HomeMy WebLinkAbout08_015 PC ResolutionPC RESOLUTION NO.08-15
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF TEMECULA APPROVING PLANNING
APPLICATION NO. PA07-0229, A DEVELOPMENT PLAN
TO CONSTRUCT 274 APARTMENT UNITS LOCATED
WITHIN SIXTEEN BUILDINGS ON 13.7 ACRES LOCATED
ON THE SOUTHWEST CORNER OF FIRST STREET AND
PUJOL STREET (ASSESSOR'S PARCEL NUMBERS 922-
260-002 THRU 013; 922-260-015 THRU 026)
Section 1. Procedural Findings. The Planning Commission of the City of
Temecula does hereby find, determine and declare that:
A. On August 9, 2007, Dell Toelkes representing DMC Temecula Villas, L. P.
filed Planning Application No. PA07-0229, a Development Plan in a manner in accord
with the City of Temecula General Plan and Development Code.
B. The Application was processed including, but not limited to a public notice,
in the time and manner prescribed by State and local law.
C. The Planning Commission, at a regular meeting, considered the
Application and environmental review on March 5, 2008, 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.
D. At the conclusion of the Commission hearing and after due consideration
of the testimony, the Commission approved Planning Application No. PA07-0229
subject to and based upon the findings set forth hereunder.
E. All legal preconditions to the adoption of this Resolution have occurred.
Section 2. Further Findings. The Planning Commission, in approving the
Application hereby finds, determines and declares that:
Development Plan, Development Code Section 17.05.010F)
A. The proposed use is in conformance with the General Plan for Temecula
and with all applicable requirements of State law and other ordinances of the City;
The proposed project is located within the High Density Residential (H) land use
area of the General Plan. The proposed project is a development application,
which will not change the current zoning of the property. The project, as
conditioned is consistent with the City's General Plan and Zoning Code and is
also consistent with other applicable requirements of State law and local
ordinances, including the California Environmental Quality Act (CEQA), and fire
and building codes.
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B. The overall development of the land is designed for the protection of the public
health and general safety;
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 3. Environmental Findings. The Planning Commission hereby makes
the following environmental findings and determinations in connection with the approval
of the Development Plan:
A. Pursuant to California Environmental Quality Act ("CEQA"), City staff
prepared an Initial Study of the potential environmental effects of the approval of the
Development Plan as described in the Initial Study ("the Project"). Based upon the
findings contained in that study, City staff determined that there was no substantial
evidence that the Project could have a significant effect on the environment and a
Mitigated Negative Declaration was prepared.
B. Thereafter, City staff provided public notice of the public comment period
and of the intent to adopt the Mitigated Negative Declaration as required by law. The
public comment period commenced on February 13, 2008 and expired on March 3,
2008. Copies of the documents have been available for public review and inspection at
the offices of the Department of Planning, located at City Hall, 43200 Business Park
Drive, Temecula, California 92590.
C. No written comments were received prior to the public hearing.
D. The Planning Commission has reviewed the Mitigated Negative
Declaration and all comments received regarding the Mitigated Negative Declaration
prior to and at the March 5, 2008 public hearing, and based on the whole record before
it finds that: (1) the Mitigated Negative Declaration was prepared in compliance with
CEQA; (2) there is no substantial evidence that the Project will have a significant effect
on the environment; and (3) Mitigated Negative Declaration reflects the independent
judgment and analysis of the Planning Commission.
E. Based on the findings set forth in this Resolution, the Planning
Commission hereby adopts the Mitigated Negative Declaration prepared for this project.
Section 4. Conditions. The Planning Commission of the City of Temecula
approves Planning Application No. PA07-0229, Temecula Villas subject to the
Conditions of Approval set forth on Exhibit A, attached hereto, and incorporated herein
by this reference.
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Section 5. PASSED, APPROVED AND ADOPTED by the City of Temecula
Planning Commission this 5th day of March 2008.
~' a John Telesio, Chairman
ATTEST:
Debbie Ubnoske, Secretary
- ' ^~~-
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STATE OF CALIFQ}:~hJIA )
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. 08-15 was duly and regularly adopted by the
Planning Commission of the City of Temecula at a regular meeting thereof held on the
5`h day of March 2008, by the following vote:
AYES: 5 PLANNING COMMISSIONERS: None
NOES: 0 PLANNING COMMISSIONERS: None
ABSENT: 0 PLANNING COMMISSIONERS: None
ABSTAIN: 0 PLANNING COMMISSIONERS: None
~~( ~1 ~ ~` J ~~ J~
Debbie Ubnoske, Secretary
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EXHIBIT A
FINAL CONDITIONS OF APPROVAL
SCANNED:
G DRIVE:
PERMITS PLUS:
INITIALS:
PLANNER:
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~ -ate
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Schuma
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ACCEPTANCE OF CONDITIONS OF APPROVAL
1,7a„,~y GPI-boy,~y understand that Planning Application No. PA07-0229 has been approved
GA.O.
with Conditions of Approval which are set forth in Exhibit A. I have read the Conditions of
Approval contained in PC Resolution No. 08-15 and understand them. Through signing
this ACCEPTANCE OF CONDITIONS OF APPROVAL, I agree and commit to the City of
Temecula that I will implement and abide by the Conditions of Approval, including any
indemnification requirements imposed by those conditions.
