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HomeMy WebLinkAbout05_071 PC Resolution PC RESOLUTION NO. 05-71 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NO. PA05-0254, A DEVELOPMENT PLAN TO CONSTRUCT A NEW COMMERCIAL 73,306 SQUARE FOOT SHOPPING CENTER THAT INCLUDES FIVE RETAIL BUILDINGS AND PLANNING APPLICATION NO. PA05-0319, A CONDITIONAL USE PERMIT TO ALLOW A DRIVE.THROUGH AUTOMATIC TELLER MACHINE FOR A WELLS FARGO BANK LOCATED ON HIGHWAY 79 SOUTH BETWEEN MAHLON VAIL AND BUTTERFIELD STAGE ROAD (ASSESSOR'S PARCEL NUMBER 952. 200-002,011,012, AND 013) WHEREAS, Joe Reyes, representing Megaland Engineers & Associates, filed Planning Application No. PA05-0254 and PA05-0319, in a manner in accord with the City of Temecula General Plan and Development Code; WHEREAS, Planning Application Nos. PA05-0254 and PA05-0319 were processed including, but not limited to a public notice, in the time and manner prescribed by State and local law; WHEREAS, the Planning Commission, at a regular meeting, considered Planning Application Nos. PA05-0254 and PA05-0319 on December 14, 2005, at a duly noticed public hearing as prescribed by law, at which time the City stall and interested persons had an opportunity to and did testily either in support or in opposition to this matter; WHEREAS, at the conclusion of the Commission hearing and after due consideration of the testimony, the Commission approved Planning Application Nos. PA05-0254 and PA05-0319 subject to the conditions after finding that the project proposed in Planning Application Nos. PA05-0254 & PA05-0319 conformed to the City of Temecula General Plan and Development Code; NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF TEMECULA DOES HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS: Section 1. That the above recitations are true and correct and are hereby incorporated by reference. Section 2. Findinqs. The Planning Commission, in approving Planning Application No. 05-0259 (Development Plan) hereby makes the following findings as required by Section 17.05.010.F of the Temecula Municipal Code: A. The proposed use is in conformance with the General Plan for Temecula and with all applicable requirements of state law and other ordinances of the City; The proposal is consistent with the land use designation and policies reflected for Community Commercial (CC) development in the City of Temecula General Plan. The General Plan has listed the proposed uses, including retail, professional office and service oriented business activities, as typical uses in the Community Commercial designation. The Land Use Element of the General Plan requires that proposed buildings be compatible with existing buildings. The proposed commercial buildings G:\Planning\2005\PAOS.0254 Butterfield Station DP\Planning\final Reso.docl have been designed to be compatible with the surrounding buildings currently located adjacent to the subject site. In addition, the proposal is consistent with the development regulations of the Community Commercial (CC) zoning district. The proposal is consistent with the land use designation and policies reflected for Commercial zoning of the Vail Ranch Specific Plan. B. The overall development of the land is designed for the protection of the public health, safety, and general welfare; The proposed project is consistent with the development standards outlined in the City of Temecula Development Code. The proposed architecture and site layout for the project has' been reviewed utilizing the Commercial Development Performance Standards of the Development Code. The proposed project has met the performance standards in regards to circulation, architectural design and site plan design. The project has been reviewed for, and as conditioned, has been found to be consistent with, all applicable policies, guidelines, standards and regulations intended to ensure that the development will be constructed and function in a manner consistent with the public health, safety and welfare. Conditional Use Permit PA05-0319 (Code Section 17.04.010.E\ A. The proposed conditional use is consistent with the General Plan and the Development Code; The proposal for a drive-through facility, is consistent with the land use designation and policies reflected in the Vail Ranch Specific Plan, the land use standards in the General Plan and the City's Development Code. 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 allect 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 the proposed conditional use will not adversely affect the adjacent uses, buildings or structures because the project site is a commercial use on commercially zoned land. The building is designed to enhance the surrounding area 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, buller areas, landscaping, and other development features prescribed in this Development Code and required by Planning Commission or Council in order to integrate the use with other uses in the neighborhood; The conditional use is a request for four drive-through facilities on commercially zoned land. The site is adequate in size and shape to accommodate the proposed drive- G:\Planning\200S\PA05-0254 Butterfield Station DP\Planning\final Reso.doc2 through 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; Staff has reviewed the proposed and feels it has been designed to minimize any adverse impacts, including health, safety and general welfare to the community. Section 3. Environmental Comoliance. In accordance with the California Environmental Quality Act, the proposed Project has been deemed to be categorically exempt from further environmental review. (CEQA Section 15162 subsequent EIR's and Negative Declarations). The project has been analyzed within the previously approved Mitigated Negative Declaration for PA03-0355. The proposed project has been conditioned to comply with the approved Mitigated Negative Declaration and the Mitigation Monitoring Program (attached). Section 4. Conditions. That the City of Temecula Planning Commission hereby conditionally approves Planning Application No. PA05-0254 (Development" Plan) to construct a commercial shopping center consisting of 73,306 square feet of building space and PA05-0319, (Conditional Use Permit) to allow a drive-through Automatic Teller Machine for a Wells Fargo Bank with conditions of approval as set forth on Exhibit A, attached hereto, and incorporated herein by this reference together with any and all necessary conditions that may be deemed necessary . Section 5. PASSED, APPROVED AND ADOPTED by the City of Temecula P'"o'o, Com_oo ..",4" day of D~mb~ 2005. A .J ~ David>fJiathewson, Chairman ATTEST: nJh~' ~y. / Debbie Ubnoske, Secretary [SEAL] ,,', ~ -. ~-"'.. " .\ '" ......- \. ,".~' .f #' . " '. " '~ ,- , :,- \':" ~', -~.... " \, .;" I :.:..--... '._f .