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AGENDA
TEMECULA PLANNING COMMISSION
ADJOURNED REGULAR MEETING
CITY COUNCIL CHAMBERS
43200 BUSINESS PARK DRIVE
March 30, 2005 - 6:00 P.M.
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Next in Order:
Resolution No. 2005-015
CALL TO ORDER
Flag Salute:
Commissioner Olhasso
Roll Call:
Chiniaeff, Guerriero, Olhasso, Telesio and Mathewson
PUBLIC COMMENTS
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A total of 15 minutes is provided so members of the public may address the Commission
on items that are not listed on the Agenda. Speakers are limited to three (3) minutes
each. If you desire to speak to the Commission about an item not on the Agenda, a
salmon colored "Request to Speak" form should be filled out and filed with the
Commission Secretary.
When you are called to speak, please come forward and state your name for the record.
For all other agenda items a "Request to Speak" form must be filed with the
Commission Secretary prior to the Commission addressing that item. There is a three
(3) minute time limit for individual speakers.
CONSENT CALENDAR
NOTICE TO THE PUBLIC
All matters listed under Consent Calendar are considered to be routine and all will
be enacted by one roll call vote. There will be no discussion of these items unless
Members of the Planning Commission request specific items be removed from the
Consent Calendar for separate action.
1 Aqenda
RECOMMENDATION:
. 1.1 Approve the Agenda of March 30, 2005
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2 Minutes
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RECOMMENDATION:
2.1 Approve the Minutes of January 19, 2005
2.2 Approve the Minutes of February 2, 2005
2.3 Approve the Minutes of February 16, 2005
COMMISSION BUSINESS
PUBLIC HEARING ITEMS
Any person may submit written comments to the Planning Commission before a
public hearing or may appear and be heard in support of or in opposition to the
approval of the project(s) at the time of hearing. If you challenge any of the
projects in court, you may be limited to raising only those issues you or someone
else raised at the public hearing or in written correspondences delivered to the
Commission Secretary at, or prior to, the public hearing.
New Items
3 Plannina Application No. PA04-0476 a Development Plan. submitted by Matthew Faaan. to
construct two office/retail buildinas totalina 18.237 sauare feet on 2.5 acres (Buildina A is .
6.329 sauare feet. Buildina B is 11.908 sauare feet). located on the south side of Pauba
Road. an estimated 312 feet west of the intersection of Marqarita and Pauba Road.
Christine Damko. Associate Planner.
4 Plannina Application No. PA04-0728. a Development Plan. submitted by Scott Barone of
Edqe Development, to construct 17 office buildinqs totalinq 54,093 square feet on a 4.71
acre vacant site in the Liaht Industrial zone, located on the west side of Business Park Drive
between Rancho Way and Rancho California Road, Matthew Peters, Associate Planner.
5 Plannina Application Nos. PA04-0605 and PA04-0394, a Conditional Use Permit (PA04-
0605) and Development Plan (PA04-0394). submitted by Malkoff & Associates, to construct.
establish and operate a 29,751 sauare foot church facility includina a sanctuary. preschool
facility. parish hall, meetina rooms and offices on 3.75 acres, located at 44651 Avenida de
Missiones, aenerally located on the west side of Avenida de Missiones approximately 300
feet south of Hiahway 79 South, Stuart Fisk. Associate Planner.
6 Planninq Application No. PA04-0525, a Development Plan, submitted by Riccardo Ferauson
of McArdle Associates Architects, to construct two sinqle-story retail buildinas totalina
26.470 sauare feet within the Creekside Centre Shoppinq Plaza on a 6.3 acre site, located
on the southwest corner of Overland Drive and Nicole Lane, Matthew Harris, Associate
Planner.
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7 PlanninQ Application No. PA04-0537. a Development Plan. submitted bv Dave Wakefield of
Davcon Development. to construct seven commercial/retail/office buildinQs totalinQ 67.570
square feet on 6.88 acres within the approved Temecula Creek VillaQe Planned
Development Overlav District (PDO-4), located at the southeast corner of State HiQhwav 79
South and Jedediah Smith Road. Emerv Papp. Senior Planner.
COMMISSIONER'S REPORTS
PLANNING DIRECTOR'S REPORT
ADJOURNMENT
Next regular meeting: Wednesday, April 6, 2005, 6:30 PM, Council Chambers, 43200 Business
Park Drive, Temecula, California.
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ITEM #2
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MINUTES OF A REGULAR MEETING
OF THE CITY OF TEMECULA
PLANNING COMMISSION
JANUARY 19, 2005
CALL TO ORDER
The City of Temecula Planning Commission convened in a regular meeting at 6:00 P.M., on
Wednesday, January 19, 2005, in the City Council Chambers of Temecula City Hall, 43200
Business Park Drive, Temecula, California.
ALLEGIANCE
Commissioner Chiniaeff led the audience in the Flag salute.
ROLL CALL
Present:
Commissioners Chiniaeff, Guerriero, Mathewson, Olhasso**, and
Chairman Telesio.
Absent:
None.
. "Commissioner Olhasso arrived at 6:23 P.M.
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PUBLIC COMMENTS
None.
CONSENT CALENDAR
1 Aqenda
RECOMMENDATION:
1.1 Approve the Agenda of January 19, 2005.
It was noted by Chairman Telesio that Item No.4 will be considered after Item No.
9.
2 Minutes
RECOMMENDATION:
2.1 Approve the Minutes of October 6, 2004;
Commissioner Mathewson abstained with regard to thi~ item.
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2.2 Approve the Minutes of October 20, 2004;
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2.3 Approve the Minutes of November 3, 2004;
Commissioner Guerriero abstained with regard to this item.
2.4 Approve the Minutes of November 17, 2004.
3 Director's Hearinq Case Update
RECOMMENDATION:
3.1 Approve the Director's Hearing Case Update for December, 2004.
MOTION: Commissioner Chiniaeff moved to approve Consent Calendar Item Nos. 1-3. The
motion was seconded by Commissioner Guerriero and voice vote reflected approval with the
exception of Commissioner Guerriero who abstained with regard to Item 2.3; Commissioner
Mathewson abstained with regard to Item No. 2.1; and Commissioner Olhasso was absent
(arrived at 6:23 P.M.).
COMMISSION BUSINESS
Election of new Chairperson and Vice Chairperson
MOTION: Commissioner Guerriero moved to appoint Commissioner Mathewson as the .
Commission Chairman for 2005. The motion was seconded by Chairman Telesio and voice
vote reflected approval with the exception of Commissioner Olhasso who was absent.
MOTION: Commissioner Chiniaeff moved to appoint Commissioner Guerriero as the
Commission Vice Chairman for 2005. The motion was seconded by Chairman Telesio and
voice vote reflected approval with the exception of Commissioner Olhasso who was absent.
Expressing his appreciation to outgoing Chairman Telesio for his leadership, newly appointed
Chairman Mathewson thanked the Commission for being given the opportunity to serve as the
Commission Chairman for 2005.
PUBLIC HEARING ITEMS
Continued from December 15, 2004
4 Planninq Application No. PA04-0550. a Maior Modification to a Development Plan.
submitted bv Brian Price. Breckenridqe Group. to allow exterior elevation chanqes and the
conversion of a Coco's Restaurant to a Rubv's Diner. located at 26495 Ynez Road. west of
Ynez Road between Winchester Road and Overland Drive in the Palm Plaza Shoppinq
Center, Matt Peters. Associate Planner.
This Item will be considered after Agenda Item No.9; seepage 13.
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Continued from January 5, 2005
5 Planninq Application Nos. PA04-0134 and PA04-136. a Development Plan and Tentative
Tract Map No. 32113. submitted bv Matthew Faqan Consultants. to construct two. multi-
tenant industrial buildinqs on 8.5 acres. Buildinq A is 73.148 square feet and includes 27
industrial condominium units ranqinq in size from 2,066 to 4,143 square feet and Buildinq B
is 55,785 square feet and includes 17 industrial condominium units ranqinq in size from
2,066 to 4.143 square feet. located on the north side of Reminqton Avenue and south side
of Dendv Road, between Diaz Road and Winchester Road, Cheryl Kitzerow, Associate
Planner
By way of overheads, Associate Planner Kitzerow reviewed the staff report (as per agenda
material) and added the following condition to the resolution for the Development Plan:
. That the revised and initial study include additional mitigation measure, requiring low
volatile organic compound architectural coatings for the buildings that were added to the
initial study.
In response to Chairman Mathewson, Ms. Kitzerow advised that staff would be of the opinion
that an additional Health Risk Assessment would not be necessary with regard to carcinogenic
affects/diesel exhaust. Providing additional clarification, Assistant City Attorney Curley noted
that this matter will further be addressed in the General Plan which will include an environmental
review and should address the concerns of the Air Quality Management District (AQMD). Mr.
Mathewson questioned whether the new General Plan Element will satisfactorily address this
issue.
Noting that because a majority of the diesel emissions which penetrate this area are not directly
from this area, Commissioner Chiniaeff concurred with staff's opinion that, at this time, an
additional Health Risk Assessment would not be necessary.
In light of the concern raised, Assistant City Attorney Curley noted that in an effort to be
proactive to AQMD's concerns, the City has preliminarily discussed the City adoption thresholds
or some criteria within its local guidelines and advised that follow up with AQMD will occur in an
effort to further understand its position.
Having worked with Associate Planner Kitzerow, Mr. Matthew Fagan, representing CBC
Remington, relayed concurrence of the conditions of approval and requested the Commission's
support. With regard to the AQMD matter, Mr. Fagan noted that because the site of discussion
has been graded, nominal construction emissions will result and could be mitigated and that as
far as operational emissions, diesel-type vehicles will not visit this site.
At this time, the public hearing was closed.
MOTION: Commissioner Guerriero moved to approve the request with the addition of a
condition, as noted above, along with the adoption of the resolutions for the Tentative Tract Map
and the Development Plan. The motion was seconded by Commissioner Chiniaeff and voice
vote reflected approval with the exception of Commissioner Olhasso who was absent.
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PC RESOLUTION NO. 2005-01
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF TEMECULA APPROVING PLANNING APPLICATION
NO. PA04-0136 TENTATIVE TRACT MAP NO. 32113 TO
CREATE 44 INDUSTRIAL CONDOMINIUM UNITS IN TWO
BUILDINGS RANGING IN SIZE FROM 2,066 SQUARE FEET TO
4,143 SQUARE FEET ON 8.5 ACRES GENERALLY LOCATED
ALONG THE NORTH SIDE OF REMINGTON AVENUE AND
SOUTH OF DENDY ROAD, BETWEEN DIAZ ROAD AND
WINCHESTER ROAD, KNOWN AS ASSESSOR'S PARCEL NO.
909-370-037
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PC RESOLUTION NO. 2005-02
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF TEMECULA APPROVING PLANNING APPLICATION
NO. PA04-0134 A DEVELOPMENT PLAN TO CONSTRUCT
TWO MULTI-TENANT BUILDINGS TOTALING 128,933
SQUARE FEET ON 8.5 ACRES IN THE LIGHT INDUSTRIAL
ZONE, LOCATED ALONG THE NORTH SIDE OF REMINGTON
AVENUE AND SOUTH SIDE OF DENDY ROAD, BETWEEN
DlAZ ROAD AND WINCHESTER ROAD, KNOW AS
ASSESSOR'S PARCEL NO. 909-370-037
6 PlanninG Application Nos. PA04-0359 and PA04-0365. Tentative Tract Map No. 32104 and
a Home Product Review. submitted by Greystone Homes, to subdivide 5.2 acres into 53
sinGle family residential lots, 18 open space lots. one street lot. and consider the
architectural desiGn and placement of the proposed homes within the tract. located on the
northwest corner of Lake House Road and Sarasota Lane within the Harveston Specific
Plan area, Matthew Harris. Associate Planner
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Associate Planner Harris highlighted the staff report (of record), advising that the Public Works
Department has requested that Condition No. 19 be modified as follows: Relinquish and waive
right of access to and from Logan Court on the Final Map with the exception of !Y!Q openings as
delineated on the approved Tentative Tract Map.
. By way of the enhanced elevations' exhibit, Mr. Harris, for Commissioner Chiniaeff, confirmed
that the longer side elevations are being enhanced.
For Commissioner Telesio, Mr. Harris clarified that all previously requested conditions have
been incorporated.
In response to Chairman Mathewson, Mr. Harris noted that this project will not exceed the 20%
threshold, as per the Specific Plan, with regard architectural styles.
Mr. Matthew Fagan, representing Lennar - Greystone Homes, expressed the applicant's
concurrence with staff's findings and conditions of approval, including the amended conditions.
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Ms. Mary Anne Paradise, Temecula, representing Lennar - Greystone Homes, advised that
there will be 60 homes in the Ashville I project.
Elaborating on the reasons of why he and his family chose to move to the Harveston
Community, Mr. Anthony Reiter, Temecula, a licensed architect, expressed concern with regard
to the height (three-story) and density of the proposed project.
For Mr. Reiter, Chairman Mathewson clarified that the proposed density will be consistent with
the Specific Plan.
In response to Commissioner Chiniaeff's inquiry, Ms. Paradise noted that the Lennar Sales
Offices has fully disclosed and apprised potential buyers that the Harveston Specific Plan does
include many different densities and architectural styles. Mr. Chiniaeff noted that residents
should be required to sign a notice making them fully aware of the specifics of the Specific Plan.
At this time, the public hearing was closed.
Commissioner Olhasso expressed concern with the three-story structures.
Considering the Commission had previously approved three-story structures in the first phase of
this project, Commissioner Chiniaeff noted that it would be within the applicant's right to request
three-story structures for the proposed phase.
Commissioner Telesio suggested that the disclosure responsibility of the developer and the
responsibility of the buyer be addressed and clarified.
At this time, the public hearing was reopened.
It was noted, by Chairman Mathewson, that of the proposed 53 structures, approximately 30 of
them will be three-story structures and advised that the three-story structures will require an
additional height of approximately 12'.
Further clarifying the information that is disclosed to the potential buyers, Ms. Paradise advised
that the Welcome Home Center does display a topographical map which reflects the Specific
Plan.
Addressing the disclosure information given to potential buyers, Mr. Mike Bender, Temecula,
commented on a community pamphlet and a general rendering of Harveston Community. As
far as the Welcome Home Center, Mr. Bender noted that he would not view the individuals
working at the Center as helpful in providing pertinent information.
Further elaborating on information provided to potential buyers, Mr. Greg Bucella, representing
the applicant as the architect, commented on elevation/product information that was available in
the Welcome Home Center, noting that concept elevations included three-story structures.
At this time, Chairman Mathewson closed the public hearing.
Considering what the Commission conceptually approved at the Specific Plan level,
Commissioner Chiniaeff expressed his support of the request.
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MOTION: Commissioner Chiniaeff moved to approve the staff recommendation with the .
recommended conditions of approval as well as amended by Condition No. 19 (Public Works
Department; see page 4) and to adopt the associated resolution. The motion was seconded by
Commissioner Olhasso and voice vote reflected unanimous approval.
PC RESOLUTION NO. 2005-03
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF TEMECULA APPROVING PLANNING APPLICATION
NO. PA04-0359 (TENTATIVE TRACT MAP TIM 32105) AND
PA04-0365 (HOME PRODUCT REVIEW ASHVILLE II) TO
SUBDIVIDE 5.23 ACRES INTO 53 SINGLE FAMILY
RESIDENTIAL LOTS, 18 OPEN SPACE LOTS, AND A ONE
PRIVATE STREET LOT AND APPROVING THE
ARCHITECTURAL DESIGN AND PLACEMENT OF 53 HOMES
WITHIN A PORTION OF PLANNING AREA 3 OF THE
HARVESTON SPECIFIC PLAN
New Items
7 Planninq Application No. PA04-0358, Tentative Tract Map No. 32319. submitted bv
Standard Pacific Homes. to subdivide 3.92 acres into 6 sinqle-familv residential lots with a
minimum lot size of 20,000 square feet. located in Planninq Area 16 of the Wolf Creek
Specific Plan. southeast 01 Woll Vallev Road and Pechanqa Parkwav. west of the Redhawk
Development. Chervl Kitzerow. Associate Planner
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Associate Planner Kitzerow referenced the staff report (as per written material), advising that
the downward trending slopes are part of the subject property; that the developer will plant the
sloped area; that the homeowner will maintain the area; and noting that the Public Works
Department has requested that Condition No. 73 (Transportation Uniform Mitigation Fees) be
deleted.
Advising that he was in attendance to address any questions, Mr. Adam Smith, representing the
applicant, thanked Associate Planner Kitzerow lor her presentation as well as other Planning
Department staff members for their efforts.
At this time, the public hearing was closed.
MOTION: Commissioner Guerriero moved to approve the staff recommendation, deleting
Condition No. 73 (Public Works Department, as noted above) and to adopt the associated
resolution. The motion was seconded by Commissioner Chiniaeff and voice vote reflected
unanimous approval.
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PC RESOLUTION NO. 2005-04
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF TEMECULA APPROVING PLANNING APPLICATION
NO. PA04-0358 TENTATIVE TRACT MAP NO. 32319
SUBDIVIDING 3.92 ACRES INTO SIX-SINGLE FAMILY LOTS IN
PLANNING AREA 16 OF THE WOLF CREEK SPECIFIC PLAN,
GENERALLY LOCATED SOUTHEAST OF WOLF VALLEY
ROAD AND PECHANGA PARKWAY KNOWN AS ASSESSOR'S
PARCEL NO. 962-010-001
8 Planninq Application No. PA04-0350. Tentative Tract Map No. 32436. submitted bv Lennar
Communities Inc. to subdivide 10.8 acres into 76 sinqle-familv residential lots and 10 open
space lots. located east of Ynez Road and north of Date Street within the Harveston Specific
Plan area. Matthew Harris. Associate Planner
Associate Planner Harris highlighted the staff report (as per agenda material), referencing
letters (copies of which were distributed to the Commission) received from property owners in
Murrieta as well as from the City of Murrieta.
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In response to Commissioner Chiniaeff, Mr. Harris confirmed that the rear property line of the
property of discussion will be located in the City; that this area will sit higher than the up
sloped property abutting the City property line; and that the up sloped area is located in the City
of Murrieta. Mr. Harris noted that a landscape buffer will be provided along the City's rear
property line. With regard to the City of Murrieta retaining a one-foot non-access strip across
North End Road, Mr. Harris and Deputy Director of Public Works Parks advised that Murrieta
City Council approval would be necessary for the proposed connection; that the previous Tract
had the imposition of a condition, requiring Murrieta City Council approval prior to final
recordation; that this particular Tract does not have such a condition because this Tract does
not have access requirements to connect to North End Road; that the two required points of
access will be Vnez Road and to the circulation roads within the other tract; and that the
Commission may opt to add a similar condition to this particular Tract, requiring Murrieta City
Council approval prior to final recordation.
Commissioner Chiniaeff was of the opinion that the same condition as was imposed on the
previous Tract with regard to the City of Murrieta granting approval of the one-foot non-access
strip should be imposed on this particular Tract.
For Commissioner Guerriero, Mr. Harris advised that, for the previous tract, in an effort to
ensure proper emergency response, the Fire Department required two access points; that the
applicant has been discussing the matter with the City of Murrieta and one option would be to
install a crash gate at the terminus of North End Road, serving as an emergency access but no
general public access; and that this matter has not been unresolved with the City of Murrieta.
Commissioner Chiniaeff suggested that the proposed Tract not be approved until the previous
Tentative Tract Map has been approved.
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Planning Director Ubnoske clarified that staff is in support of approving the Tentative Tract Map
because the City of Murrieta has approved the access through this Tentative Tract Map as
being consistent with the Specific Plan.
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Stating that the jurisdiction for the proposed action is in the City of Temecula and understanding .
the Commission's concern, Assistant City Attorney Curley was of the opinion that the
Commission would be justified to proceed with action at this meeting, applying the City of
Temecula standards to a City of Temecula application. For Commissioner Chiniaeff, Mr. Curley
noted that the imposition of a condition to require a secondary access point prior to recordation
would be viewed as a health and safety matter and, therefore, would be a defensible condition.
Deputy Public Works Director Parks advised that within the Specific Plan and the Development
Plan, there was an agreement between the applicant (Lennar) and the City of Murrieta to
mitigate traffic issues; that Lennar has paid the City of Murrieta in excess oi $600,000 to
address these issues; and that the City of Murrieta agreed to the Specific Plan which showed
the connection and as well agreed to the proposed mitigations and accepted payment for it.
At this time, the public hearing was opened.
Advising that this will be the applicant's final single-family project, Mr. Kevin Lynch, representing
Lennar Communities, commented on efforts undertaken to resolve this particular issue and
voiced no objection to the imposition of a condition to require a secondary point prior to Map
recordation.
There being no other speakers, the public hearing was closed.
MOTION: Commissioner Chiniaeff moved to adopt the Tentative Tract Map resolution and to
proceed with the recommended action of approval with the addition of a condition, requiring no
Tentative Tract Map recordation prior to the applicant obtaining approval from the City of .
Murrieta with regard to the secondary access. The motion was seconded by Commissioner
Guerriero and voice vote reflected unanimous approval.
PC RESOLUTION NO. 2005-05
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF TEMECULA APPROVING PLANNING APPLICATION
NO. PA04-0350, TENTATIVE TRACT MAP NO 32436
SUBDIVIDING PLANNING AREA 11 OF THE HARVESTON
SPECIFIC PLAN INTO 76 SINGLE FAMILY LOTS AND 10
OPEN SPACE LOTS FOR LENNAR COMMUNITIES ON 10.8
VACANT ACRES GENERALLY LOCATED EAST OF YNEZ
ROAD AND NORTH OF DATE STREET KNOWN AS
PORTIONS OF ASSESSOR'S PARCEL NO. 910-100-007 AND
-008
9 Planninq Application No. PA04-0393. a Development Plan. submitted bv Curry Brandaw
Architects. to construct. establish. and operate a four-story senior conqreqate care facility
consistinq of 115 units on 2.1 acres and an exception to the development standards to
reduce the on site parkinq requirements bv 13 spaces. located on the southeast corner of
Villaqe Road and Township Road within the Harveston Specific Plan. Matthew Harris.
Associate Planner
By way of overheads, Associate Planner Harris presented the staff report (of record), noting that .
in the Specific Plan, a conceptual plan was proposed for a mixed-use Village which was to
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encompass an assisted living facility; that the proposed use would be for ambulatory residents
in their late 70s and 80s; that it be a four-story structure (106,882 square feet) and would be
located on 2.1 acres; that, as per the Development Plan, parking requirements will be 81 spaces
(covered and uncovered spaces); that the applicant has requested an exception to the
Development Standards, reducing the total number of parking spaces to 68 (34 covered and 34
uncovered); that this parking reduction has been requested because fewer than 25% of the
residents own vehicles; that the facility will include the operation of a 20-passenger shuttle bus;
that because of those two factors, staff would concur with the requested reduction in parking;
that the applicant has agreed to construct a tower at the intersection of the Village similar to the
one for ABC Preschool; and that the proposed building height (50'), as per the Development
Code, will be below the maximum requirement for the lot.
At this time, the public hearing was opened.
Highlighting the proposed project, Mr. Matthew Fagan, representing Lennar Communities,
commented on the intent of the Village - to provide a variety of uses and requested the
Commission's approval. For Chairman Mathewson, Mr. Fagan elaborated on how the
Preschool and the proposed facility will provide a vibrant streetscape community, stating that
the Main Street leads to numerous different places - park, lake park, community park, etc.
By way of an exhibit, Mr. Garth Brandaw, representing the Holiday Retirement Corporation,
provided background information with regard to the Holiday Retirement Corporation as well as
the services provided to its residents; advised that the Corporation is a community-oriented
facility; that for the majority, the residents of the Retirement facility enjoy being a part of the
community, next to a school, daycare center, single-family residences, etc. Highlighting the
proposed facility, Mr. Brandaw noted the following;
. That the proposed height of the facility will 45' which will be 5' below the allowable
height of the Specific Plan;
. That the view corridors/visual impact of this project will be very limited;
. That a tremendous amount of wall articulation, patios, terraces, roof elements, etc. will
be provided;
. That 115 suites would be the minimum number of suites necessary to make this project
economically feasible;
In response to Commissioner Chiniaeff, Mr. Brandaw clarified the following:
. That three different types of suites will be offered - 60% one-bedroom suites, 30%
studios, and 10% two-bedroom suites;
. That no cooking facilities are provided within the suites;
. That no nursing care/medication monitoring will be provided at this facility.
Mr. Kevin Lynch, representing Lennar Communities, advised that the ABC Preschool as well as
the Holiday Retirement Corporation were delicately picked by Lennar and requested the
Commission's support of the project.
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Wanting businesses specific to the community as well as ones that will continue to add value to .
the community, Mr. Lynch, in response to Commissioner Olhasso, advised that the retail leasing
process is progressing, noting that he would estimate that there will be approximately 5,000 to
7,000 square feet of retail available.
The following individuals spoke in opposition to the proposed project:
Ms. Bonnie Adams Harveston Community resident
Ms. Kim Juarez Harveston Community resident
Ms. Christina Grade Harveston Community resident
Mr. Roger Logan Harveston Community resident
Ms. Saundra Stormer-Simm - Harveston Community resident
Mr. Anthony Reiter Harveston Community resident
Mr. Jason Ehmke Harveston Community resident
Mr. Spencer Simm Harveston Community resident
Mr. Mike Bender Harveston Community resident (submitted a petition of opposition
to the proposed facility signed by 200 Harveston residents)
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The above-mentioned individuals spoke in opposition to the project for the following reasons
and offered the following suggestions:
. Lack of a Village feel
. Height of the proposed building (45')
. When signing paper work to purchase into the Harveston Community, were advised that
there would be no buildings higher than two story;
. Suggested underground parking to further reduce the height of the proposed building;
. No opposition to a retirement community of a smaller scale;
. Mass, along the street, of the proposed building;
. Aesthetically not pleasing; would impact the small-town feeling of the Harveston
Community;
. Safety and traffic concerns (speed/increased traffic flow/not stopping at stop signs)
considering its close proximity to the preschool and residences;
. Would prefer a building no higher than two stories;
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. Proposed building should be no higher than 35' and possibly permitting a three-story
building;
. Lack of continuity, as throughout the community, of the tower element on the proposed
building;
. Fire Department/ambulance access for medical assistance and its impacts on the
existing residents;
At 8:15 P.M., Chairman Mathewson called a short recess and reconvened the meeting at 8:23
P.M. and continued with the public hearing.
. Lack of on-site parking for the residents of this facility as well as staff;
. Scale of the proposed building inappropriate for a residential neighborhood;
. Residents were not apprised of the proposed apartments/retirements facility/etc.;
. Potential use of the Harveston Community bus by this facility's residents; that the
Harveston Community bus is paid for the residents of Harveston.
By way of overheads, at this time, Mr. Garth Brandaw, representing the applicant, responded to
the above-mentioned comments as follows:
. Parking ratio - .6 spaces per suite (including residents, staff, and visitors) of the existing
300 facilities that Holiday Retirement Corporation operates has been sufficient for the
residents;
. Mass/scale - structure will not be imposing on any view corridor; scale of the structure
would be appropriate within the community;
. Proposed structure necessary in order to make this facility economically viable.
At this time, the public hearing was closed.
In response to the Commissioners, Associate Planner Harris provided clarification and input as
follows:
. that the Specific Plan would permit a variety of different types of mixed uses for this
particular site such as banks, barber shops, Boys and Girls Clubs, catering services,
religious institution, office building, etc.; that the religious institution and office building
would be in similar magnitude to what the applicant is proposing and of these two uses,
an office building would generate more traffic; that a higher density could have been
permitted on this parcel of discussion as long as the FAR requirements are met;
. that no single-family residence will directly abut this facility; that some single-family
residences will be located kitty corner from the proposed project (230' distance);
. that the Specific Plan does not permit access either on Township or Village Roads and,
therefore, access to the facility was relocated;
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. that, as per the Specific Plan, the maximum height limit is 50';
.
. that in an effort to create a pedestrian-oriented Village as to scale and design, as per the
Specific Plan, special concentration has been given to the first-story of the building;
. that originally the applicant had requested 120 units; that number has been reduced to
115 units in order to address staff's concern with parking;
. that considering the small constraints of the proposed site, sub grade parking would not
be economically feasible.
Having been a part of this project since its inception and having attended tours provided by Mr.
Fagan of other Lennar projects, Commissioner Guerriero noted that even though the proposed
project will meet the City's guidelines, he does not recall seeing a four-story congregate care
facility at any of those sites and that in his opinion, a four-story structure would not be suitable
for this community. Although concurring with the need for congregate care in the City of
Temecula, Mr. Guerriero questioned the size/mass of this particular project within the Harveston
Community and its economic viability. Expressing his support of the residents' concerns with
regard to the size of the proposed structure, Mr. Guerriero noted that the proposed size would
be too large for a residential-village concept.
Commending the applicant on the articulation of the proposed building, Commissioner Chiniaeff
noted that the issue would be massing and expressed his concurrence with Commissioner
Guerriero's comment that the proposed structure would be too high for this community. Mr.
Chiniaeff as well expressed concern with the applicant's request to reduce the number of .
parking spaces, noting that by reducing the number of units, additional parking spaces could be
provided.
Disappointed by the limited amount of square feet of retail, Commissioner Olhasso expressed
her opposition to the proposal.
Because the approved Specific Plan would permit the construction of a structure up to 50' in
height, Assistant City Attorney Curley, for Commissioner Telesio, advised that the Specific Plan
does create a menu/range of opportunities, noting that the application before the Commission is
a Development Plan which does require specific findings with regard to General Health, Safety,
and Welfare. Based on findings that the Commission will provide, Mr. Curley advised that
Commission may deny a four-story structure even though it would be permitted under the
Specific Plan.
Echoing concern with regard to the height and massing of the proposed project, Chairman
Mathewson expressed concem with on-site parking, viewing the facility as under parked and
questioned whether the proposed project would be compatible with the overall Harveston
scheme. Having approved the Specific Plan, Mr. Mathewson relayed his expectation of varied
residential products but also the development of a true mairi street retail opportunity, noting that
the main street concept must be developed with retail opportunities and noted that the proposed
project would not be a project heading into that main street concept direction. At this time, Mr.
Mathewson recommended that the applicant address the noted issues and encouraged the
applicant to explore the possibility of retail within its facility.
Concurring with Chairman Mathewson's comment, Commissioner Olhasso stated that she .
would not view, at this time, the village center concept as a vital concept.
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.
.
.
By eliminating one story from the proposed facility, Commissioner Telesio noted that such a
reduction would not address the noted concerns with regard to the lack of retail, commenting on
the location of such a facility within the village. If the proposed project were scaled down, Mr.
Telesio questioned whether that would provide the desired type of retail concept.
Commenting on the desired retail opportunities and the available locations for such
opportunities, Commissioner Chiniaeff viewed the proposed use as acceptable. As per the Site
Plan, Mr. Chiniaeff, with the exception of the proposed structure being four stories tall, has
addressed concerns raised by the residents, such as: orientation, larger buffer to residential,
etc., noting that basic questions would be whether or not the Commission is desirous of the
proposed use. Referencing the concept of the Specific Plan, Mr. Chiniaeff commented on the
Commission's original support of the retail component.
Commissioner Guerriero reiterated that lack of commercial/retail element within the Harveston
Community.
Planning Director Ubnoske requested that the Commission consider a continuance for the
applicant in effort to achieve a compromise between the City and the applicant.
In an effort to address the noted concerns/comments, Mr. Brandaw relayed the applicant's
desire to be given the opportunity to review other options and expressed support of a
continuance.
MOTION: Commissioner Chiniaeff moved to continue this matter to the March 2, 2005,
Planning Commission meeting. The motion was seconded by Commissioner Guerriero.
Chairman Mathewson suggested the formation of a subcommittee.
Commissioner Guerriero requested that staff contact those in attendance of this meetings to
ensure notification of the continuance to the March 2, 2005, Planning Commission meeting
AMENDED MOTION: Commissioner Chiniaeff moved to continue this matter to the March 2,
2005, Planning Commission meeting and requested that those residents in attendance of this
meeting be informed of the continuance to the March 2, 2005, Planning Commission meeting.
The motion was seconded by Commissioner Guerriero and voice vote reflected unanimous
approval.
At 9:30 P.M., Chairman Mathewson called a short recess and reconvened the Commission
meeting at 9:37 P.M.
Item No.4 discussed out of order; see page 2.
4 Planninq Application No. PA04-0550. a Maior Modification to a Development Plan.
submitted by Brian Price. Breckenridqe Group. to allow exterior elevation chanqes and
the conversion of a Coco's Restaurant to a Ruby's Diner. located at 26495 Ynez Road.
west of Ynez Road between Winchester Road and Overland Drive in the Palm Plaza
Shoppinq Center. Matt Peters. Associate Planner
Associate Planner Peters highlighted the staff report (of record), referencing supplemental
material distributed to the Commission; advising that this particular item had been continued
from the December 15, 2004, Commission; and summarizing the following design changes:
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removal of the tower element, replacement of the red accent bands on the cornice with grey .
accent bands; replacement of the red ceramic tile in the base to grey tile; allowing red LED
lighting within the red accent band subject to review and approval by the Director of Planning;
permitting red entry doors; and permitting red awnings a white valance. Mr. Peters advised that
staff would recommend approval as modified, as noted above, with the conditions of approval.
For Commissioner Chiniaeff, Associate Planner Peters noted that the applicant is in
concurrence with the recommended modifications and the conditions of approval.
Commissioner Olhasso expressed her preference of red awnings with red valances versus a
white valances.
Responding to the Commissioners, Mr. Brian Price, representing the applicant, noted that there
was no intent to retexture the building because it will match the existing buildings in the center
and voiced no opposition to the proposed conditions of approval and the recommended design
changes.
At this time, the public hearing was closed.
MOTION: Commissioner Olhasso moved to approve staff recommendation with the design
modifications, as noted above by staff, along with an amendment to include red awnings with
red valances. Commissioner Guerriero seconded the motion and voice vote reflected
unanimous approval.
COMMISSIONERS' REPORTS
.
A. Commissioner Olhasso questioned whether a Commission ad hoc committee should be
formed to address the retail issue in the Harveston Community. It was recommended that the
applicant explore residential over retail.
B. Thanking outgoing Chairman Telesio on a job well done, Commissioner Guerriero
congratuiated incoming Chairman Mathewson on his newly appointed position. Due to his work
responsibilities, Mr. Guerriero apologized to the Commission for the meetings he has missed.
C. Appreciating the opportunity to serve as Commission Chairman, Mr. Mathewson
encouraged the formation of an ad hoc committee to address the retail issues in the Harveston
Community. Commissioners Guerriero and Telesio offered to serve on the committee.
In response to Chairman Mathewson, Planning Director Ubnoske advised that she would
confirm with the Public Works Department on how long the sand operation on Rancho California
Road, next to the Kating apartments, will continue.
D. In light of this evening's discussion with regard to the Harveston Community,
Commissioner Chiniaeff commented on the need to address the type of information that is being
disclosed through the sales offices to potential buyers, suggesting a signed specific form and/or
by the applicant/developer posting each site of its future use.
.
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.
.
.
PLANNING DIRECTOR'S REPORT
A. Advising the Commission that Mr. Lynch, representing Harveston Community, has
informed staff that the maintenance and replacement of street sign within the community will be
the City's full responsibility, Planning Director Ubnoske noted that staff has been working with
the developer in an effort to obtain requested information pertaining to the street signs, noting
that typical street signs cost $200 to $300 per sign and that the specific street signs for the
Harveston Community cost approximately $2,000 per sign.
MOTION: Commissioner Guerriero moved to extend the meeting to 10:00 P.M. The motion
was seconded by Commissioner Olhasso and voice vote reflected unanimous approval.
As part of the overall Planning Commission's approval process of the Harveston Community
project, Chairman Mathewson commented on the uniqueness of this project that was presented
to the Commission and expressed concern with the limited amount of uniqueness as this project
is coming to completion and, therefore, requested that the Commissioners be given the
opportunity to meet with the City Manager or the City Councilmernbers to discuss this matter.
Commissioner Olhasso noted that the street signs for Meadowview and Los Ranchitos are
replaced at the City's expense.
ADJOURNMENT
At 10:01 P.M., Chairman Mathewson formally adjourned this meeting to the next reqular
meetinq to be held on Wednesday. Februarv 2. 2005 at 6:00 P.M., in the City Council
Chambers, 43200 Business Park Drive, Temecula.
Debbie Ubnoske
Director of Planning
Dave Mathewson
Chairman
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.
.
.
MINUTES OF A REGULAR MEETING
OF THE CITY OF TEMECULA
PLANNING COMMISSION
FEBRUARY 2, 2005
CALL TO ORDER
The City of Temecula Planning Commission convened in a regular meeting at 6:02 P.M., on
Wednesday, February 2, 2005, in the City Council Chambers of Temecula City Hall, 43200
Business Park Drive, Temecula, California.
ALLEGIANCE
Commissioner Guerriero led the audience in the Flag salute.
ROLL CALL
Present:
Commissioners Chiniaeff, Guerriero, Mathewson, Olhasso, Telesio, and
Chairman Mathewson.
Absent:
None.
PUBLIC COMMENTS
Chairman Mathewson informed the audience that, as per Fire Code requirements, any
individual not seated will need to exit the City Council Chamber to the Main Conference Room
which has been opened for overflow seating.
Chairman Mathewson also implored the audience to remain courteous to speakers.
CONSENT CALENDAR
1 Aqenda
RECOMMENDATION:
1.1 Approve the Agenda of February 2, 2005
2 A request to rescind Planninq Commission Resolution 2004-066 which approved Planninq
Application No. PA04-0260, a Development Plan for an additional 20 units at the approved
Temecula Ridqe Apartments to result in the desiqn, construction and operation of a 240-
unit. two and three-story apartment complex with a pool. clubhouse, workout buildinq and tot
lot on approximately 21 acres located at the southeast corner of Rancho California Road
and Moraqa Road, known as Assessor's Parcel No. 944-290-011
MOTION: Chairman Mathewson moved to approve the Consent Calendar Item Nos, 1-2.
Commissioner Guerriero seconded the motion and voice vote reflected unanimous approval.
Chairman Mathewson announced to the audience that the Planning Commission will only be
focusing on the Circulation Element of the General Plan Update and that all other elements will
R:IMinutesPCI020205
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be considered at another Planning Commission meeting. He also informed those individuals
wishing to speak with regard to the Anza Circulation Element should address their issues and
concerns with the County.
.
Clarifying the hearing process, Assistant City Attorney Curley advised that Chairman
Mathewson would be abstaining with regard to issues pertaining to Meadowview, North General
Kearney, and Kahwea.
PUBLIC HEARING ITEMS
3 A General Plan Update to comprehensivelv update the followinq elements of the General
Plan: Land Use Circulation. Open Space/Conservation. Growth Manaqement/Public
Facilities. Public Safety. Noise. Air Quality. Community Desiqn. and Economic Development
3.1 Recommend that the City Council approve the Updated General Plan of Land Use,
Open Space/Conservation, Growth Management/Public Facilities, Public Safety, Noise,
Air Quality, Economic Development, and Community Design Elements
Principal Planner Hogan offered the following comments:
. That the Update to the General Plan process began in 2001 with a Council Appointment
of a Community Advisory Committee (CAC) representing local citizens, local
businesses, and community organizations
. That the purpose of the Committee was to work with staff and consultants to create a .
General Plan that would update the existing 1993 General Plan and address issues
within the community.
At this time, Mr. Hogan introduced Mr. Henderson and Ms. Stetson of Cotton/Bridges and
Associates.
By way of PowerPoint, Mr. Henderson highlighted the Draft General Plan, noting the following:
Status of General Plan
. Public Comment period for Environmental Report (EIR) will end March 12,2005
. Responses to agency comments to be distributed prior to City Council Hearing
scheduled in March 2005
. Airport Land Use Commission Determination of Consistency is pending
. California Geological Survey review of Safety Element completed (recommended
changes to Safety Element identified in staff report)
.
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. General Plan Elements
. Land Use
. Circulation
. Housing (2002 Update)
. Open Space/Conservation Element
. Growth Management/Public Facilities Element
. Public Safety Element
. Noise Element
. Air Quality Element
. Community Design Element
. Economic Development Element
The above mentioned elements are from the previous General Plan and have had some form
of update in the current effort.
. General Plan Chanqes
. Overall policy direction will remain consistent
. Most proposed changes will fit within the framework of the current General Plan
. Changes primarily affect the Land Use and Circulation Elements
. Technical changes to the Plan are based on:
. Changed circumstances, facts, and new information
. Consolidation of similar policies
. Updated implementation programs for each element
. New policy directions
. Encouraging mixed-use development near 1-15 corridor
. Preserving established rural areas - Nicolas Valley, winery locations, SR 79 South, and
Anza Road
Land Use Policv Map
. . Several recommended changes reviewed with City Council/Planning Commission
Workshop in August 2004
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.
Additional property owner requests described in staff report
.
. Rural residential
. Vineyards/Agriculture
. Tribal Trust Lands
. Commercial Recreation Overlay
. Industrial Park
. Remaining Land Uses
. Changes in French Valley
.
Plan will reflect entitlements granted by the County
.
Preservation of Open Space corridors
.
Consistency with French Valley Airport Land Use Compatibility Plan (ALCUP)
Circulation Element
Primary Chanqes to policy direction:
.
. Provisions that allow for additional street dedication at high-volume intersections
. CAC recommendation to consider opening closed connecting streets to improve City-
wide circulation
. New roadway cross-sections are introduced such as Modified Secondary Arterial, a
Limited Secondary Arterial, and a Rural Highway; that these new roadway designations
are not present in the current General Plan and are recommended for the updated
General Plan
. New Roadways are introduced in the roadway plan such as: Loma LindalAvenida de
Missiones, Eastern/Southern Bypass, Sky Canyon Drive/Briggs Road
. Roadway Improvements: within the Rancho California 1-15 corridor
Roadway Plan
Residents Concerns
. Rainbow Canyon Road - Collector or Secondary Arterial
.
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.
.
.
CAC Recommendation (not part of the Draft General Plan that is before the Planning
Commission)
. North General Kearny - Limited Secondary, La Colima to Nicolas Roads
Chanaes to Other Elements
Growth ManaaementlPublic Facilities
. New statement will discourage street closures that may limit or delay access to
emergency services
Open Space/Conservation Element
. New discussion of historic and cultural resources
Community Desian Element
. New discussion of mixed-use design concepts
. Policies and implementation encouraging creation of public spaces and public art
Environmental Impact Report (EIR)
Draft EIR circulatina for public review and comment
. 5 comment letters received to date
. Responses will be in final EIR
Sianificant unavoidable impact
. Air Quality - short term construction impact
. Air Quality - long term emissions exceed standards for particulate matter
. Transportation - 3 intersections and 6 freeway ramps projected to operate below LOS
standards
All other impacts found to be less than sianificant
. Required mitigation measures are incorporated in the General Plan as Implementation
Findinas and statement of overridina considerations
At this time, Mr. Henderson concluded his PowerPoint Presentation.
Principal Planner Hogan presented the Planning Commission with additional changes to the
General Plan Update (see staff report)
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For Commissioner Chiniaeff, Assistant City Attorney Curley clarified that because the Planning .
Commission would be acting as an advisory body making recommendations to the City Council,
the Commission would not be required to adhere to the closing period for the EIR.
In response to the Commissioner's Chiniaeff's query, Principal Planner Hogan stated that the
proposed General Plan will be consistent with the current Housing Element.
For Commissioner Chiniaeff, Mr. Hogan relayed that although the challenges and efforts of
coordinating continual growth with the County will continue, with a newly elected representative
on the Riverside County Board of Supervisors, improved awareness of the need to manage
growth and to match it with resources is present. He noted that staff would be of the opinion
that by incorporating and addressing the issues in the General Plan, it will give staff more weight
and authority when dealing with the County.
Deputy Public Works Director Parks stated that the City has been successful in challenging the
County's approval of specific plans for the French Valley area; that staff has required the County
to approve to require certain street improvements/infrastructure prior to the County's issuance of
building permits; that the City has been proactive in working with the County; and that by
including it in the General Plan, it would provide the City additional support.
It was reiterated by Chairman Mathewson that all non-Meadowview related circulation matters
will be addressed first and that he would be abstaining from any Meadowview-related circulation
aspects.
Principal Planner Hogan presented a brief staff report regarding Rainbow Canyon Road, .
highlighting the following:
. That when the General Plan was adopted in 1993, Rainbow Canyon Road was
designated as a secondary arterial 88' right-of-way
. That during the planning process, the recommendation was to retain it as an 88' right-of-
way
. That staff has received several letters from residents in the Rainbow Canyon area
concerned with retaining Rainbow Canyon Road as a Secondary Arterial
. That the residents' primary concern would be the difference in the current size of
Rainbow Canyon Road (a collector with a 66' right-of-way) as that from the current
General Plan designation (Secondary Arterial with an 88' right-of-way)
. That staff would recommend that the roadway designation for Rainbow Canyon remain
as a Secondary Arterial; and that once the Southern Bypass has been completed, the
City will have an opportunity to readdress the designation of this roadway.
Expanding on Mr. Hogan's comments, Director of Public Works Hughes stated that the current
designation for Rainbow Canyon Road is as an 88' right-of-way with four lanes; that this
designation would be an appropriate classification and should not be downgraded; and that with
the new interchange and the Eastern Bypass connecting to the south, larger capacity road
would be necessary; and that Rainbow Canyon Road is the only alternate route to the 1-15.
.
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.
.
.
For Commissioner Chiniaeff, Mr. Hughes stated that, in his opinion, the appropriate right-of-way
width was not required when the existing 12 homes were buill; that there is a deficient right-of-
way width along Rainbow Canyon Road for these 12 home fronting Rainbow Canyon Road; and
that staff would be of the opinion that options are available to widen the road without impacting
the existing homes, reiterating the need for these four lanes.
In response to Chairman Mathewson, Deputy Director of Public Works Parks stated that the
current 66' right-of-way on Rainbow Canyon Road would accommodate for two lanes and an
additional 22' would be needed to accommodate for the 88' right-of-way. In response to the
Commissioners, Mr. Parks offered the following comments:
. That the subdivision was approved by the County and built as a County Plan
. That the County had envisioned Rainbow Canyon Road as a 66' right-of-waylresidential
collector
. That the County did not perform a Circulation Element for the City
. That once the City performed its first General Plan and Circulation Element, the City
could foresee the potential need for four-lane road (88' right-of-way)
. That as development occurs in the area, the City will be making the design to that
particular standard.
Assistant City Attorney Curley clarified that General Plan level planning does not create any
exposure to any claim against a City, noting it is recognized that it is part of a long-range
planning process.
At this time, the public hearing was opened.
The following individuals spoke in opposition of the Rainbow Canyon Road Draft General Plan
Update:
. Mr. David Payne
. Ms. Renea Broderick
. Mr. Mark Broderick
. Ms. Roberta Adkins
. Ms. Adrian McGregor
. Ms. Kathleen Montaldo
. Mr. Bernie Thomas
The above-mentioned individuals spoke in opposition to widening Rainbow Canyon Road for the
following reasons:
. Potential destructions of the 12 existing homes
. Significant noise, air, light, and aesthetic impacts the future 1-15 interchange and
Bypass will create
. Significant impacts with regard to air quality and transportation
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.
Traffic impacts
.
Property depreciation for the existing 12 homes that front Rainbow Canyon Road
.
