HomeMy WebLinkAbout03_034 PC ResolutionPC RESOLUTION NO. 2003-034
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF TEMECULA RECOMMENDING THAT THE CITY COUNCIL
ADOPT A RESOLUTION ENTITLED "A RESOLUTION OF THE
CITY COUNCIL OF THE CITY OF TEMECULA APPROVING
PLANNING APPLICATION NO. PA01-0653, A DEVELOPMENT
PLAN APPLICATION FOR PHASE A-1 OF THE MNFIELD
SCHOOL MASTER PLAN TO INCLUDE A TWO STORY HIGH
SCHOOL BUILDING TOTALING APPROXIMATELY 38,358
SQUARE FEET AND AN APPROXIMATELY 9,728 SQUARE FOOT
ONE STORY ADMINISTRATIVE OFFICE BUILDING,"
GENERALLY LOCATED BETWEEN RANCHO VISTA ROAD AND
PAUBA ROAD, WEST OF MEADOWS PARKWAY AND EAST OF
MARGARITA ROAD AND KNOWN AS ASSESSORS PARCEL NO.
955-02-002
WHEREAS, The Linfield Christian School, filed Planning Application No. 01-0653
Development Plan Application, in a manner in accord with the City of Temecula General Plan and
Development Code;
WHEREAS, the Application was processed including, but not limited to a public notice, in the
time and manner prescribed by State and local law;
WHEREAS, the Planning Commission, at regular meetings, considered the Application on
May 21,2003, 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 in opposition to this
matter;
WHEREAS, at the conclusion of the Commission hearing and after due consideration of the
testimony, the Commission recommended City Council approval of the Application subject to and
based upon the findings set forth hereunder;
WHEREAS, all legal preconditions to the adoption of this resolution have occurred.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF TEMECULA DOES
HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS:
Section 1.
by reference.
That the above recitations are true and correct and are hereby incorporated
Section 2. Findinqs. The Planning Commission, in recommending approval of the
Application hereby makes the following findings:
A. The proposed use is in conformance with the general plan for Temecula and with all
applicable requirements of state law and other ordinances of the city because the project includes a
PDO, which allows for a flexibility in uses and development standards and it has been determined
that the development plan application is consistent with the general plan, PDO, state law and all
applicable city ordinances.
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B. The overall development of the land is designed for the protection of the public
health, safety and general welfare because the project provides enhanced opportunities for student
facilities and the project has been designed in compliance with the overall master plan, which
provides public improvements to protect the public health, safety and general welfare of the persons
in the area.
Section 3. Environmental Compliance. Recommend Adoption of a Mitigated Negative
Declaration and Mitigation Monitoring Plan based on the Initial Study, which was prepared pursuant
to CEQA Guidelines Section 15072.
Section 4. Approval. That the City of Temecula Planning Commission hereby
recommends that the City Council approve the Resolution for Planning Application No. PA01-0653
(Development Plan), substantially in the form contained in Exhibit "D."
Section 5. PASSED, APPROVED AND ADOPTED by the City of Temecula Planning
Commission this 21st day of May 2003.
John ~lesio, Co-Chairperson
ATTEST:
~pe..bbie' U. l~7~gske, Se'cr*etary,_.
:5?
C 0 U NT'-~.'O F~F~¥E R S I D E) ss
CITY OF TEMECULA )
I, Debbie Ubnoske, Secretary of the Temecula Planning Commission, do hereby certify that
PC Resolution No. 2003-034 was duly and regularly adopted by the Planning Commission of the
st
City of Temecula at a regular meeting thereof held on the 21 day of May, 2003, by the following
vote of the Commission:
AYES:
3 PLANNING COMMISSIONERS: Guerriero, Mathewson, Olhasso
NOES:
0 PLANNING COMMISSIONERS: None
ABSENT: 1 PLANNING COMMISSIONERS: Chiniaeff
ABSTAIN: 1 PLANNING COMMISSIONERS: Telesio
ke, Secretary
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EXHIBIT A
CONDITIONS OF APPROVAL
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EXHIBIT A
CITY OF TEMECULA
CONDITIONS OF APPROVAL
Planning Application No.:
PA01-0653 (Development Plan)
Project Description:
A Development Plan application for Phase A-1 of
the Linfield School Master Plan, an approximately
38,358 square foot, two story high school building
and an approximately 9,728 square foot single
story administrative office building.
DIF Category:
Public Institutional (Educational)
Assessor's Parcel No.:
955-02-002
Approval Date:
May 21,2003
Expiration Date:
May 21,2005
PLANNING DEPARTMENT
Within Forty-Eight (48) Hours of the Approval of this Project
The applicant shall deliver to the Community Development Department - Planning Division a
cashier's check or money order made payable to the County Clerk in the amount of One
thousand three hundred and fourteen dollars ($1314.00) for the County administrative fee, to
enable the City to file the Notice of Determination required under Public Resources Code
Section 21108(b) and California Code of Regulations Section 15075. If within said forty-
eight (48) hour period the applicant has not delivered to the Community Development
Department - Planning Division the check as required above, the approval for the project
granted shall be void by reason of failure of condition [Fish and Game Code Section
711.4(c)].
