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HomeMy WebLinkAbout06_041 PC Resolution ; , PC RESOLUTION NO. 06-41 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NO. PA05-0236, TENTATIVE TRACT MAP NO. 33891 TO CREATE ONE LOT FOR CONDO PURPOSES ON 7.5 ACRES TO BE LOCATED ON THE NORTHWEST CORNER OF MARGARITA ROAD AND DARTOLO ROAD Section 1. Vicki Mata, representing Trumark Companies filed Planning Application No. PA05-0236 on August 9, 2005, in a manner in accord with the City of Temecula General Plan and Development Code. Section 2. Planning Application No. PA05-0236 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. PA05-0236 on May 17, 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's Hearing and after due consideration of the testimony, the Planning Commission denied Planning Application No. PA05-0236 subject to and based upon the findings set forth hereunder. Section 5. All legal preconditions to the adoption of this Resolution have occurred. Section 6. Findinas. The Planning Commission, in approving the Application hereby makes the following findings as required by Section 16.09.140.0 of the Temecula Municipal Code. A. The proposed subdivision and the design and improvements of the subdivision are consistent with the Development Code, General Plan, and the City of Temecula Municipal Code; . Staff has reviewed the proposal and finds that Tentative Tract Map No. 33891 is consistent with the Development Code, General Plan, and the Municipal Code because the project meets design standards as required in the Development Code, General Plan, and the Municipal Code. B. The Tentative Map does not propose to divide land which is subject to a contract entered into pursuant to the California land Conservation Act of 1965, or the land is subject to a land Conservation Act contract but the resulting parcels following division of the land will not be too small to sustain agricultural use; The proposed land division is not land designated for conservation or agricultural use. C. The site is physically suitable for the type and proposed density of development proposed by the Tentative Map; The project consists of a Tract Map for condominium purposes on properly designated as Professional Office. Senior citizen housing is a use consistent with the General Plan and Development Code for areas designated as Professional Office. The proposed G:\Planning\200S\PAOS-0236 Silver Oaks TIMlPlanninglFinal Resnlution.docl tentative tract map conforms to the proposed Development Plan (PA05-0235) for residential condominium units. The Development Plan must be approved prior to recordation of the final map, thereby ensuring that the site is suitable for the type and proposed density of the development. D. The design of the subdivision and the proposed improvements, with conditions of approval are not likely to cause significant environmental damage or substantially and avoidably injure fish or wildlife or their habitat; The project consists of a Tract Map on properly designated for Professional Office. Senior citizen housing is a use consistent with the General Plan and Development Code for areas designated as Professional Office. As designed and conditioned, the project is not likely to cause significant environmental damage or substantially and avoidably injure fish or wildlife or their habitat. E. The design of the subdivision and the type of improvements are not likely to cause serious public health problems; The project has been reviewed and conditioned by the Fire Prevention Bureau, the Public Works Deparlment, and the Building and Safety Deparlment. Furlhermore, provisions are made in the General Plan and the Development Code to ensure that the public health, safety and welfare are safeguarded. The project is consistent with these documents. F. The design of the subdivision provides for future passive or natural heating or cooling opportunities in the subdivision to the extent feasible; The proposed Tentative Tract Map has been designed to provide for future passive or natural heating and cooling opporlunities in the subdivision to the extent feasible, because the construction plans will comply with all applicable building codes and State energy guidelines. G. The design of the subdivision and the type of improvements will not conflict with easements acquired by the public at large for access through or use of property within the proposed subdivision, or the design of the alternate easements which are substantially equivalent to those previously acquired by the public will be provided; All required rights-of-way and easements have been provided on the Tentative Map. The City has reviewed these easements and has found no potential conflicts. H. (Quimby); The subdivision is consistent with the City's parkland dedications requirements As conditioned, the subdivision is consistent with the dedication requirement. Section 7. Environmental Comoliance. Adopt a Negative Declaration and Mitigation Monitoring Program based on the Initial Study for Planning Application No. PA05- 0236, which was prepared pursuant to CEQA Guidelines Section 15072. Section 8. Conditions. The Planning Commission of the City of Temecula approves the Application PA05-0236, all of the foregoing reasons and subject to the project specific conditions set forth on Exhibit A and 8, attached hereto, and incorporated herein by this reference together with any and all other necessary conditions that may be deemed necessary. G:\Planning\200S\P AOS-0236 Silver Oaks TIMlPlanninglFinal Resolution.doe2 Section 9. PASSED, APPROVED AND ADOPTED by the City of Temecula Planning Commission this 17th day of May 2006. 4,-s. ~~-'~- - , , Ron Guerriero, Chairman ATTEST: ~..e~~~. Debbie Ubnoske, Secretary [SEAL] \ r " ..,.~ '. , , --' ., "-. -- ,0 .'. ,.. . ~:' '\ - STATE OF CAUFORNIA ) COUNTY OF RIVERSIDE ) ss CITY OF TEMECULA ) I, Debbie Ubnoske, Secretary of the Temecula Planning Commission, do hereby certify that the forgoing PC Resolution No. 06-41 was duly and regularly adopted by the Planning Commission of the City of Temecula at a regular meeting thereof held on the 17th day of May 2006, by the following vote: AYES: 5 PLANNING COMMISSIONERS: Carey, Chiniaeff, Guerriero, Harter, Telesio NOES: 0 PLANNING COMMISSIONERS: None ABSENT: 0 PLANNING COMMISSIONERS: None ABSTAIN: 0 PLANNING COMMISSIONERS: None ~~/~. U~p". Debbie Ubnoske, Secretary G:\Planning\200S\PAOS-0236 Silver Oaks TIMlPlanninglFinal Resolution.d003 EXHIBIT A CITY OF TEMECULA FINAL CONDITIONS OF APPROVAL Planning Application No.: PA05-0236 Project Description: A Tentative Tract Map to create one lot for condo purposes on 7.5 acres for the construction of 110 age- restricted condo units to be located at the northwest corner of Margarita Road and Dartolo Road Assessor's Parcel No.: 959-080-011, 959-080-012, 959-080-013 MSHCP Category: DIF Category: TUMF Category: Residential Residential - Attached Residential - Multi-Family Tentative Tract No.: TM 33891 Expiration Date: May 17, 2006 May 17, 2008 Approval Date: WITHIN 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 One Thousand Three Hundred Fourteen Dollars ($1 ,314.00) which includes the One Thousand Two Hundred and Fifty Dollar ($1 ,250.00) fee, required by Fish and Game Code Section 711.4(d)(3) plus the Sixty-Four Dollars ($64.00) County administrative fee, to enable the City to file the Notice of Determination for the Mitigated or Negative Declaration required under Public Resources Code Section 21152 and California Code of Regulations Section 15075. If within said 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\200S\PAOS-0236 Silver Oaks TIMlPlanninglFinal CQA.doc 1 GENERAL REQUIREMENTS G:\Plannlng\200S\PAOS-0236 Sliver Oaks TIMlPlanninglFinal COA.doc 2 Planning Department 2. The applicant shall sign both copies of the final conditions of approval that will be provided by the Planning Department staff, and return one signed set to the Planning Department for their files. 