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HomeMy WebLinkAbout090711 PC AgendaIn compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please contact the office of the City Clerk (951) 694 -6444. Notification 48 hours prior to a meeting will enable the City to make reasonable arrangements to ensure accessibility to that meeting [28 CFR 35.102.35.104 ADA Title II]. PRELUDE MUSIC: CALL TO ORDER: Flag Salute: Roll Call: PUBLIC COMMENTS A total of 15 minutes is provided so members of the public may address the Commission on items that are not listed on the Agenda. Speakers are limited to three minutes each. If you desire to speak to the Commission about an item not on the Agenda, a salmon colored "Request to Speak" form should be filled out and filed with the Commission Secretary. When you are called to speak, please come forward and state your name for the record. For all other agenda items a "Request to Speak" form must be filed with the Commission Secretary prior to the Commission addressing that item. There is a three - minute time limit for individual speakers. NOTICE TO THE PUBLIC TEMECULA PLANNING COMMISSION REGULAR MEETING CITY COUNCIL CHAMBERS 41000 MAIN STREET SEPTEMBER 7, 2011 — 6:00 PM Earlene Bundy Commissioner Harter Carey, Guerriero, Harter, Kight, and Telesio Next in Order: Resolution: 11 -51 All matters listed under Consent Calendar are considered to be routine and all will be enacted by one roll call vote. There will be no discussion of these items unless Members of the Planning Commission request specific items be removed from the Consent Calendar for separate action.. CONSENT CALENDAR 1 Minutes RECOMMENDATION: 1.1 Approve the Minutes of August 3, 2011 1 COMMISSION BUSINESS 2 Subcommittee Members for the Jefferson Corridor Stakeholder Interviews RECOMMENDATION: 2.1 Select two Planning Commission Members for Subcommittee PUBLIC HEARING ITEMS Any person may submit written comments to the Planning Commission before a public hearing or may appear and be heard in support of or in opposition to the approval of the project(s) at the time of hearing. If you challenge any of the projects in court, you may be limited to raising only those issues you or someone else raised at the public hearing or in written correspondences delivered to the Commission Secretary at, or prior to, the public hearing. Any person dissatisfied with any decision of the Planning Commission may file an appeal of the Commission's decision. Said appeal must be filed within 15 calendar days after service of written notice of the decision, must be filed on the appropriate Planning Department application and must be accompanied by the appropriate filing fee. 3 Planning Application No. PA11 -0082, a Development Plan for two new commercial buildings totaling 11,713 square feet located at 40135 Village Road within the Harveston Specific Plan, Eric Jones RECOMMENDATION: 3.1 Adopt a resolution entitled: PC RESOLUTION NO. 11- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NO. PA11 -0082, A DEVELOPMENT PLAN FOR TWO NEW COMMERCIAL BUILDINGS TOTALING 11,713 SQUARE FEET AT 40135 VILLAGE ROAD WITHIN THE HARVESTON SPECIFIC PLAN (APN 916 -560 -006) 4 Planning Application Nos. PA10 -0145, PA10 -0146, PA10 -0147 and PA10 -0148, a Tentative Tract Map (No. 36295) to subdivide 25 acres into 45 single- family cluster lots, a Residential Home Product Review for 45 lots, a Zoning Map and text change from Very Low (VL) density residential to a Planned Development Overlay (PDO), and a General Plan Land Use map change from Very Low (VL) density residential to Low (L) density residential, located west of Butterfield State Road, east of Walcott Lane, north of La Serena Way and south of Calle Chapos, Matt Peters RECOMMENDATION: 4.1 Adopt a resolution entitled: PC RESOLUTION NO. 11- 2 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA RECOMMENDING THAT THE CITY COUNCIL APPROVE AN ORDINANCE ENTITLED "AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NO. PA10- 0148, AN AMENDMENT TO THE GENERAL PLAN TO CHANGE THE LAND USE PLAN MAP FROM VERY LOW (VL) DENSITY RESIDENTIAL TO LOW (L) DENSITY RESIDENTIAL" (APNS 957- 170 -032 THROUGH -036) 4.2 Adopt a resolution entitled: PC RESOLUTION NO. 11- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA RECOMMENDING THAT THE CITY COUNCIL APPROVE AN ORDINANCE ENTITLED "AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NO. PA10- 0147, AN AMENDMENT TO THE DEVELOPMENT CODE FOR A ZONING MAP AND TEXT CHANGE FROM VERY LOW (VL) DENSITY RESIDENTIAL TO A PLANNED DEVELOPMENT OVERLAY (PDO) BASED ON THE STANDARDS OF THE LOW (L) DENSITY RESIDENTIAL DESIGNATION WITH PROVISIONS FOR A CLUSTER DEVELOPMENT" (APNS 957- 170 -032 THROUGH -036) 4.3 Adopt a resolution entitled: PC RESOLUTION NO. 11- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA RECOMMENDING THAT THE CITY COUNCIL ADOPT A RESOLUTION ENTITLED "A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NO. PA10- 0145, TENTATIVE TRACT MAP 36295 TO SUBDIVIDE 25 GROSS ACRES INTO 45 LOTS AND ASSOCIATED OPEN SPACE LOCATED EAST OF WALCOTT LANE AND WEST OF BUTTERFIELD STAGE ROAD APPROXIMATELY 1,500 FEET NORTH OF LA SERENA WAY AND 1,100 FEET SOUTH OF CALLE CHAPOS" (APNS 957- 170 -032 THROUGH -036) 4.4 Adopt a resolution entitled: PC RESOLUTION NO. 11- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA RECOMMENDING THAT THE CITY COUNCIL ADOPT A RESOLUTION ENTITLED "A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NO. PA10- 0146, A HOME PRODUCT REVIEW APPLICATION FOR WALCOTT ESTATES LOCATED EAST OF WALCOTT LANE AND WEST OF BUTTERFIELD STAGE ROAD APPROXIMATELY 1,500 FEET NORTH OF LA SERENA WAY AND 1,100 FEET SOUTH OF CALLE CHAPOS" (APNS 957- 170 -032 THROUGH -036) 3 4.5 Adopt a resolution entitled: REPORTS FROM COMMISSIONERS ADJOURNMENT PC RESOLUTION NO. 11- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA RECOMMENDING THAT THE CITY COUNCIL OF THE CITY OF TEMECULA ADOPT A RESOLUTION ENTITLED "A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TEMECULA ADOPTING A MITIGATED NEGATIVE DECLARATION, AND MITIGATION MONITORING PROGRAM FOR A ZONE CHANGE AND GENERAL PLAN AMENDMENT FROM VL- VERY LOW DENSITY TO L -LOW DENSITY WITH A PDO; A TENTATIVE TRACT MAP TO SUBDIVIDE 25 ACRES INTO 45 LOTS; AND A HOME PRODUCT REVIEW APPLICATION LOCATED EAST OF WALCOTT LANE AND WEST OF BUTTERFIELD STAGE ROAD, APPROXIMATELY 1,500 FEET NORTH OF LA SERENA WAY AND 1,100 FEET SOUTH OF CALLE CHAPOS" (APNS 957 - 170 -032 THROUGH -036) Next regular meeting: Planning Commission, Wednesday, September 21, 2011, 6:00 PM City Council Chambers, 41000 Main Street, Temecula, California. NOTICE TO THE PUBLIC - The agenda packet (including staff reports) will be available for viewing at City Hall's Planning Department Public Counter located at 41000 Main Street and at the Temecula Library located at 30600 Pauba Road during normal business hours. Additionally, any supplemental material distributed to a majority of the Commissioners regarding any item on the Agenda, after the posting of the Agenda, will be available for public review at the locations indicated above. The packet will be available for viewing the Friday before the Planning Commission meeting after 4:00 p.m. You may also access the packet the Friday before the meeting after 4:00 p.m. on the City's website at www.cityoftemecula.orq. 4 PRELUDE MUSIC: CALL TO ORDER: Flag Salute: Roll Call: CONSENT CALENDAR 1 Minutes RECOMMENDATION: PUBLIC HEARING ITEMS Earlene Bundy ACTION MINUTES TEMECULA PLANNING COMMISSION REGULAR MEETING CITY COUNCIL CHAMBERS 41000 MAIN STREET AUGUST 3, 2011 — 6:00 PM Commissioner Guerriero Carey, Guerriero, Harter, Kight, and Telesio 1 Next in Order: Resolution: 11 -50 1.1 Approve the Minutes of July 20, 2011 APPROVED 3- 0 -0 -2; MOTION BY COMMISSIONER TELESIO, SECOND BY COMMISSIONER CAREY; VOTE REFLETED APPROVAL; GUERRIERO, HARTER ABSTAINED Any person may submit written comments to the Planning Commission before a public hearing or may appear and be heard in support of or in opposition to the approval of the project(s) at the time of hearing. If you challenge any of the projects in court, you may be limited to raising only those issues you or someone else raised at the public hearing or in written correspondences delivered to the Commission Secretary at, or prior to, the public hearing. Any person dissatisfied with any decision of the Planning Commission may file an appeal of the Commission's decision. Said appeal must be filed within 15 calendar days after service of written notice of the decision, must be filed on the appropriate Planning Department application and must be accompanied by the appropriate filing fee. 2 Planning Application Nos. PA11 -0127 and PA11 -0129, a multi - family residential Development Plan for Portola Terrace to construct 45 affordable apartment units and a parking structure on 1.53 acres, and a Certificate of Historic Appropriateness to remove the Arviso House from the Historic Register, located at 28671, 28673 and 28701 Pujol Street, Cheryl Kitzerow APPROVED 5 -0; MOTION BY COMMISSIONER GUERRIERO, SECOND BY COMMISSIONER HARTER; VOTE REFLECTED UNANIMOUS APPROVAL Pat Kight Chairman RECOMMENDATION: 2.1 Adopt a resolution entitled: PC RESOLUTION NO. 11 -50 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NO. PA11 -0127, A MULTI - FAMILY RESIDENTIAL DEVELOPMENT PLAN FOR PORTOLA TERRACE TO CONSTRUCT A THREE -STORY APARTMENT COMPLEX CONSISTING OF 44 AFFORDABLE UNITS, ONE MANAGER'S UNIT, AND A TWO -STORY PARKING STRUCTURE ON 1.53 ACRES. ASSOCIATED CASE INCLUDES PA11 -0129, A CERTIFICATE OF HISTORICAL APPROPRIATENESS TO REMOVE THE ARVISO HOUSE, LOCATED AT 28681 PUJOL STREET, FROM THE HISTORIC STRUCTURES MAP. THE ENTIRE PROJECT SITE IS ADDRESSED AS 28673, 28681 AND 28701 PUJOL STREET. (APNS 922 - 062 -003, -004, -005). B.J. Stables, Temecula resident, addressed the Planning Commission Wayne Hall, Temecula resident, addressed the Planning Commission REPORTS FROM COMMISSIONERS PLANNING DIRECTOR REPORT ADJOURNMENT Next regular meeting: Planning Commission, Wednesday, September 7, 2011, 6:00 PM City Council Chambers, 41000 Main Street, Temecula, California. 2 Patrick Richardson Director of Planning and Redevelopment CITY OF TEMECULA COMMUNITY DEVELOPMENT DEPARTMENT MEMORANDUM TO: Planning Commission FROM: Patrick Richardson, Director of Planning and Redevelopment DATE: September 7, 2011 SUBJECT: Establish a Planning Commission Ad Hoc Subcommittee for the Jefferson Corridor Planning Effort, and select two commission members to be interviewed by the City's public outreach and visioning consultant RECOMMENDATION: Select two Planning Commission members to serve on the Jefferson Corridor Planning Commission Ad Hoc Subcommittee to provide input on the recommendations that emerge from the public outreach and visioning process, and provide input during the development of the future Jefferson Corridor Specific Plan. The two selected Commission Members would also be interviewed by the City's public outreach and visioning consultant. BACKGROUND: The Jefferson Corridor Study Area is located north of Rancho California Road, east of Interstate 15, west of Diaz Road /Murrieta Creek and south of Cherry Street. The Study Area is approximately 560 acres and consists primarily of a mix of developed commercial property, and property designated as conservation /open space (Murrieta Creek). Over the past year, Planning staff has been analyzing the existing conditions within the study area and collecting various planning and land use data to help inform the public outreach and visioning process and the future Specific Plan. To assist the City with the public outreach portion of the planning effort, the Southern California Association of Governments (SCAG) selected the Jefferson Corridor Visioning Project as a "demonstration project," and awarded the City grant funding through their Compass Blueprint program. In early July 2011, the City and SCAG collaboratively selected MIG, Inc. as the planning consulting firm to assist City staff with the public outreach and visioning workshops for the Jefferson Corridor Study Area. The goal of these workshops is to develop a publicly- driven, community based vision for the Jefferson Corridor area, which will drive the revitalization and redevelopment of the area in the future. Ultimately, this visioning process will set the policy foundations for the future Jefferson Corridor Specific Plan. On January 1, 2011, in anticipation of the Jefferson Corridor planning effort, the City of Temecula City Council established the Jefferson Corridor City Council Ad Hoc Subcommittee. The City Council appointed Mayor Ron Roberts and Councilmember Comerchero to this subcommittee. The Ad Hoc Subcommittee will assess future opportunities for this area and provide policy direction to facilitate the aesthetic and economic revitalization of the Jefferson Corridor area through a comprehensive Specific Plan. The Jefferson Corridor City Council Ad Hoc Committee met on July 25, 2011 and directed Planning staff to move forward with the visioning workshops and public engagement process. To ensure a range of perspectives and to guide the policy recommendations that result from the visioning and public outreach process, Planning staff is seeking two Planning Commission members to sit on the Jefferson Corridor Planning Commission Ad Hoc Subcommittee. The Jefferson Corridor Planning Commission Ad Hoc Subcommittee members will provide feedback on the recommendations for the future Jefferson Corridor Specific Plan. Additionally, the two selected Planning Commissioners would participate as interviewees in the stakeholder interviews being conducted by MIG, Inc. the City's public outreach and visioning consultant. The interview with MIG is anticipated to cover future visions for the project area, key issues and priorities related to the project, as well as the desired outcomes from the public outreach and visioning process. ATTACHMENT: Vicinity Map of the Jefferson Corridor Study Area STREETS MOMS In lin MI la WOMMOS ass 11 • Munk I Mara t smug ges Ones ; 011 1k rt DATE OF MEETING: September 7, 2011 STAFF REPORT — PLANNING CITY OF TEMECULA PLANNING COMMISSION PREPARED BY: Eric Jones, Case Planner PROJECT Planning Application No. PA11 -0082, a phased Development Plan SUMMARY: for two new commercial buildings totaling 11,713 square feet at 40135 Village Road within the Harveston Specific Plan RECOMMENDATION: Approve with Conditions CEQA: EIR Section 15162, Subsequent EIR PROJECT DATA SUMMARY Name of Applicant: Chris Campbell on behalf of Louis Kashmere with LSK, LLC. General Plan Designation: Medium Density Residential (M) (Harveston Specific Plan) Zoning Designation: Specific Plan 13 (Harveston — Mixed Use - Overlay) Existing Conditions/ Land Use: Lot Area: Total Floor Area /Ratio: Site: Existing Multipurpose Structure and Associated Parking with Vacant Area /Medium Density Residential North: Existing Daycare Facility /Low Medium Residential (LM) South: Harveston Lake /Open Space (OS) East: Live -Work Apartments /High Density Residential (H) West: Existing Single - Family Residential /Medium Density Residential (M) Existinq /Proposed Min /Max Allowable or Required 2.45 Existing No minimum lot size per the Specific Plan 0.14 Proposed No Maximum FAR per the Specific Plan Landscape Area /Coverage: 0.39 Proposed 0.15 Minimum Parking Required /Provided: 93 Spaces Provided 77 Required BACKGROUND SUMMARY On April 6, 2011, Chris Campbell, on behalf of Lou Kashmere, submitted Planning Application No. PA11 -0082, a Development Plan to allow the phased construction of two commercial structures within the Mixed -Use Overlay Zone of the Harveston Specific Plan (SP -13). Building A will house a yogurt shop and pizza restaurant while building B will house a commercial use consistent with the Harveston Specific Plan that is yet to be determined. Staff has worked with the applicant to ensure that all concerns have been addressed, and the applicant concurs with the recommended Conditions of Approval. ANALYSIS Site Plan The project site has recently been subdivided into three separate parcels. Parcel one features an existing 3,496 square foot structure and corresponding parking. This structure is used as a community center. The two proposed structures will be constructed over three phases. Phase one will consist of a parking lot expansion, a trash enclosure for the existing community center, and preparation of the two new building pads. Phase 2 will consist of the construction of Building A. This structure will total 5,006 square feet and be located on parcel 3 in the northeast corner of the project area. The structure will house a yogurt shop and a pizza restaurant. Phase three of the project will consist of the construction of Building B. This commercial structure will total 6,707 square feet and be located on parcel 2. Uses for the structure will be consistent with the Harveston Specific Plan. The Harveston Specific Plan envisioned the site to be pedestrian friendly and a place for the community to gather. With this in mind, the applicant has provided outdoor pedestrian seating and gathering areas. The project proposes three distinct seating areas along Village Road and Landings Road. The first area will be located along the northern elevation of Building A. This pedestrian area will serve as a waiting area for the pizza restaurant and feature benches, landscaping and a fire pit. The second area, located on the east and southern elevations of Building B, will consist of a patio eating area for patrons of the pizza restaurant and yogurt shop. This area will feature decorative paving, tables, chairs, landscaping, and a recirculating fountain. The third area will be located along the east elevation of Building B and feature decorative paving and seating. Per the Harveston Specific Plan, the project will require 77 parking spaces. The project will have a total of 93 parking spaces. In addition, the parking will be located behind the structures. This will contribute to the overall pedestrian oriented nature of the site. Architecture The proposed development is architecturally consistent with the Harveston Specific Plan. The project meets the height requirements by not exceeding 50 feet and will screen all roof top mechanical equipment. The proposed architectural style continues the Cape Cod design theme which exists throughout the Harveston Development. The applicant designed the building to integrate with the existing architecture of the adjacent community center, ABC Day Care facility, and the Cape May apartments while at the same time creating a pedestrian oriented neighborhood commercial experience. Architectural elements include varied roofline variations including dormers and slanted roof lines, decorative windows with shutters, various window shapes and sizes, decorative trellis features, and decorative lighting. Building materials include fiber board dutch lap and shingle siding, asphalt shingle roof, and brick veneer accents on the low walls. Landscaping Although the majority of the landscaping already exists, the project does propose new landscaping around the proposed buildings and expanded parking lot. Some of the plantings include, Red Crepe Myrtle trees in 36" boxes, Spiral Junipers in 15- gallon sizes, Dwarf Rosemary in one - gallon sizes, and White India Hawthorn in five - gallon sizes are proposed. The landscaping plan conforms to the landscape requirements of the Harveston Specific Plan. Access /Circulation Access to the project site will be taken from Village Road and from Landings Road. The Department of Public Works has analyzed the access for the project and has determined that the impacts are consistent with the previously approved City General Plan EIR and the Harveston Specific Plan EIR. The Fire Department has also reviewed the plan and determined that there is proper access and circulation to allow emergency vehicles to the site. LEGAL NOTICING REQUIREMENTS Notice of the public hearing was published in the Californian on August 25, 2011 and mailed to the property owners within the required 600 -foot radius. ENVIRONMENTAL DETERMINATION The proposed project has been determined to be consistent with the previously approved EIR and is exempt from further Environmental Review (CEQA Section 15162 subsequent EIR's and Negative Declarations). FINDINGS Development Plan (Code Section 17.05.010F) 1. 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 project is located within the Harveston Specific Plan, which designates the parcel as Low Medium Density Residential with a Mixed Use Overlay. The Mixed -Use Overlay allows commercial uses to be permitted. The Land Use Element of the General Plan requires that proposed buildings be compatible with the existing structures. The proposed development is consistent with the Harveston Specific Plan. The proposed architectural style continues the Cape Code architectural theme which exists throughout the Harveston development. 2. The overall development of the land is designed for the protection of the public health, safety, and general welfare. The community center and associated parking, pedestrian pathways, driveways, light standards, and landscaping were previously approved by the Planning Commission under a separate permit and already exist onsite. The current project proposes to construct two commercial buildings totaling 11,713 square feet. The project conforms to the development regulations listed in the Harveston Specific Plan and the Development Code. The proposed site layout for the project has been reviewed utilizing the Mixed Use Overlay standards of the Harveston Specific Plan. 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. ATTACHMENTS Vicinity Map Plan Reductions Resolution Exhibit A - Draft Conditions of Approval Notice of Public Hearing / / 250 / 500 Feet AMA CALCULATON Moot TO oRAwHOB a i ce a *� g 31 VILLA GL LA G�D��nIC�S 4®926 VILLAGE ROAD AD Th7W CULA, C% 026011 A.P.N. 916 - 560 -006 .. �. U M NM. PLAN "L° 6NA1° 4 i 1l r PA 11 -0082 CONTACT IPEORMATON 00/11.,411K mot.. MS 00 MO 104.101111K 100.4 CA OM MA �°" m OA I. ININNIMI 101M4 NCI. tVOIL 4.1.0.1P WOILMe MAMMA OM. 1.01M WW2 11...0 a* Village -l- Landings Development Application T�.,GINN P m1Q ANALYBB WM YAM Mr. oiln II Awe IMO .11■Nya ow grolo COOL ANALYSIS 1 _ \ _tr- I l i 1 1I 11 �; 3 la ti .11 � ]] p ' II p. { • q1 A11 iii i ► 1 i .11 10CKTY MAP 1 \ ' frAll ti 1 I pr -t "s I p a M . �!j� cwN 504 D la Cr for A 0 ecs IAA A AS DIM tasy° N M NOKona 444115 AaA -� CEL •1 40 200-6 0a et G O 0 0 IT. 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Mir 0w OMAN. . a a 0 a a Mr.. 4 34 04 37 1 3.13 .M K ,5.O2000••• AM.= ,5a 3.}.,5 $ a 33 AWN a 4a Oa 3131131 3 .431 3430.130433 rm .1o4 1A. ism .344. 1 7 334 I ,5 ..04 D 4o- .0. 231P10 MSS 00..3. ..cam n_ PLANTra LE090 PREPARED FOR LAIC LLC 7913 OLD TOWN FRONT &M ET TBECULA, CA 9'090 MC*, (060 7754734 CEIJ: C06O 670.13= PAX. 0060 6761339 CONTACT LOU KAWILIEFE JOB 01.161 4/401 4333.4 SCALE rf AU IAMBAA CiFiS LANDSCAPE ARCHITECTURE RECREATIION EACCOJTTIES RAANf4NG fw.Y I N earrIA 3.0 IY 1'M -Od LSK LLC CONCEPTUAL LANDSCAPE PLAN PC RESOLUTION NO. 11- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NO. PA11 -0082, A DEVELOPMENT PLAN FOR TWO NEW COMMERCIAL BUILDINGS TOTALING 11,713 SQUARE FEET AT 40135 VILLAGE ROAD WITHIN THE HARVESTON SPECIFIC PLAN (APN 916- 560 -006) Section 1. Procedural Findings. The Planning Commission of the City of Temecula does hereby find, determine and declare that: A. On August 14, 2001 the City Council approved the Harveston Specific Plan and corresponding Environmental Impact Report. B. On April 6, 2011, Chris Campbell, on behalf of Louis Kashmere, filed Planning Application No. PA11 -0082, a Development Plan Application in a manner in accord with the City of Temecula General Plan and Development Code. C. The Application was processed including, but not limited to a public notice, in the time and manner prescribed by State and local law. D. The Planning Commission, at a regular meeting, considered the Application and environmental review on September 7, 2011, 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. E. At the conclusion of the Planning Commission hearing and after due consideration of the testimony, the Planning Commission approved Planning Application No. PA11 -0082 subject to and based upon the findings set forth hereunder. F. All legal preconditions to the adoption of the Resolution have occurred. Section 2. Further Findings. The Planning Commission, in approving the Application hereby finds, determines and declares that: Development Plan (Code Section 17.05.010F) A. The proposed use is in conformance with the General Plan for Temecula and with all applicable requirements of State law and other Ordinances of the City; The project is located within the Harveston Specific Plan, which designates the parcel as Low Medium Density Residential with a Mixed Use Overlay. The Mixed -Use Overlay allows commercial uses to be permitted. The Land Use Element of the General Plan requires that proposed buildings be compatible with the existing structures. The proposed development is consistent with the Harveston Specific Plan. The proposed architectural style continues the Cape Code architectural theme which exists throughout the Harveston development. B. The overall development of the land is designed for the protection of the public health, safety, and general welfare; The community center and associated parking, pedestrian pathways, driveways, light standards, and landscaping were previously approved by the Planning Commission under a separate permit and already exist onsite. The current project proposes to construct two commercial buildings totaling 11,713 square feet. The project conforms to the development regulations listed in the Harveston Specific Plan and the Development Code. The proposed site layout for the project has been reviewed utilizing the Mixed Use Overlay standards of the Harveston Specific Plan. 