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HomeMy WebLinkAbout11-017 CC Resolution � RESOLUTION NO. 11-17 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NO. PA10-0194, A MAJOR MODIFICATION TO A DEVELOPMENT PLAN (PA07-0200) FOR THE TEMECULA REGIONAL HOSPITAL TO CHANGE THE PHASING OF THE PROJECT BY REDUCING THE NUMBER OF BEDS FROM 170 TO 140 FOR PHASE I OF THE PROJECT, TO MODIFY THE BUILDING FACADES OF THE HOSPITAL TOWERS, TO RELOCATE THE TRUCK LOADING BAYS AND SERVICE YARD, AND TO RELOCATE MECHANICAL EQUIPMENT FROM AN OUTDOOR AREA AT THE SERVICE YARD TO AN EXPANDED INDOOR AREA AT THE NORTHERN � PORTION OF THE HOSPITAL BUILDING ON 35.3 ACRES GENERALLY LOCATED ON THE NORTH SIDE OF TEMECULA PARKWAY, APPROXIMATELY 800 FEET WEST OF MARGARITA ROAD (APN 959-080=001 THRU 004 AND 951-080-007 THRU 010) THE CITY COUNCIL OF THE CITY OF TEMECULA DOES HEREBY RESOLVE AS FOLLOWS: Section 1. Procedural Findings. A. On June 30, 2004, Universal Health Services of Rancho Springs, Inc. ("UHS") filed Planning Application Nos.PA04-0462, a General Plan Amendment; on October 12, 2005 filed PA05-0302, a Zone Change to PDO-9 (Planned Development Overlay-9); on June 30, 2005 filed PA04-0463, a Conditional Use Permit and Development Plan; and on November 4, 2004 filed PA04-0571, a Tentative Parcel Map, in a manner in accord with the City of Temecula General Plan and Development Code, which applications are hereby incorporated by reference, for the property consisting of approximately 35.31 acres generally located on the north side of Highway 79 South, approximately 700 feet west of Margarita Road, known as Assessor's Parcel Numbers 959-080-001 through 959-080-004 and 959-080-007 through 959-080-010 ("Project"). B. The Project was 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 ("CEQA"). C. On April 6, 2005, the Planning Commission considered the Project at a duly noticed public hearing as prescribed by law, at which time the City staff and interested persons had an opportunity to, and did testify either in support of or opposition to this matter. R:/Resos 2011/Resos 11-17 1 I D. The Planning Commission, based on testimony presented by the general public, determined that an Environmental Impact Report would be required for this Project. E: On April 20, 2005, a scoping session was held before the Planning Commission to determine the extent of issues to be addressed in the Environmental Impact Report for the Project. F: A Draft Environmental Impact Report was prepared in accordance with the California Environmental Quality Act and the California Environmental Quality Act Guidelines and circulated for public review from September 28, � 2005 through October 28, 2005. G. On November 16, 2005, and again on January 5, 2006, the Planning Commission considered the Project at duly noticed public hearings as prescribed by law, at which time the City staff and interested persons had an opportunity to, and did testify either in support of or opposition to this matter. H. Following consideration of the entire record of information received at the public hearings, the Planning Commission adopted Resolution No. 06-01 recommending that the City Council certify the Final Environmental Impact Report for the Project and approve a Mitigation Monitoring Program for the Project. I. 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. 06-04, recommending approval of the Conditional Use Permit and Development Plan for the Project (PA04-0463). J. On January 24, 2006, the City Council held a duly noticed public hearing as prescribed by law on the Final Environmental Impact Report at which time all persons interested had the opportunity to present oral and written evidence on the Final Environmental Impact Report. K. On January 24, 2006, following consideration of the entire record of information received at the public hearings before the Planning Commission and the City Council and due consideration of the Project, the City Council adopted Resolution No. 06-05, entitled "A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TEMECULA CERTIFYING THE FINAL ENVIRONMENTAL IMPACT REPORT PREPARED FOR PLANNING APPLICATION NOS. PA04-0462 (GENERAL PLAN AMENDMENT) PA05-0302 (ZONE CHANGE), PA04-0463 (CONDITIONAL USE PERMIT AND DEVELOPMENT PLAN) AND PA04-0571 (TENTATIVE PARCEL MAP) AND RELATED ACTIONS, AND ADOPTING THE FINDINGS PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT, A STATEMENT OF OVERRIDING CONSIDERATIONS, AND A MITIGATION MONITORING AND REPORTING PROGRAM IN CONNECTION THEREWITH FOR THE PROPERTY CONSISTING OF APPROXIMATELY 35.31 ACRES GENERALLY LOCATED ON THE NORTH SIDE OF HIGHWAY 79 SOUTH, APPROXIMATELY 700 FEET WEST OF MARGARITA ROAD, R:/Resos 2011/Resos 11-17 2 . KNOWN AS ASSESSOR'S PARCEL NUMBERS 959-080-001 THROUGH 959-080-004 AND 959-080-007 THROUGH 959-080-010 (PA04-0462, PA05-0302, PA04-0463, PA04-0571)." L. On January 24, 2006, the City Council considered the Conditional Use Permit and Development Plan for the Project (PA04-0463) at a duly noticed public hearing as prescribed by law, at which time the City staff and interested persons had an opportunity to, and did testify either in support of or opposition to this matter. M. Following consideration of the entire record of information received at the public hearings and due consideration of the proposed Project, the City Council adopted Resolution No. 06-07, approving the Conditional Use Permit and Development Plan for the Project (PA04-0463). N. On February 24, 2006, the California Nurses Association and Citizens Against Noise and Traffic each filed a separate petition challenging the City of Temecula's approval of the Temecula Regional Hospital project proposed by Universal Health Services, Inc. O. On May 3, 2007, the Riverside County Superior Court ordered that the City of Temecula set aside its approval of the Project, including without limitation, its certification of the Final Environmental Impact Report and all related approvals and permits, until the City of Temecula has taken the actions necessary to bring the Project into compliance with the California Environmental Quality Act ("CEQA"). The Riverside County Superior Court ruled in favor of the California Nurses Association and Citizens Against Noise and Traffic, holding that: (1) the MTBE plume was not properly analyzed in the Final Environmental Impact Report; (2) the siren noise at the hospital was significant and should have been mitigated; and (3) not all feasible traffic mitigation measures were adopted for cumulative traffic impacts. P. The Riverside County Superior Court also held that the Final Environmental Impact Report properly addressed: (1) cumulative noise, light and glare, and aesthetic impacts; (2) landscaping mitigation deferral; (3) biological resources; (4) geology and soils mitigation; and (5) land use consistency. � Q. On July 12, 2007, another scoping session was held to determine the extent of issues to be addressed in the new Environmental Impact Report for the Project. � R. In response to the Riverside County Superior Court's decision, a new Draft Environmental Impact Report was prepared in accordance with the California Environmental Quality Act and the California Environmental Quality Act Guidelines and circulated for public review from November 5, 2007 through December 5, 2007. � S. On January 9, 2008, the Planning Commission considered Planning Application Nos. PA07-0198 (General Plan Amendment), PA07-0199 (Zone Change), PA07-0202 (Conditional Use Permits), PA07-0200 (Development Plan), PA07-0201 R:/Resos 2011/Resos 11-17 3 (Tentative Parcel Map) in a manner in accordance with the City of Temecula General Plan and Development Code, which applications are hereby incorporated by reference, for the property consisting of approximately 35.31 acres generally located on the north side of Mighway 79 South, approximately 700 feet west of Margarita Road, known as Assessor's Parcel Numbers 959-080-001 through 959-080-004 and 959-080-007 through 959-080-010 ("Project"), at a duly noticed public hearing as prescribed by law, at which time the City staff and interested persons had an opportunity to, and did testify either in support of or opposition to this matter. T. Following consideration of the entire record of information received at the public hearing, the Planning Commission adopted Resolution No. 08-01 recommending that the City Council certify the new Final Environmental Impact Report for the Project and approve a Mitigation Monitoring Program for the Project. U. 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. 08-04, recommending approval of the Development Plan (PA07-0200). V. On January 22, 2008, the City Council rescinded and invalidated its approvals of Planning Application Nos. PA04-0462, General Plan Amendment; PA05- 0302, Zone Change to PDO-9 (Planned Development Overlay-9); PA04-0463, Conditional Use Permit and Development Plan; and PA04-0571, Tentative Parcel Map for the property consisting of approximately 35.31 acres generally located on the north side of Highway 79 South, approximately 700 feet west of Margarita Road, known as Assessor's Parcel Numbers 959-080-001 through 959-080-004 and 959-080-007 through 959-080-010. W. On January 22, 2008, the City Council considered the Development Plan (PA07-0200) at a duly noticed public hearing as prescribed by law, at which time the City staff and interested persons had an opportunity to, and did testify either in support or opposition to this matter. X. Following consideration of the entire record of information received at the public hearings before the Planning Commission and the City Council, and due consideration of the proposed Project, the City Council adopted Resolution No. 08-10, entitled "A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TEMECULA TO CERTIFY THE SUPPLEMENTAL ENVIRONMENTAL IMPACT REPORT PREPARED FOR THE TEMECULA REGIONAL HOSPITAL, ADOPT FINDINGS PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT, ADOPT A STATEMENT OF OVERRIDING CONSIDERATIONS, AND ADOPT A MITIGATION MONITORING AND REPORTING PROGRAM IN CONNECTION THEREWITH FOR THE TEMECULA REGIONAL HOSPITAL PROJECT, LOCATED ON THE NORTH SIDE OF TEMECULA PARKWAY (HIGHWAY 79 SOUTH) APPROXIMATELY 700 FEET WEST OF MARGARITA ROAD, AND KNOWN AS ASSESSOR'S PARCEL NUMBERS 959-080- 001 THROUGH 959-080-004 AND 959-080-007 THROUGH 