3. The tentative subdivision shall comply with the State of California Subdivision Map Act and to all the requirements of Ordinance No. 460, unless modified by the conditions listed below. A time extension may be approved in accordance with the State Map Act and City Ordinance, upon written request, if made 30 days prior to the expiration date. 4. 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. 5. If phasing is proposed, a phasino olan shall be submitted to and approved by the Planning Director. 6. The applicant shall comply with all mitigation measures contained in the approved Mitigation Monitoring Program (Exhibit B). 7. A Homeowners Association may not be terminated without prior City approval. Public Works Department 8. It is understood that the Developer correctly shows on the tentative map all existing and proposed easements, traveled ways, improvement constraints and drainage courses, and their omission may require the project to be resubmitted for further review and revision. 9. A Grading Permit for either rough or precise grading shall be obtained from the Department of Public Works prior to commencement of any construction outside of the City-maintained road right-of way. 10. 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. 11. All improvement plans, grading plans, landscape and irrigation plans shall be coordinated for consistency with adjacent projects and existing improvements contiguous to the site and shall be submitted on standard 24" x 36" City of Temecula mylars. 12. The proposed access on Margarita Road shall be restricted to a right in/right out movement. G:\Planning\200S\PAOS-0236 Silver Oaks TIMlPlanninglFinal COA.doc 3 Fire Prevention All previous existing conditions for this project, Specific Plan, or Development Agreement will remain in full force and effect unless superceded by more stringent requirements here. 13. 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. 14. The Fire Prevention Bureau is required to set a minimum fire flow for residential land division per CFC Appendix III.A, Table A-III-A-1. The developer shall provide for this project, a water system capable of delivering 1500 GPM at 20 PSI residual operating pressure with a 2-hour duration. The required fire flow may be adjusted during the approval process to reflect changes in design, construction type, or automatic fire protection measures as approved by the Fire Prevention Bureau. The Fire Flow as given above has taken into account all information as provided (CFC 903.2, Appendix III.A). 15. The Fire Prevention Bureau is required to set minimum fire hydrant distances per CFC Appendix 11I.8, Table A-III-B-1. Standard fire hydrants (6" x 4" x 2 1/2" outlets) shall be located on Fire Department access roads and adjacent public streets. Hydrants shall be spaced at 500 feet apart, at each intersection and shall be located no more than 250 feet from any point on the street or Fire Department access road(s) frontage to a hydrant. The required fire flow shall be available from any adjacent hydrant(s) in the system. The upgrade of existing fire hydrants may be required (CFC 903.2, 903.4.2, and Appendix III-B). 16. All manual and electronic gates on required Fire Department access roads or gates obstructing Fire Department building access shall be provided with the Knox Rapid entry system for emergency access by firefighting personnel (CFC 902.4). G:IPlannlng\2005\PAOS-0236 Silver Oaks TIMIPlanninglFinal COA.doc 4 PRIOR TO RECORDATION OF THE FINAL MAP G:IPlanning\2005IPA05-o236 Sliver Oaks TIMIPlanninglFinal COA.doc 5 Planning Department 17. The following shall be submitted to and approved by the Planning Division: a. A copy of the Final Map. b. A copy of the Environmental Constraint Sheet (ECS) with the following notes: I. This property is located within 30 miles of Mount Palomar Observatory. All proposed outdoor lighting systems shall comply with the California Institute of Technology, Palomar Observatory recommendations, Ordinance No. 655. ii. A Mitigated Negative Declaration was prepared for this project and is on file at the City of Temecula Planning Department. iii. This project is within a liquefaction hazard zone. iv. This project is within a Subsidence Zone. c. A copy of the Covenants, Conditions, and Restrictions (CC&R's): I. CC&R's shall be reviewed and approved by the Planning Director. The CC&R's shall include liability insurance and methods of maintaining open space, recreation areas, parking areas, private roads, exterior of all buildings and all landscaped and open areas including parkways. il. The CC&R's shall be prepared at the developer's sole cost and expense. iil. The CC&R's shall be in the form and content approved by the Planning Director, City Engineer and the City Attorney and shall include such provisions as are required by this approval and as said officials deem .necessary to protect the interests of the City and it's residents. iv. The CC&R's and Articles of Incorporation of the Property Owner's Association are subject to the approval of the Planning and Public Works Departments and the City Attorney. They shall be recorded concurrent with the final map. A recorded copy shall be provided to the City. v. The CC&R's shall provide for the effective establishment, operation, management, use, repair and maintenance of all common areas, drainage and facilities. vI. The CC&R's shall provide that the property shall be developed, operated and maintained so as not to create a public nuisance. viI. The CC&R's shall provide that the association may not be terminated without prior City approval. viiI. The CC&R's shall provide that if the property is not maintained in the condition required by the CC&R's, then the City, after making due demand and giving reasonable notice, may enter the property and perform, at the owner's sole expense, any maintenance required thereon by the CC&R's or the City Ordinances. The property shall be subject to a lien in favor of the City to secure any such expense not promptly reimbursed. ix. Every owner of a suite or lot shall own as an appurtenance to such suite or lot, either (1) an undivided interest in the common areas and facilities, or (2) a share in the corporation, or voting membership in an association owning the common areas and facilities. G:\Planning\200S\PAOS-0236 Silver Oaks TIMIPlanninglRnal COA.doc 6 x. All open areas and landscaping shall be permanently maintained by the association or other means acceptable to the City. Such proof of this maintenance shall be submitted to the Planning and Public Works Department prior to the issuance of building permits. xi. Reciprocal access easements and maintenance agreements ensuring access to all parcels and joint maintenance of all roads, drives or parking areas shall be provided by the CC&R's or by deeds and shall be recorded concurrent with the map or prior to the issuance of building permit where no map is involved. 18. No lot or suite in the development shall be sold unless a corporation, association, property owner's group or similar entity has been formed with the right to assess all properties individually owned or jointly owned which have any rights or interest in the use of the common areas and common facilities in the development, such assessment power to be sufficient to meet the expenses of such entity, and with authority to control, and the duty to maintain, all of said mutually available features of the development. Such entity shall operate under recorded CC&R's, which shall include compulsory membership of all owners of lots and/or suites and flexibility of assessments to meet changing costs of maintenance, repairs, and services. Recorded CC&R's shall permit enforcement by the City for provisions required as Conditions of Approval. The developer shall submit evidence of compliance with this requirement to, and receive approval of, the City prior to making any such sale. This condition shall not apply to land dedicated to the City for public purposes. 