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HomeMy WebLinkAbout02_048 PC ResolutionPC RESOLUTION NO. 2002-048 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA RECOMMENDING THE CITY COUNCIL APPROVE PLANNING APPLICATION NO. 01-0230 - TENTATIVE TRACT MAP NO. 29353 FOR THE SUBDIVISION OF 804.7 ACRES INTO 39 LOTS AND 8 STREET LOTS, PLANNING APPLICATION NO. 01-0253 (LEVEL "B' MAPS) - TENTATIVE TRACT MAP NO. 29661, FOR THE SUBDIVISION OF A PORTION OF 158 ACRES INTO 509 RESIDENTIAL LOTS AND 20 OPEN SPACE LOTS WITHIN PLANNING AREAS lA, 1,B, 2, 3, 4A, 4B, 5, 6, 7A, 7B, 7C, 8, AND 9A OF THE RORIPAUGH RANCH SPECIFIC PLAN LOCATED NEAR THE FUTURE INTERSECTION OF BUTTERFIELD STAGE ROAD AND NICOLAS ROAD, AND KNOWN AS ASSESSOR PARCEL NOS. 957-130-001 and 002, 957-340-001, 003, 007, AND 008, 958-260-001 AND 002 WHEREAS, Ashby USA, LLC filed Planning Application No. 01-0230 and 01-0253 (the "Application") in a manner in accord with the City of Temecula General Plan, Development Code and Subdivision Ordinance; WHEREAS, the Application was processed including, but not limited to public notice, in the time and manner prescribed by State and local law; WHEREAS, the Planning Commission, at a regular meeting, considered the Application on October 16, 2002 and October 30, 2002 at duly noticed public hearings as prescribed by law, at which time the City staff and interested persons had an opportunity to, and did, testify either in support or opposition to this matter; WHEREAS, at the conclusion of the Commission hearing and after due consideration of the testimony, the Commission recommended approval of the Application subject to the conditions after finding that the project proposed in the Application conformed with the City of Temecula General Plan, as amended, the proposed Specific Plan, Development Code and Subdivision Ordinance; NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF TEMECULA DOES RESOLVE, DETERMINE AND ORDER AS FOLLOWS: Section 1. That the above recitations are true and correct and are hereby incorporated by reference. Section 2. Findinqs. That the Temecula Planning Commission, in recommending that the City Council approve the Application, hereby recommends the following findings as required in Chapter 16 of the City of Temecula Subdivision Ordinance. A. The proposed subdivision and the design and improvements of the subdivision is consistent with the Development Code, General Plan, the proposed Roripaugh Ranch Specific Plan and the City of Temecula Development Code; R:~S P~Roripaugh Ranch SPXnew~PC Staff Report 10-16-02~Resos and ord (EJP) * 10-30-02 approved by PC.doc 83 B. The tentative maps do not propose to divide land which is subject to a contract entered into pursuant to the California Land Conservation Act of 1965, or the land is subject to a Land Conservation Act contract but the resulting parcels following division of the land will not be too small to sustain their agricultural use; C. The site is physically suitable for the type and proposed density of development proposed by the tentative maps; D. The design of the subdivisions and the proposed improvements, with conditions of approval, are not likely to cause significant environmental damage or substantially and avoidably injure fish or wildlife or their habitat as no sensitive species or habitant exist within the project boundaries; E. An environmental impact report has been prepared and a finding has been made, pursuant to Public Resources Code Section 21081 (a) (3), finding that specific economic, social, or other considerations make infeasible mitigation measures or project alternatives identified in the environmental impact report; F. The design of the subdivisions and the type of improvements are not likely to cause serious public health problems; G. The design of the subdivisions provides for future passive or natural heating or cooling opportunities in the subdivision to the extent feasible; H. The design of the subdivisions and the type of improvements will not conflict with easements acquired by the public at large for access through or use of property within the proposed subdivision, or the design of the alternate easements which are substantially equivalent to those previously acquired by the public will be provided. (Quimby). The subdivisions are consistent with the City's parkland dedication requirements Section 3. Environmental Compliance. Residential projects approved under a Specific Plan are exempt from further environmental review pursuant to Section 15182 of the California Environmental Quality Act Guidelines. All environmental impacts were previously identified and in the Final Environmental Impact Report (FEIR) and Mitigation Monitoring Program in order to approve the project. Section 4. Recommendation to the City Council. That the City of Temecula Planning Commission hereby recommends the City Council to adopt a resolution approving of Planning Application No. 01-0230 - Tentative Tract Map No. 29353 for the subdivision of 804.7 acres into 39 lots and 8 street lots, Exhibit A and as shown on Exhibit A-1 subject to the project specific conditions set forth on Exhibit A-2 and attached hereto, and incorporated herein by this reference, Planning Application No. 01-0253- Tentative Tract Map No. 29661, for the subdivision of 158 Acres into 509 residential lots And 20 open Space Lots Within Planning Areas lA, lB, 2, 3, 4A, 4A, 5, 6, 7A, 7A, 7A, 8, and 9A, Exhibit B and as shown on Exhibit B-1 subject to the project specific conditions set forth on Exhibit B-2 and attached hereto, and incorporated herein by this reference located near the future intersection of Buttertield Stage Road and Nicolas Road, and known as Assessor Parcel Nos. 957-130-001 and 002, 957-340- 001,003, 007, and 008, 958-260-001 and 002. RAS PXRoripaugh Ranch SPXnew~PC Staff Report 10-164)2\Resos and ord (EJP) - 10-30-02 approved by PC.d~c 84 Section 5. PASSED, APPROVED AND ADOPTED by the Planning Commission this 30th day of October 2002. ATTEST: City of Temecula Debbie Ubnoske Secretary [SEAL] STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss CITY OF TEMECULA ) I, Debbie Ubnoske, Secretary of the Temecula Planning Commission, do hereby certify that PC Resolution No. 2002-048 was duly and regularly adopted by the Planning Commission of the City of Temecula at a regular meeting thereof held on the 30th day of October, 2002, by the following vote: AYES: 5 PLANNING COMMISSIONERS: Guerriero, Mathewson, Olhasso, Telesio and Chairman Chiniaeff NOES: 0 PLANNING COMMISSIONERS: None ABSENT: 0 PLANNING COMMISSIONERS: None ABSTAIN: 0 PLANNING COMMISSIONERS: None Debbie Ubnoske, Secretary R:~S P~Roripaugh Ranch SP~newh°C Staff Report 10-16-02~Resos and ord (EJP) - 10-30-02 approved by PC.doc 85 EXHIBIT A (FOR ATTACHMENT NO. 3) CITY COUNCIL RESOLUTION FOR PLANNING APPLICATION NO. 91-0230 TENTATIVE TRACT MAP NO. 29353 R:~S PXRofipaugh Ranch SP~new~PC Staff Report 10-16-02XResos and ord (EJP) - 10-30-02 approved by PC.doc 86 CC RESOLUTION NO. 2002- A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TEMECULA APPROVING OF PLANNING APPLICATION NO. 01-0230 - TENTATIVE TRACT MAP NO. 29353, A SUBDIVISION OF 804.7 ACRES INTO 39 LOTS AND 8 STREET LOTS WITHIN THE RORIPAUGH RANCH SPECIFIC PLAN LOCATED NEAR THE FUTURE INTERSECTION OF BUTTERFIELD STAGE ROAD AND NICOLAS ROAD, AND FURTHER IDENTIFIED AS ASSESSOR PARCEL NOS. 957- 130-001 and 002, 957-340-001,003, 007, 008, AND 958-260-001 AND 002. WHEREAS, Ashby USA, LLC filed Planning Application No. PA01-0230 AND PA01- 0253 (the "Application") in a manner in accord with the City of Temecula General Plan, Development Code and Subdivision Ordinance; WHEREAS, the Application was processed including, but not limited to public notice, in the time and manner prescribed by State and local law; WHEREAS, the Planning Commission, at a regular meeting, considered the Application on October 16, 2002, at a duly noticed public hearing as prescribed by law, at which time the City staff and interested persons had an opportunity to, and did, testify either in support or opposition to this matter; WHEREAS, at the conclusion of the Commission hearings and after due consideration of the testimony, the Commission recommended approval of the Application subject to and based upon the findings set forth hereunder; WHEREAS, the City Council considered the Application on 2002, at a duly noticed public hearing as prescribed by law, at which time the City staff and interested persons had an opportunity to, and did testify either in support or opposition to this matter; WHEREAS, at the conclusion of the Council hearing and after due consideration of the testimony, the Council approved of the Application, and certified the Environmental Impact Report and adopted the Mitigation Monitoring Program after finding that the project proposed in the Application conformed to the City of Temecula General Plan; WHEREAS, all legal preconditions to the adoption of this Resolution have occurred. NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TEMECULA DOES RESOLVE, DETERMINE AND ORDER AS FOLLOWS: Section 1. That the above recitations are true and correct and are hereby incorporated by reference. Section 2. Findinqs. That the City Council, in approving the Application, hereby makes the following findings as required in Section 16.09.140 of the Temecula Municipal Code. R:xS PXRoripaugh Ranch SP~newXPC Staff Report 10-16-02~Resos and ord (EJP) - 10-30-02 approved by PC.doc 87 A. The proposed subdivision and the design and improvements of the subdivision is consistent with the Development Code, General Plan, any applicable specific plan and the City of Temecula Municipal Code; B. The proposed subdivision map is consistent with the subject specific plan and related General Plan Amendment. C. The tentative map does not propose to divide land which is subject to a contract entered into pursuant to the California Land Conservation Act of 1965, or the land is subject to a Land Conservation Act contract but the resulting parcels following division of the land will not be too small to sustain their agricultural use; D. The site is physically suitable for the type and proposed density of development proposed by the tentative map; E. The design of the subdivisions and the proposed improvements, with conditions of approval, are not likely to cause significant environmental damage or substantially and avoidably injure fish or wildlife or their habitat as no sensitive species or habitant exist within the project boundaries; F. An environmental impact report has been prepared and a finding has been made, pursuant to Public Resources Code Section 21081 (a) (3), finding that specific economic, social, or other considerations make infeasible mitigation measures or project alternatives identified in the environmental impact report; G. The design of the subdivisions and the type of improvements are not likely to cause serious public health problems; H. The design of the subdivisions provides for future passive or natural heating or cooling opportunities in the subdivision to the extent feasible; I. The design of the subdivisions and the type of improvements will not conflict with easements acquired by the public at large for access through or use of property within the proposed subdivision, or the design of the alternate easements which are substantially equivalent to those previously acquired by the public will be provided. (Quimby). The subdivisions are consistent with the City's parkland dedication requirements Section 3. Environmental Compliance. Residential projects approved under a Specific Plan are exempt from further environmental review pursuant to Section 15182 of the California Environmental Quality Act Guidelines. All environmental impacts were previously identified and in the Final Environmental Impact Report (FEIR) and Mitigation Monitoring Program in order to approve the project. Section 4. Conditions. The City Council of the City of Temecula approves Planning Application No. 01-0230 - Tentative Tract Map No. 29353 (Exhibit A-l) for the subdivision Of 804.7 acres into 39 lots and 8 street lots within the Roripaugh Ranch Specific Plan, subject to the project specific conditions set forth on Exhibit A-2, attached hereto, and incorporated herein by this reference together with any and all other necessary conditions that may be deemed necessary, for the property located near the future intersection of Butterfield Stage Road and R:~S [SRoripaugh Ranch SP~newheC Staff Report 10-16~)2~Resos and ord (EJP) - 10-30-02 approved by PC.doc 88 Nicolas Road, and further identified as Assessor Parcel Nos. 957-130-001 and 002, 957-340- 001,003, 007, 008, and 958-260-001 and 002. Section5. PASSED, APPROVED AND ADOPTED this _day of ,2002. ATTEST: Ron Roberts, Mayor Susan W. Jones, CMC/AAE City Clerk [SEAL] 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. 2002- was duly and regularly adopted by the City Council of the City of Temecula at a regular meeting thereof held on the of 2002, by the following vote: AYES: COUNCILMEMBERS: NOES: COUNCILMEMBERS: ABSENT: COUNCILMEMBERS: Susan W. Jones, CMC/AAE City Clerk R:XS P~Roripaugh Ranch SPXnewXPC Staff Report 10-16-02XResos and ord (EJP) - 10-30-02 approved by PC.d~c 89 EXHIBIT A-1 (FOR A'I-rACHMENT NO. 3) TENTATIVE TRACT MAP NO. 29353 R:\S PXRoripaugh Ranch SPXnewXPC Staff Report 10-16-02XResos and ord (EIP) - 10-30-02 approved by PC.doc 90 \ I EXHIBIT A-2 (FOR ATTACHMENT NO. 3) CONDITIONS OF APPROVAL PLANNING APPLICATION NO. 01-0230 - TENTATIVE TRACT MAP NO. 29353 R:~S P~Roripaugh Ranch SP~new~PC Staff Report 10-16-02kResos and ord (EJP) - 10-30-02 approved by PC.doc 91 EXHIBIT A-2 CITY OF TEMECULA CONDITIONS OF APPROVAL Planning Application No.: PLANNING APPLICATION NO. 01-0230 TENTATIVE TRACT MAP NO. 29353 Project Description: The subdivision Of 804.7 acres into 39 lots and 8 street lots which conform to the Planning Areas of the Roripaugh Ranch Specific Plan. Assessor's Parcel Nos.: 957-130-001 and 002, 957-340-001, 003, 007, 008, and 958-260-001 and 002. Approval Date: Expiration Date: PLANNING DIVISION General Requirements The tentative subdivision shall comply with the State of California Subdivision Map Act and to all the requirements of the Temecula Subdivision Ordinance, unless modified by the conditions listed below. A time extension may be approved in accordance with the State Map Act and City Ordinance, upon written request, if made 30 days prior to the expiration date. 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 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 the land use approval without further notice to the applicant. R:\S P~Roripaugh Ranch SP~newXPC Staff Report 10-16-02~Resos and ord (EJP) - 10-30-02 approved by PC.doc 92 This project and all subsequent projects within this site shall be consistent with Specific Plan No. 11, the Roripaugh Ranch Specific Plan. The project and all subsequent projects within this site shall comply with all mitigation measures identified within the Final Environmental Impact Report for the Roripaugh Ranch Specific Plan, and the approved Mitigation Monitoring Program thereof. Within thirty (30) days of the final approval of the project by the City Council, the tentative map shall be submitted to the Planning Department in final form for review and approval. It shall include all conditions of approval and all modifications made by the Planning Commission and City Council. (Amended by the Planning Commission on 10- 30-02) The approval granted by this Resolution shall become effective upon the Effective Date of the Development Agreement, as the term Effective Date is defined in the Development Agreement adopted concurrently with this Resolution. If Subdivision phasing is proposed, a phasing plan shall be submitted to and approved by the Planning Director. The project and all subsequent projects within this site shall be subject to Roripaugh Ranch Development Agreement (PA99-0299). A Condition of Approval will be added to provide AC pavement at intersections and approaches at all existing roads. (Added by the Planning Commission on 10-30-02) Prior to Issuance of Grading Permits 10. A copy of the grading plans shall be submitted and approved by the Planning Division. 11. 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. 12. Prior to the City approval of the grading plans or any other plans requiring MWD clearance that may impact their property and easement, the developer is responsible to provide the City with MWD's clearance for the said plans. Prior to Recordation of the Final Map 13. The following shall be submitted to and approved by the Planning Division: a. A copy of the Final Map. a. A copy of the Environmental Constraint Sheet (ECS) with the following notes: i. This property is located within thirty (30) miles of Mount Palomar Observatory. All proposed outdoor lighting systems shall comply with the California Institute of Technology, Palomar Observatory recommendations, Ordinance No. 655. RSS P~Roripaugh Ranch S P~new~C Staff Report 10-16-02~Resos and ord (EJP) - 10-30-02 approved by PC.doc 93 ii. The Roripaugh Ranch Environmental Impact Report (EIR) was prepared for this project and is on file at the City of Temecula Community Development Department - Planning Division. iii. Lots 31, 32, and 33 shall be designated as permanent open space. A copy of the Covenants, Conditions, and Restrictions (CC&R's) i. CC&R's shall be reviewed and approved by the Planning Director. The CC&R's shall include liability insurance and methods of maintaining open space, recreation areas, parking areas, private roads, exterior of all buildings and all landscaped and open areas including parkways. ii. No lot or dwelling unit in the development shall be sold unless a corporation, association, property owner's group or similar entity has been formed with the right to assess all properties individually owned or jointly owned which have any rights or interest in the use of the common areas and common facilities in the development, such assessment power to be sufficient to meet the expenses of such entity, and with authority to control, and the duty to maintain, all of said mutually available features of the development. Such entity shall operate under recorded CC&R's which shall include compulsory membership of all owners of lots and/or dwelling units and flexibility of assessments to meet changing costs of maintenance, repairs, and services. Recorded CC&R's shall permit enforcement by the City for provisions required as Conditions of Approval. The developer shall submit evidence of compliance with this requirement to, and receive approval of, the city prior to making any such sale. This condition shall not apply to land dedicated to the City for public purposes. iii. Every owner of a dwelling unit or lot shall own as an appurtenance to such dwelling unit or lot, either (1) an undivided interest in the common areas and facilities, or (2) a share in the corporation, or voting membership in an association owning the common areas and facilities. iv. All future property owners shall agree to be a part of the proposed Community Facilities District (CFD) or any other similar financing mechanism. 14. Prior to the City approval of the grading plans, improvement plans, the final map, or any other plans requiring MWD clearance that may impact their property and easement, the developer is responsible to provide the City with MWD's clearance for the said plans. Prior to Issuance of Building Permits 15. With the exception of lot 22 (fire station site) no building permits shall be issued for the lots created by this tentative map. PUBLIC WORKS DEPARTMENT Unless otherwise noted, all conditions shall be completed by the Developer at no cost to any Government Agency. R:~S PXRoripaugh Ranch SP~new~PC Staff Report l 0-16-02~Resos and ord (EJP) - 10-30-02 approved by PC.d~c 94 General Conditions 16. It is understood that the Developer correctly shows on the Tentative Map all existing and proposed easements, traveled ways, paseos, pedestrian trails, improvement constraints, detention basins, and drainage courses, and their omission will subject the project to further review and may require revision. 