General Requirements
The applicant and owner of the real property subject to this condition shall hereby agree to
indemnify, protect, hold harmless, and defend the City with Legal Counsel of the City's own
selection from any and all claims, actions, awards, judgments, or proceedings against the
City to attack, set aside, annul, or seek monetary damages resulting, directly or indirectly,
from any action in furtherance of and the approval of the City, or any agency or
instrumentality thereof, advisory agency, appeal board or legislative body including actions
approved by the voters of the City, concerning the Planning Application. The City shall be
deemed for purposes of this condition, to include any agency or instrumentality thereof, or
any of its elected or appointed officials, officers, employees, consultants, contractors, legal
counsel, and agents. City shall promptly notify both the applicant and landowner of any
claim, action, or proceeding to which this condition is applicable and shall further cooperate
fully in the defense of the action. The City reserves the right to take any and all action the
City deems to be in the best interest of the City and its citizens in regards to such defense.
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8.
9.
10.
11.
12.
13.
14.
15.
This approval shall be used within two (2) years of the approval date; otherwise, it shall
become null and void. By use is meant the beginning of substantial construction
contemplated by this approval within the two (2) year period, which is thereafter diligently
pursued to completion, or the beginning of substantial utilization contemplated by this
approval.
The development of the premises shall substantially conform to the approved Exhibits "E"
(Site Plan), contained on file with the Planning Department.
Landscaping shall substantially conform to the approved Exhibit "N" (Conceptual Landscape
Plan). Landscaping installed for the project shall be continuously maintained to the
reasonable satisfaction of the Director of Planning. If it is determined that the landscaping is
not being maintained, the Director of Planning shall have the authorityto require the property
owner to bring the landscaping into conformance with the approved landscape plan. The
continued maintenance of all landscaped areas shall be the responsibility of the developer or
any successors in interest.
The applicant shall screen all roof mounted mechanical equipment from view of the adjacent
residences, utilizing architectural elements as a screening method.
Ground cover shall be used to fill in all shrub beds and all landscape areas below trees.
Ground covers and spacing shall be as approved by the planning Director.
Species and varieties of all shrubs and trees used shall be as approved by the Planning
Director.
Schinus molle trees shall be used as street trees along interior streets unless otherwise
approved by the Planning Director.
Provide a minimum 5' width planting area at the ends of ail parking rows. The planter length
is to be equal to the adjoining parking space. The planter is to contain a minimum of one
tree, shrubs and ground covers.
Provide a minimum of one broad canopy type tree per 4 parking spaces.
Plants shall be provided at sizes to meet minimum City of Temecula Development Code and
City-Wide Design Guideline requirements and recommendations.
All utilities shall be screened from view. Show and label all utilities on landscape plans and
provide appropriate screening. Provide a 3' clear zone around fire check detectors as
required by the Fire Department before starting the screen. Group utilities together in order
to reduce intrusion.
Substitute shrubs shall be provided for Lantana and Carissa as they are not zoned for the
Temecula area.
Wall vines and additional appropriate trees shall be provided along the segmental retaining
wall located to the north and west of the Phase 1 classroom building as approved by the
Planning Director.
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16.
Areas proposed for development in another phase occurring not within six months of the
completion of the previous phase shall be temporarily tufted, seeded and irrigated for
dust and soil erosion control as approved by the Planning Director.
17.
The applicant shall sign both copies of the final conditions of approval that will be provided
by the Planning Department staff, and return one signed set to the Planning Department for
their files.
18.
The applicant shall comply with the Mitigation Monitoring Program for Planning Application
NO. PA01-0653 and PA02-0612).
Prior to Issuance of Grading Permits
19.
The applicant shall sign both copies of the final conditions of approval that will be provided
by the Community Development Department - Planning Division staff, and return one signed
set to the Community Development Department - Planning Division for their files.
20.
The applicant shall submit a revised parking lot lighting plan to the Planning Department,
which meets the requirements of the Development Code, Master Plan and the Palomar
Lighting Ordinance. The parking lot light standards shall be placed in such a way as to not
adversely impact the growth potential of the parking lot trees and not to impact neighbors.
21. A copy of the Grading Plan shall be submitted and approved by the Planning Department.
22.
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.
Prior to the Issuance of Building Permits
23. A separate building permit shall be required for all signage.
24.
An appropriate method for screening the gas meters and other externally mounted utility
equipment shall be reviewed and approved by the Planning Department.
25. A Consistency Check fee shall be paid per the City of Temecula Fee Schedule.
26.
The construction plans shall indicate the application of painted rooftop addressing plotted on
a 9-inch grid pattern with 45-inch tall numerals spaced 9-inch apart. The numerals shall be
painted with a standard 9-inch paint roller using fluorescent yellow paint applied over a
contrasting background. The address shall be oriented to the street and placed as closely
as possible to the edge of the building closest to the street.
27.
Three (3) copies of Construction Landscaping and Irrigation Plans shall be reviewed and
approved by the Planning Department. These plans shall conform substantially with the
approved Exhibit "F", or as amended by these conditions. The location, number, genus,
species, and container size of the plants shall be shown. The plans shall be consistent with
the Water Efficient Ordinance. The plans shall be accompanied by the following items:
Appropriate filing fee (per the City of Temecula Fee Schedule at time of submittal).
One (1) copy of the approved grading plan.
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Water usage calculations per Chapter 17.32 of the Development Code (Water
Efficient Ordinance).
Total cost estimate of plantings and irrigation (in accordance with approved plan).
