HomeMy WebLinkAbout00-081 CC ResolutionRESOLUTION NO. 2000-81
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
TEMECULA APPROVING PLANNING APPLICATION NO. 99-
0317 (DEVELOPOMENT PLAN), THE TEMECULA RIDGE
APARTMENT PROJECT REDESIGNED TO 220 UNITS, TWO
AND THREE STORY APARTMENT COMPLEX WITH POOL,
CLUBHOUSE, WORKOUT BUILDING AND TOT LOT ON 20.88
NET ACRES, LOCATED ON THE SOUTH SIDE OF RANCHO
CALIFORNIA ROAD SOUTHEAST OF THE INTERSECTION OF
RANCHO CALIFORNIA ROAD AND MORAGA ROAD, AND
KNOWN AS ASSESSOR'S PARCEL NO. 944-290-01t, AND
ADOPTING A MITIGATED NEGATIVE DECLARATION
RELATED THERETO.
THE CITY COUNCIL OF THE CITY OF TEMECULA HEREBY RESOLVES AS
FOLLOWS:
Section t. The City Council of the City of Temecula does hereby find, determine and
declare that:
a. AGK Group LLC filed Planning Application No. 99-0317, Development
Plan, for the development and operation of the Temecula Ridge Apartment Project consisting of
220 units in a two and three story apartment complex with pool, clubhouse workout building,
and tot lot on a 20.88 acre site located on the south side of Rancho California Road southeast
of the intersection of Rancho California Road and Moraga Road, Assessor's Parcel No. 944-
290-011 (the "Project").
b. The project has been processed in accordance with State law and the
provisions of Title 17 of the Temecula Municipal Code.
c. The Planning Commission held duly noticed public headngs on the
Project on May 3, 2000, June 7, 2000, July 5, 2000, and August 16, 2000 at which time the
Applicant, its representatives and members of the public had the opportunity to address the
Planning Commission on the Project.
d. At the conclusion of the public hearing on August 16, 2000, the Planning
Commission duly considered the material in the administrative record before it and the
testimony received at the public hearings and adopted Planning Commission Resolution No. 00-
which approved the Project.
e. Thereafter, on August 24, 2000, Temecula Council Member Michael
Naggar duly filed a Notice of Appeal with the City Clerk pumuant to Section 17.03.090 of the
Temecula Municipal Code. Section 17.03.090 specifically authorizes members of the City
Council to file appeals from Planning Commission actions and Council Member Naggar's appeal
complied in all respects with the requirements of Section 17.03.090.
f. On October 10, 2000 the City Council of the City of Temecula held a duly
noticed public hearing at which time the Applicant, its representatives and members of the
public had the opportunity to address the Council on the Project. The hearing lasted into the
PJResos2000-81 1
eady morning hours of October 11, 2000. Following the conclusion of the public headng, the
City Council duly considered the administrative record before it and the testimony received at
the public headng. The City Council directed the City Attorney to prepare a resolution denying
the Project and upholding the appeal of Council Member Naggar by a vote of 4-1, with Mayor
Stone dissenting.
g. On October 24, 2000 the City Council of the City of Temecula, while
considering the resolution for denial, again heard testimony from the Applicant, its
representatives and members of the public. The City Council continued the item to allow a
redesign of the project.
h. On November 28, 2000 the City Council of the City of Temecula, again
heard testimony from the Applicant, its representatives and members of the public. The City
Council directed staff to prepare a notice of public headng to consider the modifications
proposed by the Applicant.
Section 2. The City Council of the City of Temecula does hereby further find,
determine and declare that:
a. The proposed Project is in conformance w th General Plan for the City of
Temecula and specifically with the density requirements of the Land Use Element of the
General Plan.
(1) The Land Use Element of the General Plan designates the site of
the Project as "Medium Density" which according to Table 2-2 of the Land Use Elements allows
a range of seven to 12 dwelling units per acre. The redesigned project is at 10.5 dwelling units
per acre.
(2) Section IV.A. 1. of the Land Use Element of the General Plan
provides that the "[d]etermination of precise density, development location, and lot coverage on
any residential property is a function of:
· Opportunities and constraints present by natural, cultural or scenic
features;
Policies and implementation programs of the General Plan
intended to maximize public safety; achieve high quality site
planning and design; provide sufficient levels of public service;
retain significant natural resources; ensure compatibility between
uses; and encourage development of village centers.
Building and development standards contained in the
Development Code, public works standards, and other regulations
and ordinances."
(3) Policy 5.1 of the Land Use Element of the General Plan states:
"Include in the Development Code [Title 17 of the Temecula Municipal Code] and through other
ordinances a package of incentives to encourage development to include:
PJReses2000-81 2
2.
3.
4.
5.
6.
7.
10.
11.
Additional active parkland
Development of parkland and trails
Preservation of histodc building or sites
Additional open space
Preservation and enhancement of natural habitat
Additional public or community facilities
Additional or improved public spaces or plazas for
community use
Additional amenities in multifamily developments
Transit facilities and/or additional right of way along future
transit corridors.
Housing that meets the needs of very Iow and Iow income
households.
Provisional of cultural facilities.
(4) On March 21, 2000, the City Council adopted the "Growth
Management Program Action Plan" as authorized by Section ll.B. of the Growth
Management/Public Facilities Element of the Temecula General Plan. The Growth
Management Program Action Plan is applicable to the Project because at the time of the
adoption of the Growth Management Program Action Plan, and through the present, no permits
of any nature have been issued for the Project and, therefore, no vested dghts to proceed with
the Project have been established. The fact that the application for the Project was "deemed
complete" by the Planning Department Staff means only that the documents necessary to
enable the Staff, Planning Commission and City Council to review the Project had been
received by the City and does not establish any vested dghts to proceed with the Project.
(a) The first paragraph of the Growth Management Program
Action Plan provides that "[t]his Action Plan is intended to serve as the City Council's policy for
the study and implementation of growth management measures for the City of Temecula. Each
development project shall be studied by Staff, the Planning Commission and City Council in light
of the concerns expressed in this Plan, and its action programs. Each project shall be
considered on its own medt and in accordance with all applicable federal and state laws and
under the City's General Plan and zoning ordinances.'
(b) Section 2.B.1. of the Growth Management Program Action
Plan provides: "Direct the Planning Commission to consider approving residential projects at the
lowest allowable density in each density category. The Commission may consider approving a
project above the lowest density if the project provides onsite or community amenities."
(5) Based upon the factors set forth in the Land Use Element of the
General Plan and the Growth Management Program Action Plan for determining the allowable
density for a site, the following factors have been considered by the Council as justification:
residential project.
(a)
The Project has many features which make it an attractive
(b) The number of units has been reduced from 246 units to
220 units, which will generate the same number of daily vehicle trips that a single family project
at the lowest end of the density range would generate.
R/Resos2000-81 3
(c) The proposed density of the Project has been reduced
from 11.7 dwelling units per acre as originally proposed, to 10.5 dwelling units per acre.
(d) The third floor as originally proposed has been removed
from Type 1 buildings. Therefore, the height and bulk of Building Type 1 has been reduced.
Siting has been modified in order to retain important natural ridgelines and natural features of
the Project site.
(e) The size of the recreation center has been reduced from
that originally proposed to accommodate the tot lot at this location.
(f) The elevation of the site has been lowered by five (5) feet
from that originally proposed at the back to reduce potential view impacts.
(g) The Project provides landscaping on 43.2% of the site.
local swim teams.
(h)
The swimming pool shall be used by Project residents and
(i) The Project provides garages under the apartment units
(j) The Project offers a clubhouse, workout facility, spa, sun
deck, arbor, outdoor fireplace, barbeque, tot let, comer monumentations, enhanced entries, and
greenbelt
(k) The improvements to the Moraga Drive and Rancho
California Road intersection which are in excess of those needed to mitigate traffic generated on
the site are the type of amenities contemplated by the General Plan Land Use Element and the
Growth Management Plan for the establishment of an appropriate density for the Project
(I) The improvements to Rancho California Road, including a
raised landscaped median, sidewalk and street lights, and bus tumout, enhance the streetscape
and pedestrian usability of this area.
welfare.
The proposed Project protects the public health, safety and general
(1) The intersections of Rancho California Road at the 1-15
Southbound Ramps, at the 1-15 Northbound Ramps and at Ynez Road are operating at level of
service D. The traffic generated by the high density of the proposed Project will contribute to
the continuation of level of service D at these locations.
(2) Noise levels at the exterior of the apartments closest to Rancho
California Road will exceed 60.7 CNEL at the first floor units and 64.9 CNEL at the second floor
units. The required extedor noise levels is 65 CNEL and the required interior noise level is 45
CNEL for residential units. The mitigation measures proposed to meet these noise standards
consist of sound insulation and solid exterior walls facing Rancho California Road and
mechanical ventilation in the event windows are closed.
(3) The proposed density of the Project creates a large school age
population. Bussing by the Temecula Valley Unified School Distdct is available, and the
R/Reses2000-81 4
extension of Via Los Colinas to Moraga Road provided by the Project facilitates bus traffic flow
in the area, allowing the District to place bus stops at locations other than the "Duck Pond."
Temecula.
The proposed Project is consistent with General Plan of the City of
Section 3. The City Council further finds and determines that:
a. Pursuant to Califomia Environmental Quality Act ("CEQA") and the City's
local CEQA Guidelines, City staff prepared an Initial Environmental Study (State Clearinghouse
No. 2000031073) 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 environment and a Negative Declaration
has been prepared. A copy of the Initial Study and Negative Declaration are attached hereto as
Exhibit "B" and incorporated herein by reference.
b. Thereafter, City staff provided public notice of the public comment pedod
and of the intent to adopt the Negative Declaration as required by law and copies of the
documents have been available for public review and inspection at the offices of the Department
of Community Development, located at City Hall, 43200 Business Park Ddve, Temecula, Ca.
92589.
c. The City Council reviewed the Negative Declaration and all comments
received regarding the Negative Declaration. The Project and the Negative Declaration were
discussed at the regularly scheduled and duly noticed public meetings of the Council held for
the Project.
d. The City Council has reviewed the Negative Declaration and all
comments received regarding the Negative Declaration and, based on the whole record before
it, finds that: (1) The Mitigated Negative Declaration was prepared in compliance with CEQA;
(2) the revised conditions of approval are all within the scope of impacts study as part of the
Initial Study and, in fact, actually reduce the environmental impacts of the Project; (3) although
the proposed Project could have a significant impact on the environment, there is no substantial
evidence that there will be such an effect because revisions have been made to the project
and conditions of approval imposed upon the Project which will mitigate any such impacts;; and
(4) the Mitigated Negative Declaration reflects the independent judgment and analysis of the
City Council.
Section 4. Based on the findings set forth in this resolution, the City Council hereby
adopts the Mitigated Negative Declaration and the Mitigation Monitoring Program for Planning
Application No. PA99-0317.
