Gdll~Staff report.doc 11 10. 11. The landscaping plan shall be subject to review by the City's landscape architect for conformance with the concept plan approved for Bel Villagio and the Regional Center and as conceived in Exhibit "F" (Landscape Plan). Landscaping installed for the project shall be continuously maintained to the reasonable satisfaction of the Director of Planning. If it is determined that the landscaping is not being maintained, the Director of Planning shall have the authority to require the proper~ 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. Additionally, the following criteria must be met prior to development of the project: a. The landscaping plans shall be modified to provide continuity of the streetscape design along Margarita Road and the Mall Access Drive per the Temecula Regional Center Specific Plan. b. Additional screen shrubs are needed along the access drive to screen the loading area. Please provide a dense screen in this area. c. The corner landscaping in place at the entrance to the Promenade Mall on the southwest corner of N. General Kearney Road and Margarita Road shall be preserved in place. d. The perimeter landscaping is to be installed with this project's construction and complete prior to occupancy. e. The landscape plan shall be amended to be consistent with the modified site plan. The colors and materials for this project shall substantially conform to the following list of approved colors and materials and with the Color and Material Board contained on file with the Community Development Department - Planning Division. Any deviation from the approved colors and materials shall require approval of the Director of Planning. Material Color Stone Front, columns and base Cultured Stone, custom blend "Lone Stare of Texas" Stucco walls painted to match Stucco walls wash coat Wood trim, beams, & trellises stained to match Doors & Window Shutters Roofing Prior to the Issuance of Grading Permits 12. 13. SW-2046, Snow Goose (off white) Ambergris (Tan) natural finished with Linseed Oil sealer SW-2385, Olympic Range (dark green) Clay roof tile-Mission style (Flashed Red) 14. 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. The applicant shall revise Exhibits "D, E & F", (Site Plan, Elevations, Landscape Plan, Color and Material Board) to reflect the final Conditions of Approval and submit five (5) full size copies. The applicant shall submit to the Community Development Department - Planning Division for permanent filing two (2) 8" X 10" glossy photographic color prints of the approved Color and Materials Board and of the colored version of approved Exhibit "E", 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. R:~D P~2001~01-0403 Romano's Macaroni Gdl~Stafl report.doc 12 Prior to the Issuance of Building Permits 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 "F", 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 (1) 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. All required landscape planting and irrigation shall have been installed consistent with the approved construction plans and shall be in a condition acceptable to the Director of Planning. The plants shall be healthy and free of weeds, disease, or pests. The irrigation system shall be properly constructed and in good working order. 18. Performance securities, in amounts to be determined by the Director of Planning, to guarantee the maintenance of the plantings, in accordance with the approved construction landscape and irrigation plan shall be filed with the 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 Director of Planning, the bond shall be released. 19. 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." 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. 20. All of the foregoing conditions shall be complied with prior to occupancy or any use allowed by this permit. R:'~D P~001~1-0403 Romano's Macaroni Grill\Staff report.doc 13 PUBLIC WORKS DEPARTMENT 21. 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 22. 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 23. A Grading Permit for either rough and/or precise grading, including all on-site flat work and improvements, shall be obtained from the Department of Public Works prior to commencement of any construction outside of the City-maintained street right-of-way. 24. 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. 25. 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 26. 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. 27. 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. 28. 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. 29. 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. 30. 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. R:'~D P~001~1-0403 Romano's Macaroni Grtll'~Staff report.doc 14 31. 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. 32. As deemed necessary by the Director of the Department of Public Works, the Developer shall receive written clearance from the following agencies: a. Riverside County Flood Control and Water Conservation District b. Planning Department c. Department of Public Works d. City of Temecula Fire Prevention Bureau 33. 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, 34. Permanent landscape and irrigation plans shall be submitted to the Planning Department and the Department of Public Works for review and approval. 