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 Application: A. The proposed project has been determined to be consistent with the previously approved Harveston Specific Plan EIR and is, therefore, exempt from further Environmental Review (CEQA Section 15162 subsequent EIR's and Negative Declarations). Section 4. Conditions. The Planning Commission of the City of Temecula approves Planning Application No. PA11 -0082, a Development Plan for two new commercial buildings totaling 11,713 square feet at 40135 Village Road within the Harveston Specific Plan, subject to the Conditions of Approval set forth on Exhibit A, attached hereto, and incorporated herein by this reference. Section 5. PASSED, APPROVED AND ADOPTED by the City of Temecula Planning Commission this 7th day of September, 2011. ATTEST: Patrick Richardson, Secretary [SEAL] STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE )ss CITY OF TEMECULA ) Pat Kight, Chairman I, Patrick Richardson, Secretary of the Temecula Planning Commission, do hereby certify that the forgoing PC Resolution No. 11- was duly and regularly adopted by the Planning Commission of the City of Temecula at a regular meeting thereof held on the 7th day of September, 2011, by the following vote: AYES: PLANNING COMMISSIONERS: NOES: PLANNING COMMISSIONERS: ABSENT: PLANNING COMMISSIONERS: ABSTAIN: PLANNING COMMISSIONERS: Patrick Richardson, Secretary Planning Application No.: PA11 -0082 Project Description: Assessor's Parcel No.: 916- 560 -006 MSHCP Category: Per Harveston Development Agreement DIF Category: Per Harveston Development Agreement TUMF Category: Per Harveston Development Agreement Approval Date: September 7, 2011 Expiration Date: September 7, 2013 PLANNING DEPARTMENT Within 48 Hours of the Approval of This Project PL -1. General Requirements EXHIBIT A CITY OF TEMECULA DRAFT CONDITIONS OF APPROVAL A phased Development Plan for two new commercial buildings totaling 11,713 square feet at 40135 Village Road within the Harveston Specific Plan 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 Sixty -Four Dollars ($64.00) for the County administrative fee, to enable the City to file the Notice of Exemption as provided under Public Resources Code Section 21152 and California Code of Regulations Section 15062. 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)). PL -2. The applicant and owner of the real property subject to this condition shall hereby agree to indemnify, protect, hold harmless, and defend the City with Legal Counsel of the City's own selection from any and all claims, actions, awards, judgments, or proceedings against the City to attack, set aside, annul, or seek monetary damages resulting, directly or indirectly, from any action in furtherance of and the approval of the City, or any agency or instrumentality thereof, advisory agency, appeal board or legislative body including actions approved by the voters of the City, concerning the Planning Application. The City shall be deemed for purposes of this condition, to include any agency or instrumentalitythereof, 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. PL -3. The permittee shall obtain City approval for any modifications or revisions to the approval of this project. PL -4. This approval shall be used within two years of the approval date; otherwise, it shall become null and void. By use is meant the beginning of substantial construction contemplated by this approval within the two year period, which is thereafter diligently pursued to completion, or the beginning of substantial utilization contemplated by this approval. PL -5. The Planning Director may, upon an application being filed 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. PL -6. This project and all subsequent projects within this site shall be consistent with Specific Plan No. 13 (Harveston). PL -7. The project and all subsequent projects within this site shall be subject to the Harveston Development Agreement. PL -8. The project and all subsequent projects within this site shall comply with all mitigation measures identified within the Harveston El R. PL -9. The development of the premises shall substantially conform to the approved site plan and elevations contained on file with the Planning Department. PL -10. Landscaping installed for the project shall be continuously maintained to the reasonable satisfaction of the Planning Director. If it is determined that the landscaping is not being maintained, the Planning Director shall have the authority to require the property owner to bring the landscaping into conformance with the approved landscape plan. The continued maintenance of all landscaped areas shall be the responsibility of the developer or any successors in interest. PL -11. Other than stormwater, it is illegal to allow liquids, gels, powders, sediment, fertilizers, landscape debris, and waste from entering the storm drain system or from leaving the property. Spills and leaks must be cleaned up immediately. Do not wash, maintain, or repair vehicles onsite. Do not hose down parking areas, sidewalks, alleys, or gutters. Ensure that all materials and products stored outside are protected from rain. Ensure all trash bins are covered at all times. PL -12. The applicant shall paint a three -foot by three -foot section of the building for Planning Department inspection, prior to commencing painting of the building. PL -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. PL -14. 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 staff's prior approval of the use or utilization of an item, material, equipment, finish or technique that City staff determines to be the substantial equivalent of that required by the Conditions of Approval. Staff may elect to reject the request to substitute, in which case the real party in interest may appeal, after payment of the regular cost of an appeal, the decision to the Planning Commission for its decision. MATERIAL COLOR Base Paint Color 1 Autumn's Bronze (Vista Paint #8669) Base Paint Color 2 Woodsmoke (Vista Paint #87) Trim Paint Little Flower (Vista Paint #OW 121) Awning Glen Ivy (Vista Paint #8390) PL -15. Trash enclosures shall be provided to house all trash receptacles utilized on the site. These shall be clearly labeled on site plan. PL -16. Parking for the project shall be shared across the site, including parking spaces in all lots that are a part of the project. If the project involves multiple lots, the applicant shall submit to the Planning Department a copy of a recorded Reciprocal Use Agreement, which provides for cross -lot access and parking across all lots. PL -17. If construction is phased, a construction staging area plan or phasing plan for construction equipment and trash shall be approved by the Planning Director. PL -18. The developer shall contact the City's franchised solid waste hauler for disposal of construction and demolition debris. Only the City's franchisee may haul demolition and construction debris. PL -19. The applicant shall comply with the Public Art Ordinance. PL -20. All parkways, including within the right -of -way, entryway median, landscaping, walls, fencing, recreational facilities and on -site lighting shall be maintained by the property owner or maintenance association. PL -21. The trash enclosures shall be large enough to accommodate a recycling bin, as well as regular solid waste containers. Prior to Issuance of Grading Permit(s) PL -22. 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. PL -23. Double detector check valves shall be installed internal to the project site at locations not visible from the public right -of -way, subject to review and approval by the Planning Director. PL -24. 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 Planning Director at his /her sole discretion may require the property owner 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 archaeological/ cultural resource, the Planning Director shall notify the property owner of such determination and shall authorize the resumption of work. Upon determining that the discovery is an archaeological /cultural resource, the Planning Director shall notify the property owner that no further excavation or development maytake place until a mitigation plan or other corrective measures have been approved by the Planning Director." PL -25. 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. PL -26. 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. PL -27. All sacred sites are to be avoided and preserved. PL -28. 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 preconstruction survey shall be submitted to the Planning Department prior to scheduling the pre - grading meeting with Public Works. PL -29. 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 surveythat 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." PL -30. A copy of the Rough Grading Plans shall be submitted and approved by the Planning Department. Prior to Issuance of Building Permit(s) PL -31. 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. PL -32. All downspouts shall be internalized. PL -33. Reciprocal access easements and maintenance agreements ensuring access to all parcels and joint maintenance of all roads, drives, parking areas, drainage facilities, landscaping and water quality features, shall be provided by deeds and shall be recorded prior to the issuance of building permits. PL -34. Four 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, height and spread, water usage or KC value, genus, species, and container size of the plants shall be shown. The plans shall be consistent with the Water Efficient Ordinance and Water Storage Contingency Plan per the Rancho California Water District. The plans shall be accompanied by the appropriate filing fee (per the City of Temecula Fee Schedule at time of submittal) and one copy of the approved Grading Plan. PL -35. The Landscaping and Irrigation Plans shall 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. PL -36. The Landscaping and Irrigation Plans shall include a note stating that "Three landscape site inspections are required. The first inspection will verify that the irrigation mainline is capable of being pressurized to 150 psi fora minimum period of two hours without loss of pressure, which will require inspection of irrigation installation of open trenches. 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. The third inspection will verify proper landscape maintenance for release of the one year landscape maintenance bond." The applicantlowner shall contact the Planning Department to schedule inspections. PL -37. The Landscaping and Irrigation Plans shall include a note on the plans stating that "The contractor shall provide two copies of an agronomic soils report at the first irrigation inspection." PL -38. The Landscaping and Irrigation Plans shall include water usage calculations per Chapter 17.32 of the Development Code (Water Efficient Ordinance), the total cost estimate of plantings and irrigation (in accordance with approved plan). Applicant shall use evapotranspiration (ETo) factor of 0.70 for calculating the maximum allowable water budget. PL -39. 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. PL -40. Specifications of the landscape maintenance program shall indicate that "Three landscape site inspections are required. The first inspection will verify that the irrigation mainline is capable of being pressurized to 150 psi for a minimum period of two hours without loss of pressure, which will require inspection of irrigation installation of open trenches. The second inspection will verifythat all irrigation systems have head -to -head coverage, and to verify that all plantings have been installed consistent with the approved construction landscape plans. The third inspection will verify proper landscape maintenance for release of the one year landscape maintenance bond." The applicantlowner shall contact the Planning Department to schedule inspections. PL -41. All WQMP treatment devices, including design details, shall be shown on the construction landscape plans. If revisions are made to the WQMP design that result in any changes to the conceptual landscape plans after entitlement, the revisions will be shown on the construction landscape plans, subject to the approval of the Planning Director. PL -42. 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. PL -43. Building Construction Plans shall include detailed outdoor areas (including but not limited to trellises, decorative furniture, fountains, hardscape (choose or add to as appropriate) to match the style of the building subject to the approval of the Planning Director. PL -44. Building plans shall indicate that all roof hatches shall be painted "International Orange." PL -45. The construction plans shall indicate the application of painted rooftop addressing plotted on a nine -inch grid pattern with 45 -inch tall numerals spaced nine inches apart. The numerals shall be painted with a standard nine -inch paint roller using fluorescent yellow paint applied over a contrasting background. The address shall be oriented to the street and placed as closely as possible to the edge of the building closest to the street. PL -46. The developer shall provide the Planning Department verification of arrangements made with the City's franchise solid waste hauler for disposal of construction and demolition debris. Prior to Release of Power, Building Occupancy or Any Use Allowed by This Permit PL -47. An applicant shall submit a letter of substantial conformance, subject to field verification by the Planning Director or his /her designee. Said letter of substantial conformance shall be prepared by the project designer and shall indicate that all plant materials and irrigation system components have been installed in accordance with the approved final landscape and irrigation plans. If a certificate of use and occupancy is not required for the project, such letter of substantial conformance shall be submitted prior to scheduling for the final inspection. PL -48. The applicant shall be required to screen all loading areas and roof mounted mechanical equipment from view of the adjacent residences and public right -of -ways. If upon final inspection it is determined that any mechanical equipment, roof equipment or backs of building parapet walls are visible from any portion of the public right -of -way adjacent to the project site, the developer shall provide screening by constructing a sloping tile covered mansard roof element or other screening reviewed and approved by the Planning Director. PL -49. 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 Planning Director. The plants shall be healthy and free of weeds, disease, or pests. The irrigation system shall be properly constructed and in good working order. PL -50. Performance securities, in amounts to be determined by the Planning Director, 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 Planning Director, the bond shall be released upon request by the applicant. PL -51. Each parking space reserved for the handicapped shall be identified by a permanently affixed 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 off - 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." PL -52. 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. PL -53. All site improvements including but not limited to parking areas and striping shall be installed. PL -54. All of the foregoing conditions shall be complied with prior to occupancy or any use allowed by this permit. OUTSIDE AGENCIES PL -55. The applicant shall comply with the recommendations set forth in the County of Riverside Department of Environmental Health's transmittal dated April 13, 2011, a copy of which is attached. BUILDING AND SAFETY DEPARTMENT General Conditions /Information B - 1. Obtain street addressing for all proposed buildings. B -2. All design components shall comply with applicable provisions of the 2010 edition of the California Building, Plumbing and Mechanical Codes; 2010 California Electrical Code; California Administrative Code, Title 24 Energy Code, California Title 24 Disabled Access Regulations, and the Temecula Municipal Code. B -3. Provide details of all applicable disabled access provisions and building setbacks on plans. B -4. Provide disabled access from the public way to the main entrance of the building. B -5. Provide van accessible parking located as close as possible to the main entry. B -6. Show path of accessibility from parking to furthest point of improvement. B -7. Submit at time of plan review, a complete exterior site lighting plan showing compliance with Ordinance Number 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 aimed not to shine directly upon adjoining property or public rights -of -way. B -8. 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. B -9. Obtain all building plans and permit approvals prior to commencement of any construction work. B -10. Commercial and industrial project trash enclosures, patio covers, light standards, and any block walls will require separate approvals and permits. B -11. Signage shall be posted conspicuously at the entrance to the project that indicates the hours of construction, as allowed by the City of Temecula Municipal Ordinance 9.20.060, for any site within one - quarter mile of an occupied residence. The permitted hours of construction are Monday through Friday from 7:00 a.m. to 6:30 p.m., and Saturday from 7:00 a.m. to 6:30 p.m. No work is permitted on Sundays and nationally recognized Government Holidays. B -12. The City of Temecula adopted an ordinance on March 31, 2003 to collect fees for a Riverside County area wide Transportation Uniform Mitigation Fee (TUMF). This project is subject to payment of these fees at the time of building permit issuance. The fees are subject to the provisions of Chapter 15.08 of the Temecula Municipal Code and the fee schedule in effect at the time of building permit issuance. B -13. Provide an approved automatic fire sprinkler system. B -14. Commercial projects 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. At Plan Review Submittal B -15. Provide electrical plan including load calculations and panel schedule, plumbing schematic and mechanical plan applicable to scope of work for plan review. B -16. Provide a Sound Transmission Control Study in accordance with the provisions of the Section 1207, of the 2010 edition of the California Building Code. B -17. Provide number and type of restroom fixtures, to be in accordance with the provisions of the 2010 edition of the California Plumbing Code. B -18. Provide precise grading plan to verify accessibility for persons with disabilities. B -19. Provide truss calculations that have been stamped by the engineer of record of the building and the truss manufacturer engineer. Prior to Issuance of Building Permit(s) B -20. Provide appropriate stamp of a registered professional with original signature on plans. Prior to Beginning of Construction B -21. A pre- construction meeting is required with the building inspector priorto the start of the building construction. FIRE PREVENTION General Requirements F -1. 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. F -2. 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 for this project, a water system capable of delivering 4,000 GPM at 20 -PSI residual operating pressure for a 4 -hour duration (CFC Appendix B and Temecula City Ordinance 15.16.020). F -3. The Fire Prevention Bureau is required to set minimum fire hydrant distances per CFC Appendix C. A combination of on -site and offsite 6" x 4" x 2 -2 h" 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 hydrants in the system (CFC Appendix C and Temecula City Ordinance 15.16.020). F -4. As required by the California Fire Code, when any portion of the facility or building hereafter constructed or moved into or within the jurisdiction is more than 400 feet from a hydrant on a fire apparatus road, as measured by an approved route around the exterior of the facility or building, on -site fire hydrants and mains shall be provided where required by the fire code official (CFC Chapter 5). Prior to Issuance of Grading Permit(s) F -5. Fire apparatus access roads shall be designed and maintained to support the imposed loads of fire apparatus and shall be with a surface 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 (CFC Chapter 5 and City Ordinance 15.16.020). F -6. 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 6 inches (CFC Chapter 5 and City Ordinance 15.16.020). F -7. This development shall maintain two points of access, via all- weather surface roads, as approved by the Fire Prevention Bureau (CFC Chapter 5). Prior to Issuance of Building Permit(s) F -8. The developer shall furnish three copies 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 (CFC Chapter 14 and Chapter 5). F -9. 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. F -10. 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. These plans must be submitted prior to the issuance of building permit. Prior to Issuance of Certificate of Occupancy F -11. Hydrant locations shall be identified by the installation of reflective markers (blue dots) (City Ordinance 15.16.020). F -12. 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 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 6- inch high letters and /or numbers on both the front and rear doors (CFC Chapter 5 and City Ordinance 15.16.020). F -13. A "Knox -Box" shall be provided. The Knox -Box shall be installed a minimum of six feet in height and be located to the right side of the fire riser sprinkler room (CFC Chapter 5). F -14. 