Section 5. Based on the findings set forth in this resoluti(in, the City Council of the
City of Temecula hereby approves Planning Application No. 99-0317 (Development Plan) for
the Temecula Ridge Apartment Project with Conditions of Approval as attached hereto as
Exhibit "A" and incorporated herein by reference.
Section 6. The City Clerk shall certify to the adoption of this Resolution.
R/Rest2000-81 5
PASSED, APPROVED AND ADOPTED by the City Council of the City of Temecula this
12th day of December, 2000.
ATTEST:
STATE OF CALIFORNIA )
COUNTY OF RIVERS DE) ss
'~ 'I~--OF~TEMECULA )
I, Susan Jones, CMC, City Clerk of the City of Temecula, Califomia, do hereby certify
that Resolution No. 2000-81 was duly and regularly adopted by the City Council of the City of
Temecula at a regular meeting thereof held on this 12th day of December, 2000, by the following
vote:
AYES:
3 COUNCILMEMBERS:
Comerchero, Roberts, Stone
NOES:
2 COUNCILMEMBERS:
Naggar and Pratt
ABSENT: 0 COUNCILMEMBERS: None
',,,.~ City Clerk
PJReses2000-81 6
EXHIBIT A
CITY OF TEMECULA
CONDITIONS OF APPROVAL
Revised- December 12, 2000
Planning Application No. 99-0317 (Development Plan) - Temecula Ridge Apartments
Project Description: The design, construction and operation of a 246 220-unit, two and
three story apartment complex with pool, clubhouse, workout building
and tot lot on approximately 21 acres
Development Impact Fee Category:
Assessor's Parcel No.
Approval Date:
Expiration Date:
Residential Attached, $2,167.83 per unit
944-290-011
December 12, 2000
December 12, 2002
PLANNING DIVISION
Within Forty-Eight (48) Hours of the Approv.al of this Project
The applicant shall deliver to the Community Development Department - Planning Division a
cashier's check or money order made payable to the County Clerk in the amount of One
Thousand Three Hundred Twenty-Eight Dollars ($1,328.00) which includes the One
Thousand Two Hundred and Fifty Dollar ($1,250.00) fee, required by Fish and Game Code
Section 711.4(d)(3) plus the Seventy-Eight Dollars ($78.00) County administrative fee, to
enable the City to file the Notice of Determination for the Mitigated or Negative Declaration
required under Public Resources Code Section 21108(a) and California Code of
Regulations Section 15075. If within said forty-eight (48) hour period the applicant has not
delivered to the Community Development Department - Planning Division the check as
required above, the approval for the project granted shall be void by reason of such failure
of to satisfy this condition (Fish and Game Code Section 711.4(c)).
General Requirements
The permittee/applicant shall indemnify, protect and hold harmless, the City and any agency
or instrumentality thereof, and/or any of its officers, employees, and agents from any and all
claims, actions, or proceedings against the City, or any agency or instrumentality thereof, or
any of its officers, employees, and agents, to attack, set aside, void, annul, or seek
monetary damages resulting from an approval of the City, or any agency or instrumentality
thereof, advisory agency, appeal board or legislative body including actions approved by the
voters of the City, concerning the Planning Application which action is brought within the
appropriate statute of limitations period and Public Resources Code, Division 13, Chapter 4
(Section 21000 et seq., including but not by the way of limitations Section 21152 and
21167). The City shall promptly notify the permittee/applicant of any claim, action, or
proceeding brought forth within this time period. The City shall estimate the cost of the
defense of the action and applicant shall deposit
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said amount with the City. City may require additional deposits to cover anticipated costs.
City shall refund, without interest, any unused portions of the deposit once the litigation is
finally concluded. Should the City fail to either promptly notify or cooperate fully,
permittee/applicant shall not, thereafter be responsible to indemnify, defend, protect, or hold
harmless the City, any agency or instrumentality thereof, or any of its officers, employees,
or agents. Should the applicant fail to timely post the required deposit, the Director may
terminate this land use approval without further notice to the applicant.
This approval shall be used within two (2) years of the approval date; otherwise, it shall
become null and void. By use is meant the beginning of substantial construction
contemplated by this approval within the two (2) year period which is thereafter diligently
pursued to completion, or the beginning of substantial utilization contemplated by this
approval.
The applicant shall comply with all mitigation measures contained in the approved Mitigation
Monitoring Program.
If phasing of the project is proposed, the applicant shall submit a Phasing Plan, with
appropriate filing fees, to the Planning Manager for review and approval.
The development of the premises shall substantially conform to the approved Exhibit "El"
through "E4" (Site Plan), contained on file with the Community Development Department -
Planning Division.
The Site Plan shall show a bus turnout on Rancho California Road, at a location
approved by the City Engineer and the Riverside Transit Agency.
The design of the swim facility shall be modified to include a Junior Olympic-sized
swimming pool (25 yards in length X 6 lanes in width).
(Added and modified by the Planning Commission, August 16, 2000).
Landscaping shall substantially conform to the approved Exhibit "H 1" thru "H3" (Landscape
Plan) or as amended by these conditions. Landscaping installed for the project shall be
continuously maintained to the reasonable satisfaction of the Planning Manager. If it is
determined that the landscaping is not being maintained, the Planning Manager 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.
Ligustrum or other large evergreen shrubs approved by the City shall be used to
screen parking areas and shall be spaced at no more than 3' on center to
provide a screen in a reasonable time period.
All parking areas shall be fully screened using evergreen shrubs that can be
maintained at a minimum height of 3'.
All plantings shall be compatible with adjacent existing plantings as approved by
the City.
All parking row ends shall be provided with a minimum 5' wide planting area.
This planting area shall be clear of any hardscape and shall be provided with a
minimum of one tree, shrubs and ground cover.
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Queen Palms, Canary Island Date Palms or other City approved palm shall be
used in place of Washingtonia robusta.
Final shrub species selection and placement is subject to the review and approval
of the City.
City approved substitutes shall be provided for Lantana species and Myoporum
pacificum. These species are subject to freeze in the Temecula area.
All off-site graded areas shall be planted and irrigated to the satisfaction of the
City Landscape Architect to provide erosion and dust control. All off-site slopes
graded or created by this project shall be planted and irrigated and shall meet
code planting requirements for slope areas.
AI..JI utilities shall be shown on the landscape construction plans. All utilities shall
be screened as approved by the City Landscape Architect. Utilities shall be
grouped together in order to reduce intrusion. The applicant shall plan planting
beds and design around utilities.
Code requirements for slope plantings and irrigation shall be met. Code requires
slope banks 5' or greater in vertical height with slopes greater than or equal to 3:1
to be landscaped at a minimum with an appropriate ground cover, one 15 gallon
or larger size tree per 600 square feet of slope area, and one 1 gallon or larger
shrub for each 100 square feet of slope area. Slope banks in excess of 8' in
vertical height with slopes greater or equal to 2:1 shall also be provided with one
5 gallon or larger tree per 1,000 square feet of slope area in addition to the above
requirements.
All requirements of the City water efficient ordinance, Chapter '17.32, shall be
met.
Building elevations shall substantially conform to the approved Exhibit "Fl" thru ~F7"
(Building Elevations), contained on file with the Community Development Department -
Planning Division. All mechanical and roof equipment shall be screened from public view by
architectural features integrated into the design of the structure.
The colors and materials for this project shall substantially conform to the following list of
approved colors and materials and with Exhibit "J" (Color and Material Board) contained on
file with the Community Development Department - Planning Division. Any deviation from
the approved colors and materials shall require approval of the Planning Manager.
Material Color
Building walls -Color One
-Color Two
Garage Doors -Color Three
Trim -Color Four
Trim -Color Five
Roof -Premium Slate Tile
Ledger Stone
"Kabuki"
"Burgundy"
"Eldorado"
Sinclair ~CM8550
Sinclair #CM8510
Sinclair #CM8509
Sinclair #S-3-33T
Sinclair #966
Monier Life #5733
(Modified by the Planning Commission, August 16, 2000.)
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10. The applicant shall allocate 2% of the apartment units for seniors, Iow or very Iow income
residents.
(Added by the Planning Commission, August 16, 2000).
11.
The project swim facility shall be made available to the local Temecula Swim Club for
practices and workouts. The apartment management shall coordinate and schedule regular
access and make arrangements with the Swim Club, for use of the facilities forthe duration
of the Temecula Ridge project.
(Added and modified by Planning Commission, August 16, 2000).
Prior to the Issuance of Grading Permits
12.
The applicant shall comply with the provisions of Chapter 8.24 of the Temecula Municipal
Code (Habitat Conservation) by paying the appropriate fee set forth in that ordinance or by
providing documented evidence that the fees have already been paid.
13.
Prior to any ground disturbing activities, the applicant shall address the impacts to coastal
sage scrub or any other sensitive resource, as required by the United States Department of
the Interior Fish and Wildlife Service (FVVS) incidental take permitting process. The
applicant shall acquire compensatory mitigation off the project site, or comply with any other
requirement by the FWS, and shall provide the City a copy of the incidental take permit
issued for the proposed development, prior to the City's issuance of a grading permit.
14.
The applicant shall arrange for a qualified Native American Resource expert to conduct a
complete walkover of the project site, and to prepare and submit a report with findings and
recommendations to the Planning Manager, pdorto the issuance of grading perrnits for any
ground-disturbing activities. If any cultural resources or human remains are identified, a
qualified archaeologist shall be brought to the site to evaluate the resource. If discovered
resources medt long-term consideration, adequate funding shall be provided to collect,
curate and report these resources.
(Added by the Planning Commission, August 16, 2000).
15.
A qualified paleontologist/archaeologist shall be chosen by the applicant for consultation and
comment on the proposed grading with respect to potential paleontological/archaeological
impacts. A meeting between the paleontologistJarchaeologist, Community Development
Department - Planning Division staff, and grading contractor prior to the commencement of
grading operations and the excavation shall be arranged. The paleontologist/archaeologist
or representative shall have the authority to temporarily divert, redirect or halt grading activity
to allow recovery of fossils, cultural resources or human remains. If discovered resources
merit long-term consideration, adequate funding shall be provided by the applicant to collect,
curate and report these resources in accordance with standard archaeological management
requirements.
16.
The applicant shall work with the Public Works Department to accelerate the modifications to
the treffic signal at Moraga Road, or previde an alternative plan to minimize the impacts on
Rancho California Road of truck hauling activities during construction.
(Added by the Planning Commission, August 16, 2000).
17. The applicant shall sign both copies of the final conditions of approval that will be provided
by the Community Development Department - Planning Division staff, and return one signed
set to the Community Development Department - Planning Division for their files.
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18.
The applicant shall revise Exhibits "E," "F," "G," "H," "1" and "J" (Site Plan, Elevations, Floor
Plans, Landscape Plan, Grading Plan, Color and Material Board) to reflect the final
conditions of approval that will be provided by the Community Development Department -
Planning Division staff, and submit five (5) full size copies and two (2) 8" X 10" glossy
photographic color prints of approved Exhibit "J" (Color and Materials Board) and of the
colored version of approved Exhibit "F", the colored architectural elevations to the
Community Development Department - Planning Division for their files. All labels on the
Color and Materials Board and Elevations shall be readable on the photographic prints.