C~~ ; ~
SIGNATURE
'min. c~-i~l-G..,s~.,,~ Gv..o.
g '2~ 0 :3
DATE
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EXHIBIT A
CITY OF TEMECULA
FINAL CONDITIONS OF APPROVAL
Planning Application No.: PA07-0229
Project Description: A Development Plan to construct 274 apartment units
located within 18 buildings on 13.7 acres located on the
southwest corner of First Street and Pujol Street
Assessor's Parcel No. 922-280-002 thru 013; 922-260-015 thru 026
MSHCP Category: Greater than 14.1 DU
DIF Category: Residential-Attached
TUMF Category: Multi-Family
Approval Date: March 5, 2008
Expiration Date: March 5, 2010
WITHIN 48 HOURS OF THE APPROVAL OF THIS PROJECT
Planning Department
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 Nine
Hundred Forty Dollars and Seventy-Five Cents ($1,940.75) which includes the One
Thousand Eight Hundred Seventy Six Dollar and Seventy-Five Cent ($1,876.75) fee,
required by Fish and Game Code Section 711.4(d)(3) plus the Sixty-Four Dollar ($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)].
2. The applicant shall review and sign the Acceptance of Conditions ofApproval document that
will be provided by the Planning Department staff and return the document with an original
signature to the Planning Department.
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GENERAL REQUIREMENTS
Planning Department
3. The applicant and owner of the real property subject to this condition shall hereby agree to
indemnify, protect, hold harmless, and defend the City with Legal Counsel of the City's own
selection 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.
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(Condition deleted at the March 5, 2008 Planning Commission
Hearing).
5. 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&Rs, 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&Rs 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.
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 thetwo-year period, which is thereafter diligently pursued to completion,
or the beginning of substantial utilization contemplated by this approval.
The Director of Planning may, upon an application being filed within 30 days prior to
expiration, and for good cause, grant a time extension of up to 3 one-year extensions of
time, one year at a time.
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8. The development of the premises shall substantially conform to the approved site plan and
elevations contained on file with the Planning Department.
9. 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.
10. 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.
11. The project shall comply with the City's Smoking Ordinance. Details of smoking and non-
smoking units shall be provided on building construction plans.
Public Works Department
12. 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.
13. 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.
14. 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.
15. The project shall include construction-phase pollution prevention controls and permanent
post-construction water quality protection measures into the design of the project to prevent
non-permitted runoff from discharging offsite or entering any storm drain system or receiving
water.
16. A Water Quality Management Plan (WQMP) must be accepted by the City prior to the initial
grading plan check. The WQMP will be prepared by a registered Civil Engineer and include
site design BMPs (Best Management Practices), source controls, and treatment
mechanisms.
17. All onsite drainage facilities shall be privately maintained.
Building and Safety Department
18. All design components shall comply with applicable provisions of the 2007 edition of the
California Building, Plumbing and Mechanical Codes; 2007 California Electrical Code;
California Administrative Code, Title 24 Energy Code, California Title 24 Disabled Access
Regulations, and the Temecula Municipal Code.
19. The City of Temecula adopted an ordinance to collect fees for a Riverside County area wide
Transportation Uniform Mitigation Fee (TUMF) on March 21, 2003. This project will be
subject to payment of these fees at the time of building permit issuance. The fees shall be
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subject to the provisions of Ordinance 03-01 and the fee schedule in effect at the time of
building permit issuance.
20. 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 streetlights 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.
21. 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.
22. Obtain all building plans and permit approvals prior to commencement of any construction
work.
23. Show all building setbacks.
24. 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 how the operation of exterior lighting and fire alarm systems when
a house meter is not specifically proposed.
25. Provide an approved automatic fire sprinkler system.
26. All building and facilities must comply with applicable disabled access regulations. Provide
all details on plans (California Disabled Access Regulations effective April 1, 1998).
27. Commercial and Industrial project trash enclosures, patio covers, light standards, and any
block walls will require separate approvals and permits.
28. Signage shall be posted conspicuously at the entrance to the project that indicates the hours
of construction, shown below, as allowed by the City of Temecula Ordinance No. 94-21,
specifically Section G (1) of Riverside County Ordinance No. 457.73, for any sitewithinone-
quartermile of an occupied residence.
Monday-Friday 6:30 a.m. - 6:30 p.m.
Saturday 7:00 a.m. -6:30 p.m.
No work is permitted on Sundays or Government Holidays
Fire Prevention Bureau
29. 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.
30. The Fire Prevention Bureau is required to set a minimum fire flow for the remodel or
construction of all commercial buildings per CFC Appendix B. The developer shall provide ,
a water system capable of delivering 4,00 GPM at 20 PSI residual operating pressure for a
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four-hour duration. The Fire Flow as given above has taken into account all information as
provided (CFC Appendix B and Temecula City Ordinance 15.16.020, Section R).
31. The Fire Prevention Bureau is required to set minimum fire hydrant distances per CFC
Appendix C. A combination of on-site and off-site (6" x 4" x 2-2 1/2" outlets) on a looped
system shall be located on fire access roads and adjacent to public streets. Hydrants shall
be spaced at 350 feet apart, at each intersection and shall be located no more than 210 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 Appendix C and Temecula City Ordinance
15.16.020, Section R).
32. If construction is phased, each phase shall provide approved access and fire protection prior
to any building construction (CFC 503.4).
