HomeMy WebLinkAbout06_037 PC Resolution
PC RESOLUTION NO. 06-37
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF TEMECULA APPROVING PLANNING APPLICATION
NO. A MULTI-FAMilY DEVELOPMENT PLAN PROPOSAL TO
ESTABLISH AND CONSTRUCT 70 RESIDENTIAL BUilDINGS
WITH A TOTAL OF 210 INDIVIDUAllY OWNED ATTACHED
(TRIPLEX) UNITS ON APPROXIMATELY 21 VACANT ACRES
IN PLANNING AREAS 415, 6 AND 7 OF THE RANCHO
HIGHLANDS SPECIFIC PLAN, ALSO KNOWN AS ASSESSOR
PARCEL NUMBERS 944330001, 944330003 and 944330017
(PA05-o167)
Section 1. Matthew Fagan representing Pulte Homes, filed Planning Application No.
PA05-0167 on June 2,2005, in a manner in accord with the City of Temecula General Plan and
Development Code.
Section 2. Planning Application No. PA05-0167 was processed including, but not
limited to a public notice, in the time and manner prescribed by State and local law.
Section 3. The Planning Commission, at a regular meeting, considered Planning
Application No. PA05-0167 on May 3, 2006 at a duly noticed publiC hearing as prescribed by
law, at which time the City staff and interested persons had an opportunity to and did testify
either in support or in opposition to this matter.
Section 4. At the conclusion of the Planning Commission Hearing and after due
consideration of the testimony, the Planning Commission approved Planning Application No.
PA05-0167 subject to the conditions after finding that the project proposed in Planning
Application No. PA05-0167 conformed to the City of Temecula General Plan and Development
Code.
Section 5. Findinas. The Planning Commission, in approving Planning Application
No. PA05-0167 (Development Plan), hereby makes the following findings as required by
Section 17.05.010F of the Temecula Municipal Code:
Development Plan (Code Section 17.05.010F)
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 proposed multi-family development is permitted in the High Density Residential Use
designation standards contained in the Rancho Highlands SpeCific Plan, the City's
Development Code and the General Plan. The site is properly planned and zoned, and
as conditioned, is physically suitable for the type and density of residential development
proposed. The project, as conditioned, is also consistent with other applicable
requirements of State law and local ordinances, including the Califomia Environmental
Quality Act (CEQA), and fire and building codes.
B. The overall development of the land is designed for the protection of the public
health, safety, and general welfare;
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The overall design of the multi-family development, including the site, building, parking,
circulation and other associated site improvements, is consistent with, and intended to
protect the health and safety of those living and working in and around the site. The
project has been reviewed for, and as conditioned, has been found to be consistent with
all applicable policies, guidelines, standards and regulations intended to ensure that the
development will be constructed and function in a manner consistent with the public
health, safety and welfare.
Section 7. Environmental Compliance. A Mitigated Negative Declaration has been
prepared pursuant to the California Environmental Quality Act. 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.
IMPACT MITIGATION
Aesthetics The City will ensure that proposed project complies with
the City Light Pollution Control Ordinance when building
plans are submitted for permits and when projects are
field-inspected.
Air Quality Ensure compliance with SCAQMD Rule 403, reduce
construction related emissions of NOx, PM10 and VOCs.
Cultural Resources If cultural materials are encountered during construction,
all work in that area should be halted or diverted, a
qualified paleontologist shall monitor any excavations into
any Pauba Formation (native soils).
Geology and Soils Prior to issuance of grading permit, the applicant shall
prepare and submit the following: final grading plan,
erosion control plan, geologic and geotechnical reports,
building foundations and structures shall conform to
appropriate and applicable structural requirements.
Hazards and Hazardous Materials All spills or leakage of petroleum products during
construction activities will be remediated in compliance
with applicable state and local regulations.
Noise Construct a sound wall for buildings adjacent to Interstate
15, provide a "windows closed" condition requiring a
means of mechanical ventilation (e.g. air conditioning) for
all units, provide upgraded windows with a minimum
Sound Transmission Class (STC) rating of 31 for units
facing the 1-15, all homes should be provided with
weather-stripped solid core exterior doors and exterior
wall/roof assemblies, a final noise study shall be prepared
prior to the issuance of building permits.
Traffic and Circulation Construct a median on Ynez Road adjacent to Rancho
Highland Drive, Install stop sign controls at the project
driveways, appropriate sight distance at driveways should
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be observed, On-site traffic signing and striping should be
implemented in conjunction with detailed construction
plans.
Based on the above mitigation, staff recommends adoption of the Mitigated Negative Declaration
for the project.
Section 8. Conditions. That the City of Temecula Planning Commission hereby
approves Planning Application No. PA05-0167 a Development Plan for 213 residential units,
subject to the revised conditions of approval set forth on Exhibit A, attached hereto, and
incorporated herein by this reference together with any other conditions that may be deemed
necessary.
Section 9. PASSED, APPROVED AND ADOPTED by the City of Temecula
Planning Commission this 3rd day of May 2006.
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Ron Guerriero, Chairman
ATTEST:
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Debbie Ubnoske, Secretary
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STATE,QF CALIFORNiA' )
COUNTY OF RIVERSIDE ) ss.