-\' ,'. '''.; -.... G:\Planningl2005\PA05-0254 Butterfield Station DP'IPlanning\final Reso.doc3 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. 2005.71 was duly and regularly adopted by the Planning Commission of the City of Temecula at a regular meeting thereof held on the 14th day of December, 2005, by the following vote: AYES: 5 PLANNING COMMISSIONERS: Chiniaell, Guerriero, Harter, Telesio, Mathewson NOES: 0 PLANNING COMMISSIONERS: None ABSENT: 0 PLANNING COMMISSIONERS: None ABSTAIN: 0 PLANNING COMMISSIONERS: None 7);z./-J--n--t:' U~ '0- Debbie Ubnoske, Secretary G:\Planningl2005\PA05-0254 Bntterfield Station DPJ'lanninglfinal Reso.d0c4 EXHIBIT A CITY OF TEMECULA FINAL CONDITIONS OF APPROVAL Planning Application No.: PA05-0254 and PA05-0319 Project Description: Planning Application No. PA05-0254 is a request for a Development Plan to construct a new commercial 73,306 square foot shopping center that includes five retail buildings and Planning Application No. PA05-0319 a Conditional Use Permit to a Development Plan for a drive-through Automatic Teller Machine for a Wells Fargo Bank located on Highway 79 South between Mahlon Vail and Butterfield Stage Road. Assessor's Parcel No. 952-200-002,011,012, and 013 MSHCP Category: DIF Category: TUMF Category: Retail/Service Retail/Service Retail/Service Approval Date: December 14, 2005 Expiration Date: December 14, 2007 WITHIN FORTY-EIGHT (48) HOURS OF THE APPROVAL OF THIS PROJECT Planning Department 1. The applicant/developer shall deliver to the Planning Department a cashier's check or money order made payable to the County Clerk in the amount of the Sixty Four Dollars ($64.00) County administrative fee, to enable the City to file the Notice of Determination for the 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 Game Code Section 711.4(c)]. G:\Planning\2005\PA05-Q254 Butterfield Station OPlPlanninglFinal COA's.doc1 GENERAL REQUIREMENTS G:IPlanning\200SIPAOS-Q254 Butterfield Station OPIPlannlnglFinal COA's.doc2 Planning Department 2. The applicant and owner of the real property subject to this condition shall hereby agree to indemnify, protect, hold harmless, and defend the City with Legal Counsel of the City's own selection from any and all claims, actions, awards, judgments, or proceedings against the City to attack, set aside, annul, or seek monetary damages resulting, directly or indirectly, from any action in furtherance of and the approval of the City, or any agency or instrumentality thereof, advisory agency, appeal board or legislative body including actions approved by the voters of the City, concerning the Planning Application. The City shall be deemed for purposes of this condition, to include any agency or instrumentality thereof, or any of its elected or appointed ollicials, ollicers, employees, consultants, contractors, legal counsel, and agents. City shall promptly notify both the applicant and landowner of any claim, action, or proceeding to which this condition is applicable and shall further cooperate fully in the defense of the action. The City reserves the right to take any and all action the City deems to be in the best interest of the City and its citizens in regards to such defense. 3. The permittee shall obtain City approval for any modifications or revisions to the approval of this development plan. 4. This approval shall be used within two (2) years of the approval date; otherwise, it shall become null and void. By use is meant the beginning of substantial construction contemplated by this approval within the two (2) year period, which is thereafter diligently pursued to completion, or the beginning of substantial utilization contemplated by this approval. 5. The Director of Planning may, upon an application being filed within thirty days prior to expiration, and for good cause, grant a time extension of up to three one-year extensions of time, one year at a time. 6. Trash enclosures shall be provided to house all trash receptacles utilized on the site. 7. All downspouts shall be internalized. 8. The development of the premises shall substantially conform to the approved site plan and elevations contained on file with the Planning Department. 9. The conditions of approval specified in this resolution, to the extent specific items, materials, equipment, techniques, finishes or similar matters are specified, shall be deemed satisfied by staffs prior approval of the use or utilization of an item, material, equipment, finish or technique that City stall determines to be the substantial equivalent of that required by the condition of approval. Stall 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 . Roof Tile Stone Veneer Tilt-up Concrete Panel Color Concrete Shingles, color: New Cedar Durango Mountain Ledge Stone Freeze Paint 8210 Whispering Birch, Freeze Paint 8215D Tattersall Brown, Freeze Paint 8735 Wild Country, G:\Planning\2005\PA05-0254 Butterfield Station OPlPlanninglFinal COA's.doc3 Wood Rafter Tails Cement Siding Trim Olympic Solid Body Stain Russet Certainteed preprimed cedar lap siding painted with Freeze 8214M Tobacco Road 10. Landscaping installed for the project shall be continuously maintained to the reasonable satisfaction of the Planning Director. If it is determined that the landscaping is not being maintained, the Planning Director shall have the authority to require the property owner to bring the landscaping into conformance with the approved landscape plan. The continued maintenance of all landscaped areas shall be the responsibility of the developer or any successors in interest. 11. A separate building permit shall be required for all sign age. 12. 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. 13. The applicant shall comply with the approved P A03-0335 Mitigation Monitoring Program attached. 14. The applicant shall sign both copies of the final conditions of approval that will be provided by the Planning Department stall, and return one signed set to the Planning Department for their files. Public Works Department 15. A Grading Permit for precise grading, including all on-site flat work and improvements, shall be obtained from the Department of Public Works prior to commencement of any construction outside of the City-maintained street right-of-way. 16. An Encroachment Permit shall be obtained from the Department of Public Works prior to commencement of any construction within an existing or proposed City right-of-way. 17. All grading plans hall be coordinated for consistency with adjacent projects and existing improvements contiguous to the site and shall be submitted on standard 24" x 36" City of Temecula mylars. 18. The project shall include construction-phase pollution prevention controls and permanent post-construction water quality protection measures into the design of the projectto prevent non-permitted runoll from discharging ollsite or entering any storm drain system or receiving water. 