A landscape maintenance program shall be submitted for approval, which details the
proper maintenance of all proposed plant materials to assure proper growth and
landscape development for the long-term esthetics of the property. The approved
maintenance program shall be provided to the landscape maintenance contractor
who shall be responsible to carry out the detailed program.
Prior to Building Occupancy
28.
The property owner shall fully install all required landscaping and irrigation, and submit a
landscape maintenance bond in a form and amount approved by the Planning Department
for a period of one-year from the date of the first occupancy permit.
29.
All of the foregoing conditions shall be complied with prior to occupancy or any use allowed
by this permit.
30.
The construction plans shall indicate the application of painted rooftop addressing plotted on
a 9-inch grid pattern with 45-inch tall numerals spaced 9-inch apart. The numerals shall be
painted with a standard 9-inch paint roller using fluorescent yellow paint applied over a
contrasting background. The address shall be oriented to the street and placed as closely as
possible to the edge of the building or monument sign closest to the street.
DEPARTMENT OF PUBLIC WORKS
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
31.
A Grading Permit for either rough and/or precise grading, including all on-site flat work and
improvements, shall be obtained from the Department of Public Works prior to
commencement of any construction outside of the City-maintained street right-of-way.
32.
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.
33.
All improvement plans, grading plans, shall be coordinated for consistency with adjacent
projects and existing improvements contiguous to the site and shall be submitted on
standard 24" x 36" City of Temeoula mylars.
34.
The Developer shall construct public improvements in conformance with applicable City
Standards and subject to approval by the Director of the Department of Public Works.
Street improvements, which may include, but not limited to: pavement, curb and
gutter, medians, sidewalks, drive approaches, street lights, signing, striping, traffic
signal systems, and other traffic control devices as appropriate
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Storm drain facilities
Sewer and domestic water systems
Under grounding of proposed utility distribution lines
35.
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.
Prior to Issuance of a Grading Permit
36.
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.
37.
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.
38.
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.
39.
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.
40.
The Developer must comply with the requirements of the National Pollutant Discharge
Elimination System (NPDES) permit from the State Water Resources Control Board. No
grading shall be permitted until an NPDES Notice of Intent (NOI) has been filed or the
project is shown to be exempt.
41.
As deemed necessary by the Director of the Department of Public Works, the Developer
shall receive written clearance from the following agencies:
a. San Diego Regional Water Quality Control Board
b. Planning Department
c. Department of Public Works
42.
The Developer shall comply with all constraints, which may be shown upon an
Environmental Constraint Sheet (ECS) recorded with any underlying maps related to the
subject property.
43. Permanent landscape and irrigation plans shall be submitted to the Planning Department
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44.
45.
and the Department of Public Works for review and approval.
The Developer shall obtain any necessary letters of approval or slope easements for off-site
work performed on adjacent properties as directed by the Department of Public Works.
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.
46.
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.
Prior to Issuance of the Ist Building Permit
47.
48.
The Developer shall design and guarantee construction of 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 Pauba Road (Secondary Highway Standards - 88' R/VV) to include
dedication of half-width street right-of-way, installation of half-width street
improvements from 720' east of Linfield Way to the West Boundary of the site,
paving, curb and gutter, sidewalk, street lights, drainage facilities, signing and
striping, utilities (including but not limited to water and sewer). This work can be
phased with phase 1 being completed with the relocation of the entry road. Phase 2
would be the roadway in front of the elementary school and completed with
Certificate of Occupancy of any new buildings located east of Linfield Way on Pauba
Road or within 5 years, whichever occurs first. Phase 3 would include the remaining
improvements adjacent to Planning Area 2 (Future Faculty Housing) to the west
boundary of the site and would be completed with the first building permit within
Planning Area 2 or within 10 years, whichever occurs first.
b. Improve Rancho Vista Road (Secondary Highway Standards - 88' R/VV) to include
dedication of half-width street right-of-way, installation of half-width street
improvements along the North Boundary frontage, paving, curb and gutter, sidewalk,
street lights, drainage facilities, signing and striping, utilities (including but not limited
to water and sewer). These improvements may be deferred until a driveway
connection is made to Rancho Vista Road or Phase 3, whichever occurs first.
o. improve Green Tree Road (Local Road Standards - 60' R/W) to include dedication
of half-width street right-of-way, installation of half-width street improvement from
Margarita Road to the North Boundary, paving, curb and gutter, sidewalk, street light,
drainage facilities, signing and striping, utilities (including but not limited to water and
sewer). These improvements may be deferred until Phase 2 improvements are
required.
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:
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a. Flow line grades shall be 0.5% minimum over P.C.C. and 1.00% minimum over A.C.
paving.
49.
51.
52.
53.
54.
55.
56.
57.
b. Driveways shall conform to the applicable City of Temeoula Standard No. 207A.
Streetlights shall be installed along the public streets adjoining the site in accordance
with City Standard No. 800, 801,802 and 803.
Concrete sidewalks and ramps shall be constructed along public street frontages in
accordance with City of Temecula Standard Nos. 400,401, and 402.
e. Improvement plans shall extend 300 feet beyond the project boundaries.
f. All street and driveway oenterline intersections shall be at 90 degrees.
Public Street improvement plans shall include plan and profile showing existing
topography, utilities, proposed centerline, top of curb and flow line grades.