Speaking in support of the proposed General Plan, Mr. Mike Kuhn, Temecula resident, noted
that every community in the City should be considered as a whole and that the entire City would
benefit from the Draft General Plan.
At this time, the public hearing was closed.
Addressing the above-mentioned concerns, Public Works Director Hughes stated the following:
. That the current designation for Rainbow Canyon Road as a four-lane, secondary
arterial has existed since 1988
. That the impacted residents would be compensated at fair market value
. That with regard to the Eastern Bypass and the new interchange, staff does realize the
challenges with coordinating the connection work; that the 1-15/SR 79 Interchange will
be upgraded whether or not the Eastern Bypass Interchange is completed; and that
. although the road widening will create impacts, the City will be required to mitigate them
. That the City has plan on improving the operations near SR 79 South/I-15
. That staff is not aware of any legislation, guaranteeing transmission lines along any .
route that would connect with a freeway.
Mr. Hughes clarified projects that are currently funded for the SR 79 South:
. Upgrade SR 79 South/I-15 to be completed in the next five to seven years
. Upon City control of SR 79 South, the existing lanes will be restripped to eight lanes
between Pechanga Parkway and the freeway northbound ramps; that a median will be
installed from 1-15 to Butterfield Stage Road to assist with capacity and constricting
turning movements
Commissioner Chiniaeff, echoed by Commissioner Olhasso, stated that the City should be
planning to create parkways that have limited access and would allow traffic flow without
impacting and accessing local streets.
COMMISSION DISCUSSION
Commissioner Chiniaeff noted that Rainbow Canyon Road should be retained as an 88' right-of-
way; that the interchange is necessary and should be included in the Draft General Plan; and
that Anza between SR 79 South, near Auld Road, should be upgraded to a four-lane secondary
road.
Although expressing her support of the SR 79 South/I-15 Interchange, Commissioner Olhasso
expressed concern with the current designation for Rainbow Canyon Road (88' right-of-way).
.
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.
For Commissioner Guerriero, Public Works Director Hughes advised that the proposed
upgrades for Loma Linda Road will not impact Pechanga Parkway or SR 79 S.
For Commissioner Mathewson, Mr. Hughes relayed that there are plans for development on
Pechanga Parkway, including a golf course; that staff has had on-going conversations with the
Tribal Council regarding secondary access to the casino; that while there is no firm commitment
at this particular time, the Tribal Council does understand the traffic impacts; that the City has
discussed the possibility of reserving corridors that such roadways but that the Tribal Council
has made no commitment.
MOTION: Commissioner Chiniaeff moved to recommend that the City Council adopt the Draft
General Plan Update as presented by staff, including retaining Rainbow Canyon Road as an 88'
right-of-way and upgrading SR 79 South to a secondary arterial with limited access as
determined by traffic studies. Commissioner Guerriero seconded the motion and voice vote
reflected unanimous approval.
Removing himself from the dais, Chairman Mathewson abstained from the following discussion.
At 8:03 P.M., a short recess was called and at 8:10 P.M. the Commission reconvened.
Vice-Chairman Guerriero thanked the audience for their patience and stated the following
issues to be discussed would be the North General Kearny Kahwea elements.
.
Vice Chairman Guerriero informed the public that additional seating was available in the
downstairs lobby area.
At this time, the public hearing was opened.
The following individuals spoke in opposition to the extension of North General Kearny Road:
. Ms. Lisa Stute Kardouce Mr. Joseph Wasek, Jr.
. Mr. Nicolas Kardouche Mr. Steve Gossett
. Ms. Maria Hetzner Ms. Linda Gossett
. Mr. Richard Moriki Ms. Jennie Strutz
. Mr. Norman Clark Mr. Robert Johnston
. Ms. Lisa Weinmann Mr. John Austin
. Mr. Williams Herrmann Ms. Nancy Ray
. Ms. Diana Lovett-Webb Ms. Ellen Ellish
. Mr. Terry Stute Ms. Adrian Mc Gregor
. Ms. Cheryl Huber Mr. Peter Francheschina
. Mr. Brett Saunders Mr. Jerry Throckmorton
. Mr. Bernie Thomas Ms. Teri Biancardi
. Ms. Lori Nelson Ms. Jessica Christopher
. Mr. Jon Andrews
The above-mentioned individuals spoke in opposition for the following reasons:
. That building a road through Meadowview to even traffic flow will not be a solution
. . That the citizens of Temecula should not have to be impacted as a result of City actions
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.
That solutions must be explored - especially ones that will not continue to destroy the
neighborhoods and the City
.
.
That Meadowview was created long before the traffic congestion
.
That no more construction permits should be granted
.
That extending North General Kearny Road would directly overlap with the use of the
trails (bikers, horseback rides, walkers, and daily joggers)
.
That the City has a long and colorful history associated with the horse from Native
American to the famous Vail and Roripaugh Ranches, the Stage Coach, and Pony
Express; that horses have always been here; and that the City has a unique history for
suburban area and horses have always been a part of it
.
That Meadowview is zoned as low-density residential with open space
.
That horse ownership is inherent in this zoning designation
.
That a General Plan goals is to preserve rural communities within Temecula and to
preserve the quality and value of a single family neighborhood
.
That drivers tend to ignore horse crossing signs
. That by opening Kahwea Road, the risk of horse/car accidents would increase
.
. That by extending North General Kearny and Kahwea Roads, the City would not be
adhering to the goal to preserve rural areas and that the extension would not
complement the zoning designation for Meadowview
. That extending North General Kearny and Kahwea Roads would create a safety concern
for the Meadowview residents
. That there currently are existing traffic problems on residential streets such as Calle Pina
Colada, Via Norte, Del Rey, and Avenida de Barca
. That by opening another road into the Meadowview, the traffic congestion will
significantly worsen
. That Meadowview roads such as Del Rey and Via Norte were designed for low-density
traffic usage; that drivers, not familiar with the Meadowview area, will not be accustomed
to driving on streets with no sidewalks, streets with trails, and no lights
. That the Meadowview area has numerous housing densities (two churches, a school, a
public park, a doctor's office, and an equestrian center). which contribute to congestion.
The following individuals spoke in favor of the proposed Draft General plan:
. Ms. Evelyn Buchanan
. Mr. Brian Harrold
. Mr. Mike Kuhn
.
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.
. Ms. Susan Zychovich
. Ms. Diana Broderick
. Ms. Jessica Christopher
The above-mentioned individuals spoke in favor of the extension of North General Kearny and
Kahwea Roads for the following reasons:
.
That the City of Temecula must take responsibility of opening roads and planned roads
in the City, including North General Kearny Road
.
That Meadowview residents should have equal access to emergency services
.
That opening roads will help balance the traffic flow in other congested areas
.
That the removal of fences/barriers would assist local residents with daily driving routes
.
That the Meadowview residents should have equal access to traffic circulation
.
That the closed roads in Meadowview were planned to accommodate local traffic
That Meadowview is within the City; that the streets are paid for and maintained by City
services, funded by tax dollars; that the Meadowview streets are not private; that they
are public streets and should be utilized as such; that maps show North General Kearny
Road and Kahwea Roads as through streets
. . That Meadowview may choose to be a private gated community, privately funding all
required services and closing its streets to public access
.
. That opening North General Kearny and Kahwea Roads will not add more trips to City
streets; that it will decrease traffic on Calle Medusa, Calle Pina Colada, Winchester, and
Margarita Roads; and that residents of Calle Medusa and Calle Pina Colada should not
have to bear the burden of daily local traffic
. That by providing alternate traveling routes, traffic congestion on heavily burdened
streets will decrease
. That in an effort to create proper circulation, alternative routes are necessary; that all
residents should share in the solution and benefits of improved circulation.
Although always dependent on the location of the emergency, Fire Marshal McBride noted that
road closures will negatively impact response times.
Principal Planner Hogan offered the following comments:
. That there would be one lane in each direction with space for a left-turn lane
.
. That in an attempt to design a road to minimize conflicts, the cross-section would have a
separated trail from the roadway; that this would be an attempt to separate pedestrians
and equestrians from the road surface; and that this cross-section is not currently in the
existing General Plan but would be a proposed addition
R:IMinutesPCI020205
11
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That when the Public Traffic Safety Commission reviewed this item, it was difficult for the
Commission to achieve a recommendation with regard to the extension; that the
Commissioners who opposed the extension were of the opinion that the extension would
not be necessary to improve circulation efforts; that the Commissioners who were in
favor of the extension were of the opinion that it was necessary to improve emergency
access and response times; and that it was also noted by a Commissioner that traffic
affects all residents and that a street closure would adversely impact all residents.
Commissioner Chiniaeff noted that the City has a traffic problem that must be resolved and that
the extension of North General Kearny and Kahwea Roads should be reflected in the General
Plan for studying.
Deputy Director Thornhill offered the following comments:
. That the City has made limited General Plan changes
. That City has constructed the Overland Bridge, provided improvements around the
perimeter of the Promenade Mall, and installed signals near the Promenade Mall -
totaling over $ 35 million
. That the Promenade Mall generates $4 million a year in retail sales tax - monies which
are then utilized for new road construction and Capital Improvement Projects
. That the Roripaugh project at Pourroy and Nicholas Roads was preapproved by the
County under development agreements prior to City incorporation
. That the City inherited 10 to 11 thousand homes that were preapproved by the County
under development agreements which the City was obligated to process and approve;
that in addition, the City has had three Specific Plans that were transferred cases in
1990 from the County such as Wolf Creek, Harveston, and Roripaugh
. That the City has been very judicial in its review and approval of projects.
At this time, it was the consensus of the Planning Commission to extend the meeting another 20
minutes.
At this time, the public hearing was closed.
For the Planning Commission, Mr. Thornhill stated that Kahwea Road is not a General Plan
element; that the Planning Commission would be dealing with a policy regarding the opening of
closed streets; and that no separate action regarding Kahwea Road would be necessary.
COMMISSION DISCUSSION
.
.
Commenting on the importance of preserving the City's rural areas, Commissioner Olhasso
advised that she could not support the opening of North General Kearny and Kahwea Roads.
Although stating that the extension of North General Kearny and Kahwea Roads should be
reflected in the General Plan, Commissioner Telesio, echoed by Commissioner Guerriero, .
recommended that, at this time, no funding be proposed until a complete and comprehensive
study of the area has been performed.
R:IMinutesPCI020205
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MOTION: Commissioner Guerriero moved to extend the Planning Commission's meeting
another 20 minutes. Commissioner Chiniaeff seconded the motion and voice vote reflected
approval with the exception of Chairman Mathewson who abstained.
MOTION: Commissioner Telesio moved to recommend to the City Council that the extension of
North General Kearny Road be reflected in the General Plan but that no funding be proposed
until a comprehensive study has been completed. Commissioner Chiniaeff seconded the
motion and voice vote reflected approval with the exception of Commissioner Olhasso who
voted no and Chairman Mathewson who abstained.
MOTION: Commissioner Chiniaeff moved to support the policy of opening roads.
Commissioner Olhasso seconded the motion and voice vote reflected approval with the
exception of Chairman Mathewson who abstained.
It was the consensus of Commissioners Chiniaeff, Telesio, and Guerriero to start future
Planning Commission meetings at 6:30 p.m. versus 6:00 P.M.
COMMISSIONER'S REPORT
No reports.
PLANNING DIRECTOR'S REPORT
No report
ADJOURNMENT
At 11 :45 P.M., Chairman Mathewson formally adjourned this meeting to the next reaular
meetina to be held on Wednesday. Februarv 16, 2005 at 6:00 P.M., in the City Council
Chambers, 43200 Business Park Drive, Temecula.
Dave Mathewson
Chairman
Debbie Ubnoske
Director of Planning
R:\MinutesPC\020205
13
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MINUTES OF A REGULAR MEETING
OF THE CITY OF TEMECULA
PLANNING COMMISSION
FEBRUARY 16, 2005
CALL TO ORDER
The City of Temecula Planning Commission convened in a regular meeting at 6:00 P.M., on
Wednesday, February 16, 2005, in the City Council Chambers of Temecula City Hall, 43200
Business Park Drive, Temecula, California.
ALLEGIANCE
Chairman Mathewson led the audience in the Flag salute.
ROLL CALL
Present:
Commissioners Chiniaeff, Telesio, and Chairman Mathewson.
Absent:
Commissioners Guerriero and Olhasso.
PUBLIC COMMENTS
A. Owners of 22 acres of property off Walcott Lane in the City of Temecula, Mr. Ed and
Steven Galvez, Temecula, advised that in October 2003 a letter was submitted to the General
Plan Advisory Committee, requesting a change in zone; that preliminary studies have been
completed; and that an agreement had been reached with the Roripaugh Ranch project to
deposit 100,000 cubic yards of dirt to level the property and to engineer a storm drain channel
from Butterfield Stage to Walcott Lane. Dependent on the approval of the Map and the zone
change request, Mr. Galvez advised that it would be their intent to contribute toward the paving
of Liefer Road.
By way of overheads, Mr. Galvez described the location of his property.
CONSENT CALENDAR
1 Aqenda
RECOMMENDATION:
1.1 Approve the Agenda of February 16, 2005.
2 Director's Hearinq Case Update
RECOMMENDATION:
2.1 Approve the Director's Hearing Case Update for January, 2005.
R:IMinutesPCI021605
MOTION: Commissioner Chiniaeff moved to approve Consent Calendar Item Nos. 1-2. The
motion was seconded by Commissioner Telesio and voice vote reflected approval with the
exception of Commissioner Guerriero and Commissioner Olhasso who were absent.
.
PUBLIC HEARING ITEMS
Continued from February 2, 2005
3 A General Plan Update to comprehensivelv update the followinq elements of the
General Plan: Land Use. Open Space/Conservation. Growth ManaqementlPublic
Facilities. Public Safetv, Noise. Air Qualitv. Communitv Desiqn. and Economic
Development - David Hoqan, Principal Planner
In light of the significance of this matter and considering the absences of two Commissioners,
Chairman Mathewson advised that it would be the desire of the Commission to continue this
item to the March 16, 2005, Commission meeting. For those individuals that may not be able to
attend the March 16, 2005, Planning Commission meeting, Mr. Mathewson encouraged them to
submit their comments in writing to staff.
At this time, Chairman Mathewson opened the public hearing.
MOTION: Commissioner Chiniaeff moved to continue this public hearing to the March 16,
2005, Planning Commission meeting. The motion was seconded by Commissioner Telesio and
voice vote reflected approval with the exception of Commissioners Guerriero and Olhasso who .
were absent.
New Items
4 Planninq Application No. PA04-0178 - Tract Map submitted bv Scott Carino to subdivide
28.6 acres into 71 sinqle-familv residential lots with a minimum lot size of 7.200 square
feet and will include a pedestrian trail alonq the southern portion 0 the proposed
subdivision near the creek (located on the north side of Nicolas Road, east of Joseph
Road) - Christine Damko. Associate Planner
Chairman Mathewson noted that it has been recommended by staff that this item be continued
to the Commission meeting of March 16, 2006.
MOTION: Commissioner Chiniaeff moved to continue this item to the Commission meeting of
March 16, 2005. The motion was seconded by Commissioner T elesio and voice vote reflected
approval with the exception of Commissioners Guerriero and Olhasso who were absent.
COMMISSIONERS' REPORTS
No additional comments.
PLANNING DIRECTOR'S REPORT
No additional comment.
.
R:IMinutesPCI021605
2
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ADJOURNMENT
At 6:15 P.M., Chairman Mathewson formally adjourned this meeting to the next reqular
meetinq to be held on Wednesday. March 2, 2005 at 6:00 P.M., in the City Council Chambers,
43200 Business Park Drive, Temecula.
Dave Mathewson
Chairman
Debbie Ubnoske
Director of Planning
R:\MinutesPC\021605
3
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ITEM #3
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.
Date of Meeting:
STAFF REPORT - PLANNING
CITY OF TEMECULA
PLANNING COMMISSION
March 30, 2005
Title: Assistant Planner
Prepared by: Christine Damko
File Number PA04-0476
Application Type: Development Plan
Project Description:
Recommendation:
(Check One)
CEQA:
(Check One)
Planning Application No. PA04-0476 is a request for a Development
Plan to construct two officelretail buildings totaling 18,237 square feet
on 2.5 acres. Building A is 6,323 square feet and Building B is 11,908
square feet. The project site is located on the south side of Pauba
Road, an estimated 312 feet west of the intersection of Margarita and
Pauba Road in the City of Temecula. (Assessor's Parcel Number 945-
110-002)
[:gJ Approve with Conditions
o Deny
o Continue for Redesign
o Continue to:
o Recommend Approval with Conditions
o Recommend Denial
o Categorically Exempt
(Class)
o Notice of Determination
(Section)
[:gJ Negative Declaration
o Mitigated Negative Declaration with Monitoring Plan
DEIR
R:\D P'\2004\04-0476 Pauba Road Offices\STAFF REPORT.doc
PROJECT DATA SUMMARY
.
Applicant:
Completion Date:
Matthew Fagan
March 1 , 2004
Mandatory Action Deadline Date:
March 30, 2005
General Plan Designation:
Neighborhood Commercial (NC)
Zoning Designation:
Neighborhood Commercial (NC)
Site/Surrounding Land Use:
Site:
Vacant
North:
South:
East:
West:
Public Park and Recreation (vacant)
Low Density Residential (existing single family residences)
Neighborhood Commercial (existing shopping center)
Low Density Residential (vacant)
Lot Area:
2.54 acres
Total Floor Area/Ratio 18237 square feet/.16
.
Landscape Area/Coverage 27,712 square feet/25.8 %
Parking Required/Provided 60 spaces / 61 spaces provided (credits used for provision of
bicycle and motorcycle spaces)
BACKGROUND SUMMARY
~ 1. Staff has worked with the applicant to ensure that all concerns have been addressed,
and the applicant concurs with the recommended Conditions of Approval.
An application for a Development Plan was submitted on July 19, 2004. A DRC meeting was
held on September 30, 2004 to discuss site, landscaping, architecture and other departmental
issues. The applicant submitted revised plans on February 7, 2005. Between the resubmittal
date and the DRC meeting, staff and the applicant have worked together to produce a project
that meets all City codes and ordinances.
The proposed building will be constructed of various materials, including precision block, stucco,
and galvanized metal. The building provides both roof height variations and building
articulations as required by the City's Design Guidelines.
Access to the proposed buildings will be provided from a 24-foot wide drive aisle located on the
northeast portion of the site off Pauba Road that partially exists due to the development of the
neighboring shopping center to the east of the site. Landscaping will be provided around the site .
measuring from 5 feet to 25 feet in width. Common areas are provided on the south and north
elevations.
R\D P\2004\04-0476 Pauba Road Offices\ST AFF REPORTdoc
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ANALYSIS
Site Plan
The project conforms to the development regulations of the Neighborhood Commercial (NC)
zoning district. The front building setbacks vary from 25 feet to more than 50 feet meeting and
exceeding the setback requirements of the Development Code. The 0.16 Floor Area Ratio is
below the target ratio of 0.25 for this zoning district and the proposed 9.3 percent lot coverage is
also below the maximum permitted lot coverage of 25 percent. The proposed project provides
61 parking spaces, while the parking requirement for this size of use is 60. One loading space
has been provided along the west side of the building, thereby meeting the loading space
requirement of Section 17.24.060 of the Development Code. In addition, the proposed site plan
provides adequate circulation for vehicles anticipated to utilize the site, as well as for emergency
vehicles. The project proposes off-site grading to the residential property to the west which is
owned by the same owner. However, this area will be contoured to blend with the existing
hillside and will be planted according to Section 17.08.060 of the Development Code.
Architecture
The proposed building is consistent with the Development Code and Design Guidelines. The
proposed architectural style of the building is an eclectic mix of simple contemporary and
classical styles. Glass is used prominently to make use of natural lighting opportunities and
energy efficiency. The block material provides a sense of durability and permanence. Building
materials include precision block, stucco, and galvanized metal, designed and placed
strategically to provide visual interest. The precision block will be in colors of yellow gold,
mission, buff and terracotta. Floor to ceiling windows accentuate the individual entrances for
each potential tenant. The buildings include various breaks in wall planes and the roof line. The
roof forms of the building are varied pitch standing seam metal, and provide for unique outdoor
pedestrian walking and break areas. A landscaped deck is visible on the roof from the north
elevation, which faces Pauba Road, and provides additional visual interest from the streetscape.
Access to the second floor and the roof deck is provided by an internal elevator and an outside
stairway. The outside stairway is a necessary function and adds visual interest by breaking up
the buildi[1g mass from the street view. The use of glass, exterior walkways and roof decks
gives the building an inviting feel that welcomes people into the site.
Landscapinq
The landscape plan conforms to the landscape requirements of the Development Code and
Design Guidelines. Six species of trees and nine species of shrubs are proposed for this site.
Tree species include California Sycamore, Western Redbud, Torrey Pine, Mexican Elderberry,
Engelman Oak and Tipu Tree. The streetscape along Pauba Road will be planted with five 24"
box Tipu Trees. Pacific Coast Iris, Autumn Sage and Firethorn will accent the frontage views.
The main entrance is also framed with Pacific Coast Iris and the entryway will contain a
landscaped median with a 36" box Engelman Oak and Iris. Six Engelman Oak Trees will provide
shade for the courtyard off of Pauba Road, and seven California Sycamores will provide
seasonal shade for the rear courtyard in the summer months and additional light in the fall. The
perimeter of the site is fully landscaped and the parking area landscaping meets Development
Code requirements.
R:\D P\2004\04-0476 Pauba Road Offices\STAFF REPORT. doc
3
Tree and shrub placement will serve to effectively screen onsite parking areas and soften .
building elevations. The project proposes to landscape 27,712 square feet or 25.8 percent of the
site, which meets the minimum 25 percent landscape requirements in the NC (Neighborhood
Commercial) zone. There are existing 2:1 slopes along the south and west sides of the property.
These areas will be irrigated and landscaped with an appropriate amount of groundcover, plants,
and tress for erosion control that will consistent with Section 17.08.060 of the Development
Code. In addition, the landscaping planted on these slopes will soften and partially screen the
views from the existing single family residences looking over this project from the south. The
project also provides landscaping around the perimeter of the site ranging from 5 feet to 25 feet
in width and varied landscape setbacks around the building footprints.
Access. Circulation and Parkinq
The Department of Public Works has analyzed the proposed traffic impact of the project and has
determined that the impacts are consistent with the traffic volumes projected for the site by the
previously approved City General Plan EIR. The Fire Department has also reviewed the plan
and determined that there is proper access and circulation to provide emergency services to the
site. Access to the proposed building will be provided from a 24-foot wide drive aisle off Pauba
Road. A portion of the drive aisle exists due to the development of the shopping center adjacent
to the site. The applicant meets proposes 61 parking spaces, which meets the Development
Code requirement of 60 spaces for the specific use.
ENVIRONMENTAL DETERMINATION
[8J 1. An Initial Study has been prepared and indicates that the project will not have a .
potential for significant environmental impacts. Based on the following Initial Study, staff
recommends adoption of the Negative Declaration for the project.
CONCLUSION/RECOMMENDATION
Staff has determined that the proposed project, as conditioned, is consistent with the City's
General Plan, Development Code, and all applicable ordinances, standards, guidelines, and
policies. Therefore, staff recommends that the Planning Commission approve Development
Plan PA04-0476, based upon the findings and with the attached conditions of approval.
FINDINGS
Development Plan (Code Section 17.05.01 OF)
1. 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.
The proposal is consistent with the land use designation and policies reflected for
Neighborhood Commercial (NC) development in the City of Temecula General Plan. The
General Plan has listed the proposed uses, including retail, convenience services, and
office, as typical uses in the Neighborhood Commercial designation. The Land Use
Element of the General Plan requires that proposed buildings be compatible with existing
buildings. The proposed retail/office buildings have been designed to be compatible with
the surrounding buildings currently located adjacent to the subject site. In addition, the
proposal is consistent with the development regulations of the Neighborhood Commercial .
(NC) zoning district.
R:\D P\2004\04-0476 Pauba Road Offices\ST AFF REPORT.doc
4
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2.
The overall development of the land is designed for the protection of the public health,
safety, and general welfare.
The proposed project is consistent with the development standards outlined in the City of
Temecula Development Code. The proposed architecture and site layout for the project
has been reviewed utilizing the Commercial Development Performance Standards of the
Development Code. The proposed project has met the performance standards in
regards to circulation, architectural design and site plan design.
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.
ATTACHMENTS
1. Plan Reductions - Blue Page 6
2. PC Resolution No. 2005-_- Blue Page 7
Exhibit A - Draft Conditions of Approval
3. Initial Study - Blue Page 8
R\D P\2004\Q4-0476 Pauba Road Offices\STAFF REPORT,doc
5
.
.
.
ATTACHMENT NO.1
PLAN REDUCTIONS
R\D P\2004\04-0476 Pauba Road Offices\ST AFF REPORT.doc
6
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ATTACHMENT NO.2
PC RESOLUTION NO. 2005-_
R:\D P\2004\04-0476 Pauba Rood Offices\STAFFREPORT.doc
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PC RESOLUTION NO. 2005-_
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF TEMECULA APPROVING PLANNING APPLICATION NO.
PA04-0349, A DEVELOPMENT PLAN TO CONSTRUCT TWO
OFFICE/RETAIL BUILDINGS TOTALING 18,237 SQUARE FEET
ON 2.5 ACRES. BUILDING "A" IS 6,323 SQUARE FEET AND
BUILDING "B" IS 11,908 SQUARE FEET LOCATED ON THE
SOUTH SIDE OF PAUBA ROAD, AN ESTIMATED 312 FEET WEST
OF THE INTERSECTION OF MARGARITA AND PAUBA ROAD IN
THE CITY OF TEMECULA (ASSESSORS PARCEL NO. 945-110-
002).
WHEREAS, Matthew Fagan, filed Planning Application No. PA04-0476 (Development Plan
Application), in a manner in accordance 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 a regular meeting, considered the Application on
March 30, 2005, 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 in opposition to this
matter;
WHEREAS, at the conclusion of the Planning Commission hearing and after due
consideration of the testimony, the Planning Commission approved Planning Application PA04-
0476;
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 approving the Application hereby
makes the following findings as required by Section 176.05.01 OF of the Temecula Municipal Code:
A. The proposed use is in conformance with the General Plan forTemecula and with all
applicable requirements of state law and other ordinances of the City.
The proposal is consistent with the land use designation and policies reflected for
Neighborhood Commercial (NC) development in the City of Temecula General Plan. The
General Plan has listed the proposed uses, including retail, convenience services, and
office, as typical uses in the Neighborhood Commercial designation. The Land Use Element
of the General Plan requires that the proposed buildings be compatible with existing
buildings. The proposed retail/office buildings have been designed to be compatible with the
surrounding buildings currently located adjacent to the site. In addition, the proposal is
consistent with the development regulations of the Neighborhood Commercial (NC) zoning
district.
R:\D P\2004\04-0476 Pauba Road Offices\Reso and COA's.doc
B. The overall development of the land is designed for the protection of the public .
health, safety, and general welfare.
The proposed project is consistent with the development standards outlined in the City of
T emecula Development Code. The proposed architecture and site layout for the project has
been reviewed utilizing the Industrial Development Performance Standards of the
Development Code. The proposed project has met the performance standards in regards to
circulation; architectural design and site plan design.
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. Environmental Compliance. An Initial Study has been prepared and indicates
that the project will not have a potential for significant environmental impacts. Based on the following
Initial Study, staff recommends adoption of the Negative Declaration for the project.
Section 4. Conditions. That the City of Temecula Planning Commission hereby
conditionally approves the Application, a request to construct a 18,237 square foot retail/office
building as set forth on Exhibit A, attached hereto, and incorporated herein by this reference
together with any and all necessary conditions that may be deemed necessary.
Section 5. PASSED, APPROVED AND ADOPTED by the City of Temecula Planning
Commission this 30th day of March 2005.
.
David Mathewson, Chairman
ATTEST:
Debbie Ubnoske, Secretary
[SEAL]
.
R:\D P\2004\04-0476 Pauba Road,Offices\Reso and COA's.doc
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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. 2005-_ was duly and regularly adopted by the Planning Commission of the
City of T emecula at a regular meeting thereof held on the 30th day of March 2005, by the following
vote of the Commission:
AYES:
PLANNING COMMISSIONERS:
PLANNING COMMISSIONERS:
PLANNING COMMISSIONERS:
NOES:
ABSENT:
ABSTAIN:
PLANNING COMMISSiONERS:
Debbie Ubnoske, Secretary
R:\D P\2004\04-0476 Pauba Road Qffices\Reso and COA's.doc
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EXHIBIT A
DRAFT CONDITIONS OF APPROVAL
R:\D P\2004\04-0476 Pauba Road Offices\Reso and COA's.doc
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EXHIBIT A
CITY OF TEMECULA
DRAFT CONDITIONS OF APPROVAL
Planning Application No. PA04-0476
Project Description: A Development Plan to construct two office/retail
buildings totaling 18,237 square feet on 2.5 acres.
Building A is 6,323 square feet and Building B is 11,908
square feet. The project site is located on the south side
of Pauba Road, an estimated 312 feet west of the
intersection of Margarita and Pauba Road in the City of
Temecula. (Assessor's Parcel Number 945-110-002)
DIF Category: Office/Retail
MSHCP Category: Office/Retail
Assessor Parcel No.: 945-110-002
Approval Date: March 30, 2005
. Expiration Date: March 30, 2007
PLANNING DEPARTMENT
Within Forty-Eight (48) Hours of the Approval at this Project
1. The applicant 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 as provided
under Public Resources Code Section 211 08(b) and California Code of Regulations Section
15062. If within said forty-eight (48) hour period the applicant 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 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 officiais, 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
.
R:\D P\2004\04-0476 Pauba Road Offices\Reso and COA's.doc
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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.
3. 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.
4. The Director of Planning may, upon an application being filed within thirty days prior to
expiration, and for good cause, grant a time extension of up to three one-year extensions of
time, one year at a time.
5. The development of the premises shall substantially conform to the approved Site Plan,
Grading Plan, Building Elevations, Floor Plans, Landscape Plan, and the Color and Material
Board contained on file with the Planning Department, or as amended by the conditions
herein. The Site Plan must meet the following criteria prior to development of the project:
a. All ground mounted utility/mechanical equipment shall not be placed in prominent
locations visible to the public. This equipment shall be screened from view.
b. Provide the Planning Department with a copy of the underground water plans and
electrical plans for verification of proper placement of the transformer and the double
detector check prior to final agreement with the utility companies.
The Landscaping Plan shall be amended as follows:
a. All utilities shall be screened from public view. Landscape construction drawings
shall show and label all utilities 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. Screening of utilities
is not to look like an after-thought. Plan planting beds and design around utilities.
Locate all light poles on plans and insure that there are no conflicts with trees.
b. A landscape maintenance program shall be submitted for approval with the
landscape construction plans, 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
carryout the detailed program.
7. 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 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 or any
successors in interest.
6.
8.
The condition of approval specified in this resolution, to the extent specific items, materials,
equipment, techniques, finishes or similar matters are specified, shall be deemed satisfied
by staffs prior approval of the use or utilization of an item, material, equipment, finish or
technique that City staff determines to be the substantial equivalent of that required by the
condition of approval. Staff may elect to reject the request to substitute, in which case the
R:\D P\2004\04-0476 Pauba Road Offices\Reso and COA's.doc
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real party in interest may appeal, after payment of the regular cost of an appeal, the decision
to the Planning Commission for its decision.
Material
Main Body texture and color
Finish & Color
RCP precision concrete block in Yellow
Gold, Mission, Buff, and Terracotta;
Frazee paint: Greige, over stucco
Standing seam metal roof, color: Slate
Grey
Galvanized metal finish: anodized
aluminum
Roof
Overhangs/Accents
9. Any outside wall-mounted lighting shall be hooded and directed so as not to shine directly
upon adjoining property or public rights-of-way. Details of these lights shall be submitted to
the Planning Department during plan check for review priorto installation. The installation of
wall pack style light shall not be used along the street side elevation.
10. This approval does not include necessary permits required for future installation of electric
co-generation equipment. Such equipment will require separate permit as necessary.
Prior to the Issuance of Grading Permits
11.
The applicant shall sign both copies of the final conditions of approval that will be provided to
the Planning Department staff, and return one signed set to the Planning Department for
their files.
12. 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.
13. The applicant shall submit to the Planning Department for permanent filing two (2) 8" X 10"
glossy photographic color prints of the approved Color and Materials Board and the colored
architectural elevations. All labels on the Color and Materials Board and Elevations shall be
readable on the photographic prints.
14.
If at any time during excavation!construction of the site, archaeological/cultural resources, or
any artifacts or other objects which reasonably appears to be evidence of cultural or
archaeological resource are discovered, the property owner shall immediately advise the
City of such and the City shall cause all further excavation or other disturbance of the
affected area to immediately cease. The Director of Planning at his/her sole discretion may
require the property to deposit a sum of money it deems reasonably necessary to allow the
City to consult and/or authorize an independent, fully qualified specialist to inspect the site at
no cost to the City, in order to assess the significance of the find. Upon determining that the
determination is not an archaeological/cultural resource, the Director of Planning shall notify
the property owner of such determination and shall authorize the resumption of work. Upon
determining that the discovery is an archaeological/cultural resource, the Director of
Planning shall notify the property owner that no further excavation or development may take
place until a mitigation plan or other corrective measures have been approved by the
Director of Planning. This condition shall be added as a note on the Grading Plans.
R:\D P\2004\04-0476 Pauba Road Offices\Reso and COA's,doc
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Prior to the Issuance of Building Permits
.
15. A separate building permit shall be required for all signage.
16. The applicant shall submit a detailed plan for the employee area. This area shall include
decorative fumiture to match the style of the building subject to the approval of the Planning
Director.
17. The applicant shall submit a detail of the proposed flag pole subject to the approval of the
Planning Director. The height of the flag pole shall be consistent with the proposed
architecture.
18. The applicant shall submit a parking lot lighting plan to the Planning Department, which
meets the requirements of the Development Code 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.
19. Building plans shall indicate that all roof hatches to be painted "Intemational Orange."
20. The construction plans shall indicate the application of painted rooftop addressing plotted on
a 9-inch grid pattem with 45-inch tall numerals spaced 9-inches 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.
21.
A Consistency Check fee shall be paid per the City of Temecula Fee Schedule.
.
22. Three (3) copies of Construction Landscaping and Irrigation Plans shall be submitted to the
Planning Department for approval. These plans shall conform substantially to the approved
Conceptual Landscape Plan, 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 cover page shall identify the total square
footage of the landscaped area for the site. The plans shall be accompanied by the
following items:
a. Appropriate filing fee (per the City of Temecula Fee Schedule at time of submittal).
b. One (1) copy of the approved grading plan.
c. Water usage calculations per Chapter 17.32 of the Development Code (Water
Efficient Ordinance).
d. Total cost estimate of plantings and irrigation (in accordance with the approved
plan).
e. 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.
.
R\D P\2004\04-0476 Pauba Road Offices\Reso and COA's.doc
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. Prior to the Issuance of Occupancy Permits
.
.
23.
All required landscape planting and irrigation shall have been installed consistent with the
approved construction plans and shall be in a condition acceptable to the Director of
Planning. The plants shall be healthy and free of weeds, disease, or pests. The irrigation
system shall be properly constructed and in good working order.
24.
Performance securities, in amounts to be determined by the Director of Planning, to
guarantee the maintenance of the plantings, in accordance with the approved construction
landscape and irrigation plan shall be filed with the Planning Department for one year from
final certificate of occupancy. After that year, if the landscaping and irrigation system have
been maintained in a condition satisfactory to the Director of Planning, the bond shall be
released upon request by the applicant.
Each parking space reserved for the handicapped shall be identified by a permanently
affixed reflectorized sign constructed of porcelain on steel, beaded text or equal, displaying
the International Symbol of Accessibility. The sign shall not be smaller than 70 square
inches in area and shall be centered at the interior end of the parking space at a minimum
height of 80 inches from the bottom of the sign to the parking space finished grade, or
centered at a minimum height of 36 inches from the parking space finished grade, ground,
or sidewalk. A sign shall also be posted in a conspicuous place, at each entrance to the off-
street parking facility, not less than 17 inches by 22 inches, clearly and conspicuously stating
the following: .
25.
"Unauthorized vehicles parked in designated accessible spaces not
displaying distinguishing placards or license plates issued for persons
with disabilities may be towed away at owner's expense. Towed
vehicles may be reclaimed by telephoning 909 696-3000."
26.
In addition to the above requirements, the surface of each parking place shall have a
surface identification sign duplicating the Symbol of Accessibility in blue paint of at least 3
square feet in size.
27.
All of the foregoing conditions shall be complied with prior to occupancy or any use allowed
by this permit.
PUBLIC WORKS DEPARTMENT
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
28. 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.
29.
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.
R:\D P\2004\04-0476 Pauba Road Offices\Reso and COA's.doc
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30.
All improvement plans and 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 Temecula mylars.
.
31. Coordinate Pauba Road improvements with City of Temecula Capital Improvement Project
No. PWOO-09.
Prior to Issuance of a Grading Permit
32. 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.
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. 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.
35.
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.
.
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 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
stormwater 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.
As deemed necessary by the Director of the Department of Public Works, the Developer
shall receive written clearance from the tollowing agencies:
a. San Diego Regional Water Quality Control Board
b. Riverside County Flood Control and Water Conservation District
.
R\D P\2004\04-0476 Pauba Road Offices\Reso and COA's.doc
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.
.
c.
Planning Department
Department of Public Works
d.
38. 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.
39. 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.
40. 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.
41. The Developer shall obtain an easement for ingress and egress over the adjacent property.
Prior to Issuance of a Building Permit
42.
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, 801, 802 and 803.
d. 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 centerline intersections shall be at 90 degrees.
g. Public Street improvement plans shall include plan and profile showing existing
topography, utilities, proposed centerline, top of curb and flowline grades.
h. 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.
43. 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 Pauba Road (Secondary Highway Standards - 88' R/W) to include
dedication of half-width street right-of-way, installation of half-width street
improvements, paving, curb and gutter, sidewalk, street lights, drainage facilities,
signing and striping, utilities (including but not limited to water and sewer).
R:\D P\2004\04-0476 Pauba Road Offices\Reso and COA's.doc
".
44.
All street improvement design shall provide adequate right-of-way and pavement transitions
per Caltrans' standards for transition to existing street sections.
.
45. 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.
b. Storm drain facilities.
c. Sewer and domestic water systems.
d. Under grounding of proposed utility distribution lines.
46. 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
c10su re and detou r or other disruption to traffic circulation as required by the Department of
Public Works.
47. A Signing and Striping Plan shall be designed by a registered Civil Engineer and approved
by the Department of Public Works for Pauba Road.
48. 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.
49.
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.
.
50. 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.
Prior to Issuance of a Certificate of Occupancy
51. 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. Departrnent of Public Works
52. 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.
53. 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.
.
R\D P\2004\04-0476 Pauba Road Qffices\Reso and COA's.doc
12
.
BUILDING AND SAFETY DEPARTMENT
54. 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.
55. The City of T emecula 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
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.
56. 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 street-lights 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.
57. 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.
58.
. 59.
60.
61.
62.
63.
64.
65.
66.
67.
. 68.
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 comply with 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.
Provide van accessible parking located as close as possible to the main entry.
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 load 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.
R:\D P\2004\04-0476 Pauba Road Officcs\Reso and COA's.doc
13
69.
A pre-construction meeting is required with the building inspector prior to the start of the
building construction.
.
70. Trash enclosures, patio covers, light standards, and any block walls if not on the approved
building plans, will require separate approvals and permits.
71. Show all building setbacks.
72. 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. 94-21,
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.
S~~~ 7:00am.-~Wp.m.
No work is permitted on Sunday or Government Holidays
COMMUNITY SERVICES DEPARTMENT
General Conditions:
73. The trash enclosures shall be large enough to accommodate a recycling bin, as well as,
regular solid waste containers.
74.
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.
.
75. The Applicant shall corn ply with the Public Art Ordinance.
76. All parkways, landscaping, fencing and on site lighting shall be maintained by the property
owner or maintenance association.
Prior to Issuance of Building Permits:
77. The developer shall provide TCSD verification of arrangements made with the City's
franchise solid waste hauler for disposal of construction debris.
FIRE DEPARTMENT
The following 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 atthe time of
building plan submittal.
78.
The Fire Prevention Bureau is required to set a minimum fire flow for the remodel or
construction of all commercial buildings per CFC Appendix III.A, Table A-III-A-1. The
developer shall provide for this project, a water system capable of delivering 1875 GPM at
20 PSI residual operating pressure, plus an assumed sprinkler demand of 850 GPM for a
total fire flow of 2725 GPM with a 3 hour duration. The required fire flow may be adjusted
during the approval process to reflect changes in design, construction type, or automatic fire
protection measures as approved by the Fire Prevention Bureau. The Fire Flow as given
above has taken into account all information as provided. (CFC 903.2, Appendix III-A)
.
R:\D P\2004\04-0476 Pauba Road Offices\Reso and COA's.doc
14
.
.
.
79.
The Fire Prevention Bureau is required to set minimum fire hydrant distances per CFC
Appendix III-B, Table A-III-B-1. A minimum of 2 hydrants, in a combination of on-site and
off-site (6" x 4" x 2-2 1/2" outlets) shall be located on Fire Department access roads and
adjacent public streets. Hydrants shall be spaced at 450 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 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)
80. 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)
81. 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)
82. 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)
83.
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)
84. 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)
85. 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)
86. 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)
87. 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)
88.
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)
R:\D P\2004\04-0476 Pauba Road Offices\Reso and COA's.doc
IS
89.
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 doors. Single family residences and multi-family
residential units shall have four (4) inch letters and lor numbers, as approved by the Fire
Prevention Bureau. (CFC 901.4.4)
90. 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)
91. 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 priorto installation. (CFC Article 10)
92. 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 fire sprinkler riser door. (CFC 902.4)
93.
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)
94. 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.
95. 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)
96. 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
97.
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.
R\D P\2004\04-0476 Pauba Road Offices\Reso and COA's.doc
16
.
.
.
.
.
.
98.
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)
99. 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)
OTHER AGENCIES
100. The applicant shall comply with the recommendations set forth in the Metropolitan Water
District letter dated August 9, 2004, a copy of which is attached.
101. The applicant shall comply with the recommendations set forth in the County of Riverside
Department of Environmental Health's letter dated July 22, 2004, a copy of which is
attached.
102. The applicant shall comply with the recommendations set forth in the Rancho Water District
letter dated August 3, 2004, a copy of which is attached.
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
Applicant's Printed Name
R:\D P\2004\04-0476 Pauba Road Offices\Reso and COA's.doc
17
Executive Office
.
.
MWD
METROPOLITAN WATER DISTRICT OF SOUTHERN CALIFORNIA
F----..----.--~-~,~pR
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MWD San Diego Pipelines Nos. 1,2
Sta. 1355+00 to 1359+00
MWD San Diego Pipelines No.3
Sta. 1476+00 to 1480+00
Substr. Job No. 2028-04-029
August 9,2004
Ms. Christine Clary
City ofTemecula
Planning Department
P.O. Box 9033
Temecula, CA 92589-9033
Dear Ms. Clary:
Pauba Road Offices Proiect
Thank you for your transmittal and a preliminary site plan for the proposed two-
story office and retail building development on the south side ofPauba Road west
of Margarita Road in the city ofTemecula.
As shown on the enclosed map, our 54- and 60-inch-inside-diameter San Diego
Pipelines Nos. 1 and 2 and our 75-inch-inside-diameter San Diego No.3 pipelines
are located in the vicinity of the proposed project, but are outside the project
limits as indicated on the site plan.
We are transmitting a copy of our "Guidelines for Development in the Area of
Facilities, Fee Properties, and/or Easements of The Metropolitan Water District
of Southern California" and prints of our Drawings B-13768 through B-13770,
B-69698 and B-69699 and Right-of-Way Map SDA-P-4 (Sheet 10f2) and
SDN-23 (Sheet 4 on).
We request that our facilities and right-of-way be fully shown and identified as
Metropolitan's on any pertinent project plans and that prints of these plans be
submitted for our review and written approval as they pertain to our facilities.
700 N.Alameda Street, Los Angeles, California 90012. Mailing Address: Box 54153, Los Angeles. California 90054.0153. Telephone (213) 217.6000
THE METROPOLITAN WATER OIS7llICT OF SOUTIIERN CAliFORNIA
.
Ms. Christine Clary
Page 2
August 9, 2004
We request that a stipulation be added to any applicable plans and specifications
to notify Mr. John Martinez of our Water System Operations Group, telephone
(909) 776-2616 at least two working days prior to starting any work in the vicinity
of our facilities.
For any further correspondence with Metropolitan relating to this project, please
make reference to the Substructures Job Number located in the upper right-hand
comer of this letter. Should you require any additional information, please
contact Ms. Kathy Meyer at (213) 217-7663.
Very truly yours,
6WJcu-.- -m. ~
.
Susan M. Walters
Senior Engineering Technician
Substructures Team
SMW/KMfly
DOC 2028-04-029
Enclosures (9)
.
o CCJNTY OF RIVERSIDE . HEAL..-I SERVICES AGENCY 0
DEPARTMENT OF ENVIRONMENTAL HEALTH
July 22, 2004
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City of Temecula Planning Depaltment
P.O. Box 9033
Temeeula, CA 92589-9033
Attention: Christine Clary
RE: Plot Plan No. PA04-0476
Dear Ms. Clary:
Department of Environmental Health has reviewed the Plot Plan No. PA04-0476 to construct a 18,237
sq. ft. office building and has no objections. Water and sewer services should be available in this area.
1. PRIOR TO THE ISSUANCE OF BUILDING PERMITS THE FOLLOWING
SHOULD BE REQUIRED:
a) "Will-serve" letters from the appropriate water and sewering distJ1cts.
. Sincerely,
Sam Martinez, Supervising E' ental Health Specialist
(909) 955-8980
NOTE: Any current additional requirements not eovered can be applicable at time of Building Plan
review for final Department of Environmental Health clearance.
.
@
RwIw
Water
Board of Directors
John E. Hoagland
President
Csaba F. Ko
Sr. Vice President
Stephen J. Corona
Ralph H. Daily
Ben R. Drake
Lisa D. Herman
Michael R. McMillan
Officers'
Brian J. Brady
Genera! Manager
Phillip L. Forbes
Director of Finance-Treasurer
E.P. ''Bob" Lemons
Director of Engineering
Perry R. Louck
Controller
Linda M. Fregoso
DistrictSecretary/Administralive
Services Manager
C. Michael Cowett
Best Best & Krieger LLP
General Counsel
August 3, 2u04
Christine Clary, Project Planner
City of Temecula
Planning Department
Post Office Box 9033
Temecula, CA 92589-9033
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SUBJECT: WATER AVAILABILITY; P AUBA ROAD OFFICES
PARCEL NO.2 OF PARCEL MAP NO. 8455
APN 945-110-002; PA04-0476 [MATTHEW FAGAN]
Dear Ms. Clary:
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 construction of any required on-site and/or
off-site water facilities and the completion of financial arrangements between
RCWD and the property owner.
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.
This project has the potential to become a commercial condominium
development, with individual building owners and an owners' association
maintaining the common property and private water, fire protection, and
landscape irrigation facilities. As a condition of approval for the project, RCWD
requires that the City of Temecula include a Reciprocal Easement and
Maintenance Agreement for these on-site private water facilities. In addition to
this agreement, RCWD would require individual water meters for each
condominium unit.
