HomeMy WebLinkAbout06_042 PC Resolution
PC RESOLUTION NO. 06-42
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF TEMECULA APPROVING PLANNING APPLICATION
NO. PA05-0235, A DEVELOPMENT PLAN TO CONSTRUCT 110
AGE-RESTRICTED UNITS AND A RECREATIONAL FACILITY
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. PA05-0235 on August 9, 2005, in a manner in accord with the City of Temecula General
Plan and Development Code.
Section 2. Planning Application No. PA05-0235 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. PA05-0235 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.
PA05-0235 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 17.05.010.F of the Temecula Municipal
Code.
A. The proposed project is in conformance with the General Plan for Temecula and
with all applicable requirements of state law and other ordinances of the City;
The proposal is consistent with the land use designation and policies reflected for senior
citizen housing within the Professional Office (PO) designation and projects with High
(H) Density Residential use designations within the City of Temecula's General Plan and
Development Code.
B. The overall development of the land is designed for the protection of the public
health, safety, and public welfare;
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. Adopt a Negative Declaration and Mitigation
Monitoring Program based on the Initial Study for Planning Application No. PA05-0235, which
was prepared pursuant to CEQA Guidelines Section 15072.
Section 8. Conditions. The Planning Commission of the City of Temecula approves
the Application PA05-0235, all of the foregoing reasons and subject to the project specific
conditions set I forth on Exhibit A and B, attached hereto, and incorporated herein by this
reference together with any and all other necessary conditions that may be deemed necessary.
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Section 9. PASSED, APPROVED AND ADOPTED by the City of Temecula Planning
Commission this 17th day of May 2006.
~~-c.~-- _
. Ron Guerriero, Chairman
ATTEST:
9!ek;'---z' ~ yr
Debbie Ubnoske, Secretary
('
;
[SEAL]
STATE OF ,. )
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CALIFORNIA ~:': ......
COUNTY OF ) ss
RIVERSIDE
CITY OF TEMECULA )
I, Debbie Ubnoske, Secretary of the Temecula Planning Commission, do hereby certify that
the forgoing PC Resolution No. 06-42 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
~-t:" ~~__
. Debbie Ubnoske, Secreiary
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,
EXHIBIT A
CITY OF TEMECULA
FINAL CONDITIONS OF APPROVAL
Planning Application No.: PA05-0235
Project Description:
A Development Plan to construct 110 age-restricted
condo units and a recreational facility on 7.5 acres
located on 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
Approval Date:
May 17, 2006
Expiration Date:
May 17, 2008
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)].
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GENERAL REQUIREMENTS
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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 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.
4. The permittee shall obtain City approval for any modifications or revisions to the approval of
this development plan.
5. The applicant shall comply with the Mitigation Monitoring Program for Planning Application
Nos. PA05-0235 and PA05-0236 (Exhibit B).
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 therealter 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. A separate building permit shall be required for all sign age.
9. The development of the premises shall substantially conform to the approved site plan and
elevations contained on file with the Planning Department.
10. The conditions of approval specified in this resolution, to the extent specific items, materials,
equipment, techniques, finishes or similar matters are specified, shall be deemed satisfied
by staffs prior approval of the use or utilization of an item, material, equipment, finish or
technique that City stall determines to be the substantial equivalent of that required by the
condition of approval. Stall may elect to reject the request to substitute, in which case the
real party in interest may appeal, alter payment of the regular cost of an appeal, the decision
to the Planning Commission for its decision.
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Stone
Stone
Enhanced Paving
Color
Expo Genoa 226
Expo Benavento
Dunn-Edwards Canyon Abill DE 3166
Dunn-Edwards Burnt Crimson SP 165
Dunn-Edwards Muddy Tide DE 3014
Dunn-Edwards Gold Coast DE 3209
Monifer Ufetile Brown Blend 1 LSCS3233R
Monifer Ufetile California Mission Blend
1 LSCS6464
Elderado Stone - Nantucket Stacked Stone
Elderado Stone - Castaway Stacked Stone
Stamped Concrete - Ashlar Slate Pattern in
Mottled Grey
Material
Stucco
Stucco
Accent
Accent
Trim
Trim
Roof
Roof
11. Landscaping installed for the project shall be continuously maintained to the reasonable
satisfaction of the Planning Director. If it is determined that the landscaping is not being
maintained, the Planning Director shall have the authority to require the property owner to
bring the landscaping into conformance with the approved landscape plan. The continued
maintenance of all landscaped areas shall be the responsibility of the developer or any
successors in interest.
