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HomeMy WebLinkAbout05-082 CC Resolution I I I RESOLUTION NO. 05-82 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TEMECULA ADOPTING A MITIGATED NEGATIVE DECLARATION AND MITIGATION MONITORING PROGRAM FOR THE VINYARDS VIEW ESTATES, GENERALLY LOCATED AT THE NORTHWEST CORNER OF BUTTERFIELD STAGE ROAD AND CHEMIN CLINET, AND KNOWN AS ASSESSOR PARCEL NOS. 953-390-007 AND 953-050-009 (PA04-0390 AND 04-0392). THE CITY COUNCIL OF THE CITY OF TEMECULA DOES HEREBY RESOLVE AS FOLLOWS: Section 1. The City Council of the City of Temecula does hereby find, determine and declare that: A. Vinyard View Estates, LLC filed Planning Application Nos. PA04-0390 Specific Plan Amendment, and PA04-0392, Tentative Tract Map, in a manner in accord with the City of Temecula General Plan and Development Code and an initial study was prepared in accordance with CEQA Guidelines; and, B. The applications were processed including, but not limited to public notice, in the time and manner prescribed by State and local law, including the California Environmental Quality Act; and, C. The Planning Commission of the City of Temecula held a duly noticed public hearing on June 1, 2005 to consider the application of the Project and environmental review, at which time the City staff and interested persons had an opportunity to, and did testify either in support or opposition to this matter; and, D. Following consideration of the entire record of information received at the public hearings and due consideration of the proposed Project, the Planning Commission adopted Resolution No. 2005-40 recommending the City Council approval of a Mitigated Negative Declaration and Mitigation Monitoring Program for the Project. E. On July 26, 2005, the City Council of the City of Temecula held a duly noticed public hearing on the Project at which time all persons interested in the Project had the opportunity and did address the City Council on these matters. F. On July 26, 2005, the City Council of the City of Temecula approved a Mitigated Negative Declaration and a Mitigation Monitoring Program for the Project when it adopted Resolution No. 05-82; Section 2. The City Council of the City of Temecula hereby makes the following findings: A. Pursuant to. the California Environmental Quality Act ("CEQA") and the City's local CEQA Guidelines, City staff prepared an initial study of the potential environmental effects of the proposed Project. Based upon the findings contained in that study, City staff determined that there was no substantial evidence that the project could have a significant effect on the R:/Resos 2005/Resos 05-82 I environment and a Mitigated Negative Declaration has been prepared. A copy of the Initial Study, Negative Declaration and Mitigation Monitoring Program are attached hereto as Exhibit "A" and incorporated herein by reference. B. Thereafter, City staff provided public notice of the public comment period and of the intent to adopt the Mitigated Negative Declaration as required by law and copies of the documents have been available for public review and inspection at the offices of the Planning Department, located at City Hall, 43200 Business Park Drive, Temecula, CA 92589. C. The City Council reviewed the Mitigated Negative Declaration and all comments received regarding the Mitigated Negative Declaration. The Project and the Mitigated Negative Declaration were discussed at a public hearing of the City Council held on July 26. 2005. D. The Mitigated Negative Declaration was prepared in compliance with CEQA. E. There is no substantial evidence that the Project, as conditioned, will have a significant effect on the environment. F. The Mitigated Negative Declaration reflects the independent judgment and analysis of the City Council. G. The Mitigation Monitoring Program set forth in the Mitigated Negative Declaration has been prepared in accordance with law. I Section 3. The City Council of the City of Temecula hereby approves the Mitigated Negative Declaration and Mitigation Monitoring Program for the Project as set forth on Exhibit A, attached hereto, and incorporated herein by this reference together with any and all necessary conditions that may be deemed necessary. Section 4. PASSED, APPROVED AND ADOPTED on this 26th, day of July, 2005. A TTES'{ SEAL] I R:/Resos 2005/Resos 05-82 2 I I I STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss CITY OF TEMECULA } I, Susan W. Jones, CMC, City Clerk of the City of Temecula, HEREBY DO CERTIFY that the foregoing Resolution No. 05-82 was duly adopted at a meeting of the CitY Council of the City of Temecula on the 26th day of July, 2005, by the following roll call vote: AYES: NOES: 4 COUNCILMEMBERS: Edwards, Roberts, Washington, Comerchero o COUNCILMEMBERS: None ABSENT: 1 COUNCILMEMBERS: Naggar COUNCILMEMBERS: None ABSTAIN: o R:/Resos 2005/Resos 05-82 3 City of Temecula P.O. Box 9033, Temecula, CA 92589-9033 Pro'ect Title Lead Agency Name and Address Environmental Checklist Vin ards View Estates City of Temecula P.O. Box 9033, Temecula, CA 92589-9033 Che I Kitzerow, Associate Planner 951 694-6400 Northwest corner Butterfield Sta e Road and Chemin Clinet Vinyards View Estates, LLC 8555 Aero Drive, Suite 305, San Die 0, CA 92123 Plannina Area 7 110.97 acres) CurrenUProposed: Low Medium Density Residential (LM - 3-6 du/ac) Contact Person and Phone Number Pro'ect Location Project Sponsor's Name and Address General Plan Designation Specific Plan Zoning Plannina Area 9A 17.35 acres) CurrenUPro osed: Low Densit Residential L - 0.5-2 du/ac Margarita Village Specific Plan, Planning Areas 7 and 9: Plannina Area 7 Currently: L-1 Residential (1 acre min. lot size) Proposed: Low Medium Residential (LM, 7,200 SF min.) Specific Plan Land Use Designation Plannina Area 9A Currently: L-1 Residential (1 acre min.) Pro osed: L-2 Residential 20,000 SF min. Margarita Village Specific Plan, Planning Areas 7 and 9: Plannina Area 7 Currently: Low Density Residential (L) Proposed: Medium Density Residential (M) Plannina Area 9A no chanae Currently: Low Density Residential (L) Pro osed: Low Densi Residential L The proposed project includes a Specific Plan Amendment (text and map-PA04-0390), and Tentative Tract Map No. 23103-2 (PA04- 0392). The project area includes 18.32 acres that is currently undeveloped. Planning Area 7 is 10.97 acres located at the north half of the project site. Planning Area 9A is 7.35 acres located at the south half of the site (Planning Area 9A is a portion of the 10 acre Planning Area 9 of the Margarita Village Specific Plan. Three acres of Planning Area 9 is currently developed as the Chardonnay Hills Recreation Center and is not part of the subject application as it is under separate ownership and no changes are proposed). The Specific Plan Amendment is a request to amend the zoning designation from L-1 (one acre minimum) to Low Medium (7,200 square feet minimum) in Planning Area 7, and from L-1 (one acre minimum) to L-2 (20,000 SF min.) in Planning Area 9. The proposed SpeCific Plan amendment also includes a request to change the land use in the SpeCific Plan from Low Density to Medium Density in Planning Area 7. No specific plan land use change is proposed for Planning Area 9. The Tentative Tract Map (No. 23103-2) is a request to subdivide 18.3 acres into 40 arcels, includin 37 residential lots R:IT M\2004104-0392 Vinyards View EstateslEnv Docsllnitial Study.doc Description of Project Surrounding Land Uses and Setting Other public agencies whose approval is required I . I and 3 open space lots (Planning Area 7 - 29 residential lots and Planning Area 9A - 8 residential lots). Surrounding land uses include existing single family residences to the north and west with a minimum lot size of 7,200 square feet adjacent to Planning Area 7 and 10,000 square feet adjacent to Planning Area 9A. The existing Recreation Center for the Chardonnay Hills development is to the south of the project site. Butterfield Stage Road abuts the project site to the east with vine ards located in the Coun east of Butterfield Sta e Road. Other public agencies which may require approval and/or subsequent permits include: U.S Army Corps of Engineers (USACE), California Department of Fish and Game, Regional Water Quality Control Board. R:IT M\2004104-0392 Vinyards View EstaleslEnv Docsllnitial Study.doc 2 Environmental Factors Potentially Affected The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a "Potentially Significant Impact" as indicated by the checklist on the following pages. x X X Aesthetics A riculture Resources Air Quali Biolo ical Resources Cultural Resources Geolo and Soils Hazards and Hazardous Materials H drolo and Water Qualit Land Use and Plannin Mineral Resources X Noise Po ulation and Housin Public Services Recreation Trans ortationlTraffic Utilities and Service S stems X Mandato Findin s of Si nificance None Determination On the basis of this initial evaluation: I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be re ared. I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because revisions in the project have been made by or agreed to by the ro'ect ro onent. A MITIGATED NEGATIVE DECLARATION will be re ared. I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is re uired. I find that the proposed project MAY have a "potentially significant impact" or 'potentially significant unless mitigated" impact on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is re uired, but it must anal ze onl the effects that remain to be addressed. I find that although the proposed project could have a significant effect on the environment, because all potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are im osed u on the ro osed ro'ect, nothin further is re uired. Signature Date Chervl Kitzerow. Associate Planner Printed name Citv of Temecula For I R:IT M\2004104-0392 Vinyards View EstaleslEnv Docsllnitial Study.doc 3 1. AESTHETICS. Would the project: a. b. Issues and Su run InfonTIalion Sources Have a substantial adverse effect on a scenic vista? Substantially damage scenic resources, including, but not limited to, trees, rock outcrop pings, and historic buildings within a state scenic hi hwa ? Substantially degrade the existing visual character or uali of the site and its surroundin s? Create a new source of substantial light or glare which would adversely affect day or nighttime views in the area? Potentially SignIficant 1m act Potentially Significant Unless Mitigation Inco orated Less Than Significant 1m act No 1m act X X c. x d. x Comments: 1. a.-b: No Impact The proposed project is not located on or near a scenic vista or scenic highway. The project site is currently vacant with no structures, trees or rock outcroppings on the site. Therefore, the project would not substantially degrade the existing visual character or quality of the site and its surroundings, and no significant impact is anticipated. 