HomeMy WebLinkAbout02_055 PC ResolutionPC RESOLUTION NO. 2002-055
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF TEMECULA APPROVING PLANNING APPLICATION
NO. 02-0549, A SUBSTANTIAL CONFORMANCE
APPLICATION TO CONSOLIDATE SEVERAL SMALLER TWO-
STORY APARTMENT BUILDINGS INTO FOUR ADDITIONAL
THREE-STORY APARTMENT BUILDINGS, GENERALLY
LOCATED ON THE SOUTH SIDE OF HIGHWAY 79 SOUTH,
BETWEEN JEDEDIAH SMITH ROAD AND AVENIDA DE
MISSIONS, KNOWN AS ASSESSOR PARCEL NO. 961-010-
006.
WHEREAS, the Planning Commission approved Planning Application 01-0610
(Tentative Pamel Map) Planning Application 01-0611 (Development Plan) at a duly noticed
public hearing on May 1,2002; and
WHEREAS, Temecula Creek Village, LLC submitted an application for Substantial
Conformance to modify the previously approved Development Plan for Parcel Map 30468 on
October 2007, 2002; and
WHEREAS, the Application was processed including, but not limited to public notice, in
the time and manner prescribed by State and local law; and
WHEREAS, the Planning Commission considered the Application for Substantial
Conformance 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; and
WHEREAS, at the conclusion of the Commission hearing and after due consideration of
the testimony, the Commission recommended approval of the Application subject to conditions
after finding that the project proposed in the Application conformed to the City of Temecula
General Plan;
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. Tentative Parcel Map Findinqs. The Planning Commission in
recommending approval of the Application for Substantial Conformance, must make the same
findings that were made for the approval of Parcel Map 30468:
1. The proposed subdivision and the design and improvements of the subdivision
are consistent with the Subdivision Ordinance, Development Code, General Plan, and the City
of Temecula Municipal Code;
Staff has reviewed the proposal and finds that Tentative Parcel Map No. 30468 is
· consistent with the General Plan, the Subdivision Ordinance, the Development Code,
and the Municipal Code.
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2. The tentative map. does not 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;
The proposed land division is not land designated for conservation or agricultural use.
3. The site is physically suitable for the type and proposed density of development
proposed by the tentative map;
The project consists of a Parcel Map on property designated for Professional office uses,
which is consistent with the Genera/Plan, as well as, the development standards for the
PDO-4 zoning designation.
4. The design of the subdivision and the proposed improvements, with conditions of
approval, are not likely to cause significant environmental damage or substantially and
avoidably injure fish or wildlife in their habitat;
Per the CEQA Guidelines, a Mitigated Negative Declaration has been prepared for this
project. The Mitigation Monitoring Program will ensure that the impacts are not likely to
cause significant damage to the environment.
5. The design of the subdivision and the type of improvements are not likely to
cause serious public health problems;
The project has been reviewed and commented on by the Fire Safety Division, the
Building Safety Division, Public Works, Community Services and Planning Staff. As a
result, the project has been conditioned to address all concerns. Further provisions are
made in the General Plan and the Development Code to ensure that the public health,
safety and welfare are safeguarded. The project is consistent with these documents.
6. The design of the subdivision provides for future passive or natural heating or
cooling opportunities in the subdivision to the extent feasible;
There are solar possibilities available to the parcel map; however, the applicant has not
submitted any information in regard to solar possibilities.
7. The design of the subdivision 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;
The Public Works Department expressed concerns regarding potential conflicts with
easements or accesses during the project review stage. The concerns expressed by
Public Works have been addressed, or are addressed in the Condition of Approval
8. The subdivision is consistent with the City's parkland dedication requirements
(Quimby);
The applicant is responsible for payment of fees, which will address the City's parkland
dedication requirements.
Section 3. Development Plan Findinqs. The Planning Commission in recommending
approval of the Application for Substantial Conformance must make the same findings that were
made for the approval of the Development Plan for Parcel Map 30468:
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1. The proposed use is in conformance with the General Plan and with all
applicable requirements of State law and other City Ordinances;
The plan to develop 123, 100 square feet of commercial space and 400 multi-family
apartment units on 32.6 acres is consistent with the PDO-4 policies and development
regulations, and the terms of the Settlement Agreement between the City and Old Vail
Partners. The proposed plan incorporates architectural and landscape designs, which
will enhance land use objectives along Highway 79 South.
2. The overall development of the land is designed for the protection of the public
health, safety, and general welfare;
The project has been conditioned to conform to the Uniform Building Code, and City staff
prior to occupancy will inspect all construction. The Fire Department staff has also found
that the site design will provide adequate emergency access in the case of a need for
emergency response to the site.
Section 4. Environmental Compliance. The initial environmental assessment for
Parcel Map 30468 and the associated Development Plan identified issues that could potentially
have significant impacts without mitigation. A Mitigated Negative Declaration and Mitigation
Monitoring Program were prepared to reduce potential impacts to levels that are less than
significant. The Substantial Conformance application package does not significantly differ from
the previous approvals, and staff has determined that the previous Mitigated Negative
Declaration is sufficient. Pursuant to Section 15162 (b) of CEQA, no further documentation is
required.