959-080-010 (PA07-0198, PA07-0199, PA07-0200, PA07-0201, PA07-0202). The new Final Environmental R:/Resos 2011/Resos 11-17 4 Impact Report (FEIR) and mitigation monitoring reporting program accurately addresses the impacts associated with the adoption of this Resolution. Y. On June 18, 2010, Universal Health Services of Rancho Springs, Inc., filed Planning Application No. PA10-0194, a Major Modification Application in a manner in accord with the City of Temecula General Plan and Development Code. Z. The Application was processed including, but not limited to a public notice, in the time and manner prescribed by State and local law. � AA. The Planning Commission, at a regular meeting, considered the Application and environmental review on December 15, 2010, at a duly noticed public hearing as prescribed by law, at which time the City staff and interested persons had an opportunity to and did testify either in support or in opposition to this matter. BB. At the conclusion of the Planning Commission hearing and after due consideration of the testimony, the Planning Commission recommended that the City Council approve Planning Application No. PA10-0194 subject to and based upon the findings set forth hereunder. CC. The City Council, at a regular meeting, considered the Application and environmental review on February 8, 2011, at a duly noticed public hearing as prescribed by law, at which time the City staff and interested persons had an opportunity to and did testify either in support or in opposition to this matter. DD. At the conclusion of the City Council hearing and after due consideration of the testimony, the City Council adopted Resolution No. 11-17 subject to and based upon the findings set forth hereunder. All legal preconditions to the adoption of this Resolution have occurred. Section 2. Legislative Findings. The City Council, in approving the Application, hereby makes the following findings: A. The proposed use is in conformance with the General Plan for the City of Temecula and with all the applicable requirements of State law and other Ordinances of the City; The proposed Development Plan modification is in conformance with the goals and policies in the General Plan for the City of Temecula, the Development . Code, and with all applicab/e requirements of State law and other Ordinances of the City of Temecula because the project, as designed and conditioned, is consistent with all applicab/e zoning ordinances, state /aws and the General Plan. B. The overall development of the land is designed for the protection of the public, health, safety and general welfare; R:/Resos 2011/Resos 11-17 5 The overall development of the land has been designed for the protection of the public health, safety, and general welfare as the project has been designed to minimize any adverse impacts upon the surrounding neighborhood and has been reviewed and conditioned to comply with the Genera/ P/an, Development Code, and uniform building and fire codes. Section 3. The City Council of the City of Temecula further finds, determines, and declares that: A. On January 24, 2006, the City Council approved and certified the Final Environmental Impact Report ("FEIR") for the Temecula Regional Hospital, and on January 22, 2008, the City Council approved and certified the Final Supplemental Environmental Impact Report ("FSEIR") for the Temecula Regional Hospital. B: The City determined that the proposed modifications to the project do not trigger any of the conditions described in Sections 15162 and 15163 of the CEQA Guidelines which require the preparation of a subsequent or supplemental EIR and that an Addendum is appropriate for the proposed modification to the hospital project. C. The Addendum relied on use of an Environmental Checklist Form as suggested in Section 15063 (d)(3) to evaluate whether there were any new or more severe significant environmental effects associated with implementation �of the revised project under the Addendum and the proposed amendments and to review whether there is new information or circumstances that would require preparation of additional environmental documentation in the form of a subsequent or supplemental EIR or if an Addendum is appropriate. The analysis in the Addendum indicates that no new significant effects will be caused by the proposed modification to the project, nor will the proposed modification increase the severity of any previously identified significant impact. ; The impacts will remain the same as analyzed in the Temecula Regional Hospital ; FEIR and FSEIR. D. The Addendum also analyzed whether new circumstances would result in new sigriificant effects or increase the severity of previously identified effects. The Addendum found that no new circumstances exist that introduce new significant effects or increase the severity of previously identified significant effects. E, Further, the Addendum analyzed whether new information exists that indicates that the project would introduce new significant effects or increase the severity of previously identified significant effects, or whether any new information suggests new mitigation measures or shows that the mitigation measures previously identified as infeasible are in facts feasible. The Addendum found no new information that suggested new significant effect or increased the severity of previously identified effects. Nor did any new information suggest new mitigation measures or suggest that mitigation measures previously identified as infeasible were in fact feasible. F. Because the Addendum finds no new significant effects, no increase in the severity of previously identified effects, no new mitigation measures and no change in � R:/Resos 2011/Resos 11-17 6 the mitigation measures previously discussed, the Planning Commission finds that a � supplemental or subsequent EIR need not be prepared, and that the City may rely on the Addendum to approve the proposed modification application. G. The City Council finds that the Addendum was prepared in compliance with CEQA. The City Council hereby certifies and approves the Addendum prepared for the proposed modification application. The City Council further finds that the conclusions reached in the Addendum represents the independent judgment of the City Council.' H. The custodian of records for the FEIR, the SFEIR, and the Addendum for the modification application and all other materials, which constitute the record of proceedings upon which the City Council's decision is based, is the Planning Department of the City of Temecula. Those documents are available for public review in the Planning Department located at the Planning Department of the City of Temecula, 43200 Business Park Drive, Temecula, California. I. All legal prerequisites to the approval of this Resolution have occurred. Section 4. Environmental Findings. The City Council hereby makes the following environmental findings and determinations in connection with the approval of the Major Modification Application, PA10-0194: A: Pursuant to California Environmental Quality Act ("CEQA) Section 15164, an Addendum to the FSEIR adopted in 2008 was prepared to assess the potential environmental effects of the approval of the Major Modification Application, as described in the FSEIR Addendum ("the Project"). B. The City Council has reviewed the FSEIR Addendum prior to and at the December 15, 2010 public hearing, and based on the whole record before it finds that: (1) the FSEIR Addendum was prepared in compliance with CEQA; (2) Based on the findings ; in the FSEIR Addendum there is no new information or change in circumstances that would indicate new and better mitigation is available to address the previously identified impacts, and the mitigation measures contained in the previously approved 2008 FSEIR and mitigation monitoring program adopted in 2008 remain applicable to the project as modified; and (3) the FSEIR Addendum reflects the independent judgment and analysis of the City Council. C. Pursuant to the California Environmental Quality Act ("CEQA), the City Council has considered the proposed Major Modification Application. The City Council has also reviewed and considered the Final Supplemental Environmental Impact Report ("FSEIR") for the Project, approved by the City Council as Planning Application No. PA07-0200 on January 22, 2008, including the impacts and mitigation measures identified therein, and the subsequent environmental reviews required as mitigation measures identified therein. Based on that review, the City Council finds that the proposed Major Modification Application does not require the preparation of a subsequent Environmental Impact Report as none of the conditions described in R:/Resos 2011/Resos 11-17 7 Section 15162 of the CEQA Guidelines (14 Cal. Code Regs. 15162) exist. Specifically, the City Council also finds that the proposed Major Modification Application does not involve significant new effects, does not change the baseline environmental conditions, and does not represent new information of substantial importance which shows that the Major Modification Application will have one or more significant effects not previously discussed in the FSEIR. All potential environmental impacts associated with the proposed Major Modification Application are adequately addressed by the prior FSEIR. An Addendum pursuant to Section15164 of the CEQA Guidelines (14 CaL Code Regs. 15164) is therefore the appropriate type of � CEQA documentation for the Major Modification Application, and no additional environmental documentation is required. D. Based on the findings set forth in the Resolution, the City Council hereby adopts the FSEIR Addendum prepared for this project. Section 5. Conditions. The City Council of the City of Temecula hereby approves the Major Modification Application to a Development Plan (PA07-0200) for the Temecula Regional Hospital to change the phasing of the project, to modify the building facades of the hospital towers, to relocate the truck loading bays and service yard, and to relocate mechanical equipment from an outdoor area at the service yard to an expanded indoor area at the northern portion of the hospital building on 35.3 acres generally located on 35.3 acres generally located on the north side of Temecula Parkway, approximately 800 feet west of Margarita Road, known as