1. c: Less than Significant Impact: The project site consists of 18 acres. The site is characterized by gently sloping topography with a small drainage course running from east to west. The sloping topography generally I is not natural and consists of 40,000 cubic yards of stockpile material that has been placed on the site in the past during the construction of Butterfield Stage Road. Adjacent uses include Butterfield Stage Road to the east (with county vineyards on the other side of the road), medium density residential (6,000 SF minimum) to the west of Planning Area 9A and low medium density residential (7,200 SF minimum) to the west of Planning Area 7. According to the City of Temecula General Plan, the project site does not include any scenic resources and is not known for its visual character. There is no public viewing areas in the immediate vicinity that would be impacted as a result of the proposed project. While the project will be visible from various residential lots, a less than significant impact is anticipated because the views are considered private and are not considered to be of public benefit. As proposed, the project site will sit at a higher elevation than the adjacent Butterfield Stage Road. A 25-foot 2:1 manufactured slope will be constructed along the roadway. This slope area will be landscaped per the City's requirements and will be maintained by the Temecula Community Services District. The Tentative Map has been designed with Lots 1 through 6 approximately 9 feet lower than adjacent residences; Lots 7 through 15 approximately 5 feet lower; Lots 16 through 27 approximately 15 feet higher; and Lots 29 through 37 at a similar elevation to adjacent homes. To reduce potential impacts to adjacent residences to the west, the project design includes the continuation of an adjacent open space lot (Tract 23100-5), single-loaded street design for Lots 1 through 6, and Specific Plan text requiring Lots in Planning Area 9A (Lots 1-6) to be single-story homes. In addition, the Margarita Specific Plan includes design guidelines for the development of the site to ensure compatibility in architecture with the adjacent homes to the west within the Specific Plan. The project area is within Village 'B' of the Specific Plan. This area requires custom homes on lots within Planning Area 9A, which will be a minimum of 2,500 square feet and single story. Planning Area 7 homes will be designed to be a minimum of 2,200 square feet and either Spanish, Mediterranean or French architectural styles. These requirements will ensure the development is aesthetically pleasing. As proposed, the project will not degrade community character and therefore no significant impacts are anticipated. . 11. d.: Less Than Significant Impact: The proposed project is currently vacant with no sources of light or glare. The proposed project will introduce new generators of light and glare typically associated with residential development. The City of Temecula requires all new development to comply with the Riverside County Mount R:IT M\2004104-0392 Vinyards View EstateslEnv Docsllnitial Study.doc 4 Palomar Ordinance 655. Ordinance 655 requires lighting to be shielded, directed down to avoid glare onto adjacent properties and emit low levels of glare into the sky. Decorative lighting is allowed, however decorative lighting is required to be shut-off by 11 :00 P.M. By shutting off decorative lighting at 11 :00 PM, the amount of I light and/or glare will be reduced during late evening hours, thus preserving the visibility of the night sky for scientific research from the Mount Palomar Observatory. Compliance with all Development Code and Ordinance requirements would reduce potential light and glare impacts to surrounding properties to less than significant. Therefore. potential light and glare impacts from the project would be less than significant. a. b. c. 2. AGRICULTURE RESOURCES. In determining whether Impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model (1997) prepared by the California Dept. of Conservation as an optional model to use in assessing impacts on agriculture and farmland. Would the project: Issues and Su rtin Information Sources Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non-a ricultural use? Conflict with existing zoning for agricultural use, or a Williamson Act contract? Involve other changes in the existing environment which, due to their location or nature. could result in conversion of Farmland, to non-a ricultural use? Potentially Significant 1m act Potentially Significant Unless Mitigation Inco rated No 1m act X Less Than Significant 1m act x x Comments: 2. a.-c.: No Impact: The project site is not currently in agricultural production and in the recent and historic past (up to 20 years) the site has not been used for agricultural purposes. The site is not under a Williamson Act contract nor is it zoned for agricultural uses. This property is not considered prime or unique farmland of statewide or local importance as identified by the State Department of Conservation and the City of Temecula General Plan. In addition, the project will not involve changes in the existing environment, which would result in the conversion of farmland to non-agricultural uses. No impact is anticipated as a result of the proposed project 3. AIR QUALITY. Where available, the significance criteria established by the applicable air quality management or air pollution control district may be relied upon to make the following determinations. Would the project: Issues and Su rtin Information Sources a. Conflict with or obstruct implementation of the applicable air ualit Ian? b. Violate any air quality standard or contribute substantially to an existin or ro'ected air uali violation? c. Result in a cumulatively considerable net increase of any criteria ollutant for which the ro'ect re ion is non- R:IT M\2004104-0392 Vinyards View EstateslEnv Docsllnitial Study.doc Potentially Significant 1m act Potentially Significant Unless Mitigation Inco rated X No 1m act less Than Significant 1m act X X 5 d. attainment under an applicable federal or state ambient air quality standard (including releasing emissions which exceed uantitative thresholds for ozone recursors? Expose sensitive receptors to substantial pollutant concentrations? Create objectionable odors affecting a substantial number of eo Ie? x e. x Comments: 3. a.-e.: Potentially Significant Unless MitIgation Incorporated: The proposed project is located in the southwest portion of the South Coast Air Basin. The Environmental Protection Agency designates areas of Ozone (03), Carbon Monoxide (CO) and Nitrogen Oxides (NOx) as either "Does not meet the primary standards", "Cannot be classified", or "Better than national standards". The primary air quality problems in the area are ozone and particular matter. The Basin has been designated as an "extreme" non-attainment area for ozone. The Basin exceeds both the state and federal standards for ozone and both the state and federal standards for particulate matter PM10. The proposed project may potentially result in a cumulatively considerable net increase of pollutants for which the project region is considered non-attainment under an applicable federal or state ambient air quality standard. The proposed project is not considered a significant pollutant generator in regards to the immediate surrounding area. However, the project site may be a significant pollutant generator for the South Coast Air Basin since the basin is currently a non-attainment area. The General Plan EIR identifies the Temecula area as having significantly cleaner air than the other areas in the South Coast Air Basin. The cleaner air in the Temecula area is due to the geographical location and prevailing wind pattern. While the project site is located within a non-attainment area, the project as a stand alone project will not emit pollutants considered to be I significant. A project specific Air Quality Analysis was prepared and submitted to the City for review (dated March 28, 2005). The report concluded that the project will potentially impact air quality almost exclusively through increased automotive emissions. Minor secondary emissions during construction, from increased fossil-fueled energy utilization and from small miscellaneous sources will also be generated, but these are usually much smaller in both duration and volume than the mobile source emissions. Construction Activities: Construction pollutant emission generators would consist primarily of haul truck activities such as concrete and other suppliers, graders and pavers, contractor vehicles, and ancillary operating equipment such as diesel- electric generators and lifts. The SCAQMD CEQA Air Quality Handbook (1993) includes construction activity screening thresholds to determine whether a project would exceed thresholds and result in significant impacts. The screening table thresholds for construction are as follows: Less-than-Significant Threshold 1,309,000 SF residential Size Proposed Project Percent of Threshold (%) 148,000 SF (37 units x 4,000 11.3 SF/unit 18.8 acres 10.6 The project size is sufficiently limited as to not exceed thresholds. However, because of the non-attainment status of the air basin, maximum feasible mitigation measures to reduce cumulative impacts to PM-10 and I ozone from construction activities are included below. Short-term constr.uction activities duri(1g site grading may exceed recommended SCAQMD significance thresholds for NOx depending upon disturbance acreage and amount of equipment onsite. Daily emissions for ROG may exceed the daily threshold during the application of paints and coatings if the entire project is painted in a brief period of time. The daily disturbance R:IT M\2004104-0392 Vinyards View EstateslEnv Docsllnitial Study.doc 6 acreage, equipment usage and construction phasing are unknown at this time. Mitigation for potential effects is included to reduce the potential for any short-term construction activity impacts. I ODerationallmDactsNehicular Emissions Levels: Motor vehicles are the primary source of emissions associated with the proposed project. Based on the URBEMIS2002 model used to calculate daily emissions increases associated with the proposed project, approximately 451 (37 units x 9.57 trips/DU) vehicle trips are anticipated at the build out of the project. The project related mobile source emissions burden, along with a comparison of SCAQMD recommended significance thresholds (pounds/day) are identified below. ROG NOx CO PM-10 SOx Area Source 1.92 .78 .78 0.0 0.01 Emissions Mobile Source 4.31 4.54 52.48 4.23 0.05 Emissions , TOTAL 6.24 5.32 53.27 4.23 0.06 SCAQMD 55 55 550 150 150 Threshold As illustrated no impacts will result from the proposed project based on the URBEMIS 2002 model. In addition, because the total units do not exceed the anticipated/allowable units with the Margarita Village Specific Plan, no significant impacts are anticipated. The City of Temecula has adopted and certified an Environmental Impact Report for the Citywide General Plan Update. The EIR identified various significant impacts that could not be mitigated to a less than significant level. The City Council of the City of Temecula adopted Resolution 2005-43, a statement of overriding I consideration for these impacts that could not be mitigated to a less than significant level. Included as part of the statement of overriding consideration were air quality standards and compliance with SCAQMD air quality plan. The proposed project is consistent with goals and policies within the General Plan. Based on the above information, the proposed project could potentially expose sensitive receptors to substantial pollutant concentration and could potentially create objectionable odors affecting a substantial number of people. The only sensitive receptor in proximity to project site is Rancho Elementary School on La Serena, which is located within approximately 3500 feet of the project site. These potential impacts are considered less than significant with the implementation of the required mitigation measures. The applicant is required to comply with the mitigation measures outlined in the Air Quality study to reduce potential impacts to below a level of significance. The following Conditions of Approval and/or Mitigation Measures will be incorporated on the following entitlements as a part of the proposed project (Specific Plan Amendment, and Tentative Tract Map): Prior to the issuance of a grading and/or building permit (as applicable), the Applicant shall submit written proof of the satisfaction of each of the below mitigation measures to the Planning Department, unless otherwise stated. All control techniques shall be clearly indicated on the project grading and construction plans. Compliance with these measures shall be subject to periodic site inspections by the City. I 1. The applicant shall incorporate energy efficiency standards as defined by Title 24 into the project. The applicant shall comply with the late~t Title 24 standards. 