Exhibit "H-3" shall be revised to reflect an 8-foot decorative wrought iron perimeter
fence along the south property line.
(Added by the Planning Commission, August 16, 2000)
(Deleted by the Planning Commission, August 16, 2000)
Prior to the Issuance of Building Permits
20. A Consistency Check fee shall be paid per the City of Temecula Fee Schedule.
21.
A noise review letter shall be submitted to the Plann~ing Manager for review and acceptance
as confirmation that noise barriers will not be required to mitigate noise impacts from
Rancho California Road, as identified and discussed in the Preliminary Noise Analysis
prepared by Mestre Greve Associates dated February, 2000.
Mechanical ventilation shall be installed in those dwelling units closest to Rancho
California Road which require that windows remained closed in order to meet the
interior noise standard of 45 CNEL. Mechanical ventilation shall be noted on plans.
22.
The developer shall limit construction activities to the hours between 6:30 a.m. and 6:30
p.m. Monday through Friday, and to the hours between 7:00 a.m. and 6:30 p.m. on
Saturdays. No construction can occur on Sundays or holidays.
23.
Three (3) copies of Construction Landscaping and Irrigation Plans shall be submitted to the
Community Development Department - Planning Division for approval. These plans shall
conform substantially with the approved Exhibit "E", or as amended by these conditions. The
location, number, genus, species, and container size of the plants shall be shown. The
plans shall be consistent with the Water Efficient Ordinance. The cover page shall identity
the total square footage of the landscaped area for the site. The plans shall be
accompanied by the following items:
a. Appropriate filing fee (per the City of Temecula Fee Schedule at time of submittal).
b. One (1) copy of the approved grading plan.
Water usage calculations per Chapter 17.32 of the Development Code 0Nater
Efficient Ordinance).
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d. Total cost estimate of plantings and irrigation (in accordance with the approved
plan).
Prior to the Issuance of Occupancy Permits
24.
An Administrative Development Plan application for signage shall be required for any
signage not included on Exhibits "D" and "F", or as amended by these conditions.
A separate building permit shall be required for all signage identified on the
approved Exhibits "D" and "F", or as amended by these conditions.
An Administrative Development Plan application for a comprehensive sign program
shall be submitted to and approved by the Planning Manager.
25.
All required landscape planting and irrigation shall have been installed consistent with the
approved construction plans and shall be in a condition acceptable to the Planning Manager.
The plants shall be healthy and free of weeds, disease, or pests. The irrigation system shall
be properly constructed and in good working order.
26.
Performance securities, in amounts to be determined by the Planning Manager, to
guarantee the maintenance of the plantings, in accordance with the approved construction
landscape and irrigation plan, shall be filed with the Community Development Department -
Planning Division for one year from final certificate of occupancy. After that year, if the
landscaping and irrigation system have been maintained in a condition satisfactory to the
Planning Manager, the bond shall be released.
27.
Each parking space reserved for the handicapped shall be identified by a permanently
affixed reflectorized sign constructed of porcelain on steel, beaded text or equal, displaying
the International Symbol of Accessibility. The sign shall not be smaller than 70 square
inches in area and shall be centered at the interior end of the parking space at a minimum
height if 80 inches from the bottom of the sign to the parking space finished grade, or
centered at a minimum height of 36 inches from the parking space finished grade ground
or sidewalk. A sign shall also be posted in a conspicuous place, at each entrance to the off-
street parking facility, not less than 17 inches by 22 inches, clearly and conspicuously stating
the following:
"Unauthorized vehicles parked in designated accessible spaces not
displaying distinguishing placards or license plates issued for
persons with disabilities may be towed away at owner's expense.
Towed vehicles may be reclaimed by telephoning 909 696-3000."
In addition to the above requirements, the surface of each parking place shall have a
surface identification sign duplicating the Symbol of Accessibility in blue paint of at least 3
square feet in size.
28.
All of the foregoing conditions shall be complied with prior to occupancy or any use allowed
by this permit.
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DEPARTMENT OF PUBLIC WORKS
29.
Unless otherwise noted, all conditions shall be completed by the Developer at no cost to any
Government Agency. It is undemtood that the Developer correctly shows on the site plan all
existing and proposed property lines, easements, traveled ways, improvement constraints
and drainage courses, and their omission may require the project to be resubmitted for
further review and revision.
General Requirements
30. AGrading Permit for either rough and/or precise grading, including all on-site fiat 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.
31.
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.
32.
All improvement plans, .grading plans, and raised landscaped median 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.
33. Lot "A' shall be restricted to right in/right out vehicular movements.
Prior to Issuance of a Grading Permit
34. 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.
35.
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.
36.
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.
37.
A Geological Report shall be prepared by a qualified engineer or geologist and submitted to
the Department of Public Works with the initial grading plan check. The report shall address
special study zones and the geological conditions of the site, and shall provide
recommendations to mitigate the impact of ground shaking and liquefaction.
38.
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.
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7
39.
40.
41.
42.
43.
44.
45.
46.
47.
48.
A drainage study shall be submitted to and approved by the City Engineer. All drainage
facilities shall be installed substantially in conformance with the conceptual grading plan.
The Drainage Study shall investigate whether the storm drain shall enter empire creek
upstream or downstream of the existing concrete lined sewer line crossing. Improvements
in the southeast region of the development shall be constructed in such a manner as to not
increase flows into the existing Tract 8369-1 storm drain structure at any of its entry points.
A drainage easement shall be obtained from the affected property owners as specifically
shown in the conceptual grading plan for the release of concentrated or diverted storm flows
into the adjacent property. A copy of the recorded drainage easement shall be submitted to
the City for review.
All on-site drainage improvements shall be constructed substantially in conformance with the
conceptual grading plan, which calls for a storm drain system designed for the 100 year
storm.
The Developer must comply with the requirements of the National Pollutant Discharge
Elimination System (NPDES) permit from the State Water Resources Control Board. No
grading shall be permitted until an NPDES Notice of Intent (NOI) has been filed or the
project is shownto be exempt.
As deemed necessary by the Director of the Department of Public Works, the Developer
shall receive written clearance from the following agencies:
a. Planning Department
b. Department of Public Works
The Developer shall comply with all constraints which may be shown upon an Environmental
Constraint Sheet (ECS) recorded with any underlying maps related to the subject property.
Permanent landscape and irrigation plans shall be submitted to the Planning Department
and the Department of Public Works for review and approval.
The Developer shall obtain any necessary letters of approval or slope easements for off-site
work performed on adjacent properties as directed by the Department of Public Works.
The Developer shall make a good faith effort to acquire the required off-site property
interests, and if he or she should fail to do so, the Developer shall, prior to approval of the
grading plan, enter into an agreement to complete the improvements pursuant to the
Subdivision Map Act, Section 66462 and Section 66462.5. Such agreement shall provide for
payment by the Developer of all costs incurred by the City to acquire the off-site property
interests required in connection with the subdivision. Security of a portion of these costs
shall be in the form of a cash deposit in the amount given in an appraisal report obtained by
the Developer, at the Developer's cost. The appraiser shall have been approved bythe City
prior to commencement of the appraisal.
A flood mitigation charge shall be paid. The Area Drainage Plan fee is payable to the
Riverside County Flood Control and Water Conservation Distdct 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
proper[y, no new charge needs to be paid.
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8
Prior to Issuance of a Building Permit
49. 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:
Flowline grades shall be 0.5% minimum over P.C.C. and 1.00% minimum over A.C.
paving.
Driveways shall conform to the applicable City of Temecula Standard No. 207A.
Street lights shall be installed along the public streets adjoining the site in
accordance with Ordinance 461.
Concrete sidewalks and ramps shall be constructed along public street frontages in
accordance with City of Temecula Standard Nos. 400. 401and 402.
Improvement plans shall extend 300 feet beyond the project boundaries.
Minimum centerline radii shall be in accordance with City of TemeculaDs Standard
No. 113.
All reverse curves shall include a 100 foot minimum tangent section.
All street and driveway centerline intersections shall be at 90 degrees.
50.
i. Public Street improvement plans shall include plan and profile showing existing
topography, utilities, proposed centerline, top of curb and flowline grades.
j. 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.
k. All concentrated drainage directed towards the public street shall be conveyed
through undersidewalk drains.
The Developer shall construct 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:
Improve Rancho California Road (Arterial Highway Standards - 110' R/VV)to include
dedication of half-width street right-of-way, installation of half-width street
improvements, paving, curb and gutter, sidewalk, street lights, drainage facilities,
signing and striping, utilities (including but not limited to water and sewer), raised
landscaped median.
Improve Moraga Road (Collector Road Standards ~ 66' R/VV) to include dedication of
half-width street right-of-way plus twelve feet, installation of full-width at the
intersection with Rancho California Road and then transitioned to half-width street
improvements plus twelve feet, paving, curb and gutter, sidewalk, street lights,
drainage facilities, signing and striping, utilities (including but not limited to water and
sewer).
The Developer shall design and construct a 14-foot wide raised landscape median
on Rancho California Road (Arterial Highway Standards - 110' R/W) from Moraga
Road to Lot "A" (along property frontage). The Developer is eligible to receive
Development Impact Fee credits for one-half width of the raised landscaped median.
Plans shall be reviewed and approved by the Department of Public Works.
R:~D P~99-0317 Temecula Ridge Apts\COA-DEVPLAN.doc
9
51.
52.
53.
54.
55.
d. Modify the traffic signal at the intersection of Moraga Road/Rancho California
Roadfrom a three way to four way signal to include signal intemonnect. A traffic
signal plan shall be prepared by a registered engineer or traffic engineer and
approved by the Director of Public Works.
e. The Developer shall acquire an additional 10 feet of right-of-way along the west side
of Moraga Road between Rancho California Road and 200' north of the intersection
of Moraga Road and Rancho California Road along with required construction
easements. The additional right-of-way is necessary to accommodate a through
lane to access the site as part of required offsite improvements. If the Developer
cannot acquire the right-of-way, then the Developer shall petition the City to acquire
the needed right-of-way in accordance with the terms of Section 66462.5 of the
Subdivision Map Act and Condition 18 of these Conditions of Approval even though
this is not a final map.
f. The Developer shall connect Moraga Road to existing pavement section of Via Las
Colinas to the west of the development as approved by the Director of Public Works.
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, medians, 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
e. Traffic signal modification at the intersection of Moraga Road and Rancho California
Road
The Developer shall improve Lot "^", private road and shared vehicular access easement, to
include installation of half-width street improvements, paving, curb and gutter, sidewalk,
street lights, drainage facilities, signing and striping, utilities (including but not limited to
water and sewer). The horizontal alignment shall be approved by the Director of Public
Works.