CITY OF TEMECULA )
I, Debbie Ubnoske, Secretary of the Temecula Planning Commission, do hereby certify
that PC Resolution No. 06-37 was duly and regularly adopted by the Planning Commission of
the City of Temecula at a regular meeting thereof held on the 3rd day of May 2006, by the
following vote of the Commission:
AYES: 4 PLANNING COMMISSIONERS: Chiniaeff, Guerriero, Harter, Telesio
NOES: 0 PLANNING COMMISSIONERS: None
ABSENT: 0 PLANNING COMMISSIONERS: None
ABSTAIN: 1 PLANNING COMMISSIONERS: Carey
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Debbie Ubnoske, Secretary
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EXHIBIT A
CITY OF TEMECULA
FINAL CONDITIONS OF APPROVAL
Planning Application No.: PA05-0167
Project Description:
A multi-family Development Plan proposal to establish
and construct 70 residential buildings with a total of
210 individually owned attached (tri-plex) units on
approximately 21 vacant acres in planning areas 4/5, 6
and 7 of the Rancho Highlands Specific Plan, also
known as Assessor Parcel Numbers 944-330-001, 944-
330-003 and 944-330-017 (PA05-0167).
DIF Category:
TUMF:
Residential (attached)
Residential (multi-family)
MSHCP Category:
Residential
Approval Date:
Expiration Date:
May 3, 2006
May 3, 2008
WITHIN 48 HOURS OF THE APPROVAL OF THIS PROJECT
Planning Department
1. The applicant shall deliver to the Planning Department a cashier's check or money order
made payable to the County Clerk in the amount of One-Thousand Three-Hundred
Fourteen Dollars ($1,314.00) for the County administrative fee, to enable the City to file
the Notice of Determination as provided under Public Resources Code Section 211 08(b)
and California Code of Regulations Section 15062. If within said 48-hour period the
applicant has not delivered to the Planning Department the check as required above, the
approval for the project granted shall be void by reason of failure of condition (Fish and
Game Code Section 711.4(c).
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.
GENERAL REQUIREMENTS
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2. The applicant and owner of the real property subject to this condition shall hereby agree
to indemnify, protect, hold harmless, and defend the City with Legal Counsel of the City's
own selection from any and all claims, actions, awards, judgments, or proceedings
against the City to attack, set aside, annul, or seek monetary damages resulting, directly
or indirectly, from any action in furtherance of and the approval of the City, or any
agency or instrumentality thereof, advisory agency, appeal board or legislative body
including actions approved by the voters of the City, concerning the Planning
Application. The City shall be deemed for purposes of this condition, to include any
agency or instrumentality thereof, or any of its elected or appointed officials, officers,
employees, consultants, contractors, legal counsel, and agents. City shall promptly
notify both the applicant and landowner of any claim, action, or proceeding to which this
condition is applicable and shall further cooperate fully in the defense of the action. The
City reserves the right to take any and all action the City deems to be in the best interest
of the City and its citizens in regards to such defense.
3. The applicant shall submit, to the Planning Department for permanent filing, two 8" X 10"
glossy photographic color prints of the color and Materials Boards and of the colored
version of the approved colored architectural elevations. All labels on the Color and
Materials Board, and Elevations shall be readable on the photographic prints.
4. The project and all subsequent projects within this site shall comply with all mitigation
measures identified within the Mitigated Negative Declaration for PA05-0167, and the
approved Mitigation Monitoring Program (attached) thereof.
5. This approval shall in no way limit the City or other regulatory or service agencies from
applying additional requirements and/or conditions consistent with applicable policies
and standards upon the review of grading, building and other necessary permits and
approvals for the project.
6. This approval shall be used within two 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-year period, which is thereafter diligently
pursued to completion, or the beginning of substantial utilization contemplated by this
approval.
7. The Director of Planning may, upon an application being filed within thirty days prior to
expiration and for good cause, grant a time extension of up to three one-year extensions
of time, one year at a time.
8. All project-related lighting shall be directed so that no light or glare falls off the property
boundary except along Rancho Highland Drive, Tierra Vista Road, as well as any trails.
9. Non-security lighting installed by individual homeowners shall not be located in such a
manner as to directly illuminate any open space area. This requirement shall be
incorporated into the CC&R's.
10. The development of the premises shall substantially conform to the approved plans,
contained on file with the Planning Department.
11. The colors and materials for this project shall substantially conform to the approved
colors and materials contained on file with the Planning Department, or as amended
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herein. Any deviation from the approved colors and materials shall require approval of
the Director of Planning. Staff may elect to reject the request to amend or substitute
materials and colors, 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.
12. The applicant shall sign both copies of the final conditions of approval that will be
provided by the Planning Department staff, and return one signed set to the Planning
Department for their files.
13. Applicant shall obtain the proper permits before construction, including Encroachment
Permit from the Public Works Department for any work done in the City right-of-way, and
Building Permit from the Building and Safety Department.
14. Fire Hydrants shall be installed prior to the start of any construction at the site.
15. Driveway widths shall comply with the driveway width requirements per City Standards.
In order to allow for adequate street parking, the driveway widths at curbs will be limited
to 24' maximum.
16. All lots shall be built in accordance with the Site Plans labeled as "Elevations".
17. If, during construction, cultural resources are encountered, work shall be halted or
diverted in the immediate area while a qualified archaeologist evaluates the finds and
makes recommendations. In addition, the developer will coordinate with the Pechanga
Band of Luiseiio Mission Indians to allow a representative of the Pechanga Band to
monitor and participate in archaeological investigations if and when resources are
encountered, including participation in discussions regarding the disposition of cultural
items and artifacts.