2. Prior to the issuance of a grading permit and during the duration of construction activities, the Applicant shall verify in writing (to the Planning Department) that all earth moving and large equipment are properly tuned and maintained to reduce emissions. In addition, alternative clean-fueled vehicles shall be used where feasible. Construction equipment should be selected R:IT M\2004104-0392 Vinyards View EstateslEnv Docsllnitial Study.doc 7 I I I and deployed considering the lowest emission factors and highest energy efficiency reasonably possible. 3. All diesel-powered vehicles and equipment shall be maintained in a manner to minimize NOx emissions through regular tune-ups. 4. All diesel-powered vehicles shall be turned off when not In use for more than five (5) minutes, and the gasoline-powered equipment shall be turned off immediately when not in use. 5. Electrical and/or natural gasoline-powered equipment should be utilized in-lieu of gasoline or diesel-powered engines. 6. If construction equipment powered by alternative fuel sources (LPG/CNG) is available at comparable cost, the developer shall specify that such equipment be used during all construction activities on the project site. 7. Contractors should use particulate filters on diesel construction equipment, if such filters are available and are cost-competitive for use with this project. 8. During construction and all grading phases, the project site shall be watered down, to prevent fugitive dust and erosion, in the morning before grading and/or before construction begins and In the evening once construction and/or grading is complete for the day. The project site shall be watered down no less than 3 times (not Including the morning and evening water-down) during construction and/or grading activities to reduce dust. 9. During periods of high winds (i.e., wind speed sufficient to cause fugitive dust to impact adjacent properties, generally wind speeds exceeding 25 miles per hour, averaged over an hour), the Applicant shall curtail all clearing, grading, earth moving and excavation operations as directed by the City Engineer, to the degree necessary to prevent fugitive dust created by on- site activities and operations from being a nuisance or hazard, either off-site or on-site, or as determined by the City Engineer at his sole discretion. 10. The applicant shall comply with regional rules such as SCAQMD Rules 402 and 403, which would assist in reducing short-term air pollutant emissions. Rule 403 requires that fugitive dust be controlled with best available control measures so that the presence of such dust does not remain visible in the atmosphere beyond the property line of the emission source. Rule 402 requires dust suppression techniques be Implemented to prevent fugitive dust from creating a nuisance offsite. These dust suppression techniques are summarized below: a. Portions of the construction site to remain inactive longer than a period of three months shall be seeded and watered until grass cover is grown or otherwise stabilized in a manner acceptable to the City. b. All on-site roads shall be paved as soon as feasible or watered periodically or chemically stabilized. c. All trucks exporting and/or Importing fill to/from the project site shall use tarpaulins to fully cover the load In compliance with State Vehicle Code 23114. Material transported In trucks off-site (to and/or from the site) shall comply with State Vehicle Code 23114, with special attention to Sections 23114(b) (2) (F), (b) (F), (e) (2) and (e) (4) as amended. Material transported on-site shall be sufficiently watered or secured to prevent fugitive dust emissions. Lower portions of the trucks, including the wheels shall be sprayed with water, which shall be properly managed so as to prevent runoff, to reduce/eliminate soli from the trucks before they leave the construction area. R:IT M\2004104-0392 Vinyards View EstateslEnv Docs\lnitial Study.doc 8 d. The area disturbed by clearing, grading, earthmoving, or excavation operations shall be minimized at all times. I 11. Prior to the issuance of a grading and building permits, the applicant shall submit verification that a ridesharing program for the construction crew has been encouraged and will be supported by the contractor via incentives or other Inducements. 12. During the course of the project grading and construction, the applicant shall post signs on-site limiting construction related traffic and all general traffic to 15 miles per hour or less. 13. Graded and/or excavated inactive areas of the construction site shall be monitored by the Applicant at least weekly to ensure continued dust stabilization. Soil stabilization methods such as water and roll compaction and environmentally safe dust control materials, shall be periodically applied to portions of the construction site that are inactive for over three days. If no further grading or excavation operations are planned for the area, the area shall be seeded and watered to establish and maintain grass growth, or periodically treated with environmentally safe dust suppressants, to prevent excessive fugitive dust. City staff shall be advised of the election of treatment made by the Applicant. 14. During the course of the project grading and construction, the Applicant shall sweep adjacent streets and roads so as to prevent the placement or accumulation of dirt in the roadway. Where vehicles leave the construction site and enter adjacent public streets the streets shall be swept daily or washed down at the end of the work day to remove soil tracked onto the paved surface. Any visible soil track.out extending more than fifty (50) feet from the access point shall be swept or washed within thirty (30) minutes of deposition. I 15. The construction contractor shall schedule the construction activities so as not to Interfere with peak hour traffic as much as possible, and if necessary, a flag person shall be retained to maintain safety adjacent to existing roadways. 16. The construction contractor should utilize as much as possible precoated/natural colored building materials. Water-based or low VOC coatings should be used that comply with the most stringent SCAQMD Rule 1113 limits. Spray equipment with high transfer efficiency, or manual coatings application shall be used to reduce VOC emissions. I 4. BIOLOGICAL RESOURCES. Would the project? Potentially Potentially Significant Unless Less Than Issues and Sunnnrtinn Infonnation Sources Significant M~~2 Significant No Imnact Inco ted Imeact Imoact a. Have a substantial adverse effect, either directly or X through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? b. Have a substantial adverse effect on any riparian habitat X or other sensitive natural community identified in local or regional plans, policies, regulations or by the California Department of Fish and Game or US Fish and Wildlife Service? R:IT M\2004104-0392 Vinyards View EstateslEnv Docsllnitial Study.doc 9 c. d. e. f. Have a substantial adverse effect of federally protected wetlands as defined by Section 404 of the Clean Water Act (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interru tion, or other means? Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or im ede the use of native wildlife nurse sites? Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance? Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation Ian? x x x x Comments: 4. a., c-f.: No Impact: The project site is currently vacant and disturbed. Approximately 40,000 cubic yards of fill material have been stockpiled on the site for several years. The site is located within the Stephen's Kangaroo Rat Habitat Fee Area. Habitat Conservation fees will be required as a standard condition of approval to offset the effect of cumulative impacts to the species from urbanization occurring throughout western Riverside County. The project site is a part of the Western Riverside County Multiple Species Habitat Conservation Plan (MSHCP), which was adopted by City Council on January 13, 2004, and became effective March 12, 2004. The ordinance requires all projects submitted after June 22,2004 to be analyzed to ascertain I if a Habitat Assessment is required. The subject application was received prior to this date. Although the project is not subject to the Habitat Assessment requirement of the MSHCP, the impact fees associated with . the ordinance apply to all development applications submitted after the effective date, to which this project is subject. There are some grasses on the project site, however they are not considered sensitive habitat, nor is the site a part of a wildlife corridor. No impact is anticipated as a result of the proposed project. 