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Home My WebLink About040605 PC Agenda Gwyn Flores eg In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please contact the office of the City Clerk (951) 694-6444. Notification 48 hours prior to a meeting will enable the City to make reasonable arrangements to ensure accessibility to that meeting [28 CFR 35.102.35.104 ADA Title II] AGENDA TEMECULA PLANNING COMMISSION REGULAR MEETING CITY COUNCIL CHAMBERS 43200 BUSINESS PARK DRIVE April 6, 2005 - 6:30 P,M. ******** Next in Order: Resolution No. 2005-020 CALL TO ORDER Flag Salute: Chairman Mathewson Roll Call: Chiniaeff, Guerriero, Olhasso, Telesio and Mathewson PUBLIC COMMENTS e 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: e 1.1 Approve the Agenda of April 6, 2005 R:\PLANCOMM\Agendas\2005\04-06-05.doc . 2 Minutes RECOMMENDATION: 2.1 Approve the Minutes of March 2, 2005 2.2 Approve the Minutes of March 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 Planninq Application No. PA04-0594, a Development Code Amendment for Supplemental Alcoholic Beveraqe Sale Requirements recommendinq that the City Council adopt an ordinance reqardinQ supplemental requirements reQulatinq the sale of alcoholic beveraqes . for certain types of businesses and to provide locally appropriate criteria for State-requested Findinqs of Public Convenience or Necessity, Dave Hoqan, Principal Planner. 4 Planninq Application No. PA04-0462, PA04-0463, PA04-0571, a General Plan Amendment, Zone Chanqe. Conditional Use Permit, Development Plan and Tentative Parcel Map submitted by Universal Health Systems, Inc, to construct a 320-bed hospital facility and helipad, two medical office buildinqs totalinq approximatelv 140,000 square feet. a 10,000 square foot cancer center, and an 8,000 square foot fitness rehabilitation center all totalinq approximatelv 566,160 square feet on 35,31 acres, located on the north side of Hiqhway 79 South and south of DePortola Road, approximatelv 700 feet west of Marqarita Road. Dan Lonq, Associate Planner. COMMISSIONER'S REPORTS PLANNING DIRECTOR'S REPORT ADJOURNMENT Next regular meeting: Wednesday, April 20, 2005, 6:30 PM, Council Chambers, 43200 Business Park Drive, Temecula, California. . R:\PLANCOMM\Agendas\2005\04'06-05.doc 2 . ITEM #2 . . . . . MINUTES OF A REGULAR MEETING OF THE CITY OF TEMECULA PLANNING COMMISSION MARCH 2, 2005 CALL TO ORDER The City of Temecula Planning Comrnission convened in a regular meeting at 6:00 P,M., on Wednesday, March 2, 2005, in the City Council Chambers of Temecu/a City Hall, 43200 Business Park Drive, Temecula, California. ALLEGIANCE Comrnissioner Chiniaeff led the audience in the Flag salute. ROLL CALL Present: Comrnlssioners Chiniaeff, Guerriero, Olhasso, Telesio, and Chairman Mathewson. Absent: None. PUBLIC COMMENTS None. CONSENT CALENDAR 1 Aqenda RECOMMENDATION: 1.1 Approve the Agenda of March 2, 2005. Director of Planning Ubnoske requested that Item No, 7 be addressed prior to Item NO.6. MOTION: Cornmissioner Olhasso moved to approve the Consent Calendar and to arnend the Agenda to address !tern No. 7 prior to Item NO.6, Commissioner Chiniaeff seconded the rnotion and voice vote reflected unanimous approval. R:\MinutesPC\030205 COMMISSION BUSINESS . Continued from January 19,2005 2 Planninq Application No. PA04-0393. a Development Plan, subrnitted by Curry Brandaw Architects. to construct, establish, and operate a three-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 by 13 spaces. located on the southeast corner of Villaqe Road and Township Road within the Harveston Specific Plan Associate Planner Harris provided a staff report, noting the following: . That since the writing of the staff report, the project architect had met with the Fire Chief and, as a result, the breezeway and walkway from Village Road to the interior courtyard of the site were redesigned to be 24' wide in order to accommodate a ladder truck . That after hearing public testirnony and staff's recommendation at the January 19, 2005, Planning Commission meeting, the Commission requested that the building be reduced in height and that additional onsite parking be required; and that consideration be given to incorporating retail uses into the proposed facility . That a Commission Subcornmittee meeting was held on February 3, 2005, consisting of Cornmissioners Guerriero, Telesio, and the applicant . That on February 111h and 17'h, staff, the project architect, and three area residents had met; and that additional building offsets and single-story elements were incorporated into the Township Road building elevation to ensure more compatible with nearby single-family residences . . That both the Comrnission Subcommittee and staff are of the opinion that the redesigned building will adequately address the area residents' concerns regarding building height, mass, and scale; that the redesigned facility will be consistent with all applicable Mixed-use Overlay Zone Site Planning and Design Guidelines as specified in the Harveston Specific Plan . That the applicant has provided a two-level parking garage whereby the bottom level will be subterranean and the top level will be at grade which will permit the applicant to rnaintain its 115 units while deleting the whole top story . That given the type and location of the existing uses within the Village and location of the remaining underdeveloped sites, staff would be of the opinion that the viability and opportunity for retail will be limited to the property located at the northwest corner of the Village and Landings Road; that this location has the potential to be developed as a small neighborhood center, comprising of approximately 10,000 square feet of retail space; that staff would be concerned with limited pedestrian . R:\MinutesPCI030205 2 . . . connectivity between that site and the congregate care site; therefore, a retail component to the congregate care facility would not be recommended, Although the applicant will not be meeting the parking requirements, Associate Planner Harris noted that the applicant will meet the intent of the requirernents, At this time, the pubic hearing was opened. By way of overheads, Ms. Mary Rauschenburg, representing Lennar, described the location of the senior congregate care facility, offering the following comments: . That the proposed project will be consistent with the Specific Plan requirements . That the Welcome Home Center will be open for another year; and that the opportunity to bid retail would not be available for another year . That at this tirne, there would not be enough homes to keep a viable use for retail; but that the intent would still be to provide retail . That the community will be consistent with the Master Plan as originally proposed. In response to Commissioner Olhasso's query, Ms. Rauschenburg relayed that the applicant is not a developer of retail. Mr. Garth Brandau, representing Carrey Brandau Architects, noted that the applicant has rnade nurnerous changes to the proposed project in order to address the Comrnission's and residents' concerns. The following individuals spoke in opposition to the proposed senior care facility for the below- mentioned reasons: . Mr. Jason Eltmke Mr. Mike Bender . Mr. Roger Logan Ms. Jacqueline Moon . Mr. Spencer Simm Ms. Shelly Moon . Mr, Larry Bales Ms. Carol Bates . Mr. Anthony Reiter Ms. Christina Grade . Mr. Jeffrey DaHansey . That the proposed facility will generate too rnuch traffic . That the potential emergency services for the proposed project will create a nuisance to the Harveston Comrnunity . That the proposed project will not be compatible with the character of the community . That the location of the proposed project is inappropriate . That the value of the homes in the community will depreciate because of the proposed project R:\MinutesPC\030205 3 . That 90% of the Harveston Community opposes the proposed senior care facility; and that 70% of the residents would prefer retail in the proposed building, along Main Street. . Ms. Malinda Smith spoke in favor the proposed project. Mr. Brandau stated that the applicant has made efforts to appropriately scale down and balance articulation along Village Road. Viewing the proposed architecture not compatible with the Haryeston Comrnunity, Cornrnissioner Chiniaeff queried whether the applicant would be willing do readdress redesign work on architecture, coloring, materials, and style of the proposed building, In response to Corn missioner Chiniaeff, Mr. Brandau stated that he would be willing to address the concerns of the Cornmission, At this time, the pubiic hearing was closed, Commissioner Telesio noted that, in his opinion, parking will not be an issue. Commissioner Guerriero echoed by Cornmissioner Olhasso, expressed concern with Lennar Homes not providing retail as promised in the Master Plan.. Commissioner Chiniaeff stated that although he appreciates the applicant's efforts, he is of the opinion that there are too many units on the proposed site; and that the architecture needs to be more compatible with the surrounding area. . Chairman Mathewson also stated that although he appreciates the efforts of the applicant, he is of the opinion that it is important that retail be implemented and developed and would request that the proposed senior care facility be scaled down to reduce massing. At this time, the public hearing was reopened, Mr. Brandau noted that he would be willing to address the concerns of architecture, elevation and massing, and retail components. At this tirne, the public hearing was closed, MOTION: Commissioner Chiniaeff moved to continue the item to the Cornmission meeting of April 20, 2005, in order to give the applicant time to address the Commission's concerns of massing and elevation, architecture, retail component, and recommended that the Subcommittee continue to work with the applicant. Cornmissioner Olhasso seconded the rnotion and voice vote reflected unanimous approval. At this tirne, a short recess was called. . R:\MinutesPCI030205 4 . . . 3 Planninq Application No. PA04-0616 a Development Plan, subrnitted by Bruce Keeton Trust, for a third and final Extension of Time to construct, establish and operate a 15,883 square foot office buildinq on a .64 acre lot, located at the southwest knuckle of Enterprise Circle North (APN 909-282- 013) Associate Planner Harris presented the Commission with a brief staff report (of record), noting the following: . That a Third and Final Extension of Time for development has been requested . That staff has requested the addition of three Conditions of Approval: two from the Cornmunity Services Department, relating to the Public Art Ordinance fee and street light requirements and one from the Planning Department, requesting a Multi-Species Habitat Conservation Plan Fee . That with the three additional Conditions of Approval, staff has determined that the project will comply with the Development Code and the previous requirements and that staff would recommend approval of the request At this time, the public hearing was opened. Mr. Michael Richter, representing Markham Developrnent, stated the applicant is in agreernent with the added three Conditions of Approval. At this tirne, the public hearing was closed. MOTION: Commissioner Guerriero moved to approve staff's recommendation with the added three Conditions of Approval. Comrnissioner Chiniaeff seconded the motion and voice vote reflected unanimous approval, PC RESOLUTION NO. 2005-08 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NO. PA04-0616 (THE THIRD AND FINAL ONE YEAR EXTENSION OF TIME) FOR PLANNING APPLICATION NO. PAOO-0276 (DEVELOPMENT PLAN) TO DESIGN AND CONSTRUCT A 15,883 SQUARE FOOT OFFICE BUILDING (KEETON BUILDING), ON A .64 ACRE LOT LOCATED AT THE SOUTHWEST KNUCKLE OF ENTERPRISE CIRCLE NORTH, KNOWN AS ASSESSOR PARCEL NO. 909-282-013 R:\MinutesPC\030205 5 New Items . 4 Planninq Application No, PA05-0027. a Development Aqreement Amendrnent, submitted by Wolf Creek Development LLC. reqardinq financinq responsibilities, improvernents and buildinq permit timinq thresholds for the linear park, neiqhborhood park. Kent Hinterqardt Park and the Civic Use Parcel at Wolf Creek, located east of Pechanqa Road, north of Deer Hollow Way, south of Lama Linda Road in tract 29305 Development Services Adrninistrator McCarthy presented a brief staff report (of record), highlighting the following: . That the current Development Agreernent does not require the developer to spend monies in excess of the Development Impact Fee (DIF) credits in order to improve the neighborhood and linear parks . That the established DIF credits in the Development Agreement are $750,000; and that the cost of the estirnated park improvements, as currently designed, will be approximately $2.6 rnillion . That this agreement will change the language that any design and construction costs in excess of the DIF credits will be the sole responsibility of the developer . That the draft amendment included Kent Hintergardt Park parking lot improvernents and grading of a Civic Use Parcel to be completed by the developer; that these improvements were not included in the revised Development Agreement which the Planning Cornmission received on March 2, 2005; that the irnprovements were part of a Deferred Agreement that was approved by the City Council at the meeting of February 22, 2005 . . That the benefit of the amendment to the City will be substantial in exchange for minor extensions to the developer for cornpletion of the improvements. In response to Corn missioner Chiniaeff's query, Ms. McCarthy stated that staff was in concurrence with the agreement. At this time, the public hearing was opened, Mr. Mike White, representing Standard Pacific Homes, thanked the Planning and Comrnunity Services Departments' staff for their hard work. At this time, the public hearing was closed. MOTION: Comrnissioner Chiniaeff moved to approve staff's recommendation. The motion was seconded by Corn missioner Guerriero and voice vote reflected unanimous approval. . R:\MinutesPC\030205 6 . . . PC RESOLUTION NO. 2005-09 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA RECOMMENDING THAT THE CITY COUNCIL APPROVE AN ORDINANCE ENTITLED "AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TEMECULA AMENDING SECTIONS 4.2.5.{IV), 4.4.3(11I), AND4.4.3(IV) AND ADDING SECTION 4.5.4 TO THE WOLF CREEK DEVELOPMENT AGREEMENT PERTAINING TO FINANCING RESPONSIBILITIES AND IMPROVEMENT TIMEFRAMES FOR THE LINEAR PARK, NEIGHBORHOOD PARK, KENT HINTERGARDT PARK, AND CIVIC USE PARCEL OF TRACT29305," LOCATED IN THE WOLF CREEK SPECIFIC PLAN AREA SOUTH OF LOMA LINDA, WEST OF PECHANGA PARKWAY, AND NORTH OF DEER HOLLOW WAY (PLANNING APPLICATION PA05-0027) 5 Planninq Application No. PA04-0160, a Development Plan, submitted by Shane Shaw of Growth Manaqement Company, to construct a 43,400 square foot concrete tilt-up buildinq used for specialty automotive parts warehousino and manufacturinq, located on the southwest corner of Bostik Court and Winchester Road Assistant Planner Darnko presented the staff report (of record), noting the following: . ThaI the proposed building will be constructed of concrete tilt-up panels which will be srnooth concrete with a matte finish . That the building will provide both a parapet high variations and building articulations as required by the City's Design Guidelines; that in addition, recessed glass windows along the second floor and decorative wall accents along the main entry and top portion of the building will add additional architectural detail . That the main entry will be accented by glass windows . That access to the proposed site will be provided by a 26' drive aisle located on the eastern portion of the site . That the driveway will provide adequate on site circulation for large trucks and emergency vehicles . That parking will be provided around the southern and eastern property lines; that loading areas and a truck well will be provided at the southern elevation of the building; and that the area will be screened with R:\MinutesPC\030205 7 landscaping as well as an 8' high wall constructed with similar materials of the proposed building . . That an employee eating area will be provided along the eastern elevation . That staff has determined that the proposed project, as conditioned, will be consistent with the City's General Plan, Development, and Design Guidelines . That staff requested that Condition of Approval No, 94 (the TCSD has reviewed the Development Plan for the aforementioned project and has the following Conditions of Approval). In response to Cornmissioner Guerriero's query regarding rooftop elernents, Ms, Damko relayed that the applicant has concealed the rooitop equipment by the parapet heights and rooftop variations. Providing additional clarification, Director of Planning Ubnoske comrnented on the difficulty with concealing rooftop elements from other line of site buildings and that during the review process, staff's prirnary concern will be the visual irnpact from grade level. For Cornrnissioner Guerriero, Ms. Ubnoske stated that staff will explore opportunities in an effort to completely conceal rooftop equipment from line of site buildings. . At this time, the public hearing was opened, Mr. Shane Shaw, representing Growth management Company, expressed his gratitude for the service he had received frorn staff and respectfully requested the approval of the proposed project. At this time, the public hearing was closed. MOTION: Commissioner Olhasso moved to approve staff's recornmendation with the deletion of Condition of Approval No. 94 (as clarified above). Commissioner Telesio seconded the motion and voice vote reflected unanimous approval. . R:\MinutesPC\030205 8 . PC RESOLUTION NO. 2005-010 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NO. PA04-0160, A DEVELOPMENT PLAN TO CONSTRUCT A 43,400 SQUARE FOOT, TWO STORY INDUSTRIAL BUILDING ON 2.62 ACRES LOCATED ON THE SOUTHWEST CORNER OF BOSTIK COURT AND WINCHESTER ROAD, KNOWN AS ASSESSOR PARCEL NO. 909-360- 012-,013 6 Planninq Application No. PA04-0592. a Maior Modification to a Conditional Use PermiV Development Plan, submitted by Architectural Team 3, Lon Bike, to add 1,900 square feet of dininq area and 1,148 square feet of patio area to the third story of the buildinq, located at 42072 Fifth Street (APN 922-035- 023) Associate Planner Fisk presented a staff report (of record), noting the following: . That the application is for a Conditional Use PerrniV Developrnent Plan to construct a 3-story office/retaii buiiding; and that the Old Town Local Review Board had reviewed the proposed building on April 12, 2004 and . had recommended approval . That initially, the applicant had proposed a 23,125 square feet buiiding with an 1,193 square foot second-story balcony . That during the application review process, it was determined that the Riverside County Flood Control and Water Conseryation District needed additional property for the Creek widening project to accomrnodate the needs of the Flood Control District; therefore, the size of the building was ultirnately reduced by 4,317 square feet for a total of 18,808 square feet . That because the applicant has not determined if the building square footage for the future third-story restaurant will be adequate to serve the restaurant's need and, therefore, has requested approval to add 1,900 square feet of dining area and 1,148 square feet of patio area . That the proposed addition will utilize the same building materials and colors of the approved building; that the building materials will include wood siding, wood railings, wood trim, wood windows, and recycled corrugated metal roofing: and that the design of the addition will include simulated upper level barn doors and the entry to the parking lot behind the addition will simulate a covered bridge design . . That staff has determined, as conditioned, that the proposed project will be consistent with the City's General Plan, the Old Town Specific Plan, Developrnent Code, and all applicable ordinances, standards, guidelines, and policies. R:\MinutesPC\030205 9 At this time, the public hearing was opened. . Mr. Lon Bike, representing Architectural Team 3, noted that the applicant is in full agreement with the proposed Conditions of Approval. At this time, the public hearing was closed. Commissioner Olhasso comrnended staff for its efforts with Old Town. MOTION: Commissioner Chiniaell moved to approve staff's recommendation. Commissioner Guerriero seconded the rnotion and voice vote reflected unanimous approval. PC RESOLUTION NO. 2005-011 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NO. PA04-0592, A MAJOR MODIFICATION TO A CONDITIONAL USE PERMIT/DEVELOPMENT PLAN (PA03-0535-PENFOLD PLAZA) TO ADD 1,900 SQAURE FEET OF DINING AREA AND 1,148 SQUARE FEET OF PATIO AREA TO THE THIRD STORY OF AN APPROVED BUILDING LOCATED AT 42072 5TH STREET, KNOWN AS ASSESSOR PARCEL NO. 922-035-023 . 7 Planninq Application No. PA04-0231, a Development Plan. submitted by Allen Robinson of The Sienna Companv, to redevelop Butterfield Square, a commercial shoppinq center consistinq of seven buildinqs totalinq approximately 9.400 square feet, resultinq in four two-stOry buildinqs totalinq 22,048 square feet on 0.55 acres, located at the southeast corner of Old Town Front Street and Third Street (APN 922-043-005. 922-043-006, 922- 043-007) Associate Planner Fisk presented a stall report (of record), highlighting the following: . That Building A is an existing building that will receive fagade improvements; that all other existing buildings on the site are proposed to be demolished or have already been demolished . That the proposed building will be a two-story building which would include buildings B, C, and D; that the building setbacks will meet the requirements of the Specific Plan and the proposed 52.7% lot coverage will be below the maximum permitted lot coverage of 100% . That onsite parking will not be required for the project and will not be provided . R:\MinutesPC\030205 10 . . . . That a portion of Building A is located within the public right-of-way for an alley; that in order to establish consistency with the General Plan, a finding must be made by the Planning Commission to allow for the vacation of the alley right-of-way . That the project has been conditioned to vacate the alley prior to issuance of a building permit and to record a parcel merger prior to issuance of a building permit in order to avoid placing buildings over lot lines . That the architectural style of the proposed building is the Old Town western style and conforrns to all architectural developrnent regulations of the Old Town Specific Plan (OTSP) . That the project has been conditioned to submit and receive approval for a detailed sign program prior to issuance of a building permit . That it has been proposed to landscape 10% of the site which will exceed the minirnum requirement of 0% in the Tourist Retail Core Land Use District of the Old Town Specific Plan (OTSP) . That the OTSP requires that plant materials and placement will adhere to the Old Town western therne; that in an effort to rneet this guideline, staff has requested that hanging plants be added along Building C to provide a small amount of plant materials and color along this prorninent area . That because the applicant has declined to add the hanging plants, staff has requested that the project be conditioned (Condition of Approval No. 26) to include in the construction landscape plans four hanging planters for Building C . That staff would be of the opinion that with additional enhancements such as added landscaping and a water feature, which has been conditioned, the overall street scene will be significantly improved . That the applicant had rnet with staff to discuss the conditions of approval for the project and has agreed to a number of the imposed conditions of approval but has continued to express concern with several of the imposed conditions of approval . That staff would recornmend that Condition of Approval No. 82 (provide van accessible parking located at close as possible to the main entry) be deleted. At this time, Associate Planner Fisk provided the Planning Cornmission with samples of materials and colors, The Planning Commission expressed confusion with regard to the color renderings. R:\MinutesPCI030205 11 Further clarifying, Director of Planning Ubnoske noted that the applicant would be able to provide additional clarification with regard to the actual colors and rnaterials. . At this time, the public hearing was opened. Thanking the applicant for the hard work and input on the proposed project, Mr. Allen Robinson offered the following comments: . That clarification of the color renderings was provided on sarnple boards . That the back of the existing buildings will not be painted . That the applicant's original presentation was originally proposed as corrugated roofing on Building C but that staff recommended shingle roofing . That the arcade and balcony of Building A will be remodeled . That Building B will be a new building with a restaurant on the ground floor and Professional Offices on the second floor . That Building C will be a corner building and that the ground floor will be an open plan retail and the second floor will be Professional Ollices . . That one inconsistency between staff and the applicant relates to Building C's overhang . That other discrepancies between staff and the applicant would be hanging plants, benches located in front of buildings, and a water feature . That the applicant is in agreement with Condition of Approval No. 22 for submittal of an exterior lighting plan . That the recommended hanging plants will conflict with the applicant's sign program. For the Planning Commission, Planning Director Ubnoske relayed that staff would not have conditioned for hanging plants if staff were of the opinion that the hanging plants would conflict with the applicant's sign prograrn; that if it were the will of the Commission, staff could condition the applicant to return to the Commission with a pedestrian plan which would reveal signage, hanging plants, and benches. Ms. Ubnoske noted that the applicant would prefer that the tenants participate in the contribution/rnaintenance of their own landscaping plan; and that the applicant would be able to allow individual tenants the option to provide and maintain planters at the discretion of the landlord. Mr, Vincent Dedonado, landscape architect, relayed that hanging plants are problematic to drainage issues unless a self-contained reservoir be irnplemented . R:\MinutesPC\030205 12 . . . In response to Chairman Mathewson, Mr. Robinson noted that due to liability purposes, expense issues, and long-terrn maintenance, the applicant will not be installing a water feature; that a windmill and water tank will be implemented which will represent specific site features that are relevant to Old Town; and that the windmill has been removed and will be relocated to function as focal point for the upper court and the lower courtyard will be a dining court, Cornrnissioner Telesio requested that the applicant subrnit, for Commission review, a pedestrian plan, revealing a landscaping and signage program. Commissioner Chiniaeff suggested that a self-contained water-trough feature be implemented into the lower courtyard. !t was the consensus of the Planning Commission to add public benches, as requested by staff, on the outside of the decorative fencing in the lower courtyard and to not require the applicant to add a mural. Mr. Stephen Lindsley, Temecula, spoke in favor of the proposed project. At this time, the public hearing was closed. Planning Director Ubnoske suggested the deletion of Condition of Approval No, 27 (regarding construction landscape irrigation plans shall indicate the addition of no less than four hanging planters at the north elevation on Building C); No. 28 ( regarding the construction landscape and irrigation plans shall indicated the addition of no less than 60 square feet of boxed and potted plant area to be distributed around the base of Buildings B, C, and D); No. 29 (regarding the construction landscape and irrigation plans shall indicate the repi'acement of the existing benches in the upper courtyard with benches to match those to be placed along the exterior of Buildings C and D); No, 82 (provide van accessible parking located as close as possible to the rnain entry); and that a condition be irnposed, requiring the submittal of a pedestrian plan to the Planning Department, approved by the Planning Commission, to reflect the location of signage, benches, and plantings prior to the issuance of building permits. MOTION: Cornmissioner Olhasso rnoved to approve staff's recommendation with the deleted and added conditions as noted by the Planning Director (see above). Commissioner Guerriero seconded the motion and voice vote reflected unanimous approval, R:\MinutesPC\030205 13 . . . PC RESOLUTION NO. 2005-012 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NO. PA04-0231, A DEVELOPMENT PLAN TO REDEVELOP BUTTERFIELD SQUARE, A COMMERCIAL SHOPPING CENTER CONSISTING OF SEVEN BUILDINGS TOTALING APPROXIMATELY 9,400 SQUARE FEET, RESULTING IN FOUR TWO-STORY BUILDINGS TOTALING 22,048 SQUARE FEET ON 0.55 ACRES LOCATED AT THE SOUTHEAST CORNER OF OLD TOWN FRONT STREET AND THIRD STREET, KNOWN AS ASSESSOR PARCEL NOS. 922-043-055, 922-043-006, AND 922-043-007 COMMISSIONERS' REPORT Comrnissioner Olhasso expressed concern with furniture left out on the Winchester Road exit and requested that Code Enforcement explore the issue. Reiterating a previously noted concern, Chairrnan Mathewson requested that staff explore opportunities to cease the mining operation on Rancho California Road, advising that such operation would not be consistent with the General Plan and Land Use. In response to Chairman Mathewson, Deputy Director of Public Works Parks relayed that the applicant has a permit to move dirt but that he will explore the issue. For Commissioner Telesio, Planning Director Ubnoske advised that she will explore the use of fake rock at the Bel Villagio Center. PLANNING DIRECTOR'S REPORT In response to Ms. Ubnoske's request, Comrnissioners Guerriero and Telesio volunteered to serve on an ad hoc committee to work with an applicant with regard to an industrial site. In response to Ms. Ubnoske's query regarding the change of the Planning Commission meetings, it was the consensus of the Planning Comrnission to change the time frorn 6:00 P.M. to 6:30 P.M. R:\MinutesPC\030205 14 ADJOURNMENT . At 10:00 P.M" Chairman Mathewson formally adjourned this meeting to the next reqular meetinq to be held on Wednesday. March 16. 2005 at 6:00 P.M., in the City Council Chambers, 43200 Business Park Drive, Ternecula. Dave Mathewson Chairman Debbie Ubnoske Director of Planning . . R:\MinulesPC\030205 15 . MINUTES OF A REGULAR MEETING OF THE CITY OF TEMECULA PLANNING COMMISSION MARCH 16, 2005 CALL TO ORDER The City of Temecula Planning Cornmission convened in a regular meeting at 6:00 P,M., on Wednesday, March 16, 2005, in the City Council Chambers of Ternecula City Hall, 43200 Business Park Drive, Temecula, California. ALLEGIANCE Commissioner Guerriero led the audience in the Flag salute, ROLL CALL Present: Commissioners Chiniaeff, Guerriero, Olhasso Telesio, and Chairman Mathewson. Absent: None, PUBLIC COMMENTS . None at this tirne. CONSENT CALENDAR 1 Aqenda RECOMMENDATION: 1.1 Approve the Agenda of March 16, 2005 2 Minutes RECOMMENDATION: 2,1 Approve the Minutes of Decernber 15, 2005 MOTION: Cornmissioner Chiniaeff moved to approve the Consent Calendar. It was seconded by Cornmissioner Olhasso and voice vote reflected approval with the exception of Comrnissioner's Mathewson and Guerriero who abstained, . R:\MinutesPC\031605 Considered out of order . 4 Planninq Application No. PA04-0178, a Tract Map. submitted by Scott Carino, to subdivide 28,6 acres into 71 sinqle-family residential lots with a minimum lot size of 7,200 square feet and will include a pedestrian trail alonq the southern portion of the proposed subdivision, near the creek: located on north side of Nicolas Road, east of Joseph Road Assistant Planner Darnko presented a staff report (of record), noting the following: . That the Tentative Tract Map will create 71 new residential lots that meet the Development Code requirement as well as three Open Space lots which consist of water and utility easements . That a pedestrian trail connecting to the City's trail systern will be provided . That a pedestrian trail and a 10' foot wide landscape easement will provide buffering between the residential lots and Santa Gertrudis Creek; that the trail will provide two pedestrian access points for residents of the tract; that the City will take ownership of the 1.39 acre property located between Nicolas Road and the channel; and that the City's Community Seryices Department will designate this area as a trail head for the City's trail system . That the project will be consistent with current zoning and General Plan designation; that the current zoning and General Plan designation is low-medium density residential, allowing 3 to 6 dwelling units per acre; and that the project proposes five dwelling units . per acre . That the main access will be located off Joseph Road, located on the north side of Nicolas Road; that the Joseph Road crossing will require half-street width improvements and flood improvements which may have impacts to the Creek and rnay require permits; that because staff is anticipating that permits will be required, the project has conditioned to obtain approval from the resource agencies and the appropriate perrnits are obtained . That the proposed 71 lot subdivision will be consistent with the Subdivision Map Act and the Development Code; and that the project will meet the 7,200 square foot minimum lot size . That because lot nos. 7-12 have a relatively nominal, useable flat rear yard space due to the slope necessary to support Rita Way, staff has conditioned these lots to provide at least 50% of flat useable rear yard space; that the applicant is aware of this condition and will be satisfying it by adding a retaining wall behind the homes to provide more flat useable space for these lots . That staff has prepared an initial study along with a Negative Declaration for the project; that the noticing started on February 15, 2005 and ended on March 16, 2005 . That no significant environrnental impacts as a result of the proposed project . That the proposed project will not be located within a Multi-Species Habitat Conservation . Plan criteria cell and that there are no vernal pools on site R:\MinutesPC\031605 2 . . That staff has received a letter from a concerned citizen; . . . That the project has adhered to the 30-day public review process and that state agencies were notified . That the applicant has been conditioned to gain approval from the resource agencies prior to any potential irnpacts to the Creek . That the applicant has completed two biology studies and it was determined that there will be no significant environmental impacts . That the Departrnent of Public Works Traffic Engineer has reviewed the project and it was determined that a traffic study was not needed for the proposed project; and that a traffic study was provided through the Roripaugh Ranch Specific Plan which included the Seraphina Tract. In response to Comrnissioner Telesio's query, Assistant Planner Darnko stated that the developer will be required to advise any prospective buyer/tenant of the Notice of Airport in Vicinity. , Ms. Darnko reiterated that biological surveys of the site were completed and it was determined that no habitat of endangered wildlife or plant species was found on the site and that the Creek will be preserved as Open Space, At this tirne, the public hearing was opened. Mr. Jo Rotell, Temecula, expressed concern with drainage issues that could be caused as a result of the development near his property. In response to Mr. Rotell's concern, Deputy Public Works Director Parks relayed that the Santa Gertrudis Creek will be improved to the standard of the existing Creek which would be reviewed by Riverside County Flood Control as well as the City of Temecula; that the subdivision will be elevated but that the passage of water will be adequate in Santa Gertrudis Creek to drain Mr. Rotell's property. Mr. Greg Krzys, Temecula, expressed concern with the California Environmental Quality Act docurnent prepared for the project and the lack of a traffic study. Mr. Krzys queried if the previous Environmental Impact Report for the Roripaugh project addressed the proposed project and the anticipated uses on the land, noting that the proposed project should not be approved until the irnprovements for Roripaugh have been completed. Mr. Thornhill advised that there has been no change to the proposed project since the first General Plan; that this project was analyzed in the General Plan document as well as the General Plan that is currently being considered; that the proposed project will be consistent with the General Plan; and, that, therefore, staff viewed the proposed project as having been completely and adequately analyzed, Mr, Kenneth Ray, Ternecula, expressed concern with the proposed project, commenting on encroachrnent onto the Liefer Rural Preservation Zone. R:\MinutesPC\031605 3 In response to Mr. Ray's concern, Principal Planner Hogan clarified the Liefer Rural . Preservation area boundary, noting that Mr. Ray's property will not be affected. MOTION: Comrnissioner Chiniaeff rnoved to approve staff's recomrnendation including a modification to Condition of Approval Nos. 11 and D6 to include that the developer give notice to the Department of Real Estate regarding Notice of Airport in Vicinity. Commissioner Guerriero seconded the motion and voice vote reflected unanimous approval, PC RESOLUTION NO. 2005-013 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NO. PA-04-0178, TENTATIVE TRACT MAP NO. 32346 SUBDIVIDING 28.6 ACRES INTO 71 SINGLE-FAMILY LOTS GENERALLY LOCATED ON NORTH SIDE OF NICOLAS ROAD, EAST OF JOSEPH ROAD, KNOWN AS ASSESSORS PARCEL NO. 957- 080-014 AND 957-080-019 (PLANNING APPLICATION PA04-0178) Continued from February 2, 2005 3 A General Plan Update to comprehensively update the followinq elernents of the General Plan: Land Use, Open Space/Conservation, Growth ManaqemenVPublic Facilities, Public . Safety, Noise. Air Quality, Community Desiqn, and Economic Development 3.1 Recornmend that the City Council approve the Updated General Plan Principal Planner Hogan presented a staff report (of record), highlighting the following: . That staff's recommendation continues to be that the Planning Commission consider the remaining eight elements of the General Plan, make any necessary changes, and recommend to the City Council to approve the Updated General Plan . That since the Community Advisory Cornrnittee's Draft Updated General Plan and Draft Environrnentallmpact Report, four additional Land Use requests have been submitted -- one of which was received on March 16, 2005 and has not yet been reviewed or discussed; therefore, staff will not be making a recommendation with regard to that request . That it would be within the Planning Commission's puryiew to make alternate recommendations to the CAC's recommendations . That those requests not supported by the CAC, the applicants of those request will have an opportunity to rnake their requests to the Planning Corn mission and City Council. Commissioner Chiniaell suggested that the Planning Comrnission address the General Plan followed by each individual Land Use Map Amendment. . R:\MinutesPC\031605 4 . Open Space Conservation Element See staff's addendum report; copies distributed to the Cornmissioners; no additional discussion. Growth ManaQementlPublic Facilities See staff's addendum report; copies distributed to the Commissioners; no additional discussion. At this time, the public hearing was opened, Mr. Greg Kryzs, Temecula, expressed concern with the continual approval of projects and requested that the Planning Cornmission review the current Public Facilities Elements and Growth Managernent in the City in order to determine the number of General Plan Amendments and rezones that have been processed by the City since 1993, At this time, the public hearing was closed, Public Safety Element See staff's addend urn report; copies distributed to the Cornmissioners; no additional discussion. No speakers for this item. Noise Element . No changes being proposed to this item, No speakers for this item. Air Quality Element No changes being proposed to this item. No speakers for this item. Community DesiQn Element See staff's addendum report; copies distributed to the Commissioners; no additional discussion. At this time, the public hearing was opened. In response to Ms, Diana-Lovett-Webb, Deputy City Manager Thornhill noted that staff would be willing to work with Ms. Lovett in creating a Cornrnunity Workshop to preserve rural communities. Mr. Don Stowe, Ternecula, spoke of the irnportance of preserving rural equestrian cornmunities in the City of Ternecula. At this time, the public hearing was closed, . R:IMinutesPCI031605 5 Economic Development Element . No changes being proposed to this item. For future items, Commissioner Olhasso requested more detailed information in the staff report with regard to Economic Development. No speakers for this item. At 7:13 p,rn., the Planning Cornmission called a short recess and reconvened at 7:22 p,m. Land Use Element 1. Northside of the Santa Gertrudis Channel between Margarita Road and Rustic Glen Drive REQUEST: From Industrial Park (IP) and Public Institutional (PI) to Professional Office (PO) CAC RECOMMENDATION: As per the Draft Lane Use Plan, unanimous support for Professional Office. No speakers for this item. It was the consensus of the Planning Commission to approve the CAC's recommendation. 2. Southeast of the intersection of Nicolas Road and Via Lobo REQUEST: From Very Low Density Residential (VL) to Low Medium Density Residential (LM) and Open Space (OS) . CAe RECOMMENDATION: A majority 01 the CAC were of the opinion to retain this property as Very Low Density would be appropriate. No changes were made to Land Use Plan. At this time, the public hearing was opened. Mr. Jack Diamond, representing the Garret Group, spoke in favor of the CAC's recommendation. It was the consensus of the Planning Commission to approve the CAC's recommendation and it was noted that if there were any boundary line issues, those could be addressed through a Planned Development Overlay. 3. Southeast of the intersection of Margarita Road and Solana Way REQUEST: From Mediurn Density Residential (MD) to Professional Office (PO) Neighborhood Commercial (NC), and Open Space (OS) CAC RECOMMENDATION: A majority supported Professional Office and Open Space (OS). The Professional Office and Open Space designations have been shown on the draft Land Use Plan. At this time, the public hearing was opened. Mr. Matthew Fagan, representing Ms. Melinda Smith, spoke in favor of the CAC's . recornmendation. R:\MinutesPC\031605 6 . At this time, the public hearing was closed. It was the consensus of the Planning Comrnission to approve the CAC's recomrnendation. 4. Between Butterfield Stage Road and Walcott Lane north of Solana Way REQUEST: From Very Low Density Residential (VL) to Low Density Residential. CAe RECOMMENDATION: No action recommended. This request was delayed until the uncertainty of the dirt roads and the Roripaugh Ranch project have been resolved. No changes were made to Land Use Plan, At this time, the public hearing was opened, Mr. Steve Galvez, Walcott Investments, noted for the record, that if he were granted a LM zone, he would be willing to pave Liefer Road which would resolve road issues for residents of Nicolas Valley. Ms. Linda Beaudoin, echoed by Mr. Jo Rotell, spoke in favor of Mr. Galvez' offer to pave Liefer Road, At this time, the public hearing was closed. . Although appreciating Mr. Galvez' offer to pave Liefer Road, Deputy City Manager Thornhill noted that a General Plan may not be conditioned or rezoned and that Mr. Galvez would have no legal obligation to pave the road at his own expense. It was the consensus of the Planning Cornrnission to approve the CAC's recomrnendation. 5. South of Nicolas Road between Calle Medusa and Calle Girasol REQUEST: From Very Low Density Residential (VL) to Low Medium Density Residential (LM) , CAC RECOMMENDATION: No action recommended. This request was delayed until the uncertainty of the dirt roads and Roripaugh Ranch project have been resolved. No changes were made to Land Use Plan, No speakers for this item, !t was the consensus of the Planning Commission to approve the CAe's recommendation. 6. South of Ternecula Creek Village project and west of the extension of Jedediah Smith Road REQUEST: From Open Space (OS) to Unspecified Designations. CAe RECOMMENDATION: A majority of the CAC was of the opinion that the Open Space (OS) designation was the correct use for this property. No changes were made to Land Use. . At t~is tirne, the public hearing was opened. Mr. Larry Markham, representing Markham Developrnent Management Group, spoke in favor of the proposed project, noting that the proposal would not be in the flood plain channel and that the proposed project would not be within the Army Corps and/or Fish and Game jurisdiction. At this time, the public hearing was closed. R:\MinutesPC\031605 7 !t was the consensus of the Planning commission to approve the CAC's recommendation. . 7. Northside of Loma Linda Road, east of Temecula Lane REQUEST: Frorn Professional Office (PO) to Medium Density Residential (MD) CAC RECOMMENDATION: As per the Draft Land Use Plan, supported Low Mediurn Density on the eastern-third and Medium Density on the western-third, At this time, the public hearing was opened. Mr. Mark Broderick, Temecula, expressed concern with traffic impacts that would be created as a result of not constructing a bridge across Avenida de Missiones. At this tirne, the public hearing was closed. In response to Mr. Broderick's concern, Deputy Director of Public Works Parks noted that the bridge has been earrnarked in the City's CIP but has not yet been funded, It was the consensus of the Planning Commission to not support the CAC's recommendation to support retaining the eastern and western-thirds at Low Medium Density. 8. Southwest of the City's Northwest Sports Park (Temecula Education Project) REQUEST: From Industrial Park (IP) to Community Cornrnercial (CC), High Density Residential (HD), and mediurn Density Residential (MD)/Mixed-Use. CAC RECOMMENDATION: No action recornmended. Staff was of the opinion that changes in . this area should not be considered until additional information about the Temecula Education Project has been obtained and its potential impacts to the area. !t was the consensus of the Planning Commission to accept the CAC's recommendation. 9. South and west of the City's Northwest Sports Park (Ternecula Education Project) adjacent to request NO.8 REQUEST: From Industrial Park (IP) to either High Density Residential or Medium Density Residential (MD), CAC RECOMMENDATION: No action recornmended. Staff was of the opinion that changes in this area should not be considered until additional inlormation about the Temecula Education Project has been obtained and its potential impacts to the area. It was the consensus of the Planning Cornrnission to accept the CAC's recommendation. 10. West of Buttertield Stage Road between Chen in Clinet and Ahern Place REQUEST: Frorn Very Low Density Residential (VL) to Low Medium Density Residential (LM). CAC RECOMMENDATION: Supported a change to Low Medium Density Residential. This has shown on the draft Land Use Plan. At this time, the public hearing was opened. Mr. Matthew Fagan spoke in favor of the proposed project. . R:\MinutesPC\031605 8 . . . Relaying her opposition to this request and to the CAC's recornmendation, Commissioner Olhasso expressed concern with the request of the Low-Medium designation. !t was the consensus of the Planning Commission to accept the CAC's recornmendation with the exception of Cornmission Olhasso who voted No. - 11. Northwest Corner of Margarita and Dartolo Roads REQUEST: From Professional Office (PO) to Comrnunity Commercial (CC). CAC RECOMMENDATION: The CAC was of the opinion that retaining the PO designation would be the most appropriate for this location, No speakers for this item. It was the consensus of the Planning Comrnission to accept the CAC's recommendation 12. Northeast corner of Winchester and Nicolas Road REQUEST: From Neighborhood Commercial (NC) to Community Commercial (CC), CAC RECOMMENDATION: As per the Draft Land Use Plan, the CAC supported this change. No speakers for this item. It was the consensus of the Planning Commission to accept the CAC's recommendation. 13. Rainbow Canyon Road west of Pechanga Creek REQUEST: Frorn Open Space (OS) and Highway Tourist Cornrnercial (HT) to Open Space (OS), Highway Tourist Commercial (HT), and Low-Medium Density Residential (LM) CAC RECOMMENDATION: The CAC did not support this change. Mr. Thornhill relayed that it was the opinion of the CAC that until any certainty as to whether or not a southern interchange will occur, no intensification of Land Use should occur along the corridor of Rainbow Canyon Road. At this time, the public hearing was opened, Mr. Bob Wheeler, representing the General Plan Advisory Cornmittee, stated that it was the opinion of the CAC to not support this change at this time. Mr. Sarn Alhadeff, representing Ternecula Creek Inn, expressed the applicant's desire to be given the opportunity, at a future date, to explore a Specific Plan Overlay. Advising that the applicant is only requesting a Specific Plan Zone Overlay, Mr. Larry Markham noted that Mr. Alhadeff's letter to the Planning Commission, dated January 31, 2005, references language with regard to fractional ownership and that the applicant would be willing to fund the Specific Plan with a full Environmentallrnpact Report. At this time, the public hearing was closed. For the Comrnission, Principal Planner Hogan relayed that staff could clarify in the Specific Plan that developments consistent with the resort cornrnercial would not require a Specific Plan; that R:\MinutesPC\031605 9 resort uses would include a golf course, hotel rooms, fractional ownership units, day spa, etc.; . and that air other uses with exception of resort commercial activities would require approval of a Specific Plan, It was the consensus of the Planning Commission to accept the CAC's recommendation. 14. SR-79 South east of Jedidiah Srnith Road REQUEST: From Very Low Density Residential (VL) to Professional Office (PO) CAC RECOMMENDATION: The CAC did not support this change, No changes were made to Land Use Plan. At this time, the public hearing was opened. Mr, Larry Markham, representing Los Ranchitos Homeowners Association, noted opposition to the request of Very Low Density Residential (VL) to Professional Office (PO), At this time, the public hearing was closed. It was the consensus of the Planning Commission to approve the CAC's recommendation. The following requests had not been reviewed by the CAC: 15. Southside of Rancho California road, east of the city limits REQUEST: From Hillside Residential (HR) and Open Space (OS) to sorne form of commercial. . It was noted that the applicant subsequently withdrew his request on February 12, 2005. 16. East side of Winchester road at Rustic Glen Drive REQUEST: Frorn Neighborhood Comrnercial (NC) to Professional Office (PO) At this time, the public hearing was opened. Mr. Bart Doyle, representing the applicant, spoke in support of the requested change. !t was the consensus of the Planning Commission to deny the request but expressed a willingness to a General Plan Amendrnent with a development proposal for senior housing at some future time. 17. Northeast corner of Ynez Road and Tierra Vista Road REQUEST: From Professional Office (PO) to High Density Residential (HD) At this tirne, the public hearing was opened. Mr. Eric Luna, owner of project, spoke in favor of the request. !t was the consensus of the Planning Commission to change the designation from Professional Office (PO) to Medium Density (MD). 