Assessor Parcel Numbers 959-080-001 thru 959-080-004 and 951-080-007 thru 951-080-010, as set forth in iPlanning Application No. PA10-0194, subject to the specific Conditions of Approval set forth in Exhibit A, attached hereto and incorporated herein by this reference as though set forth in full. Section 6. The City Clerk shall certify to the adoption of this Resolution and it shall become effective upon its adoption. R:/Resos 2011/Resos 11-17 8 PASSED, APPROVED, AND ADOPTED by the City Council of the City of Temecula this 8 day of February, 2011. Ron Roberts, Mayor ATTEST: �_ � usan . Jones, C City erk [SEAL] STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss CITY OF TEMECULA ) I, Susan W. Jones, MMC, City Clerk of the City of Temecula, do hereby certify that the foregoing Resolution No. 11-17 was duly and regularly adopted by the City Council of the City of Temecula at a meeting thereof held on the 8 day of February, 2011, by the following vote: � AYES: 4 COUNCIL MEMBERS: Comerchero, Edwards, Naggar, Washington NOES: 0 COUNCIL MEMBERS: None ABSENT: 1 COUNCIL MEMBERS: Roberts ABSTAIN: 0 COUNCIL MEMBERS: None Susan W. ones, MMC City Clerk R:/Resos 2011/Resos 11-17 9 EXHIBIT A CITY OF TEMECULA CONDITIONS OF APPROVAL Planning Application No.: PA10-0194 Project Description: A Major Modification to a Development Plan (PA07-0200) for the Temecula Regional Hospital to change the phasing of the project by reducing the number of beds from 170 to 140 in phase I of the project, to modify the building facades of the hospital towers, to relocate the truck loading bays and service yard, and to relocate mechanical equipment from an outdoor area at the service yard to an expanded indoor area at the northern portion of the hospital building on 35.3 acres generally located on the north side of Temecula Parkway, approximately 800 feet west of Margarita Road Assessor's Parcel No. 959-080-001 through 959-080-004 and 959-080-007 through 959-080-010 MSHCP Category: Commercial DIF Category: Office TUMF Category: Service Commercial/Office Approval Date: February 8, 2011 Expiration Date: February 8, 2012 WITHIN 48 HOURS OF THE APPROVAL OF THIS PROJECT Planning Department . 1. The applicant/developer shall deliver to the Planning Department a cashier's check or money order made payable to the County Clerk in the amount of Sixty-Four pollars ($64.00) for the County administrative fee, to enable the City to file the Notice of Determination as provided under Public Resources Code Section 21152 and California Code of Regulations Section 15904. If within said 48-hour period the applicanU developer has not delivered to the Planning Department the check as required above, the approval for the project granted shall be void by reason of failure of condition (Fish and Game Code Section 711.4(c)). GENERAL REQUIREMENTS Planning Department 2. The applicant and owner of the real property subject to this condition shall hereby agree to indemnify, protect, hold harmless, and defend the City with Legal Counsel of the City's own selection from any and all claims, actions, awards, judgments, or proceedings against the 1 City to attack, set aside, annul, or seek monetary damages resulting, directly or indirectly, from any action in furtherance of and the approval of the City, or any agency or instrumentality thereof, advisory agency, appeal board or legislative body including actions approved by the voters of the City, concerning the Planning Application. The City shall be deemed for purposes of this condition, to include any agency or instrumentality thereof, or any of its elected or appointed officials, officers, employees, consultants, contractors, legal counsel, and agents. City shall promptly notify both the applicant and landowner of any claim, action, or proceeding to which this condition is applicable and shall further cooperate fully in the defense of the action. The City reserves the right to take any and all action the City deems to be in the best interest of the City and its citizens in regards to such defense. � 3. The permittee shall obtain City approval for any modifications or revisions to the approval of this project. 4. This approval shall be used within one year of the approval date; any time extension beyond the initial one year from approval of this modification will require the preparation of a new environmental document. By use is meant the beginning of substantial construction contemplated by this approval within the one-year period, which is thereafter diligently pursued to completion, or the beginning of substantial utilization contemplated by this approval. 5. A separate building permit shall be required for all signage. 6. Prior to the approval and issuance of any permanent signs, a sign program shall be submitted for review and approval for the project site. 7. The development of the premises shall substantially conform to the approved site plan and elevations contained on file with the Planning Department. 8. Landscaping installed for the project shall be continuously maintained to the reasonable satisfaction of the Planning Director. If it is determined that the landscaping is not being maintained, the Planning Director shall have the authority to require the property owner to bring the landscaping into conformance with the approved landscape plan. The continued maintenance of all landscaped areas shall be the responsibility of the developer or any successors in interest. 9. The applicant shall paint a three-foot by three-foot section of the building for Planning Department inspection, prior to commencing painting of the building. 10. The applicant shall submit to the Planning Department for permanent filing finro 8" X 10" glossy photographic color prints of the approved Color and Materials Board and the colored architectural elevations. All labels on the Color and Materials Board and Elevations shall be readable on the photographic prints. 11. The Conditions of Approval specified in this resolution, to the extent specific items, materials, equipment, techniques, finishes or similar matters are specified, shall be deemed satisfied by staffs' prior approval of the use or utilization of an item, material, equipment, finish or technique that City staff determines to be the substantial equivalent of that required by the Condition of Approval. Staff may elect to reject the request to substitute, in which case the real party in interest may appeal, after payment of the regular cost of an appeal, the decision to the Planning Commission for its decision. 2 Material Color Exterior Plaster Color No. 1: Dryvit #456, "Oyster Shell" in Dryvit "Sandblast" texture Exterior Plaster Color No. 2: Dryvit #383, "Honey TwisY' in Dryvit "Sandblast texture Tile Base: Daltile #CS51, 12" x 12" Continental Slate, Indian Red Painted Trim: To match color of "Indian Red" in tile base Ceramic Roof Tile: Monier Lifetile, Duralite Villa Tinted Glass: Viracon, Bronze VE 4-2M Window Frame: Kawneer, Medium Bronze 12. Trash enclosures shall be provided to house all trash receptacles utilized on the site. These shall be clearly labeled on site plan. 13. All utilities shall be screened from view. Landscape construction drawings shall show and label all utilities and provide appropriate screening. A three-foot clear zone shall be provided around fire check detectors as required by the Fire Department before starting the screen. Utilities shall be grouped together in order to reduce intrusion. Screening of utilities shall not look like an after-thought. Planting beds shall be designed around utilities. All light poles shall be located on the landscape plans and the applicant shall insure that there are no conflicts with trees. 14. The applicant shall insure that mature plantings will not interfere with utilities, adjacent site existing structures and landscaping and traffic sight lines. 15. All requirements of Development Code Chapter 17.32 (Water Efficient Landscape Design) � are required to be met. 16. The applicant shall comply with the Mitigation Monitoring Program for the project. 17. The split rail fencing for the multi-use trail proposed along the northern property lines, adjacent to the residences shall be extended from the current location to the western edge of the property line. Said fence shall be a continuous fence beginning from the secondary driveway at DePortola to the western property line. (Added by City Council, January 22, 2008). 18. The developer shall contact the City's franchised solid waste hauler for disposal of construction debris. Only the City's franchisee may haul construction debris. 19. All trash enclosures shall be large enough to accommodate a recycling bin, as well as a regular solid waste container. 20. The property owner or private maintenance association shall maintain all parkways, perimeter landscaping, trail, walls, fences and on site lighting. 21. The developer shall comply with the Public Art Ordinance. 22. All major equipment (elevator motors, generators, air conditioning, etc., and soundproofing of same) shall conform to the latest best standards for noise reduction such that noise from these sources conforms to the City's Noise Ordinance. (Added per Planning Commission recommendation, December 15, 2010). 3 23. Trash service and deliveries to the loading dock shall be restricted to the hours of 7:00 a.m. to 6:00 p.m. All vehicles providing these services shall enter and leave the hospital grounds via the Temecula Parkway or pona Lynora Road entrances only. (Added per Planning Commission recommendation, December 15, 2010). 24. Within 30 days of notification from the City to the applicant that the rough grading permit is cleared for issuance, the applicant shall submit, to the satisfaction of the City Attorney, ' completion security in the amount of $5 million that shall be released upon the completion of the foundation for the Phase I hospital building (hospital bed tower 1) (Added per City Council, February 8, 2011). 25. The applicant shall complete grading and commence construction of the Phase I hospital building (hospital bed tower 1) foundation no later than February 8, 2012. A 60-day grace period shall be permitted, subject to approval by the City Council, and based only on extenuating circumstances beyond the control of the applicant (extending to April 8, 2012) (Added per City Council, February 8, 2011). 