-h. The project should also be conditioned to use recycled water for landscape
V irrigation. Requirements for the use of recycled water are available from
RCWD. If you should have any questions, please contact an Engineering
Services Representative at this office at (951) 296-6900.
Sincerely,
RANCHO CALIFORNIA WATER DISTRICT
/Y);IJJt-"
r ~i~ael G. Meyerpe .E.
Development Engineering Manager
04\MM:atl 03\FCF
c: Bud Jones, Engineering Project Coordinator
Laurie Williams, Engineering Services Supervisor
.
.
.
ATTACHMENT NO.3
INITIAL STUDY
R:\D P\2004\04-0476 Pauba Road Offices\STAFF REPORT-doc
8
City of Temecula
P.O. Box 9033, Temecula, CA 92589-9033
Pro'ect Title
Lead Agency Name and Address
Contact Person and Phone Number
Project Location
Pro'ect S onsor's Name and Address
General Plan Desi nation
Zonin
Description of Project
Surrounding Land Uses and Setting
Other public agencies whose approval
is re uired
.
R:\D P\2004\04-0476 Pauba Road Offices\lnitial Study.doc
Environmental Checklist
Pauba Road Offices, PA 04-0476
City of Temecula
P.O. Box 9033, Temecula, CA 92589-9033
Christine Damko, Assistant Planner 951 694-6400
Southside of Pauba Road, an estimated 312 feet west of the
intersection of Margarita and Pauba Road in the City of Temecula.
Assessor's Parcel Number 945-110-002
Matthew Fa an, 42011 Avenida Vista Ladera, Temecula, CA 92591
Nei hborhood Commercial NC
Nei hborhood Commercial NC
PA04-0476 is a request for a Development Plan to construct two
office/retail buildings totaling 18, 237 square feet on 2.5 acres.
Buildin A is 6,323 s uare feet. Buildin B is 11,908 s uare feet.
North: Public Park and Recreation (vacant)
East: Neighborhood Commercial (existing shopping center)
South: Low Density Residential (existing single family residences)
West: Low Densit Residential vacant
None
Environmental Factors Potentially Affected
The environmental factors checked below would be potentially affected by this project, involving at least one
impact that is a "Potentially Significant Impact" as indicated by the checklist on the following pages.
Aesthetics
A riculture Resources
Air Qualit
Biolo ical Resources
Cultural Resources
Geolo and Soils
Hazards and Hazardous Materials
H drolo and Water Qualit
Land Use and Plannin
Mineral Resources
Noise
Po ulation and Housin
Public Services
Recreation
Trans ortation/Traffic
Utilities and Service S stems
Mandator Findin s of Si nificance
None
Determination
On the basis of this initial evaluation:
X I find that the proposed project COULD NOT have a significant effect on the environment, and a
NEGATIVE DECLARATION will be re ared.
I find that although the proposed project could have a significant effect on the environment, there will not
be a significant effect in this case because revisions in the project have been made by or agreed to by
the ro'ect ro onent. A MITIGATED NEGATIVE DECLARATION will be re ared.
I find that the proposed project MAY have a significant effect on the environment, and an
ENVIRONMENTAL IMPACT REPORT is re uired.
I find that the proposed project MAY have a "potentially significant impact" or "potentially significant
unless mitigated" impact on the environment, but at least one effect 1) has been adequately analyzed in
an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation
measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL
IMPACT REPORT is re uired, but it must anal ze onl the effects that remain to be addressed.
I find that although the proposed project could have a significant effect on the environment, because all
potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE
DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to
that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are
im osed u on the ro osed ro'ect, nothin further is re uired.
Si~V\!\A h1:1M.V }yJJ\Y\ \? JJ'
SI n ure
7u ttulv
Date
--- .--
!:J I 24V)
I
Christine Damko, Assistant Planner
Printed name
City of Temecula
For
.
RID P\2004\04-0476 Pauba Road Officesllnitial Study.doc
2
1. AESTHETICS. Would the project:
a.
b.
Issues and Su ortin lnformation:Sources
Have a substantial adverse effect on a scenic vista?
Substantially damage scenic resources, including, but not
limited to, trees, rock outcroppings, and historic buildings
within a state scenic hi hwa ?
Substantially degrade the existing visual character or
ualit of the site and its surroundin s?
Create a new source of substantial light or glare which
would adversely affect day or nighttime views in the
area?
Potentially
Significant
1m act
Potentially
Significant Unless
Mitigation
hlcor 'orated
No
1m act
X
X
:LessThari
Significant
li'n act
c.
X
d.
X
Comments:
1. a.-b: No Impact The proposed project is not located on or near a scenic vista; therefore, there will not be
an adverse impact on a scenic vista. The project site is not located on a scenic highway. The project site is a
2.5 acre site, and is currently vacant with no structures or rock outcroppings on the site. Therefore, the
proposed project would not substantially damage scenic resources, including rock outcroppings or historic
buildings. Due to the fact that the project site is vacant with no scenic vistas or resources, the project would not
substantially degrade the existing visual character or quality of the site and its surroundings. No impact is
anticipated as a result of the proposed project.
.. c. - d.: Less Than Significant Impact: The surrounding area consists of an existing commercial shopping
center to the east, existing single family homes to the south and west, and an existing church to the south
west. To the north of the site is a sports park. Less than one mile west of the subject property is an existing
fire station and site for a proposed City library. Less than one mile north east of the subject property is
Temecula Valley High School. The homeowners to the south of the subject properly are located at a higher
elevation than the proposed development, and will therefore be able to see the development. A line of site
exhibit was prepared by HLC Engineering on February 1, 2005 which concentrated on this area. The line of
site shows that the residents directly south of the proposed project will be able to overlook the top of the
proposed two story building due to the sloping topography. The residents to the south east will have a partial
view of the proposed development, since steep topography on site will help to screen the building. In addition,
the building will be built close to Pauba Road while the parking lot will be located behind the building. Due to
the steep sloping topography the project has left more than 160 feet of open space between the parking lot and
the rear property line to add as an additional buffer and to preserve the drainage channel. The proposed
project site is currently vacant with no sources of light or glare. The proposed project will introduce new
generators of light and glare typically associated with commerCial office/retail development. The City of
Temecula requires all new development to comply with the Riverside County Mount Palomar Ordinance 655.
Ordinance 655 requires lighting to be shielded, directed down to avoid glare onto adjacent properties and emit
low levels of glare into the sky.
2. AGRICULTURE RESOURCES. In determining whether impacts to agricultural resources are
significant environmental effects, lead agencies may refer to the California Agricultural Land
Evaluation and Site Assessment Model (1997) prepared by the California Dept. of Conservation
as an optional model to use in assessing impacts on agriculture and farmland. Would the
project:
R:ID P\2004\04-0476 Pauba Road Offieesllnitial Study.doe
3
a.
b.
c.
Issues and Su ortin "Iriforma1ionSources
Convert Prime Farmland, Unique Farmland, or Farmland
of Statewide Importance (Farmland), as shown on the
maps prepared pursuant to the Farmland Mapping and
Monitoring Program of the California Resources Agency,
to non-a ricultural use?
Conflict with existing zoning for agricultural use, or a
Williamson Act contract?
Involve other changes in the existing environment which,
due to their location or nature, could result in conversion
of Farmland, to non-a ricultural use?
Comments:
, :(=lotel)tiany
. Signific'ant
1m aCt
.'Pol~~liaUy,
siQ~ificcmtUn\e~~'
. _ :Mitigil:tion' .:< .
-Inco' orated
No
'Im'.:ici
X
Less-Hhah'-;
Signific~nt-' -
1ri1'acr<<
X
X
2. a.-c.: No Impact: According to Figure 5.2-1 labeled "Agricultural Resources" in the Agricultural Resources
portion of the General Plan; the project site is not identified as land that is currently in agricultural production,
nor in the past has the site have been used for agricultural purposes. The site is not under a Williamson Act
contract nor is it zoned for agricultural uses. This property is not considered prime or unique farmland of
statewide or local importance as identified by the State Department of Conservation and the City of Temecula
General Plan. In addition, the project will not involve changes in the existing environment, which would result
in the conversion of farmland to non-agricultural uses. No impact is anticipated as a result of the proposed
project.
3. AIR QUALITY. Where available, the significance criteria established by the applicable air quality
management or air pollution control district may be relied upon to make the following
determinations. Would the project:
a.
b.
c.
d.
e.
.Issues and Su ortin Information Sources
Contlict with or obstruct implementation of the applicable
air ualit Ian?
Violate any air quality standard or contribute substantially
to an existin or ro'ected air ualit violation?
Result in a cumulatively considerable net increase of any
criteria pollutant for which the project region is non-
attainment under an applicable federal or state ambient
air quality standard (including releasing emissions which
exceed uantitative thresholds for ozone recursors?
Expose sensitive receptors to substantial pollutant
concentrations?
Create objectionable odors affecting a substantial number
of eo Ie?
Comments:
,- ;'~oteni'iaily
Signilic~nt .
>Im act
Pbtenti~_"y
Significant Unless
Mitigation
'Ineor orated
.-.No
;Im' act
; LessTnan
,; Significant
1m act
X
X
X
X
X
3. a., b.: Potentially significant impact: The project site is comprised of 2.54 acres and the proposed
development includes two office/retail commercial buildings consistent with the zoning and general plan
designations for the site. The General Plan EIR assumed that development would occur on the subject sit.
consistent with the General Plan land use designation of NC (Neighborhood Commercial), which i
implemented through the NC zoning designation. The General Plan envisioned target floor area ratios (FAR's)
for these designations and the General Plan EIR analyzed the potential impacts from potential uses in the NC
R:\D P\2004\04-0476 Pauba Road Oftices\lnitial Study.doc
4
zone. The proposed project, while not specifically analyzed, was anticipated as part of the Commercial
Developments for the City. In addition, the City of Temecula General Plan EIR adopted a Statement of
_erriding Considerations in the 1993 plan, recognizing that the City could not attain Federal Standards for air
.ality. The City of Temecula is currently in the process of completing a comprehensive update to the 1993
General Plan. The current Draft EIR fro the General Plan update also acknowledges that the City will not
meet the AQMD standards and intends to adopt a Statement of Overriding Conditions for Air Quality sometime
in the second quarter of 2005. The proposed project will not significantly violate an air quality standard or
contribute substantially to an existing or projected air quality violation.
The proposed project will create typical emissions and dust associated with commercial construction; however,
standard Conditions of Approval will be part of this project approval that will reduce the impacts to a less than
significant level. Earthwork quantities include an estimated 11,900 cubic yards of import to be transported on
existing paved City streets.
3. C.: Less Than Significant Impact: The proposed project will not result in a cumulatively considerable net
increase of any criteria pollutant for which the project region is non-attainment under an applicable federal or
state ambient air quality standard. The proposed project will emit typical emissions and dust associated with
commercial construction, which were anticipated in the General Plan EIR; therefore, this is not considered a
significant impact. In addition, Temecula has adopted a Trip Reduction Ordinance, pursuant to requirements
of the State Health and Safety Code. The Ordinance enables the City to receive revenues from vehicle
registration fees to administer air pollution reduction programs. The main City strategies to reduce automobile
emissions are continued enforcement form the Trip Reduction Ordinance and development of additional local
employment opportunities. The City will also continue to pursue development of a local public transit program.
No impact is anticipated as a.result of the proposed project.
3. d-e.: Less Than Significant Impact with Mitigation Measures:: There are sensitive receptors within the
acinity of the project. A City library will soon be constructed less than one half mile west of the site on Pauba
~ad. Temecula Valley High School is located less than one half mile north east of the project site, in addition
to two child care centers located near the High School and near the proposed Library site. The development of
the project for commercial office/retail buildings will create minor pollutants during the grading and construction
phase of the project emanating from fugitive dust and small quantities of construction equipment pollutants.
Below lists Conditions of Approval that will be implemented with the project approval:
a. Prior to the issuance of a grading permit, the applicant shall verify that all earth moving and
large equipment are properly tuned and maintained to reduce emissions. In addition, alternative
clean-fueled vehicles shall be used where feasible. Construction equipment should be selected
considering emission factors and energy efficiency.
b. Electrical and/or diesel-powered equipment should be utilized in-lieu of gasoline-powered
engines.
c. During construction and grading phases, the project site shall be watered down in the morning
before grading and/or construction begins and in the evening once construction and/or grading
is complete for the day. The project site shall be watered down no less than 3 times (not
including the morning and evening water-down) during construction and/or grading activities to
reduce dust.
d. All fill being transported to and/or from the site shall be covered and the wheels and lower
portion of transport trucks shall be sprayed with water to reduce/eliminate soil from the trucks
before they leave the construction area.
.
R:\D P\2004\04-0476 Pauba Road Offices\lnitial Study.doc
5
4. BIOLOGICAL RESOURCES. Would the project?
a.
b.
c.
d.
e.
f.
Issuesand'Su ortin Information5ources
Have a substantial adverse effect, either directly or
through habitat modifications, on any species identified
as a candidate, sensitive, or special status species in
local or regional plans, policies, or regulations, or by the
California Department of Fish and Game or U.S. Fish and
Wildlife Service?
Have a substantial adverse effect on any riparian habitat
or other sensitive natural community identified in local or
regional plans, policies, regulations or by the California
Department of Fish and Game or US Fish and Wildlife
Service?
Have a substantial adverse effect of federally protected
wetlands as defined by Section 404 of the Clean Water
Act (including, but not limited to, marsh, vernal pool,
coastal, etc.) through direct removal, filling, hydrological
interru tion, or other means?
Interfere substantially with the movement of any native
resident or migratory fish or wildlife species or with
established native resident or migratory wildlife corridors,
or im ede the use of native wildlife nurse sites?
Conilict with any local policies or ordinances protecting
biological resources, such as a tree preservation policy or
ordinance?
Conflict with the provisions of an adopted Habitat
Conservation Plan, Natural Community Conservation
Plan, or other approved local, regional, or state habitat
conservation Ian?
Comments:
"Potentially
Significant
1m act. ,,',
, . _ Potentially
y Signific;ant ..IJntess.. '.
.Mitigation .
1l1cor orated'
Less'Than
Significant
liii- ad
X
No
,<lin act
X
X
X
X
X
4. a-I.: Less than Significant Impact: The 2.5 acre property is characterized by rolling hills with a low,
relatively flat valley that traverses the site from north to south. The site is characterized by upland areas that
have been graded or disced during the construction of the adjacent commercial development, and a relatively
wide-shallow water course traveling the western edge of the parcels of the site from north to south. This
channel supports riparian vegetation in the eastern quarter of the channel. Wetlands occur along the ordinary
flow line of the channel. The soils exhibited long duration of saturation during the growing season. In some
areas towards the east of the property, the soils were still saturated in July of 2004. The channel topography is
conductive to a riverine hydrological regime. This channel vegetation is dominated by riparian tree species
such as willow and cottonwood. The channel transitions to the north into a more herbaceaous dominated
channel with species such as cattails, salt grass, bermuda grass, and rhumex crispis. The channel falls under
the jurisdiction of the U.S. Army Corps of Engineers under Section 404 of the Clean Water Act; the CDFG
under Section 1600 of the Fish and Game Code; and the State Regional Water Quality Control Board under
401 of the Clean Water Act, as well as a Water of the State under Porter-Calogne Act. The proposed project
avoids the channel. Therefore, permits from the above referenced agencies are not warranted. Should th.
project design change, then the need for permits would need to be re-evaluated. In addition, there will be a 2:
slope from the top of the building pads to the bottom of the slope where riparian habitat occurs. The bottom
slope will be set back from the limits of the riparian vegetation by 10 to 60 feet. Tom Dodson & Associates
R\D P\2004\04-0476 Pauba Road Offices\lnitial Study.doc
6
prepared a general biological survey labeled, "General Biological Survey, Burrowing Owl Habitat Assessment,
Jurisdictional Delineation for APN # 945-110-002 and # 945-110-003 City of T emecula, Southwestem
averside County" dated July 2004. The result of the biological survey is that the majority of the site is
.,turbed. The disturbed areas are located on the northem portion of the property is characterized by upland
non-native weedy species such as tumble weeds and brome grasses.
Habitat Conservation fees will be required as a standard condition of approval to offset the effect of cumulative
impacts to the species from urbanization occurring throughout westem Riverside County. The project site is a
part of the Westem Riverside County Multiple Species Habitat Conservation Plan (MSHCP), which was
adopted by City Council on January 13, 2004, and became effective March 12, 2004. The site is not
designated as a potential or existing conservation area, nor is it within a criteria cell. The plan requires that a
habitat assessment be conducted for the burrowing owl on this parcel. The biologist also walked the site for
this species. No burrowing owls or sign of any kind were found on the property or in the zone of influence
transects. All natural (berms, dirt and grub piles, etc.) and artificial substrates (culverts on adjacent parcels)
were checked for signs of burrowing owl, but no pellets, whitewash or burrows were found.
The project site has previously been graded, and has also been grubbed and disturbed for many years in order
to comply with the City's weed abatement ordinance (Ord 8.16). There are some grasses on the project site,
however they are not considered sensitive habitat, nor is the site a part of a wildlife corridor. Standard
Conditions of Approval will reduce the impacts to a level that is not significant.
5. CULTURAL RESOURCES. Would the project:
c.
Issues'aridSiJ"' ortiri"lnforma'tionSblirees; ,
Cause a substantial adverse change in the significance of
a historical resource as defined in Section 15064.5?
Cause a substantial adverse change in the significance of
an archaeolo ical resource ursuant to Section 15064.5?
Directly or indirectly destroy a unique paleontological
resource or site or uni ue eolo ic feature?
Disturb any human remains, including those interred
outside of formal cemeteries?
"P6t~rltially/):
, 's,ignifiei:int, >'- ';
- )llm'act/.:./-
_"Poten_tiaJly
~jgJ\ifica~~tLihl,~SS':"
, .,':-Mit,ig,a~;io'ri_',.>'
,::tlncor orafed:y.:~J
x
b.
x
x
d.
x
Comments:
5. a-d.: Less Than Significant Impact: The City of Temecula General Plan identifies the project site as a
sensitive archaeological resource area and area of high paleontological sensitivity (Figure 5-6 and 5-7,
respectively). CRM Tech submitted a "Historical/Archaeological Resources Survey Report"(dated January 6,
2005) which reviewed and summarized previous cultural resources investigations for the project area.
According to records on file at the Eastem Information Center, the project area has not been surveyed for
cultural resources prior to this study, and no cultural resources had been recorded on or adjacent to the
property. Outside the project boundaries but within a one-mile radius, EIC records show 14 previous cultural
resource studies covering various tracts of land and linear features. These and other similar studies resulted in
the identification of three archaeological isolates. All three were prehistoric-i.e., Native American- in nature,
consisting primarily of chipped or ground stone. None of these previously recorded isolates was located in the
immediate vicinity of the project area, and thus none of them requires further consideration during this study.
The intensive-level field survey produced no evidence of potential cultural resources on this site. The entire
_roject area was closely inspected for any evidence of human activities dating to the prehistoric or historic
eriods, but none was found. No buildings, Structures, objects, sites, features, or artifacts more than 50 years
f age were encountered during the field survey. Based on the above information, identification and evaluation
of potential 'historical resources' within the project area have been completed through the study, and no further
impacts are anticipated. In order to ensure no significant impacts will result with the development of the project
R:\D P\2004\04-0476 Pauba Road Offiees\ln;l;al Study.doc
7
a.
b.
c.
d.
e.
Comments:
i.
Issues anct'Su' ortin 'Informatio'n Sources .
Expose people or structures to potential substantial
adverse effects, including the risk of loss, injury, or death
involvin :
Rupture of a known earthquake fault, as delineated on
the most recent Alquist-Priolo Earthquake Fault Zoning
Map issued by the State Geologist for the area or based
on other substantial evidence of a known fault? Refer to
Division of Mines and Geolo S ecial Publication 42.
Stron seismic round shakin ?
Seismic-related round failure, includin Ii uefaction?
Landslides?
Result in substantial soil erosion or the loss of to soil?
Be located on a geologic unit or soil that is unstable, or
that would become unstable as a result of the project,
and potentially result in on- or off-site landslide, lateral
s readin ,subsidence, Ii uefaction or colla se?
Be located on expansive soil, as defined in Table 18-1-B
of the Uniform Building Code (1994), creating substantial
risks to life or ro ert ?
Have soils incapable of adequately supporting the use of
septic tanks or alternative wastewater disposal systems
where sewers are not available for the disposal of
wastewater?
. Potentially
'Significant
"Ilii aCt".
','p'bt~iltially"
. Significan~, Unless
, , M'i1igalion
lnco orated
No
1m act
X
LessThan
S-igniflcant
Imac!
X
ii.
iii.
iv.
X
X
X
X
X
X
X
6. a. i, ii, iii: No Impact: According to Figure 7-1 and Figure 7-2 in the Public Safety Element of the General
Plan, the proposed project is not located within a potential area for liquefaction. In addition, the project is not
located within an Alquist-Priolo special studies zone. However, the Temecula General Plan Study Area is
located in Groundshaking Zone II. Groundshaking Zone II is expected to vary from moderate to intense in the
event of an earthquake, depending on the composition of underlying geologic formations, the earthquake's
epicenter, and the order of magnitude of the seismic event. Any potential significant impacts will be mitigated
through building construction, which will be consistent with the Uniform Building Code standards. Furthermore,
the project will be conditioned to provide a soil report concurrent with the submittal of precise grading plans.
The soil report will contain recommendations for compaction of the soil, which will serve to mitigate any
potentially significant impacts from seismic ground shaking, seismic ground failure, liquefaction, subsidence
and expansive soils.
6. iv., b, c.: Less than Significant Impact: The project will not result in substantial soil erosion.or the loss of
topsoil. The project site is will be developed in accordance with City standards, including National Pollution
Discharge Elimination System (NPDES) standards, which require the implementation of erosion control an_
best management practices (BMP's). The Final Environmental Impact Report for the City of Temecula Gener
Plan has not identified any landslides that have occurred in the area, potential landslide conditions exist i
hillside areas in southwest Temecula where slopes are greater than 15%. The project is not located on a
R:\D P\2004\04-0476 Pauba Road Offices\lnitial Study.doc
8
geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially
result in on- or off-site landslide, lateral spreading, subsidence, liquefaction or collapse. Less than significant
tfpacts are anticipated as a result of this project.
6. d, e.: No Impact: The project is not located on expansive soil, as defined in Table 18-1-B of the Uniform
Building Code (1994), creating substantial risks to life or property. The project site will not utilize septic tanks. A
public sewer system is available and approvals from the Department of Environmental Health for solid wastes
and waste water will be required. The project will connect to the public sewer system. No impacts are
anticipated as a result of this project.
7. HAZARDS AND HAZARDOUS MATERIALS. Would the project:
, .', _., ':Potentially:"
. >:~oterit!?1.ly Sigqifi~ant Unless Less Than
. Issues and;Sua'oortina Inforrriali6ri'SQurces . " .,.... Signi!j9an~ _ _ - 'f>JIitigation-' Significant No
Jmoact:: :locor;::'oraled lriibact. . Imoact .
a. Create a significant hazard to the public or the X
environment through the routine transportation, use, or
disposal of hazardous materials?
b. Create a significant hazard to the public or the X
environment through reasonably foreseeable upset and
accident conditions involving the release of hazardous
materials into the environment?
c. Emit hazardous emissions or handle hazardous or X
acutely hazardous materials, substances, or acutely
hazardous materials, substances, or waste within one-
quarter mile of an existing or proposed school?
Be located on a site which is included on a list of X
hazardous materials sites compiled pursuant to
Government Code Section 65962.5 and, as a result,
would it create a significant hazard to the public or the
environment?
e, For a project located within an airport land use plan or, X
where such a plan has not been adopted, within two
miles of a public airport or public use airport, would the
project result in a safety hazard for people residing or
workina in the proiect area?
f. For a project within the vicinity of a private airstrip, would X
the project result in a safety hazard for people residing or
workinq in the moiect area?
g. Impair implementation of or physically interfere with an X
adopted emergency response plan or emergency
evacuation plan?
h. Expose people or structures to a significant risk or loss, X
injury or death involving wildland fires, including where
wildlands are adjacent to urbanized areas or where
residences are intermixed with wildlands?
Comments:
7. a.: Less Than Significant Impact The proposed project will use existing Pauba Road as the ingress and
.gress point. The proposed project site will be designed to include trash enclosures and recycling bins. The
proposed use of the site is commercial office and retail. The proposed commercial uses do not propose the
use or manufacture of hazardous materials or produce hazardous wastes to comply with existing federal,
R:\P P\2DD4\04.0476 pauba Road Offices\lnitial Study.doc
9
State, and County Regulations. Therefore, there will be no significant hazard to the public or the environment
from the routine transportation, use, or disposal of hazardous materials.
7. b.: Less Than Significant Impact: The project proposes to construct an 18, 237 square foot commercia.
building. It is not anticipated that the project would create a significant hazard to the public or the environment
through reasonably foreseeable upset and accident conditions involving the release of hazardous materials
into the environment. Therefore, less than significant impacts are anticipated as a result of this project.
7. c.: Less Than Significant Impact: The operation of construction equipment and machinery during the
development of this site may emit some hazardous emissions and or handle some hazardous material.
However, these emissions and material should be of limited quantities over a short duration of time. Less than
significant impacts are anticipated.
7. d.: No Impact: The project site is not located on a site which is included on a list of hazardous materials
sites compiled pursuant to Government Code Section 65962.5 and, would not result in a significant hazard to
the public or the environment. No impact is anticipated as a result of the proposed project.
7. e-f.: No Impact: The project site is not located within an airport land use plan or within two miles of a public
or private airstrip according to Figure 5.9-4 in the Land Use Element of the General Plan. No impact upon
airport uses will result from this proposal.
7. g.: No Impact: The proposed project is not located in an area and is not a portion of an emergency
response or evacuation plan. Therefore the project would not impair the implementation of or physically
interfere with an adopted emergency response plan or emergency evacuation plan. No impact is anticipated
as a result of the proposed project.
7. h.: No Impact: The proposed project is not located in or near a wildland area that would be subject to fire
hazards. The location of the proposed proiect would not expose people or structu~es t~ a significant risk o.
loss, injury or death Involving wildland fires. No Impact IS anticipated as a result of this proJect.
8. HYDROLOGY AND WATER QUALITY. Would the project:
a.
b.
c.
d.
;f~;~~~~~i~j~S,~
x
Violate any water quality standards or waste discharge
re uirements?
Substantially deplete groundwater supplies or interfere
substantially with groundwater recharge such that there
would be a net deficit in aquifer volume or a lowering of
the local groundwater table level (e.g., the production rate
of pre-existing nearby wells would drop to a level which
would not support existing land uses or planned uses for
which ermits have been ranted?
Substantially alter the existing drainage pattern of the site
or area, including through the alteration of the course of a
stream or river, in a manner which would result in
substantial erosion or siltation on- or off-site?
Substantially alter the existing drainage pattern of the site
or area, including through the alteration of the course of a
stream or river, or substantially increase the rate or
amount of surface runoff in a manner which would result
x
x
x
R:\D P\2004\04-0476 Pauba Road Offices\lnitial Study.doc
10
in floodino on- or off-site?
e. Create or contribute runoff water which would exceed the X
capaCity of existing or planned storm water drainage
systems or provide substantial additional sources of
polluted runoff?
f. Otherwise substantially deQrade water quality? X
g. Place housing within a 1 OO-year flood hazard area as X
mapped on a federal Flood Hazard Boundary or Flood
Insurance Rate Map or other flood hazard delineation
map?
h. Place within a 1 OO-year flood hazard area structures X
which would impede or redirect flood flows?
i. Expose people or structures to a significant risk of loss, X
injury or death involving flooding, including flooding as a
result of the failure of a levee or dam? .
j. Inundation bv seiche, tsunami, or mudflow? X
Comments:
8. a.: No Impact: The project will not violate any water quality standards or waste discharge requirements.
The Rancho California Water District (RCWD) overlies two major aquifers, the Temecula and the Pauba, which
have been subject to water supply planning since 1980. RCWD will service the proposed project.
Development will be required to 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 has been filed or the project is shown to be exempt. By complying with the NPDES
requirements, any potential impacts can be mitigated to a level less than significant. No impacts are
enticiPated as a result of this project.
8. b,f.: No Impact: The project will not substantially deplete groundwater supplies or interfere substantially
with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local
groundwater table level. To avoid groundwater depletion, a conjunctive use program has been negotiated
among RCWD and other local water districts to recharge the Murrieta-Temecula groundwater basin and other
ground water basins serving the City. A conjunctive program was developed to manage the basin, which
refers to the planned use of groundwater in conjunction with service and/or imported water to optimize total
water resources and improve water supply reliability. The project will not have an affect on the quantity and
quality of ground waters, either through direct additions or withdrawals or through interception of an aquifer by
cuts or excavations or through substantial loss of groundwater recharge capability. Further, construction on
the site will not be at depths sufficient to have a significant impact on ground waters or aquifer volume. No
impacts are anticipated as a result of this project.
8. c-d.: Less Than Significant Impact: The proposed project will not substantially alter the existing drainage
pattern of the site or area, including through the alteration of the course of a stream or river, in a manner that
would result in substantial erosion or siltation and/or flooding on-site or off-site. Some changes to absorption
rates, drainage patterns and the rate and amount of surface runoff is expected whenever development occurs
on previously permeable ground. Previously permeable ground will be rendered impervious by construction of
buildings, accompanying hardscape and driveways. While absorption rates and surface runoff will change,
potential impacts shall be mitigated through site design. Drainage conveyances will be required for the project
to safely and adequately handle runoff that is created. No significant impacts are anticipated as a result of this
project.
.. e.: No Impact: The project will not create or contribute runoff water that would exceed the capaCity of
xisting or planned storm water drainage systems or provide substantial additional sources of polluted runoff.
To ensure that adequate flood control capaCity is available to support new development, all proposed projects
within the Planning Area are reviewed by the Riverside County Flood Control District prior to the approval by
R:IP P\2004104.0476 Pauba Road Officesllnitial Study.doc
11
the City of Temecula. The project will be conditioned and designed to accommodate the drainage created as a
result of the subject site. In addition, the project will be conditioned and designed so that the drainage will not
impact surrounding properties. Less tha~ significant impacts are anticipatedas a result of this project. .
8. g - h: No Impact: The proposed project Will not place development Within a 1 OO-year flood hazard area as
mapped on figure 7-3 in the Public Safety Element of the General Plan. No impact is anticipated as a result of
the proposed project.
8. i.: No Impact: The proposed project would not expose people or structures to a significant risk of loss,
injury or death involving flooding, including flooding as a result of the failure of a levee or dam. According to
Figure 7-4 in the Public Safety Element of the General Plan, the project is not located with an area that is
subject to dam inundation. No impact is anticipated as a result of the proposed project.
8. j.: No Impact: The proposed project is not located near a coast line which would be subject to inundation
by seiche, tsunami, or mudflow. No impact is anticipated as a result of the proposed project.
9. LAND USE AND PLANNING. Would the project:
'<f:'O!~Qt!~I[y;~:
f ~;Sigliificant ",c;
. .~. ~',..:lm"acf:
"Rote~tiaUY,': _c"'
Signific:cml',Unless:.,
~ Mitigation'- -
IncO orated \,
. "",,',
'LesscThan >
. -Significant
Im'acE
:No "
1m 'ael
X
X
a.
b.
Issues anClSiJ ortinlnformationSources
Ph sicall divide an established communit ?
Conflict with any applicable land use plan, policy, or
regulation of an agency with jurisdiction over the project
(including, but not limited to the general plan, specific
plan, local coastal program, or zoning ordinance) adopted
for the purpose of avoiding or mitigating an environmental
effect?
Conflict with any applicable habitat conservation plan or
natural community conservation plan?
X
c.
Comments:
9. a.-c: No Impact The project will not disrupt or divide the physical arrangement of an established
community. The project will not conflict with the applicable General Plan designation, environmental plans or
policies adopted by agencies with jurisdiction over the project. The project is consistent with the City's General
Plan and zoning land use designation of Neighborhood Commercial (NC). Impacts from all General Plan land
use designations were analyzed in the Environmental Impact Report (EIR) for the General Plan. Agencies with
jurisdiction within the City commented on the scope of the analysis contained in the EIR and how the land uses
would impact their particular agency. Mitigation measures approved with the EIR have been applied to this
project where necessary. Furthermore, all agencies with jurisdiction over the project are being given the
opportunity to comment on the project, and it is anticipated that they will make the appropriate comments as to
how the project relates to their specific environmental plans or policies. The project site is a part of the
Western Riverside County Multiple Species Habitat Conservation Plan (MSHCP), which was adopted by City
Council on January 13, 2004, and became effective March 12, 2004. Staff reviewed the project under the
MSHCP regulations and found that no impacts are anticipated as a result of this project.
10. MINERAL RESOURCES. Would the project:
Issues'and Su ortiil' :lnformation'Sources,,'~
a. Result in the loss of availabilit of a known mineral
R:ID P\2004104-0476 pauba Road Offlcesllni!ial Study.doc
f>9(enti,:ilJy
;Sig~ifjcai1t'
v .,;;;,:dm act";
Pote~tially
'SigniJ!cant U,nl~ss
Mitigation
,-:lnco orated
'No
~Im act
X
12
resource that would be of value to the region and the
residents of the state?
Result in the loss of availability of a locally-important
mineral resource recovery site delineated on a local
eneral lan, s ecific Ian or other land use Ian?
x
Comments:
10. a.-b.: No Impact: Public resources Code 2763 requires that the City land use decision affecting areas
with minerals of regional or statewide significance be consistent with mineral resources within the Study Area
identified by the State Department of Mines and Geology as being of regional or statewide significance be
consistent with mineral resource management policies in the General Plan. There are no mineral resources
within the Study Area identified by the State Department of Mines and Geology as being of regional or
statewide significance. No impact is anticipated as a result of the proposed project.
11. NOISE. Would the project result in:
f.
lssuesaridSu 6riin -:informati6nSources, .
Exposure of persons to or generation of noise levels in
excess of standards established in the local general plan
or noise ordinance, or applicable standards of other
a encies?
Exposure of persons to or generation of excessive
roundborne vibration or roundborne noise levels?
A substantial permanent increase in ambient noise levels
in the project vicinity above levels existing without the
ro'ect?
A substantial temporary or periodic increase in ambient
noise levels in the project vicinity above levels existing
without the ro' ect?
For a project located within an airport land use plan or,
where such a plan has not been adopted, within two
miles of a public airport or public use airport, would the
project expose people residing or working in the project
area to excessive noise levels?
For a project within the vicinity of a private airstrip, would
the project expose people residing or working in the
ro'ect area to excessive noise levels?
"< W6\~~tia!ht_
::_ _?i~njIic_ant
<<::<dm'act':";"
Po.tfmtially;
S"ignificantUnless'
~ ,,'y1it.iQ'fition - ",
<.0dncor orated'.
. .
:: -'LessiThan
Significant
:',,:'Im-act
X
, No
..Im act
a.
b.
X
X
d.
X
e.
X
X
Comments:
11, a.-d..: Less Than Significant Impact: The site is currently vacant and development of the land will result
in increases to noise levels during construction phases as well as increases to noise in the area over the long-
term. However, noise levels will be required to be within established noise level standards, According to
Figure 5.10-3 labeled "2025 Noise Contours" in the Noise Element of the General Plan, Pauba Road has an
anticipated build out roadway noise contour of 60 CNEL. The future noise contours have been estimated
based on information about existing and projected transportation activity. The future noise contour is
.consistent with Table 5.10-4 labeled "Noise/Land Use Compatibility Matrix" in the Noise Element of the
General Plan. This matrix states that land uses such as office buildings, business commercial, and
professional offices can have a normally acceptable noise condition of up to 65 CNEL. No activities are
anticipated within the proposed project that would expose persons to or generation of excessive groundborne
R:ID P\2004104-0476 Pauba Road Officesllni!ial Study,doc
13
vibration or groundborne noise levels. The project will create some noise levels over that currently emanating
from the vacant land. However, those noises are not anticipated to create a substantial permanent increase in
ambient noise levels in the project vicinity above levels existing without the project. The project may result i.
temporary or periodic increases in ambient noise levels during construction. Construction machinery i
capable of producing noise in the range of 100+ DBA at 100 feet, which is considered annoying. However,
noise from construction of the project will comply with City ordinances regulating the hours of activity to
Monday through Friday from 6:30 a.m. to 6:30 p.m. and Saturday from 7:00 a.m. to 6:30 p.m. in industrial
areas. Less than significant impacts are anticipated.
11.e-f: No Impact: This project is not within two miles of a public airport or public or private use airport.
According to Figure 5.10-4 of the French Valley Airport Future Noise Contours in the Noise Element of the
General Plan, the project is not located in the noise impact area for the French Valley Airport. In addition, the
project is not located in the French Valley Airport Land Use Compatibility Zone according to Figure 5.9-3 in the
Land Use and Planning Element of the General Plan. Therefore, people working in the project area will not be
exposed to excessive noise levels generated by an airport and no impacts will result from this project.
12. POPULATION AND HOUSING. Would the project:
a.
b.
c.
Potentially
Signi1icafrt.Uhless
Mitigation
Inca orated"
}:, :-~_~6~ent(~ny
Signifki;t'nt -
"Am act
,LessThilJlc;
Significant':
1m acL;
X
No
. 1m act
Issues "and Su6rtin ,Infdmlalion So'urces-.
Induce substantial population growth in an area, either
directly (for example, by proposing new homes and
businesses) or indirectly (for example, through extension
of roads or other infrastructure?
Displace substantial numbers of existing housing,
necessitating the construction of replacement housing
elsewhere?
Displace substantial numbers of people, necessitating the
construction of re lacement housin elsewhere?
X
X
Comments:
12. a.: Less than Significant Impact: The project is consistent with the General Plan Land Use and zoning
designations of Neighborhood Commercial (NC) . The proposed project will not produce residential units, but
may indirectly increase growth due to future employees of the buildings. However, the proiect will not induce
substantial growth beyond what is projected in the City's General Plan. Less than significant impacts are
anticipated as a result of this project.
12. b-c.: No Impact: The project will not displace substantial numbers of people or existing housing, as the
site is currently vacant. Therefore, the project will not necessitate the construction of replacement housing due
to displacement of housing or people. No impacts are anticipated as a result of this project.
13. PUBLIC SERVICES.
Issues'and Su' ortin' 'lnformation'Sources
Would the project result in substantial adverse physical
impacts associated with the provision of new or physically
altered governmental facilities, need for new or physically
altered governmental facilities, the construction of which
.could cause si nificant environmental im acts, in order to
R:\D P\2004\04-0476 Pauba Road Offices\lnitial Study.doc
Potentially
Sigriificant
Jill 'act'
. Poteiitially
Significant Unless
Mitigation
lncor orated
No
'1m act
Less Than
Significant
.Im act
X
a.
14
maintain acceptable service ratios, response times or
other performance objectives for any of the public
services:
Fire rotection?
Police rotection?
Schools?
Parks?
Other ublic facilities?
x
X
x
x
X
Comments:
13. a, b, d, e.: Less Than Significant Impact: The project will have a less than significant impact upon, or
result in a need for new or altered fire, police, recreation or other public facilities. The development of the site
will incrementally increase the need for these services. However, the project will contribute its fair share
through the City's Development Impact Fees to the maintenance or provision of services from these entities.
Less than significant impacts are anticipated.
13. c.: No Impact: The project itself is not creating residential use and therefore will have no impact upon, or
result in a need for new or altered school facilities. Development of the parcels within the project will not cause
significant numbers of people to relocate within or to the City. The cumulative effect from the project will be
mitigated through the payment of applicable School Fees at the time the parcels are developed. No impacts
are anticipated as a result of this project.
14. RECREATION.
a.
b.
X
:':;;FP9!~'Htia!IYi:;;
:: Signifi9ant ~Ullltis~ :"
Mitigatio'n'
"nco' 'orated,'.
Issues'andSu ortln ;nfo~~~tjon s~Lrr~es
Would the project increase the use of existing
neighborhood and regional parks or other recreational
facilities such that substantial physical deterioration of the
facilit would occur or be accelerated?
Does the project include recreational facilities or require
the construction or expansion of recreational facilities
which might have an adverse physical effect on the
environment?
X
Comments:
14. a-b.: No Impact: The project will have no impact on the demand for neighborhood or regional parks or
other recreational facilities, or affect existing recreational opportunities. The project proposes a commercial
use and is not adding additional residential units. No impacts are anticipated as a result of this project.
15. TRANSPORTATIONrrRAFFIC. Would the project:
PCi,tentiauy":>"
Signlfic',lnt Unless <
_Mi~igatj6n'
._ lncor orated -
-,;
:>_~~s;s':tH~ri~--
e Significant :; No . -
. ; 1m' 'aeL. _; ::Im act- "
X
. .
. .
-Issues ~hd Su artin infb~atjon's6u;ces', .
Cause an increase in traffic which is substantial in
relation to the existing traffic load and capaCity of the
street system (i.e., result in a substantial increase in
either the number of vehicle tri s, the volume to ca aCit
.".- . ,f-"
:;-,-;~P6tkhti~IIY-' "
SiQni~ca_nt ,,'
3hH acf:':
R:\D P\2004\04-0476 Pauba Road Offices\lnitial Study.doc
15
b.
x
x
x
x
c.
x
d.
x
e.
f.
g.
Comments:
15. a.-b: Less Than Significant: The City traffic engineer has reviewed this project and has found there are
less than significant impacts to require a traffic study. There will be an increase in vehicle trips on adjacent
streets once the proposed project is developed. Based on ITE generation rates for the proposed project the
24-hour two-way volume associated with the office portion of the project will result in 99 Average Daily Trips,
with 12 trips entering during the AM peak and 11 trips exiting during the PM peak. Based on the proposed
retail use with approximately 9,000 square feet of space, the trips will be higher. The proposed projected 24-
hour two-way volume associated with the retail portion of the project will result in 399 Average Daily Trips, with
o trips entering in the AM peak and 14 trips exiting during the PM peak. The City's Traffic Engineer has
indicated that the project would have a less than significant impact to the existing road system because tha
existing roadways have been developed consistent with the City's General Plan in anticipation of the area'.
proposed industrial development. Due to the project's consistency with the General Plan, no further traffic
studies were required for this project. The project will be required to contribute to the Traffic Signal and Street
Improvement components of the Development Impact Fees prior to the issuance of any building permits. No
significant impacts are anticipated.
15. c.: No Impact: Development of this property will not result in a change in air traffic patterns, including
either an increase in traffic levels or a change in location that results in substantial safety risks. This site is not
within the French Valley Airport influence area. Therefore, less than impacts are anticipated as a result of the
project.
15. d.: No Impact: The project will not result in hazards to safety from design features. The project is
designed to current City standards and does not propose any hazards. No impacts are anticipated as a result
of this project.
15. e.: No Impact: The project will not result in inadequate emergency access or inadequate access to
nearby uses. The project is designed to current City standards and has adequate emergency access and will
not interfere with access to nearby uses. No impacts are anticipated as a result of this project.
15. f.: No Impact: The proposed project will meet commercial use parking requirements per Chapter 17.24 of
the City of Temecula Development Code. No impacts are anticipated as a result of this project.
15. g.: No Impact: The project will be required to be designed consistent with adopted policies, plans, or
programs supporting alternative transportation. Therefore, no impacts will result from this project.
.
R:\D P\2004\04-0476 Pauba Road Offices\lnitial Study.doc
16
16. UTILITIES AND SERVICE SYSTEMS. Would the project:
a.
b.
c.
d.
e.
I.
''': ',.:'::)
.1ssuesandSu ortin Inforrri'ation'SOUfOOS
Exceed wastewater treatment requirements of the
a licable Re ional Water Qualit Control Board?
Require or result in the construction of new water or
wastewater treatment facilities or expansion of existing
facilities, the construction of which could cause significant
environmental effects?
Require or result in the construction of new storm water
drainage facilities or expansion of existing facilities, the
construction of which could cause significant
environmental effects?
Have sufficient water supplies available to serve the
project from existing entitlements and resources, or are
new or ex anded entitlements needed?
Result in a determination by the wastewater treatment
provider which serves or may serve the project that it has
adequate capaCity to serve the project's projected
demand in addition to the provider's existing
commitments?
Be served by a landfill with sufficient permitted capaCity
to accommodate the project's solid waste disposal
needs?
Comply with federal, state, and local statutes and
re ulations related to solid waste?
,^ f.';'Poten~!all/;:!.
<Pote'rit\aily":) :"$ignificAn~Unles's;: >Le~SEThan:,'
}Significanf''' <'-;_tv1it,igati~n"; ~::'Signjficfint "No
,'Im'act' -Inco orated " --. "liTi' act 'IIn ad
X
X
X
X
X
X
X
Comments:
16. a. b. e.: Less Than Significant Impact: The project will not exceed wastewater treatment requirements,
require the construction of new treatment facilities, nor affect the capacity of treatment providers. The project
will have an incremental effect upon existing systems. Since the project is consistent with the City's General
Plan, less than significant impacts are anticipated as a result of this project.
16. c.: Less Than Significant Impact: The project will require or result in the construction of new storm water
drainage facilities onsite. The Riverside County Flood Control and Water Conservation District (RCFCWCD)
are addressing the flood control within Temecula through an improvement project in process through a contract
with the U.S. Army Corp of Engineers (ACOE). To ensure that adequate flood control capacity is available to
support new development, all proposed development projects are required to provide on-site drainage
connecting to the City's drainage system and to pay the area drainage fee of $2,291 per acre of development.
Drainage fee revenues from the Murrieta Creek Area Drainage Plan are used to support capacity expansion
within the local storm drain system. In addition, all proposed development projects are reviewed by the
RCFCWCD. Less than significant impacts are anticipated as a result of this project.
16. d.: Less Than Significant Impact: The project will not significantly impact existing water supplies nor
require expanded water entitlements. While the project will have an incremental impact upon existing systems,
the Final Environmental Impact Report (FEIR) for the City's General Plan states: "both EMWD and RCWD
~ave indicated an ability to supply as much water as is required in their services areas (p. 39)." The FEIR
_rther states: "implementation of the proposed General Plan would not significantly impact wastewater
services (p. 40)." Since the project is consistent with the City's General Plan, less than significant impacts are
anticipated as a result of this project. In addition, the project will be conditioned to use recycled water for
RID P\2004104-0476 Pauba Road Officesllnitial Study.doc
17
landscape irrigation. There will also be a condition of approval for the owner of the property to include a
Reciprocal Easement and Maintenance Agreement for on-site water facilities if the project becomes a
commercial condominium with individual building owners. In addition to this condition of approval, the RCWa
would require individual water meters for each condominium unit. .
16. f. g.: Less Than Significant Impact: The project will not result in a need for new landfill capacity. Any
potential impacts from solid waste created by this development can be mitigated through participation in
Source Reduction and Recycling Programs, which are implemented by the City. Less than significant impacts
are anticipated as a result of this project.
17. MANDATORY FINDINGS OF SIGNIFICANCE. Would the project:
a.
b.
c.
;;Pot€lntiaUy":,'
. Significant tJ,hl~s,s
~,^. '"Mitigation_~ ,;'
", "Inca - orated
~ :_~)::~~~\Tha~<,:i
",,,Sign,ire-ant:;:: '. ':No';.---,'
,1m act..,',:,' ilrl1 act-
X
Issues alldSu ortin -Information Sources
Does the project have the potential to degrade the quality
of the environment, substantially reduce the habitat of a
fish or wildlife species, cause a fish or wildlife population
to drop below self-sustaining levels, threaten to eliminate
a plant or animal community, reduce the number or
restrict the range of a rare or endangered plant or animal
or eliminate important examples of the major periods of
California histor or rehisto ?