35. 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. 36, A flood mitigation charge shall be paid. The Area Drainage Plan fee is payable to the Rivemide 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. Prior to Issuance of a Building Permit 37. 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. Flow line 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. All concentrated drainage directed towards the public street shall be conveyed through under sidewalk drains. 38. 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. 39. 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. 40. The Developer shall obtain/grant an easement for ingress/egress and parking over the adjacent property. 41. 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. R:'~D P~2001~01-0403 Romano's Macaroni Gdl['~Staff report.doc 15 Prior to Issuance of a Certificate of Occupancy 42. 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 43. 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. 44. 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. BUILDING DEPARTMENT 45. 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. 46. Submit at time of plan review, a complete exterior site lighting plans showing compliance with Ordinance No. 655 for the regulation of light pollution. All street lights and other outdoor 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. 47. 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. 48. Obtain all building plans and permit approvals prior to commencement of any construction work. 49. Obtain street addressing for all proposed buildings prior to submittal for plan review. 50. 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) 51. All building and facilities must comply with applicable disabled access regulations. Provide all details on plans. (California Disabled Access Regulations effective April 1,1998) 52. Provide disabled access from the public way to the main entrance of the building. 53. Provide van accessible parking located as close as possible to the main entry. 54. Show path of accessibility from parking to furthest point of improvement. 55. Provide house electrical meter provisions for power for the operation of exterior lighting, fire alarm systems. 56. 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. R:',,D P',2001~01-0403 Romano's Macaroni Gdll~Staff report.doc 16 57. Previde appropriate stamp of a registered professional with odginal signature on plans prior to permit issuance. 58. Provide electrical plan including load calculations and panel schedule, plumbing schematic and mechanical plan for plan review. 59. Truss calculations that are stamped by the engineer of record and the truss manufacturer engineer are required for plan review submittal. 60. Provide precise grading plan for plan check submittal to check for handicap accessibility. 61. A pre-construction meeting is required with the building inspector prior to the start of the building construction. 62. Trash enclosures, patio covers, light standard and any block walls if not on the approved building plans, will require separate apprevals and permits. 63. Show all building setbacks. 64. 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: 6:30 a.m. - 6:30 p.m. Saturday: 7:00 a.m. - 6:30 p.m. No work is permitted on Sunday or Government Holidays FIRE DEPARTMENT 65. 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. 66. 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 G PM at 20 PSI residual operating pressure, plus an assumed sprinkler demand of 700 GPM for a total fire flow of 2200 GPM with a 2 hour duration. The required fire flow may be adjusted during the approval process to reflect changes in design, construction bjpe, or automatic fire protection measures as approved by the Fire Prevention Bureau. The Fire Flow as given above has taken into account ail information as provided. (CFC 903.2, Appendix Ill-A) 67. 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 2 hydrants, 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 450 feet apart, at each intersection and shall be located no more than 225 feet from any point on the street or Fire Department access read(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) 68. 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) R:'~D P~001~01-0403 Romano's Macaroni Gdll~Staff report.doc 17 69. 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. GV~N. (CFC 8704.2 and 902.2.2.2) 70. 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 weather surface designed for 80,000 lbs. GVVV with a minimum AC thickness of .25 feet. (CFC sec 902) 71. 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 ) 72. The gradient for fire apparatus access roads shall not exceed fifteen (15) percent. (CFC 902.2.2.6 Ord. 99-14) 73. 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) 74. Prior to building construction, this development shall have two (2) points of access, via all- weather surface roads, as approved bythe Fire Prevention Bureau. (CFC 902.2.1) 75. 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 NFPA 24 1-4.1) 76. 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) 77. 