Lot "A" driveway opening from Rancho California Road shall be constructed per
City Standard No. 207A.
b. No parking shall be allowed along Lot "A". "No Parking" signs shall be posted.
The Developer shall obtain an easement on Lot "A" over the adjacent property for ingress
and egress and emergency vehicles.
The Developer shall grant an easement to the adjacent property for ingress and egress and
emergency vehicles on Lot "A".
The Developer is responsible for constructing a minimum 24-foot wide driveway, completely
within his property, in case he is unable to get permission from the adjacent property owner
to construct the east half of Lot ~A". The driveway shall be designed to meet Fire
Department and City Standards.
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56.
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.
57.
A Signing and Striping Plan shall be designed by a registered Civil Engineer and approved
by the Department of Public Works for Rancho California Road,
58.
Bus bays will be designed at all existing and proposed bus stops as directed by Riverside
Transit Agency and approved by the Department of Public Works.
59.
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.
60.
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.
Prior to Issuance of a Certificate of Occupancy
61. As deemed necessary by the Department of Public Works, the Developer shall receive
written clearance from the following agencies:
62.
a. Rancho California Water Distdct
b. Eastern Municipal Water District
c. Department of Public Works
Corner property line cut off shall be required per Riverside County Standard No. 805.
63.
All public improvements, including raised landscaped median on Rancho California Road
and modification to the signal at Rancho California Road and Moraga Road shall be
constructed and completed per the approved plans and City standards to the satisfaction of
the Director of the Department of Public Works.
The existing irnprovements 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
65.
All design components shall comply with applicable provisions of the 1998 edition of the
California Building, Plumbing and Mechanical Codes; 1998 National Electrical Code;
California Administrative Code, Title 24 Energy and Disabled Access Regulations and the
Temecula Municipal Code.
66.
Submit at time of plan review, a complete exterior site lighting plans showing compliance
with Ordinance No. 655 for the regulation of light pollution. All street lights and other outdoor
lighting shall be shown on electrical plans submitted to the Department of Building and
Safety. Any outside lighting shall be hooded and directed so as not to shine directly upon
adjoining property or public rights-of-way.
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11
67.
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.
68.
Obtain all building plans and permit approvals prior to commencement of any construction
work.
69. Obtain street addressing for all proposed buildings prior to submittal for plan review.
70.
Disabled access from the public way to the main entrance of the building is required. The
path of travel shall meet the California Disabled Access Regulations in terms of cross slope,
travel slope stripping and signage. Provide all details on plans. (California Disabled Access
Regulations effective Apdl 1, 1998)
71.
All building and facilities must comply with applicable disabled access regulations. Provide
all details on plans. (California Disabled Access Regulations effective April 1, 1998)
72.
Provide house electrical meter provisions for power for the operation of exterior lighting, fire
alarm systems.
73.
Provide appropriate stamp of a registered professional with original signature on plans
submitted for plan review.
74.
Provide electrical plan including load calculations and panel schedule, plumbing schematic
and mechanical plan for plan review.
75.
Truss calculations that are stamped by the engineer of record and the truss manufacturer
engineer are required for plan review submittal.
76. Provide precise grading plan for plan check submittal to check for handicap accessibility.
77.
A pre-construction meeting is required with the building inspector prior to the start of the
building construction.
78.
Trash enclosures, patio covers, light standard and any block walls if not on the approved
building plans, will require separate approvals and permits.
79. Show all building setbacks
FIRE DEPARTMENT
The following are the Fire Department Conditions of Approval for this project. All questions
regarding the meaning of these conditions shall be referred to the Fire Prevention Bureau.
80.
'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.
81.
The Fire Prevention Bureau is required to set a minimum fire flow for the remodel or
construction of all commercial buildings per CFC Appendix III.A, Table A-III-A-1. The
developer shall provide for this project, a water system capable of delivering 2250 GPM at
20 PSI residual operating pressure, plus an assumed sprinkler demand of 400 GPM for a
R:~ID Pt99-0317 Temecula Ridge Apts\COA-DEVPLAN.doc
12
82.
83.
4.
85.
86.
87.
88.
89.
90.
91.
total fire flow of 2650 GPM with a 2 hour duration. The required fire flow may be adjusted
during the approval process to reflect changes in design, construction type, or automatic fire
protection measures as approved by the Fire Prevention Bureau. The Fire Flow as given
above has taken into account all information as provided. (CFC 903.2, Appendix Ill-A)
The Fire Prevention Bureau is required to set minimum fire hydrant distances per CFC
Appendix III-B, Table A-III-B-1. A combination of on-site and off-site super fire hydrants (6"x
4" x 2-2 1/2" outlets) on a looped system shall be located on fire access roads and adjacent
to public streets. Hydrants shall be spaced at 450 feet apart, at each intersection and shall
be located no more than 225 feet from any point on the street or Fire Department access
road(s) frontage to an hydrant. The required fire flow shall be available from any adjacent
hydrant(s) in the system. The upgrade of existing fire hydrants may be required. (CFC
903.2, 903.4.2, and Appendix Ill-B).
As required by the California Fire Code, when any portion of the building(s) is in excess of
150 feet from a water supply on a public street, on site fire hydrants are required. For this
project on site fire hydrants are required. (CFC 903.2)
Maximum cul-de-sac length shall not exceed 1320 feet. Minimum turning radius on any cul-
de-sac shall be forty-five (45) feet. (CFC 902.2.2.2.3 and Ord 460)
If construction is phased, each phase shall provide approved access and fire protection pdor
to any building construction. (CFC 8704.2 and 902.2.2)
Prior to building construction, all locations where structures are to be built shall have
approved temporary Fire Department vehicle access roads for use until permanent roads
are installed. Temporary Fire Department access roads shall be an all weather surface for
80,000 lbs. GVW. (CFC 8704.2 and 902.2.2.2)
Prior to building final, all locations where structures are to be built shall have approved Fire
Department vehicle access roads to within 150 feet to any portion of the facility or any
portion of an exterior wall of the building(s). Fire Department access roads shall be an all
weather surface designed for 80,000 lbs. GVW with a minimum AC thickness of .25 feet. (
CFC sec 902)
Fire Department vehicle access roads shall have an unobstructed width of not less than
twenty-four (24) feet and an unobstructed vertical clearance of not less than thirteen (13)
feet six (6) inches. (CFC 902.2.2.1)
Prior to building construction, dead end road ways and streets in excess of one hundred and
fifty (150) feet which have not been completed shall have a turnaround capable of
accommodating fire apparatus. (CFC 902.2.2.4)
Prior to building construction, this development shall have two (2) points of access, via all-
weather surface roads, as approved by the Fire Prevention Bureau. (CFC 902.2.1)
Pdor to issuance of building permits, the developer shall furnish one copy of the water
system plans to the Fire Prevention Bureau for approval prior to installation. Plans shall be:
signed by a registered civil engineer; contain a Fire Prevention Bureau approval signature
block; and conform to hydrant type, location, spacing and minimum fire flow standards. After
the plans are signed by the local water company, the originals shall be presented to the Fire
R:~D P~99-0317 Temecula Ridge Apts\COA-DEVPLAN.doc
13
Prevention Bureau for signatures. The required water system including fire hydrants shall be
installed and accepted by the appropriate water agency prior to any combustible building
materials being placed on an individual lot. (CFC 8704.3, 901.2.2.2 and National Fire
Protection Association 24 1-4.1 )
92.
Prior to issuance of a Certificate of Occupancy or building final, "Blue Reflective Markers"
shall be installed to identify fire hydrant locations. (CFC 901.4.3)
93.
Prior to issuance of a Certificate of Occupancy or building final, all commercial buildings
shall display street numbers in a prominent location on the street side of the building. The
numerals shall be minimum twelve (12) inches in height for buildings and six (6) inches for
suite identification on a contrasting background. In strip centers, I:iusinesses shall post the
suite address on the rear door(s). (CFC 901.4.4)
94.
Prior to issuance of a Certificate of Occupancy or building final, a directory display
monument sign shall be required for apartment, condominium, townhouse or mobile home
parks. Each complex shall have an illuminated diagrammatic layout of the complex which
indicates the name of the complex, all streets, building identification, unit numbers, and fire
hydrant locations withip the complex. Location of the sign and design specifications shall be
submitted to and be approved by the Fire Prevention Bureau prior to installation.
95.
96.
Prior to issuance of Certificate of Occupancy or building final, based on square footage and
type of construction, occupancy or use, the developer shall install a fire sprinkler system.
Fire sprinkler plans shall be submitted to the Fire Prevention Bureau for approval prior to
installation. (CFC Article 10, CBC Chapter 9)
Prior to issuance of Certificate of Occupancy or building final, based on a requirement for
monitoring the sprinkler system, odcupancy or use, the developer shall install an fire alarm
system monitored by an approved Underwriters Laboratory listed central station. Plans shall
be submitted to the Fire Prevention Bureau for approval prior to installation. (CFC Article 10)
97.
Prior to the issuance of a Certificate of Occupancy or building final, a "Knox-Box" shall be
provided. The Knox-Box shall be installed a minimum of six (6) feet in height and be located
to the right side of the main entrance door. The Knox-Box shall be supervised by the alarm
system. (CFC 902.4)
98.
All manual and electronic gates on required Fire Department access roads or gates
obstructing Fire Department building access shall be provided with the Knox Rapid entry
system for emergency access by firefighting personnel. (CFC 902.4)
COMMUNITY SERVICES DEPARTMENT
The TCSD has reviewed the Development Plan for the aforementioned project and conditions the
project as follows:
General Conditions:
99.
Prior to installation of arterial street lighting, the developer shall file an application with the
TCSD and pay the appropriate energy fees related to the transfer of said street lighting into
the respective TCSD maintenance program.
100. All parkway landscaping and slope areas adjacent to the development shall be maintained
by the property owner.
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14
Prior to the Issuance of Building Permits:
101.
The developer shall satisfy the City's parkland dedication requirement through the payment
of in-lieu fees, based upon the Parkland Dedication Formula in the Temecula Subdivision
Ordinance.
~.,..,.~.;'~"~ v,."" .,._";*" _,.~""'~ Fees shall be pro-rated at a per dwelling unit cost prior to the
issuance of each building permit requested.
(Modified by the City Council, December 12, 2000).
102. Landscape plans for the proposed raised median shall be reviewed and approved by the
Director of Community Services.
(Added by the City Council, December 12, 2000).
103.
Installation of the landscape improvements within the median shall commence pursuant to a
pre-job meeting with the TCSD Maintenance Superintendent and monitored in accordance
with the TCSD inspection process.
(Added by the City Council, December 12, 2000).
Prior to Issuance of Certificates of Occupancy:
104.
Any damages caused to the existing Class II bike lane on Rancho California Road as a
result of construction shall be repaired or replaced, as determined by the Department of
Public Works.