Does the project have irnpacts that are individually
limited, but cumulatively considerable? ("Cumulatively
considerable" means that the incremental effects of a
project are considerable when viewed in connection with
the effects of past projects, the effects of other current
roo ects, and the effects of robable future roo ects ?
Does the project have environmental effects which will
cause substantial adverse effects on human beings,
either directl or indirectl ?
,:rF6Ienti~n(, ,':;
-~'oSigrjificfint- i
,:Im act -, ,oj
X
X
Comments:
17. a.: Less than significant Impact: No significant impacts are anticipated as a result of this project. The
2.5 acre property is characterized by rolling hills with a low, relatively flat valley that traverses the site from
north to south. The site is characterized by upland areas that have been graded or disced during the
construction of the adjacent commercial development, and a relatively wide-shallow water course traveling the
western edge of the parcels of the site from north to south. This channel supports riparian vegetation in the
eastern quarter of the channel. Wetlands occur along the ordinary flow line of the channel. The soils exhibited
long duration of saturation during the growing season. In some areas towards the east of the property, the
soils were still saturated in July of 2004. The channel topography is conductive to a riverine hydrological
regime. This channel vegetation is dominated by riparian tree species such as willow and cottonwood. The
channel transitions to the north into a more herbaceaous dominated channel with species such as cattails, salt
grass, bermuda grass, and rhumex crisp is. The channel falls under the jurisdiction of the U.S. Army Corps of
Engineers under Section 404 of the Clean Water Act; the CDFG under Section 1600 of the Fish and Game
Code; and the State Regional Water Quality Control Board under 401 of the Clean Water Act, as well as a
Water of the State under Porter-Calogne Act. The proposed project avoids the channel. Therefore, permits
from the above referenced agencies are not warranted. Should the project design change, then the need for
permits would need to be re-evaluated. In addition, there will be a2:1 slope from the top of the building pa_
to the bottom of the slope where riparian habitat occurs. The bottom slope will be set back from the limits
the riparian vegetation by 10 to 60 feet. Tom Dodson & Associates prepared a general biological surve
labeled, "General Biological Survey, Burrowing Owl Habitat Assessment, Jurisdictional Delineation for APN #
R:ID P\2004104-0476 Pauba Road OHicesllnilial Study.doc
18
945-110-002 and # 945-110-003 City of T emecula, Southwestern Riverside County" dated July 2004. The
result of the biological survey is that the majority of the site is disturbed. The disturbed areas are located on
.e northern portion of the property is characterized by upland non-native weedy species such as tumble
eeds and brome grasses. Therefore, the project will not have the potential to degrade the quality of the
environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to
drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or
restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods
of California history or prehistory.
17. b.: Less Than Significant Impact: The individual effects from the project are less than significant. The
project will not have a cumulative effect on the environment since the project site is a commercial area in an
urban area, surrounded by development. All cumulative effects for the various land uses of the subject site as
well as the surrounding developments were analyzed in the General Plan Environmental Impact Report. With
the mitigation measures in place, the project will be consistent with the General Plan and Development Code,
the cumulative impacts related to the future development will not have a significant impact.
17. c.: Less Than Significant Impact: The project will not have environmental effects that would cause
substantial adverse effects on human beings, directly or indirectly. The commercial project will be designed
and developed consistent with Development Code, and the General Plan.
18. EARLIER ANALYSES. Earlier analyses may be used where, pursuant to the tiering program ErR,
or other CEQA process, one or more effects have been adequately analyzed in an earlier EIR or
negative declaration. Section 15063(c)(3)(D). In this case a discussion should identify the following
on attached sheets.
Earlier anal ses used. Identif earlier anal ses and state where the are available for review.
Impacts adequately addressed. Identify which affects from the above checklist were within the scope
of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state
whether such effects were addressed b miti ation measures based on the earlier anal sis.
c. Mitigation measures. For effects that are "Less than Significant with Mitigation Incorporated,"
describe the mitigation measures which were incorporated or refined from the earlier document and
the extent to which the address site-s ecific conditions for the ro'ect.
Comments:
18.a. The City's General Plan, Final Environment Impact Report, Draft Comprehensive General Plan, and
Draft EIR were used as a referenced source in preparing this Initial Study. These documents are available for
review at the City of Temecula Planning Department located at 43200 Business Park Drive. Previously
prepared historical/archaeological studies were used as a referenced source in preparing this Initial Study.
These documents are on file with the Eastern Information Center at University of California, Riverside.
18.b. Not applicable.
18. c. This Initial Study did not identify any "Less than Significant with Mitigation Incorporated", therefore there
are no mitigation measures for this project.
.
R:\D P\2004\04-0476 Pauba Road Officesllnijial Study.doc
19
SOURCES
1.
City of Temecula General Plan.
.
2.
City of Temecula General Plan Final Environmental Impact Report.
3. Historical/Archaeological Resources Review prepared by CRM Tech, dated January 6, 2005.
4. MSHCP Consistency Findings prepared by Tom Dodson & Associates, dated February 1,2005
5. Line of Sight exhibits prepared by HLC Engineering, dated February 1, 2005
6. General Biological Survey, Burrowing Owl Assessment, and Jurisdiction Delineation prepared by Tom
Dodson & Associates, dated July 2004
.
.
R:\D P\2004\04-0476 Pauba Road Oftices\lnitial Study.doc
20
.
ITEM #4
.
.
.
.
.
Date of Meeting:
Prepared by:
STAFF REPORT - PLANNING
CITY OF TEMECULA
PLANNING COMMISSION
March 30, 2005
Matthew D. Peters, AICP
Title: Associate Planner
Application Type:
Development Plan
File Number PA03-0728
Project Description:
Recommendation:
(Check One)
CEQA:
(Check One)
A Development Plan to construct seventeen (17) office buildings
totaling 54,093 square feet on a 4.71 acre vacant site in the Light
Industrial (L1) zone, located on the west side of Business Park
Drive between Rancho Way and Rancho California Road (APN
921-020-068).
[8J Approve with Conditions
o Deny
o Continue for Redesign
o Continue to:
o Recommend Approval with Conditions
o Recommend Denial
[8J Categorically Exempt
(Class) 15332
o Negative Declaration
o Mitigated Negative Declaration with Monitoring Plan
DEIR
R:\D P\2003\03-0728 BPD LLC\Nov 12 Resubmit\PC STAFFREPORT.doc
I
PROJECT DATA SUMMARY
.
Applicant:
Lot 11 BPD LLC
Completion Date:
December 23, 2003
Mandatory Action Deadline Date:
March 30, 2005
General Plan Designation:
Business Park (BP)
Zoning Designation:
Light Industrial (L1)
Site/Surrounding Land Use:
Site:
Vacant land totaling 205,544 square feet (4.71 acres)
North:
South:
East:
West:
Vacant land
Existing industrial buildings
Existing industrial buildings
Existing industrial buildings
Lot Area:
205, 544 square feet or 4.71 acres
Building Summary:
17 office buildings totaling 54,093 square feet
.
Building Height: 22 feet maximum (one story)
Total Floor Area/Ratio 26.31%
Landscape Area/Coverage 82,261 square feet (40%)
Parking Required/Provided 181 spaces required /213 spaces provided
BACKGROUND SUMMARY
~ 1. Staff has worked with the applicant to ensure that all concems have been addressed,
and the applicant concurs with the recommended Conditions of Approval.
The Development Plan application for this project was submitted on December 23, 2003. The
original application proposed a multi-use industrial complex consisting of four detached concrete
tilt-up buildings. A DRC meeting was held on January 29, 2004. As a result of that meeting, the
applicant changed direction and proposed multiple office buildings in the Light Industrial (L1)
zone.
A second DRC meeting was held July 15, 2004 to discuss the revised project. The meeting
focused on the need to vary the building architecture of the office buildings, and meeting the
Performance Standards outlined in the Development Code relative to plazas, courtyards, lunch
areas for employees, outdoor seating and garden areas. .
R:\D P\2003\03~0728 BPD LLC\Nov 12 Resubmit\PC STAFF REPORT.doc
2
.
.
.
Over the next several months, multiple revisions of the Site Plan, Grading Plan, and Landscape
Plan were necessary to obtain the information required by the City to allow all departments to
issue Conditions of Approval, and to achieve consistency between all three of the plans relative
to drainage, cross sections, retaining walls, and pedestrian connections.
PROJECT DESCRIPTION
Planning Application No. PA03-0728 is a Development Plan to design and construct seventeen
(17) office buildings totaling 54,093 square feet square on 4:71 acres in the Light Industrial (L1)
zone, located on the west side of Business Park Drive between Rancho Way and Rancho
California Road.
The 17 office buildings consist of 13 single tenant, and 4 duplex tenant buildings. The buildings
range in size from 2,138 square feet to 4,057 square feet, and are surrounded by common areas
featuring outdoor seating/lunch areas and a water feature. The outdoor seating/lunch areas will
be shaded by a trellis supported by posts covered with stone veneer that match the buildings.
Each area will include concrete benches in tan earth tones. The water feature is conceptual, but
will be approximately 16-feet wide and contain a fountain with cascading pools surrounded by a
low seating wall. Final design of the water feature has been conditioned for review and approval
by the Director of Planning (COA #22).
The proposed buildings will contain smooth stucco painted a matte finish, and entrance columns
covered with a stone veneer. Each building will incorporate a similar style and building
materials, but a neutral color scheme will be slightly varied throughout the development to
provide architectural interest. Buildings A, B, G, H, E, and F will be painted according to color
scheme 1 where Balsam Bark serves as the main field color. Buildings D, 0, and P will be in
color scheme 2 with Tony Taupe as the main field color. Buildings L, M, and N will be in color
scheme 3 with Meadowlark as the main field color. The main entries have been accentuated
with stone columns, and the buildings provide both parapet height variations and building
articulations as required by the City's Design Guidelines.
Vehicle access to the proposed site will be provided by two entries from Business Park Drive.
The parking lot drive aisles will provide a clear path of travel around the buildings for adequate
on-site circulation. Landscaping will be provided around the site ranging from 5 feet to 20 feet
wide.
ANALYSIS
Site Plan
The project conforms to all the development regulations of the Light Industrial (L1) zoning district.
The building setbacks meet the minimum requirements of the Development Code and the 26.3
percent Floor Area Ratio is below the target ratio of 40 percent for this zoning district. The
proposed 26 percent lot coverage is also below the maximum permitted lot coverage of 40%.
The building placement and circulation pattern for this site were directly influenced by a 55-foot
drainage easement on the north side of the property and a fault line setback on the east side of
the property along Business Park Drive. Both the easement and fault line setback limited
building placement to the middle and back of the site, which further resulted in a modified loop
drive that provides an efficient and adequate circulation for emergency and other vehicles.
R:\D 1'\2003\03.0728 BPD LLCINov 12 ResubmitIPC STAFF REPORTduc
3
In addition to the onsite vehicle circulation, the project also encompasses a pedestrian .
circulation system consisting of meandering sidewalks and seven outdoor seating/lunch areas
for employees. The seating areas are strategically located throughout the site for easy access
and use by employees. In the center of the project is a water feature with seating walls to
provide visual interest and a distinctive character to the site.
Architecture
The proposed buildings are consistent with the Development Code and Design Guidelines and
are compatible with other adjacent buildings within the business park. The proposed
architecture includes smooth stucco finish with stone veneers. The colors for the buildings
include natural grey, tan, brown, and ivory shades. The three color schemes are varied
throughout the site to present each building with an individual style while maintaining a similar
color palette throughout the entire development. The buildings include varied roof heights,
breaks in the wall planes and an adequate number of glass windows, that when combined with
landscaping, break up building mass from street view. The strategic placement of duplex
buildings provides further variety and architectural interest throughout the site. In addition, the
site features varied building setbacks along Business Park Drive, numerous common areas
consisting of a columned trellis and a central water feature, which provides an additional
common area and adds architectural interest from the street.
Landscapinq
The landscape plan conforms to the landscape requirements of the Development Code and
Design Guidelines. The project proposes to landscape 82,261 square feet or 40 percent of the
site, which exceeds the minimum requirement of 20 percent in the LI (Light Industrial) zone. The .
site includes multiple freestanding buildings that are clustered around a central courtyard that
contains a water feature, and several smaller outdoor seating areas. In addition, the site
includes extensive landscaping and pedestrian amenities that complement the architectural
design of the buildings. Purple Leaf Plum and Fern Pine trees will accentuate the entryways,
and Queen Palms will be located in front of most buildings and seating areas.
Access and Circulation
The Public Works Department has analyzed the projected traffic impact of the project and has
determined that the impacts are consistent with the traffic volumes projected for the site by the
City of Temecula General Plan EIR. The Fire Department also reviewed the plan and
determined that there is proper access and circulation to provide emergency services to the site.
ENVIRONMENTAL DETERMINATION
I:8J 1. Pursuant to the findings of the County Geologist, and in accordance with the California
Environmental Quality Act, the proposed Project has been deemed to be categorically
exempt from further environmental review per Section 15332, In-Fill Development
Projects. The project is consistent with the General Plan and Development Code; the
site is located on a parcel less than five acres in size within the City limits; no habitat
occurs on the site for endangered, rare or threatened species; approval of the project
would not result in any significant effects relating to traffic, noise, air quality, or water
quality; and the site can be adequately served by all required utilities and public .
services.
R:\D P\2003\03-0728 BPD LLC\Nov 12 Resubmit\PC STAFF REPORT.doc
4
.
.
.
The eastern portion of this site contains an Alquist Priolo Fault Zone. These zones prohibit the
location of structures for human occupancy within 50 feet of an active fault. However, the 50-
foot setback requirement can be exempted upon a demonstration, through proper geologic
investigation, that the zone is underlain by a fault that is inactive. This project proposes a 25-
foot setback from the fault line. All of the required trenching and investigations were completed,
and the County geologist has provided written confirmation to the City of Temecula approving
the 25-foot setback and confirming that County Geologic Report No. 1375 satisfies the
requirement for a fault rupture hazard report in accordance with the Alquist Priolo Earthquake
Fault Zoning Act.
CONCLUSION/RECOMMENDATION
Staff has determined that the proposed project, as conditioned, is consistent with the City's
General Plan, Development Code, and Design Guidelines. Therefore, staff recommends
approval of the Development Plan with the attached conditions of approval.
FINDINGS
Development Plan (17.05.010F)
1.
The proposed use is in conformance with the General Plan for Ternecula and with all
applicable requirements of state law and other ordinances of the City.
The proposal is consistent with the land use designation and policies reflected for
Business Park (BP) development in the City of Temecula General Plan. The General
Plan has listed the proposed uses, including the light manufacturing, warehouse, and
office, as typical uses in the Business Park designation. The proposed project is
consistent with the use regulations outlined in the Development Code for the Light
Industrial zoning district. The proposed project has been conditioned by the Building
Department and Fire Prevention Bureau to comply with all applicable Building and Fire
Codes.
2.
The overall development of the land is designed for the protection of the public health,
safety, and general welfare.
The proposed project is consistent with the development standards outlined in the City of
Temecula Development Code. The proposed architecture and site layout for the project
has been reviewed utilizing the Additional Performance Standards for Office Buildings in
the Light Industrial Zones of the Development Code and the City-Wide Design
Guidelines. The proposed project has met the performance standards in regards to
circulation, architectural design and site plan design.
ATTACHMENTS
1. Plan Reductions - Blue Page 6
2. Vicinity Map - Blue Page 7
3.
PC Resolution No. 2005-_ - Blue Page 8
Exhibit A - Conditions of Approval
R:\D P\2003\03-0728 BPD LLC\Nov 12 Resubmit\PC STAFF REPORTdoc
5
.
.
.
ATTACHMENT NO.1
PLAN REDUCTIONS
R:\D P\2003\03-0728 BPD LLC\Nov 12 Resubmit\PC STAFF REPORT.doc
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ATTACHMENT NO.2
VICINITY MAP
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ATTACHMENT NO.3
PC RESOLUTION NO. 2005-_
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PC RESOLUTION NO. 2005-
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF TEMECULA APPROVING PLANNING APPLICATION NO.
PA03-0728, A DEVELOPMENT PLAN TO CONSTRUCT
SEVENTEEN (17) OFFICE BUILDINGS TOTALING 54,093
SQUARE FEET ON A 4.71 ACRE VACANT SITE IN THE LIGHT
INDUSTRIAL (LI) ZONE, LOCATED ON THE WEST SIDE OF
BUSINESS PARK DRIVE BETWEEN RANCHO WAY AND
RANCHO CALIFORNIA ROAD (APN 921-020-068).
WHEREAS, Scott Barone filed Planning Application No. PA03-0728 (Development Plan
Application), in a manner in accordance 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 a regular meeting, considered the Application on
March 30, 2005, 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 in opposition to this
matter;
WHEREAS, at the conclusion of the Planning Commission hearing and after due
consideration of the testimony, the Planning Commission approved Planning Application PA03-
0728;
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 approving the Application hereby
makes the following findings as required by Section 17.05.01 OF of the Temecula Municipal Code:
A. The proposed use is in conformance with the General Plan for T emecula and with all
applicable requirements of state law and other ordinances of the City.
The proposal is consisfent with the land use designation and policies reflected for Business
Park (BP) development in the City of Temecula General Plan. The General Plan has listed
the proposed uses, including the light manufacturing, warehouse, and office, as typical uses
in the Business Park designation. The proposed project is consistent with the use
regulations outlined in the Development Code for the Light Industrial zoning district. The
proposed project has been conditioned by the Building Department and Fire Prevention
Bureau to comply with all applicable Building and Fire Codes.
B. The overall development of the land is designed for the protection of the public
health, safety, and general welfare.
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The proposed project is consistent with the development standards outlined in the City of .
T emecula Development Code. The proposed architecture and site layout for the project has
been reviewed utilizing the Additional Performance Standards for Office Buildings in the
Light Industrial Zones of the Development Code and the City- Wide Design Guidelines. The
proposed project has met the performance standards in regards to circulation, architectural
design and site plan design.
Section 3. Environmental Compliance. A Notice of Exemption has been prepared
pursuant to Section 15332, Class 32, In-Fill Development Projects, of the California Environmental
Quality Act. No further environmental review is required for the proposed project.
Section 4. Conditions. That the City of Temecula Planning Commission hereby
conditionally approves the Application, a request to construct 17 office buildings totaling 54,093
square feet as set forth on Exhibit A, attached hereto, and incorporated herein by this reference
together with any and all necessary conditions that may be deemed necessary.
Section 5. PASSED, APPROVED AND ADOPTED by the City of Temecula Planning
Commission this 30th day of March 2005.
David Mathewson, Chairman
ATTEST:
Debbie Ubnoske, Secretary
.
[SEAL]
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss
CITY OF TEMECULA )
I, Debbie Ubnoske, Secretary of the Temecula Planning Commission, do hereby certify that
PC Resolution No. 2005-_ was duly and regularly adopted by the Planning Commission of the
City of Temecula at a regular meeting thereof held on the 30'h day of March 2005, by the following
vote of the Commission:
NOES:
PLANNING COMMISSIONERS:
PLANNING COMMISSIONERS:
PLANNING COMMISSIONERS:
AYES:
ABSENT:
ABSTAIN:
PLANNING COMMISSIONERS:
Debbie Ubnoske, Secretary
.
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EXHIBIT A
DRAFT CONDITIONS OF APPROVAL
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EXHIBIT A
CITY OF TEMECULA
DRAFT CONDITIONS OF APPROVAL
Planning Application No.: PA03-0728
Project Description:
A Development Plan to construct seventeen (17) office
buildings totaling 54,093 square feet on a 4.71 acre
vacant site in the Light Industrial Zone, located on the
west side of Business Park Drive between Ranch Way
and Rancho California Road (APN 921-020-068).
DIF Category:
TUMF Category:
MSHCP Category:
Business Park/Industrial
Industrial
Industrial
Assessor Parcel No.'s:
921-020-068
Approval Date:
March 30, 2005
Expiration Date:
March 30, 2007
PLANNING DEPARTMENT
Within Forty-Eight (48) Hours of the Approval of this Project
1. The applicant 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 Exemption as provided
under Public Resources Code Section 211 08(b) and California Code of Regulations Section
15062. If within said forty-eight (48) hour period the applicant has not delivered to the
Planning Department the check as required above, the approval forthe project granted shall
be void by reason of failure of condition (Fish and Game Code Section 711.4(c).
General Requirements
2.
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
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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.
3. 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.
4. The Director of Planning may, upon an application being filed within thirty days prior to
expiration, and for good cause, grant a time extension of up to three one-year extensions of
time, one year at a time.
5. 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
theirliles.
6. The permittee shall obtain City approval for any modifications or revisions to the approval of
this development plan.
7. Trash enclosures shall be provided to house all trash receptacles utilized on the site.
8. All downspouts shall be internalized.
9.
The development of the premises shall substantially conform to the approved Site Plan,
Grading Plan, Building Elevations, Floor Plans, Landscape Plan, and the Color and Material
Board contained on file with the Planning Department, or as amended by the conditions
herein.
10. The Landscaping Plan shall be amended as follows:
a. All trees shown to be removed from the slope areas shall be replaced with minimum
24" box size trees.
.
b. All retaining walls shall be shown on the landscape plans and shall be appropriately
screened with shrubs and wall vines.
c. All utilities shall be screened from public view. Landscape construction drawings
shall show and label all utilities 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. Screening of utilities
is not to look like an after-thought. Plan planting beds and design around utilities.
Locate all light poles on plans and insure that there are no conflicts with trees.
11. 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 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 or any
successors in interest.
12.
The condition of approval specified in this resolution, to the extent specific items, materials,
equipment, techniques, finishes or similar matters are specified, shall be deemed satisfied
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by staff's prior approval of the use or utilization of an item, material, equipment, finish or
technique that City staff determines to be the substantial equivalent of that required by the
condition of approval. Staff may elect to reject the request to substitute, in which case the
real party in interest may appeal, after payment of the regular cost of an appeal, the decision
to the Planning Commission for its decision.
COLOR SCHEDULE - SCHEME 1
Material
Field Color
Accent Color
Accent Color
Aluminum Mullion Color
Stone Veneer
Glazing
Finish & Color
Frazee #8224M-Balsom Bark
Frazee #8694-Wood Cut
Frazee #818IW-Maison Blanche
Reynobond Anodic Bronze
Eldorado - "Cascade Rustic Ledge W / Rubble"
VS4-40 #2, v.." Bronze
COLOR SCHEDULE - SCHEME 2
Material
Field Color
Accent Color
Accent Color
Aluminum Mullion Color
Stone Veneer
Glazing
Finish & Color
Sherwin Williams #7038-Tony Taupe
Sherwin Williams #6079-Diverse Beige
Frazee #8181W -Maison Blanche
Reynobond Anodic Bronze
Eldorado - "Cascade Rustic Ledge W / Rubble"
VS4-20 #2, W' Bronze
COLOR SCHEDULE - SCHEME 3
Material
Field Color
Accent Color
Accent Color
Aluminum Mullion Color
Stone Veneer
Glazing
Finish & Color
Frazee #8724M-Meadowlark
Frazee #8683W-Tinderbox
Frazee #818IW-Maison Blanche
Reynobond Anodic Bronze
Eldorado - "Cascade Rustic Ledge W / Rubble"
VS4-20 #2, v.." Bronze
13. The applicant shall paint a 3-foot x 3-foot section of the building for Planning Department
inspection, prior to commencing painting of the building.
14. The applicant shall submit to the Planning Department for permanent filing two 8" x 10"
glossy photographic color prints of the approved Color and Materials board and the colored
architectural elevations. All labels on the Color and Materials Board and Elevations shall be
readable on the photographic prints.
15.
Any outside wall-mounted lighting shall be hooded and directed so as not to shine directly
upon adjoining property or public rights-of-way. Details of these lights shall be submitted to
the Planning Department during plan check for review priorto installation. The installation of
wall pack style light shall not be used along the street side elevation.
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Prior to the Issuance of Grading Permits
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16. Provide the Planning Department with a copy of the underground water plans and electrical
plans for verification of proper placement of transformer(s) and double detector check prior
to final agreement with the utility companies.
17. 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.
18. The applicant shall submit a photometric plan, including the parking lot to the Planning
Department, which meets the requirements of the Development Code 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.
19.
The following shall be included in the Notes Section of the Grading Plan: "If at any time
during excavation/construction of the site, archaeological/cultural resources, or any artifacts
or other objects which reasonably appears to be evidence of cultural or archaeological
resource are discovered, the property owner shall immediately advise the City of such and
the City shall cause all further excavation or other disturbance of the affected area to
immediately cease. The Director of Planning at his/her sole discretion may require the
property to deposit a sum of money it deems reasonably necessary to allow the City to
consult and/or authorize an independent, fully qualified specialist to inspect the site at no
cost to the City, in order to assess the significance of the find. Upon determining that the
determination is not an archaeological/cultural resource, the Director of Planning shall notify
the property owner of such determination and shall authorize the resumption of work. Upon
determining that the discovery is an archaeological/cultural resource, the Director of
Planning shall notify the property owner that no further excavation or development may take
place until a mitigation plan or other corrective measures have been approved by the
Director of Planning."
.
Prior to the Issuance of Building Permits
20. A separate building permit shall be required for all signage.
21. The applicant shall submit a detailed plan for the employee areas/ common areas. This
area shall include decorative furniture and hardscape to match the style of the building
subject to the approval of the Director of Planning.
22. The applicant shall submit a detailed plan for the water feature subject to the approval of the
Director of Planning. Plans shall be substantially similar to the conceptual plan/photograph
contained on file, PA03-0728 with the Planning Department.
23. A Consistency Check fee shall be paid per the City of Temecula Fee Schedule.
24. Building plans shall indicate that all roof hatches shall be painted "International Orange."
25.
Three (3) copies of Construction Landscaping and Irrigation Plans shall be submitted to the
Planning Department for approval. These plans shall conform substantially to the approved
Conceptual Landscape Plan, 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 cover page shall identity the total square
.
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footage of the landscaped area for the site. The plans shall be accompanied by the
following items:
a. Appropriate filing fee (per the City of Temecula Fee Schedule at time of submittal).
b. One (1) copy of the approved grading plan.
c. Water usage calculations per Chapter 17.32 of the Development Code (Water
Efficient Ordinance).
d. Total cost estimate of plantings and irrigation (in accordance with the approved
plan).
e. Submit an agronomic soils report with Construction Landscape Plans.
f. 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.
26.
The construction plans shall indicate the application of painted rooftop addressing plotted on
a 9-inch grid pattern with 4S-inch tall numerals spaced 9-inches 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.
.
Prior to the Issuance of Occupancy Permits
27. Prior to the release of power, occupancy, or any use allowed by this permit, the applicant
shall be required to screen all loading areas and roof mounted mechanical equipment from
view of the adjacent residences and public right-of-ways. If upon final inspection it is
determined that any mechanical equipment, roof equipment or backs of building parapet wall
are visible from any portion of the public right-of-way adjacent to the project site, the
developer shall provide screening by constructing a sloping tile covered mansard roof
element or other screening if reviewed and approved by the Director of Planning.
28. All required landscape planting and irrigation shall have been installed consistent with the
approved construction plans and shall be in a condition acceptable to the Director of
Planning. The plants shall be healthy and free of weeds, disease, or pests. The irrigation
system shall be properly constructed and in good working order.
29. Performance securities, in amounts to be determined by the Director of Planning, to
guarantee the maintenance of the plantings, in accordance with the approved construction
landscape and irrigation plan shall be filed with the Planning Department for one year from
final certificate of occupancy. After that year, if the landscaping and irrigation system have
been maintained in a condition satisfactory to the Director of Planning, the bond shall be
released upon request by the applicant.
30.
Each parking space reserved for the handicapped shall be identified by a permanently
affixed reflectorized sign constructed of porcelain on steel, beaded text or equal, displaying
the International Symbol of Accessibility. The sign shall not be smaller than 70 square
inches in area and shall be centered at the interior end of the parking space at a minimum
height of 80 inches from the bottom of the sign to the parking space finished grade, or
centered at a minimum height of 36 inches from the parking space finished grade, ground,
.
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or sidewalk. A sign shall also be posted in a conspicuous place, at each entrance to the off- .
street parking facility, not less than 17 inches by 22 inches, clearly and conspicuously stating
the following:
"Unauthorized vehicles parked in designated accessible spaces not
displaying distinguishing placards or license plates issued for persons
with disabilities may be towed away at owner's expense. Towed vehicles
may be reclaimed by telephoning (951) 696-3000."
31. In addition to the above requirements, the surface of each parking place shall have a
surface identification sign duplicating the Symbol of Accessibility in blue paint of at least 3
square feet in size.
32. All site improvements including but not limited to parking areas and striping shall be installed
prior to occupancy or any use allowed by this permit.
33. All of the foregoing conditions shall be complied with prior to occupancy or any use allowed
by this permit.
PUBLIC WORKS DEPARTMENT
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
.
34. 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.
35. 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.
36. All 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
Temecula mylars. .
Prior to Issuance of a Grading Permit
37. 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.
38. 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.
39.
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.
.
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40.
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.
41. 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.
42.
.
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 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
stormwater 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.
43. As deemed necessary by the Director of the Department of Public Works, the Developer
shall receive written clearance from the following agencies:
a. Planning Department
b. Department of Public Works
44. 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.
45. Permanent landscape and irrigation plans shall be submitted to the Planning Department
and the Department of Public Works for review and approval.
46. 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.
.
47.
Prior to Issuance of a Building Permit
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.
Flowline grades shall be 0.5% minimum over P.C.C. and 1.00% minimum over A.C.
paving.
Driveways shall conform to the applicable City of Temecula Standard No. 207 A.
Street lights shall be installed along the public streets adjoining the site in
accordance with City Standard No. 800.
Concrete sidewalks and ramps shall be constructed along public street frontages in
accordance with City of Temecula Standard No. 400.
All street and driveway centerline intersections shall be at 90 degrees.
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.
b.
c.
d.
e.
I.
48. 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: drive approaches, street
lights, storm drain facilities, sewer and domestic water systems
b. Under grounding of proposed utility distribution lines
49. 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.
50.
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.
51. The Developer shall record a written offer to participate in, and waive all rights to object to
the formation of an Assessment District, a Community Facilities District, or a Bridge and
Major Thoroughfare Fee District for the construction of the proposed Western Bypass
Corridor in accordance with the General Plan. The form of the offer shall be subject to the
approval of the City Engineer and City Attorney.
52. 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.
Prior to Issuance of a Certificate of Occupancy
53. 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
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.
54.
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.
.
.
.
55.
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.
BUILDING AND SAFETY DEPARTMENT
56. 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.
57. 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
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.
58. 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 street-lights 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.
. 59.
60.
61.
62.
63.
64.
65.
66.
67.
.
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 commencernent of any construction
work.
Obtain street addressing for all proposed buildings prior to submittal for plan review.
All building and facilities must comply with applicable disabled access regulations. Provide
all details on plans. (California Disabled Access Regulations effective April 1, 1998)
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 load 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.
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68.
Provide precise grading plan at plan check submittal to check accessibility for persons with
disabilities.
.
69. A pre-construction meeting is required with the building inspector prior to the start of the
building construction.
70. Trash enclosures, patio covers, light standards, and any block walls if not on the approved
building plans, will require separate approvals and permits.
71. Show all building setbacks.
72. 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 T emecula 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. - 6:30p.m.
No work is permitted on Sunday or Government Holidays
COMMUNITY SERVICES DEPARTMENT
General Conditions
73.
The trash enclosures shall be large enough to accommodate a recycling bin, as well as,
regular solid waste containers.
.
74. 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.
75. All parkways including areas within the ROW, landscaping, fencing and on site lighting shall
be maintained by the property owner or maintenance association.
76. Applicant shall comply with the Public Art Ordinance.
Prior to issuance of Building Permits
77. The developer shall provide TCSD verification of arrangements made with the City's
franchise solid waste hauler for disposal of construction debris.
FIRE DEPARTMENT
The following are the Fire Department Conditions of Approval for this project. All questions
regarding the meaning of these conditions shall be referred to the Fire Prevention Bureau.
78.
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.
.
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13
.
79.
The Fire Prevention Bureau is required to set a minimum fire flow for the remodel or
construction of all commercial buildings 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, plus an assumed sprinkler demand of 1200 GPM for a
total fire flow of 2700 GPM with a 2 hour duration. The required fire flow may be adjusted
during the approval process to reflect changes in design, construction type, or automatic fire
protection measures as approved by the Fire Prevention Bureau. The Fire Flow as given
above has taken into account all information as provided. (CFC 903.2, Appendix III-A)
80. The Fire Prevention Bureau is required to set minimum fire hydrant distances per CFC
Appendix III-B, Table A-III-B-1. A minimum of 1 hydrants, in a combination of on-site and
off-site (6" x 4" x 2-2 1/2" outlets) shall be located on Fire Department access roads and
adjacent public streets. Hydrants shall be spaced at 500 feet apart, at each intersection and
shall be located no more than 400 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)
81. 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)
82.
.
83.
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)
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)
84. 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 sec 902)
.
85. Fire Department vehicle access roads shall have an unobstructed width of not less than
twenty-four (24) feet and an unobstructedvertical clearance of not less than thirteen (13)
feet six (6) inches. (CFC 902.2.2.1)
86. 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)
87. 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)
88.
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
R:ID P\2003103-0728 SPD LLCINav 12 ResubmitIDratt Resa & COAs.dac
14
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)
89. 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)
90. 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 doors. Single family residences and multi-family
residential units shall have four (4) inch letters and lor numbers, as approved by the Fire
Prevention Bureau. (CFC 901.4.4)
91. 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)
92.
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)
93. 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 fire sprinkler riser door. (CFC 902.4)
.
94. 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)
95. 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.
96. 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)
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)
97.
.
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15
. Special Conditions
98. Prior to building permit issuance, a full technical report may be required to be submitted and
to the Fire Prevention Bureau. This report shall address, but not be limited to, all fire and life
safety measures per 1998 CFC, 1998 CBC, NFPA -13,24,72 and 231-C.
99. 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 rnay be acceptable, contact fire prevention
for approval.
100. The applicant shall comply with the requirernents 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)
101. The applicant shall subrnit 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)
.
By placing rny 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 conforrnance
with these conditions of approval and that any changes I rnay wish to make to the project shall be
subject to Community Development Department Approval.
Applicant's Signature
Date
Applicant's Printed Name
.
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.
ITEM #5
.
.
.
.
.
STAFF REPORT - PLANNING
CITY OF TEMECULA
PLANNING COMMISSION
Date of Meeting:
March 30, 2005
Prepared by: Stuart Fisk
Title: Associate Planner
File Number PA04-0394 and
PA04-0605
Application Type: CUP/DP
Project Description:
A Conditional Use Permit (PA04-0605) and Development Plan (PA04-
0394) to construct, establish, and operate a 29,751 square foot church
facility including a sanctuary, pre-school facility, parish hall, meeting
rooms and offices on 3.75 acres. The subject property is located at
44651 Avenida de Missiones, generally located on the west side of
Avenida de Missiones approximately 300 feet south of Highway 79
South (A.P.N. 961-290-003, 004 and 005).
Recommendation:
(Check One)
~ Approve with Conditions
D Deny
D Continue for Redesign
D Continue to:
D Recommend Approval with Conditions
D Recommend Denial
CEQA:
(Check One)
~ Categorically Exempt
(Class) 15332 (In-Fill)
o Negative Declaration
D Mitigated Negative Declaration with Monitoring Plan
DEIR
R:\D P\2004\04-0394 St. Thomas EpiscopaJ\STAFF REPORT-doc
PROJECT DATA SUMMARY
.
Applicant:
Malkoff & Associates; Mel Malkoff
General Plan Designation;
Professional Office (PO)
Zoning Designation:
Professional Office (PO)
Site/Surrounding Land Use:
Site:
Vacant
North:
South:
East:
West:
Vacant
Open Space (flood channel)
Single-Family Residential
Open Space (flood channel)
Lot Area:
3.74 Acres
Total Floor Area/Ratio 30,273 sq. ft.!0.18
Landscape Area/Coverage 54,925 sq. ft.! 33.7%
Parking Required/Provided 134 spaces required/137 spaces provided
.
BACKGROUND SUMMARY
[8J 1. Staff has worked with the applicant to ensure that all concerns have been addressed,
and the applicant concurs with the recommended Conditions of Approval.
[8J 2. The attached "Project Review Worksheet" (Attachment 2) has been completed and staff
has determined that the proposed project is consistent with the General Plan, City-wide
Design Guidelines, and the Development Code.
PROJECT DESCRIPTION
The proposed St. Thomas of Canterbury Episcopal Church will be sited on approximately 3.75
acres located at 44651 Avenida de Missiones, generally located on the west side of Avenida de
Missiones and approximately 300 feet south of Highway 79 South. The project will be comprised
of two buildings, outdoor play areas and fellowship courtyards, and at-grade parking lots.
The project will be built in two phases, beginning with a one-story 17,337 square foot sanctuary
building with administration space. The sanctuary will accommodate approximately 266 seats
for worship, plus approximately 26 seats for the choir during the first phase of the project. The
sanctuary building will also include a state-licensed pre-school program and multi-purpose
areas. The proposed pre-school use requires approval of a Conditional Use Permit. The
church's administrative offices will be located in the sanctuary building during Phase One of the
project, but will be relocated into the parish hall in Phase Two of the project, which will allow for .
an expansion of the worship area of the sanctuary building to 386 seats.
R:\D P\2004\04-0394 $1. Thomas Episcopal\ST AFF REPORTdoc
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.
.
.
At-grade permanent parking for 137 vehicles will be built in Phase One of the project,
accommodating 127 standard spaces, 6 handicap accessible spaces, and 4 motorcycle spaces.
The pad for the parish hall, to be constructed in Phase Two of the project, will be temporarily
hydroseeded as a lawn area. Two points of access will be provided to/from Avenida de
Missiones, and internal circulation driveways will contain a drop-off zone. Pedestrian areas and
walkways with extensive landscaping, lighting, and monument signs will be included with Phase
One.
The 12,936 square foot parish hall will be built in the second phase of construction near the
northwest corner of the project site. This building will contain a multi-purpose fellowship hall,
catering-style kitchen, and service areas on the first floor. The second floor will contain
administrative offices, and classrooms for various church ministries.
ANALYSIS
Conditional Use Permit
The 3.74 acre subject property is zoned Professional Office (PO). Section 17.08.030 of the
Development Code allows for religious institutions as a permitted use. However, religious
institutions with a private school in the PO zone require a conditional use permit. Churches are
allowed as either a permitted or conditionally permitted use in all zoning districts within the City.
Single-family homes are located east of the project site. As the site is currently vacant, any
development of the site will result in increased noise, lighting, and traffic in the surrounding area.
As designed, however, the proposed project is consistent with the Development Code and
General Plan. Furthermore, staff does not believe that the proposed project will result in impacts
on the neighborhood beyond those of other uses permitted in the Professional Office zone.
However, to minimize conflicts between the proposed church facilities and surrounding
development, staff recommends a condition of approval that the outdoor play area for the pre-
school shall not be utilized before 8:00 AM (condition no. 6).
The applicant has provided staff with a schedule of worship and programs and a schedule for
outdoor activities (Attachment No.6). This schedule provides a comprehensive list of regularly
scheduled activities. In addition, various activities, meetings and programs (as defined in the
attached schedules) may occur outside of the scheduled activities. To address future parking
concerns, a reciprocal access easement has been recorded on the project site and the
properties to the west. As a result, staff believes that sufficient parking will be available to serve
the various project uses as described in the attached schedule of worship and programs and
schedule for outdoor activities.
Development Plan
Staff has determined that the proposed project is consistent with the General Plan, Development
Code and City-Wide Design Guidelines. The buildings meet the minimum setback requirements
of the Development Code and the proposed lot coverage of 14.7 percent is well below the
maximum allowed percentage of 50.0 percent. Staff has determined that 134 parking spaces
are required to serve the proposed buildings, while 137 spaces will be provided. Staff believes
that the distribution of parking is functional and provides access to all building entry points. In
addition, an access easement has been recorded on project site and the properties to the west,
allowing for additional parking opportunities if necessary.
R:\D P\2004\04-0394 St. Thomas Episcopal\STAFF REPORT.doc
3
Access to the site will be provided from two drive aisles off Avenida de Missiones. The drive .
aisles are connected to provide a looped access to and from the site. The Public Works
Department has analyzed the projected traffic impact of the project and determined that the
impacts are consistent with the traffic volumes projected for the site by the General Plan EIR.
The Fire Department has also reviewed the plan and determined that there is proper access and
circulation to provide emergency services to the site.
Elevations
While staff had concerns with the initial project design, the elevations have been substantially
revised and comply with the City's Design Guidelines.
The proposed architecture is an early Spanish design with a tower element, tile roof,
colonnades, exposed rafter tails, and wrought iron balcony elements. The two proposed
buildings have been designed to compliment each other by using similar entry and colonnade
elements, and by utilizing the same building colors and materials. The main body exterior
building color will be Expo Stucco #52 Ivory and exterior trim will be painted Frazee Mission
Brown. The scale and colors of the building are in proportion and compatible with the
surrounding area.
Landscapinq
The proposed landscape plan conforms to the landscape requirements of the Development
Code and Design Guidelines. Tree and shrub placement will effectively screen on site parking
areas and soften building elevations. Project landscaping will cover 54,925 square feet or 33.7
percent of the site, which exceeds the minimum requirement of 25.0 percent in the PO .
(Professional Office) zone. Landscaping will be provided around the perimeter of the site, with a
10 foot landscaped setback along Avenida de Missiones and varied landscape planter areas of
five to fifteen feet in width around the building footprints.
Proposed trees include Almond "Garden Prince", Judas tree, Italian Cypress, Russian Olive,
Ficus, Edible Fig, Raywood Ash, Southern California Black Walnut, Olive, Date. Palm,
Pomegranate ''Wonderful'', London Plane, Holly Oak, Arroyo Willow, California Pepper, Queen
Palm, Calfiornia Laurel, and Mexican Fan Palm. A total of 126 trees in either 15 gallon, 24 inch
box or 36 inch box sizes are proposed. Proposed shrubs include Medicinal Aloe, Variegated
Tobira, Bougainvillea, Japanese Boxwood, Papyrus, Lavender, Rockrose, Grape, Toyon, Sweet
Bay, Texas Privet, Olive "Little Ollie", Hybrid Flax, Lemonadeberry, Chinese Wisteria, and
Silverberry shrubs. A total of 459 shrubs in 5 gallon sizes are proposed.
ENVIRONMENTAL DETERMINATION
!:8J 1. In accordance with the California Environmental Quality Act, the proposed Project has
been deemed to be categorically exempt from further environmental review. (Class 32,
In-Fill Development Project)
CONCLUSION/RECOMMENDATION
Staff has determined that the project is consistent with the General Plan and conforms with the
City-Wide Design Guidelines and Development Code. Therefore, staff recommends that the
Planning Commission approve the proposed church facility subject to the attached conditions of
approval.
.
R:\D P\2004\04-0394 $1. Thomas Episcopal\STAFF REPORT.doc
4
.
.
.
FINDINGS
Development Plan (Code Section 17.050.010.F)
1. 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.
The proposal is consistent with the land use designation and policies reflected for
Professional Office (PO) development in the City of Temecula General Plan. The
proposed project is also consistent with the use regulations outlined in the Development
Code for the Professional Office zoning district. The project has been conditioned by the
Building Department and Fire Prevention Bureau to comply with all applicable Building
and Fire Codes.
2.
The overall development of the land is designed for the protection of the public health,
safety, and general welfare.
The proposed project is consistent with the development standards outlined in the City of
Temecula Development Code. The proposed architecture and site layout for the project
has been reviewed utilizing the Professional Office Performance Standards of the
Development Code. The proposed project has met the performance standards in
regards to circulation, architectural design and site plan design. 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.
Conditional Use Permit (Code Section 17.040.010.E)
1. The proposed conditional use is consistent with the general plan and the development
code.
The proposed church facility is consistent with the Land Use Element of the General
Plan. A religious institution with a private school facility is a conditionally permitted use in
the Professional Office (PO) zoning district.
2. The proposed conditional use is compatible with the nature, condition and development
of adjacent uses, buildings and structures and the proposed conditional use will not
adversely affect the adjacent uses, buildings or structures.
The proposed conditional use is compatible with adjacent land uses as defined in the
general plan. Staff has reviewed the proposed church facility and private school against
the adjacent land uses and has determined that the proposed uses will be compatible
with adjacent residential uses with conditions of approval.
3.
The site for a proposed conditional use is adequate in size and shape to accommodate
the yards, walls, fences, parking and loading facilities, buffer areas, landscaping, and
other development features prescribed in the development code and required by the
planning commission or council in order to integrate the use with other uses in the
neighborhood.
R:\D P\2004\04-0394 St. Thomas Episcopal\ST AFF REPORT.doc
5
Staff has reviewed the proposed project against the Professional Office (PO) .
development standards identified in the Development Code and has found that the
project meets or exceeds all of the requirements.
4. The nature of the proposed conditional use is not detrimental to the health, safety and
general welfare of the community.
Staff has reviewed the proposed church facility and private school and found that it will
not be detrimental to the health, safety, or general welfare of the community. Fire
Prevention has reviewed the plan and determined that there is proper access and
circulation to provide emergency services to the site.
5. That the decision to approve, conditionally approve, or deny the application for a
conditional use permit be based on substantial evidence in view of the record as a whole
before the Pianning Commission or City Council.
This application has been brought before the Planning Commission at a Public Hearing
where members of the public have had an opportunity to be heard on this matter before
the Planning Commission renders their decision.
ATTACHMENTS
1. Plan Reductions - Blue Page 7
2.
Project Review Worksheet - Blue Page 8
.
3. Development Plan PC Resolution No.2005-__ Blue Page 9
Exhibit A - Conditions of Approval
4. Conditional Use Permit PC Resolution No. 2005_- Blue Page 10
Exhibit A Conditions of Approval
5. Operational Statement - Blue Page 11
6. Schedule of Worship, Programs and Outdoor Activities - Blue Page 12
.
R:\D P\2004\04-0394 St. Thomas Episcopal\ST AFF REPORT.doc
6
.
.
.
ATTACHMENT NO.1
PLAN REDUCTIONS
R:\D P\2004\Q4-0394 St. Thomas Episcopal\STAFF REPORT.doc
7
.
.
.
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ATTACHMENT NO.2
PROJECT REVIEW WORKSHEET
R\D P\2004\04-0394 51. Thomas EpiscQpal\ST AFF REPORT.doc
8
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PROJECT REVIEW WORKSHEET
Development Plan
Commercial
-P!tO Lf - n ,7; CJ Lf
f ~ .jJ1~ Consistent?
6@'CL/
jl n Consistent?
