HomeMy WebLinkAbout05_003 PC Resolution
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Section 3. Development Plan Findinqs. That the Planning Commission, in approving
the Application, hereby makes the foliowing findings as required in Section 17.05.010 of the
Temecula Municipal Code.
A. The proposed use is in conformance with the General Plan for Temecula and
with ail applicable requirements of State iaw and other ordinances of the City.
The proposed single-family detached homes are permitted in the Medium 2 land use
designation contained in the Harveston Specific Plan. The project is also consistent with
the Medium land use designation contained in the General Plan. The site is properly
planned, designed and zoned, and as conditioned, is physically suitable for the type and
density of residential development proposed. The project, as conditioned, is also
consistent with other applicable requirements of State law and local ordinances,
including the Environmental Quality Act (CEQA), and fire and building codes.
B. The overail development of the land is designed for the protection of the public
health, safety and general welfare.
The overall design of the detached single-family homes, including the site, buildings,
parking, circulation, and other associated site improvements, is consistent with and
intended to protect the health and safety of those living and working in and around the
site. The project has been reviewed for, and as conditioned, has been found to be
consistent with all applicable policies, guidelines, standards and regulations intended to
ensure that the development will be constructed and function in a manner consistent
with the public health, safety and welfare.
Section 3. Environmentai Compliance. The proposed project has been determined
to be consistent with the previously approved Harveston Specific Plan EIR and is exempt from
further Environmental Review (CEQA Section 15162 subsequent EIR's and Negative
Declarations).
Section 4. Conditions. The Pianning Commission of the City of Temecula approves
the application (PA04-0359 and PA04-0365) a Tentative Tract Map (TTM 32104) and Home
Product Review for the architectural design and piacement of fifty-three (53) detached single
family homes in a portion of Planning Area 3 of the Harveston Specific Pian for all of the
foregoing reasons and subject to the project specific conditions set forth on Exhibit A attached
hereto, and incorporated herein by this reference together with any and ail other necessary
conditions that may be deemed necessary.
Section 5. PASSED, APPROVED AND
Planning Commission this 19'h day of January 2005.
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EXHIBIT A
FINAL CONDITIONS OF APPROVAL
TENTATIVE TRACT MAP
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EXHIBIT A
CITY OF TEMECULA
FINAL CONDITIONS OF APPROVAL
Planning Application No.: PA04-0359 Tentative Tract Map
Project Description:
A Tentative Tract Map (TIM 32104) to subdivide 5.23
acres into 53 single family residential lots, 18 open
space lots and one private street lot. The subject
property is located at the northwest corner of Lake
House Road and Sarasota Lane within the Harveston
Specific Plan area
DIF Category:
Per Development Agreement
MSHCP Category:
TUMF Fee:
Per Development Agreement
Per Development Agreement
Assessor's Parcel No.:
Portions of 910-110-027 & 916-170-016
Approval Date:
January 19, 2005
Expiration Date:
January 19, 2008
PLANNING DEPARTMENT
Within Forty-Eight (48) Hours of the Approval of this Project
1. The applicanVdeveloper shall deliver to the Planning Department 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
Determination with a DeMinimus Finding for the Mitigated or Negative Declaration
required under Public Resources Code Section 21108(b) and California Code of
Regulations Section 15075. If within said forty-eight (48) hour period the applicanV
developer has not delivered to the Planning Department 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
2. The tentative subdivision shall comply with the State of California Subdivision Map Act
and to all the requirements of the Temecula Subdivision Ordinance, unless modified by
the conditions listed below. A time extension may be approved in accordance with the
State Map Act and City Ordinance, upon written request, if made 30 days prior to the
expiration date.
3. The permittee/applicant shall indemnify, protect and hold harmless, the City and any
agency or instrumentality thereof, and/or any of its officers, employees, and agents from
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any and all claims, actions, or proceedings against the City, or any agency or
instrumentality thereof, or any of its officers, employees, and agents, to attack, set aside,
void, annul, or seek monetary damages resulting from an approval of the City, or any
agency or instrumentality thereof, advisory agency, appeal board or legislative body.
including actions approved by the voters of the City, concerning the Planning Application
which action is brought within the appropriate statute of limitations period and Public
Resources Code, Division 13, Chapter 4 (Section 21000 et seq., including but not by the
way of limitations Section 21152 and 21167). The City shall promptly notify the
permittee/applicant of any claim, action, or proceeding brought forth within this time
period. The City shall estimate the cost of the defense of the action and applicant shall
deposit said amount with the City. City may require additional deposits to cover
anticipated costs. City shall refund, without interest, any unused portions of the deposit
once the litigation is finally concluded. Should the City fail to either promptly notify or
cooperate fully, permittee/applicant shall not, thereafter be responsible to indemnity,
defend, protect, or hold harrnless the City, any agency or instrumentality thereof, or any
of its officers, employees, or agents. Should the applicant fail to timely post the required
deposit, the Director may terminate the land use approval without further notice to the
applicant.