Community Services Department
33. The developer shall contact the City's franchised solid waste hauler for disposal of
construction debris. Only the City's franchisee may haul construction debris.
34. The Applicant shall comply with the Public Art Ordinance.
35. All parkways, including the right-of-way, entry way median, landscaping, walls, recreational
facilities, fencing and on site lighting shall be maintained by the property owner or
maintenance association.
36. The trash enclosures shall be large enough to accommodate a recycling bin, as well as,
regular solid waste containers.
37. All costs associated with the relocation of any existing street lights shall be paid for by the
developer.
PRIOR TO ISSUANCE OF GRADING PERMITS
Planning Department
38. 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 bythe
Director of Planning.
39. The following shall be included in the Notes Section of the Grading Plan: "If at any time
during excavation/construction of the site, archaeological/cultural resources, or any artifacts
or other objects which reasonably appears to be evidence of cultural or archaeological
resource are discovered, the property owner shall immediately advise the City of such and
the City shall cause all further excavation or other disturbance of the affected area to
immediately cease. The Director of Planning at his/her sole discretion 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 isnot anarchaeological/cultural resource, the Director of Planning shall notifythe
property owner of such determination and shall authorize the resumption of work. Upon
determining that the discovery is an archaeological/cultural resource, the Director of
Planning shall notify the property owner that no further excavation or development may take
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place until a mitigation plan or other corrective measures have been approved by the
Director of Planning."
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 Pechanga Tribe shall be retained by the project sponsor to investigate the find, and
make recommendations as to treatment and mitigation.
41. 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.
42. All sacred sites are to be avoided and preserved
43. A 30-day preconstruction survey, in accordance with MSHCP guidelines and survey
protocol, shall be conducted prior to ground disturbance. The results of the 30-day
preconstructionsuryey shall be submitted to the Planning Department prior to scheduling the
pre-grading meeting with Public Works.
44. The following shall be included in the Notes Section of the Grading Plan: No
grubbing/clearing of the site shall occur prior to scheduling the pre-grading meeting with
Public Works. All project sites containing suitable habitat for burrowing owls, whether owls
were found or not, require a 30-day preconstruction survey that shall be conducted within 30
days prior to ground disturbance to avoid direct take of burrowing owls. If the results of the
survey indicate that no burrowing owls are present on-site, then the project may move
forward with grading, upon Planning Department approval. If burrowing owls are found to be
present or nesting on-site during the preconstruction survey, then the following
recommendations must be adhered to: Exclusion and relocation activities may not occur
during the breeding season, which is defined as March 1 through August 31, with the
following exception: From March 1 through March 15 and from August 1 through August 31
exclusion and relocation activities may take place if it is proven to the City and appropriate
regulatory agencies (if any) that egg laying or chick rearing is not taking place. This
determination must be made by a qualified biologist.
Public Works Department
45. A copy of the grading, improvement plans, along with supporting hydrologic and hydraulic
calculations shall be submitted to the Riverside County Flood Control and Water
Conservation District for approval prior to the issuance of any permit.
46. A permit from Riverside County Flood Control and Water Conservation District is required for
work within their right-of-way.
47. All existing onsite easements that do not support the project shall be vacated and/or
relocated.
48. A Grading Plan shall be prepared by a registered Civil Engineer and shall be reviewed and
approved by the Department of Public Works. The grading plan shall include all necessary
erosion control measures needed to adequately protect adjacent public and private property.
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49. 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.
50. A Soil Report shall be prepared by a registered Soil or Civil Engineer and submitted to the
Director 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.
51. A Geological Report shall be prepared by a qualified engineer or geologist and submitted to
the Department of Public Works with the initial grading plan check. The report shall address
special study zones and the geological conditions of the site, and shall provide
recommendations to mitigate the impact of ground shaking and liquefaction.
52. The Developer shall have a Drainage Study prepared by a registered Civil Engineer in
accordance with City Standards identifying storm water runoff expected from this site and
upstream of this site. The study shall identify all existing or proposed public or private
drainage facilities intended to discharge this runoff. The study shall also analyze and identify
impacts to downstream properties and provide specific recommendations to protect the
properties and mitigate any impacts. Any upgrading or upsizing of downstream facilities,
including acquisition of drainage or access easements necessary to construct required
improvements, shall be provided by the Developer.
a. Pujol Street drainage facilities
i) Southerly proposed storm drain facility
(1) Permission to construct the extension of the storm drain facility to
Murrieta Creek shall be obtained from the property owner.
(2) A drainage and maintenance easement shall be acquired from the
property owner and recorded.
ii) Existing 30" CMP on Pujol Street
(1) Shall be abandoned in place and filled with concrete with bulkhead at
both ends and flush with creek side slopes.
(2) The proposed onsite drainage system shall convey runoff to the
proposed storm drain facilities located at the southerly property
boundary.
b. First Street Drainage facility
i) Analyze adequacy of the existing storm drain facility discharging into Murrieta
Creek and construct required storm drain improvements.
c. Developer shall provide a recorded document accepting offsite drainage
53. 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.
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54. 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.
55. As deemed necessary by the Director of Public Works, the Developer shall receive written
clearance from the following agencies:
a. San Diego Regional Water Quality Control Board
b. Riverside County Flood Control and Water Conservation District
c. Planning Department
d. Department of Public Works
56. 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.