19. A Water Quality Management Plan (WQMP) shall be submitted to the City. The WQMP will include site design BMPs (Best Management Practices), source controls, and treatment mechanisms. ' 20. The drivevyay on Highway 79 South is restricted to a right-inJright-out movement. G:IPlanning\2005IPA05.Q254 Butterfield Station OPIPlanninglFinal COA's.doc4 Fire Prevention 21. 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. 22. The Fire Prevention Bureau is required to set a minimum fire flow for the remodel or construction of all commercial buildings per CFC Appendix III.A, Table A-III-A-1. The developer shall provide for this project, a water system capable of delivering 4000 G PM at 20 PSI residual operating pressure, plus an assumed sprinkler demand of 850 GPM for a total fire flow of 4850 GPM with a 4 hour duration. The required fire flow may be adjusted during the approval process to reflect changes in design, construction type, or automatic fire protection measures as approved by the Fire Prevention Bureau. The Fire Flow as given above has taken into account all information as provided. (CFC 903.2, Appendix III-A) 23. The Fire Prevention Bureau is required to set minimum fire hydrant distances per CFC Appendix III-B, Table A-III-B-1. Fire hydrants, in a combination of on-site and oll-site (6" x 4" x 2-2 1/2" outlets) shall be located on Fire Department access roads and adjacent public streets. Hydrants shall be spaced no less than 4000 feet apart, at each intersection and shall be located no more than 250 feet from any point on the street or Fire Department access road(s) frontage to a hydrant. The required fire flow shall be available from any adjacent hydrant(s) in the system. The upgrade of existing fire hydrants may be required. (CFC 903.2, 903.4.2, and Appendix III-B) 24. 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) 25. During remodeling and/or addition construction ALL FIRE and LIFE SAFETY SYSTEMS will be maintained in working order and up to their original design and performance specifications. 26. Access to sprinkler riser room must not be obstructed at anytime by adjacent vehicle trallic, or for any other reason. 27. Covered drive-thru teller machine area must be lire sprinklered. Community Services 28. The trash enclosure shall be large enough to hold two bins, one dedicated to recycling as well as one for other solid waste. 29. 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. 30. Any damage done during construction to the existing 8 foot wide trail shall be repaired to TCSD's standards. 31. The Applicant shall comply with the Public Art Ordinance. Details of the ordinance can be located on the City's website at www.citvoftemecula.ora; under Chapter 5.08 of the municipal code. G:\Planning\2005\PA05-Q254 Butterfield Station OPlPlannlnglFinal COA's.d0c5 I , 32. All parkways, landscaping, fencing, trail, entry median and on site lighting shall be maintained by the property owner or maintenance association. Building and Safety Department 33. All design components shall comply with applicable provisions of the 2001 edition of the California Building, Plumbing and Mechanical Codes; 2001 California Electrical Code; California Administrative Code, Title 24 Energy Code, Calilornia Title 24 Disabled Access Regulations, and the Temecula Municipal Code. 34. The City of Temecula has adopted an ordinance to collect fees for a Riverside County area wide Transportation Uniform Mitigation Fee (TUMF). Upon the adoption of this ordinance on March 31, 2003, this project will be subject to payment of these fees at the time of building permit issuance. The fees shall be subject to the provisions of Ordinance 03-01 and the fee schedule in ellect at the time of building permit issuance. 35. Submit at time of plan review, a complete exterior site lighting plans showing compliance with Ordinance No. 655 for the regulation of light pollution. All street-lights and other outdoor lighting shall be shown on electrical plans submitted to the Department of Building and Safety. Any outside lighting shall be hooded and directed so as not to shine directly upon adjoining property or public rights-of-way. 36. A receipt or clearance letter from the Temecula Valley School District shall be submitted to the Building and Safety Department to ensure the payment or exemption from School Mitigation Fees. 37. Obtain all building plans and permit approvals prior to commencement of any construction work. 38. Show all building setbacks. 39. Provide house electrical meter provisions for power for the operation of exterior lighting, fire alarm systems. For developments with multiple buildings, each separate building shall be provided with a house meter. 40. Provide an approved automatic fire sprinkler system. 41. All building and facilities must comply with applicable disabled access regulations. Provide all details on plans. (California Disabled Access Regulations effective April 1, 1998) 42. Provide disabled access from the public way to the main entrance of the building. 43. Provide van accessible parking located as close as possible to the main entry. 44. Show path of accessibility from parking to furthest point of improvement. 45. Trash enclosures, patio covers, light standards, and any block walls if not on the approved building plans, will require separate approvals and permits. G:\Planning\2005\PA05-0254 Butterfield Station OPlPlanninglFinal COA's.doc6 46. Signage shall be posted conspicuously at the entrance to the project that indicates the hours of construction, shown below, as allowed by the City of Temecula Ordinance No. 94-21, specilically Section G (1) of Riverside County Ordinance No. 457.73, for any site within one- quarter mile of an occupied residence. Monday-Friday 6:30 a.m. - 6:30 p.m. Saturday 7:00 a.m. - 6:30 p.m. No work is permitted on Sundays or Government Holidays G:\Plannlng\2005\PA05-0254 Butterfield Station OPlPlanninglFinal COA's.doc7 PRIOR TO ISSUANCE OF GRADING PERMITS G:lPlanning\200SIPAOS.02S4 Buttertield Station OPlPlanning\Final COA's.doc8 Planning Department 47. Provide the Planning Department with a copy of the underground water plans and electrical plans for verification of proper placement of transformer(s) and double detector check prior to final agreement with the utility companies. 48. The applicant shall submit a photometric plan, including the parking lot to the Planning Department, which meets the requirements of the Development Code and the Palomar Lighting Ordinance. The parking lot light standards shall be placed in such a way as to not adversely impact the growth potential of the parking lot trees. 