17. A Grading Permit for mass, rough, and/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. 18. 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. An Encroachment Permit may be issued for all roads designated as private streets. 19. The Developer shall participate in a Cooperative Agreement with the County allowing the City to act on their behalf, if at the time prior to issuance of a grading permit in the County area the annexation process has not been completed. 20. The Developer shall submit a Maintenance Agreement to maintain flood control facilities for the portions of Santa Gertrudis Creek and Long Valley Wash located within the project site. It must be mutually agreeable to the City Director of Public Works, Riverside County Flood Control & Water Conservation District (RCFCWCD), and the Home Owners Association (HOA). The Maintenance Agreement shall contain a funding mechanism whereby all residential dwelling units in the proposed project will be equally assessed for the Santa Gertrudis Creek and Long Valley Wash maintenance. The Maintenance Agreement shall be executed prior to issuance of the first building permit. 21. The Developer shall agree to the formation of a Community Facilities District for the construction of, but not limited to, road, bridge, drainage, traffic signal intersection, landscape, and fire station improvements in accordance with the Roripaugh Ranch Specific Plan. The form of the Agreement shall be subject to the approval of the City Engineer and City Attorney and shall be executed prior to final map recordation. 22. All easements and/or right-of-way dedications shall be offered for dedication to the public or other appropriate agency and shall continue in force until the City accepts or abandons such offers. All dedications shall be free from all encumbrances as approved by the Department of Public Works. 23. The Developer shall obtain letters giving permission to grade 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. 24. 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 Final 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 R:~S PXRoripaugh Ranch SPXnew'u~C Staff Report 10-16-02h°,esos and ord (EJP) - 10-30-02 approved by PC.doc 95 given in an appraisal report obtained by the Developer, at the Developer's cost. The appraiser shall have been approved by the City prior to commencement of the appraisal. 25. A development phasing plan addressing the schedule of necessary infrastructure requirements shall be approved by the Department of Public Works and the Planning Director prior to approval of any subsequent application. 26. 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. 27. All utility systems such as electric, including those which provide direct service to the project site and/or currently exist along public rights-of-ways adjacent to the site (except electrical lines rated 33 kv or greater), gas, telephone, water, sewer, and cable TV shall be placed underground, with easements provided as required, and designed and constructed in accordance with City Codes and the utility provider. Circulation 28. Adequate primary and secondary access shall be provided for each phase of development as approved by the Department of Public Works. Vehicular access easements shall be secured across undeveloped areas to provide secondary access. The exact location and number of access points shall be subject to review and approval by the Department of Public Works at the time of submittal of future individual tentative tract maps and/or development applications. Additional right-of-way at entries may be required to provide for turning lanes as directed by the Department of Public Works. 29. Access along Murrieta Hot Springs Road, Butterfield Stage Road, Nicolas Road, and the Loop Roads as shown on this master tentative tract map shall be restricted except at street intersections and driveways to be identified in individual tentative tract maps and approved by the Department of Public Works. 30. All street sections shall correspond with the Roripaugh Ranch Specific Plan, Figures 2-4, 2-4A, 2-5, 2-5A, and 2-5A-1 and by reference made a part of these conditions of approval, typical roadway cross sections and requirements of the Circulation Element of the City's General Plan, and City ordinances and standards. 31. The Developer shall obtain permission from adjacent affected property owners along Nicolas Road and Butterfield Stage Road to allow for grading and any related driveway improvements necessary to continue to allow legal vehicular access through the use of some mechanism approved by the City's Public Works Department including but not limited to: permission to grade offsite letters, blanket or specific right of entry letters, and temporary construction easements. 32. Prior to approval of the street improvement plans, the developer shall demonstrate that adequate sight distance at intersections and approved driveways meet City and Caltrans standards to the satisfaction of the City Engineer. 33. Bridge structure type shall be approved by the City Public Works Department and Riverside County Flood Control and Water Conservation District. Proposed bridges shall provide acceptable crossing over waterways to accommodate all necessary R:~S P~Rofipaugh Ranch SP~newXPC Staff Report 10-16-02XResos and ord (EJP) - 10-30-02 approved by PC.doc 96 vehicular, pedestrian, equestrian, dry and wet utilities, future utilities including but not limited to conduit for fiber optic cable or traffic signal interconnect if not placed within street pavement. The bridge design shall include, but not be limited to the following studies: foundation analysis, scour analysis, and protection measures. 34. The Developer shall submit to the City Public Works Department for review and approval street improvement plans, signing and striping plans, traffic signal plans, and traffic control plans for all improvements in the phasing section of these conditions. Traffic Mitigation Monitoring Program 35. The Traffic Mitigation Monitoring Program proposes that a traffic study be approved prior to the issuance of the first building permit for each additional phase of development. The intent of the Traffic Mitiqation Monitorinq Proqram is not to re-define mitiqation responsibility, but rather to assist in the refinement of area improvement needs and the timinq of the improvements. The traffic study would: 1 ) document ambient traffic volumes conditions; 2) estimate trip generation for the particular development phase; and 3) assess traffic conditions with the traffic added by the particular development phase. The exact study area to be addressed in each of the traffic studies should be defined through discussions with the City Traffic Engineer. In general the study area should include the immediate access intersections and roadways, which would serve the new development phase and those critical off-site intersections and roadways that will provide primary access to the new development. Critical intersections/roadways are defined as those facilities that are experiencing high levels of peak period traffic congestion (at the time the traffic study is to be performed). The traffic study findings would assist the City in proactively planning for area roadway improvements. 36. Ensuing Traffic Reports, analyzing traffic impacts associated with subsequent development stages of the Specific Plan, shall be submitted to identify implementation and timing of the necessary improvements to mitigate cumulative traffic impacts. Drainage 37. The Developer shall, as required by the City and Riverside County Flood Control and Water Conservation District, protect downstream properties from damages caused by alteration of the drainage patterns including concentration or diversion of flow and increases in flow and/or velocity. Protection shall be provided by constructing adequate channel improvements, drainage facilities, and by securing drainage easements, as necessary. 38. Drainage and flood control facilities shall be provided in accordance with the requirements of the City and/or Riverside County Flood Control and Water Conservation District (RCFC&WCD). All drainage facilities shall be designed to convey 100-year storm flows, subject to the approval of the Department of Public Works and RCFC&WCD, as applicable. 39. Prior to issuance of a grading permit affecting the creek areas, the Developer shall submit a Drainage Management Plan covering both Santa Gertrudis Creek and Long Valley Wash to the City and RCFC&WCD to review the adequacy of the proposed and existing downstream drainage facilities. The Drainage Management Plan will address how the planned improvements will prevent downstream erosion and flooding impacts. R:~S P~Roripaugh Ranch SP~new~PC Staff Report 10-164)2~Resos and ord (EJP) - 10-30-02 approved by FC.doc 97 40. Prior to issuance of the first building permit, the Developer shall provide a flood control Maintenance Agreement for the portions of Santa Gertrudis Creek and Long Valley Wash within the project site. It must be mutually agreeable to the City Department of Public Works, the Riverside County Flood Control and Water Conservation District, and the homeowners association. This agreement shall state that the City is only responsible for maintaining flood control facilities under public roads, and is not responsible for maintaining the Santa Gertrudis Creek and Long Valley Wash channels or detention basins. 41. The Developer shall construct the proposed on and offsite drainage facility improvements and interim detention basins and/or flow by basins as recommended in the Specific Plan and Drainage Study documents and/or as directed by the Department of Public Works and RCFC&WCD, as applicable. 42. Prior to issuance of grading permits, the Developer shall identify and design, as necessary, interim channel improvements including, but not limited to, grading and construction of detention basins before permanent channel improvements are constructed. 43. Drainage facilities within each phase shall be constructed immediately after the completion of the site grading and prior to or concurrently with the initial site development within that phase. 44. The Developer shall accept and properly dispose of all off-site drainage flowing onto or through the site. The Developer, in procuring the protection of downstream properties, has elected to construct two detention basins in the "Plateau Area", a detention basin in Santa Gertrudis Creek and a flow by basin in Long Valley Wash. These detention and flowby basins shall be adequately sized so as not to increase the flow and velocities exiting the project boundary. 45. The Developer shall provide adequate bank protection, as approved by the City Department of Public Works and RCFC&WCD, to allow a bridge crossing at Nicolas Road/Calle Girasol along Santa Gertrudis Creek. Nicolas Road will not be accepted into the City's maintained street system until all offsite channel improvements are complete and accepted by the City and RCFC&WCD. 46. The Developer shall provide maintenance roads to all proposed detention basins to provide access for maintenance. Road specifications such as width and type shall be per Riverside County Flood Control and Water Conservation District requirements. 47. Prior to issuance of grading permits, the Developer shall coordinate any construction that could impact Metropolitan Water District (MWD) facilities to assure that their facilities are not damaged by project construction, either onsite or offsite. 48. The City reserves the right to require the developer to mitigate any concentrated offsite flows and to adequately disperse them by the use of rip-rap or equivalent improvements, as approved by and to the satisfaction of the City Engineer. This condition shall be in force during the entire development process for the project. 49. A Flood Plain Development Permit and Flood Study shall be submitted to the Department of Public Works for review and approval. The flood study shall be in a R:XS PXRoripaugh Ranch SP~ewWC Staff Report I 0-16-02XRcsos and oM (EJP) - 10-30-02 approved by PC.doc 98 format acceptable to the Department and include, but not be limited to, the following criteria: a. Drainage and flood protection facilities which will protect all structures by diverting site runoff to streets or approved storm drain facilities. b. Adequate provision shall be made for the acceptance and disposal of surface drainage entering the property from adjacent areas. c. Identify and mitigate impacts of grading to any adjacent floodway or floodplain. d. The location of existing and post development 100-year floodplain and floodway. 50. Prior to issuance of a grading permit in the floodplain, the Developer shall provide a Conditional Letter of Map Revision (CLOMR) or equivalent Federal Emergency Management Agency (FEMA) application and comply with that process. 51. Prior to issuance of occupancy permits in those lots adjacent to either Santa Gertrudis Creek or Long Valley Wash, the Developer shall submit appropriate documentation to the Federal Emergency Management Agency and obtain approval of Letter of Map Revision (LOMR). 52. A flood mitigation charge shall be paid prior to issuance of grading permits. 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. Water and Sewer 53. Water and sewer facilities shall be installed in accordance with the requirements and specifications of the City, Eastern Municipal Water District (EMWD), and Rancho California Water District (RCWD). Such requirements shall be applied at the subdivision or plot plan stages of the development. 54. Prior to the approval of subsequent development applications, the Developer shall comply with the Water Master Plan to EMWD and RCWD to check for adequacy of the proposed water facilities. The Developer shall obtain written approval for the water system from EMWD and RCWD. 55. Prior to the approval of subsequent development applications, the Developer shall comply with the Sewer Master Plan to EMWD to check for adequacy of the proposed sewer facilities. The Developer shall obtain written approval for the sewer system from EMWD. 56. Prior to approval of the final map, the developer shall provide the City with adequate documentation from the local water purveyors (EMWD and RCWD) that they have adequate water supplies to serve project start-up through completion and full occupancy according to the requirements of Senate Bills 221 and 610. 57. The Developer shall install reclaimed water lines to irrigate landscaped areas to the satisfaction of the Public Works and Temecula Community Services Departments if R:~S PxRoripaugh Ranch SI~new~PC StaffReport 10-16-02~Resos and ord (EJP) - 10-30-02 approved by PC.doc 99 throughout the course of development and until such time the project is complete, reclaimed water lines become available within 300 feet of any project boundary. Grading 58. Prior to the issuance of any grading permit, the Developer shall receive written clearance from the following agencies: State of California Department of Fish and Game, U.S. Army Corps of Engineers, and U.S. Fish and Wildlife Service. Where appropriate, the terms, conditions, and recommendations of the noted agencies shall be incorporated as Conditions of Approval into the areas of development. 59. No grading shall be permitted for any development area prior to tentative map approval. 60. Grading plans and operations shall be in accordance with the California Building Code, City Grading Standards, the recommendations contained in the Geotechnical Report, or any subsequent reports prepared for the project, the conditions of the grading permit, and accepted grading construction practices and the recommendations and standards specified in the Specific Plan and Environmental Impact Report (EIR) documents. 61. Prior to issuance of any grading permit, erosion control plans shall be prepared in conformance with applicable City Standards and subject to approval by the Department of Public Works. The Developer shall post security and enter into an agreement guaranteeing the grading and erosion control improvements. 62. The Developer shall comply with the requirements of the National Pollutant Discharge Elimination System (NPDES) permit regulated by the State Water Resources Control Board, and the Storm Water Pollution Prevention Plan (SWPPP) implemented by the San Diego Regional Water Quality 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. 63. The Developer shall post a clearly visible sign at the intersection of Nicolas Road and Calle Girasol to notify residents of the Nicolas Valley if and when blasting will occur at least two days prior to scheduled blasting. Any blasting activities will be limited to the hours of 9 AM to 4 PM, Monday through Friday. Prior to blasting, the Developer shall obtain permission from the City Engineer to post notice in at least one newspaper of local circulation at least one week in advance. 64. Prior to issuance of grading permits, the Developer shall submit a Dust Control Plan (DCP) to SCAQMD that is consistent with Rule 403 guidelines for approval. The Developer shall submit written proof to the City that SCAQMD has reviewed and approved the DCP. The DCP shall be applicable for all onsite as well as offsite work and includes but is not limited to the following activities: twice daily soil watering, street sweeping, covering of trucks hauling soil away, chip sealing access roads, hydroseeding exposed soil surfaces, and adding chemical binders or surfactants to water used for watering. Also, the Developer shall provide the City with documentation that appropriate construction equipment that is anticipated to be used for more than 30 days has had tune-ups or equivalent work to assure Iow NOX emissions. In addition, all diesel equipment and vehicles must be equipped with particulate filters and use only Iow sulfur fuels. R:~S P~Roripaugh Ranch SP~new~PC Staff Report 10-16~02~Resos and ord (EJP) - 10-30-02 approved by PC.doc 100 65. Prior to issuance of grading and building permits, the individual contractors shall submit a Traffic Management Plan (TMP) to the Public Works Department that includes but is not limited to: scheduling receipt of construction materials to off-peak travel periods routing construction traffic through areas of least impact sensitivity, limiting lane closures and detours to off-peak travel periods, and staging areas away from existing residential uses. 66. Prior to issuance of a grading permit, the Developer shall prepare and file a Noise Control Plan (NCP) with the Public Works Department. The NCP will be generally consistent with the mitigation monitoring program and the City's construction noise ordinance. 67. Graded but undeveloped land shall be maintained weed-free and planted with interim landscaping, such as hydroseed, and temporary irrigation within ninety days of completion of grading, unless building permits are obtained. 68. Paleontologists and Archeologists shall be present during grading, including excavated soil stockpiles, in accordance with the Environmental Impact Report mitigation measure. 69. An importJexport route shall be submitted to the Department of Public Works prior to issuance of any grading permit. The plan shall include limitation to the duration of the grading operation and construction activities, a Traffic Control Plan, and a daily time schedule of operations. 