4.b.: Potentially Significant Unless Mitigation Incorporated: A 450+/- foot long non-blue line natural stream course is located on the project site between Julo Way and the future alignment of Butterfield Stage Road. Thomas Leslie Corporation performed a field visit to the site in order to determine the acreages of state and federal waters delineated within the stream course. A letter dated January 5, 2004 indicates that no wetlands, or riparian habitat were observed along the stream course. Based on the field data, 0.06 acres of jurisdictional state and federal non-wetland waters was delineated. Filling of the jurisdictional waters will require issuance of Nation Wide Permit 39 (NWP) from the U.S. Army Corps of Engineers. Use of a NWP 39 requires procurement of a 401 water quality control permit from the Regional Water Quality Control Board (RWQCB) and a 1603 Streambed Alteration Agreement from the California Department of Fish and Game (DF&G). Implementation of the following mitigation measure will reduce potential project impacts to less than significant: I 1. The applicant shall obtain a Department of the Army Permit from the U.S. Army Corps of Engineers under Section 404 of the Clean Water Act, a Streambed Alteration Agreement from the California Department of Fish and Game, and a Section 401 Water Quality Certification from the Regional Water Quality Control Board. Proof of permit approval from all agencies shall be submitted to the City Planning Department prior to Issuance of any grading permit. R:IT M\2004104-0392 Vinyards View EstateslEnv Docsllnitial Study.doc 10 5. CULTURAL RESOURCES. Would the project: b. Issues and Su rtin Infonnatlon Sources Cause a substantial adverse change in the significance of a historical resource as defined in Section 15064.5? Cause a substantial adverse change in the significance of an archaeolo ical resource ursuant to Section 15064.5? Directly or indirectly destroy a unique paleontological resource or site or uni ue eolo ic feature? Disturb any human remains, including those interred outside of formal cemeteries? Potentially Significant 1m act Potentially Significant Unless Mitigation Inco tad Less Than Significant 1m ct No 1m act X a. X c. X d. X Comments: 5. a-b.: No Impact: Construction of the proposed buildings will occur on land that has been previously graded, disturbed or used for stockpiling. An Archaeological Survey was prepared by Brian Smith & Associates (October 18, 2004) to survey the property for any evidence of prehistoric or historic cultural resources. An archaeological records search performed for the subject site found no previously identified cultural resources within the project boundaries. In addition, an on-site archaeological survey resulted in no cultural resources identified. Additionally, neither the City of Temecula General Plan Environmental Impact Report nor the City's General Plan identifies this project site as an area of significant cultural resources; therefore no impacts to cultural resources are anticipated. 5. c-d.: Potentially Significant Unless Mitigation Incorporated: The City of Temecula General Plan (Figure 15-7) identifies the project site as an area with a high potential for paleontological resources. A Phase 1 Study for Paleontological mitigation and monitoring was prepared by Brian Smith & Associates (October 6,2004) for the project site. The site is characterized by sandstone facies of the Pauba Formation, which has a well documented record of producing numerous vertebrate and invertebrate fossils. The report includes mitigation measures required for the project (items 1-4 below). Additional mitigation is proposed to reduce potential impacts to human remains. 1. Prior to the issuance of a grading permit, the applicant shall provide written documentation that the following monitoring will occur (e.g., contract with qualified professional): Monitoring of mass grading and excavation activities in areas identified as likely to contain paleontological resources by a qualified paleontogist or paleontological monitor. 2. Prior to the issuance of a grading permit, the applicant shall provide written documentation that the following will occur (e.g., contract with qualified professional): Preparation of recovered specimens to a point of iden"tification and permanent preservation, including screen-washing of sediments to recover small invertebrates and vertebrates. 3. Prior to the issuance of a grading permit, the applicant shall provide written documentation that the following will occur (e.g., contract with qualified professional): Identification and curation of specimens into a professional, accredited public museum repository with a commitment to archival conservation and permanent retrievable storage (e.g., the San Bernardino County Museum). The paleontological program should include a written repository agreement prior to the initiation of mitigation activities. I 4. Prior to the issuance of a grading permit, the applicant shall provide written documentation that the following will occur (e.g., contract with qualified professional): Preparation of a final R:IT M\2004104-0392 Vinyards View EstateslEnv Docsllnitial Study.doc 11 monitoring and mitigation report of findings and significance, Including lists of all fossils recovered and necessary maps and graphics to accurately record their original location. I 5. Prior to the issuance of a grading permit, the applicant must enter into an agreement with the Pechanga Band of Lulseno Indians that addresses the treatment and disposition of all cultural resources, human resources and human remains discovered on-site. 6. The landowner agrees to relinquish ownership of all cultural resources, including archaeological artifacts found on the project site, to the Pechanga Band of Luiseno Indians for proper treatment and disposition. 7. The applicant shall provide an on-site archaeological and paleontological monitoring during all phases of earthmoving activities. 8. If sacred sites are discovered during ground disturbing activities, they shall be avoided and preserved. 6. GEOLOGY AND SOILS. Would the project: Potentially Potentially Significant Unless Less Than Significant Mitigation Significant No Issues and SUDDOrtina Information Sources Imnact Incomorated Imnact Imoact a. Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involvino: i. Rupture of a known earthquake fault, as delineated on X the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and GeoloQY SDecial Publication 42. ii. Strono seismic Qround shaking? X iii. Seismic-related ground failure, including liauefaction? X iv. Landslides? X b. Result in substantial soil erosion or the loss of toosoil? X c. Be located on a geologic unit or soil that is unstable, or X that would become unstable as a result of the project, and potentially result in on- or off-site landslide, lateral spreading, subsidence, liquefaction or collaose? d. Be located on expansive soil, as defined in Table 18-1-B X of the Uniform Building Code (1994), creating substantial risks to life or property? e. Have soils incapable of adequately supporting the use of X septic tanks or alternative wastewater disposal systems where sewers are not available for the disposal of wastewater? Comments: I 6. a. i-iv: Less Than Significant Impact: The subject site is not within an Alquist-Priolo Special Studies Zone for faulting, and no faults are known to be present at the site (General Plan Figure 7-1). The nearest mapped faults are the Wildomar and Willard Faults (within the Elsinore fault zone) which lie approximately 2.5 and 3.2 miles west of the site, respectively. These faults are considered to be active and potentially active, R:IT M\2004104-0392 Vinyards View EstateslEnv Docsllnitial Study.doc 12 respectively. However, this is not considered significant. No significant impacts are anticipated as a result of this project. 16. b.: Less than Significant Impact: The project will not result in substantial soil erosion or the loss of topsoil. The project site will be developed in accordance with City standards, including National Pollution Discharge Elimination System (NPDES) standards, which require the implementation of erosion control and best management practices (BMP's). The Final Environmental Impact Report for the City of Temecula General Plan has not identified any known landslides or mudslides located on the site or proximate to the site. No significant impacts are anticipated as a result of this project. 6. c.: Less Than Significant impact: The project is not located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on- or off-site landslide, lateral spreading, subsidence, liquefaction or collapse. According to General Plan Figure 7-2 the project site is not within a Liquefaction Hazard Area or Areas of Potential Subsidence. No significant impacts are anticipated as a result of this project. 6. d.: No Impact: The project is not located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code (1994), creating substantial risks to life or property. 6. e.: No Impact: The project site will not utilize septic tanks. A public sewer system is available and approvals from the Department of Environmental Health for solid wastes and waste water will be required. The project will connect to the public sewer system. No impacts are anticipated as a result of this project. 7. HAZARDS AND HAZARDOUS MATERIALS. Would the project: Issues and Su rtin Information Sources Create a significant hazard to the public or the environment through the routine transportation, use, or dis osal of hazardous materials? Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or acutely hazardous materials, substances, or waste within one- uarter mile of an existin or ro osed school? Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment? For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard for people residing or workin in the ro'ect area? For a project within the vicinity of a private airstrip, would the project result in a safety hazard for people residing or workin in the ro'ect area? Impair implementation of or physically interfere with an ado ted emer enc res onse Ian or emer enc R:IT M\2004104-0392 Vinyards View EstateslEnv Docsllnitial Study.doc a. b. c. d. e. f. g. 13 Potentially Significant 1m act Potentially Significant Unless Mitigation Inco orated No 1m act X Less Than Significant 1m act x x x x x x h. evacuation Ian? Expose people or structures to a significant risk or loss, injury or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? x .Comments: 7. a.: No Impact: The project will not create a significant hazard to the public or the environment through the routine transportation. use, or disposal of hazardous materials. The proposed project consists of a residential development and will not generate hazardous materials that would create a significant hazard. Typical transportation, use and disposal of wastes associated with residential uses are anticipated, however these are not considered potentially significant. No impacts are anticipated as a result of the proposed project. 7. b.: No Impact: The proposed project will not create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment. The proposed project consists of single family residential development. The releases of hazardous materials into the environment are not anticipated as a result of the proposed project. No impact is anticipated as a result of the proposed project 7. c.: No Impact: The proposed project is located within three-quarters of a mile of an existing elementary school located on La Serena Drive. However, the proposed project is not anticipated to emit substantial emissions, materials or wastes that would create a significant impact. The project is required to implement mitigation measures to reduce air quality emissions as required in the Air Quality analysis. A less than significant impact is anticipated as a result of the proposed project. 