12. The applicant shall paint a 3' x 3' section of the building for Planning Department inspection,
prior to commencing painting of the building.
13. The applicant shall submit to the Planning Department for permanent filing two 8" X 10"
glossy photographic color prints of the approved Color and Materials Board and the colored
architectural elevations. All labels on the Color and Materials Board and Elevations shall be
readable on the photographic prints.
14. Trash enclosures shall be provided to house all trash receptacles utilized on the site. These
shall be clearly labeled on site plan.
Public Works Department
15. 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.
16. An Encroachment Permit shall be obtained from the Department of Public Works prior to
commencement of any construction within an existing or proposed City right-of-way.
17. All improvement plans and grading plans shall be coordinated for consistency with adjacent
projects and existing improvements contiguous to the site and shall be submitted on
standard 24" x 36" City of Temecula mylars.
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18. 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 runoll from discharging ollsite or entering any storm drain system or receiving
water.
19. A Water Quality Management Plan (WQMP) shall be submitted to the City. The WQMP will
include site design BMPs (Best Management Practices), source controls, and treatment
mechanisms.
20. The proposed access on Margarita Road shall be restricted to a right in/right out movement.
Fire Prevention
21. Final fire and life safety conditions will be addressed when building plans are reviewed by
the Fire Prevention Bureau. These conditions will be based on occupancy, use, the
California Building Code (CBC), California Fire Code (CFC), and related codes which are in
force at the time of building plan submittal.
22. The Fire Prevention Bureau is required to set a minimum fire flow for the remodel or
construction of all commercial buildings per CFC Appendix III.A, Table A-III-A-1. The
developer shall provide for this project, a water system capable of delivering 2250 GPM at
20 PSI residual operating pressure, plus an assumed sprinkler demand of 400 GPM for a
total fire flow of 2650 GPM with a 2 hour duration. The required fire flow may be adjusted
during the approval process to reflect changes in design, construction type, or automatic fire
protection measures as approved by the Fire Prevention Bureau. The Fire Flow as given
above has taken into account all information as provided (CFC 903.2, Appendix III-A).
23. The Fire Prevention Bureau is required to set minimum fire hydrant distances per CFC
Appendix III-B, Table A-III-B-1. A minimum of 3 hydrants, in a combination of on-site and oll-
site (6" x 4" x 2-2 1/2" outlets) shall be located on Fire Department access roads and
adjacent public streets. Hydrants shall be spaced at 450 feet apart, at each intersection and
shall be located no more than 225 feet from any point on the street or Fire Department
access road(s) frontage to a hydrant. The required fire flow shall be available from any
adjacent hydrant(s) in the system. The upgrade of existing fire hydrants may be required
(CFC 903.2, 903.4.2, and Appendix III-B).
24. 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).
25. 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).
26. Any/All manual and electronic gates on required Fire Department access roads or gates
obstructing Fire Department building access shall be provided with the Knox Rapid entry
system for emergency access by fire fighting personnel (CFC 902.4).
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Community Services Department
27. The developer shall contact the City's franchised solid waste hauler for disposal of
construction debris including debris caused from the razing of existing buildings. Only the
City's franchisee may haul construction and demolition debris.
28. The Applicant shall comply with the Public Art Ordinance.
29. All parkways including within the ROW, landscaping, recreational facilities, fencing and on
site lighting shall be maintained by the property owner or. maintenance association.
30. The trash service for the recreation center area shall include at least one bin for recycling.
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PRIOR TO ISSUANCE OF GRADING PERMITS
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Planning Department
31. A copy of the rough grading plans shall be submitted and approved by the Planning
Department.
32. Provide the Planning Department with a copy of the underground water plans and electrical
plans for verification of proper placement of transformer(s) and double detector check prior
to final agreement with the utility companies.
33. Double detector check valves shall be either installed underground or internal to the project
site at locations not visible from the public right-of-way, subject to review and approval by the
Director of Planning.
34. The following shall be included in the Notes Section of the Grading Plan: "If at any time
during excavation/construction of the site, archaeological/cultural resources, or any artifacts
or other objects which reasonably appears to be evidence of cultural or archaeological
resource are discovered, the property owner shall immediately advise the City of such and
the City shall cause all further excavation or other disturbance of the allected area to
immediately cease. The Director of Planning at his/her sole discretion may require the
property to deposit a sum of money it deems reasonably necessary to allow the City to
consult and/or authorize an independent, fully qualified specialist to inspect the site at no
cost to the City, in order to assess the significance of the find. Upon determining that the
discovery is not an archaeologicaVcultural resource, the Director of Planning shall notify the
property owner of such determination and shall authorize the resumption of work. Upon
determining that the discovery is an 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."
