HomeMy WebLinkAbout02-090 CC ResolutionRESOLUTION NO. 02-90
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
TEMECULA APPROVING PLANNING APPLICATION NO.
PA00-0140, A DEVELOPMENT PLAN FOR THE DESIGN,
CONSTRUCTION AND OPERATION OF A 160 UNIT
APARTMENT COMPLEX AND EIGHT RETAIL OFFICE
BUILDINGS TOTALING 68,700 SQUARE FEET; GENERALLY
LOCATED SOUTH OF RANCHO CALIFORNIA ROAD, WEST
OF COSMIC ROAD AND EAST OF THE MORAGA ROAD
INTERSECTION OF RANCHO CALIFORNIA ROAD KNOWN AS
ASSESSORS PARCEL NO(S). 944-290-012, 013, AND 014.
THE CITY COUNCIL OF THE CITY OF TEMECULA DOES HEREBY RESOLVE AS
FOLLOWS:
Section 1.
declare that:
The City Council of the City of Temecula does hereby find, determine and
MJW Property Group filed Planning Application Nos. PA00-0138, General
Plan Amendment, PA00-0139, Zone Change, PA00-0140, Development
Plan, and PA00-0152, Tentative Parcel Map, for the property consisting of
approximately 23 acres generally located south of Rancho California
Road, west of Cosmic Road and east of the Moraga Road intersection of
Rancho California Road known as Assessors Parcel No(s). 944-290-01 2,
013, AND 014 ("Project").
The applications for the Project were processed and an environmental
review was conducted as required by law, including the California
Environmental Quality Act.
Co
The Planning Commission of the City of Temecula held a duly noticed
public hearing on February 20, 2002 to consider the applications for the
Project and environmental review.
Following consideration of the entire record of information received at the
public hearings and due consideration of the proposed Project, the
Planning Commission adopted Resolution No. 2002-003 recommending
approval of a Mitigated Negative Declaration and Mitigation Monitoring
Plan for the Project, a General Plan Amendment, Zone Change, a
Development Plan and a Tentative Parcel Map.
On September 17, 2002 and October 8, 2002, the City Council of the City
of Temecula held a duly noticed public hearing on the Project at which
time all persons interested in the Project had the opportunity and did
address the City Council on these matters.
On October 8, 2002, the City Council of the City of Temecula approved a
Mitigated Negative Declaration and a Mitigation Monitoring Program for
the Project when it adopted ResoLution No. 02-88, Resolution No. 02-89
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adopting a General Plan Amendment, and Ordinance No. 02-05
approving a Zone Change.
Section 2.
findings:
A.
The City Council of the City of Temecula hereby makes the following
The Project, including the Development Plan, is compatible with the
health, safety and welfare of the community. The Project, including the
Development Plan, has been reviewed and determined to be in
conformance with the City's General Plan. These documents set policies
and standards that protect the health, safety and welfare of the
community. Access and cimulation are adequate for emergency vehicles.
The Project, including the Development Plan, is compatible with
surrounding land uses.
The Project, including the Development Plan, will not have an adverse
effect on the community because it remains consistent with the goals and
policies of the adopted General Plan. The Project does not represent a
significant change to the planned land uses for the site and represents a
relocation of existing land uses.
Section 3. The City Council hereby makes the following findings as required in
Section 17.05.010 of the Temecula Municipal Code:
The proposed uses are in conformance with the General Plan and with all
applicable requirements of state law and local ordinances. The plan to
develop an office/retail center and 160 apartment units is consistent with
the General Plan land use designation of Office Professional and Medium
Density Residential for the site, provided the service station is deleted
from the plan.
The overall development of the land as conditioned, is designed for the
protection of the public health, safety, and general welfare. The
development plan for the site is consistent with the City's Design
Guidelines and conforms to all of the applicable sections of the
Development Code and related Planned Development Overlay
document. Provisions have been made to minimize the visual impact of
the project, and all phases of construction will be inspected to ensure
compliance with the applicable building and fire codes.
Section 4. The City Council of the City of Temecula hereby approves the Application
for a Development Plan (PA00-0140) for the design, construction and operation of a 160 unit
apartment complex and eight retail / office buildings totaling 68,700 square feet, generally
located south of Rancho California Road, west of Cosmic Road and east of the Moraga Road
intersection of Rancho California Road known as Assessors Parcel No(s). 944-290-012, 013,
and 014 subject to the specific conditions of approval set forth in Exhibit A, attached hereto, and
incorporated herein by this reference as though set forth in full.
Section 5. The City Clerk shall certify to the adoption of this Resolution.
PASSED, APPROVED AND ADOPTED this 8th day of October, 2002
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A'CrEST:
Ron Roberts, Mayor
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss
CITY OF TEMECULA )
I, Susan W. Jones, CMC, City Clerk of the City of Temecula, do hereby certify that
Resolution No. 02-90 was duly and regularly adopted by the City Council of the City of
Temecula at a regular meeting held on the 8th day of October, 2002, by the following vote:
AYES:
5 COUNCILMEMBERS: Comerchero, Naggar, Pratt, Stone, Roberts
NOES:
0 COUNCILMEMBERS: None
ABSENT: 0 COUNCILMEMBERS: None
ABSTAIN: 0
COUNCILMEMBERS: None
Susan W. Jo~_~s, CMC
..~ity Clerk
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EXHIBIT A
CITY OF TEMECULA
CONDITIONS OF APPROVAL
Planning Application No.