57. 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.
58. The Developer shall obtain any necessary letters of approval or slope easements for off-site
work performed on adjacent properties as directed by the Department of Public Works.
59. A flood mitigation charge shall be paid. The Area Drainage Plan fee is payable to the
Riverside County Flood Control and Water Conservation District by either cashier's check or
money order, prior to issuance of permits, based on the prevailing area drainage plan fee.
Fire Prevention Bureau
60. 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 508.5).
61. Maximum cul-de-sac length shall not exceed 1320 feet. Minimum turning radius on any cul-
de-sac shall be 45 feet (CFC 503.2.4 and 503.2.5 along with the City Ordinance 15.16.020
Section E).
62. Fire apparatus access roads shall be designed and maintained to support the imposed loads
of fire apparatus and shall be with a surface so as to provide all-weather driving capabilities.
Access roads shall be 80,000 lbs. GVW with a minimum of AC thickness of .25 feet. In
accordance with Section 1410.1, priorto building construction all locations where structures
are to be built shall have fire apparatus access roads. When temporary fire apparatus
access roads are approved by the chief and provided for use until permanent fire access
roads are installed; the fire apparatus roads shall be an all weather surface for an 80,000 Ibs
GVW (CFC 503.2.3 and City Ordinance 15.16.020 Section E).
63. Fire Department vehicle access roads shall have an unobstructed width of not less than 24
feet and an unobstructed vertical clearance of not less than 13 feet six inches (CFC 503.2,
503.4 and City Ordinance 15.16.020 Section E).
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64. The gradient for a fire apparatus access roads shall not exceed fifteen percent (CFC 503.2.7
and City Ordinance 15.16.020 Section E).
65. Prior to building construction, dead end road ways and streets in excess of 150 feet which
have not been completed shall have a turnaround capable of accommodating fire apparatus
(CFC 503.2.5 and City Ordinance 15.16.020 Section E).
PRIOR TO ISSUANCE OF BUILDING PERMIT
Planning Department
66. The applicant shall submit a photometric plan, including the parking lot to the Planning
Department, which meets the requirements of the Development Code and the Palomar
Lighting Ordinance. The parking lot light standards shall be placed in such a way as to not
adversely impact the growth potential of the parking lot trees.
67. Three copies of Construction Landscaping and Irrigation Plans shall be reviewed and
approved by the Planning Department. These plans shall conform to the approved
conceptual landscape plan, or as amended by these conditions. The location, number,
genus, species, and container size of the plants shall be shown. The plans shall be
consistent with the Water Efficient Ordinance. The plans shall be accompanied by the
following items:
a. Appropriate filing fee (per the City of Temecula Fee Schedule at time of submittal).
b. Provide 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. A note on the plans stating that "Two landscape inspections are required: one
inspection is required for irrigation lines and a separate inspection is required for
final planting inspection."
d. A note on the plans stating that "The contractor shall provide two copies of an
agronomic soils report at the first irrigation inspection."
e. One copy of the approved grading plan.
f. Water usage calculations per Chapter 17.32 of the Development Code (Water
Efficient Ordinance).
g. Total cost estimate of plantings and irrigation (in accordance with approved plan).
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.
i. Specifications shall indicate that a minimum of three landscape site inspections will
be required. One inspection to verify that the irrigation mainline is capable of being
pressurized to 150 psi for a minimum period of two hours without loss of pressure.
The second inspection will verify that all irrigation systems have head-to-head
coverage, and to verify that all plantings have been installed consistent with the
approved construction landscape plans. A third inspection is to check the overall
health and maintenance of the landscaping. The applicant/owner shall contact the
Planning Department to schedule inspections.
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13
Precise Grading Plans consistent with the approved rough grading plans including all
structural setback measurements.
k. The applicant shall install irrigation landscaping smart controllers to the
satisfaction of the Planning Director. (Condition added at the March 5, 2008
Planning Commission Hearing).
The applicant shall install irrigation landscaping smart controllers to the
satisfaction of the Planning Director. (Condition added at the March 5, 2008
Planning Commission Hearing).
68. All utilities shall be screened from public view. Landscape construction drawings shall show
and label all utilities and provide appropriate screening. Provide a three foot 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 after-thought. Plan planting beds and design around utilities. Locate all light poles on
plans and insure that there are no conflicts with trees.
69. Building Construction Plans shall include detailed outdoor areas (including but not limited to)
trellises, decorative furniture, fountains, hardscape to match the style of the building subject
to the approval of the Planning Director.
Public Works Department
70. Improvement plans and/or precise grading plans shall conform to applicable City of
Temecula Standards subject to approval by the Director 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 overA.C.
paving.
b. Driveways shall conform to the applicable City of Temecula Standard No. 207A.
c. Streetlights shall be installed along the public streets adjoining the site in accordance
with City Standard Nos. 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.
f. Minimum centerline radii shall be in accordance with City of Temecula's Standard
No. 113.
g. All reverse curves shall include a 100 foot minimum tangent section.
h. All street and driveway centerline intersections shall be at 90 degrees.
i. Public Street improvement plans shall include plan and profile showing existing
topography, utilities, proposed centerline, top of curb and flowline grades.
j. 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.