Section 5. Conditions. That the City of Temecula Planning Commission hereby
conditionally approves the Substantial Conformance Application, a request to consolidate five
smaller two-story apartment buildings into two three-story apartment buildings in Sub-Area D,
reducing the overall number of apartment buildings on-site to 22 and thereby creating more
open space on-site; leaving all other previous approvals for Parcel Map 30468 and the
associated Development Plan intact, as set forth on attached Exhibit A, attached hereto, and
incorporated herein by this reference together with any and all necessary conditions that may be
deemed necessary.
Section 6. PASSED, APPROVED AND ADOPTED by the City of Temecula
Planning Commission this 20th day of November 2002.
ATTEST:
~/Dennis Chiniaeff, Chairpers~_.~
D~bbie Ubnoske, Secretary
[SEAL]
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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. 2002-055 was duly and regularly adopted by the Planning Commission
of the City of Temecula at a regular meeting thereof held on the 20th day of November, 2002 by
the following vote:
AYES: 4
PLANNING COMMISSIONERS:
PLANNING COMMISSIONERS:
PLANNING COMMISSIONERS:
PLANNING COMMISSIONERS:
NOES: 0
ABSENT: 1
ABSTAIN: 0
Guerriero, Mathewson, Telesio and
Chairman Chiniaeff
None
Olhasso
None
~ebbie Ubnoske, Sec~'etary
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Temecula Creek Village
Final Conditions of Approval
EXHIBIT A
CITY OF TEMECULA
CONDITIONS OF APPROVAL
Planning Application No.
PA02-0549 Substantial Conformance
(previous approvals)
PA01-0610 Tentative Parcel Map
PA01-0611 Development Plan
Project Description:
PA02-0549: Substantial Conformance
Application to modify residential Sub-Area D
by consolidating five smaller two-story
apartment buildings into two three-story
apartment buildings, reducing the overall
number of apartment buildings on-site to 22
and creating more on-site open space.
PA00-0610: Tentative Parcel Map 30468
subdividing the site into 14 parcels, 12 for
commemial uses and 2 for high-density
residential use.
PA00-0611: Construct 400 multi-family
residential units on approximately 20.7
acres and 123,100 square feet of
commercial space on approximately 11.9
acres.
Development Impact Fee Category:
Multi-Family Residential and Retail
Commercial
Assessor's Parcel No.:
961-010-006
Approval Date:
11/20/2002
Expiration Date:
11/20/2004
PLANNING DIVISION
Within Forty-Eight (48) Hours of the Approval of this Project
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Final Conditions of Approval
r-,,,~,, e,,,,,;,,,, -~ ~ A/,,~ This condition was satisfied under the previous approval
2. The applicant shall deliver to the Community Development Department -
Planning Division a cashier's check or money order made payable to the County
Clerk in the amount of sixty-four dollars ($64.00) for the County administrative
fee, to enable the City to file the Notice of Exemption required under Section
15062 of the California Environmental Quality Act.
General Requirements
3. The parcel map shall comply with the State of California Subdivision Map Act and
to all the requirements of the City of Temecula's 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.
4. The applicant and owner of the real property subject to this condition shall hereby
agree to indemnify, protect, hold harmless, and defend with Legal Counsel of the
City's own selection, the City shall be deemed for purposes of this condition, to
include any agency or instrumentality thereof, or any of its elected or appointed
officials, officers, employees, consultants, contractors, legal counsel, and agents
from any and all claims, actions, awards, judgments, or proceedings against the
City to attack, set aside, void, annul, seek monetary damages resulting, directly
or indirectly, from any action in furtherance of and the approval of the City, or any
agency or instrumentality thereof, advisory agency, appeal board or legislative
body including actions approved by the voters of the City, concerning the
Planning Application. City shall promptly notify the both the applicant and
landowner of any claim, action, or proceeding to which this condition is applicable
and shall further cooperate fully in the defense of the action. The City reserves
its right to take any and all action the City deems to be in the best interest of the
City and its citizens in regards to such defense.
5. The project and all subsequent projects within this site shall comply with all
mitigation measures contained in the Mitigation Monitoring Program and
conditions set forth.
6. After grading, all slopes shall be planted in accordance with the City's Slope
Planting Guidelines. Jute netting will be required on all slopes greater than ten
linear feet.
7. An Administrative Development Plan application shall be submitted and
approved by the Planning Department for buildings on Pads C1, C2, C3, C9 and
C10, prior to issuance of building permits.
8. The final landscape plan shall indicate street trees planted along the Highway 79
South frontage as a minimum of 24-inch box for each variety shown.
9. The applicant is advised that Highway 79 South is a state highway, and that all
landscape approvals are to meet CalTrans requirements.
10. Perimeter trees shall include some specimen trees of the varieties indicated on
the final landscape plan. Specimens shall be a minimum of 36-inch box and
shall be placed in a manner that vehicular and pedestrian entrances are
accented and provide variation in canopy height. In addition to perimeter trees,
please add three (3) 24-inch box Chinese Flame trees, and all eighteen (18) 36-
inch box Red Crepe Myrtle trees to conform to the number of specimens
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Final Conditions of Approval
identified in the planting legend.