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 and landsides. The report shall include recommendations to mitigate the impact of ground shaking and liquefaction. 72. If subsequent Geotechnical and Soils Reports determine that dewatering of the site is necessary during construction, necessary permits (ie. in compliance with NPDES permit) shall be obtained from appropriate agencies prior to approval of the grading plans. 73. All public streets shall be maintained and cleaned if necessary on a daily basis during grading operation and construction activities. Cash deposit, letter of credit or posting of bond to guarantee maintenance of all public rights-of-way affected by the grading operations and construction activities, shall be posted prior to issuance of grading permits. Specific Plan Phasing 74. Construction of the development permitted by the Specific Plan, including recordation of subdivision maps, may be carried out in stages provided that, adequate vehicular access is constructed for all dwelling units in each stage of development and further provided R:~S P~Roripaugh Ranch S PXnevAPC Staff Repor~ 10-164)2\Resos and ord (EJP) - 10-30-02 approved by PC.doc 101 that such development conforms substantially with the intent and purpose of the Specific Plan Conceptual Phasing Plan Figure 2-10 and Phasing of Road Improvements Section 2.2.6. 75. In the event that the City is unable to construct the street and slopes, acquire the additional right of way and complete any related proceedings associated with that process, for the segment on Butterfield Stage Road from Chemin Clinet to Rancho California Road, by the 510t' building permit, the Developer shall be responsible for completing this work by the 510m building permit. 76. Prior to the issuance of the designated number of building permits for each phase, the developer or the CFD must construct the improvements identified below. The City may require additional or supplemental traffic studies prior to approval of futura tentative tract maps. If these studies confirm that area intersections are operating below LOS D or otherwise pose an unsafe condition, then the developer shall be responsible for mitigating these conditions, in addition to the mitigation measures already identified in the EIR. SPECIFIC PLAN PHASE 1 a. ONSITE ROAD IMPROVEMENTS Prior to issuance of the 34th building permit, the following improvements shall be completed: i. Secondary Access - Provide secondary access from Lots 1, 3-4, 6-7 to Murrieta Hot Springs Road. Prior to issuance of the 108th building permit, the following improvements shall be completed: ii. Improve Murrieta Hot Springs Road from existing improvements east of Pourroy Road to the MWD Easement (Specific Plan Arterial Highway - 110' R/W) to include dedication of full-width street right-of-way, installation of full-width street improvements, paving, curb and gutter, sidewalk, street lights, drainage facilities, signing and striping, utilities (including but not limited to water and sewer), and a 14-foot wide raised landscaped median. All proposed improvements shall be coordinated with existing improvements including raised landscaped median and lane width transitions as approved by the City Traffic Engineer. iii. Improve Murrieta Hot Springs Road from the MWD Easement to Butterfield Stage Road (Specific Plan Modified Arterial Highway - 110' R/W) to include dedication of full-width street right-of-way, installation of half-width street improvements including a 14-foot wide raised landscaped median and a 14-foot wide travel lane adjacent to the median on the unimproved half, paving, curb and gutter, sidewalk, street lights, drainage facilities, signing and striping, and utilities (including but not limited to water and sewer). Driveways shall be constructed to provide access to the MWD property and easement. iv. Improve Butterfield Stage Road from Nicolas Road to Murrieta Hot Springs Road (Specific Plan Augmented Arterial Highway- 122' R/VV) to include dedication of full-width street right-of-way, installation of half-width street improvements plus a 14-foot wide raised landscaped median and a 12-foot R:~S P~Roripaugh Ranch SPXnewXPC Staff Report 10-16-02XResos and ord (EJP) - 10-30-02 approved by PC.doc 102 travel lane adjacent to the median on the unimproved half, paving, curb and gutter, sidewalk, street lights, drainage facilities, signing and striping, and utilities (including but not limited to water and sewer). v. Dedicate full-width right-of-way on Butterfield Stage Road from Murrieta Hot Springs Road to the northern project boundary (Specific Plan Arterial Highway - 110' R/W). vi. Improve Butterfield Stage Road from Nicolas Road to the southern project boundary (Specific Plan Arterial Highway - 110' PJW) to include dedication of full-width street right-of-way, installation of half-width street improvements including a 14-foot wide raised landscaped median and a 14-foot wide travel lane adjacent to the median on the unimproved half, full-width bridge structures over Santa Gertrudis Creek and Long Valley Wash, paving, curb and gutter, sidewalk, street lights, drainage facilities, signing and striping, and utilities (including but not limited to water and sewer). vii. Improve Nicolas Road from Butterfield Stage Road to the western project boundary (Specific Plan Modified Secondary Highway - 110' RNV) to include dedication of full-width street right-of-way, installation of the northerly half-width plus 10 feet of street improvements including paving, curb and gutter, sidewalk, soft surface path, split rail fence, street lights, drainage facilities, signing and striping, and utilities (including but not limited to water and sewer). viii. Improve South Loop Road from Butterfield Stage Road to the end of the fire station site frontage (Specific Plan Modified Principal Collector Road - 76' R/W) to include dedication of full-width street right-of-way, instatlation of the southerly half-width plus 6 feet of street improvements including paving, curb and gutter, sidewalk, street lights, drainage facilities, signing and striping, and utilities (including but not limited to water and sewer). Prior to issuance of the 400th building permit, the following improvements shall be completed: ix. Improve "F" Street along Lot 8 frontage (Specific Plan Modified Collector Road - 66' RNV) to include dedication of full-width street right-of-way, installation of full-width street improvements including paving, curb and gutter, sidewalk, street lights, drainage facilities, signing and striping, and utilities (including but not limited to water and sewer). x. Improve North Loop Road from Butterfield Stage Road to the east side of Santa Gertrudis Creek (Specific Plan Modified Principal Collector Road - 76' R/W) to include dedication of full-width street right-of-way, installation of full-width street improvements including a full-width bridge over Santa Gertrudis Creek, paving, curb and gutter, sidewalk, street lights, drainage facilities, signing and striping, and utilities (including but not limited to water and sewer). OFFSITE ROAD IMPROVEMENTS Prior to issuance of the 108th building permit, the following improvements shall be completed: R:~S PXRoripaugh Ranch SP~new~C Staff Report 10-16-02~Resos and oral (EJP) - 10-30-02 approved by PC.doc 103 ii. iii. Improve Nicolas Road from the western project boundary to 450 feet east of the existing Nicolas Road/Calle Girasol intersection (Specific Plan Modified Secondary Road - 110' R/W, Section K) to include installation of 40-foot width on center improvements, paving, asphalt concrete berm including signing and striping, utilities (including but not limited to water and sewer) and a 6-foot wide curb separated asphalt concrete path on the north side. The Developer shall obtain permission from adjacent affected property owners to allow for grading and any related driveway improvements necessary to continue to allow legal vehicular access onto Nicolas Road through the use of some mechanism approved by the City's Public Works Department including but not limited to: permission to grade offsite letters, blanket or specific right of entry letters, and temporary construction easements. Provide secondary access by constructing improvements for one of the following options: a. If Nicolas Road is designated as the secondary access route, the following improvements shall be completed: i. Construct 40 foot on center improvements (Specific Plan Modified Secondary Road - 110' R/W, Section K) from 450 feet east of the existing Nicolas Road/Calle Girasol intersection to Leifer Road including paving, asphalt concrete berm, including signing and striping, utilities (including but not limited to water and sewer) and the full- width bridge structure over and within Santa Gertrudis Creek. ii. Realign existing Calla Girasol to its ultimate intersection with Nicolas Road including right-of-way acquisition. iii. The Developer shall provide adequate bank protection, as approved by the City Department of Public Works and RCFC&WCD, to allow a bridge crossing at Nicolas Road/Calle Girasol along Santa Gertrudis Creek Nicolas Road will not be accepted into the City's maintained street system until all offsite channel improvements are complete and accepted by the City and RCFC&WCD. b. If Calle Chapos from Butterfield Stage Road to Walcott Lane and Calle Chapos to Calle Girasol from Walcott Lane to the existing Nicolas Road/Calle Girasol intersection is designated as secondary access, the following improvements shall be completed: i. Construct 38-foot width on center improvements (Specific Plan Modified Collector Road - 66' R/W, Section L) from Butterfield Stage Road to the Nicolas Road/Calle Girasol intersection including paving and signing and striping. ii. Provide horizontal realignment and right-of-way acquisition, as required by the City Fire Chief and City R:XS l~Roripaugh Ranch SP~newXPC Staff Report 10-16-02~Resos and ord (E,1P) - 10-30-02 approved by PC.doc 104 Engineer, from Walcott Lane to the existing Nicolas Road/Calle Girasol intersection. c. If Butterfield Stage Road (Specific Plan Arterial Highway - 110' R/W) is designated as secondary access, construct half-width improvements from the southern project boundary to Chimen Clinet including dedication of full-width street right-of-way, installation of half-width street improvements, including a 14-foot wide raised landscaped median and a 14-foot wide travel lane adjacent to the median on the unimproved half, paving, curb and gutter, sidewalk, street lights, drainage facilities, signing and striping, and utilities (including but not limited to water and sewer), exluding any existing improvements. c. TRAFFIC SIGNALS The developer must make a fair share contribution towards the improvement of the following intersections identified below. The improvements listed below are in addition to the existing improvements and lane configurations and shall supplement but not replace existing turning movements. Additional or supplemental traffic studies shall be conducted prior to approval of future tentative tract maps. If these studies confirm that these intersections are operating below LOS D or otherwise pose an unsafe condition, then the developer shall be responsible for mitigating these conditions, in addition to the mitigation measures already identified in the EIR. Prior to issuance of the 1st building permit in Lots 1-7, 8, and 22 i. 1-15 Freeway (Southbound Ramps) at Rancho California Road: southbound left-turn lane, southbound free right-turn lane, westbound free right-turn lane, and eastbound free right-turn lane. ii. 1-215 Freeway (Southbound Ramps) at Murrieta Hot Springs Road: southbound left-turn lane, southbound right-turn lane, eastbound through lane, eastbound right-turn lane, westbound through lane, and westbound free right-turn lane. iii. Ynez Road at Winchester Road: southbound right-turn overlap. iv. Ynez Road at Rancho California Road: eastbound through lane. v. North General Kearney Road at Nicolas Road: traffic signal. vi. Butterfield Stage Road at Rancho California Road: traffic signal. vii. Murrieta Hot Springs Road at Alta Murrieta: lane improvements as yet undetermined. The developer shall provide the City of Temecula with a letter from the City of Murrieta stating that a fair share contribution to identified improvements at this intersection has been made. viii. Murrieta Hot Springs Road at Pourroy Road: construct traffic signal and related intersection improvements as warranted. d. WATER IMPROVEMENTS i. Install water mains per Eastern Municipal Water District requirements. ii. The Developer shall install reclaimed water lines to irrigate landscaped areas to the satisfaction of the Public Works and Temecula Community R:\S P~Roripaugh Ranch Sl~newkPC Staff Report 10-16-02~Resos and ord (EJP) - 10-30-02 approved by PC.doc 105 Services Departments if throughout the course of development and until such time the project is complete, reclaimed water lines become available within 300 feet of any project boundary. e. SEWER IMPROVEMENTS i. Install sewer main in Murrieta Hot Springs Road west of Pourroy Road. ii. Install sewer main in Nicolas Road per Eastern Municipal Water District requirements. f. DRAINAGE IMPROVEMENTS i. Construct detention basin west of Lot 1 and detention basin south of Lot 5 along southern "Plateau" area. ii. Construct storm drains and related outlet facilities as required by the hydrology/hydraulics studies. SPECIFIC PLAN PHASE 2 Prior to issuance of the 510th building permit or any building permit in Phase 2, the following improvements must be completed: a. ONSITE ROAD IMPROVEMENTS i. Improve Murrieta Hot Springs Road from the MWD Easement to Butterfleld Stage Road (Specific Plan Modified Arterial Highway- 110' R/W) to include installation of remaining 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). A 14-foot wide raised landscaped median shall be constructed in Phase 1. ii. Improve Butterfield Stage Road from Murrieta Hot Springs Road to Nicolas Road (Specific Plan Augmented Arterial Highway - 122' RAN) to include installation of remaining half-width street improvements, paving, curb and gutter, sidewalk, street lights, drainage facilities, signing and striping, and utilities (including but not limited to water and sewer). A 14-foot wide raised landscaped median shall be constructed in Phase 1. iii. Improve Butterfield Stage Road from Nicolas Road to the southern project boundary (Specific Plan Arterial Highway - 110' RAN) to include installation of remaining half-width improvements including installation of paving, curb and gutter, sidewalk, street lights, drainage facilities, signing and striping, utilities (including but not limited to water and sewer). A 14- foot wide raised landscaped median shall be constructed in Phase 1. iv. Construct or bond for grading and full-width improvements on Butterfield Stage Road from Murrieta Hot Springs Road to the northern project boundary (Specific Plan Arterial Highway - 110' R/VV) to include installation of full-width street improvements including a 14-foot wide raised landscaped median, paving, curb and gutter, sidewalk, street lights, drainage facilities, signing and striping, and utilities (including but not limited to water and sewer). v. Improve North Loop Road and South Loop Road (Specific Plan Modified Principal Collector Road - 76' R/VV) to include dedication of full-width street right-of-way, installation of full-width street improvements, R:~S PXRoripaugh Ranch S P~new~PC Staff Report 10-16~)2~Resos and ord (EJP) - 10-30-02 approved by FC.doc 106 construction of a full-width bridge over Long Valley Wash, raised landscaped median, paving, curb and gutter, sidewalk, street lights, drainage facilities, signing and striping, and utilities (including but not limited to water and sewer). vi. Improve Nicolas Road from Butterfield Stage Road to the western project boundary (Specific Plan Modified Secondary Highway- 110' R/VV, Section D) to include remaining southerly half-width street improvements including paving, curb and gutter, sidewalk, soft surface path, split rail fence, street lights, drainage facilities, signing and striping, and utilities (including but not limited to water and sewer). vii. Improve "F" Street from the southern boundary of Lot 8 to Butterfield Stage Road (Specific Plan Modified Collector Road - 66' RNV) to include dedication of full-width street right-of-way, installation of full-width street improvements including paving, curb and gutter, sidewalk, street lights, drainage facilities, signing and striping, and utilities (including but not limited to water and sewer). viii. Improve "E" Street from "F" Street to Nicolas Road (Specific Plan Modified Collector Road - 66' R/VV) to include dedication of full-width street right-of- way, installation of full-width street improvements including paving, curb and gutter, sidewalk, street lights, drainage facilities, signing and striping, and utilities (including but not limited to water and sewer). OFFSITE ROAD IMPROVEMENTS i. Improve Butterfield Stage Road from the southern project boundary to Rancho California Road excluding existing improvements (Specific Plan Arterial Highway - 110' R/W) to include installation of full-width improvements except sidewalk on the County side, paving, curb and gutter, sidewalk, street lights, drainage facilities, signing and striping, utilities (including but not limited to water and sewer), and a 14-foot wide raised landscaped median. ii. Improve Nicolas Road from 450 feet east of the Nicolas Road/Calle Girasol intersection to Leifer Road (Specific Plan Modified Secondary Road - 110' R/W, Section K) to include dedication of full-width street right-of-way, installation of 40-foot width improvements including full-width bridge improvements at Santa Gertrudis Creek, paving, asphalt concrete berm, signing and striping, utilities (including but not limited to water and sewer) and a curb separated asphalt concrete path along the northerly side. iii. Improve Calle Chapos from Butterfield Stage Road to Walcott Lane (Specific Plan Modified Collector Road - 66' R/W, Section L) to include installation of 38-foot on center improvements to include paving, asphalt concrete berm, signing and striping, utilities (including but not limited to water and sewer). iv. Realign existing Calle Girasol to its ultimate intersection with Nicolas Road including right-of-way acquisition. R:~S P',Roripaugh Ranch S PXnew'd~C Staff Report 10-16~02'~P, esos and ord (E.IP) - 10-30-02 approved by PC.doc 107 TRAFFIC SIGNALS The developer must make a fair share contribution towards the improvement of the following intersections identified below. Additional or supplemental traffic studies shall be conducted prior to approval of future tentative tract maps. If these studies confirm that these intersections are operating below LOS D or otherwise pose an unsafe condition, then the developer shall be responsible for mitigating these conditions, in addition to the mitigation measures already identified in the EIR. Prior to issuance of the 1st building permit in Phase 2 as defined in the Specific Plan i. Buttedield Stage Road and Nicolas Road/North Loop Road: construct traffic signal and related intersection improvements, as warranted. ii. Butterfield Stage Road and Calle Chapos/South Loop Road: construct traffic signal and related intersection improvements, as warranted. iii. Murrieta Hot Springs Road and Butterfield Stage Road: construct traffic signal and related intersection improvements, as warranted. iv. La Serena Way and Meadows Parkway: construct traffic signal and related intersection improvements, as warranted. v. 1-15 Freeway (Southbound Ramps) at Winchester Road: southbound left- turn lane, southbound right-turn lane, westbound through lane, westbound free right-turn lane, eastbound through