4. This project and all subsequent projects within this site shall be consistent with Specific
Plan No. 13, the Harveston Specific Plan.
5. All development fees shall be paid in conformance with the Development Agreernent
that regulates this development project.
6. The project and all subsequent projects within this site shall comply with all mitigation
measures identified within the Final Environmental Impact Report for the Harveston
Specific Plan, and the approved Mitigation Monitoring Program thereof.
7. Further, notwithstanding any of the conditions contained herein, Developer may seek an
agreement for reimbursement for any improvements or facilities that qualify for
reimbursement at such time as the City of Temecula adopts an ordinance for such
reimbursement pursuant to and consistent with California Government Code Sections
66485 through 66489, inclusive, and further shall waive the same in the event of
agreements, consistent with the foregoing, that require or include any or all of the terms
set torth immediately above.
Prior to Issuance of Grading Permits
8. A copy of the Rough Grading plans shall be submitted and approved by the Planning
Division.
Prior to Recordation of the Final Map
9. The following shall be submitted to and approved by the Planning Division:
a. A copy of the Final Map.
b. A copy of the Environmental Constraint Sheet (ECS) with the following notes:
i. This property is located within thirty (30) miles of Mount Palomar
Observatory. All proposed outdoor lighting systems shall comply with the
California Institute of Technology, Palomar Observatory recommendations,
Ordinance No. 655.
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ii. The Harveston Environmental Impact Report (EIR) was prepared for this
project and is on file at the City of Temecula Community Development
Department - Planning Division.
c. A copy of the Covenants, Conditions, and Restrictions (CC&R's).
i. CC&R's shall be reviewed and approved by the Planning Director. The
CC&R's shall include liability insurance and methods of maintaining open
space, recreation areas, parking areas, private roads, exterior of all
buildings and all landscaped and open areas including parkways.
ii. No lot or dwelling unit in the development shall be sold unless a
corporation, association, property owner's group or similar entity has been
formed with the right to assess all properties individually owned or jointly
owned which have any rights or interest in the use of the common areas
and common facilities in the development, such assessment power to be
sullicient to meet the expenses oj such entity, and with authority to control,
and the duty to maintain, all of said mutually available jeatures of the
development. Such entity shall operate under recorded CC&R's, which
shall include compulsory membership of all owners of lots and/or dwelling
units and flexibility of assessments to meet changing costs of maintenance,
repairs, and services. Recorded CC&R's shall permit enforcement by the
City for provisions required as Conditions of Approval. The developer shall
submit evidence of compliance with this requirement to, and receive
approval of, the city prior to making any such sale. This condition shall not
apply to land dedicated to the City for public purposes.
iii. Every owner of a dwelling unit or lot shall own as an appurtenance to such
dwelling unit or lot, either (1) an undivided interest in the common areas
and facilities, or (2) a share in the corporation, or voting membership in an
association owning the common areas and facilities.
DEPARTMENT OF PUBLIC WORKS
General Requirements
10. 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.
11. 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.
12. 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.
13. 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.
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14. The Applicant shall comply with all underlying Conditions of Approval for Harveston
Specific Plan No. 13 (PA99-0418) as approved on August 14, 2001.
15. The Applicant shall comply with all underlying Conditions of Approval for Tentative Tract
Map No. 29639(PAOO-0295) as approved on August 14, 2001.
Prior to Approval of the Final Map, unless other timing is indicated, the Developer shall
complete the following or have plans submitted and approved, subdivision improvement
agreements executed and securities posted:
16. 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. Eastem Municipal Water District
c. Riverside County Flood Control and Water Conservation District
d. City of Temecula Fire Prevention Bureau
e. Planning Department
t. Department of Public Works
g. Riverside County Health Department
h. Cable TV Franchise
i. Community Services District
j. General Telephone
k. Southem Califomia Edison Company
I. Southem Califomia Gas Company
17. Unless otherwise approved the following minimum criteria shall be observed in the
design of the street improvement plans:
a. Street centerline grades shall be 0.5% minimum over P .C.C. and 1.00%
minimum over A.C. paving.
b. Driveways shall conform to the applicable City Standard Nos. 207 and 207A.
c. Street lights shall be installed along the public streets shall be designed in
accordance with the Specific Plan Standards.
d. Concrete sidewalks shall be constructed in accordance with City Standard Nos.