18. The applicant shall abide by and implement all mitigations contained in the attached
Mitigation Monitoring Program.
Building and Safety Department
19. All design components shall comply with applicable provisions of the 2001 edition of the
California Building, Plumbing and Mechanical Codes; 2004 California Electrical Code;
California Administrative Code, Title 24 Energy Code, California Title 24 Disabled
Access Regulations, and the Temecula Municipal Code.
20. The City of Temecula has adopted an ordinance to collect fees for a Riverside County
area wide Transportation Uniform Mitigation Fee (TUMF). Upon the adoption of this
ordinance on March 31, 2003, this project will be subject to payment of these fees at the
time of building permit issuance. The fees shall be subject to the provisions of
Ordinance 03-01 and the fee schedule in effect at the time of building permit issuance.
21. 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.
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22. 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.
23. Obtain all building plans and permit approvals prior to commencement of any
construction work.
24. Show all building setbacks.
25. All common-use buildings and facilities, such as recreation and/or pool bl:Jildings must
comply with applicable disabled access regulations. Provide all applicable details on
plans (California Disabled Access Regulations effective April 1 , 1998).
26. Provide disabled access from the public way to the main entrance of the building.
27. Provide van accessible parking located as close as possible to the main entry.
28. Trash enclosures, patio covers, light standards, and any block walls if not on the
approved building plans, will require separate approvals and permits.
29. Signage shall be posted conspicuously at the entrance to the project that indicates the
hours of construction, shown below, as allowed by the City of Temecula Ordinance No.
94-21, specifically Section G (1) of Riverside County Ordinance No. 457.73, for any site
within one-quarter mile of an occupied residence.
Monday-Friday 6:30 a.m. - 6:30 p.m.
Saturday 7:00 a.m. - 6:30 p.m.
No work is permitted on Sundays or Government Holidays.
Fire Prevention
30. 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.
31. The Fire Prevention Bureau is required to set a minimum fire flow for the remodel or
construction of all commercial and residential buildings per CFC Appendix III.A, Table A-
III-A-1. The developer shall provide for this project, a water system capable of delivering
1500 GPM at 20 PSI residual operating pressure, plus an assumed sprinkler demand of
400 GPM for a total fire fiow of 1900 GPM with 2 hour duration. The required fire flow
may be adjusted during the approval process to reflect changes in design, construction
type, or automatic fire protection measures as approved by the Fire Prevention Bureau.
The Fire Flow as given above has taken into account all information as provided (CFC
903.2, Appendix III-A).
32. The Fire Prevention Bureau is required to set minimum fire hydrant distances per CFC
Appendix III-B, Table A-III-B-1. A combination of on-site and off-site super fire hydrants
(6" x 4" x 2-2 1/2" outlets) shall be located on Fire Department access roads and
adjacent public streets. Hydrants shall be spaced at 450 feet apart, at each intersection
and shall be located no more than 225 feet from any point on the street or Fire
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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).
33. As required by the California Fire Code, when any portion of the facility is in excess of
150 feet from a water supply on a public street, as measured by an approved route
around the exterior of the facility, on-site fire hydrants and mains capable of supplying
the required fire flow shall be provided. For this project on site fire hydrants are required
(CFC 903.2).
34. Maximum cul-de.sac length shall not exceed 1320 feet. Minimum turning radius on any
cul-de-sac shall be forty-five (45) feet (CFC 902.2.2.2.3 and Subdivision Ord 16.03.020).
35. 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).
Community Services Department
36. As per the City of Temecula's Multi-Use Trails and Bikeways Master Plan trail segment
16 shall be developed. The location of this trail will be consistent with the conceptual
grading /site plan and the trail shall connect to the sidewalk on Ynez Road. A pedestrian
connection to the trail shall be provided at the end of Street H. The trail located within
Lot 2 shall start at the pedestrian access at Street H and end and the sidewalk on
Rancho Highlands.
37. The trail shall be completed at the same time that the adjacent landscaping is installed.
38. Processing the landscape plans for the median on Ynez Road shall be in conformance
with the ''Temecula Community Services District Park Land and Landscape
Dedication Process." A pre-design meeting shall be scheduled with the Maintenance
Superintendent.
39. Construction of the proposed TCSD maintained landscape median shall commence
pursuant to a pre-construction meeting with the developer and TCSD Maintenance
Superintendent. Failure to comply with the TCSD review and inspection process may
preclude acceptance of these areas into the TCSD maintenance programs.
40. The developer, the developer's successor or assignee, shall be responsible for all
maintenance of the landscaped median until such time as those responsibilities are
accepted by the TCSD or other responsible party.
41. 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.
42. The Applicant shall comply with the Public Art Ordinance.
43. All landscaping, recreational facilities including trails, landscaped parkways including
those within the right of way; medians and street lights on private streets, fencing and on
site lighting shall be maintained by the property owner or maintenance association.
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44. TCSD shall review and approve the CC&R's. The CC&R's shall address all trash
collection issues including but not limited to the following:
a. The trash hauler will invoice the HOA for trash service.
b. The location of the individual property owners' trash bins placement for servicing
will be designated including an exhibit. Include how the residents and visitors will
be notified of various restrictions and bin placement.
c. After all residential construction is completed the hauler will invoice the HOA for
trash service for each unit regardless of occupancy.
d. HOA will paint an address on each bin for identification.