49. The applicant shall comply with the provisions of Chapter 8.24 of the Temecula Municipal Code (Habitat Conservation) by paying the appropriate fee set forth in that Ordinance or by providing documented evidence that the fees have already been paid. 50. The following shall be included in the Notes Section of the Grading Plan: "If at any time during excavation/construction of the site, archaeologicaVcultural 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 allected area to immediately cease. The Director of Planning at his/her sole discretion may require the property to deposit a sum of money it deems reasonably necessary to allow the City to consult and/or authorize an independent, fully qualified specialist to inspect the site at no cost to the City, in order to assess the significance of the find. Upon determining that the discovery is not an archaeologicaVcultural 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." Public Works Department 51. A Grading Plan shall be prepared by a registered Civil Engineer and shall be reviewed and approved by the Department of Public Works. The grading plan shall include all necessary erosion control measures needed to adequately protect adjacent public and private property. 52. 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. 53. A Soil Report shall be prepared by a registered Soil or Civil Engineer and submitted to the Director of the Department of Public Works with the initial grading plan check. The report shall address all soils conditions of the site, and provide recommendations for the construction of engineered structures and pavement sections. 54. A Geological Report shall be prepared by a qualified engineer or geologist and submitted to the Department of Public Works with the initial grading plan check. The report shall address special study zones and the geological conditions of the site, and shall provide recommendations to mitigate the impact of liquefaction. G:\Planning\2005IPA05-o254 Butterfield Station OPIPlanninglFinal COA's.doc9 55. The Developer shall have a Drainage Study prepared by a registered Civil Engineer in accordance with City Standards identifying storm water runoll 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 runoll. The study shall also analyze and identify impacts to downstream properties and provide specific recommendations to protect the properties and mitigate any impacts. Any upgrading or upsizing of downstream facilities, including acquisition of drainage or access easements necessary to make required improvements, shall be provided by the Developer. 56. Construction-phase pollution prevention controls shall be consistent with the City's Grading, Erosion & Sediment Control Ordinance and associated technical manual, and the City's standard notes for Erosion and Sediment Control. 57. The project shall demonstrate coverage under the State NPDES General Permit for Construction Activities by providing a copy of the Waste Discharge Identification number (WDID) issued by the State Water Resources Control Board (SWRCB). A Stormwater Pollution Prevention Plan (SWPPP) shall be available at the site throughout the duration of construction activities. 58. 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 Conservation District c. Planning Department d. Department of Public Works 59. The Developer shall comply with all constraints which may be shown upon an Environmental Constraint Sheet (ECS) recorded with any underlying maps related to the subject property. 60. Permanent landscape and irrigation plans shall be submitted to the Planning Department and the Department of Public Works for review and approval. 61. The Developer shall obtain any necessary letters of approval or slope easements for oll-site work performed on adjacent properties as directed by the Department of Public Works. 62. 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. 63. The site is in an area identified on the Flood Insurance Rate Map. This project shall comply with Chapter 15, Section 15.12 of the City Municipal Code which may include obtaining a Letter of Map Revision from FEMA. A Flood Plain Development Permit shall be submitted to the Department of Public Works for review and approval. G:\PlanningI2005\PA05-0254 Butterfield Station OPlPlanninglRnal COA'..doc10 PRIOR TO ISSUANCE OF BUILDING PERMIT G:\Planning\2005\PA05-0254 Buttertield Station OPlPlanninglRnal COA's.docl1 Planning Department 64. A comprehensive sign program application shall be filed with the Planning Department before the issuance of a sign permit. 65. Three (3) copies of Construction Landscaping and Irrigation Plans shall be reviewed and approved by the Planning Department. These plans shall conform to the approved conceptual landscape plan, or as amended by these conditions. The location, number, genus, species, and container size of the plants shall be shown. The plans shall be consistent with the Water Ellicient Ordinance. The plans shall be accompanied by the following items: a. Appropriate filing fee (per the City of Temecula Fee Schedule at time of submittal). b. Provide a minimum five foot wide planter to be installed at the perimeter of all parking areas. Curbs, walkways, etc. are not to infringe on this area. c. Provide an agronomic soils report with the construction landscape plans. d. One (1) copy of the approved grading plan. e. Water usage calculations per Chapter 17.32 of the Development Code (Water Ellicient Ordinance). f. Total cost estimate of plantings and irrigation (in accordance with approved plan). g. A landscape maintenance program shall be submitted for approval, which details the proper maintenance of all proposed plant materials to assure proper growth and landscape development for the long-term esthetics of the property. The approved maintenance program shall be provided to the landscape maintenance contractor who shall be responsible to carry out the detailed program. h. The landscape plan shall be amended with the following conditions: 66. The site plan shall be modified providing additional landscape area to include trees, shrubs, vines and ground covers along the north and east sides of the Bank; the west side of the Retail Building; north side of Major 1; north side of the Shops Building; and the north and east sides of Major 2 as approved by the Director of Planning in order to provide landscaping in scale with the adjacent building masses. Large canopy trees shall be provided as approved to provide appropriate scale with the Major 1 and Major 2 building masses. 67. Plants in containers shall be provided as approved by the Director of Planning for areas adjacent to store fronts along walkways. 68. All utilities shall be screened from public 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. Utilities shall be grouped together in order to reduce intrusion. Screening of utilities is not to look like an after-thought. Planting beds shall be designed around utilities. All light poles shall be located on the landscape plans and shall not conflict with trees. 