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 Chapter 5). POLICE DEPARTMENT General Requirements PD -1. Applicant shall ensure all landscaping surrounding all buildings are kept at a height of no more than three feet or below the ground floor window sills. Plants, hedges and shrubbery shall be defensible plants to deter would -be intruders from breaking into the buildings utilizing lower level windows. PD -2. Applicant shall ensure all trees surrounding all building rooftops be kept at a distance to deter roof accessibility by "would -be burglars." Since trees also act as a natural ladder, the branches must be pruned to have a six -foot clearance from the buildings. PD -3. Berms shall not exceed three feet in height. PD -4. All parking lot lighting surrounding the complex shall be energy saving and minimized after hours of darkness and in compliance with the Title 24, Part 6, of the California Code of Regulations. PD -5. All exterior lighting to be in compliance with Riverside County Mount Palomar Lighting Ordinance 655, low pressure sodium lighting preferred. PD -6. All exterior doors to have their own vandal resistant fixtures installed above each door. The doors shall be illuminated with a minimum one -foot candle illumination at ground level, evenly dispersed. PD -7. All exterior night lighting shall be wall mount light fixtures to provide sufficient lighting during hours of darkness. PD -8. Applicant shall comply with the Governor's order to address the power crisis. This order became effective March 18, 2001 calling for a substantial reduction from businesses to cut usage during non - business hours. The order, in part, states, "All California retail establishments, including, but not limited to, shopping centers, auto malls and dealerships, shall substantially reduce maximum outdoor lighting capability during non - business hours except as necessary for the health and safety of the public, employees or property." Failure to comply with this order following a warning by law enforcement officials shall be punishable as a misdemeanor with a fine not to exceed $1000 in accordance with Title 24, Part 6, of the California Code of Regulations PD -9. All doors, windows, locking mechanisms, hinges, and other miscellaneous hardware shall be commercial or institution grade. PD -10. Any graffiti painted or marked upon the buildings must be removed or painted over within 24 hours of being discovered. Report all such crimes to the Temecula Police 24- hour dispatch Center at (951) 696 -HELP. PD -11. Upon completion of construction, the buildings shall have a monitored alarm system installed and monitored 24 hours a day by a designated private alarm company to notify the Temecula Police Department of any intrusion. All multi- tenant offices /suites /businesses located within a specific building shall have their own alarm system. This condition is not applicable if the business is opened 24/7. PD -12. All roof hatches shall be painted "International Orange." PD -13. Any public telephones located on the exterior of the buildings shall be placed in a well - lit, highly visible area, and installed with a "call -out only" feature to deter loitering. This feature is not required for public telephones installed within the interior of the buildings. PD -14. All disabled parking stalls on the premises shall be marked in accordance with Section 22511.8 of the California Vehicle Code. PD -15. Employee training regarding retail /credit card theft, citizens' arrest procedures, personal safety, business security, shoplifting or any other related crime prevention training procedures is also available through the Crime Prevention Unit. PD -16. Any business that serves or sells any type of alcoholic beverages will comply with all guidelines within the Business and Profession Codes and all other guidelines associated with the State Department of Alcohol Beverage Control. PD -17. Contact the Temecula Police Department for inspections and training for both employees and owners. This includes special events held at business locations where alcohol will be served for a fee and the event is open to the general public. PD -18. Applicant will comply with Temecula Municipal Code Section 9.14.010, Consumption of Alcoholic Beverages in Public Prohibited. PD -19. Applicant will ensure all employees involved with the sales, service and identification checks for the purpose of any sales of alcoholic beverages are trained in the proper procedures and identification checks. The Temecula Police Department provides free training for all employers and employees involved in service and sales of alcoholic beverages. It is the responsibility of the applicant to set up a training session for all new employees. Contact the Crime Prevention and Plans Office at (951) 506 -5131 to set up a training date. Training should be completed prior to the grand opening of this business and periodic updated training should be conducted when new employees /management are hired. PD -20. Identification will be verified utilizing one of the following: (a) valid California driver's license; (b) valid California identification card; (c) valid military identification card ( active /reserve /retired /dependent); (d) valid driver's license from any of the 50 States or Territories of the United States; (e) valid U.S. Passport; (f) valid government issued identification card issued by a Federal, State, and County or City agency. PD -21. As noted above, only a valid government issued identification card issued by a Federal, State, County or City agency is acceptable, providing it complies with 25660 of the Business and Profession Code (B &P), which includes the following requirements: (a) name of person; (b) date of birth; (c) physical description; (d) photograph; (e) currently valid (not expired). PD -22. The Temecula Police Department affords all retailers the opportunity to participate in the "Inkless Ink Program." At a minimal cost for inkless inkpads, retailers can take a thumbprint of every customer using a personal check to pay for services. A decal is also posted on the front entry of the business advising customers of the "Inkless Ink Program" in use. If the business becomes a victim of check fraud, the Police Department will be able to track the suspect with the thumbprint. PD -23. Crime prevention through environmental design as developed by the National Crime Prevention Institute (NCPI) supports the concept that "the proper design and effective use of the built environment can lead to a reduction in the fear and incidence of crime and an improvement in the quality of life." The nine primary strategies that support this concept are included as conditions below: a. Provide clear border definition of controlled space. Examples of border definition may include fences, shrubbery or signs in exterior areas. Within a building, the arrangement of furniture and color definition can serve as a means of identifying controlled space. b. Provide clearly marked transitional zones. Persons need to be able to identify when they are moving from public to semi - public to private space. c. Gathering or congregating areas to be located or designated in locations where there is good surveillance and access control. d. Place safe activities in unsafe locations. Safe activities attract normal users to a location and subsequently render the location less attractive to abnormal users due to observation and possible intervention. e. Place unsafe activities in safe locations. Placing unsafe activities in areas of natural surveillance or controlled access will help overcome risk and make the users of the areas feel safer. f. Redesign the use of space to provide natural barriers. Separate activities that may conflict with each other (outdoor basketball court and children's play area, for example) by distance, natural terrain or other functions to avoid such conflict. g. Improve scheduling of space. The timing in the use of space can reduce the risk for normal users and cause abnormal users to be of greater risk of surveillance and intervention. h. Redesign space to increase the perception of natural surveillance. Abnormal users need to be award of the risk of detection and possible intervention. Windows and clear lines -of -sight serve to provide such a perception of surveillance. i. Overcome distance and isolation. This strategy may be accomplished through improved communications (portable two -way radios, for example) and design efficiencies, such as the location of restrooms in a public building. PD -24. Businesses desiring a business security survey of their location can contact the Crime Prevention and Plans Unit of the Temecula Police Department. PD -25. Any business that serves or sells any type of alcoholic beverages will comply with all guidelines within the Business and Profession Codes and all other guidelines associated with the State Department of Alcohol Beverage Control. Contact the Temecula Police Department for inspections and training for both employees and owners. This includes special events held at business locations where alcohol will be served for a fee and the event is open to the general public. PD -26. Any questions regarding these conditions should be directed to the Temecula Police Department Crime Prevention and Plans Unit at (951) 506 -5131. PUBLIC WORKS DEPARTMENT General Requirements PW -1. Unless otherwise noted, all conditions shall be completed bythe developer at no cost to any Government Agency. It is understood that the developer correctly shows on the site plan all existing and proposed property lines, easements, traveled ways, improvement constraints and drainage courses, and their omission may require the project to be resubmitted for further review and revision. PW -2. The Applicant shall comply with all underlying Conditions of Approval for Harveston Specific Plan No. 13 (PA99 -0418) as approved on August 14, 2001. PW -3. The Applicant shall comply with all underlying Conditions of Approval for Tentative Tract Map No. 29639 (PA00 -0295) as approved on August 14, 2001. PW -4. The Applicant shall comply with all underlying Conditions of Approval for Tentative Parcel Map No. 36358 (PA11 -0009) as approved on August 18, 2011. PW -5. A Grading Permit for precise grading, including all on -site flat work and improvements, shall be obtained from the Department of Public Works prior to commencement of any construction outside of the City- maintained street right -of -way. PW -6. 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. PW -7. All 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. PW -8. The project shall include construction -phase pollution prevention controls into the design of the project to prevent non - permitted runoff from discharging off site or entering any storm drain system or receiving water during all field - related activities. PW -9. A Water Quality Management Plan (WQMP) must be conceptually accepted bythe City prior to the initial grading plan check. The WQMP will be prepared by a registered civil engineer and include Low Impact Development (LID) Best Management Practices, (BMPs), source controls, and treatment devices. PW -10. All onsite drainage and water quality features shall be privately maintained. Prior to Issuance of Grading Permit(s) PW -11. The Water Quality Management Plan (WQMP) must receive final acceptance by the City prior to issuance of any grading permit. PW -12. PW -13. PW -14. PW -16. PW -17. PW -18. A grading plan shall be prepared by a registered civil engineer in accordance with City of Temecula standards, and shall be reviewed and approved by the Department of Public Works prior to the commencement of grading. The grading plan shall include all necessary erosion control measures needed to adequately protect the site (public and private) and adjoining properties from damage due to erosion. 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 in accordance with Grading Ordinance Section 18.24.120. A Soils Report shall be prepared by a registered soil or civil engineer and submitted to the Department of Public Works with the initial grading plan check. The report shall address all soil conditions of the site, and provide recommendations forthe construction of engineered structures and pavement sections. PW -15. 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. Construction -phase pollution prevention controls shall be consistent with the City's Grading, Erosion and Sediment Control Ordinance and associated technical manual, and the City's standard notes for Erosion and Sediment Control. 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. As deemed necessary by the Department of Public Works, the developer shall receive written clearances from the San Diego Regional Water Quality Board, Army Corps of Engineers, California Department of Fish and Game, Riverside County Flood Control and Water Conservation District, Planning Department, or other affected agencies. PW -19. 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. PW -20. Permanent landscape and irrigation plans shall be submitted to the Planning Department and the Department of Public Works for review and approval. PW -21. 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. PW -22. The developer shall obtain letters of approval for any off site work performed on adjoining properties. The letters shall be in format as directed by the Department of Public Works. Prior to Issuance of Building Permit(s) PW -23. Prior to issuance of the first building permit, Parcel Map No. 36358 shall be approved and recorded. PW -24. PW -25. PW -26. PW -27. Precise Grading plans shall conform to applicable City of Temecula Standards subject to approval by the Department of Public Works. The following design criteria shall be observed: a. Driveway widening shall conform to the applicable City of Temecula Standard Number207A. b. 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. 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. The Developer shall pay to the City the Public Facilities Development Impact Fee as required by, and in accordance with the Development Agreement between the City and Developer dated August 28, 2001. 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. Prior to Issuance of Certificate of Occupancy PW -28. The project shall submit a completed WQMP Operation and Maintenance (O &M) Agreement that must include the owner's notarized signature, proof of recordation with the County Recorder's Office, and all maintenance procedures for each of the structural treatment control Best Management Practices (BMPs) outlined in the WQMP. PW -29. PW -30. PW -31. The project shall demonstrate that all of the structural treatment control BMPs outlined in the WQMP have been constructed and installed in conformance with approved plans and are ready for immediate implementation. As deemed necessary by the Department of Public Works the developer shall receive written clearance from Rancho California Water District, Eastern Municipal Water District, or other affected agencies. The existing improvements shall be reviewed. Any appurtenance damaged or broken shall be repaired or removed and replaced to the satisfaction of the Department of Public Works. PW -32. All necessary certifications and clearances from engineers, utility companies and public agencies shall be submitted as required by the Department of Public Works. April 13, 2011 0 )UNTY OF RIVERSIENVIER H SERVICES ENCY 9 ® DEPARTMENT OF ONMENTAL HEALTH City of Temecula Planning Department Attention: Eric Jones P.O. Box 9033 Temecula, CA 92589 -9033 RE: Development Plan (DP) No. PA11 -0082 (No Related Pre -App cases) Dear Eric Jones: PHASE 1 Shall be considered the "E" Building and "E" parking lot improvements. ecerv AR 2011 {L ff2 Department of Environmental Health has reviewed the development plan for the owner /applicant: LSK, LLC. The project phasing plan will utilized an existing vacant building (formerly known as "Welcome Home Center ". The proposed us is a multi -story retail /office building consisting of four(4) phases, under the applicant's contact: Lou Kashmere. PHASE 2 Shall include the new parking lot expansion and associated improvements including the trash enclosure for the "E" building and the preparation of the two (2) new building pads. PHASE 3 Shall consist of the construction of a new building "A" and the associated trash enclosure. PHASE 4 Shall consist of the construction of new building "B" and the associated "E" trash enclosure trellis and bike lockers. The total building square footage is 14, 919 sf (11,423 sf new construction) as located on APN 916- 560 -006. The site plan indicates water and sewer services exist at the intersections of Village and Landings. We assume that these services will be available but RCWD should indicate with mylar drawings to the City Public Works engineer how these connections will be made available. 1. PRIOR TO THE ISSUANCE OF BUILDING PERMITS THE FOLLOWING SHALL BE REQUIRED• a) "Will- serve" letters from the appropriate water and sewer district. The sewer purveyor shall also size the grease interceptor shown with building "A ". b) Contact DEH Food Plan check at 951.461.0284 for compliance for the new market, restaurant and yogurt shop. c) Contact DEH Hazardous Materials at 951.766.6524 regarding the storage of chemicals for any of the tenants as tenant improvements become available for plan check. Local Enforcement Agency • P.O. Box 1280, Riverside, CA 92502 -1280 • (909) 955 -8982 • FAX (909) 781 -9653 • 4080 Lemon Street, 9th Floor, Riverside, CA 92501 Land Use and Water Engineering • P0. Box 1206, Riverside, CA 92502 -1206 • (909) 955 -8980 • FAX (909) 955 -8903 • 4080 Lemon Street, 2nd Floor, Riverside, CA 92501 Sincerely, Gregor Dellenbach, REHS (951) 955-8980 NOTE: Any current additional requirements not covered can be applicable at time of Building Plan review for final Department of Environmental Health clearance. EHS110375 Case No: Applicant: Proposal: Environmental: Case Planner: Place of Hearing: Date of Hearing: Time of Hearing: Notice of Public Hearing A PUBLIC HEARING has been scheduled before the City of Temecula PLANNING COMMISSION to consider the matter described below Any person may submit written comments to the Planning Commission before the hearing or may appear and be heard in support of or opposition to the approval of the project at the time of the hearing. Any petition for judicial review of a decision of the Planning Commission shall be filed within the time required by, and controlled by, Sections 1094.5 and 1094.6 of the California Code of Civil Procedure. In any such action or proceeding seeking judicial review of, which attacks or seeks to set aside, or void any decision of the Planning Commission, shall be limited to those issues raised at the hearing or in written correspondence delivered to the City Clerk at, or prior to, the public hearing described in this notice. The proposed project application may be viewed at the City of Temecula Planning Department, 41000 Main Street, Monday through Friday from 8:00 a.m. to 5:00 p.m. Questions concerning the project may be addressed to the case planner. C:\Program Files\Neevia.Com\Document Converterltemp11014554.doc PA11 -0082 Chris Campbell on behalf of Louis Kashmere with LSK, LLC A Development Plan for two new commercial buildings totaling 11,713 square feet located at 40135 Village Road within the Harveston Specific Plan The proposed project is consistent with the EIR that was prepared for the Harveston Specific Plan therefore, is exempt from further environmental review and a Notice of Determination will be issued in compliance with CEQA Section 15162 Subsequent EIR Eric Jones, (951) 506 -5115 City of Temecula, Council Chambers September 7, 2011 6:00 p.m. DATE OF MEETING: PREPARED BY: PROJECT SUMMARY: RECOMMENDATION: CEQA: PROJECT DATA SUMMARY Name of Applicant: General Plan Designation: Zoning Designation: Existing Conditions/ Land Use: Site: STAFF REPORT — PLANNING CITY OF TEMECULA PLANNING COMMISSION September 7, 2011 Matt Peters, AICP - Case Planner Planning Application No. PA10 -0145, a Tentative Tract Map (No. 36295) to subdivide 25 acres into 45 single - family cluster lots. Minimum lot size for the residential lots is 4,500 square feet. Approximately 10 acres of the site will be preserved as permanent open space to preserve the existing drainage on -site. Access to the site will be provided from Walcott Lane. The future extension of Butterfield Stage Road will have restricted (gated) emergency access only. Planning Application No. PA10 -0146, a Residential Home Product review for 45 lots to be created with TTM 36295 (PA10 -0145) for three floor plans ranging in size from 2,235 to 2,956 square feet with three elevation types each - Craftsman, Spanish and Tuscan. Planning Application No. PA10 -0147, a Zoning Map and Text change from Very Low (VL) density residential to a Planned Development Overlay (PDO) based on the standards of the Low (L) density residential designation with provisions for a cluster development. Planning Application No. PA10 -0148, a General Plan Land Use map change from Very Low (VL) density residential to Low (L) density residential. Approve with Conditions Mitigated Negative Declaration with Mitigation Monitoring Plan Mr. Steve Galvez Existing: VL — Very Low Density Residential Proposed: L — Low Density Residential Existing: VL — Very Low Density Residential Proposed: Planned Development Overlay (PDO) based on L - Low Density Residential Vacant Hillside and Valley 1 BACKGROUND SUMMARY Zone Change to PDO Tentative Tract Map 36295 North: Large Lot Rural Development with Roripaugh Ranch Just Beyond South: Single - Family Residential at a LM - Low Medium Density East: Single - Family Residential at a VL - Very Low Density West: Single - Family Residential at a VL - Very Low Density Staff has worked with the applicant to ensure that all concerns have been addressed, and the applicant concurs with the recommended Conditions of Approval. ANALYSIS General Plan Amendment The General Plan Amendment involves a Land Use map change from Very Low (VL) Density Residential to Low (L) Density Residential. The project site is located in the Nicolas Valley Rural Preservation Area, which calls for large lot, low density residential development. However, this property is adjacent to LM - Low Medium Residential Zoning to the south and has two major roadways as the east (Butterfield Stage Road) and west (Walcott Lane) boundaries of the property. Also, while property immediately to the north is zoned VL - Very Low Density Residential, Roripaugh Ranch and the potential for 2,015 units are just beyond this property. The design of this project is intended to provide a transition between LM and VL development via a cluster /conservation development based on the Low (L) Density residential designation, which will result in the preservation of approximately 13 acres of open space on the 25 -acre site. The site design will balance development and the preservation of open space in order to meet the goals of rural preservation in this area. In addition, the General Plan states that, The Low Density Residential designation provides for single family detached residential development on larger lots; however, clustering of development may be appropriate to minimize grading requirements and impacts to environmentally sensitive areas." Furthermore, the design of the project provides benefits as part of the cluster /conservation development including additional trails and open space, and preservation and enhancement of natural habitat. The Zone Change to a PDO involves a Zoning Map and Text change from Very Low (VL) density residential to a Planned Development Overlay (PDO) based on the standards of the Low (L) density residential designation with provisions for a cluster development. The PDO outlines the requirements for the cluster development based on the plotting and architecture proposed as part of the Home Product Review application. The map will create 45 single - family lots on 25 gross acres resulting in a density of 1.8 dwelling units per acre, which is consistent with the proposed Zone Change and General Plan Amendment from VL - Very Low Density Residential to L- Low Density Zoning that allows 0.5 to 2.9 dwelling units per acre. The subdivision has been designed as a cluster /conservation community in an effort preserve habitat and a blue line stream, and to provide additional trails and open space. Approximately 13 acres will be preserved as permanent open space, a majority of which will be located on the south side of the project providing a buffer between existing and proposed residential development while preserving habitat. In order to provide the open space, the homes will be clustered on lots ranging from 0.10 to 0.18 acres. The minimum 2 lot size is 4,500 square feet (45' wide x 100' deep). These lots will accommodate 1,800 to 2,200 square foot homes while providing 5' side yard, 20' minimum rear yard, 15' front yard setbacks to porches, and 20' setbacks to the garage doors. Access to the site will be provided off Walcott Lane. A roundabout located in the center of the development will provide a focal point and radial access to three cul -de -sacs and a hammerhead turnaround for restricted emergency only access at Butterfield Stage Road. The project will be conditioned for street improvements to Walcott Lane and Butterfield Stage Road, as well as undergrounding of utilities (wood utility poles) along Walcott Lane. Generally, the homes will be located on three basic tiers that have been designed to take advantage of the views and topography of the site. All of the open space, trails, and fencing along Walcott Lane will be maintained by a Homeowners Association. The trail network will provide east -west connectivity between Walcott Lane and Butterfield Stage Road and the beginning of north -south connections in Nicolas Valley to Roripaugh Ranch. Access to the trails is open to the public and not restricted to residents only, thereby providing a community benefit. Home Product Review Application The proposed project involves the construction of 45 single family homes on lots created by Tentative Tract 36295. The proposed architecture and plotting was reviewed for conformance with a proposed PDO, as well as for compatibility with the existing homes in the adjacent neighborhoods. Architecture The project proposes three floor plans and three architectural styles. The architectural styles include Spanish, Tuscan, and Craftsman which are intended to blend with existing architectural styles in the area while taking