11. The permittee shall obtain City approval for any modifications or revisions to the
approval of this development plan. Any future changes to the development plan
will require submittal of a Substantial Conformance application and will require a
public hearing before the Planning Commission.
12. This approval shall be used within two (2) years of the approval date; otherwise,
it shall become null and void. By use is meant the beginning of substantial
construction contemplated by this approval within the two (2) year period, which
is thereafter diligently pursued to completion, or the beginning of substantial
utilization contemplated by this approval.
13. The development of the premises shall substantially conform to the approved
floor plans, elevations and the Color and Material Boards on file with the
Community Development Department - Planning Division.
14. Landscaping installed for the project shall be continuously maintained to the
reasonable satisfaction of the Planning Director. If it is determined that the
landscaping is not being maintained, the Planning Director shall have the
authority to require the property owner to bring the landscaping into conformance
with the approved landscape plan. The continued maintenance of all landscaped
areas shall be the responsibility of the developer, Property Owner's Association,
or any successors in interest.
15. All mechanical and roof equipment shall be fully screened from public view by
being placed below the lowest level of the surrounding parapet wall. Parapet
walls shall be of sufficient height above the roofline to screen said equipment.
]6. The colors and materials for the project shall substantially conform to those noted
directly below and with the Color and Material Boards on file with the Community
Development Department - Planning Division
Areas A and C:
Primary wall exterior:
Stucco Accent 1:
Stucco Accent 2:
Stucco Accent 3:
Trim and Bands:
Roof
Stone Veneer
Frazee Desert Fawn (8222 W)
Frazee Burnt Copper (8355 D)
Frazee Safari Tan (7754 M)
Frazee Lulled Beige (8232 W)
Frazee Almond White (8180 W)
Patina Green Metal Seam Roof
Cheyenne Limestone
Area B:
Primary wall exterior:
Stucco Accent:
Fascia, Trim, Bands and Railings:
Garage Doors
Roof Tile
Stone Veneer
Frazee Clay Beige (8721 W)
Frazee Daplin (8234 M)
Frazee Swiss Coffee (487)
Frazee Lulled Beige (8232 W)
Silhouette Slate (ISTCS 4930)
Jackson Valley Quarrystone (SP 103)
(wrap stone veneer around window frames)
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Temecula Creek Village
Final Conditions of Approval
Area D:
Primary wall exterior:
Stucco Accent 1:
Stucco Accent 2:
Stucco Accent 3:
Fascia, Trim, Bands and Railings:
Roof Tile
Stone Veneer
Frazee Hay Seed (8220 W)
Frazee Daplin (8234 M)
Frazee Festoon (8274 W)
Frazee Burnt Copper (8355 D)
Frazee Swiss Coffee (487)
Wolf Grey Shake (1 SKCB 5969)
Oakridge Mountain Ledge
17. The Clubhouse (Sub-Area D) in proximity to the Village Center shall incorporate
design elements that closely resemble those of the Village Center commercial
buildings. The Clubhouse (Sub-Area B) adjacent to the public trail on the south
side of project shall incorporate design elements that closely resemble the
residential buildings.
18. The construction landscape drawings shall indicate coordination and grouping of
all utilities, which are screened from view per applicable City Codes and
guidelines.
19. AII multi-family residential buildings shall meet the building separation
requirements of Section 17.06.050 B of the City's Development Code.
20. The applicant shall submit a fence plan for review and approval for Sub-Areas B
and D prior to the issuance of the first residential building permit.
21. The applicant shall redesign the trash enclosures such that no unattended rollout
container(s) be left in the drive aisle during pick up.
22. The driveway apron and drive aisle to/from Jedediah Smith Road shall be
sufficiently wide to reduce vehicle stacking exiting the site, and to facilitate
emergency vehicle movement.
Prior to Issuance of a Building Permit
23. Prior to issuance of building permits, Covenants, Conditions, and Restrictions
(CC&R's) shall be approved by the Planning Department and recorded with the
Riverside County Recorder. The CC&R's shall contain provisions for the creation
of a Property Owner's Association for the maintenance of all landscaping on the
commemial parcels, and maintenance of all internal roadway and hardscape
surfaces within those parcels.
24. The applicant shall insure that all trees planted along the Highway 79 South
property line of the subject development be a minimum size of 24" box trees.
The applicant shall revise the landscape plans and resubmit the plans for
Planning Department approval prior to the issuance of a building permit.
Prior to Issuance of an Occupancy Permit
25. All perimeter and slope landscaping, including the Highway 79 South landscape
planter area shall be installed to the approval of the Planning Director, prior to the
first certificate of occupancy.
26. All conditions shall be complied with prior to any occupancy or use allowed by
this Development Plan.
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Temecula Creek Village
Final Conditions of Approval
27. A one-year landscape maintenance bond of sufficient amount shall be submitted
and approved by the Planning Department.
28. The applicant and owner of the real property represented by this approval shall
join and maintain active membership in the Crime Free Multi-housing Program.