26. The applicant shall commence vertical construction of the Phase I hospital building (hospital bed tower 1) no later than May 8, 2012. A 60-day grace period shall be permitted, subject to approval by the City Council, and based only on extenuating circumstances beyond the control of the applicant (extending to July 8, 2012) (Added per City Council, February 8, 2011). 27. The applicant shall commence construction of the Phase IV hospital bed tower (hospital bed tower 2) foundation within 5 years of issuance of the Certificate of Occupancy for the Phase I hospital building (hospital bed tower 1), or no later than February 8, 2019 (Added per City Council, February 8, 2011). Police Department 28. Any graffiti painted or marked upon the building shall be removed or painted over within twenty-four (24) hours of being discovered. Notify the Temecula Police Department immediately so a report can be taken. 29. Any business desiring a business security survey of their location can contact the crime prevention unit of the Temecula Police Department. 30. Any public telephones located on the exterior of the building should be placed in a well- lighted, highly visible area, and installed with a"call-out only" feature to deter loitering. This , feature is not required for public telephones installed within the interior of the building. 31. Applicant shall ensure all landscaping surrounding the building are kept at a height of no more than three feet or below the ground floor windowsills. Plants, hedges and shrubbery should be defensible plants to deter would-be intruders from breaking into the building utilizing lower level windows. a. The placement of all landscaping should comply with guidelines from Crime Prevention Through Environmental Design (CPTED). 32. All parking lot lighting surrounding the complex should be energy-saving and minimized after hours of darkness and in compliance with the State of California Lighting Ordinance. Furthermore, all exterior lighting must comply with Mt. Palomar Lighting Requirements. 4 33. All doors, windows, locking mechanisms, hinges, and other miscellaneous hardware shall be commercial or institution grade. 34. All exterior doors should have their own vandal resistant fixtures installed above. The doors shall be illuminated with a minimum one foot candle of light at ground level, evenly dispersed. � 35. Upon completion of construction, the buildings shall have a monitored alarm system installed and monitored 24 hours a day by a designated private alarm company to notify the Temecula Police Department of any intrusion. All multi-tenant offices/suites/businesses located within a specific building shall have their own alarm system. This condition is not applicable if the business is opened 24/7. 36. All disabled parking stalls on the premises shall be marked in accordance with Section 22511.8 of the California Vehicle Code. 37. Any emergency generator system shall be inside a secure enclosure to prevent theft of fuel or tampering with the equipment. 38. All pressurized gas cylinders not in use shall be stored in a secure location to prevent theft. Building and Safety Department 39. Trash enclosures, patio covers, light standards, and any block walls if not on the approved building plans, will require separate approvals and permits. 40. Signage shall be posted conspicuously at the entrance to the project that indicates the hours of construction, shown below, as allowed by the City of Temecula Ordinance No. 0-90-04, specifically Section G(1) of Riverside County Ordinance No. 457.73, for any site within one- quarter mile of an occupied residence. Monday-Friday 6:30 a.m. — 6:30 p.m. Saturday 7:00 a.m. — 6:30 p.m. No work is permitted on Sundays or Government Holidays Fire Prevention 41. Final fire and life safety conditions will be addressed when building plans are reviewed by the Fire Prevention Bureau. These conditions will be based on occupancy, use, the California Building Code (CBC), California Fire Code (CFC), and related codes which are in force at the time of building plan submittal. 42. The Fire Prevention Bureau is required to set a minimum fire flow for the remodel or construction of all commercial buildings per CFC Appendix B. The developer shall provide for this project, a water system capable of delivering 4,000 GPM at 20-PSI residual operating pressure for a 4-hour duration. The fire service loop will be a complete looped system with two points of connection (CFC Appendix B and Temecula City Ordinance 15.16.020, Section R). 43. The Fire Prevention Bureau is required to set minimum fire hydrant distances per CFC Appendix C. A combination of on-site and off-site 6" x 4" x 2-2 '/2" outlets on a looped system shall be located on fire access roads and adjacent to public streets. Hydrants shall 5 be spaced at 350 feet apart, at each intersection and shall be located no more than 210 feet from any point on the street or Fire Department access road(s) frontage to a hydrant. The required fire flow shall be available from any adjacent hydrants in the system. The fire � hydrants will provide coverage for the entire site, including all buildings, open space and parking areas (CFC Appendix C and Temecula City Ordinance 15.16.020, Section R). 44. As required by the California Fire Code, when any portion of the facility is in excess of 150 feet from a water supply on a public street, as measured by an approved route around the exterior of the facility, on-site fire hydrants and mains capable of supplying the required fire flow shall be provided (CFC Chapter 5, Section 508.5). 45. If construction is phased, each phase shall provide approved access and fire protection prior to any building construction. This includes the fire service lines and hydrants must be completed for the entire site prior to combustibles being brought on site. (CFC Chapter 5, Section 503.4 Public Works Department 46. A Grading Permit for either rough and/or precise grading, including all on-site flat work and improvements, shall be obtained from the Department of Public Works prior to commencement of any construction outside of the City-maintained street right-of way. 47. An Encroachment Permit shall be obtained from the Department of Public Works prior to commencement of any construction within an existing or proposed City right-of-way. 48. All improvement plans and grading plans shall be coordinated for consistency with adjacent projects and existing improvements contiguous to the site and shall be submitted on standard 24" x 36" City of Temecula mylars. 49. All on-site drainage facilities shall be maintained by a private maintenance association or property owner. 50. The undergrounding of electrical and telecommunication facilities per Temecula Municipal Code, Section 15.04.080 shall be completed prior to the issuance of the first building permit in Phase 3(Medical Office Building 2). 51. The driveway on De Portola Road will be restricted to right-in/right-out/left-in movements. PRIOR TO ISSUANCE OF GRADING PERMITS Planning Department 52. Submit security completion bond per Condition of Approval number 24. 53. The applicant shall submit a separate plan, entitled outdoor furniture detail plan, showing details of all outdoor furniture, subject to the approval of the Director of Planning. Outdoor furniture shall be decorative and of high quality appearance. 54. The applicant shall submit cross sections verifying that all roof mounted equipment will be screened from public view as determined acceptable by the Director of Planning. 55. The elevations and roof plans shall show internalized downspouts for all buildings and s structures, excluding trash enclosures. 56. Trash enclosures shall be shown on the site plan, landscape plan and elevations and shall comply with the following: a. Trash enclosures shall be provided to house all trash receptacles utilized on the site. b. All trash enclosures shall blend with the architecture of the overall center and include a decorative roof type feature as approved by the Director of Planning. c. Trash enclosures shall be screened from view. The applicant shall provide shrubs and wall vines on three sides of enclosures as required to provide screening. 57. Details of all exterior light fixtures, including decorative entry lighting and wall mounted lighting, shall be provided on the plans. 58. The Applicant shall provide a detailed elevation drawing to show a decorative fence no less than four feet in height around the helipad, subject to the approval of the Planning Director. Said fence shall be constructed in a manner that deflects horizontal wind velocities caused by the rotation of rotor blades, providing all FAR Part 77 imaginary surfaces and the surface of the area remain obstruction free, per Section 1710.020.P of the City of Temecula Development Code. 59. Provide the Planning Department with a copy of the underground water plans and electrical plans for verification of proper placement of transformer(s) and double detector check prior to final agreement with the utility companies. 60. Double detector check valves shall be either installed underground or internal to the project site at locations not visible from the public right-of-way, subject to review and approval by the . Director of Planning. 61. The following shall be included in the Notes Section of the Grading Plan: "If at any time during excavation/construction of the site, archaeological/cultural resources, or any artifacts or other objects which reasonably appears to be evidence of cultural or archaeological resource are discovered, the property owner shall immediately advise the City of such and the City shall cause all further excavation or other disturbance of the affected area to immediately cease. The Director of Planning at his/her sole discretion may require the property to deposit a sum of money it deems reasonably necessary to allow the City to consult and/or authorize an independent, fully qualified specialist to inspect the site at no cost to the City, in order to assess the significance of the find. Upon determining that the discovery is not an archaeological/cultural resource, the Director of Planning shall notify the property owner of such determination and shall authorize the resumption of work. Upon determining that the discovery is an archaeological/cultural resource, the Director of Planning shall notify the property owner that no further excavation or development may take place until a mitigation plan or other corrective measures have been approved by the Director of Planning." 