19. All of the foregoing conditions shall be complied with prior to occupancy or any use allowed by this permit. Public Works Department 20. 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. Riverside County Flood Control and Water Conservation District d. City of Temecula Fire Prevention Bureau e. Planning Department f. Department of Public Works g. Riverside County Health Department h. Adelphia i. Community Services District j. Verizon k. Southern California Edison Company I. Southern California Gas Company G:IPlanning\2005\PAOS.0236 Silver Oaks TIMIPlanninglFlnal COA.doc 7 21. The Developer shall design and guarantee construction of the following public improvements to City of Temecula General Plan standards unless otherwise noted. Plans shall be reviewed and approved by the Department of Public Works: a. Improve Margarita Road (Arterial Highway Standards - 110' R1W) to include installation of half-width street improvements, paving, curb and gutter, sidewalk, street lights, drainage facilities, signing and striping, and utilities (including but not limited to water and sewer). i. Modification to the raised landscaped median on Margarita Road to control the right-inlright-out movement. b. The developer shall record a written offer to dedicate 12 additional feet of along the property frontage on Margarita Road. c. Improve Dartolo Road (Principal Collector Highway Standards - 78' R1W) to include installation of half-width street improvements plus six feet, paving, curb and gutter, sidewalk, street lights, drainage facilities, signing and striping, and utilities (including but not limited to water and sewer). d. All street improvement design shall provide adequate right-of-way and pavement transitions per Caltrans standards for transition to existing street sections. 22. The developer shall record a written offer to dedicate 12 additional feet of along the property frontage on Margarita Road. In order to accommodate the dedication of 12 feet of additional right of way, and in reliance upon the dedication, the City approves thirty-seven percent (37%) lot coverage for the project. 23. Unless otherwise approved the following minimum criteria shall be observed in the design of the street improvement plans: a. Street centerline grades shall be 0.5% minimum over P.C.C. and 1.00% minimum over A.C. paving. b. Driveways shall conform to the applicable City Standard No. 207 A c. Street lights shall be installed along the public streets shall be designed in accordance with City Standard No. 800, 801, 802 and 803. d. Concrete sidewalks shall be constructed in accordance with City Standard Nos. 400 and 401. e. Design of street improvements shall extend a minimum of 300 feet beyond the project boundaries to ensure adequate continuity of design with adjoining properties. f. All street and driveway centerline intersections shall be at 90 degrees. g. landscaping shall be limited in the corner cut-off area of all intersections and adjacent to driveways to provide for minimum sight distance and visibility. h. All utility systems including gas, electric, telephone, water, sewer, and cable TV shall be provided underground. Easements shall be provided as required where adequate right-of-way does not exist for installation of the facilities. All utilities shall be designed and constructed in accordance with City Codes and the utility provider. i. All utilities, existing or proposed, except electrical lines rated 34kv or greater, shall be installed underground in accordance with Ordinance 04-02 (Section 15.04.090 of the Temecula Municipal Code). G:IPlanning\2005\PA05-0236 Silver Oaks TIMlPlanninglFinal COA.doc 8 j. 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: i. Improve Streets "A" and "F" (Private Street - 32' RlE) to include installation of full-width street improvements, paving, curb and gutter, sidewalk, drainage facilities, and utilities (including but not limited to water and sewer). 24. A construction area Traffic Control Plan shall be designed by a registered Civil Engineer and reviewed by the Department of Public Works for any street closure and detour or other disruption to traffic circulation as required by the Department of Public Works. 25. Relinquish and waive right of access to and from Margarita Road on the Final Map with the exception of one opening as delineated on the approved Tentative Tract Map. 26. Relinquish and waive right of access to and from Dartolo Road on the Final Map with the exception of one opening as delineated on the approved Tentative Tract Map. 27. Corner property line cut off for vehicular sight distance and installation of pedestrian facilities shall be provided at all street intersections in accordance with Riverside County Standard No. 805. 28. All easements and/or right-of-way dedications shall be offered for dedication to the public or other appropriate agency and shall continue in force until the City accepts or abandons such offers. All dedications shall be free from all encumbrances as approved by the Department of Public Works. 29. Pursuant to Section 66493 of the Subdivision Map Act, any subdivision which is part of an existing Assessment District must comply with the requirements of said section. Prior to City Council approval of the Final Map, the Developer shall make an application for reapportionment of any assessments with appropriate regulatory agency. 30. Any delinquent property taxes shall be paid. 31. An Environmental Constraints Sheet (ECS) shall be prepared in conjunction with the Final Map to delineate identified environmental concerns and shall be recorded with the map. 32. The Developer shall comply with all constraints which may be shown upon an Environmental Constraint Sheet recorded with any underlying maps related to the subject property. 33. A permit from Riverside County Flood Control and Water Conservation District is required for work within their right-of-way or facilities per letter dated September 22, 2005. 34. The Developer shall notify the City's cableTV Franchises of the Intent to Develop. Conduit shall be installed to cable TV Standards at time of street improvements. 35. Private drainage easements for cross-lot drainage shall be required and shall be delineated and noted on the final map. G:IPlannlng\2005IPA05-0236 Silver Oaks TIMIPlanninglRnal COA.doc 9 36. Easements, when required for roadway slopes, landscape easements, drainage facilities, utilities, etc., shall be shown on the final map if they are located within the land division boundary. All offers of dedication and conveyances shall be submitted for review and recorded as directed by the Department of Public Works. On-site drainage facilities located outside of road right-of-way shall be contained within drainage easements and shown on the final map. A note shall be added to the final map stating "drainage easements shall be kept free of buildings and obstructions." G:\Planning\2005\PA05-0236 Silver Oaks TIMlPlanninglFinal COA.doc 10 PRIOR TO ISSUANCE OF GRADING PERMITS G:\Planning\2005\PA05-o236 Silver Oaks TIMlPlanninglFinal COA.doc 11 Planning Department 37. The following shall be included in the Notes Section of the Grading Plan: "II 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 affected area to immediately cease. The Director of Planning at his/her sole discretion may require the property to deposit a sum of money it deems reasonably necessary to allow the City to consult and/or authorize an independent, fully qualified specialist to inspect the site at no cost to the City, in order to assess the significance of the find. Upon determining that the discovery is not an 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 archaeologicaVcultural 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." 