advantage of the rural countryside and wine country themes. Various materials and features proposed include the following for each architectural style: • Spanish: stucco finish, concrete 's' tile roof, 4:12 roof pitch, decorative accent vents, clay pipe accents, decorative foam trim elements, wood fascias and exposed rafter tails, arched multi -pane windows, arched entrances, front porches, and decorative wood shutters. • Tuscan: stucco finish, concrete 's' tile roof, 4:12 roof pitch, decorative foam trim elements and panel type shutters, wrought iron accents, arched elements, decorative foam, front porches and stone veneer. • Craftsman: smooth stucco finish, concrete flat tile roof, 5:12 roof pitch, wood fascias, enhanced outlookers and wood braces, board and batten siding, foam trim, tapered porch columns with stone base, wood railings and shutters, and decorative carriage style garage doors. The applicant has provided specific details which are unique to each proposed architectural style and elevation. Articulation is provided on all sides of the homes so that each side of each product provides specific features of the proposed architectural style. Each of the three 3 proposed styles is defined from the others through the use of door and window types, window and door trim, garage door design, materials such as stone, roof type and pitch, shutters and the overall silhouette. As proposed, elevations that are visible from a public street or an open space area have been designed to incorporate architectural enhancements. Building Elements /Mass, Height and Scale The proposed project includes three two -story floor plans with three elevations. The units provide adequate articulation in roof forms and offsets to reduce massing and the elevations are visually broken up with offset facades, changes in materials, architectural details and /or sloping roof lines. The proposed units include well pronounced front entries with the use of arched entries, extended porches, and the use of different materials around the entry. Garage and front doors are distinct and compatible with the architectural style of the home. The proposed roof pitches provide variety in the street scene and they are representative of the architectural style. Additionally, reversed floor plans are encouraged to help achieve a distinctive street scene in the community. The applicant has incorporated the above mentioned elements and carefully plotted each plan (setbacks and mixing of each plan) with a distinctive combination of regular and reversed floor plans to provide variety along the streetscape and variation throughout the development. Each elevation provides careful articulation and architectural enhancements. Visual interest is achieved through the use of varied wall planes, projections and recesses to provide shadow and depth. Varying roof forms, floor plans, and changes in colors and materials accentuate the various architectural styles. Materials and Colors The project includes three different combinations of building materials and colors for each of the three elevation styles. The color variation, stucco, and cultured stone materials serve to break up the massing of the two -story units. The variation of material and colors also helps individualize each home and create character in the neighborhood. Product Placement Plan The proposed product placement provides a varied and visually interesting street scene which has been achieved through creative product placement and alternately reversed floor plans throughout the development. The units have been plotted to avoid repetition in plan and elevation type to meet the intent of the PDO. Elevations that are visible from a public street or an open space area have been designed and conditioned to incorporate architectural enhancements which include pop outs, shutters, decks, and additional roof elements. The lots that require additional enhancements are identified on the plotting plan. A Condition of Approval has been included to require these enhanced lots to be clearly identified on the Precise Grading Plan and Building Plans. LEGAL NOTICING REQUIREMENTS Notice of the public hearing was published in the Californian on August 5, 2011 and mailed to the property owners within the required 600 -foot radius. 4 ENVIRONMENTAL DETERMINATION Staff has reviewed the project in accordance with the California Environmental Quality Act (CEQA) and based on an initial study, a Mitigated Negative Declaration has been prepared for the project. A summary of the Mitigation Plan is included below. Air Quality General Impact: Short -term cumulative impacts to air quality due to construction. Summary of Mitigation: Water exposed surfaces daily, suspend if winds exceed 25 m.p.h., cover stockpiles of debris, and apply soil stabilizers to inactive areas. Biological Resources General Impact: The project site has the potential to contain fairy shrimp, burrowing owl, and other nesting bird habitat. Summary of Mitigation: Focused surveys, pre- construction surveys, payment of fees, and limiting habitat clearing during the migratory bird breeding season (March 1 to August 15). Cultural Resources General Impact: Directly or indirectly destroying any unique paleontological or archaeological resources. Summary of Mitigation: If any cultural resources are exposed during initial grading and ground disturbance activities the City will be contacted, and a qualified archaeologist will evaluate the resources in consultation with the Pechanga Band of Luiseno Indians. Noise General Impact: Potential construction, operational, and traffic noise impacts. Summary of Mitigation Limit construction activities to between 7 a.m. and 6:30 p.m., implement noise attenuation on construction equipment, construction of sound walls, and home construction requirements (double paned glass, solid core doors, and exterior siding requirements) to reduce noise. FINDINGS Tentative Tract Map 36295 (Code Section 16.09.1400) The proposed subdivision and the design and improvements of the subdivision are consistent are consistent with the Development Code, General Plan, the Subdivision Ordinance, and the City of Temecula Municipal Code. The proposed subdivision and the design and improvements of the subdivision are consistent with the Development Code, General Plan, and the City of Temecula Municipal Code. The 45- lot subdivision of a 25 gross acre site will result in a density of 1.8 units per acre, which is within 5 the allowable density range of 0.5 to 2.9 units per acre consistent with a PDO based on L -Low Density Standards. The Tentative Map does not propose to divide land, which is the subject to a contract entered into pursuant to the California Land Conservation Act of 1965. The proposed property has not been used as agricultural land and has never been entered into any Williamson Act contracts. The site is physically suitable for the type and proposed density of development proposed by the Tentative Map. The site is physically suitable for the type and proposed density of development proposed by the Tentative Map, The Initial Study and special reports prepared for the project indicate that there will not be any significant impacts to the environment. The design of the subdivision and the proposed improvements, with Conditions of Approval, are not likely to cause significant environmental damage or substantially and unavoidably injure fish or wildlife or their habitat. The design of the subdivision and the proposed improvements, with conditions of approval, will not likely cause significant environmental damage or substantially and avoidably injure fish or wildlife or their habitat, because the Initial Study and associated mitigation outlined in the special reports prepared for the project have been incorporated into the Conditions of Approval and a Mitigated Negative Declaration and Mitigation Monitoring Program. The design of the subdivision and the type of improvements are not likely to cause serious public health problems. The design of the subdivision and the type of improvements are not likely to cause serious public health problems because the proposed development is consistent with all applicable building, development and fire codes, which include provisions to safeguard public health, and will be further reviewed and inspected by City staff for compliance with all applicable building, development and fire codes prior to issuance of any grading, building, or occupancy permits. The design of the subdivision provides for future passive or natural heating or cooling opportunities in the subdivision to the extent feasible. The design of the subdivision provides for future passive or natural heating or cooling opportunities. The project has been designed to ensure that all setbacks have been met and that light and air access is available to the extent possible. In addition, the construction will be required to conform to all state energy efficiency codes as well. The design of the subdivision and the type of improvements will not conflict with easements acquired by the public at large for access through or use of property within the proposed subdivision. The design of the subdivision and the type of improvements will not conflict with easements acquired by the public at large for access through or use of property within the proposed subdivision. All required easements and dedication are required as Conditions of Approval. 6 The subdivision is consistent with the City's parkland dedication requirements (Quimby). The subdivision is consistent with the City's parkland dedication requirements (Quimby), because payment of Quimby fees will be required prior to issuance of a building permit. Home Product Review /Development Plan (Code Section 17.05.010.F) 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. This application is accompanied by a Tentative Tract Map 36295, General Plan Amendment and Zone Change to a PDO. The General Plan Amendment and Zone Change to a PDO establish the density and design framework for the proposed cluster subdivision development, The proposed design preserves approximately 13 acres of the 25 gross acre site in permanently preserved open space, thereby promoting the goals of the General Plan to preserve habitat and provide additional trails and active parkland. The project has been designed to ensure compliance with the General Plan and all applicable requirements of State law and other Ordinances of the City. The overall development of the land is designed for the protection of the public health, safety, and general welfare. The project is consistent with all applicable building, development and fire codes, which include provisions to safeguard the health, safety, and general welfare of the community. Zone Change to PDO The proposed Zone Change is consistent with the land use designation in which the use is located, as shown on the Land Use Map, General Plan and Development Code. This application is accompanied by a Tentative Tract Map 36295, Home Product Review Application and General Plan Amendment from VL -Very Low Density to L -Low Density Residential. The General Plan Amendment and Zone Change to a PDO establish the density and design framework for the proposed cluster subdivision development, The proposed design preserves approximately 13 acres of the 25 gross acre site in permanently preserved open space, thereby promoting the goals of the General Plan to preserve habitat and provide additional trails and active parkland. The project is consistent with the General Plan and all applicable requirements of State law and other Ordinances of the City. The proposed use is in conformance with the goals, policies, programs, and guidelines of the elements of the General Plan. The proposed Zone Change and associated applications are in conformance with the General Plan and all applicable requirements of State law and other Ordinances of the City. General Plan Amendment The proposed amendment is consistent with the direction, goals and policies of the adopted General Plan. This application is accompanied by a Tentative Tract Map 36295, Home Product Review Application and Zone Change to a PDO. The General Plan Amendment and Zone Change to a PDO establish the density and design framework for the proposed cluster subdivision development. The proposed design preserves approximately 13 acres of the 25 gross acre site in permanently preserved open space, thereby promoting the goals of the General Plan to preserve habitat and provide additional trails and active parkland. The project design is consistent with the General Plan and all applicable requirements of State law and other Ordinances of the City. The proposed amendment will not have an impact on the character of the surrounding area. The proposed General Plan Amendment will not have an impact on the character of the surrounding area because it has been designed as a conservation /cluster development to provide a transition between high and low density development within the rural Nicolas Valley. The proposed development will preserve approximately 13 acres of a the 25 gross acre site, and provide additional trails and preserve habitat. In addition, the General Plan Amendment is accompanied by a Home Product Review Application that has been reviewed and conditioned to provide homes of a high quality design via appropriate massing, roofline variation, high quality and varied materials, and floor plan square footage consistent with existing development in the surrounding area. ATTACHMENTS Vicinity and Aerial Maps Plan Reductions PC Resolution (General Plan Amendment) Exhibit A - CC Ordinance Exhibit B - Proposed General Plan Designation Map PC Resolution (Zone Change to PDO) Exhibit A - CC Ordinance Exhibit B - Planned Development Overlay PC Resolution (Tentative Tract Map 36295) Exhibit A - CC Resolution Exhibit B - Draft Conditions of Approval PC Resolution (Home Product Review) Exhibit A - CC Resolution Exhibit B - Draft Conditions of Approval PC Resolution (Mitigated Negative Declaration) Exhibit A - CC Resolution Initial Study Mitigation Monitoring Plan Notice of Public Hearing 8 F� 5 1t 1\ : s 1II: v • 1 Project Site If • G • • I Y 500 \ 111 //)->{; i I NI i ;!r 1* • J / 1.000 • ins t io t • moo 4 , 1 // h,l i \ 11L • • • • • 4 La • n N I 11 • l Feet , I_ :[1 J • I PA10.0145 I City of Temecula 1989 0 500 1,000 PA 10 -0145 2,000 This map was made by the City of Temecula Geographic Information System. The map is derived from base data produced by the Riverside County Assessor's Department and the Transportation and Land Management Agency of Riverside County The City of Temecula assumes no warranty or legal responsibility for the Information contained on this map. Data and information represented on this map are subject to update and modification. The Geographic Information System and other sources should be queried for the most current information. This map is not for reprint or resale. Feet VICINITY MAP 11 NOT r0 SCALE PROPERTY OWNER ANDU C10 SVI:Y[ 4)4,)72 40933 CHAPARRAL OWL IEAIECPLA CA 92002 P4 A098553330 FAA 9513029401 0.8) 951.2933930 FAX BBB 537 PROJECT DATA EXHIRIT PREP'1RED BY R.lANI VAUICI.. P F 31905 Tt'MFCu, A Pfjo wM, Surf.. 179 CA x2592 Ea1206$ 250 At: 'W3 NET 04012A44 220 ACRC5 29154 00(.1.1.45 04..10 VI. 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Vrre + - • Mole AAtT CWASI BUTTERFIELD STAGE ROAD CITY OF TEMECULA STANDARD 100A INDEX MAP �--� UYl]fI15D1WN1( NOTES: 6rM DATE: NOVEMBER 2009 SHEET 1 OP 3 11'1105 EN C 16 L'ACANI AND UMIMPRCNLO 2 ARC NO PAPRO4CMCIJIG. 4LLLS.I.CACN TIC-050N STINCTUI4S ON 11 116 SITE 31 110F1ENTAln•4 MAP IIICL11DESl1R :C1/ IN4005) ON'TICR5111P or 1IIC LAND W DI :6 li) SCIAKE14 lOI•L1rw - In 11GW02• COuIOUM•NIrwo.. 11 [N. 7(1o0 7) 060021244 501 S■10J61: r 10 I11N,ETNI:11D110n0TNE11 GEOLOGIC 4070110&AND 11 NOT WI MIN A SPECIA1. 5JUDIES2Ot:E B) 01104(077 IS NO I LOD rir-1 1000112'11142. Mll'1DMI05 OP FLOOD NA8A500 01 f-L•lt'.NY.AIN UC4-K,NA11170 NI 7.f14E' "A" 10) WA: ER 026111 LAILAIGIA ANC IIEQ(. IN 1114 .■RLVNMV WATER OIMLITY MANAGEMGNr PLAN PIIEPADE NIT 711E PROJLC7 CONC PLOTTING PRIVATE STREET CROSS SECTION CITY OF TEMECULA STD. 1048 (MODIFIED) *11 A CONSERVATION COMMUNITY PA 1 O -O 145 RICHARD VALDEZ, P.E. CONSULTING CIVIL. ENGINEER Q wrvrn .095.5• 9.05, . u r t . 1.12. ( a ? .93 M .W2(10 •99)('50 ..1?-x MAR N1'22M1 559•' 1 .47.1r6411 Car • ; ;Y ,flo 9 DPW ;r}rt sin' 2)10 ASRM s 22r• •OAlY }2'1 WIC A)CQAS VALLI S(L0104RI (2IIPANQ OwM,D(nr PARCEL 1 OF' PARCEL MAP 7911 ON FILE TOGETHER WITH PARCELS 1 THROUGH 4 OF PAGES 77 & 78 OF PARCEL MAPS, ^-��- !kJ 1 1 1 ° r 1 Aliu� &VLIOCYA / / / 1 11/ 100•.00010•I; H 1� ■ 11 GRAPHIC SCALE 119 11111 ,w>• A lfA!QCOOVAi r( • F:R'I E V A /Jj i DRArka lt WftM / / / V. 20'A / / 1 Cr S TENTATIVE TRACT MAP 36295 > I 1 1 II I . _ EXCAVADO 1 1 + 2RArl A L2 1 Q I I AIM, 9 ry�PAp� (0 1l� 1 1 ; II Wsisw (OL Y ! A)001 ` - • � - Y - A 1 i r , ! 1 lPa(I t>,f W' a(• J 1 ` W ACCESS 1 (AM M hCl yJ) 0 ' 1 1 1/ / rO )MI 1 I 'i WT :.1 VAI I v ( r 11 , ▪ ---; 1 y, 1 eI..A) � - .- ` \„„,. BUTTERFIE LD STAGE ROAD Nf/ 1F 6 i15 1 �� PA 9IJJ0 R -R -9 .7. ArlY 91J- &'2-010 1 MV 4IJ peYl,1T R)VA9( ROAD 4 PLOclC ui41rY CASEMENr VISTA DEL MONTE ROAD r.1.7J LM V)I VM+Vt IN BOOK 36 PAGE 43 OF PARCEL MAPS PARCEL MAP 10891 ON FILE IN BOOK 94 RECORDS OF RIVERSIDE COUNTY I 1 K AW 95 -1)•OX 8,712222 ROU,.9 1= INIRMC u'2'r/ LA3LYE)tl iLJ r LN WJ•*V•t*I P9 &X f 4050■ MwA)( ROAD & ' V/1JLr EA5EMENI I 1YIJ K Nv nI•fro-av LEGEND 6 RICl 2ASIDL vAwrz, PLI 3I1105 TruSOAA 2ARX211, 9129 IEY(CJIA CA 92 RACK (91'.) )9•- 59)0. 22 1 ru WO) 55) -1]99 2022AIES 20611122 OF PROPOSED ARE 201RAN7 / / 1 / 1 / / PANCAIr2 RLS2RIC)W ACCESS CURVE RADUIS DATA TAHLE DATA TABLE Nee NIAnrC Aibif . ' - `I(i,c12 "liitl'rl' AREA CALCULATIONS 0 24 0' 0 0 �10 0❑ _MLA_ 0+ of LJ Eta DP0N SPACO (9wCA)ES RECESSED 4 LANDSCAPED 00- RCICNDON CELLS SHEEI 2 OF 3 8)0)CAIES R(1A2WC WALL 12+00' 1 --")!Yr. 0000' X090' JtuO AA-uo - ieecod WRESTS 1141 X11♦ El Nara EA MCIXEll 1) 5514 N01 01 84800'0 SIALL Nor 8E 2ERM)r 9/11/)010 OWES ACS. LLC STEVE CALVEZ 45021 CORTI' ROYAL TEMECULA, CA 92592 PHs (909) 055 -3550 LACEMENT DETAIL ITS YANKS MO TO7 OPER SPREE 6OWFER EXHIBIT "A" TO TENTATIVE TRACT MAP 36295 A SUBDIVISION OF A PARCEL 1 OF PARCEL MAP 791 1 ON FILE IN BOOK 36 AT PAGE 43 OF PARCEL. MAPS TOGETHER WITH PARCELS 1 THROUGH 4 OF PARCEL MAP 10891 ON FILE IN BOOK 94 AT PAGES 77 & 78 OF PARCEL MAPS, RECORDS OF RIVERSIDE COUNTY TOWNSHIP 7 SOUTH. RANGE 2 WEST PROPOSED IR+K Ida '"_"'11 1,: Y . BIO•SWALE CROSSING DRIVEWAY ur S SITE CROSS SECTION 1 " =50' ROM PROPERTT,PA SHEET 3 OF 3 suST. MOWS th ' Tir s a TRASH CAN P r rnH nOOMnu1 h PLAN VIEW LANDSCAPE MASTER PLAN POP: It 4 4 f- s �'� d 4 d mo t. ; C t + i 4 % f 4 44 {- t WALCOTT AND BUTTERFIELD WALCOTT INVESTMENTS LLC CITY OF TEMECULA INT$I0(O.. SEECrv14 PIAI0 WWI 1/210140K KRI(IM•O 0 04.0(04 1400 f t t t .tttt :tZittttXtt. t. MlrrePtMOROAD\ 00 0461IPACE PAL oFECTORY 0,404, 4(041 0. 1V..x4.444w4 L1C CO.PL G.A..1 * 10* AWa 1.:•0.00,. 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";he " -G t Tentative Tract 36295 LANDSCAPE MASTER PLAN SHEET 1 OF 4 MA •. W AIWA. WA IVA y . iw 040 Io0 •41 W t. •ee 4cw *tit t0 0C Mt. 100 UA• 014 • 1 404 0(400 :a Um WO 4 014 • • 0 K Zara Ida MAILBOX CLUSTER 1/4 "= I'-0" SECTION AT BUTTERFIELD ROAD TYPICAL SECTION AT INTERIOR STREET LANDSCAPE MASTER PLAN FOR: WALCOTT AND BUTTERFIELD WALCOTT INVESTMENTS LLC CITY OF TEMECULA I /4"= SECTION AT WALCOTT LANE I /4 "= 1'-a' •ArtwAY ACCESS »AI 1GLCCr/' S CAAISIE) SECTION AT PROJECT ENTRY 6' 1 4' II.S UMI pip 5' 11.5 4' I d' E itQY WAD SECTIONS AND ELEVATIONS SMELT 2 OF 4 1 /4"a 1-0" 114" = 1'4 rONrtPNAL MIANI IfrfhD• ItPICAI NI I� ;� {KILN TARf1 A ANN/MANN/NI \ J •caw. YlLE6 =GAL 1 " =10' . . N .. , I 1 ii ::" \ ♦ >� ai �� .o vw . ww. ^ ' . ..MS"'1 .":" uro*. 3100 .ru;1:, .oc ..Nf \ \'\ \ ° :.a -.. . .: w..a� �I��'tiiW� .4 ,,pc�ais;, V . �!' "�\`✓lSA:M�rfk.>u;3ao \s ..+.. ,, rcn ...n, . ". va� ' �a .,.a ammo ,..."• .. . 4 4 . Iamim•.�w.n4o• m..aa...e.1 (TdVAfE OfW[ C ✓ ?ax. cww,:. .c�u.. 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I I a... no.. } . `\ \ \ _:..."...., . ".0 •: ,,.,,, . w... «.. N \off __ ...� 7714 r 44; `% M LI. N...R.e \ \\\ etusuue• `Vn • 0.,, PC \\ f \"� aw�" 5:: .1411.?.., �j =,...... N y ....• .... TYPICAL STREETSCAPE AND PROJECT ENTRY I"= 10' , , .. : y 1 . ■ "'" ...Mel "1111. I... «.o.. w Jr •r161.1•4 ..ra.q i. u a. r LANDSCAPE MASIER PLAN FOR: WALCOTT AND BUTTERFIELD WALCOTT INVESTMENTS LLC WANT TYPICAL PLANTING ENLARGEMENTS - CITY oFTEMECULA SHEET3OF4 77,: LANDSCAPE MASTER PLAN FOR WALL AND FENCE PLAN WALCOTT AND BUTTERFIELD WALCOTT INVESTMENTS LLC CITY OF TEMECULA BurtERFELD ROAD 0 .0 kes . NORTN VINYL 3-RAIL FENCE BLOCK WALL VINYL FENCE 0 VINYL GATC /. FENCE 1 WAIL LEGD40 011CPI • Rem MOO MU. .1.110.10 a 611.111 40•0•106.111A, II Mt 11.11.1•V 7gfe.::■10tIntr.f=ftWAU /4171.1.10 VW •AGI.C...! m Cu:4w. / 0 r /C 0 riL J. i. I 1 I , "_1 I_ I/2"• LOW BLOCK WALL WITH GLASS PANELS 12- 1.0» ur. / WALL AND FENCE PLAN SHEET 4 OF 4 VT» J. IC731.711 -1 L"3E7 L"'1717.1 ©OC7M 'dl,4w[a�w enylNw,_! � uu 1u lug un rx WALCOTT INVESTMENTS LLC 31938 Temecula Pkwy S #A369, Temecula, CA 92592 Ph: 909-855-3338 Contact: Steve Galvcz 11x17 Seale I /8 -1 -0 ?x.SO Sco1e' 1/4 - =1' 0- STREET SCENE Butterfield & Walcott T.T.M. 36295 Job : 090S/ Oote: June 22, 2010 / Feb. 17, 2011 / Mar. 2, 2011 KEVIN L. CROOK 1 ARCIIITECT INC` PLAN 2BL PLAN 2AR PLAN 3AL WALCOTT INVESTMENTS LLC 31938 Temecula Pkwy S #A369, Temecula, CA 92592 Ph: 909 -855 -3338 1x1 Contact: 1 - avci 2406 Spok: PLAN 1BL PLAN 3AR PLAN 1AL PLAN 2AR STREET 'C'REAR SCENE LOTS 1 -12 PLAN 1 BL Butterfield & Walcott T.T.M. 36295 Job #: 09037 Date: June 22, 2010 / Feb. 17, 2011 / Mar. 2, 2011 PLAN 38R PLAN 2AL PLAN 1BR PLAN 2BL Kevin L. Crook Architcct, Inc. taw 0., ow 11a w osu /lws 4N MO -lOf7 /s (W) MP•fON CRAFTSMAN ROOF PLAN PITCH 5:12 /M -I.Q MUMS Al / IMMK /O tI IVATI2A SPANISH ROOF PLAN PITCH 4:12 3 93 8 T me INVESTMENTS, s A3 9, Temec la, CA 9 Ph: 909-855-3338 Contact: Steve Galvez I1e17 Scaly: t /8' -t' -O' Y4s,16 SOUK I/ 4'.1' -O L EIEDRM OPT DECK 8EDRM 4 ■ t1■ ■ SECOND FLOOR PLAN 'OP -COT OCCURS AT NNAI:CED ELEVATIONe PLAN 1 Butterfield & Walcott T.T.M. 36295 Job #: 09037 Dote: June 22, 2010 / Feb. 17, 2011 / Mor. 2, 2011 FAMILY swot• 7 AREA TAOULATION yi oIO M L OR4.y ne an aIa GARAGE s..m.a OPT. DECK rr an 38' -O' FIRST FLOOR PLAN ■p •# DINING PORCH d 1 KEVIN L. CROOK I ARCHITECT INC. t 01011 NOW: 7l� :- fairdinpur-Pt WALCOTT INVESTMENTS LLC 31938 Temecula Pkwy S #A369, Temecula, CA 92592 Ph: 909 - 855 -3338 Cont sct St calm c llvez 24x.16 SroA: 1/4 -1' —a" RIGHT ELEVATION LEFT ELEVA HON FENCE KNtYLI LM rEtiCE "SPANISH' 211111 21 21112111 011111 22121r11 211.110202211.2 2111 112212 2.112 1.1111221.0•12222 211221111 LN/11121.0111121 NI„ 111142 ,221.22222 ,111 . .1011421114 1oa+Iw.mn. PLAN 1 SPANISH Butterfield & Walcott T.T.M. 36295 : 0 Date: June 22, 2010 / Job F"eb. 1 37 2011 / Mar. 2. 2011 .NE REAR ELEVATION FRONT ELEVATION KEVIN L. CROOK 1 • ARCHITECT 1 'F 10E L'Y- PARTIAL LEFT ENHANCED ELEVATION 39 38 Temecula Pkw S A 3 9 f 1 e CA 92592 Ph: 909 -855 -3338 Contact: Steve cialvez 11x17 Stole: t/8 ?WE Sour t /4•-I' -0' FENCE ijIiI!JIIIii1 !1,4 x REAR ENHANCED ELEVATION PLAN 1 SPANISH ENHANCED ELEVATIONS Butterfield & Walcott T.T.M. 36295 op Date: June 22. 2010 J o eb. 0 17. 9037 2011 / Mar. 2. 2011 FENCE LINE PARTIAL RIGHT EHNACED ELEVATION KEVIN L. CROOK I1 ARCHITECT 1 INC. 6• l • 1` 11 111111111111111111 PARTIAL LEFT ENHANCED ELEVATION W A 8 T O Temecula Pkwy 925 92 Ph: 909-855-3338 Contact: : e S 1 ev allvcz 24x Scar. $/4-1'—O REAR ENHANCED ELEVATION ll PARTIAL RIGHT EHNACED ELEVATION au— LINE 111111 1111111111111 FENCE LINE Knew- PLAN 1 SPANISH OPTIONAL DECK Butterfield & Walcott T.T.M. 36295 Date: June 22. 2010 / Job Feb. J: 0 17 37 2011 / Mar. 2, 2011 11111 1 0 0 1 1 111111111 1 1 PARTIAL LEFT ELEVATION REAR ELEVATION u 1111111 1111111111 FENCE LINE PARTIAL RIGHT ELEVATION KEVIN L. CROOK'1 ARCHITECT I F ���te:.zszts_s a�.�ft„r 'liWss $sgsh -- =rrs mar, •in :zisu ra- -1 --77 i1A C A4 0 40/ 1 *- INC FENCE a ?3nE&?s3 ci—'} % sue. aAl� In LAE I 611 WALCOTT INVESTMENTS LLC 31938 Temecula Pkwy S #A369, Temecula, CA 92592 Ph: 909-855-3338 CO � t S c t t : Steve f II 24x!4 Sea t/4 .1' -0" 1 RIGHT ELEVATION LEFT ELEVATION ..r.seneenes rn.ustwr FENCE ONE BMW wctc u 0O1 M« 1.4,00J111/1.1C MnInC uou wa,wo, u0.2 t - CRAFTSMAN ...,., .,,...,��.,..,.. PENCE PLAN 1 CRAFTSMAN Butterfield & Walcott T.T.M. 36295 Je 09037 Date: June 22. 2010 Feb. e 17. 