Planning Application Number:
)
1. General Plan Designation:
rrA
r
2. Zoning Designation:
3. Environmental Documents Referred to in Making Determination:
4. Environmental Determination:
%l 10 Day Review
5. General Plan Goals Consistency:
I
flf
!
o
o
~
D
Consistent
I
General Plan EIR
Sensitive Biological Habitat Map
Sensitive Archeological Area Map
Sensitive Paleontological Area Map
Fault Hazard Zone Map
Subsidence/Liquefaction Hazard Map
100 Year Flood Map
Future Roadway Noise Contour Map
Other (Specify)
Previous EIRlN.D. (Specify Project Name & Approval Date):
Submitted Technical Studies (Specify Name, Author & Date):
o ~ ~\-Su,v....Q ~t. 11..-ffoL ~ie.w(/....in)catf- tflM-'t G,eev.5f"""\
E"fi~ I Arp. rZ,"J-oOL.f). (2) beo~\v...Q ~ ~ Cmf~
Other: 7-12A- ~(f;'1Gt3tJJ /1'1) )/, ;;hoO,
7!-/6 ( Ov'-eref..j
1>\.n1.,lM.d M-
((.eN ~ Z/}
';gJ
D
o
o
o
Exempt
Mitigated Negative Declaration
Negative Declaration
EIR
20 Day Review
o 30 Day Review
Inconsistent
o
o
o
Land Use
Circulation
Housing
R:\FORMS\ST AFF REPORTS\PROJECf REVIEW WORKSHEET.commercial.dot
1
PROJECT REVIEW WORKSHEET
Development Plan
Commercial
Consistent
Inconsistent
o
o
o
o
o
o
o
as/Conservation
Growth Management/Public Facilities
Public Safety
Noise
Air Quality
Community Design
Economic Development
.
I
:&
I
ta
to
6. City-wide Design Guideline Consistency:
.~
Site Planninq:
o
A. How does the placement of building(s) consider the surrounding area. I
character? JJvJ0~-. ~LI -,fp if. (rer/~( _~,"!:..!"!:.~'-&vJ
1<> "'"""f.f "7 f'Tc7 ;p~" ;C<<-4:J ~ ~ -~ ~~ "/ u /
. . ~
I'f~ ~ 4..f- ~ 4: SI~ ~ )vY' ?I-
S. How do the structures interface with adjoining properties to avoid creating h-e-Uldl
nuisances and hazards? p{~ c14.ftv ~~ p,-., ~5
M{lr,5~fl<.te.~. ~h 5+ 4 ~~~"
C. How does the building placement allow buildings rather than parking lots .
to define the street edge? fl..>-- ~ -'(-tf..L- t.c..J bI ~ f., -fiR
~k;://~ z;,~A ~ /^'~ -fcr~'" -h
"'<- ~;t,l.1Nz ~ ~~' td5
Parkinq and Circulation::/ 1/ .
'-'I ~. /~/A:;f5 ar (A.~rers~
A. How does the parking lot de~ allow customers and deliveries to reach
the site, circulate throug'te jarking lot, and exit the site easily? ,or>- y(~
~ d/TveJ (Vi 0 ;e:: ~ d'- <J~ -~
~ I'~ (1""'04-/ ~ ~,;& #c
B.-l4ow does iti"e- parking lot design provide safe and convenient access 0 &",-<{cJ fVl;7S
pedestrians and bicyclists? 7Y~ ~I ~~ ~ ~
c.-CG cU' ~~ ~
""';\di"-1::'. ~I w~d.s>-- O<rllr'-' I~ / d~wl\. J
C. How are tfle service facilities within the parking lot screened or buffere~ ~
from public view? ~~
-:Jvuz-e+t./"j I'-J In Vicki IAfi/t1 j;Jc;U/J l ~~
BuildinqArchitecture: -(v.e(!/5 5o/~ ~
!~,~.
A. How does the building esign provide articulation of the building mass?
. ~VuJ .
~~ I~ b~ ~ jli<d.f/VLtJtrwr wrftdOiAfS
ow-& \)~I
d
R:\FORMS\ST AFF REPORTS\PROJECf REVIEW WORKSHEET.conunerciaI.dot
2
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r
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PROJECT REVIEW WORKSHEET
Development Plan
Commercial
B. How is each building "stylistically" consistent with all buildings in a
complex, and on all elevations to achieve design harmony and continuity -I. _
Withi~~~e~1.. ~~7~ ~( /lYLr~/ (,<./r~ :>J./~
~{~ ~/{'" urVie-v1/ rOV( ~#/if~ 6.e.~~
~,).~,
C. How does the placement of buildings create a more functional or ~~ful _ _,L~
open spac between the buildings and/or the street? ~ ~ . - f
t4~. . f1..L cu-..I
~ f ~<//\. I IJ~ ~
D. How do each of the architectural element (building base, windows, ~/ '7f./~
doors and openings, cornice and parapet, roofline, and finish materials ~.~
meet the intent of the design guidelines? ~
II .
r
o Landscapinq:
A. ~s the plan provide the following ratio of plantings?
~ Yes 0 No, why?
Trees
10% 36" Box
30% 24" Box
60% 15 Gallon
Groundcover
100% Coverage
In One Year
Shrubs
100% 5 Gallon
B. Does the landscaped area, ratio, spacing, and size conform with the
design guidelines? 0 Yes If.J-. No - rvtf;;:; f'Y'j
~'J fo+- f(~-?~'
r>e'OU f re-d
C. How does the internal site landscaping frame the building(s) and _
separate them from the~urr/nding pavements? 8'~ )L-Y~ ~F>-'j
:;:t:;~~/}t'i~ ~?r~ :~r~
D. How Goes the patio and street' furniture, fixtures, walls an fences integrate f~..J-..
with of the architecture and landscaping? I .-f-wxf.-1
. ,~J10Q ~tf('!Lt,~.r~~~ ~~Jp?&
7. DevelopmentCodeconsi~~ ~~ ~ '1'~.
A. How does the plan achieve the performance standards specified in Code
Section 17.08.070?
R:\FORMS\STAFF REPORTS\PROJECT REVIEW WORKSHEET.commercial.dot
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PROJECT REVIEW WORKSHEET
Development Plan
Commercial
Circulation: 1N-- -5 i{..e
~1'14 (~'1t2-M +~ /~ (/oJ)!/ he- Pvzrrn fv.;o
- rl-cMJ~ ~ f roVfdJ- o.-<::ce4<J fr tA.e- Si:J<-
Architectural Desiqn: ~ ~ 5ik s-fr--U!:f,
.
bul~/~/ vwd( cv<-+f~2lY7;",?,C/-e--S.
Site Planninq and Desiqn:
~ ~ 5"c.JlLJ_ tvitt-. {'hoAA~ay< ~Y4
~' (D{-; ()F"- :)p~ ~ {l> ~ ..-r ~
Compatibilitv: ~ /o.G -fw~ b-.0 (cIt~s -10 fJ ro vicUl
~.
B. Does e application and submitted plans on file conform with all of the
applicable minimum development standards?
Net Lot Area:
Total Floor Area:
Floor Area Ratio:
Lot Coverage:
D Yes, with conditions ~
121:C ~;aP to ~~ I ftv4~()Y1 ~!c!rf1r1
lRf.~ 1:5~. ri). /
-UU3'.7'1ct<:- (,C,3)ol./l .
d--'1jlC){ q
~~\O!r,
,
~~~!~:i~~~el!itffii!t&~~
Hillside/Slope Traffic
Arch.lPaleo Habitat
Fault Zone Subs.lLiqfctn
Flood Stream/Creek
Noise Air Quality
North
East
West
South
oS
.
R:\FORMS\ST AFF REPORTS\PROJECf REVIEW WORKSHEET.commercial.dot
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ATTACHMENT NO.3
PC RESOLUTION NO. 2005-_
(DEVELOPMENT PLAN)
R:\D P\2004\04-0394 St. Thomas Episcopal\ST AFF REPORTdoc
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PC RESOLUTION NO. 2005-_
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF TEMECULA APPROVING PLANNING APPLICATION
NO. PA04-0394, A DEVELOPMENT PLAN TO CONSTRUCT,
ESTABLISH AND OPERATE A 29,751 SQUARE FOOT
CHURCH FACILITY INCLUDING A SANCTUARY, PRE-
SCHOOL, PARISH HALL, MEETING ROOMS AND OFFICES.
THE SUBJECT PROPERTY IS LOCATED AT 44651 AVENIDA
DE MISSIONES, GENERALLY LOCATED ON THE WEST SIDE
OF AVENIDA DE MISSIONES APPROXIMATELY 300 FEET
SOUTH OF HIGHWAY 79 SOUTH, KNOWN AS ASSESSOR
PARCEL NOS. 961-290-003, 004 and 005.
WHEREAS, Mel Malkoff, representing The Episcopal Diocese of San Diego, filed
Planning Application No. PA04-0394, in a manner in accord with the City of Temecula General
Plan and Development Code;
WHEREAS, Planning Application No. PA04-0394 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 a regular meeting, considered Planning
Application No. PA04-0394 on March 30, 2005, 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 in opposition to this matter;
WHEREAS, at the conclusion of the Commission hearing and after due consideration of
the testimony, the Commission approved Planning Application No. PA04-0394 subject to the
conditions after finding that the project proposed in Planning Application No. PA04-0394
conformed to the City of Temecula General Plan and Development Code;
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF TEMECULA
DOES HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS:
Section 1. That the above recitations are true and correct and are hereby
incorporated by reference.
Section 2. Findinqs. The Planning Commission, in approving Planning Application
No. PA04-0394 (Development Plan) hereby makes the following findings as required by Section
17.05.01 O.F of the Temecula Municipal Code:
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.
The proposal is consistent with the land use designation and policies reflected for
Professional Office (PO) development in the City of Temecula General Plan. The
proposed project is also consistent with the use regulations outlined in the Development
Code for the Professional Office zoning district. The project has been conditioned by the
Building Department and Fire Prevention Bureau to comply with all applicable Building
and Fire Codes.
R:\D P\2004\04-0394 St. Thomas Episcopal\Draft Reso & COAs.doc
B. The overall development of the land is designed for the protection of the public .
health, safety, and general welfare.
The proposed project is consistent with the development standards outlined in the City of
Temecula Development Code. The proposed architecture and site layout for the project
has been reviewed utilizing the Professional Office Performance Standards of the
Development Code. The proposed project has met the performance standards in
regards to circulation, architectural design and site plan design. 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. Environmental Compliance. The project is categorically exempt from
environmental review (Class 32 - In-Fill Development) pursuant to section 15332 of the
Califomia Environmental Quality Act. Section 15332 applies when there are no potentially
significant environmental constraints on the site; the project is consistent with the General Plan
designation and zoning regulations; the project is located on a site within the City limits, which is
served by all utilities; and the project site is less than 5 acres in area.
Section 4. Conditions. That the City of Temecula Planning Commission hereby
conditionally approves Planning Application No. PA04-0394 (Development Plan) to construct,
establish and operate a 29,751 square foot church facility with conditions of approval as set
forth on Exhibit A, attached hereto, and incorporated herein by this reference as though set forth
in full.
Section 5. PASSED, APPROVED AND ADOPTED by the City of Temecula
Planning Commission this 30th day of March, 2005.
.
David Mathewson, Chairman
ATTEST:
Debbie Ubnoske, Secretary
[SEAL]
.
R:\D P\2004\04-0394 Sl. Thomas Episcopal\Draft Reso & COAs.doc
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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. 2005-_ was duly and regularly adopted by the Planning Commission
of the City of Temecula at a regular meeting thereof held on the 30th day of March, 2005, by the
following vote:
AYES:
NOES:
PLANNING COMMISSIONERS:
PLANNING COMMISSIONERS:
ABSENT:
PLANNING COMMISSIONERS:
ABSTAIN:
PLANNING COMMISSIONERS:
Debbie Ubnoske, Secretary
R:\D Pl2004\04-0394 St. Thomas Episcopal\Draft Reso & COAs.doc
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EXHIBIT A
DRAFT CONDITIONS OF APPROVAL
R:\D P\20Q4\04-0394 St. Thomas Episcopal\Draft Reso & COAs.doc
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EXHIBIT A
CITY OF TEMECULA
DRAFT CONDITIONS OF APPROVAL
Planning Application No.: PA04-0394
Project Description: A Development Plan to construct, establish and
operate a 29,751 square foot church facility including a
sanctuary, parish hall, meeting rooms and offices. The
subject property is located at 44651 Avenida de
Missiones, generally located on the west side of
Avenida de Missiones approximately 300 feet south of
Highway 79 South.
Assessor's Parcel No: 961-290-003,004 and 005
MSHCP Category: Commercial
DIF Category: Service Commercial
TUMF Category: Service
Approval Date:
March 30, 2005
Expiration Date:
March 30, 2007
PLANNING DIVISION
Within Forty-Eight (48) Hours of the Approval of this Project
1. The applicant/developer 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
Exemption as provided under Public Resources Code Section 211 08(b) and California
Code of Regulations Section 15062. If within said forty-eight (48) hour period the
applicant/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 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
R\D N004\04-0394 St. Thomas Episcopal\Draft Reso & COAs.doc
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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.
3. The permittee shall obtain City approval for any modifications or revisions to the
approval of this development plan.
4. 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.
5. The Director of Planning may, upon an application being filed within thirty days prior to
expiration, and for good cause, grant a time extension of up to three one-year
extensions of time, one year at a time.
6. Trash enclosures shall be provided to house all trash receptacles utilized on the site.
7. External downspouts may be used at the applicant's option, subject to the approval of
the Director of Planning.
8.
The development of the premises shall substantially conform to the approved site plan
and elevations contained on file with the Planning Department.
.
9. The conditions of approval specified in this resolution, to the extent specific items,
materials, equipment, techniques, finishes or similar matters are specified, shall be
deemed satisfied by staffs prior approval of the use or utilization of an item, material,
equipment, finish or technique that City staff determines to be the substantial equivalent
of that required by the condition of approval. Staff may elect to reject the request to
substitute, in which case the real party in interest may appeal, after payment of the
regular cost of an appeal, the decision to the Planning Commission for its decision.
Material Color
Stucco (Main Body)
Trim & Wrought Iron
Windows & Doors (Metal)
Glazing
Roofing.
#52 Ivory (Expo Stucco) w/Santa Barbara finish
Mission Brown (Frazee #AC140N)
Medium Bronze
Bronze
#562 Valencia (Eagle Roofing Capistrano S-Tile)
10.
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 or any successors in interest.
.
R:\D P\2004\04-0394 51. Thomas Episcopal\Draft Reso & COAs.doc
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11.
The applicant shall submit to the Planning Department for permanent filing two (2) 8" X
10" glossy photographic color prints of the approved Color and Materials Board and the
colored architectural elevations. All labels on the Color and Materials Board and
Elevations shall be readable on the photographic prints.
12. 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.
13. The applicant shall paint a 3-foot x 3-foot section of the building for Planning Department
inspection, prior to commencing painting of the building.
Prior to Issuance of Grading Permits
14. Provide the Planning Department with a copy of the underground water plans and
electrical plans for verification of proper placement of transformer(s) and double detector.
check prior to final agreement with the utility companies.
15. The applicant shall submit a photometric plan, including the parking lot to the Planning
Department, which meets the requirements of the Development Code 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.
16.
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.
17. The following shall be included in the Notes Section of the Grading Plan: "If at any time
during excavation/construction of the site, archaeological/cultural resources, or any
artifacts or other objects which reasonably appears to be evidence of cultural or
archaeological resource are discovered, the property owner shall immediately advise the
City of such and the City shall cause all further excavation or other disturbance of the
affected area to immediately cease. The Director of Planning at his/her sole discretion
may require the property to deposit a sum of money it deems reasonably necessary to
allow the City to consult and/or authorize an independent, fully qualified specialist to
inspect the site at no cost to the City, in order to assess the significance of the find.
Upon determining that the discovery is not an archaeological/cultural resource, the
Director of Planning shall notify the property owner of such determination and shall
authorize the resumption of work. Upon determining that the discovery is an
archaeological/cultural resource, the Director of Planning shall notify the property owner
that no further excavation or development may take place until a mitigation plan or other
corrective measures have been approved by the Director of Planning."
Prior to Issuance of Building Permit
18. A separate building permit shall be required for all signage.
19.
Three (3) copies of Construction Landscaping and Irrigation Plans shall be reviewed and
approved by the Planning Department. These plans shall conform to the approved
conceptual landscape plan, or as amended by these conditions. The location, number,
genus, species, and container size of the plants shall be shown. The plans shall be
R:\D N004\04-0394 51. Thomas Episcopal\Draft Reso & COAs.doc
7
consistent with the Water Efficient Ordinance. The plans shall be accompanied by the .
following items:
a. Appropriate filing fee (per the City of Temecula Fee Schedule at time of
submittal).
b. Provide a minimum five foot wide planter to be installed at the perimeter of all
parking areas. Curbs, walkways, etc. are not to infringe on this area.
c. Provide an agronomic soils report with the construction landscape plans.
d. Detail of outdoor employee eating area. This area shall include a trellis with
appropriate vines to shade the outdoor employee break area, decorative furniture
and hardscape to match the style of the building subject to the approval of the
Planning Director.
e. One (1) copy of the approved grading plan.
t. Water usage calculations per Chapter 17.32 of the Development Code (Water
Efficient Ordinance).
g. Total cost estimate of plantings and irrigation (in accordance with approved plan).
h. 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.
20.
All utilities shall be screened from public view. Landscape construction drawings shall
show and label all utilities 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. Screening of utilities is not
to look like an after-thought. Plan planting beds and design around utilities. Locate all
light poles on plans and insure that there are no conflicts with trees.
.
Prior to Release of Power, Building Occupancy or Any Use Allowed by this Permit
21. Prior to the release of power, occupancy, or any use allowed by this permit, the applicant
shall be required to screen all loading areas and roof mounted mechanical equipment
from view of the adjacent residences and public right-of-ways. If upon final inspection it
is determined that any mechanical equipment, roof equipment or backs of building
parapet walls are visible from any portion of the public right-of-way adjacent to the
project site, the developer shall provide screening by constructing a sloping tile covered
mansard roof element or other screening if reviewed and approved by the Director of
Planning.
22. All required landscape planting and irrigation shall have been installed consistent with
the approved construction plans and shall be in a condition acceptable to the Director of
Planning. The plants shall be healthy and free of weeds, disease, or pests. The
irrigation system shall be properly constructed and in good working order.
23.
Performance securities, in amounts to be determined by the Director of Planning, to
guarantee the maintenance of the plantings in accordance with the approved
construction landscape and irrigation plan shall be filed with the Planning Department for
.
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8
.
.
.
a period of one year from final certificate of occupancy. After that year, if the
landscaping and irrigation system have been maintained in a condition satisfactory to the
Director of Planning, the bond shall be released upon request by the applicant.
24.
Each parking space reserved for the handicapped shall be identified by a permanently
affixed reflectorized sign constructed of porcelain on steel, beaded text or equal,
displaying the International Symbol of Accessibility. The sign shall not be smaller than
70 square inches in area and shall be centered at the interior end of the parking space at
a minimum height of 80 inches from the bottom of the sign to the parking space finished
grade, or centered at a minimum height of 36 inches from the parking space finished
grade, ground, or sidewalk. A sign shall also be posted in a conspicuous place, at each
entrance to the off-street parking facility, not less than 17 inches by 22 inches, clearly
and conspicuously stating the following:
"Unauthorized vehicles parked in designated accessible spaces not displaying
distinguishing placards or license plates issued for persons with disabilities may be
towed away at owner's expense. Towed vehicles may be reclaimed by telephoning 951
696-3000:'
25.
In addition to the above requirements, the surface of each parking place shall have a
surface identification sign duplicating the Symbol of Accessibility in blue paint of at least
3 square feet in size.
All site improvements related to Phase 1, including but not limited to all parking areas
and striping shall, be installed prior to occupancy or any use allowed by this permit for
Phase I (sanctuary). All remaining improvements shall be installed prior to occupancy or
any use allowed by this permit for Phase II (parish hall).
27. All of the foregoing conditions shall be complied with prior to occupancy or any use
allowed by this permit.
26.
PUBLIC WORKS DEPARTMENT
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
28. 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.
29. 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.
30.
All improvement plans and 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 Temecula mylars.
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9
Prior to Issuance of a Grading Permit
31. 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.
32. 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.
33. A Soils 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.
34. 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.
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.
35.
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 tor
Erosion and Sediment Control, and the SWRCB General Permit for Construction
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.
As deemed necessary by the Director of the Department ot Public Works, the Developer
shall receive written clearance from the tollowing agencies:
a. San Diego Regional Water Quality Control Board
b. Planning Department
c. Department of Public Works
37.
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10
.
.
.
.
.
.
38.
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.
39. Permanent landscape and irrigation plans shall be submitted to the Planning Department
and the Department of Public Works for review and approval.
40. 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.
Prior to Issuance of a Building Permit
41.
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.
d. Concrete sidewalks and ramps shall be constructed along public street frontages
in accordance with City of Temecula Standard No. 400.
e. All street and driveway centerline intersections shall be at 90 degrees.
42. A Parcel Merger or Lot Line Adjustment shall be approved by the Director of Public
Works and recorded.
43. All street improvement design shall provide adequate right-of-way and pavement
transitions per Caltrans' standards for transition to existing street sections.
44. 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: curb and gutter,
sidewalks, drive approaches, street lights, signing, striping, and other traffic
control devices as appropriate
b. Storm drain facilities
c.
Sewer and domestic water systems
All utility systems including gas, electric, telephone, water, sewer, and cable TV
shall be provided underground. Easements shall be provided as required where
adequate right-of-way does not exist for installation of the facilities. All utilities
shall be designed and constructed in accordance with City Codes and the utility
provider.
All utilities, except electrical lines rated 34Kv or greater, shall be installed
underground.
d.
e.
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45.
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.
.
46. 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.
47. 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.
Prior to Issuance of a Certificate of Occupancy
48. 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
49. 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.
50.
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.
.
BUILDING AND SAFETY DEPARTMENT
51. 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.
52. 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 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.
53. 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 street-lights 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.
54.
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.
.
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12
.
55.
Obtain all building plans and permit approvals prior to commencement of any
construction work.
56. Obtain street addressing for all proposed buildings prior to submittal for plan review.
57. All building and facilities must comply with applicable disabled access regulations.
Provide all details on plans. (California Disabled Access Regulations effective April
1,1998)
58.
59.
60.
61.
62.
63.
. 64.
65.
66.
67.
68.
69.
70.
.
Provide disabled access from the public way to the main entrance of the building.
Provide van accessible parking located as close as possible to the main entry.
Show path of accessibility from parking to furthest point of improvement.
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 load 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 standards, and any block walls if not on the
approved building plans, will require separate approvals and permits.
Show all building setbacks.
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.
94-21, 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
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FIRE PREVENTION BUREAU
71. 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 subrnittal.
72. The Fire Prevention Bureau is required to set a rninimum fire flow for the rernodel 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 1500 GPM
at 20 PSI residual operating pressure, plus an assurned sprinkler demand of 850 GPM
for a total fire flow of 2350 GPM 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 rneasures as approved by the Fire Prevention Bureau. The Fire
Flow as given above has taken into account all inforrnation as provided. (CFC 903.2,
Appendix III-A)
73.
74.
The Fire Prevention Bureau is required to set minimum fire hydrant distances per CFC
Appendix III-B, Table A-IlI-B-1. A minimum of 1 hydrant, in a combination of on-site and
off-site (6" x 4" x 2-2 1/2" outlets) shall be located on Fire Department access roads and
adjacent public streets. Hydrants shall be spaced at 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)
As required by the California Fire Code, when any portion of the facility is in excess of
150 feet frorn 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)
75. 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)
76. 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)
77. 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 minirnum AC thickness of
.25 feet. (CFC sec 902)
78. 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)
79.
The gradient for fire apparatus access roads shall not exceed fifteen (15) percent. (CFC
902.2.2.6 Ord. 99-14)
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14
.
.
.
.
80.
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)
81. 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)
82. 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)
83. 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)
84.
.
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 doors. Single family
residences and multi-family residential units shall have four (4) inch letters and lor
numbers, as approved by the Fire Prevention Bureau. (CFC 901.4.4)
85. . 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)
86. 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)
.
87. 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)
88. 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)
89.
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.
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15
Special Conditions
.
90. 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
COMMUNITY SERVICES DEPARTMENT
General Conditions
91. The trash enclosures shall be large enough to accommodate a recycling bin, as well as,
regular solid waste containers.
92. 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.
93. The applicant shall comply with the Public Art Ordinance.
94. All landscaping, including the area within the ROW, monumentation, fencing and on site
lighting shall be maintained by the property owner or maintenance association.
95. The developer shall pay all costs for streetlight relocation.
Prior to Issuance of Building Permits
.
96. The developer shall provide TCSD verification of arrangements made with the City's
franchise solid waste hauler for disposal of construction debris.
97. The developer shall provide all documentation necessary, including legal description
(metes and bounds), to dedicate by grant deed the triangle section on the southwest
corner of Lot 5 to the City for trail use.
98. The developer shall obtain all necessary approvals and provide all documentation
acceptable to the City tor the easement required on the adjacent City owned open space
parcel.
OTHER AGENCIES
99. The applicant shall comply with the attached letter dated June 14, 2004 from the Rancho
Calitornia Water District.
100. The applicant shall comply with the attached letter dated June 15, 2004 from the County
of Riverside Department of Environmental Health.
.
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16
.
.
.
101. The applicant shall comply with the attached letter dated June 8 from the Eastern
Municipal Water 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
Date
Applicant's Printed Name
R:\D P\2004\04-0394 St. Thomas Episcopal\Draft Reso & COAs.doc
17
@
Rancho
Water
BoardofDiredors
John E. Hoagland
President
Csaba F. Ko
Sr. Vice President
Stephen J. Corona
Ralph H. Daily
Ben R. Drake
Lisa D. Herman
John V. Rossi
Officers;
Brian J. Brady
General Manager
Phillip L. Forbes
Director of Finance-Treasurer
E.P. "Bob" Lemons
Director of Engineering
Perl")' R.. Louck
Controller
Linda M. Fregoso
District Secretary/Administrative
Services Manager
C. Michael Cowett
Best Best & Krieger LLP
General Counsel
June 14, 20t...
Stuart Fisk, Case Planner
City of Temecula
Planning Department
43200 Business Park Drive
Post Office Box 9033
Temecula, CA 92589-9033
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SUBJECT: WATER AVAILABILITY
ST. THOMAS EPISCOPAL CHURCH TEMECULA
PARCELS NO.3 THROUGH NO.5 OF PARCEL MAP NO.
29132; APN 961-290-003, APN 961-290-004, AND APN 961-
290-005, PLANNING APPLICATION NO. P A04-0394
Dear Mr. Fisk:
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 construction of any required on-site and/or
off-site water facilities and the completion of financial arrangements between
RCWD and the property owner.
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.
.
RCWD owns and operates two water transmission pipelines within the subject
property. A 20-inch cement mortar -lined and -coated (CML&C) steel pipeline
lies along the property's southerly boundary within a 30-foot easement and
connects to a 16-inch CML&C steel pipeline along the westerly boundary, which
is within a 25-foot easement. RCWD requires that these pipelines remain in
service at all times and that open ingress-egress access is provided for the
maintenance of these pipelines. No permanent structures or trees may be placed
within the RCWD easements.
If you should have any questions, please contact an Engineering Services
Representative at this office.
Sincerely,
RANCHO CALIFORNIA WATER DISTRICT
Mich el G. Meyerpeter, P.E.
Development Engineering Manager
041MM;at070IFCF
.
c: Laurie Williams, Engineering Services Supervisor
Bud Jones, Engineering Project Coordinator
Rancho California Water District
42135 Winchester Road. Post Office Box 9017 . Temecula, California 92589-9017 . {90g) 296-6900 . FAX (909) 296-6860
o CGJNTY OF RIVERSIDE . HEAL1_' SERVICES AGENCY 0
DEPARTMENT OF ENVIRONMENTAL HIEALTH
.
June 15, 2004
JU/V 1
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City of Temeeula Planning Department
P.O. Box 9033
Temecula, CA 92589-9033
Attention: Stuart Fisk
i
@y-
RE: Plot Plan No. PA04-0394
Dear Mr. Fisk:
Department of Environmental Health has reviewed the Plot Plan No. PA04-0394 to construct a
12,768 sg: ft. parish hall and a 16,953 sg. ft. sanctuary building and has no objections. Water and
sewer services should be available in this area.
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1. PRIOR TO THE ISSUANCE OF BUILDING PERMITS THE FOLLOWING SHOULD
BE REQUIRED:
a) "Will-serve" letters from the appropriate water and sewering districts.
Sincerely,
Martinez, Sup rvising Env
(909) 955-8980
NOTE: Any current additional requirements not covered can be applicable at time of Building Plan
review for final Department of Environmental Health clearance.
.
Local Enforcement Agency. PO. Box 1280. Rive,side, CA 92502-1280 . (909) 955-8982 . FAX (909) 781-9653 . 4080 Lemon Street. 9th Floor, Riverside, CA 92501
Land Use and Water Engineering. PO. Box 1206, Riverside, CA 92502-1206 . (909) 955-8980 . FAX (909) 955-8903 . 4080 Lemon Street. 2nd Floor. Riverside, CA 92501
Board of Directors
President
Richard R. Hall
Vice President
Randy A, Record
Rodger D. Siems
David J. Slawson
Ronald W, Sullivan
Board Secretary
Rosemarie v. Howell
General Manager
Anthony J. Patk
Director of the
Melropolitan Water
District of Sl1. Calif
Randy A. Record
Treasurer
Jos..:=ph J. Ku..:=hkr. CPA
Legal Counsel
R..:=Jwine and Sherrill
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EASTERN MUNICIPAL
WATER DISTRICT
- SINCE 1950 ~
June 8. 2004
City of Temecula
Planning Department
PO BOX 9033
Temecula. CA 92589-9033
Dear Colleague:
Re:
SAN53-Sewer Will Serve
APN 961-290-003, -004,-005; St. Thomas Episcopal Church, located
south of Highway 79 South on the west side of Avenida De
Missiones
EMWD is willing to provide sewer service to the subject project The provisions
of service are contingent upon the developer completing the necessary
arrangements in accordance with EMWD rules end regulations. EMWD expects
the developer to provide proper notification when a water demand assessment is
required pursuant to Senate Bill 221 and/or 610. EMWD expects the developer
to coordinate with the approving agency for the proper notification. Further
arrangements for service from EMWD may also include plan check, facility
construction, inspection. jurisdictional annexation. and payment of financial
participation charges. The developer is advised to contact EMWD's New
Business Development Department early in the entitlement process to determine
the necessary arrangements for service, and to receive direction on the
preparation of a facility Plan-of-Service. which is required prior to final
engineering.
.
EMWD's ability to serve is subject to limiting conditions. such as water shortages,
regulatory requirements, legai issues. or conditions beyond EMWD's control.
Thank you for your cooperation in serving our mutual customers. If you have any
questions, please call me at (909) 928-3777. ext 4447.
Sincerely, . L'i .'
c?-e& ~~=---'-
Fred Azimie
Civil Engineering Associate II
New Business Development Dept
FA/jw
.
Cc:
Temecula Engineering Consultants - Stanley Heaton
Mailiag Address: 'P~fE/filS~rf,,~'&~~r~~~'9~~'7?tJ~~'r'M'Ng6r2t3~rR?rc<j1'9(9) 92X-3777 Fax: (909) 928-6177
Locution: 2'270 Trumble Road Pen'is. C/\ ()2570 Internel: WWW.~fllwJ.()f!.!
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ATTACHMENT NO.4
PC RESOLUTION NO. 2005-_
(CONDITIONAL USE PERMIT)
R:\D P\2004\04-0394 $1. Thomas Episcopal\ST AFF REPORT doc
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PC RESOLUTION NO. 2005-_
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF TEMECULA APPROVING PLANNING APPLICATION
NO. PA04-0605, A CONDITIONAL USE PERMIT TO
ESTABLISH AND OPERATE A STATE LICENSED PRE-
SCHOOL FOR UP TO 92 CHILDREN AT 44651 AVENIDA DE
MISSIONES, GENERALLY LOCATED ON THE WEST SIDE OF
AVENIDA DE MISSIONES APPROXIMATELY 300 FEET SOUTH
OF HIGHWAY 79 SOUTH, KNOWN AS ASSESSOR PARCEL
NOS. 961-290-003, 004 and 005.
WHEREAS, Mel Malkoff, representing The Episcopal Diocese of San Diego. filed
Planning Application No. PA04-0605 (Conditional Use Permit), 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 a regular meeting, considered the Application
on March 30, 2005, 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 in
opposition to this matter;
WHEREAS, at the conclusion of the Commission hearing and after due consideration of
the testimony. the Commission recommended approval of the Application subject to 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. That the above recitations are true and correct and are hereby
incorporated by reference.
Section 2. Findinqs. The Planning Commission, in approving the Application hereby
makes the following findings as required by Sections 17.04.01O.E of the Temecula Municipal
Code:
A. The proposed conditional use is consistent with the General Plan and the
Development Code.
The proposed church facility is consistent with the Land Use Element of the General
Plan. A religious institution with a private school facility is a conditionally permitted use
in the Professional Office (PO) zoning district.
B. The proposed conditional use is compatible with the nature, condition and
development of adjacent uses. buildings and structures and the proposed conditional use will
not adversely affect the adjacent uses. buildings or structures.
R:\C U P\2004\PA04-0605 St. Thomas Episcopal Church\Draft Resolution & COA's.doc
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The proposed conditional use is compatible with adjacent land uses as defined in the .
general plan. Staff has reviewed the proposed church facility and private school against
the adjacent land uses and has determined that the proposed uses will be compatible
with adjacent residential uses with conditions of approval.
C. The site for a proposed conditional use is adequate in size and shape to
accommodate the yards, walls, fences, parking and loading facilities, buffer areas, landscaping,
and other development features prescribed in the development code and required by the
planning commission or council in order to integrate the use with other uses in the
neighborhood.
Staff has reviewed the proposed project against the Professional Office (PO)
development standards identified in the Development Code and has found that the
project meets or exceeds all of the requirements.
D. The nature of the proposed conditional use is not detrimental to the health, safety
and general welfare of the community.
Staff has reviewed the proposed church facility and private school and found that it will
not be detrimental to the health, safety, or general welfare of the community. Fire
Prevention has reviewed the plan and determined that there is proper access and
circulation to provide emergency services to the site.
E. That the decision to approve, conditionally approve, or deny the application for a
conditional use permit be based on substantial evidence in view of the record as a whole before .
the Planning Commission or City Council.
This application has been brought before the Planning Commission at a Public Hearing
where members of the public have had an opportunity to be heard on this matter before
the Planning Commission renders their decision.
Section 3. Environmental Compliance. The project is categorically exempt from
environmental review (Class 32 - In-Fill Development) pursuant to section 15332 of the
California Environmental Quality Act. Section 15332 applies when there are no potentially
significant environmental constraints on the site; the project is consistent with the General Plan
designation and zoning regulations; the project is located on a site within the City limits, which is
served by all utilities; and the project site is less than 5 acres in area.
Section 4. Conditions. That the City of Temecula Planning Commission hereby
conditionally approves Planning Application PA04-0605 (Conditional Use Permit) to establish
and operate a state licensed pre-school for up to 92 children a 44651 Avenida de Missiones
with conditions of approval as set forth on Exhibit A, attached hereto, and incorporated herein
by this reference as though set forth in full.
.
R\C U P\2004\PA04-0605 St. Thomas Episcopal Church\Draft Resolution & COA's.doc
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Section 6. PASSED, APPROVED AND ADOPTED by the City of Temecula
Planning Commission this 30lh day of March, 2005.
David Mathewson, Chairman
ATTEST:
Debbie Ubnoske, Secretary
[SEAL]
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss
CITY OF TEMECULA )
I, Debbie Ubnoske, Secretary of the Temecula Planning Commission, do hereby certify
that PC Resolution No. 2005-_ was duly and regularly adopted by the Planning Commission
of the City of Temecula at a regular meeting thereof held on the 30lh day of March, 2005, by the
following vote of the Commission:
AYES:
PLANNING COMMISSIONERS:
NOES:
PLANNING COMMISSIONERS:
ABSENT:
ABSTAIN:
PLANNING COMMISSIONERS:
PLANNING COMMISSIONERS:
Debbie Ubnoske, Secretary
R:\C U Pl2004\PA04-0605 51. Thomas Episcopal Church\Draft Resolution & COA's.doc
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EXHIBIT A
DRAFT CONDITIONS OF APPROVAL
R:\C V P\20D4\PAD4-0605 51. Thomas Episcopal Church\Draft Resolution & COA's.doc
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EXHIBIT A
CITY OF TEMECULA
DRAFT CONDITIONS OF APPROVAL
Planning Application No.: PA04-0605
Project Description:
A Conditional Use Permit to establish and operate a
state-licensed pre-school for up to 92 children at 44651
Avenida de Missiones, generally located on the west
side of Avenida de Missiones approximately 300 feet
south of Highway 79 South.
Assessor's Parcel No.:
961-290-003, 991-290-004 and 961-290-005
NA
MSHCP Category:
DIF Category:
TUMF Category:
NA
NA
Approval Date:
March 30, 2005
Expiration Date:
March 30, 2007
PLANNING DIVISION
Within Forty-Eight (48) Hours of the Approval of this Project
General Requirements
1. 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.
2.
The applicant shall comply with all conditions of approval for Planning Application No.
PA04-0394 (Development Plan), unless superseded by these conditions of approval. All
these conditions shall be complied with prior to any occupancy or use allowed by this
conditional use permit.
R\C U P\2004\PA04-0605 51. Thomas Episcopal Church\Draft Resolution & COA's.doc
5
3.
The applicant shall comply with the Statement of Operations for the project dated March
1, 2005, on file with the Planning Department, unless superceded by these conditions of
approval.
4. Regular hours of operation for the pre-school facility shall be between 6:00 A.M. and
6:00 P.M., Monday through Friday each week.
5. The outdoor play area for the pre-school shall not be utilized before 8:00 AM., Monday
through Friday.
6. This Conditional Use Permit may be revoked pursuant to Section 17.03.080 of the City's
Development Code.
7. The permittee shall obtain City approval for any modifications or revisions to the
approval of this Conditional Use Permit.
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
Applicant's Printed Name
R:\C U P\2004\PA04-0605 St. Thomas Episcopal Church\Draft Resolution & COA's.doc
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ATTACHMENT NO.5
OPERATIONAL STATEMENT
R\D P\2004\04-0394 St. Thomas Episcopal\ST AFF REPORT-doc
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STATEMENT OF OPERATIONS
St. Thomas of Canterbury Episcopal Church
44651 Avenida de Missiones
March 1, 2005
Hours of operation:
Varies, but includes a state licensed pre-
school operating from 6:00 AM to 6:00 PM,
Sunday worship services beginning at 8:00
AM and ending at approximately 12:00 PM,
student ministry on Sundays from 6:30 PM
to 8:30 PM, men's ministry on Mondays
from 7:00 PM to 8:30 PM, adult class on
Tuesday from 4:00 PM to 5:30 PM,
children's choir rehearsal on Tuesdays from
6:30 to approximately 8:00 PM, Wednesday
worship services from 5:30 PM to 6:30 PM,
adult choir rehearsal on Wednesdays from
6:30 PM to approximately 8:00 PM, bible
study on Wednesdays from 7:30 PM to 9:00
PM, and daily prayer from 7:30 AM to
approximately 8:00 AM.
Number of employees:
17
Number of required parking:
134
Average daily peak trips generated:
115 PM peak hour trips
Type of equipment or processes used:
none
Description of hazardous materials:
none
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ATTACHMENT NO.6
SCHEDULE OF WORSHIP, PROGRAMS AND OUTDOOR ACTIVITIES
R\D P\2004\04-OJ94 51. TIlOffiaS Episcopal\STAFF REPORT.doc
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.___,_____~_.__,....._ _,,~ __.. .,.._~. ...._ .......__ c. . .,~c _~""_"-__.~_,,___,,,.~~,__,,,_ "'_ ..',__,_, ~-'-. ,_. ,_",_'~"_"_ ,___'h.~..,,"~__"_ _.~_'. ...._....._..__. . w___"__'.._.,.
__"'_'_._'_"_'___.__..__"'-'''_'''~'''-''__'_"''_'-_''-__'~~ ..
Table 1. Schedule of Worship and Programs
No. of Persons Facility Location Occurrence
Day ofthe Activity Phase Build
Week Phase One Build Out Starting
One Out Time Duration
292 386 8:00 am
Sunday Worship (Ine!. (incl. Sanctuary Sanctuary 9:30 am 1 hour
Services each
Choir) Choir) 11:00am
Sunday Student Ministry 130 250 Sanctuary Sanctuary 6:30 pm 2 hours
Monday Men's Ministry 50 250 Fellowship Fellowship Hall 7:00 pm 1.5 hours
Evening Hall
Tuesday Adult Class 12 20 Fellowship Fellowship Hall 4:00 pm 1.5 hours
Even Ing Hall
Tuesday Children's Choir 0 20 Fellowship Hall 6:30 pm Varies
Evening Rehearsal -
Wednesday Worship Service 50 150 Sanctuary Sanctuary 5:30 pm 1 hour
Evening
Wednesday Adult Choir' 12 40 Sanctuary Sanctuary 6:30 pm Varies
Evening Rehearsal
Wednesday Bible Study 50 150 Sanctuary Sanctuary 7:30 pm 1.5 hours
Evening
1st Friday ot Couples 20 50 Sanctuary Sanctuary 7:30 pm Varies
the month Fellowship
Church Staff Admin. 8:00 am -
Mon - Fri (Full & Part-time, 3 5 Offices Admin. Offices 5:00 pm 8 hours
Work Week)
Mon - Fri Pre-School 73 92 Children's Children's 6:00 am - 12 hours
Students Facilities Facilities 6:00 pm
Mon - Fri Pre-School Staff 5 12 Children's Children's 6:00 am - 12 hours
Facilities Facilities 6:00 pm
Daily, except. Daily Prayer varies varies Pastor's' Pastor's Cont. 7:30 am 0.5 hrs
Sunday Cont. Rm. Rm.
~"__'_'h"..,_...,..-_ "".'___.'"'--"_~'~'.'-''-_'''~~~~='''''-"~_:'''_''_~_'_.~____ ""
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Table 2. Church Ministries
Accounting Ministry
Adult Choir
Adult Ministry
Bible Teaching
Book Store Ministry
- limited due to space
Children's Choir
Children's Ministry
Christmas Sharing Ministry
Church Picnic
Clothing Ministry - limited due to space
Communion Table Ministry
Counseling Ministry
Discipleship Ministry
Family Development
Food Ministry - limited due to space
Group Choir
Hospital Ministry
Hospitality Ministry .
Hostess
Married Couples Ministry
Media Ministry
Men's Fellowship Ministry
Mission Outreach - limited due to space
Music Ministry
Nursery Ministry
Praise & Worship Ministry
Premarital Counseling Ministry
Public Relations Ministry
Singles Ministry
Sunday School Ministry
Traffic Control Ministry
Transportation Ministry
Tutorial Ministry
Ushers
Wedding Consultation Ministry
- limited due to space
Women's Fellowship Ministry
Young Adult Bible Study
Young Adult Ministry
Youth Choir
Youth Ministry
.
Ministries to be added at the New Church Facility
Community Development Ministry
Community Meeting Space
Community Outreach Ministry
Community Recreational Carnival
(children-oriented)
Finance Planning Ministry
Handicapped Ministry
Senior Citizens Ministry
Wedding & Banquet Hall
-
1
I
I
_,.......,_-:..-..._."...~.~~~;__.~,___."."-'"""_..~,.~~~,-.L."--~-"~:~._.,_.,_,.....",.c'_-'-,.~
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Table 3. Typical Outdoor Activities
Day of Week Activity Starting Time Duration
.
Sunday . Easter Sunrise Services 6:00 a.m. 2 hours
(patio/courtyard - 100 persons)
Varies July 41h Patriotic Picnic 10:00 a.m. 4 hours
(50 persons)
Sunday Fail Ministry Fair (booths, tents, and other 1:00 p.m. 4 hours
exhibits representing a variety of ministries at
the church), September
(patio/courtyard - 200- 350 persons)
Saturday Fall Harvest Festival and Outdoor Crafts 8:00 a.m. 12 hours
Festival, October (on patio/courtyard, and
basketbail court - 200 persons)
Sunday Blessing of the Animals, October (on basketbail 2:00 p.m. 7 hours
court - 20 persons)
varies Children's Christmas Craft Fair 4:00 p.m, 4 hours
and Live Nativity
.
ITEM #6
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Date of Meeting:
STAFF REPORT - PLANNING
CITY OF TEMECULA
PLANNING COMMISSION
March 30, 2005
Title: Associate Planner
Prepared by: Matthew Harris
File Number PA04-0525
Application Type: Development Plan
Project Description:
Recommendation:
(Check One)
CECA:
(Check One)
PA04-0525 a Development Plan to construct two single-story retail
buildings totaling 26,470 square feet respectively within the
Creekside Centre Shopping Plaza on a 6.3 acre site located on the
southwest corner of Overland Drive and Nicole Lane. (APN No.
921-810-025)
~ Approve with Conditions
o Deny
o Continue for Redesign
o Continue to:
o Recommend Approval with Conditions
o Recommend Denial
~ Exempt from further environmental
review
15164(b), Addendum to
Previously Adopted Negative
Declaration
R\D P\2004\04-0525 Overland II\STAFFREPORT.doc
PROJECT DATA SUMMARY
.
Applicant:
McArdle Associates Architects
General Plan Designation:
Community Commercial (CC)
Zoning Designation:
Community Commercial (CC)
Site/Surrounding Land Use:
Site:
Vacant
North:
South:
East:
West:
Commercial
Parking Lot
Future Commercial
Commercial
Lot Area:
6.27 Acres - 216,691 Sq. Ft.
Total Floor Area/Ratio 26,470 Square Feet/12%
Landscape Area/Coverage 88,652 sq. ft./41 %
Parking Required/Provided 188 Spaces Required (Includes Future Building Pad)/ 189 .
Spaces Provided
BACKGROUND SUMMARY
~ 1. Staff has worked with the applicant to ensure that all concerns have been addressed,
and the applicant concurs with the recommended Conditions of Approval.
~ 2. The attached "Project Review Worksheet" (Attachment A) has been completed and
staff has determined that the proposed project is consistent with the General Plan,
City-wide Design Guidelines, and the Development Code.
In January 2003, the City Council approved a General Plan Amendment and Zone Change to
change the land use designation and zoning of the project site from Business Park to
Community Commercial. The current owner, Davcon Development is now proposing to
establish a commercial shopping center on the 6.3 acre site. "Creekside Centre" will consist of
two retail buildings totaling 13,235 square feet each and a future developable area on the north
end of the site which the owner intends to develop as either one or two dine-in restaurant pads.
All on site parking and pedestrian improvements will be constructed along with Buildings "A" and
"B" in a single phase with the restaurant(s) and surrounding hardscape to be constructed in the
near future under separate approval(s).
.
R:\D P\2004\04-0525 Overland JI\ST AFFREPORT.doc
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Staff worked with the applicant to achieve a variety of project enhancements including the
application of decorative stone veneer on both the building tower elements and arcade wall as
well as additional articulation on the east elevation of Building "B" which is visible from the public
street. In addition, enhanced landscaping treatments were added on each side of the main
entrance into the center. The developer has also agreed to augment and further enhance the
landscaping treatments at the corner of Overland Drive and Nicole Lane at such time that the
adjacent restaurant pad(s) are developed. Moreover, staff worked with the applicant to achieve
enhanced pedestrian amenities including multiple pedestrian plazas and decorative parking and
pedestrian lighting.
PROJECT DESCRIPTION
Site Plan
The main entrance into the center will be located along the eastern property line off Nicole Lane.