38. A copy of the Rough Grading plans shall be submitted and approved by the Planning Department. 39. 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. 40. 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 Pechan9a Tribe shall be retained by the project sponsor to investigate the find, and make recommendations as to treatment and mitigation. 41. 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. 42. Tribal monitors Irom 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. 43. 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. 44. All sacred sites are to be avoided and preserved. 45. A landscape plan shall be reviewed and approved for the landscaping of all areas within the R-O-W of Margarita Road and Dartolo Road that is proposed. G:\Planning\2005\PA05-o236 Silver Oaks TIMlPlanninglFinal COA.doc 12 Public Works Department 46. A Grading Plan shall be prepared by a registered Civil Engineer in accordance with City of Temecula standards and approved by the Department of Public Works prior to commencement of any grading. The plan shall incorporate adequate erosion control measures to protect the site and adjoining properties from damage due to erosion. 47. 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. 48. The project shall demonstrate coverage under the State NPDES General Permit for Construction Activities by providing a copy of the Waste Discharge Identification number (WOlD) 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. 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. G:IPlanning\2005\PA05-0236 Silver Oaks TIMIPlanninglFinal COA.doc 13 PRIOR TO ISSUANCE OF BUILDING PERMITS G:\Planning\2005\PA05-0236 Silver Oaks TIMlPlanninglFinal COA.doc 14 Public Works Department 50. Prior to the issuance of the first building permit, Final Map 33891 shall be approved and recorded. 51. A Precise Grading Plan shall be submitted to the Department of Public Works for review and approval. The building pad shall be certified by a registered Civil Engineer for location and elevation, and the Soils Engineer shall issue a Final Soils Report addressing compaction and site conditions. 52. Grading of the subject property shall be in accordance with the California Building Code, the approved grading plan, the conditions of the grading permit, City Grading Standards and accepted grading construction practices. The final grading plan shall be in substantial conformance with the approved rough grading plan. 53. 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. 54. 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. Fire Prevention 55. If construction is phased, each phase shall provide approved access and fire protection prior to any building construction (CFC 8704.2 and 902.2.2). This will include all internal roads, connecting roads between phases, and construction gates. All required access must be in and available prior to and during All construction. 56. 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). 57. 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 and Ord 99-14). 58. 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 and Ord 99-14). 59. 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). 60. 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 G:\Planning\2005\PA05-o236 Silver Oaks TIMlPlanninglFinal COA.doc 15 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). 61. All manual and electronic gates on required Fire Department access roads or gates obstructing Fire Department building access shall be provided with the Knox Rapid entry system for emergency access by firefighting personnel (CFC 902.4). G:\Planning\200S\PAOS-0236 Silver Oaks TIMlPlanninglFinal COA.doc 16 PRIOR TO ISSUANCE OF OCCUPANCY PERMITS G:\Planning\200S\PAOS-0236 Silver Oaks TIM\PIanninglFinal COA.doc 17 Public Works Department 62. 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. Fire Prevention 63. 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). G:IPlanning\2005\PAOS-0236 Silver Oaks TIMIPlanninglFinal COA.doc 18 OUTSIDE AGENCIES G:IPlanning\200SIPAOS-0236 Silver Oaks TIMIPlanninglFinal COA.doc 19 64. The applicant shall comply with the recommendations set forth in the Rancho California Water District's letter dated August 19, 2005, a copy of which is attached. 65. The applicant shall comply with the recommendations set forth in the Riverside County Flood and Water Conservation District letter dated September 19, 2006, a copy of which is attached. By placing my signature below, I confirm that I have read, understand and accept all the above Conditions of Approval. I further understand that the property shall be maintained in conformance with these conditions of approval and that any changes I may wish to make to the project shall be subject to Community Development Department approval. Applicant Signature Date Applicant's Printed Name G:\Planning\200S\PAOS-0236 Silver Oaks TIMlPlanninglFlnal COA.doc 20 ,- @ Bancha Water Board of Directors Csaba F. Ko President Be". R. Drake Sr. Vice President Stepben J. Corona Ralph H. D.Ily Lisa D. Henno John E. Hoailand Michael R. McMillan Officers: Brian J. Brady General Manager Phillip L Forbea , Director of Finance-Treasurer E.P. "Bob- Lemons Director of Engineering Perry R. Louck Director of Planning Jeff D. Arm.tron. Controller Linda M. Fr-ecoso District Secretary/Adminiatrative Services Manager C. Michael CoweU Blpt Best" Krieger LLP GfJneralCounsel , , August 19,2005 Hannony Bales, Project Planner City of Temecula Planning Department Post Office Box 9033 Temecula, CA 92589-9033 "UG ? :& ')f1r.5 1""\ 14 t..uJ SUBJECT: I WATER AVAILABILITY; Sll VEROAKS CONDOMINIUMS TENTATIVE TRACT NO. 338' 11 PARCELS NO.1, 2 AND 3 OF PARCEL MAP NO. 9036 APN 959-080-011, APN 959-08~.-012, AND APN 959-080-013 CITY PROJECT NO. P AOS-02 5 AND P AOS-0236 [TRUMARKCOMPAN1ES] i i i Dear Ms. Bales: i Please be advised that the above-referenced property is located within the boundaries of Rancho California Water District I RCWD). Water service, therefore, would be available upon construction of any re luired on-site and/or off-site water facilities and the completion of fmancial arrar gements between RCWD and the property owner. I ; If fire protection is required, the customer will qeed to contact RCWD for fees and . requirements. Water availability would be contingent upon thejproperty owner signing an Agency Agreement that assigns water management rightS, ifany, to RCWD. This project is a condominium-type development with onsite water and fire control systems being operated and maintained by a 40meowner's association. RCWD requires that the developer include a Reciprocal Easement and Maintenance Agreement for anyon-site private water facilities, as a condition of the project. Where a public water .system is proposed Within a private street, a perpetual easement shall be dedicated to RCWD on the fmal map. If you should have any questions, please contact an Engineering Services Representative at this office at (951) 296-6900. Sincerely, RANCHO CALIFORNIA WATER DISTRICT J Mich el G. Meyerpeter, P. Development Engineering M nager OSIMM: Im082\FEG 4~(Qt,o ~it\.(':"\'I..Il'()RNI^ ~ WA'J';:I\ . DISTRICT --...,-....... c: Laurie Williams, Engineering Services Supervisor / Rancho California Water District 42135 Winchester Road. Post Office Box 9017 . Temecula. California 92589-9017 . (9S1) 296-6900 . FAX (951) 296-6860 f' - WARREND. WIWAMS o.n....l Manager-Chicf Engin.... ,..,"\ ( I (\ 1995 MARKET STREET RIVERSIDE, CA 92501 951.955.1200 95 1.788.9965 FAX Sll&O.l RIVERSIDE COUNTY FLOOD CON mOL AND WATER CONSERVATION DIS fRICT SEP 2 2 2005 cjty of Temecula Plann!ng Deoartment Post 0fIIce Box 9033 Temecula, California 92589-9033 Attention: ~I>,j" Q.f.