Public Works Department
35. 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.
36. 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.
37. 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.
38. 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.
39. A Geological Report shall be prepared by a qualified engineer or geologist and submitted to
the Department of Public Works with the initial grading plan check. The report shall address
special study zones and the geological conditions of the site, and shall provide
recommendations to mitigate the impact of liquefaction.
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'---.
40. The Developer shall have a Drainage Study prepared by a registered Civil Engineer in
accordance with City Standards identifying storm water runoll expected from this site and
upstream of this site. The study shall identify all existing or proposed public or private
drainage facilities intended to discharge this runoll. The study shall also analyze and identify
impacts to downstream properties and provide specific recommendations to protect the
properties and mitigate any impacts. Any upgrading or upsizing of downstream facilities,
including acquisition of drainage or access easements necessary to make required
improvements, shall be provided by the Developer.
41. 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.
42. 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.
43. As deemed necessary by the Director of the Department of Public Works, the Developer
shall receive written clearance from the following agencies:
a. San Diego Regional Water Quality Control Board
b. Riverside County Flood Control and Water Conservation District
c. Planning Department
d. Public Works Department
44. The Developer shall comply with all constraints which may be shown upon an Environmental
Constraint Sheet (ECS) recorded with any underlying maps related to the subject property.
45. 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.
46. The Developer shall obtain any necessary letters of approval or slope easements for oll-site
work performed on adjacent properties as directed by the Department of Public Works.
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PRIOR TO ISSUANCE OF BUILDING PERMIT
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Planning Department
~"'7. .'\II-=~~:-~~::~~~' fR8l::1F1tea g1:lttSFS eAa ae'.\'ASf=J81:1tG ':isisls from BAY (3l:Jblio r-igRt sf ':,,'ay &halll3e
im1:":-:E.~~::1~^.~~ =~~-::": :~::~~ ~-: ;:2~~'eet .9 mateh tAB sblRasB te ':JRi(Z~ ~~g g~3meAt& ara
attasl'leEl. Deleted per the Planning Commission on May 17, 2006.
48. All mechanical equipment including air conditioning units shall be completely screened from
public view.
49. 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 Ellicient Ordinance. The plans shall be accompanied by the
following items:
a. Appropriate filing fee (per the City of Temecula Fee Schedule at time of submittal).
b. Provide a minimum five-foot wide planter to be installed at the perimeter of all
parking areas. Curbs, walkways, etc. are not to infringe on this area.
c. Provide an agronomic soils report with the construction landscape plans.
d. One copy of the approved grading plan.
e. Water usage calculations per Chapter 17.32 of the Development Code (Water
Ellicient Ordinance).
f. Total cost estimate of plantings and irrigation (in accordance with approved plan).
g. The locations of all existing trees that will be saved consistent with the tentative map.
h. A landscape maintenance program shall be submitted for approval, which details the
proper maintenance of all proposed plant materials to assure proper growth and
landscape development for the long-term esthetics of the property. The approved
maintenance program shall be provided to the landscape maintenance contractor
who shall be responsible to carry out the detailed program.
50. Street scene plantings shall be incorporated to be compatible with adjacent project plantings
as approved by the Director of Planning. The applicant shall field verify adjacent existing
plantings and coordinate proposed stree!scape plantings to be compatible. Streetscaping
on Dartolo Road shall match the existing plantings on the south side of Dartolo to the west.
Streetscaping on Margarita shall match the existing plantings on the east side of Margarita
Road at the shopping center.
51. Focal points shall be established at project entries and at the corner of Margarita Road and
Dartolo Road as approved by the Director of Planning. Tree and shrub species, locations
and layout shall reinforce these focal points.
52. All utilities shall be screened from public view. Landscape construction drawings shall show
and label all utilities and provide appropriate screening. A three-foot 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
alter-thought. Planting beds shall be designed around utilities. All light poles shall be
located on the landscape plans and shall not conflict with trees.
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53. The applicant shall insure that mature plantings will not interfere with utilities, adjacent site
existing structures and landscaping and trallic sight lines. All trallic sight lines shall be
shown on the landscape plans.
54. A minimum five-foot width planting area shall be provided at the ends of all parking rows.
The planter length shall be equal to the adjoining parking space and contain a minimum of
one tree, shrubs and ground covers.
