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HomeMy WebLinkAbout13-025 PC Resoution PC RESOLUTION NO. 13-25 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NO. PA13-0040, A MAJOR MODIFICATION FOR KARL STRAUSS RESTAURANT TO CHANGE THE BUILDING EXTERIOR FACADES, CHANGE THE , EXTERIOR BUILDING COLORS, EXPAND THE SERVICE AREA OF THE BUILDING, ADD A NEW BREWERY ROOM, AND CONSTRUCT ADDITIONAL PATIO AREAS FOR OUTDOOR DINING AT 40868 WINCHESTER ROAD (APN 910-320-042) Section 1. Procedural Findings. The Planning Commission of the City of Temecula does hereby find, determine and declare that: A. On February 26, 2013, Walt Conwell filed Planning Application No. PA13- 0040 Major Modification Application in a manner in accord with the City of Temecula General Plan and Development Code. B. The Application was processed including, but not limited to a public notice, in the time and manner prescribed by State and local law. C. The Planning Commission, at a regular meeting, considered the Application and environmental review on May 15, 2013, at a duly noticed public hearing as prescri6ed by law, at which time the City staff and interested persons had an opportunity to and did testify either in support or in opposition to this matter. ' D. At the conclusion of the Planning Commission hearing and after due consideration of the testimony, the Planning Commission approved Planning Application No. PA13-0040 subject to and based upon the findings set forth hereunder. E. All legal preconditions to the adoption of the Resolution have occurred, Section 2. Further Findings. The Planning Commission, in approving the Application hereby finds, determines and declares that: Modification Permits (Development Code Section 17.05.030.E) A. The proposed use is in conformance with the General Plan for Temecula and with all applicable requirements of State law and other Ordinances of the City; The project will allow for a renovation of exterior building facades, change of exterior colors, expansion of the service area of the building, construction of a new brewery room, and the construction of additional patio areas to an existing structure. Improvements to landscaped areas will enhance the project site. All uses for the project will remain consistent with those allowed in the Temecula Regional Center Specific Plan and General Plan zoning districts. Therefore, the use will be in conformance with City of Temecula General Plan and with all requirements of State law and other Ordinances of the City. B. The overall development of the land is designed for the protection of the public health, safety, and general welfare; The project is in conformance with all requirements of the Development Code, Fire Code, and Building Code, which contain provisions to ensure the protection of the public health, safety, and general welfare. Therefore, the project . is nof anticipated to have a negative impact to the public health, safety, and general welfare. Section 3. Environmental Findings. The Planning Commission hereby makes the following.environmental findings and determinations in connection with the approval of the Major Modification Application: A. In accordance with the Galifornia Environmental Quality Act, the proposed project has been deemed to be categorically exempt from further environmental review (15301, Class 1 Existing Facilities); The project will allow for a renovation of exterior building facades, a change of exterior building colors, expansion of the building's service area, the addition of a new brewery room, and construction of additional patio areas to an existing structure. Consistent with CEQA Section 15301, the proposed project involves negligible expansion and minor alteration of the existing building. Therefore, no further environmental review is necessary. Section 4. Conditions. The Planning Commission of the City of Temecula approves Planning Application No. PA13-0040, a Major Modification for Karl Strauss Restaurant to change the building exterior facades, change the exterior building colors, expand the service area of the building, add a new brewery room, and construct additional patio areas for outdoor dining at 40868 Winchester Road, subject to the Conditions of Approval set forth on Exhibit A, attached hereto, and incorporated herein by this reference. Section 5. PASSED, APPROVED AND ADOPTED by the City of Temecula Planning Commission this 15 day of May, 2013. John Telesio, Chairman ATTEST: Patn k Richardson, Secretary [SEAL] , .. �. - , STATE OF CA��iFORNIA ) COUNTY OF�RIVERSIDE )ss CITY OF TEMECULA ) I, Patrick Richardson, Secretary of the Temecula Planning Commission, do hereby certify that the forgoing PC Resolution No. 13-25 was duly and regularly adopted by the Planning Commission of the City of Temecula at a regular meeting thereof held on the 15 day of May, 2013, by the following vote: AYES: 4 PLANNING COMMISSIONERS: Carey, Harter, Kight, Telesio NOES: 0 PLANNING COMMISSIONERS: None ABSENT: 1 PLANNING COMMISSIONERS: Guerriero ABSTAIN: 0 PLANNING COMMISSIONERS: None Patrick Richardson, Secretary EXHIBIT A CONDITIONS OF APPROVAL EXHIBIT A CITY OF TEMECULA FINAL CONDITIONS OF APPROVAL Planning Application No.: PA13-0040 Project Description: Planning Application No. PA13-0040, a Major Modification for Karl Strauss Restaurant to change the building exterior facades, change the exterior building colors, expand