Prior to Issuance of Grading Permits
29. A copy of the Rough Grading plans shall be submitted and approved by the
Planning Department.
30. 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.
PUBLIC WORKS PA01-0610 (Tentative Parcel Map)
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
1. It is understood that the Developer correctly shows on the tentative map all
existing and proposed easements, traveled ways, improvement constraints and
drainage courses, and their omission may require the project to be resubmitted
for further review and revision.
2. A Grading Permit for either rough or precise grading shall be obtained from the
Department of Public Works prior to commencement of any construction outside
of the City-maintained road right-of-way.
3. 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.
4. An Encroachment Permit shall be obtained from the California Department of
Transportation prior to commencement of any construction within an existing or
proposed State right-of-way.
5. 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.
6. All on-site drainage facilities shall be privately maintained.
7. The vehicular movement for the following locations shall be restricted as follows:
a. Highway 79 South at the easterly access to the site shall be restricted to a
right in/right out movement subject to approval by CalTrans. The method of
controlling this movement shall be approved by the Director of Public Works.
b. Highway 79 South at the driveway east of Jedediah Smith Road shall be
restricted to right in/right out movement subject to approval of CalTrans. The
method of controlling this movement shall be approved by the Director of
Public Works.
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Temecula Creek Village
Final Conditions of Approval
Prior to Approval of the Parcel 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:
8. As deemed necessary by the Department of Public Works, the Developer shall
receive written clearance from the following agencies:
a. San Diego Regional Water Quality Control Board
b. Rancho California Water District
c. Eastern Municipal Water District
d. Riverside County Flood Control and Water Conservation District
e. City of Temecula Fire Prevention Bureau
f. Planning Department
g. Department of Public Works
h. Riverside County Health Department
i. Cable TV Franchise
j. CalTrans
k. Community Services District
I. Verizon Telephone
m. Southern California Edison Company
n. Southern California Gas Company
o. Fish & Game
p. Army Corps of Engineers
9. The Developer shall construct the following public improvements to City of
Temecula General Plan standards unless otherwise noted. Plans shall be
reviewed and approved by the Director of the Department of Public Works:
a. Improve Highway 79 South (Urban Arterial Highway Standards) to include
installation of sidewalk, street lights, drainage facilities, signing and striping,
and utilities (including but not limited to water and sewer)
b. Provide a lane drop transition per CalTrans standards to the driveway east of
Jedediah Smith Road
c. Install a traffic signal at the intersection of Highway 79 South and Jedediah
Smith Road.
d. Install a traffic signal at the intersection of Highway 79 South and Main
Project entrance.
10. Unless otherwise approved the following minimum criteria shall be observed in
the design of the street improvement plans:
a. Street centerline grades shall be 0.5% minimum over P.C.C. and 1.00%
minimum over A.C. paving.
b. Driveways shall conform to the applicable City Standard No. 207A
c. Street lights shall be installed along the public streets adjoining the site in
accordance with City Standard No. 800, 802 and 803.
d. Concrete sidewalks and ramps shall be constructed along public street
frontages in accordance with City of Temecula Standard Nos. 400 and 402
e. All street and driveway centerline intersections shall be at 90 degrees.
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f. Landscaping shall be limited in the corner cut-off area of all intersections and
adjacent to driveways to provide for minimum sight distance and visibility.
g. All utility systems including gas, electric, telephone, water, sewer, and cable
TV shall be provided underground. Easements shall be provided as required
where adequate right-of-way does not exist for installation of the facilities. All
utilities shall be designed and constructed in accordance with City Codes and
the utility provider.
h. All utilities, except electrical lines rated 33ky or greater, shall be installed
underground
11. Private roads shall be designed to meet City public road standards. Unless
otherwise approved the following minimum criteria shall be observed in the
design of private streets:
a. The Developer shall improve Jedediah Smith Road (60 feet curb to curb) to
include the installation of street improvements, paving, curb and gutter,
sidewalk, raised median, drainage facilities, signing and striping, utilities
(including but not limited to water and sewer) as shown on the tentative
parcel map.
i) The raised median island on Jedediah Smith Road shall be 4 feet wide,
200 foot long
ii) The roadway design shall be coordinated with the adjacent property
owner
b. All intersections shall be perpendicular (90).
12. A construction area Traffic Control Plan shall be designed by a registered Civil
Engineer and reviewed by the Department of Public Works for any street closure
and detour or other disruption to traffic cimulation as required by the Department
of Public Works.
13. Relinquish and waive right of access to and from Highway 79 South on the
Parcel Map with the exception of five (5) openings as delineated on the approved
Tentative Parcel and approved by CalTrans.
14. 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.
16. 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.
16. Pursuant to Section 66493 of the Subdivision Map Act, any subdivision that is
part of an existing Assessment District must comply with the requirements of said
section. Prior to City Council approval of the Parcel Map\Final Map, the
Developer shall make an application for reapportionment of any assessments
with appropriate regulatory agency.
17. Any delinquent property taxes shall be paid.
18. An Environmental Constraints Sheet (ECS) shall be prepared in conjunction with
the Parcel 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
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Final Conditions of Approval
ECS:
a. The delineation of the area within the 100-year floodplain.
b. Special Study Zones.
c. Geotechnical hazards identified in the project's geotechnical report.