62. Prior to the issuance of grading permits, the developer is required to enter into a Cultural Resources Treatment Agreement with the Pechanga Tribe. This Agreement will address the treatment and disposition of cultural resources and human remains that may be impacted as a result of the development of the Project, as well as provisions for tribal monitors. 63. If cultural resources are discovered during the project construction (inadvertent discoveries), � all work in the area of the find shall cease, and a qualified archaeologist and representatives of the Pechanga Tribe shall be retained by the project sponsor to investigate the find, and make recommendations as to treatment and mitigation. 64. A qualified archaeological monitor will be present and will have the authority to stop and redirect grading activities, in consultation with the Pechanga Tribe and their designated monitors, to evaluate the significance of any archaeological resources discovered on the property. 65. Tribal monitors from the Pechanga Tribe shall be allowed to monitor all grading, excavation and groundbreaking activities, including all archaeological surveys, testing, and studies, to be compensated by the developer. 66. The landowner agrees to relinquish ownership of all cultural resources, including all archaeological artifacts that are found on the Project area, to the Pechanga Tribe for proper treatment and disposition. 67. All sacred sites are to be avoided and preserved. 68. A qualified paleontologisUarchaeologist shall be chosen by the developer for consultation and comment on the proposed grading with respect to potential paleontological/ archaeological impacts. A meeting between the paleontologisb archaeologist, Planning Department staff, and grading contractor prior to the commencement of grading operations and the excavation shall be arranged. The paleontologisUarchaeologist or representative shall have the authority to temporarily divert, redirect or halt grading activity to allow recovery of fossils. The applicant shall provide written verification that services for on-site professional archaeological and paleontological monitoring has been contracted during all phases of earthmoving activities. 69. The Pechanga Band of Luiseno Indians shall be contacted to afford the Band an opportunity to monitor ground-disturbing activities and participate in the decisions regarding collection and curation of any such resources. The applicant shall submit correspondence to the Planning Department that confirms that such contact has been made prior to the issuance of a grading permit. 70. The Applicant shall enter into a pre-construction agreement/treatment plan with the Pechanga Band of Luiseno Indians, prior to the issuance of grading permits, that sets forth and contains the terms and conditions for the treatment of discoveries of Native American cultural resources. The agreemenUtreatment plan shall contain provisions for the treatment of all Native American cultural items, artifacts, and human remains that may be uncovered during the project. The agreement/treatment plan may allow for the presence of Pechanga tribal monitors during any ground-disturbing activities. The applicant shall submit a signed copy of the pre-construction agreement/treatment plan to the Planning Department prior to the issuance of a grading permit. 71. The Applicant and/or landowner agrees to relinquish all cultural resources, including all archeological artifacts, that are found on the Project area to the Pechanga Band of Luiseno Indians for proper treatment and disposition. This mitigation measure shall be placed on the grading plan as a note prior to issuance of a grading permit. 72. Prior to any ground disturbance activities a qualified archaeological monitor will be present and will have the authority to stop and redirect grading activities, in consultation with the . $ Pechanga Band of Luiseno Indians and their designated monitors, to evaluate the significance of any archaeological resources discovered on the property. This mitigation measure shall be placed on the grading plan as a note prior to issuance of a grading permit. 73. If any human remains are encountered on the project site, all ground disturbing activities in the vicinity of the discovery will be terminated immediately and the County Coroner's office and the Pechanga Band of Luiseno Indians will be contacted to arrange for the treatment of such remains. This mitigation measure shall be placed on the grading plan as a note priorto issuance of a grading permit. 74. The applicant must enter into a written pre-excavation 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. A copy of the signed document shall be submitted to the Planning Department. 75. The grading plan shall include the following: a. Earth berms as required along the northern property lines and along Highway 79 South as discussed in these Conditions of Approval. b. A note on the plans indicating all areas not proposed for development within six months shall be hydroseeded and irrigated for soil and dust erosion. c. Show the five-foot landscape dimension for all parking islands, including the 1-foot concrete landing strip (seven feet total width). One parking island is required per ten parking spaces. Public Works Department 76. A copy of the grading, improvement plans, along with supporting hydrologic and hydraulic calculations shall be submitted to the Riverside County Flood Control and Water Conservation District for approval prior to the issuance of any permit. A permit from Riverside County Flood Control and Water Conservation District is required for work within their right-of-way. 77. Each phase must install its respective WQMP BMP(s) as shown in the master plan. The applicant shall update the WQMP as each phase is developed and include slip sheets or other means to reflect the changes as each phase is developed. 78. A Grading Plan shall be prepared by a registered Civil Engineer and shall be reviewed and approved by the Department of Public Works. The grading plan shall include all necessary erosion control measures needed to adequately protect adjacent public and private property. 79. The Developer shall post security and enter into an agreement guaranteeing the grading and erosion control improvements in conformance with applicable City Standards and subject to approval by the Department of Public Works. 80. A Soil Report shall be prepared by a registered Soil or Civil Engineer and submitted to the � Director of the Department of Public Works with the initial grading plan check. The report shall address all soils conditions of the site, and provide recommendations for the construction of engineered structures and pavement sections. 81. A Geological Report shall be prepared by a qualified engineer or geologist and submitted to s the Department of Public Works with the initial grading plan check. The report shall address special study zones and the geological conditions of the site, and shall provide recommendations to mitigate the impact of liquefaction. 82. The Developer shall have a Drainage Study prepared by a registered Civil Engineer in accordance with City Standards identifying storm water runoff expected from this site and upstream of this site. The study shall identify all existing or proposed public or private drainage facilities intended to discharge this runoff. The study shall also analyze and identify impacts to downstream properties and provide specific recommendations to protect the properties and mitigate any impacts. Any upgrading or upsizing of downstream facilities, including acquisition of drainage or access easements necessary to make required improvements, shall be provided by the Developer. 83. NPDES - The project proponent shall implement construction-phase and post-construction pollution prevention measures consistent with the State Water Resources Control Board (SWRCB) and City of Temecula (City) NPDES programs. Construction-phase measures shall include Best Management Practices (BMPs) consistent with the City's Grading, Erosion & Sediment Control Ordinance, the City's standard notes for Erosion and Sediment Control, and the SWRCB General Permit for Construction Activities. Post-construction measures shall be required of all Priority Development Projects as listed in the City's NPDES permit. Priority Development Projects will include a combination of structural and non-structural onsite source and treatment control BMPs to prevent contaminants from commingling with stormwater and treat all unfiltered runoff year-round prior to entering a storm drain. Construction-phase and post-construction BMPs shall be designed and included into plans for submittal to, and subject to the approval of, the City Engineer prior to issuance of a Grading Permit. The project proponent shall also provide proof of a mechanism to ensure ongoing long-term maintenance of all structural post-construction BMPs. 84. As deemed necessary by the Director of the Department of Public Works, the Developer shall receive written clearance from the following agencies: a. San Diego Regional Water Quality Control Board b. Riverside County Flood Control and Water Conservation District c. Planning Department d. Department of Public Works 85. The Developer shall comply with all constraints which may be shown upon an Environmental Constraint Sheet (ECS) recorded with any underlying maps related to the subject property. 86. Permanent landscape and irrigation plans shall be submitted to the Planning Department and the Department of Public Works for review and approval. 87. The Developer shall obtain any necessary letters of approval or slope easements for off-site work performed on adjacent properties as directed by the Department of Public Works. 