105. The landscape improvements within the raised landscape median shall be completed to
TCSD standards prior to the issuance of the first Certificate of Occupancy.
(Added by the City Council, December 12, 2000).
OTHER AGENCIES
106.
Flood protection shall be provided in accordance with the Riverside County Flood Control
District's transmittal dated August 26, 1999, a copy of which is attached. The fee is made
payable to the Riverside County Flood Control Water District by either a cashier's check or
money order, prior to the issuance of a grading permit (unless deferred to a later date by the
District), based upon the prevailing area drainage plan fee.
107.
The applicant shall comply with the recommendations set forth in the County of Riverside
Department of Environmental Health's transmittals dated August 19, 1999 and March 22,
2000, copies of which are attached.
108. The applicant shall comply with the recommendations set forth in the Rancho California
Water Districts transmittal dated August 18, 1999, a copy of which is attached.
By placing my signature below, I confirm that I have read, understand and accept all the above
Conditions of Approval. I further understand that the property shall be maintained in conformance
with these conditions of approval and that any changes I may wish to make to the project shall be
subject to Community Development Department approval.
Applicant Name
R:~D P~99-0317 Temecula Ridge Apts\COA-DEVPLAN.doc
15
EXHIBIT B
City of Temecula
P.O. Box 9033, Temecula, CA 92889-9033
Environmental Checklist
Revised 7-5-00
Project Title
Agency Name and Address
Contact Person and Phone Number
Project Location
Project Sponsor's Name and Address
General Plan Designation
Description of Project
Surrounding Land Uses and Setting
Other public agencies whose approval
~s required
Planning Application No. PA99-0317 (Development Plan) - Temecula
Ridge Apartments
City of Temecula
P.O. Box 9033, Temecula, CA 92589-9033
Carole Donahoe, AICP, Associate Planner
(909) 694-6400
South side of Rancho California Road (RCR), at the southeast
quadrant of RCR and Moraga Road extended (APN:944-290-011)
AGK Group, LLS
35411 Paseo Viento
Capistrano Beach, CA 92624
'M" Medium Density Residential (7-12 dwelling units per acre)
"M" Medium Density Residential (12 dwelling units per acre)
The design, construction and operation of 246 apartment units in two
and three story structures, along with one-story garage structures
and common recreation facilities including a clubhouse, pool, spa,
work-out room and tot lot, all on 20.88 acres.
The property is an east-west trending ddge that fronts upon Rancho
California Road. Existing apartments are located directly to the south
and southwest, and on the opposite side of Rancho California Road
to the north. Vacant land slated for office development is located to
the east and west, and a single-family neighborhood abuts the
southeast comer of the property.
County Department of Environmental Health, County Flood Control
and Water Conservation District, Regional Water quality Control
Board, Eastern Municipal and Rancho California Water Districts,
Southern California Gas Company, Southern California Edison
Company, General Telephone Company, and U.S. Fish and Wildlife
Service.
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1
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.
Land Use Planning
Population and Housing
Geology and Soils
Water
Air Quality
Transportation/Circulation
Biological Resources
Energy and Mineral Resources
Hazards
Noise
Public Services
Utilities and Service Systems
Aesthetics
Cultural Resources
Recreation
Mandatory Findings of Significance
X None
Determination
On the basis of this initial evaluation:
I find that the proposed project COULD NOT have a significant on the environment, and a NEGATIVE
DECLARATION will be prepared
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
A MITIGATED NEGATIVE DECLARATION will be prepared.
I find that the proposed project MAY have a significant effect on the environment, and an
ENVIRONMENTAL IMPACT REPORT is required
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 eadier document pursuant to applicable legal standards, and 2) has been addressed by mitigation
measures based on the eadier analysis as described on attached sheets, if the effect is a "potentially
significant impact" or "potentially significant unless mitigated." An ENVIRONMENTAL IMPACT REPORT
uired, but it must analyze only 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
)roposed project, nothing further is required.
Signature: Steve Gdffin, AICP Date
Revisions dated July 5, 2000:
Signature: Carole K. Donahoe, AICP
July 5, 2000
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2
Land Use and Planning. Would the project:
F~,;;~;ly
Physically divide an established community? 4
Conflict with applicable land use plan, policy, or 4
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 4
natural community conservation plan?
Comments:
t,a:
The property is an in-fill site on a major thoroughfare and surrounded by existing and proposed urban
development. The property is adjoining an existing single family neighborhood to the southeast, and is
abutting areas developed with or slated for multiple family or office development to the east, west and
south. The development of this site with apartments, along with other apartments, office development
and associated uses along the Rancho California Road corridor, has no potential to physically divide an
established community.
l.b:
The project site is designated in the City of Temecula General Plan and Development Code for Medium
Density Residential development (7-12 dwelling units per acre). The project is proposed at 11.78
dwelling units per acre and is therefore within the use and maximum density parameters established by
the underlying planning and zoning for the property. The project is subject to review by City Staff and
approval by the City of Temecula Planning Commission to determine its consistency with other
applicable policies, guidelines and standards of the General Plan, Development Code and Design
Guidelines. Review by Staff and approval of the project by the Planning Commission will ensure
consistency with applicable land use plans, policies and regulations.
'1 .C:
The project site is located in the fee area for the Stephen's Kangaroo Rat Long-Term Habitat
Conservation Plan and will be required to pay applicable SKR mitigation fees prior to grading. The site
is not identified as part of any other habitat conservation plan or natural community conservation plan.
The payment of the standard SKR mitigation fee results in a less than significant impact.
C:\WiNDOWS~TEMFAEA - Rel.doc
3
be removed and replaced as compacted fill. Also, on-site drainage will need to be designed and
maintained so as to prevent water from running across site and slope faces and causing erosion, and
unpaved surfaces should be planted immediately to stabilize the soils. With the incorporation into the
project of these and the other recommendations in the CHJ report, including the requirement that
grading operations be monitored by an Engineering Geologist, any potentially significant impacts will be
reduced to a level of less than significant.
The project site will be served by a sewer collection system so there is no potential for the site to have
adverse impacts related to use of subsurface wastewater disposal systems.
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6
3. GEOLOGY AND SOILS. Would the project?
Pctectially
Issues and Sup~odin~ Infomlation Seurces Impact Incoqx)rated Impact Impact
a. Expose people or structures to potential substantial 4
adverse effects, including the dsk of loss, inju~, or death
involving:
i) Rupture of a known earthquake fault, as delineated on 4
the most recent Alquist-Pdolo 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 Geology Special Publication 42.
ii) Strong seismic ground shaking? 4
iii) Seismic-related ground failure, including liquefaction? 4
l iv) Landslides? 4
cb. Result in substantial soil erosion or the loss of topsoil? 4
· Be located on a geologic unit or soil that is unstable, or 4
that would become unstable as a result of the project,
i and potentially result in on- or off-site landslide, lateral
spreading, subsidence, liquefaction or collapse?
de Be located on expansive soil, as defined in Table 1801-B 4
of the Uniform Building Code (1994), creating substantial
dsks to life or property?
Have soil incapable of adequately supporting the use of 4
septic tanks or alternative waste water disposal systems
= where sewers are not available for the disposal of waste
water?.
Commen~:
3.a.i-iii:
According to the General Plan EIR, the City of Temecula is in Groundshaking Zone II which will
experience moderate to intense groundshaking in the event of a major regional earthquake. The site,
however, does not lie within or immediately adjacent to an Alquist~Pdolo Earthquake Fault Zone, nor
within or immediately adjacent to an identified Liquefaction Hazard Area. According to a Geotechnical
Investigation completed for the project by CHJ (June 1999) no active faults are shown on or in the
immediate vicinity of the site on the published geologic maps, and no evidence of active faulting on or
immediately adjacent to the site was observed dudng the geologic field reconnaissance or on the aedal
photographs reviewed. Further, the potential for liquefaction is expected to be negligible provided the
site is graded in accordance with the recommendations in the CHJ report. The potential for an adverse
impact from gmundshaking and liquefaction is therefore considered less than significant.
3.a.iv.b.c.d:
According to the CHJ investigation, both cut and fill slopes on the property should be stable from
landslides, although a small possibility exists that remedial measures such as buttress or stabilization
fills may be recommended during grading if unfavorable geologic conditions are exposed in cut slopes.
However, on-site soils are susceptible to erosion, subsidence and "medium" expansion. Loose to
medium dense young alluvial soils within the drainages and colluvial soils on the hillsides will have to
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5
POPULATION AND HOUSING. Would the project:
Potenua~¥
Induce substantial population growth in an area, either 4
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, 4
necessitating the construction of replacement housing
elsewhere?
Displace substantial numbers of people, necessitating the 4
construction of replacement housir~l elsewhere?
Comments:
2.a:
The City General Plan designates the property for Medium Density Residential development. Since the
project is consistent with this designation it will not induce population growth beyond that envisioned in
the General Plan, and since it is an in-fill project with all major roads, utilities and other infrastructure in
place, a less than significant impact is anticipated from the population growth resulting from the project.
2.b.c: The project site is presently vacant and unoccupied. Thus the project has no potential to impact or
displace any housing or residents or necessitate the construction of replacement housing elsewhere.
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4
.HYDROLOGY AND WATER QUAMTY. Would the project:
P~enaa~
a. Violate any water quality standards or waste discharge 4
requirements?
· Substantially deplete groundwater supplies or interfere 4
substantially with groundwater recharge such that there
would be a net deficit in aquifer volume or a Iowedng 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 permits have been granted)?
· Substantially alter the existing drainage pattem of the site 4
or area, including through the alteration of the course of a
stream or dver, in a manner which would result in
substantial erosion or siltation on- or off-site?
Substantially alter the existing drainage pattem of the site 4
or area, including through the alteration of the course of a
stream or dver, or substantially increase the rate or
amount of surface runoff in a manner which would result
in flooding on- or off-site?
Create or contribute runoff water which would exceed the 4
capacity of existing or planned storm water drainage
systems or provide substantial additional sources of
polluted runoff?.
f. Otherwise substantially degrade water quality? 4
gh Place housing within a 100-year flood hazard area as 4
mapped on a federal Flood Hazard Boundary or Flood
Insurance Rate Map or other flood hazard delineation
map?
· Place within a 100-year flood hazard area structures 4
which would impede or redirect flood flows?
Expose people or structures to a significant dsk of toss, 4
i injury or death involving flooding, including flooding as a
result of the failure of a levee or dam?
Inundation by seiche, tsunami, or mudflow? 4
Commen~:
4.a.f:
The project will be required to obtain clearance from the San Diego Regional Water Quality Control
Board and comply with the requirements of a National Pollutant Discharge Elimination System
(NPDES) permit from the State Water Resources Control Board. No grading shall be permitted until an
NPDES Notice of Intent has been filed or the project is shown to be exempt. By complying with the
NPDES requirements, any potential impacts can be reduced to a level of insignificance.