71. 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 Public Works:
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a. Improve Pujol Street from First Street to approximately 50' south of southerly
property boundary (606' R/W per Std. No. 103A) to include (Condition amended
at the March 5, 2008 Planning Commission Hearing):
i) Installation of street improvements per City standards
ii) Provide a streetlight improvement plan
b. Improve First Street (78' RNV per Std. No. 103) to include:
i) Dedication of half-width street right-of-way plus six feet
ii) Installation of full-width street improvements paving, curb, gutter, sidewalk,
streetlights, drainage facilities, signing and striping, utilities (including but not
limited to water and sewer)
iii) Installation of an interim turnaround at the westerly terminus of First Street
(1) Design shall be approved by Public Works and Fire
iv) Portions of the constructed improvements northerly of the First Street
centerline between Pujol Street to Calle Cerrillo may be eligible for
reimbursement
(1) Reimbursement requires an executed agreement and an audit of
expenses with the City of Temecula for street improvements
v) Reserve an additional 5 feet adjacent to the dedicated property
boundary along First Street for the ultimate General Plan Circulation
Element Roadway Classification- Secondary Arterial. Centerline to
dedication line is 44 feet. (Condition amended at the March 5, 2008
Planning Commission Hearing).
72. The Developer shall construct the following public improvements in conformance with
applicable City Standards and subject to approval by the Director of Public Works.
a. Street improvements, which may include, but not limited to: pavement, curb and
gutter, sidewalk, drive approaches, street lights, signing, and striping
b. Storm drain facilities
c. Sewer and domestic water systems
d. Underground all proposed and exiting utilities
73. A construction area Traffic Control Plan shall be designed by a registered Civil or Traffic
Engineer and reviewed by the Director of Public Works for any street closure and detour or
other disruption to traffic circulation as required by the Department of Public Works.
74. 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.
75. 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.
76. The Developer shall record a written offer to participate in, and waive all rights to object to
the formation of an Assessment District, a Community Facilities District, or a Bridge and
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15
Major Thoroughfare Fee District for the construction of the proposed Western Bypass
Corridor in accordance with the General Plan. The form of the offer shall be subject to the
approval of the City Engineer and City Attorney.
77. 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
78. Obtain street addressing for all proposed buildings prior to submittal for plan review.
79. A sound transmission control study shall be prepared and submitted attime of plan review in
accordance with the provisions of Section 1207, of the 2007 edition of the California Building
Code.
80. Restroom fixtures, number and type, to be in accordance with the provisions of the 2007
edition of the California Plumbing Code.
81. Provide electrical plan including load calculations and panel schedule, plumbing schematic
and mechanical plan applicable to scope of work for plan review.
82. Truss calculations that are stamped by the engineer of record and the truss manufacturer
engineer are required for plan review submittal.
83. Provide precise grading plan at plan check submittal to check accessibility for persons with
disabilities.
Fire Prevention Bureau
84. The developer shall furnish one copy of the water system plans to the Fire Prevention
Bureau for approval prior to installation for all private water systems pertaining to the fire
service loop. 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. Hydraulic calculations will be required with the underground
submittal to ensure fire flow requirements are being met for the on site hydrants. The plans
must be submitted and approved prior to building permit being issued.
85. Fire apparatus access roads shall be designed and maintained to support the imposed loads
of fire apparatus and shall be with a surface so as to provide all-weather driving capabilities.
Access roads shall be 80,000 lbs. GVW with a minimum of AC thickness of .25 feet. In
accordance with Section 1410.1, prior to building construction all locations where structures
are to be built shall have fire apparatus access roads. When temporary fire apparatus
access roads are approved by the chief and provided for use until permanent fire access
roads are installed; the fire apparatus roads shall be an all weather surface for an 80,000 Ibs
GVW (CFC 503.2.3 and City Ordinance 15.18.020 Section E).
88. Fire sprinkler plans shall be submitted to the Fire Prevention Bureau for approval. Three
sets of sprinkler plans must be submitted by the installing contractor to the Fire Prevention
Bureau. These plans must be submitted prior to the issuance of building permit.
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16
87. Fire alarm plans shall be submitted to the Fire Prevention Bureau for approval. Three sets
of alarm plans must be submitted by the installing contractor to the Fire Prevention Bureau.
The fire alarm system is required to have a dedicated circuit from the house panel.
Community Services Department
88. The developer shall provide TCSD verification of arrangements made with the City's
franchise solid waste hauler for disposal of construction debris.
89. The developer shall satisfy the City's park land dedication (Quimby) requirement through the
payment of in-lieu fees equivalent to 1.51 acres of park land, based upon the City's then
current land evaluation. Said requirement includes a 30% credit for private recreational
opportunities provided on-site and a credit for the 96 residential units demolished on this
parcel. The in-lieu fee shall be pro-rated at a per dwelling unit cost prior to the issuance of
each residential building permit.
90. Prior to the first building permit or installation of street lights on Pujol and First Streets,
whichever occurs first, the developer shall complete the TCSD application process, submit
an approved Edison Streetlight Plan and pay the appropriate energy fees related to the
transfer of street lighting into the TCSD maintenance program.
TMe !`(`F D~ ~h..ll L.., .,,.:e_:e.~ .,...r ..~~._ _,e.+ ti ~ r,...,..,~ ~..~ti, ce.,, __~ (Condition deleted at
the March 5, 2008 Planning Commission).
PRIOR TO RELEASE OF POWER, BUILDING OCCUPANCY OR ANY USE ALLOWED BY
THIS PERMIT
Planning Department
92. 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.