17. d.: No Impact: The project site is not located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, would not result in a significant hazard to the public or the environment. No impact is anticipated as a result of the proposed project 7. e-f.: No Impact: The project site is not located within an airport land use plan or within two miles of a public or private airstrip. Zone E of the French Valley Airport is located approximately 2,500 feet from the northern most boundary of the subject site. No impact upon airport uses will result from this proposal. 7. g.: No Impact: The proposed project is located within an urban area within the city limits. Emergency response or evacuation plan routes include the City's roadway network. The proposed project does not involve impeding or modify existing roadways and therefore, would not impair the implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan. No impact is anticipated as a result of the proposed project. 7. h.: No Impact: The proposed project is and is therefore, not located in or near a wildland area that would be subject to fire hazards. The location of the proposed project would not expose people or structures to a significant risk or loss, injury or death involving wildland fires. No impact is anticipated as a result of this project. 8. HYDROLOGY AND WATER QUALITY. Would the project: la. Issues and Su rtin Information Sources Violate any water quality standards or waste discharge re uirements? Potentially Significant 1m act Potentially Significant Unless Mitigation Inco orated Less Than Significant 1m act X No 1m act R:IT M\2004104-0392 Vinyards View EstateslEnv Docsllnitiai Study.doc 14 b. c. d. e. f. g. h. Substantially deplete groundwater supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (e.g., the production rate of pre-existing nearby wells would drop to a level which would not support existing land uses or planned uses for which ermits have been ranted? Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, in a manner which would result in substantial erosion or siltation on- or off-site? Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river. or substantially increase the rate or amount of surface runoff in a manner which would result in f100din on- or off-site? Create or contribute runoff water which would exceed the capacity of existing or planned storm water drainage systems or provide substantial additional sources of olluted runoff? Otherwise substantiall de rade water uali ? Place housing within a 100-year flood hazard area as mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation ma ? Place within a 1 OO-year flood hazard area structures which would im ede or redirect flood flows? Expose people or structures to a significant risk of loss, injury or death involving flooding, including flooding as a result of the failure of a levee or dam? Inundation b seiche, tsunami, or mudflow? x x x x x X x X X Comments: 8. a.: Less Than Significant Impact: The proposed project would not violate any water quality standards or waste discharge requirements because the proposed project is required to comply with Best Management Practices (BMP's), Regional Water Quality Control Board (RWQCB) regulations as well as National Pollution Elimination Discharge Elimination System standards. An Army Corps of Engineers permit may be required if the project proposes fill material within .waters of the United States' and adjacent wetlands pursuant to Section 404 of the Clean Water Act of 1972. The applicant is required to consult with the Department of the Army to determine the appropriate permits required, if any. A less than significant impact is anticipated as a result of the proposed project. 8. b.: No Impact: The proposed project would not substantially deplete groundwater supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level. The proposed project is required to comply with local development standards, including lot coverage and landscaping requirements, which will allow percolation and ground water recharge. The nearest water wells are located at Nicholas Road northwest of the project site and along Meadows Parkway, southwest of the subject site. No impact is anticipated as a result of the proposed project. 18. c.-e.: Less Than Significant Impact: The proposed project wouid not substantially alter the existing drainage pattern of the site or area, including the alteration of the course of a stream or river, in a manner which would result in substantial erosion or siltation on- or off-site, or increase the rate or amount of surface runoff in a manner which would result in flooding on- or off-site. The proposed project would not create or R:IT M\2004104-0392 Vinyards View EstateslEnv Docsllnitial Study.doc 15 contribute runoff water which would exceed the capacity of existing or planned storm water drainage systems or provide substantial additional sources of polluted runoff. The proposed project will include an on-site drainage plan. The City of Temecula Public Works Department reviews all drainage plans and determines I adequate drainage facilities are in place capable of on-site drainage and that off-site drainage facilities can accommodate additional flow. The project is also required to comply with Best Management Practices (BMP's), Regional Water Quality Control Board (RWQCB) regulations as well as National Pollution Elimination Discharge System (NPDES) standards, which addresses drainage, siltation and erosion. A less than significant impact is anticipated as a result of the proposed project. 8. f.: No Impact: The proposed project would not otherwise degrade water quality because the proposed project is not considered a significant pollutant generator and will not include excessive fertilizer application or other similar materials that could degrade water quality. No impact is anticipated as a result of the proposed project. 8. g.-h.: No Impact: The proposed project site is outside both the 100-year and 500-year flood plain per the Flood Insurance Rate Map (Community Panel 060742 0005B) and General Plan (Figure 7-3). No impact is anticipated as a result of the proposed project. 8. i.: No Impact: The proposed project would not expose people or structures to a significant risk of loss, injury or death involving flooding, including flooding as a result of the failure of a levee or dam. The proposed project is not located in a Dam Inundation area for the Lake Skinner Dam or the Vail Lake (General Plan Figure 7-4). No impact is anticipated as a result of the proposed project. 8. j.: No Impact: The proposed project is not located near a coast line which would be subject to inundation by seiche, tsunami, or mudflow. No impact is anticipated as a result of the proposed project. 9. LAND USE AND PLANNING. Would the project: a. b. Issues and Su rtin Information Sources Ph sicall divide an established communit ? Conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project (including, but not limited to the general plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? Conflict with any applicable habitat conservation plan or natural community conservation plan? Potentially Significant 1m act Potentially Significant Unless Mitigation Inco rated Less Than Significant 1m act No 1m act X X c. x Comments: 9. a. and c: No Impact: The proposed project is currently zoned for residential uses, adjacent to existing residential uses to the north, south and west, and Butterfield Stage Road to the east. As proposed, the project will not divide an established community. The project site is a part of the Western Riverside County Multiple Species Habitat Conservation Plan (MSHCP), which was adopted by City Council on January 13, 2004, and became effective March 12, 2004. The ordinance requires all projects submitted after June 22, 2004 to be I analyzed to ascertain if a Habitat Assessment is required. The subject application was received prior to this date. Although the project is not subject to the Habitat Assessment requirement of the MSHCP, the impact fees associated with the ordinance apply to all development applications submitted after the effective date, to which this project is subject. No impact is anticipated as a result of the proposed project. R:IT M\2004104-0392 Vinyards View EstateslEnv Docsllnitial Study.doc 16 9. b.: Less than Significant Impact: The proposed project is consistent with the General Plan Land Use designations of Low Density Residential (L) and Low Medium Density Residential (VL). These designations I allow residential uses with a density of 0.5 to 2.0 dwelling units per acre in areas designated Low Density (Planning Area 9A) and 3 to 6 dwelling units per acre in areas designated Low Medium Density (Planning Area 7). The project density is consistent with the density ranges. Planning Area 7 density is proposed at 2.64 dwelling units per acre; Planning Area 9A density is proposed at 1.08 dwelling units per acre. The project site is within the boundaries of the Margarita Village Specific Plan. The proposed project includes a Specific Plan Amendment to change the land use designations and residential (zoning) districts for Planning Areas 7 and 9. The land use change includes a request to change from Low Density Residential (L - 0.4 to 2 du/ac) to Medium Density Residential (M - 2 to 5 du/ac) in Planning Ar~a 7. The residential designation changes would reduce the minimum lot sizes on the site from a minimum of one acre to 20,000 square feet in Planning Area 9A and 7,200 square feet in Planning Area 7. As a result of the proposed changes and upon approval of the Specific Plan Amendment, the proposed 37 residential units will be consistent with the Margarita Village Specific Plan. The proposed changes would result in smaller lot sizes than anticipated. The average lot sizes for the proposed project are 10,547 square feet in Planning Area 7 and 22,190 square feet in Planning Area 9A. However, the project design is compatible with lot sizes of the adjacent residential development to the west. The proposed changes will also result in a net increase of 18 dwelling units from the current Specific Plan designations for the subject site, including Planning Areas 7 and 9. However, the Specific Plan allows a maximum of 3,923 dwelling units and only 3,719 units have been constructed; 204 units below the allowable and anticipated development maximum analyzed in the Specific Plan EIR. The project site is the last developable area within the Specific Plan and if constructed, will still result in less than the maximum anticipated units for the Plan area. Therefore, no significant impact to land use and planning would result from the project. 10. MINERAL RESOURCES. Would the project: b. Issues and Su rti Infonnation Sources Result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state? Result in the loss of availability of a locally-important mineral resource recovery site delineated on a local eneral lan, s ecific Ian or other land use Ian? Potentially Significant 1m act Potentially Significant Unless Mitigation loco rated less Than Significant 1m act No 1m act X a. X Comments: 10. a.