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HomeMy WebLinkAbout95-08 CC OrdinanceORDINANCE NO. 95-08 A ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NO. 95-003, THE WESTSIDE SPECIFIC PLAN, ON PROPERTY GENERALLY LOCATED WEST OF PUJOL STREET, EAST OF THE CITY'S WESTERN BORDER, SOUTH OF RIDGE PARK DRIVE, AND KNOWN AS ASSESSOR'S PARCEL NUMBERS 940-310-013,940-320-001,940-320-002,940-320-003,940-320-004, 940-320-005, 940-320-006 AND 940-320-007. WHEREAS, Hancock Development Company filed Planning Application No. 95-0003 in accordance with the City of Temecula General Plan and Riverside County Land Use and Subdivision Ordinances, which the City has adopted by reference; WHEREAS, Planning Application No. 95-0003 was processed in the time and manner prescribed by State and local law; WHEREAS, the Planning Commission considered Planning Application No. 95-0003 on May 15, 1995, at a duly noticed public hearing as prescribed by law, at which time interested persons had an opportunity to testify either in support or in opposition; WHEREAS, the Planning Commission continued Planning Application No. 95-0003 at their meeting on May 15, 1995 to June 5, 1995; WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if any, of all persons deserving to be heard, the Commission considered all facts relating to Planning Application No. 95-0003 and recommended approval to the City Council; WHEREAS, the City Council considered Planning Application No. 95-0003 on June 13, 1995, at a duly noticed public hearing as prescribed by law, at which time interested persons had an opportunity to testify either in support or in opposition; NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TEMECULA DOES RESOLVE, DETERMINE AND ORDER AS FOLLOWS: Section 1. That the above recitations are true and correct. Section 2. Findings. The City Council in approving Planning Application No. 95-0003, makes the following findings, to wit: 1. The project as conditioned is consistent with the goals, policies, and implementation programs contained in the General Plan. The project is consistent with the General Plan Specific Plan Area Overlay. The General Plan requires: "in areas identified as Specific Plan Overlay, with an aggregate area of 100 or more acres, approval of a specific plan is required prior to approval of any discretionary land use entitlement or issuance of any building or grading permit." Further, the General Plan key objectives for this Specific Plan Area are to: Ords\95-08 1 "provide complementary land uses to Old Town that increase the vitality of the area and to increase the range of housing opportunities west of 1-15. M The Westside Specific Plan contains land uses that support these objectives. The project will preserve significant open space area. Approximately 67.4 gross acres of the slopes west of the Western Bypass Corridor (Westside Parkway), east of the City Limit will remain in an open space designation, with no development proposed on the site. Goal 5 of the Open Space/Conservation Element of the City's General Plan calls for "Conservation of open space areas for a balance of recreation, scenic enjoyment, and protection of natural resources and features." 2. The project is consistent with Government Code Section 65450. The Specific Plan contains the information required under Article 8 of the Government Code, and meets the intent of the Specific Plan as defined by state law. 3. The project will result in the construction of General Plan Roads and other infrastructure. The Western Bypass Corridor is identified in the General Plan as the "Westside Parkway," a Secondary Highway. First Street is also identified in the Circulation Plan as a Principal Collector. The certified Final Environmental Impact Report and subsequent development proposals for this project will require that the portions of these roads that will be affected by this project be built as mitigation for the project. Additional infrastructure improvements including, but not limited to, storm drain improvements, water and sewer improvements, and other utilities will need to be completed as part of this project. 4. The project, as conditioned, will have adequate access. The Circulation Plan within the Westside Specific Plan provides vehicular access to the project site from the Western Bypass Corridor (Westside Parkway), Vincent Moraga Drive and First Street. Pedestrian access is provided throughout the project site, along the projects' roads, as well as from Main Street. Additional access to the site shall be by transit service. 5. The project is compatible with surrounding land uses. The Specific Plan contains adequate provisions that will buffer sensitive uses from non-sensitive uses. 6. Said findings are supported by analysis, maps, exhibits, and environmental documents associated with this application and herein incorporated by reference. a. As conditioned pursuant to Section 4, Planning Application No. 95-0003, as proposed, is compatible with the health, safety and welfare of the community. Section 3. Environmental Compliance. The City of Temecula City Council hereby certifies the FEIR (Planning Application No. 95-0031), adopts Findings of Fact and Statements of Overriding Consideration and approves of the Mitigation Monitoring Program for the Old Town Entertainment Project which includes the Westside Specific Plan and subsequent development proposals within this area. Section 4. Conditions. That the City of Temecula City Council hereby approves Planning Application No. 95-0003 to change the