93. Performance securities, in amounts to be determined by the Director of Planning, to
guarantee the maintenance of the plantings in accordance with the approved construction
landscape and irrigation plan shall be filed with the Planning Department for a period of one
year from final Certificate of Occupancy. After that year, if the landscaping and irrigation
system have been maintained in a condition satisfactory to the Director of Planning, the
bond shall be released upon request by the applicant.
94. 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.
95. All of the foregoing conditions shall be complied with prior to occupancy or any use allowed
by this permit.
Public Works Department
96. 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.
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17
97. 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
98. Corner property line cut off shall be required per Riverside County Standard No. 805.
99. All public improvements shall be constructed and completed per the approved plans and
City standards to the satisfaction of the Director of Public Works.
100. 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 Public Works.
Building and Safety Department
101. Provide appropriate stamp of a registered professional with original signature on plans prior
to permit issuance.
102. Apre-construction meeting is required with the building inspector prior to the start of the
building construction.
Fire Prevention Bureau
103. Hydrant locations shall be identified by the installation of reflective markers (blue dots) (City
Ordinance 15.16.020 Section E).
104. New and existing buildings shall have approved address numbers, building numbers or
approved building identification placed in a position that is plainly legible and visible from the
street or road fronting the property. These numbers shall contrast with their background.
Commercial, multi-family residential and industrial buildings shall have a minimum of 12 inch
numbers with suite numbers being a minimum of six inches in size. All suites shall have a
minimum of six inch high letters and/or numbers on both the front and rear doors. Single-
family residences and multi-family residential units shall have four inch letters and/or
numbers, as approved by the Fire Prevention Bureau (CFC 505.1 and City Ordinance
15.16.020 Section E).
105. 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.
106. A "Knox-Box" shall be provided. The Knox-Box shall be installed a minimum of six (6) feet in
height and be located to the right side of the fire riser sprinkler room (CFC 506).
107. 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 506).
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18
108. Prior to final inspection of any building, the applicant shall prepare and submit to the Fire
Department for approval, a site plan designating Fire Lanes with appropriate lane painting
and or signs (CFC 503.3).
109. A simple plot plan and a simple floor plan, each as an electronic file of the .DWG format
must be submitted to the Fire Prevention Bureau. Alternative file formats may be
acceptable, contact Fire Prevention for approval.
110. If there are changes to underlying maps then prior to map recordation the applicant shall
submit to the Fire Prevention Bureau a georectified (pursuant to Riverside County
standards) digital version of the map including parcel and street centerline information. The
electronic file will be provided in a ESRI Arclnfo/ArcView compatible format and projected in
a State Plane NAD 83 (California Zone VI) coordinate system. The Bureau must accepthe
data as to completeness, accuracy and format prior to satisfaction of this condition.
OUTSIDE AGENCIES
111. The applicant shall comply with the recommendations set forth in the County of Riverside
Department of Environmental Health's transmittal dated August 23, 2007, a copy of which is
attached.
112. The applicant shall comply with the recommendations set forth in the Western Riverside
Regional Conservation Authority letter date February 2, 2007.
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19
~ CvuNTY OF RIVERSIDE • HEAL.: ~ SERVICES AGENCY ~
DEPARTMENT OF ENVIRONMENTAL HEALTH
August 23, 2007
City of Temecula Planning Department
P.O. Box 9033
Temecula, CA 92589-9033
RE: Condominium Development Plan
,~~~ 2 7 ~oo~ fir,
B
y Ple^nirlr~Deoa!ir:9en±
To Whom It May Concern:
Department of Environmental Heahh has reviewed the development plan to construct a condominium
complex at the intersection of First Street and Calla CerIllo the site plan does not indicate if either
water and sewer services exist, we assume that these services aze available.
1. PRIOR TO THE ISSUANCE OF BUILDING PERMTI'S THE FOLLOWING
SHOULD BE REQUHtED:
a) "Will-serve" letters from the appropriate water district. .
b) Swimming pools must be submitted to the Department of Environmental Health pool
plan section at 951-461-0284.
Sincerely,
C~~iam Martinez, Su g EHS
(951)955-8980
NOTE: Any current additional requvements not covered can be applicable at rime of Building Plan review for final Departmem of
Enviromnental Health clearance.