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.
The proposed driveway shown as "emergency/secondary gated ingress-egress" off of
Rancho Vista Road should be re-aligned to match the existing street's location across the
street (i.e. Via El Greco) and/or show how the driveway's access will be restricted (i.e.
restrict movement via median, etc.)
Install a traffic signal at the intersection of Pauba Road and Linfield Way to include signal
interconnect with the signal(s) at the intersection(s) of Pauba Road and Margarita Road.
Work must be designed, bonded and a contract let prior to issuance of the first building
permit.
A School Zone signing and striping plan, per Caltrans standards, shall be designed by a
registered Civil Engineer for the school site within this project and included with the street
improvement plans for the project. Design shall also include a warrant analysis for a flashing
yellow beacon and if warrants are met, shall be installed by the developer.
The building pad shall be certified to have been substantially constructed in accordance with
the approved Precise Grading Plan by a registered Civil Engineer, and the Soil Engineer
shall issue a Final Soil Report addressing compaction and site conditions.
The Developer shall obtain an easement for ingress and egress over the adjacent property.
All proposed storm drain systems shown onsite shall be privately maintained.
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.
The Developer shall pay to the City the Western Riverside County Transportation Uniform
Mitigation Fee (TUMF) Program as required by, and in accordance with, Chapter 15.08 of
the Temecula Municipal Code and all Resolutions implementing Chapter 15.08.
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Prior to Issuance of a Certificate of Occupancy
58.
All public improvements shall be constructed and completed per the approved plans and
City standards to the satisfaction of the Director of the Department of Public Works.
59.
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
60.
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.
61.
Prior to the issuance of the Certificate of Occupancy, all public improvements shall be
constructed and completed per the approved plans and City Standards to the satisfaction of
the Director of the Department of Public Works.
COMMUNITY SERVICES DEPARTMENT
62.
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.
63. Streetlights on the private interior streets will be maintained by the property owner.
64.
All perimeter wails, entry monumentation, parkways, landscaping, pedestrian accesses,
private recreational amenities and open space shall be maintained by the property owner.
65.
Street improvements will include Class II bike lanes on Pauba and Rancho Vista Roads.
Any damage caused to the existing Class II bike lanes on Pauba and Rancho Vista Roads
as a result of construction shall be repaired or replaced, as determined by Public Works.
66. Developer shall provide adequate space for a recycling bin within the trash enclosure area.
67.
An irrevocable Offer to Dedicate in fee shall be provided to the City of Temecula for the area
which includes the MWD easement along the westerly boundary for a future multi-use trail
as identified in the Multi-Use Trails and Bikeways Master Plan. The offer to dedicate shall
be provided not later than six months following the approval date of the project. The offer
shall remain until the City either accepts the offer or expressly relinquishes the offer.
BUILDING DEPARTMENT
68.
All design components shall comply with applicable provisions of the 2001 edition of the
California Building, Plumbing and Mechanical Codes; 2001 California Electrical Code;
California Administrative Code, Title 24 Energy Code, California Title 24 Disabled Access
Regulations, and the Temecula Municipal Code.
69.
The City of Temecula has adopted an ordinance to collect fees for a Riverside County area
wide Transportation Uniform Mitigation Fee (TUMF). Upon the adoption of this ordinance on
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70.
71.
72.
73.
74.
75.
76.
77.
78.
79.
80.
81.
82.
83.
84.
85.
March 31,2003, this project will be subject to payment of these fees at the time of building
permit issuance. The fees shall be subject to the provisions of Ordinance 03-01 and the fee
schedule in effect at the time of building permit issuance.
Submit at time of plan review, a complete exterior site lighting plans showing compliance
with Ordinance No. 655 for the regulation of light pollution. All streetlights and other outdoor
lighting shall be shown on electrical plans submitted to the Department of Building and
Safety. Any outside lighting shall be hooded and directed so as not to shine directly upon
adjoining property or public rights-of-way.
A receipt or clearance letter from the Temecula Valley School District shall be submitted to
the Building & Safety Department to ensure the payment or exemption from School
Mitigation Fees.
Obtain all building plans and permit approvals prior to commencement of any construction
work.
Obtain street addressing for all proposed buildings prior to submittal for plan review.
All building and facilities must complywith applicable disabled access regulations. Provide
all details on plans. (California Disabled Access Regulations effective April 1, 1998)
Provide disabled access from the public way to the main entrance of the building(s).
Provide van accessible parking located as close as possible to the main entry of the
building(s).
Provide house electrical meter provisions for power for the operation of exterior lighting, fire
alarm systems.
Restroom fixtures, number and type, to be in accordance with the provisions of the 2001
edition of the California Building Code Appendix 29.
Provide appropriate stamp of a registered professional with original signature on plans prior
to permit issuance,
Provide electrical plan including Icad calculations and panel schedule, plumbing schematic
and mechanical plan for plan review.
Truss calculations that are stamped by the engineer of record and the truss manufacturer
engineer are required for plan review submittal.
Provide precise grading plan at plan check submittal to check accessibility for persons with
disabilities.
A pre-construction meeting is required with the building inspector prior to the start of the
building construction.
Trash enclosures, patio covers, light standard and any block walls if not on the approved
building plans, will require separate approvals and permits.
Show ail building setbacks.
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86.