zoning on 154.1 acres of land from R-A-20 (Residential Agricultural - Twenty Acre Minimum Parcel Size) to Specific Plan on property generally located west of Pujol Street, east of the City of Temecula's Western border, south of Ords\95-08 2 Ridge Park Drive and known as Assessor's Parcel Numbers 940-310-013, 940-320-001, 940- 320-002,940-320-003,940-320-004, 940-320-005,940-320-006 and 940-320-007 subject to the following conditions: A. Exhibit A, attached hereto. Section 5. PASSED, APPROVED AND ADOPTED this 27th day of June, 1995. ATTEST: J[~ L~] r~k, CMC, City~~lerk STATE OF CALIFORNIA) COUNTY OF RIVERSIDE) SS CITY OF TEMECULA) I June S. Greek, City Clerk of the City of Temecula, California, do hereby certify that the foregoing Ordinance No. 95-08 was duly introduced and placed upon its first reading at a regular meeting of the City Council on the 13th day of June, 1995, and that thereafter, said Ordinance was duly adopted and passed at a regular meeting of the City Council of the City of Temecula on the 27th day of June, by the following roll call vote: AYES: 3 COUNCILMEMBERS: Lindemans, Parks, Roberts NOES: 0 COUNCILMEMBERS: None ABSENT: 0 COUNCILMEMBERS: None ABSTAINED: 1 C OUNCILMEMBERS: S tone Ords\95-08 3 EXHIBIT A CITY OF TEMECULA CONDITIONS OF APPROVAL Planning Application No. 95-0003- Westside Specific Plan Project Description: A Specific Plan containing =!~ five planning areas ranging in size from 2.8 gross acres to 67.4 gross acres. Within the Specific Plan there are five (5) land use designations that correspond to the planning areas. Assessor's Parcel Numbers: 940-310-013, 940-320-001,940-320-002, 940-320- 003,940-320-004, 940-320-005,940-320-006 and 940-320-007 Approval Date: June 13, 1995 PLANNING DEPARTMENT General Requirements The developer/applicant shall indemnify, protect, defend, 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 Westside Specific Plan which action is brought within the appropriate statute of limitations period and Public Resources Code, Division 13, Chapter 4 (Section 21000et seq., including but not by the way of limitations Section 21152 and 21167). City shall promptly notify the developer/applicant of any claim, action, or proceeding brought within this time period. City shall further cooperate fully in the defense of the action. Should the City fail to either promptly notify or cooperate fully, developer/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. Developer shall be entitled to select Counsel, reasonably acceptable to City, to conduct such defense which Counsel shall be authorized to represent City and Developer. City shall not reject any reasonable settlement, including, without limitation, not proceeding with the project. If City does reject a settlement reasonably acceptable to Developer, City may continue to defend at its cost (Added at City Council hearing on June 13, 1995). The project and all subsequent projects within this site shall comply with all mitigation measures identified within Planning Application No. 95-0031 (Old Town Redevelopment Project Environmental Impact Report). During all construction periods within and/or adjacent to sensitive wildlife habitat (Chamise Chaparral, Coastal Sage Scrub, or Riparian/Wetland), the applicant shall provide temporary fencing at the boundary between areas to be disturbed/graded and areas to remain undisturbed. In areas where fencing is not possible, the applicant shall 0rds\95-08 4 survey and mark construction area boundaries and shall retain a qualified biologist with authority to stop construction activity when it construction extends beyond these boundaries. Any disturbances outside of designated areas of disturbance shall be restored to comparable habitat quality of the adjacent undisturbed habitat. Construction activities at the Western Bypass crossing over Murrieta Creek shall be limited to daylight hours until the bridge is completed, except in an emergency as defined by the City. Ownership of domestic dogs and cats for residential development within Areas C I~ (Deleted at the Planning Commission hearing on June 5, 1995) of the Westside Specific Plan shall be restricted. The restriction shall apply to all domestic dogs and cats and shall allow ownership of such animals only when they can be fully managed within the individual residence. Transit facilities shall be installed at centralized locations within 01d Town and the hotel/arena complex. The City shall work with regional transit agencies to provide service to these locations in the future when such transit service becomes available. e PHe~ Within to 30 days from the second reading of the Ordinance Amending the Zoning Map of the City of Temecula, a preliminary grading plan shall be submitted to the Planninc~ Department for approve(tal by the Planning Commission (Added at the Planning Commission hearing on June 5, 1995), (added at the City Council Hearing on June 13, 1995). The applicant shall provide a pedestrian linkage from the Westside Specific Plan to the Old Town Entertainment Project area. This linkage shall be consistent with the streetscape designs in the Old Town Specific Plan and will address such items as lighting, landscaping and possible security and sound walls to mitigate impacts to surrounding residential uses. This linkage plan shall be submitted with the first development plan (Added at the Planning Commission hearing on June 5, 1995). Prior to the Issuance of Grading Permits To offset the loss of 64.6 acres of occupied Gnatcatcher habitat in the Chamise Chaparral