the service area of the building, add a new brewery room, and construct additional patio areas for outdoor dining at 40868 Winchester Road. � Assessor's Parcel No.: 910-320-052 MSHCP Category: Exempt (project site was previously improved) DIF Category: Retail Commercial TUMF Category: Retail Commercial Quimby Category: Exempt (non-residential project) Approval Date: May 15, 2013 Expiration Date: May 15, 2015 PLANNING DEPARTMENT Within 48 Hours of the Approval of This Project PL-1. The applicant/developer shall deliver to the Planning Department a cashier's check or money order made payable to the County Clerk in the amount of Fifty Dollars ($50.00) for the County administrative fee, to enable the City to file the Notice of Exemption as provided under Public Resources Code Section 21152 and California Code of Regulations Section 15062. If within said 48-hour period the applicant/ developer has not delivered to the Planning Department the check as required above, the .approval for the project granted shall be void by reason of failure of condition (Fish and Game Code Section 711.4(c)). General Requirements PL-2. The applicant and owner of the real property subject to this condition shall hereby agree to indemnify, protect, hold harmless, and defend the City with Legal Counsel of the City's own selection from any and all claims, actions, awards, judgments, or proceedings against the City to attack; set aside, annul, or seek monetary damages resulting, directly or indirectly, from any action in furtherance of and the approval of the City, or any agency or instrumentality thereof, advisory agency, appeai board or legislative body including actions approved by the voters of the City, concerning the Planning Application. The City shall be deemed for purposes of this condition, to include any agency or instrumentality thereof, or any of its elected or appointed officials, officers, employees, consultants, contractors, legal counsel, and agents. City shall promptly notify both the applicant and landowner of any claim, action, or proceeding to which this condition is applicable and shall further cooperate fully in the defense of the action. The City reserves the right to take any and all action the City deems to be in the best interest of the City and its citizens in regards to such defense. PL-3: The permittee shall obtain City approval for any modifications or revisions to the approval of this project. PL-4. This approval shall be used within two years of the approval date; otherwise, it shall become null and void. By use is meant the beginning of substantial construction contemplated by this approval within the two years period, which is thereafter diligently pursued to completion, or the beginning of substantial utilization contemplated by this approval. PL-5. The Planning Director may, upon an application being filed prior to expiration, and for good cause, grant a time extension of up to 3 one-year extensions of time, one year at a time. PL-6. A separate building permit shall be required for all signage. PL-7. The development of the premises shall substantially conform to the approved site plan and elevations contained on file with the Planning Department. PL-8. Landscaping installed for the project shall be continuously maintained to the reasonable satisfaction of the Planning Director. If it is determined that the , landscaping is not being maintained, the Planning Director shall have the authority to require the property owner to bring the landscaping into conformance with the approved landscape plan. The continued maintenance of all landscaped areas shall be the responsibility of the developer or any successors in interest. PL-9. Other than stormwater, it is illegal to allow liquids, gels, powders, sediment, fertilizers, landscape debris, and waste from entering the storm drain system or from leaving the property. Spills and leaks must be cleaned up immediately. Do not wash, maintain, or repair vehicles onsite. Do not hose down parking areas, sidewalks, alleys, or gutters. Ensure that all materials and products stored outside are protected from rain. Ensure all trash bins are covered at all times. , PL-10. The applicant shall paint a three-foot by three-foot section of the building for Planning Department inspection, prior to commencing painting of the building. PL-11. The applicant shall submit to the Planning Department foc permanent filing two 8" X 10" glossy photographic color prints of the approved color and materials board and the colored architectural elevations. All labels on the color and materials board and Elevations shall be readable on the photographic prints. PL-12. The Conditions of Approval specified in this resolution, to the extent specific items, materials, equipment, techniques, finishes or similar matters are specified, shall be deemed satisfied by staff's prior approval of the use or utilization of an item, material, equipment, finish or technique that City staff determines to be the substantial equivalent of that required by the Conditions of Approval. Staff may elect to reject the request to substitute, in which case the real party in interest may appeal, after payment of the regular cost of an appeal, the decision to the Planning Commission for its decision. MATERIAL COLOR Stone Veneer (EI Dorado Stone) Smokey Mountain Ledge Metal/Metal "Siding" Match existing and