Signage shall be posted conspicuously at the entrance to the project that indicates the hours
of construction, shown below, as allowed by the City of Temecula Ordinance No. 0-90-04,
specifically Section G (1) of Riverside County Ordinance No. 457.73, for any site within one-
quarter mile of an occupied residence.
Monday-Friday 6:30 a.m. - 6:30 p.m.
Saturday 7:00 a.m. - 6:30 p.m.
No work is permitted on Sunday or Government Holidays
FIRE DEPARTMENT
87.
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.
88.
The Fire Prevention Bureau is required to set a minimum fire flow for the remodel or
construction of all commercial buildings per CFC Appendix III.A, Table A-III-A-1. The
developer shall provide for this project, a water system capable of delivering 4000 GPM at
20-PSI residual operating pressure, plus an assumed sprinkler demand of 850 GPM for a
total fire flow of 4850 GPM with a 4-hour duration. The required fire flow for each building
may vary and may be adjusted during the approval process to reflect changes in design,
construction type, or automatic fire protection measures as approved by the Fire Prevention
Bureau. The Fire Flow as given above has taken into account all information as provided.
(CFC 903.2, Appendix Ill-A)
89.
The Fire Prevention Bureau is required to set minimum fire hydrant distances per CFC
Appendix Ill-B, Table A-III-B-1. A minimum of hydrants for each building will be set at time
of water plan submission, but the complex overall shall provide on-site hydrants (6" x 4" x 2-
2 1/2" outlets) on a looped system and they shall be located on fire access roads and
adjacent to public streets. Hydrants shall be spaced at 350 feet apart, at each intersection
and shall be located no more than 210 feet from any point on the street or Fire Department
access road(s) frontage to an hydrant. The required fire flow shall be available from any
adjacent hydrant(s) in the system. The upgrade of existing fire hydrants may be required.
(CFC 903.2, 903.4.2, and Appendix Ill-B).
90.
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)
91.
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)
92.
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 reads
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)
93.
Prior to building final, all locations where structures are to be built shall have approved Fire
Department vehicle access reads to within 150 feet to any portion of the facility or any
R:\P D O\2002\02-0612 Linfield\Staff Report PC-l.doc
45
94.
95.
96,
97.
98.
99.
100.
101.
102.
portion of an exterior wall of the building(s). Fire Department access roads shall be an all
weather surface designed for 80,000 lbs. GVW with a minimum AC thickness of .25 feet.
(CFC sec 902)
Fire Department vehicle access roads shall have an unobstructed width of not less than
twenty-four (24) feet and an unobstructed vertical clearance of not less than thirteen (13)
feet six (6) inches. (CFC 902.2.2.1)
The gradient for fire apparatus access reads shall not exceed fifteen (15) percent. (CFC
902.2.2.8 Ord. 99-14)
All traffic-calming devices that could impede or slow emergency vehicle access ara
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.
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)
Prior to any 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)
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, and spacing and minimum fire flow standards.
After the local water company signs the plans, 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 )
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)
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 (0) inches in size. All suites shall gave a minimum of six (8) inch high letters and/or
numbers on both the front and rear doors. Single-family residences and multi-family
residential units shall have four (4) inch letters and/or numbers, as approved by the Fire
Prevention Bureau. (CFC 901.4.4)
Prior to issuance of a Certificate of Occupancy or building final, a directory display
monument sign shall be required for this school facility. The 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.
R:\P D O\2002\02-0612 Linfield~Staff Report PC-l.doc
46
103.
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 in
each building. Fire sprinkler plans shall be submitted to the Fire Prevention Bureau for
approval prior to installation. (CFC Article 10, CBC Chapter 9)
104.
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 in each
building, and linked together as approved. Plans shall be submitted to the Fire Prevention
Bureau for approval prior to installation. (CFC Article 10)
105.
Prior to the issuance of a Certificate of Occupancy or building final, one or more "Knox-Box"
shall be installed as approved. 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)
106.
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)
107.
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.
108.
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.(OFC 7901.3 and 8001.3)
Special Conditions
109.
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. This shall be provided for each building prior to final or C of O on THAT
BUILDING.
110.
If there are changes to underlying maps then 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 an ESRI Arclnfo/ArcView compatibleformat 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.
111.
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)
112.
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)
R:\P D O\2002\02-0612 Linfield\Shaff Report PC-l.doc
47
OUTSIDE AGENCIES
113. The applicant shall consult with the Riverside Transit Agency regarding the attached
letters dated December 5, 2002 and April 28, 2003 from the Riverside Transit Agency.
114. The applicant shall comply with the attached letter dated December 4, 2002 from the
Rancho California Water District.
115. The applicant shall comply with the attached letter dated January 25, 2002 from the
Riverside County Department of Environmental Health.
116. The applicant shall comply with the attached letter dated February 11,2002 from the
U.S. Department of the Army.
117. The applicant shall comply with the attached letter dated March 18, 2002 from the
Riverside County Flood Control and Water Conservation District.
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
Name printed
Date
R:\P D O\2002\02-0612 IAnfield~Staff Report PC-l.doc
48
Riverside Transit Agency
1825 Third Street
P.O. Box 59968
Riverside, CA 92517-1968
Phone: (909)565-5000
Fax: (909) 565-5001
April 28, 2003
Mr. Dan Long, Case Planner
Planning Dept.