A secondary driveway and associated loading space may also be established at the southeast
corner of the project site off Nicole Lane depending whether or not Nicole Lane becomes a
public street in the near future. The property owners association in which the site is located is
requesting that Nicole Lane be dedicated to the City. If the street is dedicated, the Public Works
Department will not allow a second driveway to be established. Therefore, two design
alternatives are provided on the project site plan, one with secondary access and one without.
Should the second access point be deleted, the second required loading space will be relocated
to the southwest corner of the site. A minimum 8-foot wide pedestrian walkway will be
constructed across the entire length of the front building elevations and a seating plaza will serve
to connect the two retail buildings. A centralized pedestrian corridor will traverse the parking lot
between the two proposed retail buildings on the south and the future restaurant pads on the
north. Two parkettes will be established within the parking lot area along the pedestrian corridor
which will allow patrons to sit and wait for available seating at the restaurants within the center.
Architecture
A contemporary architectural style has been utilized for the two retail buildings which are
connected by a pedestrian plaza and an arched arcade wall. The fronts and sides of the
buildings will incorporate a variety of offsets and pop-outs to prohibit a box-like appearance. The
flat roofs proposed for both buildings will be enhanced with a decorative cornice treatment. In
addition, multiple tower elements with decorative barrel vault or hip roofs will be utilized to further
. break-up rooflines. Metal canopies are provided at shop entrances for entrance identification
and formality.
Materials/Colors
A smooth textured stucco siding and decorative stone veneer will be utilized along with a metal
standing seam roof on tower elements and building entrance canopies. Four different colors will
be used to differentiate between the body of the building and assorted accent features.
Decorative light fixtures will be utilized on the building and within the parking lot, pedestrian
access and landscape areas.
Landscapinq
. Landscaping has been provided between pedestrian and parking areas around the perimeter of
the buildings. Accent trees and shrubs have also been provided on both sides of the main
R:\D P\2004\04-0525 Overland Il\STAFFREPORT.doc
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entrance into the center, around pedestrian parkettes and at the southwest corner of Overland
Drive and Nicole Lane. Numerous trees and shrubs have also been provided around the .
perimeter of the project site. Decorative paving treatments and outdoor furniture will be
incorporated throughout the center.
Six varieties of trees will be provided onsiteincluding Queen Palms, Camphor Trees and Crape
Myrtle. In addition, eighteen varieties of shrubs will be planted including Abelia, Purple Fountain
Grass and Society Garlic. Potted plants will be provided along front building elevations and at
pedestrian plazas for accent purposes.
ANALYSIS
Parkinq
The project conforms with all applicable onsite parking requirements as defined in the
Development Code including loading facilities. The parking requirements were determined based
on both proposed and future uses throughout the entire Creekside Centre property. The
following analysis is provided:
Proposed Retail Buildings "A" & "B" ~
Future Restaurant(s) -
26,470 Square Feet
10,000 Square Feet
The Development Plan requires 1 space/300 SF-GFA of retail space and 1 space/100 SF-GFA
for restaurants. Based on the proposed retail and future restaurant uses, staff has determined
that 88 parking spaces are required for the retail uses and 100 spaces are required for the future
restaurant (s). A total of 189 spaces will be provided. Should the proposed and future onsite .
uses change, the proposed size or intensity of the specific use must conform to applicable onsite
parking requirements.
Site Plan
The project site is not accessible on three sides due to topographic and drainage channel
constraints. In addition, the location of the main driveway access off Nicole Lane is mandated by
both its distance to Overland Drive and proximity to the driveway across Nicole Lane to the east.
Given these factors and the developers desire to achieve building visibility, the resulting onsite
parking area is irregular in shape. However, staff has determined that the project site plan
conforms to all the applicable development standards in the Community Commercial (CC)
zoning designation. The building setbacks meet the minimum requirements. In addition, target
floor area ratio and lot coverage requirements have not been exceeded. The Public Works
Department has reviewed the location and design of the secondary access off Nicole Lane and
has determined that on site circulation will not be significantly impacted should the secondary
access not be provided.
Buildinq Desiqn
Staff believes the design and architectural style of the retail buildings are consistent with
applicable provisions of the City-Wide Design Guidelines and Development Code. Staff also
believes the buildings are compatible with existing surrounding development including the
shopping center to the west which is under the same ownership.
.
R:\D P\2004\04-0525 Overland II\STAFFREPORT.doc
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Landscapinq
Staff has determined that the conceptual landscape plan, as conditioned conforms to the
landscape requirements of City-Wide Design Guidelines and Development Code with regard to
plant quantities sizes and spacing. The developer has indicated that additional onsite pedestrian
amenities including such improvements as a water feature or outdoor fireplace will likely be
added within the "retail plaza" along with tables and chairs once the needs of specific abutting
tenants have been identified. In addition, the developer has agreed to augment and enhance the
planting features at the southwest corner of Overland Drive and Nicole Lane in association with
the development of the future restaurant pads. Until that time, this area will be landscaped in
accordance with the proposed conceptual landscape plan. This has been made a recommended
condition of approval. (see Condition No.6)
Siqnaqe
The applicant recently submitted a draft sign program for the Creekside Centre. The program is
currently being reviewed by affected Departments. Staff has included a standard condition
requiring that the sign program be approved by the Planning Director prior to issuance of a
building permit.
ENVIRONMENTAL DETERMINATION
The City Council adopted a Negative Declaration in association with the land use designation
and zoning amendment from Business Park (BP to Community Commercial (CC) in 2003.
Based on the proposed project description and associated additional information, staff has
completed an addendum to the previously adopted negative declaration. The addendum
incorporates minor analysis changes in association with two resource categories including Air
Quality and Transportationrrraffic. The addendum concludes that the proposed project will not
result in any new impacts to either of the resource categories. Therefore, staff recommends that
the Commission determine that no supplemental environmental review is required.
CONCLUSION/RECOMMENDATION
Staff has determined that the project is consistent with the General Plan and conforms with the
City-Wide Design Guidelines and Development Code. Therefore, staff recommends that the
Planning Commission approve the proposed retail buildings subject to the attached conditions of
approval.
FINDINGS
Development Plan (Code Section 17.05.01 OF
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 the retail center and two retail buildings totaling 26,470 square feet is
consistent with the Community Commercial land use designation contained in the
General Plan. Moreover, the project conforms with the City-Wide Design Guidelines and
Development Code. The retail center is properly planned, designed and as conditioned,
is physically suitable for the type and density of commercial development proposed. The
R:\D Pl2004\Q4-0525 Overland II\STAFFREPORT.doc
5
project, as conditioned, is also consistent with other applicable requirements of State law .
and local ordinances, including the California Environmental Quality Act (CEQA), and fire
and building codes.
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 prior to
occupancy, City staff will inspect all construction. The site design will provide adequate
emergency access in the case of a need for emergency response to the site.
ATTACHMENTS
1. Plan Reductions - Blue Page 7
2. Project Review Worksheet - Blue Page 8
3. PC Resolution No. 2005-_ - Blue Page 9
Exhibit A - Conditions of Approval
4. Previously Adopted Negative Declaration - Blue Page 10
5. Addendum to Previously Adopted Negative Declaration - Blue Page 11
.
.
R:\D P\2004\04-0525 Overland II\STAFFREPORT.doc
6
.
.
.
ATTACHMENT NO.1
PLAN REDUCTIONS
R:\D P\2004\04-0525 Overland lI\STAFFREPORT.doc
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ATTACHMENT NO.2
PROJECT REVIEW WORKSHEET
R\D P\2004\04-0525 Overland II\STAFFREPORT.doc
8
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PROJECT REVIEW WORKSHEET
Development Plan
Commercial
Planning Application Number:
fit 04- 05::J..~
1. General Plan Designation: CO...........,,,;!-t CO""''''''-f'Cio..' (ee) Consistent?
2. Zoning Designation: C. .",..,vn;~ t o.......e.rr,"'\ r ~0 Consistent?
3. Environmental Documents Referred to in Making Determination:
~ General Plan EIR
I2(l Sensitive Biological Habitat Map
1M Sensitive Archeological Area Map
~ Sensitive Paleontological Area Map
~ Fault Hazard Zone Map
@ Subsidence/Liquefaction Hazard Map
~ 100 Year Flood Map
rr Future Roadway Noise Contour Map
o Other (Specify)
o
Previous EIR/ND. (Specify Project Name & Approval Date):
l'l~ :a",'Tht., SlN~"fU \-;"".., f6"'- fA- t\\- OA\q \,A-~'-O S-lu+- ~A- D\-05"Il"l
t
o
Submitted Technical Studies (Specify Name, Author & Date):
o Other:
4. Environmental Determination:
o Exempt
o Mitigated Negative Declaration
o Negative Declaration
o EIR "
\81. A~e"dv"'TO 'f"",,;O>l:,"t ~~~ Nc.;<'h.... ~'''('o,:no.....
o 20 Day Review 0 30 Day Review
~ 10 Day Review
5. General Plan Goals Consistency:
Consistent
Inconsistent
o
o
o
land Use
Circulation
Housing
~
81
81
R:\FORMS\ST AFF REPORTS\PROJECT REVIEW WORKSHEET.commercia1.dot
I
PROJECT REVIEW WORKSHEET
Development Plan
Commercial
Consistent
Inconsistent
o
o
o
o
o
o
o
as/Conservation
Growth ManagemenUPublic Facilities
Public Safety
Noise
Air Quality
Community Design
Economic Development
.
~
g]
~
fg]
181
~
~
6. City-wide Design Guideline Consistency:
o
Site Planninq:
o
A. How does the placement of building(s) consider the surrounding area
character? '''''' f""'~"L'\- ..i \-L eon>i..h ~ .y,,,cl.tJ to........".. ,,0<1 . '" , ""'l~ ~\"f~ ..,.ilol-.> tAl....,""-
~"':'~....... ?<Of..n-, h'M. "'~~'i'....1 \7....I"i",~ h.,..... b..,..s;~ 50 ~ ovo~ ~
"",Il,,,,'ioofo..... ~..!>I"f'" 1\.,. "''7I-_~IlI'r:6'",.l;~, e:. ",....<\-. 1\",-"1.. L........~J
....... 17<U' ",,,,"1,;~"""1 ~\cJ..
B. How do the structures interface with adjoining properties to avoid creating
nuisances and hazards? '...... ~..!,.. >i~i.. ~e.l ~ \-..00 S.iel..!>.., .s.~, tA.oI............,....
~..""u...... T\.e. "'..,..........a..... ,.....~...,..-..leel..H......""'-N ~""""~''''''"",~","~o(\>\':'''\\o.\-fo...
"'.....i'lo.""'\..~" ~ \o\a"t..ta.......J's \'" "",t\;WI'\\'fL"'...l t~ f'c.w-;YV\c.lrc.'I"'" o+'r\,.", s..tka""',\\ ~ N\ly \..~
o....c. 'iooV<:o"led.
C. How does the building placement allow buildings rather than parking lots .
to define the street edge? ""......~ ..n~uf-~lcl.;..,'b ha.., '"~ \"C/>oW ...u-....~ -1\ lIIi<ol..
\.....'\t.~.....c:\;).j."... +-:1"'- ~\\6;"",...;\\....~'rtl;c.o\..L.."" ......~n_~ ~ _..;~,,~....;~
~-: \._~"k ""+ r....",\oot.u.H7 t\......'Ip&.~-..~. Y'a~UL7 ~ -]rv t.uw_,,'a.t"r..~,...~ fT~,4..
~""'.."'- \1.-fu~ ",iel... \.,,"'~..\r""f\"~"" wi" >"""...~ ~l""''''' \+...~ylc.i...., lor.w-OM t\-.~
Parkinq and Circulation: .
o
A. How does the parking lot design allow customers and deliveries to reach
the site, circulate through the Rarking lot, and exit the site easily? J. J\J
i:":~~o:~":,,,"~~~~S::~,~ ~t..t'~'~~~~~~ho.ti;:,j i~ ~.y:\'%t..
f...c.\\\,",... ~_ "I"'"c.f"-M.\"'l lo\- I"'"io~'l-..,\",,~ 01)\"....<1:) e"'~. ..",) "",,\-'I-o\<. '>\l-e.o:o.s,\"1-
B. How does the parking lot design provide safe and convenient access to
pedestrians and bicyclists?1\- dc.;;"...nJ. ~~""" <:00"".;.\0.......;\\ \lrc..C)t..Ii9\.cJ ~,,~
~:.'l~~~t.. ~f;~:ti~~:~~t~~~~ ~~7.~~~~~~~?~
+0 ..........."""'~ .......>''''? ..~-.>,
C. How are the service facilities within the parking lot screened or buffered
from publi.c view? S"",^l.C.~~ill\-\~<;,u.n \o<.o..~...'r 'I:'ne'>O\lH-~*c-.~"'of-G~\\J{~'W'.
'-C ~...c;.,\;\-1.~~ "''''-V\o'l- ",c;,\Io'c..m",..nj f"'11\il '" ~~cf-~'1' ')ho,,\,} ~II)",).\'" s~
~
L6,Y\~x-,q\"r""'\ Sc.w<!. n Sc.Y...~ ~~,\\M'+:...ol'""l\4,eo.O..l-..te"'t- ;~i+::
Buildinq Architecture:
A. How does the building design provide articulation of the building mass?
\-u.<'lc. h\..",\' a~1,.- .."..,\ ""il\..~"e.~>" c.<>.,).,," <-'V""'~ "1,0,", \\\tl.c." "'i'~UL"''''V\l-''- .
h:....~ b<-<=:" ~"Q{.:I~cI.j-I..,^,~'.h ~I>L"..... .f--"I'~;hC.W"\'l-j'Q?-.")-) ...",,} ~eY'd,*
""'j->- \::1",IJ,''''')5-' l." ....l.)"h."", "lN1IJ-,,,, o'if>e.\-:. ..",J. ..c."~,,,-rc...d...w..\1 ho.v....
\1"~,,, ,. "c..v-fb.r_~ ..."."'5 \4-.... ~.~-\" ~\ev...'ri.,,^ of-"-v.c.\.. ?v(\'^,....., w\",c.\... """v(<l~
~cl..i...\<>.,..~' ..yo \-\c....o'","", ,... "'....,), ,'Y\.\-eo J \ , . I 1 '.-
R:\FORMS\STAFFREPORTS\PROJECTREVIEWWORKSHEET.commercla1.dot V"t~r. A ecoy-tI'oT""~ (.o..s~"1t:Jo,Y"cf\ Wi \'\ l:?e..
2 es....I.I;)l..~ \?~ev..~-hI.Wlo\r"j~
....hi...). ~..YV") ru b.....J.c.4.tp H.... \"\'nev,.Y""'<>S.5
6+ +l... <:..- ,....... 0 b v(lt.!.i "'5 ~
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o
PROJECT REVIEW WORKSHEET
Development Plan
Commercial
B. How is each building "stylistically" consistent with all buildings in a
complex, and on all elevations to achieve design harmony and continuity
wittlin itself?Tl->c. "'J\...~ I(u...."'of ~ \--w.....u-~;\'o~il<X;"~s..i,, ~hli.ti~\\'t L.."5;S~+- .
IoN! +-....... ~c.. b\-\.Aev. s,-"..... Y1)tl;~ ~~..........,...". g,,'l""",-y-\-iu.:..J.. 0.\110.....' w\-\-h""'.....h..\...\ "", bV\\c1.h..., ~G..\c;.
Go\'I""V). ~\".,....s.1\....r '7o.........f' ~Ic- ""--~ }.,..e.~'I"\.1.I \-\\;1'A!...J. nl"\. t...o.r\..... ;'V\d~"~J..Jo,..\ h tJ;\J"''1''''t.\{N-i~~
c.V"""~~....,J.C?i.'_MfV'f"/lO"""'f ,,"l'o.c).. Ctl.""'-\-\....\J\'rf +\"''n",h~,,\- \-\.-.'C..-~.'T-o...;\Ce_\-'~.:Y"'...
C. How does the placement of buildings create a more functional or useful
open space between the buildings and/or the street? ~ht; 1'\<0(<."",""," <>~ +h:, *-\-~;l ~\\~in...
Alonqtnelo~"'~ :ror,~..rt lit\C,......'\."'..~~~;"'..-\"'Si..,,;\'I-:t~.......~e'7~.~.....r
, . """
\W<<~T>'" $'"'........ s~ ,~~\1 ~.....e""" "" 'r"-_\"'......,.,~. /l. h...,tc.l .._""" or.r..~n;
D. Ho~"aOta'~ho~th~c~rrec'fu'Faf6l1;'ments (building base, windows,
doors and openings, cornice and parapet, roofline, and finish materials
meet t.he intent of the design guidelines? Oeto.....\-i".... ''''''''<:' wi \I b..."'yr!,....d to u.~
buna)'f'\C) b6.~e, o.:r(..o.~~ <l't'\.d. hwc.~ fur'" -to'l"'",""",o.J'"\-j. W'II'\~o...J ,h.~~ o.~ 5rLc.."7 h:-,-1t. b-e.c:..V'\
. . . '. . ..". n"l""",,k.
\ <.0("<..",.. \\--.,,- :""f h,....., "'''0 .....~...;..h V~W .,,+,,"- ",,,,\J,;~~~ .~51y 11:;'1-1 "..,,'{ ,"",,"'tt......>,-.
Landscapinq: ""'l'\l",~...",,-..~"i''';h~ H,..<l.... r....~.
A. Does the plan provide the following ratio of plantings?
aVes 0 No, why?
Trees
10% 36" Box
30% 24" Box
60% 15 Gallon
Groundcover
100% Coverage
In One Vear
Shrubs
100% 5 Gallon
B. Does the landscaped area, ratio, spacing, and size conforrn with the
design guidelines? ~Ves 0 No f>l) 01V\d(-\-\O~ '
C. How does the internal site landscaping frame the building(s) and
.separate them from the surrounding pavements? l.o.~~ ",I.."w> h.._ ~_ f,YIlvic:l:J
-c..,.""<-""" ;;.........''"' "'~.> ,,^d f'kc... \:N\\di""p .1'0<.4\'1"\0."'\-\"')> "'.."'~ko-y....vAA.:.d G'o'r 'r\.,~
>h<>'f'I'\Y'I'j <;;c..~ ~(,c.. :sr.ck. 'W'=:. ~vc. ll~-ft"ovlc:l.w~.pc.;le,.h-l"""'6'}'''''c;J.
D. How does the patio and street' furniture, fixtures, walls and fences integrate
w[th of the architecture and landscaping? Pl.."l.~ fv~"av,.... ",,,,J fi~I--X~... ....-r.. c"".."..'r;l:>\o:,.
w,~ \-\...e.. bu,\d.\"", CIo......o,....\\-e.l,..\v~Q.\"\O" \",.,..o.c;~,n5' M.bf't.O...,L.....1 J.ec.u"""-~ve p",,~, w~.......
.c.~o-\-v~'7 ~d- n\,....\.--e...... r'\...u.._~~v,-<\..r,..J1"\.....v..s- ~p""'" -h.. w.......\-hf>,.".. C.~""""f\~""".""7 .....M
v""f-t \-h~ ~\o,.O\""""'-5 c.e.-.\1o,-. $~ t-r_..."...l:x.tA\ froviclccl o.'!-l'cJt.>HlM f'j.,~s.
7. Development Code Consistency:
A. How does the plan achieve the performance standards specified in Code
Section 17.08.070?
R\FORMS\STAFF REPORTS\PROJECT REVIEW WORKSHEET.commercial.dot
3
PROJECT REVIEW WORKSHEET
Development Plan
Commercial
Circulation:
.
Architectural Desiqn:
t.jc.":>7i"c- .......>~ ..,,~ \:N\lc. o<;-~ \;7uilJ,,,,'Y 1.,,,> p.c.n "".0.~J wi~ H,.. u.sc.O+-.. (.u".~")...vJ. h
"7~~r-'"'~ ""\....-.),...:\...~~ 1:...... Q-AI'\'~'r..,^ do. ....1~{^r....~.....v~ ^"fT'.....rl.~ I~~...'\\ .,^",,,,,,;,P o..",d::h'04
(o\;~~;\-i~:\'::~~Y,).,,~)-i\)'"t.~ o\C)~ ~\\\....~\cl.;'^, ~i:f-o~>o..~ o~~T> r\) e",,~~ ~
Site Planninq and Desiqn: .."'<~ ",y<- h.~ <-",,-,,+...1.
Compatibility:
\h'Ly"'j<.4- 'i~ i" "'.\- ,.""~<A<\i..<..,,,...+t. ..-{,,,\-i"'') 0'-1"1..",,,,<..\ ,r~,;J..",lh", \ vIe.....
"""" tl...'"~~".._,J".....\ 50"':1\~ c.a...,.,d. r).e",),^ 1')+ ~@ (:~'""_~, r.......\........ ,,'~ r...~~ y-~\-{\..\~ u.u'~
l~".v'" <>,; "'l .......;, )-\~~ c..,..........Y"t\..\ ",..... ...".1 ...!l1 \x.p. <.o""~i.......... \-"""1 o.dJ.il-io" \" rh<:<VtP.-
B. Does the application and submitted plans on file conform with all of the
applicable minimum development standards?
W
D
Yes, with conditions
--
No
Net Lot Area:
Total Floor Area:
Floor Area Ratio:
Lot Coverage:
loll,., (PC{ I 't;{\ (0.;17 Ac.v-e~
.:1(, +1o'rs.
I
17"/0
F..." ".~.... """i' "\\b,,"-,e.rl
.
;E8Vironmenta:l1;lss@slJf~if(;l1riaIIW'iatWf~-I"
Hillside/Slope
Arch.lPaleo
Fault Zone
Flood
Noise
':!::
~SetoaCK'sr
~~r ~:~.~ '
Front
Side
Side
Rear
Parkin
'~I'.!
Traffic
Habitat
Subs.lLiqfctn
Stream/Creek
Air Quality /
North
East
West
South
c
(',v . e >
.
R:\FORMS\ST AFF REPORTS\PROJECT REVIEW WORKSHEET.commercial.dot
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ATTACHMENT NO.3
PC RESOLUTION NO. 2004-_
R:\D P\2004\04-0525 Overland lI\STAFFREPORT.doc
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PC RESOLUTION NO. 2005-_
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF TEMECULA APPROVING PLANNING APPLICATION
NO. PA04-0525 A DEVELOPMENT PLAN TO CONSTRUCT,
ESTABLISH AND OPERATE TWO SINGLE-STORY RETAIL
BUILDINGS TOTALING 26,470 SQUARE-FEET WITHIN THE
CREEKSIDE CENTRE SHOPPING PLAZA ON 6.3 ACRES
LOCATED AT THE SOUTHWEST CORNER OF OVERLAND
DRIVE AND NICOLE LANE ALSO KNOWN AS APN 921-810-
025.
WHEREAS, McArdle Associates Architects filed Planning Application No. PA04-0525
(the "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 public notice, in
the time and manner prescribed by State and local law;
WHEREAS, the Planning Commission, at regular meetings, considered the Application
on March 30, 2005 at a duly noticed public hearing as prescribed by law, at which time the City
staff and interested persons had an opportunity to, and did, testify either in support or opposition
to this matter;
WHEREAS, at the conclusion of the Commission hearing and after due consideration of
the testimony, the Commission recommended approval of the Application subject to and based
upon the findings set forth hereunder;
WHEREAS, all legal preconditions to the adoption of this Resolution have occurred.
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. Development Plan Findinqs. That the Planning Commission, in approving
the Application, hereby makes the following 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 all applicable requirements of State law and other ordinances of the City.
The plan to develop the retail center and two retail buildings totaling 26,470 square feet
is consistent with the Community Commercial land use designation contained in the
General Plan. Moreover, the project conforms with the City-Wide Design Guidelines and
Development Code. The retail center is properly planned, designed and as conditioned,
is physically suitable for the type and density of commercial development proposed. The
project, as conditioned, is also consistent with other applicable requirements of State law
and local ordinance, including the California Environmental Quality Act (CEQA), and fire
and building codes.
R:\D P\2004\04-0525 Overland II\Draft PC Reso.doc
B. 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 prior to
occupancy City staff 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 3. Environmental Compliance. The proposed project has been determined
to be exempt from further Environmental Review (CEQA Section 15162 subsequent EIR's and
Negative Declarations).
Section 4. Conditions. The Planning Commission of the City of Temecula approves
the application (PA04-0525) a Development Plan for a retail center consisting of two-retail
building totaling 26,470 square-feet 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 all other necessary conditions that may be deemed necessary.
Section 6. PASSED, APPROVED AND ADOPTED by the City of Temecula
Planning Commission this 30th day of March 2005.
David Mathewson, Chairman
ATTEST:
Debbie Ubnoske, Secretary
.
[SEAL]
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss
CITY OF TEMECULA )
I, Debbie Ubnoske, Secretary of the Temecula Planning Commission, do hereby certify
that PC Resolution No. 2005-_ was duly and regularly adopted by the Planning Commission
of the City of Temecula at a regular meeting thereof held on the 30th day of March 2005, by the
following vote:
ABSENT:
PLANNING COMMISSIONERS:
PLANNING COMMISSIONERS:
PLANNING COMMISSIONERS:
PLANNING COMMISSIONERS:
.
AYES:
NOES:
ABSTAIN:
Debbie Ubnoske, Secretary
R\D P\2004\04-0525 Overland II\Draft PC Reso.doc
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EXHIBIT A
DRAFT CONDITIONS OF APPROVAL
R:\D P\2004\04-0525 Overland II\Draft PC Reso.doc
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EXHIBIT A
CITY OF TEMECULA
DRAFT CONDITIONS OF APPROVAL
Planning Application No.: PA04-0525
Project Description:
A Development Plan to construct two-single story retail
building totaling 26,470 square feet within the Creekside
Centre shopping Plaza located at the southwest corner
of Overland Drive and Nicole Lane
Assessor's Parcel No.
921-81 0-025
MSHCP Category:
DIF Category:
TUMF Category:
Commercial
Retail Commercial
Retail
Approval Date:
March 30, 2005
Expiration Date:
March 30, 2007
PLANNING DIVISION
Within Forty-Eight (48) Hours of the Approval of this Project
1. The applicant/developer 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 Negative Declaration required under Public Resources Code
Section 211 08(b) and California Code of Regulations Section 15075. If within said forty-
eight (48) hour period the applicant/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 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.
R:\D P\2004\04~0525 Overland II\Draft Conditions of Approval.doc
1
3.
The permittee shall obtain City approval for any modifications or revisions to the approval of
this development plan.
.
4. 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.
5. The Director of Planning may, upon an application being filed within thirty days prior to
expiration, and for good cause, grant a time extension of up to three one-year extensions of
time, one year at a time.
6. The approved landscape construction drawings for Creekside Centre shall be revised to
include enhanced landscaping, decorative features and monumentation improvements at
the southwest corner of Overland Drive and Nicole Lane. The revisions shall be reviewed
and approved by the Planning Director prior to issuance of building permits for the
restaurant(s) located at the northeast corner of the site and shall be fully installed prior to
issuance of restaurant(s) final occupancy.
7. Site amenities to include tables and chairs shall be provided within the "Retail Plaza" area
prior to occupancy of abutting tenant spaces. . The type and design of the furniture shall be
reviewed and approved by the Planning Director.
8. Trash enclosures shall be provided to house all trash receptacles utilized on the site.
9.
All downspouts shall be internalized.
.
10. The development of the premises shall substantially conform to the approved site plan and
elevations contained on file with the Planning Department.
11.
The conditions of approval specified in this resolution, to the extent specific items, materials,
equipment, techniques, finishes or similar matters are specified, shall be deemed satisfied
by staffs prior approval of the use or utilization of an item, material, equipment, finish or
technique that City staff determines to be the substantial equivalent of that required by the
condition of approval. Staff may elect to reject the request to substitute, in which case the
real party in interest may appeal, after payment of the regular cost of an appeal, the decision
to the Planning Commission for its decision.
Material Color
Stucco: ICI "Manilla Tan" #551
Stucco: ICI "Taupewood" #372
Stucco: ICI "Onionskin Tan" #421
Roofing: AEP-Span Metal Standing Seam "Agean Copper"
Metal Canopies: Same as Roofing
Stone Base: Ledgestone
Aluminum Storefront: Timely White #CC301
Glass: Clear
.
R:\D P\2004\04-0525 Overland II\Draft Conditions of Approval.doc
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.
.
12.
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 or any
successors in interest.
13. The applicant shall submit to the Planning Department for permanent filing two (2) 8" X 10"
glossy photographic color prints of the approved Color and Materials Board and the colored
architectural elevations. All labels on the Color and Materials Board and Elevations shall be
readable on the photographic prints.
14. The applicant shall sign both copies of the final conditions of approval that will be provided
by the Planning Department staft, and return one signed set to the Planning Department for
their files.
Prior to Issuance of Grading Permits
15. Provide the Planning Department with a copy of the underground water plans and electrical
plans for verification of proper placement of transformer(s) and double detector check prior
to final agreement with the utility companies.
16.
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.
17.
The following shall be included in the Notes Section of the Grading Plan: "If at any time
during excavation/construction of the site, archaeological/cultural resources, or any artifacts
or other objects which reasonably appears to be evidence of cultural or archaeological
resource are discovered, the property owner shall immediately advise the City of such and
the City shall cause all further excavation or other disturbance of the aftected area to
immediately cease. The Director of Planning at his/her sole discretion may require the
property to deposit a sum of money it deems reasonably necessary to allow the City to
consult and/or authorize an independent, fully qualified specialist to inspect the site at no
cost to the City, in order to assess the significance of the find. Upon determining that the
discovery is not an archaeological/cultural resource, the Director of Planning shall notify the
property owner of such determination and shall authorize the resumption of work. Upon
determining that the discovery is an archaeological/cultural resource, the Director of
Planning shall notify the property owner that no further excavation or development may take
place until a mitigation plan or other corrective measures have been approved by the
Director of Planning."
Prior to Issuance of Building Permit
18. A separate building permit shall be required for all signage.
19. A comprehensive shopping center sign program shall be reviewed and approved by the
Planning Director.
20.
Three (3) copies of Construction Landscaping and Irrigation Plans shall be reviewed and
approved by the Planning Department. These plans shall conform to the approved
conceptual landscape plan, or as amended by these conditions. The location, number,
R:\D P\2004\04-0525 Overland II\Draft Conditions of Approval.doc
3
21.
genus, species, and container size of the plants shall be shown. The plans shall be .
consistent with the Water Efficient Ordinance. In addition, the plans shall show the following
a. Street landscaping is existing and shall remain on Overland Drive and Nicole Lane.
New plantings on the project shall coordinate and be compatible with these existing
plantings. The existing landscape shall be refurbished as necessary.
b. If the access altemative is developed at the at the southeast comer of Building B,
plantings shall be revised as approved by the Planning Director to insure an effective
screen is provided to screen the rear of the building from Nicole Lane.
c. Slope banks 5' or greater in vertical height with slopes greater than or equal to 3:1
shall be landscaped at a minimum with an appropriate ground cover, one 15 gallon
or larger size tree per 600 square feet of slope area, and one 1 gallon or larger shrub
for each 100 square feet of slope area. Slope banks in excess of 10' in vertical
height with slopes greater than or equal to 2:1 shall also be provided with one 5
gallon or larger tree per 1,000 square feet of slope area in addition to the above
requirements.
d. One landscape planter shall be provided per 10 parking spaces. The finger planting
width shall be a minimum of 5' wide with the length equal to the adjoining parking
space. The planter shall contain a minimum one tree with surrounding groundcover,
shrubs or both.
e. Areas proposed for future development at the north end of the project site shall be
temporarily tufted, seeded and irrigated for dust and soil erosion control as approved
by the Director of Planning.
The landscape construction plans shall be accompanied by the following items:
a. Appropriate filing fee (per the City of Temecula Fee Schedule at time of submittal).
b. Provide a minimum five foot wide planter to be installed at the perimeter of all
parking areas. Curbs, walkways, etc. are not to infringe on this area.
c. Provide an agronomic soils report with the construction landscape plans.
d. One (1) copy of the approved grading plan.
e. Water usage calculations per Chapter 17.32 of the Development Code (Water
Efficient Ordinance).
f. Total cost estimate of plantings and irrigation (in accordance with approved plan).
g. 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.
22.
All utilities shall be screened from public view. Landscape construction drawings shall show
and label all utilities 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. Screening of utilities is not to look like an after.
thought. Plan planting beds and design around utilities. Locate all light poles on plans and
insure that there are no conflicts with trees.
23.
Building plans shall indicate that all roof hatches shall be painted "Intemational Orange".
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4
.
.
.
24.
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-inches 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.
Prior to Building Occupancy
25. Prior to the release of occupancy, or any use allowed by this permit, the applicant shall be
required to screen all loading areas and roof mounted mechanical equipment from view of
the adjacent public right-of-ways. 11 upon final inspection it is determined that any
mechanical equipment, roof equipment or backs of building parapet walls are visible from
any portion of the public right-of-way adjacent to the project site, the developer shall provide
screening by constructing a sloping tile covered mansard roof element or other screening if
reviewed and approved by the Director of Planning.
26. All required landscape planting and irrigation shall have been installed consistent with the
approved construction plans and shall be in a condition acceptable to the Director of
Planning. The plants shall be healthy and free of weeds, disease, or pests. The irrigation
system shall be properly constructed and in good working order.
27.
Performance securities, in amounts to be determined by the Director of Planning, to
guarantee the maintenance of the pJantings in accordance with the approved construction
landscape and irrigation plan shall be filed with the Planning Department for a period of one
year from final certificate of occupancy. After that year, if the landscaping and irrigation
system have been maintained in a condition satisfactory to the Director of Planning, the
bond shall be released upon request by the applicant.
.
28. Each parking space reserved for the handicapped shall be identified by a permanently
affixed reflectorized sign constructed of porcelain on steel, beaded text or equal, displaying
the International Symbol of Accessibility. The sign shall not be smaller than 70 square
inches in area and shall be centered at the interior end of the parking space at a minimum
height of 80 inches from the bottom of the sign to the parking space finished grade, or
centered at a minimum height of 36 inches from the parking space finished grade, ground,
or sidewalk. A sign shall also be posted in a conspicuous place, at each entrance to the off-
street parking facility, not less than 17 inches by 22 inches, clearly and conspicuously stating
the following:
"Unauthorized vehicles parked in designated accessible spaces not
displaying distinguishing placards or license plates issued for persons with
disabilities may be towed away at owner's expense. Towed vehicles may be
reclaimed by telephoning 951 696-3000."
29. In addition to the above requirements, the surface of each parking place shall have a
surface identification sign duplicating the Symbol of Accessibility in blue paint of at least 3
square feet in size.
30. All site improvements including but not limited to parking areas and striping shall be installed
prior to occupancy or any use allowed by this permit.
.
31.
All of the foregoing conditions shall be complied with prior to occupancy or any use allowed
by this permit.
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PUBLIC WORKS DEPARTMENT
.
32. 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.
33. An Encroachment Permit shall be obtained from the Department of Public Works prior to
commencement of any construction within an existing or proposed City right-of-way.
34. All 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
Temecula mylars.
35. If Nicole Lane remains a private street, the southerly driveway will be approved as shown on
the approved site plan.
36. If Nicole Lane is to be dedicated as a public street, the southerly driveway shall be
eliminated as shown on the approved site plan as the "Alternative Driveway" detail.
Prior to Issuance of a Grading Permit
37. 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.
38.
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.
.
39. 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.
40. 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.
41.
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 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
.
R:\D P\2004\04-0525 Overland II\Draft Conditions of Approval.doc
6
.
.
.
stormwater 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.
42.
As deemed necessary by the Director of the Department of Public Works, the Developer
shall receive written clearance from the following agencies:
a. Planning Department
b. Department of Public Works
43.
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.
44.
Permanent landscape and irrigation plans shall be submitted to the Planning Department
and the Department of Public Works for review and approval.
45.
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.
46.
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.
Prior to Issuance of a Building Permit
47. 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. Driveway(s) shall conform to the applicable City of Temecula Standard No. 207A.
c. Concrete sidewalks and ramps shall be constructed along public street frontages in
accordance with City of Temecula Standard No. 400.
d. All street and driveway centerline intersections shall be at 90 degrees.
48. 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: sidewalks, drive
approaches, and street lights.
b. Storm drain facilities
c. Sewer and domestic water systems
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7
49.
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.
.
50. 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.
51. The Developer shall pay to the City the Western Riverside County Transportation Uniforrn
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.
Prior to Issuance of a Certificate of Occupancy
52. As deemed necessary by the Departrnent 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
53. 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.
54.
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.
.
FIRE DEPARTMENT
55. 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.
56. 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 1500 GPM at
20 PSI residual operating pressure, plus an assumed sprinkler demand of 850 GPM for a
total fire flow of 2350 GPM with a 2 hour duration. The required fire flow may be adjusted
during the approval process to reflect changes in design, construction type, or automatic fire
protection measures as approved by the Fire Prevention Bureau. The Fire Flow as given
above has taken into account all information as provided. (CFC 903.2, Appendix III-A)
57.
The Fire Prevention Bureau is required to set minimum fire hydrant distances per CFC
Appendix III-B, Table A-III-B-1. A minimum of 1 hydrants, in a combination of on-site and
off-site (6" x 4" x 2-2 1/2" outlets) shall be located on Fire Department access roads and
adjacent public streets. Hydrants shall be spaced at 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)
.
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8
.
.
.
58.
As required by the California Fire Code, when any portion of the facility is in excess of 150
feet frorn 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)
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)
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 lbs. 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 lbs. GVW with a minimum AC thickness of .25 feet.
(CFC sec 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 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)
65. 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)
66. 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 andlor
numbers on both the front and rear doors. Single family residences and multi-family
residential units shall have four (4) inch letters and lor numbers, as approved by the Fire
Prevention Bureau. (CFC 901.4.4)
67.
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.
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9
Fire sprinkler plans shall be submitted to the Fire Prevention Bureau for approval prior to .
installation. (CFC Article 10, CBC Chapter 9)
68. 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)
69. 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)
70. 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)
71. 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.
72. 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
.
73. 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.
74. 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)
75. 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)
BUILDING AND SAFETY DEPARTMENT
76. 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.
77.
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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10
.
78.
79.
80.
81.
82.
83.
. 84.
85.
86.
87.
88.
89.
90.
91.
92.
.
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 street-lights 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 comply with 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.
Provide van accessible parking located as close as possible to the main entry.
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 Califomia Building Code Appendix 29.
Provide appropriate stamp of a registered professional with original signature on plans prior
to permit issuance.
Provide electrical plan including load 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 standards, and any block walls if not on the approved
building plans, will require separate approvals and permits.
93.
Show all building setbacks.
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11
94.
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. 94-21,
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
.
COMMUNITY SERVICES DEPARTMENT
General Conditions
95. The trash enclosures shall be larger to accommodate a recycling bin, as well as, regular
solid waste containers.
96. Any damage done to the existing Class II bike lanes on Overland will be repaired to the
satisfaction of Public Works.
97. 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.
98. All parkways, interior landscaping, fencing and on site lighting shall be maintained by the
property owner or maintenance association.
99.
Applicant shall comply with the Public Art Ordinance.
.
Prior to Issuance of the First Building Permit
100. The developer shall provide TCSD verification of arrangements made with the City's
franchise solid waste hauler for disposal of construction debris.
OUTSIDE AGENCIES
101. The developer shall comply with the attached correspondence from Rancho California Water
District dated October 12, 2004.
102. The developer shall comply with the attached correspondence from Riverside County Flood
Control District dated November 1 , 2004.
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
.
Applicant's Printed Name
R:\D P\2004\04-0525 Overland II\Draft Conditions of Approval.doc
12
@
11_
later
Board{)fnirector~
Juhn E. Hoag-Jand
Presidenl
Csaba F. Ko
Sf. VieePI-esidcnt
Stephen J. Corona
Ralph If. Daily
Ben R. D.'akc
Lisa D. Herman
Michael R. MeMiIlan
Officers:
Brian J. Brady
Gcneralj\hn:lgcr
Phillip L. Forbes
Director of FimU1cc-TrNl~llrcr
E.P. "Bob" Lemons
DirectorofEngine~J'ine;
Perry R. Louck
CnntrolJcr
Linda M. Fregoso
Di~trid Secretary/Administrative
Service~Man<lgcJ:
C. Micll3el Cowctt
Best Best & Krieger LLP
Gener<<.lCounsel
October 12, 2004
W f~~ ~ ;1 ;;D;'wl
By
Matthew Harris, Project Planner
City of Temecula
Planning Department
Post Office Box 9033
Temecula, CA 92589-9033
...........,'-=---
SUBJECT: WATER A V AILABILITY, OVERLAND II COMMERCIAL
PARCEL 2 OF PARCEL MAP NO. 30107, APN 921.810-025
PA04-0525 [DA VCONJ
Dear Mr. Harris:
P~case be advised tl~at the J.bc\'e refe::.-~nced pr~perty 1'3 10c~ted \vithi!! tnf':
boundaries of Rancho Califomia Water District (RCWD). Water service,
therefore, would be available upon constmction of any required on-site and/or
off-site water facilities and the completion of financial arrangements between
RCWD and the property owner.
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.
This project has the potential to become a commercial condominium
development, with individual building owners and an owners' association
maintaining the common property and private water, fire protection, and
landscape irrigation facilities. RCWD requires that the City of Temecula include
a Reciprocal Easement and Maintenance Agreement for these on-site private
water facilities as a condition of approval for the project. In addition to this
agreement, RCWD would require individual water meters for each condominium
unit.
If you have any questions, please contact an Engineering Services Representative
at this office.
Sincerely,
RANCHO CALIFORNIA WATER DISTRICT
7J1~2?l;pf-
Development Engineering Manager
04\MM:mc037\FCF
c: Laurie \Villiams, Engineering Services Supervisor
Bud Jones, Engineering Project Coordinator
Rancho California Water District
42135 Winchester Road. Post Offi~e B"x 9017 . TemecuJa, California 92589-9017 . (951) 296.6900 . FAX (951) 296.6860
WARREN D. W]LLlAMS
:Jencral Manager-Chief Engineer
]995 MARKET STREET
RlVERSIDE, CA 9250]
951.955.]200
951.788.9965 FAX
51180.1
RIVERSIDE COUNTY FLOOD CONTROL
CityofTemecula ANDWATERCONSERVATIONDlST I,~!!~.n\.' r~. [] m ~1ni~1
Planning Department ' II1I
Post Office Box 9033 ! n: ~,OV (; d 2004 i U' I
Temecula, California 92589-9033 lJ U ' Ll1)
Attention: M,o.-T\i>,.J ~S
ladies and Gentlemen:
'PA.oLJ
p
.,
Re:
The District does not normally recommend conditions for land divisions or other land use cases in incorporated cities.
The District also does not plan check city land use cases, or provide State Division of Real Estate letters or other flood
hazard reports for such cases. District comments/recommendations for such cases are normally limited to items of
specific interest to the District including District Master Drainage Plan facilities, other regional flood control and
drainage facilities which could be consicfered a logical component or extension of a master plan system, and District
Area Drainage Plan fees (development mitigation fees). In addition, information of a general nature is provided.
The District has not reviewed the proposed project in detail and the following checked comments do not in any way
constitute or imply District approval or endorsement of the proposed project With respect to flood hazard, public health
and safety or any other such Issue:
No comment.
-L
This project would not be impacted by District Master Drainage Plan facilities nor are other facilities of
regional Interest proposed.
This project involves District Master Plan facilities. The District will accept ownership of such facilities on
written request of the City. Facilities must be constructed to District standards, and District plan check and
inspection will be required for District acceptance. Plan check, inspection and administrative fees will be
required.
This project proposes channels, storm drains 36 inches or larger in diameter, or other facilities that could be
considered regional in nature and/or a logical extension of the adopted
Master Drainage Plan. The District would consider accepting ownership of such faCilities on written request
of the City. Facilities must be constructed to District standards, and District plan check and inspection Will be
required for District acceptance. Plan check, inspection and administrative fees will be required.
This project is located within the limits of the District's \o.\.",l"?\~ qt.F~- "Il'Ml"Gitl../>. J",uz;.y Area
Drainage Plan for which drainage fees have been adopteO;aj5plicable fees should be paid by cashiers check
or money order only to the Flood Control District prior to issuance of building or grading permits, whichever
comes first. Fees to be paid should be at the rate In effect at the time of issuance of the actual permit.
GENERAL INFORMATION
~
This project may require a National Pollutant Discharge Elimination System (NPDES) permit from the State Water
Resources Control Board. Clearance for grading, recordation, or other final approval should 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 City should
require the applicant to provide all studies calculations, plans and other information reCjuired to meet 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 of the project, and a letter of Map Revision (LOMR) prior to occupancy.
If a natural watercourse or mapped flood plain is impacted by this prot'ect, the City should require the applicant to
obtain a Section 1601/1603 Agreement from the California Departmen of Fish and Game and a Clean Water Act
Section 404 Permit from the U.S. Army Corps of Engineers, or written correspondence from these agencies indicating
the project is exempt from these requirements. A Clean Water Act Section 401 Water Quality Certification may be
required from the local California Regional Water Quality Control Board prior to issuance of the Corps 404 permit.
Very truly yours,
~~
ARTURO DIAZ
Senior Civil Engineer
Date /1/{lf! ~ cPt:7t!?-/
c:
Transportation and land Management Agency
Attn: Greg Neal
AN
.
.
.
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ATTACHMENT NO.4
PREVIOUSLY ADOPTED NEGATIVE DECLARATION
R\D P\2004\04-0525 Overland lI\STAFFREPORT.doc
10
-
. City of Temecula
Planning DI~partment
.
Notice of Proposed Negative Declaration
PROJECT: Planning Application No. 01-0418 (General Plan Amendment)
Planning Application No. 01-0509 (Specific Plan Amendment)
Planning Application No. 01-0510 (Zone Change)
APPLICANT: Eli Lilly & Company
LOCATION: South side of Overland Drive between Margarita and Ynez Roads
DESCRIPTION: A proposal to change the General Plan land use designations from
Business Park (BP) to Community Commercial (CC); to amend the
Regional Center Specific Plan (SP-7) by removing Planning Area No.3
from SP-7; and change the Zoning designations from SP-7 on one parcel
and from BP to CC on two parcels.
The City of Temecula intends to adopt a Negative Declaration for the project described above.
Based upon the information contained in the attached Initial Environmental Study and pursuant
to the requirements of the California Environmental Quality Act (CEQA); it has been determined
that this project as proposed, revised or mitigated will not have a significant impact upon the
environment. As a result, the Planning Commission will recommend that the City Council adopt
a Negative Declaration lor this project.
The Comment Period for this proposed Negative Declaration is October 31,2002 to November
19,2002. Written comments and responses to this notice should be addressed to the contact
person listed below at the following address: City of Temecula, P.O. Box 9033, Temecula, CA
92589-9033. City Hall is located at 43200 Business Park Drive.
The public notice of the intent to adopt this Negative Declaration is provided through:
X The Local Newspaper. X Posting the Site. X Notice to Adjacent Property Owners.
If you need additional information or have any questions concerning this project, please contact
Emery J. Papp, Associate Planner at (909) 694-6400.