18. Request for change to General Plan Land Use Plan for 2.5 acres located on the south . side of Pauba Road, west of the Plaza Del Sol Center R:\MinutesPC\031605 10 . At this time, the pUblic hearing was opened, Mr, Matthew Fagan, representing the applicant, noted that the change would represent an extension of uses that are consistent and compatible with the adjacent ollice/retail pattern of development to the east and existing and proposed Public Institutional uses on the north side of Pauba Road. It was the consensus of the Planning Cornmission to deny the request and retain the Very Low Density Residential designation. Mr. Steve Corona, representing the Corona Family, spoke in opposition to the inclusion of properties outside of the City's sphere, In response to Mr. Corona's comment, Principal Planner Hogan relayed the CAC's opinion to not convert areas that are currently agricultural and rural residential into urban densities; that the CAC focused on urban development in urban areas and to maintain the agricultural and rural character within the City, advising that noticing was provided by the newspapers. At this tirne, the public hearing was closed, MOTION: Commissioner Olhasso moved to recornrnend that the City Council approve the Environmental Impact Report, to approve the Draft General Plan as amended by the Planning Comrnission, and to adopt the resolution. Commissioner Guerriero seconded the motion and voice vote reflected unanimous approval. . PC RESOLUTION NO. 2005-014 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA RECOMMENDING THAT THE CITY COUNCIL CERTIFY THAT FINAL ENVIRONMENTAL IMPACT FOR THE GENERAL PLAN AND APPROVE THE COMPREHENSIVE UPDATE OF THE GENERAL PLAN COMMISSIONERS' REPORTS For Chairman Mathewson, Mr. Parks relayed that he will ensure that he receives his report regarding the mining operation on Rancho California Road. Commissioner Olhasso stated that she will not be able to attend the March 30, 2005, Planning Comrnission meeting. PLANNING DIRECTOR'S REPORT No additional cornment. . R:\MinutesPC\031605 11 ADJOURNMENT At 11 :30 P.M., Chairman Mathewson formally adjourned this meeting to the next reqular meetinq to be held on Wednesday. March 30. 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\031605 12 . . . . ITEM #3 . . . . . STAFF REPORT - PLANNING CITY OF TEMECULA PLANNING COMMISSION April 6, 2005 Planning Application No. PA04- 0594 DEVELOPMENT CODE AMENDMENT Supplemental Alcoholic Beverage Sale Requirements Prepared by: David Hogan, Principal Planner BACKGROUND The City Council has expressed a concern over the regulation of certain types of establishments selling alcoholic beverages and the number of liquor stores within the community. As a result, staff has worked with the Police Departrnent and the City Attorney to develop supplemental standards for businesses selling alcoholic beverages, During this process staff has endeavored to develop additional criteria and requirements that will enable the more stringent control of liquor stores and businesses concurrently selling gasoline and alcoholic beverages, ANALYSIS The proposed Ordinance attached to this staff report (see Attachment No.2) will further protect the health, safety and welfare of the comrnunity by adopting a nurnber of supplemental requirements. These supplemental requirements will: . Clarify which alcohol-selling businesses would require a conditional use permit; . Establish requirements to prevent the over-concentration of liquor stores; . Establish rnore stringent requirements for businesses selling gasoline and alcoholic beverages; . Better define the differences and sirnilarities between convenience markets and liquor stores, and, . Expand the perrnitting requirements for businesses, commonly recreational, that may have accessory sales of alcoholic beverages, . Set locally appropriate criteria for Findings of Public Convenience or Necessity. Conditional Use Permit Requirernents To provide a rnore accurate delineation of when businesses require a conditional use permit to sell alcoholic beverages, staff is proposing several clarifications in the Table 17.08.030, the Perrnitted Uses for Commercial and Industrial Uses. Specifically, the following businesses selling alcoholic beverages would always require a conditional use permit: bars and taverns, nightclubs, convenience rnarkets, liquor stores, the concurrent sale of alcohol and motor vehicle fuel, and alcoholic beverage sales in conjunction with an otherwise allowable use (e.g. bowling alleys and golf courses). The proposed changes would also make the Development Code internally consistent by removing R:\Ordinances\Alcoholic Beverages 2004\Staff Report PC1.doc unintended language that appeared to require grocery stores, drug stores, and discount/department . stores to obtain a conditional use perrnit to sell alcoholic beverages. Additional Liquor Stores Criteria The proposed ordinance would also provide more stringent location and operational criteria for liquor stores. The two key issues of concern with liquor stores are the potential for over- concentration and the potential secondary effects that have a potential to occur with liquor store operations. To avoid the over-concentration effects, the proposed ordinance would require a 1,000 foot separation distance between establishments. To begin to address the secondary effects, the proposed ordinance would require that each establishrnent have a security plan approved by the Chief of Police. The security plan would address product location, aisle configuration, point of sale locations, as well as cameras and other similar monitoring systern components. Findinq of Public Convenience or Necessity The Finding of Public Convenience or Necessity that is required by the State of California's Alcoholic Beverage Control (ABC) has presented a number of challenges for the City. ABC uses criteria of possible concern for over-concentration based upon an average nurnber of licenses per census tract. Census tracts are created by the United States Bureau of the Census and are intended to facilitate the cornpilation of data gathered during the decennial national census and commonly use roads, stream channels and other physical features as boundaries. Because census tracts are not created using local land use patterns or adopted community plans, the criteria is not considered to be a valid indicator of local land use conditions. !t is staff's opinion that relying on federally- designated Census Tracts to regulate local land is inappropriate. As a result, staff is recomrnending that Finding of Public Convenience or Necessity be based primarily upon local land use compliance. . The proposed factors that would be considered correspond to the City's current conditional use permit criteria. The proposed factors include: . Is the proposed use is consistent with the General Plan and Development Code? . Is the proposed use compatible with the nature, condition and development of adjacent land uses? . Would the proposed use have an adverse effect on adjacent land uses? . Would the proposed use result in an potentially deleterious concentration of similar uses in the surrounding area? Concurrent Sale of Gasoline and Alcoholic Beveraqes In addition, the ordinance would also establish more stringent supplemental requirements for the concurrent sale of gasoline and alcoholic beverages. These expanded requirements more closely rnatch the provisions of State Law. The supplemental requirements to avoid problems with these establishments include the following: . No beer or wine shall be displayed within five feet of the cash register or the front door. . No sale of alcoholic beverages shall be rnade from a drive-up window. . No display or sale of beer or wine shall be made from an ice tub, . R:\Ordinances\Alcoholic Beverages 2004\Staff Report PC1.doc 2 . . . . No beer or wine advertising shall be located on the motor fuel islands, building, windows, doors, or on free-standing signage. . Employees who work between the hours of 10 p.rn. and 2 a,m, that are involved in the sale of beer or wine shall be at least 21 years of age. ENVIRONMENTAL DETERMINATION The proposed arnendment to the Municipal Code would rnodify how certain allowable businesses in cornmercial zones are approved to sell alcoholic beverages by the City. When an application for a business to operate is filed with the City, a determination will be made at that tirne, as to the type of environrnental review that is required to comply with the provisions of the California Environmental Quality Act (CEQA). Staff has completed an Initial Environmental Study and has determined that this proposed ordinance has no potential to impact the environrnent. As a result, staff is recomrnending that the Planning Commission recornmend to the City Council to find that the proposed Development Code arnendment is exernptfrorn review under the California Environmental Quality Act pursuant to Section 15061 (b)(3) of the CEQA Guidelines. A copy of the Initial Environrnental Study is located in Attachment No.3. ATTACHMENTS 1. PC Resolution No. 2005-_- Blue Page 4 Exhibit A - Proposed CC Ordinance 05-_ 2. Initial Environrnental Study - Blue Page 14 R:\Ordinances\Alcoholic Beverages 2004\Staff Report PC1.doc 3 . . . ATTACHMENT NO.1 PLANNING COMMISSION RESOLUTION NO. 2005-_ R:\Ordinances\Alcoholic Beverages 2004\Staff Report PC1.doc 4 . PC RESOLUTION NO. 2005-_ A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA RECOMMENDING THAT THE CITY COUNCIL ADOPT AN ORDINANCE ENTITLED "AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TEMECULA AMENDING CHAPTERS 17.08, 17.10, AND 17.34 OF THE TEMECULA MUNICIPAL CODE TO REGULATE LIQUOR STORES AND SIMILAR USES AND TO FURTHER CLARIFY OTHER REQUIREMENTS FOR BUSINESSES SELLING ALCOHOLIC BEVERAGES (PLANNING APPLICATION 04-0594)" WHEREAS, on November 9,1993, the City Council of the City of Temecula adopted the General Plan; and WHEREAS, on January 25, 1995, the City Council of the City of T emecula initially adopted the City's Developrnent Code; and WHEREAS, the City's Development Code has been periodically amended over tirne as needed; and WHEREAS, the Planning Comrnission considered the proposed amendment on April 6, 2005, at a duly noticed public hearing as prescribed by law, at which time the City staff and interested persons had an opportunity to, an did testify either in support or opposition to this matter; . NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF TEMECULA DOES HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS: Section 1. Recornmendation of Approval. The Planning Commission for the City of Ternecula hereby recomrnends that the City Council adopt an ordinance amending the requirements for conditional use perrnits for certain businesses selling alcoholic beverages and make other changes substantially in the form attached to this resolution as Exhibit A, Section 2. Environmental Compliance. The proposed amendment represents a rninor change to the Development Code to modify how businesses selling alcoholic beverages in commercial zones need to be approved by the City, When a site specific application is filed with the City, a determination will be rnade at that time, as to the type of environmental review necessary to cornply with the provisions of the California Environmental Quality Act. As a result, the Planning Commission recomrnends that the City Council make a determination that the proposal is exempt from review under the California Environrnental Quality Act pursuant to Section 15061 (b)(3) of the CEQA Guidelines. . R:\Ordinances\Alcoholic Beverages 2004\Staff Report PC1.doc 5 Section 3. PASSED, APPROVED AND ADOPTED by the City of Temecula Planning . Commission this 61h day of April 2005, David Matthewson, Chairman ATTEST: Debbie Ubnoske, Secretary [SEAL] STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss CITY OF TEMECULA ) I, Debbie Ubnoske, Secretary ofthe Ternecula Planning Comrnission, do herebythatthe PC Resolution No. 2005-_ was duly adopted and regularly adopted by the Planning Commission of the City of Temecula at a regular meeting thereof held on the 6th day of April, 2005, by the following . vote: AYES: PLANNING COMMISSIONERS: NOES: PLANNING COMMISSIONERS: ABSENT: PLANNING COMMISSIONERS: ABSTAIN: PLANNING COMMISSIONERS: Debbie Ubnoske, Secretary . R:\Ordinances\Alcoholic Beverage"s 2004\Staff Report PC1.doc 6 . . . EXHIBIT A PROPOSED CC ORDINANCE 05-_ R:\Ordinances\Alcoholic Beverages 2004\Staff Report PC1.doc 7 . ORDINANCE NO. OS-_ AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TEMECULA AMENDING CHAPTERS 17.08, 17.10, AND 17.34 OF THE TEMECULA MUNICIPAL CODE TO REGULATE LIQUOR STORES AND SIMILAR USES AND TO FURTHER CLARIFY OTHER REQUIREMENTS FOR BUSINESSES SELLING ALCOHOLIC BEVERAGES (PLANNING APPLICATION 04-0594) THE CITY COUNCIL OF THE CITY OF TEMECULA DOES HEREBY ORDAIN AS FOLLOWS: Section 1. Findinqs. The City Council is particularly concerned about the deleterious secondary impacts that can arise from the over-concentration of liquor stores. Although the risks of negative secondary effects can arise from any sales facility offering alcoholic beverage, this City Council finds that the risks of negative secondary effects increase when a sales facility has, as its sole and primary focus, the sale of a wide range of beverages containing alcohol and of no other primary consumer product. The secondary effects that have been associated with such single product genre include, but are not limited to, an increase in public disturbances, increases in theft crimes, increases in alcohol use related offense and increases in sales of alcoholic beverages to underage purchasers, For the purposes of rninimizing the potential risk arising from an over- concentration of such users, and to ensure that each liquor store is operated in a responsible manner that minimizes burdens on the City's police and public safety and maximizes benefits to the community, the City imposes these further requirernents, proof of which much be expressly . determined to exist by the hearing body or officer pursuant to clear and convincing evidence: Section 2, Additional Findinqs. The City Council is also concerned that the use of census tracts to determine the potential for over-concentration of establishrnents selling alcoholic beverages does not adequately reflect local land use planning efforts. Census tracts are created by the United States Bureau of the Census and are intended to facilitate the compilation of data gathered during the decennial national census. Census tract boundaries are comrnonly drawn along roads or are based upon easily observable physical features such as rivers and strearns, The right to control land uses is a fundamental power granted to local governments by the State of California. The lack of consideration of an adopted general plan creates a situation where a business selling alcoholic beverages is in an appropriate location, as deterrnined by the City Council, yet is considered to be potentially inappropriate by the State Department of Alcoholic Beverage Control. Therefore, the City Council has determined that all requests for a finding of convenience or necessity shall solely consider local land use planning and compatibility issues. Section 3. The City Council ofthe City ofTemecula hereby amends Table 17,08.030 ofthe Temecula Municipal Code as shown below. . R:\Ordfnances\Alcoholic Beverages 2004\Staff Report PC1.doc 8 A. Replace the listing for alcoholic beverage sales with the follows:' . Alcoholic beverage sales in conjunction with C C C C C C C an otherwise allowable use (examples include: bowling alleys, golf courses, and wine tasting establishrnents)' 1, Subject to the supplemental development standards contained in Chapter 17.10, B. Add the following uses: Convenience market (with the sale of beer C C C C C and wine) Specialty rnarket C p P P C Wine tasting shop (including product sale C p p p for off-site consurnption) C. Replace the listing for restaurants and other eating establishments with the following: . Restaurants and other eating establishments (with or without the sale of beer and wine) p p p p p p p D, Modify the listing for nightclub/tavern/bar/dance club/teen club with the following: Nightclub/tavern/bar/dance club/teen club C C C Section 4. The City Council ofthe City ofTemecula hereby amends Section 17.1 0.020.B of the Temecula Municipal Code to read as follows: "B. Alcoholic Beverage Sales. 1. All businesses or establishments offering the sale of alcoholic beverages shall require the appropriate license irom the state of Caliiornia. 2. All businesses or establishments offering the incidental sale of alcoholic beverages, in conjunction with an otherwise allowable use shall also require a conditional use permit. Examples of these types of businesses include: golf courses, bowling alleys, and other sports and recreation facilities. . R:\Ordinances\Alcoholic Beverages 2004\3taff Report PC1.doc 9 . . . 3, Businesses selling alcoholic beverages and requiring a conditional use permit shall not be located within five hundred feet of any religious institution, school, or public park, This distance shall be rneasured between the main entrance of the alcohol selling business and the closest public entrance to the religious institution, school, or public park. This requirement shall not apply when the alcohol-selling business and the church, school or park are both located within commercial or industrial zones. 4. Liquor Stores. Liquor stores shall comply with the following additional standards and requirements. a. No proposed liquor store shall be located closer than 1,000' (one thousand feet) frorn any existing liquor store, as measured from closest property line to closest property line. A security plan, including but not limited to: product location, cameras and similar monitoring systern, aisle configuration, point of sales location(s), exterior and parking lighting, rneasures to preventand discourage loitering, and other reasonable factors has been subrnitted to the Chief of Police and has been approved or conditionally approved. No liquor store shall open for business without the prior approval of a conditional use permit prior to the conduct of business, Any reasonable conditions deemed necessary to ensure the proposed liquor store will not create nuisance conditions or unreasonably disrupt the neighborhood, in which it is proposed to be located, may be added into the conditions of approval for the project. The failure to comply with any of these conditions may result in the revocation of the conditional use permit as contained in Section 17,04.010. b, c. d. 5. Finding of Public Convenience or Necessity. When requested by the State of California to rnake a finding of public convenience or necessity, the approval authority shall consider only the following criteria in making a finding of public convenience or necessity, a. Whether or not the proposed use is consistent with the general plan and development code. b. Whether or not the proposed use is compatible with the nature, condition, and character of adjacent land uses, c. Whether or not the proposed use would have an adverse effect on adjacent land uses d. Whether or not the proposed use would result in an excessive number of similar establishments in close proxirnity." R:\Ordinances\Alcoholic Beverages 2004\Staff Report PC1.doc 10 Section 5. The City Council of the City of Temecula hereby amends Section 17.10,020 of . the Temecula Municipal Code by adding Subsection 0 to read as follows: "0. Concurrent Sale of Motor Vehicle Fuel and Alcoholic Beverages, 1. To corn ply with the provisions of the Business and Professions Code (Section 23790 et. seq.), applications for autornotive seryice stations proposing the concurrent sale of beer and wine from the same structure shall be required to comply with the same procedure for noticing and conducting the public hearing that is utilized for all other conditional use permits pursuant to the provisions of Section 17.04.010 of the Temecula Municipal Code. The decision and findings rnust be based on substantial evidence in view of the whole record to justify the ultimate decision and shall be based on written findings. The denial of an application for a CUP is subject to appeal to the city council in accordance with the provisions of Section 17.03.090 of the Ternecula Municipal Code. 2. In addition to any other operational standards deemed necessary and appropriate, the following supplemental standards shall be applied to the concurrent sale of beer and wine with motor vehicle fuel. a. No beer or wine shall be displayed within five feet of the cash register or the front door. e. No sale of alcoholic beverages shall be made from a drive-up window. No display or sale of beer or wine shall be made from an ice tub. No beer or wine advertising shall be located on rnotor fuel islands. No beer or wine advertising shall be located on the building, windows, doors, or on free-standing signage. No self-illuminated advertising for beer or wine shall be located on buildings or free-standing signage. Employees on duty between the hours of 10 p,m. and 2 a.m. that sell beer or wine shall be at least 21 years of age." . b. c. d. f, g. Section 6. The City Council of the City of Temecula hereby arnends Chapter 17.34 of the Temecula Municipal Code by adding the following definitions: ""Liquor Store" rneans a retail sales facility offering for sale an assortrnent of distilled, fermented, brewed or similarly prepared beverages that contain amounts of alcohol sufficient to cause the sale of the beverage to be regulated by the State of California and (i) where the sale of such beverages is the predominant product sold in such facility, whether such finding is determined by total annual retail sales or square footage of the facility dedicated to the storage and/or display of such merchandise; and (ii) the retail sales facility is not the direct, corporately owned marketing and/or sales facility of the producer of the alcoholic beverage and where the alcoholic beverage is primarily intended to be consurned off site frorn the place of sale. Liquor stores commonly range in size from 2,000 square feet to 5,000 square feet. A convenience rnarket selling distilled spirits is considered to be a liquor store, . R:\Ordinances\Alcoholic Beverages 2004\Staff Report PC1.doc 11 o o o "Specialty rnarkef' means a retail food market that specializes in a specific type or class of food and related products, Typically specialty markets range in size from 10,000 to 40,000 square feet." Section 7. Environmental Cornpliance. The proposed amendment represents a minor change to the Development Code to rnodify how businesses selling alcoholic beverages are addressed. When a site specific application is filed with the City, a determination will be made at that time, as to the type of environmental review necessary to comply with the provisions of the California Environmental Quality Act. The City Council has reviewed the information contained in the Initial Environmental Study and hereby finds that the adoption of this ordinance could have no impact on the environment and the adoption of this ordinance is exernpt from review under the California Environrnental Quality Act pursuant to Section 15061 (b)(3) of the CEQA Guidelines. Section 8. Severability, If any sentence, clause or phrase of this ordinance is for any reason held to be unconstitutional or otherwise invalid, such decision shall not affect the validity of the rernaining provisions of this ordinance. The City Council hereby declares that the provisions of this Ordinance are severable and if for any reason a cou rt of competent ju risdiction shall hold any sentence, paragraph, or section of this Ordinance to be invalid, such decision shall not affect the validity of the rernaining parts of this Ordinance. Section 9. Notice of Adoption. The City Clerk shall certify to the adoption of this Ordinance and shall cause the same to be posted as required by law, Section 10. Effective Date. This Ordinance shall be in full force and effect thirty (30) days after its passage. The City Clerk shall certify to the adoption of this Ordinance and cause copies of this Ordinance to be posted in three designated posting places. Section 11. This Ordinance shall be in full force and effect thirty (30) days after its passage; and within fifteen (15) days after its passage, together with the names of the City Council members voting thereon, it shall be published in a newspaper published and circulated in said City. PASSED, APPROVED AND ADOPTED this _th day of _,2005. Jeff Comerchero, Mayor ATTEST: Susan W, Jones, CMC City Clerk [SEAL] R:\Ordinances\Alcoholic Beverages 2004\Staff Report pel.doc 12 Environmental Factors Potentially Affected The environrnental 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 followino paces. Land Use Planninc Hazards Pooulation and Housinq Noise Geolocic Problems Public Seryices Water Utilities and Service Svstems Air Qualitv Aesthetics Transoortation/Circulation Cultural Resources Bioloqical Resources Recreation Enemy and Mineral Resources Mandatory Findinqs of Sicnificance .,/ None Determination (To be completed bv the lead aqencv\ On the basis of this initial evaluation: .( I find that the proposed project has NO POTENTIAL to have an impact on the environment, and that a findinq cf pursuantto Section 150611b\13\'be made, I find that the proposed project COULD NOT have a significant on the environment, and a NEGATIVE DECLARATION will be prepared I find that although the proposed project could have a significant effect on the environrnent, there will not be a significant effect in this case because revisions in the project have been made by or agreed to by the project proponent. 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 irnpact" or "potentially significant unless mitigated," An ENVIRONMENTAL IMPACT REPORT is required, 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 pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or rnitigation measures that are irnposed upon the - ...nrooosed ortliect, not inq further is required. . , (, I \ " ) "'" "'lYIA1. .~.' /30 /OS- SignatlJre' Date I , David Hoqan Printed name Principal Planner Title R:\Ordinances\Alcoholic Beverages 2004\Staff Report PC1.doc 16 o o a . . . 1. AESTHETICS. Would the project: ;1;"'~;.~,~9,t~,nti~I,ly;;:',;-\}:: /, Slg~lfl,9~nt"Unless:n @;~jfk~g.!~~~~~mn a. Issues' and'Su 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 quality of the site and its surroundin s? Create a new source of substantial light or glare which would adversely affect day or ni httime views in the area? ./ ./ b, ./ ./ c. d. Comments: The proposed project would augment the current standards for certain businesses selling alcoholic beverages and provide local criteria for making a Finding of Public Convenience or Necessity when requested by Alcoholic Beverage Control. Changes to these provisions would not result in new development, the construction of new buildings, or any other changes to the physical environment not currently allowed by the General Plan and Development Code, Specific requests to construct new buildings will received the appropriate environmental review as part of the development plan process identified in the Developrnent Code, As a result, the proposed arnendrnent has no potential to impact community aesthetics or scenic views. Because the amendment has not possibility of effecting the environment, the adoption of this Code Arnendment is not a project subject to environmental review pursuant to Section 15061 (b)(3). 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) as an optional model to use in assessing impacts on agriculture and farmland. Would the project: ,:;,' ;~()~Ie,~~ially, ::>. '! Signilici:lllt Unless'}' . ,~i,tigation ;', ," ;.', Inca orated,- ';-Le'ss-:Thah-. '" S}gnif-icant -,' 1m act,' >po'em'j~py , , -Significarl-<.' Jm act' ' ./ a. Issues and,Su ortin Information Sources Convert Prirne Farmland, Unique Farmland, or Farmland of Statewide Importance, as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources A enc ,to non-a ricultural use? Conflict with existing zoning for agricultural use, or a Williarnson Act contract? Involve other changes in the existing environrnent which, due to their location or nature, could result in conversion of Farmland, to non-a ricultural use? ./ b. ./ c. R:\Ordinances\A.lcoholiC Beverages 2004\Staff Report PC1.doc 17 Comments: The proposed project would augment the current standards for certain businesses . selling alcoholic beverages and provide local criteria lor making a Finding of Public Convenience or Necessity when requested by Alcoholic Beverage Control. Changes to these provisions would not result in new development, the construction of new buildings, or any other changes to the physical environment not currently allowed by the General Plan and Development Code, Specific requests to construct new buildings will received the appropriate environmental review as part of the developrnent plan process identified in the Development Code, As a result, the proposed amendment has no potential to irnpact agricultural resources. Because the amendment has not possibility of effecting the environment, the adoption of this Code Arnendment is not a project subject to environmental review pursuant to Section 15061 (b)(3). 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. ~"':,,'; :,J:l()tenti<llly;-\~J::; ~~Sighiijcant' uniesss~ :->:~~i~~,i~~~~Et~~~1;::; , ,',' ". "', IssLiesandSu oitin'lrilo~matiori:Soufces.' Conflict with or obstruct implementation of the a Iicable air ualit Ian? Violate any air quality standard or contribute substantially to an existing or projected air ualit violation? Result in a curnulatively 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 ollutant concentrations? Create objectionable odors affecting a substantial number of eo Ie? .,f .,f .,f . .,f .,f Comrnents: The proposed project would augment the current standards for certain businesses selling alcoholic beverages and provide local criteria for making a Finding of Public Convenience or Necessity when requested by Alcoholic Beverage Control. Changes to these provisions would not result in new development, the construction of new buildings, or any other changes to the physical environrnent not currently allowed by the General Plan and Development Code. Specific requests to construct new buildings will received the appropriate environrnental review as part of the development plan process identified in the Development Code, As a result, the proposed arnendrnent has no potential to impact air quality. Because the arnendrnent has not possibility of effecting the environment, the adoption of this Code Amendment is not a project subject to environmental review pursuant to Section 15061 (b)(3). . R:\Ordinances\Alcoholic Beverages 2004\Staff Report PC1.doc 18 . 4. BIOLOGICAL RESOURCES. Would the project? a. b. c. . d, . e, 'Issues ahd;SiJ 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 Departrnent 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 Departrnent of Fish and Garne or US Fish and Wildlife Seryice? 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, etc.) through direct rernoval, filling, h drolo ical 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 rnigratory wildlife corridors, or irnpede the use of native wildlife nursery sites? Conflict with any local policies or ordinances protecting biological resources, such as a tree reservation olic 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? '::- '.. :<p,otentiaIlYl;,'~i~ '-?ignifi~nt:unle~~';[ ,_~";;:,_ }~1it!_~~tion c_; _;'+~ c.;" ,,'Inear orated;;::,':;!: y' y' y' y' f. y' Comments: The proposed project would augment the current standards for certain businesses selling alcoholic beverages and provide local criteria for making a Finding of Public Convenience or Necessity when requested by Alcoholic Beverage Control. Changes to these provisions would not result in new development, the construction of new buildings, or any other changes to the physical environment not currently allowed by the General Plan and Developrnent Code. Specific requests to construct new buildings will received the appropriate environmental review as part of the development plan process identified in the Developrnent Code. As a result, the proposed arnendment has no potential to impact biologic resources, Because the amendment has not possibility of effecting the environment, the adoption of this Code Arnendrnent is not a project subject to environmental review pursuant to Section 15061 (b)(3). R:\Ordinances\Alcoholic Beverages 2004\Staff Report pel.doc 19 . 5. CULTURAL RESOURCES. Would the project: ~ Potentially <' ", Slghflcant Unless ili~~~~~~~ti~&~~I~~'C-:-~i ,( c. 'IS5ues'andSu6riln Inforihatio~'So~rces;' 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 archaeological resource ursuant to Section 15064,5? Directly or indirectly destroy a unique paleontological resource or site or unique eolo ic feature? Disturb any human remains, including those interred outside of formal cerneteries? ,( a. b, ,( d. ,( Comrnents: The proposed project would augrnent the current standards for certain businesses selling alcoholic beverages and provide local criteria for making a Finding of Public Convenience or Necessity when requested by Alcoholic Beverage Control. Changes to these provisions would not result in new development, the construction of new buildings, or any other changes to the physical environment not currently allowed by the General Plan and Development Code. Specific requests to construct new buildings will received the appropriate environmental review as part of the development plan process identified in the Developrnent Code. As a result, the proposed . amendrnent has no potential to impact historic, archeologic, or paleontologic resources, Because the arnendrnent has not possibility of effecting the environment, the adoption of this Code Amendment is not a project subject to environmental review pursuant to Section 15061 (b)(3). 6. GEOLOGY AND SOILS. Would the project: .. . . ;,;.....;' ~':;( PcitE:lrtially'} >"^". .c.......c.'". ..... .. f7ote_r1.tiany;~ }, ;:$ignificapt - Unless ~': -l,f:!~s:Ttia[l. . . Issues andSUoDortinn Information Sources ..' " ',;;Signitiga:htL'.:,; ;);r<Mitiga~()n:', ;f-' ,-Significant I..l~~~~'j _:;'_,~lili;':"aCtr,;/;; ~(;'_,Incorooraled .<c: ->,'lmoaCt";:;': a, Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving any of the followina:: 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 on other substantial evidence of a known fault? ii. Strona seismic qround shakinq? ,( iii. Seismic-related ground failure, including ,( liauefaction? iv, Landslides? ,( b. Result in substantial soil erosion or the loss ,( of topsoil? . R:\Ordinances\Alcoholic Beverages 2004\Staff Report PC1.doc 20 . . . 6. GEOLOGY AND SOILS. Would the project: c, e. Be located on a geologic unit or soil that is unstable, or that would becorne unstable as a result of the project, and potentially result in on- or off-site landslide, lateral spreading, 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 dis osal of wastewater? ./ d. ./ Comments: The proposed project would augment the current standards for certain businesses selling alcoholic beverages and provide local criteria for making a Finding of Public Convenience or Necessity when requested by Alcoholic Beverage Control. Changes to these provisions would not result in new development, the construction of new buildings, or any other changes to the physical environrnent not currently allowed by the General Plan and Development Code. Specific requests to construct new buildings will received the appropriate environrnental review as part of the development plan process identified in the Development Code. As a resu!t, the proposed amendment has no potential to impact area geology or soil conditions. Because the amendment has not possibility of effecting the environment, the adoption of this Code .Amendrnent is not a project subject to environmental review pursuant to Section 15061 (b)(3), 7. HAZARDS AND HAZARDOUS MATERIALS. Would the project: 7tT.',,;;'R_()tf;mJi_~lly !?~i9~ifiGa~;t'tJnless'_:: tS;;;Miii~atj~Q/</ - &;;~'-Jncci' orated;': Issues and Su ortin InlO"rniatioriSdu;ces ./ a, Create a significant hazard to the public or the environrnent through the routine transportation, use, or disposal of hazardous rnaterials? 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 environrnent? Emit hazardous ernissions or handle hazardous or acutely hazardous materials, substances, or acutely hazardous rnaterials, substances, or waste within one-quarter mile of an existin or ro osed school? ./ b. ./ c. R:\Ordinances\Alcoholic Beverages 2004\Staff Report pel.doc 21 7. HAZARDS AND HAZARDOUS MATERIALS. Would the project: . d. e. f. tt:';;i,~ot~~lia~]y.f1'/) ;~,S,i9rlifi9_a~fUnl~~~t, :~1?~:~~~1~~t~~~~,~~~:-,~ v' g, Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Governrnent Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environrnent? 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 result in a safety hazard for people residin or workin in the ro' ect area? For a project within the vicinity of a private airstrip, would the project result in a safety hazard for people residing or working in the ro"ect area? Irnpair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation Ian? Expose people or structures to a significant risk or loss, injury or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? v' . v' v' v' h. Comments: The proposed project would augrnent the current standards for certain businesses selling alcoholic beverages and provide local criteria for rnaking a Finding of Public Convenience or Necessity when requested by Alcoholic Beverage Control. Changes to these provisions would not result in new developrnent, the construction of new buildings, or any other changes to the physical environment not currently allowed by the General Plan and Development Code. Specific requests to construct new buildings will received the appropriate environrnental review as part of the development plan process identified in the Development Code. As a result, the proposed amendrnent has no potential to irnpact result in the generation or release of hazardous materials or the exposure of people to these hazards. Because the amendment has not possibility of effecting the environment, the adoption of this Code Arnendment is not a project subject to environmental review pursuant to Section 15061 (b)(3). 8. HYDROLOGY AND WATER QUALITY. Would the project: a. 'poterytiall( ~',Sig~,;!~~ot " ,>Im act;',,~} ~Potentially Significanfunless - Mitigation - ,0Irllio' orated, . Less Than Significant 1m ad No tin act v' R:\Ordinances\Alcoholic Beverages 2004\Staff Report PC1.doc 22 . 8. HYDROLOGY AND WATER QUALITY. Would the project: b, c. d. e. . . :'-\,:(C'A1..l7o~enti,aIIY;'~'..J(i ~~ ~ign#i.ca,6t Vni~s~J'; ~~1j~~~~i9'~~~~dj/j~ f, Issues (, 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 roundwater table level? 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 sub- stantial erosion or siltation on- or off-site? Substantially a!ter 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 in flood in on- or off-site? Create or contribute runoff water which would exceed the capacity of existing or planned storm water drainage systems or provide substantial additional sources of olluted runoff? Otherwise substantially degrade water ualit? Place housing within a 1 OO-year flood hazard area as rnapped on a federal Flood Hazard Boundary or Flood Insurance Rate Ma or other flood hazard delineation ma ? Place within a 1 OO-year flood hazard area structures which would impede or redirect flood flows? Expose people or structures to a significant risk of loss, injury or death involving flooding, including flooding as a resu!t of the failure of a levee or dam? Inundation b seiche, tsunami, or mudflow? ./ ./ ./ ./ ./ ./ g. h, ./ i. ./ Cornments: The proposed project would augrnent the current standards for certain businesses selling alcoholic beverages and provide local criteria for making a Finding of Public Convenience or Necessity when requested by Alcoholic Beverage Control. Changes to these provisions would not result in new development, the construction of new buildings, or any other changes to the physical environment not currently allowed by the General Plan and Developrnent Code. Specific requests to construct new buildings will received the appropriate environmental review as part of the development plan process identified in the Development Code. As a result, the proposed amendment has no potential to impact water quality, hydrology or flooding issues, Because the amendment has not possibility of effecting the environrnent, the adoption of this Code Amendment R:\Ordinances\Alcoholic Beverages 2004\Staff Report PC1.doc 23 is not a project subject to environmental review pursuant to Section 15061 (b)(3). . 9. LAND USE AND PLANNING. Would the project: 'fe' a. b. c, ?S,,-,~,,,~ Pot~r1ti,ally"i-- \':.:;: ::-'signlfi~6t)jnl~s_i,~; ;(:::i;j;~ttI~~-t~l~d ;--i~_~ . . ">,'.-- IssuesaridSu Ortin' Physically 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 Iirnited to the general plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or miti atin an environmental effect? Conflict with any applicable habitat conservation plan or natural community conservation Ian? ./ ./ Comments: The proposed project would augment the current standards for certain businesses selling alcoholic beverages and provide local criteria for making a Finding of Public Convenience or Necessity when requested by Alcoholic Beverage Control. Changes to these provisions would not result in new development, the construction of new buildings, or any other changes to the physical environment not currently allowed by the General Plan and Development Code, Specific requests to . construct new buildings will received the appropriate environrnental review as part of the development plan process identified in the Development Code. As a result, the proposed amendment has no potential to impact or conflict any habitat conservation or other regional or area plans and because it is consistent with the adopted General Plan, the arnendrnent has not possibility of effecting the environment, the adoption of this Code Amendment is not a project subject to environmental review pursuant to Section 15061 (b)(3). 10. MINERAL RESOURCES, Would the project: a, b. - 'I'ssues andSu Qi1:in Informalior,:S:oufces'.- Result in the loss of availability of a known mineral resource that would be of value to the re ion and the residents of the state? Result in the loss of availability of a locally- important mineral resource recovery site delineated on a local general plan, specific Ian or other land use Ian? .7/""_, : Potentially ':,- - S_igr.i~ica.nt: '-: :.>'Im - aCr^~ ,'c- :~- poten~:~lIYi _ /,' '" Sig~ificarlt:Unless: '~' Mitigalion,." -~, Joeo orated'\-_ ./ ./ Comrnents: The proposed project would augrnent the current standards for certain businesses selling alcoholic beverages and provide local criteria for rnaking a Finding of Public Convenience or Necessity when requested by Alcoholic Beverage Control. Changes to these provisions would not . result in new developrnent, the construction of new buildings, or any other changes to the physical environment not currently allowed by the General Plan and Development Code. Specific requests to R:\Ordinances\Alcoholic Beverages 2004\Staff Report PC1.doc 24 . . . construct new buildings will received the appropriate environmental review as part of the development plan process identified in the Development Code, As a result, the proposed amendment has no potential to impact mineral resources. Because the amendment has not possibility of effecting the environment, the adoption of this Code Arnendrnent is not a project subject to environrnental review pursuant to Section 15061 (b)(3)" 11. NOISE. Would the project result in: )'- ',,-, ': '~PotentiaUy~-:< ,SignifiS,arlt;; , '-')lm act <;~ _~'Poten~ially:;,;;n: SS:jg~ffiC;':l_':It,:LJ,nI,e~s};; ,':,';' )M\ti~3~ton,'-_: f(+ - '-i,,~lncor orated,;,," ' a. - -rlssues'and:Su 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 groundborne vibration or roundborne noise levels? A substantial permanent increase in arnbient noise levels in the project vicinity above levels existin without the ro"ect? A substantial ternporary or periodic increase in ambient noise levels in the project vicinity above levels existin 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 ro'ect 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 project area to excessive noise levels? .{ b, .{ .{ c. d. .{ .{ e. I. Comrnents: The proposed project would augment the current standards for certain businesses selling alcoholic beverages and provide local criteria for making a Finding of Public Convenience or Necessity when requested by Alcoholic Beverage Control. Changes to these provisions would not result in new developrnent, the construction of new buildings, or any other changes to the physical environment not currently allowed by the General Plan and Development Code. Specific requests to construct new buildings will received the appropriate environmental review as part of the development plan process identified in the Development Code. As a resu!t, the proposed arnendrnent has no potential to expose people to additional noise irnpacts. Because the amendrnent has not possibility of effecting the environment, the adoption of this Code Arnendrnent is not a project subject to environmental review pursuant to Section 15061 (b)(3). R:\Ordinances\Alcoholic Beverages 2004\8taff Report PC1.doc 25 . 12. POPULATION AND HOUSING. Would the project; '!f:);)'\F>O,t~TI~i<llly ,':', <: ~.0' ~i~:~ifi_c~ht:_Ymes~~ ";~jji~~~{i~~~t~;~:;,,i":fi ./ c. . Issues and'Su 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 re lacernent housin elsewhere? Displace substantial numbers of people, necessitating the construction of re lacernent housin elsewhere? ./ a, b. ./ Comrnents: The proposed project would augrnent the current standards for certain businesses selling alcoholic beverages and provide local criteria for making a Finding of Public Convenience or Necessity when requested by Alcoholic Beverage Control. Changes to these provisions would not result in new development, the construction of new buildings, or any other changes to the physical environment not currently allowed by the General Plan and Developrnent Code. Specific requests to construct new buildings will received the appropriate environmental review as part of the development plan process identified in the Development Code. As a result, the proposed amendment has no potential to induce population growth or to displace people, Because the amendment has not possibility of effecting the environrnent, the adoption of this Code Amendment is not a project subject to environmental review pursuant to Section 15061 (b)(3). . 13. PUBLIC SERVICES. 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 significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: -c- : c ,'\C',':' \i';:Po,terltially , "\ " '< __PO~_~rl1i_aUy _~ c / SignificanXLJnless :::,ie::;$:Tharl_, 1,'-,- Issues and 'sunriortinnl~for~aliori Sources .""t ,Significant,' /-' _,>-Mitiga\ioll--':; --Signilic:~l)t _ . "No> )"101".,"',:, -'Incomora'ted'- _ :Imoad ,Imnact a. Fire protection? ./ b, Police protection? ./ c. Schools? ./ d. Parks? ./ e. Other public facilities? ./ Comments: The proposed project would augment the current standards for certain businesses selling alcoholic beverages and provide local criteria for rnaking a Finding of Public Convenience or Necessity when requested by Alcoholic Beverage Control. Changes to these provisions would not result in new development, the construction of new buildings, or any other changes to the physical environment not currently allowed by the General Plan and Developrnent Code, Specific requests to . R:\Ordinances\Alcoholic Beverages 2004\Staff Report PC1.doc 26 . . . construct new buildings will received the appropriate environmental review as part of the development plan process identified in the Development Code. As a resu!t, the proposed arnendrnent has no potential to irnpact existing or proposed public seryices. The proposed ordinance provisions are expected to have a positive impact on public services by reducing the future needs for sorne service types including police and code enforcement. Because the amendment has not possibility of effecting the environment, the adoption of this Code Amendrnent is not a project subject to environmental review pursuant to Section 15061 (b)(3). 14. RECREATION. Would the project: a. Issues andSu oriiri Increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? Include recreational facilities or require the construction or expansion of recreational facilities which rnight have an adverse h sical effect on the environment? ,/ b. Cornments: The proposed project would augment the current standards for certain businesses selling alcoholic beverages and provide local criteria for making a Finding of Public Convenience or Necessity when requested by Alcoholic Beverage Control. Changes to these provisions would not result in new development, the construction of new buildings, or any other changes to the physical environment not currently allowed by the General Plan and Development Code. Specific requests to construct new buildings will received the appropriate environmental review as part of the developrnent plan process identified in the Development Code, As a result, the proposed amendment has no potential to irnpact recreational demands or facilities, Because the arnendrnent has not possibility of effecting the environrnent, the adoption of this Code Arnendment is not a project subject to environmental review pursuant to Section 15061 (b)(3). 15. TRANSPORTATIONrrRAFFIC. Would the project: a, Issues andSu 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 nurnber of vehicle trips, the volurne to capacity ratio on roads, or congestion at intersections? Exceed, either individually or curnulatively, a level of service standard established by the county congestion' rnanagement agency for desi nated roads or hi hwa s? " :P~I~ntiallyY,_::,:' c'p'otentially' ,;~;;; ,>_Sig'nifi~ail( Unless \" $ignffi~ClnL~? ,:~: ~ ,i; :'_Mitigati~_n ',:;,', ,~: -1m a'ct',,!,: ~-:: "'.:':,--Inc'o' 'orated';,':' ;" ,/ b. ,/ R:\Ordinances\Alcoholic Bev.erages 2004\5ta11 Report PC1.doc 27 15. TRANSPORTATIONfTRAFFIC. Would the project: . e. f, g. :":- ;", ''Potentially;::,:;':;: ,'Significant,Unless ~, ,~,'_'<."tMjtlgation'; - '>;:ln65 orated; c. d, v' v' v' v' Cornments: The proposed project would augment the current standards for certain businesses selling alcoholic beverages and provide local criteria for making a Finding of Public Convenience or Necessity when requested by Alcoholic Beverage Control. Changes to these provisions would not result in new development, the construction of new buildings, or any other changes to the physical environment not currently allowed by the General Plan and Development Code. Specific requests to construct new buildings will received the appropriate environmental review as part of the . development plan process identified in the Developrnent Code. As a result, the proposed amendment has no potential to adversely irnpact transportation and traffic. Because the amendrnent has not possibility of effecting the environrnent, the adoption of this Code Amendment is not a project subject to environrnental review pursuant to Section 15061 (b)(3). 16. UTILITIES AND SERVICE SYSTEMS. Would the project: c. 'Issues andSu '~~in I~~~r~~:i:oh sour2es: " Exceed wastewater treatment requirements of the applicable Regional Water Quality 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 si nificant 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? Potentially , Significant ,:-Im act Potentially _. .<~ -," -.- ' ' :SignificantUnless~' ' \~~~,sj-H~h>; - Mitigation,':, _ 'Signific:anL;- Inear orated iflm act;.:: ;; a. b. v' v' . R:\Ordinances\Alcoholic Beverages 2004\Staff Report pel.doc 28 . . . 16. UTILITIES AND SERVICE SYSTEMS. Would the project: d. ',";;::}'\R\?l!'!'J1,!ally::,::V;; ;' Signifi(:an!' lJ.nl~s~i' ;;:,..,.;!,~~~!~mjEt1:~;!;"i!~ Issues andSu Have sufficient water supplies available to serve the project from existing entitlements and resources, or are new or expanded 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 cornmitments? .Be served by a landfill with sufficient permitted capacity to accommodate the ro.ect's solid waste dis osal needs? Comply with federal, state, and local statutes and regulations related to solid waste? e. " I. " " g, Comrnents: The proposed project would augment the current standards for certain businesses selling alcoholic beverages and provide local criteria for rnaking a Finding of Public Convenience or Necessity when requested by Alcoholic Beverage Control. Changes to these provisions would not result in new developrnent, the construction of new buildings, or any other changes to the physical environment not currently allowed by the General Plan and Developrnent Code. Specific requests to construct new buildings will received the appropriate environmental review as part of the development plan process identified in the Development Code. As a result, the proposed amendment has no potential to irnpact utility and service systems. Because the amendment has not possibility of effecting the environment, the adoption of this Code Arnendment is not a project subject to environmental review pursuant to Section 15061 (b)(3). 17. MANDATORY FINDINGS OF SIGNIFICANCE. Would the project: a. , . , .... ' . ...._ ,", ...._i_,..'c . ":c. Issues andSu ortin" Info'rmation 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 elirninate a plant or animal comrnunity, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the rnajor periods of California histo or rehisto ? , ',Potentially Significant Im"aet; ,)c,' potentially:-, Significant Unless <' " --'Mitigation '; ':'Incor orated, ~: ::;.