Project Description:
Development Impact Fee Category:
Assessor's Parcel No.:
Approval Date:
Expiration Date:
PA00-0140 Development Plan
PA00-0140 Construct 160 attached single-family
residential units on approximately 15.26 acres and a
68,700 square foot office/retail center on
approximately 7.71 acres.
Residential Attached and Retail Commercial
944-290-012, 013,and 014.
October 8, 2002
October 8, 2004
PLANNING DIVISION
General
2.
Within Forty-Eight (48) Hours of the Approval of this Project
1. The applicant shall deliver to the Community Development Department o Planning Division a
cashier's check or money order made payable to the County Clerk in the amount of One
thousand three hundred and fourteen dollars ($1314.00) for the County administrative fee, to
enable the City to file the Notice of Determination required under Public Resources Code
Section 21108(b) 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 failure of condition [Fish and Game Code Section
711.4(c)].
Requirements
The applicant and owner of the real property subject to this condition shall hereby agree to
indemnify, protect, hold harmless, and defend with Legal Counsel of the City's own
selection, the City shall be deemed for purposes of this condition, to include any agency or
instrumentality thereof, or any of its elected or appointed officials, officers, employees,
consultants, contractors, legal counsel, and agents from any and all claims, actions, awards,
judgments, or proceedings against the City to attack, set aside, void, annul, seek monetary
damages resulting, directly or indirectly, from any action in furtherance of and the approval of
the City, or any agency or instrumentality thereof, advisory agency, appeal board or
legislative body including actions approved by the voters of the City, concerning the Planning
Application. City shall promptly notify the both the applicant and landowner of any claim,
action, or proceeding to which this condition is applicable and shall further cooperate fully in
the defense of the action. The City reserves its right to take any and all action the City
deems to be in the best interest of the City and its citizens in regards to such defense.
3. The project and all subsequent projects within this site shall comply with all mitigation
measures contained in the Mitigation Monitoring Program and conditions set forth.
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4. The operation of the gas station, proposed for Pad "C", shall be limited to the hours of 5:00
A.M. and 11:00 P.M. The exterior lighting proposed for the gas station shall be turned off
between the hours of 11:00 P.M. and 5:00 A.M. During the hours of operation, no spillage of
lighting shall occur beyond the site boundaries. In the event that problems arise related to
lighting and other disturbances, the service station hours of operation shall be reconsidered
by the City Council. (Added by the City Council on October 8, 2002)
5. The sale of alcohol shall not be permitted at the gas station proposed for Pad "C". (Added
by the City Council on October 8, 2002)
6. After grading, all slopes shall be planted in accordance with the City's Slope Planting
Guidelines. Jute netting will be required on all slopes greater than ten linear feet.
7. An Administrative Development Plan application shall be submitted and approved by the
Planning Department for buildings on Pads C, D, and E, prior to issuance of building
permits.
8. The final landscape plan shall indicate street trees planted along the Rancho California
Road frontage as a minimum of 24-inch box London Plane (Piantus Acerfolia 'Bloodgood').
9. Areas proposed for development in another phase occurring not within six months of the
completion of the previous phase shall be temporarily seeded and irrigated for dust and soil
erosion control.
10. The permittee shall obtain City approval for any modifications or revisions to the approval of
this development plan.
11. 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.
12. The development of the premises shall substantially conform to the approved Exhibits ^
through ff and the Color and Material Board on file with the Community Development
Department - Planning Division.
13. Landscaping installed for the project shall be continuously maintained to the reasonable
satisfaction of the Planning Director. If it is determined that the landscaping is not being
maintained, the Planning Director shall have the authority to require the property owner to
bring the landscaping into conformance with the approved landscape plan. The continued
maintenance of all landscaped areas shall be the responsibility of the developer, Property
Owner's Association, or any successors in interest.
14. All mechanical and roof equipment shall be fully screened from public view by being placed
below the lowest level of the surrounding parapet wall.
15. The colors and materials for the project shall substantially conform to those noted directly
below and with the Color and Material Board on file with the Community Development
Department - Planning Division.
Primary wall exterior:
Entry Doors, Railing, Shutters
Roof
Fascia, Trim and Garage doom
La Habra Stucco "Cortez" (Base 200)
La Habra Stucco "Meadow Brook" (Base 100)
Frazee "Old Porch" LRV 10
Lifetile California "Mission Blend"
Frazee "Old Porch" LRV 10
16. The construction landscape drawings shall indicate coordination and grouping of all utilities,
which are screened from view per applicable City Codes and guidelines.
Prior to Issuance of a Building Permit
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17. The applicant shall submit the architectural design of the apartment buildings for Planning
Commission review. The amhitecture of the apartment shall be consistent with the
architecture of the office/commemial buildings. (Added by the Planning Commission at
the February 20, 2002 public hearing)
18. The apartment building on the east edge of the property in proximity to lot numbers 36 and
37 of the Starlight Ridge Development shall be redesigned to the satisfaction of the Planning
Department in order to reduce the negative view shed impacts. (Added by the Planning
Commission at the February 20, 2002 public hearing)
19. Prior to issuance of building permits, Covenants, Conditions, and Restrictions (CC&R's)
shall be approved by the Planning Department and recorded with the Riverside County
Recorder. The CC&R's shall contain provisions for the creation of a Property Owner's
Association for the maintenance of all landscaping on the commercial parcels, and
maintenance of all internal roadway and hardscape surfaces within those parcels.