Prepared by: ~9J' 1- f..,if Emery J. Papp, Associate Planner
. (Signature) (Name and Title)
R:\G P AIPAOI.0418 Eli UllylNOTICE OF PROPOSED NEGATIVE DECLARATION.doc
I
City of Temecula
P.O. Box 9033, Temecula, CA 92589-9033
Environmental Checklist
Project Title Planning Application No. PA01-0418, General Plan Amendment
Planning Application No. PA01-0510, Specific Plan Amendment
Plannin A lication No. PA01-0509, Zone Chan e
Lead Agency Name and Address City of Temecula
P.O. Box 9033, Temecula, CA 92589-9033
Contact Person and Phone Number Emery J. Papp, Associate Planner
909 694-6400
Project Location West side of Margarita Road, south side of Overland Drive and north
of Solana Way (Lot Nos. 1,2, and 3 of TPM 30107 see attached
ma
Project Sponsor's Name and Address Excel Engineering
440 State Place
Escondido, CA. 92029
General Plan Designation Business Park (BP)
Zoning BP and SP-7 (Temecula Regional Center, SP-7)
Description of Project PA01-0418 is a request to change the General Plan Land Use
designations from Business Park (BP) to Community Commercial
(CC). PA01-0510 is a request to change the Regional Center
Specific Plan (SP-7) by removing Planning Area No.3 from SP-7.
PA01-0509 is a request to change Zoning from SP-7 to CC on one
arcel, from BP to CC on two arcels.
Surrounding Land Uses and SE,tting North: SP-7; Costco retail store and vacant land
East: High Density Residential (H); Solana Ridge Apartments
South: H and Service Commercial (SC); Acacia Park Resort
Apartments and Paradise Chevrolet
West: LI and SC; Guidant Corporation building and parking lot,
and Norm Reeves overflow parking lot and vehicle repair
buildin
Other public agencies whose approval
is re uired
Approach to Analysis
.
R:\G P AIPA01.0418 Eli UlIy\Eli Ully Initial Study (GPA, SPA, ZC).doc
.
Environmental Factors Potentially Affected
The environmental factors checked below would be potentially affected by this project, involving at least one
impact that is a "Potentially Significant Impact" as indicated by the checklist on the following pages.
Land Use Plannina Hazards
Population and Housina Noise
Geoloaic Problems Public Services
Water Utilities and Service Systems
Air QualltV Aesthetics
TransDortation/Circulation Cultural Resources
Sioloaical Resources Recreation
Enerav and Mineral Rescurces Mandatory Findinas of SlCnificance
~ None
Determination
(To be completed by the lead agency)
On the basis of this initial evaluation:
~ I find that the proposed project COULD NOT have a significant on the environment, and a NEGATIVE
DECLARATION will be oreoared
I find that although the proposed project could have a significant effect on the environmimt, there will not
be a significant effect in this case because revisions in the project have been made by or agreed to by
the oroiect proponen!. A MITIGATED NEGATIVE DECLARATION will be prepared.
I find that the proposed project MAY have a significant effect on the environment, and an
ENVIRONMENTAL IMPACT REPORT is required
I find that the proposed project MAY have a "potentially significant impact" or "potentially significant
unless mitigated" impact on the environment, but at least one effect 1) has been adequately analyzed in
an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation
measures based on the earlier analysis as described on attached sheets, if the effect is a 'potentially
significant impact" or "potentially significant unless mitigated." An ENVIRONMENTAL IMPACT REPORT
is reouired, but it must analvze onlv the effects that remain to be addressed.
I find that although the proposed project could have a significant effect on the environment, because all
potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE
DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuantto
that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are
imoosed uoon the prooosed oroiect, nothino further is reauired.
~ 4.fh~
Signature I
.~
10 Iz~ /O~
Date I
.
For
R:\G P AIPA01-0418 Eli LillylEli Lilly Initial Study (GPA, SPA, ZC).doc
2
1. Land Use and Planning. Would the project:
Potentially
Potentially Significant Less Than
Significant Unless Significant No
Impact Mitigation Impact Impact
Issues and Suooortina Information Sources Incorporated
a. Physically divide an established community? ..J
b. Conflict with applicable land use plan, policy, or
regulation of an agem:y with jurisdiction over the project
(including, but not limited to the general plan, specific ..J
plan, local coastal program, or zoning ordinance)
adopted for the purpose of avoiding or mitigation an
environmental effect?
c. Conflict with any applicable habitat conservation plan or ..J
natural communitv conservation clan?
.
Comments:
The project site is vacant and is surrounded by SP-7 (Temecula Regional Center Specific Plan) zoned
properties to the north that include a Costco retail store and vacant land, High Density Residential (H)
zoned property to the east that includes the Solana Ridge Apartments, H and Service Commercial (SC)
zoned properties to the south that contain the Acacia Park Resort Apartments and Paradise Chevrolet,
and LI and SC zoned properties to the west that include the Guidant Corporation building and parking
lot, and a Norm Reeve:; overflow parking lot and vehicle repair building. The development of this site.
will be consistent with the commercial land use patterns found in the surrounding properties. No
impacts are anticipated as a result of this project.
The project will not conflict with applicable General Plan designations, environmental plans or policies
adopted by agencies with jurisdiction over the project. Impacts from all General Plan land use
designations were analyzed in the Environmental Impact Report (EIR) for the General Plan. Agencies
with jurisdiction within the City commented on the scope of the analysis contained in the EIR and how
the land uses would impact their particular agency. Mitigation measures approved with the EIR will be
applied to this project where necessary. Further, all agencies with jurisdiction over the project are also
being given the opportunity to comment on the project, and it is anticipated that they will make the
appropriate comments as to how the project relates to their specific environmental plans or policies.
The project site has been previously graded and services are available into the area. There will be no
impacts on adopted environmental plans or policies.
The proposed project will not conflict with any applicable habitat conservation plan or natural
community conservation plan. The site has been graded and continuously grubbed for weed
abatement and fire protection. This site is not within any applicable habitat conservation plan or natural
community conservation plan. Therefore, no impacts are anticipated as a result of this project.
.
R:\G P AIPA01-0418 Eli UllylEli Lilly Initial Study (GPA, SPA, ZC).doc
3
2. POPULATION AND HOUSING. Would the project:
Potentially
Significant
Impact
Potentially
Significant
Unless
Mitigation
Incorporated
less Than
SignifICant No
Impact Impact
b.
Issues and Su ortin Information Sources
Induce substantial population growth in an area, either
directly (for example, by proposing new homes and
businesses) or indirectly (for example, through extension
of roads or other infrastructure?
Displace substantial numbers of existing housing,
necessitating the construction of replacement housing
elsewhere?
Displace substantial numbers of people, necessitating the
construction of re lacement housin elsewhere?
"
a.
"
c.
"
Comments:
The project is consistent with the City's General Plan Community Commercial land use designation,
and the proposed zoning designations. No new impacts are anticipated as a result of this project.
.
The project will not displace substantial numbers of people or existing housing as the site is vacant and
has non-residential General Plan Land Use designations. The site is zoned for industrial and
commercial development. No impacts are anticipated as a result of this project.
.
R:\G P AIPA01-Q418 Eli UllylEli Lilly Initial Study (GPA, SPA, ZC).doc
4
3. GEOLOGY AND SOILS. Would the project?
I Potentially
Potentially Significant Less Than
Significant Unless Significant No
Impact Mitigation Impact Impact
Issues and SUDDortina Information Sources Incorporated
a. Expose people or structures to potential substantial
adverse effects, including the risk of loss, injury, or death -J
involvina:
i) Rupture of a known earthquake fault, as delineated on
the most recent Alquist-Priolo Earthquake Fault Zoning
Map issued by the State Geologist for the area or based ..J
on other substantial evidence of a known fault? Refer to
Division of Mines and GeoloDv Soecial Publication 42.
Ii) Strong seismic ground shaking? . -J
iii) Seismic-related ground failure, including liquefaction? ..J
iv) Landslides? -J
b. Result in substantial soil erosion or the loss of topsoil? -J
c. Be located on a geologic unit or soil that is unstable, or
that would become unstable as a result of the project, -J
and potentially result in on- or off-site landslide, lateral
sDreadinQ, subsidence, liouefaction or collapse?
d. Be located on expansive soil, as defined in Table 1801-8
of the Uniform Building Code (1994), creating substantial -J
risks to life or DroDertv?
e. Have soil incapable of adequately supporting the use of
septic tanks or alternative waste water disposal systems ..J
where sewers are not available for the disposal of waste
water?
.
.
Comments:
3.a.i. _ a.iv. The most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for
the area shows that there are no faults through this property; therefore, no impacts are anticipated as a
result of this project.
3. b,c,d,e. The approval of the GPA, the SPA and the ZC are actions that will not directly lead to
development. Consequently, there will be no impacts to geology and soils.
.
R:\G P AIPA01-0418 Eli LillylEli Ully Initial Study (GPA, SPA, ZC)_doc .
5
4. HYDROLOGY AND WATER QUALITY. Would the project:
Potentially
Potentially Significant Less Than
Significant Unless Significant No
Impact Mitigation Impact Impact
Issues and Supportina Information Sources Incorporated
a. Violate any water qw:dity standards or waste discharge ..J
reauirements?
b. Substantially deplete groundwater supplies or interfere
substantially with groundwater recharge such that there
would be a net deficit in aquifer volume or a lowering of
the local groundwater lable level (e.g., the production rate ..J
of pre-existing nearby wells would drop to a level which
would not support existing land uses or planned uses for
which permits have be,en aranted\?
c. Substantially alter the ,~xisting drainage pattern of the site
or area, including through the alteration of the course of a ..J
stream or river, in a manner which would result in
substantial erosion or siltation on. or off-site?
d. Substantially alter the existing drainage pattern of the site
or area, including through the alteration of the course of a ..J
stream or river, or substantially increase the rate or
amount of surface runoff in a manner which would result
in floodina on- or off-site?
e. Create or contribute runoff water which would exceed the
capacity of existing or planned storm water drainage ..J
systems or provide substantial additional sources of
polluted runoff?
f. Otherwise substantial~( degrade water quality? ..J
g. Place housing within a 100-year flood hazard area as
mapped on a federal Flood Hazard Boundary or Flood -.J
Insurance Rate Map or other flood hazard delineation
map?
h. Place within a 1 DO-year flood hazard area structures ..J
which would impede or redirect flood flows?
i. Expose people or stru(:tures to a significant risk of loss,
injury or death involving flooding, including flooding as a -.J
result of the failure of a levee or dam?
j. Inundation by seiche, tsunami, or mudflow? ..J
Comments:
These actions will not cleate a need for additional water supplies, nor will they impact issues of quality,
drainage, or flood zones. No new impacts are anticipated as a result of this project.
.
R:\G P AIPAQ1-Q41S Eli LillylEli Lilly Initial Study (GPA. SPA, ZC).doc
6
5. AIR QUALITY. Where ~Ivailable, the significance criteria established by the applicable quality
management or air pollution control district may be relied upon to make the following
determinations. Would the project:
Potentially
Potentially Significant less Than
Significant Unless Significant No
Impact Mitigation Impact Impact
Issues and SupportinQ Information Sources Incorporated
a. Conflict with or obstruct implementation of the applicable ..J
air Quality plan?
b. Violate any air quality ~ltandard or contribute substantially ..J
to an existinq or proiected air oualitv violation?
c. Result in a cumulatively considerable net increase of any
criteria pollutant for which the project region is non-
attainment under an applicable federal or state ambient ..J
air quality standard (induding releasing emissions which
exceed Quantitative thresholds for ozone orecursors?
d. Expose sensitive receptors to substantial pollutant ..J
concentrations?
e. Create objectionable odors affecting a substantial number ..J
of people?
.
Comments:
Approval of these actions will not conflict with applicable air quality plans nor violate air quality or pollution .
standards. No new impacts am anticipated as a result of this project.
.
R:\G P AIPA01.0418 Eli LillylEli Lilly Initial Study (GPA, SPA, ZC).doc
7
6. TRANSPORTATION/TRAFFIC. Would the project:
a.
b.
c.
d.
e.
f.
g.
Potentially
Significant
Impact
Potentially
SignifICant
Unle""
Mitigation
Incorporated
less Than
Significant No
Impact Impact
Issues and Su ortin Information Sources
Cause an increase in traffic which is substantial in
relation to the existing traffic load and capacity of the
street system (i.e., result in a substantial increase in
either the number of vehicle trips, the volume to capacity
ratio on roads, or con estion at intersections?
Exceed, either individually or cumulatively, a level of
service standard established by the county congestion
mana ement a enc for desi nated roads or hi hwa s?
Result in a change in air traffic patterns, including either
an increase in traffic levels or a change in location that
results in substantial safet risks?
Substantially increase hazards due to a design feature
(e.g., sharp curves or dangerous intersections) or
incorn atible uses e. ., farm e ui ment?
Result in inadequate emergency access?
Result in inadequate parking capacity?
Conflict with adopted ~.olicies, plans, or programs
supporting alternative transportation (e.g., bus turnouts,
bic cle racks?
"
"
"
"
"
"
"
Comments:
.
Approval of these actions will not conflict with applicable transportation or circulation plans or standards. A
traffic study was prepared for this project in January 2001 that discusses trip generation equivalency at the
General Plan level. The traffic study indicates that average daily trip generation will be within Level of Service
"D" during peak periods, and Level of Service "C" or better during non-peak periods as required by the City's
General Plan and Growth Management Action Plan.
The average daily trip counts for the intersections affected by this project at the time the traffic study was
prepared, are as follows:
INTERSECTION AVERAGE DAILY TRIP COUNTS
- EXISTING PEAK HOUR CONDITIONS -
NORTH BOUND SOUTH BOUND EAST BOUND WEST BOUND
INTERSECTION Peak L T R L T R L T R L T R LEVEL OF
Hour SERVICE
Margarita Rd. at AM 386 587 0 0 754 192 80 0 78 0 0 0 C
Overland Dr. PM 288 855 0 0 926 131 310 o. 621 0 0 0 B
Ynez Rd. at Overland AM 164 478 45 50 476 29 38 161 85 46 377 109 C
Dr. PM 189 954 242 221 897 108 239 .570 289 138 250 157 C
R:\G P AIPA01-0418 Eli UllylEii Lilly Initial Study (GPA, SPA. ZC).doc
8
The traffic study also identifies the impacts to the affected intersections at project buildout. The traffic counts
shown in the Table below incorporate trip counts from two additional parcels related to the future development.
of the site but are not includecl as part of the General Plan Amendment, Specific Plan Amendment, or Zone
Change. The average daily trip count takes into consideration the proposed land use changes for the parcels
on the south side of Overland Drive between Margarita and Ynez Roads. and the parcels north of Solana Way
and west of Margarita Road. Because the traffic study takes a larger project area into consideration, it is
important to note that the traffic impacts created by the proposed land use and zone change will be less than
the cumulative impacts identified for the future development of this site. The peak hour traffic analysis for the
intersections affected by the project at the time the traffic study was prepared are summarized as follows:
INTERSECTION AVERAGE DAILY TRIP COUNTS
- PEAK HOUR CONDITIONS WITH PROJECT -
NOETH BOUND SOUTH BOUND EAST BOUND WEST BOUND LEVEL
INTERSECTION Peak L T R L T R L T R L T R OF
Hour SERVICE
Margarita Rd. AM 411 598 0 0 924 221 156 0 101 0 0 0 C
at Overland Dr. PM 541 928 o. 0 .1062 .::180. 502 .. : 635 .0 . . 0 0 0
o.
Ynez Rd. at .AM 1.193 509 77 188 529 29 38 228 108 46 406 174 C
Overland Dr. PM 238 1014 307 . 391 925 108 239 655 293 138 335 352 C
The results of the study indicate that impacts to circulation are within the goals established by the City's
General Plan, and conform to policies contained in the City's Growth Management Action Plan. The study has.
been reviewed and accepted by the Public Works Department. No new impacts are anticipated as a result of
this project.
.
R:IG P AIPA01-Q418 Ell UllylEli Lilly Inilial Study (GPA, SPA, ZC).doc
9
7. BIOLOGICAL RESOURCES: Would the project:
a.
b.
c.
d.
e.
f.
.
Potentially
Significant
Impact
Potentially
Significant
Unless
Mmgation
Incorporated
Less Than
Significant No
Impact Impact
Issues and Su ortin Information Sources
Have a substantial adverse effect, either directly or
through habitat modifications, on any species identified
as a candidate, sensitive, or special status species in
local or regional plans, policies, or regulations, or by the
California Department of Fish and Game or U.S. Fish and
Wildlife Service?
Have a substantial adverse effect on any riparian habitat
or other sensitive natural community identified in local or
regional plans, policies, regulations or by the California
Department of Fish an,j Game or US Fish and Wildlife
Service?
Have a substantial adverse effect of federally protected
wetlands as defined by Section 404 of the Clean Water
Act (including, but not limited to, marsh, vernal pool,
coastal, etc.) through direct removal, filing, hydrological
interruption, or other means?
"
"
"
Interfere substantially with the movement of any native
resident or migratory fish or wildlife species or with
established native resident or migratory wildlife corridors,
or im ede the use of native wildlife nurse sites?
Conflict with any local policies or ordinances protecting
biological resources, slJch as a tree preservation policy or
ordinance?
Conflict with the provisions of an adopted habitat
Conservation Plan, Natural Community Conservation
Plan, or other approved local, regional, or state habitat
conservation Ian?
"
"
"
Comments:
The area is located within the Stephen's Kangaroo Rat Habitat Fee Area. However, habitat Conservation fees
will not be required to mitigat'~ the effect of cumulative impacts to the species from urbanization occurring
throughout western Riverside County because this project is an administrative approval only. Future
development of the site will require these fees to be paid.
The applicant has already miti9ated potential impacts to burrowing owls by relocating their dens. A report filed
by the project biologist indicates that there are no immitigable impacts to burrowing owls as a result of the
relocation. Mass grading ha'l already occurred on the site per approval of Tentative Map 30107. Per
Condition of Approval No. 14 for TPM 30107, the applicant will obtain clearance from the Department of Fish
and Game concerning the presence of Riverside Fairy Shrimp in the drainage channel that runs through the
westerly portion of the site, prier to obtaining precise grading permits.
It should be noted that the site has already been disturbed and that approval of the General Plan Amendment,
Specific Plan Amendment, and Zone Change will not directly lead to development of the site. No new impacts
are anticipated as a result of this project.
R:\G P AIPAOH'418 Eli UllylEli Lilly Inl~al Study (GPA, SPA, ZC).doc
10
8. MINERAL RESOURCES. Would the project:
Potentially
Potentially Significant Less Than
Significant Unless Significant No
Impact Mitigation Impact Impact
Issues and Supportina Information Sources Incorporated
a. Result in the loss of availability of a known mineral
resource that would bE' of value to the region and the ..J
residents of the state?
b. Result in the loss of availability of a locally.important
mineral resource recovery site delineated on a local ..J
oeneral plan, specific [llan or other land use olan?
.
Comments:
The project will not result in the loss of available, known mineral resources or in the loss of an available, locally
important mineral reSource recovery site. The State Geologist has classified the City of Temecula a
classification of MRZ.3a, containing areas of sedimentary deposits, which have the potential for supplying sand
and gravel for concrete and crushed stone for aggregate. However, these areas are determined as not
containing deposits of significant economic value based upon available data in reports prepared in accordance
with the Surface Mining and Reclamation Act (SMARA) of 1975. No impacts are anticipated as a result of this
project.
.
.
R:\G P AIPA01.0418 Ell LillylEli Lilly Initial Study (GPA. SPA, ZC).doc
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.
9. HAZARDS AND HAZARDOUS MATERIALS. Would the project:
Potentially
Potantlally Significant less Than
Significant Unless Significant No
Impact Mitigation Impact Impact
Issues and Supporting Information Sources Incorporated
a. Create a significant hazard to the public or the
environment through the routine transportation, use, or ..J
disposal of hazardous materials?
b. Crate a significant hazard to the public or the
environment through reasonably foreseeable upset and ..J
accident conditions involving the release of hazardous
materials into the environment?
c. Emit hazardous emissions or handle hazardous or
acutely hazardous materials, substances, or acutely
hazardous materials, substances, or waste within one-
quarter mile of an existing or proposed school? ..J
d. Be located on a site which is included on a list of
hazardous materials siles compiled pursuant to
Government Code Sec:tion 65962.5 and, as a result, "
would it create a significant hazard to the public or the
environment?
e. For a project located within an airport land use plan or,
where such a plan has not been adopted, within two
miles or a public airport or public use airport, would the ..J
project result in a safety hazard for people residing or
workina in the proiect area?
f. For a project within the. vicinity of a private airstrip, would
the project result in a safety hazard for people residing or ..J
workina in the proiect area?
g. Impair implementation of or physically interfere with an
adopted emergency response plan or emergency ..J
, evacuation olan?
h. Expose people or stru(:tures to a significant risk or loss,
injury or death involvin'~ wildland fires, including where ..J
wildlands are adjacent to urbanized areas or where
residences are intermi;(ed with wildlands?
Comments:
These actions are for the future development of commercial and office buildings. No hazardous materials or
other risks to health will occur as a result of this project. When an application is made for future development
proposals, a Statement of OpElration and a Business Plan will be required that will be reviewed by the City's
Fire Department. Therefore, no impacts are anticipated as a result of this project.
.
,
R:IG P AIPA01-o41a ElllillylEIi Lilly Initial Study (GPA, SPA, ZC).doc
12
10. NOISE. Would the proje(:t result in:
Potentially
Potentially SignifICant less Than
Significant Unless Significant No
Issues and Supporting Information Sources Impact Mitigalion impact Impact
Incorporated
a. Exposure of people to severe noise levels in excess 01
standards established in the local general plan or noise "
ordinance, or aoolicable standards of other aaencies?
b. Exposure 01 persons to or generation 01 excessive "
aroundborne vibration or aroundborne noise levels?
c. A substantial permanent increase in ambient noise levels
in the project vicinity above levels existing without the "
oroiect?
d. A substantial temporary or periodic increase in ambient
noise levels in the proi.,ct vicinity above levels existing "
without the oroiect?
e. For a project located within an airport land use plan or,
where such a plan has not been adopted, within two
miles 01 a public airport or public use airport, would the "
project expose people residing or working in the project
area to excessive nois" levels?
l. For a project within the vicinity 01 a private airstrip, would
the project expose people residing or working in the "
orolect area to excessive noise levels?
.
.
Comments:
This project site is currently designated for the development 01 industrial or business park buildings.
The site is vacant and development of the land logically will result in increases to noise levels during
construction phases as well as increases to noise in the area over the long run. However, the proposal
to change the General Plan Land Uses and Zoning will not create noise. Therefore, no impacts will
result from this project.
.
R:\G P AIPA01-Q418 Ell LillylEli Ully Initial Study (GPA, SPA, ZC).doc
13
11. PUBLIC SERVICES: Would the proposal have an effect upon, or result in a need for new or
altered Government services in any of the following areas:
Potentially
Potentially Significant Less Than
Significant Unless Significant No
Impact Mitigation Impact Impact
Issues and Supportinq Information Sources Incorporated
a. Would the project result in substantial adverse physical
impacts associates with the provisions of new or
physically altered governmental facilities, need for new or
physically altered governmental facilities, the construction "
of which could cause significant environmental impacts,
in order to maintain acceptable service ratios, response
times or other performance objectives for any of the
public services?
b. Fire protection? "
c. Police protection? "
d. Schools? "
e. Parks? "
f. Other public facilities? "
Comments:
.
The project will have no impact on, or result in a need for new or altered fire, police, recreation or other
public facilities. The liJlure development of this site will incrementally increase the need for these
services. However, no impacts will result from this project.
.
R:\G P AIPA01.o418 Eli UllylEli Ully Initial Study (GPA. SPA, ZC).doc
14
12. UTILITIES AND SERVICE SYSTEMS: Would the project:
Potootially
Potentially Significant less Than
Significant Unless Significant No
Impact Millgation Impact Impact
Issues and Supportina Information Sources Incorporated
a. Exceed wastewater treatment requirements of the -J
applicable Reaional Water Quality Control Board?
b. Require or result in the. construction of new water or
wastewater treatment facilities or expansion of existing -J
facilities, the construction of which could cause significant
environmental effects?
c. Require or result in the construction of new storm water
drainage facilities or expansion of existing facilities, the -J
construction of which c:ould cause significant
environmental effects?
d. Have sufficient water supplies available to serve the
project from existing entitlements and resources, or are -J
new or expanded entitlements needed?
e. Result in a determination by the wastewater treatment
provider which serves or may serve the project that it has
adequate capacity to serve the project's projected -J
demand in addition to the provider's existing
commitments?
f. Be served by a landfill with sufficient permitted capacity to -J
accommodate the proiect's solid waste disposal needs?
g. Comply with federal, state, and local statutes and -J
reQulations related to solid waste?
.
.
Comments:
The project will have ne, impact on, or result in a need for new water, wastewater, storm drains or other
public infrastructure. Tile future development of this site will incrementally increase the need for these
services. However, no impacts will result from this project.
.
R:\G P AIPA01-0418 Eli LillylEli Lilly Initial Study (GPA. SPA, ZC).doc
15
13. AESTHETICS. Would the> project:
Potentially
Significant
Impect
Potentially
Significant
Unless
Mitlgation
Incorporated
Less Than
Significant No
Impact Impact
d.
Issues and Su ortin Information Sources
Have a substantial adverse effect on a scenic vista?
Substantially damage l;cenic resources, including, but not
limited to, trees, rock outcropping, and historic building
within a state scenic hi hwa ?
Substantially degrade the existing visual character or
ualit of the site and its surround in s?
Create a new source of substantial light or glare which
would adversely affect day or nighttime views in the
area?
..J
..J
a.
b.
c.
..J
..J
Comments:
The project will not affeGt a scenic vista or scenic highway. The project is not located in an area where
there is a scenic vista. The City does not have any designated scenic highways. No impacts are
anticipated as a result of this project.
.
.
R:\G P AIPA01-0418 Eli LillylElI Ully Initial Study (GPA. SPA, ZC).doc
16
'r-'
I
i
14. CULTURAL RESOURCES. Would the project:
potentially
Potentiany Significant Less Than
Significant Unless Significant No
Impact Mitigation Impact Impact
Issues and Supportina Information Sources Incorporated
a. Cause a substantial adverse change in the significance of "
a historical resource aB defined in Section 1506.5?
b. Cause a substantial ac:verse change in the significance of "
an archaeolonical resource pursuant to Section 1506.5?
c. Directly or indirectly destroy a unique paleontological "
resource or site or unique aeoloaic feature?
d. Disturb any human remains, including those interred "
outside of formal cemeteries?
.
Comments:
The southeast portion of the project site is located in an area of sensitivity for archaeological resources
pursuant 10 1he General Plan (Figure, 5-6). The Eas1ern Information Center of the University of
California at Riverside (UCR) states in its response dated April 9, 2001 that a previous Phase I cultural
resources study (MF#4~124) identified no cultural resources. However, there will be no grading resulting
from this action, therefore, no impacts are anticipated as a result of this project.
.
.
R:\G P A\PA01.0418 Eli LillylEIi Lilly Initial Study (GPA. SPA, ZC).doc
17
15. RECREATION. Would thl~ project:
Potentially
Significant
Impact
Potentially
Significant
Unless
Mitigation
Incorporated
less Than
Significant No
Impact Impact
b.
Issues and Su ortin Information Sources
Would the project incmase the use of existing
neighborhood and regional parks or other recreational
facilities such that sub:;tantial physical deterioration of the
facili would occur or be accelerated?
Does the project include recreational facilities or require
the construction or expansion of recreational facilities
which might have an adverse physical effect on the
environment?
~
a.
~
Comments:
The project will have no impact on the demand for neighborhood or regional parks or other recreational
facilities, or affect existing recreational opportunities. No impacts are anticipated as a result of this
project.
.
-
R:IG P AIPA01.0418 Eli LillylElI Ully Initial Study (GPA. SPA, ZC).doc
18
16. Agricultural Resources. Would the project:
Poter'ltially
Potell1ially Significant Unless Less Than
Issues and $unnnJ1inn Information Sources Significant Mitigation SigniflCa1lt No
Imoad IncorOOraled lmoaCl lmnact
a. Convert Prime Farmland, Unique Farmland, or Farmland
of Statewide Importance (Farmland), as shown on the
maps prepared pursuant to the Farmland Mapping and ..j
Monitoring Program 01 the California Resources Agency,
to non-aqricultural use?
b. Conflict with the existil1g zoning for agricultural use, or a ..j
Williamson Act contract?
c. Involve other changes in the existing environment which,
due to their location or nature, could result in conversion ..j
of farmland, to non-aaricultural use?
.
The project site is not currently in agricultural production, does not have an agricultural zoning
designation, and the site is not regulated by a Williamson Act contract. In addition, this property is not
considered prime or unique Farmland of statewide importance pursuant to the Farmland Mapping and
Monitoring Program of the California Resources Agency or the City of Temecula's General Plan.
Therefore, there are no impacts related to this issue.
.
.
R:\G P AIPAOHJ41B Eli 1I11ylEli Lilly Initial Study (GPA, SPA, ZC).doc
19
17. MANDATORY FINDINGS OF SIGNIFICANCE.
Potentially
Significant
Impact
Potentially
Significant
Unless
Mitigation
rncorporated
less Than
Significant No
Impact Impact
Issues and Su ortin Information Sources
a. Does the project have the potential to degrade the quality
of the environment, substantially reduce the habitat of a
fish or wildlife species, cause a fish or wildlife population
to drop below self-sustaining levels, threaten to eliminate
a plant or animal community, reduce the number of
restrict the range of a rare or endangered plant or animal
or eliminate important '3xamples of the major periods of
California histo or mhisto ?
b. Does the project have impacts that are individually
limited, but cumulatively considerable? ("Cumulatively
considerable" means that the incremental effects of a
project are considerable when viewed in connection with
the effects of past projects, the effects of other current
ro'ects, and the effects 01 robable future ro'ects?
c. Does the project have environmental effects which will
cause substantial advE,rse effects on human beings,
either directl or indirectl ?
. Comments:
"
"
"
17.a. This site has been previously graded and is surrounded by industrial, commercial and high density
residential development and does not contain any viable habitat for lish or wildlife species. This is an
action that will lead to .In in-fill development project and it does not have the potential to: degrade the
quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or
wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal
community, reduce the Ilumber or restrict the range of a rare or endangered plant or animal or eliminate
important examples of the major periods of California history or prehistory. Unless impacts are
anticipated as a result of possible future spring USFWS protocol surveys for the aCB, California
Gnatcatcher, or the. Riverside Fairy Shrimp, and if such surveys do not detect the presence of such
species on the project site, no further mitigation is necessary, and therefore the proposed project would
not have an impact on fish and wildlife species.
17.b. The cumulative effects from the project are not considered significant because the subject site will be
developed in conformance with the City of Temecula's General Plan and Development Code. All
cumulative effects for the various land uses of the subject site as well as the surrounding developments
were analyzed in the G"meral Plan Environmental Impact Report. Given the project's consistency with
the General Plan and Development Code, the cumulative impact related to the future development of
the site will not have a significant impact.
H.c.
The parcel map and th'3 future development of industrial lots or buildings will not have environmental
effects that would caUS'3 substantial adverse effects on human beings, directly or indirectly. The site
will be designed and developed consistent with the Development Code and General Plan. No
significant impacts are anticipated as a result of this project.
.
R:IG P AIPA01-0418 Ell L1l1ylElIlIlIy Initial Study (GPA, SPA, ZC).doc
20
17. EARLIER ANALYSES. Earlier analyses may be used where, pursuant to the tiering, program EIR,
or other CECA process, one I~r more effects have been adequately analyzed in an earlier EIR or
negative declaration. Section 15063(c)(3)(D). In this case a discussion should identify the fOllowing
on attached sheets.
a. Earlier anal ses used. ldentif earlier anal ses and state where the are available for review.
b. Impacts adequately addressed. Identify which affects from the above check list were within the
scope of and adequatedy analyzed in an earlier document pursuant to applicable legal standards, and
state whether such effl!cts were addressed b miti ation measures based on the earlier anal sls.
c. Mitigation measures. For effects that are "Less than Significant with Mitigation Incorporated,"
describe the mitigation measures which were incorporated or refined from the earlier document and
the extent to which the address site-s ecilic conditions for the ro'ect.
SOURCES
1. City of Temecula General Plan.
2. City of Temecula General Plan Final Environmental Impact Report.
3. South Coast Air Quality Management District CEQA Air Quality Handbook.
R:IO P AIPA01-()41a Eli LillylEIi Lilly Initial Study (OPA, SPA, lC),doc
21
.
.
.
.
.
.
ATTACHMENT NO.5
ADDENDUM TO PREVIOUSLY ADOPTED NEGATIVE DECLARATION
R:\D P\2004\04-0525 Overland II\STAFFREPORT.doc
11
.
.
.
CITY OF TEMECULA
PLANNING DEPARTMENT
Addendum to
Previously Adopted Mitigated Negative Declaration
For
Creekside Center Shopping Plaza (PA04-0525)
Backqround
In November, 2002 the Temecula City Council adopted a General Plan Amendment and Zone
Change to modify the land use designation and zoning from Business Park (BP) to Community
Commercial on a 6.27 acre site located at the southwest corner of Overland Drive and Nicole
Lane. A Negative Declaration was adopted by the City Council in association with the General
Plan Amendment and Zone Change.
The current property owner is requesting a Development Plan (PA04-0525) to construct
establish and operate a retail commercial center consisting of two single-story retail buildings
and associated on site parking on the proposed project site.
Based upon staff's review of the proposed retail center project, a determination has been made
by the City of Temecula to prepare an Addendum to the Negative Declaration.
CEOA Basis for this Addendum
State CEOA Guidelines, Section 15164(b) allows a lead agency to prepare an addendum to an
adopted negative declaration..."if only minor technical changes o.r additions are necessary or
none of the conditions described in Section 15162 calling for the preparation of a subsequent
negative declaration have occurred".
Under CEOA Guidelines Section 15162 (a), when a negative declaration has been adopted for
a project, no subsequent environmental review shall be undertaken for the project unless the
lead agency determines, on the basis of substantial evidence in light of the whole record, one of
the following:
a. Substantial changes are proposed in the project that will require revisions to the negative
declaration.
b. Substantial changes occur with respect to the circumstances under which the project is
being undertaken that will require major revisions to the negative declaration, or
c. New information of substantial importance for the project, which was not known and
could not have been known at the time the negative declaration was adopted, becomes
available. (CEOA Guidelines, Section 15162 (a)).
Previouslv Adopted Neqative Declaration Proiect Description
In November 2002, the Temecula City Council adopted a Negative Declaration to amend the
General Plan to change the land use designation on the project site from Business Park (BP) to
Community Commercial (CC) and to change the zoning designation from Business Park (BP) to
Community Commercial (CC).
R:\D P\2004\04-0525 Overland II\Negative Declaration Addendum.doc
1
Proposed Proiect Description
.
The current property owner has made application for a Development Plan to construct, establish
an operate a retail shopping center onsite consisting of two single-story retail building totaling
26,470 square feet with associated onsite parking facilities. A maximum of 10,000 square-feet of
future sit-down restaurant space will also be developed on the portion of the project site under
separate permit approvals.
Summary of Impact Comparison
Based on the scope of the previously approved Negative Declaration and new information
associated with the proposed project, planning staff has determined that minor technical
changes are necessary in association with Air Quality and Transportationrrraffic resource
categories. The following is a comparison of the previously adopted Mitigated Negative
Declaration analysis and proposed project analysis for those two resource categories:
AIR QUALITY. Where available, the significance criteria established by the applicable quality
management or air pollution control district may be relied upon to make the following determinations.
Would the project:
Issues and Supporting-
Sburces
a.
b.
c.
d.
e.
Conflict with or obstruct
implementation of the applicable
air ualit Ian?
Violate any air quality standard
or contribute substantially to an
existing or projected air quality
violation?
Result in a cumulatively
considerable net increase of any
criteria pollutant for which the
project region is non-attainment
under an applicable federal or
state ambient air quality
standard (including releasing
emissions which exceed
quantitative thresholds for ozone
recursors?
Expose sensitive receptors to
substantial pollutant
concentrations?
Create objectionable odors
affecting a substantial number of
eo Ie?
v
v
v
v
v
R:\D P\2004\04-0525 Overland lI\Negative Declaration Addendum.doc
2
. Previouslv Adopted Neqative Declaration Comments
Approval of these actions will not conflict with applicable air quality plans nor violate air quality
or pollution standards. The site. has already been mass graded per approvals issued for
Tentative Map 30107. No new impacts are anticipated as a result of this project.
Proposed Project Comments
The project applicant completed a 2002 URBEMIS Study in association with the proposed retail
center project in January 2005. The study concludes that emissions associated with both site
grading and building construction will not exceed applicable air quality significance thresholds
as adopted by the Southern California Air Quality Management District. Therefore, no new air
quality impacts are anticipated as a result of the project.
TRANSPORTATIONfTRAFFIC. Would the project:
. '"
Issues and Suppciiiinglnformation
. Sources
a. Cause an increase in traffic which
is substantial in relation to the
existing traffic load and capacity of
the street system (i.e., result in a
substantial increase in either the
number of vehicle trips, the
volume to capacity ratio on roads,
or con estion at intersections?
b. Exceed, either individually or
cumulatively, a level of service
standard established by the
county congestion management
agency for designated roads or
hi hwa s?
c. Result in a change in air traffic
patterns, including either an
increase in traffic levels or a
change in location that results in
substantial safet risks?
d. Substantially increase hazards
due to a design feature (e.g.,
sharp curves or dangerous
intersections) or incompatible
uses e. ., farm e ui ment?
e. Result in inadequate emergency
access?
Result in inadequate parking
ca acit ?
.' Potentially
;SIgni.fican!
Irripacb
. Potentially
. Significant.
Unless
Mitigation . ..
I neor orated:
--J
--J
--J
--J
--J
--J
R:\D P\2004\04-0525 Overland lI\Negative Declaration Addendum.doc
3
g.
Conflict with adopted policies,
plans, or programs supporting
alternative transportation (e.g.,
bus turnouts, bic de racks?
;j
Previouslv Adopted Neqative Declaration Comments:
Approval of these actions will not conflict with applicable transportation or circulation plans or
standards. The applicant has submitted a traffic study prepared in January 2001. The study
shows existing conditions and project buildout conditions for trip generation equivalency at the
General Plan level.
The submitted traffic study contains the traffic impacts generated by the development of five
parcels within a larger project area than the three parcels being considered under the General
Plan Amendment. The combined traffic impacts for the larger five-parcel project will be within
the level of service limits required by the City's General Plan and Growth Management Plan.
The future development impact of the parcels being considered under this environmental
assessment will be less than the total number of trips identified in the traffic study.
The traffic study indicates that average daily trip generation will be within acceptable levels as
defined by the General Plan. The study has been reviewed and accepted by the Public Works
Department. No new impacts are anticipated as a result of this project.
Proposed Project Comments:
Based on the size of the site and the allowable Floor Area Ratio of .30 within the existing .
Community Commercial zoning designation, the Public Works Department has determined that
the following trip generation rates could occur in association with the development of the project
site:
Dailv Trips
AM Peak Trips
PM Peak Trips
5,966
139
549
(Source: ITE Trip Generation Manual)
Based on the proposed project description for the retail complex, and a total of 10,000 square
feet of future restaurant space, the Public Works Department has determined that the proposed
project will generate the following trip generation rates:
Dailv Trips
AM Peak Trips
PM Peak Trips
4,134
185
270
(Source: ITE Trip Generation Manual)
Overall, the proposed retail center will generate significantly less trips than could be developed
if the project site were developed to the maximum allowable density. Therefore, the Public
Works Department has determined that the project will be well within acceptable trip generation .
levels as defined by the General Plan. No new traffic/transportation issues are anticipated as a
result of this project.
R:\D P\2004\04-0525 Overland II\Negative Declaration Addendum.doc
4
.
.
.
Conclusion
The proposed project to develop a retail shopping center consisting of two single-story retail
buildings totaling 26,470 square-feet on the 6.27 acre project site would not result in any new
significant environmental impacts. In addition, the project would not result in a substantial
increase in the severity of previously identified significant effects. Consequently, major revisions
to the previously adopted Negative Declaration are not required and none of the other
conditions listed in Section 15162(a) that would require the preparation of a subsequent
Negative Declaration has occurred. Impacts associated with the two potentially affected
resource categories evaluated in the previously adopted Negative Declaration (Air Quality &
TransportationfTraffic) would be either unchanged or reduced. Other resource categories are
not impacted at all by the proposed project. This conclusion is supported by the impact analysis
included in this report and attached documentation. Therefore, no supplemental environmental
review is required.
Attachments
1. URBEMIS 2002 Air Quality Model prepared by McArdle Associates, January 2005
2. Southern California Air Quality Management District Air Quality Significance Thresholds
R:\D P\2004\04-0525 Overland Il\Negative Declaration Addendum.doc
5
9512965226
01/31/20J5 10:04 FAX 9512965226
[//f!f.i'; - (;.) r~~ -;jf-''',
~ fr'1l--," ~.,"'...c ...,:f:_'~ or! "
. - _v~. ~ _ ~
DAVCON HUNCO MPl
,i~t!:f<; ($.Y,ltC:i11Y'
.,' {'
DA VCON DEVI:LOPMENT, INC
42389 WINCHESTER RD~ SUITE B
TEMECULA, CJ, . 92590
PH: (9(19) 296-5225,
I 'AX: (909) 296-5226
FAXTRANSMlTIAL COVER SHEET
SEND TO: FRfIM:
MCARDLE &ASSO JIM PATTON, P.M.
DA"E:
1/31/05
FAX, RE,
(760) 431-7585 CREEKSIDE
TOTAL PAGES INCLUDING COVER:
AIR UALITY ANALYSIS
IF YOU HAVE ANY QUESTIOl'i S PLEASE CALL ME AT THE OFFICE
JIM PATTON
Ii!J 001/006
.
.
.
01/31/2005 10:04 FAX 9512965226
page: 1
URBEMIS 2002 For Windows
File Name:
P_t Name:
P Loca tien:
O. d Motor Vehicle
7.5.0
DAVCON RUNCO MPI
I4i 002/006
C:\Program Files\~RBEMIS 2002 For Windows\Projects2k2\Creekside Centre.urb
retail
South Coast Air B<sin (Los Angeles area)
Emissions Based on EMFAC200; version 2.2
DETAIL REPORT
(Pounds/Day - Summer)
Construction Start Month and Year: April, 2005
Construction Duration: 6
Total Land Use Area to be Developed: 6.27 acres
Maximum Acreage Disturbed Per Day: 0 acres
Single Family Units: 0 ~ulti-Family Units: 0
Retail/Office/lnst!tutional/lndustrial Square Footage: 14000
CONSTRUCTION EMISSION ESTIMATES UNMITIGATED (lbs/C9Y)
Source
"*.,,* 2005***
Phase 1 - Demolition Emissions
Fugitive Dust
Off-Road Diese~
On-Road Diesel
Worker Trips
Maximum Ibslday
Phase 2 - Site Grading
Fugitive Dust
Off-Road Diesel
On-Road Diesel
Worker Trips
Maximum lbs/day
Emissions
Phase 3 - Building Construction
Bldg Const Off-Road Diesel
Bldg Canst Worker Trips
Arch Coatings Off-Gas
Arch coatings Worker Trips
ASlt Off-Gas
As Off-Road Diesel
As On-Road Diesel
Aspna t Worker Trips
Maximum Ibs/day
Max Ibs/day all phases
*** 2006***
Phase 1 - Demolition Emissions
Fugitive Dust
Off-Road Diesel
On-Road Diesel
Worker Trips
Maximum Ibs/day
Phase 2 - Site Grading
Fugitive Dust
Off-Road Diesel
On-Road Diesel
Worker Trips
Maximum Ibs/day
Emission.s
Phase 3 - Building Construction
Bldg Const Off-Road Diesel
Bldg Canst Worker Trips
Arch coatings Off-Gas
Arch Coatings Worker Trips
Asphalt Off-Gas
Asphalt Off-Road Diesel
Asphalt On-Road Diesel
Asphalt WorkeL Trips
Maximum Ibs/day
Max lbs/day all phases
.
ROG
0.00
0.00
0.00
0.00
10.13
0.36
0.16
10.65
0.00
0.09
23.55
0.06
0.00
0.00
0.00
0.00
23.67
23.67
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.09
0.00
0.00
0.00
0.00
0.00
0.00
0.09
0.09
NOx
0.00
0.00
0.00
0.00
68.13
6.62
0.19
74.94
0.00
0.11
0.09
0.00
0.00
0.00
0.18
74.94
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.11
0.00
0.00
0.00
0.00
0.11
0.11
co
0.00
0.00
0.00
0.00
82.31
1. 36
3.72
87.39
0.00
2.11
1.75
0.00
0.00
0.00
3.50
87.39
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
2.09
0.00
0.00
0.00
0.00
2.09
2.09
S02
0.00
0.00
0.00
0.11
0.00
0.11
0.00
0.00
0.00
0.00
0.00
0.11
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
PM10
TOTAL
0.00
0.00
0.00
0.00
0.00
0.00
2.93
0.19
0.01
3.13
0.00
0.00
0.00
0.00
0.03
0.00
0.03
3.13
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
PMIQ
EXHAUST
0.00
0.00
0.00
0.00
2.93
0.16
0.00
3.09
0.00
0.00
0.00
0.00
0.00
0.00
0.00
3.09
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
PMIO
DUST
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.03
0.01
0.04
0.00
0.00
0.00
0.00
0.03
0.00
0.03
0.04
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0,00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
01/31/2005 10:04 FAX 9512965226
Page: 2
Phase 1 - Demolition Assumptions: Phase Turned DE~
Phase 2 - Site Grading AS5urnptions
Start Month/Year for Phase 2: Apr '05
Phase 2 Duration: 1.2 months
On-Road Truck Travel (VMT): 268
Off-Road Equipment
No. Type
1 Excavators
1 GraderS
1 Pavers
1 Rollers
1 Scrapers
1 Tractor/Loaders/Backhoes
HorSE :Jower
lE)
17~
l.3~
11'
313
73
Phase 3 - Building construction Assumptions
Start Month/Year for Phase 3: May '05
Phase 3 Duration: 10.2 months
Start Month/Year for Subphase Building: Feb '05
SubPhase Building Duration: 10.2 months
Off-Road Equipment
No. Type Horse lower
Start Month/Year for subPnase ArChitectural Coat .ngs:
SubPhase Architectural Coatings Duration: 1 mont IS
Start Month/Year for Subphase Asphalt: Feb '05
SubPhase Asphalt Duration: 0.5 months
Acres to be Paved: 0
Off-Road Equipment
No. Type Horse lower
DAVCON RUNCO MPI
Load Factor
0.580
0.575
0.590
0.430
0.660
0.465
Load E'actor
Feb '05
Load Factor
141 003/006
.
Hours/Day
B.O
8.0
8.0
8.0
8.0
8.0
Hours/Day
Hours/Day
.
.
01/31/2005 10:04 FAX 9512965226
~age: J
AREA SOURCE EMISSION ESTIMATES (Summer
Source ROG
Natural Gas 0.00
_Stoves - No summer emissions
laces - No summer emissions
caping 0.08
Consumer Prdcts 0.00
TOTALS (lbs/day,unmitigated) 0.08
AREA SOURCE EMISSION ESTIMATES
Source
Natural Gas
Wood Stoves - No summer emissions
Fireplaces - No summer e~ssions
Landscaping
Consumer Prdcts
TOTALS (lbs/day, mitigated)
Area Source Mitigation Measures
.
.