2011 / Mar. 2, 2011 FRONT ELEVATION 196, mr. sir .M>_ KEVIN L. CROOK ARC LII'rLCT IN. FENCE L•NE PARTIAL LEFT ENHANCED ELEVATION WALCOTT INVESTMENTS LLC 31938 Temecula Pkwy S IIA369, Temecula, CA 92592 Ph: 909 -855 -3338 Contact: Stoic Galvcz 1 1.11 Scale: 1/8 -1 -0 24..11, Scow I/4. -1• -0• FENCE LINE REAR ENHANCED ELEVATION PLAN 1 CRAFTSMAN ENHANCED ELEVATIONS Butterfield & Walcott T.T.M. 36295 ob A: 90 Dale: June 22, 2010 j° 7 eb. 0 17, 17 2011 / Mw. 2, 2011 FENCE. LINE PARTIAL RIGHT EIINACED ELEVATION KEVIN L. CROOK'1 ARCHITECT 1 INC. I11(,1 1 FENCE LINE PARTIAL LEFT ENHANCED ELEVATION REAR ENHANCED ELEVATION WALCOTT INVESTMENTS LLC 31938 Temecula Pkwy S #A369, Temecula, C A 92592 Ph: 909-855-3338 Contact: Steve Galva. 11x17 Scats: 2446 'Scat.: 1/4'..1' -0' 1 11 11111111:111 FENCE LINE PARTIAL RIGHT EHNACED ELEVATION V o l • FENCE -•!4E PLAN 1 CRAFTSMAN OPTIONAL DECK Butterfield & Walcott T.T.M. 36295 Dote: June 22, 2010 Job 4 / / Mar. 2, 2011 PARTIAL LEFT ELEVATION REAR ELEVATION fl1111i11fl FENCE LINE PARTIAL RIGHT ELEVATION KEVIN L. CROOK I ; ARCHITECT 'I a..' INC c ree•aV W 1 OCC AT ,/ DIWKt0 LUVATiCANI TUSCAN ROOF PLAN PITCH 4:12 rar•aT =CARS A IN ANCSO nrVA11p1 CRAFTSMAN ROOF PLAN PITCH 5:12 WALCOTT INVESTMENTS LLC 31938 Temecula Pkwy S #A369. Temecula. CA 92592 Ph: 909-855-3338 Contact: Steve Galvcz 1107 Scale: 1 /8 .1' -O' 24,15 Soto: I /4'.I' -O A O gq P ,� TT 3 ,,r D � EEC , q KK ! r M BBEDRM BEDRTI. 2 e'tiV.r BEDRM. 9 r•er. �BA 2 0 0 SECOND FLOOR PLAN POP-OUT OCCURS AT ENHANCW ELEVATIONS :3■ M BATH BEDRM 5 BERN. 4 rnw A PLAN 2 Butterfield & Walcott T.T.M. 36295 Job N' 09037 Dote: June 22, 2010 / Feb. 17, 2011 / Nor. 2, 2011 OPT DECK �+tr4 FIRST FLOOR PLAN 1 } C � KEVIN L. CROOK 17 ARCHITECT ' g INC. PAPIST' A is t. - • i ii KITCHEN , o T I NOOK it V.0111 . : T GARAGE DINING nrra• D i ,PWDR. ic AREA TARUI.ATION LIVING eat p...,,,,,,,,,, tppp,p a ua ,u n 17. FL xx. 411.1. }a ett n. POACH c ree•aV W 1 OCC AT ,/ DIWKt0 LUVATiCANI TUSCAN ROOF PLAN PITCH 4:12 rar•aT =CARS A IN ANCSO nrVA11p1 CRAFTSMAN ROOF PLAN PITCH 5:12 WALCOTT INVESTMENTS LLC 31938 Temecula Pkwy S #A369. Temecula. CA 92592 Ph: 909-855-3338 Contact: Steve Galvcz 1107 Scale: 1 /8 .1' -O' 24,15 Soto: I /4'.I' -O A O gq P ,� TT 3 ,,r D � EEC , q KK ! r M BBEDRM BEDRTI. 2 e'tiV.r BEDRM. 9 r•er. �BA 2 0 0 SECOND FLOOR PLAN POP-OUT OCCURS AT ENHANCW ELEVATIONS :3■ M BATH BEDRM 5 BERN. 4 rnw A PLAN 2 Butterfield & Walcott T.T.M. 36295 Job N' 09037 Dote: June 22, 2010 / Feb. 17, 2011 / Nor. 2, 2011 OPT DECK �+tr4 FIRST FLOOR PLAN 1 } C � KEVIN L. CROOK 17 ARCHITECT ' g INC. \ .w 5 - T - .ti s om- — t "= isFi�F'�rT.s3►. •�.' r'� �,.. tfF°�'#t?.ia s3..s.� _ .�r� Iv • u PENCE * yt'>r.�_ C1 "-•'7! I} — 31938 T a Pk wINVESTMENTS, 3 , Temecula, 925 92 Ph: 909 - 855 -3338 Contact: Steve Qaivcz 24108 Sco1.: 1 /4•-1' -tO RIGHT ELEVATION LEFT ELEVATION Meat MAX INN N. 111.I. FENCE BRIM 1NE '••Tat' :.n" l.l.f7 MOM GAOCAq ►.0C1USOt IIWTOOAMTC MIf1IC1[ON WPC LOCON IL00! "CRAFTSMAN" ,w1,0..4".. ∎10. Ml P»w,wu \.slug "w T IaW MASS T,YOPA.RIMI.VOffNV »Ipl \tu11 PLAN 2 CRAFTSMAN Butterfield & Walcott T. T.M. 36295 Job is 09037 Dote: June 22, 2010 / Feb. 17. 2011 / Mar. 2, 2011 FENCE REAR ELEVATION FRONT ELEVATION O r 6' J. ti KEVIN L. CROOK I . ARCHITECT I INC. FENCE LINE PARTIAL LEFT ENHANCED ELEVATION WALCOTT I N ES , 9MENTS LLC Contact: Steve Galvcz l la7 Sco I /$ .1 -0" 24,06 Srob.- I/4 -0" FENCE LINE it mu REAR ENHANCED ELEVATION PLAN 2 CRAFTSMAN ENHANCED ELEVATIONS Butterfield & Walcott T.T.M. 36295 Dote: June 22, 2010 Job 4 / eb. 17 . 57 2011 / Mar. 2, 2011 ro= Y .�ZYF�y PENCE LINE PARTIAL RIGHT EHNACED ELEVATION KEVIN L. CROOKr ARCHITECT 6 INC .rJ�irn:� REAR ENHANCED ELEVATION • FENCE tNE PARTIAL LEFT ENHANCED ELEVATION W 8 P INVESTMENTS, 92 2 Ph: 909 -855 -3338 Contact: Steve Galvcz 11x17 Sea.; 1/9 -I' -O' 24x36 Sedge 1 /4' - - Lifi o[u FENCE LINE PARTIAL RIGHT EHNACED ELEVATION •u. 11 III o fTffir .l1 L_ 1'tHGE LINE SID FENCE LINE • • Misr: fir PLAN 2 CRAFTSMAN OPTIONAL DECK Butterfield & Walcott T.T.M. 36295 o 9037 Dote: June 22, 2010 J /Feb. 0 17.2011 / Mar. 2, 2011 PARTIAL LEFT ELEVATION REAR ELEVATION FENCE L'NE • PARTIAL RIGHT ELEVATION KEVIN L. CROOK I1 ARCHITECT T INC. WALCOTT IN S # 9 INVESTMENTS, LC Ph: 909- 855 -3338 Contact: Stevp calm: 1107 Scot*: 2406 SCOW I/4 - -e ' TUSCAN ' rrn NAM. MS �t�1M,.lOM, MlTMV01VNp1.l •9uNi1-MI.I.OA OO¢ el. .D IIIMI �hll, PLAN 2 TUSCAN Butterfield & Walcott T.T.M. 36295 Jo 09037 Date: June 22, 2010 / Feb. 17. 2011 / Mar. 2, 2011 FENCE IJNE PARTIAL LEFT ENI LANCED ELEVATION WALCOTT INVESTMENTS LLC 31938 Temecula Pkwy S #A369, Temecula, CA 92592 Ph: 909-855-3338 Contact: Steve C;alvcz I xl7 scow: 1/8-.I -o' /406 Sew.: II4 -I' -o' REAR ENHANCED ELEVATION PLAN 2 TUSCAN ENHANCED ELEVATIONS Butterfield & Walcott T.T.M. 36295 o• Dote: June 22, 2010 eb. 0 17, 9037 2011 / Mar. 2, 2011 FENCE LINE PARTIAL RIGHT EHNACED ELEVATION KEVIN L. CROOK'S ARCHITECT ... INC. ; „„„,.00,00mothrinfit- go w vi FENCE ONE PARTIAL LEFT ENHANCED ELEVATION REAR ENHANCED ELEVATION WALCOTT INVESTMENTS, E ST EN M S , �L 9 Ph: 909 -855 -3338 ~ Contact: Steve Galyez 11x17 Scab: 1/8 -1.' -e 24x3E Soar: I/4 -1' -0• r l f,11% A 0.4 PARTIAL RIGHT EHNACED ELEVATION TUSCAN IMO VAVAIN oniello FENCE LIKE OPTIONAL DECK Butterfield & Walcott T.T.M. 36295 Job Cate: June 22. 2010 1) e b. 0 17. 9037 2011 / Mor. 2, 2011 PLAN 2 PARTIAL LEFT ELEVATION REAR ELEVATION N ifeiNinsigic N AM Ps'?ICE L .`(E PARTIAL RIGHT ELEVATION KEVIN L. CROOK I ARCHITECT INC. /-ID/ -WT =Mb 4T -/ 1.41.14C10 tIAVAY1011111 Al& ME TUSCAN ROOF PLAN PITCH 4:12 SPANISH ROOF PLAN PITCH 4:12 WALCOTT INVESTMENTS LLC 31938 Temecula I'kwy S #A369, Temecula, INVESTMENTS„ 92592 Ph: 909- 855 -3338 Contact: Steve Galvez 1417 Scol.. I/8 • 1' -0 24 36 Scot.. 1 /4 1' -Q O BEORM 2 1/.04,41 BEDRM 3 v4v-0 SECOND FLOOR PLAN y O � P ,� TT. Ey. D Dy E � C w K K -3!L_ M 5 :DRY.. 7 BEDRM. 4 POP•OUT OCCUR ENHANCED ELEV. PLAN 3 Butterfield & Walcott T.T.M. 36295 Job if: 09037 F Dote: June 22, 2010 / Feb. 17. 2011 / Mor. 2, 2011 C A g r" KITCHEN BEDREI 6 raw•r GARAGE aryw.v AREA TABULATION it mom II Irit 54 re sn n . aaa. % -0 FIRST FLOOR PLAN !y iiw"b'rrr FAMILY t II 4 DINING wr r-r LIVING KEVIN L. CROOK 1 . ARCHITECT 't INC_ g M1 1 <C WALCOTT INVESTMENTS LLC 31938 Temecula Pkwy S IfA369, Temecula, C A 92592 Ph: 909- 855 -3338 Contact: Steve Galvez 1,,17 Scda: 1/8 -0' 24030 Sada•. 1/1 RIGHT ELEVATION LEFT ELEVATION 'A 3LLYAIAq 1 0111 ill 'SPANISH' \,0.Y0n0 w M.. Y.. .a» W.N. . IAt »q 00.Y1 0100011.01. N . .p Y1 4NY w wun ■Np1W•..IN.. 0.000•11.00000000.0110 0 0 l .YY ia» . 1 O W..» ..'..a.WnY..., 14011.010 001710 00) ..0.0 a.{lYa.la.MWN. PLAN 3 SPANISH Butterfield & Walcott T.T.M. 36295 Job /N: 09037 Dole: June 22. 2010 Feb. 17, 2011 / Mor. 2, 2011 FE+xa Ole REAR ELEVATION FRONT ELEVATION 0 I$101!l31111110110111 ail 1fil ;in!ipug fMPlist ilmlttrm rlrlr rirlrf *lr 1rlll0lrlr!mlr!r KEVIN L. CROOK" ARCHITECT INC. 90 • 1 _ FE4g LInE ---------- -- PARTIAL LEFT ENHANCED ELEVATION W ALCOTTINVESTMENTS, w > LLC Ph; 909.855 -3338 Contact: Steve c alvez 1417 Scala: 1/8 2038 Seal: I /4`-1' -0' FENCE E zl ir = LI \ REAR ENIIANCED ELEVATION PLAN 3 SPANISH ENHANCED ELEVATIONS Butterfield & Walcott T.T.M. 36295 • 090 Date: June 22. 2010 / Job eb . 17, 37 2011 / Mar. 2, 2011 IN ■ FENCE LINE PARTIAL RIGHT EHNACED ELEVATION KEVIN L.CROOK I ARCHITECT f ". otr EE \CE V"E PARTIAL LEFT ENHANCED ELEVATION REAR ENHANCED ELEVATION W ALC P INS INVESTMENTS, LC Ph: 909 -855 -3338 Contact: Stove Galvez 1107 Sues: 1/8'.1' -O' 74 1G SCaI. 1/4 " -V-O' FENCE LINE PARTIAL RIGHT EHNACED ELEVATION FENCE PLAN 3 SPANISH OPTIONAL DECK Butterfield & Walcott T.T.M. 36295 Job : 09037 Dote: June 22. 2010 / Feb. 17. 2011 / Mar. 2, 2011 u FENCE LINE_ PARTIAL LEFT ELEVATION REAR ELEVATION FENCE LINE • PARTIAL RIGHT ELEVATION KEVIN L. CROOK I ARCHITECT INC. b h iliajootat ISA FENCE INE WALCOTT INVESTMENTS LLC 31938 Temecula Pkwy S #A369, Temecula, CA 92592 Ph: 909.855.3338 Contact: Steve Gialvcz IIZT/ Scots: 1/8%.1 -.0" 24,IC Sror.: N RIGHT ELEVATION 11 11 LEFT ELEVATION J h n 1 11 $ • vx�� �__srs� :uu wt AL PLAN 3 TUSCAN 'TUSCAN' MUM m .... u, *IMO .11011/01111.1 .11 /111111 .YqU Butterfield & Walcott T.T.M. 36295 Job': 09037 Dale. June 22, 2010 / Feb. 17, 2011 / Mor. 2, 2011 FENCE LINE REAR ELEVATION FRONT ELEVATION ,o, KEVIN L. CROOK S ARCHITECT '¢ R INC` FENCE LINE PARTIAL LEFT ENHANCED ELEVATION WALCOTT INVESTMENTS LLC 31938 Temecula Pkwy S #A369, Temecula, CA 92592 Ph: 909- 855 -3338 Contact: Steve Galvcz 1107 Scowl: 1/8 24x.IN Sca!er 1/4"1' -0• FENCE REAR ENHANCED ELEVATION PLAN 3 TUSCAN ENHANCED ELEVATIONS Butterfield & Walcott T.T.M. 36295 Job N' Dote: June 22. 2010 / eb. 1 37 2011 / Mor. 2, 2011 FENCE ONE PARTIAL RIGHT EIINACED ELEVATION KEVIN L. CROOK I ARCHITECT! INC. 1 01111 1 0 - ,„ VAN i r a i i r r a FENCE LINE opexiiifild PARTIAL LEFT ENHANCED ELEVATION REAR. ENHANCED ELEVATION W $ LCOT INVESTMENTS, 2 LLC 909.855 -3338 Contact: tev G llvcz 24x.10 Senior I /4' - 1' - e' PARTIAL RIGHT EHNACED ELEVATION PLAN 3 TUSCAN OPTIONAL DECK Butterfield & Walcott T.T.M. 36295 • Date: June 23; 2010 / Joy Feb. e 1 037 2011 / Mar. 2. 2011 k • I ELI ill! 111 IIIII E� FENCE LINE worwililok PARTIAL LEFT ELEVATION REAR ELEVATION ritifiriffiTATRi 1 .4 10,10 FENCE _ PARTIAL RIGHT ELEVATION KEVIN L. CROOK ARCHITECT ..... INC.:._ PC RESOLUTION NO. 11- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA RECOMMENDING THAT THE CITY COUNCIL APPROVE AN ORDINANCE ENTITLED "AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NO. PA10 -0148, AN AMENDMENT TO THE GENERAL PLAN TO CHANGE THE LAND USE PLAN MAP FROM VERY LOW (VL) DENSITY RESIDENTIAL TO LOW (L) DENSITY RESIDENTIAL" (APNS 957- 170 -032 THROUGH -036) Section 1. Procedural Findings. The Planning Commission of the City of Temecula does hereby find, determine and declare that: A. On May 12, 2010, Mr. Steve Galvez filed Planning Application Nos PA10- 0145, Tentative Tract Map 36295; PA10 -0146, Home Product Review; PA10 -0147, Zone Change to PDO; and PA10 -0148, General Plan Amendment in a manner in accord with the City of Temecula General Plan and Development Code. B. On September 7, 2011, the Planning Commission recommended approval of Planning Application Nos. PA10 -0145, Tentative Tract Map 36295; PA10 -0146, Home Product Review; PA10 -0147, Zone Change to PDO; and PA10 -0148, General Plan Amendment. C. The Application was processed including, but not limited to a public notice, in the time and manner prescribed by State and local law. D. The Planning Commission, at a regular meeting, considered the Application and environmental review on September 7, 2011, 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. E. At the conclusion of the Commission hearing and after due consideration of the testimony, the Planning Commission recommended that the City Council approve Planning Application Nos. PA10 -0145, Tentative Tract Map 36295; PA10 -0146, Home Product Review; PA10 -0147, Zone Change to PDO; and PA10 -0148, General Plan Amendment with a Mitigated Negative Declaration and Mitigation Monitoring Program subject to and based upon the findings set forth thereunder. F. All legal preconditions to the adoption of this Resolution have occurred. Section 2. Further Findings. The Planning Commission, in recommending approval of the Application hereby finds, determines and declares that: General Plan Amendment Application No. PA10 -0148 is in conformance with the General Plan for Temecula and with all applicable requirements of State law and other Ordinances of the City: A. The proposed amendment is consistent with the direction, goals and policies of the adopted General Plan; This application is accompanied by a Tentative Tract Map 36295, Home Product Review Application and Zone Change to a PDO. The General Plan Amendment and Zone Change to a PDO establish the density and design framework for the proposed cluster subdivision development. The proposed design preserves approximately 13 acres of the 25 gross acre site in permanently preserved open space, thereby promoting the goals of the General Plan to preserve habitat and provide additional trails and active parkland. The project design is consistent with the General Plan and all applicable requirements of State law and other Ordinances of the City. B. The proposed amendment will not have an impact on the character of the surrounding area; The proposed General Plan Amendment will not have an impact on the character of the surrounding area because it has been designed as a conservation /cluster development to provide a transition between high and low density development within the rural Nicolas Valley. The proposed development will preserve approximately 13 acres of the 25 gross acre site, and provide additional trails and preserve habitat. In addition, the General Plan Amendment is accompanied by a Home Product Review Application that has been reviewed and conditioned to provide homes of a high quality design via appropriate massing, roofline variation, high quality and varied materials, and floor plan square footage consistent with existing development in the surrounding area. Section 3. Environmental Findings. The Planning Commission hereby makes the following environmental findings and determinations in connection with the approval of the Specific Plan Amendment Application, PA10 -0148: A. Pursuant to California Environmental Quality Act ( "CEQA), City staff prepared an Initial Study of the potential environmental effects of the approval of the General Plan Amendment and associated applications, 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 August 8, 2011, and expired on September 7, 2011. Copies of the documents have been available for public review and inspection at the offices of the Department of Planning, located at City Hall 41000 Main Street, Temecula, California 92589. C. written comments were received prior to the public hearing and a response to all the comments made therein was prepared, submitted to the Planning Commission and incorporated into the administrative record of the proceedings. D. The Planning Commission has reviewed the Mitigated Negative Declaration and all comments received regarding the Mitigated Negative Declaration prior to and at the September 7, 2011 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) the Mitigated Negative Declaration reflects the independent judgment and analysis of the Planning Commission. E. Based on the findings set forth in the Resolution, the Planning Commission hereby recommends adoption of the Mitigated Negative Declaration prepared for this project. Section 4. Recommendation. The Planning Commission of the City of Temecula hereby recommends that the City Council approve Planning Application No. PA10 -0148, General Plan Amendment. Section 5. PASSED, APPROVED AND ADOPTED by the City of Temecula Planning Commission this 7th day of September, 2011. ATTEST: Patrick Richardson, Secretary [SEAL] STATE OF CALIFORNIA COUNTY OF RIVERSIDE CITY OF TEMECULA )ss Pat Kight, Chairman I, Patrick Richardson, Secretary of the Temecula Planning Commission, do hereby certify that the forgoing PC Resolution No. 11- was duly and regularly adopted by the Planning Commission of the City of Temecula at a regular meeting thereof held on the 7th day of September, 2011, by the following vote: AYES: PLANNING COMMISSIONERS: NOES: PLANNING COMMISSIONERS ABSENT: PLANNING COMMISSIONERS ABSTAIN: PLANNING COMMISSIONERS Patrick Richardson, Secretary ORDINANCE NO. 11- AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NO. PA10 -0148, AN AMENDMENT TO THE GENERAL PLAN TO CHANGE THE LAND USE PLAN MAP FROM VERY LOW (VL) DENSITY RESIDENTIAL TO LOW (L) DENSITY RESIDENTIAL (APNS 957- 170 -032 THROUGH - 036) THE CITY COUNCIL OF THE CITY OF TEMECULA DOES ORDAIN AS FOLLOWS: Section 1. Procedural Findings. The City Council of the City of Temecula does hereby find, determine and declare that: A. On May 12, 2010, Mr. Steve Galvez filed Planning Application Nos. PA10- 0145, Tentative Tract Map 36295; PA10 -0146, Home Product Review; PA10 -0147, Zone Change to PDO; and PA10 -0148, General Plan Amendment in a manner in accord with the City of Temecula General Plan and Development Code. B. On September 7, 2011, the Planning Commission recommended approval of Planning Application Nos. PA10 -0145, Tentative Tract Map 36295; PA10 -0146, Home Product Review; PA10 -0147, Zone Change to PDO; and PA10 -0148, General Plan Amendment. C. The Project was processed including, but not limited to a public notice, in the time and manner prescribed by State and local law, including the California Environmental Quality Act. D. A Mitigated Negative Declaration was prepared for the Project in accordance with the California Environmental Quality Act and the California Environmental Quality Act Guidelines ( "CEQA ") and circulated for public review from August 8, 2011 through September 7, 2011 for a 30 -day public review. Copies of the documents have been available for public review and inspection at the offices of the Department of Planning, located at City Hall 41000 Main Street, Temecula, California 92589. E. On September 7, 2011, at a duly noticed public hearing as prescribed by law, the Planning Commission considered the Project and any comments received prior to or at the public hearing on September 7, 2011, at which time the City staff presented its report, and interested persons had an opportunity to and did testify either in support or in opposition to the Project and the Mitigated Negative Declaration. F. Following consideration of the entire record before it at the public hearing and due consideration of the proposed Project the Planning Commission recommended that the City Council adopt the Mitigated Negative Declaration prepared for the Project. G. At the conclusion of the Planning Commission hearing and after due consideration of the entire record before the Planning Commission hearing, and after due consideration of the testimony regarding the proposed Project, the Planning Commission recommended that the City Council approve the Project including Planning Application Nos. PA10 -0145, Tentative Tract Map 36295; PA10 -0146, Home Product Review; PA10 -0147, Zone Change to PDO; and PA10 -0148, General Plan Amendment in a manner in accord with the City of Temecula General Plan and Development Code. H. On , the City Council of the City of Temecula considered the Project and the Mitigated Negative Declaration, at a duly noticed public hearing at which time all interested persons had an opportunity to and did testify either in support or in opposition to this matter. The Council considered all the testimony and any comments received regarding the Project and the Mitigated Negative Declaration prior to and at the public hearing. Following the public hearing, the Council adopted Resolution No. 11- adopting the Mitigated Negative Declaration and Mitigation Monitoring Program. J. All legal preconditions to the adoption of this Resolution have occurred. Section 2. Legislative Findings. The City Council in approving the Project hereby finds, determines and declares that: A. The proposed amendment is consistent with the direction, goals and policies of the adopted General Plan; This application is accompanied by a Tentative Tract Map 36295, Home Product Review Application and Zone Change to a PDO. The General Plan Amendment and Zone Change to a PDO establish the density and design framework for the proposed cluster subdivision development. The proposed design preserves approximately 13 acres of the 25 gross acre site in permanently preserved open space, thereby promoting the goals of the General Plan to preserve habitat and provide additional trails and active parkland. The project design is consistent with the General Plan and all applicable requirements of State law and other Ordinances of the City. B. The proposed amendment will not have an impact on the character of the surrounding area; The proposed General Plan Amendment will not have an impact on the character of the surrounding area because it has been designed as a conservation /cluster development to provide a transition between high and low density development within the rural Nicolas Valley. The proposed development will preserve approximately 13 acres of the 25 gross acre site, and provide additional trails and preserve habitat. In addition, the General Plan Amendment is accompanied by a Home Product Review Application that has been reviewed and conditioned to provide homes of a high quality design via appropriate massing, roofline variation, high quality and varied materials, and floor plan square footage consistent with existing development in the surrounding area. Section 3. The City Council hereby amends the existing General Plan on file with the City of Temecula City Clerk's office. Section 4. Severability. If any portion, provision, section, paragraph, sentence, or word of this Ordinance is rendered or declared to be invalid by any final court action in a court of competent jurisdiction, or by reason of any preemptive legislation, the remaining portions, provisions, sections, paragraphs, sentences, and words of this Ordinance shall remain in full force and effect and shall be interpreted by the court so as to give effect to such remaining portions of the Ordinance. Section 5. Effective Date. This Ordinance shall take effect thirty (30) days after its adoption. Section 6. Notice of Adoption. The City Clerk shall certify to the adoption of this Ordinance and cause it to be published in the manner required by law. PASSED, APPROVED, AND ADOPTED by the City Council of the City of Temecula this day of , 2011. ATTEST: Susan W. Jones, MMC City Clerk [SEAL] STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss CITY OF TEMECULA ) Ron Roberts, Mayor I, Susan W. Jones, MMC, City Clerk of the City of Temecula, do hereby certify that the foregoing Ordinance No. 11- was duly introduced and placed upon its first reading at a meeting of the City Council of the City of Temecula on the day of and that thereafter, said Ordinance was duly adopted by the City Council of the City of Temecula at a meeting thereof held on the day of , , the following vote: AYES: COUNCIL MEMBERS: NOES: COUNCIL MEMBERS: ABSENT: COUNCIL MEMBERS: ABSTAIN: COUNCIL MEMBERS: Susan W. Jones, MMC City Clerk �- ARV 91rN0 -990 77I 7711 Pot 71413 1 1 - ` - - - - PAN 997`364 31- 1222 ii 249 MN Y4Y.770 -05 -49-33/411 BUTTERFIELD STAGE ROAD P007,31:7 3-3.3 A6N 992- 3 GENERAL PLA1V EX1111317' Low (L) Density Residential 1 w • 0, . 1 /9! kA -J ANY 947•07 22 49 2642 97 -00 -088 23 4079 1 lR I 77N 97-170-080 1 APPLICANT. 04033 4/0 51(30 040(1 (( 0511 02344474 24634 LIEN: 933 -170 -017 -110 -051 v3 937-170-071 % 170 -023 9.1- 110 -os 4HA1 WALE A9 s•,r 7 117101 4 .m092 HILT IAHU I. YAI.UI +I., I. Ft —� 51602 H4:NU 0234922. I1» I Y 19111 NeM (5 (1 1 ) 2341 2 3 1 .,1 1.4 (803) $31 -1)10 ENCINPI R: 1 93 , 5014220. RI .V1f 223( PMMH4V, 51✓• 179 c. l.1- 791 - 4910 JHLL I 1 OF 2VIy(;A1(5 03CCSS9U LA: AL DFSCRIPJEW: pA � ( �251�edw w02124 04 1 22420426 � 4220)3 (4 2� 09(0( 239007 M 460.413(5 70 30 04 0323 34 22 0300905 3 Oad9 * 7 <O A 34220 011,S PAW. 363 79051 j'ROJECT DATA: (03465 0(5477•200( . (05040 U VI<M'I 1052320 •06044 1106 0280312100' 03 39060540 &37(A■ 0101 0(56 44401 6za (4242)300.741 630,0510 1.110 2150 $6l ( 12409 • 01907694 20244 0055 ARCA 23 0 4025 4300400. 