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 give 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) 78. 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) 79. 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:~) P~2001~)1-0403 Romano's Macaroni Gdll~Staff report.doc 18 80. 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) 81. 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) 82. 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. 83. Prior to the issuance of a Certificate of Occupancy, building final or occupancy, buildings housing high-piled combustible stock shall comply with the previsions of Uniform Fire Code Article 81 and all applicable National Fire Protection Association standards. The storage of high-piled combustible stock may require structural design considerations or modifications to the building. Fire protection and life safety features may include some or all of the following: an automatic fire sprinkler system(s) designed for a specific commodity class and storage arrangement, hose stations, alarm systems, smoke vents, draft curtains, Fire Department access doors and Fire department access roads. (CFC Article 81 ) 84. Prior to the building final, speculative buildings capable of housing high-piled combustible stock, shall be designed with the following fire protection and life safety features: an automatic fire sprinkler system(s) designed for a specific commodity class and storage arrangement, hose stations, alarm systems, smoke vents, draft curtains, Fire Department access doors and Fire department access roads. Buildings housing high-piled combustible stock shall comply with the provisions California Fire Code Article 81 and all applicable National Fire Protection Association standards. (CFC Article 81 ) 85. Prior to the issuance of a Certificate of Occupancy or building final, the developer/applicant shall be responsible for obtaining underground and/or aboveground tank permits for the storage of combustible liquids, flammable liquids or any other hazardous materials from both the County Health department and Fire Prevention Bureau.(CFC 7901.3 and 8001.3) Special Conditions 88. Prior to building permit issuance, a full technical report may be required to be submitted and to the Fire Prevention Bureau. This report shall address, but not be limited to, all fire and life safety measures per 1998 CFC, 1998 CBC, and NFPA - 13, 24, 72 and 231-C. 87. 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. 88. 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) 89. The applicant shall submit for review and approval by the Riverside County Department of Environmental Health and City Fire Department an update to the Hazardous Material Inventory Statement and Fire Department Technical Report on file at the city; should any quantities used or stored onsite increase or should changes to operation introduce any additional hazardous material not listed in existing reports. (CFC Appendix II-E) R:'~D P~001~01-O403 Romano's Macaroni Gdll~Staff report.doc 19 By placing my signature below, I confirm that I have read, understand and accept all the above Conditions of Approval. I further understand that the property shall be maintained in conformance with these conditions of approval and that any changes I may wish to make to the project shall be subject to Community Development Department approval. Applicant's Signature Date Name printed R:'~D P~2001~1-0403 Romano's Macaroni Grill\Staff report,doc 2O ATFACHMENT NO. 2 EXHIBITS R:~D P~001~01-0403 Romano's Mac~roni GHIl\Staff report.doc 21 CITY OFTEMECULA PLANNING APPLICATION NO. 01-0403 (Development Plan) EXHIBIT A PLANNING COMMISSION DATE - June 5, 2002 VICINITY MAP R:~D P~001~1-0403 Romano's Macaroni Grill\Staff report.doc 22 ClTY OFTEMECULA EXHIBIT B DESIGNATION - SP-7 (Temecula Center Specific Plan 263) OOOO, ZONING MAP EXHIBIT C DESIGNATION - CC (Community Commercial) PLANNING APPLICATION NO. 01-0403 (Development Plan) PLANNING COMMISSION DATE - June 5, 2002 GENERAL PLAN R:~D P~001\01-0403 Romano's Macaroni Grill~Stafl report.doc 23 CITY OF TEMECULA PLANNING APPLICATION NO. 01-0403 (Development Plan) EXHIBIT D PLANNING COMMISSION DATE - June 5, 2002 SITE PLAN R:'~D P~001~1-0403 Romano's Macaroni Grill~Staff report.doc 24 CITY OF TEMECULA PLANNING APPLICATION NO. 01-0403 (Development Plan) EXHIBIT E-1 PLANNING COMMISSION DATE - June 5, 2002 ELEVATIONS R:~D P~001~01-0403 Romano's Macaroni Grill\Staff report.doc 25 CITY OF TEMECULA pLANNING APPLICATION NO. 01-0403 (Development Plan) EXHIBIT E-2 PLANNING COMMISSION DATE - June 5, 2002 ELEVATIONS R:~D P~2001~01-0403 Romano's Macaroni Gdl~Staff report.doc 26 CITY OFTEMECULA ROMANO'S MACARONI BLDG. A (1 STOREY- 28'-0' I-IT) 6,970 81= PAD 1079.01 PLANNING APPLICATION NO. 01-0403 (Development Plan) EXHIBIT F PLANNING COMMISSION DATE - June 5, 2002 LANDSCAPE PLAN R:'~D P~001~01-0403 flomano's Macaroni Grill~Staff report.doc 27 CITY OF TEMECULA PLANNING APPLICATION NO. 01-0403 (Develo?~ment Plan) EXHIBIT G PLANNING COMMISSION DATE - June 5, 2002 RENDERING R:~D P~001~01-0403 Romano's Macaroni GdlEStaff report,doc 28 CITY OF TEMECULA '~ ~PATH ¢ PLANNING APPLICATION NO. 01-0403 (Development Plan) EXHIBIT H PLANNING COMMISSION DATE - June 5, 2002 SITE PLAN (MODIFIED) R:~D P~001~01-0403 Romano's Macaroni Grill~St&ff report.doc 29