4.b: The project site is located on a ddge which does not serve as a recharge location for surface runoff, nor
does the project include the extraction of groundwater. Therefore, the project has no potential to
adversely interfere with groundwater or groundwater recharge. The General Plan EIR addresses water
demand from development in the City of Temecula. The GPEIR concludes that cumulative water
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7
demand within the City can be met by the City's two purveyors without having a significant adverse
impact on the environment, including depletion of the areas groundwater supplies. Therefore, the
proposed project will not contribute to a significant cumulative, indirect adverse impact on the area
groundwater aquifers.
4.c.d.e:
The proposed project will not substantially alter the existing drainage pattem of the site or area or result
in the alteration of the course of a stream or dver in a manner which would result in substantial erosion
or siltation and/or flooding on- or off-site. However, previous drainage patterns will be altered by
grading and drainage structures, and previously permeable ground will be rendered impervious by the
construction of buildings and paved surfaces. While drainage patterns and absorption rates and surface
runoff will be modified, potentially significant impacts will be mitigated to a level of insignificance
through the implementation of measures and/or improvements recommended by a Drainage Study
which will be required as a condition of project approval. Potentially significant erosion and siltation
issues wilt be addressed and mitigated through the implementation' of the recommendations of the
Drainage Study and the Geotechnical Report discussed under Geology and Soils directly above.
4.g.h,i:
The project site is located on a ddge and is not located in the vicinity of any identified 100-year flood
hazard area nor dam inundation area. No potential for exposure to significant flood hazards will occur
from developing the project site as proposed.
4j:
Since the project is not near any water body and is located on a ddge, no potential exists for the site to
be adversely impacted by inundation from seiche, tsunami, or mudflow.
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8
AIR QUALITY. Where available, the significance criteria established by the applicable quality
management or air pollution control district may be relied upon to make the following
determinations. Would the project:
Conflict with or obstruct implementation of the applicable
air quality plan?
Violate any air quality standard or contribute substantially
to an existing or projected air quality violation?
Result in a cumulatively considerable net increase of any
cnteda pollutant for which the project region is non-
attainment under an applicable federal or state ambient
air quality standard (including releasing emissions which
exceed quantitative thresholds for ozone precursors?
Pe~ential~y
Impact
In~oqx~ted
Expose sensitive receptors to substantial pollutant 4
concentrations?
Create objectionable odors affecting a substantial number 4
of people?
Less Than
Impacl
4
Commente:
5.8:
The land use designation is consistent with the City of Temecula General Plan which has been
integrated into the Southern Califomia Association of Governments (SCAG's) Regional Comprehensive
Plan and Guide (RCPG) and the South Coast Air Quality Management District's (SCAQMD) Air Quality
Management Plan (AQMP). Development of the project site with mitigation measures as outlined in the
SCAQMD ~CEQA Air Quality Handbook" will not conflict with any applicable air quality plan.
5.b:
Air quality within the South Coast Air Basin (SCAB) is improving, and development of the proposed
medium density project in conformance with the RCPG and AQMP will ensure that the long-term air
quality will not be violated.
The CEOA Air Quality Handbook contains a screening table for operations and construction impacts.
The project falls below the threshold for potential cumulative significant air emissions and therefore
does not have a potential to cause a significant impact within the basin. The project will be required to
comply with standard City regulations to prevent nuisance impacts from grading and construction
activities.
5.d.e:
None of the activities at the project site will have a potential to generate significant volumes of
pollutants or odors or create substantial pollutant or odor concentrations that could harm sensitive
receptors or affect a substantial number of people.
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9
6. TRANSPORTATION/TRAFFIC. Would the project:
a. Cause an increase in traffic which is substantial in 4
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 tdps, the volume to capacity
ratio on roads, or congestion at intemections?
b. Exceed, either individually or cumulatively, a level of 4
service standard established by the county congestion
management agency for designated roads or highways?
c. Result in a change in air treffic patterns, including either 4
an increase in traffic levels or a change in location that
results in substantial safety dsks?
d. Substantially increase hazards due to a design feature 4
(e.g., sharp curves or dangerous intersections) or
incompatible uses (e.g., farm equipment)?
e. Result in inadequate emergency access? 4
f. Result in inadequate parking capacity?. 4
g. Conflict with adopted policies, plans, or programs 4
supporting altemative transportation (e.g., bus tumouts,
bicycle racks?
Commen~:
6.a.b:
A Traffic Impact Analysis (TIA) was prepared by Wilbur Smith Associates (Revised February 2000) for
a project with a total of 454 multiple-family units (including the units constituent to the Temecula Ridge
proposal) and a mixed-use retail and commercial village center on the project site and an adjacent 23+
acre parcel to the east. The TIA concluded the following regarding the area circulation system impacts:
~Under both year 2001 With and Without Project traffic conditions, the intersections of Rancho
California Road at the 1-15 Southbound Ramps, at 1-15 Northbound Ramps and at Ynez Road are
projected to operate at unacceptable levels of service (i.e., worse than LOS D) during the PM peak
hour. With roadway improvements planned at these intersections, and with the opening of Overland
Drive overpass ... the three intersections are projected to operate at LOS D or better, for both the Year
2001 Without Project and With Project traffic conditions."
All of the intersection improvements noted above, as well as Ovedand Ddve, have been completed.
Consequently, project impacts are considered less than significant as they are within applicable
General Plan LOS Standards, and therefore the TIA does not propose any specific measures to
mitigate project traffic impacts.
The developer will be responsible for extending Moraga Road south between Rancho California Road
and Via Las Colinas, and for payment of development impact (DIF) fees in accordance with the fee
schedule established by the City in order to pay their fair share of area-wide traffic improvements.
Based on the data and analysis contained in the TIA, with these measures the proposed project can be
implemented without causing significant adverse impacts to the circulation system.
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6.C:
6.d.e:
6.f:
6.g:
The project site is not located near any airport and has no potential to adversely impact any air traffic
patterns.
Emergency access to the project site and areas directly to the west will be facilitated with the proposed
extension of Moraga Road between Rancho California Road and Via Las Colinas. Moraga Road will be
designed to City standards and thus will not present a hazard resulting from a design feature. Internal
circulation has been designed to meet emergency access requirements.
The applicant has provided adequate parking spaces to meet the City's Development Code
requirements. The Development Code requires 504 parking spaces, and 505 have been provided.
The project will be conditioned to provide any necessary alternative transportation facilities consistent
with the read improvements sewing the project site. No conflict or adverse impact to adopted
alternative transportation policies, plans or programs is forecast to occur from implementing the
proposed project.
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11
Revised 4-12-00
BIOLOGICAL RESOURCES: Would the project:
Have a substantial adverse effect, either directly or 4
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?
Have a substantial adverse effect on any dpadan habitat 4
or other sensitive natural community identified in local or
regional plans, policies, regulations or by the Califomia
Department of Fish and Game or US Fish and Wildlife
Service?
Have a substantial adverse effect of federally protected 4
wetlands as defined by Section 404 of the Clean Water
Act (including, but not limited to, marsh, vernal pool,
coastal, etc.) through direct removal, filing, hydrological
interruption, or other means?
Interfere substantially with the movement of any native 4
resident or migratory fish or wildlife species or with
established native resident or migratory wildlife corridors,
or impede the use of native wildlife nursery sites?
Conflict with any local policies or ordinances protecting 4
biological resources, such as a tree preservation policy or
ordinance?
Conflict with the provisions of an adopted habitat 4
Conservation Plan, Natural Community Conservation
Plan, or other approved local, regional, or state habitat
conservation plan?
Commente:
7.a:
According to a Biological Constraints Report (BCR) prepared by Merkel & Associates (June 1999) the
project site contains approximately 8.5 acres of coastal sage scrub (CSS) and a pair of California
Gnatcatchers were identified during field surveys. Therefore, prior to grading the developer will need to
obtain an incidental take permit from the U. S. Fish and Wildlife Service, and in accordance with their
correspondence dated September 22, 1999. Consultation with the Service has already been conducted
by the applicant, and a determination was made that the applicant could provide mitigation under a
project specific incidental take permit (Section 10a consultation) at a 3:1 ratio, including appropriate
endowment. If either the AD161 Habitat Conservation Plan or the Riverside County Multi-Species
Habitat Conservation Plan is in place, the applicant can provide mitigation in accordance with these
plans. Compliance with the incidental take permit will reduce potentially significant impacts to a level of
insignificance.
A Quino Checkerspot Butterfly (QCB) Survey 45-Day Letter Report prepared by Merkel & Associates
(June 1999) noted that three patches of potential QCB habitat but no Quino Checkerspot Butterflies
were observed within the project area. No impact is therefore anticipated from the project.
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?,b.c:
7.d:
7.e:
7.f:
According to the BCR, the project site does not contain any identifiable stream channels or streambeds.
Therefore, development site does not contain any California Department of Fish and Game
jurisdictional wetlands subject to 1601-1603 Streambed Alteration Agreements. The project will not
impact dpadan or wetland resources.
The project site is surrounded by urban/suburban development and thus provides no regional or local
habitat links or wildlife corridors. Its development therefore has no potential to advemely impact wildlife
movement, according to the BCR.
The project will not result in an impact to locally designated biological resources since thers are no
locally designated resources other than within Old Town Temecula.
The project site is located within the Stephen's Kangaroo Rat (SKR) Habitat Fee Area. The project is
required to comply with the provisions of Chapter 8.24 of the Temecula Municipal Code (Habitat
Conservation) which requires the payment of the SKR fee. Payment of the fee results in impacts which
are considered less than significant.
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8. MINERAL RESOURCES, Would the project:
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
general plan, specific plan or other land use plan?
Comments:
8.a.b: According to the General Plan, there are no mineral resources within the City that are identified by the
State Department of Mines and Geology as being of regional or statewide significance, nor does the
General Plan identify any local mineral resource recovery sites of significant economic value. No
impacts are therefore anticipated as a result of the project.
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9. HAZARDS AND HAZARDOUS MATERIALS. Would the project:
a. Create a significant hazard to the public or the 4
environment through the routine transportation, use, or
disposal of hazardous materials?
b. Crate a significant hazard to the public or the 4
environment through reasonably foreseeable upset and
accident conditions involving the release of hazardous
materials into the environment?
c. Emit hazardous emissions or handle hazardous or 4
acutely hazardous materials, substances, or acutely
hazardous materials, substances, or waste within one-
quarter mile of an existing or proposed school?
d. Be located on a site which is included on a list of 4
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?
e. For a project located within an airport land use plan or, 4
where such a plan has not been adopted, within two
miles or a public airport or public use airport, would the
project result in a safety hazard for people residing or
working in the project area?
f. For a project within the vicinity of a pdvate airstrip, would 4
= the project result in a safety hazard for people residing or
working in the project area?
g. Impair implementation of or physically inter[ere with an 4
adopted emergency response plan or emergency
evacuation plan?
h. Expose people or structures to a significant dsk or loss, 4
injury or death involving wildland rites, including where
! wildlands are adjacent to urbanized areas or where
residences are intermixed with wildlands?