City of Temecula
P.O. Box 9033
Temecula, CA 92589-9033
SUBJECT: P01-0653 and PA02-0612 - Linfield Christian'Schools expansion -~ Comments from RTA
Dear Mr: Long:
Thank you for providing a copy of the Mitigated Negative Declaration (MND) for the proposed
expansion of the Linfield Christian Schools complex between Pauba and Rancho Vista Roads.
RTA Alternate Bus Route 24 presently serves both the north and south perimeters of this
property and the agency plans additional service in the area starting later this year.
A copy of RTA Planning's internal Development Review Memo is enclosed. Based on the limited
information available to RTA, the agency believes the presence of additional and significant tram
sit amenities would be appropriate to install at this site in connection with the project, despite the
claims of the project's proponents in the MND. The scope of the expansion and the greater
intensity of use at Linfield proposed in the MND suggest the time has come for a more integrated
and comprehensive site design along one of Linfield's street frontages that accommodates all
vehicle traffic, especially buses. A mini transit-center incorporating a turnout, student drop-off,
employees, delivery, etc could be addressed in a revised MND or other documents.
For the present, however, to encourage and enhance future transit use in this vicinity, RTA conti-
hues to recommend the site plan be revised at the appropriate time to show the following features:
A paved, lighted, and ADA-compliant transit bus turnout with related amenities should be
installed along Pauba Road near the primary site entrance. The bus stop at this turnout
should incorporate a paved passenger waiting area and space for the agency, or others,
to eventually install a passenger-waiting bench as ridership at this site increases.
If you need further clarification or I can be of further assistance, please call me at (909) 565-5164
or contact me online at mmccoy~riversidetransit.com.
Sincerely,
Michae y
Senior Planner
F:\data\Planning\MikeM~Word\Dev Review\Temecula~2003\Linfield Schl - RTA Ltrhd
2003
RiverSide 1Yansit Agency
April 28, 2003
PLANNING DEPARTMENT MEMO
DEVELOPMENT REVIEW
mo~
From:
Subject:
Anne Palatino, Director of Planning
Michael McCoy, Senior Planner ~
City of Temecula, Non-residential project, Adoption of Mitigated Negative
Declaration for Linfield Sf;hools Master CUP/Development plan: Expansion and
related amenities
Bus routes involved: Adjacent to weekday alternate portion of Route 24. There
is potential for additional future transit in this area
Summary: The developer, Linfield Christian Schools, is grouping planning cases under a
Mitigated Negative Declaration (MND) to modify its 77-acre site for school and athletic
facilities expansion.
RTA staff found the documents sent for our review to be inadequate in two respects:
First, the project proponents do not provide even a rough estimate anywhere in the MND
of the anticipated increase in the number of students, forcing the agency to "take a shot
in the dark" in trying to respond to future transit needs in this area of Temecula. The
expansion must be substantial, if it requires "26 residential units" (Comment 14.b) for
out-of area students and new employees. Second, no standard site plan details were
provided with the packet from the City, making it difficult to provide meaningful
comments to the Lead Agency regarding infrastructure issues.
The site is adjacent to Pauba and Rancho Vista Roads, which are currently served by
RTA Route 24. The School expansion will substantially affect the intensity of use at the
site. Existing bus service is generally adequate but RTA anticipates future bus passen-
ger growth, simply because the expanded facilities will attract a larger student base.
Further, Temecula's bus service will be reconfigured in 2004, including plans for
additional service in this area.
Because the Negative Declaration insists current and future demand for bus service will
be minimal, the School believes that bus turnouts are unnecessary (Comment 15.g.) RTA
will express to the project proponents and the City that the agency continues to recom-
mend at least one turnout or a conveniently accessible, designated off-street stopping
area at the site. Perhaps those elements should be integrated into a more comprehen-
sive site plan element that better accommodates student drop-offs, public transit and
other significant traffic impacts disclosed in the Mitigated Negative Declaration.
INITIAL REVIEW INFORMATION - Review completed date: April 28, 2003
Documents received at RTA: April 25, 2003;
Reply-by Date: May 27, 2003; Planning Commission Agenda Date: Pending;
City Council/Bd Of Supervisors Agenda Date: Unknown at present;
Thomas Guide Map pg and grid: 959, D-6;
F:\data\Planning\MikeM~Word\Dev Review\Temecula~2003\Linfield Schl.doc
Case Numbers:
PA02-0612, relates to CUP -0653, and past cases
PA01-0653, Master CUP/Development Plan
PA02-0612, Zoning amendment for a Planned Development Overlay
PA00-0139, Zoning amendment for change Public Institutional to Planned
Development Overlay
Case Planner: Mr. Dan Long, Associate Planner
Applicant: Linfield Christian School, of Temecula
RTA PLANNING FOLLOW-UP:
Standard "Acceptable" letter to jurisdiction without comments
Standard "Acceptable" letter to jurisdiction with compliments or positive advisories
Letter with comments advising project modifications re transit issues
Verbal conversation with Case Planner and appropriate letter follow-up
Letter sent: Date: '~[:2~'~'
File name: F:\data\Plan/ning~MikeM\Word\Dev Review\Temecula~003\Linfield Schl - RTA Ltrhd.doc
SECOND REVIEW:
THIRD REVIEW:
Review materials placed in archive files: Date: ~
/ /
F:\data\Planning\MikeM\Word\Dev Review\Temecula~2003\Linfield Schl .doc
DEC 0 9 2002
Riverside Transit Agency
1825 Third Street
P.O. Box 59968
Riverside, CA 92517-1968
Phone: (909) 565-5000
Fax: (909) 565-5001
December 5. 2002
Mr. Dan Long, Case Planner
Planning Dept.