-,':, ,'::' ' :- ;iessTh~n:- ,,' -:Sl~lnifici:1I1t: ; '0Im'acl,,:>./ ',iNo, 'Im'-ad,. " R:\Ordinances\Alcoholic Beverages 2004\51af1 Report PC1.doc 29 17. MANDATORY FINDINGS OF SIGNIFICANCE. Would the project: . c. ". IssuesandSu.-brtih Iniormatj6n'Sourc~sc -; Does the project have impacts that are individually limited, but cumulatively considerable? ("Cumulatively considerable" rneans that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of robable future roO ects ? Does the project have environmental effects which will cause substantial adverse effects on hurnan beings, either directly or indirectl ? ../ b, ../ Comrnents: The proposed project would augment the current standards for certain businesses selling alcoholic beverages and provide local criteria for making a Finding of Public Convenience or Necessity when requested by Alcoholic Beverage Control. Changes to these provisions would not result in new development, the construction of new buildings, or any other changes to the physical environment not currently allowed by the General Plan and Developrnent Code, Specific requests to construct new buildings will received the appropriate environmental review as part of the development plan process identified in the Developrnent Code. As a result, the proposed . amendment has no potential to trigger any of the significant mandatory impact findings. Because the amendrnent has not possibility of effecting the environrnent, the adoption of this Code Amendment is not a project subject to environmental review pursuant to Section 15061 (b)(3). 18. EARLIER ANALYSES. Earlier analyses may be used where, pursuant to the tiering program EIR, 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. a. Earlier analyses used. Identify earlier analyses and state where they are available for review, b. 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 by mitigation measures based on the earlier analvsis, 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 docurnent and the extent to which they address site-specific conditions for the proiect. . R:\Ordinances\Alcoholic Beverages 2004\Staff Report PC1.doc 30 . ITEM #4 . . . . . STAFF REPORT - PLANNING CITY OF TEMECULA PLANNING COMMISSION Date of Meeting: April 6, 2005 Prepared by: Dan Long Title: Associate Planner File Number PA04-0462 . Application Type: PA04-0463 PA04-0571 General Plan Amendment/Zone Change Development Plan/Conditional Use Permit Tentative Parcel Map (32468) Project Description: Amending the Land Use Elernent of the General Plan to eliminate the Z2 overlay designation and corresponding two-story height restriction; a zone change to change the zoning of the project site from Professional Office (PO) and Planned Developrnent Overlay (PDO-8) to Planned Development Overlay (PDO-9) and adopt section 17.22.200 through 17.22.206, including the PDQ text and Developrnent Standards; a Conditional Use Permit to establish a 320 bed hospital facility and helipad; a Developrnent Plan to construct a 408,160 square foot hospital, a helipad, two rnedical offices totaling approximately 140,000 square feet, a 10,000 square foot cancer center and an 8,000 square foot fitness rehabilitation center all totaling approximately 566,160 square feet on 35.31 acres; and a Tentative Parcel Map (Map 32468) to consolidate eight (8) lots into one (1) parcel, also known as Assessor's Parcel Nos. 959-080-001 through 959-080-004 and 959- 080-007 through 959-080-010 (PA04-0462, PA04-0463 and PA04- 0571). Recommendation: o Approve with Conditions o Deny o Continue for Redesign o Continue to: I::2J Recomrnend Approval with Conditions o Recommend Denial CEQA: o Categorically Exempt (Class) o Notice of Determination (Section) o Negative Declaration I::2J Mitigated Negative Declaration with Monitoring Plan DEIR R:\C U P\2004\04-0463 Temecula Regional Hospital\PC-STAFF REPORT-doc I PROJECT DATA SUMMARY . Applicant: Universal Health Seryices, Inc. General Plan Designation: Professional Office (PO) Current Zoning Designation: Proposed Zoning Designation: Professional Office (PO) and Planned Development Overlay District 8 (DePortola Road PDO-8) Planned Development Overlay District 9 (Ternecula Hospital PDQ-9) Site/Surrounding Land Use: Site: North: South: East: West: Lot Area: Total Floor Area/Ratio Vacant Very Low Density Residential (VL) Highway 79 South, Low Medium Residential (LM), Community Commercial (CC) Professional Office (PO), Highway/Tourist Commercial (HT), PDO-8 PDO-6 (Rancho Pueblo Planned Deveiopment Overlay) 35.31 Acres . .36 Hospital: Medical Office Building No, 1: Medical Office Building NO.2: Cancer Center: Fitness Rehabilitation Center: 408,160 square feet 80,000 square feet 60,000 square feet 10,000 square feet 8,000 square feet TOTAL: 566,160 square feet Landscape Area/Coverage 33.3% Parking Required/Provided 633/1278 BACKGROUND SUMMARY On June 30, 2004, Universal Health Services, Inc. submitted applications for a General Plan Amendment, Zone Change, Conditional Use Permit and Development Plan. These applications comprise a request to eliminate the Z2 overlay designation and corresponding two story height restriction of the Z2 overlay frorn the Land Use Element of the General Plan, change the zoning from Professional Office (PO) and Planned Development Overlay District No. 8 (DePortola Road PDO-8) to a new Planned Development Overlay District No. 9 (Ternecula Hospital PDO-9), including the new PDO-9 text and development standards, construct a 320 bed hospital facility, a helipad, two medical office buildings, a cancer center . and a fitness rehabilitation center totaling approximately 566,160 square feet on 35.31 acres. R:\C U P\2004\04-0463 Temecula Regional Hospital\PC-STAFF REPORT.doc 2 . . . On Novernber 4, 2004, the applicant subrnitted a Tentative Parcel Map (32468) to consolidate eight lots, including a portion of the Pio Pica right-of-way (South of DePortola Road) into one lot. Staff prepared an Initial Study, Mitigated Negative Declaration, and Mitigation Monitoring Program for the proposed project. The Initial Study was circulated for a 30-day public review period beginning on March 4, 2005 and ending on April 6, 2005. Because the proposed project includes a General Plan Amendment and a Zone Change, Planning Corn mission review and City Council approval of all applications is required. The applicant has proposed the project in Ternecula, citing rapid growth in population throughout the region as creating a need for additional medical treatment facilities, The applicant currently operates two facilities in the area; one in the City of Murrieta and one in Wildomar, both of which are operating at, or near, rnaximurn capacity. During the last four rnonths, the Inland Valley Medical Center in Wildornar has operated at 95% + of its capacity of 80 beds and Rancho Springs has operated at 88% + of its capacity of 86 beds. While both of these hospitals have future expansion plans, the anticipated population growth in the region will require additional hospital and emergency medical services beyond the capacity of these existing hospital facilities. No other hospital facilities exist within the immediate area; the nearest hospital facilities are located in Fallbrook, Riverside and Moreno Valley. The proposed project is located adjacent to a residentially zoned area. Staff has worked directly with the applicant, the surrounding property owners and representatives of the Los Ranchitos and Santiago Estates Horne Owners Associations to identify key issues of concern. In addition, a City Council Subcommittee (Mayor Cornerchero and Councilman Naggar) was formed to meet to discuss the project. The City Council subcomrnittee forrnally rnet with the applicant and staff on September 27, 2004 and October 11, 2004. Staff met with the Santiago Estates Home Owners Association on Decernber 6, 2004, and held a comrnunity meeting on December 8, 2004. The comrnunity meeting notice was mailed to the surrounding home owners within 600 feet from the project site and approximately 45 residents and landowners were in attendance. The primary issues of concern that were raised through the various meetings with staff and the public include the following: . Traffic and circulation (access points) . Building height and views . Compatibility with residences . Noise . Helipad (location and number of flights) PROJECT DESCRIPTION General Plan Arnendment The General Plan Amendment is a request to eliminate the Z2 overlay designation and corresponding two-story height restriction from the Land Use Elernent for the project site (Figure 2-5, page 2-36 and Table 2-9 in the Land Use Element of the General Plan). The proposal will amend Figure 2-5 and page 2-36 and Table 2-9 to elirninate all references to the Z2 area, The elimination of the Z2 overlay rnodifies the building height limit on this site and would have reverted to the underlying PO zoning limit of 75 feet. However, the applicant has R:\C U P\2004\04-0463 Temecula Regional Hospital\PC-STAFF REPORT.doc 3 submitted a PDO document with the zone change application, which will modify the height limit . to 115 feet. Zone Chanqe The Zone Change is a request to change the zoning from Professional Office (PO) and Planned Developrnent Overlay District No, 8 (DePortola PDO-8) to Planned Development Overlay District No, 9 (Temecula Hospital PDO-9), The PDO document prepared with the application effectively raises the building height limit for this site to 115 feet. However, the PDO text clarifies the allowances for increased building height as follows: "The development standards set forth in Section 17.08 for the Professional Office Zone shall apply to this PDO with the exception of the following. No more than 30% of the total roof area of the hospital building may exceed the 75-foot maximum building height limit. The maximum building height for those portions of the hospital building within the 30% area may not exceed 115 feet. For the purposes of this Section, roof area is defined as that portion of the roof above occupied conditioned spaces bound by the inside face of the parapet wall that defines the roof area". Conditional Use Perrnit The underlying PO zoning regulations require a conditional use permit for hospitals and helipads. The proposed hospital will be a full service facility operating 24-hours a day, seven days a week, Services provided at the hospital will include emergency treatrnent, outpatient surgical services, inpatient surgical services, acute care inpatient services, intensive and . cardiac care services (ICU/CCU). In addition, comprehensive departments of radiology/ irnaging, cardiology, laboratory and other outpatient services will be provided. The project will not include a trauma center. The helipad is located on the north side of the hospital, on the eastern portion of the site. The applicant has stated that the helipad will be used to transport patients to other facilities requiring specialized treatrnent and they expect 5-6 flights per rnonth, Development Plan The Development Plan consists of a 408,160 square foot hospital, a helipad, two (2) medical office buildings totaling 140,000 square feet, a 10,000 square foot cancer center and an 8,000 square foot fitness rehabilitation center all totaling approximately 566,160 square feet on 35.31 acres. Access/Circulation There are two primary access points, both of which are located along Highway 79 South. The prirnary access point along Highway 79 South aligns with Country Glen Way and will require the installation of a traffic signal (Condition No. 90 a.i). The other access point along Highway 79 South is located further west and will be a right in-right out only access point, A secondary driveway is located at the northeastern portion of the project site connecting to DePortola Road and will be designed to prohibit left turns frorn the project site (right-out only). Staff has conditioned the project to provide another access point frorn the project site to Dartolo Road, with a bridge to be constructed over a f100dway (Condition No. 91 a). The project site will also have internal access connecting with the Rancho Pueblo PDO to the west. . R:\C U P\2004\04-0463 Temecula Regional Hospital\PC-STAFF REPORT-doc 4 . . . Based on the Development Code parking regulations, the site is required to provide a minimum of 633 parking spaces and 1278 spaces have been provided. The parking lot will be constructed in phases to coincide with the developrnent of each building. Site Design/Architecture The hospital building will be constructed in two phases. The first phase will include a single story structure and six (6) story tower housing approximately 170 beds. The second phase includes a five (5) story tower housing the rernaining 150 beds (320 beds total). Medical office building No. 1 (MOB #1) is four (4) stories, 80,000 square feet, and located immediately to the west of the hospital. Medical Office Building NO.2 (MOB #2) is three (3) stories, 60,000 square feet and located immediately west of MOB # 1. The cancer center is a single story, 10,000 square foot building located imrnediately to the east of the hospital. The fitness rehabilitation center is also a single story structure, approximately 8,000 square feet and is located north of the hospital, along DePortola Road. The helipad is located on the eastern portion of the site, north of the hospital building. The project proposes a Spanish style architectural design for all buildings. The building design features the use of earth toned stucco, terra cotta tile roof, bronze tinted glass and Indian red tile at the base, The hospital towers are divided by an octagon-roofed rotunda. The hospital, rnedical office buildings and the cancer center each include a porte-cochere covered entry. The hospital building is required to obtain building permits from the California Office of Statewide Health and Planning Development (OSHPOD) and is exempt frorn City structural review and building permits. The two medical office buildings, cancer center and fitness rehabilitation center will be required to obtain building permits from the City of Temecula Building Departrnent. Therefore, staff has modified the timing thresholds of the hospital building for the irnplementation of various conditions of approval to coincide with OSHPOD submittal requirements. Landscaping Perimeter landscaping will consist of a 25 foot wide bermed landscape planter along Highway 79 South, consisting of 24" box and 15 gallon California Pepper trees, Sycamores and assorted shrubs; DePortola Road and the remainder of the north property line consists of 24" box and 15 gallon Afghan Pines and Silk Trees; a 50 foot wide planter along the western property line of assorted street trees; and an inforrnal planting of natural turf and assorted trees along the eastern property line. The overall site will include 20% 36-inch box (approximately 176 trees), 30% 24-inch box, and 50% 15 gallon trees. Tentative Parcel Map The Tentative Parcel Map is a request to consolidate eight (8) legal lots into one contiguous parcel. Included as part of the Tentative Parcel Map is a request to abandon the southern portion of Pia Pica Road. The portion requested to be abandoned is not built and will not result in any street closures, Environrnental Assessment Staff determined the project could have potentially significant environmental impacts and an Initial Study was prepared. The environmental factors that were studied were aesthetics/visual, air quality, archaeological, flood plain, geological/seismic, noise, population/housing balance, R:\C U P\2004\04-0463 Temecula Regional Hospital\PC-STAFF REPORT.doc 5 public services/facilities, sewer capacity, soils erosion/compaction/grading, toxic/hazardous . wastes, traffic/circulation, water quality, land use and light and glare. Staff required technical studies be prepared to address each of the identified potential irnpacts. ANALYSIS General Plan Amendment. The proposed General Plan Amendment to allow for increased building height is consistent with the following goals and policies of the General Plan: Goal 2 on page 2-10 of the Land Use Element: '~ City of diversified development character where rural and historical areas are protected and co-exist with newer urban development". Goal 1 on page 2-9 of the Land Use Elernent: '~ well balanced community provides a broad range of land uses that are planned in desirable patterns and intensities. By providing for a balanced mixture of land uses, the City can achieve a suitable inventory of housing for a range of income groups, a viable commercial and employment base for residents and surrounding communities, ample open space and recreational opportunities, and adequate public facilities and services". . Goal 8 and Policy 8.1, respectively, on page 2-15 of the Land Use Element: '~ City which is compatible and coordinated with regional land use patterns". "Provide a pattern of land uses that maintain and enhance the viability of neighboring communities including the City of Murrieta, and counties of Riverside and San Diego though compatible uses and linkages". The amendment is a request to eliminate the Z2 Specific Plan overlay designation and corresponding two-story height restriction as currently shown on Table 2-9. of the Land Use Element. The current General Plan land use designation of Professional Office (PO) will not change as a result of the proposed General Plan Amendment. Through the Development Plan review process, the project has been designed to be compatible with the rural residential character by including multi-use trails, split rail fencing, landscaped buffers, and single story buildings along DePortola Road, Zone Chanoe The proposed zone change to PDO-9 will not change the use rnatrix of perrnitted uses for the project site. The proposed PDO-9 includes language allowing portions of hospital structure to exceed the 75-foot height limit. The proposed PDO-9 text modifying the height lirnit for the site is acceptable because it provides proper flexibility for the hospital building only (and only 30% of the roof area is permitted to exceed the 75-foot height limit). The proposed PDO-9 will not allow additional offices or other areas of the hospital beyond the proposal to exceed the 75-foot height . limitation. R:\C U N004\04-0463 Temecula Regional Hospital\PC-STAFF REPORT.doc 6 . . . Conditional Use Permit A Conditional Use Permit is required for the hospital and helipad, The purpose and intent of a Conditional Use Perrnit (CUP) is intended to allow an establishment of uses, which have special impact or uniqueness such that their effect on the surrounding environrnent cannot be determined in advance of the use being proposed for a particular location. A CUP provides staff and approval bodies the means to review the location, design, configuration of uses, potential impacts and cornpatibility with the surrounding area. In order to rnake the findings for a Conditional Use Permit, staff analyzed the following concerns and identified conditions and mitigations that should be applied to the project. Traffic and Circulation (access points) The primary issues raised during the comrnunity meetings included traffic impacts upon the adjacent residential streets such as DePortola Road and Pio Pico. The initial project did not include an access point to/from DePortola. Staff required the applicant to provide secondary driveway access directly to DePortola, Staff felt that alternative access points are necessary due to unforeseen closures along Highway 79 South, which have historically and may again in the future close down Highway 79 South. By having additional access points that are not located along Highway 79 South, the ingress/egress of ernergency vehicles remains functional. This DePortola access point is a secondary driveway designed in a manner that will not permit left hand turns from the project site. This will require all traffic leaving the project site onto DePortola Road to travel east towards Margarita Road, away from the residential area. Staff has also included a condition of approval requiring a bridge over the f100dway connecting the site to Dartolo Road on the eastern portion of the site (Condition No 91 a), The bridge will allow the future connection to Margarita Road. Building Height and Views The prirnary issues of concern with regard to building height and views, include the two towers that are five (5) and six (6) stories. The applicant has stated that the design of the hospital is primarily based on internal function relationships. The various uses and functions inside of the building rnust be located adjacent to other critical uses. This includes care rooms, treatment facilities, equipment as well as elevators, stairs and window placernent. With the form follows function concept in mind, the design of the building is severely limited in what can be changed in regard to tower location, layout and movernent (or relocation) of functioning areas, Recognizing that the nearest tower is setback approximately 210 from the nearest residentially zoned parcel and approximately 630 feet frorn DePortola Road, and that extensive perirneter landscaping and landscaping adjacent to the buildings will be provided, staff can make the findings of approval. Noise A noise stUdy was prepared for the project to assess the potential irnpacts on adjacent properties. Staff's analysis focused on short term construction noise, daily operation noise and noise associated with the helipad. Staff determined that the noise study adequately addresses all of the noise impacts associated with the project and mitigation rneasures have been added as conditions of approval (see Mitigation Monitoring Program). Short terrn construction noise will be mitigated by the irnplernentation of rneasures such as sound blankets (barriers that resernble a blanket draped over a fence to deflect noise) along the R:\C U P\2004\04-0463 Temecula Regional Hospital\PC-STAFF REPORT.doc 7 northern property line between the construction activities and residences, hours of operation and . properly tuned equipment. Daily operational noise will be mitigated through the design of the project and conditions of approval, which include landscaped berms, orientation of mechanical equiprnent and loading areas away from residential areas. As a mitigation measure and condition of approval, The applicant is required to coordinate with local emergency service providers to minimize the use of sirens near the hospital and residential zones. Helipad noise will be minimized because the sound levels will only occur for periods of 15-30 minutes for each flight; and the flight path is restricted to the Highway 79 South and commercial corridors, unless environmental conditions do not allow for such path of travel (CUP Condition of Approval No. 10). Light and Glare Staff required the applicant to locate all ground rnounted lighting as far away as possible frorn the residences. All free-standing lighting in the parking lot is consistent with the setbacks set forth in the Development Code and Design Guidelines. All lighting is conditioned to comply with Ordinance 655, which requires all exterior lighting to be shielded, directed down and utilize low pressure sodium. In addition, staff has added a rnitigation measure for all windows above the second floor (rnedical ollices and the towers) to include glazing or tinting to reduce the amount of glare from the upper stories. Prior to the issuance of a building perrnit, the applicant is required to submit a photometrics plan showing light levels for the project site and at property lines (Developrnent Plan Condition No. 36), . Hazardous Materials Medical facilities typically dispose of hazardous wastes and low level radioactive materials. The handling and disposal of this type of waste is regulated, rnonitored and enforced by the Riverside County Environmental Health Department. Prior to occupancy of the hospital, a Hazardous Materials Management Plan is required to be submitted and approved by Riverside County Health Departrnent (Condition NO.4 and 129). This plan is kept on file and is accessible by the Fire Department. Developrnent Plan Access/Circulation The access and circulation of the project will not adversely impact the adjacent roadways. The following irnprovements are required to be installed and operational prior occupancy of any building in phase I: Installation of trallic signal at Highway 79 South and Country Glen Way, including a dedicated right turn lane along the westbound lanes and restriping of through lanes and turning lanes at this intersection; DePortola Road access point and roadway improvements; Highway 79 South and Redhwak Parkway (Margarita Road) southbound and eastbound right turn signal overlap; and irnprove Dona Lynora with half street improvements and restrict rnovements to right inlright out vehicular movernents. Prior to the certificate of any occupancy for any building in phase II, internal access from the project site shall be provided to Dartolo Road. . R:\C U P\2004\04-0463 Temecula Regional Hospital\PC-STAFF REPORT-doc 8 . . . The project is consistent with the parking standards as set forth in the Development Code for hospital and office facilities, There are a total of 1,278 parking spaces proposed, only 663 are required, There are also 3 bicycle racks providing a total of 40 spaces, 34 spaces are required. Site Design/Architecture The site design and architecture, as conditioned, will cornply with the Development Code and Design Guidelines. The project site is designed in a manner that complies with the development standards. The architecture meets the intent of the design guidelines. The colors and materials are consistent with the Spanish architectural style proposed by the applicant. Each building maintains the three components required for each building, including a tile base, stucco body and Spanish roof. The applicant added a band below the fourth story windows of the towers to break up the massing, which reduces the blank wall appearance. In addition, the abundance of windows on each building breaks up the amount of solid surface, A decorative rotunda between the towers, adds interest from Highway 79 South and reduces the massing by providing a separate feature between the towers, The entry of the hospital, medical office buildings and cancer center all include a decorative covered canopy. The covered entry defines the prirnary entry for each building as a focal point. The applicant has also proposed a decorative boulder water feature at the rnain entrance of the hospital to further accentuate the entry, As a condition of approval, all roof mounted equipment is required to be screened as deterrnined acceptable by the Planning Director (Developrnent Plan Condition No.8). Landscaping The proposed landscape plan, as conditioned, will comply with the Development Code and Design Guidelines. The project is consistent with the 25% required landscape area (33% proposed). The applicant has proposed and/or is conditioned to provide landscape berms adjacent to public streets to screen the parking lots. Staff has included conditions of approval to further buffer the residential area from the project by requiring berms and mature evergreen trees such as Afghan Pines and California Pepper trees between the project site and residential areas to the north (Condition No. 35 i, j, and k). Tentative Parcel Map (32468) The proposed Tentative Parcel Map is consistent with the Development Standards and Subdivision Ordinance. The project proposes to consolidate eight lots into one legal lot. The proposal is consistent the lot width, depth and lot area for the PDO 9 District. As a result of the recordation of the final map, a portion of the Pio Pica right-of-way extending into the project site would be abandoned. ENVIRONMENTAL DETERMINATION , 01. An initial study has been prepared and indicates that the project will have the following potential significant environmental impacts unless mitigation measures are included as conditions of approval. Based on the following mitigations, staff recomrnends adoption of the mitigated Negative Declaration for the project. Aesthetics Comply with Ordinance 655, Fully shielding of lighting fixtures, directed down, landscaping with mature evergreen screen trees, glazed/tinted windows above 2nd floor. R:\C U P\2004\04-0463 Temecula Regional Hospital\PC-STAFF REPORT. doc 9 Air Quality Comply with AQMD regulations, construct pedestrian paths of travel, maintain waste related enclosures, comply with health department hazardous waste regulations (Hazardous Materials Management Plan), construct RTA stage area, plant native drought resistant landscaping, watering down site during grading for dust control (SCAQMD Rule 403), 15 MPH zone for on-site construction traffic, Fuqitive Dust Control Plan is required. Biological Resources U.S. Army Corps Permits, U.S. Fish and Wildlife and U.S. Fish and Game clearances, Focused Burrowing Owl study 30-days prior to grading, bridge construction shall utilize supports outside the flood channel, focused studies for construction between April 15 and July 15 (Least Bell's Vireo and Southwestern Flvcatcher). Cultural Resources Pre-excavation agreement with Pechanga, Monitoring for cultural and paleontoloqical resources. Geology and Soils Over-excavation and 90% recompaction, grading shall comply with 1997 UBC. Hazardous Materials Hazardous Materials Managernent Plan is required subject to approval of Riverside Countv Health Department. Noise Provide a 6-foot high (or higher) sound blanket between project site and residences abutting project site, subrnit maintenance records of construction equipment, staging and stockpiling areas shall be located away from residential areas, muffling, screening and buffering of mechanical equipment, emergency generators shall be used for emergencies and seryicing only, truck arrival/departure for loading shall be lirnited to 7:00 AM to 7:00 PM, sirens for ernergency vehicles shall be shut off no less than y., mile from site, helicopter flight path is limited to comrnercial corridors (weather/safety perrnitting), comply with Section 21661.5 of State Aeronautics Act and Federal Aviation Administration. Transportationffraffic Modify traffic signal at Country Glenn and Highway 79 South to 4-way signal, install sidewalks and street lights along Highway 79 South, install left turn pocket (dual left turn lane) at Margarita/Highway 79 South intersection, provide access driveway to DePortola. pay DIF and TUMF, pay fair share contributions, connect Dartolo Road to Margarita (including vehicular access bridge), CONCLUSION/RECOMMEN DATION Staff has reviewed the proposed project and has identified various issues of concern. In addition, staff has prepared an Initial Study, which has identified potentially significant environrnental impacts. Staff has included conditions of approval and has prepared a Mitigation Monitoring Program which addresses these concerns and reduces the potentially significant environmental impacts to a less than significant level. Planning Staff recommends that the Planning Commission recornmend that the City Council adopt a Mitigated Negative Declaration and Mitigation Monitoring Program and approve Planning Application Nos. PA04-0462, PA04-0463, and PA04-0571 based upon the findings and the attached Conditions of Approval. R:\C U P\2004\04-0463 Temecula Regional HospitaJIPC-STAFF REPORT.doc 10 . . . The proposed project provides a rnultitude of benefits and services that are needed within the community. The project is considered an economic benefit because the City will now have a regional health care facility that will attract additional medical services, medical offices and related uses and facilities. In addition, quality health care is a desired elernent that is sought after by companies looking to establish themselves and/or relocate to the City of Temecula, . FINDINGS 1. General Plan Amendment a. The proposed amendment is consistent with the direction, goals and policies of the adopted General Plan. b. The proposed amendment will not have a significant impact on the character of the surrounding area, . . 2. Zone Change a. The proposed Zone is consistent with the land use designation of the General Plan of the City of Temecula in which the use is located, as shown on the Land Use Map, The proposed zone change is consistent with the related General Plan Arnendment, the site is physically suitable for the type of uses that will occur in this area, and the proposed zone change would further the City's long-term economic development goals, b. The proposed change of zone conforms to the General Plan and the use is in conformance with the goals, policies, programs and guidelines of the elernents of the General Plan. The proposed change of zone allows for a use that will provide the diversity of uses desired in the General Plan and will create a balanced community with additional public seryices available to the community. 3. Conditional Use Permit (Code Section 17,040.010E) a, The proposed conditional use is consistent with the General Plan and the Development Code; the proposal, a request for a 320 bed hospital facility and a helipad, is consistent with the goals and policies contained in the General Plan and land use standards in the Development Code, The goals and policies in the land Use Element of the General Plan encourage "a complete and integrated mix of residential, commercial, industrial, public and open space land uses; (Goal 1)" "a City of diversified development character where rural and historical areas are protected and co-exist with newer urban development; (Goal 2)" and "A City which is cornpatible and coordinated regional land use patterns (Goal 8)". The proposed project provides a regional use that needed in the community and surrounding region, There is currently a lack of medical treatment facilities in the community capable of providing adequate medical care for the general population. The proposed project integrates public rnedical facilities necessary for the demand of the current and future population. The project is situated adjacent to residential uses and a state highway. The project has been designed to mitigate various potentially significant irnpacts via an environmental assessment in which circulation, noise, light and glare, biological and air quality has been reviewed the conditioned so the project can co-exist with the surrounding rural residential area, The project, a hospital facility, is consistent with the purpose and intent of the Professional Office (PO) designation, which allows R:\C U P\2004\04-0463 Temecula Regional Hospital\PC-STAFF REPORT.doc 11 b. low and mid rise structures that provide uses such as community facilities. In addition, the project is consistent with the development standards of the Development Code and associated Planned Developrnent Overlay (PDO-9), including setbacks, parking, landscaping, lighting, lot coverage and height. The site is therefore properly planned and zoned and found to be physically suitable for the type of the proposed use. The project as conditioned is also consistent with other applicable requirements of State law and local ordinance, including the California Environrnental Quality Act (CEQA). The proposed conditional use is cornpatible with the nature, condition and development of adjacent uses, buildings, and structures and as designed and conditioned the proposed conditional use will not adversely affect the adjacent uses, buildings or structures because there was an initial study prepared, which identified potentially significant environmental irnpacts and a mitigation monitoring program was adopted that mitigates potentially significant irnpacts such as traffic, air quality, noise, light and glare, and biological to a less than significant level. For example, access points have been designed to reduce the arnount of traffic leaving the project site towards residential areas by eliminating left turn options and focusing the primary access points along the State highway. Additional landscaping and berrning are included in the Conditions of Approval to screen the height and reduce noise. The tallest buildings were relocated closer to the state highway, away from the residential area to reduce the appearance of the height; this will also reduce the noise from the ernergency roorn area. Sound blankets are required during initial grading and construction activities to mitigate construction noise, There are conditions in place requiring helicopters arriving and leaving the project site to utilize commercial and the state highway corridor rather than residential areas. Ernergency vehicles are required to turn off sirens no less than V. from the project site. The project is a conditionally permitted use as has been designed and conditioned (including mitigation measures) in manner that will reduce any potentially significant impacts to the surrounding neighborhood, The building and the site is designed to respect the surrounding area and uses and therefore will not adversely affect the adjacent uses, buildings or structures. The site for a proposed conditional use is adequate in size and shape to accomrnodate the yards, walls, fences, parking and loading facilities, buffer areas, landscaping and other development features prescribed in this Developrnent Code and required by the Planning Commission, or City Council in order to integrate the use with other uses in the neighborhood. The conditional use is a request for a 320 bed hospital and helipad on a 35.31 acre site. The project has been reviewed and it is deterrnined that the project is in cornpliance with the development standards of the Development Code and associate Planned Development Overlay (PDO-9), including setbacks, parking, landscaping, lighting, lot coverage and height. The project also provides amenities such as a rnulti-use trail between the project site and the adjacent residences to the north, which will extend a future trail to be constructed in the near future. The site is adequate in size and shape to accommodate the proposed hospital facilities without affecting the yard, parking and loading, landscaping, and other developrnent features prescribed in the Development Code, The nature of the proposed conditional use is not detrimental to the health, safety and general welfare of the community. The proposed Conditional Use Permit is c. d. R:\C U P\20Q4\04-0463 Ternecula Regional HospitaI\PC-STAFF REPORT.doc 12 . . . . . . e, for a 320 bed hospital and a helipad. The nature of this use, as conditioned is not detrirnental to the health, safety and general welfare of the cornmunity because the proposed project is providing a seryice that is needed in the community and region and it has been designed to minimize any adverse impacts, including health, safety and general welfare to the surrounding community. The proposed project will actually contribute to the long term viability and longevity of the cornrnunity by providing additional medical care facilities. In addition, prior to the issuance of any building permit, the California Ollice of Statewide Health and Planning Development (OSHPOD) as well as the City of Temecula Building Department and Fire Departrnent will review the construction plans for compliance with the Uniform Building Code and Uniform Fire Code, The heliport is consistent with the requirements described in subsection 2 and 3 of Section 17,10.020,P City of Temecula Development Code. The proposed helipad facility is consistent with the requirernents described in Section 17.10.020.P of the City of Temecula Developrnent Code, including setbacks from parks, school and residentially zoned parcels. 4. Developrnent Plan (Code Section 17.05.01 OF) a. The proposed use is in conformance with the General Plan for the City of Temecula and with all the applicable requirements of state law and other ordinances of the City. The proposed use is in conformance with the goals and policies in the General Plan for the City of Temecula, the Development Code and with all applicable requirements of state law and other ordinances of the City of Ternecula because the project has been reviewed and as designed and conditioned, it has been deterrnined that the project is consistent with all applicable zoning ordinances, state law and the General Plan. b, The overall development of the land is designed for the protection of the public, health, safety and general welfare. The overall developrnent of the land has been designed for the protection of the public health, safety, and general welfare, because the project has been designed to minimize any adverse impacts upon the surrounding neighborhood and the project has been reviewed and conditioned to corn ply with the uniforrn building and fire codes. 5, Tentative Parcel/Tract Map (Code Section 16,09.1400 a. The proposed subdivision and the design and irnprovements of the subdivision is consistent with the Development Code, Subdivision Ordinance, General Plan, and the City of Temecula Municipal Code because the proposed subdivision map is consistent with the developrnent standards within the Developrnent Code, Subdivision Ordinance and related General Plan Amendment; b. The tentative rnap does not propose to divide land which is subject to a contract entered into pursuant to the California Land Conservation Act of 1965, or the land is subject to a Land Conservation Act contract; c. The site is physically suitable for the uses and proposed density as shown on the tentative map as proposed by the Applicant; d. The design of the proposed subdivision and the proposed irnprovements, with appropriate conditions of approval, is not likely to cause significant environrnental damage or substantially and avoidably injure fish or wildlife or their habitat. There R:\C U P\2004\04-0463 Temecula Regional Hospital\PC-STAFF REPORT.doc 13 are no known fish, wildlife or habitat on the project site, and the project will not affect any fish, wildlife or habitat off-site. In addition, a Mitigated Negative Declaration has been prepared and certified prior to action on the Application; The design of the subdivision and the type of improvements are not likely to cause serious public health problems; . e, f. The design of the subdivision provides for future passive or natural heating or cooling opportunities in the subdivision to the extent feasible; g, The design of the subdivision and the type of improvements will not conflict with easernents acquired by the public at large for access through or use of property within the proposed subdivision, or the design of the alternate easements which are substantially equivalent to those previously acquired by the public will be provided; h. The subdivision is a commercial/office project and is not subject to Quimby fees. ATTACHMENTS 1. Plan Reductions (Under Separate Cover) - Blue Page 15 2. PC Resolution No. 2005-_ (Mitigated Negative Declaration) - Blue Page 16 Exhibit A - City Council Resolution 05-_ 3. PC Resolution No. 2005- _ (General Plan Amendrnent) - Blue Page 17 Exhibit A- City Council Resolution 05-_ . 4, PC Resolution No. 2005 _ (Zone Change) - Blue Page 18 Exhibit A - City Council Ordinance No. 05-_ 5. PC Resolution No. 2005-_ (Conditional Use Perrnit/Development Plan) - Blue Page 19 Exhibit A - City Council Resolution 05-_ 6. PC Resolution No. 2005-_ (Tentative Parcel Map) - Blue Page 20 Exhibit A - City Council Resolution 05-_ . .R:\C U P\2004\04-0463 Temecula Regional Hospital\PC-STAFF REPORT.doc 14 . . . ATTACHMENT NO.1 PLAN REDUCTIONS (UNDER SEPARATE COVER) R:\C U P\2004\04-0463 Temecula Regional Hospital\PC-STAFF REPORT. doc 15 . . . ATTACHMENT NO.2 PC RESOLUTION NO. 2005-_ (MITIGATED NEGATIVE DECLARATION) R:\C U P\2004\04-0463 Temecula Regional Hospital\PC-STAFF REPORT.doc 16 . PC RESOLUTION NO. 2005-_ A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA RECOMMENDING THE CITY COUNCIL OF THE CITY OF TEMECULA ADOPT A RESOLUTION ENTITLED "A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TEMECULA ADOPTING A MITIGATED NEGATIVE DECLARATION AND MITIGATION MONITORING PROGRAM, FOR THE TEMECULA HOSPITAL," GENERALLY LOCATED ON THE NORTH SIDE OF HIGHWAY 79 SOUTH, APPROXIMATELY 700 FEET WEST OF MARGARITA ROAD AND KNOWN AS ASSESSORS PARCEL NOS. 959-080-001 THROUGH 959-080-004 AND 959-08-007 THROUGH 959-080- 010 (PA04-0462, PA04-0463 AND PA05-0571) WHEREAS, Universal Health Services, Inc., filed Planning Application No. PA04-0462, General Plan Amendment and Zone Change; PA04-0463, Conditional Use Permit and Development Plan; and PA04-0571, Tentative Parcel Map, for the property consisting of approxirnately 35,31 acres generally located at the north side of Highway 79 South, approximately 700 feet west of Margarita Road known as Assessors Parcel No(s). 959-080-001 through 959-080-004 and 959-080-007 through 959-080-010, which applications are hereby incorporated by reference and an Initial Study was prepared in accordance with CEQA Guidelines (Project); . WHEREAS, a Mitigated Negative Declaration and Mitigation Monitoring Program was prepared for the project as described in the Initial Study, including, in the time and manner prescribed by State, local law and CEQA Guidelines; WHEREAS, the Planning Commission, considered the Mitigated Negative Declaration and Mitigation Monitoring Prograrn on April 6, 2005, at 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 rnatter; WHEREAS, at the conclusion of the Cornmission hearing and after due consideration of the testimony, the Cornmission recommended City Council adoption Exhibit "A" a Resolution of the Planning Commission recommending the City Council adopt the Initial Study, Mitigated Negative Declaration and Mitigation Monitoring Program attached as Exhibit "A" 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. Environmental Compliance. Recommend Adoption of a Mitigated Negative Declaration and Mitigation Monitoring prograrn based on the Initial Study, which was prepared pursuant to CEQA Guidelines Section 15072, R:\C U P\2004\04-0463 Temecula Regional Hospital\Draft PC Reso Mitigated Neg Dee.doc 1 Section 3. PASSED, APPROVED AND ADOPTED this 61h day of April, 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 Planning Cornmission of the City of Temecula, California, do hereby certify that Resolution No. 2005-_ was duly and regularly adopted by the Planning Comrnission of the City of Ternecula at a regular meeting thereof held on the 61h . day of April 2005, by the following vote of the Commission: AYES: NOES: PLANNING COMMISSIONERS: PLANNING COMMISSIONERS: ABSENT: ABSTAIN: PLANNING COMMISSIONERS: PLANNING COMMISSIONERS: Debbie Ubnoske,Secretary . R:\C U P\2004\04-0463 Temecula Regional Hosplta~Draft PC Reso Mitigated Neg Dec.doc 2 . . . EXHIBIT A CITY COUNCIL RESOLUTION NO. 05-_ (MITIGATED NEGATIVE DECLARATION) R:\C U P\2004\04-0463 Temecula Regional Hospital\Draft PC Resa Mitigated Neg Dee.doc 3 . . . RESOLUTION NO. 05-_ A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TEMECULA ADOPTING A MITIGATED NEGATIVE DECLARATION AND MITIGATION MONITORING PROGRAM FOR THE TEMECULA HOSPITAL, GENERALLY LOCATED ON THE NORTH SIDE OF HIGHWAY 79 SOUTH, APPROXIMATELY 700 FEET WEST OF MARGARITA ROAD AND KNOWN AS ASSESSOR PARCEL NOS. 959-080-001 THROUGH 959-080-004 AND 959-08-007 THROUGH 959-080- 010 (PA04-0462, PA04-0463 AND PA05-0571) THE CITY COUNCIL OF THE CITY OF TEMECULA DOES HEREBY RESOLVE AS FOLLOWS: Section 1. declare that: The City Council of the City of Ternecula does hereby find, determine and A. Universal Health Services, Inc, filed Planning Application No. PA04-0462 General Plan Amendment and Zone Change; PA04-0463 Conditional Use Permit and Development Plan; and PA04-0571 Tentative Parcel Map, in a manner in accord with the City of Ternecula General Plan and Development Code and an initial study was prepared in accordance with CEQA Guidelines; and, B. The applications for the Project were processed and an environmental review was conducted as required by the California Environrnental Quality Act; and, C. The Planning Cornmission of the City of Temecula held a duly noticed public hearing on April 6, 2005 to consider the application of the Project and environmental review, at which time the City staff and interested persons has an opportunity to, and did testify either in support or opposition to this matter; and, D, Following consideration of the entire record of information received at the public hearings and due consideration of the proposed Project, the Planning Cornmission adopted Resolution No. 2005-_, recommending the City Council approval of a Mitigated Negative Declaration and Mitigation Monitoring Program for the Project. E, On , 2005 and 2005, the City Council of the City of Temecula held a duly noticed public hearing on the Project at which time all persons interested in the Project had the opportunity and did address the City Council on these matters, F, On ,2005, the City Council of the City of Temecula approved a Mitigated Negative Declaration and a Mitigation Monitoring Prograrn for the Project when it adopted Resolution No. 05-_; Section 2. The City Council of the City of Temecula hereby makes the following findings: A. Pursuant to the California Environrnental Quality Act ("CEQA") and the City's R:\C U P\2004\04.0463 Temecula Regional Hospital\Draft PC Reso Mitigated Neg Dee.doc 4 that there was no substantial evidence that the project could have a significant effect on the . environrnent and a Mitigated Negative Declaration has been prepared. A copy of the Initial Study, Negative Declaration and Mitigation Monitoring Program are attached hereto as Exhibit "A" and incorporated herein by reference. B. Thereafter, City staff provided public notice of the public comrnent period and of the intent to adopt the Mitigated Negative Declaration as required by law and copies of the documents have been available for public review and inspection at the offices of the Planning Departrnent, located at City Hall, 43200 Business Park Drive, Temecula, CA 92589. C. The City Council reviewed the Mitigated Negative Declaration and all comments received regarding the Mitigated Negative Declaration. The Project and the Mitigated Negative Declaration were discussed at a public hearing of the City Council held on , 2005. D. The Mitigated Negative Declaration was prepared in compliance with CEQA. E. There is no substantial evidence that the Project, as conditioned, will have a significant effect on the environment. F. The Mitigated Negative Declaration reflects the independent judgment and analysis of the City Council. G. The Mitigation Monitoring Program set forth in the Mitigated Negative Declaration has been prepared in accordance with law. Section 3. The City Council of the City of Temecula hereby approves the Mitigated . Negative Declaration for the Project and approves the Mitigation Monitoring Program for the Project as set forth on Exhibit A, attached hereto, and incorporated herein by this reference together with any and all necessary conditions that may be deerned necessary. Section 4. PASSED, APPROVED AND ADOPTED on this _' day of ,2005. Jeff Comerchero, Mayor ATTEST: Susan Jones, CMC City Clerk SEAL] . R:\C U P\2004\04-0463 Temecula Regional Hosp'ital\Draft PC Rasa Mitigated Nag Dee.doc 5 . . . STATE OF CALIFORNIA COUNTY OF RIVERSIDE CITY OF TEMECULA ) ) ss ) I HEREBY CERTIFY that the foregoing Resolution was duly adopted by the City Council of the City of Ternecula at a regular meeting thereof, held on the day of , 2005 by the following vote of the Council: AYES: COUNCILMEMBERS: NOES: ABSENT: ABSTAIN: COUNCILMEMBERS: COUNCILMEMBERS: COUNCILMEMBERS Susan Jones, CMC, City Clerk A:\C U P\2004\04-0463 Temecula Regional Hospital\Draft PC Reso Mitigated Neg Dec.doc 6 City of Temecula Plannin De artment Notice of Completion CH # 2005031017 Project Title: Temecula Hospital P A04-0462 a General Plan Amendment and Zone Change; P A04-0463 Development Plan and Conditional Use Permit and P A04-057I Tentative Parcel Map Lead Agency: City of Temecula Street Address: 43200 Business Park Drive City: Temecula, CA Zi: 92590 Project Location City of Temecula, Riverside County Cross Streets: North of Highway 79 South, south of De PortoIa Road and west of Margarita Road Assessor's Parcel No.: 920-100-001 through 13 Total Acres: 35.31 CEQA Document Type [ ]NOP [ ]Early Consultation Local Action Type [ ]General Plan Update [X]General Plan Amendment [ ]GeneraI Plan Element [ ]Community Plan ]Other Development Type [ ]Residential: Units__ [X]Office: Sq.ft.140.000 []Commercial: Sq.ft._ [ ]Industrial: Sq,ft._ [ ]Educational: [ ]Recreational: [X]Other: Has ital 408 160 S , Ft.' Cancer Center 10 000 S Project Issues Discussed in Document [X]AestheticNisual [X]Flood PlainIFlooding [ ]SchoolslUniversities [X] Water Quality [ ]Agricultural Land [ ]Forest Land/Fire Hazard [ ]Septic Systems [ ]Water supply/groundwater [X]Air Quality [X]Geologic/Seismic [X]Sewer Capacity [ ]WetlandIRiparian [X]ArcheologicaIlHistoricaI [ ]Minerals [X]Soil Erosion/Compaction/Grad [ ]Wildlife [ ]Coastal Zone [X]Noise [ ]Solid Waste [ ]Growth Inducing [ ]Drainage/Absorption [X]Population/Housing Balances[X]ToxiclHazardous [X]Land Use [ ]EconomiclJobs [X]Public ServiceslFacilities [X]Traffic/Circulation [ ]Cumulative Effects [ ]Fiscal [ ]Recreation/Parks [ ]Vegetation [X]Other: Light & Glare Present Land Use: Vacant Current Zoning: Professional Office and Planned Development Overlay (PDO-8) General Plan Use: Professional Office Contact Person: Dan Long Title: Associate Planner Phone: (951) 694-6400 Within 2 miles State Hwy #: Interstate IS, Highway 79 South Airports: N/ A Waterways: Temecula Creek Railways: None Schools: Sparkman Elementary, Rancho Community (private school under construction) [X]Negative Declaration [ Draft EIR [ ]EIR (Prior SCH #) [ Other [ ]Specific Plan [ ]Master Plan [ ]Planned Unit Development [X]Site PlanIPlot Plan [X]Rezone [ ]Prezone [X]Use Permits [X] Subdivision of Land [ ]Annexation [ ]Redevelopment [ ]Coastal Pennit [ ]City Development Project Acres [ Acres 35,31 Acres Acres ]Water Facilities: Type Employees_ Employees_ Employees_ MGD [ ]Transportation [ ]Mining: [ ]Power: [ ]Waste Treatment: [ ]Hazardous Waste: Ft.. Fitness Center 8 000 S Ft. Type Mineral Type Type Type Project Description: The proposed project includes a General Plan Amendment, Zone Change (PDO-X) Development Plan, Conditional Use Perrnit and a Tentative Parcel Map. The General Plan Amendment is a request to elirninate the Z2 overlay area frorn the General Plan, which currently limits the height of buildings along Highway 79 to 2 stories. The Zone Change is a request to change the zoning from Professional Office and DePortola Road Planned Developrnent Overlay (PDO-8) to Temecula Hospital Planned Development Overlay (PDO-9), The proposed PDO-9 allows a height up to 115 feet for 30% of roof areas for hospital and rnedical offices, The Development Plan and Conditional Use Permit is a request to construct approximately 565,260 square feet of hospital, medical office, cancer center and a fitness rehabilitation center space on 35.31 acres. The Tentative Parcel Ma is a re uest to consolidate ei ht 8 lots into one 1 arcel. Mail to: State Clearinghouse, 1400 Tenth Street, Sacmmento, CA 95814 (916) 445-0613 R\C U P\2004\04-0463 Temecula Regional Hospital\NOTlCE OF COMPLETION-Hospital-l.doe t REVIEWING AGENCIES CHECKLIST KEY S=Document sent by lead agency X=Document sent by SCH T=Suggested distribution Resources Agency Boating/W ateIWays Coastal Commission Coastal Conservancy Colorado River Board Conservation --I Fish and Game Forestry -.L Office of Historic Preservation Parks and Recreation Reclamation S,F. Bay Conservation & Development Commission Water Resources (DWR) Business, Transportation, & Housing -.L Aeronautics l California Highway Patrol l Caltrans District No. ~ -.L Department of Transportation Planning (Headquarters) Housing & Community Development Other State & Consumer Services General Services -.L OLA (Schools) Environmental Affairs Air Resources Board l APCD/AQMD l California Waste Management Board SWRCB: Clean Water Grants SWRCB: Delta Unit --I SWRCB: Water Quality SWRCB: Water Rights -.L Regional WQCB # 9 ( Youth & Adult Corrections Corrections Independent Commissions & Offices Energy Commission l Native American Heritage Commission Public Utilities Commission Santa Monica Mountains Conservancy State Land Commission Tahoe Regional Planning Agency Food & Agriculture Health & Welfare l Health Services ) . Public Review Period: Starting Date: March 8, 2005 c;::::;-7 ~ Ending Date: April 6, 2005 S' D M h 3 2005 19nature ... ate arc , ) Lead Agency (Complete if Applicable): For SCH Use Only: Date Received at SCH City of Temecula Date Review Starts 43200 Business Park Drive Date to Agencies Temecula, CA 92590 Date to SCH Contact: Dan Long Clearance Date Phone (951) 694-6400 Notes: Applicant: Universal Health Services, rnc, Address 367 South Gulph Road King of Prussia, P A 19406 Phone (610) 768-3300 . R:\C U P\2004\04-0463 Temecula Regional Hospital\NOTICE OF COMPLETION-Hospital-l.doc 2 . City of Temecula Planning Department Notice of Intent to Adopt a Mitigated Negative Declaration PROJECT: PA04-0462 General Plan Amendment/Zone Change PA04-0463 Development Plan/Conditional Use Permit PA04-0571 Tentative Parcel Map Universal Health Services, Inc, 367 South Gulph Road, King of Prussia, PA 19406 North of Highway 79 South and south of De Portola Road, approxirnately 500 feet west of Margarita Road. Assessor's Parcel Numbers 959-080-001 through 004 and 007 through 010. PA04-0462 General Plan Amendment and Zone Change: The project site is located in an area identified as Z2 in the General Plan, The Z2 area is located between De Portola Road, a residential area to the north, a state Highway to the south and Professional Office (PO) and commercial uses to the west and east. The current language restricts the height of buildings within the Z2 area. The proposed project is a request to eliminate the Z2 overlay designation, The zone change is a request to change the zoning from Professional Office (PO) and De Portola Road Planned Developrnent Overlay Zone-8 (PDO-8) to the Ternecula Hospital Planned Developrnent Overlay-9 (PDO-9). The proposed PDO-9 allows a height up to 115 feet for 30% of roof areas for hospitals. PA04-0463 A Development Plan and Conditional Use Permit to construct approxirnately 566,160 square feet of hospital, medical offices, cancer center and fitness center space on 35.31 acres. PA04-0571 A Tentative Parcel Map (TPM 32468) to consolidate eight (8) lots into one (1 ) parcel. The City of Ternecula intends to adopt a Mitigated 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 Environrnental Quality Act (CEQA), it has been determined that this project as mitigated will not have a significant impact upon the environment. As a result, the Planning Commission intends to recommend the City Council adopt a Mitigated Negative Declaration for this project. The mitigation measures required to reduce or mitigate the impacts of this project on the environment are included in the project design, conditions of approval and/or the Mitigation Monitoring Program which is attached to this notice will be included as part of the Mitigated Negative Declaration for this project. The Comment Period for this proposed Negative Declaration is March 8, 2005 to April 6, 2005. 