55. A minimum of one broad canopy type tree shall be provided per tour parking spaces. The
trees shall be in close proximity to the parking spaces they are to shade. Crape Myrtle and
Palms are not considered broad canopy type trees.
56. Shrub quantities throughout the site shall be increased as approved by the Director of
Planning to provide an appropriate coverage balance between shrubs and ground covers.
57. Additional shrubs shall be installed between street sidewalks and the project perimeter walls
along Dartolo Road and Margarita Road as approved by the Director of Planning to break up
the long lineal visual wall lines and to be compatible with adjacent plantings.
58. The applicant shall coordinate plantings and the drainage swale along the north property line
insuring that appropriate screen trees and shrubs will be incorporated to solten and enhance
this view of the project from the adjacent properties as approved by the Director of Planning.
59. The applicant shall coordinate plantings and the bio-swale along the west property line
insuring that appropriate screen trees and shrubs will be incorporated to solten and enhance
this view of the project from the adjacent properties as approved by the Director of Planning.
60. Provide Wall and Fence Plans consistent with the Landscape Plans showing the height,
location and the following materials for all walls and fences:
a. Wrought iron with stone veneer pilasters to be provided along perimeter of property
adjacent to Margarita Road and Dartolo Road.
b. Material and color for block wall to be provided and approved along northern and
western portions of the properties adjacent to currently vacant land.
61. All utilities shall be screened from public view. Landscape construction drawings shall show
and label all utilities and provide appropriate screening. Provide a three-toot clear zone
around fire check detectors as required by the Fire Department before starting the screen.
Group utilities together in order to reduce intrusion. Screening of utilities is not to look like
an alter-thought. Plan planting beds and design around utilities. Locate all light poles on
plans and insure that there are no conflicts with trees.
62. Building Construction Plans shall include details outdoor areas (including but not limited to
decorative furniture, and hardscape to match the style of the building subject to the approval
of the Planning Director.
Public Works Department
63. Prior to the issuance of the first building permit, Final Map 33891 shall be approved and
recorded.
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64. Improvement plans and/or precise grading plans shall conform to applicable City of
T emecula Standards subject to approval by the Director of the Department of Public Works.
The following design criteria shall be observed:
a. Flowline grades shall be 0.5% minimum over P.C.C. and 1.00% minimum over A.C.
paving.
b. Driveways shall conform to the applicable City of Temecula Standard No. 207A.
c. Street lights shall be installed along the public streets adjoining the site in
accordance with City Standard No. 800, 801 , 802 and 803.
d. Concrete sidewalks and ramps shall be constructed along public street frontages in
accordance with City of Temecula Standard Nos. 400, 401 and 402.
e. Improvement plans shall extend 300 feet beyond the project boundaries.
/. All street and driveway centerline intersections shall be at 90 degrees.
g. Public Street improvement plans shall include plan and profile showing existing
topography, utilities, proposed centerline, top of curb and flowline grades.
h. Landscaping shall be limited in the corner cut-oll area of all intersections and
adjacent to driveways to provide for minimum sight distance and visibility.
65. The Developer shall construct the following public improvements to City of Temecula
General Plan standards unless otherwise noted. Plans shall be reviewed and approved by
the Director of the Department of Public Works:
a. Improve Margarita Road (Arterial Highway Standards - 110' R/W) to include
installation of half-width street improvements, paving, curb and gutter, sidewalk,
street lights, drainage facilities, signing and striping, utilities (including but not limited
to water and sewer).
i. Modification to the raised landscaped median on Margarita Road to control
the right-inlright-out movement.
b. Improve Dartolo Road (Principal Collector Highway Standards - 78' R/W) to include
installation of half-width street improvements plus six feet, paving, curb and gutter,
sidewalk, street lights, drainage facilities, signing and striping, utilities (including but
not limited to water and sewer).
66. All street improvement design shall provide adequate right-of-way and pavement transitions
per Caltrans' standards for transition to existing street sections.
67. The Developer shall construct the following public improvements in conformance with
applicable City Standards and subject to approval by the Director of the Department of
Public Works.
a. Street improvements, which may include, but not limited to: pavement, curb and
gutter, sidewalks, drive approaches, street lights, signing, striping, storm drain
facilities, and sewer and domestic water systems.
b. Under grounding of existing or proposed utility distribution lines in accordance with
Ordinance 04-02 (Section 15.04.090 of the Temecula Municipal Code).