~..5 I ladies and Gentlemen: Re: :PAr b 5 - o"l. ~ 10 The DIstrid does not nonnally recommend cond'ltIons for land divisions ~ cUI er land use cases In Incorporated cities. The District also does not plan check pi!.y land use cases, or provide State 01' Islon of Real Estate letters or other flood hazard rellOrts for such cases. District commentsIrecommendalions for sue 1 cases are nannally. limited to items of specific IrIlerest to the District Including District Master, Draln;lQe PIao~' Iitles, other regional flood control and oralna e facilities which could be conSidered a I leal ~.,,:~ ..'llint or 8ici of a master plan sY.Slem, and District Area ~Inage Plan fees (development mitlgationorees). In addition, Informati of a general ilature Is provided. The District has not revlev==red the project In detail and the followln checked comments do not In any way constitute or Imply District or enc!orSement of the proposed project vijth respect to flood hazard, public health and safety or any other sucIi ue:' I , No comment. : This lK9lect would not be Impacted ,by District Master Drainage I 'Ian facilities nor are other facilities of regional Interest proposed. . '. ' This project Involves District Master Plan facilities. The District Will accept ownership of such facilities on written request of the City. Facilities muSt be constructed to Distri~ standards, and District plan check and Ins~on Will be required for District Q.-y:'" 'wO. Plan check, In~pectlon arid administrative fees Will be required. i This project r'or .~as channels, storm drains 36 Inches or larger iW' iameter or other facilities that could be consldered regiOnal In nature aildlor a logical extension of the ad ' ed Master [.,..;, """a Plan. The DIstrict would consider &QCeP.ting owne hip ot sucn taclllues on wrmen request of the City. FaCilities must be constructed to District s;"',;:k..J.i, and Istrict plan check and InSllllCtion will be required for District acceptance. Plan check, Inspection and admlnlsll alive fees Will be required'. This project Is located Within the limits of the DIstrict's ' Area Drainage Plan for which drainage fees have been ad<lpted~. appllC801E lees SnoU,C1 00 ~I(I "y....smers check or money order only t!l the AocXI Control District or gty pr or to final $pproval of the ~ect, or In the case of a ~parcel ma(l or subdMsion prior to recordation of the nal map. Fees to be ~d ShOuld be at the rate in effect at the time of ,oww,';QUon, or If deferred, at the time of Issuance~the acluat permit. + An encroachment permit shall be obtained for any construction rela activities occurring within District right of way or facilities. For further Information, contact the Dls s encroachment permit section at 951.955.1266. 'i~C\Ay:. (...(1-I'~v.. 1,1r-!e::". GENERAL INFORMAll0N This project may re!lulre a National Pollutant Discharge Elimination SVSlem1E' (NPDES) ~rmIt from the State Water Resources Control Board. Clearance for gradi~ recotclationl or other final a val sIioUld not be given until the City has datermlned thai the project has been grantee a permit or s shown to be v ~ ur L If this project Involves a Federal Em!ll'9~ Management Agency (FEMA) mbpP5ld flood plain, then the ,City should require t1ie applicant to provide all studies . ealcul,ations, -llIens and .otheli llifClrmation I'l!!lulred to meal FE~ 'requirements, 8nd should fUrther l'B!lulre that ihe applicant obtain a Conditi~1 Letter of Map Revision (CLOMR) pnor to grading, recordation or other final approval of the project, and a Letter of Map Revision (LOMR) prior (0 occupancy. . I If a natural watercourse or mapped flood plain Is Impacted !1Y this prolect, the City should require the ap(llicant to obtain a Section 1601/1603 Agreement from the California Departnien\ of FiSh anil Game arid a Cle, an Water Act Section 404 Permit from the U.S. Army' Corps of Engineers, or Written correspQndence from these agencies indicating the project is exempt from these requirements. A Clean Water Act Section 401 Water Quality Ceitilication may be requireCl from the local Callfomla Regional Water Quality Control Board prior to Issuance of the Corps 404 pennlt. , . , Very truly yours, ~A c: Riverside County Planning Department Attn: David Mares ARTURO DIAZ Senior Civil Engineer Date: ,f?- /r- c?'5 EXHIBIT B MITIGATION MONITORING PROGRAM G:\Planning\2005\PA05-0236 Silver Oaks 1TM\Planning\Final Resolution.d0c6 Project Description: location: Applicant: General Impact: Mitigation Measures: Specific Process: Mitigation Milestone: Responsible Monitoring Party: General Impact: Mitigation Measures: Mitigation Monitoring Program Planning Application No. PAOS-0235, a Development Plan to construct 110 age-restricted condo units on 7.5 acres and Planning Application No. PAOS-0236, Tentative Tract Map 33891 to create one lot for condo pu rposes. The project is located on the northwest corner of Margarita Road and Dartolo Road in the City of Temecula. Vicki Mata Trumark Companies 26447 Rancho Parkway South lake Forest, CA 92630 Air Quality A temporary impact of emissions resulting from project related construction activities. Emissions will be emitted by construction equipment and fugitive dust will be generated during construction. . The project proponent shall require that the grading contractor utilize diesel powered equipment that is equipped with a cooled exhaust gas recirculation system. The project proponent shall require that the grading contractor use aqueous diesel fuel for the diesel powered equipment that is operated during the demolition and construction phase. Planning staff will verify compliance with the above mitigation measures as part of on-going field verification and inspections. On-going during all grading and construction activities Public Works and Building Department Air Quality The project may result in a cumulatively considerable net increase in of suspended particles for which the project region is non- attainment under federal and state ambient air quality standards. Air emissions will be emitted by construction equipment and fugitive dust will be generated during demolition, site preparation, and construction. The project proponent shall require that the grading contractor utilize diesel powered equipment that is equipped with a cooled G:\Planning\2005\PA05-0235 Silver Oaks Multi-Farnily\Planning~nitlal Study CommentsIMMP.doc 1 I Specific Process: Mitigation Milestone: Responsible Monitoring Party: General Impact: Mitigation Measures: Specific Process: Mitigation Milestone: Responsible Monitoring Party: exhaust gas recirculation system during demolition, site preparation, grading and construction. The project proponent shall require that the grading contractor use aqueous diesel fuel for the diesel powered equipment that is operated during the demolition and construction phase. The project proponent shall require that the construction contractor limit the application of architectural coatings to 225 gallons per week and/or use zero volatile organic compound (VOC) paint during construction. Planning and Building staff will verify compliance with the above mitigation measures as part of on-going field verifications and inspections. . On-going during grading and construction activities. Public Works, Building Department, and Planning Department Air Quality A temporary impact resulting from project-related construction activities may expose sensitive receptors to substantial pollutant concentration on a temporary basis. The project proponent shall require that the grading contractor utilize diesel powered equipment that is equipped with a cooled exhaust