lane, and eastbound free right-turn lane. 1-15 Freeway (Northbound Ramps) at Winchester Road: northbound left- turn lane, northbound free right-turn lane, westbound through lane, and westbound free right-turn lane. 1-15 Freeway (Northbound Ramps) at Rancho California Road: northbound left-turn and right-turn lanes. Ynez Road at Winchester Road: southbound left-turn lane, southbound right-turn overlap, and eastbound left-turn lane. Ynez Road at Rancho California Road: westbound left-turn lane, westbound right-turn lane, eastbound through lane, southbound through lane, southbound free right-turn lane, and eastbound free right-turn lane. Margarita Road at Winchester Road: eastbound left-turn lane, southbound right-turn lane, westbound right-turn lane, and southbound right-turn overlap. Margarita Road at Rancho California Road: northbound and southbound through lanes, southbound right-turn lane, eastbound left-turn lane, eastbound right-turn overlap, westbound left-turn lane, northbound right- turn lane, and westbound right-turn overlap. Margarita Road at Murrieta Hot Springs Road: northbound shared left- through lane, eastbound through lane, and westbound through lane. Winchester Road at Nicolas Road: northbound left-turn lane, northbound free right-turn lane, westbound left-turn lane, northbound through lane, vi. xi. R:~S PXRoripaugh Ranch SPXnewXI:'C Staff Report 10-I6-02kResos and ord (EJP) - 10-30-02 approved by PC.doc 108 southbound left-turn lane, southbound through lane, and eastbound right- turn overlap. xiv. Winchester Road at Murrieta Hot Springs Road: northbound through lane, southbound through lane, and westbound through lane. xv. Butterfield Stage Road at Rancho California Road: northbound left-turn lane, northbound through lane, southbound left-turn lane, southbound through lane, eastbound left-turn lane, eastbound through lane, westbound left-turn lane, and westbound through lane. xvi. Calle Contento at Rancho California Road: eastbound left-turn lane, eastbound through lane, westbound left-turn lane, and westbound through lane. ONSITE DRAINAGE IMPROVEMENTS i. Install full width box culverts or equivalent drainage facilities where Santa Gertrudis Creek crosses North Loop Road and Butterlield Stage Road. The drainage facilities shall be designed to convey the tributary 100-year storm flows. ii. Install full width box culverts or equivalent drainage facilities where Long Valley Wash crosses South Loop Road and Butterfield Stage Road. The drainage facilities shall be designed to convey the tributary 100-year storm flows. iii. Construct Santa Gertrudis Creek Channel through Lots 33, 37 and 38. The channel shall be designed to convey the tributary 100-year storm flow and have adequate bank hardening and/or other treatment to protect the adjacent properties from flooding. iv. Construct the detention basin on Lot 38. The detention basin should be designed to regulate outflow rate such that the peak flow in Santa Gertrudis Creek west of Butterfield Stage Road is equal to or less than the undeveloped condition. v. Construct the flow-by basin on Lot 34. The flow-by basin should be designed to regulate outflow rate such that the peak flow in Long Valley Wash west of Butterfield Stage Road is equal to or less than the undeveloped condition. vi. Construct Long Valley Wash through Lots 34 and 35. The channel shall be designed to convey the tributary 100-year storm flow and have adequate bank hardening and/or other treatment to protect the adjacent properties from flooding. OFFSlTE DRAINAGE IMPROVEMENTS i. Construct Santa Gertrudis Creek Channel from the box culvert or equivalent drainage facility crossing Butterfield Stage Road westerly to the confluence with the existing Santa Gertrudis Creek. The channel shall be designed to convey the tributary 100-year storm flow, have adequate bank hardening and/or other treatment to protect the adjacent properties from flooding. The channel shall be extended a sufficient distance and designed in a manner that flows will return to the existing conditions at the outlet point. Access roads shall be constructed as necessary to provide R:~S P~Roripaugh Ranch SP~new~PC Staff Report 10-16-02hResos and ord (EJP) - 10-30-02 approved by PC.doc 109 adequate channel maintenance. The channel, access roads and confluence structures shall be contained within drainage easements obtained by the developer. WATER IMPROVEMENTS i. Install water mains per Eastern Municipal Water District requirements and per Rancho California Water District requirements, as necessary. ii. The Developer shall install reclaimed water lines to irrigate landscaped areas to the satisfaction of the Public Works and Temecula Community Services Departments if throughout the course of development and until such time the project road infrastructure is complete by phase, reclaimed water lines become available within 300 feet of any project boundary. SEWER IMPROVEMENTS i. Install a sewer main in Nicolas Road from Butterfield Stage Road to Leifer Road and then to Joseph Road where it will connect to an existing 21 -inch sewer line. ii. Install sewer mains per Eastern Municipal Water District requirements and City Standard No. 609. Trench shall be per City Standard No. 407, which will require the overlay of half of Nicolas Road between Leifer Road and Joseph Road COMMUNITY SERVICES DEPARTMENT General Requirements: 77. If any of the following conditions of approval differ from the Specific Plan text or exhibits, the conditions enumerated herein shall take precedent. 78. All perimeter slope/landscape areas designated as Temecula Community Services District (TCSD) maintenance areas, shall be identified and offered for dedication to the TCSD as a maintenance easement on the final map. Underlying ownership of the respective areas shall remain with the individual property owner or the Homeowner's Association. All other landscape areas, open space, trails, entry monumentation, signage, pedestrian portals, bus shelters, pedestrian bridge, fences, walls and private gated areas shall be maintained by the Homeowner's Association (HOA), private maintenance association or property owner. 79. The current park dedication requirement (Quimby) for this development is 28.71 acres, based on 2015 single-family units. This requirement shall be satisfied with the 19.7 acre community sports park (Lot 30), the 5.1 acre neighborhood park (Lot 8) and the HOA owned and maintained recreational areas identified in the Roripaugh Specific Plan including the private recreation centers (Lots 5 and 27) and the private mini park (Lot 2). 80. The design of the 19.7 acre community sports park (Lot 30) and the 5.1 acre neighborhood park (Lot 8) shall be in substantial conformance with the conceptual designs and guidelines identified within the Specific Plan. Prior to submittal of construction plans, the developer shall meet with the Director of Community Services to determine the location and specifications of the park amenities to be provided on site. R:~S PXRoripaugh Ranch SP~newXPC Staff Report 10-16-02~Resos and ord (E3P) - 10-30-02 approved by PC.doc Construction plans and specifications must be approved by the Director of Community Services. 81. All park and slope/landscape plans submitted for consideration for TCSD maintenance shall be. in conformance with the City of Temecula Landscape and Irrigation Specifications and Installation Details and the Park Land and Landscape Dedication Process. 82. The design of the 19.7 acre community sports park (Lot 30) and the 5.1 acre neighborhood park (Lot 8) shall provide for pedestrian circulation and shall be in compliance with American with Disabilities Act (ADA) requirements. 83. The developer is entitled to receive a credit against the park and recreation component of the City's Development Impact Fee (DIF) pursuant to a Development Agreement or a DIF Credit Agreement between the applicant and the City prior to approval of the final map. 84. Construction of the 19.7 acre community sports park, the 5.1 acre neighborhood park, landscaped medians and proposed TCSD slope/landscape maintenance areas shall commence pursuant to a pre-construction meeting with the developer and TCSD Maintenance Superintendent. Failure to comply with the TCSD review and inspection process may preclude acceptance of these areas into the TCSD maintenance programs. 85. The Home Owner's Association (HOA) portion of Lot 8 shall be developed concurrently with the public park portion of Lot 8. The City will not accept the conveyance of the public park until all improvements have been completed within Lot 8. 86. The developer, the developer's successor or assignee, shall be responsible for all maintenance of the park sites, slopes/landscape areas and landscaped medians until such time as those responsibilities are accepted by the TCSD or other responsible party. 87. The public parks shall be improved and conveyed to the City free and clear of any liens, assessment fees, or easements that would preclude the City from utilizing the property for public purposes. A policy of title insurance for the value of the land and the cost of the improvements and a soils assessment report shall also be provided with the conveyance of the property. 88. The design of the private mini-park (Lot 2) and the private recreation centers (Lots 5 and 27) shall be consistent with the conceptual designs and guidelines identified in the Roripaugh Specific Plan. 89. Class il bicycle lanes, as specified in the Roripaugh Specific Plan, shall be identified on the street improvements plans and constructed in concurrence with the completion of said street improvements. 90. A multi-use trail will be constructed along both sides of Long Valley Wash (Lot 35) and along the north side of Lot 34. If the maintenance roads for the Long Valley Channel are proposed for this purpose, written authorization from RCFCWCD must be provided to the City allowing public access for trail purposes prior to approval of any tentative map for the Valley portion. If RCFCWCD determines that that the "River Walk" cannot be located within the channel right-of-way, then the trail area shall be located outside the R:~S P~Roripaugh Ranch SPXnew~PC Staff Report 10-16-02~Resos and ord (EJP) - 10-30-02 approved by PC.doc flood control area. These trails shall be designed and shown on the respective tentative map for this area. 91. The developer shall dedicate on the final map a fifteen (15) foot easement for public access within the 30 foot fuel modification zone and construct an multi-use trail along the westerly edge of Lot 22, the southerly edge of Lots 20, 21, and 22 and the easterly edge of Lots 19 and 34. 92. All residential street lighting will be maintained by the Home Owner's Association (HOA). 93. The developer shall contact the City's franchise solid waste hauler for disposal of the construction debris. Only the City's franchisee may haul construction debris. 94. The developer shall provide adequate space for a recycling bin within any trash enclosure in the commercial area (Lot 10). Prior to Approval of the Final Map: 95. All slope/landscape areas intended for dedication to the TCSD for maintenance shall be identified on each final map by numbered lots with the square footage of said lot numbers indexed as proposed TCSD maintenance areas. 96. Construction drawings for all parks, landscaped medians and proposed TCSD slope/landscape maintenance areas shall be reviewed and approved by the Director of Community Services prior to the approval of the respective final map. 97. The developer shall post security and enter into an agreement to improve the public parks, landscaped medians and proposed TCSD slope/landscape maintenance areas prior to the approval of the respective final map. 98. An equestrian crossing shall be approved by the Water Quality Control Board (WQCB) for the multi-purpose trail connection between Lots 19 and 20 across the easterly edge of Lot 34 prior to the approval of the respective final map. 99. The developer shall file a notice of intention with the Temecula Community Services District to initiate election proceedings for acceptance perimeter slope/landscape into the TCSD maintenance program. All costs associated with this process shall be borne by the developer. Prior to Issuance of Building Permits: 100. Prior to issuance of building permits, the developer shall provide TCSD verification of arrangements made with the City's franchise solid waste hauler for disposal of construction debris. 101. The private mini-park (Lot 2) shall be completed to the satisfaction of the Community Services Director prior to the issuance of the 100th residential building permit. 102. The park portion of the private recreation center (Lot 5) shall be completed to the satisfaction of the Community Services Director prior to the issuance of the 250th residential building permit in Lots 1, 3, 4, 6 and 7. R:~S P~Roripaugh Ranch S PXnew~C Staff Report 10-16-02XResos and ord (EJP) - 10-30-02 approved by PC.doc 112 103. 104. 105. 106. 107. 108. 109. 110. 111. 112. 113. 114. The building and the pool portion of the private recreation center (Lot 5) shall be completed to the satisfaction of the Community Services Director prior to the issuance of the 350th residential building permit Lots 1,3, 4, 6 and 7. The 5.1 acre neighborhood park (Lot 8) shall be improved, including the completion of the 90-day maintenance period, and the conveyance accepted by the City Council prior to the issuance of the 400th residential building permit for the overall Roripaugh Development. The Paseo connecting Lot 7 and Lot 8 shall be completed to the satisfaction of the Community Services Director prior to the issuance or the 400th residential building permit in Lots 1,3, 4, 6 and 7. The Nature Walk and adjacent landscape areas (Lot 36) shall be completed to the satisfaction of the Community Services Director prior to the issuance of the 400th residential building permit in Lots 1,3, 4, 6 and 7. The 19.7 acre sports park (Lot 30) shall be improved including the completion of the 90- day maintenance period, and the conveyance accepted by the City Council prior to the issuance of the 700th residential building permit for the overall Roripaugh Development. The park portion of the private recreation center (Lot 27) shall be completed to the satisfaction of the Community Services Director prior to the issuance of the SOOth residential building permit for the overall Roripaugh Development. The building and the pool portion of the private recreation center (Lot 27) shall be completed to the satisfaction of the Community Services Director prior to the issuance of the 1150th residential building permit for the overall Roripaugh Development. The "River Walk" and the landscaping adjacent to the maintenance roads on both sides of Long Valley Wash (Lot 35) and along the north side of Lot 34 shall be completed prior th to the issuance of the 700 overall residential building permit in the project. If the maintenance road along the north side of Long Valley Wash cannot be used for a multi-use trail, a separate trail with landscaping shall be completed to the satisfaction of the Community Services Director prior to the issuance of the 50th building permit in Lot 26. If the maintenance road along the south side of Long Valley Wash cannot be used for a multi-use trail, a separate trail with landscaping shall be completed to the satisfaction of the Community Services Director prior to the issuance of the 75th building permit in Lots 23, 24 and 25. A pedestrian bridge will be constructed across Long Valley Wash (Lot 35) connecting Lots 24 and 26 to the satisfaction of the Public Works Director and the Community th Services Director prior to the issuance of the 75 building permit in Lots 23, 24 and 25. The developer shall construct a 15 foot soft surface trail within the 30 foot fuel modification zone to the satisfaction of the Community Services Director along the westerly edge of Lot 22, the southerly edge of Lots 20, 21, and 22 and the easterly edge of Lots 19 and 34 prior to the issuance of the first building permit in Lots, 19, 20 and 21. R:~ PXRoripaugh Ranch SPtnewh°C Staff Report 10-16-02'~Resos and ord (EJP) - 10-30-02 approved by PC.doc 113 115. Prior to the installation of arterial street lights or issuance of building permits, whichever occurs first, the developer shall file an application, submit approved Southern California Edison street light plans and pay the appropriate fees to the TCSD for the dedication of arterial street lights into the appropriate TCSD maintenance program. Prior to Issuance of Certificates of Occupancy: 116. Prior to the issuance of the first certificate of occupancy within each phase map, the developer shall submit the most current list of Assessor's Parcel Numbers assigned to the final project. 117. It shall be the developer's responsibility to provide written disclosure of the existence of TCSD and its service level rates and charges to all prospective purchasers. FIRE DEPARTMENT 118. Any previous existing conditions for this project will remain in full fome and effect unless superceded by more stringent requirements here. 119. 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 fome at the time of building plan submittal. 120. The Fire Prevention Bureau is required to set a minimum fire flow for residential land division per CFC Appendix III.A, Table A-III-A-1. The developer shall provide for this project, a water system capable of delivering 1500 GPM at 20-PSI residual operating pressure 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 IH-A) 121. The Fire Prevention Bureau is required to set minimum fire hydrant distances per CFC Appendix III.B, Table A-Ill-B-1. Standard fire hydrants (6" x 4" x 2 1/2" outlets) shall be located on Fire Department access roads and adjacent public streets. Hydrants shall be spaced at 500 feet apart, at each intersection and shall be located no more than 250 feet from any point on the street or Fire Department access road(s) frontage to a hydrant. The required fire flow shall be available from any adjacent hydrant(s) in the system. The upgrade of existing fire hydrants may be required. (CFC 903.2, 903.4.2, and Appendix 122. The Fire Prevention Bureau is required to set a minimum fire flow for commercial land division per CFC Appendix Ill-A, Table A-III-A-1. The developer shall provide for this project, a water system capable of delivering 4000 GPM at 20-PSI residual operating pressure with a 4 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 R:~S PXRoripaugh Ranch SP~newXPC Staff Report 10-16-02~Resos and ord (EJP) - 10-30-02 approved by PC.doc 114 123. The Fire Prevention Bureau is required to set minimum fire hydrant distances per CFC Appendix Ill-B, Table A-III-B-1. Super fire hydrants (6" x 4" x 2-2 1/2" outlets) shall be located on Fire Department access roads and adjacent 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 a 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 124. Maximum cul-de-sac length shall not exceed 1320 feet. Minimum turning radius on any cul-de-sac shall be thirty-seven (37) feet for residential and forty-five (45) feet for commercial. (CFC 902.2.2.3, CFC 902.2.2.4) 125. Private entry driveways with divider medians must be a minimum of 16 feet wide on each side unless the median is held back 30 feet from face of curb of perpendicular road. 126. 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) This will include all internal roads, connecting roads between phases, and construction gates. All required access must be in and available prior to and during ALL construction. Phasing is approved on a separate map, and is ultimately subject to final approval in the field. 127. 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. GVVV. (CFC 8704.2 and 902.2.2.2) 128. 