20. The applicant shall provide a pedestrian access from the east portion of the Apartment
Complex to Rancho California Road. A Site Plan shall be submitted to the Planning
Department for approval prior to the issuance of a building permit. (Added by the Planning
Commission at the February 20, 2002 public hearing)
21. The applicant shall insure that all trees planted along the east property line of the subject
development be a minimum size of 24" box trees. The applicant shall revise the landscape
plans and resubmit the plans for Planning Department approval prior to the issuance of a
building permit. (Added by the Planning Commission at the February 20, 2002 public
hearing)
22. The applicant shall add various tot lots throughout the apartment complex. The size, content
and location shall be incorporated in the landscape plans and submitted to the planning
Department for approval. (Added by the Planning Commission at the February 20, 2002
public hearing)
23. An Administrative Development Plan application shall be submitted and approved by the
Planning Department for all (9) nine apartment buildings, garages, carports and clubhouse
proposed in this project. The applicant shall revise the architecture of the apartment
buildings by incorporating the elements found in the retail / office buildings proposed. The
elevations shall be reviewed by the Planning Commission and be approved by the Planning
Department prior to the issuance of any building permits. (Added by the Planning
Commission at the February 20, 2002 public hearing)
Prior to Issuance of an Occupancy Permit
24. All perimeter and slope landscaping, including the Rancho California Road landscape
planter area shall be installed to the approval of the Planning Director, prior to the first
certificate of occupancy.
25. All conditions shall be complied with prior to any occupancy or use allowed by this
Development Plan.
26. A one-year landscape maintenance bond of sufficient amount shall be submitted and
approved by the Planning Department.
27. The applicant and owner of the real property represented by this approval shall join and
maintain active membership in the Crime Free Multi-housing Program. (Added by the
Planning Commission at the February 20, 2002 public hearing)
Prior to Issuance of Grading Permits
28. A copy of the Rough Grading plans shall be submitted and approved by the Planning
Department.
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29. 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.
DEPARTMENT OF PUBLIC WORKS
30. The Department of Public Works recommends the following Conditions of Approval for this
project. Unless stated otherwise, all conditions shall be completed by the Developer at no
cost to any Government Agency.
General Requirements
31. It is understood that the Developer correctly shows on the tentative map all existing and
proposed easements, traveled ways, improvement constraints and drainage courses, and
their omission may require the project to be resubmitted for further review and revision.
32. A Grading Permit for either rough or precise grading shall be obtained from the Department
of Public Works prior to commencement of any construction outside of the City-maintained
road right-of-way.
33. 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,
34. All improvement plans, grading plans, landscape and irrigation 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 myiars.
Prior to issuance of a grading permit:
35. As deemed necessary by the Department of Public Works, the Developer shall receive
written clearance from the following agencies:
a. San Diego Regional Water Quality Control Board
b. Riverside County Flood Control and Water Conservation District
c. Planning Department
d. Department of Public Works
e. Riverside County Health Department
f. Verizon
g. Southern California Edison Company
h. Southern California Gas Company
Development Plan
36. A Grading Plan shall be prepared by a registered Civil Engineer in accordance with City of
Temecula standards and approved by the Department of Public Works prior to
commencement of any grading. The plan shall incorporate adequate erosion control
measures to protect the site and adjoining properties from damage due to erosion.
37. A Soils Report shall be prepared by a registered Civil or Soils Engineer and submitted to 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 preliminary pavement sections.
38. A Geotechnical Report shall be prepared by a registered engineer or engineering geologist
and submitted to the Department of public Works with the initial grading plan check. The
report shall address special study zones and identify any geotechnical hazards for the site
including location of faults and potential for liquefaction. The report shall include
recommendations to mitigate the impact of ground shaking and liquefaction.
39. A Drainage Study shall be prepared by a registered Civil Engineer and submitted to the
Department of Public Works with the initial grading plan check. The study shall identify
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storm water runoff quantities expected from the development of this site and upstream of the
site. It shall identify all existing or proposed off-site or on-site, public or private, drainage
facilities intended to discharge this runoff. Runoff shall be conveyed to an adequate outfall
capable of receiving the storm water runoff without damage to public or private property.
The study shall include a capacity analysis verifying the adequacy of all facilities. Any
upgrading or upsizing of drainage facilities necessary to convey the storm water runoff shall
be provided as part of development of this project. The basis for analysis and design shall
be a storm with a recurrence interval of one hundred years.
40. 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 shown to be exempt.
41. 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.
42. A flood mitigation charge shall be paid. The Area Drainage Plan fee is payable to the
Riverside County Flood Control and Water Conservation District by either cashier's check or
money order, prior to issuance of permits, based on the prevailing area drainage plan fee. If
the full Area Drainage Plan fee or mitigation charge has already been credited to this
property, no new charge needs to be paid.
43. The Developer shall obtain letters of approval or easements for any off-site work performed
on adjoining properties. The letters or easements shall be in a format as directed by the
Department of Public Works.