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 Mitigated 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 Dan Long, Associate Planner at (951) 694-6400, ~ APPLICANT: LOCATION: DESCRIPTION: . Prepared by: . (Signature) Dan Lon Associate Planner. (Narne and Title) R:\C U P\2004\04-0463 Temecula Regional Hospital\Notice of Intent-Hospitall.doc 1 Vicinity Map . R:\C U P\2004\04-0463 Temecula Regional Hospital\NOIice of Intent-Hospital I.doc 2 City of Temecula . Planning Department . . Agency Distribution List PROJECT: Planning Application No, PA04-0462 General Plan Amendment/Zone Change (PDO-9) Planning Application No. PA04-0463 Development Plan/Conditional Use Perrnit Planning Application No. PA04-0571 Tentative Parcel Map (32468) DISTRIBUTION DATE: March 3, 2005 CASE PLANNER: Dan Long CITY OF TEMECULA: , Building & Safety .....................................( ) Fire Department..",............"............"......( ) Police Department ...................................( ) Parks & Recreation (TCSD).....................( ) Planning, Advance ....".............................( ) Public Works............................................( ) .".",.,( ) STATE: Caltrans .".",.".",.".".."",.""."",,,,,.,,..,,..( ) Fish & Game............................................( ) Mines & Geology."."""""".".""."""."".,( ) Regional Water Quality Control Bd ..........( ) State Clearinghouse ................................( ) State Clearinghouse ( 15 Copies)............ (X) Water Resources ..,.."..".".,.".""""."""..( ) ,.."..( ) FEDERAL: Army Corps of Engineers"."......""",..,.,. (X) Fish and Wildlife Service ...........""...."". (X) .....",.( ) ".......( ) REGIONAL: Air Quality Management District ..,...........( ) Western Riverside COG "..."...................( ) ...",.( ) CITY OF MURRIETA: Planning ",...,...,..................,.................. ...( ) .......( ) R:\C U P\2004\04-0463 Temecula Regional Hospital\Notice of Intent-Hospital1.doc 3 RIVERSIDE COUNTY: Clerk and Recorder's Office ".................,( ) Airport Land Use Commission................. ( ) Engineer ,."...,..,...",......".......,..,....,......,..( ) Flood Control...........................................(X) Health Department ..................................(X) Parks and Recreation .............................. ( ) Planning Department....,..,......,.. ...,..,.... ..,(X) Habitat Conservation Agency (RCHCA) ..(X) Riverside Transit Agency.......,...""..".."..(X) ..".. ( ) UTILITY: Eastern Municipal Water District .............(X) Inland Valley Cablevision ........................(X) Rancho CA Water District, Will Serye ....,(X) Southern California Gas ..........................(X) Southern California Edison............"."..",(X) Temecula Valley School District ,........."..(X) Metropolitan Water District.....,.."............( ) OTHER: Pechanga Indian Reseryation ."".,.........,(X) Eastern Information Center ......."............ ( ) Local Agency Formation Comm ",...""",,( ) RCTC ".".,..".",."".".,.""".,.".."".",.,..,.( ) Homeowners' Association (2) """"""" (X) City of Temecula P.O. Box 9033, Temecula, CA 92589-9033 Pro'ect Title Lead A enc Name and Address Contact Person and Phone Number Project Location Project Sponsor's Narne and Address General Plan Desi nation Zoning Description of Project Surrounding Land Uses and Setting Other public agencies whose approval is required Environmental Checklist Ternecula Re ional Has ital Cit ofTernecula, P.O. Box 9033, Temecula, CA 92589-9033 Dan Lon ,Associate Planner 951 694-6400 North of Highway 79 South, south of De Portola Road and a roximatel 700 feet west of Mar arita Road UHS of Delaware, Inc. 367 South Gulp Road. King of Prussia, PA 19406 Professional Office PO Existing: Professional Office (PO) and Planned Developrnent Overlay-8 (PDO-8) Pro osed: Planned Develo ment Overla PDO-9 The proposed project includes a General Plan Amendment, Zone Change, Development Plan, Conditional Use Permit, and a Tentative Parcel Map (Map 32468), The General Plan Amendment is a request to elirninate the Z-2 overlay designation from the General Plan. The Z-2 designation currently limits the height of buildings to two stories within the project area, The zone change is a request to change the zoning of the project site frorn Professional Office and Planned Developrnent Overlay (PDO-8) to Planned Development Overlay (PDO-9). The proposed PDO-8 allows a height up to 115 feet for 30% of roof areas for hospital and rnedical offices. The Development Plan and Conditional Use Permit is a request to construct approximately 566,160 square feet of hospital, medica office, cancer center and fitness rehabilitation center and a helipad space on 35.31 acres. The Tentative Parcel Map (Map 32468) is a request to consolidate eight (8) lots into one (1) parcel. This Initial Environmental Study (IES) has been prepared for the hospital and related rnedical office buildings, While the overall project must comply with the requirements of the City Planning Departrnent, the building requirements for the hospital buildings are under the sole control of the State of California, As a result, to the extent required by law all references in the IES and draft Mitigation Monitoring Program with respect to building and occupancy permits are intended to a I ani to the non-hos ital facilities, Surrounding land uses include Highway 79 South and single-family residences to the south, single-farnily residential to the north, professional office, commercial and educational to the west (currently under construction) and existing offices and commercial to the east. Temecula Creek is approxirnately 1000 feet to the south and Interstate 15 is located a roximatel 2 rniles to the west. Other public agencies which may require approval and/or subsequent permits include: U.S Army Corps (USACE), California Department of Fish and Game (DFG,), U.S. Department of Fish and Wildlife (USFWS,), Cal Trans, Regional Water Quality Control Board (RWQCB), Rancho California Water District (RCWD), Riverside County Flood Control, Airport Land Use Commission (ALUC), California State Division of Aeronautics, Riverside County Health De artrnent. R:\C U P\2004\04-0463 Temecula Regional Hospital\lnitial Study DRAFT-Hospital-1.doc 1 Environmental Factors Potentially Affected The environrnental 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. X Aesthetics A riculture Resources X Air Qualit X Biolo ical Resources X Cultural Resources X Geolo and Soils X Hazards and Hazardous Materials X H drolo and Water Qualit Land Use and Plannin Mineral Resources X Noise X Po ulation and Housin X Public Services Recreation X Trans ortation/Traffic X Utilities and Seryice S stems Mandato Findin s of Si nificance None Determination On the basis of this initial evaluation: I find that the proposed project COULD NOT have a significant effect on the environrnent, and a NEGATIVE DECLARATION will be re ared, I find that although the proposed project could have a significant effect on the environrnent, 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 anent. A MITIGATED NEGATIVE DECLARATION will be re ared. I find that the proposed project MAY have a significant effect on the environrnent, 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 rnitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is re uired, but it must anal ze ani 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 X DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or rnitigation rneasures that are im osed u on the ro osed ro'ect, nothin further is re uired. Signature Date Dan Lonq. Associate Planner Printed name . For RIG U P\2004\04-0463 Temecula Regional Hospital\lnitial Study ORAFT-Hospital-1,doc 2 '" 'poi~r;iiall~ ' . <: sjgn!~c;~nt;; . '<;'llTf acL~;,:;0 ^,' ,,;, Pote,ntially?;,,:<',i ,~~. ~ighjfi{:?~t, U'~,le~,sS '}',_-,~itig~ti~~:,,,;:;{ , ~;;.tdncor' oratel3' x x 1. AESTHETICS. Would the project: c. Have a substantial adverse effect on a scenic vista? Substantially darnage 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? x a, b. d, x Comments: 1, a. and b.: No Impact According to the City of Temecula General Plan, the proposed project is not located on or near a defined scenic vista, therefore, there will not be an adverse irnpact on a scenic vista. The surrounding residential areas of the project site maintain views of mountain areas such as Palomar Mountain. The proposed project includes two towers ,that are 5 and 6 stories high and medical office buildings up to 4 stories, It is anticipated that some private views will be impacted as a result of the project; however these views are private and not considered a public impact to the cornrnunity. The surrounding residential areas are higher in elevation than the pad elevation of the proposed hospital (see Section 1.c. below for elevation analysis), The difference in elevation will reduce the view impacts because the proposed buildings will not appear as tal~ In addition, the view of the surrounding areas from the project site will be impacted due to the propose... structures on the site. The project site is a private site and does not include public views that are considered a public benefit. ' The project site is not located on a defined scenic highway. The project site is currently vacant with no structures, significant trees or rock outcroppings on the site. Therefore, the proposed project would not substantially damage scenic resources, including trees, rock outcroppings or historic buildings. Due to the fact that the project site is vacant with no scenic vistas or known resources, the project would not substantially degrade the existing visual character or the quality of the site and its surroundings, No impact is anticipated as a result of the proposed project. 1. c: Less than Significant Impact with Mitigation Measures: The project site is located between a State Highway (79 South) to the south and very low density residential (2,5 acre minimum) to the north. The residential area is elevated above the project site. The elevation of the project at the nearest footprint of the towers is approximately 1,053'; the elevation of DePortola Road is approxirnately 1,065'; the elevation of the rnidpoint of Pio Pica Road is approximately 1,101 and the high point of the hilltop residences to the north of the project site is approxirnately 1,223'. The proposed project includes a 60,000 square foot, three story medical office building (60' height), 80,000 square foot four story medical office building (73' height), a 408,160 square foot hospital structure including two towers of five and six stories (106' height), a 10,000 square foot single story cancer center and an 8,000 square foot, single story fitness rehabilitation center. According to the City of Temecula General Plan, the project site does not include any scenic resources and is not known for its visual character. The project site is surrounded by urban developrnent and is considered an in-fill development site. There is no public viewing areas in the immediate vicinity that would be impacted as a result of the proposed project. While the project will be visible from various residential lots, a less than significant irnpact is antiCiPated. because the views are considered private and are not considered to be of public benefit. The applicant is proposing numerous evergreen trees such as Afghan Pine, Coast Live Oaks and Silk Trees along the perirneter of the site between the residences and the hospital, which will buffer the visual appearance of the R:\C U P\2004\04-0463 Temecula Regional Hospital\lnitial Study DRAFT-Hospital~1.doc 3 buildings. The elevation of De Portola Road and adjacent residences to the north is greater than the elevation of the pad areas. The building height, therefore will appear slightly lower than the actual height frorn the .idences to the north, ~ d.: Less Than Significant Impact: The proposed project is currently vacant with no sources of light or glare. The proposed project will introduce new generators of light and glare typically associated with a hospital and rnedical offices (up to 6 stories in height), The project will introduce outdoor lighting and is required to cornply with the City of Temecula Design Guidelines, Development Code and Riverside County Ordinance 655, Ordinance 655 requires outdoor lighting to be directed down and fully shielded, The Development Code and Design Guidelines require rninirnizing illumination levels onto adjacent property lines. A minimum of one- foot candle illumination is required in all parking, loading and circulation areas and a minimum of two-foot candle illumination is required for the main entries of each building. Lighting is required to be directed down and fully shielded to reduce the amount of glare into the night sky and onto adjacent parcels. The applicant has proposed low-pressure sodiurn outdoor lighting fixtures, which is consistent with Ordinance 655. In addition, the project includes conditions of approval requiring all outdoor lighting to be directed down and fully shielded, The two towers do have the potential of emit glare from the upper floors, however as a condition of approval, all windows above the second floor will require glazing and/or tinting in order to reduce the glare. Glazing and/or tinting will reduce the illumination and/or glare from the proposed project. The City of Ternecula 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. Decorative lighting is allowed, however decorative lighting is required to be shut-off by 11 :00 P,M, By shutting off decorative lighting at 11 :00 PM, the amount of light and/or glare will be reduced during late evening hours, thus preserving the visibility of the night sky for scientific research from the Mount Palomar Obseryatory, ~e following are Mitigation Measures and/or Conditions of Approval and are required as a part of the posed project and will be imposed via condition or agreernent, either of which will ensure the impact is itigated to a less than significant level: a. Comply with Riverside County Mount Palornar Ordinance 655, All lighting shall be fully shielded, directed down and parking lot lighting shall be low-pressure sodium. Decorative lighting shall be shut-off by 11 :00 P,M. b. Prior to issuance of a building permit, the applicant shall submit a photometric plan detailing the proposed light levels for the entire project site, onto adjacent project boundaries and vertical fugitive light including means to mitigate. Corresponding criteria for helicopter/heliport uses and ambulance light use and operations shall also be prepared and include means to mitigate. c. The applicant shall comply with the City of Temecula Development Code and Design Guidelines for General Commercial lighting standards, which require minirnurn and maximurn lighting levels in parking lot areas, loading areas, pedestrian circulation areas, primary building entries and lighting at project boundaries, d. All windows above the second floor of the hospital and/or medical office buildings shall maintain glazed windows and/or tinting (non-reflective glass/windows) to reduce the amount of glare that is emitted frorn the upper floors. . e. The Applicant shall plant, irrigate as necessary and replace as necessary rnature trees (24-inch or greater) and shrubs (15 gallon or greater) around the perirneter of the project site and include berming or a solid wall with acoustic attenuation along the northern property line and where the project site abuts residential parcels. The Planning Director shall approve the final design of any walls and/or berming and landscaping. Enhanced landscaping may be required along the northern property line and adjacent to residential parcels in order to screen aesthetic impacts. R:\C U P\2004\04-0463 Temecula Regional Hospital\lnitial Study DRAFT-Hospital-1.doc 4 '~ 'X>PClt~ntiall~l;,;jY: 'I, si.g~i~eflnt' Un;17s~2~ . "~~':.": f\1itJgatj?I}T.'::':~tc +i~ Jnear orated',:!".! 2. AGRICULTURE RESOURCES. In determining whether impacts to agricultural resources ar 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: a. Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Irnportance (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 Williarnson Act contract? Involve other changes in the existing environrnent which, due to their location or nature, could result in conversion of Farmland, to non,a ricultural use? x b. c. x Cornments: 2. a. b,: No Impact: The project site is not currently in agricultural production. In the recent past (at least 15-20 years) the site has not been used for agricultural purposes. The project site was historically used for agricultural uses as noted in the Historical/Archaeological Resources Survey Report prepared by CRM Tec. September 17, 2004. During the mid 1800's the project site was cultivated as an agricultural field. However, the project site has not been utilized for agricultural purposes for many years and is not considered a valuable agricultural resource. The site is not under a Williamson Act contract nor is it zoned for agricultural uses, This property is not considered prirne or unique farmland of statewide or local irnportance 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 farrnland to non-agricultural uses. No impact is anticipated as a resu!t of the proposed project. 2. c.: Less Than Significant Impact: The proposed project could, because of its regional significance, cause other agricultural farmland to be converted to a non-agricultural use. There are sorne remaining agricultural uses in the City's sphere of influence (Corona Ranch) and surrounding areas that could be converted to uses other than agricultural, however the conversion of these lands to uses other than agricultural is not considered a result of the proposed project. The region of southwest Riverside County and northern portions of San Diego County have experienced a rapid period of growth that precluded the proposed project. Therefore, the growth of the surrounding area is a result of external economic forces rather than the proposed project. A less than significant impact is anticipated as a result of the proposed project. . R:\C U P\2004\04-0463 Temecula Regional HospitaJ\lnitial Study DRAFT-Hospital-1.doc 5 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. '-;;' '. P9t~ntia,lIy::?:," ; 'SignificantUnless<;; .0' > :<Mi~i$alj()n; t;!j::;;{ :J,lncor orated;.,;: X Conflict 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 arnbient 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 nurnber of eo Ie? X X X X Comments: 3. a.-e.: Less Than Significant with Mitigation Measures: An Air Quality Study for the proposed project was Aepared by Regulation Compliance inc" Temecula Regional Medical Center Air Quality Study, December 16, "'00, The study identified two prirnary areas of concern that may cause potentially significant impacts; construction emissions and operational emissions. The below table summarizes the daily construction ernissions for the proposed project. Table 1 Dailv Construction Emissions Emissions Source Pollutants (Ibs/day) ROG NOx CO PM10 Construction Emissions 42 266 353 363 Mitigated Construction 42 266 353 184 Ernissions SCAQMD Significance 75 100 550 150 Thresholds Exceed Thresholds? NO YES NO YES The NOx and PM10 ernission levels exceed the SCAQMD threshold levels of significance. However, while the NOx and PM10 levels cannot be mitigated to a level that does not exceed the threshold, PM10 can be mitigated to a level rnuch less than without mitigations. . R:\C U P\2004104-0463 Temecula Regional Hospitalllnitial Study PRAFT-Hospitai-1.doc 6 The below table summarizes the daily operational emissions for the proposed project. T bl 2 D 'I 0 f IE' a e allv ' JDera IOna miSSions Emissions Source Pollutants (Ibs/day) ROG NOx CO PM10 Area Source Emissions 0.4 3.83 2.51 0.01 Vehicular Source Emissions 81,1 101.64 1071.46 115.4 Total Unmitigated Emissions 81.49 105.47 1073.97 115.41 Unmitigated Area Source 0.4 3.83 2.51 0.01 Emissions Mitigated Vehicular Source 76.46 95,13 1002,98 108,01 Ernissions Total Mitigated Ernissions 76.86 98.96 1005.49 108.02 SCAQMD Significance 55.0 55,0 550.0 150.0 Thresholds Exceed Thresholds? YES YES YES NO Table 2 above identifies ROG, NOx and CO as exceeding the SCAQMD thresholds levels of significance, The. primary generator of operational emissions is from vehicular source emissions, Area source ernissions such as heaters, air condition units and other machines are not considered a significant generator of emissions. The study (Regulation Cornpliance, December 16, 2004) has concluded that the irnplementation of the project would result in short-term impacts as well as long-term impacts. The short term impacts are a result of the exceedance of SCAQMD's thresholds for ROG and NOx during construction activities. The long term impacts are a result of exceedance of SCAQMD's thresholds for ROG, CO and PM1O, The proposed project is located in the southwest portion of the South Coast Air Basin. The Environmental Protection Agency designates areas of Ozone (03), Carbon Monoxide (CO) and Nitrogen Oxides (NOx) as either "Does not meet the primary standards", "Cannot be classified", or "Better than national standards". The primary air quality problems in the area are ozone and particular matter. The Basin has been designated as an "extreme" non-attainment area for ozone. The Basin exceeds both the state and federal standards for ozone and both the state and federal standards for particular matter PM1O. The State standard for Ozone (03) is 0.09 parts per million (PPM) for one hour and the Federal standard is 0,12 ppm for one hour. The state standard for oxides of Nitrogen (NOx) is 0.225 pprn for one hour and the Federal standard is 0.53 ppm annual average, The State and Federal standards for carbon monoxide (CO) are 9 ppm and 9.5 ppm respectively averaged over eight (8) hours, The State standard for particular matter (PM1O) is 50 micrograms per cubic meter over 24 hours and the Federal standard is 150 rnicrograms per cubic meter over 24 hours, The Air Quality Management District no longer maintains a station for measuring air quality standards in the Temecula area. The closest station to the project site is the Lake Elsinore station, which was used as a reference station for the Air Quality Study (Ternecula Regional Medical Center, Air Quality Study, December. 16,2004), The study (Regulation Cornpliance, Inc" Decernber 16 2004) includes language indicating that due to the geographical location and the wind pattern of the area (Elsinore Convergence Zone), Temecula generally maintains cleaner air quality that other parts of Riverside County. R:\C U P\2004\04-0463 Temecula Regional Hospital\tnitial Study DRAFT-Hospital-1.doc 7 The most productive rnethod for reducing vehicle emissions aim at reducing vehicle rniles traveled, Alternative 4:des of transportation, sidewalks, trails, street and parking lot lighting using low-sodium vapor lights, rnature es, drought resistant vegetation, pedestrian signalization and signage at significant intersections adjacent to e project site assist in reducing the impacts from emissions, The above measures are designed into the proposed project and/or will be required as conditions of approval and/or mitigation measures, Transportation Demand Management (TDM) will also be required, which includes incentives for employees utilizing alternative rnode of transportation, including preferential parking for car and vanpools, offering flex schedules to employees and encouraging employees to utilize mass transit such as local buses. TDM practices are designed into the proposed project and/or will be required as conditions of approval and/or rnitigation measures. The applicant has proposed a Riverside Transit Agency (RT A) bus turn-out along Highway 79 South, which will provide alternative opportunities to employees, The applicant is required to cooperate with RTA and Caltrans to finalize the location and design of the bus stop. The proposed project may potentially result in a cumulatively considerable net increase of pollutants for which the project region is considered non-attainrnent under an applicable federal or state ambient air quality standard, The proposed project is not considered a significant pollutant generator in regards to the immediate surrounding area. However, the project site may be a significant pollutant generator for the South Coast Air Basin since the basin is currently a non-attainment area, The air quality study identifies the Ternecula area as having significantly cleaner air than the other areas in the South Coast Air Basin, The cleaner air in the Temecula area is due to the geographical location and prevailing wind pattern, While the project site is located within a non-attainment area, the project as a stand along project is not considered to emit pollutants considered significant. The applicant is required to comply with the mitigation measures outlined in the City of Temecula EIR and as specifically discussed below, &e City of Temecula has adopted and certified an Environmental Irnpact Report for the Citywide General ~~n. The EIR identified various significant impacts that could not be mitigated to a less than significant level. The City Council of the City of Temecula adopted Resolution 93-90, a statement of overriding consideration for these impacts that could not be mitigated to a less than significant level. Included as part of the statement of overriding consideration were air quality standards and compliance with SCAQMD air quality plan. The application includes a General Plan Amendrnent and zone change; however these applications request a change to the height of the building only. The applications do not request an intensification of the uses allowed, floor area ratio, or lot coverage of the project site, The proposed project is consistent with land use designation within the current General Plan and is also consistent with the development standards (lot coverage and floor area ratio) in the Development Code. The maximum permitted lot coverage is 50% and the maximum Floor Area Ratio 50%. The project site is 35,31 acres (1,538,118,6 square feet). The project proposes a Lot Coverage of 15,7% (242,975 square feet) and a Floor Area Ratio of 36% (565,260 square feet). If the hospital project was not proposed, the maximum lot coverage of a commercial or other office project on the project site would be 769,059 square feet (50%). The maximum floor area ratio for the project site would also be 769,059 square feet (50%), The proposed project is well below the maximum permitted lot coverage and floor area ratio perrnitted in the Professional Office zone. Therefore, the proposed project is consistent with goals and policies within the General Plan, The proposed project is a hospital facility, which will house elderly, ill and others defined as sensitive receptors, The proposed project could potentially expose sensitive receptors to substantial pollutant concentration and could potentially create objectionable odors affecting a substantial number of people. Since the proposed project is a hospital facility, it will attract people of age and other ill persons, which may be sensitive to odors, dust and/or other pollutants. a,e following Conditions of Approval and/or Mitigation Measures will be incorporated on the following Wntitlements as a part of the proposed project (General Plan Amendment, Zone Change, Developrnent Plan, Conditional Use Permit and Tentative Parcel Map): R:\C U P\20Q4\04-0463 Temecula Regional Hospital\lnitial Study DRAFT~Hospital~1.doc 8 a. The applicant shall comply with all the recornmended mitigation rneasures set forth in the Air Quality Study prepared by Regulation Compliance Incorporated, dated Decernber 16, 2004. . Prior to the issuance of a building permit, the Applicant shall subrnit written proof of the satisfaction of each of the below mitigation rneasures to the Planning Department. b. The applicant shall properly maintain all waste related enclosures and facilities and comply with the state ernission controls to ensure against project site related odors during construction and subsequent use, c. All hazardous materials, bio-hazardous waste, medical service waste and general wastes shall be discarded in compliance with county, state and/or federal regulations. Prior to the issuance of a Certificate of Occupancy for the hospital facility, the Applicant shall subrnit an approved hazardous waste storage and removal plan from the State of California and/or Riverside County Health Department to the City of Temecula Planning Departrnent. d. All refuse areas shall be completely enclosed and include a covered roof subject to the approval of the Planning Director. Refuse areas shall be maintained within an enclosed structure and covered at all times, except during pick-up times for off-site removal. e, The applicant shall provide a clear path of travel for pedestrians, including directional signs to/from the public streets (Dartolo Road, De Portola Road, and Highway 79 South), to promote alternative transportation, f. Prior to issuance of building permit, the Applicant shall coordinate with the Riverside Transit Agency (RT A) and Caltrans for a final location, design and type of stage area (or turn-out) appropriate for the project site, Written authorization and final approved design plans shall be submitted to the Cit. of Temecula Planning Department. g. The applicant shall incorporate and encourage Transportation Demand Management (TDM) techniques for reducing vehicle trips during construction as well as during the daily operations of the hospital facility, TDM techniques shall include, but not be limited to the following: encouraging car and vanpooling, offering flex hours and/or flex schedules during the on-going operation of the facility, Written proof of such program shall be submitted to and approved by the Planning Director prior to the issuance of a grading permit for construction activities and prior to the issuance of a Certificate of Occupancy for the operation of the medical offices and hospital. h, The applicant shall incorporate energy efficiency standards as defined by Title 24 into the project. The applicant shall comply with the latest Title 24 standards. i. The applicant shall subrnit a final landscape plan for the project site incorporating native drought- resistant vegetation and mature trees (15 gallon, 24-inch box and 36-inch box). If rnore than 100 days elapses frorn the time grading is complete and beginning of construction, the City of Temecula may require ternporary landscaping to reduce the arnount of dust and prevent dust and erosion to be conducted at the Applicant's sole expense, J, Prior to the issuance of a grading permit and during the duration of construction activities, the Applicant shall verify in writing (to the Planning Department) that all earth rnoving and large equiprnent are properly tuned and maintained to reduce emissions, In addition, alternative c1ean- fueled vehicles shall be used where feasible. Construction equipment should be selected and deployed considering the lowest emission factors and highest energy efficiency reaSOnablY. possible, R:\C U P\2004\04-0463 Temecula Regional Hospital\lnitial Study ORAFT-Hospital-1,doc 9 . . . k. Electrical powered equipment should be utilized in-lieu of gasoline-powered engines where feasible, I. During construction and all grading phases, the project site shall be watered down, to prevent fugitive dust and erosion, in the morning before grading and/or before construction begins and in the evening once construction and/or grading is cornplete 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. The applicant shall corn ply with Rule 403, Fugitive Dust frorn the SCAQMD Rules and Regulations as well as industry accepted best management practices (BMP's). A note with the above information shall be provided on all grading and construction plans and shall be subject to periodic monitoring by City personnel. rn. Prior to the issuance of a grading permit, a watering prograrn shall be submitted to the City of Ternecula Planning Department for approval. Said program shall include control of wind-blown dust on-site and on adjacent access roadways, The City Engineer reserves the right to modify this requirement as necessary based upon the circumstances that present thernselves during the project construction. n. All trucks exporting and/or importing fill to/from the project site shall use tarpaulins to fully cover the load in compliance with State Vehicle Code 23114. Material transported in trucks off-site (to and/or frorn the site) shall comply with State Vehicle Code 23114, with special attention to Sections 23114(b) (2) (F), (b) (F), (e) (2) and (e) (4) as amended, Material transported on-site shall be sufficiently watered or secured to prevent fugitive dust emissions. Lower portions of the trucks, including the wheels shall be sprayed with water, which shall be properly managed so as to prevent runoff, to reduce/eliminate soil from the trucks before they leave the construction area, o. Prior to the issuance of a grading and building permit, the applicant shall submit verification that a ridesharing program for the construction crew has been encouraged and will be supported by the contractor via incentives or other inducernents. p. During the course of the project grading and construction, the applicant shall post signs on-site limiting construction related traffic and all general traffic to 15 miles per hour or less. q. The Applicant shall establish construction equipment and supply staging areas located at least 500 feet from the nearest property line of a residentially improved parcel (preferably the southeast corner of the project site). r. In addition to the foregoing, all graded and excavated rnaterial, exposed soil areas, and active portions of the construction site, including unpaved on-site roadways shall be treated to prevent fugitive dust. Treatment shall include, but not necessarily be limited to periodic watering, application of environmentally safe soil stabilization materials and/or roll-compaction as appropriate, Watering shall be done as often as necessary, but no less than 3 times per day, not including morning and evening watering. Reclaimed water shall be used whenever possible, Daily watering shall include cornplete coverage of the site, City personnel shall monitor on-site conditions and rnay from time to time, require additional treatment by the Applicant, at it's sole cost. s. Graded and/or excavated inactive areas of the construction site shall be monitored by the Applicant at least weekly to ensure continued dust stabilization. Soil stabilization rnethods such as water and roll compaction and environmentally safe dust control materials, shall be periodically applied to portions of the construction site that are inactive for over four days, If no further grading or excavation operations are planned for the area, the area shall be seeded and watered to establish and maintain grass growth, or periodically treated with environrnentally safe dust suppressants, to prevent excessive fugitive dust. City staff shall be advised of the election of treatment made by the Applicant. R:\C U PI2004\04-0463 Temecula Regional Hospitalllnitial Study ORAFT-Hospital-1.doc 10 t. During the course of the project grading and construction, the Applicant shall sweep adjacent streets and roads so as to prevent the placement or accumulation of dirt in the roadway, Sweeping of adjacent streets and roads shall be done as necessary, but not less than once per day, at thee end of each day of grading and/or construction. u. During periods of high winds (i,e., wind speed sufficient to cause fugitive dust to impact adjacent properties, generally wind speeds exceeding 20 miles per hour, averaged over an hour), the Applicant shall curtail all clearing, grading, earth moving and excavation operations as directed by the City Engineer, to the degree necessary to prevent fugitive dust created by on-site activities and operations from being a nuisance or hazard, either off-site or on-site, or as determined by the City' Engineer at his sole discretion. v. The Applicant shall prepare and submit a comprehensive Fugitive Dust Control Plan to the City of Temecula, Said plan shall be reviewed and approved by the SCAQMD prior to the commencement of grading and excavation operations. w. The area disturbed by clearing, grading earth moving, or excavation operations shall be no greater than is necessary for project developrnent so as to prevent excessive or unnecessary arnounts of dust. x. All the necessary above control techniques shall be clearly indicated on the project grading and construction plans, Compliance with these measures shall be subject to periodic site inspections by the City. . . R:\C U P\2004\04-0463 Temecula Regional Hospital\lnitial Study ORAFT-Hospital-1,doc 11 4. BIOLOGICAL RESOURCES. Would the project? ", ;" , d', ." . ." . ;':'>~~t;ritiany-':'~.:; Signiftcarlt' -,'..1 Jm 'act j'':i,:,P6tentiaIlY:,YI:.: , Sig~i~cal1i:Un,tes,s ','_':,;~itig*i()~<:: :': .-'Inear orated" j-' b, 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 Departrnent 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 Seryice? 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 movernent 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, such as a tree preservation policy or ordinance? Conflict with the provisions of an adopted Habitat Conseryation Plan, Natural Cornmunity Conservation Plan, or other approved local, regional, or state habitat conservation Ian? x a, x c. x d, x e. x f, x Comrnents: 4. a. c. d.: Less Than Significant Impact with Mitigation Measures: A habitat assessment study was prepared for the project site (Habitat Assessment, Amec Earth & Environmental, Inc" September 14, 2004). The study identified a manmade flood control channel that parallels the eastern boundary of the project site, which contains riparian vegetation such as willows and Frernont Cottonwoods, Wetland vegetation, including cattails and bulrushes have also been identified within the manrnade channel. The habitat within the channel is likely to be jurisdictional under the U,S, Arrny Corps of Engineers definitions. The project will be required, as a condition of approval, to construct a vehicular access bridge across this channel connecting to Dartolo Road, which may require Section 404 permits, subject to the Clean Water Act and u.s. Army Corps of Engineers and potentially clearances from the U.S Fish & Garne and U.S, Fish and Wildlife Seryice. The presence of the flood channel may also require the approval of Riverside County Flood Control. The study (Arnec Earth & Environmental, Inc. September 2004) concludes that a bridge with supports outside the channel will avoid any streambed alteration, placement of fill into the channel and the encroachment into jurisdictional areas. However, impacts to the riparian vegetation cannot be completely avoided. In order to mitigate irnpacts to the habitat, a qualified biological rnonitor is required to be present during the pre-construction site preparation of the bridge, In addition, if activity within the channel (or for preparation for the construction of the bridge) is to .cur between April 15 and July 15 of any year, focused surveys following standard protocols shall be provided determine the presence/absence for the Least Bell's Vireo (Vireo bel/Ii pusi//us) and the Southwestern Willow Flycatcher (Empidonax trai/lii extimus). In the event either of these endangered birds are found, the R:\C U P\2004\04-0463 Temecula Regionaf Hospital\lnitfal Study DRAFT~Hosp;tal-1.doc 12 construction of the bridge (schedules) and associated activities shall be rnodified to avoid impacts and allow the birds to complete their reproductive cycles. A less than significant impact is anticipated as a result of the project with Mitigation Measures. . . 4. b. e,: No Impact: The project site is void of any natural riparian forests, coastal sage scrub, and nursery sites. The project is not within a natural conservation plan or other local regional or state conseryation plan, including area identified under the Multi-Species Habitat Conseryation Plan (MSHCP). The project site has 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. No rnature trees are present on the project site, 4, f: Less Than Significant Impact with Mitigation Measures: The proposed project is not located within a criteria cell of the MSHCP, The project site is not included in special survey areas for amphibians, rnammals, or narrow endemic plants as stated the study by AMEC (September 14, 2004). However, the MSHCP guidelines recornmended that a habitat assessment plan be prepared to assess the Burrowing Owl. The study prepared by Amec (September 14, 2004) concluded that the project site contains grasslands, which is potential habitat suitable for Burrowing Owls. The study recommended future studies prior to issuance of grading permits. The following Mitigation Measures are required as a part of the proposed project and enforceable pursuant to the respective entitlement to which each is conditioned: a, The Applicant shall submit documentation from the U.S. Army Corps of Engineers to the city Engineer, indicating the type of permits required to construct the vehicular bridge across the flood channel on the eastern portion of the project site. b. The applicant shall submit written verification frorn the U.S. Department of Fish and Game and the U.S. Fish and Wildlife Service determining if any further biological studies or clearances are. required, c. Focused surveys for Burrowing Owls are required within one month of any ground disturbing activities, If Burrowing Owls occupy the site, the City of Ternecula shall be notified and passive or active relocation of the Owls is required following state and federal protocols, d, The applicant shall construct a bridge using supports outside the channel. e. A qualified biologist is required to be on-site during all pre-construction site preparation of the bridge across the channel. f. In the event any site preparation for the bridge takes place between April 15 through July 15, the applicant shall submit focused studies following standard protocol for the Least Bell's Vireo (Vireo bellii pusillus) and the Southwestern Flycatcher (Empidonax traillii extimus). In the event either of these endangered birds are found on-site, the construction of the bridge (schedules) and associated activities shall be modified to avoid impacts and allow the birds to complete their reproductive cycles. g, In the event any further conditions, mitigation measures or other regulatory requirernent is imposed by any other agency with jurisdiction oyer the project, the City may require further environmental review. . R:\C U P\2004\04-0463 Temecula Regional Hospital\lnitial Study DRAFT-Hospital-1.doc 13 CULTURAL RESOURCES. Would the project: b, 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 cerneteries? x a. x c. x d. x Comments: 5, a,: No Impact: A Phase I suryey (Historical/archaeological resource suryey report, Temecula Hospital Project, CRM Tech, September 17, 2004) has been prepared for the proposed project. The survey did not identify any historical resources as defined in Section 15064.5 on the project site. No impact is anticipated as a result of the proposed project. 5. b and c.: Less than Significant: The phase I survey did not identify the project site as a potential site for historical resources, including human remains. The archaeology survey (CRM Tech, 2004) recognizes the fact that the surrounding area is known to contain historical and archaeological resources; the project site is not known to include any sensitive resources. However, given the known sensitive resources discovered within Ase proximity of the project site, conditions of approval are required, The project site is also a potential site ,. paleontological resources and conditions of approval are required. 5. d.: No Impact: The survey did not recognize the project site as a high potential for human rernains, The project site was identified as an agricultural area, While there was significant historical activity around the project site, the project site itself is not anticipated to contain hurnan remains. The following Conditions of Approval will be required as a part of the proposed project and shall be irnposed as enforceable conditions under the entitlements issued for the project: a. Prior to the issuance of a grading permit, the applicant rnust enter into a written pre-excavation agreement with the Pechanga Band of Luiseno Indians that addresses the treatment and disposition of all cultural resources, human resources and human remains discovered on-site. b, The landowner agrees to relinquish ownership of all cultural resources, including archaeological artifacts found on the project site, to the Pechanga Band of Luiseno Indians for proper treatment and disposition to the extent authorized by law. c. The applicant shall provide on-site professional archaeological and paleontological rnonitoring during all phases of earthmoving activities at the applicant's sole cost. d, If culturally significant sites are discovered during ground disturbing activities, they shall be avoided and preserved consistent with this condition and the pre-excavation agreernent referenced in the Mitigation Measure a above. . R:\C U P\2004\04-0463 Temecula Regional Hospital\lnitial Study DRAFT-Hospital-1.doc 14 e. The applicant shall comply with all recommendations in the Historical/Archaeological Resource Paleontological Resources Assessrnent Report prepared by CRM Tech, dated September 17, 2004 and September 16, 2004 respectively, except as modified by these mitigation measures. . i. Monitoring by a professional qualified paleontological, archaeological and Pechanga Tribe monitor is required during all ground disturbing activities, The monitor(s) shall each have the authority to temporarily halt and/or divert grading equipment to allow for removal of abundant or large specimens. The monitor shall remove sarnples of sediments, which are likely to contain remains of fossil invertebrates and vertebrates. ii. Collected samples of sediment shall be washed to recover small invertebrates and vertebrate fossils. Recovered specimens should be prepared so they can be identified and permanently preserved. iii. All specimens shall be identified, curated, and placed into a repository with perrnanent retrievable storage unless the pre-excavation agreement requires alternative treatment. iv. A report of findings, including an itemized inventory of recovered specimens, should be prepared upon completion of the steps outlined above. The report should include a discussion of the significance of all recovered specimens. The report arid inventory, when submitted to the Lead Agency (City of Temecula), would signify completion of the program to mitigate impacts to the palentologic and archaeological resources. v. If any vertebrate remains are discovered during grading, a paleontologist and the city of Temecula shall be notified immediately. In the event any Pleistocene-age or oldeer sediments/resources are discovered, a program shall be prepared wit recommended mitigations to avoid impact to the resources unearthed. . R\C U P\2004\04-0463 Temecula Regional Hospital\lnitial Study DRAFT-Hospital-1,doc 15 GEOLOGY AND SOILS. Would the project: ';XTIYPotenti,~IIY,,;F\!;;;'; .'