and Coastal Sage Scrub plant communities within the project area the applicant shall implement one of the following measures: a) Acquire 97 acres of high quality Gnatcatcher habitat (1.5:1 ratio based on discussions with U.S. Fish and Wildlife Staff) and transfer ownership of the land or open space easements (which prevent any future use other than open space) and management responsibility for the property to the Riverside County Parks Department or other agent acceptable to the U. S. Fish and Wildlife Service and Department of Fish and Game. This habitat shall be purchased within the Santa Rosa Plateau/Santa Margarita River Potential Reserve area as identified within the Riverside County "Multiple Species Habitat Conservation Plan", or at a location acceptable to the U.S. Fish and Wildlife Service and Department of Fish and Game. An endowment of $50,000 shall be provided for use by the designated management agency to enhance wildlife carrying capacity of the 97 acres set aside as mitigation for this project; or b) pay fees as determined through negotiations with the U.S. Fish and Wildlife Service and State Department of Fish and Game to an agent authorized by these two agencies for purchase of land-banked compensation habitat. 0rds\95-08 5 10. To offset the loss of up to one acre of Riparian/Wetland habitat in Murrieta Creek, the applicant shall develop two acres of Riparian/Wetland habitat or habitat improvements in the immediate area of the Western Bypass bridge crossing, or at an alternative location acceptable to the U.S. Fish and Wildlife Service and Department of Fish and Game. The requirements of this measure can be superseded by any alternative mitigation or compensation developed through acquisition of a Corps 404 Permit or Department of Fish and Game 1601/1603Agreement. The plans for the two acres of Riparian/Wetland enhancement shall be reviewed and approved by the City, U.S. Fish and Wildlife Service, and Department of Fish and Game prior to implementation. 11. A silt fence or alternative acceptable to the City and San Diego Regional Water Quality Control Board shall be installed downstream of construction activities in Murrieta Creek to control siltation downstream of the construction site. The performance standard used for this measure shall be sufficient control to prevent downstream siltation that can cause degradation of the aquatic/riparian/wetland habitat. 12. The applicant shall install fences or other measures to control human access from the Western Bypass to the west, cxccpt in ^rca D of thc Wcstsidc Spccific I=lan. Thc City will rcquirc acccss controls around thc boundary of Arca D and thc adjaccnt wildlifc habitat whcn this arca dcvclops. (Deleted at the Planning Commission hearing on June 6, 1995). 13. The applicant shall comply with Ordinance No. 663 by paying the fee required by that ordinance which is based on (the gross acreage of the parcels proposed for development). Should Ordinance No. 663 be superseded by the provisions of a Habitat Conservation Plan prior to the payment of the fees required by Ordinance No. 663, the applicant shall pay the fee required under the Habitat Conservation Plan as implemented by County ordinance or resolution. 14. An earth berm or sound attenuation wall and landscaping be installed on the ridge above the houses on Pujol Street to minimize noise levels at the nearest residences. 15. Slope grading techniques on the slope facing Pujol Street shall aim to blend with the existing nature of the topography. Grading techniques shall emphasize slope contouring including contour undulation and variable slopes. In addition, tops and toes of slopes shall be rounded. Hard edges and angles are to be avoided. Slopes shall be designed to smoothly blend with remaining existing topography. 16. Grading on the slope edge facing Pujol Street shall be revegetated or landscaped immediately upon completion of grading activities, concurrent with project development. Landscaping shall be natural in appearance and linear arrangements of landscaping are to be avoided. Prior to the Issuance of Building Permits 17. A landscape plan shall be completed for review and approval by the Director of Planning. This plan shall provide for full revegetation of the Western Bypass and First Street cut slopes utilizing native/ornamental plants which will serve as a fire buffer area. On the constructed building pads, the landscape plan shall include the planting of large trees (minimum 4" diameter) immediately after construction of the pads is completed. The effect of the revegetation plan will be to blend the slopes into the 0rds\95-08 6 natural coastal sage scrub and chamisal chaparral communities west of the Western Bypass Road. The revegetation goal for the pads will be to visually screen and soften the effect of the flat, graded and paved pads. 18. All landscaped areas shall be irrigated in a manner that does not result in overland flows of surface water and the discharge of fertilizer and pesticide contaminated surface runoff to Murrieta Creek. The landscape designs and irrigation systems shall be reviewed to verify runoff controls are adequate to prevent inadvertent surface runoff. 