44. Unless otherwise approved the following minimum criteria shall be observed in the design of
the street improvement plans:
a. Street centerline grades shall be 0.5% minimum over P.C.C. and 1.00% minimum
over A.C. paving.
b. Driveways shall conform to the applicable City Standard Nos. 207,207A and/or 208.
c. Street lights shall be installed along the public streets shall be designed in
accordance with City Standard Nos. 800, 801,802 and 803.
d. Concrete sidewalks shall be constructed in accordance with City Standard Nos. 400,
401 and 402.
e. All street and driveway centerline intersections shall be at 90 degrees.
f. All concentrated drainage directed towards the public street shall be conveyed
through curb outlets per City Standard No. 301,302 and/or 303.
g. All utility systems including gas, electric, telephone, water, sewer, and cable TV shall
be provided underground. Easements shall be provided as required where
adequate right-of-way does not exist for installation of the facilities. All utilities shall
be designed and constructed in accordance with City Codes and the utility provider.
h. All utilities, except electrical lines rated 33kv or greater, shall be installed
underground.
i. Design of street improvements shall extend a minimum of 300 feet beyond the
project boundaries to ensure adequate continuity of design with adjoining properties.
45. Private roads shall be designed to meet City public road standards. Unless otherwise
approved the following minimum criteria shall be observed in the design of private streets:
a. Street "^" (private street) shall have a minimum paved width of 28-ft. with 50-ft. fight-
of-way.
b. The driveway at the main entrance shall have a minimum paved width of 76-ft. with a
6' sidewalk on each side.
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c. The easterly driveway shall have a minimum paved width of 30-ft. with a 6' sidewalk
on each side.
d. The driveway leading to the residential section shall have a minimum paved width of
28-ft. with a 5' sidewalk on each side.
e. Cul-de-sac geometries shall meet current City Standards.
f. 90 parking immediately adjacent to the private streets shall be located a minimum
safe distance from intersections.
g. Identify whether gates will be proposed at entrances to project. If so, configuration,
stacking distance, and turn-around ability will need to be reviewed and approved by
the Fire Department and the Department of Public Works.
h. All intersections shall be perpendicular (90).
i. All driveways providing access to two or more buildings shall be designed as a cul-
de-sac or a loop road.
46. A construction area Traffic Control Plan shall be designed by a registered Civil Engineer and
reviewed by 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.
47. The westerly and easterly driveways shall be restricted to right-in/right-out. The main
driveway shall have full turning movements.
48. Corner property line cut off for vehicular sight distance and installation of pedestrian facilities
shall be provided at all street intersections in accordance with Riverside County Standard
No. 805.
49. The Developer shall comply with all constraints, which may be shown upon an
Environmental Constraint Sheet recorded with any underlying maps related to the subject
property.
50. 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 submittal of the
Parcel Map for recordation, 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 City prior to commencement of the
appraisal shall have approved the appraiser.
51. All utility systems including gas, electric, telephone, water, sewer, and cable TV shall be
provided for underground, with easements provided as required, and designed and
constructed in accordance with City Codes and the utility provider. Telephone, cable TV,
and/or security systems shall be pre-wired in the residence.
52. The Developer shall notify the City's cable TV Franchises of the Intent to Develop. Conduit
shall be installed to cable TV Standards at time of street improvements.
53. A minimum 24' easement shall be dedicated for public utilities and emergency vehicle
access for all private streets and drives.
54. Easements for sidewalks for public uses shall be dedicated to the City where sidewalks
meander through private property.
55. A reciprocal ingress/egress access easement shall be provided for the review and approval
of the Department of Public Works.
Prior to Issuance of Building Permits
56. Parcel Map 29140 shall be approved and recorded.
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57. A Precise Grading Plan shall be submitted to the Department of Public Works for review and
approval. The building pad shall be certified by a registered Civil Engineer for location and
elevation, and the Soils Engineer shall issue a Final Soils Report addressing compaction
and site conditions.
58. Grading of the subject property shall be in accordance with the California Building Code, the
approved grading plan, the conditions of the grading permit, City Grading Standards and
accepted grading construction practices. The final grading plan shall be in substantial
conformance with the approved rough grading plan.
59. 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.
60. An easement for a joint use driveway shall be provided prior to approval of the Parcel Map or
issuance of building permits, whichever occurs first.
Prior to Issuance of Certificates of Occupancy
61. A bus bay within the property frontage will be provided on Rancho California Road, as
determined by the Department of Public Works.
62. 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 Department of Public Works:
a. Improve Rancho California Road (Arterial Highway Standards - 110' R/W) to include
installation of sidewalk, street lights, drainage facilities, signing and striping, utilities
(including but not limited to water and sewer), 14' raised landscaped median,
deceleration lane.
(i) The Developer shall reimburse the City the cost for the construction of half
width of the raised landscape median (yet to be built along Rancho California
Road) at a rate not to exceed $50.00 per lineal foot.
(ii) The Developer is to reimburse the City for their fair share of the cost of the
existing median built by adjoining properties along Rancho California Road.
The Developer is responsible for the frontage along their property.
b. Install a 200' long deceleration lane on Rancho California Road at the proposed
main entrance, as approved by the Department of Public Works. Dedicate an
additional 10' of right-of-way for the deceleration lane.
c. Provide an easement at the main entrance for the maintenance of traffic signal
equipment, loops, and interconnect.
d. Design and install a traffic signal at the intersection of Rancho California Road and
the main entrance.
63. All street improvement design shall provide adequate right-of-way and pavement transitions
per Caltrans standards for transition to existing street sections.
64. As deemed necessary by the Department of Public Works, the Developer shall receive
written clearance from the following agencies:
a. Rancho California Water District
b. Eastern Municipal Water District
c. Department of Public Works
65. All necessary certifications and clearances from engineers, utility companies and public
agencies shall be submitted as required by the Department of Public Works.
66. All improvements shall be constructed and completed per the approved plans and City
standards to the satisfaction of the Director of Public Works.