19. The Developer shall comply with all constraints that may be shown upon an
Environmental Constraint Sheet recorded with any underlying maps related to
the subject property.
20. The Developer shall make a good faith effort to acquire the required off-site
property interests, and if he or she should fail to do so, the Developer shall, prior
to submittal of the Parcel Map for recordation, enter into an agreement to
complete the improvements pursuant to the Subdivision Map Act, Section 66462
and Section 66462.5. Such agreement shall provide for payment by the
Developer of all costs incurred by the City to acquire the off-site property
interests required in connection with the subdivision. Security of a portion of
these costs shall be in the form of a cash deposit in the amount given in an
appraisal report obtained by the Developer, at the Developer's cost. The
appraiser shall have been approved by the City prior to commencement of the
appraisal.
21. 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.
22. Bus bays will be designed at all existing and proposed bus stops as directed by
Riverside Transit Agency and approved by the Department of Public Works
23. A minimum 24 foot wide easement shall be dedicated for public utilities and
reciprocal ingress/egress access for all private streets and drives.
24. Private drainage easements for cross-lot drainage shall be required and shall be
delineated and noted on the final map.
25. Easements for sidewalks for public uses shall be dedicated to the City where
sidewalks meander through private property.
26. 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."
Prior to Issuance of Grading Permits
27. As deemed necessary by the Department of Public Works, the Developer shall
receive written clearance from the following agencies:
a. San Diego Regional Water Quality Control Board
b. Riverside County Flood Control and Water Conservation District
c. Planning Department
d. Department of Public Works
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Final Conditions of Approval
e. Community Services District
28. A Grading Plan shall be prepared by a registered Civil Engineer in accordance
with City of Temecula standards and approved by the Department of Public
Works prior to commencement of any grading. The plan shall incorporate
adequate erosion control measures to protect the site and adjoining properties
from damage due to erosion.
29. 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.
30. 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.
31. 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 intended to discharge this runoff.
Runoff shall be conveyed to an adequate ouffall 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.
32. The Developer must comply with the requirements of the National Pollutant
Discharge Elimination System (NPDES) permit from the State Water Resources
Control Board. No grading shall be permitted until an NPDES Notice of Intent
(NOI) has been filed or the project is shown to be exempt.
33. 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.
34. The Developer shall obtain letters of approval or easements for any off-site work
performed on adjoining properties. The letters or easements shall be in a format
as directed by the Department of Public Works.
Prior to Issuance of Building Permits
35. Parcel Map shall be approved and recorded.
36. 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.
37. Grading of the subject property shall be in accordance with the California
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Building Code, the approved grading plan, the conditions of the grading permit,
City Grading Standards and accepted grading construction practices. The final
grading plan shall be in substantial conformance with the approved rough
grading plan.
38. 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
39. As deemed necessary by the Department of Public Works, the Developer shall
receive written clearance from the following agencies:
a. Rancho California Water District
b. Eastern Municipal Water District
c. Department of Public Works
40. All necessary certifications and clearances from engineers, utility companies and
public agencies shall be submitted as required by the Department of Public
Works.
41. All improvements shall be constructed and completed per the approved plans
and City standards to the satisfaction of the Director of Public Works.
42. 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.
PUBLIC WORKS PA01-0611 (Development Plan)
Unless otherwise noted, all conditions shall be completed by the Developer at no cost to
any Government Agency. it is understood that the Developer correctly shows on the site
plan all existing and proposed property lines, easements, traveled ways, improvement
constraints and drainage courses, and their omission may require the project to be
resubmitted for further review and revision.
General Requirements
1. A Grading Permit for precise grading, including ail on-site flat work and
improvements, shall be obtained from the Department of Public Works prior to
commencement of any construction outside of the City-maintained street right-
of-way.
2. 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.
3. An Encroachment Permit shall be obtained from the California Department of
Transportation prior to commencement of any construction within an existing or
proposed State right-of-way.
4. All improvement plans and grading plans shall be coordinated for consistency
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with adjacent projects and existing improvements contiguous to the site and shall
be submitted on standard 24" x 36" City of Temecula mylars.
5. All on-site drainage facilities shall be privately maintained.
6. The vehicular movement for the following locations shall be restricted as follows:
a. Highway 79 South at the easterly access to the site shall be restricted to a
right in/right out movement subject to approval by CalTrans. The method of
controlling this movement shall be approved by the Director of Public Works.
b. Highway 79 South at the driveway east of Jedediah Smith Road shall be
restricted to right in/right out movement subject to approval of CalTrans. The
method of controlling this movement shall be approved by the Director of
Public Works.
Prior to Issuance of a Grading Permit
7. A permit from Riverside County Flood Control and Water Conservation District is
required for work within their right-of-way.
8. A Grading Plan shall be prepared by a registered Civil Engineer and shall be
reviewed and approved by the Department of Public Works. The grading plan
shall include all necessary erosion control measures needed to adequately
protect adjacent public and private property.
9. 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.