. Sjgnlfic~ht ~ Unless',;' ;~i;t:'fh~~ttg~~~~;':;;~10;' a. Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involvin : i. Rupture of a known earthquake fault, as delineated on the rnost 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. ii. Stron seisrnic round shakin ? Iii. Seismic-related round failure, includin Ii uefaction? iv. Landslides? b, Result in substantial soil erosion or the loss of to soil? c. 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? d, 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 systerns where sewers are not available for the disposal of wastewater? x x x X X X X X X Comments: 6. a. i-iv and c: Less Than Significant with Mitigation Measures: A Geotechnical Investigation has been prepared for the proposed project (Geotechnical Exploration Report, Temecula Hospital Ternecula, CA, PSI, Inc., May 14, 2004). The proposed project is located 1.6 miles from the Ternecula segment of the Lake Elsinore Fault. The proposed project will not rupture a known fault since there is not a fault located within the boundaries of the project site. The Lake Elsinore Fault is classified as an active fault and has the potential to produce large magnitude earthquakes (PSI Inc" May 14, 2004). The project site has the potential for severe shaking in the event of a major earthquake on this or other nearby faults. The site, in its current condition includes subsurface strata that could experience excessive total and differential settlements under a combination of structural loads and seisrnically inducted soil liquefaction. Due to the presence of loose surficial soils, the study prepared by PSI, Inc., May 14, 2004, recommends over-excavation and recompaction for support of building slabs and pavements, Native soils may represent a negligible corrosive environment with respect to concrete and a rnoderately corrosive environment with respect to buried metals. The project site has a moderate risk for liquefaction and/or seismic settlement. Unless they are structurally supported, floor slabs should be designed to accommodate approximately 3-1/2 inches of settlement due to soil liquefaction and seisrnically induced consolidation of soil above the groundwater. The following Mitigation Measures are required as a part of the proposed project and will be established as enforceable conditions on the entitlements: . a. The applicant shall comply with all the recommendations within the Geotechnical Exploration, prepared by PSI Inc., dated May 14, 2004 and as stated below without deviation, R:\C U P\2004\04-0463 Temecula Regional Hospital\lnitial Study DRAFT-Hospital-l.doc 16 i. All existing pavernents, utilities, vegetation, and other deleterious materials should be removed from areas. proposed for construction, Stripping operations should extend . rninimum of 10 feet beyond the proposed building limits, where practical. ii. Existing near-surface soils shall be removed and replace as properly compacted fill. The depth of overexcavation should extend at least 12 inches below existing grade for slabs-on- grade and pavernents, or 24 inches below existing grade if rnat foundations are constructed. The exposed subgrade below the rernoval depth should be saturated, and densified using a heavy vibratory drum roller. The removed soils should be moisture conditioned to slightly above optimum moisture content and compacted to at least 90 percent relative compaction (based on ASTM Test Method D157) until design finish grades are reached. This earthwork should extend at least four feet beyond building limits, wherever practical. iii. The first layer of fill material should be placed in a relatively uniform horizontal lift and be adequately keyed into the stripped and scarified (to at least 12 inches) subgrade soils. Fill materials, including import soils should be free of organic or other deleterious rnaterials, have a maximum particle size of 3 inches or less and should possess an expansion index of less than 20 (UBC 18-2), Most of the on-site sols appear to be reusable as structural fill. During the course of grading operation, oversized material (particles greater than 3 inches) may be generated. These materials should not be placed within the cornpacted fill. iv. Fill should be placed in maximum loose lifts of 8 inches and should be moisture conditioned to slightly above the optirnum moisture content and be compacted to at least 90 percent of the maximum density. If water must be added, it should be uniformly applied and thoroughly rnixed into the soil by disking or scarifying. Each lift of compacred-engineered fill should be tested by a representative of the geotechnical engineer prior to placement of SUbsequen. lifts, The edges of compacted fill should extend 10 feet beyond the edges of buildings prio to sloping. v. Non-structural fill adjacent to structural fill should be placed in unison to provide lateral support. Backfill along building walls rnust be placed and compacted with care to ensure excessive unbalanced lateral pressure do not develop. The type of fill material placed adjacent to below grade walls rnust be properly tested by the geotechnical engineer with consideration for the lateral earth pressure used in the wall design, vi. In pavement areas, the upper 12 inches of finish subgrade should be removed/scarified; moisture conditioned to slightly above optimum moisture and cornpacted to at least 95 percent relative compaction based on Test Method D1557, the upper 12-inch densification should be perforrned immediately prior to the placement of base material and not during the initial grading operation. vii. As mentioned in the study by PSI, Inc" May 14, 2004, alluvial deposits underlie the site, As such, it is anticipated that shallow to rnoderate excavations can generally be achieved with conventional earthrnoving equipment. viii. All grading operations should be performed in accordance with the requirements of the Uniform Building Code (1997 edition), PSI's Standard Guidelines for Grading Projects (Appendix E), and City of Temecula standards. 6, b,; Less than Significant Impact: The project will not result in substantial soil erosion or the loss of topsoil. . The project site is relatively flat and will be developed in accordance with City standards, including National Pollution Discharge Elimination System (NPDES) standards, which require the implementation of erosion R\C U P\2004\04-0463 Temecula Regional Hospital\lnitial Study DRAFT-Hospital-1.doc 17 control and best management practices (BMP's), The Final Environmental Impact Report for the City of Ternecula General Plan has not identified any known landslides or rnudslides located on the site or proximate __ the site, Less than significant impacts are anticipated as a result of this project. 6. d.: No Impact: According to the geotechnical study prepared by PSI Inc" May 14, 2004, 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 geotechnical exploration prepared by PSI Inc., dated May 14, 2004 also identifies the soils on the project site as "very low expansion potential" as defined in the Uniform Building Code (UBC) Table No. 18-1-B. The project is required to comply with the recommendations in the investigation report prepared by PSI Inc., dated May 14, 2004. 6. e,: No Impact: The project site will not utilize septic tanks. A public sewer system is available and approvals from the Department of Environmental Health and/or Eastern Municipal Water District for solid wastes and waste water will be required prior to issuance of a building permit. The project will be required to connect to the public sewer system, No impacts are anticipated as a result of this project as the current sewer system and waste treatrnent facilities are adequate to process the anticipated flow from the proposed facility. . . R:\C U P\2004\04~0463 Temecula Regional Hospital\lnitial Study DRAFT-Hospital-1.doc 18 7. HAZARDS AND HAZARDOUS MATERIALS. Would the project: a. Create a significant hazard to the public or the environment through the routine transportation, use, or dis osal of hazardous materials? 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? Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances,or acutely hazardous materials, substances, or waste within one- quarter rnile of an existin or pro osed school? Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Governrnent Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environrnent? 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 result in a safety hazard for people residing or workin in the roo ect area? For a project within the vicinity of a private airstrip, would the project result in a safety hazard for people residing or workin in the ro.ect area? Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation Ian? Expose people or structures to a significant risk or loss, injury or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? b, c. d, e, f. g, h. Comments: ~!;t;~: P(j!ehtially' ''L::f'?: !$!g~fflcaf1(Urd~,sJ: ?;;;~L:,:_M,!Yg~i,9n,}'~'-:'::; ::iB>~lnco 6rated<<J~i,: x x x x x . x x 7. a. b. c.: Less than Significant: The project could potentially create a significant hazard to the public or the environment through the routine transportation, use, or disposal of hazardous materials. The proposed project consists of rnedical uses and will include the storage, use and transportation of hazardous materials, The proposed project is located within one-quarter mile of an existing elementary school. However, the proposed project is not anticipated to emit substantial emissions (except those discussed in the Air Quality study dated, September 14, 2004), materials or wastes that would create a significant impact. As a standard condition of approval, the applicant is required to submit to staff an approved hazardous rnaterials storage and transportation plan (Hazardous Materials Management Plan), subject to the approval of the Riverside County Community Health Agency, Department of Environmental Health, A less than significant impact is anticipated as a result of the proposed project. R:\C U P\2004\04-0463 Temecula Regional Hospital\lnitial Study DRAFT-Hospital-1,doc 19 . 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 llii.e public or the environment. No irnpact is anticipated as a result of the proposed project ~ e,: No Impact: The proposed project is not located within the French Valley Airport Comprehensive Land Use Plan (CLUP). There are no other Airports located near the project. 7. f.: No Impact: The proposed project is not within the vicinity of an existing private airstrip and would not result in a safety hazard for people residing or working in the project area. The proposed project does include a private helipad, which will be used for ernergency uses and the transportation of patients to other facilities. As a condition of approval, the flight path will be limited to commercial or highway areas to the extent practical and safe, A less than significant impact is anticipated as a result of the proposed project. 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 ernergency response plan or emergency evacuation plan, The proposed project, which is a regional hospital facility, will actually assist in local treatrnent for the injured, especially in the event of an emergency. 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 project would not expose people or structures to a significant risk or loss, injury or death involving wildland fires. No impact is anticipated as a result of this project. The following Mitigation Measures shall be required as part of the proposed project: . a. Prior to the issuance of a building perrnit, the Applicant shall submit a hazardous materials storage and transportation plan (Hazardous Materials Management Plan) that verifies that the handling, storage and transportation of hazardous materials will comply with county, state, and/or federal regulations. . R\C U P\2004\04M0463 Temecuta Regional Hospital\lnitial Study DRAFT-Hospital-1.doc 20 c~' >,:~ Potentiany>~'i~t ',~::3jg~n;fic:al1( ~,~I~~S' ~t:,>f.iiti~~tlonL~{' . i).,':$tncor orated!':: x 8. HYDROLOGY AND WATER QUALITY. Would the project: h, 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 volurne 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 errnits 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 in flood in on- or off-site? Create or contribute runoff water which would exceed the capacity of existing or planned storm water drainage systerns or provide substantial additional sources of olluted runoff? Otherwise substantiall de rade water ualit? Place housing within a 1 OO-year flood hazard area as mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation ma ? Place within a 1 OO-year flood hazard area structures which would im ede or redirect flood flows? Expose people or structures to a significant risk of loss, injury or death involving flooding, including flooding as a resu!t of the failure of a levee or dam? Inundation b seiche, tsunami, or mudflow? x a. b, c. x d. x e. x f. g. x X X i. X X Comments: 8, a.: Less Than Significant Impact: The proposed project would not violate any water quality standards or waste discharge requirements because the proposed project is required to comply with Best Managernent Practices (BMP's), Regional Water Quality Control Board (RWQCB) regulations as well as National Pollution Elimination Discharge Elimination System standards, An Arrny Corps of Engineers permit may be required if the project proposes the inclusion of discharge or dredged or fill material into, including any redeposit of dredged materials within "waters of the United States" and adjacent wetlands pursuant to Section 404 of the Clean Water Act of 1972. The applicant is required to consult with the Department of the Army to deterrnine the appropriate permits required for the construction of an access road/bridge over/across the flood control channel located the eastern portion of the site. A less than significant impact is anticipated as a result of the proposed project. . R:\C U P\2004\04-0463 Temecula Regional Hospital\tnitial Study DRAFT-Hospital-1.doc 21 8. b.: No Impact: The proposed project would 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 _ the local groundwater table level. The proposed project is required to comply with local development .ndards, including lot coverage and landscaping requirements, which will allow percolation and ground water recharge. There is an existing water well, owned and operated by Rancho California Water District (RCWD), adjacent to the project site to the northeast. RCWD has been notified of the proposed project and no comments of immediate concern have been received at this time, No impact is anticipated as a result of the proposed project 8, C.: No Impact: The proposed project would not substantially alter the existing drainage pattern of the site or area, including the alteration of the course of a stream or river, in a rnanner which would result in substantial erosion or siltation on- or off-site, The proposed project will include an on-site drainage plan; however it will not alter off-site drainage patterns or alter the course of a stream or river, and will not result in substantial erosion or siltation on-or off-site. The project is also required to comply with Best Management Practices (BMP's), Regional Water Quality Control Board (RWQCB) regulations as well as National Pollution Elimination Discharge System (NPEDS) standards, which addresses drainage, siltation and erosion. No impact is anticipated as a result of the proposed project. 8. d.: Less Than Significant Impact: The proposed project would not 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 rnanner which would result in flooding on- or off-site because the project will not alter the course of a stream or river. The project site includes a flood channel, operated and maintained by Riverside County Flood Control. Riverside County Flood Control has been notified of the proposed project and has not submitted a letter of concern at this time. The City of Temecula Public Works Department reviews all drainage plans and determines adequate drainage facilities are in place capable of on- site drainage and that off-site drainage facilities can accomrnodate additional flow. A less than significant ~pact is anticipated as a result of the proposed project ~ e.: Less Than Significant Impact: The proposed project would not create or contribute runoff water which would exceed the capacity of existing or planned storrn water drainage systems or provide substantial additional sources of polluted runoff. The project is required to comply with Best Management Practices (BMP's), Regional Water Quality Control Board (RWQCB) regulations as well as National Pollution Elimination Discharge Elimination Systern standards, which address drainage and polluted runoff. A less than significant impact is anticipated as a result of the proposed project. 8. f,: No Impact: The proposed project would not otherwise degrade water quality because the proposed project is not considered a significant pollutant generator and will not include excessive fertilizer application or other sirnilar materials that could degrade water quality. No impact is anticipated as a result of the proposed project. 8. g,: No Impact: The proposed project is not a residential project and therefore will not place housing within a 100-year flood hazard area as mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map, No irnpact is anticipated as a result of the proposed project 8, h. i.: No Impact: The proposed project was at one time located within a 100 year flood boundary as shown in the Final EIR for the City of Ternecula General Plan.. Recent improvements of Temecula Creek has resulted in a new 100 and 500-year flood plain boundary delineation. The Temecula Creek, which is the primary drainage course in the irnmediate area was dredged as a result of Assessment District 159. The dredging of Temecula Creek took place subsequent to substantial flooding of the creek in 1992. Improvements and dredging was completed in 1996. As a result of the improvernents and the dredging, updated Flood Insurance .Rate Mate Maps have been issued (FIRM, Community-Panel Number 060742-0010 B, revised November 20, 96). The project site is now identified within the 500-year flood area. R:IC U P\2004\04-0463 Temecula Regional Hospitalllnitial Study DRAFT -Hospital-1,doc 22 The proposed project site was is located within the Vail Lake Dam Inundation area as shown in the City of Ternecula General Plan Final EIR (1993). The RCWD owns the Vail Lake Dam and has submitted to the City a Darn Inundation report, which includes language pertaining to the dredging of Temecula Creek, An addition_ study obtained from the Riverside County Flood Control, Flood Insurance Study, Federal Emergenc. Management Agency (FEMA), November 20, 1996 further discusses the dredging of Temecula Creek, The FEMA study shows that the dredging of Temecula Creek now allows for additional carrying capacity in the event of a major flood or an event such as the failure of Vail Lake Dam. The proposed project will place structures within a 500-year flood hazard area, as identified in the revised FEMA rnap (November 20, 1996). The Applicant is required to comply with applicable FEMA standards. The proposed project is not anticipated to irnpede or redirect flood flows. As a condition of approval a drainage plan is required; this plan will address flow and drainage facilities and provide cornrnents and/or recornrnendation concerning the failure of the Vail Lake Darn, While the current City of Temecula Final EIR identifies the project site as being within the Vail Lake Dam Inundation Area, the recent improvements to Temecula Creek have mitigated this potential impact. A revised Dam Inundation Area for the Vail lake Dam is anticipated to remove the project site from the Dam Inundation Area. A letter dated January 29, 1996 from the Federal Ernergency Managernent Agency explains the adjusted floodplain boundaries. The letter and study verify that Temecula Creek maintains a 100-year discharge capacity of 36,000 cubic feet per second (cfs) and a 500-year discharge capacity of 58,000 cfs. The study and letter also verify that the channel banks are higher than the 100-year flood energy grade lines and 100-year flood elevations everywhere along the creek. The Vail Lake Darn is a 51,000 acre feet facility. A less than significant irnpact is anticipated as a result of the proposed project. 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, Vail Lake is a 51,000 acre-feet facility, The dam is a concrete arch dam with gravity abutment sections. The dam is 4.5 feet thick at the top and 15 feet thick at the lowest point of the foundation, The top of the dam is a parapet wall at elevation ota 1,482.5 feet. The darn is located to the south east (approximately 15 miles) and a failure would result in partia. flooding of the Temecula creek. In the event of a massive dam failure, there is a potential for structure loss, however this is considered a remote potential. Minor dam failure would not result in significant loss of structures or loss of life, injury or death on the project site. The channelization of the Temecula Creek frorn Butterfield Stage Road to approximately 4,200 feet downstream of Margarita Road and the construction of additional bridges at both Butterfield Stage Road and Margarita Road have allowed the delineation of the flood insurance rate map (FIRM) to be revised as a result of the updated topographic information along Temecula Creek. This updated information affects the flood plain boundaries and the dam inundation area. With the updated irnprovements and channelization of Ternecula Creek, it is deterrnined that the maximum capacity of Temecula Creek has the capability to accomrnodate the flow of Vail lake Dam in the event of a dam failure. 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 resu!t of the proposed project. . R:\C U P\2004\04-0463 Temecula Regional Hospitai\lnitial Study DRAFT-Hospital-1.doc 23 LAND USE AND PLANNING. Would the project: :P:':> ^P6t$ntiaUY5i;;~>.'i: :~jgn'ificanj:Ul"lleS~~,: ',;';:;:>~M'~~jg'a~tigll";" :~:~: / ,-;;Incor orated:i"'2' 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 prograrn, 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 x c. x Comments: 9. a. c.: No Impact: The proposed project will not divide an established community because the proposed use is compatible and permitted under the current zoning designation and is consistent with the surrounding commercial uses, The proposed project is currently zoned Professional Office (PO) and will not divide an established community or conflict with the applicable land use plan. The long term vision of the project is planned for office uses, which allows for hospitals and professional offices, to provide services to the community. The project is not subject to, or located within a criteria cell for the adopted habitat conseryation plan (MSHCP) or a natural community conservation plan. The Multi-Species Habitat Conservation Plan 'SHCP) does not identify the project site as a critical site subject to additional studies or review. The posed project includes a General Plan Amendment, which would allow medical and office facilities to ceed the 2 story height limit. Medical and office facilities would be allowed up to six (6) stories if the General Plan Amendment is approved, 9. b.:: Less Than Significant Impact: The project site currently maintains two separate zoning designations. There are three lots that abut De Portola Road, which are zoned De Portola Road Planned Development Overlay-8 (PDO-8). The rernainder of the project site is zoned Professional Office (PO). The zone change will change the entire project site, including the three lots currently zoned as PDO-8, to Temecula Hospital Planned Developrnent Overlay (PDO-X), The proposed project is consistent with the General Plan because the project site is designated for uses such as hospital and medical office facilities, All the permitted uses within the current zoning designation (PO) will still be permitted in PDO-X; the primary change that would take place as a result of the PDO is the height standard. A maximum of 30% of the total roof area of hospital facilities are permitted to a maximum height of 115 feet. Roof area is defined within the PDO as the portion of the roof above occupied conditional spaces bound by the inside face of the parapet wall. The project is located along a state highway (Highway 79 South) and there are not any public views that will be impacted as a result of the project. No impact is anticipated as a result of the proposed project. . R\C U P\2Q04\04-Q463 Temecula Regional Hospital\lnitial Study DRAFT-Hospital-1.doc 24 t';;hPoteiitiaHy", , :'Signific,3,nt '.lJnle,ss C . :.< ~~,'MitifJ~t!(;m,~'~: ",~",Incor orated,~ x 10. MINERAL RESOURCES. Would the project: a. Result in the loss of availability of a known rnineral 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 b. Comments: 10. a,-b.: No Impact: The proposed project is not located in an area that is known to include minerals that are considered of value to the region and/or the state. The proposed project will not result in the loss of a locally- important mineral resource because the project site is not identified as an important site known to maintain such resources as shown in the Final EIR for the City of Temecula General Plan, No impact is anticipated as a result of the proposed project. . . R:\C U P\2004\04-0463 Temecula Regional Hospital\lnitial Study DRAFT-Hospital-1.doc 25 NOISE. Would the project result in: b. ~ .. <:~,;'\:-:_ i';\/':':; _,co '_}>'_ J':, :,' lssue's~m'd Su ~~ artin ,Information 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 round borne 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 rniles.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? :_Potenti<:llly/' "," ;-Signifi~_aritl.rnt;rs~_". '}MjtiMtilf~~--'::}- Incor orated> - - x x c, x d. x e, x f. x 11. a.-c..: Less Than Significant Impact with Mitigation Measures: The project site is located north of Highway 79 South, south of De Portola Road and west of Margarita Road. There are commercial and office uses between the project site and Margarita Road, and residences imrnediately to the north and across De Portola Road. The state highway forms a separation barrier between the project site and the residences to the south. The City Council of the City of Temecula adopted and codified Ordinance 04-11, which allows helipad facilities in Professional Office Districts with a Conditional Use Permit. The Ordinance states the following: Heliports shall not be located within 1,000 feet (measures from structure to structure of an existing or designated public or private primary, secondary or high school. Heliports shall not be located within 1,000 feet of an existing or proposed public park (measured property line to property line). Heliports shall not be located within 1,000 feet (measures structure to structure) of an existing or future assembly facility having 500 persons or more seating capacity. Private heliports associates with hospitals shall be exempt from this requirement. . The Touchdown Liftoff Area shall not be located within any required yard area and in no circurnstance shall it be located within (10) feet frorn all property lines. In addition, a minirnurn one-hundred (100) foot setback shall be achieved from adjacent residentially properties. ' R:\C U P\2004\04-0463 Temecula Regional Hospital\lnitial Study DRAFT-Hospital-1.doc 26 Ground heliports may be required to be surrounded by a fence or wall at least four feet high and constructed in such a rnanner as to deflect the horizontal wind velocities caused by rotation of the rotor blades, providing all FAR Part 77 imaginary surfaces and the surface area remain obstruction free. . The Touchdown Liftoff Area shall be surfaced with material that will be free of dust, loose organic or inorganic material and particles that may be blown about by the helicopter. Any lighting used for nighttime operations shall be directed away from the adjacent residences. The nearest school is Sparkman Elementary (existing) and Rancho Comrnunity Church (under construction). Rancho Community Church is approximately 1,450 feet from the hospital structure. Sparkmen Elementary is approximately 1,250 feet from the hospital structure, The nearest park is Paloma Del Sol park, which is approximately 1,500 feet from the project site, The nearest assembly facility to the project site is Rancho Cornrnunity Church, which, as stated above is approximately 1,450 feet frorn the hospital structure. The helipad is not located within a yard area and the nearest residentially zoned parcel is approximately 460 feet away from the helipad. Conditions of Approval will be in place to ensure the materials and the surrounding lighting and landscaping of the helipad is consistent with Ordinance 04-11. The proposed project consists of a hospital, medical offices, a cancer center and a fitness center totaling approxirnately 565,260 square feet. The hospital includes two towers that are 5 and 6 stories respectively, the medical office buildings are 3 and 4 stories each, the cancer center and the fitness center are both single story, The proposed project also includes a helipad on the northeast portion of the site. The General Plan allows a maximum noise level in residential areas not to exceed 65 decibels for exterior areas and 45 decibels for interior areas, A rnaxirnum noise level shall not exceed 70 decibels for internal commercial and office areas. The City of Temecula General Plan and EIR have forecasted noise levels for this area to be up to 74 CNEL at build-out measured 100 feet from Highway 79 South. The setback of the nearest proposed structure is a rnedical office building setback 192 feet from the property line abutting Highway 7. South, The nearest point of the hospital is setback 310 feet frorn the property line abutting Highway 79 South, The project site is designed to include berming and landscaping along the frontage (Highway 79 South), which will buffer some of the noise. The noise analysis (Regulation Compliance Inc" Decernber 2, 2004) states that the construction of the hospital, office buildings, cancer center and fitness center shall be required to install double-paned windows per title 24 requirements, Said noise analysis also states that structures, including residences with double paned windows will mitigate the majority of potentially significant noise irnpacts, Compliance with title 24 will miti9ate the noise impacts associated with the day to day operation portion of the project. There will be temporary noise levels in excess of the maximum noise levels permitted in the General Plan during construction activities and during peak hour traffic periods, This will be temporary in nature and are associated with typical commercial development. Hours of operation for construction activities, consistent with the City's noise element in the General Plan will be enforced, The City Council of the City of Temecula adopted and certified an Environmental Impact Report for the General Plan in 1993 when they approved Resolution 93-90 entitled "A Resolution of the City Council for the City of Temecula certifying the Final Environmental Impact Report for the General Plan and adopting a statement of overriding considerations for the General Plan for the City of Temecula". Resolution 93-90 included a statement of overriding considerations, which recognized significant impacts that could not be mitigated to a level of insignificance. Those impacts related to air quality, agricultural resources, biology, education, library, noise and transportation and circulation. The information within the current General Plan (adopted in 1993) is considered valid information, which forms the basis of this initial study. The City of Temecula has been consistent with land-use decisions in relation to the current General Plan and therefore the information is deemed reliable. The Mitigation Measures in this initial study shall be required upon the adoption of this initial. study and the approval of the proposed project as conditions of approval. All Mitigation Measures shall be binding requirements of the project approval. R\C U P\2004\04-0463 Temecula Regional Hospital\lnitial Study DRAFT-Hospital-1.doc 27 11.d: Less Than Significant Impact with Mitigation Measures: The General Plan noise element identifies 4Ie project site as an area that will exceed the maximurn CNEL perrnitted at build-out. A maximum noise level 65 CNEL is permitted for hospitals and residential uses and a maximum noise level of 70 for cornmercial nd offices uses. The primary source of permanent noise will be generated from the Highway. The proposed project is required to construct berming with landscaping along the frontage of Highway 79 South to reduce the noise impacts on-site and onto the adjacent residential areas, Additional sources of noise are expected frorn generators and equipment within the mechanical yard. However the mechanical yard is not located near a residence and includes sound walls that mitigate the noise levels at the property to a less than significant level at adjacent property lines (Regulation Compliance, Inc., September 14, 2004). Ternporary noise levels above the maximum permitted decibels can be expected during construction activities. The following Mitigation Measures will be incorporated as enforceable conditions of approval as a part of the proposed projects entitlernents as stated in the Noise study (Regulation Cornpliance, Inc" December 2, 2004) and the City of Temecula General Plan Final EIR: a, All construction equiprnent fixed and/or rnobile, including, but not lirnited to water trucks, cranes, bull dozers, scrapers, and trucks shall be maintained and operated properly, including maintained mufflers. The Applicant and/or contractor shall provide verification of maintenance records prior to issuance of grading permit. b. During all grading and construction activities, the Applicant shall place and maintain a continuous barrier of 6 foot high (or a height as determined acceptable by the Planning Director) sound blankets along both the projects northern property lines and along all the residential properties abutting the project site, . c, All stationary construction and permanent operational equipment shall be placed in a location such that emitted noise is directed away from sensitive noise receptors, subject to the approval of the Planning Director (Prior to issuance of grading permit and on-going). d, Stockpiling and vehicle staging areas shall be located as far away from noise sensitive receptors, including residences, as practical, subject to the approval of the Planning Director. e, Mechanical equipment including, but not limited to heaters, air-conditioners, air handling units, ventilators, trash compactors, generators, and loading bays shall be screened and/or muffled. In addition, the Applicant shall provide buffers, including enhanced landscaping, berrning, and/or structures such as walls for acoustical shielding, f, Ernergency generators shall only be used in the event of an emergency power outage and/or for service and maintenance. g. Loading docks shall be enclosed on three sides, include a roof or cover, and face away from residential parcels, Truck arrival and departure hours for loading and unloading shall be limited to the hours of 7:00 AM - 7:00 PM. h, Sirens from emergency vehicles shall be shut off when within Y. mile of the hospital site unless required to allow for emergency access, i. The helicopter flight path shall be limited to comrnercial areas to the greatest extent possible unless required in emergency situations or if there are no other safe paths of travel. . j. The Applicant shall comply with Section 21661.5 of the State Aeronautics Act and Federal Aviation Adrninistration, The applicant shall submit written correspondence from the appropriate agencies detailing requirernents and approvals from the appropriate agencies prior to the issuance of a grading perrnit for the helipad, R:\C U P\2004\04-0463 Temecula Regional Hospital\lnitial Study DRAFT-Hospital-1,doc 28 k. Signage shall be posted conspicuously at the entrance to the project that indicates the hours of construction, shown below, as allowed by the City of Temecula Ordinance No, 0-90-04, specifically Section G (1) of Riverside County Ordinance No, 457,73, for any site within one-quarter mile of an. occupied residence. Monday-Friday 6:30 a.m, - 6:30 p.m. Saturday 7:00 a.rn, - 6:30 p.m. No work is perrnitted on Sundays or Federal/State Government Holidays 11. e.-f,: No Impact: The proposed is not located in an Airport land Use Plan area and there is not an airport, public or private within 2 miles of the proposed project. There for the project will not have a negative impact on surrounding persons or airports because of noise. No irnpact is anticipated as a result of the proposed project. . . R:\C U P\2004\04-0463 Temecula Regional Hospital\lnitial Study DRAFT-Hospital-1.doc 29 2. POPULATION AND HOUSING. Would the project: /lL.;:: PotentiaUY:i2t,. . ':,:5 j~ni~c~nt Unle~s' "'')~>'i:Mi!j9~tjO~ /~:::',:;:;::, rlncor orated",'.; a, Induce substantial population growth in an area, either directly (for example, by proposing new hornes 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 b. c. x Comments: 12. a.: Less Than Significant Impact: The proposed project is a regional facility, which will add additional medical seryices to the region, As a result the proposed project could potentially cause additional growth in the surrounding area, However, the southwest Riverside County region has experienced a rapid rate of growth (residential and commercial) since the mid 1980's without any such regional medical facility. The surrounding community is nearly built-out with residential dwellings, The proposed project therefore, is not anticipated to induce substantial population beyond the residential growth that has already occurred over the last 10-20 years. A less than significant irnpact is anticipated as a result of the proposed project. ,.;",,2. b,-c.: No Impact: The project will not induce substantial growth in the area either directly or indirectly. The .-oject site includes a hospital, medical offices, cancer center and a fitness rehabilitation center; residential uses are not proposed, The project site is vacant and will not displace substantial nurnbers of people or remove/replace existing housing. The project will neither displace housing nor people, necessitating the construction of replacement housing, No impacts are anticipated as a result of this project. . R\C U P\2004\04-0463 Temecula Regional Hospital\lnitial Study DRAFT-Hospital-1.doc 30 ::,{<('P9t~nti_Cllly,::!!0 (~ig6f~cant_LJniess\ -i:0:i;~~~~~-~~~tt8~-~;:~f 13. PUBLIC SERVICES. a, 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 governrnental facilities, the construction of which could cause significant environmental impacts, in order to rnaintain acceptable service ratios, response times or other performance objectives for any of the public seryices: Fire rotection? Police rotection? Schools? Parks? Other ublic facilities? x X X X X Comments: 13. a.: Less Than Significant Impact: The proposed 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 project will provide additional public services available to the community and general public, The project will also provide better emergency medical response and allow for better transport of medical emergencies, The project will contribute fair share contributions through City Development Impact Fees to be used to provide. public facilities and infrastructure. The project will not have an impact upon, and will not resu!t in a need for new or altered school facilities, The project will not cause significant numbers of people to relocate within or to the City. The project will have a less than significant impact upon the need for new or altered public facilities, The Rancho California Water District and the Riverside Department of Environmental Health have been made aware of this project. A condition of approval has been placed on this project that will require the proponent to obtain "Will Serve" letters from all of the public utilities agencies, Service is currently provided for the surrounding residential and commercial development, so extending service to this site is possible, which would result in less than significant impacts as a result of the project. The project may require improvements to public facilities such as sewer line connections. Eastern Municipal Water District (EMWD) has provided sorne conceptual analysis concerning sewer flows form the hospital and the total flow is estimated to be approximately 94,100 gallons per day, Based on the estirnated discharge volume, the hospital would not be required or conditioned to install additional sewer capacity assuming that all hospital flow is discharged to the existing 24" vitrified clay pipe (VCP) sewer in Route 79 South and no hospital flow is discharged to the existing 15" VCP sewer in Margarita Road, As a condition of service the Applicant is responsible for payments of EMWD's sewer connection fees and water supply development fee. Estirnated connection fees at this time are approximately $1,540,000 assuming the current connection fees structure of $3,843 per Equivalent Dwelling Unit (EDU i.e. 235 gallons per day), The estirnated water supply development fee is approxirnately $120,000. . R\C U P\2004\04-0463 Temecula Regional Hospital\lnitial Study DRAFT-Hospital~1.doc 31 4. RECREATION. ;'2:.J Po,terlt~~,IIY,: ::'A',' (,~ignjfi~~1I1i':lnleS:S '. y)'.,~",Mitigatioii,!; ..:;/ f~;-:Irlco orated',,>/ x a. 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 rnight have an adverse physical effect on the environrnent? x b. Comrnents: 14. a,: No Impact: The project is a hospital and medical office project in a professional office zone. The project will not displace recreationally zoned lands or remove vacant lands that are used for recreational purposes. The anticipated need to increase the neighborhood or regional parks or other recreational facilities as a result of this project is not anticipated. No impacts are anticipated as a result of this project. 14. b.: No Impact: The proposed project does not include an open space or recreational aspect to the project. Furthermore, the project will not require the construction or expansion of additional recreational facilities. No impacts are anticipated as a result of the proposed project. . . R:\C U P\2D04\D4-0463 Temecula Regional Hospital\lnitial Study DRAFT-Hospitat-1.doc 32 ";" >i:> RotentiaJly'*,v;:;; ::,~ignificai\t,Unl:~S') l!~;'J~,~~~!'fa~~t~~~~}i X 15. TRANSPORTATION/TRAFFIC. Would the project: a. b. c. d, e, f. g, Cause an increase in traffic which is substantial in relation to the existing traffic load and capacity of the street systern (i.e" result in a substantial increase in either the nurnber of vehicle trips, the volume to capacity ration 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 incom atible uses e, "farm e ui ment? Result in inade uate emer enc access? Result in inade uate arkin ca acit ? Conflict with adopted policies, plans, or programs supporting alternative transportation (e.g., bus turnouts, bic cle racks ? x x x x X X Comments: . 15, a,-c: Less Than Significant with Mitigation Measures: A traffic analysis and supplemental trip generation information have been prepared for the proposed project; (Traffic Impact Analysis Temecula Medical Center, Linscott Law & Greenspan, Engineers, November 4, 2004; letter frorn David E. Prusha to Bill Hughes, November 23,2004). The proposed project is located north of Highway 79 South, south of De Portola Road and approximately 700 feet west of Margarita Road, Highway 79 South is currently subject to Caltrans jurisdiction, The proposed project consists of approximately 320 bed hospital facility, 407,260 square feet of hospital floor area, 140,000 square feet of medical office space, a 10,000 square foot cancer center and an 8,000 square foot fitness rehabilitation center all totaling 565,560 square feet. The project will generally be constructed in two phases and will generate a total of 11,458 vehicle trips per day with 865 vehicle trips during the AM. peak hour and 929 vehicle trips during the peak P,M, hour. The traffic irnpact analysis (TIA) for the project evaluated all the intersections on Highway 79 South between the 1-15 Freeway Interchange and Butterfield Stage Road and the intersection of Margarita Road and De Portola Road. Phase one includes approximately 150 beds for the hospital and 80,000 square feet of medical office space. Phase one is anticipated to generate approximately 6,290 trips per day with 474 vehicle trips during the peak AM. hour and 629 vehicle trips during the peak P.M, hour. Seventy-eight percent (78%) of the total trips were assigned to Highway 79 South and 22% were assigned to De Portola Road, As part of the TIA, 17 other curnulative projects in the vicinity of Highway 79 South were included in the study, The cumulative impacts of all these projects when added to the Hospital project will result in a LOS of F in several intersections of the study area as identified in the TIA The TIA has identified several roadway and intersection improvements, which when implemented could result in a LOS of D or better in the study areaA intersection. !t is irnportant to note that the TIA did not factor in the Dartolo Road connection, which shoul~ reduce the impacts to each road and intersection. R:\C U P\2004\04-0463 Temecula Regional Hospital\lnitial Study DRAFT-Hospital.1.doc 33 The following Mitigation Measures are required as a part of the proposed project: .or to the issuance of Certificate of Occupancy for any building in Phase I: 1. Modify the proposed traffic signal at the easterly project access (Country Glen) from a three way signal to a four way signal to accommodate access to the project frorn Highway 79 South, 2. Install sidewalk and street lights along the frontage of the project on Highway 79 South. 3. Improve the intersection of Highway 79 South at Margarita Road to provide an additional eastbound to north bound left-turn pocket (dual left) if this work has not already been completed, 4, Connect an access connection from the project site to De Portola Road. 5. Pay applicable Developrnent Impact Fees (DIF) and Traffic Uniform Mitigation Fees (TUMF), . Pay fair share fees towards the improvements of all intersections and roadways in the study area based on the phase I irnpacts of the project as identified in the TIA. Prior to the issuance of Certificate of Occupancy for any building in Phase II: 1. Connect Dartolo Road from the project site to Margarita Road, 2. Pay fair share fees towards the improvements of all intersections and roadways in the study area based upon the phase II impacts of the project as identified in the TIA. Pay all applicable Development Irnpact Fees (DIF) and Traffic Uniform Mitigation Fees (TUMF), It should be noted that if the project's DIF and TUMF fees exceed the fair share impact fees of the project, the project will not be responsible for payment of any additional fair share fees for mitigation to off-site intersections, which are affected by the other 17 cumulative projects, 6. 3. 4. The City of Ternecula City Engineer shall have the final discretion to modify the mitigation measures mentioned above upon final review of the final traffic analysis, subject to and as limited by the substitution requirements of the state CEQA Guidelines 15, d.: Less Than Significant Impact: The proposed project does not include the extension, construction or modification of any traffic patterns that would create sharp curves, dangerous intersections or establish incompatible uses that create a potentially significant impact. The proposed project is required to improve intersections and pay fees, however the improvements would not create unsafe public intersections, curves or traffic patterns, 15, e,: No Impact: The proposed project, as conditioned, includes four access points, The Fire and Police Departments have reviewed the proposed project and have determined that adequate emergency access has been provided. In addition, on-site circulation has been reviewed using the ernergency vehicle turning radius templates and it has been determined that on-site circulation is adequate for emergency vehicles, 15. f.: No Impact: The proposed project requires a total of 663 parking spaces, A total of 1,278 parking spaces are provided, No impact is anticipated as a result of the proposed project. . R:\C U P\2004\04-0463 Temecula Regional Hospital\lnitiat Study DRAFT -Hospital-1.doc 34 15. g.: No Impact: The Riverside County Transit Agency (RTA) has submitted a letter requesting a bus stop facility, The applicant shall comply with the standards and written request as set forth by the RTA. No impact is anticipated as a result of the proposed project. . . . R:\C U P\2004\04-Q463 Temecula Regional Hospital\lnitial Study DRAFT-Hospital-1.doc 35 b. c, d, e. f. 6. UTILITIES AND SERVICE SYSTEMS. Would the project: Exceed wastewater treatrnent requirements of the a Iicable 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 serye the project's projected demand in addition to the provider's existing cornrnitrnents? Be served by a landfill with sufficient perrnitted capacity to accommodate the ro'ect's solid waste dis osal needs? Comply with federal, state, and local statutes and re ulations related to solid waste? x x x x x x Comments: 16, a. b, e.: Less Than Significant Impact: The project will not exceed wastewater treatment requirernents, require the construction of new treatment facilities, nor affect the capacity of treatment providers. The project will have an incremental effect upon existing systems. The project may require improvements to public facilities such as sewer line connections, The Applicant is required to consult with the sewer purveyor, Eastern Municipal Water District (EMWD) to determine what, if any, improvements are required. As a condition of approval, the Applicant is required to submit a letter from EMWD indicating that current facilities are in place, or a letter stating what improvements are necessary to provide service to the proposed project. Since the project is consistent with the City's General Plan, less than significant impacts are anticipated as a result of this project because the wastewater and treatment systems are already designed to handle this quantity of wastewater. 16, c.: Less Than Significant Impact: The project will require on-site storm drains to be constructed. The project may require various State and Federal Perrnits. The project will include the construction of underground storm drains and drainage swales in various locations within the project site, No off-site storm drains or expansion of existing facilities are required as a result of this project. Riverside County Flood Control RCWD has reviewed the proposed plan and have not subrnitted any formal comments of concern in regards to District Master Drainage Plan facilities, Less than significant irnpacts are anticipated as a result of this project. .' d.: No Impact: The project will not significantly impact existing water supplies nor require expanded water titlements. The project will have an incremental effect upon existing systems, While the project will have an incremental impact upon existing systems, the Rancho California Water District (RCWD) has provided "water R:\C U P\2004\04-0463 Temecula Regional Hospital\lnitial Study DRAFT~Hospital-1.doc 36 available" letters to the City indicating water resources are available to serye to proposed project, provided the applicant signs an Agency Agreernent with the Water District. There is a water well near that project site, owned by Rancho California Water District (RCWD), RCWD have been notified of the project; RCWD has no~ notified the City of any significant issues or concerns for the proposed project. The proposed project is alsCW consistent with the General Plan and the General Plan Final EIR in regard to perrnitted uses and policies. Since the project is consistent with the City's General Plan, no significant irnpacts are anticipated as a result of this project. 