45. Address HOA enforcement of the trash collection issues.
Public Works Department
46. A Grading Permit for either rough and/or precise grading, including all on-site flat work
and improvements, shall be obtained from the Department of Public Works prior to
commencement of any construction outside of the City-maintained street right-of-way.
47. 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.
48. All improvement plans, grading plans, and raised landscaped median plans shall be
coordinated for consistency with adjacent projects and existing improvements
contiguous to the site and shall be submitted on standard 24" x 36" City of Temecula
mylars.
49. The project shall include construction-phase pollution prevention controls and permanent
post-construction water quality protection measures into the design of the project to
prevent non-permitted runoff from discharging offsite or entering any storm drain system
or receiving water.
50. 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.
51. Relocation of existing utilities in the rights-of-way which may conflict with improvements.
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PRIOR TO GRADING PERMIT
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Planning Department
52. Exclusion fencing (orange snow screen) will be installed along the construction limits
along the north property to prevent construction activities from infringing on the
Temecula Creek Conservation Area.
53. Manufactured slopes associated with the proposed site development shall not extend
into any MSHCP conservation area. The Final Grading Plan shall be submitted to the
City's MSHCP coordinator for approval.
54. A copy of the Rough Grading plans shall be submitted and approved by the Planning
Department.
55. 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.
56. Prior to the issuance of grading permits, the developer is required to enter into a Cultural
Resources Treatment Agreement with the Pechanga Tribe. This Agreement will address
the treatment and disposition of cultural resources and human remains that may be
impacted as a result of the development of the Project, as well as provisions for tribal
monitors.
57. If cultural resources are discovered during the project construction (inadvertent
discoveries), all work in the area of the find shall cease, and a qualified archaeologist
and representatives of the Pechanga Tribe shall be retained by the project sponsor to
investigate the find, and make recommendations as to treatment and mitigation.
58. A qualified archaeological monitor will be present and will have the authority to stop and
redirect grading activities, in consultation with the Pechanga Tribe and their designated
monitors, to evaluate the significance of any archaeological resources discovered on the
property.
59. Tribal monitors from the Pechanga Tribe shall be allowed to monitor all grading,
excavation and groundbreaking activities, including all archaeological surveys, testing,
and studies, to be compensated by the developer.
60. The landowner agrees to relinquish ownership of all cultural resources, including all
archaeological artifacts that are found on the Project area, to the Pechanga Tribe for
proper treatment and disposition.
61. All sacred sites are to be avoided and preserved.
Public Works Department
62. 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.
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63. 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.
64. 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.
65. A Geological Report shall be prepared by a qualified engineer or geologist and
submitted to the Department of Public Works with the initial grading plan check. The
report shall address special study zones and the geological conditions of the site, and
shall provide recommendations to mitigate the impact of ground shaking and
liquefaction.
66. The Developer shall have a Drainage Study prepared by a registered Civil Engineer in
accordance with City Standards identifying storm water runoff expected from this site
and upstream of this site. The study shall identify all existing or proposed public or
private drainage facilities intended to discharge this runoff. The study shall also analyze
and identify impacts to downstream properties and provide specific recommendations to
protect the properties and mitigate any impacts. Any upgrading or upsizing of
downstream facilities, including acquisition of drainage or access easements necessary
to make required improvements, shall be provided by the Developer.
67. 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.
68. 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. .
69. 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 Departrnent
d. Public Works Department
70. 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.
71. 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.
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72. The Developer shall obtain any necessary letters of approval or slope easements for off-
site work performed on adjacent properties as directed by the Department of Public
Works.
73. 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.
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IS
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PRIOR TO BUILDING PERMIT
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Planning Department
74. The applicant shall submit street lighting and signage plans to the Planning Director for
final approval. Street lighting shall comply with the Specific Plan, Riverside County Mt.
Palomar Lighting Ordinance, and the mitigation-monitoring program. Said lighting shall
comply with the standards as set forth in the Mitigated Monitoring Program and install
hoods or shields to prevent either spillage of lumens or reflections into the sky (lights
must be downward facing).
75. Obtain street addresses from the Building Official prior to submittal of plans for plan
review.
76. All garage parking spaces shall maintain a minimurn clear space dimension of 10 feet x
20 feet per space.
77. Signage shall be posted conspicuously at the entrance to the project that indicates the
hours of construction, shown below, as allowed by City of Temecula Ordinance No. 94-
21, specifically Section G (1) of Riverside county Ordinance No. 457.73, for any site
within one-quarter mile of an occupied residence.
Monday-Friday 6:30 a.m. - 6:30 p.m.
Saturday 7:00 a.m. - 6:30 p.m.
No work is permitted on Sundays or Government Holidays
78. Prior to construction of the Model Home complex, the applicant shall apply for a Model
Home complex permit.
79. A separate building permit shall be required for all signage.
80. An appropriate method for screening the gas meters and other externally mounted utility
equipment shall be reviewed and approved by the Planning Department.
81. Landscape plans for front yards, slopes and common lots, to include a plan for perimeter
or "community" walls/fences, shall be submitted for review and approval by the Planning
Director prior to the issuance of building permits for the project.