19. Along the west and east sides of the Western Bypass Corridor, a fire and vegetation management plan shall be prepared and submitted to the Planning Department, RCFD, and CDF for review and approval. This plan shall provide a sufficient buffer of fire retardant plantings to ensure that structures on the east side of the road are not exposed to wildland fire hazards from a fire in the chaparral on the west side of the road. 20. Residential uses adjacent to the Western Bypass Road that place residences within the 65 dB CNELd, noise contour shall install sound attenuation barriers or walls sufficient to reduce noise to a level below this significance threshold. Prior to the Issuance of Certificates of Occupancy 21. Berming and landscaping shall be employed to conceal and soften visual impacts of parking areas. 22. A bond or equivalent commitment, as provided by City ordinance, shall be provided by the developer to ensure that all cut slopes can be revegetated after grading° 23. The applicant shall provide at least one day-care facility for employees working for the hotel and entertainment complex facilities. This facility can be provided on site or arrangements can be made with an offsite professional day-care provider(s) to meet the day-care needs of up to 2,400 employees. 24. Preferential parking shall be provided for car and van pools for employees. A plan illustrating preferential parking spaces shall be submitted to and approved by the Director of Planning. DEPARTMENT OF PUBLIC WORKS The following are the Department of Public Works Conditions of Approval for the Westside Specific Plan. All questions regarding the true meaning of the conditions shall be referred to the appropriate staff person of the Department of Public Works. General Conditions 25. All utility systems such as electric, including those which provide direct service to the project site and/or currently exist along public rights-of-ways adjacent to the site (except electrical lines rated 33 kv or greater), gas, telephone, water, sewer, and cable TV shall be placed underground, with easements provided as required, and designed and constructed in accordance with City Codes and the utility provider. 0rds\95-08 7 26. Prior to the issuance of any grading permit, as deemed necessary by the Department of Public Works, the Developer shall consult with the State of California Department of Fish and Game, U.S. Army Corps of Engineers, and U.S. Fish and Wildlife Service to determine if permits or approvals are necessary from such agencies for any action contemplated by this proposal. Such consultation shall be in writing, and copies of said correspondence, including responses from agencies, shall be submitted to the City. Where appropriate, the terms, conditions, and recommendations of the noted agencies shall be incorporated as Conditions of Approval into the areas of development. 27. Prior to issuance of building permits for the various phases of development, the Developer shall pay any capital fee for road improvements and public facilities imposed upon the property or project, including that for traffic and public facility mitigation as required under the Environmental Impact Report (EIR)/Negative Declaration for the project. The fee to be paid shall be in the amount in effect at the time of payment of the fee. If an interim or final public facility mitigation fee or district has not been finally established by the date on which the Developer requests its building permit for the project or any phase thereof, the Developer shall execute the Agreement for payment of Public Facility Fee. Concurrently, with executing this Agreement, the Developer shall post a bond to secure payment of the Public Facility Fee. The amount of the bond shall be $ 2.00 per square foot, not to exceed $10,000. The Developer understands that said agreement may require the payment of fees in excess of those now estimated (assuming benefit to the project in the amount of such fees). By execution of this Agreement, the Developer will waive any right to protest the provisions of this condition, of this Agreement, the formation of any traffic impact fee district, or the process, levy, or collection of any traffic mitigation or traffic impact fee for this project; provided that the Developer is not waiving its right to protest the reasonableness of any traffic impact fee, and the amount thereof. 28. Landscaping and permanent irrigation facilities shall be installed with street improvements. Perimeter walls if constructed shall be treated with graffiti-resistant coating and shall be installed adjacent to street improvements within each phase. 29. A phasing plan addressing the schedule of necessary infrastructure requirements shall be approved by the Department of Public Works and the Planning Director prior to approval of any subsequent development application. 30. The Developer shall pay off any remaining assessment balance(s) or reapportion the remaining assessment(s) for any Financing District including the property based on the proposed specific plan. Circulation 31. As a condition of approval for any subsequent development application associated with this Specific Plan, the Developer must enter into an agreement with the City for a "Trip Reduction Plan" in accordance with Ordinance No. 93-01. 32. Adequate primary and secondary access shall be provided for each phase of development as approved by the Department of Public Works. Access to the sites shall be reviewed by the Department of Public Works at the time of submittal of individual development applications. 0rds\95-08 8 33. 34. 35. 36. 37. 