10. A Soil Report shall be prepared by a registered Soil or Civil Engineer and
submitted to the Director of the Department of Public Works with the initial
grading plan check. The report shall address all soils conditions of the site, and
provide recommendations for the construction of engineered structures and
pavement sections.
11. A Geological Report shall be prepared by a qualified engineer or geologist and
submitted to the Department of Public Works with the initial grading plan check,
The report shall address special study zones and the geological conditions of the
site, and shall provide recommendations to mitigate the impact of ground shaking
and liquefaction.
12. The Developer shall have a Drainage Study prepared by a registered Civil
Engineer in accordance with City Standards identifying storm water runoff
expected from this site and upstream of this site. The study shall identify all
existing or proposed public or private drainage facilities intended to discharge
this runoff. The study shall also analyze and identify impacts to downstream
properties and provide specific recommendations to protect the properties and
mitigate any impacts. Any upgrading or upsizing of downstream facilities,
including acquisition of drainage or access easements necessary to make
required improvements, shall be provided by the Developer.
13. The Developer must comply with the requirements of the National Pollutant
Discharge Elimination System (NPDES) permit from the State Water Resources
Control Board. No grading shall be permitted until an NPDES Notice of Intent
(NOI) has been filed or the project is shown to be exempt.
14. As deemed necessary by the Director of the Department of Public Works, the
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Developer shall receive written clearance from the following agencies:
a. San Diego Regional Water Quality Control Board
b. Riverside County Flood Control and Water Conservation District
c. Planning Department
d. Department of Public Works
e. Community Services District
f. Fish&Game
g. Army Corps of Engineers
15. The Developer shall comply with all constraints that may be shown upon an
Environmental Constraint Sheet (ECS) recorded with any underlying maps
related to the subject property.
16. Permanent landscape and irrigation plans shall be submitted to the Planning
Department and the Department of Public Works for review and approval.
17. The Developer shall obtain any necessary letters of approval or slope easements
for off-site work performed on adjacent properties as directed by the Department
of Public Works.
18. The site is in an area identified on the Flood Insurance Rate Map as Flood Zone
A. This project shall comply with Chapter 15, Section 15.12 of the City Municipal
Code which may include obtaining a Letter of Map Revision from FEMA. A Flood
Plain Development Permit shall be submitted to the Department of Public Works
for review and approval.
Prior to Issuance of a Building Permit
19. Improvement plans and/or precise grading plans shall conform to applicable City
of Temecula Standards subject to approval by the Director of the Department of
Public Works. The following design criteria shall be observed:
a. Flowline grades shall be 0.5% minimum over P.C.C. and 1.00% minimum
over A.C. paving.
b. Driveways shall conform to the applicable City of Temecula Standard No.
207A.
c. Street lights shall be installed along the public streets adjoining the site in
accordance with City Standard No. 800, 802 and 803.
d. Concrete sidewalks and ramps shall be constructed along public street
frontages in accordance with City of Temecula Standard Nos. 400 and 402.
e. All street and driveway centerline intersections shall be at 90 degrees.
f. Public Street improvement plans shall include plan and profile showing
existing topography, utilities, proposed centerline, top of curb and flowline
grades.
g. 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.
20. The Developer shall construct the following public improvements to City of
Temecula General Plan standards unless otherwise noted. Plans shall be
reviewed and approved by the Director of the Department of Public Works:
a. Improve Highway 79 South (Urban Arterial Highway Standards) to include
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installation of sidewalk, street lights, drainage facilities, signing and striping,
and utilities (including but not limited to water and sewer)
b. Provide a lane drop transition per CalTrans standards to the driveway east of
Jedediah Smith Road
c. Install a traffic signal at the intersection of Highway 79 South and Jedediah
Smith Road.
d. Install a traffic signal at the intersection of Highway 79 South and Main
Project entrance.
21. Private roads shall be designed to meet City public road standards. Unless
otherwise approved the following minimum criteria shall be observed in the
design of private streets:
a. The Developer shall improve Jedediah Smith Road (60 feet curb to curb) to
include the installation of street improvements, paving, curb and gutter,
sidewalk, raised median, drainage facilities, signing and striping, utilities
(including but not limited to water and sewer) as shown on the site plan.
i) The raised median island on Jedediah Smith Road shall be 4 feet wide,
200 foot long
ii) The roadway design shall be coordinated with the adjacent property
owner
b. All intersections shall be perpendicular (90).
22. All street improvement design shall provide adequate right-of-way and pavement
transitions per CalTrans' standards for transition to existing street sections.
23. The Developer shall construct the following public improvements in conformance
with applicable City Standards and subject to approval by the Director of the
Department of Public Works.
a. Street improvements, which may include, but not limited to: pavement, curb
and gutter, sidewalks, drive approaches, street lights, signing, striping, traffic
signal systems, and other traffic control devices as appropriate
b. Storm drain facilities
c. Sewer and domestic water systems
d. Under grounding of proposed utility distribution lines
24. A construction area Traffic Control Plan shall be designed by a registered Civil or
Traffic Engineer and reviewed by the Director of the Department of Public Works
for any street closure and detour or other disruption to traffic circulation as
required by the Department of Public Works.