-b.: No Impact: The proposed project is not located in an area that is known to include minerals that are considered of value to the region and/or the state. The proposed project will not result in the loss of a locally- important mineral resource because the project site is not identified as an important site known to maintain such resources as shown in the Final EIR for the City of Temecula General Plan. No impact is anticipated as a result of the proposed project. I R:IT M\2004104-0392 Vinyards View EstateslEnv Docsllnitial Study.doc 17 11. NOISE. Would the project result In: a. Issues and Su n Information Sources Exposure of persons to or generation of noise levels in excess of standards established in the local general plan or noise ordinance, or applicable standards of other a encies? Exposure of persons to or generation of excessive round borne vibration or round borne noise levels? A substantial permanent increase in ambient noise levels in the project vicinity above levels existing without the ro'ect? A substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels existing without the ro'ect? For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? For a project within the vicinity of a private airstrip, would the project expose people residing or working in the ro'ect area to excessive noise levels? b. c. d. e. f. Potentially Significant 1m act Potentially Significant Unless MiUgation Inco orated X No 1m act Less Than Significant 1m act X X x X X 11.a,d: Potentially Significant Unless Mitigation Incorporated: The project may potentially expose persons to or generate noise levels in excess of standards established in the General Plan. The City's noise standard fro residential development is 65 dBA CNEL (exterior usable space) and 45 dBA CNEL (interior habitable space). If these levels are predicted to be exceeded due to area-wide build-out traffic, mitigation in the form of perimeter walls for outdoor recreation areas and structural upgrades for habitable rooms may be required. The one noise source associated with development is noise from construction activities. These activities may result in temporary vibration or activities resulting in a noise level in excess of the standards within the general plan and noise ordinance. The City has adopted Ordinance 90-04 which limits the hours of construction activity to the hours of 6:30 a.m. to 6:30 p.m., Monday - Friday, and 7:00 a.m. to 6:30 p.m. on Saturday, and no construction on Sunday. A Noise Impact Analysis was prepared by Giroux & Associates for the proposed project to analyze noise impacts for the project site. Butterfield Stage Road is the only non-residential roadway adjacent to the project site which requires traffic noise analysis. The reference noise level at 50 feet from the centerline along Butterfield Stage Road is 73.6 dBA CNEL. Usable outdoor space was measured 10 feet from the top of the proposed slope to the centerline of the road. The following mitigation measures are required for the residential lots adjacent to the roadway: 1. Exterior perimeter sound walls shall be constructed In the following locations: I Lots 1, 2,20, & 12 Lots 3, 4 through 9 .Lots 11 & 36 Lot 38 S-foot minimum height 4-foot minimum height 6-foot minimum height 6.5-foot minimum height R:IT M\2004104-0392 Vinyards View EstateslEnv Docsllnitial Study.doc 18 2. An interior noise analysis shall be submitted In conjunction with building plan check to verify that structural noise reduction as follows will be achieved in livable upstairs space at the perimeter tier of homes by the specified structural components shown on the building plans: 1 Butterfield Stage Road -27 dB (attenuation) 3. Building Plans shall Include the following: Supplemental ventilation is required for all perimeter units abutting Butterfield Stage Road, capable of providing 75 CFM of fresh make-up air. The make-up air duct should face away from the perimeter roadway. 11. b-c.: Less Than Significant Impact: The project will not expose persons to or generate excessive ground borne vibration or groundborne noise levels that are permanent. Construction activity may generate ground borne vibration but as discussed above this is considered temporary and construction hours are limited by City Ordinance. The project will not result in a substantial permanent increase in ambient noise levels in the project vicinity above levels existing without the project. The proposed project is for single family residential uses not associated with the creation of project-related traffic noise impacts. The proposed project will generate approximately 370 vehicle trips per day (37 units x 10 trips/day). These trips will be dispersed over a number of area roadways. The traffic noise from all 370 trips per day at 50 feet from the centerline of any single street at 50 mph is 54 dBA CNEL. Such levels are well below the 65 dBA CNEL residential standard. No significant impact is anticipated as a result of the project. 11.e-f: No Impact: This project is not within two miles of a public airport or public or private use airport. Therefore, people residing in the project area will not be exposed to excessive noise levels generated by an airport and no impacts will result from this project. 12. POPULATION AND HOUSING. Would the project: b. Issues and Su rUn Information Sources Induce substantial population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure? Displace substantial numbers of existing housing, necessitating the construction of replacement housing elsewhere? Displace substantial numbers of people, necessitating the construction of re lacement housin elsewhere? Potentially Significant 1m act Potentially Significant Unless Mitigation loco rated Less Than Significant 1m act X No 1m act a. X c. X Comments: 12.a: Less than Significant Impact The proposed project will result in the development of 37 single-family residences, a net increase of 18 homes from that anticipated with the existing land use designations, which is not considered a substantial growth in population. In addition, the 37 units will still result in 186 less total units than approved for the Margarita Village Specific Plan development. As proposed, the project will involve minimal extension of existing roads (Ahern Place and local residential streets), which is not considered significant and will not cut-off circulation of existing roads. 112. b.-C.: No Impact: The project will not induce substantial growth in the area either directly or indirectly. The project site is vacant and therefore, will not displace substantial numbers of people or existing housing. The project will neither displace housing nor people, necessitating the construction of replacement housing. No impacts are anticipated as a result of this project. R:IT M\2004104-0392 Vinyards View EstateslEnv Docsllnitial Study.doc 19 13. PUBLIC SERVICES. Potentially Potentially Significant Unless Less Than Significant Mitigation Significant No Issues and Suooortina tnfonnalian Sources lmoact Incornorated Imoact Imoact a. Would the project result in substantial adverse physical X impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: Fire nrotection? X Police Drotection? X Schools? X Parks? X Other nublic facilities? X Comments: 13. a.: Less Than Significant Impact: The project will have a less than significant impact upon, or result in a need for new or altered fire, police, recreation or other public facilities. The project will incrementally increase the need for some services. However, the project will contribute its fair share through City Development 1 Impact Fees to be used to provide public facilities. The project will not have an impact upon, and will not result in a need for new or altered school facilities. The project will not cause significant numbers of people to relocate within or to the City. The project will have a less than significant impact upon the need for new or altered public facilities. The Rancho California Water District and the Riverside Department of Environmental Health have been made aware of this project. A condition of approval has been placed on this project that will require the proponent to obtain "Will Serve" letters from all of the publiC utilities agencies. Service is currently provided for the surrounding residential development, so extending service to this site is possible, which would result in less than significant impacts as a result of the project. 14. RECREATION. . Potentially Potentially Signlficant Unless Less Than Significant Mitigation Significant No Issues and SUDoortina Information Sources Imoact IncorDorated Imoact 'moact a. Would the project increase the use of existing X neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facilitv would occur or be accelerated? b. Does the project include recreational facilities or require X the construction or expansion of recreational facilities which might have an adverse physical effect on the environment? I Comments: 14. a.-b.: Less then Significant Impact: The proposed project includes the development of 37 single-family residences, as well as a 1.16 acre passive open space lot. This recreation area will be available to the R:IT M\2004104-0392 Vinyards View EstaleslEnv Docsllnitial Study.doc 20 residents and will include play equipment for children, turf area, benches and possibly barbeque facilities. The project will not displace recreationally zoned. lands or remove vacant lands that are used for recreational purposes. The anticipated need to increase the neighborhood or regional parks or other recreational facilities as a result of this project is not anticipated. 15. TRANSPORTATIONITRAFFIC. Would the project: a. b. c. d. e. f. g. Issues and Su rtin Information Sources Cause an increase in traffic which is substantial in relation to the existing traffic load and capacity of the street system (i.e., result in a substantial increase in either the number of vehicle trips, the volume to capacity ration on roads, or con estion at intersections? Exceed, either individually or cumulatively, a level of service standard established by the county congestion mana ement a enc for desi nated roads or hi hwa s? Result in a change in air traffic patterns, including either an increase in traffic levels or a change in location that results in substantial safe risks? Substantially increase hazards due to a design feature (e.g., sharp curves or dangerous intersections) or incom atible uses e. " farm e ui ment ? Result in inade uate emer enc access? Result in inade uate arkin ca aci ? Conflict with adopted policies, plans, or programs supporting alternative transportation (e.g., bus turnouts, bic c1e racks? Comments: Potentially Signtflcant 1m act Potentially Signlflcant Unless Mitigation Inco orated No 1m act less Than Significant 1m act X X X X X X X 15. a.-b: Less Than Significant: The proposed project is consistent with the General Plan allowable density. A Traffic Count Analysis was prepared by Mahmoud Dibas, PE for the project. The report was reviewed by the City's Traffic Engineer and based on the following analysis, the report was deemed adequate and no additional traffic impacts are anticipated as a result of the project. The proposal includes 37 residential units (353.35 ADT). The project area is within the Margarita Village Specific Plan. The Specific Plan allowed a maximum of 3,923 dwelling units and only 3,719 units have been constructed; 204 units below the allowable and anticipated development maximum analyzed in the Specific Plan EIR. The project site is the last developable area within the Specific Plan and if constructed, will still result in less than the maximum anticipated units for the Plan area. The project will be required to contribute to the Traffic Signal and Street Improvement components of the Development Impact Fees prior to the issuance of any building permits. No significant impacts are anticipated. 