Local Enforcement Agency • R0. Box 1280. Riverside, CA 92502-1250 • (909) 955-8982 • FAX (909) 781-9653 • 4080 Lemon Street, 9th Floor. Riverside. CA 92501
Land Use and Water Engineering • F0. Box 1206. Riverside. CA 92502-1206 • (909) 955-5980 • FAX (909 955-8903 • 4080 Lemon Street. 2nd Floor. Riverside. CA 92501
BOARD OF DIRECCORS
Chairman
Kelly Seyarto
City of Mumeta
Vice Chairman
Jeff Stone
County of Riverside
Marion Ashley
County of Riverside
Robin Lowe
City of Hemet
William Batey
City of Moreno Valley
Dom Betro
City of Riverside
Bob Buster
County of Riverside
Larry Dressel
City of Beaumont
Frank Hall
City of Norco
Jolm Machisic
City of Banning
Eugene Montanez
City of Corona
Shenna Moqeet
City of Calimesa
Robert Schiffner
Ltty of lake Elsinore
Dale Stubblefield
City of San Jacinto
John Tavaglione
County of Riverside
Chuck Washington
City of Temecula
Roy Wilson
County of Riverside
Mark Yarbrough
City of Perris
John Zaitz
City of Canyon Lake
EXECIJITVE STAFF
Tom Mullen
Executive Director
Joseph Richards
Deputy Executive Director
Western Riverside County
Regional Conservation Authority
February 2, 2007
Mr. Steve Brown
P.O. Box 9033
Temecula, California 92589
Dear Mr Brown:
Please find the following JPR attached:
JPR 07-O1-17-O1, the Local Identifiers are APNs 922-260-001 and 027. The JPR file attached
includes the following:
• RCA JPR Review Form
• Figure A, Vicinity Map with MSHCP Schematic Cores and Linkages
• Figure B, Criteria Area Cells with MSHCP Vegetation and Project Location
• Figure C, Criteria Area Cells with Aerial Photograph and Proposed Project
• Regional Map
Thank you,
G J l/ ~ .~
Emily Lyons '
Western Riverside County Regional Conservation Authority
cc:
Doreen Stadtlander
Carlsbad Fish and Wildlife Office
6010 Hidden Valley Road
Carlsbad, California 92009
Leslie MacNair
California Dept. of Fish and Game
3602 Inland Empire Blvd. #C220
Ontario, California 91764
go8o Lemon Street, tzie Floor, Riverside, California, gzgor • P.O. Box a6o5, Riverside, California 925oz-r6o5
Phone: (95r) 955-9700 • Fax: (95r) 955-8873 • w•ww•rvrc-rca.org
Project Information
Permittee:
Case Information:
Site Acreage:
Portion of Site Proposed for
MSHCP Conservation Area:
RCA Joint Project Review (JPR)
JPR #: 07-01-17-01
Date: 01 /29/07
City of Temecula
PR06-0020 Temecula Villas Apartments
13.9 acres
0 acre
Criteria Consistency Review
Consistency Conclusion: The project is consistent with both the Criteria and Other Plan
requirements
Data:
Applicable Core/Linkage: Pronosed Constrained Linkage 13 and Pronosed Linkage 10
Area Plan: Southwest Area
APN Sub-Unit Cell Group Cells
922-260-001
922-260-027 SU 1-Murrieta Creek Independent 7264 and
7166
Comments:
a. Proposed Constrained Linkage 13 consists of Munieta Creek, located in the southwestern region of the
Plan Area. This Constrained Linkage connects Existing Core F (Santa Rosa Plateau Ecological Reserve)
in the north to Proposed Linkage 10 in the south. This Linkage is constrained along most of its length by
existing urban Development and agricultural use and the planned land use surrounding the Linkage
consists of city (Murrieta and Temecula). Therefore, care must be taken to maintain high quality riparian
Habitat within the Linkage and along the edges for species such as yellow warbler, yellow-breasted chat,
and least Bell's vireo, which have key populations located in or along the creek. Maintenance of existing
floodplain processes and water quality along the creek is also important to western pond turtle and _
arroyo chub in this area.
Proposed Linkage 10 consists of an upland connection in the southwest region of the Plan Area
extending from Existing Core F (Santa Rosa Plateau Ecological Reserve) in the north to Existing Core G
(Santa Margarita Ecological Reserve) in the south. Private lands compose the entirety of the Linkage,
which consists of upland Habitat complementary to the riparian Linkage provided between these two
Cores by Proposed Constrained Linkage 13 (Murrieta Creek). This Linkage, which is only somewhat
constrained by existing urban Development, provides for movement between these two Cores for
species such as bobcat and mountain lion. Although the Linkage is somewhat lengthy at 5.5 miles, it is
also nearly a mile wide and thus provides Live-In Habitat for many species. Surrounding planned land
uses are approximately evenly divided between Rural Mountainous and city (Murrieta, Temecula). In
1 of 4
RCA Joint Project Review (JPR)
JPR #: 07-01-17-01
Date: O1 /29/07
areas of the Linkage bordering Cities, treatment of edge conditions will be necessary to maintain the i
proper Habitat and movement functions of the Linkage.
b. The dimensional data provided for the Proposed Linkage 10 indicates a width ranging from 3,000 to
4,500 feet in the proposed project area. Proposed Constrained Linkage 13 indicates an approximate
width of 750 feet in the vicinity of the project area.
c. Conservation within Cell 7264 will contribute to assembly of Proposed Constrained Linkage 13 and
Proposed Linkage ]0. Conservation within Cell 7264 will focus on riparian scrub, woodland, forest,
grassland and coastal sage scrub habitat along Murrieta Creek and on additional chaparral, grassland and
coastal sage scrub habitat within the Cell. Conservation within this Cell will range from 70%-80% of the
Cell focusing in the western portion and eastern edge of the Cell.
Conservation within Cell 7166 will contribute to assembly of Proposed Constrained Linkage 13 and
Proposed Linkage 10. Conservation within this Cell will focus on riparian scrub, woodland, forest and
grassland habitat along Murrieta Creek and on additional chaparral habitat within the Cell.