City of Temecula
P.O. Box 9033
Temecula, CA 92589-9033
SUBJECT: P02;0612- Linfield Christian Schools site modifications - Comments from RTA
Dear M~': Long:
Thank you for faxing me the site plan for proposed modifications to the Linfield Christian Schools
complex between Pauba and Rancho Vista Roads, enabling us to review the development plans.
RTA Alternate Bus Route 24 presently serves both nodh and south perimeters of this property
along those roads.
Our review of the project site plan and current RTA records indicates transit-friendly amenities
are generally sufficient relative to the bus patronage generated by the Linfield site. However, to
encourage and enhance greater future transit use in this vicinity, RTA advises the site plan be
revised at a future time to include the following transit features, if practical:
A paved, lighted, and ADA-compliant transit bus turnout with related amenities should be
installed along Pauba Road just east of the primary site entrance. The bus stop at this
turnout should incorporate a paved passenger waiting area and space for the agency to
eventually install a passenger bench if transit ridership at this site increases.
If you need further clarification or I can be of fudher assistance, please call me at (909) 565-5164
or contact me online at mmccoy~riversidetransit.com.
Sincerely,
Michael McCoy
Senior Planner
F:\data\Planning\MikeM\Word\Dev Review\Temecula~infield Sch - RTA Ltrhd.doc
December 4, 2002
Dan Long, Case Planner
City of Temecula
Planning Department
43200 Business Park Drive
Post Office Box 9033
Temecula, CA 92589-9033
OEO 0 5
SUBJECT:
WATER AVAILABILITY
A PORTION OF MAP BOOK 13, PAGE 601
APN 955-020-002
PLANNING APPLICATION NO. PA02-0612
LINFIELD PLANNED DEVELOPMENT
Dear Mr. Long:
Please be advised that the above-referenced property is located within the
boundaries of Rancho California Water District (RCWD). Water service,
therefore, would be available upon' completion of financial arrangements
between RCWD and the property owner and the eonslruction of all required on-
site and off-site water facilities.
If fire protection is required, the customer will need to contact RCWD for fees
and requirements.
Water availability would be contingent upon the property owner signing an
Agency Agreement that assigns water management rights, if any, to RCWD.
Reclaimed water service is available to this property and its use will be required
of the developer. RCWD has discussed this requirement with the developer.
If you should have any questions, :please contact .an Engineering Services
Representative at this office.
Sincerely,
RANCHO CALIFORNIA WATER DISTRICT
Steve Brannon, P.E. ·
Development Engineering Manager
02~SB:at306~F012-T6~FCF
Craig Elitharp, Water Operations Manager
Andrew Webster, Planning and Capital Projects Manager
Laurie Williams, Engineering Services Supervisor
Bud Jones, Senior Engineering Technician
F1 CO0NTY OF RIVERSIDE · HEAIZ~,I SERVICES AGENCY F1
DEPARTMENT OF ENVIRONMENTAL HEALTH
January 25, 2002
City of Temecula
Planning Department
P.O. Box 9033
Temecula, CA 92589-9033
Attention: Thomas K. Thornsley
RE: Linfield Christian School Master Plan PA01-0653
Dear Mr. Thomsley:
JAN g 8 2002
Our records indicate that tiffs project is currently on septic tank systems. The exhibit
submitted does not indicate the location of the septic tank systems in relation to the
proposed additions. The following wouldbe required for any conditions to be set by
this Department:
1. A revised exhibit depicting the location of all existing septic tank systems.
An updated "will-serve" letter for water availability fxom the appropriate
water dislxict.
If sanitary sewer is available, then a 'Svill-serve" letter fxom that sewering
district.
If septic tank systems are to be utilized for the proposed additions, updated
soils percolation testing maybe required as well as clearance for the California
Water Quality Control Board, San Diego Region.
If you have any questions regarding this letter, please call me at (909) 955-~S9~0~.
Sincerely,
Supervising Environmental Health Specialist
Local Enforcement Agency · EO. Box 1280, Riverside, CA 92502 1280 · (909) 955-8982 · FAX {909) 781-9653 · 4080 Lemon Street, 9th Floor. Riverside, CA 92501
Land Use and Water En§ineerin§ · EO. Box 1206, Riverside, CA 92502-1206 · (909) 955-8980 · FAX (909) 955-8903 · 4080 Lemon Street, 2nd Floor, Riverside, CA 92501
REPLY TO
ATJ'ENTION OF:
Office of the Chief
Regulatory Branch
DEPARTMENT OF THE ARMY
LOS ANGELES DISTRICT, CORPS OF ENGINEERS
P.O BOX 532711
LOS ANGELES, C~.MFORNIA 90053-2325
February 11, 2002
- EB 1 4 2002
City of Temecula Planning Department
Attention: Thomas K. Thornsley
P.O. Box 9033
Temecula, California 92589-9033
Dear Mr. Thomsley:
It has come to our attention Linfield Christian School plans to expand existing school
facilities in Temecula, Riverside County, California. This activity may require a U.S. Army
Corps of Engineers permit.