gas recirculation system during demolition, site preparation, grading and construction. The project proponent shall require that the grading contractor use aqueous diesel fuel for the diesel powered equipment that is operated during the demolition and construction phase. The project proponent shall require that the construction contractor limit the application of architectural coatings to 225 gallons per week and/or use zero volatile organic compound (VOC) paint during construction. Planning and Building staff will verify compliance with the above mitigation measures as part of on-going field verifications and inspections. On-going during grading and construction activities. Public Works, Building Department, and Planning Department G:\Planning\2005IPA05-0235 Silver Oaks Multi-FamilyIPlanningllnitial Study CommentslMMP.doc 2 I General Impact: Mitigation Measures: Specific Process: Mitigation Milestone: Responsible Monitoring Party: General Impact: Mitigation Measures: Specific Process: Mitigation Milestone: Responsible Monitoring Party: General Impact: Air Quality A temporary impact of offensive odors and additional dust due to the operation of heavy equipment during construction phases of the project. The project proponent required to provide a water truck to continuously "water down" the graded areas to reduce the amount of dust from excavation. During grading activities, the site shall be watered down no less than three times per day in order to comply with AQMD Rule 403-Fugitive Dust. In addition, all heavy equipment must be regularly maintained to reduce emissions. Planning staff will verify compliance with the above mitigation measure as part of on-going field verification and inspections. On-going during all grading activities Building Department and Planning Department Biological Resources Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native residents or migratory wildlife corridors, or impede the use of native wildlife nursery sites. Vegetation clearing shall be initiated prior to February 15 or after August 15. If this is not feasible, all suitable habitats shall be thoroughly surveyed for the presence of nests by a qualified biologist no more than 5 days before commencement of any tree removal. Planning and Public Works staff will verify compliance with the above mitigation measure prior to issuance of a grading permit. Prior to grading permit issuance Planning Department and Public Works Biological Resources Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native G:\Planning\2005IPA05-0235 Sliver Oaks Multi-FamilyIPlannlng~nitial Study CommentslMMP.doc 3 Mitigation Measures: Specific Process: Mitigation Milestone: Responsible Monitoring General Impact: Mitigation Measures: Specific Process: Mitigation Milestone: Responsible Monitoring Party: General Impact: Mitigation Measures: residents or migratory wildlife corridors, or impede the use of native wildlife nursery sites. Vegetation clearing shall be initiated prior to February 15 or after August 15. If this is not feasible, all suitable habitats shall be thoroughly surveyed for the presence of nests by a qualified biologist no more than 5 days before commencement of any tree removal. Planning and Public Works staff will verify compliance with the above mitigation measure prior to issuance of a grading permit. Prior to grading permit issuance Planning Department and Public Works Cultural Resources Cause a substantial change in the significance of a historical resource, including archeological and/or paleontological resources. The project proponent shall prepare an assessment of the archeological and cultural resources on the project property. The assessment shall be performed by a qualified archeologist in conjunction with the Pechanga Band of luiseiio Indians in order to determine whether there are cultural resources on the property and evaluate the significance of any such resource. Any such testing shall involve the Pechanga Tribe, and all tests to determine impacts should be completed prior to the issuance of grading permits. Planning staff will verify compliance with the above mitigation measure prior to issuance of grading permits Prior to issuance of grading permits Planning Department and Public Works Cultural Resources Cause a substantial change in the significance of a historical resource, including archeological and/or paleontological resources. The project proponent is required to enter into a Treatment Agreement with the Pechanga Band of luiseiio Indians. This G:\Planning\2005\PA05-o235 Silver Oaks Multi-FamilyIPlanningllnitial Study CommentslMMP.doc 4 Specific Process: Mitigation Milestone: Responsible Monitoring Party: General Impact: Mitigation Measures: Specific Process: Mitigation Milestone: Responsible Monitoring Party: General Impact: Mitigation Measures: 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. The Developer is responsible for retaining the required personnel and conducting the required meetings with the Building Department and with the Pechanga Band of luiseno Indians in order to enter into the required Agreement. Prior to issuance of grading permits Planning Department, Building Department, and Pechanga Band of luiseno Indians Cultural Resources Cause a substantial change in the significance of a historical resource, including archeological and/or paleontological resources. Tribal monitors from the Pechanga Band of luiseno Indians shall be allowed to monitor all grading, excavating and ground-breaking activities, including further surveys, to be compensated by the project proponent. The Pechanga Tribe monitors will have the authority to temporarily stop and redirect grading activities to evaluate the significance of any archeological resources . discovered on the property, in conjunction with the archeologist and the lead Agency. The Pechanga Band of luiseno Indians and the Planning Department shall monitor the above mitigation measure as part of on-going field verification and inspections On-going during all grading, excavation, and ground-breaking activities Pechanga Band of luiseno Indians and the Planning Department Cultural Resources Cause a substantial change in the significance of a historical resource, including archeological and/or paleontological resources. If human remains are encountered, all activity shall cease and the County Coroner must be notified immediately. All activity must cease until the County Coroner has determined the origin and G:\Planning\2005IPA05-0235 Silver Oaks Multi-FamilyIPlanningllnitial Study CommentslMMP.doc 5 Specific Process: Mitigation Milestone: Responsible Monitoring Party: General Impact: Mitigation Measures: Specific Process: Mitigation Milestone: Responsible Monitoring Party: General Impact: Mitigation Measures: Specific Process: disposition of said remains. The Coroner shall determine if the remains are prehistoric, and shall notify the State Native American Heritage Commission (NAHC) if applicable. Further actions shall be determined by the desires of the Most Likely Descendent (MlD). The Planning Department, Building Department, County Coroner, and the Pechanga Band of luiseiio Indians shall be notified in the event of any human remains being discovered on the site. On-going during all earthmoving phases of the project Planning Department and Building Department Cultural Resources Cause a substantial change in the significance of a historical resource, including archeological and/or paleontological resources. The landowner shall agree to relinquish to relinquish ownership of all cultural resources, including all luiseiio sacred items, burial goods and all archeological artifacts that are found on the project site to the Pechanga Band of luiseiio Indians for proper treatment and disposition. The project proponent shall notify the