15. c.: No Impact: Development of this property will not result in a change in air traffic patterns, including either an increase in traffic levels or a change in location that results in substantial safety risks. This site is not within the French Valley Airport influence area. Therefore, no impacts are anticipated as a result of the project. 15. d.: No Impact: The project will not result in hazards to safety from design features. The project is designed I to current City standards and does not propose any hazards. No impacts are anticipated as a result of this project. R:IT M\2004\04-0392 Vinyards View EstaleslEnv Docsllnltial Study.doc 21 15. e.: No Impact: The project will not result in inadequate emergency access or inadequate access to nearby uses. The project is designed to current City standards and has adequate emergency access and will not interfere with access to nearby uses. No impacts are anticipated as a result of this project. 115. f.: No Impact: The proposed project will meet industrial use parking requirements per Chapter 17.24 of the City of Temecula Development Code. No impacts are anticipated as a result of this project. 15. g.: No Impact: The project will be required to be designed consistent with adopted policies, plans, or programs supporting alternative transportation. Therefore, no impacts will result from this project. 16. UTILITIES AND SERVICE SYSTEMS. Would the project: Potentially Potentially Significant Unless Less Than Significant Mitigation Significant No Issues and Suooortinn Information Sources Imnact Incomorated Imoact Imoact a. Exceed wastewater treatment requirements of the X applicable Reaional Water QualitY Control Board? b. Require or result in the construction of new water or X wastewater treatment facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? c. Require or result in the construction of new storm water X drainage facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? d. Have sufficient water supplies available to serve the X project from existing entitlements and resources, or are new or expanded entitlements needed? e. Result in a determination by the wastewater treatment X provider which serves or may serve the project that it has adequate capacity to serve the project's projected demand in addition to the provider's existing commitments? f. Be served by a landfill with sufficient permitted capacity to X accommodate the proiect's solid waste disposal needs? g. Comply with federal, state, and local statutes and X regulations related to solid waste? Comments: 16. a. b. e.: Less Than Significant Impact: The project will not exceed wastewater treatment requirements, require the construction of new treatment facilities, nor affect the capacity of treatment providers. The project will have an incremental effect upon existing systems. Since the project is consistent with the anticipated number of dwelling units for the Margarita Village Specific Plan, less than significant impacts are anticipated as a result of this project. . 16. c.: Less Than Significant Impact: The project will require on-site storm drains to be constructed. The I project may require various State and Federal Permits. The project will include the construction of underground storm drains and drainage swales in various locations within the project site. No off-site storm drains or expansion of existing facilities are required as a result of this project. Riverside County Flood Control and Water Conservation District has reviewed the proposed plan and has determined that the proposed project R:IT M\2004104-Q392 Vinyards View EstateslEnv Docsllnitial Study.doc 22 would not be impacted by District Master Drainage Plan facilities. Less than significant impacts are anticipated as a result of this project. 116. d.: No Impact: The project will not significantly impact existing water supplies nor require expanded water entitlements. The project will have an incremental effect upon existing systems. While the project will have an incremental impact upon existing systems, the Rancho California Water District has provided "water available" letters to the City indicating water resources are available to serve to proposed project, provided the applicant signs an Agency Agreement with the Water District. No significant impacts are anticipated as a result of this project. 16. f. g.: Less Than SIgnificant Impact: The project will not result in a need for new landfill capacity. Any potential impacts from solid waste created by this development can be mitigated through participation in Source Reduction and Recycling Programs, which are implemented by the City. Less than significant impacts are anticipated as a result of this project. 17. MANDATORY FINDINGS OF SIGNIFICANCE. Would the project: a. b. c. . Issues and Su rtin Information Sources Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of Califomia histo or rehisto ? Does the project have impacts that are individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current ro'ects, and the effects of robable future ro'ects? Does the project have environmental effects which will cause substantial adverse effects on human beings, either directl or indirectl ? Comments: Potentially Significant 1m act Potentially Significant Unless Mitigation Inco orated X No 1m act Less Than Significant 1m act X X 17. a.: Potentially Significant Unless Mitigation Incorporated: The project will not degrade the quality of the environment on site or in the vicinity of the project. The developer may be required to obtain various State and Federal Permits including, Nation Wide Permit 39 from the U.S. Army Corps of Engineers, 401 water quality control permit from the Regional Water Quality Control Board, and a 1603 Streambed Alteration Agreement from the California Department of Fish and Game. These have been included as biological mitigation measures to reduce impacts to less than significant levels. I 17. b.: Potentially Significant Unless Mitigation Incorporated: The project should not have impacts that are individually limited, or cumulatively considerable that cannot be mitigated accordingly. The project will not have a cumulative effect on the environment since the project site is a residential zone in an urban area, surrounded by development. The applicant has submitted the necessary studies and documents, which have been reviewed by staff and it has been determined that any potential impacts can be adequately mitigated. Staff has R:IT M\2004104-0392 Vinyards View EstateslEnv Docsllnitial Study.doc 23 included the appropriate mitigation measures as conditions of approval to ensure any potentially significant impacts are reduced to less than significant. 117. c.: Potentially Significant Unless Mitigation Incorporated: The project will not have environmental effects that would cause substantial adverse effects on human beings, directly or indirectly. The residential project will be des.igned and developed consistent with the Specific Plan, Development Code, and the General Plan. Mitigation Measures as well as Conditions of Approval have been applied to ensure all potentially significant impacts have been reduced to less than significant impacts to humans and the environment directly and indirectly. 18. EARLIER ANALYSES. Earlier analyses may be used where, pursuant to the tiering program EIR, or other CEQA process, one or more effects have been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). In this case a discussion should Identify the following on attached sheets. a. b. c. 1 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 113. Earlier anal ses used. Identi earlier anal ses and state where the are available for review. Impacts adequately addressed. Identify which affects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed b miti ation measures based on the earlier anal sis. Mitigation measures. For effects that are "Less than Significant with Mitigation Incorporated," describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which the address site-s ecific conditions for the ro'ect. SOURCES City of Temecula General Plan, adopted November 9, 1993. City of Temecula General Plan Final Environmental Impact Report, adopted July 2, 1993 City of Temecula General Plan Public Review Draft, dated December 2004 City of Temecula General Plan Update Draft Environmental Impact Report, dated December 2004 Margarita Village Specific Plan (Amendment No.5), dated October 10,2000 Margarita Village Specific Plan Environmental Impact Report, adopted August 26, 1986 Margarita Village Preliminary Geotechnical Investigation, Leighton & Associates, Inc., dated April 12, 1988 Vinyards View Estates Jurisdictional Determination Letter, Thomas Leslie Corporation, dated January 5,2004 Vinyards View Estates Archaeological Survey, Brian Smith & Associates, dated October 18, 2004 Vinyards View Estates Phase 1 Study, Brian Smith & Associates, dated October 6, 2004 Vinyards View Estates Noise Impact Analysis, Giroux & Associates, dated December 28, 2004 Vinyards View Estates Traffic Generation Comparison Report, Mahmoud Dibas, PE, dated August 2, 2004 Air Quality Analysis, Vinyard View Estates, Matthew Fagan Consulting, dated March 28, 2005 R:IT M\2004104-0392 Vinyards View EstateslEnv Docsllnitial Study.doc 24 1 1 I Mitigation Monitoring Program Vinyards View Estates Planning Application No. PA04-0390 & 0392 (Specific Plan Amendment & Tentative Tract Map No. 23103-2) AIR QUALITY General Impact: The proposed project could potentially expose sensitive receptors to substantial pollutant concentration and could potentially create objectionable odors affecting a substantial number of people working in the nearby area. Mitigation Measures: - The applicant shall incorporate energy efficiency standards as defined by Title 24 into the project. The applicant shall comply with the latest Title 24 standards. - Prior to the issuance of a grading permit and during the duration of construction activities, the Applicant shall verify in writing (to the Planning Department) that all earth moving and large equipment are properly tuned and maintained to reduce emissions. In addition, alternative clean-fueled vehicles shall be used where feasible. Construction equipment should be selected and deployed considering the lowest emission factors and highest energy efficiency reasonably possible. - All diesel-powered vehicles and equipment shall be maintained in a manner to minimize NOx emissions through regular tune-ups. - All diesel-powered vehicles shall be turned off when not in sue for more than five (5) minutes, and the gasoline- powered equipment shall be turned off immediately when not in use. - Electrical