Comments:
S.a.'
The proposed project will consist of residential uses that do not involve any potential for routine
transport or use of hazardous materials or routine generation of hazardous wastes. Therefore, the
project has no potential to create a hazard to the public or the environment through its implementation.
9.b:
Since no significant quantities of hazardous materials will be used or hazardous wastes generated on
the site, no potential exists for significant impacts to the environment from upset or accidental release
conditions.
9.C:
Since no substantial quantities of hazardous materials or wastes will be handled on the project site,
there is no potential to emit hazardous emissions in quantities that could cause a significant public
health impact.
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15
9.d:
9.e.f:
9.g:
9.h:
The project site is not identified as a contaminated site under Government Code Section 65962.5, and
a Phase I Environmental Assessment conducted by DBM Environmental (August 1998) found no
evidence of contaminated soil or hazardous materials on the site.
The project site is not located within an airport land use plan or within two miles of a public or private
airstrip and has no potential to adversely impact airport operations.
Rancho California Road is identified in the General Plan as a major east-west emergency and
evacuation mute. Although the project fronts Rancho California Road, it will not take direct access from
that madway. The project pm poses to extend Moraga Road to the project entrance and to modify the
existing traffic signal at Moraga and Rancho California Road from a three-way to a four-way signal to
accommodate the project. Additionally, a secondary access madway onto Rancho California Road will
be constructed at the east end of the project, with limited dght in-dght out vehicular movements. As
designed, the development of the pm posed project will have a less than significant impact on the ability
of Rancho California Road to function as an emergency and evacuation mute.
The project site does contain a minimal wildland fire hazard based on the presence of coastal sage
scrub, but due to the surrounding urban development this fire hazard is not considered significant. The
development of the project would eliminate what potential wildland fire hazard exists on the pm perty.
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16
16. MANDATORY FINDINGS OF SIGNIFICANCE.
a. Does the project have the potential to degrade the quality 4
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 of
restrict the range of a rare or endangered plant or animal
or eliminate important exah~ples of the major pedods of
Califomia history or prehistory?.
b. Does the project have impacts that are individually 4
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
projects, and the effects of probable future projects?
c. Does the project have environmental effects which will 4
cause substantial adverse effects on human beings,
either directly or indirectly?
Comments:
16.a:
For the majority (ten of sixteen) of environmental issues discussed in this Initial Study Environmental
Checklist Form (Population and Housing, Air Quality, Transportation/Cimulation, Mineral Resources,
Hazards and Hazardous Materials, Public Services, Utilities and Service Systems, Aesthetics, and
Recreation) no potential for significant adverse impact has been identified and no project specific
mitigation other than standard conditions utilized by the City will be required.
For the remaining seven issues, project specific mitigation will be required to ensure that
implementation of the proposed project does not cause significant adverse physical changes in the
environment. Specifically, mitigation is identified for Land Use Planning, Geology and Soils, Hydrology
and Water Quality, Biological Resources, Noise and Cultural Resources. The specific mitigation
measures are identified in the body of the checklist and restated in the attached Mitigation Monitoring
Program.
16.b:
The cumulative impacts from the project are considered less than significant because the site is
proposed to be developed in a manner consistent with the City of Temecula General Plan. All
cumulative impacts from the land use and development scheme envisioned in the General Plan have
been .analyzed in the General Plan Environmental Impact Report. Given the project's consistency with
the City's General Plan and General Plan EIR, cumulative impacts must be considered as less than
significant.
t6.c:
No environmental impacts have been identified that would cause substantial adverse effects on human
beings, directly or indirectly. Mitigation has been identified to reduce all environmental impacts to a
level of less than significant.
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15. RECREATION. Would the project:
a. Would the project increase the use of existing 4
neighborhood and regional parks or other recreational
facilities such that substantial physical deterioration of the
facility would occur or be accelerated?
b. Does the project include recreational facilities or require 4
the construction or expansion of recreational facilities
which might have an adverse physical effect on the
environment?
Comments:
15.a.b:The proposed project includes on-site recreation areas as part of the project, including a clubhouse,
swimming pool, spa, workout room and tot lot. All of these facilities are either centralized in the project,
or in the case of the tot lot, buffered from surrounding uses in order to avoid any adverse impacts on
surrounding uses. tn addition, the developer will be required to satisfy the City's parkland dedication
requirements by the payment of an in-lieu fee with a credit for the provision of the private recreation
facilities on-site. Any impacts associated with the provision or expansion of park and recreation facilities
provided off-site to meet the needs of the residents associated with this project will be evaluated in
conjunction with those off-site facilities. With these measures, less than significant impacts to
recreational facilities is anticipated.
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14.c:
The General Plan EIR sensitivity map for paleontological resources identifies the project site as being
within a sensitive area for paleontological resources. Due to the potential for such resources to occur
on the property, a paleontological assessment will be required pdor to grading operations, and dudng
grading and excavation activities a qualified paleontological monitor will be required to be present on
site and shall have the authority to stop and redirect grading activities to evaluate the significance of
any exposed paleontological resources. If paleontological resources are encountered, adequate
funding shall be provided to collect, curate and report on these resources to ensure the values inherent
in the resources are adequately characterized and preserved. With these measures, potentially
significant impacts wilt be reduced to a less than significant level.
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Revised 7-5-00
4.CULTURAL RESOURCES. Would the project:
Potenfia;ry
a. Cause a substantial adverse change in the significance of 4
a historical resource as defined in Section 1506.5.'?
b. Cause a substantial adverse change in the significance of 4
an archaeological resource pursuant to Section 1506.57
c. Directly or indirectly destroy a unique paleontological 4
resource or site or unique geologic feature?
d. Disturb any human remains, including those interred 4
outside of formal cemeteries?
Comments:
14.a.b.d:
According to a Phase I Amhaeological Assessment conducted by Jean Keller (December 1988) cultural.
resources were not observed within the boundaries of the project site and further research was not
recommended. Correspondence from the author dated November 1, 1999, states that these findings
"remain relevant and applicable to the currently proposed project.~ Nevertheless, the General Plan EIR
identifies the project site as being within an area of sensitivity for archaeological resources. Due to the
extensive amount of grading and excavation proposed and the potential for such resources to occur in
the subsurface of the property, any grading will be conditioned upon the requirement that if any cultural
resources or human remains are exposed dudng grading, ground disturbance activities in the vicinity of
the discovery shall be terminated immediately and the City shall be contacted, and a qualified
archaeologist shall be brought to the site to evaluate the resources. If discovered resources merit long-
term consideration, adequate funding shall be provided to collect, curate and report these resources in
accordance with standard archaeological management requirements. With these measures in place,
effects upon cultural resources are anticipated to be less than significant.
On May 3, 2000, subsequent to the close of the public review and comment pedod and pdor to the start
of the public headng on the project, staff was handed a transmittal from John Gomez, Jr. Supervisor for
Pechanga Cultural Resources. Mr. Gomez reviewed the Archaeological Assessment on file in the
Planning Department and acknowledged the findings therein. However, due to the length of time since
the Assessment, and the amount of erosion that has occurred at the site due to wind, rain and other
factors, Mr. Gomez has requested that a field walkover be conducted before the issuance of grading
permits for the project, in order to ensure that cultural and archaeological resources are not uncovered.
Mr. Gomez requests, further, that a treatment plan and preconstruction agreement between the
applicant and the tdbe be required of the project, including the presence of Native Amedcan monitors
dudng ground-disturbing activities. Staff has reviewed these requests and finds that the walkover prior
to grading is both apprepdate and reasonable. Staff has conferred with the applicant regarding this
request and with their concurrence has added the walkover and compliance with the findings as a result
of the walkover, as a mitigation measure for the project. With regards to the remaining requests by Mr.
Gomez, staff believes that mitigation measures already placed upon the project (see above) are
adequate given the results of the Assessment.
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mi3. AESTHETICS. Would the project:
a. Have a substantial adverse effect on a scenic vista? 4
b. Substantially damage scenic resources, including, but not 4
limited to, trees, rock outcropping, and historic building
within a state scenic highway?.
c. Substantially degrade the existing visual character or 4
quality of the site and its surroundings?
d. Create a new source of substantial light or glare which 4
would adversely affect day or nighttime views in the
area?
Comments:
t3.a.b:The proposed project will in-fill an undeveloped area along the Rancho California Road corridor. The
site is not considered to be within a scenic vista, nor is it located on a state scenic highway. Further,
there are no major tree resources, rock outcroppings or historic buildings on the project site.
t3.c:
The project site is a prominent ridge located adjacent to existing single- and multi-family dwellings. It is
also located on Rancho California Road, which is a major gateway and corridor into and through the
City. The project has been designed to increase the setback along Rancho California Road, and the
closest unit is 115 feet from the right-of-way line. The project design also places two story units (rather
than three story) 112 feet from the property line adjacent to single family dwellings to the southeast.
Design policies, guidelines, and standards have been applied to the project to achieve a less than
significant impact on the visual character or quality of the site and its surroundings.
t3.d:
The subdivision and grading of the property will have no effect on light and glare in the area. However,
the development and operation of the project could have potentially significant impact on light and
glare. The project is conditioned to comply with the City's Light Pollution regulations (Ordinance No.
655). With this standard mitigation in place, impacts are considered less than significant.
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21
t2.f.g: The project will not result in the 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 that are implemented by the City. No significant impacts are anticipated as a result of the
project.
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20
12. UTILITIES AND SERVICE SYSTEMS: Would the project:
Issues and Suppo~ng Infommfion Sources impact Intoned Iml3act Irnpe~ct
a. Exceed wastewater treatment requirements of the 4
applicable Recjional Water Quality Oontrol Board?
i. Require or result in the construction of new water or 4
wastewater treatment facilities or expansion of existing
facilities, the construction of which could cause significant
environmental effects.'?
· Require or result in the construction of new storm water 4
drainage facilities or expansion of existing facilities, the
construction of which could cause significant
environmental effects?
Have sufficient water supplies available to serve the 4
i. project from existing entitlements and resources, or are
new or expanded entitlements needed?
Result in a determination by the wastewater treatment 4
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?
Be served by a landfill with sufficient permitted capacity to 4
accommodate the project's solid waste disposal needs?
Comply with federal, state, and local statutes and 4
regulations related to solid waste?
Commen~:
12.a.b.e:
The project will not exceed wastewater treatment requirements, require the construction of new
treatment facilities, nor significantly affect the capacity of treatment providers. Although the project will
have an incremental affect upon existing systems, the General Plan EIR found that the implementation
of the General Plan would not significantly impact wastewater services. Since the project is consistent
with the General Plan, no significant impacts are anticipated from the project.