88. A flood mitigation charge shall be paid. The Area Drainage Plan fee is payable to the Riverside County Flood Control and Water Conservation District by either cashier's check or money order, prior to issuance of permits, based on the prevailing area drainage plan fee. If the full Area Drainage Plan fee or mitigation charge has already been credited to this property, no new charge needs to be paid. 10 89. The site is in an area identified on the Flood Insurance Rate�Map as Flood Zone X. This project shall comply with Chapter 15, Section 15.12 of the City Municipal Code which may include obtaining a Letter of Map Revision from FEMA. A Flood Plain Development Permit shall be submitted to the Department of Public Works for review and approval. Fire Prevention 90. Maximum cul-de-sac- length shall not exceed 1320 feet. Minimum outside turning radius on any cul-de-sac shall be 45 feet (CFC Chapter 5, 503.2.4.and 503.2.5.along with Temecula City Ordinance 15.16.020 Section E). 91. Fire apparatus access roads shall be designed and maintained to support the imposed loads of fire apparatus and shall be with a surface to provide all-weather driving capabilities. Access roads shall be 80,000 Ibs. GVW with a minimum of AC thickness of .25 feet. In accordance with Section 1410.1, prior to building construction, all locations where structures are to be built shall have fire apparatus access roads. All fire service access roads shall be installed and complete for the entire site prior to combustibles being brought on site.(CFC Chapter 5, Section 503.2, 503.4 and City Ordinance 15.16.020 Section E). 92. Fire Department vehicle access roads shall have an unobstructed width of not less than 24 feet and an unobstructed vertical clearance of not less than 13 feet 6 inches (CFC Chapter 5, Section 503.2, 503.4 and City Ordinance 15.16.020 Section E). 93. The gradient for fire apparatus access roads shall not exceed 15 percent (CFC Chapter 5, Section 503.2.7. and City Ordinance 15.16.020 Section E). 94. This development shall maintain two points of access, via all-weather surface roads, as approved by the Fire Prevention Bureau (CFC Chapter 5, Section 503.1.2). 95. Dead end roadways and streets in excess of 150 feet which have not been completed shall have a turnaround capable of accommodating fire apparatus (CFC Chapter 5, Section 503.2.5 and City Ordinance 15.16.020 Section E) PRIOR TO ISSUANCE OF BUILDING PERMIT . Planning Department 96. The applicant shall submit to the Planning Department for permanent filing two 8" X 10" glossy photographic color prints of the approved Color and Materials Board and the colored architectural elevations. All labels on the Color and Materials Board and Elevations shall be readable on the photographic prints. 97. The applicant shall submit a photometric plan, including the parking lot to the Planning Department, which meets the requirements of the Development Code and the Palomar Lighting Ordinance. The parking lot light standards shall be placed in such a way as to not adversely impact the growth potential of the parking lot trees. 98. The final construction plans shall include a photometrics plan showing foot-candle illumination in the parking lot, driveways, drive aisles, pedestrian paths of travel and building entrances. A minimum of one-foot candle illumination shall be maintained throughout the site and a minimum of two foot-candle illumination shall be provided at primary building entrances. 11 99. Final Construction plans shall provide decorative lighting fixtures shall be provided at the primary entry of each building/structure, subject to the approval of the Director of Planning. Final construction plans shall provide details of all light fixtures, including decorative entry lighting, parking lot lighting and wall mounted lighting. 100. The applicant shall submit a detailed lighting plan for the helipad facility. 101. The elevations for all buildings shall be revised in a manner that all exterior ladders are screened from the public view of Temecula Parkway. 102. Three copies of Construction Landscaping and Irrigation Plans shall be reviewed and approved by the Planning Department. These plans shall conform to the approved conceptual landscape plan, or as amended by these conditions. The location, number, genus, species, and container size of the plants shall be shown. The plans shall be consistent with the Water Efficient Ordinance. The plans shall be accompanied by the following items: � a. Appropriate filing fee (per the City of Temecula Fee Schedule at time of submittal). b. Provide a minimum five foot wide planter to be installed at the perimeter of all � parking areas. Curbs, walkways, etc. are not to infringe on this area. c. A note on the plans stating that "Two landscape inspections are required: one inspection is required for irrigation lines and a separate inspection is required for final planting inspection." d. A note on the plans stating that "The contractor shall provide two copies of an agronomic soils report at the first irrigation inspection." e. One copy of the approved grading plan. f. Water usage calculations per Chapter 17.32 of the Development Code (Water Efficient Ordinance). g. Total cost estimate of plantings and irrigation (in accordance with approved plan). h. The locations of all existing trees that will be saved consistent with the Tentative Map. i. A landscape maintenance program shall be submitted for approval, which details the proper maintenance of all proposed plant materials to assure proper growth and landscape development for the long-term esthetics of the property. The approved maintenance program shall be provided to the landscape maintenance contractor who shall be responsible to carry out the detailed program. j. Specifications shall indicate that a minimum of finro landscape site inspections will be required. One inspection to verify that�the irrigation mainline is capable of being pressurized to 150 psi for a minimum period of two hours without loss of pressure. The second inspection will verify that all irrigation systems have head-to-head coverage, and to verify that all plantings have been installed consistent with the approved construction landscape plans. The applicanUowner shall contact the Planning Department to schedule inspections. 103. The final construction landscape plan shall include the following: a. A calculation indicating the percentage of the site that is to be landscaped shall be provided on the construction landscape plans. The applicant shall insure that 12 minimum required code percentages for landscaping are provided to meet the specific zone requirements. b. The applicant shall field verify adjacent existing street plantings and coordinate proposed plantings to be compatible as approved by the Director of Planning. c. An appropriate method for screening the gas meters and other externally mounted utility equipment shall be reviewed and approved by the Planning Department. d. Street trees shall be provided along all streets at the rate of one per every 30 feet of street frontage. � e. Areas proposed for development in another phase occurring not within six months of the completion of the previous phase shall be temporarily tufted, seeded and irrigated for dust and soil erosion control. A note on the grading plan and landscape plan shall be provided. f. A minimum five foot width planting area shall be provided at the ends of all parking rows. Curbs and concrete walks shall not infringe on this five foot width. The planter length shall be equal to the adjoining parking space. The planter shall contain a minimum of one tree, shrubs and ground covers. g. Accent trees (minimum 36-inch box size) shall be installed at entries to parking areas in order to define the entry and provide a focal point. h. Indian Tribe, Faurei varieties shall be provided for Crape Myrtle. i. Additional trees shall be added on the north, east and west sides of building MOB #2 as approved by the Director of Planning. j. A combination of large (no less than 24-inch box) Afghan Pines and California Pepper trees (or other large screen trees) shall be provided along the northern perimeter of the project to screen off-site views of the development as approved by the Director of Planning. k. A landscaped berm shall be provided along the northern property lines adjacent to the residentially zoned lots and DePortola, with mature (24-inchand 36-inch box) screen trees to screen the view of the buildings and reduce the amount of glare from the project site, subject to approval by the Director of Planning. A cross section shall be provided on grading and landscape plans verifying the buffer area. I. The landscaped area along Temecula Parkway shall include a meandering berm with large shrubs to provide additional screening of the parking lot. The applicant shall provide a combination of shrub plantings and earth berms that can be maintained at a minimum height of three feet around all parking areas to screen parking from off-site views. m. All areas not designed for buildings, parking, driveways or other useable features shall be landscaped, unless approved by the Director of Planning. The area along the eastern property line, adjacent to the access driveway shall be landscaped, unless it is determined critical habitat not to be disturbed. n. The Landscape construction plans shall include final color and finish details for all decorative hardscape throughout the project site. Decorative hardscape shall be provided at all primary building entrances and outdoor gathering areas (including the hospital, medical office buildings, cancer center and fitness rehabilitation center). 104. All utilities shall be screened from public view. Landscape construction drawings shall show and label all utilities and provide appropriate screening. Provide a three foot clear zone 13 around fire check detectors as required by the Fire Department before starting the screen. Group utilities together in order to reduce intrusion. Screening of utilities is not to look like an after-thought. Plan planting beds and design around utilities. Locate all light poles on plans and insure that there are no conflicts with trees. 105. Building Construction Plans shall include detailed outdoor areas (including but not limited to trellises, decorative furniture, fountains, and hardscape) to match the style of the building subject to the approval of the Planning Director. 106. Building plans shall indicate that all roof hatches shall be painted "International Orange." 