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) 129. 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) 130. 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) 131. Prior to building construction, this development and any street within serving more than 35 homes or any commercial developments shall have two (2) points of access, via all- weather surface roads, as approved bythe Fire Prevention Bureau. (CFC 902.2.1) 132. 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 R:~S PXRofipaugh Ranch SP~new~PC Staff Report 10-16-02~Resos and ord (EJP) - 10-30-02 approved by PC.doc 115 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) 133. 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) 134. 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) 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. (FC Appendix II-A) 136. 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 map recordation the applicant shall submit to the Fire Prevention Bureau a georectified (pursuant to Riverside County standards) digital version of the map including parcel and street centerline information. The electronic file will be provided in a ESRI Arclnfo/ArcView compatible format and projected in a State Plane NAD 83 (California Zone VI) coordinate system. The Bureau must accept the data as to completeness, accuracy and format prior to satisfaction of this condition. OTHER AGENCIES 138. Flood protection shall be provided in accordance with the Riverside County Flood Control District's transmittal dated October 21, 2002, 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. 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 Signature R:kS PXRoripaugh Ranch SP~new~PC Staff Report 10-16-02~Resos and ord (F~P) - 10-30-02 approved by PC.doc DAVID P. ZAPPE General Manager-Chief Engineer OCT ~ 4 20C,_~ RIVERSIDE COUNTY FLOOD CONTROL AND WATER CONSERVATION DISTRICT 1995 MARKET STREET RIVERSIDE, CA 92501 909.955.1200 909.788.9965 FAX 5118o. t City of Temecula Planning Department Post Office Box 9033 Temecula, California 92589-9033 Attention: '~b~t Ladies and Gentlemen: The D strct does not normally recommend conditions for land divisions or other land use cases in incorporated cities The D strict also does not plan check city and use cases, or provide State Division of Real Estate letters or other flood hazard repqrts for such cases Distr ct comments/recommendations for such cases are normally limited to terns of specflc interest to the District including District Master Drainage Plan facilities other regional flood contro and dra na~e fac t es which could be cons dered a og cai componenfor extension of a master plan system, and District Area urainage Plan fees (development mitigation fees). In addition, information of a general nature is provided. The District has not reviewed the proposed project in detail and the following checked comments do not in any way constitute or imply Disthct approval or endorsement of the proposed project with respect to flood hazard, public heaflh and safety or any other such issue: . This project would not be impacted by District Master Drainage Plan facilities nor are other facilities of regional interest proposed. Th s project involves Distdct Master Plan facilities. The Distdct will accept ownership of such facilities on wr tten request of the City. Facilities must be constructed to District stanoards and Distdct plan check and inspection will be required for Distdct acceptance. Plan check, inspection and adrninistrative fees will be required. This project proposes channels, storm drains 36 inches or larger in diam.e[er, or other facilgies that could be considered regional in nature and/or a Iocjical extension of the adopted lOtoiZ~a ~:=~- Master Drainage Plan. The District would consider accepting ownership or sucl~ tacilities en written request of the City. Facilities must be constructed to District standa?ds and District plan check and inspection will be required for District acceptance. Plan check, nspect on and administrative feeswi be required. Th s project s located within the Ii.mits of the.District's 1,4u¢.~. ~ ~-----------------~1-~, ~,z:~'F-onl~ W~4,e.'! .Are, a Drainage Plan for which drainage roes have peen adopted; applicable fees sl~oula be paid by cashiers check or money order only to the Flood Control Distdct pdor m issuance of building or gradingpermits, whichever comes first. Fees to be paid should be at the tale in effect at the time of issuance of the actual permit. GENERAL INFORMATION This project may require a National Pollutant Discharge Elimination System (NPDES) permit from the State Water R~esources Control Board. Clearance for grading recordation, or other final approvalshould not be given until the ~ity has determined that the project has been granted a i~erm t or s shown to be exempt. If this project involves a Federal Emergency Management Agency (FEMA)mapped flood plain, then the City should require the applicant to provide all studies, calculations, plans and other reformation reRuired to meet FEMA ref:lu rements and should further requ[ra that the applicant obtain a Conditional Letter of Map Revision (CLOMR) pr or to grad ng, recordat on or other fina approvalof the project, and a Letter of Map Revision (LOMR) pdor to occupancy. If a natural watercourse or mapped flood plain is impacted by this project, the City should require the aD,qlicant, to obtain a Section 160111603 Agreement from the California Department of Fish and Game and a Clean water ~,ct Secton 404 Perm t from the U.S. Army Corps of Engineers, or written correspondence from these agencies nd caring the project s exempt from these reqmremenls. A Clean Water Act Section 401 Water Quality Certlr~cation may be required from the local California Regional Water Quality Control Board pdor to issuance of the Corps 404 permit. STUART E. MCKIBBIN Senior Civil Engineer Date: ~.0- ~ - '~)0 ir EXHIBIT B (FOR AI'I'ACHMENT NO. 3) CITY COUNCIL RESOLUTION FOR PA01-0253 (TI'M 29661) R:\S P~Roripaugh Ranch SP~new~PC Staff Report 10-16-02~Resos and ord (EJP) - 10-30-02 approved by PC.doc 117 CC RESOLUTION NO. 2002- A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NO. PA01-0253 ('I'FM 29661), B Map FOR THE SUBDIVISION OF 158 ACRES INTO 509 RESIDENTIAL LOTS AND 20 OPEN SAPCE LOTS WITHIN PLANING AREAS lA, 1,B, 2, 3, 4A, 4B, 5, 6, 7A, 7B, 7C, 8, and 9A OF THE RORIPAUGH RANCH SPECIFIC PLAN; LOCATED NEAR THE FUTURE INTERSECTION OF BUTTERFIELD STAGE ROAD AND MURRIETA HOT SPRINGS ROAD, AND FURTHER IDENTIFIED AS ASSESSOR PARCEL NOS. 957-130-001 and 002, 957-340- 001,003, 007, 008. WHEREAS, Ashby USA, LLC filed Planning Application No. 01-0253 (Level "B' Map) - Tentative Tract Map No. 29661 (the "Application") in a manner in accord with the City of Temecula General Plan, Development Code and Subdivision Ordinance; WHEREAS, the Application was processed including, but not limited to public notice, in the time and manner prescribed by State and local law; WHEREAS, the Planning Commission, at a regular meeting, considered the Application on October 16, 2002 and October 30, 2002, at a duly noticed public hearing as prescribed by law, at which time the City staff and interested persons had an opportunity to, and did, testify either in support or opposition to this matter; WHEREAS, at the conclusion of the Commission hearings and after due consideration of the testimony, the Commission recommended approval of the Application subject to and based upon the findings set forth hereunder; WHEREAS, the City Council considered the Application on 2002, at a duly noticed public hearing as prescribed by law, at which time the City staff and interested persons had an opportunity to, and did testify either in support or opposition to this matter; WHEREAS, at the conclusion of the Council hearing and after due consideration of the testimony, the Council approved of the Application, and certified the Environmental Impact Report and adopted the Mitigation Monitoring Program after finding that the project proposed in the Application conformed to the City of Temecula General Plan; WHEREAS, all legal preconditions to the adoption of this Resolution have occurred. NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TEMECULA DOES RESOLVE, DETERMINE AND ORDER AS FOLLOWS: Section 1. That the above recitations are true and correct and are hereby incorporated by reference. Section 2. Findin.qs. That the City Council, in approving the Application, hereby makes the following findings as required in Section 16.09.140 of the Temecula Municipal Code. R:\S P~Roripaugh Ranch SP~ew~C Staff Report 10-16-02~Resos and ord (EJP) - 10-30-02 approved by PC.doc A. The proposed subdivision and the design and improvements of the subdivision is consistent with the Development Code, General Plan, any applicable specific plan and the City of Temecula Municipal Code; B. The proposed subdivision map is consistent with the subject specific plan and related General Plan Amendment. C. The tentative map does not propose to divide land which is subject to a contract entered into pursuant to the California Land Conservation Act of 1965, or the land is subject to a Land Conservation Act contract but the resulting parcels following division of the land will not be too small to sustain their agricultural use; D. The site is physically suitable for the type and proposed density of development proposed by the tentative map; E. The design of the subdivisions and the proposed improvements, with conditions of approval, are not likely to cause significant environmental damage or substantially and avoidably injure fish or wildlife or their habitat as no sensitive species or habitant exist within the project boundaries; F. An environmental impact report has been prepared and a finding has been made, pursuant to Public Resources Code Section 21081 (a) (3), finding that specific economic, social, or other considerations make infeasible mitigation measures or project alternatives identified in the environmental impact report; G. The design of the subdivisions and the type of improvements are not likely to cause serious public health problems; H. The design of the subdivisions provides for future passive or natural heating or cooling opportunities in the subdivision to the extent feasible; I. The design of the subdivisions and the type of improvements will not conflict with easements acquired by the public at large for access through or use of property within the proposed subdivision, or the design of the alternate easements which are substantially equivalent to those previously acquired by the public will be provided. (Quimby). The subdivisions are consistent with the City's parkland dedication requirements Section 3. Environmental Compliance. Residential projects approved under a Specific Plan are exempt from further environmental review pursuant to Section 15182 of the California Environmental Quality Act Guidelines. All environmental impacts were previously identified and in the Final Environmental Impact Report (FEIR) and Mitigation Monitoring Program in order to approve the project. Section 4. Conditions. The City Council of the City of Temecula approves Planning Application No. 01-0253 (Exhibit B-l) - Tentative Tract Map No. 29661, for the subdivision of 158 Acres into 509 residential lots And 20 open Space Lots Within Planning Areas lA, 1 B, 2, 3, 4A, 4A, 5, 6, 7A, 7A, 7A, 8, and 9A of the Roripaugh Ranch Specific Plan, subject to the project specific conditions set forth on Exhibit B-2, attached hereto, and incorporated herein by this reference together with any and all other necessary conditions that may be deemed necessary, R:XS P~Roripaugh Ranch SP~nevAPC Staff Report 10-16-02~Resos and ord (EJP) - 10-30-02 approved by PC.doc for the property located near the future intersection of Butterfield Stage Road and Murrieta Hot Springs Road, and further identified as Assessor Parcel Nos. 957-130-001 and 002, 957-340- 001,003, 007, 008. Section5. PASSED, APPROVED AND ADOPTED this _day of ., 2002. A'I-I'EST: Ron Roberts, Mayor Susan W. Jones, CMC/AAE City Clerk [SEAL] 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. 2002- was duly and regularly adopted by the City Council of the City of Temecula at a regular meeting thereof held on the of 2002, by the following vote: AYES: NOES: ABSENT: COUNCILMEMBERS: COUNCILMEMBERS: COUNCILMEMBERS: Susan W. Jones, CMC/AAE City Clerk R:~S P~Roripaugh Ranch SP~newkPC Staff Report 10-16-02~Resos and ord (EJP) - 10-30-02 approved by PC.doc 120 EXHIBIT B-1 TENTATIVE TRACT MAP NO. 29661 R:XS PXP, oripaugh Ranch SP~newh°C Staff Report 10-16-02~Resos and ord (EJP) - 10-30-02 approved by PC.doc 121 EXHIBIT B-2 CONDITIONS OF APPROVAL FOR PLANNING APPLICATION NO. 01-0253 TENTATIVE TRACT MAP NO. 29661 R:\S PXRoripaugh Ranch SPXnew~PC Staff Report 10-16-02~Resos and oral (EJP) - 10-30-02 approved by PC.doc 122 EXHIBIT B-2 CITY OF TEMECULA CONDITIONS OF APPROVAL Planning Application No.: PLANNING APPLICATION NO. 01-0253- TENTATIVE TRACT MAP NO. 29661, (LEVEL "B' MAP) Project Description: The subdivision of 158 Acres into 509 residential lots And 20 open Space Lots Within Planning Areas lA, lB, 2, 3, 4A, 4A, 5, 6, 7A, 7A, 7A, 8, and 9A of the Roripaugh Ranch Specific Plan Assessor's Parcel Nos.: 957-130-001 and 002, 957-340-001,003, 007, 008 Approval Date: Expiration Date: PLANNING DIVISION General Requirements The tentative subdivision shall comply with the State of California Subdivision Map Act and to all the requirements of Temecula Subdivision Ordinance, unless modified by the conditions listed below. A time extension may be approved in accordance with the State Map Act and City Ordinance, upon written request, if made 30 days prior to the expiration date. 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 Resoumes 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 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 the land use approval without further notice to the applicant. R:~S P~Roripaugh Ranch SP~new~PC Staff Report 10-16-02~Resos and ord (EJP) - 10-30-02 approved by PC.doc 123 convention=! '"' .... ~,r..~....., ...... *" "-~'"'*" "*-'~"*~ (Deleted by the Planning Commission on 10-30-02) This project and all subsequent projects within this site shall be consistent with Specific Plan No. 11, the Roripaugh Ranch Specific Plan. The project and all subsequent projects within this site shall comply with all mitigation measures identified within the Final Environmental Impact Report for the Roripaugh Ranch Specific Plan, and the approved Mitigation Monitoring Program thereof. The project and all subsequent projects within this site shall be subject to the Roripaugh Ranch Development Agreement (PA99-0299). Within thirty (30) days of the final approval of the project by the City Council, the tentative map shall be submitted to the Planning Department in final form for review and approval. The final form shall include all conditions of approval and all modifications made by the Planning Commission and City Council including curb separated sidewalks for all local streets. (Amended by the Planning Commission on 10-30-02) The approval granted by this Resolution shall become effective upon the Effective Date of the Development Agreement, as the term Effective Date is defined in the Development Agreement adopted concurrently with this Resolution. Enhanced landscaping shall be incorporated into the landscape plans for lot 520 in accordance with Figure 4-15 of the Specific Plan. 10. The Nature Walk shall include enhanced landscaping adjacent to lots 103, 110, 206 through 209, 296 through 299, 313, 316, and 438 through 442 to screen the Nature Walk from the Nicolas Valley. (Amended by the Planning Commission on 10-30-02) 11. A minimum of one parking space shall be provided for the Staff gated Primary Entry. 12. AC pavement shall be provided at intersections and approaches at all existing roads. (Added by the Planning Commission on 10-30-02) Prior to Issuance of Grading Permits 13. A copy of the grading plans shall be submitted and approved by the Planning Division. 14. Prior to the City approval of the grading plans or any other plans requiring MWD clearance that may impact their property and easement, the developer is responsible to provide the City with MWD's clearance for the said plans. 15. 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. R:~S P~Roripaugh Ranch Sl~new~PC Staff Report 10-16-02~Resos and ord (EJP) - 10-30-02 approved by PC.doc 124 Prior to Recordation of the Final Map 16. The following shall be submitted to and approved by the Planning Division: a. A copy of the Final Map. b. A copy of the Environmental Constraint Sheet (ECS) with the following notes: i. This property is located within thirty (30) miles of Mount Palomar Observatory. All proposed outdoor lighting systems shall comply with the California Institute of Technology, Palomar Observatory recommendations, Ordinance No. 655. ii. The Roripaugh Ranch Environmental Impact Report (EIR) was prepared for this project and is on file at the City of Temecula Community Development Department - Planning Division. iii. Lots 516 and 517 shall be designated as permanent open space. c. A copy of the Covenants, Conditions, and Restrictions (CC&R's) i. CC&R's shall be reviewed and approved by the Planning Director. The CC&R's shall include liability insurance and methods of maintaining open space, recreation areas, parking areas, private roads, exterior of all buildings and all landscaped and open areas including parkways. ii. No lot or dwelling unit in the development shall be sold unless a corporation, association, property owner's group or similar entity has been formed with the right to assess all properties individually owned or jointly owned which have any rights or interest in the use of the common areas and common facilities in the development, such assessment power to be sufficient to meet the expenses of such entity, and with authority to control, and the duty to maintain, all of said mutually agreeable features of the development. Such entity shall operate under recorded CC&R's which shall include compulsory membership of all owners of lots and/or dwelling units and flexibility of assessments to meet changing costs of maintenance, repairs, and services. Recorded CC&R's shall permit enforcement by the City for provisions required as Conditions of Approval. The developer shall submit evidence of compliance with this requirement to, and receive approval of, the city prior to making any such sale. This condition shall not apply to land dedicated to the City for public purposes. iii. Every owner of a dwelling unit or lot shall own as an appurtenance to such dwelling unit or lot, either (1) an undivided interest in the common areas and facilities, or (2) a share in the corporation, or voting membership in an association owning the common areas and facilities. iv. The CC&Rs shall include lots 528, 529, 530, 531,532, 533, 534, 535, and lots as common areas to be maintained by the Homeowners Association. 17. Prior to the recordation of the final map, the precise location of paseos shall be determined consistent with the Specific Plan requirements. 18. Prior to the recordation of the final map, all Card Key Gated Entries shall include an approximately 10' wide landscaped planter at the intersection. R:~S P~Roripaugh Ranch SPXnew~°C Staff Report I 0-164)2\Resos and ord (EJP) - 10-30-02 approved by PC.doc 125 19. Prior to the City approval of the improvement plans, the final map, or any other plans requiring MWD clearance that may impact their property and easement, the developer is responsible to provide the City with MWD's clearance for the said plans. 