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67. The existing improvements shall be reviewed. Any appurtenance damaged or broken due to
the construction operations of this project shall be repaired or removed and replaced to the
satisfaction of the Director of Public Works.
Prior to Issuance of Grading Permits
68. As deemed necessary by the Department of Public Works, the Developer shall receive
written clearance from the following agencies:
a. San Diego Regional Water Quality Control Board
b. Riverside County Flood Control and Water Conservation District
c. Planning Department
d. Department of Public Works
e. Riverside County Health Department
f. Community Services District
g. Verizon
h. Southern California Edison Company
i. Southern California Gas Company
69. A Grading Plan shall be prepared by a registered Civil Engineer in accordance with City of
Temecula standards and approved by the Department of Public Works prior to
commencement of any grading. The plan shall incorporate adequate erosion control
measures to protect the site and adjoining properties from damage due to erosion.
70. A Soils Report shall be prepared by a registered Civil or Soils Engineer and submitted to 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 preliminary pavement sections.
71. A Geotechnical Report shall be prepared by a registered engineer or engineering geologist
and submitted to the Department of public Works with the initial grading plan check. The
report shall address special study zones and identify any geotechnical hazards for the site
including location of faults and potential for liquefaction. The report shall include
recommendations to mitigate the impact of ground shaking and liquefaction.
72. ^ Drainage Study shall be prepared by a registered Civil Engineer and submitted to the
Department of Public Works with the initial grading plan check. The study shall identify
storm water runoff quantities expected from the development of this site and upstream of the
site. It shall identify all existing or proposed off-site or on-site, public or private, drainage
facilities intended to discharge this runoff. Runoff shall be conveyed to an adequate outfall
capable of receiving the storm water runoff without damage to public or private property.
The study shall include a capacity analysis verifying the adequacy of all facilities. Any
upgrading or upsizing of drainage facilities necessary to convey the storm water runoff shall
be provided as part of development of this project. The basis for analysis and design shall
be a storm with a recurrence interval of one hundred years.
73. 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 shown to be exempt.
74. 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.
75. A flood mitigation charge shall be paid. The Area Drainage Plan fee is payable to the
Riverside County Flood Control and Water Conservation District by either cashier's check or
money order, prior to issuance of permits, based on the prevailing area drainage plan fee. If
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the full Area Drainage Plan fee or mitigation charge has already been credited to this
property, no new charge needs to be paid.
76. The Developer shall obtain letters of approval or easements for any off-site work performed
on adjoining properties. The letters or easements shall be in a format as directed by the
Department of Public Works.
Prior to Issuance of Building Permits
77. Parcel Map shall be approved and recorded.
78. A Precise Grading Plan shall be submitted to the Department of Public Works for review and
approval. The building pad shall be certified by a registered Civil Engineer for location and
elevation, and the Soils Engineer shall issue a Final Soils Report addressing compaction
and site conditions.
79. Grading of the subject property shall be in accordance with the California Building Code, the
approved grading plan, the conditions of the grading permit, City Grading Standards and
accepted grading construction practices. The final grading plan shall be in substantial
conformance with the approved rough grading plan.
80. 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 Certificates of Occupancy
81. As deemed necessary by the Department of Public Works, the Developer shall receive
written clearance from the following agencies:
a. Rancho California Water District
b. Eastern Municipal Water District
c. Department of Public Works
d. Southern California Edison
82. All necessary certifications and clearances from engineers, utility companies and public
agencies shall be submitted as required by the Department of Public Works.
83. All improvements shall be constructed and completed per the approved plans and City
standards to the satisfaction of the Director of Public Works.
84. The existing improvements shall be reviewed. Any appurtenance damaged or broken due to
the construction operations of this project shall be repaired or removed and replaced to the
satisfaction of the Director of Public Works.
COMMUNITY SERVICES
85. 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.
86. All parkway landscaping, slope areas and interior streetlights shall be maintained by the
proper'b/owner or private maintenance association.
87. The Developer shall provide adequate space for a recycling bin within the trash enclosure
areas.
88. The developer shall contact the City's franchised solid waste hauler for disposal of
construction debris. Only the City's franchisee may haul construction debris.
89. Class II bike lanes shall be included on the street improvement plans for Rancho California
Road. Any damage caused to the existing Class II bike lanes on Rancho California Road as
a result of construction shall be repaired or replaced, as determined by Public Works.
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Prior to the issuance of buildin,q permits:
90. The developer shall satisfy the City's parkland dedication requirement through the payment
of inqieu fees equivalent to .97 acres of parkland, based upon the City's the current land
evaluation. Said requirement includes a 50% credit for private recreational opportunities
provided on-site and shall be pro-rated at a per dwelling unit cost prior to the issuance of
each building permit requested.
BUILDING AND SAFETY
91. 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.
92. Submit at time of plan review, a complete exterior site lighting plans showing compliance
with Ordinance No. 855 for the regulation of light pollution. All streetlights and other outdoor
lighting shall be shown on electrical plans submitted to the Department of Building and
Safety. Any outside lighting shall be hooded and directed so as not to shine directly upon
adjoining property or public rights-of-way.
93. ^ 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.
94. Obtain all building plans and permit approvals prior to commencement of any construction
work.
95. Obtain street addressing for all proposed buildings prior to submittal for plan review.
96. 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 April 1, 1998)
97. All building and facilities must comply with applicable disabled access regulations. Provide
all details on plans. (California Disabled Access Regulations effective April 1, 1998)
98. Provide disabled access from the public way to the main entrance of the building.
99. Provide van accessible parking located as close as possible to the main entry.
100. Show path of accessibility from parking to furthest point of improvement.
101. Provide house electrical meter provisions for power for the operation of exterior lighting, fire
alarm systems.