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68. A construction area Trallic Control Plan shall be designed by a registered Civil or Trallic
Engineer and reviewed by the Director of the Department of Public Works for any street
closure and detour or other disruption to trallic circulation as required by the Department of
Public Works.
69. 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.
70. 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 T emecula Municipal Code and all
Resolutions implementing Chapter 15.06.
71. The Developer shall pay to the City the Western Riverside County Transportation Uniform
Mitigation Fee (TUMF) Program as required by, and in accordance with, Chapter 15.08 of
the Temecula Municipal Code and all Resolutions implementing Chapter 15.08.
Building and Safety Department
72. 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.
73. The City of Temecula has adopted an ordinance to collect fees for a Riverside County area
wide Transportation Uniform Mitigation Fee (TUMF). Upon the adoption of this ordinance on
March 31, 2003, this project will be subject to payment of these fees at the time of building
permit issuance. The fees shall be subject to the provisions of Ordinance 03-01 and the fee
schedule in ellect at the time of building permit issuance.
74. 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.
75. 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.
76. Obtain all building plans and permit approvals prior to commencement of any construction
work.
77. Show all building setbacks.
78. Developments with multi-tenant buildings or shell buildings shall provide a house electrical
meter to provide power for the operation of exterior lighting, irrigation pedestals and fire
alarm systems for each building on the site. Developments with Single User Buildings shall
clearly show on the plans the location of a dedicated panel in place for the purpose of the
operation of exterior lighting and fire alarm systems when a house meter is not specifically
proposed.
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79. Provide an approved automatic fire sprinkler system.
80. All building and facilities must comply with applicable disabled access regulations. Provide
all details on plans (California Disabled Access Regulations ellective April 1 , 1998).
81. Trash enclosures, patio covers, light standards, and any block walls if not on the approved
building plans, will require separate approvals and permits. .
82. Signage shall be posted conspicuously at the entrance to the projectthat 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
83. Obtain street addressing for all proposed buildings prior to submittal for plan review.
84. 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.
85. Provide electrical plan including load calculations and panel schedule, plumbing schematic
and mechanical plan applicable to scope of work for plan review.
86. Truss calculations that are stamped by the engineer of record and the truss manufacturer
engineer are required for plan review submittal.
87. Provide precise grading plan at plan check submittal to check accessibility for persons with
disabilities.
88. Provide appropriate stamp of a registered professional with original signature on plans prior
to permit issuance.
89. A pre-construction meeting is required with the building inspector prior to the start of the
building construction.
Fire Prevention
90. 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).
91. Prior to building final, all locations where structures are to be built shall have approved Fire
Department vehicle access roads to within 150 feet to any portion of the facility or any
portion of an exterior wall of the building(s). Fire Department access roads shall be an all
weather surface designed for 80,000 Ibs. GVW with a minimum AC thickness of .25 feet
(CFC see 902).
G:lPlanning\2005IPA05-0235 Silver Oaks Multi-FamilyIPlanninglFinal COA.doc
15
92. Prior to issuance of buildina 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. Alter
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 241-4.1).
Community Services Department
93. The developer shall provide TCSD verification of arrangements made with the City's
franchise solid waste hauler for disposal of construction debris.
94. Prior to the first building permit or installation of street lights on Margarita or Dartolo Roads,
which ever occurs first, the developer shall complete the TCSD application process, submit
an approved Edison Streetlight pian and pay the appropriate energy fees related to the
transfer of street lighting into the TCSD maintenance program.
95. The developer shall satisfy the City's park land dedication requirement (Quimby) through
payment of in-lieu fees equivalent to .67 acres of land. Said requirement includes a 50%
credit for the private recreational facilities to be constructed within the development. The
amount of the in-lieu fee shall be calculated by multiplying the required amount of parkland
by the City's then current appraised land valuation as established by the City Manager and
shall be pro-rated at a per dwelling unit cost.
96. The CC&R's shall be reviewed and approved by TCSD. The CC&R's shall state that the
HOA shall be invoiced for the trash service provided to the property owners.
G:lPlanning\2005IPA05-0235 Silver Oaks Multi-FamilyIPlanninglFinal COA.doc
16
PRIOR TO RELEASE OF POWER, BUILDING OCCUPANCY OR ANY USE ALLOWED BY
THIS PERMIT
G:IPlanning\2005IPA05-0235 Silver Oaks Multi-FamllylPlannlnglFinal COA.doc
17
Planning Department
97. Prior to the release of power, occupancy, or any use allowed by this permit, the applicant
shall be required to screen all mechanical equipment including air conditioning systems from
view of the public right-of-ways. If upon final inspection it is determined that any mechanical
equipment, is visible from any portion of the public right-of-way adjacent to the project site,
the developer shall provide screening to be reviewed and approved by the Director of
Planning.