new exposed metal Stucco, Main Body Match existing and new sand finish texture Stucco, Accent Trim Match existing and new sand finish texture Entry Canopy CL 1577N Ahwane Canopy Fabric Black Mesh Door & Window Trim RAL 7043 Dark Gray Glazing Light Blue Steel Canopy Structure Match existing and new exposed metal PL-13. Covered trash enclosures shall be provided to house all trash receptacles utilized on the site. These shall be clearly labeled on site plan. PL-14. If construction is phased, a construction staging area plan or phasing plan foc construction equipment and trash shall be approved by the Planning Director. PL-15. The developer shall contact the City's franchised solid waste hauler for disposal of construction and demolition debris. Only the City's franchisee may haul demolition and construction debris. PL-16. All landscaping, walls, fencing, and on-site lighting shall be maintained by the property owner or maintenance association. PL-17. The trash enclosures shall be large enough to accommodate a recycling bin, as well as regular solid waste containers. Prior to Issuance of Building Permit(s) PL-18. The developer shall provide the Planning Department verification of arrangements made with the City's franchise solid waste hauler for disposal of construction and demolition debris. Prior to Release of Power, Building Occupancy or Any Use Allowed by This Permit PL-19. The applicant shall be required to screen all loading areas and roof mounted mechanical equipment from view of the adjacent residences and public right-of- ways. If upon final inspection it is determined that any mechanical equipment, roof equipment or backs of building parapet walls are visible from any portion of the public right-of-way adjacent to the project site, the developer shall provide screening by constructing a sloping tile covered mansard roof element or other screening reviewed and approved by the Planning Director. PL-20. All required landscape planting and irrigation shall have been installed consistent with the approved construction plans and shall be in a condition acceptable to the Planning Director. The plants shall be healthy and free of weeds, disease, or pests. The irrigation system shall be properly constructed and in good working order. PL-21. Each parking space reserved for the handicapped shall be identified by a permanently affixed reflectorized sign constructed of porcelain on steel, beaded text or equal, displaying the International Symbol of Accessibility. The sign shall � not be smaller than 70 square inches in area and shall be centered at the interior end of the parking space at a minimum height of 80 inches from the bottom of the sign to the parking space finished grade, or centered at a minimum height of 36 inches from the parking space finished grade, ground, or sidewalk. A sign shall also be posted in a conspicuous place, at each entrance to the off-street parking facility, not less than 17 inches by 22 inches, clearly and conspicuously stating the following: "Unauthorized vehicles parked in designated accessible spaces not displaying distinguishing placards or license plates issued for persons with disabilities may be towed away at owner's expense. Towed vehicles may be reclaimed by telephoning (951) 696-3000." PL-22. In addition to the above requirements, the surface of each parking place shall have a surface identification sign duplicating the Symbol of Accessibility in blue paint of at least three square feet in size. PL-23. All site improvements including, but not limited to, parking areas and striping shall be installed. PL-24. All of the foregoing conditions shall be complied with prior to occupancy or any use allowed by this permit. BUILDING AND SAFETY DEPARTMENT General Conditions B-1. Final Building and Safety conditions will be addressed when building plans are reviewed and submitted to Building and Safety. These conditions will be based on occupancy, use, the California Building Code (CBC), and related codes which are in force at the time of building plan submittal. B-2. All design components shall comply with applicable provisions of the 2010 edition of the California Building, Plumbing and Mechanical Codes; 2010 California Electrical Code; California Administrative Code,2010 California Energy Codes, � 2010 California Green building Standards, California Title 24 Disabled Access Regulations, and City of Temecula Municipal Code. B-3. 2010 California Green Building Standards Provide 10% Voluntary Measures on project. B-4. Provide details of all applicable disabled access provisions and building setbacks on plans. . B-5. Provide disabled access from the public way to the main entrance of the building. B-6. Provide van accessible parking located as close as possible to the main entry. B-7. Show path of accessibility from parking to furthest point of improvement. B-8. Show path of travel from public right way to all public areas on site. . B-9. Submit, at time of plan review, a complete exterior site lighting plan showing compliance with Ordinance Number 655 for the regulation of light pollution. All streetlights and other outdoor lighting shall be shown on electrical plans submitted to the Department of Building and Safety. Any outside lighting shall be hooded and aimed not to shine directly upon adjoining property or public rights-of-way. . B-10. A receipt or clearance letter from