9 10111 242 4034 70 4(Ar5 (96(100 511 O9N(R , ( 45622 CC CCORTC ROYAL T(HCCIM. CA 92592 PH: (909) 655 -3330 PC RESOLUTION NO. 11- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA RECOMMENDING THAT THE CITY COUNCIL APPROVE AN ORDINANCE ENTITLED "AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NO. PA10 -0147, AN AMENDMENT TO THE DEVELOPMENT CODE FOR A ZONING MAP AND TEXT CHANGE FROM VERY LOW (VL) DENSITY RESIDENTIAL TO A PLANNED DEVELOPMENT OVERLAY (PDO) BASED ON THE STANDARDS OF THE LOW (L) DENSITY RESIDENTIAL DESIGNATION WITH PROVISIONS FOR A CLUSTER DEVELOPMENT" (APNS 957- 170 -032 THROUGH -036) Section 1. Procedural Findings. The Planning Commission of the City of Temecula does hereby find, determine and declare that: A. On May 12, 2010, Mr. Steve Galvez filed Planning Application Nos. PA10- 0145, Tentative Tract Map 36295; PA10 -0146, Home Product Review; PA10 -0147, Zone Change to PDO; and PA10 -0148, General Plan Amendment in a manner in accord with the City of Temecula General Plan and Development Code. B. On September 7, 2011, the Planning Commission recommended approval of Planning Application Nos. PA10 -0145, Tentative Tract Map 36295; PA10 -0146, Home Product Review; PA10 -0147, Zone Change to PDO; and PA10 -0148, General Plan Amendment. C. The Application was processed including, but not limited to a public notice, in the time and manner prescribed by State and local law. D. The Planning Commission, at a regular meeting, considered the Application and environmental review on September 7, 2011, 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. E. At the conclusion of the Commission hearing and after due consideration of the testimony, the Planning Commission recommended that the City Council approve Planning Application Nos. PA10 -0145, Tentative Tract Map 36295; PA10 -0146, Home Product Review; PA10 -0147, Zone Change to PDO; and PA10 -0148, General Plan Amendment with a Mitigated Negative Declaration and Mitigation Monitoring Program subject to and based upon the findings set forth thereunder. F. All legal preconditions to the adoption of this Resolution have occurred. Section 2. Further Findings. The Planning Commission, in recommending approval of the Application hereby finds, determines and declares that: Zoning Map and Text Change Application No. PA10 -0147 is in conformance with the General Plan for Temecula and with all applicable requirements of State law and other Ordinances of the City: A. The proposed zone change is consistent with the land use designation in which the use is located, as shown on the Land Use Map, General Plan and Development Code; This application is accompanied by a Tentative Tract Map 36295, Home Product Review Application and General Plan Amendment from VL -Very Low Density to L -Low Density Residential. The General Plan Amendment and Zone Change to a PDO establish the density and design framework for the proposed cluster subdivision development. The proposed design preserves approximately 13 acres of the 25 gross acre site in permanently preserved open space, thereby promoting the goals of the General Plan to preserve habitat and provide additional trails and active parkland. The project is consistent with the General Plan and all applicable requirements of State law and other Ordinances of the City. B. The proposed use is in conformance with the goals, policies, programs, and guidelines of the elements of the General Plan; The proposed Zone Change and associated applications are in conformance with the General Plan and all applicable requirements of State law and other Ordinances of the City. Section 3. Environmental Findings. The Planning Commission hereby makes the following environmental findings and determinations in connection with the approval of the Zone Change Application, PA10 -0147: A. Pursuant to California Environmental Quality Act ( "CEQA), City staff prepared an Initial Study of the potential environmental effects of the approval of the Zone Change and associated applications, 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 August 8, 2011, and expired on September 7, 2011. Copies of the documents have been available for public review and inspection at the offices of the Department of Planning, located at City Hall 41000 Main Street, Temecula, California 92589. C. written comments were received prior to the public hearing and a response to all the comments made therein was prepared, submitted to the Planning Commission and incorporated into the administrative record of the proceedings. D. The Planning Commission has reviewed the Mitigated Negative Declaration and all comments received regarding the Mitigated Negative Declaration prior to and at the September 7, 2011 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) the Mitigated Negative Declaration reflects the independent judgment and analysis of the Planning Commission. E. Based on the findings set forth in the Resolution, the Planning Commission hereby recommends adoption of the Mitigated Negative Declaration prepared for this project. Section 4. Recommendation. The Planning Commission of the City of Temecula hereby recommends that the City Council approve Planning Application No. PA10 -0147, Zone Change. Section 5. PASSED, APPROVED AND ADOPTED by the City of Temecula Planning Commission this 7th day of September, 2011. ATTEST: Patrick Richardson, Secretary [SEAL] STATE OF CALIFORNIA COUNTY OF RIVERSIDE CITY OF TEMECULA )ss Pat Kight, Chairman I, Patrick Richardson, Secretary of the Temecula Planning Commission, do hereby certify that the forgoing PC Resolution No. 11- was duly and regularly adopted by the Planning Commission of the City of Temecula at a regular meeting thereof held on the 7th day of September, 2011, by the following vote: AYES: PLANNING COMMISSIONERS: NOES: PLANNING COMMISSIONERS ABSENT: PLANNING COMMISSIONERS ABSTAIN: PLANNING COMMISSIONERS Patrick Richardson, Secretary ORDINANCE NO. 11- AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NO. PA10 -0147, AN AMENDMENT TO THE DEVELOPMENT CODE FOR A ZONING MAP AND TEXT CHANGE FROM VERY LOW (VL) DENSITY RESIDENTIAL TO A PLANNED DEVELOPMENT OVERLAY (PDO) BASED ON THE STANDARDS OF THE LOW (L) DENSITY RESIDENTIAL DESIGNATION WITH PROVISIONS FOR A CLUSTER DEVELOPMENT (APNS 957- 170 -032 THROUGH -036 THE CITY COUNCIL OF THE CITY OF TEMECULA DOES ORDAIN AS FOLLOWS: Section 1. Procedural Findings. The City Council of the City of Temecula does hereby find, determine and declare that: A. On May 12, 2010, Mr. Steve Galvez filed Planning Application Nos. PA10- 0145, Tentative Tract Map 36295; PA10 -0146, Home Product Review; PA10 -0147, Zone Change to PDO; and PA10 -0148, General Plan Amendment in a manner in accord with the City of Temecula General Plan and Development Code. B. On September 7, 2011, the Planning Commission recommended approval of Planning Application Nos. PA10 -0145, Tentative Tract Map 36295; PA10 -0146, Home Product Review; PA10 -0147, Zone Change to PDO; and PA10 -0148, General Plan Amendment. C. The Project was processed including, but not limited to a public notice, in the time and manner prescribed by State and local law, including the California Environmental Quality Act. D. A Mitigated Negative Declaration was prepared for the Project in accordance with the California Environmental Quality Act and the California Environmental Quality Act Guidelines ( "CEQA ") and circulated for public review from August 8, 2011 through September 7, 2011 for a 30 -day public review. Copies of the documents have been available for public review and inspection at the offices of the Department of Planning, located at City Hall 41000 Main Street, Temecula, California 92589. E. On September 7, 2011, at a duly noticed public hearing as prescribed by law, the Planning Commission considered the Project and any comments received prior to or at the public hearing on September 7, 2011, at which time the City staff presented its report, and interested persons had an opportunity to and did testify either in support or in opposition to the Project and the Mitigated Negative Declaration. F. Following consideration of the entire record before it at the public hearing and due consideration of the proposed Project the Planning Commission recommended that the City Council adopt the Mitigated Negative Declaration prepared for the Project. G. At the conclusion of the Planning Commission hearing and after due consideration of the entire record before the Planning Commission hearing, and after due consideration of the testimony regarding the proposed Project, the Planning Commission recommended that the City Council approve the Project including Planning Application Nos. PA10 -0145, Tentative Tract Map 36295; PA10 -0146, Home Product Review; PA10 -0147, Zone Change to PDO; and PA10 -0148, General Plan Amendment in a manner in accord with the City of Temecula General Plan and Development Code. H. On , the City Council of the City of Temecula considered the Project and the Mitigated Negative Declaration, at a duly noticed public hearing at which time all interested persons had an opportunity to and did testify either in support or in opposition to this matter. The Council considered all the testimony and any comments received regarding the Project and the Mitigated Negative Declaration prior to and at the public hearing. Following the public hearing, the Council adopted Resolution No. 11- adopting the Mitigated Negative Declaration and Mitigation Monitoring Program. J. All legal preconditions to the adoption of this Resolution have occurred. Section 2. Legislative Findings. The City Council in approving the Project hereby finds, determines and declares that: A. The proposed zone change is consistent with the land use designation in which the use is located, as shown on the Land Use Map, General Plan and Development Code; This application is accompanied by a Tentative Tract Map 36295, Home Product Review Application and General Plan Amendment from VL -Very Low Density to L -Low Density Residential. The General Plan Amendment and Zone Change to a PDO establish the density and design framework for the proposed cluster subdivision development. The proposed design preserves approximately 13 acres of the 25 gross acre site in permanently preserved open space, thereby promoting the goals of the General Plan to preserve habitat and provide additional trails and active parkland. The project is consistent with the General Plan and all applicable requirements of State law and other Ordinances of the City. B. The proposed use is in conformance with the goals, policies, programs, and guidelines of the elements of the General Plan; The proposed Zone Change and associated applications are in conformance with the General Plan and all applicable requirements of State law and other Ordinances of the City. Section 3. The City Council hereby amends the Development Code, Section 17.22 - Planned Development Overlay (PDO) Zoning District on file with the City of Temecula City Clerk's office. Section 4. Severability. If any portion, provision, section, paragraph, sentence, or word of this Ordinance is rendered or declared to be invalid by any final court action in a court of competent jurisdiction, or by reason of any preemptive legislation, the remaining portions, provisions, sections, paragraphs, sentences, and words of this Ordinance shall remain in full force and effect and shall be interpreted by the court so as to give effect to such remaining portions of the Ordinance. Section 5. Effective Date. This Ordinance shall take effect thirty (30) days after its adoption. Section 6. Notice of Adoption. The City Clerk shall certify to the adoption of this Ordinance and cause it to be published in the manner required by law. PASSED, APPROVED, AND ADOPTED by the City Council of the City of Temecula this day of , 2011. ATTEST: Susan W. Jones, MMC City Clerk [SEAL] STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss CITY OF TEMECULA ) Ron Roberts, Mayor I, Susan W. Jones, MMC, City Clerk of the City of Temecula, do hereby certify that the foregoing Ordinance No. 11- was duly introduced and placed upon its first reading at a meeting of the City Council of the City of Temecula on the day of and that thereafter, said Ordinance was duly adopted by the City Council of the City of Temecula at a meeting thereof held on the day of , , the following vote: AYES: COUNCIL MEMBERS: NOES: COUNCIL MEMBERS: ABSENT: COUNCIL MEMBERS: ABSTAIN: COUNCIL MEMBERS: Susan W. Jones, MMC City Clerk 17.22.230 Title. Sections 17.22.230 through 17.22.242 shall be known as "PDO -12" (Walcott Estates Planned Development Overlay District). (Ord. 11 -XX, 1 § 2 (Exh. A (part))) 17.22.232 Purpose The Walcott Estates Planned Development Overlay District (PDO -12) is intended to provide regulations for a rural style, transitional development with liberal open space. It is the intent of the city to create special regulations that will combine open space with clustered small -lot single - family residential product to conserve open space and drainageways and serve as a transitional development between medium density single - family residential areas to the south and large lot rural properties to the north. (Ord. 11 -XX, 1 § 2 (Exh. A (part))) 17.22.234 Relationship with the development code and citywide design guidelines. A. The permitted uses for the Walcott Estates planned development overlay are described in Section 17.22.236. B. Except as modified by the provisions of Section 17.22.238, the following rules and regulations shall apply to all planning applications in the area. 1. The citywide design guidelines that are in effect at the time an application is deemed complete. 2. The approval requirements contained in the development code that are in effect at the time the application is deemed complete. 3. Any other relevant rule, regulation or standard that is in effect at the time an application is deemed complete. (Ord. 10 -XX § 2 (Exh. A (part))) 17.22.236 Use Regulations The Walcott Estates planned development overlay district (PDO -12), located between Walcott Lane and Butterfield Stage Road, is intended to provide for the development of forty-five single family detached homes on fee owned Lots, on 25.13 gross acres, with a proposed density of 1.8 dwelling units per gross acre. The proposed project is comprised entirely of private residential land uses designed to enhance housing opportunities, consider natural features, incorporate private and common open space, private recreation, and develop a common community theme. The project will provide housing opportunities consistent with the City's general plan policies in response to local market demands and will provide for a visually pleasing environment through adaptation of Residential Development Standards PDO -12 LOT AREA Minimum Lot Area 4,500 square feet Maximum number of dwelling units per gross acre 2.0 LOT DIMENSIONS Minimum average width 45 feet Minimum average depth 100 feet BUILDING SETBACKS Minimum front yard' 15 feet Minimum corner side yard 10 feet Minimum interior side yard 5 feet supplemental performance standards that have been provided to ensure transitional compatibility with adjacent neighborhoods. 17.22.238 Development Standards The residential component shall comply with the development standards set forth in Table 17.22.238. The maximum residential density shall be two units per gross acre. Table 17.22.238 Residential Development Standards Walcott Estates Planed Development Overlay District Minimum rear yard 20 feet Minimum building separation 10 feet OTHER REQUIREMENTS Maximum Building Height 35 feet Notes: 1. A minimum of twenty (20) foot setback is required to face of garage door 17.22.240 Project setting A. Setting and Location. The Walcott Estates Project is comprised of 25.13 gross acres situated between Walcott Land and Butterfield Stage Road, at the intersection of Butterfield Stage Road and Vista Del Monte Road. Walcott Lane is a paved, two lane road along the frontage of the property and Butterfield Stage Road only exists as dedicated right of way. The existing right of way for Karen Lynn Lane will be vacated as a part of this project. B. Existing Site Conditions. The property consists of undeveloped land. Topographical relief ranges from a high elevation of 1365 on the northern portion of the property, to a low elevation of 1258 near the south western portion of the property. An existing watercourse traverses the southern portion of the property, flowing from east to west. C. Surrounding Land Uses and Development. A tract of single family homes exist to the south of the project, large lot agricultural lands exist to the east, and rural properties lie to the north and west of the subject property. (Ord. 10 -)X § 2 (Exh. A (part))) 17.22.241 Supplemental Design Standards The development shall be consistent with the following exhibits: Exhibit A — Site Plan PLAN YEW WOO. IBMs 1' i. � 4. L t 4. 4 4L E. -b TC* Firt - t #-4-E fr. Eft. EE aNiZZAL AM. IMLAY. .y..n, „.. E Exhibit B — MaiIbox Trellis MAILBOX CLUSTER 1/4" = l' -0" Exhibit C — Section at Butterfield Stage Road BUTTERFIELD STREET TREES SIDEWALK SECTION AT BUTTERFIELD ROAD PARKWAY PLANTING WOOD BEAM ARBOR MAILBOX CLUSt!R STOrIE VEr I!ER COLUMt■ BASE SLOPE PLANTING 1 / 4" = 1'-0" Exhibit D — Typical Section at Interior Street TYPICAL SECTION AT INTERIOR STREET Exhibit E — Section at Project Entry SECPON AT PROJECT ENTRY i1 c Mire ■Uw &AMI 114 " = 1' -0" /MAY rU4P 6' 114. =1._0' Exhibit F — Section at Walcott Lane SECTION AT WALCOTT LANE Exhibit G — Architectural Styles Spanish Craftsman Tuscan The architecture of the project shall include at least three different floor plans and three different architectural styles (Spanish, Craftsman, and Tuscan). At a minimum, the styles shall include the following features to provide variation along the street. • Spanish: stucco finish, concrete `s' tile roof, 4:12 roof pitch, decorative accent vents, clay pipe accents, decorative foam trim elements, wood fascias and exposed rafter tails, arched multi -pane windows, arched entrances, front porches, and decorative wood shutters. • Tuscan: stucco finish, concrete `s' tile roof, 4:12 roof pitch, decorative foam trim elements and panel type shutters, wrought iron accents, arched elements, decorative foam, front porches and stone veneer. • Craftsman: smooth stucco finish, concrete flat tile roof, 5:12 roof pitch, wood fascias, enhanced outlookers and wood braces, board and batten siding, foam trim, tapered porch columns with stone base, wood railings and shutters, and decorative carriage style garage doors. Other architectural styles may be considered at the discretion of the Director of Planning, provided specific details unique to the proposed architectural style and elevation are incorporated. Articulation must be provided on all sides of the homes so that each side of each product provides specific features of the proposed architectural style. Each of the proposed styles must be differentiated from the others through the use of door and window types, window and door trim, garage door design, materials such as stone, roof type and pitch, shutters and the overall silhouette. In addition, elevations that are visible from a public street or an open space must incorporate architectural enhancements. PC RESOLUTION NO. 11- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA RECOMMENDING THAT THE CITY COUNCIL ADOPT A RESOLUTION ENTITLED "A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NO. PA10 -0145, TENTATIVE TRACT MAP 36295 TO SUBDIVIDE 25 GROSS ACRES INTO 45 LOTS AND ASSOCIATED OPEN SPACE LOCATED EAST OF WALCOTT LANE AND WEST OF BUTTERFIELD STAGE ROAD APPROXIMATELY 1,500 FEET NORTH OF LA SERENA WAY AND 1,100 FEET SOUTH OF CALLE CHAPOS" (APNS 957- 170 -032 THROUGH -036) Section 1. Procedural Findings. The Planning Commission of the City of Temecula does hereby find, determine and declare that: A. On May 12, 2010, Mr. Steve Galvez filed Planning Application Nos. PA10- 0145, Tentative Tract Map 36295; PA10 -0146, Home Product Review; PA10 -0147, Zone Change to PDO; and PA10 -0148, General Plan Amendment in a manner in accord with the City of Temecula General Plan and Development Code. B. On September 7, 2011, the Planning Commission recommended approval of Planning Application Nos. PA10 -0145, Tentative Tract Map 36295; PA10 -0146, Home Product Review; PA10 -0147, Zone Change to PDO; and PA10 -0148, General Plan Amendment. C. The Application was processed including, but not limited to a public notice, in the time and manner prescribed by State and local law. D. The Planning Commission, at a regular meeting, considered the Application and environmental review on September 7, 2011, 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. E. At the conclusion of the Commission hearing and after due consideration of the testimony, the Planning Commission recommended that the City Council approve Planning Application Nos. PA10 -0145, Tentative Tract Map 36295; PA10 -0146, Home Product Review; PA10 -0147, Zone Change to PDO; and PA10 -0148, General Plan Amendment with a Mitigated Negative Declaration and Mitigation Monitoring Program subject to and based upon the findings set forth thereunder. F. All legal preconditions to the adoption of this Resolution have occurred. Section 2. Further Findings. The Planning Commission, in recommending approval of the Application hereby finds, determines and declares that: Tentative Tract Map 36295 Application PA10 -0145 is in conformance with the General Plan and Development Code for Temecula and with all applicable requirements of State law and other Ordinances of the City: A. The proposed subdivision and the design and improvements of the subdivision are consistent are consistent with the Development Code, General Plan, the Subdivision Ordinance, and the City of Temecula Municipal Code; The proposed subdivision and the design and improvements of the subdivision are consistent with the Development Code, General Plan, and the City of Temecula Municipal Code. The 45 -lot subdivision of a 25 gross acre site will result in a density of 1.8 units per acre, which is within the allowable density range of 0.5 to 2.9 units per acre consistent with a PDO based on L -Low Density Standards. B. The Tentative Map does not propose to divide land, which is the subject to a contract entered into pursuant to the California Land Conservation Act of 1965; The proposed property has not been used as agricultural land and has never been entered into any Williamson Act contracts. C. The site is physically suitable for the type and proposed density of development proposed by the Tentative Map; The site is physically suitable for the type and proposed density of development proposed by the Tentative Map. The initial Study and special reports prepared for the project indicate that there will not be any significant impacts to the environment. D. The design of the subdivision and the proposed improvements, with conditions of approval, are not likely to cause significant environmental damage or substantially and unavoidably injure fish or wildlife or their habitat; The design of the subdivision and the proposed improvements, with conditions of approval, will not likely cause significant environmental damage or substantially and avoidably injure fish or wildlife or their habitat, because the Initial Study and associated mitigation outlined in the special reports prepared for the project have been incorporated into the Conditions of Approval and a Mitigated Negative Declaration and Mitigation Monitoring Program. E. The design of the subdivision and the type of improvements are not likely to cause serious public health problems; The design of the subdivision and the type of improvements are not likely to cause serious public health problems because the proposed development is consistent with all applicable building, development and fire codes, which include provisions to safeguard public health, and will be further reviewed and inspected by City staff for compliance with all applicable building, development and fire codes prior to issuance of any grading, building, or occupancy permits. F. The design of the subdivision provides for future passive or natural heating or cooling opportunities in the subdivision to the extent feasible; The design of the subdivision provides for future passive or natural heating or cooling opportunities. The project has been designed to ensure that all setbacks have been met and that light and air access is available to the extent possible. In addition, the construction will be required to conform to all state energy efficiency codes as well. G. The design of the subdivision and the type of improvements will not conflict with easements acquired by the public at large for access through or use of property within the proposed subdivision; The design of the subdivision and the type of improvements will not conflict with easements acquired by the public at large for access through or use of property within the proposed subdivision. All required easements and dedication are required as Conditions of Approval. H. The subdivision is consistent with the City's parkland dedication requirements (Quimby); The subdivision is consistent with the City's parkland dedication requirements (Quimby), because payment of Quimby fees will be required prior to issuance of a building permit. Section 3. Environmental Findings. The Planning Commission hereby makes the following environmental findings and determinations in connection with the approval of Tentative Tract Map 36295, PA10 -0145: A. Pursuant to California Environmental Quality Act ( "CEQA), City staff prepared an Initial Study of the potential environmental effects of the approval of the Tentative Tract Map and associated applications, 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 August 8, 2011, and expired on September 7, 2011. Copies of the documents have been available for public review and inspection at the offices of the Department of Planning, located at City Hall 41000 Main Street, Temecula, California 92589. C. written comments were received prior to the public hearing and a response to all the comments made therein was prepared, submitted to the Planning Commission and incorporated into the administrative record of the proceedings. D. The Planning Commission has reviewed the