Areas conserved within this Cell will be connected to riparian scrub, woodland and forest habitat
proposed for conservation in Cell #7079 to the north, to chaparral, grassland, riparian scrub, woodland
and forest habitat proposed for conservation in Cell #7264 to the south and to chaparral habitat proposed
for conservation in Cell #7164 to the west. Conservation within this Cell will range from 35%-45% of
the Cell focusing in the southwestern portion of the Cell.
d. The project consists of redevelopment of an existing high density multi-family residential site called
"Temecula Villas" into a new, high-density class"A" Rental apartment community. The new project
proposes 274 units. The Applicant has not provided for any land to be dedicated as MSHCP
Conservation Area. However, the configuration and size of the proposed conservation azea is consistent
with the Reserve Assembly objectives for this area because the project is located in the north central
portion of Cell # 7264 and MSHCP Conservation is intended to focus on the western and eastem edges
of the cell. Additionally, the project site is located in the south central portion of Cell #7166 and
MSHCP Conservation is intended to focus on the southwestern corner of the cell. Therefore, it is not
anticipated that implementation of the project with the proposed dedication would conflict with Reserve
Assembly in this area.
Other Plan Requirements
Data:
Section 6.1.2 - Riparian/RiverineNernal Pool Mapping Provided:
Yes. Information was provided.
Section 6.1.3 -Narrow Endemic Plant Species Surveys Provided:
2of4
RCA Joint Project Review (JPR)
JPR #: 07-01-17-01
Date: 01/29/07
No The project site is not located within a Narrow Endemic Plant Species Survey Area.
Section 6.3.2 -Additional Species Surveys Provided:
Yes A habitat survey was completed for burrowing owl. Additional species surveys are not required.
Section 6.1.4 -Guidelines Pertaining to Urban/Wildland Interface:
See "d" below. Project design features are included in the application materials.
Comments:
a. According to MSHCP Compliance Report and Burrowing Owl Habitat Assessment for Temecula Villas
by Paul A. Principe of Principe and Associates, "areas meeting the definition of Riparian/Riverine Areas
were not located on the project site. Other kinds of aquatic features such as vernal pools and seasonal
depressions are not present onsite". The project demonstrates compliance with Section 6.1.2 of the
MSHCP.
b. Habitat assessment and Phase I bun•ow survey were provided for burrowing owl. According to MSHCP
Compliance Report and Burrowing Owl Habitat Assessment for Temecula Villas by Paul A. Principe of
Principe and Associates, the site did not contain suitable habitat for burrowing owl, due to active
occupancy of all suitable burrows on the site by ground squirrels, and no burrowing owls were observed.
A preconstruction survey should be conducted within 30 days prior to ground disturbance at the site.
Follow-up surveys will be conducted during the breeding season for burrowing owl. No other surveys
were required. The project demonstrates compliance with Section 6.3.2 of the MSHCP.
Jc. To preserve the integrity of area dedicated as MSHCP Conservation Areas, which is proposed to occur
adjacent to development, the guidelines contained in Section 6.1.4 related to controlling adverse effects
for development adjacent to the MSHCP Conservation Area should be considered by the Permittee in
their actions relative to the project. Specifically, the Permittee should include as project conditions of
approval the following measures: C~~;
i. Incorporate measures to control the quantity and quality of runoff" from the site entering the MSHCP
Conservation Area. In particular, measures shall be put in place to avoid discharge of untreated
surface runoff from developed and paved areas into the MSHCP Conservation Area. The greatest
I risk is to riparian habitats north of the project site. ~
ii. Land uses proposed in proximity to the MSHCP Conservation Area that use chemicals or generate
f
i bioproducts such as manure, which are potentially toxic or may adversely affect wildlife species,
habitat or water quality shall incorporate measures to ensure that application of such chemicals does
not result in discharge to the MSHCP Conservation Area. The greatest risk is from landscaping
j fertilization overspray and run-off.
iii. Night lighting shall be directed away from the MSHCP Conservation Area to protect species within
the MSHCP Conservation Area from direct night lighting. Shielding shall be incorporated in project
`_
3of4
RCA Joint Project Review (JPR)
JPR #: 07-01-17-01
Date: 01/29/07
designs to ensure ambient lighting in the MSHCP Conservation Area is not increased. In this
~' "~~ instance, focused habitat occurs in close proximity to the west, south, and southeast; shielding
` should focus on these areas.
iv. Proposed noise generating land uses affecting the MSHCP Conservation Area shall incorporate
setbacks, berms or walls to minimize the effects of noise on MSHCP Conservation Area resources
pursuant to applicable rules, regulations and guidelines related to land use noise standards.
v. Consider the invasive, non-native plant species listed in Table 6-2 of the MSHCP in approving
landscape plans to avoid the use of invasive species for the portions of the project that are adjacent to
the MSHCP Conservation Area. Considerations in reviewing the applicability of this list shall
include proximity of planting areas to the MSHCP Conservation Areas, species considered in the
planting plans, resources being protected within the MSHCP Conservation Area and their relative
sensitivity to invasion, and barriers to plant and seed dispersal, such as walls, topography and other
features.
vi. Proposed land uses adjacent to the MSHCP Conservation Area shall incorporate barriers, where
appropriate in individual project designs to minimize unauthorized public access, domestic animal
predation, illegal trespass, or dumping into the MSHCP Conservation Areas. Such barriers may
include native landscaping, rocks boulders, fencing, walls, signage, and/or appropriate mechanisms.
vii. Manufactured slopes associated with the proposed site development shall not extend into the
MSHCP Conservation Area.
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