107. The construction plans shall indicate the application of painted rooftop addressing plotted on a nine-inch grid pattern with 45-inch tall numerals spaced nine inches apart. The numerals shall be painted with a standard nine-inch paint roller using fluorescent yellow paint applied over a contrasting background. The address shall be oriented to the street and placed as closely as possible to the edge of the building closest to the street. 108. All roof mounted equipment shall be screened from public view as determined acceptable by the Director of Planning. 109. All exterior wall mounted ladders (for all buildings) shall be located in a manner that they are not visible from Temecula Parkway. 110. The developer shall provide TCSD verification of arrangements made with the City's franchise solid waste hauler for disposal of construction debris. 111. Prior to the first building permit or installation of additional street lighting which ever occurs first, the developer shall complete the TCSD application process, submit an approved Edison Streetlight Plan and pay the appropriate energy fees related to the transfer of arterial street lighting on Hwy 79 South into the TCSD maintenance program. Public Works Department 112. Prior to the first building permit, Parcel Map No. 32468 shall be recorded, unless otherwise approved by the Director of Public Works. 113. Improvement plans and/or precise grading plans shall conform to applicable City of Temecula Standards subject to approval by the Director of the Department of Public Works. The following design criteria shall be observed: a. Flowline grades shall be 0.5% minimum over P.C.C. and 1.00% minimum overA.C. paving. b. Driveways shall conform to the applicable City of Temecula Standard No. 207A. c. Street lights shall be installed along the public streets adjoining the site in accordance with City Standard No. 800, 801, 802 and 803. d. Concrete sidewalks and ramps shall be constructed along public street frontages in accordance with City of Temecula Standard Numbers. 400. 401and 402. e. All street and driveway centerline intersections shall be at 90 degrees. f. Landscaping shall be limited in the corner cut-off area of all intersections and adjacent to driveways to provide for minimum sight distance and visibility. 14 114. The Developer shall design the following public improvements to City of Temecula General Plan standards unless otherwise noted. Plans shall be reviewed and approved by the . Director of the Department of Public Works: a. Improve Highway 79 South (Urban Arterial Highway Standards -134' R/W) to include installation of sidewalk, street lights, underground utilities, drainage facilities, signing and striping, utilities (including but not limited to water and sewer). b. Improve De Portola Road (Modified SecondaryArterial (41ane separated)-88' R/W) to include installation of pavement, street lights, drainage facilities, signing and striping, and utilities (including but not limited to water and sewer). c. State Route 79/Redhawk Parkway (Margarita Road) - Provide southbound and eastbound right turn traffic signal overlap. d. The traffic signal at the intersection of Highway 79 South and Country Glen Way shall be modified to allow a full movement intersection. 115. Private roads shall be designed to meet City public road standards. Unless otherwise approved the following minimum criteria shall be observed in the design of private streets: 15 a. Dona Lynora (66` R/W) to include the installation of street improvements, paving, curb and gutter, utilities (including but not limited to water and sewer). . b. Private 28-foot wide ingress/egress road to include installation of paving and curb per the approved site plan. 116. The Developer shall construct the following public improvements in conformance with applicable City Standards and subject to approval by the Director of the Department of Public Works: a. Street improvements, which may include, but not limited to: pavement, curb and gutter, sidewalks, drive approaches, street lights, signing, striping, traffic signal systems, and other traffic control devices as appropriate b. Storm drain facilities c. Sewer and domestic water systems d. Under grounding of proposed utility distribution lines 117. A construction area Traffic Control Plan shall be designed by a registered Civil or Traffic Engineer and reviewed by the Director of the Department of Public Works for any street closure and detour or other disruption to traffic circulation as required by the Department of Public Works. The Traffic Control Plan shall indicate that construction traffic may not use the entrance from DePortola Road to access the site. 118. All access rights, easements for sidewalks for public uses shall be submitted and reviewed by the Director of the Department of Public Works and City Attorney and approved by City Council for dedication to the City where sidewalks meander through private property. 119. The building pad shall be certified to have been substantially constructed in accordance with the approved Precise Grading Plan by a registered Civil Engineer, and the Soil Engineer shall issue a Final Soil Report addressing compaction and site conditions. 120. The Developer shall pay to the City the Public Facilities Development Impact Fee as required by, and in accordance with, Chapter 15.06 of the Temecula Municipal Code and all Resolutions implementing Chapter 15.06. 121. The Developer shall pay to the City�the Western Riverside County Transportation Uniform Mitigation Fee (TUMF) Program as required by, and in accordance with, Chapter 15.08 of the Temecula Municipal Code and all Resolutions implementing Chapter 15.08. In addition to the above Public Works Department Conditions of Approval, THE FOLLOWING CONDITIONS OF APPROVAL SHALL BE COMPLETED PRIOR TO THE ISSUANCE OF THE FIRST BUILDING PERMIT IN PHASE I—(A 140-bed hospital) 122. Parcel Map No. 32468 shall be recorded, unless otherwise approved by the Director of Public Works. 123. The Developer shall design the following public improvements to City of Temecula General Plan standards unless otherwise noted. Plans shall be reviewed and approved by the Director of the Department of Public Works: 16 a. Highway 79 South (Urban Arterial Highway Standards - 134' R/W) to include installation of sidewalk, street lights, underground utilities, drainage facilities, signing and striping, utilities (including but not limited to water and sewer). i. Westbound a) Provide a dedicated right turn lane - 12 foot wide by 200 feet long b) Provide three thru lanes c) Provide one left turn lane ii. Eastbound a) Provide two left turn lanes b) Provide two thru lanes and c) Provide one shared thru/right lane b. Dona Lynora (66' R/W ) i. Installation of half-street improvements, paving, curb and gutter, utilities (including but not limited to water and sewer) ii. Restricted to right in/right out vehicular movement c. Main entry (Country Glen Way) and Highway 79 South i. Signal modification ii. Provide a 245' continuous median from Highway 79 South to main drive aisle iii. Southbound (exiting site) a) Provide two left turn lanes b) Provide a 20-foot wide shared thru/right turn lane iv. Northbound (entering site) — 28 foot wide d. De Portola Road (Modified Secondary Arterial (4 lane separated) — 88' R/W) i. Installation of half-street improvements, paving, curb and gutter, utilities (including but not limited to water and sewer) ii. Provide a 28 foot wide internal ingress/egress connection to De Portola Road e. State Route 79/Redhawk Parkway (Margarita Road) i. Provide southbound and eastbound right turn traffic signal overlap. Building and Safety Department The Conditions of Approval herein (Building and Safety Department) are not applicable to the projects that fall under the jurisdiction of the State of California OSHPD. These conditions are applicable to the construction documents for projects, specifically the medical office buildings that are within the jurisdiction of the City of Temecula Building and Safety Department. 17 124. All design components shall comply with applicable provisions of the California Building, Plumbing and Mechanical Codes; California Electrical Code; California Administrative Code, Title 24 Energy Code, California Title 24 Disabled Access Regulations, and the Temecula Municipal Code in place at the time of building permit application submittal. 125. A complete exterior site lighting plans showing compliance with Ordinance No. 655 for the regulation of light pollution. All street-lights and other outdoor lighting shall be shown on electrical plans submitted to the Department of Building and Safety. Any outside lighting shall be hooded and directed so as not to shine directly upon adjoining property or public rights-of-way. 126. A receipt or clearance letter from the Temecula Valley School District shall be submitted to the Building & Safety Department to ensure the payment or exemption from School Mitigation Fees. 127. Obtain all building plans and permit approvals prior to commencement of any construction work. 128. All building and facilities must comply with applicable disabled access regulations. Provide all details on plans (California Disabled Access Regulations effective April 1, 1998). 129. Provide disabled access from the public way to the main entrance of the building. 130. Provide van accessible parking located as close as possible to the main entry. 131. Provide number and type of restroom fixtures, to be in accordance with the provisions of the California Plumbing Code in place at the time of building permit application submittal. 132. Provide appropriate stamp of a registered professional with original signature on plans prior to permit issuance. 133. Provide electrical plan including load calculations and panel schedule, plumbing schematic and mechanical plan for plan review. 134. Truss calculations that are stamped by the engineer of record and the truss manufacturer engineer are required for plan review submittal. 135. Provide precise grading plan at plan check submittal to check accessibility for persons with disabilities. 