12.c:
The project is not expected to require the construction or expansion of any facilities that would have a
significant environmental effect. As a condition of project approval and prior to grading, the developer
will be required to submit a drainage study for review and approval. The study shall identify all existing
or proposed on- or off-site public or private drainage facilities, and include a capacity analysis verifying
the adequacy of all facilities. Any upgrading of drainage facilities necessary to convey storm water
runoff, along with any other mitigation measures necessary to ameliorate associated impacts shall be
provided as part of the project.
t2.d:
The project will not significantly impact existing water supplies nor require expanded water entitlements.
The project will have an incremental effect upon existing water systems, but the Genral Plan EIR states
that the EMWD and RCWD have indicated an ability to supply as much water as is required in their
service areas. Since the project is consistent with the General Plan, no significant impacts are
anticipated as a result of the project.
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11. PUBLIC SERVICES: Would the proposal have an effect upon, or result in a need for new or
altered Government services in any of the following areas:
Po~enti~;ySignificant Unless Less Than
a. Would the project result in substantial adverse physical 4
impacts associates with He provision or need for new or
physically altered govemmental 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?
b. Fire protection? 4
c. Police protection? 4
d. Schools? 4
e. Parks? 4
f, Other public facilities? 4
Corements:
11 .a.b.c.d.e.f:
The project will have a less than significant impact upon the need for new or altered govemment
facilities and services, including fire, police, schools, parks and recreation, or other public facilities.
Although the project will incrementally increase the need for these services, the development will be
required to centdbute its fair share for services and facilities through the City's Development Impact
Fee (DIF), and the payment of school fees for the provision of school facilities. Accordingly, a less than
significant impact is anticipated.
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18
10. NOISE. Would the project result in:
Pot~ti;d~
k-=,u~ end Supporting Information Sources Impact Incoq)omted Impact Impact
a. Exposure of people to severe noise levels in excess of 4
I standards established in the local general plan or noise
; ordinance, or applicable standards of other agencies?
b. Exposure of persons to or generation of excessive 4
groundbome vibration or groundbome noise levels?
c. A substantial permanent increase in ambient noise levels 4
in the project vicinity above levels existing without the
proiect?
d. A substantial temporary or pedodic increase in ambient 4
noise levels in the project vicinity above levels existing
without the project?
e. For a project located within an airport land use plan or, 4
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?
f. For a project within the vicinity of a private airstrip, would 4
the project expose people residing or working in the
project area to excessive noise levels?
Comments:
JO.a.b.c:
According to a Preliminary Noise Analysis (PNA) prepared by Mestre Greve Associates (February
2000), the project would be exposed to worst case noise levels from Rancho California Road of 60.7
CNEL at the first floor units, and 64.9 CNEL at the second and third floor units. Both of these levels are
below the adopted General Plan extedor noise standard of 65 CNEL. The PNA recommends that a
noise review letter be submitted pdor to the issuance of building permits to confirm that noise barders
will not be required.
The units closest to Rancho Califomia Road will require that some of the windows remain closed in
order to meet the intedor noise standard of 45 CNEL as specified in Title 24, Part 2 of the California
Code of Regulations. As a result, these units will require mechanical ventilation per the
recommendations of the PNA. With the implementation of this mitigation measure, and the confirming
noise review letter noted above, potentially significant impacts will be reduced to a less than significant
level.
lO.d:
Construction noise levels will be above background noise levels, but the City requires construction
noise mitigation by prohibiting construction activities between the hours of 6:30 p.m. and 6:30 a.m.
Monday through Fdday, and 6:30 p.m. and 7:00 a.m. on Saturdays. No construction can occur on
Sundays or holidays. With implementation of this measure the short-term noise impacts are not
forecast to be significant to the surrounding land uses.
t0.e.f: The project site is not located within two miles of a public airport or public use airport and has no
potential to be exposed to significant airport operation noise impacts.
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17
I17. 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.
Earlier analyses used. Identify earlier analyses and state where they are available for review.
Impacts adequately addressed, identify which affects from the above check list were within the
scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and
state whether such effects were addressed by mitigation measures based on the earlier analysis.
Mitigation measures. For effects that are "Less than Significant with Mitigation Incorporated,"
descdbe the mitigation measures which were incorporated or refined from the earlier document and
the extent to which they address site-specific conditions for the proiect.
Comments:
17.a: The City of Temecula General Plan Environmental Impact Report, a copy of which is available at the
City of Temecula Planning Department.
t7.b: Cumulative impacts from all of the issues discussed above were addressed and mitigated to one
degree or another in the General Plan EIR.
17.c: Mitigation measures associated with the present project and analysis are addressed in the Mitigation
Monitoring Program attached hereto.
2.
3.
4.
4.
5.
6.
8.
9.
10.
11.
SOURCES
City of Temecula General Plan
City of Temecula General Plan Final Environmental Impact Report
City of Temecula Development Code
South Coast Air Quality Management District CEQA Air Quality Handbook.
1999 Quino Checkerspot Butterfly Survey, Merkel & Associates, June 10, 1999
Biological Constraints Report, Merkel & Associates, June 4, 1999
Correspondence from Jim A. Barrel, Assistant Field Supervisor for the U.S. Department of the Interior,
Fish and Wildlife Service, dated September 22, 1999
Phase I Environmental Assessment, [;)BM Environmental, August 17, 1998
Preliminary Noise Analysis, Mestre Greve Associates, February 14, 2000
Geotechnical Investigation, CH J, June 8, 1999
Archaeological Assessment, Jean Keller, December 1998
Revised Traffic Impact Analysis, Wilbur Smith Associates, February 18, 2000
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26
Mitigation Monitoring Program
Planning Application No. PA99-0317
Temecula Ridge Apartments Development Plan
Revised 7-5-00
LAND USE PLA~ING
General Impact:
Mitigation Measure:
Specific Process:
Mitigation Milestone:
Responsible Monitor:
Conflict with habitat conservation plans
Compliance with the Stephens Kangaroo Rat (SKR) Long-
Term Habitat Conservation Plan
Payment of $500.00 per acre SKR mitigation fee
Prior to the issuance ora grading permit
Department of Public Works and Planning Department
GEOLOGY AND SOILS
General Impact:
Mitigation Measure:
Specific Process:
Mitigation Milestone:
Responsible Monitor:
Exposure to soil erosion, subsidence and expansion
Ameliorate ha?ards from unstable soils
Compliance with the recommendations of the Geotechnical
report
Prior to the issuance of a grading permit
Department of Public Works
General Impact:
Mitigation Measure:
Specific Process:
Mitigation Milestone:
Exposure to soil erosion, subsidence and expansion
Identify adverse soil conditions and implement measures to
meliorate impacts
Submit a Soils Report for review and approval
Prior to the issuance of a grading permit
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Responsible Monitor: Department of Public Works
General Impact:
Mitigation Measure:
Specific Process:
Mitigation Milestone:
Responsible Monitor:
Exposure to soil erosion
Stabilize slopes and unstable soils
Submit an Erosion Control Plan for review and approval
Prior to the issuance ora grading permit
Department of Public Works
General Impact:
Mitigation Measure:
Specific Process:
Mitigation Milestone:
Responsible Monitor:
Exposure to soil erosion
Stabilize slopes and unstable soils
Submit a Slope Plaming Plan for review and approval
Prior to the issuance of a grading permit
Planning Department
HYDROLOGY AND WATER QUALITY
General Impact: The degradation of water and/or waste discharge quality
Mitigation Measure: Compliance with water quality and waste discharge
requiremems
Specific Process: Obtain clearance from the San Diego Regional Water Quality
Control Board and comply with the requiremems of the
NPDES permit fi.om the State Water Resources Board.
Mitigation Milestone: Prior to the issuance ora grading permit
Responsible Monitor: Departmem of Public Works
General Impact:
Create excessive runoff exceeding the capacity of existing
facilities
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Mitigation Measure:
Identify drainage impacts and implement measures to mitigate
impacts
Specific Process:
Submit a Drainage Study for review and approval
Mitigation Milestone: Prior to the issuance of a grading permit
Responsible Monitor: Department of Public Works
TRANSPORTATION/TRAFFIC
General Impact:
A increase in traffic in relation to existing traffic and the
capacity of the existing street system
Mitigation Measure:
Payment of fees to contribute to City-wide traffic
improvements
Specific Process:
Payment of the Development Impact Fee (DIF) for residential
development
Mitigation Milestone: Prior to the issuance of a building permit
Responsible Monitor: Department of Public Works
BIOLOGICAL RESOURCES
General Impact:
An adverse effect on endangered or threatened species or
sensitive habitats identified by the California Department of
Fish and Game or the U.S. Fish and Wildlife Service
Mitigation Measure:
Compliance with the requirements of the U.S. Fish and
Wildlife Service
Specific Process:
Obtain an incidental take permit fi.om the U.S. Fish and
Wildlife Service
Mitigation Milestone: Prior to the issuance of grading permits
Responsible Monitor: Planning Department
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NOISE
General Impact:
Mitigation Measure:
Specific Process:
Mitigation Milestone:
Responsible Monitor:
Exposure to significant noise levels
Compliance with the recommendations of the Preliminary
Noise Analysis
Provide mechanical ventilation for the units closest to Rancho
California Road and submit a noise review letter
Prior to the issuance of building permits
Department of Building and Safety
CULTURAL RESOURCES
General Impact:
Mitigation Measure:
Specific Process:
Mitigation Milestone:
Responsible Monitor:
Adverse change in the significance of a historical or
archaeological resource
The developer shall arrange for a complete walk-over of the
project site by qualified Native American Resource expert, to
identify, recover, preserve and document resources of historical
and archaeological significance
Condition the project to require a complete walkover be
conducted and reported to the Planning Manager, as to findings
and recommendations. If any cultural resources or human
remains are identified, a qualified archaeologist shall be
brought to the site to evaluate the resource. If discovered
resources merit long-term consideration, adequate funding
shall be provided to collect, curate and report these resources.
Prior to the issuance of grading permits for any ground-
disturbing activities at the site.
Planning Department and Department of Public Works
General Impact:
Mitigation Measure:
Adverse change in the significance of a
archaeological resource
Identify, recover, preserve and document
historical and archaeological significance
historical or
resources of
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Specific Process:
Mitigation Milestone:
Responsible Monitor:
Condition the project upon the requiremem that if any cultural
resources or human remains are exposed during grading,
ground disturbance activities in the vicinity of the discovery
shall be terminated immediately and the City shall be comacted
and a qualified archaeologist shall be brought to the site to
evaluate the resource. If discovered resources merit long-term
consideration, adequate funding shall be provided to collect,
curate and report these resources.
Prior to the issuance of grading permits and during grading
operations
Planning Department and Department of Public Works
General Impact:
Mitigation Measure:
Specific Process:
Mitigation Milestone:
Responsible Monitor:
Destruction of a unique paleontological resources
Identify potential locations of and attempt to recover fossils
Submit a paleontological assessment for review and approval
and provide a qualified paleontologist to monitor grading
operations with the authority to suspend work and undertake
recovery operations.
Prior to the issuance of a grading permit and during grading
operations
Planning Department and Public Works Department
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