69. A landscape maintenance program shall be submitted for approval with the landscape construction plans, which details the proper maintenance of all proposed plant materials to assure proper growth and landscape development for the long-term esthetics of the G:IPlanning\2005IPA05-Q254 Butterfield Station DPIPlanninglFinal COA's.doc12 property. The approved maintenance program shall be provided to the landscape maintenance contractor who shall be responsible to carryout the detailed program. 70. A minimum of one broad canopy type tree shall be provided per 4 parking spaces. The trees shall be in close proximity to the parking spaces they are to shade. Additional planting area shall be provided as required to allow for these trees. 71. Building plans shall indicate that all roof hatches shall be painted "International Orange". 72. The construction plans shall indicate the application of painted rooftop addressing plotted on a 9-inch grid pattern with 45-inch tall numerals spaced 9-inches apart. The numerals shall be painted with a standard 9-inch paint roller using fluorescent yellow paint applied over a contrasting background. The address shall be oriented to the street and placed as closely as possible to the edge of the building closest to the street. Public Works Department 73. Precise grading plans shall conform to applicable City of Temecula Standards subject to approval by the Director of the Department of Public Works. The following design criteria shall be observed: a. Flowline grades shall be 0.5% minimum over P.C.C. and 1.00% minimum over A.C. paving. b. Driveways shall conform to the applicable City of T emecula Standard No. 207 A. c. Street lights shall be installed along the public streets adjoining the site in accordance with City Standard No. 800, 801, 802 and 803. d. Concrete sidewalks and ramps shall be constructed along public street frontages in accordance with City of Temecula Standard Nos. 400, 401 and 402. e. All street and driveway centerline intersections shall be at 90 degrees. f. Landscaping shall be limited in the corner cut-oll area of all intersections and adjacent to driveways to provide for minimum sight distance and visibility. 74. The Developer shall construct the following public improvements to City of Temecula General Plan standards unless otherwise noted. Plans shall be reviewed and approved by the Director of the Department of Public Works: a. Improve Highway 79 South (Urban Arterial Highway Standards -134' R/W) to include installation of sidewalk, street lights, drainage facilities, signing and striping, utilities (including but not limited to water and sewer). 75. A construction area Trallic 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 trallic circulation as required by the Department of Public Works. 76. All access rights, easements for sidewalks for public uses shall be submitted and reviewed by the Director of the Department of Public Works and City Attorney and approved by City Council for dedication to the City where sidewalks meander through private property. G:\Planning\200S\PAOS-Q254 Butterfield Station OPlPlanning\FInal COA's.doc13 77. 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. 78. A reciprocal ingress/egress easement shall be recorded between project site and Parcels 1 and 7 of Parcel Map No. 29864. 79. The Developer shall pay to the City the Public Facilities Development Impact Fee as required by, and in accordance with, Chapter 15.06 of the Temecula Municipal Code and all Resolutions implementing Chapter 15.06. 80. The Developer shall pay to the City the Western Riverside County Transportation Uniform Mitigation Fee (TUMF) Program as required by, and in accordance with, Chapter 15.08 of the Temecula Municipal Code and all Resolutions implementing Chapter 15.08. Building and Safety Department At Plan Review Submittal 81. A sound transmission control study shall be prepared and submitted at time of plan review in accordance with the provisions of Appendix Chapter 12, Section 1208A, of the 2001 edition of the California Building Code. 82. Restroom fixtures, number and type, to be in accordance with the provisions of the 2001 edition of the California Building Code Appendix 29. 83. Provide electrical plan including load calculations and panel schedule, plumbing schematic and mechanical plan applicable to scope of work for plan review. 84. Truss calculations that are stamped by the engineer of record and the truss manufacturer engineer are required for plan review submittal. 85. Provide precise grading plan at plan check submittal to check accessibility for persons with disabilities. Prior to Permit Issuance 86. Provide appropriate stamp of a registered professional with original signature on plans prior to permit issuance. Prior to Beoinnino Construction 87. A pre-construction meeting is required with the building inspector prior to the start of the building construction. G:IPlanning\2005\PA05-0254 Butteriield Station OPIPlanninglRnal COA's.doc14 Fire Prevention 88. 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) 89. Prior to building final, all locations where structures are to be built shall have approved Fire Department vehicle access roads to within 150 feet to any portion of the facility or any portion of an exterior wall of the building(s). Fire Department access roads shall be an all weather surface designed for 80,000 lbs. GVW with a minimum AC thickness of .25 feet. ( CFC see 902) 90. Fire Department vehicle access roads shall have an unobstructed width of not less than twenty-four (24) feet and an unobstructed vertical clearance of not less than thirteen (13) feet six (6) inches. (CFC 902.2.2.1) 91. Prior to building construction, this development shall have two (2) points of access, via all- weather surface roads, as approved by the Fire Prevention Bureau. (CFC 902.2.1) 92. Prior to issuance of building permits, the developer shall furnish one copy of the water system plans to the Fire Prevention Bureau for approval prior to installation. Plans shall be signed by a registered civil engineer; contain a Fire Prevention Bureau approval signature block; and conform to hydrant type, location, spacing and minimum fire flow standards. After the plans are signed by the local water company, the originals shall be presented to the Fire Prevention Bureau for signatures. The required water system including fire hydrants shall be installed and accepted by the appropriate water agency prior to any combustible building materials being placed on an individual lot. (CFC 8704.3, 901.2.2.2 and National Fire Protection Association 24 1-4.1) Community Services 93. Prior to building permit issuance the developer shall provide TCSD verification of arrangements made with the City's franchise solid waste hauler for disposal of construction debris. 