102. Restroom fixtures, number and type, to be in accordance with the provisions of the 1998
edition of the California Building Code Appendix 29. Obtain the Division of the State
Architect recommendation for the accessible restroom dimensions for toddlers from the
Building Official, to implement in the building design.
103. Provide an approved automatic fire sprinkler system.
104. Provide appropriate stamp of a registered professional with original signature on plans prior
to permit issuance.
105. Provide electrical plan including load calculations and panel schedule, plumbing schematic
and mechanical plan for plan review.
106. Truss calculations that are stamped by the engineer of record and the truss manufacturer
engineer are required for plan review submittal.
107. Provide precise grading plan for plan check submittal to check for handicap accessibility.
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]0
108. A pre-construction meeting is required with the building inspector prior to the start of the
building construction.
109. Trash enclosures, patio covers, light standard and any block walls if not on the approved
building plans, will require separate approvals and permits.
110. Show all building setbacks.
111. Signage shall be posted conspicuously at the entrance to the project that indicates the hours
of construction, shown below, as allowed by the City of Temecula Ordinance No. 0-90-04,
specifically Section G (1) of Riverside County Ordinance No. 457.73, for any site within one-
quarter mile of an occupied residence.
Monday-Friday 6:30 a.m. - 6:30 p.m.
Saturday 7:00 a.m. - 6:30 p.m.
No work is permitted on Sunday or Government Holidays
FIRE DEPARTMENT
112. Final fire and life safety conditions will be addressed when the Fire Prevention Bureau
reviews building plans. These conditions will be based on occupancy, use, the California
Building Code (CBC), California Fire Code (CFC), and related codes that are in force at the
time of building plan submittal.
113. 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 1875 GPM at
20-PSI residual operating pressure, plus an assumed sprinkler demand of 850 GPM for a
total fire flow of 2725 GPM with a 3-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 Iii-A)
114. The Fire Prevention Bureau is required to set minimum fire hydrant distances per CFC
Appendix Ill-B, Table A-III-B-1. A minimum of 4 hydrants, in a combination of on-site and off-
site (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 350 feet apart, at each intersection
and shall be located no more than 210 feet from any point on the street or Fire Department
access road(s) frontage to 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).
115. As required by the California Fire Code, when any portion of the facility is in excess of 150
feet from a water supply on a public street, as measured by an approved route around the
exterior of the facility, on-site fire hydrants and mains capable of supplying the required fire
flow shall be provided. For this project on site fire hydrants are required. (CFC 903.2)
116. 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 Subdivision Ord 16.03.020)
117. If construction is phased, each phase shall provide approved access and fire protection prior
to any building construction. (CFC 8704.2 and 902.2.2)
118. 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)
119. 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
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weather surface designed for 80,000 lbs. GVW with a minimum AC thickness of .25 feet.
(CFC sec 902)
120. 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)
121. The gradient for fire apparatus access roads shall not exceed fifteen (15) percent. (CFC
902.2.2.6 Ord. 99-14)
122. Prior to building construction, dead end roadways 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)
123. 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)
124. Prior 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 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)
125. 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)
126. Prior to issuance of a Certificate of Occupancy or building final, approved numbers or
addresses shall be provided on all new and existing buildings in such a position as to be
plainly visible and legible from the street or road fronting the property. Numbers shall be of a
contrasting color to their background. Commercial, multi-family residential and industrial
buildings shall have a minimum twelve (12) inches numbers with suite numbers a minimum
of six (6) inches in size. All suites shall have a minimum of six (6) inch high letters and/or
numbers on both the front and rear doors. Single-family residences and multi-family
residential units shall have four (4) inch letters and/or numbers, as approved by the Fire
Prevention Bureau. (CFC 901.4.4)
127. 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 within the complex. Location of the sign and design specifications shall be
submitted to and be approved by the Fire Prevention Bureau prior to installation.
128. 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)
129. Prior to issuance of Certificate of Occupancy or building final, based on a requirement for
monitoring the sprinkler system, occupancy 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)
130. 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
in locations approved by the Fire Department. (CFC 902.4)
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131. All manual and electronic gates on required Fire Department access roads or gates
obstructing Fire Department building access shall be provided with the Knox Rapid entry
system for emergency access by fire fighting personnel. (CFC 902.4)
132. Prior to final inspection of any building, the applicant shall prepare and submit to the Fire
Department for approval, a site plan designating Fire Lanes with appropriate lane painting
and or signs.
133. Prior to the building final, speculative buildings capable of housing high-piled combustible
stock, shall be designed with the following fire protection and life safety features: an
automatic fire sprinkler system(s) designed for a specific commodity class and storage
arrangement, hose stations, alarm systems, smoke vents, draft curtains, Fire Department
access doors and Fire department access roads. Buildings housing high-piled combustible
stock shall comply with the provisions California Fire Code Article 81 and all applicable
National Fire Protection Association standards. (CFC Article 81 )
134. Prior to the issuance of a Certificate of Occupancy or building final, the developer/applicant
shall be responsible for obtaining underground and/or aboveground tank permits for the
storage of combustible liquids, flammable liquids or any other hazardous materials from both
the County Health department and Fire Prevention Bureau. (CFC 7901.3 and 8001.3)
Special Conditions
135. Prior to issuance of building permits, fuel modification plans shall be submitted to the Fire
Prevention Bureau for review and approval for all open space areas adjacent to the wildland-
vegetation interface. (CFC Appendix II-A)
135. Prior to issuance of building permits, plans for structural protection from vegetation fires shall
be submitted to the Fire Prevention Bureau for review and approval. The measures shall
include, but are not limited to, enclosing eaves, noncombustible barriers (cement or block
walls), and fuel modification zones. (CFC Appendix II-A)
137. Prior to building permit issuance, a full technical report may be required to be submitted and
to the Fire Prevention Bureau. This report shall address, but not be limited to, all fire and life
safety measures per 1998 CFC, 1998 CBC, NFPA - 13, 24, 72 and 231-C.