400 and 401 or as modified in the Specific Plan.
e. All street and driveway centerline intersections shall be at 90 degrees.
f. All units shall be provided with zero clearance garage doors and garage door
openers if the driveway is less than 18 feet in depth from back of sidewalk.
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.
h. All utility systems including gas, electric, telephone, water, sewer, and cable TV
shall be provided underground. Easements shall be provided as required where
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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.
18. A construction area Traffic Control Plan shall be designed by a registered Civil Engineer
and reviewed by the Department of Public Works for any street closure and detour or
other disruption to traffic circulation as required by the Department of Public Works.
19. Relinquish and waive right of access to and from Logan Court on the Final Map with the
exception of eRe two openings as delineated on the approved Tentative Tract Map.
(Modified by Planning Commission 01-19-05)
20. Relinquish and waive right of access to and from Sarasota Lane on the Final Map as
delineated on the approved Tentative Tract Map.
21. Relinquish and waive right of access to and from Lake House Road on the Final Map
with the exception of one opening as delineated on the approved Tentative Tract Map.
22. 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.
23. 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.
24. Any delinquent property taxes shall be paid.
25. An Environmental Constraints Sheet (ECS) shall be prepared in conjunction with the
Final Map to delineate identified environmental concerns and shall be recorded with the
map
26. The Developer shall comply with all constraints which may be shown upon an
Environmental Constraint Sheet recorded with any underlying maps related to the
subject property.
27. The Developer shall make a good faith effort to acquire the required off-site property
interests, and if he or she should fail to do so, the Developer shall, prior to submittal of
the Final Map for recordation, enter into an agreement to complete the improvements
pursuant to the Subdivision Map Act, Section 66462 and Section 66462.5. Such
agreement shall provide for payment by the Developer of all costs incurred by the City to
acquire the off-site property interests required in connection with the subdivision.
Security of a portion of these costs shall be in the form of a cash deposit in the amount
given in an appraisal report obtained by the Developer, at the Developer's cost. The
appraiser shall have been approved by the City prior to commencement of the appraisal.
28. 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.
29. A 24 foot easement shall be dedicated for public utilities and emergency vehicle access
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for all private streets and drives.
30. Private drainage easements for cross-lot drainage shall be required and shall be
delineated and noted on the final map.
31. 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
32. 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
33. 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.
34. 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.
35. 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 outfall capable of receiving the storm water runoff without damage to public or
private property. The study shall include a capacity analysis verifying the adequacy of
all facilities. Any upgrading or upsizing of drainage facilities necessary to convey the
storm water runoff shall be provided as part of development of this project. The basis for
analysis and design shall be a storm with a recurrence interval of one hundred years.
36. NPDES - The project proponent shall implement construction-phase and post-
construction pollution prevention measures consistent with the State Water Resources
Control Board (SWRCB) and City of Temecula (City) NPDES programs. Construction-
phase measures shall include Best Management Practices (BMPs) consistent with the
City's Grading, Erosion & Sediment Control Ordinance, the City's standard notes for
Erosion and Sediment Control, and the SWRCB General Permit for Construction
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Activities. Post-construction measures shall be required of all Priority Development
Projects as listed in the City's NPDES permit. Priority Development Projects will include
a combination of structural and non-structural onsite source and treatment control BMPs
to prevent contaminants from commingling with storm water and treat all unfiltered
runoff year-round prior to entering a storm drain. Construction-phase and post-
construction BMPs shall be designed and included into plans for submittal to, and
subject to the approval of, the City Engineer prior to issuance of a Grading Permit. The
project proponent shall also provide proof of a mechanism to ensure ongoing long-term
maintenance of all structural post-construction BMPs.
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 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.
39. 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.
40. All lot drainage shall be directed to the driveway by side yard drainage swales
independent of any other lot.
Prior to Issuance of Building Permits
41. Final Map shall be approved and recorded.
42. 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.
43. Grading of the subject property shall be in accordance with the California Building Code,
the approved grading plan, the conditions of the grading permit, City Grading Standards
and accepted grading construction practices. The final grading plan shall be in
substantial conformance with the approved rough grading plan.
44. The Developer shall pay to the City the Public Facilities Development Impact Fee as
required by, and in accordance with the Development Agreement between the City and
Developer dated August 28, 2001.