94. Prior to issuance of building permits, the developer shall post security and enter into an agreement to install the landscaped median. G:\Planning\2005\PA05-0254 Butterfield Station OPlPlannlnglFinal COA's.doc15 PRIOR TO RELEASE OF POWER, BUILDING OCCUPANCY OR ANY USE ALLOWED BY THIS PERMIT G:IPlanning\2005\PA05-0254 Butterlield Station OPIPlanning\Flnal COA's.doc16 Planning Department 95. Prior to the release of power, occupancy, or any use allowed by this permit, the applicant shall be required to screen all loading areas and roof mounted mechanical equipment from view of the adjacent residences and public right-of-ways. If upon final inspection it is determined that any mechanical equipment, roof equipment or backs of building parapet walls are visible from any portion of the public right-of-way adjacent to the project site, the developer shall provide screening by constructing a sloping tile covered mansard roof element or other screening if reviewed and approved by the Director of Planning. 96. All required landscape planting and irrigation shall have been installed consistent with the approved construction plans and shall be in a condition acceptable to the Director of Planning. The plants shall be healthy and free of weeds, disease, or pests. The irrigation system shall be properly constructed and in good working order. 97. Performance securities, in amounts to be determined by the Director of Planning, to guarantee the maintenance of the plantings in accordance with the approved construction landscape and irrigation plan shall be filed with the Planning Department for a period of one year from final certificate of occupancy. After that year, if the landscaping and irrigation system have been maintained in a condition satisfactory to the Director of Planning, the bond shall be released upon request by the applicant. 98. Each parking space reserved for the handicapped shall be identified by a permanently allixed reflectorized sign constructed of porcelain on steel, beaded text or equal, displaying the International Symbol of Accessibility. The sign shall not be smaller than 70 square inches in area and shall be centered at the interior end of the parking space at a minimum height of 80 inches from the bottom of the sign to the parking space finished grade, or centered at a minimum height of 36 inches from the parking space finished grade, ground, or sidewalk. A sign shall also be posted in a conspicuous place, at each entrance to the oll- street parking facility, not less than 17 inches by 22 inches, clearly and conspicuously stating the following: Unauthorized vehicles parked in designated accessible spaces not displaying distinguishing placards or license plates issued for persons with disabilities may be towed away at owner's expense. Towed vehicles may be reclaimed by telephoning (951 )-696-3000." 99. In addition to the above requirements, the surface of each parking place shall have a surface identification sign duplicating the Symbol of Accessibility in blue paint of at least 3 square feet in size. 100. All site improvements including but not limited to parking areas and striping shall be installed prior to occupancy or any use allowed by this permit. 101. All of the foregoing conditions shall be complied with prior to occupancy or any use allowed by this permit. Public Works Department 102. The project shall demonstrate that the pollution prevention BMPs outlined in the WQMP have been constructed and installed in conformance with approved plans and are ready for immediate implementation. G:IPlanning\2005\PA05-0254 Butterlield Station DPIPlannlnglFinal COA's.doc17 103. As deemed necessary by the Department of Public Works, the Developer shall receive written clearance from the following agencies: a. Rancho California Water District b. Eastern Municipal Water District c. Department of Public Works 104. 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. 105. The existing improvements shall be reviewed. Any appurtenance damaged or broken shall be repaired or removed and replaced to the satisfaction of the Director of the Department of Public Works. Fire Prevention 106. Prior to issuance of a Certificate of Occupancy or building final, approved numbers or addresses shall be provided on all new and existing buildings in such a position as to be plainly visible and legible from the street or road fronting the property. Numbers shall be of a contrasting color to their background. Commercial, multi-family residential and industrial buildings shall have a minimum twelve (12) inches numbers with suite numbers a minimum of six (6) inches in size. All suites shall gave a minimum of six (6) inch high letters and/or numbers on both the front and rear doors. (CFC 901.4.4) 107. Prior to issuance of Certificate of Occupancy or building final, based on square footage and type of construction, occupancy or use, the developer shall install a fire sprinkler system. Fire sprinkler plans shall be submitted to the Fire Prevention Bureau for approval prior to installation. (CFC Article 10, CBC Chapter 9) 108. Prior to issuance of Certificate of Occupancy or building final, based on a requirement for monitoring the sprinkler system, occupancy or use, the developer shall install an fire alarm system monitored by an approved Underwriters Laboratory listed central station. Plans shall be submitted to the Fire Prevention Bureau for approval prior to installation. (CFC Article 10) 109. Prior to the issuance of a Certificate of Occupancy or building final, a "Knox-Box" shall be provided. The Knox-Box shall be installed a minimum of six (6) feet in height and be located to the right side of the main entrance door. (CFC 902.4) 110. Prior to final inspection of any building, the applicant shall prepare and submit to the Fire Department for approval, a site plan designating Fire Lanes with appropriate lane painting and or signs. 111. Prior to the issuance of a Certificate of Occupancy, building final or occupancy, buildings housing high-piled combustible stock shall comply with the provisions of Uniform Fire Code Article 81 and all applicable National Fire Protection Association standards. The storage of high-piled combustible stock may require structural design considerations or modifications to the building. Fire protection and lile safety features may include some or all of the following: an automatic fire sprinkler system(s) designed for a specific commodity class and storage arrangement, hose stations, alarm systems, smoke vents, draft curtains, Fire Department access doors and Fire department access roads. (CFC Article 81) G:IPlanning\2005IPA05-0254 BuUerlield Station OPIPlanninglFinal COA's.doc18 Soecial Conditions 112. The applicant shall comply with the requirements of the Fire Code permit process and update any changes in the items and quantities approved as part of their Fire Code permit. These changes shall be submitted to the Fire Prevention Bureau for review and approval per the Fire Code and is subject to inspection. (CFC 105) G:\Planning\200S\PAOS-Q254 Butterfield Station OPlPlanninglFlnal COA's.doc19 OUTSIDE AGENCIES G:\Planning\2005\PA05-0254 Butterlield Station OPlPlanninglFinal COA's.doc20 113. The applicant shall comply with the letter (attached) sent by the County of Riverside Department .of Environmental Health dated September 28. 