20. Prior to approval of the Final Map, the landscape plans for the parkways, medians, and slope and fuel modification areas directly adjacent to roadways shall be sumitted and approved. Prior to Issuance of Building Permits 21. The applicant shall conduct an acoustical study to ensure acceptable interior and exterior noise standards pursuant to the General Plan noise levels for residential and commercial structures. All recommend construction techniques, improvements and/or walls recommended in the acoustical report shall be incorporated into the construction of the structures and subdivision. 22. Prior to issuance of any residential building permits, the construction landscape and architectural plans for Paseos, Paseo gates Staff Gated Primary Entry, Card Key Entry, fuel modification zones, Private Recreation Facilities, and any other common area landscaping shall be submitted. The plans shall be consistent with the Water Efficient Landscaping Ordinance. The cover page shall identify the total square footage of the landscaped area for the site. 23. As required, three (3) copies of construction landscape plans that include irrigation, hardscaping, the location, number, genus, species, and container size of the plants shall be submitted and 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. c. Water usage calculations per Chapter 17.32 of the Development Code (Water Efficient Ordinance). d. Complete screening of all ground-mounted equipment from the view of the public from streets and adjacent property. 24. Prior to issuance of any residential building permits all walls and fence plans other than the privacy fences for individual residential lots shall be submitted and approved. 25. Prior to issuance of any residential building permits typical front yard landscaping and construction landscape plans for Model Home Complexes for each phase of development shall be submitted and approved. 26. The applicant shall file and receive approval of a Development Plan for all the residential products. 27. All components of the project as identified on Exhibit A of the Specific Plan shall be completed. 28. Performance securities, in amounts to be determined by the Director of Planning, to guarantee the maintenance of the plantings within private common areas for a period of R:~S PXRoripaugh Ranch SP~new~PC Staff Report 10-16-02X~Resos and ord (EJP) - 10-30-02 approved by PC.doc 126 one year, in accordance with the approved construction landscape and irrigation plan, shall be filed with the Community Development Department - Planning Division for one year from the completion of the landscaping. After that year, if the landscaping and irrigation system have been maintained in a condition satisfactory to the Director of Planning, the bond shall be released. 29. Prior to the issuance of the building permit for the private recreational center (PA 5), the applicant shall file and receive approval of a Development Plan for the private recreational center. 30. Privacy Wall and Fence Plans for individual lots in each phase of development consistent with the Roripaugh Ranch Specific Plan. 31. Precise Grading Plans consistent with the approved rough grading plans including all structural setback measurements shall be submitted and approved. 32. Roof-mounted mechanical equipment shall not be permitted within the subdivision, however solar equipment or any other energy saving devices shall be permitted with Planning Director approval. 33. Lots 89 through 115, 201 through 211,298 through 316, and 435 through 453 shall have a minimum rear yard setback of 25'. Prior to Issuance of Occupancy Permits 34. If deemed necessary by the Director of Planning, the applicant shall provide additional landscaping to effectively screen various components of the project. 35. All required landscape planting and irrigation shall be installed consistent with the approved construction plans and shall be in a condition acceptable to the Director of Planning. The plants shall be healthy and free of weeds, disease, or pests. The irrigation system shall be properly constructed and in good working order. 36. Front yard and slope landscaping within individual lots shall be completed for inspection prior to issuance of each occupancy permit (excluding model home complex structures). 37. All of the foregoing conditions shall be complied with prior to occupancy or any use allowed by this permit. PUBLIC WORKS DEPARTMENT 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 38. It is understood that the Developer correctly shows on the tentative map all existing and proposed easements, traveled ways, paseos, pedestrian trails, improvement constraints, detention basins and drainage courses, and their omission may require the project to be resubmitted for further review and revision. R:~S PXRoripaugh Ranch SP~aew~PC Staff Report 10-16-02~Resos and ord (EJP) - 10-30-02 approved by PC.doc 127 39. 40. 41. 42. 43. 44. 45. 46. 47. A Grading Permit for mass, rough, and/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. 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. An Encroachment Permit may be issued for all roads designated as private streets. The Developer shall participate in a Cooperative Agreement with the County allowing the City to act on their behalf, if at the time prior to issuance of a grading permit in the County area the annexation process has not been completed. The Developer shall submit a Maintenance Agreement to maintain flood control facilities for Santa Gertrudis Creek, Long Valley Wash, detention basins, and flowby basins located within the Roripaugh Ranch Specific Plan. It must be mutually agreeable to the City Director of Public Works, Riverside County Flood Control & Water Conservation District (RCFCWCD), and the Home Owners Association (HOA). The Maintenance Agreement shall contain a funding mechanism whereby all residential dwelling units in the proposed project will be equally assessed for the Santa Gertrudis Creek and Long Valley Wash maintenance. The Maintenance Agreement shall be executed prior to issuance of the first building permit. The Developer shall agree to the formation of a Community Facilities District for the construction of, but not limited to, road, bridge, drainage, traffic signal, intersection, landscape, and fire station improvements in accordance with the Roripaugh Ranch Specific Plan. The form of the Agreement shall be subject to the approval of the City Engineer and City Attorney and shall be executed prior to final map recordation. Adequate primary and secondary access shall be provided for each phase of development as approved by the Department of Public Works. Vehicular access easements shall be secured across undeveloped areas to provide secondary access. Relinquish and waive right of access to and from Murrieta Hot Springs Road on the final map with the exception of three openings at Street "A", Street "N", Street "R", and Metropolitan Water District (MWD) proposed driveways. Driveway access shall be provided to MWD fee property and easement on both the north and south sides of the street. The Developer shall, as required by the City and Riverside County Flood Control and Water Conservation District (RCFC&WCD), protect downstream properties from damages caused by alteration of the drainage patterns including concentration or diversion of flow and increases in flow and/or velocity. Protection shall be provided by constructing adequate channel improvements, drainage facilities, and by securing drainage easements as necessary. All easements and/or right-of-way dedications shall be offered for dedication to the public or other appropriate agency and shall continue in force until the City accepts or abandons such offers. All dedications shall be free from all encumbrances as approved by the Department of Public Works. R:XS P~Roripaugh Ranch S P~newXPC Staff Report 10-16-02W, esos and ord (EJP) - 10-30-02 approved by PC.doc 128 48. 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 Final 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 appraiser shall have been approved by the City prior to commencement of the appraisal. 49. All utility systems such as electric, including those which provide direct service to the project site and/or currently exist along public rights-of-ways adjacent to the site (except electrical lines rated 33 kv or greater), gas, telephone, water, sewer, and cable TV shall be placed underground, with easements provided as required, and designed and constructed in accordance with City Codes and the utility provider. 50. 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 mylars. Prior to Approval of the Final Map, unless other timing is indicated, the Developer shall complete the following or have plans submitted and approved, subdivision improvement agreements executed and securities posted: 51. Any delinquent property taxes shall be paid. 52. As deemed necessary by the Department of Public Works, the Developer shall receive written clearance from the following agencies: f. g. h. i. j. k. I. m. O. City of Temecula Department of Public Works City of Temecula Planning Department City of Temecula Building & Safety Department Temecula Community Services District City of Temecula Fire Prevention Bureau Eastern Municipal Water District Metropolitan Water District Riverside County Flood Control & Water Conservation District Riverside County Health Department Cable TV Franchise Verizon Southern California Edison Company Southern California Gas Company San Diego Regional Water Quality Control Board U.S. Fish & Wildlife R:~S PXRoripaugh Ranch Sl~newXPC Staff Report 10-16-02~Resos and ord (EJP) - 10-30-02 approved by PC.doc 129 Department of Fish & Game Army Corps of Engineers 53. An Environmental Constraints Sheet (ECS) shall be prepared in conjunction with the Final Map to delineate identified environmental concerns and shall be recorded with the map. A copy of the ECS shall be transmitted to the Planning Department for review and approval. The following information shall be on the ECS: The delineation of the area within the 100-year floodplain. Special Study Zones. Geotechnical hazards identified in the project's geotechnical report. Archeological resources found on the site. 54. The Developer shall demonstrate that water in adequate volume and of adequate quality is available to serve project start-up through completion and full occupancy in accordance with Senate Bills 221 and 610. 55. All public road right-of-way shall be offered for dedication to the public or other appropriate agency and shall continue in force until the City accepts or abandons such offers. All dedications shall be free from all encumbrances as approved by the Department of Public Works. Private streets shall be retained by the Home Owners Association for maintenance. 56. All private streets, driveways, paseos, and drainage easements shall be retained and maintained by a Master Homeowners Association. 57. The Developer shall obtain road access easements for the extensions of Street "A" and Street "N", from the northern project boundary to Murrieta Hot Springs Road. 58. Private drainage easements for cross-lot drainage shall be required and shall be delineated and noted on the final map. 59. Easements, when required for roadway slopes, landscape easements, drainage facilities, utilities, etc., shall be shown on the final map if they are located within the land division boundary. All offers of dedication and conveyances shall be submitted for review and recorded as directed by the Department of Public Works. On-site drainage facilities located outside of road right-of-way shall be contained within drainage easements and shown on the final map. A note shall be added to the final map stating "drainage easements shall be kept free of buildings and obstructions." 60. The Developer shall construct the following public improvements to comply with Roripaugh Ranch Specific Plan street cross sections, City of Temecula General Plan and City ordinances and standards, unless otherwise noted. Street Improvement, Storm Drain, Signing and Striping, Traffic Signal, and Traffic Control Plans shall be reviewed and approved by the Department of Public Works. The public and private improvements required for each final map from the following list, shall be guaranteed with each final map: R:~S P~Rorlpaugh Ranch SPXnew~C Slaff Report 10-16-02\Resos and ord (EJP) - 10-30-02 approved by PC.doc 130 Onsite Private Streets a. Provide secondary access from Street "A", Street "N', or Street "R" to Murrieta Hot Springs Road prior to issuance of the 34th building permit. b. Improve Private Street "N' (Specific Plan Private Street Standards - 60' R/E to 104.5' R/E) to include dedication of a public utility easement on one side of the street, installation of full-width street improvements, paving, curb and gutter, sidewalk, street lights, drainage facilities, signing and striping, utilities (including but not limited to water and sewer). Street "N" shall include a Staffed Gated Primary Entry as shown in Figure 4-19 in the Roripaugh Ranch Specific Plan and by reference made a part hereof. The Staffed Gated Primary Entry shall be constructed by the 250th building permit. c. Improve Private Street "A" (Specific Plan Private Street Standards - 47' R/E to 60' R/E) to include dedication of a public utility easement on one side of the street, installation of full-width street improvements, paving, curb and gutter, sidewalk, street lights, drainage facilities, signing and striping, utilities (including but not limited to water and sewer). Street "A" shall include a Card Key Gated Secondary Entry as shown in Figure 4-21 in the Roripaugh Ranch Specific Plan and by reference made a part hereof. The Card Key Gated Secondary Entry shall be constructed when 30 pement of building permits have been issued in TTM 29661-1 and/or TTM 29661-2. d. Improve Private Street "R" (Specific Plan Private Street Standards - 47' R/E to 60' R/E) to include dedication of a public utility easement on one side of the street, installation of full-width street improvements, paving, curb and gutter, sidewalk, street lights, drainage facilities, signing and striping, utilities (including but not limited to water and sewer). Street "R" shall include a Card Key Gated Secondary Entry as shown in Figure 4-22A in the Roripaugh Ranch Specific Plan and by reference made a part hereof. The Card Key Gated Secondary Entry shall be constructed when 30 percent of building permits have been issued in TTM 29661-4 and/or 'I-I'M 29661. e. Improve Private Streets "A", "B', "C", "D", "E", "F", "G", "H", "1", "J", "L", "O", "P", "Q", "R", "S", 'T', "U", "V", '~/V", "X', "DD", "HH" (Specific Plan Private Street Standards - 47' R/E with 4.5-foot wide public utility easements on both sides of street beyond road easement or as approved by the Director of Public Works) to include installation of full-width street improvements, paving, curb and gutter, sidewalk, street lights, drainage facilities, signing and striping, utilities (including but not limited to water and sewer). "A" Street and "R" Street shall include a Card Key Gated Secondary Entry as shown in Figure 4-21 and Figure 4-22A, respectively, in the Roripaugh Ranch Specific Plan and by reference made a part hereof. f. Improve Private Streets "K', "M" (Specific Plan Private Street Standards - 56' R/E with 4.5-foot wide public utility easements on both sides of street or as approved by the Director of Public Works beyond road easement) to include installation of full-width street improvements, paving, curb and gutter, sidewalk, street lights, drainage facilities, signing and striping, utilities (including but not limited to water and sewer). g. Private Driveways shall be constructed at a minimum width of 20 feet with no parking allowed to allow for fire service access. Private Driveways shall be R:\S PXRofipaugh Ranch SP~ncwXPC Staff Report 10-16-02XResos and ord (EJP) - 10-30-02 approved by PC.doc 131 allowed only at street knuckle locations or as approved by the Director of Public Works. Prior to issuance of the 108th buildin.q permit, the followinq improvements shall be completed except "Y" Street and North Loop Road which shall be completed prior to issuance of the 400th buildinq permit: Onsite Public Streets a. Improve Murrieta Hot Springs Road (Specific Plan Arterial Highway - 110' R/W) from existing improvements east of Pourroy Road to the Metropolitan Water District (MWD) fee right-of-way and easement to include dedication of full-width street right-of-way, installation of full-width street improvements, paving, curb and gutter, sidewalk, street lights, drainage facilities, signing and striping, utilities (including but not limited to water and sewer), and a 14-foot wide raised landscaped median. The raised landscaped median and lane widths shall be transitioned, as necessary and as approved by the City Traffic Engineer, to coordinate existing County improvements and proposed City improvements. b. Improve Murrieta Hot Springs Road (Specific Plan Modified Arterial Highway - 110' R/W) from the MWD fee right-of-way and easement to the eastern tract boundary to include dedication of full-width street right-of-way, installation of half- width street improvements including a 14-foot wide raised landscaped median and a 14-foot wide travel lane adjacent to the median on the unimproved half, paving, curb and gutter, sidewalk, street lights, drainage facilities, signing and striping, utilities (including but not limited to water and sewer). Driveway access shall be provided to Metropolitan Water District (MWD) fee property and easement. These MWD access driveways shall be constructed on both the north and south side of the street. c. Improve "Y" Street (Specific Plan Modified Collector Road - 66' R/W) along Lot 518 frontage to include dedication of full-width street right-of-way, installation of full-width street improvements, paving, curb and gutter, sidewalk, street lights, drainage facilities, signing and striping, utilities (including but not limited to water and sewer). Offsite Public Streets a. Improve Murrieta Hot Springs Road (Specific Plan Modified Arterial Highway - 110' R/W) from the eastern tract boundary to Butterfield Stage Road to include dedication of full-width street right-of-way, installation of half-width street improvements including a 14-foot wide raised landscaped median and a 14-foot wide travel lane adjacent to the median on the unimproved half, paving, curb and gutter, sidewalk, street lights, drainage facilities, signing and striping, utilities (including but not limited to water and sewer). b. Improve Butterfield Stage Road (Specific Plan Augmented Arterial Highway- 122' RAN) from Murrieta Hot Springs Road to Nicolas Road to include dedication of full-width street right-of-way, installation of half-width street improvements including a 14-foot wide raised landscaped median and a 12-foot wide travel lane adjacent to the median on the unimproved half, paving, curb and gutter, sidewalk, street lights, drainage facilities, signing and striping, utilities (including but not limited to water and sewer). R:xS P~Rodpaugh Ranch Sl~newWC Staff Report 10-16-02~Resos and ord (EJP) - 10-30-02 approved by PC.doc 132 c. Dedicate full-width right-of-way and bond for the grading and street improvements for Butterfield Stage Road (Specific Plan Arterial Highway - 110' RNV) from Murrieta Hot Springs Road to the northern project boundary. d. Improve Butterfield Stage Road (Specific Plan Arterial Highway - 110' R/W) from Nicolas Road to the southern project boundary to include dedication of full-width street right-of-way, installation of half-width street improvements including a 14- foot wide raised landscaped median and a 14-foot wide travel lane adjacent to the median on the unimproved half, full-width bridge improvements over Santa Gertrudis Creek and Long Valley Wash, paving, curb and gutter, sidewalk, street lights, drainage