Prior to Issuance of Certificates of Occupancy
45. 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
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7
c. Department of Public Works
46. All necessary certifications and clearances from engineers, utility companies and public
agencies shall be submitted as required by the Department of Public Works.
47. All improvements shall be constructed and completed per the approved plans and City
standards to the satisfaction of the Director of Public Works.
48. 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.
FIRE DEPARTMENT
49. Any previous existing conditions for this project or any underlying map will remain in full
force and effect unless superceded by more stringent requirements here.
50. 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.
51. The Fire Prevention Bureau is required to set a minimum fire flow for residential land
division per CFC Appendix liLA, Table A-III-A-1. The developer shall provide for this
project, a water system capable of delivering 1500 GPM at 20-PSI residual operating
pressure with a 2-hour duration. The required fire flow may be adjusted during the
approval process to reflect changes in design, construction type, or automatic fire
protection measures as approved by the Fire Prevention Bureau. The Fire Flow as
given above has taken into account al\ information as provided. (CFC 903.2, Appendix
III-A)
52. The Fire Prevention Bureau is required to set minimum fire hydrant distances per CFC
Appendix III.B, Table A-III-B-1. Standard fire hydrants (6" x 4" x 2 1/2" outlets) shall be
located on Fire Department access roads and adjacent public streets. Hydrants shall be
spaced at 500 feet apart, at each intersection and shall be located no more than 250 feet
from any point on the street or Fire Department access road(s) frontage to a hydrant.
The required fire flow shall be available from any adjacent hydrant(s) in the system. The
upgrade of existing fire hydrants may be required. (CFC 903.2, 903.4.2, and Appendix
III-B)
53. The Fire Prevention Bureau is required to set a minimum fire flow for commercial land
division per CFC Appendix III-A, Table A-III-A-1. The developer shall provide for this
project, a water system capable of delivering 4000 GPM at 20-PSI residual operating
pressure with a 4 hour duration. The required fire flow may be adjusted during the
approval process to reflect changes in design, construction type, or automatic lire
protection measures as approved by the Fire Prevention Bureau. The Fire Flow as
given above has taken into account all information as provided. (CFC 903.2, Appendix
III-A)
54. The Fire Prevention Bureau is required to set minimum lire hydrant distances per CFC
Appendix III-B, Table A-III-B-1. Super lire hydrants (6" x 4" x 2-2 1/2" outlets) shall be
R:\Product Review\2004\04-0365 Ashville II\Final Conditions of Approval.doc
8
located on Fire Department access roads and adjacent public streets. Hydrants shall be
spaced at 350 feet apart, at each intersection and shall be located no more than 210 feet
from any point on the street or Fire Department access road(s) frontage to a hydrant.
The required fire flow shall be available from any adjacent hydrant(s) in the system. The
upgrade of existing fire hydrants may be required. (CFC 903.2, 903.4.2, and Appendix
III-B)
55. Maximum cul-de-sac length shall not exceed 1320 feet. Minimum turning radius on any
cul-de-sac shall be thirty-seven (37) feet for residential and forty-five (45) feet for
commercial. (CFC 902.2.2.3, CFC 902.2.2.4)
56. All traffic calming devices that could impede or slow emergency vehicle access are
prohibited, except those expressly approved by the fire prevention bureau individually on
a case by case basis when they maintain the required travel widths and radii.
57. Cul-de-sacs and/or intersections with planters must maintain 24 foot clear unobstructed
travel width around the planters, not including parking. Hardscape areas are permissible
provided that they meet the 80,000 lb. load requirements and are at road level.
58. Private entry driveways with divider medians must be a minimum of 16 feet wide on
each side unless the median is held back 30 feet from face of curb of perpendicular
road.
59. If construction is phased, each phase shall provide approved access and fire protection
prior to any building construction. (CFC 8704.2 and 902.2.2) This will include all internal
roads, connecting roads between phases, and construction gates. All required access
must be in and available prior to and during ALL construction. Phasing is approved on a
separate map, and is ultimately subject to final approval in the field.
60. 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 Ibs. GVW. (CFC 8704.2 and 902.2.2.2)
61. 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 Ibs. GVW with a minimum AC thickness of
.25 feet. (CFC see 902)
62. 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)
63. 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)
64. Prior to building construction, this development and any street within serving more than
35 homes or any commercial developments shall have two (2) points of access, via all-
weather surface roads, as approved by the Fire Prevention Bureau. (CFC 902.2.1)
R:\Product Review\2004\04-0365 Ashville II\Final Conditions of Approval.doc
9
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