136. A pre-construction meeting is required with the building inspector prior to the start of the building construction. Fire Prevention 137. The developer shall furnish three copies of the water system plans to the Fire Prevention Bureau for approval prior to installation for all private water systems pertaining to the fire service loop. Plans shall be signed by a registered civil engineer, contain a Fire Prevention Bureau approval signature block, and conform to hydrant type, location, spacing and minimum fire flow standards as required in these conditions. Hydraulic calculations will be required with the underground submittal to ensure fire flow requirements are being met for the on-site hydrants. The plans must be submitted and approved prior to building permit being issued (CFC Chapter 14, Section 1412 and Chapter 5, Section 501.3). 18 138. Fire sprinkler plans shall be submitted to the Fire Prevention Bureau for approval for all medical office buildings, except the actual hospital as that is handled by the State. Three sets of sprinkler plans must be submitted by the installing contractor to the Fire Prevention Bureau. These plans must be submitted prior to the issuance of building permit. 139. Fire alarm plans shall be submitted to the Fire Prevention Bureau for approval for all medical office buildings, except the actual hospital as that is handled by the State. Three sets of alarm plans must be submitted by the installing contractor to the Fire Prevention Bureau. The fire alarm system is required to have a dedicated circuit from the house panel. These plans must be submitted prior to the issuance of building permit. PRIOR TO RELEASE OF POWER, BUILDING OCCUPANCY OR ANY USE ALLOWED BY THIS PERMIT Planning Department 140. A report of findings, including an itemized inventory of recovered specimens, shall be prepared upon completion of the steps outlined the initial study, under cultural resources. The report shall include a discussion of the significance of all recovered specimens. The report and inventory, when submitted to the Lead Agency (City of Temecula), would signify completion of the program to mitigate impacts to the palentologic and archaeological resources. 141. The applicant shall be required to screen all loading areas and roof mounted mechanical equipment from view of the adjacent residences and public right-of-ways. If upon final inspection it is determined that any mechanical equipment, roof equipment or backs of building parapet walls are visible from any portion of the public right-of-way adjacent to the project site, the developer shall provide screening by constructing a sloping tile covered mansard roof element or other screening if reviewed and approved by the Director of Planning. 142. All required landscape planting and irrigation shall have been installed consistent with the approved construction plans and shall be in a condition acceptable to the Director of Planning. The plants shall be healthy and free of weeds, disease, or pests. The irrigation system shall be properly constructed and in good working order. 143. Performance securities, in amounts to be determined by the Director of Planning, to guarantee the maintenance of the plantings in accordance with the approved construction landscape and irrigation plan shall be filed with the Planning Department for a period of one year from final certificate of occupancy. After that year, if the landscaping and irrigation system have been maintained in a condition satisfactory to the Director of Planning, the bond shall be released upon request by the applicant. 144. Each parking space reserved for the handicapped shall be identified by a permanently affixed reflectorized sign constructed of porcelain on steel, beaded text or equal, displaying the International Symbol of Accessibility. The sign shall not be smaller than 70 square inches in area and shall be centered at the interior end of the parking space at a minimum height of 80 inches from the bottom of the sign to the parking space finished grade, or centered at a minimum height of 36 inches from the parking space finished grade, ground, or sidewalk. A sign shall also be posted in a conspicuous place, at each entrance to the off- street parking facility, not less than 17 inches by 22 inches, clearly and conspicuously stating the following: 19 "Unauthorized vehicles parked in designated accessible spaces not displaying distinguishing placards or license plates issued for persons with disabilities may be towed away at owner's expense. Towed vehicles may be reclaimed by telephoning (951) 696-3000." 145. In addition to the above requirements, the surface of each parking place shall have a surface identification sign duplicating the Symbol of Accessibility in blue paint of at least three square feet in size. • 146. All site improvements including but not limited to parking areas and striping shall be installed prior to occupancy or any use allowed by this permit. 147. All of the foregoing conditions shall be complied with prior to occupancy or any use allowed by this permit. Public Works Department PHASE I- A 140-bed hospital. 148. Prior to the first Certificate of Occupancy in Phase I, the following improvements shall be constructed and operational: a. Highway 79 South i. Traffic signal modifications at the intersection of Highway 79 South and Country Glen Way ii. Roadway improvements a) Westbound (i) Provide a dedicated right turn lane - 12 foot wide by 200 feet long (ii) Provide three thru lanes (iii) Provide one left turn lane b) Eastbound (i) Provide finro left turn lanes (ii) Provide two thru lanes and (iii) Provide one shared thru/right lane b. Main Entry/Country Glen Way i. Provide a 245' continuous median from Highway 79 South to main drive aisle ii. Southbound (exiting site) a) Provide two left turn lanes b) Provide a 20-foot wide shared thru/right turn lane iii. Northbound (entering site) — 28 foot wide c. De Portola Road (Modified Secondary Arterial (4 lane separated) — 88' R/W) i. 28-foot wide internal ingress/egress connection from project site to De Portola Road ii. Roadway improvements 20 d. State Route 79/Redhawk Parkway (Margarita Road) i. Southbound and eastbound right turn traffic signal overlap e. Dona Lynora (66` R/W ) i. Installation of half-street improvements, paving, curb and gutter, utilities (including but not limited to water and sewer) ii. Restricted to right in/right out vehicular movement 149. As deemed necessary by the Department of Public Works, the Developer shall receive written clearance from the following agencies: � a. Rancho California Water District b. Eastern Municipal Water District c. Department of Public Works 150. All public improvements, including traffic signal modification, shall be constructed and completed per the approved plans and City standards to the satisfaction of the Director of the Department of Public Works. 151. The existing improvements shall be reviewed. Any appurtenance damaged or broken shall be repaired or removed and replaced to the satisfaction of the Director of the Department of Public Works. Building and Safety Department 152. Developments with multi-tenant buildings or Shell Buildings shall provide a house electrical meter to provide power for the operation of exterior lighting, irrigation pedestals and fire alarm systems for each building on the site. Developments with Single User Buildings shall clearly show on the plans the location of a dedicated panel in place for the purpose of the operation of exterior lighting and fire alarm systems when a house meter is not specifically proposed. Fire Prevention 153. Hydrant locations shall be identified by the installation of reflective markers (blue dots) per City Ordinance 15.16.020 Section E. 154. New buildings shall have approved address numbers, building numbers orapproved building identification placed in a position that is plainly legible and visible from the street or road fronting the property. These numbers shall contrast with their background. Commercial, multi-family residential and industrial buildings shall have a minimum of 12-inch numbers with suite numbers being a minimum of six inches in size. All suites shall have a rriinimum of 6-inch high letters and/or numbers on both the front and rear doors (CFC Chapter 5, Section 505.1 and City Ordinance 15.16.020 Section E). 155. A"Knox-Box" shall be provided. The Knox-Box shall be installed a minimum of six feet in height and be located to the right side of the fire riser sprinkler room (CFC Chapter 5, Section 506). 21 156. All manual and electronic gates on required Fire Department access roads or gates obstructing Fire Department building access shall be provided with the Knox Rapid entry system for emergency access by fire fighting personnel (CFC Chapter 5, Section 506). 157. The applicant shall prepare and submit to the Fire Department for approval, a site plan designating fire lanes with appropriate lane painting and/or signs (CFC Chapter 5, Section 503.3). 158. The developer/applicant shall be responsible for obtaining underground and/or aboveground tank permits for the storage of combustible liquids, flammable liquids or any other hazardous materials from both the County Health Department and Fire Prevention Bureau (CFC Chapter 34 and City Ordinance 15.16.020). 159. A simple plot plan and a simple floor plan, each as an electronic file of the .DWG format, must be submitted to the Fire Prevention Bureau. Contact Fire Prevention for approval of alternative file formats which may be acceptable Police Department 149. Marked Parking for Disabled Vehicles: All disabled parking stalls on the premises shall be marked in accordance with section 22511.8 of the California Vehicle Code. OUTSIDE AGENCIES 150. Flood protection shall be provided in accordance with the Riverside County Flood Control District's transmittal dated July 24, 2004, a copy of which is attached. The fee is made payable to the Riverside County Flood Control Water District by either a cashier's check or money order, prior to the issuance of a grading permit (unless deferred to a later date by the District), based upon the prevailing area drainage plan fee. 151. The applicant shall comply with the recommendations set forth in the County of Riverside Department of Environmental Health's transmittal dated July 7, 2007, a copy of which is attached. 152. The applicant shall comply with the recommendations set forth in the Riverside Transit Authority's transmittal dated July 21, 2004, a copy of which is attached. 153. The applicant shall comply with the recommendations set forth in the Rancho California Water DistricYs transmittal dated July 12, 2004, a copy of which is attached. z2