38. All street sections shall correspond with Typical Roadway Cross Sections and requirements of the Circulation Element of City's General Plan, City ordinances, standards, or as subsequently recommended in the Old Town Redevelopment Project Traffic Studies. All intersection intervals shall comply with City and Caltrans standards and requirements. Accesses proposed from Western Bypass Corridor, First Street, and Vincent Moraga Drive to the site are conditional upon Director of Public Work's approval. The Developer shall provide bus bays and shelters within the Specific Plan. Location and number of bus bays shall be subject to approval of the City and Riverside Transportation Agency (RTA). If required additional rights-of-way dedications associated with bus bays shall be provided by the Developer. Necessary improvements have been/will be conditioned based on mitigation measures identified in the Old Town Redevelopment Project Environmental Impact Report and associated studies and as required by public/utility agencies. Any substantive changes to phasing of the development must be approved by the Planning Commission through a phasing application. A phasing of the development considered to be minor or in substantial conformance with the construction phasing plan approved with the adoption of the Westside Specific Plan, as determined by the Department of Public Works and the Planning Director, may be approved administratively through applicable City procedures. Prior to the issuance of occupancy permits within any phase, all on and offsite improvements as referred to in the Old Town Redevelopment Project Environmental Impact Report and associated studies and public/utility agencies requirements must be constructed and/or bonded as required by the Department of Public Works. Pursuant to submittal of subsequent development applications associated with the Westside Specific Plan and/or substantive revisions to the proposed phasing plan, ensuing traffic reports, parking studies, and public facilities' analyses determining respective project specific and cumulative impacts identifying implementation responsibilities and the timing of necessary improvements shall be provided. These studies shall be subject to review and the individual project shall be conditioned accordingly and required right-of-way be reserved as dccmcd necessary by the Department of I~ublic Works (Deleted at the Planning Commission hearing on June 5, 1995). In compliance with the Site Traffic Impact Analysis of the Old Town Redevelopment Project - Phase I, as prepared by BartonoAschman Associates, Inc., dated October 28, 1994, the following infrastructure improvements shall be completed prior to issuance of any occupancy: Page 40 of the study states that "at the Rancho California Road/Interstate 15 (I-15) north ramps, on the westbound intersection approach, widen and/or restripe Rancho California Road to provide one through lane aligned with the (eventual) separate left turn lane at the I-15 south on-ramp, one through lane, one optional through/right turn lane, and one right turn lane. In order to accommodate two lanes of right turning traffic onto the I-15 north on-ramp, widening and/or restriping may be required just north of Rancho California Road; 0rds\95-08 9 these two lanes should merge into one lane, however, prior to intersecting the mainline of I-15 north". Similar widening and/or restriping shall be provided on the eastbound intersection approach at the Rancho California Road/Interstate 15 south ramp (Added at the Planning Commission hearing on June 5, 1995). Page 19 of the study states that "at the State Route 79 south (SR79s)/I-15 interchanQe, the I-15 north ramp and south ramp intersections with SR79s will be signalized, (and widened to provide additional through and turn lanes)". The feasibility of ultimate southbound loop improvements and connection with Western Bypass Corridor and acquisition/reimbursement agreement for work in excess of project impact shall be explored. The ramp improvements are currently identified in the Engineer's Report for Assessment District 159 and scheduled to begin construction by the end of 1995. (Added at the Planning Commission hearing on June 5, 1995). Page 43 of the study states that "the Western Bypass Corridor (88 feet full width right-of-way) shall be constructed from the I-15/SR79s interchange to intersect the (proposed) southerly extension of Vincent Moraga Drive (including the bridge crossing over Murrieta Creek, median and parkway improvements, sidewalks, and street lights). Between the I-15/SR79sinterchange and the new bridge over Murrieta Creek, a four lane, divided cross section shall be constructed, thereby providing two through lanes per direction plus a separate left turn lane at major intersections. West of Murrieta Creek to Vincent Moraga Drive, the street section may be reduced to a two lane, divided cross, thereby providing one through lane per direction plus a two way left turn lane and/or a separate left turn lane at major intersections". Page 43 of the study states that "Vincent Moraga Drive (78 feet full width right-of-way) shall be extended south of its current intersection (existing terminus) with Ridge Park Drive to intersect the Western Bypass (refer to the above item). A two lane, divided cross section shall be constructed, thereby providing one through lane per direction plus a two way left turn lane/or a separate left turn lane at major intersections (including parkway improvements and sidewalks)". The existing segment of Vincent Moraga Drive to Rancho California Road shall be restriped to accommodate this same street section. Page 43 of the study states that "In relation to the above item, Ridge Park Drive shall form (be reconstructed to form) a "T" intersection with Vincent Moraga Drive". Page 43 of the study indicates that "the Front Street/Santiaao Road/First Street intersection shall be redesigned to provide a four legged intersection via the removal of the existing First Street east leg of this intersection. The existing First Street east leg shall be "relocated" and shall operate as a "T" intersection with Front Street between Santiago Road and Second Street". Page 43 of the study states that "Front Street (78 feet full width right-of-way) from the Front Street/Santiago Road/First Street intersection shall be extended west to intersect the Western Bypass Corridor. A four lane, undivided, cross section, thereby providing two through lanes per direction (including a bridge crossing over Murrieta Creek, sidewalk and parkway improvements, and street Orda\95-08 10 39. 