82. A landscape maintenance program for all association maintained areas shall be
submitted for approval with the landscape construction plans, which details the proper
maintenance of all proposed plant materials to assure proper growth and landscape
development for the long-term esthetics of the property. The approved maintenance
program shall be provided to the landscape maintenance contractor who shall be
responsible to carryout the detailed program.
83. All utilities shall be screened from public view. Landscape construction drawings shall
show and label all utilities and provide appropriate screening. Utilities shall be grouped
together in order to reduce intrusion. Planting beds shall be designed around utilities.
All light poles shall be located on the landscape plans and shall not conflict with trees.
84. Provide upgraded front doors on the construction building plans for all units consistent
with the home's architectural elevation to the satisfaction of the Planning Director.
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85. Three 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 Efficient Ordinance. The plans shall be accompanied by the
following items:
a. Appropriate filing fee (per the City of Temecula Fee Schedule at time of
submittal).
b. Provide an agronomic soils report with the construction landscape plans.
c. One copy of the approved grading plan.
d. Water usage calculations per Chapter 17.32 of the Development Code (Water
Efficient Ordinance).
e. Total cost estimate of plantings and irrigation (in accordance with approved plan).
86. A Final Landscaping plan shall be submitted to the Planning Department for review and
approval.
87. Street trees on Tierra Vista shall be revised as appropriate to match those planned for
the adjacent Tierra Vista Condominiums (PA03-0552).
88. Street trees shall be provided at the rate of one per 45' of street frontage as approved by
the Planning Director.
89. Plans shall provide for the City planned multi-use trail segment as approved by the
Planning Director.
90. All trees shall be planted from a minimum 24" box (except on slopes where 15-gallon
size may be used) per City of Temecula City-Wide Design Guidelines for multi-family
projects.
91. Vines shall be planted on fences where adjacent shrubs are of insufficient height to
soften the fences as approved by the Planning Director.
92. 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.
93. A landscape maintenance program shall be submitted for approval with the landscape
construction plans, which details the proper maintenance of all proposed plant materials
to assure proper growth and landscape development for the long-term esthetics of the
property. The approved maintenance program shall be provided to the landscape
maintenance contractor who shall be responsible to carryout the detailed program.
94. In order to prohibit children from street hazards, the tot-lot shall be designed with a fence
at the perimeter or be relocated as appropriate to provide a minimum 6' wide planting
area in between the tot-lot and street sidewalk as approved by the Planning Director.
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95. All landscape areas shall be planted with trees, shrubs and/or ground covers as
approved by the Planning Director.
Building and Safety Department
96. Obtain street addressing for all proposed buildings prior to submittal for plan review.
97. 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. Applicable If directed by Planning
Department Conditions.
98. Restroom fixtures, number and type, to be in accordance with the provisions of the 2001
edition of the California Building Code Appendix 29. Applicable if common-use
buildings are proposed.
99. Provide electrical plan including load calculations and panel schedule, plumbing
schematic and mechanical plan applicable to scope of work for plan review.
100. Truss calculations that are stamped by the engineer of record and the truss
manufacturer engineer are required for plan review subrnittal.
101. Provide precise grading plan at plan check submittal to check accessibility for persons
with disabilities.
Prior to Permit Issuance
102. Provide appropriate stamp of a registered professional with original signature on plans
prior to permit issuance.
Prior to Beginning Construction
103. A pre-construction meeting is required with the building inspector prior to the start of the
building construction.
Fire Prevention
104. 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).
105. Prior to building final, all locations where structures are to be built shall have approved
Fire Department vehicle access roads to within 150 feet to any portion of the facility or
any portion of an exterior wall of the building(s). Fire Department access roads shall be
an all weather surface designed for 80,000 Ibs. GVW with a minimum AC thickness of
.25 feet ( CFC sec 902).
106. 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).
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107. Prior to building construction, dead end road ways and streets in excess of one hundred
and fifty (150) feet which have not been completed shall have a turnaround capable of
accommodating fire apparatus (CFC 902.2.2.4).
108. 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).
109. Prior to issuance of buildino oermits., 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 Department
110. The developer shall provide TCSD verification of arrangements made with the City's
franchise solid waste hauler for disposal of construction debris. .
111. The developer shall satisfy the City's park land dedication (Quimby) requirement through
the payment of in-lieu fees equivalent to 1.98 acres of park land, based upon the City's
then current land evaluation. Said requirement includes a 25% credit for private
recreational opportunities provided and shall be pro-rated at a per dwelling unit cost prior
to the issuance of each residential building permit.
112. The landscape construction drawings for landscaped median on Ynez Road shall be
reviewed and approved by the Director of Community Services.
113. The developer shall post security and enter into an agreement to improve the
landscaped median on Ynez Road.
114. Prior to the installation of street lights on Ynez Road, Rancho Highlands and Terra Vista
or issuance of building permits, whichever occurs first, the developer shall file an
application, submit approved Southern California Edison street light plans and pay the
appropriate fees to the TCSD for the dedication of street lights into the appropriate
TCSD maintenance program. The streetlights on the private streets shall be the
responsibility of the HOA.
115. The landscaped median shall be completed, including the 90-day maintenance period
prior to the approval of the 175th residential building permit.
116. A public access easement for the trail shall be provided. All costs associated with the
easement shall be borne by the developer.