A Corps of Engineers permit is required for the discharge of dredged or fill material into,
including any redeposit of dredged material within, "waters of the United States" and adjacent
wetlands pursuant to Section 404 of the Clean Water Act of 1972. Examples include, but are not
limited to,
1. creating fills for residential or commercial development, placing bank protection,
temporary or permanent stockpiling of excavated material, building road crossings, backfilling
for utility line crossings and constructing ouffall structures, dams, levees, grOins, weirs, or other
structures;
2. mechanized landclearing, grading which involves filling Iow areas or land leveling,
ditching, channelizing and other excavation activities that would have the effect of destroying
or degrading waters of the United States;
3. allowing runoff or overflow from a contained land or water disposal area to re-enter a
water of the United States;
4. placing pilings when such placement has or would have the effect of a discharge of fill
material.
Enclosed you will find a permit application form and a pamphlet that describes our
regulatory program. If you have any questions, please contact me at (213) 452-3414. Please
refer to this letter and 200200516-DPS in your reply.
Sincerelv. __
Daniel P. Swenson
Project Manager
Enclosures
2002
City of Temecula
Planning Department
Post Office Box 9033
Temecula, California 92589-9033
Attention: .,"~.~ow~c ~,'-'~o¢.~1~
Ladies and Gentlemen:
RIVERSIDE COUNTY FLOOD CONTROL
AND WATER CONSERVATION DISTRICT
RIVERSIDE, CA 925(
909/955-1200
909/788-9965'FAX
sti~o.i
The District does not normally recommend conditions for land divisions or other land use cases in in _cqrporated
cities. The Dislfict also does not nlan check city land use cases, or provide State Divis on of ,, ,
otherflood hazard re rts forsucl~ceses Di . Real Estate etters or
to items . P9 . . stfi~.comments/recommendations for such cases · ·
of specific Interest to the D~sbi · · . ... are nommll Iim ted
control and drainaae facilities which coul(~%2n--~u-.d~[?,g~.~D-?-tfi,-ct-,-M-a-,st-er Drainage Pla. n facflltie, s, other regio~lYal flOOd
and District Area ~rainaoe Plan fees rdevo~'~'~2,u~'~d~u~*~u~-~-,com, p°nen..[°r e.x[ensio.n, ota master plan s tern
provided, o · .-,,.~, .......... .,~.,u~a. ,~. ~n addition, mformat~on of a general nS~fuS~e
The District has not reviewed the proposed project in detail and the following checked comments do not in any way
constitute or imply D stdct approval or endorsement of the proposed project with respect to flood hazard, public
hea th and safety or any other such issue: - -
This pm. ject would not be impacted by District Master Drainage Plan facilities nor are other facilities of
regional ~nterest proposed.
This project involves Distdct Master Plan facilities. The District wi I acce t ownership of such facilities on
.~tten .reque. st of the C. ity. Facil!tie.s must be constructed to Dist.rict sta.nj~P~rds, and District plan check and
~(~uP~re~2n will be required for District acceptance. Plan check, Inspection and administrative fees will be'
This project proposes channe s, storm drains 36 inches or larger in diameter, or other facilities that could be
conmdered regional in nature and/or a Iocj cai extension of the adopted ·
oMfat~tee~_Dit~a, in~agcei ~leasn'muT~s~bD2Sc~nCts~u°c~lfledC~ongids~r~_._~ sc~aPnfi~g .o~em, h_i@ pt suc~ taralit~es on written request
· mcr stanaams, aha u[s~rict plan check and inspection wi
be required for Distdct acceptance. Plan check, inspection and administrative fees will_be reclqired.
This project is located within the limits of the District's /'~v't,'{,~'al-~.. ~2' ~,~ Ir-..' . ' ~ A?ea
Drainage Plan for which drainage fees have been adopted; app cable tees should be paiO by cashier's
check or money order only to tl:ie Flood Control District pdor to issuance of building or grad n permits
wh chever comes first. Fees to be paid should be at the rate itl effect at the time of issua
GENERAL INFORMATION
This project may require a National Pollutant Discharge Elimination System (NPDES permit from the State Water
Resources Coo[rci Board. Clearance for grading, recordation, or other final ~pprovalshould not be given until the
City has determined that the project has been granted a permit or is shown to be exempt·
If this project involves a Federal Emergency Management Agency (FEMA) mapped flood plain, then the Ci should
require the appl cant lo provide all studies, calculations, plans and other reformation reqUired to me~ FEMA
requirements, and should further require that the applicant obtain a Conditional Letter of Map Revision CLOMR)
prior to grading, recordation or other final approval bf the project, and a Letter of Map Revision (LOMRl prior to
occupancy.
If a natural watercourse or mapped flood plain is impacted by this project, the City should require the a licant to
obtain a Section 1601/1603 Agreement from the California Department of Fish and Game and a Clean ~/~ater Act
Section 404 Permt from the U.S. Army Corps of Engineers, or written correspondence from these a encies
indicating the prgject is exempt from these requirements. A Clean Water Act Section 401 Water Quail Ce~cation
may be required from the local California Regional Water Quality Control Board prior to issuance of ~e Corps 404
permit.
~7_.Very.truly yours, .
STUART E MCKIBBIN
Senior Civil Engineer
Date: '-~-