25. Bus bays will be designed at all existing and proposed bus stops as directed by
Riverside Transit Agency and approved by the Department of Public Works.
26. All access rights, easements for sidewalks for public uses shall be submitted and
reviewed by the Director of the Department of Public Works and City Attorney
and approved by City Council for dedication to the City where sidewalks meander
through private property.
27. The building pad shall be certified to have been substantially constructed in
accordance with the approved Precise Grading Plan by a registered Civil
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Engineer, and the Soil Engineer shall issue a Final Soil Report addressing
compaction and site conditions.
28. The Developer shall obtain an easement for ingress and egress over the
adjacent property.
29. The Developer shall pay to the City the Public Facilities Development Impact Fee
as required by, and in accordance with, Chapter 15.06 of the Temecula Municipal
Code and all Resolutions implementing Chapter 15.06.
Prior to Issuance of a Certificate of Occupancy
30. As deemed necessary by the Department of Public Works, the Developer shall
receive written clearance from the following agencies:
a. Rancho California Water District
b. Eastern Municipal Water District
c. Department of Public Works
31. Corner property line cut off shall be required per Riverside County Standard
No. 805.
32. All public improvements, including traffic signals, shall be constructed and
completed per the approved plans and City standards to the satisfaction of the
Director of the Department of Public Works.
33.The existing improvements shall be reviewed. Any appurtenance damaged or
broken shall be repaired or removed and replaced to the satisfaction of the
Director of the Department of Public Works.
COMMUNITY SERVICES
General Conditions:
1. The developer shall contact the City's franchised solid waste hauler for disposal
of construction debris. Only the City's franchisee may haul construction debris.
2. Developer shall provide adequate space for a recycling bin within the trash
enclosure areas.
3. All perimeter walls, trail fences, entry monumentation, parkways, landscaping,
pedestrian portals, private recreational amenities and all open space shall be
maintained by the property owner or a private maintenance association.
4. The Developer shall provide to the City of Temecula an eight (8) foot multi-use
trail easement deed for public access.
5. The Developer shall provide to the Temecula Community Services District
(TCSD) an eight (8) foot maintenance easement deed for the multi-use trail.
6. A multi-use trail will be constructed by the developer as indicated on the
development plan. Specifications and standards to be approved by TCSD.
7. Prior to the 221st residential building permit the development of the trial shall be
completed and accepted by TCSD.
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Prior to Building Permits:
8. ADDED BY PLANNING COMMISSION ON NOVEMBER 20, 2002: The
separation of the public trail from building R14 shall be resolved to the
satisfaction of the Community Services Director.
9. The developer shall satisfy the City's park land dedication (Quimby) requirement
through the payment of in-lieu fees equivalent to 2.43 acres of park land, based
upon the City's then current land evaluation. Said requirement includes a 50%
credit for private recreational opportunities provided on-site and shall be pro-
rated at a per dwelling unit cost prior to the issuance of residential building permit
requested.
10. If additional arterial street lighting needs to be installed, prior to the first building
permit or installation of arterial street lighting, the developer shall complete the
TCSD application process and pay the appropriate energy fees related to the
transfer of street lighting into the TCSD maintenance program.
FIRE DEPARTMENT
1. 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.
2. The Fire Prevention Bureau is required to set a minimum fire flow for the remodel
or construction of all commercial buildings per CFC Appendix III.A, Table A-Ill-A-
1. The developer shall provide for this project, a water system capable of
delivering 2250 GPM at 20 PSI residual operating pressure, plus an assumed
sprinkler demand of 850 GPM for a total fire flow of 3100 GPM 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 3rovided. (CFC 903.2, Appendix
3. The Fire Prevention Bureau is required to set minimum fire hydrant distances per
CFC Appendix Ill-B, Table A-Ill-B-1. A minimum (based on the greatest hazard
building)of 3 hydrants, in a combination of on-site and off-site (6" x 4" x 2-2 1/2"
outlets) on a looped system shall be located on fire access roads and adjacent to
public streets. Hydrants shall be spaced at 400 feet apart, at each intersection
and shall be located no more than 225 feet from any point on the street or Fire
Department access road(s) frontage to an hydrant. The required fire flow shall
be available from any adjacent hydrant(s) in the system. The upgrade of existing
fire hydrants may be required. (CFC 903.2, 903.4.2, and Appendix Ill-B).
4. As required by the California Fire Code, when any portion of the facility is in
excess of 150 feet from a water supply on a public street, as measured by an
approved route around the exterior of the facility, on-site fire hydrants and mains
capable of supplying the required fire flow shall be provided. For this project on
site fire hydrants are required. (CFC 903.2)
5. Maximum cul-de-sac length shall not exceed 1320 feet. Minimum turning radius
on any cul-de-sac shall be forty-five (45) feet. (CFC 902.2.2.2.3 and Subdivision
Ord. 16.03.020)
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6. 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)
7. 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)
8. 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)
9. 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 )
10. The gradient for a fire apparatus access roads shall not exceed fifteen (15)
percent. (CFC 902.2.2.6 Ord. 99-14)
11. Prior to building construction, dead end road ways and streets in excess of one
hundred and fifty (150) feet, which have not been completed, shall have a
turnaround capable of accommodating fire apparatus. (CFC 902.2.2.4)
12. Prior to building construction, this development shall have two (2) points of
access, via all-weather surface roads, as approved by the Fire Prevention
Bureau. (CFC 902.2.1)
13. 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)
14. 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)
15. Prior to issuance of a Certificate of Occupancy or building final, approved
numbers or addresses shall be provided on all new and existing buildings in such
a position as to be plainly visible and legible from the street or road fronting the
property. Numbers shall be of a contrasting color to their background.