138. Prior to issuance of a Certificate of Occupancy or building final a simple plot plan and a
simple floor plan, each as an electronic file of the .DWG format must be submitted to the
Fire Prevention Bureau. Alternative file formats may be acceptable, contact fire prevention
for approval.
139. The applicant shall comply with the requirements of the Fire Code permit process and
update any changes in the items and quantities approved as part of their Fire Code permit.
These changes shall be submitted to the Fire Prevention Bureau for review and approval per
the Fire Code and is subject to inspection. (CFC 105)
140. The applicant shall submit for review and approval by the Riverside County Department of
Environmental Health and City Fire Department an update to the Hazardous Material
Inventory Statement and Fire Department Technical Report on file at the city; should any
quantities used or stored onsite increase or should changes to operation introduce any
additional hazardous material not listed in existing reports. (CFC Appendix II-E)
OUTSIDE AGENCIES
141. The applicant shall comply with all the mitigation measures identified in the attached
Mitigation Monitoring Plan. (Environmental Mitigation Measures)
142. The applicant shall comply with all the requirements set forth in the letter from the United
States Department of the Interior Fish and Wildlife Services dated May 31,2000. (Attached
letter)
143. The applicant shall comply with all the requirements set forth in the letter from the Pechanga
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Cultural Resources dated January 10, 2002. (Attached letter)
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 preperty 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's Signature
Date
Name printed
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ATrACHMENT NO. 2
EXHIBITS
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15
CITY OF TEMECULA
CASE NO.- PA00-0138, 0139, 0140 & 0152
EXHIBIT - A
PLANNING COMMISSION DATE- February 20, 2002
VICINI'P/MAP
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CITY OF TEMECULA
EXHIBIT B - GENERAL PLAN MAP
DESIGNATION -(LM) LOW MEDIUM AND (PO) PROFESSIONAL OFFICE
EXHIBIT C - ZONING
DESIGNATION - (LM) LOW MEDIUM AND (PO) PROFESSIONAL OFFICE
CASE NO. - PA00-0138, 0139, 0140 & 0152
PLANNING COMMISSION DATE - February 20, 2002
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]7
ClTY OFTEMECULA
SEE ATrACHED DOCUMENT
CASE NO. - PA00-0138, 0139, 0140 & 0152
EXHIBIT- D INITIAL STUDY/MITIGATION MONITORING PLAN
PLANNING COMMISSION DATE- February 20, 2002
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CITY OF TEMECULA
CASE NO. - PA00-0138, 0139, 0140 & 0152
EXHIBIT- E
PLANNING COMMISSION DATE- February 20, 2002
SITE PLAN
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19
CITY OF TEMECULA
CASE NO. - PA00-0138, 0139, 0140 & 0152
EXHIBIT- F
PLANNING COMMISSION DATE- February 20, 2002
GRADING PLAN
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CITY OF TEMECULA
CASE NO. - PA00-0138, 0139, 0140 & 0152
EXHIBIT - G
PLANNING COMMISSION DATE- February 20, 2002
GRADING PLAN
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2!
CiTY OF TEMECULA
CASE NO. - PA00-0138, 0139, 0140 & 0152
EXHIBIT- H
PLANNING COMMISSION DATE- February 20, 2002
GRADING PLAN
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22
ClTY OFTEMECULA
CASE NO. - PA00-0138, 0139, 0140 & 0152
EXHIBIT - I
PLANNING COMMISSION DATE- February 20, 2002
TENTATIVE PARCEL MAP
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ClTY OFTEMECULA
CASE NO. - PA00-0138, 0139, 0140 & 0152
EXHIBIT - J
PLANNING COMMISSION DATE- February 20, 2002
LANDSCAPEPLANS
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24
CITY OF TEMECULA
CASE NO. - PA00-0138, 0139, 0140 & 0152
EXHIBIT- K
PLANNING COMMISSION DATE- February 20, 2002
COMMERCIAL FLOOR PLANS/ELEVATIONS
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25
ClTY OFTEMECULA
CASE NO. - PA00-0138, 0139, 0140 & 0152
EXHIBIT - L
PLANNING COMMISSION DATE- February 20, 2002
COMMERCIAL FLOOR PLANS/ELEVATIONS
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CITY OF TEMECULA
CASE NO. - PA00-0138, 0139, 0140 & 0152
EXHIBIT - M
PLANNING COMMISSION DATE- February 20, 2002
COMMERCIAL FLOOR PLANS/ELEVATIONS
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27
CITY OF TEMECULA
CASE NO. - PA00-0138, 0139, 0140 & 0152
EXHIBIT- N
PLANNING COMMISSION DATE- February 20, 2002
COMMERCIAL FLOOR PLANS/ELEVATIONS
C:~Documents and Settings~muellers~.ocal Settings\Temp~Development Plan COA's CC.doc
CITY OF TEMECULA
CASE NO. - PA00-0138, 0139, 0140 & 0152
EXHIBIT - O
PLANNING COMMISSION DATE- February 20, 2002
COMMERCIAL FLOOR PLANS/ELEVATIONS
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CITY OF TEMECULA
CASE NO. - PA00-0138, 0139, 0140 & 0152
EXHIBIT- P
PLANNING COMMISSION DATE- February 20, 2002
CLUBHOUSE FLOOR PLANS
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30
CITY OF TEMECULA
CASE NO. - PA00-0138, 0139, 0140 & 0152
EXHIBIT - Q
PLANNING COMMISSION DATE- February 20, 2002
CLUBHOUSEELEVATIONS
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3!