the Temecula Valley School District shall be submitted to the Building and Safety Department to ensure the payment or exemption from School Mitigation Fees. B-11. Obtain all building plan and permit approvals prior to commencement of any construction work. B-12. Trash enclosures, patio covers, light standards, and any block walls will require separate approvals and permits. B-13. Signage shall be posted conspicuously at the entrance to the project that indicates the hours of construction, as allowed by the City of Temecula Municipal Ordinance 9.20.060, for any site within one-quarter mile of an occupied residence. The permitted hours of construction are Monday through Friday from 7:00 a.m. to 6:30 p.m., and Saturday from 7:00 a.m. to 6:30 p.m. No work is permitted on Sundays and nationally recognized Government Holidays. B-14. The City of Temecula adopted an ordinance on March 31, 2003 to collect fees for a Riverside County area wide Transportation Uniform Mitigation Fee (TUMF). This project is subject to payment of these fees at the time of building permit issuance. The fees are subject to the provisions of Chapter 15.08 of the Temecula Municipal Code and the fee schedule in effect at the time of building permit issuance. B-15. Provide an approved automatic fire sprinkler system. B-16. Provide a house electrical meter to provide power for the operation of exterior lighting, irrigation pedestals and fire alarm systems for each building on the site. Developments with single user buildings shall clearly show on the plans how the / operation of exterior lighting and fire alarm systems when a house meter is not specifically proposed. At Plan Review Submittal B-17. Provide electrical plan including load calculations, and panel schedule, plumbing schematic, and mechanical plan applicable to scope of work for plan review. B-18. Provide precise grading plan to verify accessibility for persons with disabilities. Prior to Issuance of Building Permit(s) B-19. Provide appropriate stamp of a registered professional with original signature on plans. Prior to Beginning of Construction B-20. A pre-construction meeting is required with the building inspector prior to the start of the building construction. FIRE PREVENTION General Requirements � F-1. Final fire and life safety conditions will be addressed when building plans are reviewed by the Fire Prevention Bureau. These conditions will be based on occupancy, use, the California Building Code (CBC), California Fire Code (CFC), and related codes which are in force at the time of building plan submittal. F-2. If construction is phased, each phase shall provide approved access and fire protection prior to any building construction (CFC Chapter 5) F-3. Detail heating equipment used in brewing process and submit design. Prior to Issuance of Building Permit(s) F-4. Fire sprinkler plans shall be submitted to the Fire Prevention Bureau for approval. Three sets of sprinkler plans must be submitted by the installing contractor to the Fire Prevention Bureau. These plans must be submitted prior to the issuance of , building permit. F-5. Fire alarm plans shall be submitted to the Fire Prevention Bureau for approval. Three sets of alarm plans must be submitted by the installing contractor to the Fire Prevention Bureau. The fire alarm system is required to have a dedicated circuit from the house panel. These plans must be submitted prior to the issuance of building permit. Prior to Issuance of Certificate of Occupancy . F-6. New buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly legible and visible from the street or road fronting the property. These numbers. shall contrast with their background. Commercial, multi-family residential, and industrial buildings shall have a minimum of 12-inch numbers with suite numbers being a minimum of six inches in size. All suites shall have a minimum of 6-inch high letters and/or numbers on both the front and rear doors (CFC Chapter 5 and City Ordinance 15.16.020). F-7. A"Knox-Box" shall be provided. The Knox-Box shall be installed a minimum of six feet in height and be located to the right side of the fire riser sprinkler room (CFC Chapter 5). POLICE DEPARTMENT General Requirements PD-1. Applicant shall ensure any landscaping surrounding buildings is kept at a height of no more than three feet or below the ground floor window sills. Plants, hedges and shrubbery shall be defensible plants to prevent would-be intruders from breaking into the buildings utilizing lower level windows. , PD-2. Applicant shall ensure any trees surrounding building rooftops be kept at a distance to prevent roof accessibility by would-be burglars. Since trees also act as a natural ladder, the branches must be pruned to have a six-foot clearance from the buildings. PD-3. Any berms shall not exceed three feet in height.. PD-4. All parking lot lighting shall be energy saving and minimized after hours of darkness and in compliance with Title 24, Part 6, of the California Code of Regulations. PD-5. All exterior lighting shall be in compliance with Riverside Mount Falomar Lighting Ordinance 655, low pressure sodium lighting preferred. PD-6. All exterior doors shall have a vandal resistant light fixture installed above the door. The doors shall be illuminated with a minimum one-foot candle illumination at ground level, evenly dispersed. PD-7. All lighting affixed