and/or natural gasoline-powered equipment should be utilized in-lieu of gasoline or diesel-powered engines. - If construction equipment powered by alternative fuel sources (LPG/CNG) is available at comparable cost, the developer shall specify that such equipment be used during all construction activities on the project site. - Contractors should use particulate filters on diesel construction equipment, if such filters are available and are cost-competitive for use with this project. R:IT M\2004\04-Q392 Vinyards View EstateslEnv DocslMttlgation Monttoring Program.doc 1 I 1 I - During construction and all grading phases, the project site shall be watered down, to prevent fugitive dust and erosion, in the morning before grading and/or before construction begins and in the evening once construction and/or grading is complete for the day. The project site shall be watered down no less than 3 times (not including the moming and evening water-down) during construction and/or grading activities to reduce dust. - During periods of high winds (i.e., wind speed sufficient to cause fugitive dust to impact adjacent properties, generally wind speeds exceeding 25 miles per hour, averaged over an hour), the Applicant shall curtail all clearing, grading, earth moving and excavation operations as directed by the City Engineer, to the degree necessary to prevent fugitive dust created by on-site activities and operations from being a nuisance or hazard, either off-site or on-site, or as determined by the City Engineer at his sole discretion. - The applicant shall comply with regional rules such as SCAQMD Rules 402 and 403, which would assist in reducing short-term air pollutant emissions. Rule 403 requires that fugitive dust be controlled with best available control measures so that the presence of such dust does not remain visible in the atmosphere beyond the property line of the emission source. Rule 402 requires dust suppression techniques be implemented to prevent fugitive dust from creating a nuisance offsite~ These dust suppression techniques are summarized below: a. Portions. of the construction site to remain inactive longer than a period of three months shall be seeded and watered until grass cover is grown or otherwise stabilized in a manner acceptable to the City. All on-site roads shall be paved as soon as feasible or watered periodically or chemically stabilized. All trucks exporting and/or importing fill to/from the project site shall use tarpaulins to fully cover the load in compliance with State Vehicle Code 23114. Material transported in trucks off-site (to and/or from the site) shall comply with State Vehicle Code 23114, with special attention to Sections 23114(b) (2) (F), (b) (F), (e) (2) and (e) (4) as amended. Material transported on-site shall be sufficiently watered or secured to prevent fugitive dust emissions. Lower portions of the trucks, including the wheels shall be sprayed with water, which shall be properly managed so as to prevent runoff, to reduce/eliminate soil from the trucks before they leave the construction area. b. c. R:IT M\2004\04-0392 Vinyards View EstateslEnv DocslMnigation Mon~oring Program.doc 2 1 I I d. The area disturbed by earthmoving, or excavation minimized at all times. clearing, grading, operations shall be - Prior to the issuance of a grading and building permits, the applicant shall submit verification that a ridesharing program for the construction crew has been encouraged and will be supported by the contractor via incentives or other inducements. - During the course of the project grading and construction, the applicant shall post signs on-site limiting construction related traffic and all general traffic to 15 miles per hour or less. - Graded and/or excavated inactive areas of the construction site shall be monitored by the Applicant at least weekly to ensure continued dust stabilization. Soil stabilization methods such as water and roll compaction and environmentally safe dust control materials, shall be periodically applied to portions of the construction site that are inactive for over three days. If no further grading or excavation operations are planned for the area, the area shall be seeded and watered to establish and maintain grass growth, or periodically treated with environmentally safe dust suppressants, to prevent excessive fugitive dust. City staff shall be advised of the election of treatment made by the Applicant. - During the course of the project grading and construction, the Applicant shall sweep adjacent streets and roads so as to prevent the placement or accumulation of dirt in the roadway. Where vehicles leave the construction site and enter adjacent public streets the streets shall be swept daily or washed down at the end of the work day to remove soil tracked onto the paved surface. Any visible soil track- out extending more than fifty (50) feet from the access point shall be swept or washed within thirty (30) minutes of deposition. - The construction contractor shall schedule the construction activities so as not to interfere with peak hour traffic as much as possible, and if necessary, a flag person shall be retained to maintain safety adjacent to existing roadways. - The construction contractor should utilize as much as possible precoated/natural colored building materials. Water-based or low VOC coatings should be used that comply with the most stringent SCAQMD Rule 1113 limits. Spray equipment with high transfer efficiency, or manual R:IT M\2004\04-0392 Vinyards View EstateslEnv Docs\M~igation Mon~oring Program.doc 3 I I I Specific Process: Mitigation Milestone: Responsible Monitoring Party: BIOLOGICAL RESOURCES General Impact: Mitigation Measure: Specific Process: Mitigation Milestone: Responsible Monitoring Party: CULTURAL RESOURCES General Impact: Mitigation Measure: coatings application shall be used to reduce VOC emissions. Planning staff will verify compliance with the above mitigation measure as part of the grading plan check review process. All mitigation measures will be included as notes on the grading and/or building plans as applicable. Applicant shall submit written proof of the satisfaction of each of the mitigation measures to the Planning Department, unless otherwise stated. Prior to the issuance of a grading permit; during grading operation Planning and Public Works Departments Substantially effect riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations or by the California Department of Fish and Game or US Fish and Wildlife Service The applicant shall obtain a Department of the Army Permit from the U.S. Army Corps of Engineers under Section 404 of the Clean Water Act, a Streambed Alteration Agreement from the California Department of Fish and Game, and a Section 401 Water Quality Certification from the Regional Water Quality Control Board. Proof of permit approval from all agencies shall be submitted to the Planning Department. Prior to issuance of any grading permit. Planning Department Directly or indirectly destroying any unique paleontological resources. - Prior to the issuance of a grading permit, the applicant shall provide written documentation that the following monitoring will occur (e.g., contract with qualified professional): Monitoring of mass grading and excavation activities in areas identified as likely to contain R:IT M\2004'D4-Q392 Vinyards View EstateslEnv DocslMttigation Monitorin9 Program.doc 4 I I I paleontological resources by a qualified paleontogist or paleontological monitor. . - Prior to the issuance of a grading permit, the applicant shall provide written documentation that the following will occur (e.g., contract with qualified professional): Preparation of recovered specimens to a point of identification and permanent preservation, including screen-washing of sediments to recover small invertebrates and vertebrates. - Prior to the issuance of a grading permit, the applicant shall provide written documentation that the following will occur (e.g., contract with qualified professional): Identification and curation of specimens into a professional, accredited public museum repository with a commitment to archival conservation and permanent retrievable storage (e.g., the San Bernardino County Museum). The paleontological program should include a written repository agreement prior to the initiation of mitigation activities. - Prior to the issuance of a grading permit, the applicant shall provide written documentation that the following will occur (e.g., contract with qualified professional): Preparation of a final monitoring and mitigation report of findings and significance, including lists of all fossils recovered and necessary maps and graphics to accurately record their original location. - Prior to the issuance of a grading permit, the applicant must enter into an agreement with the Pechanga Band of Luiseno Indians that addresses the treatment and disposition of all cultural resources, human resources and human remains discovered on-site. - The landowner agrees to relinquish ownership of all cultural resources, including archaeological artifacts found on the project site, to the Pechanga Band of Luiseno Indians for proper treatment and disposition. - The applicant shall provide an on-site archaeological and paleontological monitoring during all phases of earthmoving activities. - If sacred sites are discovered during ground disturbing activities, they shall be avoided and preserved. Specific Process: Written documentation of agreements and contracts to be submitted to planning department; and mitigation measures shall be included on grading plan. R:IT M\2004\04-Q392 Vinyards View EstateslEnv DocslMnigation Monnoring Program.doc 5 1 I I Mitigation Milestone: Responsible Monitoring Party: NOISE General Impact: Mitigation Measure: Specific Process: Mitigation Milestone: Responsible Monitoring Party: Prior to issuance of a grading permit and during grading activity as appropriate Planning and Public Works Departments Increase noise levels above established thresholds. - Exterior perimeter sound walls shall be constructed in the following locations: Lots 1, 2, 20, & 12 Lots 3, 4 through 9 Lots 11 & 36 Lot 38 5-foot minimum height 4-foot minimum height 6-foot minimum height 6.5-foot minimum height - An interior noise analysis shall be submitted in conjunction with building plan check to verify that structural noise reduction as follows will be achieved in livable upstairs space at the perimeter tier of homes by the specified structural components shown on the building plans: Butterfield Stage Road -27 dB (attenuation) - Building Plans shall include the following: Supplemental ventilation is required for all perimeter units abutting Butterfield Stage Road, capable of providing 75 CFM of fresh make-up air. The make-up air duct should face away from the perimeter roadway. Perimeter wall locations shall be identified on grading plan; Interior noise analysis and supplemental ventilation shall be provided with building plans. Prior to issuance of grading and building permits, as appropriate. Planning and Building Departments R:IT M\2004\04-o392 Vinyard. View EstateslEnv DocslMttigation Monitoring Program.doc 6