2005. 114. The applicant shall comply with the letter (attached) sent by Pechanga Cultural Resources dated September 8, 2005. 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 G:\Planning\2005IPA05-Q254 Butterfield Station OPIPlannlnglFinal COA's.doc21 ~~ o COUNTY OF RIVERSIDE · HE. ;H SERVICES AGENCY 0 DEPARTMENT OF ENVIRONMENTAL HEALTH Seprember28,2005 City ofTernecula Planning Department P.O. Box 9033 Ternecula, CA 92589-9033 Attention: Veronica McCoy SefJ 3 (J 21705 RE: Development Plan No. PA05-0254 Dear Ms. McCoy: 1. Department of Environmental Health has reviewed the Development Plan to construct four retail buildings totaling 73,000 sq. ft. and has no objections. Although, the site plan indicates that water and sewer services are existing we have no recent information in regards water and sewer availability. 2. PRIOR TO TIlE ISSUANCE OF BUILDING PERMITS TIlE FOLWWING SHOULD BE REQUIRED: a) "Will-serve" letters from the al'l"'vl'.:ate water and sewering districts. b) If there are to be any food establishments, (including vending machines), 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) If there are to be any hazardous materials, a clearance letter from the D"l'o:w.;".ent of Environmental Health Hazardous Materials Management Branch (955-5055) will be required indicating that ti!.e project has been cleared for: . Underground storage tanks, Ordinance # 617.4. . Hazardous Waste Generator Services, Ordinance # 615.3. . Hazardous Waste Disclosure (in accordance with Ordinance # 651.2). . Waste reduction management Sincerely, ental Health Specialist , . ~upervising (909) 955-8980 NOTE: Any current additional requirements not covered can be applicable at time of Building PIan review for fmal Department of Environmental Health clearance. Doug Thompson, Hazardous Materials cc: Local Enforcement Agency. PO. Box 1280, Riverside. CA 92502.1280 . (90lJ) 955-8982 . FAX (909) 781-9653 . 4080 Lemon Street. 9th Floor. Riverside. CA 92501 land Use and Water Engineering. PO. Box 1206, Riverside. CA 92502~1206 . (909) 955.8980 . FAX (909) 955-8903 . 4080 L.?mon Sh"eel. 2nd Floor. Riverside. CA 92501 - - - Chairperson: Germaine Arenas &i~i~R~J~~~ts.. PECffANOA CULTURAL RESOURCES Temecula Band of Luiseno Mission Indians Vice Chairperson: Mary Bear Magee ~~i--' ~~~ Post Office. Box 2183 . Temecula, CA 92593 Telephone (951) 308-9295' Fax (951) 506-9491 Committee Members: Raymond Basquez, Sr. Evie Gerber Darlene Miranda Bridgett Barcello Maxwell Director: Gary DuBois September 8, 2005 Coordinator: Paul Macarro Veronica McCoy City ofTemecula Planning Department P.O. Box 9033 Temecula, CA 92589-9033 SEP 1 2 2005 Cultural Analyst: Stephani,e Gordin Monitor Supervisor: Aurelia Manuffo Re: Comments on PA05-0254, Butterfield Station Dear Ms. McCoy, This comment letter is submitted by the Pechanga Band of Luisei'io Indians (hereinafter, "Pechanga Tribe"), a federally recognized Indian tribe and sovereign government. The Pechanga Tribe is formally requesting, pursuant to Public Resources Code ~21 092.2, to be notified and involved in the entire CEQA environmental review process for the duration of the above referenced project (the "Project"). We submit the following comments on the above listed document for the Project. Additional comments may be submitted directly by Pechanga or through their attorneys. We request that all such comments be part of the official record for the approval of this Project. We also request that the City of Temecula provide us with copies of all archeological studies, reports, site records, proposed lestingplans, and proposed mitigation measures, and conditions as soon as they become available, for our comment. THE LEAD AGENCY MUST INCLUDE AND CONSULT WITH THE TRIBE IN ITS REVIEW PROCESS Sacred Is The Duty Trusted Unto Our Care And With Honor We Rise To The Need Pechanga comment letter to ine City ofTemecula Planning Department RE: Butterfield Station, P A05-0254 Page 2 It has been the intent of the Federal Governmentl and the State ofCalifornia2 that Indian tribes be consulted with regard to issues which impact cultural and spiritual resources, as well as other governmental concerns. The responsibility to consult with Indian tribes stems from the unique government-to-government relationship between the United States and Indian tribes. This arises when tribal interests are affected by the actions of governmental agencies and departments such as "pp'u lal of Specific Plans and EIRs. In this case, it is undisputed thatthe project lies within the Luisefio tribe's traditional territory. Therefore, in order to comply with CEQA and other applicable Federal and California law, it is imperative that the Lead Agency and the Project applicant consult with the Tribe in order to guarantee an adequate basis of knowledge for an app.vpriate evaluation of the project effects, as well as generating adequate mitigation measures. PROJECT IMPACTS TO CULTURAL RESOURCES The Pechanga Tribe is not opposed to this development project. The Pechanga Tribe's primary concerns stem from the project's likely impacts on Native American cultural resources. The Pechanga Tribe is concerned about both the protection of unique and irreplaceable cultural resources, such as Luisefio village sites and archaeological items which would be displaced by ground-disturbing work on the project, and on the proper and lawful treatment of cultural items, Native American human remains and sacred items likely to be discovered in the course of the work. The Tribe would also like to point out that a preferred method of treatment for archeological sites according to the CEQA is avoidance (California Public Resources Code ~21083.1), and that this is in alr""ment with the Tribe's practices and policies concerning cultural resources. The Pechanga Tribe asserts that the Project area is part of the Pechanga Tribe's aboriginal territory, as evidenced by the existence of Luisefio place names, rock art pictographs, petroglyphs and extensive artifact.records found in the vicinity of the Project. This project is located directly adjacent to the Temecula Creek. This waterway was and continues to be an important cultural resource to the Pechanga people. Not only the waterway itself, but because numerous sites are located along and adjacent to this waterway. Temecula Creek is a very well known and documented habitation area for the Luisefiol Pechanga people, as evidenced in numerous archeological studies, and through Luisefio oral tradition. The entire corridor of Highway 79, with the width of that corridor extending from the Temecula Creek to Pauba Road to the north is a traditional travel and trade route for the Luisefio people, as well as containing permanent habitation routes along the length ofit. This route stretched from the Pacific Ocean at current day Camp Pendleton inland to the San Jacinto Mountain base and beyond. In addition to the habitation areas along this corridor, there are many burial and ceremonial areas along the route. In fact, the Initial Study done for the Butterfield Ranch Shopping Center indicated that I See Executive Memorandum of April 29, 1994 on Government-ta-Government Relations with Native American Tnbal GO\ ..._..._:.. and Executive Order of November 6, 2000 on Consultation and Coordination with Indian Tribal Govenunents. 