DAVCON RUNCO MPI
Ii!I 004/006
ROO
0.00
Pounds pex Day, Unmitigated)
NOx CO s02 PMIO
0.00 0.00 0.00
0.01 0.58 0.00 0.00
0.01 0.58 0.00 0.00
NOx CO S02 PM!O
0.00 0.00 0.00
0.01 0.58 0.00 0.00
0.01 0.58 0.00 0.00
o.oe
0.00
0.08
01/31/2005 10:04 FAX 9512965226
vage: q
UNMITIGATED OPERATIONAL EMISSION:
Free-standing discount st
TOTAL EMISSIONS fIbs/day)
ROG
0.27
0.27
NOx
0.00
0.00
DAVCUN HUNCU MYl
co
0.00
502
0.00
0.00
0.00
Does not include correction for passby trips.
Does not include double counting adjustment for it ternal trips.
OPERATIONAL <vehicle) EMISSION ESTIMATES
Analysis Year: 2004 Temperature (F): 90
EMFAC Version: EMFAC2002 (9/2002)
Uni t Type
Summary of Land Uses:
Free-standing discount st
Fleet Mix:
Vehicle Assumptions:
Vehicle Type
Light Auto
Light Truck
Light Truck
Med Truck
Lite-Heavy
Lite-Heavy
Med-Heavy
Heavy-Heavy
Line Haul >
Orban Bus
Motorcycle
School Bus
Motor Home
< 3,750 Ibs
3,751- 5,750
5,751- 8,500
8,501-10,000
10,001-14,000
14,001-33,000
33,001-60,000
60,000 lb.
Travel Conditions
Urban Trip Length (miles)
Rural Trip Length (miles)
Trip Speeds (mph)
% of Trips - Residential
Trip Rate
Season: Summer
l{(J UUD/ UUU
PMIO
0.00
.
0.00
0.00 trips / 26470 s~. ft.
Size Total Trips
Percent Type
56.10
15.10
15.60
6.90
1.00
0.30
1. 00
0.80
0.00
0.10
1. 60
0.20
1.30
Home-
Work
11. 5
11.5
35.0
20.0
Residential
Home-
Shop
4.9
4.9
40.0
37.0
% of Trips - Commercial (by land use)
Free-standing discount store
Non-Catal/st
2.70
4.60
2.60
2.90
0.00
0.00
10.00
0.00
0.00
0.00
87.50
0.00
15.40
Home
Othe
6.0
6.0
40.0
43.0
14.00 0.00
Catalyst
96.80
92.70
96.20
94.20
BO.OO
66.70
20.00
12.50
0.00
0.00
12.50
0.00
76.90
Commercial
Commute
10.3
10.3
40.0
Non-Work
5.5
5.5
40.0
2.0
Diesel
0.50
2.70
1. 20
2.90
20.00
33.30
70.00
87.50
100.00
100.00
0.00
100.00
7.70
.
C\.1stomer
5.5
5.5
40.0
1.0
97.0
.
01/31/2005 10:04 FAX 9512965226
.t'age: :;l
DAVCON BUNCO MPI
14l006/006
Changes made to the default values for Land Use T: ip Percentages
cas made
T_et" has
to the default values for Constructi(n
overridden the Default Phase Lengths
Changes made to.the default values ~or Area
The natural gas option switch changed from on to ~ff.
The wood stove option switch changed from on to otf.
The fireplcase option switch changed from on to otf.
The area souce mitigation measure option switch c~~nged from oft to on.
Mitigation measure Central Water Heater: Rsdntl ~3ace Heat.
has been changed from off to on. .
Changes made to the default values for Operations
.
.
SCAQMD AIR QUALITY SIGNIFICANCE THRESHOLDS
.
100 lbs/day 55 IbsJday
VOC 75 lbs/day 55 lbs/day
PM 10 1501bs/day 150lbs/day
SOx 150lbsJday 150lbs/day
CO 550 Ibs/day 550 Ibs/day
Lead 3 Ibs/day 3 Ibs/day
N02
SCAQMD is in attainment; project is significant if it causes or
contributes to an exceedance of the following attainment standards:
0.25 ppm (state)
0.053 ppm (federal)
I-hour average
annual average
PM 10
24-hour average
lOA !tglm' (recommended for construction) b
2.5 !tglm' (operation)
1.0 !tglm'
20 m'
.
annual geometric average
annual arithmetic mean
I uglm'
SCAQMD is in attainment; project is significant if it causes or
contributes to an exceedance of the following attainment standards:
I-hour average 20 ppm (state)
8-hour average 9.0 ppm (state/federal)
a Ambient air quality thresholds for criteria pollutants based on SCAQMD Rule 1303. Table A-2 unless otherwise stated.
b Ambient air quality threshold based on SCAQMD Rule 403.
Sulfate
24-hour average
CO
KEY: lbs/day = pounds per day
ppm = parts per million ugfmJ = microgram per cubic meter ?: greater than or equal to
.
.
ITEM #7
.
.
.
.
.
Date of Meeting:
STAFF REPORT - PLANNING
CITY OF TEMECULA
PLANNING COMMISSION
March 30, 2005
Prepared by: Emery J. Papp, AICP Title: Senior Planner
File Number PA04-0537 Application Type: Development Plan
Project Description:
Recommendation:
(Check One)
CEQA:
(Check One)
Planning Application No. PA04-0537 is a request for a Development
Plan to construct seven commercial/office/retail buildings totaling
67,570 square feet on 6.88 acres (Sub-Area A of the approved
Temecula Creek Village project). The project is generally located at
the southeast corner of Hwy. 79 S. and Jedediah Smith Road.
i:8'l Approve with Conditions
o Deny
o Continue for Redesign
o Continue to:
o Recommend Approval with Conditions
o Recommend Denial
o Categorically Exempt
(Class)
l8J Notice of Determination
(Section)
15162
o Negative Declaration
o Mitigated Negative Declaration with Monitoring Plan
DEIR
R:\D P\20Q4\04-0537 Temecula Creek Plaza\ST AFF REPORT.dote
PROJECT DATA SUMMARY
.
Completion Date:
Dave Wakefield, Davcon Development, Inc.
September 29, 2004
Applicant:
Mandatory Action Deadline Date:
March 30, 2005
General Plan Designation:
Professional Office (PO)
Zoning Designation:
Planned Development Overlay District NO.4 (PDO-4)
Site/Surrounding Land Use:
Site:
Vacant
North:
South:
East:
West:
Rancho Community Church (under construction)
Open Space (Temecula Creek)
Vacant (Multi-Family Apartments)
Vacant (Approved Creekside Plaza Development Plan)
Lot Area:
6.88 acres
Total Floor Area/Ratio 0.23
.
Landscape Area/Coverage 70,000 s.1./25%
Parking Required/Provided 290/289
BACKGROUND SUMMARY
~ 1. Staff has worked with the applicant to ensure that all concerns have been addressed,
and the applicant concurs with the recommended Conditions of Approval.
On May 1, 2002, the Planning Commission approved Planning Application Nos. PA01-0610 and
PA01-0611, a Tentative Parcel Map and a Development Plan to allow for the construction of
123,000 square feet of combined commercial/office/retail floor space and 400 apartment units.
After a change in ownership and several minor site plan changes due to cultural resource finds,
construction of Sub-Areas C and D began in August of 2003. Sub-Area B is currently vacant.
In 2004, Temecula Creek Village, LLC sold Sub-Area A of the approved project to Davcon
Development. In doing their due diligence for the site, Davcon discovered that on-site control
valves for the San Diego Aqueduct owned and operated by the Metropolitan Water District of
Southern California (MWD) could not be relocated, as was originally intended. It would be cost
prohibitive to do so, and cost aside, doing so would also shut down a primary source of domestic
water to San Diego. As a result, the MWD is not willing to relocate these facilities.
Rather than apply for a Substantial Conformance Application for Sub-Area A, Davcon applied for
a new Development Plan Application for the site on September 29, 2004. The new Development .
Plan was designed around the MWD facilities to avoid them completely. The resulting site plan
R:\D P\2004\04-0537 Temecula Creek Plaza\ST AFF REPORT.dotc
2
.
.
.
did not change the number of buildings, but slightly changed their locations and some materials
and design elements of the buildings have changed as well.
Entry to the site remains largely unchanged. Two points of access are provided, one off of
Highway 79 South and one off of Jedediah Smith Road. The Jedediah Smith Road access drive
has been "pushed" slightly southward to accommodate a proposed Walgreen's store at the
northwest corner of the site.
ANALYSIS
Site Plan
The proposed site plan closely follows the approved Development Plan in that it contains the
same number of buildings, has similar building orientation and similar internal circulation.
Decorative paving is placed at entryways into the site and in the drive aisle between Shop "0"
and Pad "P' to demarcate pedestrian pathways.
Sub-Area A is a retail and support commercial area encompassing the westerly 6.88 acres of the
Temecula Creek Village project site. The proposed uses include a 3,700 square foot bank, a
6,040 square foot restaurant, a 14,380 square foot drug store, 19,000 square feet of speculative
office space, and 24,010 square feet of speculative retail space. The restaurant, bank and drug
store are oriented along the Highway 79 South frontage to encourage pedestrian access. The
office and retail buildings are located along the rear of the site, which can be accessed from the
public trail.
The proposed project conforms to the development regulations of the PDO-4 zoning district
including building setbacks, height, and Floor Area Ratio (0.23 proposed/0.5 permitted).
Architecture
The commercial buildings feature a contemporary architectural style that incorporates classical
and modern features. All of the buildings will have a uniform Aegean copper metal seam roof as
an element that ties this project to the Village Commercial area (Sub-Area C) of Temecula Creek
Village. Tower structures will be a common theme throughout the project that will accent
building entrances and also tie in with the Village Commercial area. The building exteriors will
consist of a painted stucco body with two body colors, two accent colors, three trim colors, heavy
use of stone veneer, hanging metal canopies, and canvas awnings. The applicant has
submitted a material sample board that shows the proposed colors and materials that closely
resemble, or are the same as, the colors and materials approved for the original Development
Plan. Staff supports the proposed changes of color and materials.
The project was reviewed by the City's consulting architect (Attachment #3) who provided
comments to improve the overall design concept. The applicant has included many, but not all,
of the recommendations made by the City Architect. In general, the applicant has lowered many
elements of the roof and tower structures, mainly at building edges, to reduce the mass at these
parts of the buildings to a more inviting pedestrian scale. Also, the roof treatment of the
buildings has changed slightly to give the buildings a sense of balanced asymmetry. The height
of many of the parapets has remained unchanged to provide for tenant signage. Staff feels that
the applicant has met the intent of the comments provided by the City's Architect and supports
the project architecture.
R\D P\2004\04-0537 Temecula Creek Plaza\STAFF REPORT.dote
3
Landscapinq
.
The landscape plan conforms to the landscape requirements of the Development Code and
Design Guidelines. Tree and shrub placement will serve to effectively screen on-site parking
areas and soften building elevations. The project proposes to landscape approximately 70,000
square feet, or 25 percent of the site, which meets the landscape requirements of the
Professional Office zone. The project will include a total of 235 new trees consisting of
Japanese Crape Myrtle, Bottle Tree, Chinese Flame, Crape Myrtle, London Plane, Chinese
Pistache, Queen Palm, and the two existing oak trees shall be protected in place. Of the original
approved plan, only the Chinese Flame and the Queen Palms remain. The previous approval
also called for Fern Pines, Engelman Oaks, and Mondell Pines. The project has been
conditioned that the tree palette for the perimeter landscaping match the previously approved
landscape plans for Temecula Creek Village to ensure a consistent streetscape along 79 South
and consistent plantings along the public trail at the rear of the site (Condition No. 13). Staff has
no objection to changing the internal site landscape palette.
Access. Circulation and Parkinq
Traffic impacts were analyzed under the Mitigated Negative Declaration that was approved for
the entire Temecula Creek Village Development. The project proposes the same intensity of
development as the previous approvals, the ingress and egress for the site has not changed,
and only minor changes to the internal circulation system are proposed. Primary access to the
site is unchanged and provided by a full-turn movement signalized intersection at Highway 79
South and Jedediah Smith Road. Right in/right out access is also provided from a main project
entry off of Highway 79 South at the east end of the project site (Sub-Area A). As a result, staff .
has determined that the previous traffic studies are adequate and no additional studies were
required to process the new plan.
The Fire Department has also reviewed the plans and determined that there is proper access to
the site and that internal circulation is acceptable for emergency vehicle access with one minor
problem area. The landscaped parking finger planter near the southwest corner of Pad G did
not meet the Fire Department turn radius criteria. As a result, this planter had to be "trimmed" to
meet the turning radius requirement. The end result is that one parking space had to be
removed and the landscape planter was actually made shorter to facilitate turn movement, and
wider. This is why the site plan is one parking space short of the Development Code
requirement. With this minor change to the site plan, emergency vehicle access throughout the
site can be achieved. Staff supports the proposed change.
ENVIRONMENTAL DETERMINATION
~ 1. The proposed project has been determined to be consistent with the previously
approved Negative Declaration and is exempt from further Environmental Review
(CEQA Section 15162 Subsequent EIR's and Negative Declarations).
CONCLUSION/RECOMMENDATION
Staff has determined that the proposed project, as conditioned, is consistent with the City's
General Plan, Development Code, and all applicable ordinances, standards, guidelines, and
policies. Therefore, staff recommends approval of the Development Plan with the attached .
conditions of approval.
R:\D P\2004\04-0537 Temecula Creek Plaz.a\STAFF REPORT.dotc
4
.
.
.
FINDINGS
Development Plan(17.05.01 OF)
1. 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.
The proposal is consistent with the land use designation and policies reflected for
Professional Office (PO) development in the City of Temecula General Plan. The
General Plan identifies retail, commercial and office uses as typical uses in the
Professional Office designation. Retail, commercial and office uses are permitted uses in
the Planned Development Overlay NO.4 (PDO-4) zoning district of the City of Temecula
Development Code.
2. The overall development of the land is designed for the protection of the public health,
safety, and general welfare.
The proposed project as conditioned is consistent with the development standards
outlined in the City of Temecula Development Code. The proposed architecture and site
layout for the project has been reviewed utilizing the Planned Development Overlay
District NO.4 (PDO-4) Standards in the City's Development Code. The proposed project
has met the development standards relative to circulation, architectural design and site
plan design. The proposed project as conditioned is consistent with all applicable
Building and Fire Codes.
ATTACHMENTS
1. Plan Reductions - Blue Page 6
2. PC Resolution No. 2005-_ - Blue Page 7
Exhibit A - Conditions of Approval
3. City Architectural Consultant Comment Letter - Blue Page 8
R:\D P\2004\04-0537 Temecula Creek Plaza\STAFF REPORT.dote
5
.
.
.
ATTACHMENT NO.1
PLAN REDUCTIONS
R:\D P\2004\04-0537 Temecula Creek Plaza\STAFF REPORT.dote
6
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ATTACHMENT NO.2
PC RESOLUTION NO. 2005-_
R:\D P\2004\04-0537 Temecula Creek: Plaza\ST AFF REPORT. dote
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PC RESOLUTION NO. 2005-_
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF TEMECULA APPROVING PLANNING APPLICATION
NO. PA04-0537, A REQUEST TO CONSTRUCT SEVEN
COMMERCIAUOFFICElRETAIL BUILDINGS TOTALING 67,570
SQUARE FEET ON 6.88 ACRES (SUB-AREA A OF THE
APPROVED TEMECULA CREEK VILLAGE PROJECT). THE
PROJECT IS GENERALLY LOCATED AT THE SOUTHEAST
CORNER OF HWY. 79 S. AND JEDEDIAH SMITH ROAD,
KNOWN AS ASSESSOR PARCEL NO. 961-010-006.
WHEREAS, Dave Wakefield, representing Davcon Development, filed Planning
Application No. PA04-0537 (Development Plan Application), in a manner in accordance with the
City of Temecula General Plan and Development Code;
WHEREAS, Planning Application No. PA04-0537 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 a regular meeting, considered Planning
Application No. PA04-0537 on March 30, 2005, 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 in opposition to this matter;
WHEREAS, at the conclusion of the Commission hearing and after due consideration of
the testimony, the Commission approved Planning Application No. PA04-0537 subject to
conditions of approval 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. That the above recitations are true and correct and are hereby
incorporated by reference.
Section 2. Findinqs The Planning Commission, in approving Planning Application
No. PA04-0537, hereby makes the following findings as required by Section 17.05.D10.F of the
Temecula Municipal Code:
1. 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.
The proposal is consistent with the land use designation and policies reflected for
Professional Office (PO) development in the City of Temecula General Plan. The
General Plan identifies retail, commercial and office uses as typical uses in the
Professional Office designation. Retail, commercial and office uses are permitted uses
in the Planned Development Overlay No. 4 (PDO-4) zoning district of the City of
Temecula Development Code.
R:\D P\2004\04-0537 Temecula Creek Plaza\Draft PC RESOLUTION and COA.doc
I
2. The overall development of the land is designed for the protection of the public .
health, safety, and general welfare.
The proposed project as conditioned is consistent with the development standards
outlined in the City of Temecula Development Code. The proposed architecture and site
layout for the project has been reviewed utilizing the Planned Development Overlay
District No.4 (PDO-4) Standards in the City's Development Code. The proposed project
has met the development standards relative to circulation, architectural design and site
plan design. The proposed project as conditioned is consistent with all applicable
Building and Fire Codes.
Section 3. Environmental Compliance. The project is exempt from environmental
review pursuant to section 15162 of the California Environmental Quality Act. Section 15162
applies when a previous Negative Declaration or EIR has been approved for a project site and
conditions on that site have not changed. The project is consistent with the previously adopted
Mitigated Negative Declaration for Planning Application numbers PA01-0610 and PA01-0611
(Development Plan and Tentative parcel Map), and further environmental review is not required.
This project will be conditioned to comply with the Mitigation Measures adopted for the
development of this site.
Section 4. Conditions. The City of Temecula Planning Commission hereby
conditionally approves Planning Application No. PA04-0537, a request for a Development Plan
to construct seven commercial/office/retail buildings totaling 67,570 square feet on 6.88 acres
(Sub-Area A of the approved Temecula Creek Village project) with conditions of approval as set
forth on Exhibit A, attached hereto, and incorporated herein by this reierence.
Section 5. PASSED, APPROVED AND ADOPTED by the City of Temecula
Planning Commission this 30th day of March 2005.
.
David Mathewson, Chairman
ATTEST:
Debbie Ubnoske, Secretary
[SEAL]
.
R\D P\2004\04-0537 Temecula Creek Plaza\Draft PC RESOLUTION and COA.doc
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STATE OF CALIFORNIA
COUNTY OF RIVERSIDE
CITY OF TEMECULA
ss
I, Debbie Ubnoske, Secretary of the Temecula Planning Commission, do hereby certify
that PC Resolution No. 2005-_ was duly and regularly adopted by the Planning Commission
of the City of Temecula at a regular meeting thereof held on the 30'h day of March 2005, by the
following vote of the Commission:
AYES:
NOES:
PLANNING COMMISSIONERS:
PLANNING COMMISSIONERS:
ABSENT:
PLANNING COMMISSIONERS:
PLANNING COMMISSIONERS:
ABSTAIN:
Debbie Ubnoske, Secretary
R:\D P\2004\04-0537 Temecula Creek Plaza\Draft PC RESOLUTION and COA.doc
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EXHIBIT A
DRAFT CONDITIONS OF APPROVAL
R:\D P\2004\04-0537 Temecula Creek Plaza\Draft PC RESOLUTION and COA.doc
4
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.
.
PC RESOLUTION NO. 2005-_
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF TEMECULA APPROVING PLANNING APPLICATION
NO. PA04-0537, A REQUEST TO CONSTRUCT SEVEN.
COMMERCIAUOFFICElRETAIL BUILDINGS TOTALING 67,570
SQUARE FEET ON 6.88 ACRES (SUB-AREA A OF THE
APPROVED TEMECULA CREEK VILLAGE PROJECT). THE
PROJECT IS GENERALLY LOCATED AT THE SOUTHEAST
CORNER OF HWY. 79 S. AND JEDEDIAH SMITH ROAD,
KNOWN AS ASSESSOR PARCEL NO. 961-010-006.
WHEREAS, Dave Wakefield, representing Davcon Development, filed Planning
Application No. PA04-0537 (Development Plan Application), in a manner in accordance with the
City of Temecula General Plan and Development Code;
WHEREAS, Planning Application No. PA04-0537 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 a regular meeting, considered Planning
Application No. PA04-0537 on March 30, 2005, 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 in opposition to this matter;
WHEREAS, at the conclusion of the Commission hearing and after due consideration of
the testimony, the Commission approved Planning Application No. PA04-0537 subject to
conditions of approval 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. That the above recitations are true and correct and are hereby
incorporated by reference.
Section 2. Findinos The Planning Commission, in approving Planning Application
No. PA04-0537, hereby makes the following findings as required by Section 17.05.010.F of the
Temecula Municipal Code:
1. 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.
The proposal is consistent with the land use designation and policies reflected for
Professional Office (PO) development in the City of Temecula General Plan. The
General Plan identifies retail, commercial and office uses as typical uses in the
Professional Office designation. Retail, commercial and office uses are permitted uses
in the Planned Development Overlay No. 4 (PDO-4) zoning district of the' City of
Temecula Development Code.
R:\D P\2004\04-0537 Temecula Creek Plaza\Draft PC RESOLUT10N and COAdoc
1
2. The overall development of the land is designed for the protection of the public .
health, safety, and general welfare.
The proposed project as conditioned is consistent with the development standards
outlined in the City of Temecula Development Code. The proposed architecture and site
layout for the project has been reviewed utilizing the Planned Development Overlay
District NO.4 (PDO-4) Standards in the City's Development Code. The proposed project
has met the development standards relative to circulation, architectural design and site
plan design. The proposed project as conditioned is consistent with all applicable
Building and Fire Codes.
Section 3. Environmental Compliance. The project is exempt from environmental
review pursuant to section 15162 of the California Environmental Quality Act. Section 15162
applies when a previous Negative Declaration or EIR has been approved for a project site and
conditions on that site have not changed. The project is consistent with the previously adopted
Mitigated Negative Declaration for Planning Application numbers PA01-0610 and PA01-0611
(Development Plan and Tentative parcel Map), and further environmental review is not required.
This project will be conditioned to comply with the Mitigation Measures adopted for the
development of this site.
Section 4. Conditions. The City of Temecula Planning Cornrnission hereby
conditionally approves Planning Application No. PA04-0537, a request for a Development Plan
to construct seven commercial/officelretail buildings totaling 67,570 square feet on 6.88 acres
(Sub-Area A of the approved Temecula Creek Village project) with conditions of approval as set
forth on Exhibit A, attached hereto, and incorporated herein by this reference.
Section 5. PASSED, APPROVED AND ADOPTED by the City of Ternecula
Planning Commission this 30'h day of March 2005.
.
David Mathewson, Chairman
ATTEST:
Debbie Ubnoske, Secretary
[SEAL]
.
R:\D P\2004\04-0537 Temecula Creek Plaza\Draft PC RESOLUTION and COA.doc
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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. 2005-_ was duly and regularly adopted by the Planning Commission
of the City of Temecula at a regular meeting thereof held on the 30'h day of March 2005, by the
following vote of the Commission:
AYES:
PLANNING COMMISSIONERS:
NOES:
PLANNING COMMISSIONERS:
ABSENT:
PLANNING COMMISSIONERS:
PLANNING COMMISSIONERS:
ABSTAIN:
Debbie Ubnoske, Secretary
R:\D P\2004\04-0537 Temecula Creek Plaza\Draft PC RESOLUTION and COA.doc
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EXHIBIT A
DRAFT CONDITIONS OF APPROVAL
R;\D P\2004\04-0537 Temecula Creek Plaza\Draft PC RESOLUTION and COA.doc
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EXHIBIT A
CITY OF TEMECULA
DRAFT CONDITIONS OF APPROVAL
Planning Application No.: PA04-0537
Project Description:
A Development Plan request to construct seven
commercial/office/retail buildings totaling 67,570
square feet on 6.88 acres (Sub-Area A of the approved
Temecula Creek Village project). The project is
generally located at the southeast corner of Hwy. 79 S.
and Jedediah Smith Road, known as Assessor Parcel
No. 961-010-006.
DIF Category:
TUMF Category:
Retail Commercial/Service Commercial/Office
Retail/Service
MSHCP Category:
Commercial
Assessor Parcel Nos.:
961-010-006
Approval Date:
March 30, 2005
Expiration Date:
March 30, 2007
PLANNING DEPARTMENT
Within Forty-Eight (48) Hours of the Approval of this Project
1. The applicant 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 Exemption 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 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. All underlying Conditions of Approval for Planning Applications PA01-0610 and PA01-
0611 shall apply unless superseded by these conditions.
3. All Mitigations Measures adopted for Planning Applications PA01-061 0 and PA01-0611
shall apply and shall be implemented.
4.
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.
R\D P\2004\04-0537 Temecula Creek Plaza\Draft PC RESOLUTION and COA.doc
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5.
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, conceming 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.
6. 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.
7. The Director of Planning may, upon an application being filed within thirty days prior to
expiration, and for good cause, grant a time extension of up to three one-year
extensions of time, one year at a time.
The permittee shall obtain City approval for any modifications or revisions to the
approval of this development plan.
9. A separate building permit shall be required for all signage. No sign permits, including
center identification signs, shall be issued prior to approval of a comprehensive sign
program.
8.
10. The development of the premises shall substantially conform to the approved Exhibits
contained on file with the Planning Department.
11. Trash enclosures shall be provided to house all trash receptacles utilized on the site.
12. Lighting shall be consistent with Ordinance No. 655 for the regulation of light pollution.
13. Perimeter landscaping shall conform to the previously approved conceptual landscape
plans for Temecula Creek Village to ensure a consistent streetscape along Highway 79
South and along the Public Trail.
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 or any successors in interest.
R:\D P\2004\04-0537 Temecula Creek Plaz.a\Draft PC RESOLUTION and COA.doc
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15.
The construction landscape drawings shall indicate coordination and grouping of all
utilities, which are to be screened from view per applicable City Codes and guidelines.
16. If at any time during excavation/construction of the site, archaeological/cultural
resources, or any artifacts or other objects which reasonably appears to be evidence of
cultural or archaeological resource are discovered, the property owner shall immediately
advise the City of such and the City shall cause all further excavation or other
disturbance of the affected area to immediately cease. The Director of Planning at
his/her sole discretion may require the property owner to deposit a sum of money it
deems reasonably necessary to allow the City to consult and/or authorize an
independent, fully qualified specialist to inspect the site at no cost to the City, in order to
assess the significance of the find. Upon determining that the discovery is not an
archaeological/cultural resource, the Director of Planning shall notify the property owner
of such determination and shall authorize the resumption of work. Upon determining
that the discovery is an archaeological/cultural resource, the Director of Planning shall
notify the property owner that no further excavation or development may take place until
a mitigation plan or other corrective measures have been approved by the Director of
Planning.
17. The colors and materials for the project shall substantially conform to those noted
directly below and with Exhibit "0" (Color and Materials Board), contained on file with the
Planning Department.
Buildinq Bodv Description/Color
.
Main Wall A (Stucco):
Main Wall B (Stucco):
Accent Color A:
Accent Color B:
All buildings - Plaster cornice
and trim:
Windows & Doors:
Eaves, Projecting Cornices,
Corbels
Hanging Metal Canopies:
Standing Seam Metal Roof:
Awnings:
Stone Veneer:
Frazee 8684M
Frazee 8231W
Frazee 7754M
Frazee 82440
Frazee 8742 M
Arcadia Medium Bronze AB-4
Frazee 88350
Frazee 88350
Aegean Copper
Canvas, John Boyle #21 OMS "Cranberry"
Eldorado "China Mountain Ledge"
18.
The conditions of approval specified in this resolution, to the extent specific items,
materials, equipment, techniques, finishes or similar matters are specified, shall be
deemed satisfied by the Director of Planning's prior. approval of the use or utilization of
an item, material, equipment, finish or technique that the Director of Planning determines
to be the substantial equivalent of that required by the condition of approval. The
Director of Plannihg may elect to reject the request to substitute, in which.case the real
party in interest may appeal the decision to the Planning Commission for its decision.
.
R:\D P\2004\04-0537 Temecula Creek Plaza\Draft PC RESOLUTION and COA.doc
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19.
All conditions shall be complied with prior to any occupancy or use allowed by this
Development Plan.
Prior to Issuance of Grading Permits
20. Provide the Planning Department with a copy of the underground water plans and
electrical plans for verification of proper placement of transformer(s) and double detector
check prior to final agreement with the utility companies.
21. A copy of the Grading Plan shall be submitted and approved by the Planning
Department and Public Works 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 Issuance of Building Permit
23. A Consistency Check fee shall be paid per the City of Temecula Fee Schedule.
24. The applicant shall submit a sign program application, sign program application fees and
a comprehensive sign program for review and approval by the Director of Planning prior
to issuance of a building permit. All signage shall comply with the approved sign
program.
25.
26.
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:
a. Appropriate filing fee (per the City of Temecula Fee Schedule at time of
submittal).
b. One (1) copy of the approved grading plan.
c. Water usage calculations per Chapter 17.32 of the Development Code (Water
Efficient Ordinance).
d. Total cost estimate of plantings and irrigation (in accordance with approved plan).
e. 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.
f. An agronomic soils report shall be submitted with the construction landscape
plans.
All utilities and light poles shall be shown and labeled on the landscape plans and
appropriate screening shall be provided. A three-foot (3.0') clear zone shall be provided
R\D P\2004\04-0537 Temecula Creek Plaz.a\Draft PC RESOLUTION and COA.doc
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around fire check detectors as required by the Fire Department before starting the
screen. Group utilities together in order to reduce intrusion.
27.
An appropriate method for screening the gas meters and other externally mounted utility
equipment shall be reviewed and approved by the Planning Department.
28.
The Planning Director shall approve the Construction Landscaping and Irrigation Plans.
29.
The building construction plans shall include details for all trash enclosures for the
project, which shall consist of masonry walls, a concrete floor and a concrete stress pad
to reduce pavement damage from disposal trucks.
30.
The construction plans shall indicate that all roof hatches shall be painted "International
Orange".
Prior to Release of Power
31. 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.
32.
Prior to the release of. power, occupancy, or any use allowed by this permit, all
mechanical and roof equipment shall be fully screened from public view by being placed
below the roofline or behind architecturally integrated screen walls. If upon final
inspection it is determined that any mechanical equipment or roof equipment is visible
from any portion of the public right-of-way adjacent to the project site, the developer
shall provide architecturally integrated screening subject to review and approval by the
Director of Planning.
33. Prior to the release of power, occupancy, or any use allowed by this permit, existing 3-
ply rolled roofing shall be fully screened from public view. If upon final inspection it is
determined that any rolled roofing is visible from any portion of the public right-of-way
adjacent to the project site or from areas on-site that are open to the public, the
developer shall replace the rolled roofing with the asphalt composition shingles approved
for the project.
34. Prior to release of power, all site improvements shall be installed.
35. All of the foregoing conditions shall be complied with prior to occupancy or any use
allowed by this permit.
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.
R:\D Pl2004\04-0537 Temecula Creek Plaza\Draft PC RESOLUTION and CQA.doc
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General Requirements
.
36. A Grading Permit for 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.
37. 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.
38. All 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
Temecula mylars.
Prior to Issuance of a Grading Permit
39. 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.
40. 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.
41.
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.
.
42. 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.
43.
44.
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.
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
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
.
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.
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a combination of structural and non-structural onsite source and treatment control BMPs
to prevent contaminants from commingling with stormwater 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.
45.
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
46.
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.
47.
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.
48.
A drainage channel and/or flood protection wall will be required to protect the structures
by diverting sheet runoff to streets, or to a storm drain.
49. The site is in an area identified on the Flood Insurance Rate Maps as Flood Zone "A"
and is subject to flooding of undetermined depths. Prior to the approval of any plans, the
Developer shall demonstrate that the project complies with Chapter 15.12 of the
Temecula Municipal Code for development within Flood Zone "A". A Flood Plain
Development Permit is required prior to issuance of any permit. Residential subdivisions
shall obtain a Letter of Map Revision (LOMR) from the Federal Emergency Management
Agency (FEMA) prior to occupancy of any unit. Commercial subdivisions may obtain a
LOMR at their discretion.
Prior to Issuance of a Building Permit
50. The access taper on the south-west side of parcel must be designed and approved by
the Director of the Department of Public Works.
51. 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:
52. Flowline grades shall be 0.5% minimum over P.C.C. and 1.00% minimum over A.C.
paving.
53. Driveways shall conform to the applicable City of Temecula Standard No. 207A.
54.
Street lights shall be installed along the public streets adjoining the site in accordance
with City Standard No. 800.
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55.
Concrete sidewalks and ramps shall be constructed along public street frontages in
accordance with City of Temecula Standard No. 400.
56. Improvement plans shall extend 300 feet beyond the project boundaries.
57. All street and driveway centerline intersections shall be at 90 degrees.
58. 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:
59. Improve Jedediah Smith Road (Collector Road Standards - 66' R/W) to include
dedication of half-width street right-of-way plus twelve feet, installation of half-width
street improvements plus twelve feet, paving, curb and gutter, sidewalk, street lights,
drainage facilities, signing and striping, utilities (including but not limited to water and
sewer).
60. Improve Highway 79 South (Urban Arterial Highway Standards - 134' RIW) to included
dedication of half-width street right-of-way, installation of half-street improvements,
paving, curb and gutter, sidewalk, street lights, drainage facilities, signing and striping,
utilities (including but not limited to water and sewer).
61. All street improvement design shall provide adequate right-of-way and pavement
transitions per Caltrans' standards for transition to existing street sections.
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.
63. Street improvements, which may include, but not limited to: pavement, curb and gutter,
sidewalks, street lights, signing, striping.
a. Storm drain facilities
62.
b. Sewer and domestic water systems
c. Under grounding of proposed utility distribution lines
64. 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.
65. 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.
66. 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.
67.
The Developer shall record a written offer to participate in, and waive all rights to object
to the formation of an Assessment District, a Community Facilities District, or a Bridge
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68.
and Major Thoroughfare Fee District for the construction of the proposed Western
Bypass Corridor in accordance with the General Plan. The form of the offer shall be
subject to the approval of the City Engineer and City Attorney.
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.
Prior to Issuance of a Certificate of Occupancy
69. 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
70. Corner property line cut off shall be required per Riverside County Standard No. 805.
71. 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.
72.
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..
BUILDING AND SAFETY
73. 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.
74. 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 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.
75. 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 street-lights 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.
76. 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.
77.
Obtain all building plans and permit approvals prior to commencement of any
construction work.
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78.
Obtain street addressing for all proposed buildings prior to submittal for plan review.
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79.
All building and facilities must comply with applicable disabled access regulations.
Provide all details on plans. (California Disabled Access'Regulations effective April
1,1998)
80. Provide disabled access from the public way to the main entrance of the building.
81. Provide van accessible parking located as close as possible to the main entry.
82. Provide house electrical meter provisions for power for the operation of exterior lighting,
fire alarm systems.
83. Restroom fixtures, number and type, to be in accordance with the provisions of the 2001
edition of the California Building Code Appendix 29.
84. Provide appropriate stamp of a registered professional with original signature on plans
prior to permit issuance.
85. Provide electrical plan including load calculations and panel schedule, plumbing
schematic and mechanical plan for plan review.
86. Truss calculations that are stamped by the engineer of record and the truss
manufacturer engineer are required for plan review submittal.
87.
Provide precise grading plan at plan check submittal to check accessibility for persons
with disabilities.
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88. A pre-construction meeting is required with the building inspector prior to the start of the
building construction.
89. Trash enclosures, patio covers, light standards, and any block walls if not on the
approved building plans, will require separate approvals and permits.
90. Show all building setbacks.
91. 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.
94-21, 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 Sundays or Government Holidays
FIRE DEPARTMENT
92.
Any previous existing conditions on this land or project will remain in full force
and effect unless superceded by more stringent requirements here.
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93.
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.
94. 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 all information as provided. (CFC 903.2, Appendix
III-A)
95. 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)
96.
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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 fire
protection measures as approved by the Fire Prevention Bureau. The Fire Flow as
given above has taken into account all information as provided. (CFC 903.2, Appendix
III-A)
97. The Fire Prevention Bureau is required to set minimum fire hydrant distances per CFC
Appendix III-B, Table A-III-B-1. Super fire hydrants (6" x 4" x 2-2 1/2" outlets) shall be
located on Fire Department access roads and adjacent public streets. Hydrants shall be
spaced at 350 feet apart, at each intersection and shall be located no more than 210 feet
from any point on the street or Fire Department access road(s) frontage to a hydrant.
The required fire flow shall be available from any adjacent hydrant(s) in the system. The
upgrade of existing fire hydrants may be required. (CFC 903.2, 903.4.2, and Appendix
III-B)
98. 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)
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99.
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.
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100. 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)
101. 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 sec 902)
102. 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)
103. 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)
104. 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)
105. 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)
106. 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)
107. All manual and electronic gates on required Fire Department access roads or gates
obstructing Fire Department building access shall be provided wi~h the Knox Rapid entry
system for emergency access by firefighting personnel. (CFC 902.4)
Special Conditions
108. Prior to issuance of building permits, fuel modification plans shall be submitted to the
Fire Prevention Bureau for review and approval for all open space areas adjacent to the
wildland-vegetation interface. (CFC Appendix II-A)
109. Prior to issuance of building permits, plans for structural protection from vegetation fires
shall be submitted to the Fire Prevention Bureau for review and approval. The measures
shall include, but are not limited to, enclosing eaves, noncombustible barriers (cement or
block walls), and fuel modification zones. (CFC Appendix II-A) .
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110. Prior to map recordation a simple map in 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.
COMMUNITY SERVICES
General Conditions
111. 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.
112. All trash enclosures shall be large enough to accommodate a recycling bin, as well as,
regular solid waste containers.
113. Identify trash enclosure for Pad B.
114. The Applicant shall comply with the Public Art Ordinance.
115. All parkways, landscaping, including 12 foot wide landscape trail buffer, fencing and on
site lighting shall be maintained by the property owner or maintenance association.
Prior to issuance of Building Permit
116. The developer shall provide TCSD verification of arrangements made with the City's
franchise solid waste hauler for disposal of construction debris.
117. If additional streetlights are to be installed as a result of this project, than prior to the
installation of street lights or issuance of building permits, whichever comes first, the
developer shall file an application and pay the appropriate fees to the TCSD, submit the
approved Edison streetlight plans for the dedication of arterial street lights into the
appropriate TCSD maintenance program.
118. Provide a connection from the sidewalk along the east side of Jedediah Smith Road to
the trail along the southern property line, subject to the approval of the Director of
Community Services. The trail along the southern property line can terminate at the
connection point.
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
Applicant's Printed Name
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ATTACHMENT NO.3
CITY ARCHITECTURAL CONSULTANT COMMENT LETTER
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ROGER CANTRELL
AlA Architect . AIGP Planner
M E M 0 RAN DUM
To:
Emery Papp, Senior Planner
From:
Roger Cantrell, Consulting Architect
Date:
February 10,2005
Subject:
Temecula Creek Shopping Center (PA04-0537)
Preliminary Review
Based on a review of the drawings of the current phase and the approved drawings of the Temecula
Creek Village development plan, I offer the following comments:
Site Plan:
I. Building Orientation and Placement
Functional orientation is primarily toward the parking lot. Close-range street views of the four
south buildings, from residential areas and a dedicated trail, are limited to the rear elevations.
For the north buildings, orientations are ambiguous. The northeast building, Pad G, is similar
to the south buildings in that it is entirely oriented to the parking lot, despite its frontage on
Highway 79. Pad F, the bank, faces Highway 79 with its drive-through lane, while its
pedestrian entry elevation faces the side so as to be visible from part of the shopping center and
to some extent Highway 79. Pad A, Walgreens, is the only building that faces the street with a
pedestrian entry. Its familiar comer entry aligns with the street comer, but the connection is
only visual, and the orientation is made possible only through the provision of its dozens of
parking spaces in front of that entry. Walgreens is further compromised by having its side and
rear elevations facing the shopping center, so that it largely fails to contribute to the communal
character of that center. The lack of visual or pedestrian linkages between the west side of the
center (Walgreen's and the Pad B office building) and the rest of the center probably means
that Walgreen's customers would likely drive the few hundred feet to the pad buildings to the
east.
The approved Temecula Creek Village development plan ~as even more internally-oriented,
with a large overflow parking lot facing the major intersection. That allowed it the
advantageous clustering of its retail and office uses. Unlike the proposed plan, it would not
have led to driving movements between its' buildings. Thus the current site plan's
nonconformity with the approved development plan deserves only a mixed review. With
Walgreen's as an end use, integration into a more clustered site plan would require the drug
store's side and rear to face the intersection. All things considered, the proposed plan should be
regarded as a reasonable adaptation of the approved plan to new tenant needs.
Temecula Creek Shopping Center
Preliminary Review
February 10, 2005
Page 2 of5
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At a more detailed level of concern, the plan departs from orthogonal orientation, allowing its
south buildings to meander along a slightly shifting course. That could be avoided easily, but it
also introduces slightly varied open spaces that work well with the informal character of the
buildings.
The site plan does not lend itself to a central feature around which the buildings can be massed.
That would have allowed the offsite view of the project to have a more compelling and
dramatic feeling than simply viewing the rears of buildings. Given that, it is important to
simply provide the most effective landscape screening possible along much of the highway
frontage: the service side of Walgreen's, the east side of the bank, and the rear of Pad Building
G.
2. Walgreen's Service Elevation
The site plan clearly indicates the service vehicle path of travel around Walgreen's. It appears
that the open view of the dock elevation from the store's southeast corner should be largely
screened from shopping center view by installing a planter with large shrubs at that comer
outside of that path of travel. .
3. Walgreen's Drive-Through
An awkward circulation path is created by the drive-through lane orientation. However, these
lanes typically have a very low volume of use, allowing such conditions to exist without
significant disruption.
4. Trash Enclosures
The trash enclosures are questionable. East of Shop H is a trash enclosure that would be axially
viewed down the major entry from Highway 79. Another small trash enclosure is situated in
the middle of the lot between Shop D, Shop C, and Pad F. A more convenient and larger trash
area is worth pursuing.
5. Parking Lot Lighting
The lighting fixtures called out on the photometric plan seem utilitarian for a shopping center
of the style submitted.
Elevations:
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Temecu/a Creek Shopping Center
Preliminary Review
February 10, 2005
Page30fS
1. Pad Buildings in General
There are many good qualities to the elevations. Individually, the store buildings are attractive.
Their massing is varied and yet balanced. There is variety to their components that enlivens the
designs, with enough continuity to achieve a high level of integrity.
Sheet A-9 conveniently places all of the front elevations together. This is especially useful in
viewing Shops C, D, and H, since they are closely spaced and nearly aligned along their
storefronts. Once the buildings are viewed together, a major design concern becomes apparent.
At this larger scale of consideration, the project loses its charm and interest. What was a
pleasing set of elements within a single building becomes much less when repeated among
several buildings. The repetition of these elements on all of the buildings might be intended as
a way to achieve continuity and integrity. However, this is negated by the programmatic effect
that is created. The visitor to this center would get the feeling of being manipulated as in an
institutional setting.
With a more formal or less eclectic style of architecture, the proposed amount of repetition
among buildings could be acceptable. As proposed, each building has an informal combination
of features that is very inviting, but not adaptable to repeated structures. The informal eclectic
nature of the buildings raises the visitors' expectations of a rich, varied experience - an
expectation that is betrayed by the building-to-building repetition.
Aside from a more formal style, a larger selection of elements is called for, particularly on the
retail and restaurant buildings. As presented, the office building is somewhat different, with a
less punctuated rhythm and the hint of formal symmetry. This differentiation between retail
and office should be accentuated by keeping the office building at a narrower range of variety.
The drawings included in this memorandum show pad buildings C, D, and H together with
separations to scale. The adjacent Pad B office building is also viewed together with those
buildings, although it would be recessed considerably. No information was available on pad
elevations, so the buildings were shown as if on level ground. In any event, the effect of grade
change between buildings would not have an effect on the design issues discussed and
illustrated here. The City Alternate drawings are intended as a guide to the strategy, but not
necessarily the specific elements, recommended for use by the project architects. This would
apply to all seven buildings of the center, since they uniformly use the limited selection of
design features.
A number of elements are shown in the City Alternate design or recommended beyond those
illustrations:
. nested gables and other roof variations
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Temecula Creek ShopPing Center
Preliminary Review
Febmary 10, 2005
Page 4 of5
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. parapet step within buildings
. keeping building scale low adjacent to patios between buildings
. garden structures (arch trellis, curving pergola) terminating patios
. reducing horizontal scale of "bridge" portions
. eccentric touches
. variation of sign types and mounting positions *
. variation in storefront and fascia design
(fewer flattened arches, less ledgestone, variation in canopy type and height, etc.) *
. refined massing for office building (smaller tower at end of step-down mass)
. higher ground floor canopy on office building (proper vertical proportion)
. higher level of top parapet detail on office building *
* recommended refinement not shown on City Alternate elevations
Much of the continuity that was apparently sought through the repeated design elements can be
gained through the use of trellises and other landscape structures that lead the visitor through
the project. Those elements, not shown on these elevations, need not achieve a large-scale
expression of variety.
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Shops C, D, and H: City Alternate (above); as submitted (below). Further revision of storefronts beyond illustration is
recommended.
Office Building B's revisions (left) allow expression of the near-
symmetry of the submittal (below left) through the lower fascia
portion and smaller tower at left. The lower floor's glazing is
higher, allowing for better vertical proportions.
2. Walgreen's Building
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Temecula Creek Shopping Center
Preliminary Review
February 10, 2005
Page 5 of 5
An obvious design dilemma involves the siting of Walgreen's where it is potentially exposed to
3600 view. The elevations treat the building as if it would not have a loading dock or service
area. If these functional parts of the building are to be included, they must be shown in the
elevations and either architecturally treated or screened as appropriate to view.
There is great variety among Walgreen's stores, but their preferred corporate model for new
buildings features only one comer as a visual and entry feature. The adjacent two side
elevations are given a minimal level of interest through the use of an arcade along a blank wall
below clerestory windows. That model works better in a setting where the side and rear abut
other stores or visual edges than in a more exposed setting as at Temecula Creek. Showcase
windows would give the building a more inviting appearance. These would be viewed from the
street, but the distance from the street is such that the displays in the windows would not be
easily read from offsite. Therefore, showcase windows would seem to be an asset to the
building, without the concern of dominant displays potentially degrading the building's
appearance. Signs should be prohibited in any showcase windows.
3.
Other Buildings:
Aside from the issues already described for Walgreen's and for the pad buildings in general as
illustrated for the south buildings, I have relatively minor concerns about the two other other
buildings. Pad Building G's use of a prominent entry-style canopy over an exit door on the rear
elevation is a misguided gesture toward making this highway-facing elevation read as a buiding
front, contrary to everything else about the building and project. Bank Building F has the most
awkward massing, with the fascia too tall for the scale of the small building. That is most
pronounced in the fascia's extension over the drive-through lanes. That area in particular
should be revised to a graceful sloped roof or flat canopy.
4.
Details
Careful detailing of the trim, soffits, railings, windows, and other elements will be essential to
giving this project a high-quality appearance. Of particular concern is the provision of
adequately detailed cornices and moldings, and avoidance of oversizing fascia boards or
brackets (hinted at in drawings). Further review is needed, following submittal of a redesigned
concept. Line-of-sight diagrams assuring screening of mechanical equipment are also needed.
I look forward to further review of this project following resolution of its conceptual design problems
and development of design details. Please contact me with any further questions or concerns.
ee: Debbie Ubnoske, Director of Planning
Don Hazen, Principal Planner
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