facilities, signing and striping, utilities (including but not limited to water and sewer). e. Improve Nicolas Road (Specific Plan Modified Secondary Highway - 110' RNV) from Butterfield Stage Road to the western project boundary to include dedication of full-width street right-of-way, installation of the northerly half-width plus 10 feet street improvements including paving, curb and gutter, sidewalk, soft surface path, split rail fence, street lights, drainage facilities, signing and striping, and utilities (including but not limited to water and sewer). f. Improve Nicolas Road (Specific Plan Modified Secondary Road Standards - 110' R/W, Section K) from the western project boundary to 450 feet east of the existing Nicolas Road and Calle Girasol intersection to include installation of 40- foot width on center street improvements including, paving, asphalt concrete berm, a curb separated 6-foot wide asphalt concrete path placed 6 feet from asphalt concrete berm, signing and striping, utilities (including but not limited to water and sewer). g. Improve South Loop Road (Specific Plan Modified Principal Collector Road - 76' R/W) from Butterfield Stage Road to the end of the fire station site frontage to include dedication of full-width street right-of-way, installation of the southerly half-width plus 6 feet street improvements including paving, curb and gutter, sidewalk, street lights, drainage facilities, signing and striping, utilities (including but not limited to water and sewer). h. Improve North Loop Road from Butterfield Stage Road to the east side of Santa Gertrudis Creek (Modified Principal Collector Road - 76' RAN) to include dedication of full-width street right-of-way, installation of full-width street improvements including a full-width bridge over Santa Gertrudis Creek, paving, curb and gutter, sidewalk, street lights, drainage facilities, signing and striping, and utilities (including but not limited to water and sewer). Secondary Access Alternatives The following street improvements from one of the three alternatives listed below shall be constructed to provide secondary access. a. Nicolas Road Alternative Improve Nicolas Road (Specific Plan Modified Secondary Road - 110' R/W, Section K) from the western project boundary to Leifer Road to include installation of 40-foot width on center street improvements including, paving, asphalt concrete berm, a curb separated 6-foot wide asphalt concrete path placed 6 feet from asphalt concrete berm on the north side, signing and striping, utilities (including but not limited to water and sewer). R:~ P~Roripaugh Ranch S PXnewWC Staff Report 10-16-02kResos and ord (EJP) - 10-30-02 approved by PC.doc 133 In addition, these improvements shall include full-width bridge improvements over Santa Gertrudis Creek at the Nicolas Road and Calle Girasol intersection and the realignment of Calle Girasol to its ultimate intersection with Nicolas Road including right-of-way acquisition. In addition, the Developer shall provide adequate bank protection, as approved by the City Department of Public Works and RCFC&WCD, to allow a bridge crossing at Nicolas Road/Calle Girasol along Santa Gertrudis Creek. b. Calle Chapos/Calle Girasol Alternative Improve Calle Chapos (Specific Plan Modified Collector Road -66' R/W, Section L) from Butterfield Stage Road to Calle Girasol to include dedication of full-width street right-of-way to accommodate horizontal curve realignments as approved by the Department of Public Works and the Fire Department, installation of 38- foot on-center street improvements including, paving, asphalt concrete berm, street lights, drainage facilities, signing and striping, utilities (including but not limited to water and sewer). c. Butterfield Stage Road Alternative Improve Butterfield Stage Road (Specific Plan Arterial Highway Standards - 110' R/W) from the southern project boundary to Chemin Clinet to include dedication of full-width street right-of-way, installation of half-width street improvements including a 14-foot wide raised landscaped median and a 14-foot travel lane adjacent to the median on the unimproved half, paving, curb and gutter, sidewalk, street lights, drainage facilities, signing and striping, and utilities (including but not limited to water and sewer). Bridqes a. Bridges shall be designed and constructed full-width on Butterfield Stage Road and North Loop Road over Santa Gertrudis Creek including channel improvements in the vicinity of the bridge structure prior to issuance of the 108th building permit. Bonds shall be posted to secure bridge improvements prior to recordation of final maps. b. Bridge shall be designed and constructed full-width on Butterfield Stage Road over Long Valley Wash including channel improvements in the vicinity of the bridge structure prior to issuance of the 108th building permit. Bonds shall be posted to secure bridge improvements prior to recordation of final maps. c. Bridge structure type shall be approved by the City Public Works Department and Riverside County Flood Control and Water Conservation District. Proposed bridges shall provide acceptable crossing over waterways to accommodate all necessary vehicular, pedestrian, equestrian, dry and wet utilities, future utilities including but not limited to conduit for fiber optic cable or traffic signal intemonnect if not placed within street pavement. The bridge design shall include, but not be limited to the following studies: foundation analysis, scour analysis, and protection measures. Traffic Siqnals The developer must make a fair share contribution towards the improvement of the following intersections identified below. The improvements listed below are in addition to the existing improvements and lane configurations and shall supplement but not replace existing turning movements. Additional or supplemental traffic studies shall be R:~S P~Roripaugh Ranch Sl~newWC Staff Report 10-16-02XResos and ord (EJP) - 10-30-02 approved by PC.doc 134 conducted prior to approval of future tentative tract maps. If these studies confirm that these intersections are operating below LOS D or otherwise pose an unsafe condition, then the developer shall be responsible for mitigating these conditions, in addition to the mitigation measures already identified in the EIR. a. 1-15 Freeway (Southbound Ramps) at Rancho California Road: southbound left- turn lane, southbound free right-turn lane, westbound free right-turn lane, and eastbound free right-turn lane. b. 1-215 Freeway (Southbound Ramps) at Murrieta Hot Springs Road: southbound left-turn lane, southbound right-turn lane, eastbound through lane, eastbound right-turn lane, westbound through lane, and westbound free right-turn lane. c. Ynez Road at Winchester Road: southbound right-turn overlap. d. Ynez Road at Rancho California Road: eastbound through lane. e. North General Kearney Road at Nicolas Road: traffic signal. f. Butterfield Stage Road at Rancho California Road: traffic Signal. g. Murrieta Hot Springs Road at Alta Murrieta: lane improvements as yet undetermined. The developer shall provide the City of Temecula with a letter from the City of Murrieta stating that a fair share contribution to identified improvements at this intersection has been made. h. Murrieta Hot Springs Road at Pourroy Road: construct traffic signal and related intersection improvements as warranted. Water Improvements (Prior to issuance of the Ist building permit) a. The Developers for the Rancho Bella Vista Specific Plan along with the Developer for the Roripaugh Ranch Specific Plan shall install a water line from an existing reservoir located in the Rancho Bella Vista Specific Plan area, approximately 3,000 feet west of the future Butterfield Stage Road and 3,400 north of Murrieta Hot Springs Road. b. Install water mains per Eastern Municipal Water District requirements. c. The Developer shall install reclaimed water lines if throughout the course of development and until such time the project road infrastructure is complete by phase, reclaimed water lines become available within 300 feet of any project boundary. Sewer Improvements (Prior to issuance of the Ist building permit) a. Install sewer main in Murrieta Hot Springs Road west of Pourroy Road. (Prior to issuance of the 108th building permit) b. Install sewer main in Nicolas Road per Eastern Municipal Water District requirements. Drainaqe Improvements (Prior to issuance of the 1st production building permit, excluding model homes) R:\S PXRofipaugh Ranch SP~newWC StaffReport 10-16-02~Resos and ord (F. JP) - 10-30-02 approved by PC.doc 135 61. a. Construct detention basin in TTM 29661-1 along the west project boundary and detention basin in TTM 29661-3 along the southern project boundary. b. Construct storm drains and related outlet facilities as requires by the hydrology/ hydraulics studies. (Prior to issuance of the 108th building permit) c. Install full width box culverts or equivalent drainage facilities where Long Valley Wash crosses South Loop Road and Butterfield Stage Road. The drainage facilities shall be designed to convey the tributary 100-year storm flows. d. If Nicolas Road is selected to provide secondary access, construct Santa Gertrudis Creek Channel from the box culvert or equivalent drainage facility crossing Butterfield Stage Road westerly to the confluence with the existing Santa Gertrudis Creek. The channel shall be designed to convey the tributary 100-year storm flow, have adequate bank hardening and/or other treatment to protect the adjacent properties from flooding. The channel shall be extended a sufficient distance and designed in a matter that flows will return to the existing conditions at the outlet point. Access roads shall be constructed as necessary to provide adequate channel maintenance. The channel, access roads and confluence structures shall be contained within drainage easements obtained by the developer. All street sections shall correspond with the requirements of the Cimulation Element of the City's General Plan, City Ordinances and Standards, or as approved with the Roripaugh Ranch Specific Plan. 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 if concrete curb and gutters are provided. b. Driveways shall conform to the applicable City Standard Nos. 207, 207A and/or 208 except maximum residential driveway widths shall be 24 feet. a. Street lights shall be installed along the public streets shall be designed in accordance with City Standard No. 800, 801,802 and 803. d. Concrete sidewalks shall be constructed in accordance with City Standard Nos. 400 and 401. Design of street improvements shall extend a minimum of 300 feet beyond the project boundaries to ensure adequate continuity of design with adjoining properties. Minimum centerline radii shall be in accordance with City Standard No. 113 or as approved by the Director of Public Works. All reverse curves shall include a 100-foot minimum tangent section. All street and driveway centerline intersections shall be at 90 degrees. All units shall be provided with zero clearance garage doora and garage door openers if the driveway is less than 18 feet in depth from back of sidewalk. 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. R:~S PkRofipaugh Ranch S Pmew~PC Staff Report 10-16-02~Resos and ord (EJP) - 10-30-02 approved by PC.doc 136 There shall be adequate sight distance at each of the project entrances that meet City and Caltrans standards as approved by the City Engineer. If concentrated drainage directed towards the public/private street is conveyed through curb outlets, curb outlets shall be constructed per City Standard No. 301. 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. Minimum flow line grade from high point at end of cul de sacs and within the beginning and end of curve shall be one pement. 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. All utilities, except electrical lines rated 33kv or greater, shall be installed underground. All monuments shall be set as specified on the final map and in accordance with City Standard Nos. 700A and 701 with bonds posted prior to recordation of the final map to secure monumentation. 62. Pursuant to Section 66493 of the Subdivision Map Act, any subdivision, which is part of an existing Assessment District must comply with the requirements of said section. Prior to City Council approval of the Final Map, the Developer shall make an application for reapportionment of any assessments with appropriate regulatory agency. 63. 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 Final 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 appraiser shall have been approved by the City prior to commencement of the appraisal. 64. 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. Prior to Issuance of Grading Permits 65. As deemed necessary by the Department of Public Works, the Developer shall receive written clearance from the following agencies: San Diego Regional Water Quality Control Board Riverside County Flood Control and Water Conservation District Planning Department Department of Public Works R:\S PXRodpaugh Ranch SI~new~PC Staff Report 10-16~)2~Resos and ord (EJP) - 10-30-02 approved by PC.doc 137 f. g. h. i. Riverside County Health Department Community Services District Verizon Southern California Edison Company Southern California Gas Company 66. The developer shall ensure that a Cooperative Agreement between the City and County be executed authorizing the City to act on the County's behalf, for any improvements required in the County necessary to complete the grading of this tentative tract map in the event that the County area has not been annexed. Grading of roads in the County area is necessary prior to issuance of the 108th building permit in order to provide for secondary access. 67. 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. 68. The Developer shall obtain letters giving permission to grade 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. 69. The Developer shall obtain permission from adjacent affected property owners along Nicolas Road and Butterfield Stage Road to allow for grading and any related driveway improvements necessary to continue to allow legal vehicular access through the use of some mechanism approved by the City's Public Works Department including but not limited to: permission to grade offsite letters, blanket or specific right of entry letters, and temporary construction easements. 70. 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 for all grading involving interim channel improvements, detention basins, road improvements, and as otherwise necessary to balance earthwork volumes. The grading shall conform to the elevations shown on the approved Master Tentative Tract Map. 71. An imporfJexport route shall be submitted to the Department of Public Works prior to issuance of any grading permit. The plan shall include limitation to the duration of the grading operation and construction activities, a Traffic Control Plan, and a daily time schedule of operations. 72. All public streets shall be maintained and cleaned if necessary on a daily basis during grading operation and construction activities. Cash deposit, letter of credit or posting of bond to guarantee maintenance of all public rights-of-way affected by the grading operations and construction activities, shall be posted prior to issuance of grading permits. 73. 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. R:~S l~Rodpaugh Ranch SP~nevAPC Staff Report 10ol6-02\Resos and ord (EJP) - 10-30-02 approved by PC.doc 138 74. 75. 76. 77. 78. 79. 80. 81. 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. If subsequent Geotechnical and Soils Reports determine that dewatering of the site is necessary during construction, necessary permits in compliance with the NPDES permit, shall be obtained from the appropriate agencies prior to approval of the grading plans. 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 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 including detention basins 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. The Developer shall, as required by the City and Riverside County Flood Control and Water Conservation District, protect downstream properties from damages caused by alteration of the drainage patterns including concentration or diversion of flow and increases in flow and/or velocity. Protection shall be provided by constructing adequate channel improvements, drainage facilities, and by securing drainage easements, as necessary. Drainage and flood control facilities shall be provided in accordance with the requirements of the City and/or Riverside County Flood Control and Water Conservation District (RCFC&WCD). All drainage facilities shall be designed to convey 100~year storm flows, subject to the approval of the Department of Public Works and RCFC&WCD, as applicable. Drainage facilities within each phase shall be constructed immediately after the completion of the site grading and prior to or concurrently with the initial site development within that phase. The Developer shall provide adequate bank protection, as approved by the City Department of Public Works and RCFC&WCD, to allow a bridge crossing at Nicolas Road/Calle Girasol along Santa Gertrudis Creek. Nicolas Road will not be accepted into the City's maintained street system until all offsite channel improvements are complete and accepted by the City and RCFC&WCD. The Developer shall provide maintenance roads to all proposed detention basins to provide access for maintenance. Road specifications such as width and type shall be per Riverside County Flood Control and Water Conservation District requirements or as approved by the Director of Public Works. R:~S PuRoripaugh Ranch S PxnewWC Staff Report 10-16-02~Resos and ord (EJP) - 10-30-02 approved by PC.doc 139 82. Temporary drainage and sediment control devices shall be installed as directed by the Department of Public Works. 83, All lot drainage shall be directed to the driveway by side yard drainage swales independent of any other lot. 84. A Flood Plain Development Permit and Flood Study shall be submitted to the Department of Public Works for review and approval. The flood study shall be in a format acceptable to the Department and include, but not be limited to, the following criteria: a. Drainage and flood protection facilities which will protect all structures by diverting site runoff to streets or approved storm drain facilities. b. Adequate provision shall be made for the acceptance and disposal of surface drainage entering the property from adjacent areas. c. The impact to the site from any flood zone as shown on the FEMA flood hazard map and any necessary mitigation to protect the site. d. Identify and mitigate impacts of grading to any adjacent floodway or floodplain. e. The location of existing and post development 100-year floodplain and floodway. 85. 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. 86. The Developer shall coordinate any construction that could impact Metropolitan Water District (MWD) facilities to assure that their facilities are not damaged by project construction, either onsite or offsite. 87. The Developer must comply with the requirements of the National Pollutant Discharge Elimination System (NPDES) permit from the State Water Resoumes 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. 88. The Developer shall submit a Dust Control Plan (DCP) to SCAQMD that is consistent with Rule 403 guidelines for approval. The Developer shall submit written proof to the City that SCAQMD has reviewed and approved the DCP. The DCP shall be applicable for all onsite as well as offsite work and includes but is not limited to the following activities: twice daily soil watering, street sweeping, covering of trucks hauling soil away, chip sealing access roads, hydroseeding exposed soil surfaces, and adding chemical binders or surfactants to water used for watering. Also, the Developer shall provide the City with documentation that appropriate construction equipment that is anticipated to be used for more than 30 days has had tune-ups or equivalent work to assure Iow NOX emissions. In addition, all diesel equipment and vehicles must be equipped with particulate filters and use only Iow sulfur fuels. 