CITY OF TEMECULA
CASE NO. - PA00-0138, 0139, 0140 & 0152
EXHIBIT- R
PLANNING COMMISSION DATE- February 20, 2002
APARTMENT FLOOR PLANS/ELEVATIONS
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CITY OF TEMECULA
CASE NO. - PA00-0138, 0139, 0140 & 0152
EXHIBIT - S
PLANNING COMMISSION DATE- February 20, 2002
APARTMENT FLOOR PLANS/ELEVATIONS
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CITY OFTEMECULA
CASE NO. - PA00-0138, 0139, 0140 & 0152
EXHIBIT - T
PLANNING COMMISSION DATE- February 20, 2002
APARTMENT FLOOR PLANS/ELEVATIONS
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34
CITY OF TEMECULA
CASE NO. - PA00-0138, 0139, 0140 & 0152
EXHIBIT- U
PLANNING COMMISSION DATE- February 20, 2002
APARTMENT FLOOR PLANS/ELEVATIONS
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35
CITY OF TEMECULA
CASE NO. - PA00-0138, 0139, 0140 & 0152
EXHIBIT - V
PLANNING COMMISSION DATE- February 20, 2002
APARTMENT FLOOR PLANS/ELEVATIONS
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36
CITY OF TEMECULA
CASE NO. - PA00-0138, 0139, 0140 & 0152
EXHIBIT - W
PLANNING COMMISSION DATE- February 20, 2002
APARTMENT FLOOR PLANS/ELEVATIONS
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37
CITY OF TEMECULA
CASE NO. - PA00-0138, 0139, 0140 & 0152
EXHIBIT - X
PLANNING COMMISSION DATE- February 20, 2002
APARTMENT FLOOR PLANS/ELEVATIONS
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38
CiTY OF TEMECULA
CASE NO. - PA00-0138, 0139, 0140 & 0152
EXHIBIT - Y
PLANNING COMMISSION DATE- February 20, 2002
APARTMENT FLOOR PLANS/ELEVATIONS
C:\Documents and Settings'~muellers~Local Settings\Temp~Development Plan COA's CC.doc
CITY OF TEMECULA
CASE NO. - PA00-0138, 0139, 0140 & 0152
EXHIBIT - Z
PLANNING COMMISSION DATE- February 20, 2002
APARTMENT FLOOR PLANS/ELEVATIONS
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4O
CITY OF TEMECULA
CASE NO. - PA00-0138, 0139, 0140 & 0152
EXHIBIT - aa
PLANNING COMMISSION DATE- February 20, 2002
APARTMENT FLOOR PLANS/ELEVATIONS
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4!
CITY OF TEMECULA
CASE NO. - PA00-0138, 0139, 0140 & 0152
EXHIBIT- bb
PLANNING COMMISSION DATE- February 20, 2002
APARTMENT FLOOR PLANS/ELEVATIONS
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42
CITY OF TEMECULA
CASE NO.- PA00-0138, 0139, 0140 & 0152
EXHIBIT - cc
PLANNING COMMISSION DATE- February 20, 2002
APARTMENT FLOOR PLANS/ELEVATIONS
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43
CITY OF TEMECULA
CASE NO.- PA00-0138, 0139, 0140 & 0152
EXHIBIT -dd
PLANNING COMMISSION DATE- February 20, 2002
APARTMENT FLOOR PLANS/ELEVATIONS
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44
CITY OF TEMECULA
CASE NO. - PA00-0138, 0139, 0140 & 0152
EXHIBIT - ee
PLANNING COMMISSION DATE- February 20, 2002
APARTMENT FLOOR PLANS/ELEVATIONS
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45
CITY OF TEMECULA
SEE ATTACHED DOCUMENT
CASE NO. - PA00-0138, 0139, 0140 & 0152
EXHIBIT - ff
PLANNING COMMISSION DATE- February 20, 2002
PDO DOCUMENT
C:~Documents and Settings~muellers~Local Settings\Temp~Development Plan COA's CC.doc
46
CITY OF TEMECULA
SEE AI'rACHED DOCUMENT
CASE NO. - PA00-0138, 0139, 0140 & 0152
EXHIBIT - gg
PLANNING COMMISSION DATE- February 20, 2002
PDO DOCUMENT
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47
CITY OF TEMECULA
CASE NO. - PA00-0138, 0139, 0140 & 0152
EXHIBIT - hh
PLANNING COMMISSION DATE- February 20, 2002
PDO DOCUMENT
C:~Documents and Settings~muellers~Local Set~ings\Temp\Development Plan COA's CC,doc
C:~Documents and Settings~nuellers~Local Settings\Temp',Development Plan COA's CC.doc