2 See California Public Resource Code ~S097.9 el seq. Pechanga Cultural Resources' Temecula Band of Luisefio Mission Indians Post Office Box 2183' Temecula, CA 92592 Sacred Is The Duty Trusted Unto Our Care And With Honor We Rise To The Need Pechanga comment letter to Ule City ofTemecula Planning Department RE: Butterfield Station, PA05-0254 Page 3 Elderberry is present on the property. This is a welJ known indicator of culturally sensitive areas, including burial areas. Given alJthe infonnation, there is a very strong likelihood of locating sub-surface resources during ground disturbing activities. The Pechanga Tribe's knowledge ofthe continuous occupation of the Luiseilo people in this geographical area for thousands of years, through their stories and songs, are cultural evidence that subsurface sites may exist in this Project area. Therefore, the Pechanga Tribe requests that in the case of discovery of new or additional sites or resources, that the Lead Agency re-evaluate the Project impacts to cultural resources and adopt appropriate mitigation measures to address such. The Pechanga Tribe intends to assert its legal rights with respect to additional fmds of significant sites or cultural resources which are of sacred and ceremonial significance to the Pechanga Tribe. Given that Luiseno cultural resources wilJ likely be affected by the Project, the Pechanga Tribe must be alJowed to be involved and participate with the Lead Agency and the Project Applicant in developing all monitoring and mitigation plans for the duration of the Project. Further, given the potential for archaeological resources within the Project area, it is the position of the Pechanga Tribe that Pechanga tribal monitors should be required to be present during all ground-disturbing activities conducted in connection with the project, including any archeological testing perfonned. It is further the position of the Pechanga Tribe that an Agreement regarding at't'&vt'.;ate :.....:...ent of cultural resources be drafted and entered into. Further, the Pechanga Tribe believes that ifhuman remains are discovered, State law would apply and the mitigation measures for the pennit must account for this. According to the California Public Resources Code, ~ 5097.98, if Native American human remains are discovered, the Native American Heritage commission must name a "most likely descendant," who shall be consulted as to the appropriate disposition of the remains. Given the Project's location in Pechanga territory, the Pechanga Tribe intends to assert its right pursuant to California law with regard to any remains or items discovered in the course of this project. And, accordingly, the Pechanga Tribe further requests that the Lead Agency work with the Tribe to draft an agreement which would address any inadvertent discoveries of cultural resources, including human remains. Also, surveys and grading may reveal significant archaeological resources and sites which may be eligible for inclusion in the historic site register, and may contain human remains or sacred items. Therefore, we request that the Lead Agency commit to evaluating Project environmental impacts to any cultural sites that are discovered during archeological testing and grading, and to adopt "t't'.vt'.:ate mitigation for such sites, in consultation with the Pechanga Tribe. REOUESTED MITIGATION The Tribe requests that at't'.vt'.:ate assessment of the archeological and cultural resources on the Project property be evaluated to detennine significant and 3t't'.vt'.:ate treatment by a ' Pechanga Cultural Resources' Temecula Band of Luiseno Mission Indians Post Office Box 2183 . Temecula, CA 92592 Sacred Is The Duty Trusted Unto Our Care And With Honor We Rise To The Need Pechanga comment letter to iIle City ofTemecula Planning Department RE: Butterfield Station, P A05-0254 Page 4 qualified archeologist in conjunction with the Pechanga Tribe. Any such testing should involve the Tribe, and all tests to determine impacts should be completed prior to Project approval. For the reasons above, the Pechanga Tribe requests the following mitigation measures be adopted at the present time. Upon completion of a thorough archeological assessment additional mitigation measures may be necessary. I. Prior to the issuance of grading pennits, the Project Applicant/Developer is required to enter into a Pre-Excavation A&,""ment with the Pechanga Band ofLuiseno Indians. This Agreement will address the treatment and disposition of cultural resources and human remains that may be uncovered during construction as well as provisions for tribal monitors. 2. Tribal monitors from the Pechanga Band of Luisefio Indians shall be allowed to monitor all grading, excavation and ground-breaking activities within native soils in the Tribe's aboriginal territory, including further surveys, to be compensated by the Project Applicant/Developer. The Pechanga Tribal monitors will have the authority to temporarily stop and redirect grading activities to evaluate the significance of any archaeologiCal resources discovered on the property, in coJUunction with the archeologist and the Lead Agency. 4. The landowner agrees to relinquish ownership of all cultural resources, including all Luisefio sacred items, burial goods and all archeological artifacts that are found on the Project area to the Pechanga Band ofLuisefio Indians for }',v}''', trea~ent and disposition. 5. All sacred sites within the Project area are to be avoided and preserved. The Pechanga Tribe looks forward to working together with Veronica McCoy, the City of Temecula and other interested agencies in protecting the invaluable Luisefio cultural resources found in the Project area. If you have any questions, please do not hesitate to contact me at (951) 308-9295 or Laura Miranda at (951) 676-2768, Ext. 2137. Thank you for the opportunity to submit these comments. Sincerely, t. C? ~~tl Stephanie Gordin Cultural Analyst Pechanga Cul/ural Resources' Temecula Band of Luiseiio Mission Indians Post Office Box 2183. Temecula, CA 92592 Sacred Is The Duty Trusted Unto Our Care And With Honor We Rise To The Need