98. All required landscape planting and irrigation shall have been installed consistent with the
approved construction plans and shall be in a condition acceptable to the Director of
Planning. The plants shall be healthy and free of weeds, disease, or pests. The irrigation
system shall be properly constructed and in good working order.
99. 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. Alter 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.
100. Each parking space reserved for the handicapped shall be identified by a permanently
allixed reflectorized sign constructed of porcelain on steel, beaded text or equal, displaying
the International Symbol of Accessibility. The sign shall not be smaller than 70 square
inches in area and shall be centered at the interior end of the parking space at a minimum
height of 80 inches from the bottom of the sign to the parking space finished grade, or
centered at a minimum height of 36 inches from the parking space finished grade, ground,
or sidewalk. A sign shall also be posted in a conspicuous place, at each entrance to the oll-
street parking facility, not less than 17 inches by 22 inches, clearly and conspicuously stating
the following:
"Unauthorized vehicles parked in designated accessible spaces not
displaying distinguishing placards or license plates issued for persons with
disabilities may be towed away at owner's expense. Towed vehicles may be
reclaimed by telephoning (951) 696-3000."
101. In addition to the above requirements, the surface of each parking place shall have a
surface identification sign duplicating the Symbol of Accessibility in blue paint of at least
three square feet in size.
102. All site improvements including but not limited to parking areas and striping shall be installed
prior to occupancy or any use allowed by this permit.
103. All of the foregoing conditions shall be complied with prior to occupancy or any use allowed
by this permit.
Public Works Department
104. The project shall demonstrate that the pollution prevention BMPs outlined in the WQMP
have been constructed and installed in conformance with approved plans and are ready for
immediate implementation.
G:lPlanning\2005IPA05-0235 Silver Oaks Multi-FamilyIPlanninglFinal COA.doc
18
105. As deemed necessary by the Department of Public Works, the Developer shall receive
written clearance from the following agencies:
a. Rancho California Water District
b. Eastern Municipal Water District
c. Department of Public Works
106. Corner property line cut oll shall be required per Riverside County Standard No. 805.
107. 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.
108. The existing improvements shall be reviewed. Any appurtenance damaged or broken shall
be repaired or removed and replaced to the satisfaction of the Director of the Department of
Public Works.
Fire Prevention
109. 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).
110. 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 12 inch numbers with suite numbers a minimum of six
inches in size. All suites shall gave a minimum of six-inch high letters andlor numbers on
both the front and rear doors. Single-family residences and multi-family residential units
shall have four (4) inch letters and lor numbers, as approved by the Fire Prevention Bureau
(CFC 901.4.4).
111. 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 sign and design specifications shall be
submitted to and be approved by the Fire Prevention Bureau prior to installation.
112. 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).
113. 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).
114. Prior to the issuance of a Certificate of Occupancy or building final, a "Knox-Box" shall be
provided. The Knox-Box shall be installed a minimum of six (6) feet in height and be located
to the right side of the main entrance door (CFC 902.4).
G:lPlanning\2005IPA05-0235 Silver Oaks Multi-FamilylPlanninglFinal COA.doc
19
115. Prior to final insoection of any buildinj:!, 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
116. The develooer or his assignee shall submit, in a format as directed by TCSD stall, the most
current list of Assessor's Parcel Numbers assigned to the final project.
G:IPlanning\2005IPA05-0235 Silver Oaks Multi-FamilyIPlanninglFinal COA.doc
20
OUTSIDE AGENCIES
G:IPlanning\2005IPA05-0235 Silver Oaks Multi-FamilyIPlanninglFinal COA.doc
21
117. The aOQlicant shall comply with the Riverside County Flood Control and Water Conservation
District letter dated September 19, 2005.
118. The aoolicant shall comply with the Rancho California Water District letter dated July 12,
2005.
By placing my signature below, I confirm that I have read, understand and accept all the above
Conditions of Approval. I further understand that the property shall be maintained in conformance
with these conditions of approval and that any changes I may wish to make to the project shall be
subject to Community Development Department approval.