16, f. g.: Less Than Significant Impact: The project will not result in a need for new landfill capacity. Any potential irnpacts 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. . . R:\C U P\2Q04\04-0463 Temecula Regional Hospital\lnitial Study DRAFT-Hospital-1.doc 37 a. b. c. 7. MANDATORY FINDINGS OF SIGNIFICANCE. Would the project: 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 histo or rehisto ' 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 of robable future ro'ects? Does the project have environmental effects which will cause substantial adverse effects on human beings, either directl or indirectl ? ~{d0'Potehti?IIYL{H:; ;':Si~inific'~nt,Vtl'ess;~ \o,';trM'(iigatipry8;,: ' >1; :Inco' 6rated;,',' X X X Comments: .... a.: Less Than Significant Impact with Mitigation Measures: The project will not degrade the quality of .e environment on site or in the vicinity of the project. The developer will be required to obtain all applicable State and Federal Permits including, Clean Water Act Section 401 permit from the U.S. Arrny Corps. of Engineers and clearance from the State Regional Water Quality Control Board (RWQCB). A traffic analysis has been completed and was reviewed by the City's Traffic Engineer to identify and require traffic calming devices and mitigation measures to rnaintain an acceptable level of service as required in the General Plan. 17. b,: Potentially Significant Impact: The individual effects from the project are primarily less than significant with Mitigation Measures incorporated into the project. The air quality impacts have been identified as potentially significant impacts. As discussed in the Air Quality section, the project site is located within the South Coast Air Basin, which is designated "extrerne" non- attainment area for ozone, The City Council of the City of Temecula has adopted Resolution 93-90, which includes a statement of overriding consideration for air quality, agricultural resources, biology, education, library, noise and transportation and circulation, Resolution 93-90 identifies these areas that could not be mitigated to a level of less than significant with the build-out of the General Plan, 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 standards required by the General Plan and Developrnent Code, and accordingly the cumulative impacts related to the future development will not have a significant impact. 17. c.: Less Than Significant Impact with Mitigation Measures: The project will not have environrnental effects that would cause substantial adverse effects on human beings, directly or indirectly, The project will be designed and developed consistent with the Development Code, and the General Plan, Mitigation Measures are required in order to reduce irnpact to a less than significant level. . R:\C U P\2004\04.0463 Temecula Regional Hospital\lnitial Study ORAFT -Hospital-1.doc 38 18. EARLIER ANALYSES. Earlier analyses may be used where, pursuant to the tiering program EIR, 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. a, Earlier anal ses used, Identif earlier anal ses and state where the are available for review. b. Impacts adequately addressed. Identify which affects frorn 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 rnitigation 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. Earlier Analysis: The proposed project was reviewed under the Final Environrnentallmpact Report for the City of Temecula General Plan adopted by City Council on November 9, 1993. Sections 3,0, 4,1,4.2, 4.4, 4,5, 4.6, 4,7,4.10,4.11,4.12,4,14,4.17, and 6.0 of the Final EIR for the General Plan, together with the identified technical documents prepared by the Applicant, were relied upon to analyze the proposed project. As a result of the above mentioned sections and technical studies, the conclusion found within this initial study were made. The inforrnation relied upon as described above is available at the City of Temecula for review and inspection. . . R:\C U P\2004\04-0463 Temecula Regional Hospital\lnitial Study DRAFT-Hospital-1.doc 39 . 2, 3. 4, 5, 6, 7. 8, 9, 10. a' ~2. 13. 14. 15. 16. . SOURCES City of Ternecula General Plan, City of Temecula General Plan Final Environrnentallmpact Report. South Coast Air Quality Management District CEQA Air Quality Handbook, Traffic Impact Analysis, Temecula Medical Center, Linscott, Law & Greenspan, November 4, 2004 Trip Generation for Spring Valley Hospital, Kimley-Horn and Associates, Inc., November 15, 2004 Historical/Archaeological Resources Survey Report, Temecula Hospital, CRM Tech, September 17, 2004, Temecula Hospital Site Habitat Assessment, AMEC, Inc., Septernber 14, 2004 Geotechnical Exploration Report, Proposed Ternecula Hospital, PSI Inc., May 14, 2004, Hydrology & Drainage Analysis for Ternecula Regional Medical Center, Hunter Associates, Ltd. (A TRC Company), November 2004, Paleontological Resource Assessment Report, Ternecula Hospital Project, CRM Tech., September 16, 2004. Noise Analysis, Temecula Regional Medical Center, Regulation Compliance, Inc., Decernber 2, 2004, Flood Insurance Study, Federal Emergency Management Agency, November 20, 1996. Letter to the Honorable Kay Ceniceros, Chairperson, Riverside County Board of Supervisors from John W. Eldridge, Jr. Acting Director of Mitigation Division of Federal Emergency Managernent Agency, Region IX, dated January 25, 1996 Inundation Study for Vail Darn, James M. Montgomery, Consulting Engineers, Inc., July 1975, Temecula Regional Medical Center Air Quality Study, Regulation Compliance Incorporated, Inc" Decernber 16, 2004 City of Temecula Resolution 93-90, A Resolution of the City Council for the City of Temecula Certifying the Final Environmental Impact Report for the General Plan and Adopting a Statement of Overriding Considerations for the General Plan for the City of Temecula, Adopted November 5, 1993 R\C U P\2004\04-0463 Temecula Regional Hospital\lnitial Study DRAFT-Hospital-1,doc 40 . 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"U '0"0 2 Q) o.Q c co 0 "'0 Q) l- "0.-:5 0>..... 0 c:;::; en Q)Q)a.rocroE~:+:::ro:JQ) 15 0 Q) >-~ Q) Q) CJ C () 15 .~ c: X..c c 0 ...c l- VJ Q).- en CD a>.....roo-_:'OE1:t::..D-o Q) (f) - '+- ........ ....... 0 co ::J.- Dwt)Oc.n _U)';:'U):J -oQ)Q)-o >-roQ)- C) --.o-,c'_"UQ):=: c ~ CO Q) ::JLL,-Q.)a; Ui.i= c..c<( "0 o.E t5 V'Jt;:::::......O o.c:2 ,2'Q)Q) '" T""" Ul=> Q) ~:=:tt:..c Q) Q) Q) >.W :I:=::I-:5a.Eml-:5E:5.nO . . . ATTACHMENT NO.3 PC RESOLUTION NO. 2005-_ (GENERAL PLAN AMENDMENT) R:\C U P\2004\04-0463 Temecula Regional Hospital\PC-STAFF REPORTdoc 17 . . . PC RESOLUTION NO. 2005-_ A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA RECOMMENDING THAT THE CITY COUNCIL APPROVE A RESOLUTION ENTITLED "A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TEMECULA AMENDING THE GENERAL PLAN LAND USE ELEMENT TO ELIMINATE THE Z2 OVERLAY DESIGNATION AND CORRESPONDING TWO STORY HEIGHT RESTRICTION FOR A SITE ON THE NORTH SIDE OF HIGHWAY 79 SOUTH, APPROXIMATELY 700 FEET WEST OF MARGARITA ROAD," AND KNOWN AS ASSESSOR'S PARCEL NOS. 959-080-001 THROUGH 959-080-004 AND 959-080-007 THROUGH 959-080- 010 (PA04-0462) WHEREAS, UHS of Delaware Inc., filed Planning Application Nos. PA04-0462, General Plan Arnendment and Zone Change; PA04-0463 Conditional Use Permit and Development Plan; and PA04-0571, Tentative Parcel Map in a manner in accord with the City of Ternecula General Plan and Development Code, which applications are hereby incorporated by reference, for the property consisting of approximately 35,31 acres generally located on the north side of Highway 79 South, approximately 70 feet west of Margarita Road, known as Assessors Parcel No(s). 959-080-001 through 959-080-004 and 959-080-007 through 959-080-010 ("Project"); WHEREAS, the Application was processed including, but not limited to public notice, in the time and manner prescribed by State and local law, including the California Environrnental Quality Act; and, WHEREAS, the Planning Comrnission considered the Application on April 6, 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; and WHEREAS, The Planning Commission adopted Resolution No. 2005- recommending that the City Council adopt a Mitigated Negative Declaration and Mitigation Monitoring Program; and WHEREAS, The Planning Commission adopted Resolution No, 2005- recommending the City Council adopt a Resolution Arnending the Land Use Element of the General Plan to elirninate the Z2 overlay designation and corresponding height restriction for a site located on the north side of Highway 79 South, approximately 700 feet west of Margarita Road, also known as Assessor's Parcel Nurnbers 959-080-001 through 959-080-004 and 959- 080-007 through 959-080-010, attached as Exhibit "A", 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. R:\C U P\2004\04-0463 Temecula Regional Hospital\Draft PC GPA RESOLUTION,doc 1 Section 2. Findinas. The Planning Commission in recommending approval of the Application makes the following findings: . A. The proposed amendment is consistent with the direction, goals and policies of the adopted General Plan. B. The proposed amendment will not have a significant impact on the character of the surrounding area. Section 3. Recommendation. The Planning Commission for the City of Temecula hereby recommends that the City Council approve the Application to amend the Land Use Element of the General Plan to eliminate the Z2 Overlay designation and corresponding height restriction lor a site located on the north side of Highway 79 South, approximately 700 feet west of Margarita Road, and known as Assessor's Parcel Nos, 959-080-001 through 959-080-004 and 959-080-007 through 959-080-010, as shown on attached Exhibit "A" Section 5. PASSED, APPROVED AND ADOPTED this 6th day of April 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 61h day of April 2005 by the following vote 01 the Commission: AYES: NOES: PLANNING COMMISSIONERS: ABSENT: PLANNING COMMISSIONERS: PLANNING COMMISSIONERS: PLANNING COMMISSIONERS: ABSTAIN: Debbie Ubnoske, Secretary . R:\C U P\2004\04-0463 Temecula Regional Hospital\Draft PC GPA RESOLUTION,doc 2 . . . EXHIBIT A CITY COUNCIL RESOLUTION 05-_ (GENERAL PLAN AMENDMENT) R:\C U P\2004\04-0463 Temecula Regional Hospital\Draft PC GPA RESOLUTION,doc 3 . . . RESOLUTION NO. 05-_ A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TEMECULA TO AMEND THE LAND USE ELEMENT OF THE GENERAL PLAN TO ELIMINATE THE Z2 OVERLAY DESIGNATION AND CORRESPONDING TWO STORY HEIGHT RESTRICTION FROM THE GENERAL PLAN FOR A SITE LOCATED ON THE NORTH SIDE OF HIGHWAY 79 SOUTH, APPROXIMATELY 700 FEET WEST OF MARGARITA ROAD AND KNOWN AS ASSESSOR'S PARCEL NOS. 959-080-001 THROUGH 959-080-004 AND 959-080-007 THROUGH 959-080- 010 (PA04-0462) THE CITY COUNCIL OF THE CITY OF TEMECULA DOES HEREBY RESOLVE AS FOLLOWS: Section 1. declare that: The City Council of the City of Temecula does hereby find, determine and A, Section 65300 of the Governrnent Code requires that cities adopt a cornprehensive, long-term General Plan for the physical development of the jurisdiction as well as any adjacent areas which, in the judgment of the City, bears a relationship to its planning; and B. UHS of Delaware, Inc., filed Planning Application Nos. PA04-0462, General Plan Amendrnent, for the property consisting of approximately 35,31 acres generally located north of Highway 79 South, approximately 700 feet west of Margarita Road, known as Assessors Parcel No(s), 959-080-001 through 959-080-004 and 959-080-007 through 959-080-010 ("Project"); C. The applications for the Project were processed and an environmental review was conducted as required by law, including the California Environmental Quality Act; D, The Planning Commission of the City of Temecula held a duly noticed public hearing on April 6, 2005 to consider the applications for the Project and environrnental review, at which time the City staff and interested persons had an opportunity to, and did, testify either in support or opposition to this matter; E, Following consideration of the entire record of inforrnation received at the public hearings and due consideration of the proposed Project, the Planning Commission adopted Resolution No. 2005-_ , recornmending City Council approval of an Initial Study, Mitigated Negative Declaration and Mitigation Monitoring Program; and F, Following consideration of the entire record of inforrnation received at the public hearings and due consideration of the proposed Project, the Planning Commission adopted Resolution No, 2005-_ , recommending approval of a General Plan Arnendment; and, G, The City Council has held a duly noticed public hearing on , 2005 to consider the proposed General Plan Arnendrnent; and ,2005 and R:\C U P\2004\04-0463 Temecula Regional Hospital\Draft pc GPA RESOLUTION,doc 4 H. On ,2005, the City Council of the City of Temecula approved a . General Plan Amendment for the Project when it approved Resolution No. 05- Section 2. following findings: Findinqs. The City Council of the City of Ternecula hereby makes the A. The proposed amendment is consistent with the direction, goals and policies of the adopted General Plan. B. The proposed amendment will not have a significant impact on the character of the surrounding area. Section 3. Amendrnents to the General Plan Text. The City Council hereby amends the Land Use Element of the General Plan to eliminate Z2 overlay designation and corresponding two-story height restriction for a site located on the north side Highway 79 South, approximately 700 feet west of Margarita Road, generally known as Assessor Parcel Nurnbers 959-080-001 through 959-080-004 and 959-080-007 through 959-080-010. Section 4. Severability. The City Council hereby declares that the provisions of this Resolution are severable and if for any reason a court of competent jurisdiction shall hold any sentence, paragraph, or section of this Resolution to be invalid, such decision shall not affect the validity of the remaining parts of this Resolution. . Section 5. The City Clerk shall certify the adoption of this Resolution. Section 6. PASSED, APPROVED AND ADOPTED this Ih day of . 2005, Jeff Comerchero, Mayor ATTEST: Susan Jones, CMC, City Clerk [SEAL] . R:\C U P\2004\04-0463 Temecula Regional Hospita~Draft PC GPA RESOLUTION.doc 5 . . . STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss CITY OF TEMECULA ) I HEREBY CERTIFY that the foregoing Resolution was duly adopted by the City Council of the City of Temecula at a regular meeting thereof held on the day of , 2005 by the following vote of the Council: AYES: COUNCILMEMBERS: NOES: COUNCILMEMBERS: COUNCILMEMBERS: COUNCILMEMBERS ABSENT: ABSTAIN: Susan Jones, CMC, City Clerk R:\C U P\2004\04-0463 Temecula Regional Hospital\Draft PC GPA RESOLUTION,doc 6 GTY OF TEMECULA Existing: Proposed S cific Plan Specific Plan Area 21,21,23 Proposed: Proposed S cific Plan Specific Plan Area ZI and Z3 Location Along Highway 79 South, between Jedediah Smith Road and Margarita Road Location Along Highway 79 South, between Jedediah Smith Road and Mugacita Road Table 2-9 Direction for Future S edfic Plan Areas Ke Ob"ectives CITY of TEMECULA To. achieve a comprehensivelyplarmed mixed-use development Vlith. compatible/complementary mixtures of office, support commercial, residential, and services. The project shall be limited in height to one or two stories and designed to be compatible with existing ranch style residential. The project should take advantage of the unique opponunity to incorporate open space resomces into. the design, scale, orientation of the development. The Cty recognizes that given the site configuration and location that certain commercial recreation uses may be desirable including, but not limited to, bowling alleys, driv' es, and health clubs. Table 2-9 Direction for Future S edfic Plan Areas Ke OF ectives CITY of TE ME CULA To. achieve a comprehensively planned mixed- use development with compatible/complementary mixtures of office, support commercial, residential, and services. The project shall be limited in height to one or two stories_and design to be compatible with existing ranch style residential The project should take advantage of the unique opponunityto incorporate open space resources into the design, scale, orientation of the development. The Gty recognizes that given the site configuration and location that cenain commercial recreation uses may be desirable including, but not limited to, bovAing alleys, driving ranges, and health clubs. Land Use Elemen. Antici ated Land Uses Mixed-Use including Office, Suppon Commercial, Residential, and Services; Open Space/Recreation. Amici ted Land Uses Mixed-Use including Office, Suppon Commercial, Residential, and Services; Open Space/Recreation. Z, 55.0 Z, 35.0 Z3 35.0 Approximate k e ZI 55,0 Z3 35.0 . CITY OF TEMECUIA . "."- Land Use Element :LOCATION" ' Environmentlll Stilay Area Environmental Study Area Environmental Study' Area Sphere of Influence Sphere of Influence qity of Temecula .CIty of Temecula City of Tem:eeula ,SpbereofInfluence '" ,'.~here oflofluerice <ii"'Ci\y"ofTemecula ' LOCATION ".'.Sphereof Influence :Si>he~'(lf Influence '::!~heredf Influence ,Sphere. of Influenq: ';SRP#e.sQfIpfllfe~sf,':\ .... .'. ;.,. ErtvlioDhiental Sfud 'Aiea: .". " """"'.> ..,....'...y. . , Sphere of;lirlhience ' " ~ph6re oflofluence/ ~tyofTe'Pecula ,City. (lfTefuc;plla , City Of Tem~la: <::;i~::ofTemecula, .City ofTe.necula) ,. City ofTefue4ula CityofTe1Iiectija, , ,.' City of TemeCtilllJ';,;", C,ity"ofTemed4la,.(i"., Cityof"Temc;plla Legend for Specific Plan. Overlay . Figure z..S (Continued).. . " .' APPROVED SPECIFIC PLAN AREAS , A. Winchester Mesa ' B. Rancho Spa andCoiintry aub ,', <::;. Warm Springs D. Silverhawk E. Mountain View F. Margarita Village G. Rancho Highlands H. Paloma del Sol ' I. Vail Ranch J. Redhawk ' , .).1. RoripaughJIilIs', ,,' FUTURE SPECIFIC pLAN AREAS1 ' 1(. Winchester 1800 . L Quinta [:)OLago M. Murrie~ Sprmg:;#l N.Borel Airpark '., . O. Crown ValieyViliilge . P. HofSpring:; Village ' Q. JohnsonRanch R. Roripaugh 800 ~, , _C,-:,\.:f: ,.,........:.-....'... ""."-'''"''- S. Winchester Hills , .'., T. Winchester Meadows BusiriessPark U. Temecula Regional Cen!et V. Campos Verdes "" W. Old Town X. Unnamed Specific Plarl' Y. , Unnamed Specific Plari ~.0~' Unnamed Spec~i:: Plan AA Murdy Ranch ,. ' -,,-, . 1 The IUlI1IeS of the Fulure Specific Plan Areas are subject to tlumge. . P~I7C. 2-36~ ....f CITY OF 1EMECULA ~,.:o; '''" - ". " Land Use Element Legend for Specific PJaIi Overlay Figure 2-5 (Continued) . APPROVED SPECIFIC PlAN AREAS ,A Winchester Mesa: ' .', B.Rancho Spa andQJlintry Qub, .' '.' .C. Warm Springs . . ' D. Silverhawk E. Mountain View F. Margarita Village G. Rancho Highlands ,,' .' H. Paloma del Sol ",." I. Vail Ranch .h, ~:~~ti~Hills"'i"'\'~~'\';' FUTURE SPECIFlC,}>LAN AREAS!'. " K. Winche$ter 1800 ,. . L. Quinta J?o4go '. ' M. Murrie~ Spriilgsifl,' , N. Borel Airp,ark .. ...' , O. Crown VaneyVil1lige,. P. HoFSprings Village '"" cQ. JohnsonRanch ' R; Roripaugh 800 S. Winchester Hills :', T. Winchester Meadows Busiiless'p~rk U. Temecula Regional Ceu!6t ." V. CamposVerdes"" w. Old Town -: ',r. ':", X. Unnamed Specific Pl!i?' Y. Unnamed Specific Plan: z" :4. Unnamed Spec$c Plan, ..' AA Murdy Ranch. c. ' ,-. ;. ...,.... ': .. ~ ,LOCATION." " .Environmental Study Aie:i 'Environmental Study Area ,Environmental StudyAfea Sphere of Influence Sphere of Influence <;Iity of Temecula pty ()f Temecula , · City of Temeeula .A,Spbereof:Influence . ., ,.:',."."",'~~96fJ!e~~ce , LOCATION , Sphere of lIlfluence . ..'.',. ',i,.,..".",..,,_.", Sphere-pi Influence ,.. ":~phere;of lIlfluerice '...Sphereof Inf1uen~i }*~~t2;~r~tJ~,' ' s. ,p' h~.of lIlfl. ue. nee( " 0tyofTemecula , CitytlfTem~la " City<<}fTemecU)~; . G:itiof Temecula",..;" 'CityofTemccula) " , qity o~ TeD1egt,1l,a'> ' , City ,of Tenieculaj ,... City of Tem~\ji(;,/,' ,City'.of.TemeciltlaHi'C ',..'.Cityof/fem~la . ',' i":;;\,f., ::, :;;~;'" 1 ., ' '. ' The 1Ul1I1eS of the FUture Specific Plan Areas an: subject to clUtnge, PaRe 2-36. - i , ! ; ! I :.! I i I ! ! , ,1 "j , i , , e '. ,; '. :I Approved Specific Plan Areas Proposed Specific Plan Areas , " Nott: See namec of Spci?r.c PI8n Areas on rollOWiog pile. ;, .' ,~ '. : . J.. eel t y 0 f TEMECULA General PIan Program SPECIFIC PLAN OVERLAY .............. ........... -. @ ',,--,: ~ ,\ ) . . ....n. .. ~ . ; ,:'i.ti':", ':,;;"J;N'~';' ."""..,:', ,.:..,0 ~ r, ! .. . ; ; ; ; ; ; ; ; ; ; ; ; ; i' ; ; . .f7n. 00. .~. NNING U 00 CENTER FIGURE 2-5 ..------- '4)""''''''''''''''3 . ;,...%.:.$~~ .....;...::!!'f.:~:;"~ Approved Specific Plan Areas Proposed Specific Plan Areas Nolo:Scc _.. cl~r", PIin AraI on ron~Dc pa,c~- "":-::ii;::ii;1 ~:~~ -"-.t, >~': .;.., -;;.:- >'. ~::~~'"(.",. . be City of rEMECULA feneral Plan Program ~P.hCIFIC PLAN OVERLAY t .............. ............ ......'.. '" . ',--,: '") ,\ ) i ....". JIO . . e 1 . . . i --;-.. ....:;.d.... ;" .!..... '.';-0:" "1... -,; . ~ ' r, ! .. . i i i i i i i i i i i i i i' i ! e m..Q:>}~~NM~ ~ 00 CENTER FIGURE 2-5 - . . . ATTACHMENT NO.4 PC RESOLUTION NO. 2005-_ (ZONE CHANGE) R:\C U P\2004\04-0463 Temecula Regional Hospital\PC-STAFF REPORT.doc 18 . PC RESOLUTION NO. 2005-_ A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA RECOMMENDING THAT THE CITY COUNCIL APPROVE AN ORDINANCE ENTITLED "AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TEMECULA AMENDING THE ZONING MAP OF THE CITY OF TEMECULA FROM PROFESSIONAL OFFICE (PO) AND PLANNED DEVELOPMENT OVERLAY (PDO-8) TO PLANNED DEVELOPMENT OVERLAY (PDO-9) AND ADOPT SECTIONS 17.22.200 THROUGH 17.22.206 INCLUDING THE PDO TEXT AND DEVELOPMENT STANDARDS FOR A SITE GENERALLY LOCATED ON THE NORTH SIDE OF HIGHWAY 79 SOUTH, APPROXIMATELY 700 FEET WEST OF MARGARITA ROAD" AND KNOWN AS ASSESSORS PARCEL NOS. 959-080-001 THROUGH 959-080-004 AND 959-08-007 THROUGH 959-080- 010 (PA04-0462) . WHEREAS, UHS of Delaware, Inc" filed Planning Application Nos. PA04-0462, General Plan Amendment and Zone Change; PA04-0463, Development Plan and Conditional Use Permit; and PA04-0571, Tentative Parcel Map, which applications are hereby incorporated by reference, for the property consisting of approximately 35.31 acres generally located at the north side of Highway 79 South, approximately 700 feet west of Margarita Road known as Assessors Parcel No(s). 959-080-001 through 959-080-004 and 959-080-007 through 959-080- 010 and an Initial Study was prepared in accordance with CEQA Guidelines ("Project"), WHEREAS, the Application was processed including, but not limited to public notice, in the time and manner prescribed by State and local law, including the California Environmental Quality Act; and, WHEREAS, the Planning Commission considered the Application on April 6, 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; and WHEREAS, The Planning Comrnission adopted Resolution No. 2005- recommending that the City Council adopt a Negative Declaration and Mitigation Monitoring Program; and Resolution No. 2005- recomrnending the City Council approve a General Plan Amendment; WHEREAS, at the conclusion of the Commission hearings and after due consideration of the testimony, the Commission recommended the City Council approve the Project subject to and based upon the findings set forth hereunder; WHEREAS, The Planning Commission adopted Resolution No. 2005- recomrnending the City Council approve a zone change and adopt Sections 17.22,200 through 17.22.230, including the PDO-9 text and development standards; . WHEREAS, at the conclusion of the Planning Cornmission hearing and after due consideration of the testimony, the Planning Cornmission recommended the City Council approve the Project, and certify the Mitigated Negative Declaration and adopted the Mitigation R:\C U P\2004104-0463 Temecula Regional HospitallDraft PC ZC RESOLUTION.doc 1 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. Findinqs, The Planning Commission, in recommending approval of Planning Application No. PA04-0462 hereby makes the following findings: A. The proposed Zone is consistent with the land use designation of the General Plan of the City of Temecula in which the use is located, as shown on the Land Use Map. The proposed zone change is consistent with the related General Plan Amendment, the site is physically suitable for the type of uses that will occur in this area, and the proposed zone change would further the City's long-term economic development goals. B. The proposed change of zone conforms to the General Plan and the use is in conformance with the goals, policies, programs and guidelines of the elements of the General Plan. The proposed change of zone allows for a use that will provide the diversity of uses desired in the General plan and will create a balanced community with additional public services available to the community. Section 2. Recommendation. The Planning Commission of the City of Temecula hereby recommends that the City Council adopt Ordinance 05-_ changing the zoning designation frorn Professional Office (PO) and Planned Developrnent Overlay (PDO-8) to Planned Development Overlay (PDO-9) and adopt sections 17.22,200 through 17.22.206 including the PDO text and development standards in the form attached to this resolution as . Exhibit A. Section 3. PASSED, APPROVED AND ADOPTED by the City of Temecula Planning Cornmission this 61h day of April 2005. David Mathewson, Chairman ATTEST: Debbie Ubnoske, Secretary [SEAL] . R:\C U P\2004\04-0463 Temecula Regional Hospita~Oraft PC ZC RESOLUTION,doc 2 . . . STATE OF CALIFORNIA COUNTY OF RIVERSIDE CITY OF TEMECULA ss I, Debbie Ubnoske, Secretary of the Temecula Planning Commission, do hereby that the 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 61h day of April 2005, by the following vote of the Cornmission: AYES: PLANNING COMMISSIONERS: NOES: PLANNING COMMISSIONERS: PLANNING COMMISSIONERS: PLANNING COMMISSIONERS: ABSENT: ABSTAIN: Debbie Ubnoske, Secretary R:\C U P\2004\04.0463 Temecula Regional Hospita~Oraft PC ZC RESOLUTION.doc 3 . . . EXHIBIT A PROPOSED CITY COUNCIL ORDINANCE NO. 05_ (ZONE CHANGE) R:\C U P\2004104,0463 Temecula Regional HospitallDraft PC ZC RESOLUTION,doc 4 . . . ORDINANCE NO. OS-_ AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TEMECULA AMENDING THE ZONING MAP OF THE CITY OF TEMECULA FROM PROFESSIONAL OFFICE AND PLANNED DEVELOPMENT OVERLAY (PDO-8) TO PLANNED DEVELOPMENT OVERLAY (PDO-9) AND ADOPT SECTIONS 17.22.200 THROUGH 17.22.206 INCLUDING THE PDO TEXT AND DEVELOPMENT STANDARDS (PA04-0462). THE CITY COUNCIL OF THE CITY OF TEMECULA DOES HEREBY ORDAIN AS FOLLOWS: The City Council of the City of Temecula does hereby find, deterrnine and Section 1. declare that: A. UHS of Delaware, Inc., filed Planning Application Nos. PA04-0462, General Plan Amendment and Zone Change; PA04-0264, Development Plan and Conditional Use Perrnit; and PA04-0571; Tentative Parcel Map for the property consisting of approxirnately 35.31 acres generally located north of Highway 79 South, approximately 700 feet west of Margarita road, known as Assessors Parcel No(s). 959-080-001 through 959-080-004 and 959-080-007 through 959-080-010 ("Project"); B. The applications for the Project were processed and an environrnental review was conducted as required by law, including the California Environrnental Quality Act. C, The Planning Commission of the City of Temecula held a duly noticed public hearing on April 6, 2005 to consider the applications for the Project and environrnental review, at which tirne the City staff and interested persons had an opportunity to, and did testify either in support or opposition to this matter; D. Following consideration of the entire record of information received at the public hearings and due consideration of the proposed Project, the Planning Cornmission adopted Resolution No. 2005-_ recomrnending approval of a Mitigated Negative Declaration and Mitigation Monitoring Plan for the Project; Resolution No. 2005-_ recornmending the City Council approval of a General Plan Amendment; E, Following consideration of the entire record of information received at the public hearings and due consideration of the proposed Project, the Planning Commission adopted Resolution No. 2005-, recornmending that the City Council approve a zone change to arnend the land use designation frorn Professional Office and Planned Developrnent Overlay (PDO-8) to Planned Development Overlay (PDO-9) and adopt Sections 17.22,200 through 17.22.206, including the PDO text and development standards for property generally located north of Highway 79 South, approximately 700 feet west of Margarita road, known as Assessors Parcel No(s). 959-080-001 through 959-080-004 and 959-080-007 through 959-080-010; F. On , 2005 and 2005, the City Council of the City of Ternecula held a duly noticed public hearing on the Project at which time all persons interested in the Project had the opportunity and did address the City Council on these matters; R:\C U P\2004\04.0463 Temecula Regional Hospital\Dralt PC ZC RESOLUTION,doc 5 G. On . ' 2005, the City Council of the City of Temecula approved a . Mitigated Negative Declcuation and a Mitigation Monitoring Program for the Project when it adopted Resolution N6:05:_; H. On , 2005, the City Council of the City of Temecula approved a General Plan Arnendment f()r the Project when it approved Resolution No. 05- I. On , 2005, the City Council of the City of Ternecula approved a Zone Change for the Project when it approved Ordinance No. 05- , as described in attachment A; Section 2., ,.Itt~T(;ity Council of the City of Temecula hereby makes the following findings. A. The proposed zone change is consistent with the proposed land use designation for the General Plan apdthe related General Plan text amendment. The PDO text, as proposed is also consistentwith~General Plan and related General Plan Amendment Section 3..:i~'Severabilitv. If any sentence, clause or phrase of this ordinance is for any reason held tobe:iJ.rlCoosfitutional or otherwise invalid, such decision shall not affect the validity of the remainihg;::prQY@Qns of this ordinance. The City Council hereby declares that the provisions of th'is'didinance are severable and if for any reason a court of competent jurisdiction '-'=--~:-" .,- shall hold anys~ritgnsg~}>aragraph, or section of this Ordinance to be invalid, such decision shall not affecttn~';@t~of the rernaining parts of this Ordinance. ;":_~::_~~.--=o~~-" Sectio";'.4~~f'N6ticeof Adoption. The City Clerk shall certify to the adoption of this Ordinance andsh~~;SCl,lIs~ the same to be posted as required by law. ~_..:. ~::::';,:;~""~~-~"-'"-' . Section:,5:jct.f~liective Date. This Ordinance shall be in full force and effect thirty (30) days after its pas.~Eig-!Ej1:he City Clerk shall certify to the adoption of this Ordinance and cause copies of this Or?f?~~tJp be posted in three designated posting places. Section:6;0;~.This Ordinance shall be in full force and effect thirty (30) days after its passage; and'!V.it~i~e()n (15) days after its passage, together with the names of the City Council membersc:.\iGlimtnereon, it shall be published in a newspaper published and circulated in said City.='3;f!f.;o:.~,:: _-.C --:':~"=,,"...,..-:';~;~~ PASSED,.A!,f.RqYED, AND ADOPTED by the City Council of the City of Temecula this _ day of _,2l505-"",c.-- o_-_.~-~~~ --'-~--"_.:-~5;-=-".,==- ~~~:~Z"c::._- _.-.~;..':..o_=."-,.=.= '-0--:."':=,'-'---"'-',...'-....,.- -""-,-,,,~~~,= Jeff Comerchero, Mayor ATTEST: - .;_""S;;:.~~~:S:;::'_ - ~:,:~~i~,,;;~? ~~~--h~'"?,~;,-' - '-;-'-:;-.-'-~:'::_>i.~~& --.-.' - - Susan W, Jones-:--~-o'.,~ City Clerk " . "g:ff;;7,~:'~~o -:,-,;~'-r:.;:':/o'.".-- [SEAL] . R:\C U P\2004\04,0463 Temecula Regional Hospita~Draft PC ZC RESOLUTION.doc .~ 6 . . . STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss CITY OF TEMECULA ) I, Susan W. Jones, CMC, City Clerk of the City of Temecula, do hereby certify that the foregoing Ordinance No. 05-_ was duly introduced and placed upon its first reading at a regular meeting of the City Council on the _ day of , 2005 and that thereafter, said Ordinance was duly adopted and passed at a regular meeting of the City Council on the _ day of , 2005, by the following vote: AYES: COUNCILMEMBERS: NOES: COUNCILMEMBERS: ABSENT: COUNCILMEMBERS: ABSTAIN: COUNCILMEMBERS: Susan W. Jones, CMC City Clerk R:\C U P\2004\04-0463 Temecula Regional Hospital\Oraft pc ZC RESOLUTION,doc 7 _____ _-="-:':':{.)J'I.ft'ifjZ\t :. Existing Zoning A A A ........... ..... ..............".... .... " .... .... ... .... .... ... .... .... ... .... .. .... ... ... ^ ... ^ .... .... .. .. ^ ^ ^ ... .... " ... ^ ... ... .... .... ^ .... " ... ... ... ^ .... ^ ^ ^ ^ ^ .... .... ^ ^ ^ ^ ^ ^ .... .... -~ 300 , o 300 600 Feel ({) r:\giS\kem\arcviewprojeC~~~pita,-zoning--.pdo9 _ exist.apr Proposed Zoning 300 ~ o 300 600 Feet '" .... ^ ^ ^ ^'............"" ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ r:\gfs\kelli\arcviewprojects\hospital_ zoning-pdo9.apr . . . DRAFT Proposed Temecula Hospital Planned Overlay District (PD0-9) Submitted to the City of T emecula By: Universal Health Services, Inc. 367 South Gulph Road King ofPmssia PA 19406-0958 Contacts: Pat Brietigam (UHS, Inc.) 702-562-8542 David Prusha (HKS, Inc.) 214-969-5599 April 6, 2005 TEMECULA HOSPITAL PLANNED DEVELOPMENT OVERLAY DISTRICT DRAFT . 17.22.200 Title Sections 17,22,200 through 17.22.206 shall be known as "PDO-9" (Temecula Hospital Planned Overlay District), 17.22.202 PURPOSE AND INTENT. The Temecula Hospital planned development overlay district is intended to provide for design flexibility with regards to the building height of hospital projects, Other aspects of this PDO will be consistent with the land use designations that are described in the land use element of the Temecula general plan, 17 .22.204 RELATIONSHIP WITH THE DEVELOPMENT CODE AND CITYWIDE DESIGN GUIDELINES. Except as modified by the provisions of Section 17.22.206, the following rules and regulations shall apply to all planning applications in this area: 1. The development standards in the Development Code that would apply to any developrnent in a Professional Office zoning district that are in effect at the time an application is deerned complete, 2, The Citywide Design Guidelines that are in effect at the time an application is deemed complete. . 3, The approval requirements contained in the Development Code that are in effect at the time the application is deemed complete. 4, Any other relevant rule, regulation or standard that is in effect at the time the application is deerned cornplete. 17.22.206 DEVELOPMENT STANDARDS. The development standards set forth in Chapter 17.08 apply to this PDO with the exception of the following modification to allowable building heights, The maximum allowable building heights, as defined in Chapter 17,34 for hospital buildings in the Temecula Hospital PDO District shall be limited as follows: No more than 30% of the total roof area of the hospital building may exceed the 75-foot building height limit. The maximum building height for those portions of the hospital building within the 30% area may not exceed 115 feet. For the purposes of this PDO, roof area is defined as that portion of the roof above occupied conditioned spaces bound by the inside face of the parapet wall that defines the roof area. . Chapter 17.22 . . . ATTACHMENT NO.5 PC RESOLUTION NO. 2005-_ (CONDITIONAL USE PERMIT AND DEVELOPMENT PLAN) R:\C U P\2004\04-0463 Temccula Regional Hospital\PC-STAFF REPORTdoc 19 . . . PC RESOLUTION NO. 2005-_ A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA RECOMMENDING THAT THE CITY COUNCIL ADOPT A RESOLUTION ENTITLED "A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NO. PA04-0463, A CONDITIONAL USE PERMIT TO ESTABLISH A 320-BED HOSPITAL FACILITY AND HELlPAD; AND A DEVELOPMENT PLAN TO CONSTRUCT A 408,160 SQUARE FOOT HOSPITAL, A HEll PAD, TWO MEDICAL OFFICE BUILDINGS TOTALING 140,000 SQUARE FEET, A 10,000 SQUARE FOOT CANCER CENTER AND AN 8,000 SQUARE FOOT FITNESS REHABILITATION CENTER ALL TOTALING 566,160 SQUARE FEET ON 35.31 ACRES," LOCATED ON THE NORTH SIDE OF HIGHWAY 79 SOUTH, APPROXIMATELY 700 FEET WEST OF MARGARITA ROAD, KNOWN AS APN: 959- 080-001 THROUGH 959-080-004 AND 959-080-007 THROUGH 959-080-010 WHEREAS, UHS of Delaware, Inc., filed Planning Application Nos. PA04-0462, General Plan Amendrnent and Zone Change; PA04-0463, Development Plan and Conditional Use Perrnit; and PA04-0571, Tentative Parcel Map, which applications are hereby incorporated by reference, for the property consisting of approximately 35.31 acres generally located at the north side of Highway 79 South, approximately 700 feet west of Margarita Road known as Assessors Parcel No(s). 959-080-001 through 959-080-004 and 959-080-007 through 959-080- 010 and an Initial Study was prepared in accordance with CEQA Guidelines ("project"). WHEREAS, Planning Application No, PA04-0463 (Conditional Use Permit and Oeveloprnent Plan) was processed including, but not limited to public notice, in the tirnely manner prescribed by State and local law; WHEREAS, the Planning Cornmission, at a regular meeting, considered Planning Application No, PA04-0463 (Conditional Use Perrnit and Development Plan) on April 6, 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, The Planning Comrnission adopted Resolution No. 2005- recommending that the City Council adopt a Negative Declaration and Mitigation Monitoring Program; WHEREAS, the Planning Commission adopted Resolution No. 2005-_ recornmending the City Council approve a General Plan Amendrnent; and Resolution No. 2005-_ recommending the City Council approve a Zone Change; WHEREAS, at the conclusion of the public hearing and after due consideration of the testimony, the Planning Commission approved Resolution No. 2005-_ recommending that the City Council approve PA04-0463 (Conditional Use Permit and Development Plan); R:\C U P\2004\04-0463 Temecula Regional Hospital\Draft PC CUP & DP Reso w CofA.doc 1 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. Findinqs. The Planning Comrnission, in recommending approval of a Conditional Use Permit, Planning Application No. PA04-0463 hereby makes the following findings as required by Section 17.04.010 of the City of Temecula Municipal Code: A. The proposed conditional use is consistent with the General Plan and the Development Code; the proposal, a request for a 320-bed hospital facility and a helipad, is consistent with the goals and policies contained in the General Plan and land use standards in the Development Code, The goals and policies in the Land Use Element of the General Plan encourage "a complete and integrated mix of residential, commercial, industrial, public and open space land uses; (Goal 1)" "a City of diversified development character where rural and historical areas are protected and co-exist with newer urban development; (Goal 2)" and ':.4 City which is compatible and coordinated regional land use patterns; (Goal 8)" The proposed project provides a regional use that needed in the community and surrounding region. There is currently a lack of medical treatment facilities in the community capable of providing adequate medical care for the general population. The proposed project integrates public medical facilities necessary for the demand of the current and future population. The project is situated adjacent to residential uses and a state highway. The project has been designed fo mitigate various potentially significant impacts via an environmental assessment in which circulation, . noise, light and glare, biological and air quality has been reviewed the conditioned so the project can co-exist with the surrounding rural residential area. The project, a hospital facility, is consistent with the purpose and intent of the Professional Office (PO) designation, which allows low and mid rise structures that provide uses such as community facilities. In addition, the project is consistent with the development standards of the Development Code and associated Planned Development Overlay (PDO-9), including setbacks, parking, landscaping, lighting, lot coverage and height. The site is therefore properly planned and zoned and found to be physically suitable for the type of the proposed use. The project as conditioned is also consistent with other applicable requirements of State law and local ordinance, including the California Environmental Quality Act (CEQA). 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. The proposed conditional use is compatible with the nature, condition and development of adjacent uses, buildings, and structures and as designed and conditioned the proposed conditional use will not adversely affect the adjacent uses, buildings or structures because there was an initial study prepared, which identified potentially significant environmental impacts and a mitigation monitoring program was adopted that mitigates potentially significant impacts such as traffic, air quality, noise, light and glare, and biological to a less than significant level. For example, access points have been designed to reduce the amount of traffic leaving the project site towards residential areas by eliminating left turn options and focusing the primary access points along the state highway. Additional landscaping and berming are included in the conditions of approval to screen the height and reduce noise. The tallest buildings were relocated closer to the state . highway, away from the residential area to reduce the appearance of the height; this will also R:\C U P\2004\04-0463 Temecula Regional Hospital\Draft PC CUP & DP Reso w CofA.doc 2 . . . reduce the noise from the emergency room area. Sound blankets are required during initial grading and construction activities to mitigate construction noise. There are conditions in place requiring helicopters arriving and leaving the project site to utilize commercial and the state highway corridor rather than residential areas. Emergency vehicles are required to turn off sirens no less than )0 from the project site. The project is a conditionally permitted use as has been designed and conditioned (including mitigation measures) in manner that will reduce any potentially significant impacts to the surrounding neighborhood. The building and the site is designed to respect the surrounding area and uses and therefore will not adversely affect the adjacent uses, buildings or structures. 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 this Development Code and required by the Planning Commission, or City Council in order to integrate the use with other uses in the neighborhood. The conditional use is a request for a 316 bed hospital and helipad on a 35.31 acre site. The project has been reviewed and it is determined that the project is in compliance with the development standards of the Development Code and associate Planned Development Overlay (PDO-9), including setbacks, parking, landscaping, lighting, lot coverage and height. The project also provides amenities such as a multi-use trail between the project site and the adjacent residences to the north, which will extend a future trail to be constructed in the near future. The site is adequate in size and shape to accommodate the proposed hospital facilities without affecting the yard, parking and loading, landscaping, and other development features prescribed in the Development Code. D. The nature of the proposed conditional use is not detrimental to the health, safety and general welfare of the community. The proposed Conditional Use Permit is for a 320-bed hospital and a helipad. The nature of this use, as conditioned is not detrimental to the health, safety and general welfare of the community because the proposed project is providing a service that is needed in the community and region and it has been designed to minimize any adverse impacts, including health, safety and general welfare to the surrounding community. The proposed project will actually contribute to the long term viability and longevity of fhe community by providing additional medical care facilities. In addition, prior to the issuance of any building permit, the California Office of Statewide Health and Planning Development (OSHPOD) as well as the City of Temecula Building Department and Fire Department will review the construction plans for compliance with the Uniform Building Code and Uniform Fire Code. e. The heliport is consistent with the requirements described in subsection 2 and 3 of Section 17.10,020.P City of Temecula Development Code. The proposed helipad facility is consistent with the requirements described in Section 17.10.020.P of the City of Temecula Development Code, including setbacks from parks, school and residentially zoned parcels. Section 3. Findinqs. The Planning Cornrnission, in recornrnending approval of Development Plan, Planning Application No. PA04-0463 hereby makes the following findings as required by Section 17,05.01 O.F of the City of Temecula Municipal Code: A. The proposed use is in conformance with the General Plan for the City of T emecula and with all the applicable requirements of state law and other ordinances of the City. The proposed use is in conformance with the goals and policies in the General Plan for the City of Temecula, the Development Code and with all applicable requirements of state law and other ordinances of the City of Temecula because the project has been reviewed and as designed R\C U P\2004\04-0463 Temecula Regional Hospital\Draft PC CUP & DP Reso w CofA.doc 3 and conditioned, it has been determined that the project is consistent with all applicable zoning . ordinances, state law and the General Plan. B. The overall development of the land is designed for the protection of the public, health, safety and general welfare. The overall development of the land has been designed for the protection of the public health, safety, and general welfare, because the project has been designed to minimize any adverse impacts upon the surrounding neighborhood and the project has been reviewed and conditioned to comply with the uniform building and fire codes. Section 4. Conditions. That the City of Temecula Planning Comrnission, hereby recommends approval of Planning Application No. PA04-0463, a Conditional Use Perrnit to establish a 316 bed hospital facility and a helipad; and a Development Plan to construct a for to construct a 408,160 square foot hospital, a helipad, two medical office buildings totaling 140,000 square feet, a 10,000 square foot cancer center and an 8,000 square foot fitness rehabilitation center all totaling approximately 566,160 square feet, located on the north side of Highway 79 South, approxirnately 700 feet west of Margarita Road. The Conditions of Approval are contained in Exhibit A and Exhibit B. Section 5. PASSED, APPROVED AND ADOPTED by the City of Temecula Planning Commission this 61h day of April 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 rneeting thereof held on the 61h day of April 2005, by the following vote of the Commission: AYES: NOES: ABSENT: ABSTAIN: PLANNING COMMISSIONERS: PLANNING COMMISSIONERS: PLANNING COMMISSIONERS: PLANNING COMMISSIONERS: Debbie Ubnoske, Secretary . R:\C U P\2004\04-0463 Temecula Regional Hospital\Draft PC CUP & DP Reso w CofA.doc 4 . . . EXHIBIT A DRAFT CITY COUNCIL RESOLUTION NO. 05-_ (CONDITIONAL USE PERMIT AND DEVELOPMENT PLAN) R\C lJ P\2004\04-Q463 Temecula Regional Hospital\Draft PC CUP & DP Reso w CofA.doc 5 . . . RESOLUTION NO. 05-_ A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NO. PA04-0463, A CONDITIONAL USE PERMIT TO ESTABLISH A 320-BED HOSPITAL FACILITY AND HELlPAD; AND A DEVELOPMENT PLAN TO CONSTRUCT A 408,160 SQUARE, FOOT HOSPITAL, A HELlPAD, TWO MEDICAL OFFICE BUILDINGS TOTALING 140,000 SQUARE FEET, A 10,000 SQUARE FOOT CANCER CENTER AND AN 8,000 SQUARE FOOT FITNESS REHABILITATION CENTER ALL TOTALING APPROXIMATELY 566,160 SQUARE FEET ON 35.31 ACRES," LOCATED ON THE NORTH SIDE OF HIGHWAY 79 SOUTH, APPROXIMATELY 700 FEET WEST OF MARGARITA ROAD, KNOWN AS APN: 959-080-001 THROUGH 959-080-004 AND 959-080-007 THROUGH 959-080-010 THE CITY COUNCIL OF THE CITY OF TEMECULA DOES HEREBY RESOLVE AS FOLLOWS: Section 1. declare that: The City Council of the City of Temecula does hereby find, determine and A. Universal Health Services, Inc, filed Planning Application Nos. PA04-0462, General Plan Amendment and Zone Change; PA04-0463, Development Plan and Conditional Use Perrnit; PA04-0571, Tentative Parcel Map in a manner in accord with the City of Temecula General Plan and Developrnent Code, which applications are hereby incorporated by reference and an Initial Study was prepared in accord with CEQA Guidelines for the property consisting of approximately 35.31 acres generally located on the north side of Highway 79 South, approximately 700 feet west of Margarita Road, known as Assessors Parcel No(s). 959-080-001 through 959-080-004 and 959-080-007 through 959-080-010 ("Project"). B. The applications for the Project were processed and an environmental review was conducted as required by law, including the California Environmental Quality Act. C, The Planning Commission of the City of Temecula held a duly noticed public hearing on April 6, 2005 to consider the applications for the Project and environrnental review, at which time the City staff and interested persons had an opportunity to, and did, testify either in support or opposition to this rnatter; D, Following consideration of the entire record of information received at the public hearings and due consideration of the proposed Project, the Planning Commission adopted Resolution No. 2005- recornmending approval of a Mitigated Negative Declaration and Mitigation Monitoring Plan for the Project; Resolution No. 2005-_ recomrnending the City Council approval of a General Plan Amendment; Resolution No. 2005-_ recommending the City Council approval of a Zone Change; . E. Following consideration of the entire record of information received at the public hearings and due consideration of the proposed Project, the Planning Cornmission adopted Resolution No. 2005-_ recommending approval of a Conditional Use Permit and Development Plan; R:\C U P\2004\04-0463 Temecula Regional Hospital\Draft PC CUP & DP Reso w CafA.doc 6 F, On , 2005 and 2005, the City . Council of the City of Ternecula held a duly noticed public hearing on the Project at which time all persons interested in the Project had the opportunity and did address the City Council on these matters. G. On ,2005, the City Council of the City of Temecula approved a Mitigated Negative Declaration and a Mitigation Monitoring Program for the Project when it adopted Resolution No. 05-_; approving a General Plan Amendment, and Resolution No. 05-_; approving a Zone Change, H. On ,2005, the City Council of the City of Temecula approved a Conditional Use Permit and Development Plan for the Project when it approved Resolution No. 05- Section 2. Findinqs. The Planning Cornmission, in recommending approval of a Conditional Use Permit, Planning Application No. PA04-0463 hereby makes the following findings as required by Section 17.04,010 of the City of Temecula Municipal Code: A. The proposed conditional use is consistent with the General Plan and the Development Code; the proposal, a request for a 320-bed hospital facility and a helipad, is consistent with the goals and policies contained in the General Plan and land use standards in the Development Code. The goals and policies in the Land Use Element of the General Plan encourage "a complete and integrated mix of residential, commercial, industrial, public and open space land uses; (Goal 1)" "a City of diversified development character where rural and historical areas are protected and co-exist with newer urban development; (Goal 2)" and '~ City . which is compatible and coordinafed regional land use patterns. (Goal 8)" The proposed project provides a regional use that needed in the community and. surrounding region. There is currently a lack of medical treatment facilities in the community capable of providing adequate medical care for the general population. The proposed project integrates public medical facilities necessary for the demand of the current and future population. The project is situated adjacent to residential uses and a state highway. The project has been designed to mitigate various potentially significant impacts via an environmental assessment in which circulation, noise, light and glare, biological and air quality has been reviewed the conditioned so the project can co-exist with the surrounding rural residential area. The project, a hospital facility, is consistent with the purpose and intent of the Professional Office (PO) designation, which allows low and mid rise structures that provide uses such as community facilities. In addition, the project is consistent with the development standards of the Development Code and associated Planned Development Overlay (PDO-9), including setbacks, parking, landscaping, lighting, lot coverage and height. The site is therefore properly planned and zoned and found to be physically suitable for the type of the proposed use. The project as conditioned is also consistent with other applicable requirements of State law and local ordinance, including the California Environmental Quality Act (CEQA). 