Mitigated Negative Declaration and all comments received regarding the Mitigated Negative Declaration prior to and at the September 7, 2011 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) the Mitigated Negative Declaration reflects the independent judgment and analysis of the Planning Commission. E. Based on the findings set forth in the Resolution, the Planning Commission hereby recommends adoption of the Mitigated Negative Declaration prepared for this project. Section 4. Recommendation. The Planning Commission of the City of Temecula hereby recommends that the City Council approve Planning Application No. PA10 -0145, Tentative Tract Map 36295 with Mitigated Negative Declaration and Mitigation Monitoring Program. Section 5. PASSED, APPROVED AND ADOPTED by the City of Temecula Planning Commission this 7th day of September, 2011. ATTEST: Patrick Richardson, Secretary [SEAL] STATE OF CALIFORNIA COUNTY OF RIVERSIDE CITY OF TEMECULA )ss Pat Kight, Chairman I, Patrick Richardson, Secretary of the Temecula Planning Commission, do hereby certify that the forgoing PC Resolution No. 11- was duly and regularly adopted by the Planning Commission of the City of Temecula at a regular meeting thereof held on the 7th day of September, 2011, by the following vote: AYES: PLANNING COMMISSIONERS: NOES: PLANNING COMMISSIONERS ABSENT: PLANNING COMMISSIONERS ABSTAIN: PLANNING COMMISSIONERS Patrick Richardson, Secretary RESOLUTION NO. 11- A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NO. PA10 -0145, TENTATIVE TRACT MAP 36295 TO SUBDIVIDE 25 GROSS ACRES INTO 45 LOTS AND ASSOCIATED OPEN SPACE LOCATED EAST OF WALCOTT LANE AND WEST OF BUTTERFIELD STAGE ROAD APPROXIMATELY 1,500 FEET NORTH OF LA SERENA WAY AND 1,100 FEET SOUTH OF CALLE CHAPOS (APNS 957- 170 -032 THROUGH -036) Section 1. Procedural Findings. The City Council of the City of Temecula does hereby find, determine and declare that: A. On May 12, 2010, Mr. Steve Galvez filed Planning Application Nos. PA10- 0145, Tentative Tract Map 36295; PA10 -0146, Home Product Review; PA10 -0147, Zone Change to PDO; and PA10 -0148, General Plan Amendment in a manner in accord with the City of Temecula General Plan and Development Code. B. On September 7, 2011, the Planning Commission recommended approval of Planning Application Nos. PA10 -0145, Tentative Tract Map 36295; PA10 -0146, Home Product Review; PA10 -0147, Zone Change to PDO; and PA10 -0148, General Plan Amendment. C. The Project was processed including, but not limited to a public notice, in the time and manner prescribed by State and local law, including the California Environmental Quality Act. D. A Mitigated Negative Declaration was prepared for the Project in accordance with the California Environmental Quality Act and the California Environmental Quality Act Guidelines ( "CEQA ") and circulated for public review from August 8, 2011 through September 7, 2011 for a 30 -day public review. Copies of the documents have been available for public review and inspection at the offices of the Department of Planning, located at City Hall 41000 Main Street, Temecula, California 92589. E. On September 7, 2011, at a duly noticed public hearing as prescribed by law, the Planning Commission considered the Project and any comments received prior to or at the public hearing on September 7, 2011, at which time the City staff presented its report, and interested persons had an opportunity to and did testify either in support or in opposition to the Project and the Mitigated Negative Declaration. F. Following consideration of the entire record before it at the public hearing and due consideration of the proposed Project the Planning Commission recommended that the City Council adopt the Mitigated Negative Declaration prepared for the Project. G. At the conclusion of the Planning Commission hearing and after due consideration of the entire record before the Planning Commission hearing, and after due consideration of the testimony regarding the proposed Project, the Planning Commission recommended that the City Council approve the Project including Planning Application Nos. PA10 -0145, Tentative Tract Map 36295; PA10 -0146, Home Product Review; PA10 -0147, Zone Change to PDO; and PA10 -0148, General Plan Amendment in a manner in accord with the City of Temecula General Plan and Development Code. H. On , the City Council of the City of Temecula considered the Project and the Mitigated Negative Declaration, at a duly noticed public hearing at which time all interested persons had an opportunity to and did testify either in support or in opposition to this matter. The Council considered all the testimony and any comments received regarding the Project and the Mitigated Negative Declaration prior to and at the public hearing. Following the public hearing, the Council adopted Resolution No. 11- adopting the Mitigated Negative Declaration and Mitigation Monitoring Program. J. All legal preconditions to the adoption of this Resolution have occurred. Section 2. Legislative Findings. The City Council in approving the Tentative Tract Map hereby finds, determines and declares that: A. The proposed subdivision and the design and improvements of the subdivision are consistent are consistent with the Development Code, General Plan, the Subdivision Ordinance, and the City of Temecula Municipal Code; The proposed subdivision and the design and improvements of the subdivision are consistent with the Development Code, General Plan, and the City of Temecula Municipal Code. The 45 -lot subdivision of a 25 gross acre site will result in a density of 1.8 units per acre, which is within the allowable density range of 0.5 to 2.9 units per acre consistent with a PDO based on L -Low Density Standards, B. The Tentative Map does not propose to divide land, which is the subject to a contract entered into pursuant to the California Land Conservation Act of 1965; The proposed property has not been used as agricultural land and has never been entered into any Williamson Act contracts. C. The site is physically suitable for the type and proposed density of development proposed by the Tentative Map. The site is physically suitable for the type and proposed density of development proposed by the Tentative Map. The Initial Study and special reports prepared for the project indicate that there will not be any significant impacts to the environment. D. The design of the subdivision and the proposed improvements, with conditions of approval, are not likely to cause significant environmental damage or substantially and unavoidably injure fish or wildlife or their habitat; The design of the subdivision and the proposed improvements, with Conditions of Approval, will not likely cause significant environmental damage or substantially and avoidably injure fish or wildlife or their habitat, because the Initial Study and associated mitigation outlined in the special reports prepared for the project have been incorporated into the Conditions of Approval and a Mitigated Negative Declaration and Mitigation Monitoring Program. E. The design of the subdivision and the type of improvements are not likely to cause serious public health problems; The design of the subdivision and the type of improvements are not likely to cause serious public health problems because the proposed development is consistent with all applicable building, development and fire codes, which will include provisions to safeguard public health, and will be further reviewed and inspected by City staff for compliance with all applicable building, development and fire codes prior to issuance of any grading, building, or occupancy permits. F. The design of the subdivision provides for future passive or natural heating or cooling opportunities in the subdivision to the extent feasible; The design of the subdivision provides for future passive or natural heating or cooling opportunities. The project has been designed to ensure that all setbacks have been met and that light and air access is available to the extent possible. In addition, the construction will be required to conform to all state energy efficiency codes as well. G. The design of the subdivision and the type of improvements will not conflict with easements acquired by the public at large for access through or use of property within the proposed subdivision; The design of the subdivision and the type of improvements will not conflict with easements acquired by the public at large for access through or use of property within the proposed subdivision. All required easements and dedication are required as Conditions of Approval. H. The subdivision is consistent with the City's parkland dedication requirements (Quimby); The subdivision is consistent with the City's parkland dedication requirements (Quimby), because payment of Quimby fees will be required prior to issuance of a building permit. Section 3. The City Clerk shall certify to the adoption of this Resolution and it shall become effective upon its adoption. PASSED, APPROVED, AND ADOPTED by the City Council of the City of Temecula this day of , 2011. ATTEST: Susan W. Jones, MMC City Clerk [SEAL] STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss CITY OF TEMECULA ) Ron Roberts, Mayor I, Susan W. Jones, MMC, City Clerk of the City of Temecula, do hereby certify that the foregoing Resolution No. 11- was duly and regularly adopted by the City Council of the City of Temecula at a meeting thereof held on the day of , 2011, by the following vote: AYES: COUNCIL MEMBERS: NOES: COUNCIL MEMBERS: ABSENT: COUNCIL MEMBERS: ABSTAIN: COUNCIL MEMBERS: Susan W. Jones, MMC City Clerk Planning Application No.: PA10 -0145 Project Description: Assessor's Parcel No.: MSHCP Category: DIF Category: TUMF Category: Approval Date: Expiration Date: PLANNING DEPARTMENT Within 48 Hours of the Approval of This Project PL -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 Two Thousand One Hundred and Eight Dollars ($2,108.00) which includes the Two Thousand Forty -Four Dollar ($2,044.00) 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 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 due to failure of condition [Fish and Game Code Section 711.4(c)]. General Requirements EXHIBIT A CITY OF TEMECULA DRAFT CONDITIONS OF APPROVAL Planning Application No. PA10 -0145, a Tentative Tract Map (No. 36295) to subdivide 25 acres into 45 single - family cluster lots. Minimum lot size for the residential lots is 4,500 square feet. Approximately 10 acres of the site will be preserved as permanent open space to preserve the existing drainage on -site. Access to the site will be provided from Walcott Lane. Butterfield Stage Road will have restricted (gated), emergency access only. The project site is located west of Butterfield Stage Road, east of Walcott Lane, north of La Serena Way and south of Calle Chapos. (Associated applications: PA10 -0146, Home Product Review; PA10 -0147, Zone Change for PDO; and PA10 -0148, General Plan Amendment for PDO /cluster development). 957- 170 -032, -033, -034, -035, and -036 Single Family Residential (less than 8 du /ac) Residential - Detached Single - Family Residential September 7, 2011 September 7, 2014 PL -2. The applicant and owner of the real property subject to this condition shall hereby agree to indemnify, protect, hold harmless, and defend the City with Legal Counsel of the City's own selection from any and all claims, actions, awards, judgments, or proceedings against the City to attack, set aside, annul, or seek monetary damages resulting, directly or indirectly, from any action in furtherance of and the approval of the City, or any agency or instrumentality thereof, advisory agency, appeal board or legislative body including actions approved by the voters of the City, concerning the Planning Application. The City shall be deemed for purposes of this condition, to include any agency or instrumentalitythereof, 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. PL -3. The permittee shall obtain City approval for any modifications or revisions to the approval of this project. PL -4. This approval shall be used within three 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 three year period, which is thereafter diligently pursued to completion, or the beginning of substantial utilization contemplated by this approval. PL -5. The Planning Director may, upon an application being filed 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. PL -6. The project and all subsequent projects within this site shall comply with all mitigation measures identified in the Mitigated Negative Declaration (MND) adopted for this project per CEQA. PL -7. The development of the premises shall substantially conform to the approved site plan and tentative tract map contained on file with the Planning Department. PL -8. 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. PL -9. On utilities, equipment, walls or other structures, all graffiti shall be removed within 24 hours. PL -10. Other than stormwater, it is illegal to allow liquids, gels, powders, sediment, fertilizers, landscape debris, and waste from entering the storm drain system or from leaving the property. Spills and leaks must be cleaned up immediately. Do not wash, maintain, or repair vehicles onsite. Do not hose down parking areas, sidewalks, alleys, or gutters. Ensure that all materials and products stored outside are protected from rain. Ensure all trash bins are covered at all times. PL -11. If construction is phased, a construction staging area plan or phasing plan for construction equipment and trash shall be approved by the Planning Director. PL -12. The tentative subdivision shall comply with the State of California Subdivision Map Act and to all the requirements of Ordinance No. 460, unless modified by the conditions listed below. An Extension of Time may be approved in accordance with the State Map Act and City Ordinance, upon written request, if made 60 days prior to the expiration date. PL -13. If subdivision phasing is proposed, a phasing plan shall be submitted to and approved by the Planning Director. PL -14. A Homeowners Association may not be terminated without prior City approval. PL -15. The developer shall contact the City's franchised solid waste hauler for disposal of construction and demolition debris. Only the City's franchisee may haul demolition and construction debris. PL -16. The applicant shall comply with the Public Art Ordinance. PL -17. All parkways, including within the right -of -way, entryway median, landscaping, walls, fencing, recreational facilities and on -site lighting shall be maintained by the property owner or maintenance association. PL -18. The CC &Rs shall be reviewed and approved by the Temecula Community Services District. PL -19. The developer shall contact the Temecula Community Services District Maintenance Superintendent for a pre- design meeting to discuss design perimeters and obtain Temecula Community Services District Landscape Standards with regard to the parkway landscape plans. PL -20. All costs associated with the relocation of any existing streetlights shall be paid for by the developer. PL -21. The wall and fence plans shall be consistent with the height and location specified in the Noise Study prepared by Kunzman Associates, 2010. Prior to Issuance of Grading Permit(s) PL -22. 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 Planning Director at his /her sole discretion may require the property owner 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 archaeological/ cultural resource, the Planning Director shall notify the property owner of such determination and shall authorize the resumption of work. Upon determining that the discovery is an archaeological /cultural resource, the Planning Director shall notify the property owner that no further excavation or development maytake place until a mitigation plan or other corrective measures have been approved by the Planning Director." PL -23. 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. PL -24. 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 preconstruction survey shall be submitted to the Planning Department prior to scheduling the pre - grading meeting with Public Works. PL -25. 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 surveythat 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." PL -26. A copy of the Rough Grading Plans shall be submitted and approved by the Planning Department. Prior to Issuance of Building Permit(s) PL -27. Four 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, height and spread, water usage or KC value, genus, species, and container size of the plants shall be shown. The plans shall be consistent with the Water Efficient Ordinance and Water Storage Contingency Plan per the Rancho California Water District. The plans shall be accompanied by the appropriate filing fee (per the City of Temecula Fee Schedule at time of submittal) and one copy of the approved Grading Plan. PL -28. The Landscaping and Irrigation Plans shall include a note on the plans stating that "The contractor shall provide two copies of an agronomic soils report at the first irrigation inspection." PL -29. The Landscaping and Irrigation Plans shall include water usage calculations per Chapter 17.32 of the Development Code (Water Efficient Ordinance), the total cost estimate of plantings and irrigation (in accordance with approved plan). Applicant shall use evapotranspiration (ETo) factor of 0.70 for calculating the maximum allowable water budget. PL -30. 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. PL -31. The Landscaping and Irrigation Plans shall include a note stating that "Three landscape site inspections are required. The first inspection will verify irrigation installation with open trenches. The second inspection will verify that all irrigation systems have head - to -head coverage, and to verify that all planting have been installed consistent with the approved construction landscape plans. The third inspection will verify proper landscape maintenance for release of one year landscape maintenance bond." The applicantlowner shall contact the Planning Department to schedule inspections. PL -32. Specification of the landscape maintenance program shall indicate that "Three landscape site inspections are required. The first inspection will verify irrigation installation with open trenches. The second inspection will verify that all irrigation systems have head -to -head coverage, and to verify that all planting have been installed consistent with the approved construction landscape plans. The third inspection will verify proper landscape maintenance for release of one year landscape maintenance bond." The applicant/owner shall contact the Planning Department to schedule inspections. PL -33. Automatic irrigation shall be installed for all landscaped areas and complete screening of all ground mounted equipment from view of the public from streets and adjacent property for private common areas; front yards and slopes within individual lots; shrub planting to completely screen perimeter walls adjacent to a public right -of -way equal to 66 feet or larger; and, all landscaping excluding Temecula Community Services District (TCSD) maintained areas and front yard landscaping which shall include, but may not be limited to, private slopes and common areas. PL -34. If any phase or area of the project site is not scheduled for development within six months of the completion of grading, it shall be temporarily landscaped and irrigated for dust and soil erosion control. PL -35. The plans shall include all hardscaping for pedestrian trails within private common areas. PL -36. Wall and fence plans shall be consistent with the Conceptual Landscape Plans showing the height, location and the following materials for all walls and fences: a. Decorative block for the perimeter of the project adjacent to a public right -of -way equal to 66 feet or larger and the side yards for corner lots. b. Wrought iron or decorative block and wrought iron combination to take advantage of views for side and rear yards. c. Wood fencing shall be used for all side and rear yard fencing when not restricted /conditioned outlined above. PL -37. Precise Grading Plans shall be consistent with the approved rough grading plans including all structural setback measurements. PL -38. All WQMP treatment devices, including design details, shall be shown on the construction landscape plans. If revisions are made to the WQMP design that result in any changes to the conceptual landscape plans after entitlement, the revisions will be shown on the construction landscape plans, subject to the approval of the Planning Director. PL -39. Roof - mounted mechanical equipment shall not be permitted within the subdivision; however, solar equipment or any other energy saving devices shall be permitted with Planning Director approval. PL -40. 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. PL -41. Building Construction Plans shall include detailed outdoor areas (including but not limited to trellises, decorative furniture, hardscape, and mailboxes) to match the style of the building subject to the approval of the Planning Director. PL -42. The developer shall provide the Planning Department verification of arrangements made with the City's franchise solid waste hauler for disposal of construction and demolition debris. PL -43. Prior to the first building permit or installation of additional streetlights, whichever occurs first, the developer shall complete the Temecula Community Services District application, submit an approved Edison Streetlight Plan, and pay the advanced energy fees. PL -44. The developer shall satisfy the City's parkland dedication (Quimby) requirement through the payment of in -lieu fees equivalent to 0.64 acres of parkland, based upon the City's then current land evaluation. PL -45. The landscape construction drawings for the landscaped parkway shall be reviewed and approved by the Director of Community Services. PL -46. The developer shall post security and enter into an agreement to install the landscaped parkway. PL -47. The applicant shall provide more detail with regard to screening of the lift station. Specifically, trees to screen views from the street, vines to cover the wall, and a potential trellis roof to screen views from residential neighbors above looking down into the lift station. Prior to Release of Power, Building Occupancy or Any Use Allowed by This Permit PL -48. An applicant shall submit a letter of substantial conformance, subject to field verification by the Planning Director or his /her designee. Said letter of substantial conformance shall be prepared by the project designer and shall indicate that all plant materials and irrigation system components have been installed in accordance with the approved final landscape and irrigation plans. If a certificate of use and occupancy is not required for the project, such letter of substantial conformance shall be submitted prior to scheduling for the final inspection. PL -49. 