to the exterior of buildings less than 8 feet high shall be vandal resistant. PD-8. All doors, windows, locking mechanisms, hinges, and other miscellaneous hardware shall be commercial or institution grade. PD-9. Any graffiti painted or marked upon the buildings must be removed or painted over within 24 hours of being discovered. Report all such crimes to the Temecula Police 24-hour dispatch Center at (951) 696-HELP. PD-10. Upon completion of construction, each building or business shall have an alarm system that is monitored by a designated private alarm company to notify the Temecula Police Department of any intrusion. All multi-tenant offices/suites/businesses located within a specific building shall each have their own alarm system. This condition is not applicable if the business is open 24/7. PD-11. Any roof hatches shall be painted "International Orange." PD-12. Any public telephones located on the exterior of the buildings shall be placed in a well-lit, highly visible area, and installed with a"call-out only" feature to deter loitering. This feature is not required for public telephones installed within the interior of the buildings. . PD-13. All disabled parking stalls on the premises shall be marked in accordance with Section 22511.8 of the California Vehicle Code. PD-14. Penal Code Section 490.5 affords merchants the opportunity to recover their losses through a civil demand program. The text of this section of the penal code can be found . at: http://www.leginfo.ca.gov/cgi-bin/displaycode?section=pen&group=00001- 01000&file=484-502.9 PD-15. Employee training regarding credit cards, theft, citizens' arrest procedures, personal safety, business security or any other related crime prevention subject is available free of charge through the Crime Prevention Unit. To schedule an appointment call (951) 506-5132. PD-16. Any business that serves or sells any type of alcoholic beverage shall comply with � all guidelines within the Business and Profession Codes and all rules, regulations and guidelines of the California Department of Alcoholic Beverage Control. PD-17. Contact the Temecula Police Department for alcohol related inspections and training , for both employees and owners. This includes special events held at business locations where alcohol will be served for a fee and the event is open to the general public. PD-18. Applicant shall comply with Temecula Municipal Code Section 9.14.010, Consumption of Alcoholic Beverages in Public Prohibited. � PD-19. Identification will be verified utilizing one of the following: (a) valid California driver's license; (b) valid California identification card; (c) valid military identification card (active/reserve/retired/dependent); (d) valid driver's license from any of the 50 States or Territories of the United States; (e) valid U.S. Passport; (f) valid government issued identification card issued by a Federal, State, County or City agency. � PD-20. As noted above, only a valid government issued identification card issued by. a Federal, State, County or City agency is acceptable, providing it complies with 25660 of the Business and Profession Code (B&P), which includes the following requirements: (a) name of person; (b) date of birth; (c) physical description; (d) • photograph; (e) currently valid (not expired). It is tiie responsibility of the business owner and any person who serves or sells alcohol to be aware of current laws and regulations pertaining to alcoholic beverages. PD-21. The Crime Prevention and Plans Unit of the Temecula Police Department offers free � business security surveys, to schedule an appointment contact the unit at (951) 506- 5131. PD-22. The Temecula Police Department affords all retailers the opportunity to participate in the "Inkless Ink Program." At a minimal cost for inkless inkpads, retailers can take a thumbprint of every customer using a personal check to pay for goods or services. � A decal is also posted on the front entry of the business advising customers of the "Inkless Ink Program" in use. If the business becomes a victim of check fraud, the Police Department will be able to track the suspect with the thumbprint. PD-23. ` Crime prevention through environmental design as developed by the National Crime Prevention Institute (NCPI) supports the concept that "the proper design and effective use of the built environment can lead to a reduction in the fear and incidence of crime and an improvement in the quality of life." _ The nine primary strategies that support this concept are included below: a. Provide clear border definition of controlled space. Examples of border definition may include fences, shrubbery or signs in exterior areas. Within a building, the arrangement of furniture and color definition can serve as a means of identifying controlled space. b. Provide clearly marked transitional zones. Persons need to be able to identify when they are moving from public to semi-public to private space. c. Gathering or congregating areas to be located or designated in locations where there is good surveillance and access control. d. Place safe activities in unsafe locations. Safe activities attract normal users to a location and subsequently render the location less attractive to abnormal users due to observation and possible intervention. e. Place unsafe activities in safe locations. Placing unsafe activities in areas