Planning Department and Building Department in the event any resources are discovered. A representative from the Pechanga Band of Luiseiio Indians shall be notified to determine the significance of the discovery. On-going during all earthmoving phases of the project Planning Department and Building Department Cultural Resources Cause a substantial change in the significance of a historical resource, including archeological and/or paleontological resources. All sacred sites within the project area are to be avoided and preserved. The project proponent shall notify the Planning Department and Building Department in the event any resources and/or human G:\Planning\2005\PA05-o235 Silver Oaks Multi-Family\Planning~n~ial Study CommentslMMP.doc 6 Mitigation Milestone: Responsible Monitoring Party: General Impact: Mitigation Measures: remains are discovered. A representative from the Pechanga Band of luisefio Indians shall be notified to determine the significance of the discovery. On-going during all earthmoving phases of the project Planning Department, Building Department, and Pechanga Band of luisefio Indians Cultural Resources Cause a substantial change in the significance of a historical resource, including archeological and/or paleontological resources. The project proponent shall develop a Paleontological Resource Impact Mitigation Program (PRIMP) in accordance with the recommendations of the City of Temecula and the County of Riverside for the excavation phase of the proposed project when construction excavation reaches depths below five feet. This project is designed to conform to the agency guidelines for administration of CEQA and those of the Society of Vertebrate Paleontology. It includes the following steps: . A trained paleontological monitor shall be present during ground-disturbing activities within the project area in sediments below a depth of five feet that have been determined likely to contain paleontological resources. The monitoring for paleontological resources shall be conducted on a half-time basis. The monitor shall be empowered to temporarily halt or redirect construction activities to ensure avoidance of adverse impacts to paleontological resources. The monitor shall be equipped to rapidly remove any large fossil specimens encountered during excavation. During monitoring, samples shall be collected and processed to recover microvertebrate fossils. Processing will include wet screen washing and microscopic examination of the residual materials to identify small vertebrate remains. . Upon encountering a large deposit of bone, salvage of all bone in the area will be conducted with additional field staff and in accordance with modern paleontological techniques. . All fossils collected during the project will be prepared to a reasonable point of identification. Excess sediment or matrix will be removed from the specimens to reduce the bull and cost of storage. Itemized catalogs of all material G:\Planning\2005\PA05-0235 Silver Oaks Multi.Family\Planning~nitial Study CommentslMMP.doc 7 Specific Process: Mitigation Milestone: Responsible Monitoring Party: General Impact: Mitigation Measures: Specific Process: Mitigation Milestone: Responsible Monitoring Party: General Impact: collected and identified will be provided to the museum repository along with the specimens. . A report documenting the results of the monitoring and salvage activities and the significance of the fossils will be prepared. . All fossils collected during this work, along with the itemized inventory of these specimens, shall be deposited in a museum repository for permanent curation and storage. If fossils are identified, monitoring shall be increased to full-time. The project proponent is responsible for retaining the required personnel and providing an agreement document to the City of Temecula for review. Prior to grading permit issuance Planning Department Geology and Soils Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving Strong seismic ground shaking and/or seismic-related ground failure, including liquefaction. The project proponent shall submit appropriate soils and geologic hazard investigation reports, including a cone penetration test to verify lateral extent of liquefiable zone and total settlement. The project proponent is responsible for submitting the reports to the City of Temecula Prior to grading permit issuance Planning Department and Building Department Geology and Soils Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving Strong seismic ground shaking and/or seismic-related ground failure, including liquefaction. G:\Planning\2005\PA05-o235 Silver Oaks Multi-Family\Planning~nltial Study CommentslMMP.doc 8 Mitigation Measures: Specific Process: Mitigation Milestone: Responsible Monitoring Party: General Impact: Mitigation Measures: Specific Process: Mitigation Milestone: Responsible Monitoring Party: General Impact: Mitigation Measures: The site shall be cleared of all vegetation, trees, structures and debris. The materials resulting from the clearings and grubbing operations should be removed from the site. If on-site sewage disposal systems are presently in operation, septic tanks should be pimped dry and removed as part of the demolition. The project proponent is responsible for clearing the site. Planning and Building staff will verify compliance with the above mitigation measure prior to the issuance of any earthwork on the site. . Prior to grading permit issuance Planning Department and Building Department Geology and Soils Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving Strong seismic ground shaking and/or seismic-related ground failure, including liquefaction. The project proponent will demonstrate that over-excavation shall be performed in accordance with the Preliminary Geotechnical Report. The project proponent is responsible for providing the required documents to the City of Temecula. Planning and Building staff will verify compliance with the above mitigation measure prior to the issuance of any earthwork on the site. Prior to grading plan issuance Planning Department, Public Works, and Building Department Geology and Soils Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving Strong seismic ground shaking and/or seismic-related ground failure, including liquefaction. The project proponent will demonstrate that the final bottom surfaces of all excavations shall be observed and approved by the project geotechnical consultant prior to placing any fill and/or G:\Planning\2005\PA05-o235 Silver Oaks Multi-FamilyIPlanning~nitial Study CommentslMMP.doc 9 Specific Process: Mitigation Milestone: Responsible Monitoring Party: General Impact: Mitigation Measures: Specific Process: Mitigation Milestone: Responsible Monitoring Party: General Impact: Mitigation Measures: Specific Process: structures. Based on observations, removal of localized areas deeper than those documented may be required during grading. The bottom of the excavations shall be scarified in accordance with the Preliminary Geotechnical report. Public Works and the Building Department will verify compliance with the above mitigation measure as part of field verifications and inspections prior to the issuance of any earthwork on the site. Prior to grading plan issuance Public Works and Building Department Geology and Soils Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving Strong seismic ground shaking and/or seismic-related ground failure, including liquefaction. The project proponent will demonstrate that earth materials at the site shall be excavatable with conventional heavy-duty earth moving equipment. The project proponent is responsible for demonstrating the above mitigation measure. Prior to grading plan issuance Public Works and Building Department Geology and