Applicant's Signature
Date
Applicant's Printed Name
G:lPlanning\2005IPA05-0235 Silver Oaks Multi-FamilyIPlanninglFinal COA.doc
22
WARREN D. WIlliAMS
General Manager.chief Engineer
1995 MARKET STREET
RIVERSIDE, CA 92501
951.955.1200
951.788.9965 FAX
51180.\
RIVERSIDE COUNTY FLOOD CONfROL
AND WATER CONSERVATION DISTRICT
SEP 2 2 2005
City ofTemecula
Planning Department
Post Office Box 9033
Temecula, Califomla 92589-9033
Attention: ~~oJ'" g.p.\..":s
Ladies and Gentlemen: Re: ~,.. 0<;; - ~ '3>5
The District does not normally recommend cond'rtfons for land divisions or other land use cases In Inw, t'V' "led cltles.
The District also does not plan check pi!y land use cases, or provide state DIVision of Real Estate letters or other flood
hazard reports for such cases. District comments/recommendations for such cases are normally limited to Items of
specific Imerest to the District InclUdi~strict Master Drainage Plan faCilities, other regional flood control and
di'alnage facilities which could be consi a lO!lical comPQnent or exten.slon of a master Plan system, and District
Area Oralnage Plan fees (development mitigation fees). In addition, Information of a general nature Is provided.
The District has not reviewed the r". . ~ed project In detail and the following checked comments do not In any wa.y
constitute or Imply District approva or endorsement of the proposed project With respect to flood hazard, public health
and safely or any other sucli Issue: .
No comment
This Pf91'ect would not be Impacted.by District Master Drainage Plan facilities nor are other facilities of
regional nterest proposed. . . . .
This project involves District Master Plan facilities. The District Will accept ownership of such facilities on
written request of the Qlty. Facilities must be _.~~.Jcted to District standards, and District plan check and
Ins~on win be required for District acceptance. Plan check, Inspection and administrative fees will be
reqUlled. ,
This project p, wt'v~..~ channels, storm drains 36 Inches or larger in diameter or other facilities that could be
consldeied regiOnal In nature aildIor a IO!llcal extension of the adopted
Master Drainage Plan. The Districtwoula consider acceP.ling ownership.oI sucn laallues on wrmen reqUesl
of the Cltv. FaCilities must be vv..~~.Jeted to District stanilards, and District plan check and Insoecllon Will be
required for District acceptance.. Plan check, Ins....:... and administrative fees will be require<f.
This project is located within the Omits of the District's Area
bralnage Plan for which drainage fees have been adopted; ap.p',,,,,,,,,,, .aes snoUlo De ~IO DY cas",ers check
or money Drder only to the RoOd Control District or City pnor to final approval of the project, or in the case of
a .parcel map or subdivision prior to recordation of the final map. Fees to be paid should be at the rate in
effect at the time of recordation, or If deferred, at the time of Issuance of the actual permit
,25.-- An encroachment permit shall be obtained for any construction related activities occurring within District right
of way or facilities. For further Information, contact the, District's encroachmenf permit section at
951.955.1266. 1"''"''"'et-c~\..~ c.~ \..,,Je,, 1
GENERAL INFORMATION
This project may r~ulre a National Pollutant Discharge Elimination SYstem (NPDES) permit from the State Water
Resources Control Board. Clearance for gradl~.J recoroation, or other final approval sliould not be given until the City
has determined that the project has been grantea a permit or .s shown to be exempl
If this proiect Involves a Federal Eme~ll9' Management Agency (FEMAI mapped flood plain, then the City should
require llie applicant to provide all studies calculations. plans and other lnformation ~ulred to mool FEMA
'requlrements. and should further ~uire that i1ie applicant obtain a Conditional letter of Map Revision (ClOMR) prior
to grading, recordation or other final approval of the project, and a Letter of Map Revision (lOMR) prior to occupancy.
If a natural watercourse or mapped flood plain Is Impacted by this protect, the City should require the applicant to
obtain a Section 1601/1603 Agreement from the California oe~n\ of Fish anCl Game arid a Clean Water Act
Section 404 Permit from the U.S. Army' Corps of Engineel"lk9r virltten corresPQndence from these agencies Indicating
the p'roject Is exempt from these requirements. A Clean vvater Act Section 401 Water Quality Ceitlfii::allon may be
requireCl from the local Califomla 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: 9-/?-bl-5'"
/
@
Rancho
Water
BoardofDirectorlJ
Cuba F. Ko
President
Ben R. Drake
Sr. Vice President
Stephen J. Corona
Ralph H. Dally
Us. D. Herman
John E. Hoagland
Michael R. McMillan
Officers:
Brian J. Brady
General Manager
Pbltllp L Forbes
Director of Finance. Treu\U'1!r
E.P. "Bob" Lemon.