40. lights); however, at major intersections, a separate left turn lane shall also be provided". Page 43 of the study states that "a traffic signal warrant analysis (utilizing criteria established by the State of California Department of Transportation) indicates the Front Street/Western Bypass Corridor intersection shall be signalized. It is recommended, therefore, that traffic volumes be monitored at this location to determine the precise scheduling of this installation. Moreover, when constructed this traffic signal shall be interconnected with the two traffic signals proposed at the I-15/SR79s interchange". Page 44 of the study states that "(once the First Street bridge is operational) the existing Main Street bridc~e over Murrieta Creek may be restricted to pedestrian and local transit circulation". Traffic signals shall be installed at the intersection of Vincent Moraga Drive and Rancho California Road. Interconnection shall be provided from this intersection through the signalized intersection of Diaz and Rancho California Roads to the intersection of Front Street and Rancho California Road (Added at the Planning Commission hearing on June 5, 1995). Sufficient parking and a local transit system shall be provided pursuant to the attached alternative scenarios to satisfy the parking demands of the project in compliance with the Old Town Redevelopment Project Parking Study, prepared by Robert Kahn, John Kain & Associates, Inc., dated February 20, 1995. Certain project related parking and circulation improvements will be implemented with the future development of Westside Specific Plan as identified in the Old Town Redevelopment Project Parking Study, prepared by Robert Khan, John Kain & Associates, Inc., dated February 20, 1995, the Congestion Management Program (CMP) Traffic Impact Analysis of the Old Town Redevelopment Project, prepared by Barton-Aschman Associates, Inc., dated October 28, 1994, and the General Plan Build Out Traffic Impact Study of the Old Town Redevelopment Project, prepared by Wilbur Smith Associates, dated March 1995. Pursuant to submittal of subsequent development applications associated with the Westside Specific Plan, ensuing traffic reports, parking studies, and public facilities' analyses determining respective project specific and cumulative impacts identifying implementation responsibilities and the timing of necessary improvements shall be provided. These studies shall be subject to review and the individual project shall be conditioned accordingly and required right-of- way be reserved as deemed necessary by the Department of Public Works. The mitigations options to bc considcrcd (deleted at Planning Commission at June 5, 1995 hearing) are as follows: Page 35 of the CMP analysis specifies the Extension of Puiol Street southerly to intersect Western Bypass Corridor. Page 35 of the CMP analysis specifies improvements to the 1-15/Rancho California Road interchange. The improvements may include "a "loop" on ramp accommodating eastbound to northbound movements". 0rds\95-08 11 Page 4 of the General Plan Build Out traffic analysis recommends "widening of the Rancho California Road bridge (on the south side) to accommodate an additional eastbound through lane". Page 5 of the General Plan Build Out traffic analysis recommends "construction of a southbound loop on ramp in the northwest quadrant of the 1-15/Rancho California Road interchanae". Page 5 of the General Plan Build Out traffic analysis recommends "construction of a new southbound off ramp at Santiaao Road" (as an alternative). Page 5 of the General Plan Build Out traffic analysis recommends improvements to the I-15/SR79sinterchan~e. The improvements may include widening SR79s to accommodate additional vehicular turning movements and/or an southbound loop off ramp in the southwest quadrant of the interchange. Page 35 of the CMP analysis states that "a realignment of Diaz Road north of Rancho California Road and the realignment of Pujol Street/Felix Valdez Street to make Diaz Road/Felix Valdez Street/Pujol Street a continuous north-south route may be implemented". Alternatively, a realignment of Diaz Road north of Rancho California Road to align with Vincent Moraga Drive shall be studied. Page 35 of the CMP analysis states that "Sixth Street may be extended westerly to intersect Pujol Street. This would require a bridge crossing over Murrieta Creek". Provision of adequately sized parking lots in compliance with the Old Town Specific Plan at locations specified in the Old Town Redevelopment Project Parking Study to satisfy the parking demands. 41. 42. 