Soils Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving Strong seismic ground shaking and/or seismic-related ground failure, including liquefaction. The project proponent will demonstrate that during earth movement activities that they shall adhere to all recommendations advanced in the relevant soils and geologic hazard investigation reports approved by the City of Temecula. The Building Department and Public Works will verify compliance with the above mitigation measures as part of on-going field verifications and inspections. G:\Planning\2005\PA05-0235 Silver Oaks Multi-family\Planning~nitial Study Comments\MMP.doc 10 Mitigation Milestone: Responsible Monitoring Party: General Impact: Mitigation Measures: Specific Process: Mitigation Milestone: Responsible Monitoring Party: General Impact: Mitigation Measures: Specific Process: Mitigation Milestone: Responsible Monitoring Party: Prior to grading plan issuance Building Department and Public Works Geology and Soils Expose people or structures to potential substantial adverse effects, including the risk of loss, injury; or death involving Strong seismic ground shaking and/or seismic-related ground failure, including liquefaction. The project proponent shall complete further investigation using Cone Penetration Tests and Geo Probe Tests to verify the lateral extent of liquefaction and associated settlement. The Building Department and Public Works will verify compliance with the above mitigation measures as part of on-going field verifications and inspections. The project proponent is responsible for providing all required documentation. Prior to grading plan issuance Building Department, Public Works, Project Proponent Geology and Soils Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving Strong seismic ground shaking and/or seismic-related ground failure, including liquefaction. The project proponent shall submit and updated Geotechnical Analysis to the Planning Department for review. The project proponent is required to submit the updated documents. Prior to grading plan issuance Project proponent and Planning Department G:\Planning\2005\PA05-0235 Silver Oaks Mulli-FamilyIPlanningllnitial Study CommentsIMMP.doc 11 General Impact: Mitigation Measures: Specific Process: Mitigation Milestone: Responsible Monitoring Party: General Impact: Mitigation Measures: Specific Process: Mitigation Milestone: Responsible Monitoring Party: Noise Exposure of persons to or generation of noise levels in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies The project proponent shall submit a construction related noise mitigation plan to the City for review and approval. The plan shall depict the number, types, and location(s) of construction equipment and how the noise from the equipment will be reduced during construction of the proposed project. The project proponent is responsible for submitting all required documents to the City of Temecula for review and approval Prior to grading permit issuance Planning Department and Building Department Noise Exposure of persons to or generation of noise levels in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies The project proponent shall demonstrate that during all project site excavation and grading onsite, the construction contractors shall equip all construction equipment, fixed or mobile, with properly operating and maintained mufflers, consistent with manufactures' standards. The construction contractor shall place all stationary construction equipment so that emitted noise is directed away from the noise sensitive receptors nearest the project site. The Building Department will verify compliance with the above mitigation measures as part of on-going field verification and inspections. On-going throughout earthmoving and construction activities Building Department G:\Planning\2005\PA05-0235 Silver Oaks Mulij-Family\Planning~nitial Study CommentsIMMP.doc 12 General Impact: Mitigation Measures: Specific Process: Mitigation Milestone: Responsible Monitoring Party: General Impact: Mitigation Measures: Specific Process: Mitigation Milestone: Responsible Monitoring Party: General Impact: Mitigation Measures: Noise Exposure of persons to or generation of noise levels in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies The project proponent's construction contractor shall locate equipment staging in areas that will create the greatest distance between construction-related noise sources and noise sensitive receptors nearest the project site during all project construction. The Building Department will verify compliance with the above mitigation measures as part of on-going field verification and inspections. On-going throughout earthmoving and construction activities Building Department Noise Exposure of persons to or generation of noise levels in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies The project proponent's construction contractor shall limit all construction-related activities that would result in high noise levels according to the construction hours to be determined by the City staff. The Building Department will verify compliance with the above mitigation measures as part of on-going field verification and inspections. On-going throughout earthmoving and construction activities Building Department Noise Exposure of persons to or generation of noise levels in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies The project proponent's construction contractor shall limit haul truck deliveries to the same hours specified for construction G:\Planning\200S\PAOS-0235 Silver Oaks Multi.Family\Planning~nitial Study CommentslMMP.doc 13 Specific Process: Mitigation Milestone: Responsible Monitoring Party: General Impact: Mitigation Measures: Specific Process: Mitigation Milestone: Responsible Monitoring Party: General Impact: Mitigation Measures: equipment. To the extent feasible, haul routes shall not pass sensitive land uses or residential dwellings. The Building Department will verify compliance with the above mitigation measures as part of on-going field verification and inspections. Prior to certificate of occupancy issuance Planning Department Noise Exposure of persons to or generation of nofse levels in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies The project proponent shall be required to build a noise barrier for the second-floor balcony facing at Unit 53. The barrier shall be at a height of 5 feet above the finished floor of the balcony. The barrier may consist of a solid base plus a transparent "plexi-glass" upper section continuously wrapped around the edge of the deck. The upper section shall be constructed of 3/8-inch glass or v., inch thermop,lastic. The Planning Department will verify compliance through inspections to the site prior to the release of occupancy. Prior to certificate of occupancy issuance Planning Department Noise Cause a substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels existing without the project. The project proponent shall submit an acoustical analysis to ensure that noise levels will not exceed a CNEl of 70 dBA exterior and 45 dBA interior. The interior noise analysis shall include requirements such as air-conditioning and/or mechanical ventilation system, and sound-rated windows and doors as a -means of achieving compliance for any homes where the future exterior noise levels are expected to exceed CNEl of 60 dBA. G:\Planning\2005\PA05-o235 Silver Oaks Multi-FamilyIPlanningUnitial Study CommentslMMP.doc 14 Specific Process: The project proponent is responsible for conducting and submitting the required analysis to the Planning Department Mitigation Milestone: Prior to building permit issuance Responsible Monitoring Party: Planning Department G:\Planning\2005\PA05-o235 Silver Oaks Muiti.Family\Planning~n~ial Study CommentslMMP.doc 15