of natural surveillance or controlled access will help overcome risk and make the users of the areas feel safer. f. Redesign the use of space to provide natural barriers. Separate activities that may conflict with each other (outdoor basketball court and children's play area, for example) by distance, natural terrain or other functions to avoid such conflict. g. Improve scheduling of space. The timing in the use of space can reduce the risk for normal users and cause abnormal users to be of greater risk of surveillance and intervention. h. Redesign space to increase the perception of natural surveillance. Abnormal users need to be aware of the risk of detection and possible intervention. Windows and clear lines-of-sight serve to provide such a perception of surveillance. , i. Overcome distance and isolation. This strategy may be accomplished through improved communications (portable two-way radios, for example) and design efficiencies, such as the location of restrooms in a public building. PD-24. Any questions regarding these conditions should be directed to the Temecula Police Department Crime Prevention and Plans Unit at (951) 506-5131. PUBLIC WORKS DEPARTMENT General Requirements PW-1. Unless otherwise noted, all conditions shall be completed by the developer at no cost to any Government Agency. It is understood that the developer correctly shows on the site plan all existing and proposed property lines, easements, traveled ways, improvement constraints and drainage courses, and their omission may require the project to be resubmitted for further review and revision. PW-2. A Grading Permit for precise grading, including all on-site flat work and improvements, shall be obtained from the Department of Public Works prior to commencement of any construction outside of the City-maintained street right-of- way. PW-3. An Encroachment Permit shall be obtained from the Department of Public Works prior to commencement of any construction within an existing or proposed City right- of-way. PW-4. All improvement plans shall be coordinated for consistency with adjacent projects and existing improvements contiguous to the site and shall be submitted on standard 24" x 36" City of Temecula mylars. PW-5. The project shall include construction-phase pollution prevention controls into the design of the project to prevent non-permitted runoff from discharging off site or entering any storm water conveyance system or receiving water during all field activities. PW-6. A conceptually-accepted Water Quality Management Plan (WQMP) must be submitted to the Department of Public Works as part of the initial grading plan submittal package. PW-7. Permanent landscape and irrigation plans shall be consistent with the accepted WQMP. PW-8. All onsite drainage and water quality facilities shall be privately maintained. Prior to Issuance of Grading Permit(s) PW-9. The WQMP must receive final acceptance by the Department of Public Works. PW-10. The project shall submit a completed WQMP Operation and Maintenance (O&M) _ Agreement that must include the owner's notarized signature, proof of recordation with the County Recorder's Office, and all maintenance procedures for each of the structural treatment control Best Management Practices (BMPs) outlined in the WQMP. • PW-11. A grading plan shall be prepared by a registered civil engineer in accordance with City of Temecula standards, and shall be reviewed and approved by the Department of Public Works prior to the commencement of grading. The grading plan shall include all necessary erosion control measures needed to adequately protect the site (public and private) and adjoining properties from damage due to erosion. PW-12. The developer shall post security and enter into an agreement guaranteeing the grading and erosion control improvements in conformance with applicable City Standards and subject to approval by the Department of Public Works in accordance with the Construction, Grading and Encroachment Ordinance Section 18.24.140 PW-13. Construction-phase pollution prevention shall be consistent with the Temecula Municipal Code Chapter 18.15 and associated technical manual and the City's standard notes for Erosion and Sediment Control. PW-14. As deemed necessary by the Department of Public Works, the developer shall receive written clearance from the Planning Department, or other affected agencies. PW-15. The developer shall comply with all constraints which may be shown upon an Environmental Constraint Sheet (ECS) recorded with any underlying maps related to the subject property. PW-16. The developer shall obtain letters of approval for any off site work performed on adjoining properties. The letters shall be in format as directed by the Department of Public Works. Prior to Issuance of Certificate of Occupancy PW-17. The project shall demonstrate that all of the structural water quality facilities outlined in the WQMP have been constructed and installed in conformance with approved plans and are ready for immediate implementation. PW-18. The existing improvements shall be reviewed. Any appurtenance damaged or broken shall be repaired or removed and replaced to the satisfaction of the Department of Public Works. PW-19. All necessary certifications and clearances from engineers, utility companies and public agencies shall be submitted as required by the Department of Public Works.