43. Page 35 of the CMP analysis states that "some form of people-mover system (local transit system) shall be provided along Main Street between Front Street (on the east) and the Arena (on the west). This could include a theme related shuttle system, funicular transit system, horse-drawn carts, or an actual pedestrian people-mover. In addition, as necessary, provision of some sort of shuttle system during periods of peak activity to transport patrons to/from parking facilities potentially located on the periphery of the project site". A signing program shall be developed on I-15 which directs Project traffic to the SR79s interchange. A Trip Reduction Plan shall be developed which includes local/internal traffic circulation and parking requirements of the Project. This plan shall address both vehicular and pedestrian circulation, including the Project's proposed people-mover and shuttle systems. Supplemental onsite focused traffic studies shall be required to analyze access, stacking, and local circulation issues associated with more definitive development applications shall be submitted prior to subsequent approvals. 0rds\95-08 12 44. The Developer is responsible to dedicate all necessary right-of-way for the construction of the infrastructure improvements within and/or adjacent to the Westside Specific Plan including but not limited to the Western Bypass Corridor, First Street, and Vincent Moraga Drive. 45. In the event that an Assessment District is not formed for the construction of the Western Bypass Corridor and Vincent Moraga Drive, half-width plus one 18-foot lane off site street improvements shall be constructed within dedicated rights-of-way as directed by the Department of Public Works. Signalization, acceleration/deceleration lanes and additional intersection improvements shall also be provided as directed by the Department of Public Works. Bonds may be posted in lieu of construction. Drainage 46. Drainage and flood control facilities shall be provided in accordance with the requirements of the City and/or Riverside County Flood Control and Water Conservation District (RCFC&WCD). 47. Prior to approval of any subsequent development applications, the Developer shall submit the master drainage plan and hydrology/hydraulic reports analyzing adequacy of the proposed and existing downstream drainage facilities including the proposed retention design to the Department of Public Works and RCFC&WCD for approval. Pursuant to subsequent development applications, the created runoff and drainage impacts shall be analyzed and necessary mitigation measures shall be implemented. 48. Drainage facilities within each phase shall be constructed immediately after the completion of the site grading and prior to or concurrently with the initial site development within that phase. 49. All drainage facilities shall be designed to carry 100 year storm flows pursuant to current City and RCFC&WCD standards, subject to the approval of the Department of Public Works and RCFC&WCD, as applicable. 50. The Developer shall construct the proposed on and offsite drainage facility improvements and detention basin provision pursuant to the master drainage plan and/or as directed by the Department of Public Works and RCFC&WCD, as applicable. 51. The Developer shall accept and properly dispose of all off-site drainage flowing onto or through the site. 52. The Developer shall protect downstream properties from damages caused by alteration of the drainage patterns; i.e., concentration or diversion of flow. Protection shall be provided by constructing adequate drainage facilities, including enlarging existing facilities or by securing drainage easements. Water and Sewer 53. A master water plan shall be reviewed and approved by Rancho California Water District (RCWD) and the City prior to approval of subsequent development applications. 0rds\95-08 13 Specific mitigation requirements shall be conditioned of the project at that time. Water facilities shall be installed in accordance with the requirements and specifications of RCWD and the City. 54. A master sewer plan shall be reviewed and approved by Easter Municipal Water District (EMWD) and the City prior to approval of subsequent development applications. Specific mitigation requirements shall be conditioned of the project at that time. Sewer facilities shall be installed in accordance with the requirements and specifications of EMWD and the City. 55. Prior to approval of any subsequent development applications or recordation of any subsequent maps, or issuance of building permit, the Developer shall provide the City with evidence that adequate wastewater treatment facilities are being provided to meet the needs of the Westside Specific Plan development. Grading 56. No grading shall be permitted for any development area prior to subsequent development application approval. 57. Grading plans and operations shall be in accordance with the Uniform Building Code, City Grading Standards, the recommendations contained in the Geotechnical Report, or any subsequent reports prepared for the project, the conditions of the grading permit, and accepted grading construction practices and the recommendations and standards specified in the Specific Plan and Environmental Impact Report (EIR) document. 58. Prior to issuance of any grading permit, Erosion Control plans shall be prepared in conformance with applicable City Standards and subject to approval by the Department of Public Works. The Developer shall post security and enter into an agreement guaranteeing the grading and erosion control improvements. 