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Public Works Department
117. Improvement plans and/or precise grading plans shall conform to applicable City of
Temecula Standards subject to approval by the Director of the Department of Public
Works. The following design criteria shall be observed:
a. Flowline grades shall be 0.5% minimum over P.C.C. and 1.00% minimum over
A.C. paving.
b. Driveways shall conform to the applicable City of Temecula Standard No. 207A.
c. Street lights shall be installed along the public streets adjoining the site in
accordance with City Standard No. 800, 801, 802 and 803.
d. Concrete sidewalks and ramps shall be constructed along public street frontages
in accordance with City of T emecula Standard Nos. 400. 401 and 402.
e. Improvement plans shall extend 300 feet beyond the project boundaries.
f. Minimum centerline radii shall be in accordance with City of Temecula's Standard
No. 113.
g. All street and driveway centerline intersections shall be at 90 degrees.
h. Public Street improvement plans shall include plan and profile showing existing
topography, utilities, proposed centerline, top of curb and flowline grades.
i. 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.
118. The Developer shall construct the following public improvements to City of T emecula
General Plan standards unless otherwise noted. Plans shall be reviewed and approved
by the Director of the Department of Public Works:
a. Improve Ynez Road along property frontage (Major Highway Standards - 100'
R/W) to include installation of match up pavement, curb and gutter, sidewalk,
street lights, drainage facilities, signing and striping, utilities (including but not
limited to water and sewer) (Added by Planning Commission 5/3/06)
i. Install a raised landscaped median from the southerly property boundary
to Rancho California Road. The developer may apply for Development
Impact Fee credit.
b. Improve Rancho Highland Drive (Collector Road Standards - 66' R/W) to include
dedication of full-width street right-of-way, installation of full-width street
improvements, paving, curb and gutter, sidewalk, street lights, drainage facilities,
signing and striping, utilities (including but not limited to water and sewer).
c. Improve Tierra Vista Road (Collector Road Standards - 66' R/W) to include
dedication of full-width street right-of-way, installation of full-width street
improvements, paving, curb and gutter, sidewalk, street lights, drainage facilities,
signing and striping, utilities (including but not limited to water and sewer).
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119. All street improvement design shall provide adequate right-of-way and pavement
transitions per Caltrans' standards for transition to existing street sections.
120. The Developer shall construct the following public improvements in conformance with
applicable City Standards and subject to approval by the Director of the Department of
Public Works:
a. Street improvements, which may include, but not limited to: pavement, curb and
gutter, medians, sidewalks, drive approaches, street lights, signing, striping,
storm drain facilities, and sewer and domestic water systems.
b. Undergrounding of proposed utility distribution lines.
121. Private roads shall be designed to meet City public road standards. Unless otherwise
approved the following minimum criteria shall be observed in the design of private
streets:
a. Improve Entry Streets "A" and "N" (Private Street - 40' AlE) to include installation
of full-width street improvements, paving, rolled curb, sidewalk, drainage
facilities, utilities (including but not limited to water and sewer).
b. Improve Streets "B" thru "M" and "0" (Private Street - 40' AlE, 24' curb to curb)
to include installation of full-width street improvements, paving, rolled curb and
gutter, sidewalk, drainage facilities, utilities (including but not limited to water and
sewer)
122. A construction area Traffic Control Plan shall be designed by a registered Civil or Traffic
Engineer and reviewed by the Director of the Department of Public Works for any street
closure and detour or other disruption to traffic circulation as required by the Department
of Public Works.
123. 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.
124. 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.
125. The Developer shall pay to the City the Western Riverside County Transportation
Uniform Mitigation Fee (TUMF) Program as required by, and in accordance with,
Chapter 15.08 of the Temecula Municipal Code and all Resolutions implementing
Chapter 15.08.
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PRIOR TO BUILDING OCCUPANCY
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Planning Department
126. All of the foregoing conditions shall be complied with prior to occupancy or any use
allowed by this permit.
127. All required landscape planting and irrigation, hardscape and fencing within individual
lots shall have been installed and completed for inspection consistent with the approved
construction landscape plans prior to issuance of occupancy for each house (excluding
model home complex). The plants shall be healthy and free of weeds, disease, or pests.
The irrigation system shall be properly constructed and in good working order.
128. Prior to issuance of the first Certificate of Occupancy, the applicant shall prepare and
submit a written report to the City's MSHCP Coordinator demonstrating compliance with
the MSHCP.
129. 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.
Building and Safety Department
130. Provide appropriate stamp of a registered professional with original signature on plans
prior to permit issuance.
131. A pre-construction meeting is required with the building inspector prior to the start of the
building construction.
Fire Prevention
132. Prior to issuance of a Certificate of Occupancy or building final, "Blue Reflective
Markers" shall be installed to identify fire hydrant locations (CFC 901.4.3).
133. Prior to issuance of a Certificate of Occupancy or building final, approved numbers or
addresses shall be provided on all new and existing buildings in such a position as to be
plainly visible and legible from the street or road fronting the property. Numbers shall be
of a contrasting color to their background. Commercial, multi-family residential and
industrial buildings shall have a minimum twelve (12) inches numbers with suite
numbers a minimum of six (6) inches in size. All suites shall gave a minimum of six (6)
inch high letters and/or numbers on both the front and rear doors. Single family
residences and multi-family residential units shall have four (4) inch letters and lor
numbers, as approved by the Fire Prevention Bureau (CFC 901.4.4).