Commercial, multi-family residential and industrial buildings shall have a
minimum twelve (12) inches numbers with suite numbers a minimum of six (6)
inches in size. All suites shall gave a minimum of six (6) inch high letters and/or
numbers on both the front and rear doom. Single family residences and multi-
family residential units shall have four (4) inch letters and /or numbers, as
approved by the Fire Prevention Bureau. (CFC 901.4.4)
16. Prior to issuance of a Certificate of Occupancy or building final, a directory
display monument sign shall be required for apartment, condominium,
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townhouse or mobile home parks. Each complex shall have an illuminated
diagrammatic layout of the complex, which indicates the name of the complex, all
streets, building identification, unit numbers, and fire hydrant locations within the
complex. Location of the sign and design specifications shall be submitted to and
be approved by the Fire Prevention Bureau prior to installation.
17. Prior to issuance of Certificate of Occupancy or building final, based on square
footage and type of construction, occupancy or use, the developer shall install a
fire sprinkler system. Fire sprinkler plans shall be submitted to the Fire
Prevention Bureau for approval prior to installation. (CFC Article 10, CBC
Chapter 9)
18. Prior to issuance of Certificate of Occupancy or building final, based on a
requirement for monitoring the sprinkler system, occupancy or use, the developer
shall install an fire alarm system monitored by an approved Underwriters
Laboratory listed central station. Plans shall be submitted to the Fire Prevention
Bureau for approval prior to installation. (CFC Article 10)
19. Prior to the issuance of a Certificate of Occupancy or building final, a "Knox-Box"
shall be provided. The Knox-Box shall be installed a minimum of six (6) feet in
height and be located to the right side of the main entrance door. (CFC 902.4)
20. All manual and electronic gates on required Fire Department access roads or
gates obstructing Fire Department building access shall be provided with the
Knox Rapid entry system for emergency access by fire fighting personnel. (CFC
902.4)
21. Prior to final inspection of any building, the applicant shall prepare and submit to
the Fire Department for approval, a site plan designating Fire Lanes with
appropriate lane painting and or signs.
22. Prior to the building final, speculative buildings capable of housing high-piled
combustible stock, shall be designed with the following fire protection and Life
safety features: an automatic fire sprinkler system(s) designed for a specific
commodity class and storage arrangement, hose stations, alarm systems, smoke
vents, draft curtains, Fire Department access doors and Fire department access
roads. Buildings housing high-piled combustible stock shall comply with the
provisions California Fire Code Article 81 and all applicable National Fire
Protection Association standards. (CFC Article 81)
23. Prior to the issuance of a Certificate of Occupancy or building final, the
developer/applicant shall be responsible for obtaining underground and/or
aboveground tank permits for the storage of combustible liquids, flammable
liquids or any other hazardous materials from both the County Health department
and Fire Prevention Bureau.(CFC 7901.3 and 8001.3)
Special Conditions
24. 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 wild land-vegetation interface. (CFC Appendix II-A)
25. 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.
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(CFC Appendix II-A)
26. Prior to building permit issuance, a full technical report may be required to be
submitted and to the Fire Prevention Bureau. This report shall address, but not
be limited to, all fire and life safety measures per 1998 CFC, 1998 CBC, and
NFPA - 13, 24, 72 and 231-C.
27. Prior to issuance of a Certificate of Occupancy or building final a simple plot plan
and a simple floor plan, each as an electronic file of the .DWG format must be
submitted to the Fire Prevention Bureau. Alternative file formats may be
acceptable, contact fire prevention for approval.
28. The applicant shall comply with the requirements of the Fire Code permit process
and update any changes in the items and quantities approved as part of their Fire
Code permit. These changes shall be submitted to the Fire Prevention Bureau
for review and approval per the Fire Code and is subject to inspection. (CFC
105)
29. The applicant shall submit for review and approval by the Riverside County
Department of Environmental Health and City Fire Department an update to the
Hazardous Material Inventory Statement and Fire Department Technical Report
on file at the city; should any quantities used or stored onsite increase or should
changes to operation introduce any additional hazardous material not listed in
existing reports. (CFC Appendix II-E)
OUTSIDE AGENCIES
1. The applicant shall comply with all the mitigation measures identified in the
attached Mitigation Monitoring Plan. (Environmental Mitigation Measures)
2. The applicant shall comply with all CalTrans requirements concerning signal
lights for Highway 79 South.
3. The applicant shall comply with all CalTrans requirements concerning street
trees along Highway 79 South.
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's Signature
Date
Name printed
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