Director of Engineering
Perry R. Louck
Director o(Planning
Jeff D. Armstron.
Controller
Linda M. Freloao
District Secretary/Administrative
Services Manager
C. Michael CoweU
Bellt Beat" Kriepr LLP
General Counsel
"
July 12,2005
Case Planner
City of Temecula
Planning Department
43200 Business Park Drive
Post Office Box 9033
Temecula, CA 92589-9033
JUl 1 5 2005
SUBJECT: WATER AVAILABILITY
TRACT NO. 33891
APN 959-080-011, APN 959-0110-012 AND APN 959-080-013
[TRUMARK COMPANIES)
To Whom It May Concern:
Please be advised that the above-referenced property is located within the
boundaries of Rancho California Water District (RCWD). Water service,
therefore, would be available upon completion of financial arrangements
between RCWD and the property owner and the construction of all required on-
site and/or off-site water facilities.
If fire protection is required, the customer will need to contact RCWD for fees
and requirements.
Water availability would be contingent upon the property owner signing an
Agency Agreement that assigns water management rights, if any, to RCWD.
If you should have any questions, please contact an Engineering Services
Representative at this office at (951) 296-6900.
Sincerely,
RA~~A WATIlRDISTRICT
~,....Mlchael G. Meyerpeter, P.E.
Development Engineering Manager
OS/MM:SB:lm066/FO 12- T6IFCF
c:
Laurie Williams, Engineering Services Supervisor
4}~~:~",^
7'. =~;~~~
Rancho California Wa&er DIatrlet
42135 Winchester Road . POlIt omu Boz 9017 . Temeeul., Califomu. 92589-9017 . {96lJ 296-6900 . FAX(9511296-6860
EXHIBIT B
MITIGATION MONITORING PROGRAM
G:\Planning\200S\PAOS-0235 Silver Oaks Multi-Family\Planning\Final Resolution.docS
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. PA05-0235, a Development Plan to
construct 110 age-restricted condo units on 7.5 acres and
Planning Application No. PA05-0236, Tentative Tract Map 33891
to create one lot for condo purposes.
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 stall 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:IPlanning\20051PA05-o235 Silver Oaks Multi-FamilyIPlannjng~nltiaIStudy CommentslMMP.doc
1
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
(VQC) paint during construction.
Planning and Building stall 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
(VQC) paint during construction.
Planning and Building stall 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:lPlanning\2005IPA05-o235 Silver Oaks Multi-FamilyIPlannlng~nitial Study CommentslMMP.doc
2
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 ollensive 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 stall 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 alter
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 stall 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:lPlanning\2005IPA05-0235 Silver Oaks Multi-FamilyIPlanningllnitial 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 alter
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 stall 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 Luiseno 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 stall 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 Luiseno Indians. This
G:lPlanning\2005IPA05-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 Luiseiio Indians in
order to enter into the required Agreement.
Prior to issuance of grading permits
Planning Department, Building Department, and Pechanga Band
of Luiseiio 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 Luiseiio 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 Luiseiio 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 Luiseiio 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:lPlanning\2005IPA05-0235 Sliver Oaks Mulli-Family\Planning~nitiaISludy 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 Luiseno 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 Luiseno sacred items, burial
goods and all archeological artifacts that are found on the project
site to the Pechanga Band of Luiseno 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 Luiseno 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:IPlannlng\2005IPA05-0235 Silver Oaks Multi-Famlly\Planning~nltial Study CommentsIMMP.doc
6
Mitigation Milestone:
Responsible Monitoring
Party:
General Impact:
Mitigation Measures:
remains 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, Building Department, and Pechanga Band
of Luiseiio 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
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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
ellects, including the risk of loss, injury, or death involving Strong
seismic ground shaking and/or seismic-related ground failure,
including liquefaction.
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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 stall 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
ellects, 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 stall
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
ellects, 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 co~sultant prior to placing any fill and/or
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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
ellects, 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.
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Prior to grading plan issuance
Building Department and Public Works
Geology and Soils
Expose people or structures to potential substantial adverse
ellects, 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
ellects, 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
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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
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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 resl,J1t in high noise levels
according to the construction hours to be determined by the City
stall.
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
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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 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 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
thermoplastic.
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.
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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
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