134. Prior to issuance of a Certificate of Occupancy or building final, a directory display
monument sign shall be required for apartment, condominium, townhouse or mobile
home parks. Each complex shall have an illuminated diagrammatic layout of the
complex which indicates the name of the complex, all streets, building identification, unit
numbers, and fire hydrant locations within the complex. Location of the sian and desian
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24
sDecifications shall be submitted to and be aooroved bv the Fire Prevention Bureau Drior
to installation.
135. 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).
136. 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)
137. All/any manual and electronic gates on required Fire Department access roads or gates
obstructing Fire Department building access shall be provided with the Knox Rapid entry
system for emergency access by fire fighting personnel (CFC 902.4).
138. Prior to final insoection 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.
Community Services Department
139. It shall be the developer's responsibility to provide written disclosure of the existence of
the TCSD and its service level rates and charges to all prospective purchasers.
140. The developer or his assignee shall submit, in a format as directed by TCSD staff, the
most current list of Assessor's Parcel Numbers assigned to the final project.
Public Works Department
141. 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.
142. 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. Public Works Department
143. Corner property line cut off shall be required per Riverside County Standard No. 805.
144. 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.
145. 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.
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OUTSIDE AGENCIES
G:\Planoiagl2OO5\PA05-0167 Rancho Highlands II Multi-Family DP & PRlPIanning\FINAL RESO AND COA'S.doc
26
146. Comply with the Riverside County Geologist letter received March 3, 2006.
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 Planning Department approval.
Applicant's Signature
Date
Applicant's Printed Name
G:\P1anning\2005\PA05-0167 Rancho Highlands II Multi-Family DP & PR\Planning\FINAL RESO AND COA'S,doc
27
,
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, .
CNTY RIV 8lDG & SFTY Fax:9519552023
Mar 3 2006 14:31
P.Ol
COUNTY 0" RlVERSiIDE
TRANSPO(flATlON ANI)
LAND MANAGEMENT AGENCY
I
BUUdIDg and Safety Dep~t
i
I_I. 11m"
DIrIffDr
ClI 'afifemeculs1'IauIIlIIa~ _.'"... ",]
fA ~ (PSI) 694-6477
All IldqDl DoI1 HazeD
_ 3, 2006
,
2 p ~ (lDdudlDs Ihk cover tI=l) .
R1! - . wwu_......IlNII OJ' APl'ltOVAL
. GEONo.'14J4 .
. ClTY orTEMBCllLA ~ NO. P4llS-0167
, ,.
Co ~ Geologic Repo:t (OBO) N~ 1494_ pzepmd for iIus project (City ofTomecuIa PAOS..o167) by
. LeI ihtiln and Assoclalies 8Dd Ie _lied' '.., u~_. ..." ,. CJlo-oteeMl-.aI In~. Rancho HisbIaIlda D, TrlUlt
23! !l2,~ 1,2,3, City ofTemec:u1). Ca1Ifomla", daIed May 16, 2005. In iddition. the followlllg 01..__11
VI<<., 1::,..1..-J forthla pIOJectand... bereblillco1'poratecI ~ spllrlofGEO No. 1494:
. I
\ ~
I. t.elshtoll and Associates. ~ 21, 2004, ..,....11...1..." SWIIIIlIr)' of ~-Re1s1ed C .. ..":....Ja1
CcIIIdIdOQ, Rancho Hlab1anda. ,..._~ ,_ Tnllt 23992, CIty ofTemeoula, ~ ' . . ,,;, .I. Cool1\y, Callfomls".
2. ~ ~al, Inc., March ~S, 2002, ''OeoleohDlcaI Report afRoush c;JtadIns, Rancho Ca1Ifom1a
~ D, Pa=l Map 23992.! SOIlIbweat otRaDobo CaIlfomIa Road and, YDez Road. City ofTomecuIa,
RltenJde Calmty, Callfomla". l '
. .
. j :
3. LeIghtoD and A8soclalSl.l8DuarY 23. 200$, "S11I:rImaIy of GeoteclmlCal CoI!dl1l0Dl, Rancho HisbIaIlda,
Te9Wive Tract 23992, City ofT~uIa,R1'1ertlcle CowIty, CaUfomIa".
4. . r "W"....IDdA8loclalel.JlDllarJ2$, 200$, "OpJDk!DLelIertor theIL .,,,,,.JDeve1opDlllDtof Rancho
. ~f1111l1a 11'. TontaIive TrIct 23~ LotI 1. 2. and 3. City of Te.meculI, RlvenJdD CouIIty, CaII1'omIa".
5. ~loIl and Ass""I.IP". aE' 9.200$, "OpIDlOD Lelmrtar the Phase 1 ::.\ ;;.......mtaJ Site AsaeuDIlIol
Rcpoxt. RalIcho Hl&hl8Dda ProJ Soulh of the InllllJ8CI1oD ofReocho Ca1Ifomla Roe4 and ynaz Road,
~a.R1vcm1deCountj,C! ft.