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; The proposed conditional use is compatible with the nature, condition and development of adjacent uses, buildings, and structures and as designed and conditioned the proposed conditional use will not adversely affect the adjacent uses, buildings or structures because there was an initial study prepared, . which identified potentially significant environmental impacts and a mitigation monitoring program was adopted that mitigates potentially significant impacts such as traffic, air quality, R:\C U P\2004\04~0463 Temecula Regional Hospital\Draft PC CUP & DP Reso w CofA.doc 7 . . . noise, light and glare, and biological to a less than significant level. For example, access points have been designed to reduce the amount of traffic leaving the project site towards residential areas by eliminating left turn options and focusing the primary access points along the state highway. Additional landscaping and berming are included in the conditions of approval to screen the height and reduce noise. The tallest buildings were relocated closer to the state highway, away from the residential area to reduce the appearance of the height; this will also reduce the noise from the emergency room area. Sound blankets are required during initial grading and construction activities to mitigate construction noise. There are conditions in place requiring helicopters arriving and leaving the project site to utilize commercial and the state highway corridor rather than residential areas. Emergency vehicles are required to turn off sirens no less than y,; from the project site. The project is a conditionally permitted use as has been designed and conditioned (including mitigation measures) in manner that will reduce any potentially significant impacts to the surrounding neighborhood. The ,building and the site is designed to respect the surrounding area and uses and therefore will not adversely affect the adjacent uses, buildings or structures, 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 this Development Code and required by the Planning Commission, or City Council in order to integrate the use with other uses in the neighborhood. The conditional use is a request for a 320 bed hospital and helipad on a 35.31 acre site. The project has been reviewed and it is determined that the project is in compliance with the development standards of the Development Code and associate Planned Development Overlay (PDO-9), including setbacks, parking, landscaping, lighting, lot coverage and height. The project also provides amenities such as a multi-use trail between the project site and the adjacent residences to the north, which will extend a future trail to be constructed in the near future. The site is adequate in size and shape to accommodate the proposed hospital facilities without affecting the yard, parking and loading, landscaping, and other development features prescribed in the Development Code, D. The nature of the proposed conditional use is not detrimental to the health, safety and general welfare of the community, The proposed Conditional Use Permit is for a 320 bed hospital and a helipad. The nature of this use, as conditioned is not detrimental to the health, safety and general welfare of the community because the proposed project is providing a service that is needed in the community and region and it has been designed to minimize any adverse impacts, including health, safety and general welfare to the surrounding community. The proposed project will actually contribute to the long term viability and longevity of the community by providing additional medical care facilities, In addition, prior to the issuance of any building permit, the California Office of Statewide Health and Planning Development (OSHPOD) as well as the City of Temecula Building Department and Fire Department will review the construction plans for compliance with the Uniform Building Code and Uniform Fire Code. E. The heliport is consistent with the requirements described in subsection 2 and 3 of Section 17, to.020P City of Temecula Development Code. The proposed helipad facility is consistent with the requirements described in Section 17.10.020P of the City of Temecula Development Code, including setbacks from parks, school and residentially zoned parcels, R:\C U P\2004\04-Q463 Temecula Regional Hospital\Draft PC CUP & DP Reso w CofA.doc 8 Section 3. Findinqs. The Planning Commission, in recommending approval of a . Oeveloprnent Plan, Planning Application No. PA04-0463 hereby rnakes the following findings as required by Section 17.05.01 O.F of the City of Temecula Municipal Code: A. The proposed use is in conformance with the General Plan for the City of Temecula and with all the applicable requirements of state law and other ordinances of the City. The proposed use is in conformance with the goals and policies in the General Plan for the City of Temecula, the Development Code and with all applicable requirements of state law and other ordinances of the City of Temecula because the project has been reviewed and as designed and conditioned, it has been determined that the project is consistent with all applicable zoning ordinances, state law and the General Plan. B. The overall development of the land is designed for the protection of the public, health, safety and general welfare. The overall development of the land has been designed for the protection of the public health, safety, and general welfare, because the project has been designed to minimize any adverse impacts upon the surrounding neighborhood and the project has been reviewed and conditioned to comply with the uniform building and fire codes, Section 4. The City Council of the City of Temecula hereby approves the Application for a Conditional Use Permit to establish a 320-bed hospital facility and a helipad; and Development Plan to construct 408,160 square foot hospital, a helipad, two medical office buildings totaling 140,000 square feet, a 10,000 square foot cancer center and an 8,000 square foot fitness rehabilitation center all totaling approxirnately 566,160 square feet on 35,31 acres, located on the north side of Highway 79 South, approximately 700 feet west of Margarita Road, known as Assessors Parcel No(s). 959-080-001 through 959-080-004 and 959-080-007 through 959-080-010 subject to the specific conditions of approval set forth in Exhibit A and Exhibit B, . attached hereto, and incorporated herein by this reference as though set forth in full. Section 5. The City Clerk shall certify to the adoption of this Resolution. PASSED, APPROVED AND ADOPTED this Ih day of ,2005 Jeff Comerchero, Mayor ATTEST: Susan W. Jones, CMC City Clerk [SEAL] . R:\C U P\2004\04-0463 Temecula Regional Hospital\Draft PC CUP & DP Reso w CofA.doc 9 . . . STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss CITY OF TEMECULA ) I, Susan W. Jones, CMC, City Clerk of the City of Temecula, do hereby certify that Resolution No. 05-_ was duly and regularly adopted by the City Council of the City of Temecula at a regular meeting held on the Ih day of ,2005, by the following vote: AYES: NOES: ABSENT: ABSTAIN: COUNCILMEMBERS: COUNCILMEMBERS: COUNCILMEMBERS: COUNCILMEMBERS: Susan W. Jones, CMC City Clerk R:\C U P\2004\04-0463 Temecula Regional Hospital\Draft PC CUP & DP Reso w CofA.doc 10 . EXHIBIT A CITY OF TEMECULA DRAFT CONDITIONS OF APPROVAL Planning Application No.: PA04-0463 (Conditional Use Permit) Project Description: A Conditional Use Permit establishing a 320-bed hospital facility approximately 408,160 square feet and a helipad within a related Development Plan (PA04- 0463) located on the north side of Highway 79 South, approximately 700 feet west of Margarita Road, known as Assessors Parcel Numbers 959-080-001 through 959-080-004 and 959-080-007 through 959-080-010 DIF: Office TUMF: Service MSHCP: Commercial Approval Date: April 6, 2005 . Expiration Date: April 6, 2007 . WITHIN FORTY-EIGHT (48) HOURS OF PROJECT APPROVAL Planning Department 1. The applicant/developer shall deliver to the Planning Department a check or money order made payable to the Riverside County Clerk in the amount of One Thousand Three Hundred Twenty-Eight Dollars ($1,328,00) which includes the One Thousand Two Hundred and Fifty Dollar ($1,250.00) fee, required by Fish and Garne Code Section 711.4(d)(3) plus the Sixty Four Dollars ($64,00) County administrative fee, to enable the City to file the Notice of Determination for the Mitigated Negative Declaration required under Public Resources Code Section 21108(a) 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 Garne Code Section 711.4(c)], 2. 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 Departrnent for their files. R:\C U P\2004\04~0463 Temecula Regional Hospital\Draft PC CUP & DP Reso w CofAdoc II GENERAL REQUIREMENTS . Planning Department 3. 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 frorn any and all claims, actions, awards, judgments, or proceedings against the City to attack, set aside, annul, or seek rnonetary 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 shail 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, 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 cornpletion, or the beginning of substantial utilization contemplated by this approval. 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. . 6. The applicant shall comply with their Staternent of Operations dated June 30, 2004, (attached) on file with the Planning Department, unless superceded by these conditions of approval. 7. This Conditional Use Permit rnay be revoked pursuant to Section 17.03.080 of the City's Deveioprnent Code. 8. The applicant shail obtain the approval of the Aviation Division of Caltrans and the Federal Aviation Adrninistration, if required, to operate the proposed helipad, All construction and operational requirements of Caltrans and the Federal Aviation Adrninistration shall be complied with. The applicant shall provide a copy of these agencies approval documents to the Planning Director within 30 days of their approval action. 9. The applicant shall submit to the City of Temecula Planning Department an approved hazardous materials storage and transportation plan (Hazardous Materials Management Plan), subject to the approval of the Riverside County Community Health Agency, Department of Environmental Health, 10, The flight path for all helicopter traffic arriving and departing the project site shail be limited to the Highway 79 South corridor and cornmercial areas, unless it is determined . R:\C U P\2004\04-0463 Temecula Regional Hospital\Draft PC CUP & DP Reso w CofA.doc 12 . . . unsafe due to weather conditions. Flights over residential areas shall be avoided to the greatest extent possible. 11. All emergency vehicles shall turn off sirens no less than one quarter of a mile from the project site. 12. The project shall comply with all mitigation measures identified within the Final Mitigated Negative Declaration for the Temecula Hospital and the approved Mitigation Monitoring Program as attached. Police Department 13. All exterior lighting surrounding the project site should be energy-saving and minirnized after 11 :00 PM to comply with the State of California Lighting Ordinance. Furthermore, all exterior lighting must comply with Mt. Palomar Lighting Requirements. 14. All exterior doors should have their own vandal resistant fixtures installed above. The doors shall be illurninated with a minimum one (1) foot candle of light at ground level, evenly dispersed. 15. All doors, windows, locking mechanisms, hinges, and other miscellaneous hardware shall be commercial or institution grade. 16. Any graffiti painted or marked upon the buildings shall be removed or painted over within twenty-four (24) hours of being discovered. Notify the Temecula Police Department immediately so a report can be taken. 17. All roof hatches shall be painted "International Orange." 18. Any public telephones located on the exterior of this facility should be placed in a well- lighted, highly visible area, and installed with a "call-out only" feature to deter loitering, This feature is not required for public telephones installed within the interior of this facility. By placing my signature below, I confirrn 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 may wish to make to the project shall be subject to Community Development Department approval. Applicant Signature Date Applicant Printed Name R:\C U P\2004\04-0463 Temecula Regional Hospital\Draft PC CUP & Dr Rcso w CofA.doc 13 . . . EXHIBIT B CITY OF TEMECULA DRAFT CONDITIONS OF APPROVAL Planning Application No.: PA04-0463 (Development Plan) Project Description: A Development Plan to construct a 320-bed hospital facility, approximately 408,160 square feet in size, two medical office buildings totaling 140,000 square feet, a 10,000 square foot cancer center and an 8,000 square foot fitness rehabilitation center, all totaling approximately 566,160 square feet, located on the north side of Highway 79 South, approximately 700 feet west of Margarita Road. Assessor's Parcel Nos. 959-080-001 through 959-080-004 and 959-080-007 through 959-080-010 MSHCP: Commercial DIF: Office TUMF: Service Approval Date: April 6, 2005 April 6, 2007 Expiration Date: WITHIN 48 HOURS OF PROJECT APPROVAL Planning Department Unless otherwise noted, all conditions shall be cornpleted by the Developer at no cost to any Governrnent 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. 1. The applicant/developer shall deliver to the Planning Department a check or money order rnade payable to the Riverside County Clerk in the amount of One Thousand Three Hundred Twenty-Eight Dollars ($1,328.00) which includes the One Thousand Two Hundred and Fifty Dollar ($1,250,00) fee, required by Fish and Garne Code Section 711.4(d)(3) plus the Sixty Four Dollars ($64.00) County administrative fee, to enable the City to file the Notice of Determination for the Mitigated Negative Declaration required under Public Resources Code Section 21108(a) and California Code of Regulations Section 15075. If within said forty-eight (48) hour period the applicant/developer has not delivered to the Planning Departrnent 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)]. R:\C U P\2004\04-0463 Temecula Regional Hospital\Draft PC CUP & DP Reso w CofA.doc 14 2. 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. WITHIN 14 DAYS AFTER THE FINAL APPROVAL DATE OF THE PROJECT, THE APPLICANT SHALL SUBMIT THE FOLLOWING: 3. The applicant shall subrnit seven (7) complete sets of final approved plans to the Planning Department with the following revisions shown on the plans, Planning staff will stamp these plans as approved for distribution to each department and the applicant. 4. The Landscape plan shall be revised as follows: a. The applicant shall provide vines on the screening wall at the loading dock area, subject to the approval of the Planning Director. b. The landscape plan shall provide shrubs, vines and/or other acceptable screening methods to screen the oxygen storage container in the loading dock area, subject to the approval of the Planning Director. c. The applicant shall revise the landscape plan to show final color and finish details for all decorative hardscape throughout the project site, Decorative hardscape shall be provided at all primary building entrances and outdoor gathering areas (including the hospital, medical office buildings, cancer center and fitness rehabilitation center). d. A minim urn of one broad canopy type tree shall be provided per every 4 parking spaces. The tree shall be provided in close proximity to the parking spaces it is to shade. e. One landscape finger shall be provided per 10 parking spaces, The interior finger planting width shall be a minimum of 5' wide with the length equal to the adjoining parking space. Curbs and concrete walks shall not infringe on this 5' width. The planter shall contain a minimum of one tree with surrounding groundcover or shrubs or both. The grading plans shall be revised as necessary to reflect this requirement. 5. The elevations for all buildings shall be revised in a manner that all exterior ladders are screened from the public view of Highway 79 South. 6. The applicant shall submit a separate plan, entitled outdoor furniture detail plan, showing details of all outdoor furniture, subject to the approval of the Director of Planning. Outdoor furniture shall be decorative and of high quality appearance. 7, The applicant shall provide a detailed elevation drawing of the water and boulder feature at the main entrance, near the porte-cochere, Said feature shall be subject to the approval of the Director of Planning. 8. The applicant shall submit cross section verifying that all roof mounted equipment will be screened from public view as determined acceptable by the Director of Planning. 9. The elevations and roof plans shall show internalized downspouts for all buildings and structures, excluding trash enclosures. R:\C U P\2004\04-0463 Temecula Regional Hospital\Draft PC CUP & DP Reso w CofA.doc 15 . . . . 10. Trash enclosures shall be shown the site plan, landscape plan and elevations and shall comply with the following: a. Trash enclosures shall be provided to house all trash receptacles utilized on the site. b. All trash enclosures shall blend with the architecture of the overall center and include a decorative roof type feature as approved by the Director of Planning, c. Trash enclosures shall be screened from view. The applicant shall provide shrubs and wall vines on 3 sides of enclosures as required to provide screening. 11. The elevations shall be revised to show decorative lighting fixtures at the primary entry of each building/structure, subject to the approval of the Director of Planning. Details of all light fixtures, including decorative entry lighting and wall mounted lighting shall be provided on the plans, 12, The Applicant shall revise the site plan and provide a detailed elevation drawing to show a decorative fence no less than four feet in height around the helipad, subject to the approval of the Planning Director. Said fence shall be constructed in a manner that deflects horizontal wind velocities caused by the rotation of rotor blades, providing all FAR Part 77 irnaginary surfaces and the surface of the area remain obstruction free, per Section 171 0.020.P of the City of Temecula Development Code. PRIOR TO ISSUANCE OF A GRADING PERMIT . Planning Department . 13, The grading plan shall include the following notes: a, "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 irnmediately 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 deterrnination 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." b. The Applicant and/or landowner agrees to relinquish all cultural resources, including all archeological artifacts, that are found on the Project area to the Pechanga Band of Luiseno Indians for proper treatment and disposition. This mitigation rneasure shall be placed on the grading plan as a note prior to issuance of a grading permit. R:\C U P\2004\04-0463 Temecula Regional Hospital\Draft PC CUP & DP Reso w CafA.doc 16 c. Prior to any ground disturbance activities a qualified archaeological monitor will be present and will have the authority to stop and redirect grading activities, in consultation with the Pechanga Band of Luiseno Indians and their designated monitors, to evaluate the significance of any archaeological resources discovered on the property. This mitigation measure shall be placed on the grading plan as a note prior to issuance of a grading permit. If any hurnan remains are encountered on the project site, all ground disturbing activities in the vicinity of the discovery will be terminated immediately and the County Coroner's office and the Pechanga Band of Luiseno Indians will be contacted to arrange for the treatment of such remains. This mitigation rneasure shall be placed on the grading plan as a note prior to issuance of a grading perrnit. d, 14. A qualified paleontologisVarchaeologist shall be chosen by the developer for consultation and comment on the proposed grading with respect to potential paleontological/ archaeological impacts. A meeting between the paleontologisV archaeologist, Planning Department staff, and grading contractor prior to the commencement of grading operations and the excavation shall be arranged. The paleontologisVarchaeologist or representative shall have the authority to temporarily divert, redirect or halt grading activity to allow recovery of fossils. The applicant shall provide written verification that services for on-site professional archaeological and paleontological rnonitoring has been contracted during all phases of earthmoving activities. 15, The Pechanga Band of Luiseno Indians shall be contacted to afford the Band an opportunity to monitor ground-disturbing activities and participate in the decisions regarding collection and curation of any such resources. The applicant shall submit correspondence to the Planning Departrnent that confirrns that such contact has been made prior to the issuance of a grading permit. 16. The Applicant shall enter into a pre-construction agreemenVtreatrnent plan with the Pechanga Band of Luiseno Indians, prior to the issuance of grading permits, that sets forth and contains the terms and conditions for the treatment of discoveries of Native American cultural resources. The agreemenVtreatment plan shall contain provisions for the treatment of all Native Arnerican cultural items, artifacts, and human remains that may be uncovered during the project. The agreemenVtreatment plan may allow for the presence of Pechanga tribal monitors during any ground-disturbing activities. The applicant shall subrnit a signed copy of the pre-construction agreemenVtreatment plan to the Planning Departrnent prior to the issuance of a grading permit. 17. The grading plan shall be revised to include the following: a. Earth berrns as required along the northern property lines and along Highway 79 South as discussed in these conditions of approval. b. A note on the plans indicating all areas not proposed for developrnent within 100 days shall be tufted, seeded and irrigated for soil and dust erosion, c. Show the 5-foot landscape dimension for all parking islands, including the 1-foot concrete landing strip (7 feet total width), One parking island is required per ten (10) parking spaces. R\C U P\2004\04~0463 Tcmecula Regional Hospital\Draft PC CUP & DP Reso w CofA.doc 17 . . . . Public Works Department 18. All on-site drainage facilities shall be maintained by a private maintenance association or property owner. 19. A copy of the grading, improvement plans, along with supporting hydrologic and hydraulic calculations shall be subrnitted to the Riverside County Flood Control and Water Conservation District for approval prior to the issuance of any permit. 20. A perrnit from Riverside County Flood Control and Water Conseryation District is required for work within their right-of-way. 21, 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 rneasures needed to adequately protect adjacent public and private property. 22. 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. 23. . A Soil Report shall be prepared by a registered Soil or Civil Engineer and subrnitted 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 pavernent sections. 24, A' Geological Report shall be prepared by a qualified engineer or geologist and subrnitted to the Departrnent 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 recomrnendations to mitigate the impact of liquefaction. 25. 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 irnpacts, Any upgrading or upsizing of downstream facilities, including acquisition of drainage or access easernents necessary to make required improvements, shall be provided by the Developer. 26. . 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 Ternecula (City) NPDES programs. Construction- phase rneasures shall include Best Management Practices (BMPs) consistent with the City's Grading, Erosion & Sedirnent 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 R:\C U P\2004\04-0463 Temecula Regional Hospital\Draft PC CUP & DP Reso w CofA.doc 18 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 Perrnit. The project proponent shall also provide proof of a mechanisrn to ensure ongoing long-terrn rnaintenance of all structural post-construction BMP's. 27. 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. Riverside County Flood Control and Water Conseryation District c. Planning Department d. Department of Public Works 28. The Developer shall comply with all constraints which rnay be shown upon an Environmental Constraint Sheet (ECS) recorded with any underlying maps related to the subject property. 29. Permanent landscape and irrigation plans shall be submitted to the Planning Department and the Departrnent of Public Works for review and approval. 30. The Developer shall obtain any necessary letters of approval or slope easements for off- site work perforrned on adjacent properties as directed by the Departrnent of Public Works. 31. 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. . 32. The site is in an area identified on the Flood Insurance Rate Map as Flood Zone X. This project shall comply with Chapter 15, Section 15.12 of the City Municipal Code which rnay include obtaining a Letter of Map Revision from FEMA. A Flood Plain Developrnent Permit shall be submitted to the Department of Public Works for review and approval. PRIOR TO ISSUANCE OF A BUILDING PERMIT Prior to the issuance of any building permit, the Developer shall design the following features into the approved construction plans, or submit the appropriate information as required below. Plans shall be reviewed and approved by the City of Temecula prior to issuance of a building perrnit. Planning Department 33. 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. . R:\C U P\2004\04-0463 Temecula Regional Hospital\Draft PC CUP & DP Rcso w CorAdoc 19 . 34. . . Three (3) copies of Construction Landscaping and Irrigation Plans shall be reviewed and approved by the Planning Departrnent. These plans shall conform substantially with the approved conceptual landscape plans, 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 Ellicient Ordinance. The plans shall be accornpanied by the following items: a, Consistency Check fee shall be paid (per the City of Temecula Fee Schedule at time of submittal of construction plans). b. One (1) copy of the approved grading plan. c. One (1) copy of an agronomic soils report. d. Water usage calculations per Chapter 17.32 of the Development Code (Water Ellicient Ordinance). e. Total cost estimate of plantings and irrigation (in accordance with approved plan). 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. 35. The final construction landscape plan shall include the following: a. A calculation indicating the percentage of the site that is to be landscaped shall be provided on the construction landscape plans. The applicant shall insure that minimum required code percentages for landscaping are provided to meet the specific zone requirements. b. The applicant shall field verify adjacent existing street plantings and coordinate proposed plantings to be compatible as approved by the Director of Planning. c. An appropriate method for screening the gas rneters and other externally mounted utility equiprnent shall be reviewed and approved by the Planning Departrnent. d. Street trees shall be provided along all streets at the rate of one per every 30' of street frontage. e. Areas proposed for development in another phase occurring not within six rnonths of the completion of the previous phase shall be ternporarily tufted, seeded and irrigated for dust and soil erosion control. A note on the grading plan and landscape plan shall be provided. I. A minirnum 5' width planting area shall be provided at the ends of all parking rows. Curbs and concrete walks shall not infringe on this 5' width. The planter length shall be equal to the adjoining parking space. The planter shall contain a minimum of one tree, shrubs and ground covers. g. Accent trees (minimum 36" box size) shall be provided at entries to parking areas in order to define the entry and provide a focal point. R:\C U P\2004\04-0463 Temccula Regional Hospital\Draft PC CUP & DP Reso w CofA.doc 20 h. Indian Tribe, Faurei varieties shall be provided for Crape Myrtle. Additional trees shall be added on the north, east and west sides of building MOB #2. . i. j. A combination of large (no less than 24-inch box) Afghan Pines and California Pepper trees (or other large screen trees) shall be provided along the northern perimeter of the project to screen off-site views of the development as approved by the Director of Planning, k. A landscaped berm shall be provided along the northern property lines adjacent to the residentially zoned lots and DePortola, with mature (24" and 36" box) screen trees to screen the view of the buildings and reduce the amount of glare from the project site, subject to approval by the Director of Planning. A cross section shall be provided on grading and landscape plans verifying the buffer area. I. The landscaped area along Highway 79 South shall include a meandering berm with large shrubs to provide additional screening of the parking lot. The applicant shall provide a cornbination of shrub plantings and earth berms that can be maintained at a minirnum height of 3' around all parking areas to screen parking lrom on-site views. m, All areas not designed for buildings, parking, driveways or other useable features shall be landscaped, unless approved by the Director of Planning. The area along the eastern property line, adjacent to the access driveway shall be landscaped, unless it is determined critical habitat not to be disturbed. . 36. The final construction plans shall include a photornetrics plan showing foot-candle illumination in the parking lot, driveways, drive aisles, pedestrian paths of travel, building entrances and at property lines. A minimurn of one-footcandle illumination shall be maintained throughout the site and a minimum of two foot-candle illurnination shall be provided at prirnary building entrances. 37, The final construction plans shall demonstrate that all exterior lighting shall comply with Mount Palomar Lighting Ordinance 655, be directed down and fully shielded. Lighting onto adjacent properties shall be limited to the greatest extent possible. 38, Final Construction plans shall provide decorative lighting fixtures shall be provided at the prirnary entry of each building/structure, subject to the approval of the Director of Planning. Final construction plans shall provide details of all light fixtures, including decorative entry lighting, parking lot lighting and wall mounted lighting. 39. The applicant shall submit a detailed lighting plan for the helipad facility. 40. The split rail fencing for the equestrian trail proposed along the northern property lines, adjacent to the residences shall be extended frorn the current location to the western edge of the property line. Said fence shall a continuous fence beginning frorn the secondary driveway at DePortola to the western property line. . R:\C U P\2004\04-0463 Temecula Regional Hospital\Draft PC CUP & DP Reso w CafA.doc 21 . . . 41. All roof mounted equiprnent shall be screened frorn public view as determined acceptable by the Director of Planning. 42. All exterior wall mounted ladders (for all buildings) shall be located in a rnanner that they are not visible frorn Highway 79 South. Public Works Department 43. Improvernent 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% minirnum 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 Ternecula Standard Nos. 400, 401 and 402. e, All street and driveway centerline intersections shall be at 90 degrees, f. Landscaping shall be limited in the corner cut-off area of all intersections and adjacent to driveways to provide for minimum sight distance and visibility, 44. A construction area Traffic Control Plan shall be designed by a registered Civil or Traffic Engineer and reviewed by the Director of the Department of Public Works for any street closure and detour or other disruption to traffic circulation as required by the Departrnent of Public Works. 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 Irnpact Fee as required by, and in accordance with, Chapter 15,06 of the Temecula Municipal Code and all Resolutions irnplementing 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 irnplementing Chapter 15.08. Building Department The Conditions of Approval herein (Building Department) are not applicable to the projects that fall under the jurisdiction of the State of California (OSHPOD). These conditions are applicable to the construction documents for projects, specifically the rnedical office buildings that are within the jurisdiction of the City of Temecula Building and Safety Departrnent. R:\C V P\2004\04-0463 Temecula Regional Hospital\Draft PC CUP & DP Reso w CofA.doc 22 48. 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 Adrninistrative Code, Title 24 Energy Code, California Title 24 Disabled Access Regulations, and the Temecula Municipal Code, . 49. 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 subrnitted 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. 50, A receipt or clearance letter frorn the Temecula Valley School District shall be submitted to the Building & Safety Departrnent to ensure the payment or exemption frorn School , Mitigation Fees. 51. Obtain all building plans and perrnit approvals prior to cornmencement of any construction work. 52, All building and facilities must comply with applicable disabled access regulations. Provide all details on plans. (California Disabled Access RegUlations effective April 1,1998) 53. Provide disabled access from the public way to the main entrance of the building, 54. Provide van accessible parking located as close as possible to the main entry. 55. Restroom fixtures, number and type, to be in accordance with the provisions of the 2001 edition of the California Building Code Appendix 29. . 56. Provide appropriate stamp of a registered professional with original signature on plans prior to permit issuance. 57. Provide electrical plan including load calculations and panel schedule, plumbing schernatic and mechanical plan for plan review, 58. Truss calculations that are stamped by the engineer of record and the truss rnanufacturer engineer are required for plan review submittal. 59. Provide precise grading plan at plan check submittal to check accessibility for persons with disabilities. 60. A pre-construction meeting is required with the building inspector prior to the start of the building construction, Community Services Department 61. The developer shall provide TCSD verification of arrangements made with the City's franchise solid waste hauler for disposal of construction debris. 62, Prior to the first building perrnit or installation of additional street lighting whichever occurs first, the developer shall complete the TCSD application process, submit an . R:\C U P\2004\04~0463 Temecula Regional Hospital\Draft PC CUP & DP Reso w CofA.doc 23 . . . approved Edison Streetlight Plan and pay the appropriate energy fees related to the transfer of arterial street lighting on Hwy 79 South into the TCSD maintenance program Fire Department 63. 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. 64. 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 systern including fire hydrants shall be installed and accepted by the appropriate water agency prior to any combustible building materials being placed on an individual lot (CFC 8704.3, 901,2.2.2 and National Fire Protection Association 24 1-4,1). PRIOR TO THE ISSUANCE OF THE FIRST BUILDING PERMIT IN PHASE I - (A HO-bed hospital with 80,000 square feet of medical office space), THE FOLLOWING CONDITIONS OF APPROVAL SHALL BE COMPLETED Public Works Department 65. Parcel Map No. 32468 shall be recorded, unless otherwise approved by the Director of Public Works. 66. The Developer shall design 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. Highway 79 South (Urban Arterial Highway Standards - 134' R/W) to include installation of sidewalk, street lights, underground utilities, drainage facilities, signing and striping, utilities (including but not limited to water and sewer). i. Westbound a. Provide a dedicated right turn lane - 12 foot wide by 200 feet long b, Provide three (3) thru lanes c. Provide one(1) left turn lane Eastbound a, Provide two (2) left turn lanes b. Provide two (2) thru lanes and c. Provide one (1) shared thrulright lane All utilities, except electrical lines rated 34kv or greater, shall be installed underground. ii. iii. R:\C U P\2004\04-0463 Temccula Regional Hospital\Draft PC CUP & DP Reso w CofAdoc 24 iv. The traffic signal at the intersection of Highway 79 South and Country Glen Way shall be modified to allow a full movernent intersection. Main entry (Country Glen Way) and Highway 79 South i. Provide a 245' continuous median from Highway 79 South to main drive aisle ii. Southbound (exiting site) a) Provide two (2) left turn lanes b) Provide a 20 foot wide shared thru/right turn lane iii. Northbound (entering site) - 28 foot wide c. Half-street improvements of De Portola Road (Modified Secondary Arterial - 88' RIW) along property frontage plus taper to include installation of pavement, street lights, drainage facilities, signing and striping, and utilities (including but not limited to water and sewer), d. State Route 79/Redhawk Parkway (Margarita Road) i. Provide southbound and eastbound right turn trallic signal overlap. b. 67. Private roads shall be designed to rneet City public road standards. Unless otherwise approved the following minirnum criteria shall be obseryed in the design of private streets: a. Half-street irnprovernents of Dona Lynora (66' R/W) to include the installation of paving, curb and gutter, utilities (including but not limited to water and sewer) i. Restricted to right in/right out vehicular movement Private (28 foot wide) ingress/egress road from Dona Lynora to De Portola Road to include installation of paving and curb as shown on the approved site plan. b. PRIOR TO THE COMMENCEMENT OF BUILDING CONSTRUCTION THE FOLLOWING SHALL BE COMPLETED Fire Department 68. 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). 69. Prior to building construction, dead end road ways and streets in excess of one hundred and fifty (150) feet which have not been cornpleted shall have a turnaround capable of accornrnodating fire apparatus (CFC 902.2,2.4), PRIOR TO THE ISSUANCE OF THE FIRST BUILDING PERMIT IN PHASE II - (Expand to a 320-bed hospital plus an additional 60,000 square foot medical office space), THE FOLLOWING CONDITIONS OF APPROVAL SHALL BE COMPLETED R:\C U P\2004\04-0463 Temecula Regional Hospital\Draft PC CUP & DP Rcso w CorA.doc 25 . . . . Public Works Department 70. The Developer shall design 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, Dartolo Road (Collector - 78' R/W) to be improved with additional paving to allow for two through lanes and a center turn lane, b. Provide an internal connection from project site to Dartolo Road to include paving, curb, gutter, street lights, over crossing of drainage channel, and utilities. PRIOR TO RELEASE OF POWER Planning Department 71. The applicant shall paint a 3-foot x 3-foot section of each building for Planning Departrnent inspection, prior to commencing painting of the building. Building Department 72. Provide house electrical meter provisions for power for the operation of exterior lighting, fire alarrn systems. PRIOR TO ISSUANCE OF A CERTIFICATE OF OCCUPANCY . Planning Department 73. All of the foregoing conditions shall be complied with prior to occupancy or any use allowed by this perrnit. 74. 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 perrnit. 75. Performance securities (Maintenance bond), in arnounts to be determined by the Director of Planning, to guarantee the maintenance of the plantings within private common areas and the Right-of-Way for a period of one year, in accordance with the approved construction landscape and irrigation plan, shall be filed with the Planning Departrnent for one year frornfinal 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. 76. A report of findings, including an itemized inventory of recovered specimens, should be prepared upon completion of the steps outlined the initial study, under cultural resources. The report should include a discussion of the significance of all recovered specimens. The report and inventory, when submitted to the Lead Agency (City of Temecula), would signify completion of the prograrn to rnitigate irnpacts to the palentologic and archaeological resources. . R:\C U P\2004\04-0463 Temecula Regional Hospital\Draft PC CUP & DP Reso w CofAdoc 26 Police Department . 77. Roof Hatches: All roof hatches shall be painted "International Orange." 78. Marked Parking for Disabled Vehicles: All disabled parking stalls on the premises shall be rnarked in accordance with section 22511,8 of the California Vehicle Code. Fire Department 79. The developer/applicant shall be responsible for obtaining underground and/or aboveground tank permits for the storage of cornbustible liquids, flammable liquids or any other hazardous materials from both the County Health department and Fire Prevention Bureau (CFC 7901.3 and 8001,3)' 80. A simple plot plan and a simple floor plan, each as an electronic file of the ,DWG format must be subrnitted to the Fire Prevention Bureau. Alternative file formats may be acceptable, contact fire prevention for approval. 81. Fire Departrnent 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). 82. 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). 83. Blue Reflective Markers shall be installed to identify fire hydrant locations (CFC 901.4.3) . 84. Approved nurnbers 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 rninimurn twelve (12) inches numbers with suite numbers a rninimum of six (6) inches in size. All suites shall gave a rninimum of six (6) inch high letters and/or numbers on both the front and rear doors, as approved by the Fire Prevention Bureau (CFC 901.4.4). 85, 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. Based on a requirement for monitoring the sprinkler system, occupancy or use, the developer shall install an fire alarrn system rnonitored 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. 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 Departrnent access roads shall be an all weather surface designed for 80,000 Ibs. GVW with a minimurn AC thickness of .25 feet (CFC sec 902). . R:\C U P\2004\04-0463 Temecula Regional Hospital\Draft PC CUP & DP Rcso w CofA.doc 27 . . . 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 riser door (CFC 902.4). 89. 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. 88. PRIOR TO THE ISSUANCE OF A CERTIFICATE OF OCCUPANCY OF PHASE I PHASE I - a 170-bed hospital with 80,000 square foot medical office space Public Works Department 90, The following irnprovements shall be constructed and operational: a. Highway 79 South i. Traffic signal modifications at the intersection of Highway 79 South and Country Glen Way. a) Roadway improvernents b) Westbound i) Provide a dedicated right turn lane - 12 foot wide by 200 feet long ii) Provide three (3) thru lanes Iii) Provide one(1) left turn lane Eastbound i) Provide two (2) left turn lanes Ii) Provide two (2) thru lanes and Iii) Provide one (1) shared thrulright lane c) 91. Main entry (Country Glen Way) and Highway 79 South a, Provide a 245' continuous rnedian from Highway 79 South to main drive aisle b. Southbound (exiting site) i. Provide two (2) left turn lanes ii. Provide a 20 foot wide shared thru/right turn lane c. Northbound (entering site) - 28 foot wide 92. Half-street improvements of De Portola Road (Modified Secondary Arterial - 88' R/W) along property frontage plus taper to include installation of pavement, street lights, drainage facilities, signing and striping, and utilities (including but not limited to water and sewer). a. State Route 79/Redhawk Parkway (Margarita Road) i. Southbound and eastbound right turn traffic signal overlap R:\C U P\2004\04-0463 Temecula Regional Hospital\Draft PC CUP & DP Reso w CofA.doc 28 93. Private roads shall be designed to meet City public road standards. Unless otherwise approved the following minimum criteria shall be obseryed in the design of private streets: a. Half-street improvements of Dona Lynora (66' R/W) to include the installation of paving, curb and gutter, utilities (including but not limited to water and sewer) i. Restricted to right in/right out vehicular movement b. Private (28 foot wide) ingress/egress road from Dona Lynora to De Portola Road to include installation of paving and curb as shown on the approved site plan. PRIOR TO THE ISSUANCE OF A CERTIFICATE OF OCCUPANCY OF PHASE II PHASE II - Expand to a 320-bed hospital plus an additional 60,000 square foot medical office space. Public Works Department 94. The following improvements shall be constructed and operational: a, Dartolo Road (Collector - 78' R/W) to be improved with additional paving to allow for two through lanes and a center turn lane. b. Provide an internal connection from project site to Dartolo Road to include paving, curb, gutter, street lights, over crossing 01 drainage channel, and utilities. 95. As deemed necessary by the Departrnent of Public Works, the Developer shall receive written clearance frorn the following agencies: a. Rancho California Water District b, Eastern Municipal Water District c. Department of Public Works 96. 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. 97. The existing irnprovernents shall be reviewed. Any appurtenance darnaged or broken shall be repaired or removed and replaced to the satisfaction of the Director of the Departrnent of Public Works, GENERAL REQUIREMENTS Planning Department 98. 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 c1airns, actions, awards, judgments, or proceedings against the City to attack, set aside, annul, or seek monetary damages resulting, directly or indirectly, frorn any action in furtherance of and the approval of the City, or any agency or instrurnentality 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 deerned for purposes of this condition, to include any R\C U P\2004\04-0463 Temecula Regional Hospital\Draft PC CUP & DP Rt'so w CofA.doc 29 . . . . . . agency or instrumentality thereof, or any of its elected or appointed officials, officers, employees, consultants, contractors, legal counsel, and agents. City shall prornptly 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 (Planning Department). 99. The permittee shall obtain City approval for any modifications or revisions to the approval of this developrnent plan. 100. The applicant shall comply with the Mitigation Monitoring prograrn for the projeqt as attached. 101. 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. 102. 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. 103, The developrnent of the premises shall substantially conform to the approved site plan, contained on file with the Planning Department. 104. This development Plan rnay be revoked pursuant to Section 17.05.010 of the City's Developrnent Code, 105. The developrnent of the prernises shall substantially conform to the approved site plan elevations and landscape plans contained on file with the Planning Department. 106. The conditions of approval specified in this resolution, to the extent specific iterns, rnaterials, equipment, techniques, finishes or sirnilar rnatters are specified, shall be deemed satisfied by staffs prior approval of the use or utilization of an item, rnaterial, 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 Stucco Color No, 1: Stucco Color NO.2: Tile Base: Alurninurn Panel: Ceramic Roof Tile: Tinted Glass: Window Frarne: Color Senergy, Parchment, # 342 Senergy, Walden, # 3104 Daltile, 12" x 12" Continental Slate, Indian Red CS51 Centria, 9910 L T Seawolf Monier Lifetile, Terra Cotta Flashed Viracon, Bronze VE 4-2M Kawneer, Medium Bronze Kynar 500 Fluorocarbon R:\C U P\2004\04-Q463 Temecula Regional Hospital\Draft PC CUP & DP ResQ w CofA.doc 30 107. The condition of approval specified in this resolution, to the extent specific items, . materials, equiprnent, techniques, finishes or sirnilar matters are specified, shall be deemed satisfied by staff prior to approval of the use or utilization of an item, material, equipment, finish, technique that City staff deterrnines 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 rnay appeal, after payrnent of the regular cost of an appeal, the decision to the Planning Commission for its decision, 108. All utilities shall be screened frorn view. Landscape construction drawings shall show and label all utilities and provide appropriate screening. A 3' clear zone shall be provided around fire check detectors as required by the Fire Department before starting the screen, Utilities shall be grouped together in order to reduce intrusion. Screening of utilities shall not look like an after-thought. Planting beds shall be designed around utilities. All light poles shall be located on the landscape plans and the applicant shall insure that there are no conflicts with trees. . 109. The applicant shall insure that mature plantings will not interfere with utilities, adjacent site existing structures and landscaping and traffic sight lines (Planning Department). 110. Prior to the approval and issuance of any perrnanent signs, a sign program shall be submitted for review and approval for the project site, 111. A separate building permit shall be required for all signage, 112. Landscaping shall substantially conform to the approved (Conceptual Landscape Plan) . contained on file with the Planning Department. 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. 113. All requirements of Development Code Chapter 17.32 (Water Efficient Landscape Design) are required to be rnet. Police Department 114. Graffiti: Any graffiti painted or rnarked upon the building shall be removed or painted over within twenty-four (24) hours of being discovered. Notify the Ternecula Police Department immediately so a report can be taken. 115. Crime Prevention: Any business desiring a business security survey of their location can contact the crime prevention unit of the Temecula Police Department. 116, Public Telephones: Any public telephones located on the exterior of the building should be placed in a well-lighted, highly visible area, and installed with a "call-out only" feature to deter loitering. This feature is not required for public telephones installed within the interior of the building. . R:\C U P\2004\04-0463 Temecula Regional Hospital\Draft PC CUP & DP Reso w CofA.doc 31 . . . 117. Landscaping: Applicant shall ensure all landscaping surrounding the building are kept at a height of no more than three feet (3') or below the ground floor windowsills. Plants, hedges and shrubbery should be defensible plants to deter would-be intruders from breaking into the building utilizing lower level windows. a. The placement of all landscaping should corn ply with guidelines from Crime Prevention Through Environrnental Design (CPTED). 118. Lighting: All parking lot lighting surrounding the cornplex should be energy-saving and rninimized after hours of darkness and in compliance with the State of California Lighting Ordinance, Furthermore, all exterior lighting must corn ply with Mt. Palomar Lighting Requirernents. 119. All exterior doors should have their own vandal resistant fixtures installed above. The doors shall be illuminated with a minimum one (1) foot candle of light at ground level, evenly dispersed. Building Department 120. Trash enclosures, patio covers, light standards, and any block walls if not on the approved building plans, will require separate approvals and permits. 121. Signage shall be posted conspicuously at the entrance to the project that indicates the hours of construction, shown below, as allowed by the City of Temecula Ordinance No. 0-90-04, specifically Section G (1) of Riverside County Ordinance No, 457.73, for any site within one-quarter mile of an occupied residence. Monday-Friday 6:30 a.rn. - 6:30 p.m. S~~~ ~OOa~-~~p.~ No work is permitted on Sundays or Government Holidays Community Services Department 122. 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, 123. All trash enclosures shall be large enough to accornmodate a recycling bin, as well as a regular solid waste container. 124. The property owner or private maintenance association shall maintain all parkways, perimeter landscaping, trail, walls, fences and on site lighting. 125. The developer shall comply with the Public Art Ordinance. Fire Department 126, The Fire Prevention Bureau is required to set a rninimum fire flow for the remodel or construction of all comrnercial buildings per CFC Appendix III.A, Table A-III-A-1. The developer shall provide for this project, a water system capable of delivering 3000 GPM at 20 PSI residual operating pressure, plus an assumed sprinkler demand of 850 GPM for a total fire flow of 3850 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 R:\C U P\2004\Q4-Q463 Temecula Regional Hospital\Draft PC CUP & DP Reso w CofA.doc 32 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). 