89. The Individual Contractors shall submit a Traffic Management Plan (TMP) to the Public Works Department that includes but is not limited to: scheduling receipt of construction materials to off-peak travel periods, routing construction traffic through areas of least R:~S P~Roripaugh Ranch SPXnewXPC Staff Report 10-16-02W, esos and ord (EJP) - 10-30-02 approved by FC.doc 140 impact sensitivity, limiting lane closures and detours to off-peak travel periods, and staging areas away from existing residential uses. 90. The Developer shall prepare and file a Noise Control Plan (NCP) with the Public Works Department. The NCP will be generally consistent with the mitigation monitoring program and the City's construction noise ordinance. 91. Graded but undeveloped land shall be maintained weed-free and planted with interim landscaping, such as hydroseed, and temporary irrigation within ninety days of completion of grading, unless building permits are obtained. 92. Paleontologists and Archeologists shall be present during grading, including excavated soil stockpiles, in accordance with the Environmental Impact Report mitigation measure. Prior to Issuance of Building Permits 93. Final Map shall be approved and recorded. 94. 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. 95. In the event that the City is unable to construct the street and slopes, acquire the additional right of way and complete any related proceedings associated with that process, for the segment on Butterfield Stage Road from Chemin Clinet to Ranch California Road, by the 510th building permit, the Developer shall be responsible for th completing this work by the 510 building permit. 96. Prior to the issuance of building permits for each phase, the developer or the CFD must construct the improvements identified in the prior to recordation of final map section. The developer and/or CFD will be responsible for acquiring right-of-way where necessary for any required onsite and offsite improvements. 97. 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 98. As deemed necessary by the Department of Public Works, the Developer shall receive written clearance from the following agencies: a. Eastern Municipal Water District b. Department of Public Works 99. All necessary certifications and clearances from engineers, utility companies and public agencies shall be submitted as required by the Department of Public Works. 100. All improvements shall be constructed and completed per the approved plans and City standards to the satisfaction of the Director of Public Works. R:XS P~Roripaugh Ranch SPXnew~°C Staff Report 10-16-02~Rcsos and ord (EJP) - 10-30-02 approved by PC.doc 141 101. 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 DEPARTMENT General Requirements: 102. All perimeter slope/landscape areas designated as Temecula Community Services District (TCSD) maintenance areas shall be identified and offered for dedication to the TCSD as a maintenance easement on the final map. Underlying ownership of the respective areas shall remain with the individual property owner or the Homeowner's Association. All other landscape areas, open space, trails, entry monumentation, signage, pedestrian portals, bus shelters, fences, walls and private gated areas shall be maintained by the Homeowner's Association (HOA), private maintenance association or property owner. 103. The design of the 5.1-acre neighborhood park (Lot 518) shall be in substantial conformance with the conceptual designs and guidelines identified within the Specific Plan. Prior to submittal of construction plans, the developer shall meet with the Director of Community Services to determine the location and specifications of the park amenities to be provided on site. Construction plans and specifications must be approved by the Director of Community Services. 104. The park and slope/landscape plans submitted for consideration for TCSD maintenance shall be in conformance with the City of Temecula Landscape and Irrigation Specifications and Installation Details and the Park Land and Landscape Dedication Process. 105. The design of the 5.1 acre neighborhood park (Lot 518) shall provide for pedestrian circulation and shall be in compliance with American with Disabilities Act (ADA) requirements. 106. The developer is entitled to receive a credit against the park and recreation component of the City's Development Impact Fee (DIF) pursuant to a Development Agreement or a DIF Credit Agreement between the applicant and the City prior to approval of the final map. 107. Construction of the 5.1 acre neighborhood park (Lot 518), landscaped medians and proposed TCSD slope/landscape maintenance areas shall commence pursuant to a pre- construction meeting with the developer and TCSD Maintenance Superintendent. Failure to comply with the TCSD review and inspection process may preclude acceptance of these areas into the TCSD maintenance programs. 108. The HOA slope area (Lot 532) shall be developed concurrently with the public park (Lot 518). The City will not accept the conveyance of the public park until all improvements have been completed within Lots 518 and 532 to the satisfaction of the Community Services Director. R:~S PXRoripaugh Ranch SP~ncw~C Staff Report 10-16-02hResos and ord (EJP) - 10-30-02 approved by PC.doc 142 109. The developer, the developer's successor or assignee, shall be responsible for all maintenance of the park site, slopes/landscape areas and landscaped medians until such time as those responsibilities are accepted by the TCSD or other responsible party. 110. The public park shall be improved and conveyed to the City free and clear of any liens, assessment fees, or easements that would preclude the City from utilizing the property for public purposes. A policy of title insurance for the value of the land and the cost of the improvements and a soils assessment report shall also be provided with the conveyance of the property. 111. The design of the private mini-park (Lot 6) and the private recreation center (Lot 523) shall be consistent with the conceptual designs and guidelines identified in the Roripaugh Specific Plan. 112. Class II bicycle lanes, as specified in the Roripaugh Specific Plan, shall be identified on the street improvements plans and constructed in concurrence with the completion of said street improvements. 113. All residential street lighting will be maintained by the Home Owner's Association (HOA). 114. The developer shall contact the City's franchise solid waste hauler for disposal of the construction debris. Only the City's franchisee may haul construction debris. Prior to Approval of the Final Map: 115. All slope/landscape areas intended for dedication to the TCSD for maintenance shall be identified on each final map by numbered lots with the square footage of said lot numbers indexed as proposed TCSD maintenance areas. 116. Construction drawings for the public park, landscaped medians and proposed TCSD slope/landscape maintenance areas shall be reviewed and approved by the Director of Community Services. 117. The developer shall post security and enter into an agreement to improve the public park, landscaped medians and proposed TCSD slope/landscape maintenance areas. 118. The developer shall file a notice of intention with the Temecula Community Services District to initiate election proceedings for acceptance perimeter slope/landscape into the TCSD maintenance program. All costs associated with this process shall be borne by the developer. Prior to Issuance of Building Permits: 119. Prior to issuance of building permits, the developer shall provide TCSD verification of arrangements made with the City's franchise solid waste hauler for disposal of construction debris. 120. The private mini-park (Lot 6) shall be completed to the satisfaction of the Community Services Director prior to the issuance of the 100th residential building permit. R:XS PXRoripaugh Ranch SP~new~PC Staff Report 10-16-02~Resos and ord (EJP) - 10-30-02 approved by PC.doc 143 121. The park portion of the private recreation center (Lot 523) shall be completed to the satisfaction of the Community Services Director prior to the issuance of the 250th residential building permit. 122. The building and the pool portion of the private recreation center (Lot 523) shall be completed to the satisfaction of the Community Services Director prior to the issuance of the 350th residential building permit. 123, The 5.1 acre neighborhood park (Lot 518) shall be improved, including the completion of the 90-day maintenance period, and the conveyance accepted by the City Council prior to the issuance of the 400th residential building permit for the overall Roripaugh Development. 124. The paseo (Lot 519) and the trail connecting Lot 519 and Lot 518 (Neighborhood Park) shall be completed to the satisfaction of the Community Services Director prior to the issuance of the 400th residential building permit. 125. The "Nature Walk" and adjacent landscape areas (Lot 520) shall be completed to the satisfaction of the Community Services Director prior to the issuance of the 400th residential building permit. 126. Prior to the installation of arterial street lights or issuance of building permits, whichever occurs first, the developer shall file an application, submit approved Southern California Edison street light plans and pay the appropriate fees to the TCSD for the dedication of arterial street lights into the appropriate TCSD maintenance program. Prior to Issuance of Certificates of Occupancy: 127. Prior to the issuance of the first certificate of occupancy within each phase map, the developer shall submit the most current list of Assessor's Parcel Numbers assigned to the final project. 128. It shall be the developer's responsibility to provide written disclosure of the existence of TCSD and its service level rates and charges to all prospective purchasers. FIRE DEPARTMENT 129. Any previous existing conditions for this project will remain in full force and effect unless supemeded by more stringent requirements here. 130. 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. 131. The Fire Prevention Bureau is required to set a minimum fire flow for residential land division per CFC Appendix III.A, Table A-III-A-1. The developer shall provide for this project, a water system capable of delivering 1500 GPM at 20-PSI residual operating pressure 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 R:~S P~Roripaugh Ranch SF~new~C Staff Report 10-16-02~Resos and ord (EJP) - 10-30-02 approved by PC.doc 144 given above has taken into account all information as provided. (CFC 903.2, Appendix 132. The Fire Prevention Bureau is required to set minimum fire hydrant distances per CFC Appendix III.B, Table A-III-B-1. Standard fire hydrants (6" x 4" x 2 1/2" outlets) shall be located on Fire Department access roads and adjacent public streets. Hydrants shall be spaced at 500 feet apart, at each intersection and shall be located no more than 250 feet from any point on the street or Fire Department access road(s) frontage to a hydrant. The required fire flow shall be available from any adjacent hydrant(s) in the system. The upgrade of existing fire hydrants may be required. (CFC 903.2, 903.4.2, and Appendix 133. The Fire Prevention Bureau is required to set a mimmum fire flow for commercial land division per CFC Appendix Ill-A, Table A-Ill-A-1. The developer shall provide for this project, a water system capable of delivering 4000 GPM at 20-PSI residual operating pressure with a 4 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 134. The Fire Prevention Bureau is required to set minimum fire hydrant distances per CFC Appendix Ill-B, Table A-III-B-1. Super fire hydrants (6" x 4" x 2-2 1/2" outlets) shall be located on Fire Department access roads and adjacent 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 a 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 135. Maximum cul-de-sac length shall not exceed 1320 feet. Minimum turning radius on any cul-de-sac shall be thirty-seven (37) feet for residential and forty-five (45) feet for commercial. (CFC 902.2.2.3, CFC 902.2.2.4) 136. All traffic-calming devices that could impede or slow emergency vehicle access are prohibited, except those expressly approved by the fire prevention bureau individually on a case-by-case basis when they maintain the required travel widths and radii. 137. Cul-de-sacs and/or intersections with planters must maintain 24-foot clear unobstructed travel width around the planters, not including parking. Hardscape areas are permissible provided that they meet the 80,000 lb. load requirements and are at road level. 138. Private entry driveways with divider medians must be a minimum of 16 feet wide on each side unless the median is held back 30 feet from face of curb of perpendicular road. 139. 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) This will include all internal roads, connecting roads between phases, and construction gates. All required access must be in and available prior to and during ALL construction. Phasing is approved on a separate map, and is ultimately subject to final approval in the field. R:~S l~Roripaugh Ranch SP~newXPC Staff Report 10-16-02XResos and ord (EJP) - 10-30-02 approved by PC.doc 145 140. 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) 141. 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) 142. Fire Department vehicle access roads shall have an unobstructed width of not less than twenty (20) feet and an unobstructed vertical clearance of not less than thirteen (13) feet six (6)inches. (CFC 902.2.2.1) 143. 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) 144. Prior to building construction, this development and any street within serving more than 35 homes or any commercial developments shall have two (2) points of access, via all- weather surface roads, as approved by the Fire Prevention Bureau. (CFC 902.2.1) 145. 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) 146. 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) 147. 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) Special Conditions 148. 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. (FC Appendix II-A) 149. 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) R:~S P~Roripaugh Ranch SP~newXPC Staff Report 10-16-02~Resos and ord (EJP) - 10-30-02 approved by PC.doc 146 150. Prior to map recordation the applicant shall submit to the Fire Prevention Bureau a georectified (pursuant to Riverside County standards) digital version of the map including parcel and street centerline information. The electronic file will be provided in a ESRI Arclnfo/ArcView compatible format and projected in a State Plane NAD 83 (California Zone VI) coordinate system. The Bureau must accept the data as to completeness, accuracy and format prior to satisfaction of this condition. OTHER AGENCIES 151. Flood protection shall be provided in accordance with the Riverside County Flood Control District's transmittal dated October 21, 2002, 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. 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 Signature R:~S PXRoripaugh Ranch S P~new~°C Staff Report 10-16-02\Resos and ord (EJP) ~ 10-30-02 approved by PC.doc 147 DAVID P. ZAPPE General Manager-Chief Engineer OCT ~-" 2007. RIVERSIDE COUNTY FLOOD CONTROL AND WATER CONSERVATION DISTRICT 1995 MARKET STREET RIVERSIDE, CA 92501 909.955.1200 909.788.9965 FAX ,Ci_ty of Temecula - ~-'~ Pli~nning Department~- - I Post Office Box 9033 Temecula, California 92589-9033 Attention: ~P,~;, Ladies and Gentlemen: Re: "'~O¢4 F~U~I{~ The Distdct does not normally recommend conditions for land divisions or other land use cases in incorporated cities. The Distdct also does not plan check city land use cases, or provide State Division of Real Estate leffers or other flood hazard reports for such cases. Distnct comments/recommendations for such cases are normally limited to items of specific interest to the District including District Master Drainage Plan facilities other regional flood control and drainage facilities which could be considered a logical componen[or extension of a master plan system and District Area urainage Plan fees (development mitigation fees). In addition, nformat on of a general nalura s provided. The District has not reviewed the proposed project in detail and the following checked comments do not in any way constitute or imply Distdct approval or endorsement of the proposed project with respect to flood hazard, public health and safety or any other such issue: This pr.oject would not be impacted by District Master Drainage Plan facilities nor are other facilities of regional mterast proposed. This project involves Distdct Master Plan facilities. The District will accept ownership of such facilities on wdtten request of the City. Facilities must be constructed to District stanoards and Distdct plan check and inspection will be required for uistrict acceptance. Plan check, inspection and administrative fees will be required. · .~ This project proposes channels stonm drains 36 inches or larger in diameter, or other facilities that could be considered regional in nature and/or a Io[~ical extension of the adopted t~.~)~.~.J~C/~ Master Drainage Plan. The Distdct woulo consider accepting ownership or such facilities on Whiten request of the City. Facilities must be constructed to Distdct slandards and District plan check and inspection will be required for District acceptance. Plan check, inspect on and adm n strat ve fees wi be required. ~ 'mis project s located within the limits .of the. District's ~J~uff~.~-.~. ~.,~"~m~.u~,~ ~//At.~t A?_,a Drainage Plan for which ,drainage fees nave oeen adoptea; applicable lees shouK~ ~e pm(~ ,,by cashiers check or money order omy to the Flood Control District pdor to issuance of building or graoingperrnits~ whichever comes first. Fees to be paid should be at the rate in effect at the time of issuance of[he actual permit. GENERAL INFORMATION This project may require a National Pollutant Discharge Elimination System (NPDES) permit from the State Water Resources Control Board, Clearance for grading recordation, or other final approvalshould not be given until the City has determined that the project has been granted a perm t or s shown to be exempt. If this project involves a Federal Emergency Management Agency (FE,IVlA.) mapped flood plain then the City should require the applicant to provide all studies calculations plans and omer ~nformation required to meet FEMA requiremenls and should further require that the applicant obtain a Conditional Letter of Map Revision (CLOMR) prior to grading, recordation or other fine approva of the project, and a Letter of Map Revision (LOMR) pdor to occupancy. If a natural watercourse or mapped flood plain is impacted by this project, the City should require the a@p. licant to obtain a Section 1601/1603 Agreement from the California Department of Fish and Game and a Clean water Act Section 404 Permit from the U.S. Army Corps of Engineers, or written correspondence from these agencies ndicatJng the project is exempt from these requirements. A Clean Waler Act Section 401 Waler Quality Certification may be required ~rom the local California Regional Water Quality Control Board pdor to issuance of the Corps 404 permit. Very truly yours, STUART E. MCKIBBIN Senior Civil Engineer Date: .'.'.'.'.'.'.'.'.'~O