6. ):.el~IOD and Auoc1alea, DeoemJj..r 8, 200$, "SllPtllgoo...1 Bva111a1101l ot FllII1l1Jl3, Maravl1la Project SIIe,
~ 23992. City ofT=ecula, RivcnldoCollllty, CalIfomIa". '
7. RoY 1. Sblemon. t'ec....,.... 30, 2ljos. "Qualll)' Ass_ Ast..m'lll, Bvall!atIOD of Rcladve Pault Ac1ivlty,
, ProPosed Maravl1la and Tlerra Vlfta:O ...:..,.. ,~. T8Ill8CII1a, CallfomIa".
~ , .
8. ~lon and AssocJales, Mazah i 2006, "RelpolllalO Riverside CollDl)' Revlow Comments /13, Cleo. No.
14l!4, Cll)' of Temecala CuD No. fA05-167, MaravI1Ia ProJaot Site. Tnllt 23992, City ofTemecula,
r"Al~cml.". l
...
OIIalIJAi.......:,,'''' . ~
4OI018a..12I1a_
IlhriIo. CA9ZlO2
I
1
CNTY RIV SLDG & SFTY Fax:9519552023
OJ 0 No. 1494 d_,_~.;..edl
1. no 8CtIw tr8Ce of the WIIdomu F8UIt has been 1oc8le4 by IreDclIllIg It 1lIII111plarite8 iD tho v1ciD1ly, and I.
located to lhum of the subject sIIe. . .
Mar 3 2006 14:32
P.02
2. A Ittuctur8lIelbacIc: lmm. the ~ IAilIvo tr8Ce of tho WUdomer Fau1tla teci... ..........&:cl and islDcluded iD the
~t239!l2 pI8lll..__..~_J by UF, 2005. .
3.Nli buI1d1np forhllmllll occnpancy 8!Il to be " ..""" Illed wilhIlI the lImita'oflhera: .....",..,.ICI fau1tll8lback.
1
. . l
4. No weIl8.lwlmmfna pooIa, or putblllldlD& 8!Il proposed wIthID OflleIl' lhe:"u1t letback lODe.
S. ,A llfOWI1 d 11Iplu1'lllbmugb Ihe IiXl8t!IIa compllllled fill 8lope would be ~y 10 rc.u111D alobel slope
iDatabllly. '.
6. DIIe to fillllopcs proJecliDg buo the.......,....",ilcdfaall,..!.,.,J.~ su .""IH~al b\llld1na lIlllbaok on I
projection of 1 1111 recollllll8Jllled andla iDcI1llIe4 iD lhe Tracll239n plaDa!prcparcd by UF, 2OOS. The
'wcinl cue pzedlated pdmary and 88COIIllary mplln IIVfacea I\uvuab$' fill arc both conl8lDed
wlihia the UmIIa of this pro~4lal aetbllllk; For thl. -on, lhe and Aaaoclma.lnc. boliew the
~ sctbaaJc is adeqnale ui m1d&afe th, antIaIpatecJ fau1111lrl'aco m j bazll'l1to .the JlI'OllOI84
.rea1denda1 atruclurel It the ~ Ille. i
. .,
; , ' 1
BI< .~ On the doowmmla 8Ubm!llad tor GBO No. 1494111d lbc wdll= ~ of lbc COIl8U!lIIDl otrecord
(Lo:Jhion and As.oclatea, Inc.). ~ No. 149418 henIby lOoepfllCffot P1analni \Jurpoa08 for !be CJly of Temcoula
JIIC~AOS'()167.' 1"
It I ~ooid be noted that ensIDeeriDg 1\114 other tllllfozm JlalIdIn8 Code ...... ,........$ whete nOllnolud8d U I part of
thltomvlewor approval aocl this .". it.. ,. ~ II not ....-'.... andlhou1d not be mlailcmatrucd U IpprovaI for ~ .
or! iIl1dlng permll. BnglneeriDS andiothet bWldIDs code .. .."".....,.... should be rOvlewt:d by the City of Temcoula
lIJlI: ~lIona1 .... ..... ,_:3 and/or a.ODI may be ImposecI by the ~ly'a BIIlhl\DI and Safety D ." ......,..1 upOD'
I~ lcalion for 8l'adlna sudlorb1llldljlapermlla. In addition, &DIIl'.i....... ....Ill .."...."JJlfllhllCl(BCS) ahould be
pre -add for thll projecllD4lcallDa djal active fau1lIDa wu located onI8l\I_1 ~ thls rite U~. .__Illd In GEO
No 14~ 8Dd the BCS shou1dprovJclcrphl...l c1eplcdOll ofthelocatiOD ofthefau1t ZlIDlI endu.ocIaled
Il1rt ~ .clbaaJc ZlIDlI(S). .
Pll '188;calllIlll at (9$1) 955-6863, ifF baw any qae&liDD&.
SlII :mlY, 'I
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RI\ .,......,B COUNTY BUILDING f\NDSAl'BTY DBPAR~
if..., ~. MIllet, BullllIDa and Safety:
/lti ! :
~. . J0DC8
. Chl it eerJng Geolo8\8l
TLMA.lB&S
--
CO! Gee : Qm.ultanl: Scot Matbla. LeIgh*, and .A"~""'" Faxl (951) 296-0534
~ Bill McIQbb8ll, Pulle Ho. Fax: (949) 92!J.3520
cidoflremecula: Ron Puk8, Pax: (9$1) 694-6475
Tel: ecl\la Review FIlD .
y,," 108.11' "_~I"'CXlAIllr~