127. 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 3 hydrants, in a combination of on-site and off-site (6" x 4" x 2-2 1/2" outlets) on a looped system shall be located on fire access roads and adjacent to public streets. Hydrants shall be spaced at 400 feet apart, at each intersection and shall be located no more than 225 feet from any point on the street or Fire Department access road(s) frontage to a hydrant. The required fire flow shall be available from any adjacent hydrant(s) in the system. The upgrade of existing fire hydrants rnay be required (CFC 903,2, 903.4.2, and Appendix III-B). 128. As required by the California Fire Code, when any portion of the 1acility is in excess 01 150 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. On site fire hydrants are required for this project (CFC 903,2). 129. 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). 130, 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 subrnitted to the Fire Prevention Bureau for review and . approval per the Fire Code and is subject to inspection (CFC 105), 131. 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 systern for emergency access by fire fighting personnel. This condition only applies if any manual or electronic gate is proposed or conditioned (CFC 902.4). 132. The applicant shall submit for review and approval by the Riverside County Department of Environmental Hea!th and City Fire Department an update to the Hazardous Material Inventory Statement and Fire Department Technical Report on file at the City; should any quantities used or stored onsite increase or should changes to operation introduce any additional hazardous material not listed in existing reports (CFC Appendix II-E). OUTSIDE AGENCIES 133. The applicant shall comply with the attached letter dated July 7, 2004 frorn the Riverside County Departrnent of Environmental Health. 134. The applicant shall comply with the attached letter dated July 24, 2004 frorn the Riverside County Flood Control and Water Conservation District. 135, The applicant shall comply with the attached letter dated July 21, 2004 from the Riverside Transit Authority (RTA), 136. The applicant shall comply with the attached letter dated July 12, 2004 from the Rancho California Water District. . R:\C U P\2004\04-0463 Temecula Regional Hospital\Draft PC CUP & DP Reso w CorA.doc 33 . . . 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\04~0463 Tcmccula Regional Hospital\Draft PC CUP & DP Reso w CorA.doc 34 COUNTY OF RIVERSIDE . COMMUNITY HEALTH AGENCY DEPARTMENT OF ENVIRONMENTAL HEALTH July 7, 2004 l~\l ' ": \ n '-JI ,. '" Ul ~._ v v \".1 ie, City of Temecula Planning Department P.O. Box 9033 Temecula, CA 92589-9033 Attention: Dan Long "10,4' u By ==-=_=;c- RE: Plot Plan No. P A04-0462 & P A04-0463 Dear Mr. Long: Department of Environmental Health has reviewed the Plot Plan No. PA04-0462 & PA04-0463 to construct Temecula Regional Hospital and has no objections. Water and sewer services should be available in this area, although we have not in receipt of any information concerning those services. PRIOR TO THE ISSUANCE OF BUILDING PERMITS THE FOLLOWING SHOULD BE REQUIRED: a) "Will-serve" letters from the appropriate water and sewering districts. . b) Any food establishments, (including vending machines), shall require three complete sets of plans for each food establishment will be submitted including a fIxture schedule, a fInish schedule and a plumbing schedule in order to ensure compliance with the California Uniform Retail Food Facilities Law 2. For specifIc reference, contact Food Facility Plan Examiners at (909) 600-6330. c) Any hazardous materials handling or storage shall require a clearance letter from the Department of Environmental Health Hazardous Materials Management Branch (955- 5055) Sincerely, Sam Martinez, Supervising Environmental Health Specialist (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, cc: Doug Thompson, Hazardous Materials . Local Enforc.ement Agency. PO. Box: 1280, Riverside, CA 92502-1280 . (909) 955-8982 . FAX {909) 781-9653 . 4080 Lemon Street, 9th Floor, Riverside, CA 92501 Uilla Use and WllIter Engineering. Po. Box 1206, Riverside, CA 92502-1206 . (909) 955.8980 . FAX (909) 955-8903 . 4080 Lemon Street, 2nd Roor, Riverside, CA 92501 WARREN D, WILLIAMS 3eneral Manager-Chief Engineer City of Temecula Planning Department Post Office Box 9033 Temecula, California 92589-9033 Attention: ~ \....o.J~ 51180,1 RIVERSIDE COUNTY FLOOD CONTR~-Ff :.~ il I\':f~;-PI r.~I;III. I!IIG ., u --1 b , AND WATERCONSERVATIONDISTGT 1:1 Ii Ii! JUL 2 8 2n04 ! ii il jJLJ 'Ll i~ I"':; 1995 MARKET STREET RIVERSIDE, CA 92501 909,955.1200 909,788.9965 FAX . Ladies and Gentlemen: Re: fA O-t-Cl'lj,,'Z.. ~ p'!>'- Ot-04~ The District does not nonnally 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, Distnct comments/recommendations for such cases are normally limited to items of specific Interest to the District including District Master Drainage Plan facilities, other regional flood control 31)d drainage facilities ""hich could be consider!!? a ,logical compone~f.or extension, of a master plan syste~, and Dlstnct Area Drainage Plan fees (development mitIgatIon fees), In addition, Infonnatlon 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: . 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, stonn 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 wntten request of the City. Facilities rnust 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 fhe District's Area Drainage Plan for which drainage fees have been adopted; applicable fees should be paId by cashier's check or money order only to tfle 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 (NPDESl permit from the State Water Resources Control Board. Clearance for grading, recordation, or other final approvar 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 requiretfle applicant to provide all studies, calculations, plans and other Infonnation re<luired 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 projec~ the City should require the applicant to obtain a Section 1601/1603 Agreement from the California Department or Fish and Game and a Clean Water Act Section 404 Permit from the U.S. Anny 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 tne Corps 404 penn it. )( ,..J ~S;.J, PlOl4-\IT s1t/'l1.L S~ - OI'rl'<-I.J€:t> fO(2. MJ{ .,JDJ.{c" wrTltIN I~ !)\S~ c.T j'-\~tl-1-W- w',..'( I(!- vJ 1\1't D I€.TlZ-I ,.r pP.-C.j L-l TI p> . "~M~C\^,....~ ~'- I...--\.rJt:-I C:AM Very truly yours, ~/f4, . ARTURO DIAZ Senior Civil Engineer Date: ,7t//.y...z( :Ja:J-f . . . :1~f,;' ,c_ _\~i:~ ilaI July 21, 2004 Riverside Transit Agency 1825 Third Street P,O, Box 59968 Riverside. CA 92517-1968 Phone: (909) 565-5000 Fax: (909) 565-5001 Mr. Dan Long, Case Planner Planning Dept., City of Temecula P.O. Box 9033 Temecula, CA 92589-9033 SUBJECT: P04-0462 and PA04-0463 - Temecula Hospital- Comments from RTA Dear Mr: Long: Thank you for the opportunity to review the site plan for the proposed 535,000 sq It rnedical complex at Temecula Hospital along State Route (SR) 79. A copy of RTA Planning's internal Development Review Memo is enclosed and provides additional rationale and technical detail in support of the requests for transit amenities that would expand rnobility options for this project. To encourage and enhance future transit options at Temecula Hospital, RTA recomrnends the site plan or street improvement plans be revised at to show the following features: · A paved, lighted, and ADA-compliant transit bus stop with a 220 It-long turnout configura- tion capable of accornrnodating two parked buses, to be installed along the N side of SR 79, just west of the primary hospital entrance, The bus stop should incorporate a paved passenger waiting area and space for installation of benches and passenger shelters. '. Information note: Sufficient right-of-way appears available for this turnout without significant adjustrnent to sidewalks, loss of parking spaces or required landscaping and with minimum disturbance of future street tree or utility structure installations. . RTA staff is also recommending designation on the plans of an additional specified clear path of travel from the bus stop to the entrance of the main hospital building, . RT A staff also advises that the project proponents work with the City to install two new passenger shelters at the new bus stop that are complimentary to the hospital's design and architectural themes. RTA requests these recommendations be made conditions of approval for PA 04-0462 and PA04-0463. If you need further clarification or I can be of further assistance, please call me at (909) 565-5164 or contact me online at mmccoy@riversidetransit.com, Si?:w9rk Michael McCoy Senior Planner F:ldalaIPlanning\MikeMIWordIDev ReviewlTemecula\20041RTA Ltrhd - Temec Hosp,doc ,,'" - Riverside Transit Agency July 21,2004 ;~ . PLANNING DEPARTMENT MEMO DEVELOPMENT REVIEW To: From: Anne Palatino, Director of Planning Michael McCoy, Senior Planner ~ City of Temecula, Cases PA04-0462 & -0463: Plot Plan review and CUP for 535,000 sq ft of hospital and medical-related facilities, N of State Route (SR) 79 and W of Margarita Rd; Riverside Transit Agency (RTA) Comments Bus routes involved: Existing Route 24 and future bus routes Subject: Summary: Universal Health Care Services Inc proposes a site plan and conditional use permit for the Temecula Hospital project, 535,000 sq ft of medical facilities located on 35 now vacant acres 'I. mile west of the SR79-Margarita Rd intersection in a rapidly expanding commercial district of Temecula. This will be the first full-facility medical institution in Southwest Riverside County and will be a distinct asset to the community, challenging planners and engineers to provide a robust suite of mobility options for access to it. The project includes the following components: . 176-bed, 6-story hospital building, including Emergency admittance . A 5-story expansion of the hospital . Two multi-story medical office buildings . Cancer center . Fitness center . 1280 parking spaces . The site plan's perimeter and interior circulation patterns are very good, with primary access provided directly off a signalized intersection at SR 79 and Country Glen Wy. The hospital's main building entrance will have a covered drive-thru loop suitable for van- pools, paratransit and most private vehicles. Several ADA paths-of-travel are specified on the site plan for connection between the main hospital and all perimeter driveways. RT A operates Route 24 along some portions of SR79 but the bus currently does not stop at this site. RTA is currently studying a general reconfiguration of bus routes in South- west Riverside County and anticipates additional bus service along SR79 and Margarita Rd in the relatively near future since it is an important arterial that would serve many commercial generators of bus traffic. In considering what transit amenities would be appropriate for the Temecula Hospital site, RTA staff looked at other comparable hospitals in the Inland Counties. In some cases, such as Route 17, the hospital is important enough to be the route terminus or name of the line as identified on the bus itself. Also, several distinct transit routes often serve a single large hospital, as listed on the next page. It was found that in general, buses would come onto the site, close to the main building, to drop off and pick up passengers if the facility was publicly owned, such as Riverside . F :ldata\Planning\MikeMIW ordlDev ReviewlT emecula\20041 T emeculaHosp.doc . . . County General Medical Center in Moreno Valley. For privately owned hospitals, like Kaiser or San Gorgonio, the transit stop was always off the property along a nearby street. Some examples of transit service and stops are: . Kaiser Hospital in Riverside: 2 lines, with transit stops along Magnolia having multiple turnouts, benches and shelters, etc; . Lorna Linda Hospital: 3 lines, with transit stops at several locations on perimeter of complex and other nearby medical facilities such as the Veterans Hospital; . Riverside General: 3 lines, with transit center and bus turn-around on site, very close and convenient to main building; . Riverside Community: 2 lines, bus stops along Magnolia, off the property; . Corona Regional Med Ctr: 2 lines, bus stops along S Main St, off the property; . St. Bernardine Med Ctr: 3 lines, multiple bus stops along various perimeter sts Smaller hospitals such as Menifee Valley Med Ctr or the Inland Valley Regional Medical Ctr are not expected to be comparable to the planned Temecula facility upon its full build-out. RT A staff believes Riverside's Kaiser Hospital bus stop configuration would be most comparable with the future needs of the proposed Temecula facility, since the former also has several medical towers, doctor offices and a similar perimeter access road network. No on-site access for regular transit buses is anticipated at either site. To ensure safety and convenience of future transit operations at the Temecula Hospital, RTA is respectfully requesting the site plan or associated street engineering plans be amended to include a two or three-bay bus stop and bus turnout located at: . North side of State Highway 79, on the far side (west of) the proposed signalized intersection with Country Glen Wyand the primary hospital entrance. The stop's taper, or entrance area, should begin no closer than 50 feet from the end of the intersection's radius and extend for no less than 220 ft to accommodate two parked buses. The exact position would depend on location of utility structures, commer- cial signs, street lighting, key landscaping and other factors. The minimum depth (i.e. width) of the turnout is 10ft, however this may be reduced to 5 ft if a designa- ted, striped bike path is installed along this portion of State Highway 79. . Additionally, RT A requests the site plan specify another clear path of travel from the main building going directly out to the requested bus stop location. . RT A staff also requests that the project proponents consider investing in some additional architectural amenities for the bus stop, its benches and shelters by perhaps taking this opportunity to make a positive visual statement at this site in the interests of maintaining the community image of Temecula. Because this facility will be one of the most well-known and visited places in the city, its bus stop is deserving of a high-quality bench and shelter that are visually compatible and complimentary to the main building architectural theme. The applicant's architect or engineers are urged to contact RT A staff for further details. RT A staff will request the multi-bay bus turnout and the path of travel discussed above be made conditions of approval for cases 04-0462 and 04-0463. RT A staff will work with future developers of the eastbound bus stop site (across SR 79) to ensure it is comparable and compatible with the stop in front of the Hospital. INITIAL REVIEW INFORMATION - Review cornpleted date: July 21, 2004. F :ldataIPlanningIMikeM\WordIDev ReviewlT emecula\2004 \ T emeculaHosp.doc (@ Rancho Water Board of Directors John E. Hoagland President Csaba F. Ko Sr. Vi~ President Stephen J. Corona Ralph H. Daily Ben R. Drake Usa D. Herman John V. Rossi Officers: Brian J. Brady General Manager Phillip 1.. Forbes Director of Finance-Treasurer E.P. ''Bob" Lemons Diredor of Engineering Perry R. Louck Controller Linda M. Fregoso District Secretary/Administrative Services Manager C. Michael Cowett Best Best & Krieger LLP General Counsel July 12, 2004 //'\ <) ~, , '\~"\. ~:'~-.'......,..13? '\;:~ .~L/ - ,,-~\ 'v' /:'.:) ,~"':J ,~ '1/ ' <'" ) "';,\,. '-, .. 2 ~(~)> ~>~ ~-Y' ;> @.,5> :;/:J "(/ ci;;; WATER AVAILABILITY, TEMECUL GIONAL HOSPITAL; PARCELS NO.1, NO.2, AND NO.3 OF PARCEL MAP 13043; PARCEL 4 OF PARCEL MAP 6813; AND PARCELS NO.1, NO.2, NO.3, AND NO.4 OF PARCEL MAP 13734; APN 959-080-001 THROUGH APN 959-080-004, AND APN 959-080-007 THROUGH APN 959-080-010; PA04-0462 AND PA04-0463 Dan Long, Project Planner City of Temecula Planning Department Post Office Box 9033 Temecula, CA 92589 - 9033 SUBJECT: Dear NIT. Long: Please be advised that the above-referenced property is located within the boundaries of Rancho California Water District (RCWD). Water service, therefore, would be available upon 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, All on-site public water facilities will require public utility easements in favor of RCWD. The project proposes to relocate RCWD's 12-inch discharge pipeline and the associated easement from RCWD Well No, 120, This pipeline must be contained within a minimum 20-foot-wide easement, which is located such that no permanent structures or trees are located within its boundaries. The project proponent should schedule a meeting with RCWD to confirm and detail these requirements. If you have any questions, please contact an Engineering Services Representative at this office. Sincerely, RANCHO CALIFORNIA WATER DISTRICT . Mic ael G. Meyerpeter, p, Development Engineering Manager 04\rvlM:mcOI8\FCF 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 . (909) 296-6900. FAX (909) 296.6860 . . . ATTACHMENT NO.6 PC RESOLUTION NO. 2005-_ (TENTATIVE PARCEL MAP) R:\C U P\2004\04-0463 Temecula Regional Hospital\PC-ST AFF REPORT-doc 20 . . . PC RESOLUTION NO. 2005-_ A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA RECOMMENDING THAT THE CITY COUNCIL ADOPT A RESOLUTION ENTITLED "A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TEMECULA APPROVING - TENTATIVE PARCEL MAP NO. 32468, TO CONSOLIDATE EIGHT LOTS TOTALING 35.31 ACRES INTO 1 PARCEL, LOCATED ON THE NORTH SIDE OF HIGHWAY 79 SOUTH, APPROXIMATELY 700 FEET WEST OF MARGARITA ROAD AND KNOWN AS ASSESSOR'S PARCEL NOS. 959-080-001 THROUGH 959-080- 004 AND 959-080-007 THROUGH 959-080-010 (PA04-0571) WHEREAS, UHS of Delaware, Inc;filed Planning Application Nos. PA04-0462, General Plan Arnendrnent and Zone Change; PA04-0463, Development Plan and Conditional Use Permit; and PA04-0571, Tentative Parcel Map, which applications are hereby incorporated by reference, forthe property consisting of approxirnately 35.31 acres generally located at the north side of Highway 79 South, approxirnately 700 feet west of Margarita Road known as Assessors Parcel No(s). 959-080- 001 through 959-080-004 and 959-080-007 through 959-080-010 and an Initial Study was prepared in accordance with CEQA Guidelines (Project); WHEREAS, Planning Application No. PA04-0571 was processed including, but not Iirnited to public notice, in the time and manner prescribed by State and local law, including the California Environmental Quality Act; WHEREAS, the Planning Comrnission, at a regular meeting, considered Planning Application No. PA04-0571 on April 6, 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 rnatter; WHEREAS, the Planning Commission adopted Resolution No. 2005-_ recommending that the City Council adopt a Negative Declaration and Mitigation Monitoring Prograrn; WHEREAS, The Planning Commission adopted Resolution No. 2005-_ recommending the City Council approve a General Plan Amendment; Resolution No. 2005-_ recommending the City Council approve a Zone Change; Resolution No. 2005-_ recornmending that the City Council approve a Conditional Use Permit and a Development Plan; WHEREAS, The Planning Commission adopted Resolution No. 2005-_, recommending the City Council approve a Tentative Parcel Map; WHEREAS, at the conclusion of the Planning Commission hearing and after due consideration of the testimony, the Planning Commission recornmended the City Council approve the Project, subject to and based upon the findings set forth hereunder;; WHEREAS, all legal preconditions to the adoption of this Resolution have occurred. R:\C U P\2004\04.0463 Temecula Regional Hospital\Draft PC TPM Resolution.DOC 1 NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF TEMECULA DOES RESOLVE, DETERMINE AND ORDER AS FOLLOWS: Section 1. That the above recitations are true and correct and are hereby incorporated by reference. . Section 2. Findinqs, That the Planning Commission, in recommending approval of the Application, hereby recommends the following findings as required in Section 16,09.140 of the Temecula Municipal Code. A. The proposed subdivision and the design and improvements of the subdivision is consistent with the Development Code, Subdivision Ordinance, General Plan, and the City of Temecula Municipal Code because the proposed subdivision map is consistent with the development standards within the Development Code, Subdivision Ordinance and related General Plan Amendment. B. The tentative map does not propose to divide land which is subject to a contract entered into pursuant to the California Land Conservation Act of 1965, or the land is subject to a Land Conservation Act contract; C. The site is physically suitable for the uses and proposed density as shown on the tentative map as proposed by the Applicant; D. The design of the proposed subdivision and the proposed improvements, with appropriate conditions of approval, is not likely to cause significant environmental damage or substantially and avoidably injure fish or wildlife or their habitat. There are no known fish, wildlife or . habitat on the project site, and the project will not affect any fish, wildlife or habitat off-site. In addition, a Mitigated Negative Declaration has been prepared and certified prior to action on the Application; E. The design of the subdivision and the type of improvements are not likely to cause serious public health problems; F. The design of the subdivision provides for future passive or natural heating or cooling opportunities in the subdivision to the extent feasible; G. The design of the subdivision and the type of improvements will not conflict with easements acquired by the public at large for access through or use of property within the proposed subdivision, or the design of the alternate easements which are substantially equivalent to those previously acquired by the public will be provided; H. The subdivision is a commercial/office project and is not subject to Quimby fees. Section 3. Conditions. The Planning Comrnission of the City of Temecula approves the Project (Tentative Parcel Map No, 32468) to consolidate eight parcels totaling 35.31 acres into one parcel 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. R:\C U P\2004\04-0463 Temecula Regional Hospital\Draft PC TPM Resolution.DOC 2 . . Section 4. PASSED, APPROVED AND ADOPTED by the City of Temecula Planning Commission this 61h day of April, 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 Comrnission, do hereby certify that . PC Resolution No.2005-_ was duly and regularly adofted by the Planning Commission of the City of Temecula at a regular meeting thereof held on the 61 day of April, 2005, by the following vote of the Commission: AYES: PLANNING COMMISSIONERS: NOES: PLANNING COMMISSIONERS: ABSENT: PLANNING COMMISSIONERS: ABSTAIN: PLANNING COMMISSIONERS: Debbie Ubnoske, Secretary . R:\C U P\2004\04-Q463 Temecula Regional Hospital\Draft PC TPM Resolution.DOC 3 . . . EXHIBIT A CITY COUNCIL RESOLUTION 05-_ (TENTATIVE PARCEL MAP) R:\C U P\2004\04~0463 Temecula Regional Hospital\Draft PC TPM Resolution.DOC 4 . . . RESOLUTION NO. 05-_ A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TEMECULA APPROVING - TENTATIVE PARCEL MAP NO. 32468, TO CONSOLIDATE EIGHT LOTS TOTALING 35.31 ACRES INTO 1 PARCEL, LOCATED ON THE NORTH SIDE OF HIGHWAY 79 SOUTH, APPROXIMATELY 700 FEET WEST OF MARGARITA ROAD AND KNOWN AS ASSESSOR'S PARCEL NOS. 959-080- 001 THROUGH 959-080-004 AND 959-080-007 THROUGH 959- 080-010 (PA04-0571) THE CITY COUNCIL OF THE CITY OF TEMECULA DOES HEREBY RESOLVE AS FOLLOWS: Section 1. declare that: The City Council of the City of Temecula does hereby find, deterrnine and A. UHS of Delaware, Inc., filed Planning Application Nos. PA04-0462, General Plan Amendment and Zone Change; PA04-0463, Development Plan and Conditional Use Permit; and PA04-0571, Tentative Parcel Map, for the property consisting of approximately 35.31 acres generally located on the north side of Highway 79 South, approximately 700 feet west of Margarita Road, known as Assessors Parcel No(s), 959-080-001 through 959-080-004 and 959-080-007 through 959-080-010 ("Project"); B. The applications for the Project were processed and an environmental review was conducted as required by law, including the California Environmental Quality Act; C, The Planning Commission of the City of Temecula held a duly noticed public hearing on April 6, 2005 to consider the applications for the Project and environmental review, at which time the City staff and interested persons had an opportunity to, and did, testify either in support or opposition to this matter; D. Following consideration of the entire record of information received at the public hearings and due consideration of the proposed Project, the Planning Comrnission adopted Resolution No. 2005-_ recornmending approval of a Mitigated Negative Declaration and Mitigation Monitoring Plan for the Project; Resolution No. 2005-_ recommending the City Council approval of a General Plan Amendrnent; Resolution No. 2005-_ recomrnending the City Council approval of a Zone Change; Resolution No. 2005-_ recommending the City Council approval of a Conditional Use Permit and Development Plan; E. Following consideration of the entire record of information received at the public hearings and due consideration of the proposed Project, the Planning Commission adopted Resolution No. 2005-_ recommending approval of a Tentative Parcel Map; F, On ,2005, the City Council of the City of Ternecula held a duly noticed public hearing on the Project at which time all persons interested in the Project had the opportunity and did address the City Council on these rnatters. G. On ,2005, the City Council of the City of Temecula approved a Mitigated Negative Declaration and a Mitigation Monitoring Program for the Project when it adopted R:\C U P\2004\04-0463 Temecula Regional Hospital\Draft PC TPM Resolution.DOC 5 Resolution No, 05-_; approving a General Plan Amendment, Resolution No. 05-_; approving a . Zone Change, Ordinance No. 05-_; approving a Conditional Use Permit and Development Plan; H. On ,2005, the City Council of the City of Temecula approved a Tentative Parcel Map for the Project when it approved Resolution No. 05- . Section 2. The City Council ofthe City ofT emecula hereby makes the following findings: A. The proposed subdivision and the design and improvements of the subdivision is consistent with the Development Code, Subdivision Ordinance, General Plan, and the City of T emecula Municipal Code for the following reasons: 1. The proposed subdivision map is consistent with the development standards within the Developrnent Code, Subdivision Ordinance and related General Plan Amendment B. The Tentative Map does not proposed to divide land which is subject to a contract entered into pursuant to the California Land Conservation Act contract of 1965 or the land is is subject to a Land Conservation Act contract. C. The site is physically suitable for the uses and proposed density as shown on the tentative map as proposed by the Applicant; D, The design of the proposed subdivision and the proposed irnprovements, with appropriate conditions of approval, is not likely to cause significant environmental damage or substantially and avoidably injure fish or wildlife or their habitat. There are no known fish, wildlife or habitat on the project site, and the project will not affect any fish, wildlife or habitat off-site. In addition, a Mitigated Negative Declaration has been prepared and certified prior to action on the Application; . E. The design of the subdivision and the type of irnprovements are not likely to cause serious public health problerns; F, The design of the subdivision provides for future passive or natural heating or cooling opportunities in the subdivision to the extent feasible; G. The design of the subdivision and the type of improvements will not conflict with easements acquired by the public at large for access through or use of property within the proposed subdivision, or the design of the alternate easements which are substantially equivalent to those previously acquired by the public will be provided. H. The subdivision is a cornmercial project and is not subject to Quimby fees. Section 3. The City Council of the City of Temecula hereby approves Tentative Parcel Map No. 32468, Application No. PA04-0571, consolidating eight parcels totaling 35.31 acres into 1 parcel, for the property generally located on the north side of Highway 79 South, approximately 700 feet west of Margarita Road, known as assessors parcel no(s), 959-080-001 through 959-080-004 and 959-080-007 through 959-080-010 subject to the specific conditions set forth in Exhibit A, attached hereto, and incorporated herein by this reference as though set forth in full. R:\C U P\2004\04-0463 Temecula Regional Hospital\Draft PC TPM Resolution.DOC 6 . . . . Section 4. The City Clerk shall certify to the adoption of this Resolution, PASSED, APPROVED AND ADOPTED this _ day of ,2005. Jeff Cornerchero, Mayor ATTEST: Susan W. Jones, CMC City Clerk [SEAL] STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss CITY OF TEMECULA ) I, Susan W, Jones, CMC, City Clerk of the City of Temecula, do hereby certify that Resolution No. 05-_ was duly and regularly adopted by the City Council of the City ofTemecula at a regular meeting held on the _ day of , 2005, by the following vote: AYES: NOES: COUNCILMEMBERS: ABSENT: COUNCILMEMBERS: COUNCILMEMBERS: ABSTAIN: COUNCILMEMBERS: Susan W, Jones, CMC City Clerk R:\C U P\2004\04.0463 Temecula Regional Hospital\Draft PC TPM Resolution.DOC 7 . . . EXHIBIT A CITY OF TEMECULA DRAFT CONDITIONS OF APPROVAL Planning Application No.: PA04-0571 (Tentative Parcel Map 32468) Project Description: A Tentative Parcel Map (TPM 32468) to consolidate eight parcels totaling 35.31 acres into one parcel located on the north side of Highway 79 South, approximately 700 feet west of Margarita Road. Assessor's Parcel No.: 959-080-001 through 959-080-004 and 959-080-007 through 959-080-010 DIF: Office TUMF: Service MSHCP: Commercial Approval Date: April 6, 2005 Expiration Date: April 6, 2008 WITHIN FORTY-EIGHT (48) HOURS OF PROJECT APPROVAL !t is understood that the Developer correctly shows on the tentative map all existing and proposed easements, traveled ways, improvement constraints and drainage courses, and their omission may require the project to be resubrnitted for further review and revision. Planning Department 1. The applicant/developer shall deliver to the Planning Department a check or money order made payable to the Riverside County Clerk in the amount of One Thousand Three Hundred Twenty-Eight Dollars ($1,328.00) which includes the One Thousand Two Hundred and Fifty Dollar ($1 ,250.00) fee, required by Fish and Garne Code Section 711.4(d)(3) plus the Sixty Four Dollars ($64,00) County administrative fee, to enable the City to file the Notice of Deterrnination for the Mitigated Negative Declaration required under Public Resources Code Section 211 08(a) and California Code of Regulations Section 15075, If within said forty- eight (48) hour period the applicant/developer has not delivered to the Planning Departrnent the check as required above, the approval for the project granted shall be void by reason of failure of condition [Fish and Garne Code Section 711.4(c)], R:\C U P\2004\04.Q463 Temecula Regional Hospital\Draft PC TPM Resolution.DOC 8 PRIOR TO THE ISSUANCE OF A GRADING PERMIT . Planning Department 2. A copy of the Rough Grading plans shall be submitted and approved by the Planning Department. 3. 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 docurnented evidence that the fees have already been paid. 4. 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 rnay require the property to deposit a sum of rnoney 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." . 5, A qualified paleontologist/archaeologist shall be chosen by the developer for consultation and comment on the proposed grading with respect to potential paleontological/ archaeological impacts. A meeting between the paleontologist/ archaeologist, Planning Department staff, and grading contractor prior to the comrnencernent of grading operations and the excavation shall be arranged. The paleontologist/archaeologist or representative shall have the authority to temporarily divert, redirect or halt grading activity to allow recovery of fossils. 6. The Pechanga Band of Luiseiio Indians shall be contacted to afford the Band an opportunity to monitor ground-disturbing activities and participate in the decisions regarding collection and curation of any such resources. The applicant shall subrnit correspondence to the Planning Department that confirms that such contact has been made prior to the issuance of a grading permit. 7. The Applicant shall enter into a pre-construction agreement/treatrnent plan with the Pechanga Band of Luiseiio Indians, prior to the issuance of grading perrnits, that sets forth and contains the terms and conditions for the treatrnent of discoveries of Native American cultural resources. The agreement/treatrnent plan shall contain provisions for the treatrnent of all Native American cultural iterns, artifacts, and human remains that rnay be uncovered during the project. The agreement/treatrnent plan may allow for the presence of Pechanga tribal monitors during any ground-disturbing activities. The applicant shall submit a signed copy of the pre-construction agreement/treatment plan to the Planning Department prior to the issuance of a grading permit. R:\C U P\2004\04-0463 Temecula Regional Hospitat\Draft PC TPM Resolution.DOC 9 . . . . 8. The Applicant andJor landowner agrees to relinquish all cultural resources, including all archeological artifacts, that are found on the Project area to the Pechanga Band of Luiseno Indians for proper treatment and disposition. This rnitigation measure shall be placed on the grading plan as a note prior to issuance of a grading permit. 9. Prior to any ground disturbance activities a qualified archaeological rnonitor will be present and will have the authority to stop and redirect grading activities, in consultation with the Pechanga Band of Luiseno Indians and their designated monitors, to evaluate the significance of any archaeological resources discovered on the property. This mitigation measure shall be placed on the grading plan as a note prior to issuance of a grading permit. 10. If any human remains are encountered on the project site, all ground disturbing activities in the vicinity of the discovery will be terminated imrnediately and the County Coroner's office and the Pechanga Band of Luiseno Indians will be contacted to arrange for the treatment of such remains. This mitigation measure shall be placed on the grading plan as a note prior to issuance of a grading permit. Public Works Department 11. A Grading Plan shall be prepared by a registered Civil Engineer in accordance with City of Temecula standards and approved by the Department of Public Works prior to commencement of any grading. The plan shall incorporate adequate erosion control measures to protect the site and adjoining properties from damage due to erosion. 12. The Developer shall post security and enter into an agreement guaranteeing the grading and erosion control improvements in conformance with applicable City Standards and subjectto approval by the Department of Public Works. 13. The Developer shall obtain letters of approval or easements for any off-site work performed on adjoining properties. The letters or easements shall be in a format as directed by the Departrnent of Public Works. PRIOR TO RECORDATION OF A FINAL MAP 14, The following shall be submitted to and approved by the Planning Department: a. A copy of the Final Map. b, A copy of the Environrnental Constraint Sheet (ECS) with the following notes: i. This property is located within thirty rniles (30) of Mount Palomar Observatory. All proposed outdoor lighting systems shall comply with the California Institute of Technology, Palomar Observatory recommendations, Ordinance No. 655. ii, A Mitigated Negative Declaration was prepared for this project and is on file at the City of Temecula Planning Departrnent. Iii. This project is within a liquefaction hazard zone. iv. This property is located within an area identified by the City of Temecula General Plan as being a sensitive area with regards to archeological and paleontological resources. R:\C U P\2004\04-0463 Temecula Regional Hospital\Draft PC TPM Resolution.DOC 10 Public Works Department 15. All on-site drainage facilities shall be maintained by a private rnaintenance association orthe property owner. 16. As deemed necessary by the Department of Public Works, the Developer shall receive written clearance frorn the following agencies: a. Rancho California Water District b. Eastern Municipal Water District c. Riverside County Flood Control and Water Conservation District d. City of Temecula Fire Prevention Bureau e. Planning Department I. Departrnent of Public Works g. Riverside County Health Department h, Cable TV Franchise \. Cornmunity Services District j, Verizon k. Southern California Edison Company I. Southern California Gas Company 17. The Developer shall design and guarantee construction of the following public irnprovements to City of Temecula General Plan standards unless otherwise noted. Plans shall be reviewed and approved by the Department of Public Works: a. Improve Highway 79 South (Urban Arterial Highway Standards - 134' R/W) to include installation of sidewalk, street lights, drainage facilities, signing and striping, and utilities (including but not Iirnited to water and sewer) \. The dedicated right turn lane into the main entry (Country Glen Way) shall be 12 feet wide and 200 feet long at a minimurn, i\. All utilities, except electrical lines rated 34kv or greater, shall be installed underground. b. Modify the existing traffic signal at the intersection of Highway 79 South and Country Glen Way. c. Half-street improvernents of De Portola Road (Modified Secondary Arterial - 88' RIW) along property frontage plus taper to include installation of pavement, street lights, drainage facilities, signing and striping, and utilities (including but not limited to water and sewer), d. Dartolo Road (Collector - 78' R/W) to be irnproved with additional paving to allow for two through lanes and a center turn lane. \. Provide an internal connection from project site to Dartolo Road to include paving, curb, gutter, street lights, over crossing of drainage channel, and utilities. R:\C U P\2004\04-0463 Temecula Regional Hospital\Draft PC TPM Resolution.DOC 11 . . . . . . State Route 79/Redhawk Parkway (Margarita Road) - Provide southbound and eastbound right turn traffic signal overlap 18. Private roads shall be designed to rneet City public road standards. Unless otherwise approved the following minimum criteria shall be observed in the design of private streets: a. Half-street irnprovements of Dona Lynara (66' R/W) to include the installation of paving, curb and gutter, utilities (including but not limited to water and sewer) b. Private (28 foot wide) ingress/egress road frorn Dona Lynora to De Portola Road to include installation of paving and curb as shown on the approved site plan. e. 19. Unless otherwise approved the following minimum criteria shall be observed in the design of the street irnprovernent plans: a. Street centerline grades shall be 0.5% minirnum over P .C.C. and 1.00% rninimurn over A,C. paving. ' b. Driveways shall conform to the applicable City Standard No. 207A. c. Street iights shall be installed along the public streets shall be designed in accordance with City Standard No. 800, 801, 802 and 803. d. Concrete sidewalks shall be constructed in accordance with City Standard Nos. 400 and 401. e. All street and driveway centeriine 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 rninimum sight distance and visibility, 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 f. g. h. 20. A construction area Traffic Control Plan shall be designed by a registered Civil Engineer and reviewed by the Department of Public Works for any street closure and detour or other disruption to traffic circulation as required by the Departrnent of Public Works. 21. Relinquish and waive right of access to and from Highway 79 South on the Parcel Map with the exception of two (2) openings as delineated on the approved Tentative Parcel Map. 22. Relinquish and waive right of access to and from De Portola Road on the Parcel Map with the exception of one opening as delineated on the approved Tentative Parcel Map. 23. All easernents and/or right-of-way dedications shall be offered for dedication to the public or other appropriate agency and shall continue in force until the City accepts or abandons such offers. All dedications shall be free from all encumbrances as approved by the Department of Public Works. R:\C U P\2004\04-0463 Temecula Regional Hospital\Draft PC TPM Resolution.DOC 12 24. Any delinquent property taxes shall be paid, . 25. An Environmental Constraints Sheet (ECS) shall be prepared in conjunction with the Parcel Map to delineate identified environmental concerns and shall be recorded with the map. 26. The Developer shall comply with all constraints which may be shown upon an Environmental Constraint Sheet recorded with any underlying maps related to the subject property, 27. The Developer shall make a good faith effort to acquire the required off-site property interests, and if he or she should fail to do so, the Developer shall, prior to submittal of the Parcel Map for recordation, enter into an agreement to complete the improvements pursuant to the Subdivision Map Act, Section 66462 and Section 66462.5. Such agreement shall provide for payment by the Developer of all costs incurred by the City to acquire the off-site property interests required in connection with the subdivision. Security of a portion of these costs shall be in the form of a cash deposit in the amount given in an appraisal report obtained by the Developer, at the Developer's cost. The appraiser shall have been approved by the City prior to commencement of the appraisal. 28. A copy of the grading and improvement plans, along with supporting hydrologic and hydraulic calculations shall be submitted to the Riverside County Flood Control and Water Conservation District for approval prior to recordation of the Parcel Map or the issuance of any permit. A permit from Riverside County Flood Control and Water Conseryation District . is required for work within their right-of-way. 29. The Developer shall notify the City's cable TV Franchises of the Intent to Develop. Conduit shall be installed to cable TV Standards at time of street irnprovernents. . 30. Bus bays will be provided at all existing and future bus stops as determined by the Department of Public Works. 31, A 28 foot easement shall be dedicated for public utilities and emergency vehicle access for all private streets and drives. 32. Easements, when required for roadway slopes, landscape easernents, drainage facilities, utilities, etc" shall be shown on the final map if they are located within the land division boundary, All offers of dedication and conveyances shall be submitted for review and recorded as directed by the Department of Public Works, On-site drainage facilities located outside of road right-of-way shall be contained within drainage easements and shown on the final map. A note shall be added to the final rnap stating "drainage easements shall be kept free of buildings and obstructions. " Fire Department 33. The Fire Prevention Bureau is required to set minimurn 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 leet 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 systern. The upgrade of existing fire hydrants may be required. (CFC 903.2, 903.4.2, and Appendix III-B) R:\C U P\2004\04-0463 Temecula Regional Hospital\Draft PC TPM Resolution.DOC 13 . . . . 34. The Fire Prevention Bureau is required to set a minirnum fire flow for comrnercial 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 autornatic 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) 35. Prior to map recordation the applicant shall submit to the Fire Prevention Bureau a georectified (pursuant to Riverside County standards) digital version of the map including parcel and street centerline information, The electronic file will be provided in a ESRI Arclnfo/ArcView compatibleforrnat and projected in a State Plane NAD 83 (California Zone VI) coordinate system, The Bureau must accept the data as to completeness, accuracy and format prior to satisfaction of this condition, 36, This parcel shall maintain reciprocal access to all parcels. GENERAL REQUIREMENTS Planning Department 37. 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 instrurnentality 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 deerned 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 prornptly 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. 38. The tentative subdivision shall comply with the State of California Subdivision Map Act and to the City of Temecula Subdivision Ordinance, unless modified by the conditions listed below. A time extension rnay be approved in accordance with the State Map Act and City Ordinance, upon written request, if made 30 days prior to the expiration date. 39, The applicant shall corn ply with the Mitigation Monitoring Program for this project, as attached. PUBLIC WORKS DEPARTMENT 40. A Precise Grading Plan shall be submitted to the Departrnentof Public Works for review and approval. The building pad shall be certified by a registered Civil Engineer for location and elevation, and the Soils Engineer shall issue a Final Soils Report addressing compaction and site conditions, R:\C U P\2004\04-0463 Temecula Regional Hospital\Oratt PC TPM Resolution.DOC 14 41. 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 implernenting Chapter 15.06. 42. 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 implernenting Chapter 15.08. OUTSIDE AGENCIES 50. The applicant shall cornply with the attached letter dated November 19, 2004 from the Rancho California Water District. 51 . The applicant shall comply with the attached letter dated January 19, 2005 from the Department of Environmental Health, 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 conforrnance with these conditions of approval and that any changes I rnay wish to make to the project shall be subject to Comrnunity Development Department approval. Applicant's Signature Date Applicant's Printed Name R:\C U P\2004\04-0463 Temecula Regional Hospital\Draft PC TPM Resolution.DOC 15 . . . Rancho Water Board of Directors John E. Hoagland President Csaba F. Ko Sr. Vice President Stephen J. Corona Ralph H. Uaily Ben R. Drake Lisa D. Herman Michael R. McMillan Officers: Brian J. Brady General Manager Phillip L. Forbes Director of Finance-Treasurer E.P. "Bob" Lemons iredor ofEngine<:!ring PetTy R. Louck Director of Planning Jeff D. Armstrong Controller November 19, 2004 m~N~[; ~ ;o:'~ By Dan Long, Project Planner City of Temecula Planning Department 43200 Business Park Drive Post Office Box 9033 Temecula, CA 92589-9033 SUBJECT: WATER AVAILABILITY PARCEL NO.4 OF PARCEL MAP NO. 6813 PARCELS NO.1, NO.2, AND NO.3 OF PARCEL MAP NO. 13043; PARCELS NO.1, NO.2, NO.3, AND NO.4 OF pARCEL MAP NO. 13734; APN 959-080-001, APN 959-080- 002, APN 959-080-003, APN 959-080-004, APN 959-080- 007, APN 959-080-008, APN 959-080-009, AND APN 959-080-010 CITY PROJECT NO. P A04-0571 [UNIVERSAL HEALTH SERVICES] Dear Mr. Long: Please be advised that the above-referenced property is located within the boundaries of Rancho California Water District (RCWD). Water service, therefore, would be available upon construction of any required on-site and/or off- site water facilities and the completion of financial arrangements between RCWD and the property owner. Linda M. Fregoso Distri<:t Secretary/Administrative smi", M,n'gec If fire protection is required, the customer will need to contact RCWD for fees and C, Mkh,el Cowett requirements. Water availability would be contingent upon the property owner Best Best & Krieger LLP Ceoec,ICoonce) signing an Agency Agreement that assigns water management rights, if any, to RCWD. If 'You. should ha'\Te . a'lY qu,.es.tions" pl~ase -contact an Engineering Services Representative at this office. Sincerely, RANCHO CALIFORNIA WATER DISTRICT ~h.. I' ~i(ael G.. Meyerpeter, P, Development Engineering Manager 04\MM:at211IFCF c: Laurie Williams, Engineering Services Supervisor Rancho California Water District 42135 Winchester Road . Po.st Office BOll 9017 . Temccula, Califomia 92589-9017 . (951)296-6900. FAX (951) 296-6860 o COUNTY OF RIVERSIDE . HEALTH SERVICES AGENCY 0 DEPARTMENT OF ENVIRONMENTAL HEALTH City of Temecula Planning Department P.O. Box 9033 Temecula, CA 92589-9033 rf~r~~~-~--:-----~-~-""""" /'1 n.! i ,S (r" Ie; 1'/ Ii:' 1<,.1 i I; I ..-' ~::-' ~:I _ Li. I rl ii' ! '\' i: I IIIJui: JAN 2 1 200S I ~.II 1_ Ui @i I . .- - --------====.1 January 19, 200S ATTN: Dan Long RE: TENTATIVE PARCEL MAP NO. 32468 (1 LOT) Dear Mr. Long: 1. The Department of Environmental Health has reviewed Tentative Parcel Map 32468 and recommends: a A water system shall be installed in accordance with plans and specifications as approved by the water company and the Environmental Health Department. Permanent prints of the plans of the water system shall be submitted in triplicate; with a minimum scale not less than one inch equals 200 feet, along with the original drawing to the County Surveyor's Office. The prints shall show the internal pipe diameter, location of valves and fire hydrants; pipe and joint specifications, and the size of the main at the junction of the new system to the existing system. The plans shall comply in all respects with Div. S, Part 1, Chapter 7 of the California Health and Safety Code, California Administrative Code, Title 11, Chapter 16, and General Order No. 103 of the Public Utilities Commission of the State of California, when applicable. The plans shall be signed by a registered engineer and water company with the following certification: "1 certify that the design of the water system in Tentative Parcel Map 32468 is in accordance with the water system expansion plans of the Rancho California Water District and that the water services, storage, and distribution system will be adequate to provide water service to such "Tentative Parcel Map". This certification does not constitute a guarantee that it will supply water to such Tentative Parcel Map at any specific quantities, flows or pressures for fire protection or any other purpose. A responsible official of the water company shall sign this certification. The plans must be submitted to the Countv Survevor's Office to review at least two weeks PRIOR to the request for the recordation of the final map. 2. It will be necessary for financial arrangements to be made PRIOR to the recordation of the final map, . . . Local Enforcement Agency. PO. Boy. 1280. Riwyside, CA. 92502-1280" (909) 955-8982 .. FAX (909) 731-9653 .. 4080 Lemon Sheet 9th Floor. Riverside, CA 92501 Land Use and Wafer Engineering" PO. Box 1206, Riverside, CA 92502-1206 .. (909) 955-8980 .. FAX (909) 955-8903 .. 4080 Lemon Street. 2nd Floor. Riverside, CA 92501 I f I I / Page Two Attn: Dan Long January 19, 2005 . 3. This subdivision is within the Eastern Municipal Water District and shall be connected to the sewers of the District. The sewer system shall be installed in accordance with plans and specifications as approved by the District, the County Surveyor's Office and the Health Department. Permanent prints of the plans of the sewer system shall be submitted in triplicate, along with the original drawing, to the County Surveyor's Office. The prints shall show the internal pipe diameter, location of manholes, complete profiles, pipe and joint specifications and the size of the sewers at the junction of the new systern to the existing system. A single plat indicating location of sewer lines and waterlines shall be a portion of the sewage plans and profiles. The plans shall be singed by a registered engineer and the sewer district with the following certification: "I certify that the design of the sewer system in Tentative Parcel Map 32468is in accordance with the sewer system expansion plans of the Eastern Municipal Water District and that the waste disposal system is adequate at this time to treat the anticipated wastes from the proposed Tentative Parcel Map". The plans must be submitted to the County Surveyor's Office to review at least two weeks PRIOR to the request for the recordation of the final map. 2. It will be necessary for financial arrangements to be made PRIOR to the recordation of the final map. . Sincerely, .