59. The Developer shall comply with the requirements of the National Pollutant Discharge Elimination System (NPDES) permit regulated by the State Water Resources Control Board, and the Storm Water Pollution Prevention Plan (SWPPP)implemented bythe San Diego Regional Water Quality Control Board. 60. Each subsequent application for a phase of development shall include a conceptual grading plan to indicate at a minimum: Preliminary quantity estimates for grading. Techniques and methods which will be used to prevent erosion and sedimentation during and after the grading process in compliance with the City Standards and NPDES requirements. Preliminary pad and roadway elevations. Designation of the borrow or stockpile site location for import/export material. Approximate time frames for development including the identification of areas 0rd8\95-08 14 61. 62. 63. 64. 65. 66. which will be graded during the rainy months. Hydrology and hydraulic concerns and mitigations. Major grading activities shall be scheduled during the dry season wherever possible, or as otherwise approved by the Department of Public Works. Soils stabilization, which may include revegetation of graded areas, shall occur within 30 days of final grading activities as directed by the Department of Public Works. The site shall be watered during grading operations to control dust. Temporary drainage and sediment control devices shall be installed pursuant to the approved erosion control plan or as directed by the Department of Public Works. An import/export route shall be submitted to the Department of Public Works prior to issuance of any grading permit. The plan shall include limitation to the duration of the grading operation and construction activities, a Traffic Control Plan, and a daily time schedule of operations. Prior to issuance of any grading permit, a soils reports shall be submitted to the Department of Public Works for review and approval, to address engineering, geologic, seismic, and soils engineering concerns for each tentative map or plot plan for each phase of proposed development. 67. All public streets shall be maintained and cleaned if necessary on a daily basis during grading operation and construction activities. Cash deposit, letter of credit or posting of bond to guarantee maintenance of all public rights-of-way affected by the grading operations and construction activities, shall be posted prior to issuance of grading permits. 68. If subsequent Geotechnical and Soils Reports determine that dewatering of the site is necessary during construction, necessary permits (i.e. in compliance with NPDES permit) shall be obtained from appropriate agencies prior to approval of the grading plans. Phasing 69. Construction of the development permitted by the Specific Plan, including recordation of final subdivision maps, may be carried out in stages provided that, adequate vehicular access is constructed for the proposed land use elements in each stage of development and further provided that such development conforms substantially with the intent and purpose of the Specific Plan. 70. Development applications shall be submitted for each planning unit. Total acreage and land uses shall be substantially in accordance with the specifications of the Specific Plan. 0rds\95-08 15 COMMUNITY SERVICES DEPARTMENT General Requirements 71. Park land dedication requirements shall be determined for Planning Areas C and D in accordance with the Quimby Ordinance for high density residential development. 72. Upon determination of the actual park land dedication requirement, private recreational facilities within the high density residential areas may be entitled to receive a 50% credit towards Quimby. The remaining park land dedication requirement shall be satisfied through the payment of the equivalent "in-lieu" fees. 73. Quimby requirements shall be satisfied prior to recordation of each phased map. 74. Exterior slopes and landscaping that are adjacent to commercial/industrial development and multi-family residential development shall be maintained by the property owner or a private property owners' association. 75. Slopes and open space areas within Planning Area F shall be maintained by the developer, the City, or other agency approved by the City. 76. All landscaping shall be installed in conformance with the City of Temecula Landscape Plan Guidelines and Specifications. 77. Class II Bike Lanes shall be provided on site and in conformance with City standards. OTHER 78. 79. 80. 81. 82. 83. I have AGENCIES The applicant shall comply with the recommendations outlined in the Riverside County Health Department's transmittal dated April 24, 1995, a copy of which is attached. The applicant shall comply with the recommendations outlined in the County of Riverside Fire Department's letter dated May 10, 1995, a copy of which is attached. The applicant shall comply with the recommendations outlined in the Eastern Municipal Water District transmittal dated May 1, 1995, a copy of which is attached. The applicant shall comply with the recommendations outlined in the Rancho California Water District transmittal dated May 3, 1995, a copy of which is attached. The applicant shall comply with the recommendations outlined in the Riverside Transit Agency transmittal dated May 2, 1995, a copy of which is attached. The applicant shall comply with the recommendations outlined in the Temecula Valley Unified School District transmittal dated April 19, 1995, a copy of which is attached. read, understand and accept the above Conditions of Approval. Applicant Name 0rds\95-08 16