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 Planning Director. The plants shall be healthy and free of weeds, disease, or pests. The irrigation system shall be properly constructed and in good working order. PL -50. Front yard and slope landscaping within individual lots shall be completed for inspection. PL -51. HOA landscaping shall be completed for inspection for those lots adjacent to HOA landscaped area. PL -52. Performance securities, in amounts to be determined by the Planning Director, 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 Planning Director, the bond shall be released upon request by the applicant. PL -53. All of the foregoing conditions shall be complied with prior to occupancy or any use allowed by this permit. Prior to Recordation of the Final Map PL -54. A copy of the Final Map shall be submitted to and approved by the Planning Department. PL -55. A copy of the Environmental Constraint Sheet (ECS) shall be submitted to and approved by the Planning Department. PL -56. A copy of the Covenants, Conditions, and Restrictions (CC &Rs) shall be submitted and approved by the Planning Director. The CC &Rs shall include liability insurance and methods of maintaining open space, recreation areas, parking areas, private roads, exterior of all buildings and all landscaped and open areas including parkways. PL -57. The CC &Rs shall be in the form and content approved by the Planning Director, City Engineer and the City Attorney and shall include such provisions as are required bythis approval and as said officials deem necessary to protect the interests of the City and its residents. PL -58. The CC &Rs shall be prepared at the developer's sole cost and expense. PL -59. The CC &Rs and Articles of Incorporation of the Property Owners Association are subject to the approval of the Planning and Public Works Departments and the City Attorney. They shall be recorded concurrent with the final map. A recorded copy shall be provided to the City. PL -60. The CC &Rs shall provide for the effective establishment, operation, management, use, repair and maintenance of all common areas, drainage facilities, and pollution prevention devices outlined in the Project's Water Quality Management Plan. PL -61. The CC &Rs shall provide that the property shall be developed, operated and maintained so as not to create a public nuisance. PL -62. The CC &Rs shall provide that the association may not be terminated without prior City approval. PL -63. The CC &Rs shall provide that if the property is not maintained in the condition required by the CC &Rs, then the City, after making due demand and giving reasonable notice, may enter the property and perform, at the owner's sole expense, any maintenance required thereon bythe CC &Rs or the City Ordinances. The property shall be subject to a lien in favor of the City to secure any such expense not promptly reimbursed. PL -64. Every owner of a suite or lot governed by CC &Rs shall own as an appurtenance to such suite or lot, either: (1) an undivided interest in the common areas and facilities, or (2) a share in the corporation, or voting membership in an association owning the common areas and facilities. PL -65. All open areas and landscaping governed byCC &Rshall be permanently maintained by the association or other means acceptable to the City. Such proof of this maintenance shall be submitted to the Planning and Public Works Departments prior to the issuance of building permits. PL -66. Reciprocal access easements and maintenance agreements ensuring access to all parcels and joint maintenance of all roads, drives, parking areas, drainage facilities, and water quality features, shall be provided by the CC &Rs or by deeds and shall be recorded concurrent with the map or prior to the issuance of building permit where no map is involved. PL -67. An Article must be added to every set of CC &Rs to read as follows: Article CONSENT OF CITY OF TEMECULA 1. The Conditions of Approval of Tentative Tract Map Number requires the City to review and approve the CC &Rs for the Parcel. 2. Declarant acknowledges that the City has reviewed these CC &Rs and that its review is limited to a determination of whether the proposed CC &Rs properly implement the requirements of the Conditions of Approval for the Parcel. The City's consent to these CC &Rs does not contain or imply any approval of the appropriateness or legality of the other provisions of the CC &Rs, including, without limitation, the use restrictions, private easements and encroachments, private maintenance requirements, architecture and landscape controls, assessment procedures, assessment enforcement, resolution of disputes or procedural matters. 3. In the event of a conflict between the Conditions of Approval of the land use entitlements issued by the City for the Parcel or Federal, State, or local laws, ordinances, and regulations and these CC &Rs, the provisions of the Conditions of Approval and Federal, State or local laws, ordinances, and regulations shall prevail, notwithstanding the language of the CC &Rs. 4. These CC &Rs shall not be terminated, amended or otherwise modified without the express written consent of the Planning Director of the City of Temecula. PL -68. An Article must be added to every set of CC &Rs, following the Declarant's signature, to read as follows: CONSENT OF CITY OF TEMECULA The Conditions of Approval for Tentative Tract Map No. 36295 require the City of Temecula to review and approve the CC &Rs for the Parcel. The City's review of these CC &Rs has been limited to a determination of whether the proposed CC &Rs properly implement the requirements of the Conditions of Approval for the Parcel. The City's consent to these CC &Rs does not contain or imply any approval of the appropriateness or legality of the other provisions of the CC &Rs, including, without limitation, the use restrictions, private easements and encroachments, private maintenance requirements, architecture and landscape controls, assessments, enforcement of assessments, resolutions of disputes or procedural matters. Subject to the limitations set forth herein, the City consents to the CC &Rs. Patrick Richardson Planning Director Approved as to Form: Peter M. Thorson City Attorney PL -69. No lot or suite in the development shall be sold unless a corporation, association, property owners 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. PL -70. CC &Rs shall be finalized and recorded at the time of Final Map Recordation. PL -71. Three copies of the final recorded CC &Rs shall be provided to the Planning Department. PL -72. As per the City of Temecula's Multi -Use Trails and Bikeways Master Plan a Class I Trail and Class II Bike Lane shall be installed along Walcott Lane. A public access easement shall be dedicated on the Final Map for the Class I Trail. FIRE PREVENTION General Requirements F -1. 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. F -2. The Fire Prevention Bureau is required to set a minimum fire flow residential land division per Appendix B. The applicant shall provide at time of plan review a copy of the original Conditions of Approval showing the originally required fire flow, and a current fire flow test as well as the hydraulic grade line from Rancho Water meeting those standards. This project will be required to provide a water system capable of delivering 1,500 GPM at 20 -PSI residual operating pressure with a 2 -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). F -3. The Fire Prevention Bureau is required to set minimum fire hydrant distances per CFC Appendix C. The applicant shall provide at the time of plan review a copy of the original Conditions of Approval showing the originally required fire hydrant spacing and distances for this land /site, and current evidence of meeting those standards. This project will be required to provide super fire hydrants (6" x 4" 2 -2'/" outlets) located on Fire Department access roads and adjacent public streets. Hydrants shall be spaced at 500 feet apart at each intersection, and shall be located no more than 250 feet from any point on the street or Fire Department access road(s) frontage to a hydrant. The required fire flow shall be available from any adjacent hydrant(s) in the system. The upgrade of existing fire hydrants may be required (CFC Appendix C and Temecula City Ordinance 15.16.020). F -4. This development shall maintain two points of access. One access point will be gated with emergency access only. Roads must be via all- weather surface as approved by the Fire Prevention Bureau (CFC Chapter 5) Prior to Issuance of Grading Permit(s) F -5. Maximum cul -de -sac length shall not exceed 1320 feet. Minimum outside turning radius on any cul -de -sac shall be 37 feet (CFC Chapter 5 along with the Temecula City Ordinance 15.16.020). F -6. Fire apparatus access roads and driveways shall be designed and maintained to support the imposed loads of fire apparatus and shall be with a surface 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 (CFC Chapter 5 and Temecula City Ordinance 15.16.020). F -7. Fire Department vehicle access roads shall have an unobstructed width of not less than 24 unobstructed as well with an unobstructed vertical clearance of not less than 13feet 6 inches (CFC Chapter 5 and Temecula City Ordinance 15.16.020). F -8. The gradient for fire apparatus access roads shall not exceed 15 percent (CFC Chapter 5 and Temecula City Ordinance 15.16.020). Prior to Issuance of Certificate of Occupancy F -9. All manual and electronic gates on required Fire Department access roads or gates obstructing Fire Department access shall be provided with the Knox Rapid Entry System for emergency access by fire fighting personnel (CFC Chapter 5). PUBLIC WORKS DEPARTMENT General Requirements PW -1. The Department of Public Works recommends the following Conditions of Approval for this project. Unless otherwise noted, all conditions shall be completed bythe developer at no cost to any Government Agency. PW -2. It is understood that the developer correctly shows on the Tentative Map all existing and proposed easements, traveled ways, improvement constraints and drainage courses, and their omission may require the project to be resubmitted for further review and revision. PW -3. A Grading Permit for rough and 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. PW -4. 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. PW -5. All 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. PW -6. The project shall include construction -phase pollution prevention controls into the design of the project to prevent non - permitted runoff from discharging off site or entering any storm drain system or receiving water during all field - related activities. PW -7. A Water Quality Management Plan (WQMP) must be conceptually accepted bythe City prior to the initial grading plan check. The WQMP will be prepared by a registered civil engineer and include Low Impact Development (LID) Best Management Practices (BMPs), source controls, and treatment devices. PW -8. All onsite drainage and water quality facilities shall be privately maintained. PW -9. The 24 -foot wide driveway opening on Butterfield Stage Road is restricted to emergency access only. Prior to approval of the Tract Map, unless other timing is indicated, the developer shall complete or have plans submitted and approved, subdivision improvement agreements executed and securities posted. PW -10. As deemed necessary by the Department of Public Works, the developer shall receive written clearance from the following agencies: PW -11. The developer shall design and guarantee construction of the following public improvements outlined in these conditions to the City of Temecula General Plan standards unless otherwise noted. Plans shall be reviewed and approved by the Department of Public Works. a. Butterfield Stage Road (Principal Arterial (6 lanes divided) Highway Standard No. 100 -110' R /W) to include dedication of half -width street right -of -way, installation of half -width street improvements, paving, curb and gutter, sidewalk, drainage facilities, signing and striping, utilities (including but not limited to water and sewer), and raised landscaped median. b. Walcott Lane — 66' R/W in compliance with Nicolas Valley Design Guidelines to include installation of curb and gutter, seven (7) foot wide planter area, nine (9) foot wide D.G. multipurpose trail, drainage facilities, signing and striping, utilities (including but not limited to water and sewer) PW -12. All street improvement designs shall provide adequate right -of -way and pavement transitions per Caltrans' standards for transition to existing street sections. PW -13. a. Army Corps of Engineers b. California Department of Fish and Game c. Rancho California Water District d. Eastern Municipal Water District e. Riverside County Flood Control and Water Conservation District f. City of Temecula Fire Prevention Bureau g. Planning Department h. Department of Public Works i. Riverside County Health Department j. Cable TV Franchise k. Community Services District I. Verizon m. Southern California Edison Company n. Southern California Gas Company, or other affected agencies Unless otherwise approved, all criteria shall be observed in the design of the street improvement plans. a. Street centerline grades shall be 0.5% minimum over P.C.C. and 1.00% minimum over A.C. paving. b. Driveways shall conform to the applicable City Standard Number 207A. c. Design of street improvements shall extend a minimum of 300 feet beyond the project boundaries to ensure adequate continuity of design with adjoining properties. d. Minimum centerline radii shall be in accordance with City Standard Number 113. e. All reverse curves shall include a 100 -foot minimum tangent section. f. All street and driveway centerline intersections shall be at 90 degrees. PW -14. PW -15. PW -16. PW -18. PW -19. PW -20. g. Landscaping shall be limited in the corner cut -off area of all intersections and adjacent to driveways to provide for minimum sight distance and visibility. h. All utility systems including gas, electric, telephone, water, sewer, and cable TV shall be provided underground. Easements shall be provided as required where adequate right -of -way does not exist for installation of the facilities. All utilities shall be designed and constructed in accordance with City codes and the utility provider. i. All utilities, except electrical lines rated 34kv or greater, shall be installed underground. Private roads shall be designed to meet City public road standards. Unless otherwise approved, the following minimum criteria shall be observed in the design of private streets: a. Improve Street "A ", "B ", and "C" (Private Street — 50' R /E) to include installation of full -width street improvements, including utilities, as shown on the approved Tentative Tract Map. b. Cul -de -sac geometries shall meet current City standards. c. Minimum safe horizontal centerline radii shall be required (all centerline radii should be identified on the site plan). d. Identify whether gates will be proposed at entrances to project. If so, configuration, stacking distance, and turn - around ability will need to be reviewed and approved by the Fire Department and the Department of Public Works. e. All intersections shall be perpendicular to 90 degrees. A construction area Traffic Control Plan shall be designed bya registered civil engineer and reviewed by the Department of Public Works for any street closure and detour or other disruption to traffic circulation as required by the Department of Public Works. Relinquish and waive right of access to and from Butterfield Stage Road on the Tract Map with the exception of one opening as delineated on the approved TractMap. This access is restricted for emergency access only. PW -17. Relinquish and waive right of access to and from Walcott Lane on the Tract Map with the exception of one opening as delineated on the approved Tentative Tract Map. Corner property line cut off for vehicular sight distance and installation of pedestrian facilities shall be provided at all street intersections in accordance with Riverside County Standard Number 805. All easements and /or right -of -way dedications shall be offered for dedication to the public or other appropriate agency and shall continue in force until the City accepts or abandons such offers. All dedications shall be free from all encumbrances as approved by the Department of Public Works. Pursuant to Section 66493 of the Subdivision Map Act, any subdivision which is part of an existing Assessment District must comply with the requirements of said section. Prior to City Council approval of the Tract Map, the developer shall submit an application for reapportionment of any assessments with the appropriate regulatory agency. PW -21. Any delinquent property taxes shall be paid. PW -22. PW -23. The developer shall comply with all constraints which may be shown upon an Environmental Constraint Sheet recorded with any underlying maps related to the subject property. PW -24. PW -25. An Environmental Constraints Sheet (ECS) shall be prepared in conjunction with the Tract Map to delineate identified environmental concerns and shall be recorded with the map. The developer shall make a good faith effort to acquire the required off site property interests, and if he or she should fail to do so, the developer shall, prior to submittal of the Tract Map for recordation, enter into an agreement to complete the improvements pursuant to the Subdivision Map Act, Section 66462 and Section 66462.5. Such agreement shall provide for payment by the developer of all costs incurred bythe Cityto acquire the offsite property interests required in connection with the subdivision. Security of a portion of these costs shall be in the form of a cash deposit in the amount given in an appraisal report obtained by the developer, at the developer's cost. The appraiser shall be approved by the City prior to commencement of the appraisal. All utility systems including gas, electric, telephone, water, sewer, and cable TV shall be provided for underground, with easements provided as required, and designed and constructed in accordance with City codes and the utility provider. Telephone, cable TV, and /or security systems shall be pre -wired in the residence. PW -26. The developer shall notify the City's cable TV franchisees of the Intent to Develop. Conduit shall be installed to cable TV standards at time of street improvements. PW -27. Private drainage easements for cross -lot drainage shall be required and shall be delineated and noted on the Final Map. PW -28. Easements, when required for roadway slopes, landscape easements, drainage facilities, utilities, etc., shall be shown on the Final Map if they are located within the land division boundary. All offers of dedication and conveyances shall be submitted for review and recorded as directed by the Department of Public Works. On -site drainage facilities located outside of road right -of -way shall be contained within drainage easements and shown on the Final Map. A note shall be added to the Final Map stating "drainage easements shall be kept free of buildings and obstructions." Prior to Issuance of Grading Permit(s) PW -29. The Water Quality Management Plan (WQMP) must receive final acceptance by the City prior to issuance of any grading permit. PW -30. As deemed necessary by the Department of Public Works, the developer shall receive written clearance from the following agencies: a. San Diego Regional Water Quality Control Board b. Army Corps of Engineers c. California Department of Fish and Game d. Riverside County Flood Control and Water Conservation District e. Planning Department PW -31. PW -32. PW -34. PW -35. PW -36. PW -37. PW -38. PW -39. f. Department of Public Works, or other affected agencies A Grading Plan shall be prepared by a registered civil engineer in accordance with City of Temecula standards and shall be approved by the Department of Public Works prior to the commencement of grading. The Grading Plan shall include all necessary erosion control measures needed to adequately protect the site (public and private) and adjoining properties from damage due to erosion. A copy of the grading and improvement plans, along with supporting hydrologic and hydraulic calculations shall be submitted to the Riverside County Flood Control and Water Conservation District for approval. PW -33. A permit from Riverside County Flood Control and Water Conservation District is required for work within their right -of -way. A Soils Report shall be prepared by a registered soil or civil engineer and submitted to 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 preliminary pavement sections. A Drainage Study shall be prepared by a registered civil engineer and submitted to the Department of Public Works with the initial grading plan check. The study shall identify storm water runoff quantities expected from the development of this site and upstream of the site. It shall identify all existing or proposed off site or on -site, public or private, drainage facilities intended to discharge this runoff. Runoff shall be conveyed to an adequate outfall capable of receiving the storm water runoff without damage to public or private property. The study shall include a capacity analysis verifying the adequacy of all facilities. Any upgrading or upsizing of drainage facilities necessary to convey the storm water runoff shall be provided as part of development of this project. The basis for analysis and design shall be a storm with a recurrence interval of 100 years. Construction -phase pollution prevention controls shall be consistent with the City's Grading, Erosion and Sediment Control Ordinance and associated technical manual, and the City's standard notes for Erosion and Sediment Control. 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. 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 in accordance with Grading Ordinance Section 18.24.120. A flood mitigation charge shall be paid. The Area Drainage Plan fee is payable to the Riverside County Flood Control and Water Conservation District by either cashier's check or money order, prior to issuance of permits, based on the prevailing area drainage plan fee. If the full Area Drainage Plan fee or mitigation charge has already been credited to this property, no new charge needs to be paid. PW -40. PW -41. PW -43. PW -44. PW -45. PW -46. PW -47. 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. The developer shall obtain letters of approval or easements for any off site work performed on adjoining properties. The letters or easements shall be in format as directed by the Department of Public Works. PW -42. All lot drainage shall be directed to the driveway by side yard drainage swales independent of any other lot. Prior to Issuance of Building Permit Prior to issuance of the first building permit, a. Tract Map No. 36295 shall be approved and recorded. b. The City is currently working on a Capital Improvement Project (CIP) No. PW09 -02 to design and construct Butterfield Stage Road from Murrieta Hot Springs Road to just north of La Serena Way. In the event that PW09 -02 is completed prior to the developer starting their project, the developer shall install sidewalk and parkway improvements along its property frontage. The developer shall complete this work prior to the issuance of the first building permit ii. In the event that the developer's project occurs prior to the completion of PW09 -02, the developer shall construct Butterfield Stage Road (Principal Arterial (6 lanes divided) Highway Standard No. 100 -110' R /W) to include the dedication of half -width street right -of -way, the installation of half -width street improvements, paving, curb and gutter, sidewalk, streetlights, drainage facilities, signing and striping, utilities including, but not limited to, water and sewer, and the raised landscaped median. The developer shall complete this work prior to the issuance of the first building permit. A Precise Grading Plan shall be submitted to the Department of Public Works for review and approval. The building pad shall be certified by a registered civil engineer for location and elevation, and the soils engineer shall issue a Final Soils Report addressing compaction and site conditions. Grading of the subject property shall be in accordance with the California Building Code, the approved grading plan, the conditions of the Grading Permit, City Grading Standards and accepted grading construction practices. The Final Grading Plan shall be in substantial conformance with the approved rough Grading Plan. The developer shall pay to the City the Public Facilities Development Impact Fee (DIF) as required by, and in accordance with, Chapter 15.06 of the Temecula Municipal Code and all resolutions implementing Chapter 15.06. 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. Prior to Issuance of Certificate of Occupancy PW -48. The project shall submit a completed WQMP Operation and Maintenance (O &M) Agreement that must include the owner's notarized signature, proof of recordation with the County Recorder's Office, and all maintenance procedures for each of the structural treatment control Best Management Practices (BMPs) outlined in the WQMP. PW -49. PW -50. PW -53. The project shall demonstrate that the structural treatment control BMPs outlined in the Water Quality Management Plan (WQMP) have been constructed and installed in conformance with approved plans and are ready for immediate implementation. As deemed necessary by the Department of Public Works the developer shall receive written clearance from Rancho California Water District, Eastern Municipal Water District, or other affected agencies. PW -51. All necessary certifications and clearances from engineers, utility companies and public agencies shall be submitted as required by the Department of Public Works. PW -52. All public improvements shall be constructed and completed per the approved plans and City standards to the satisfaction of the Department of Public Works. The existing improvements shall be reviewed. Any appurtenance damaged or broken shall be repaired or removed and replaced to the satisfaction of the Department of Public Works. PC RESOLUTION NO. 11- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA RECOMMENDING THAT THE CITY COUNCIL ADOPT A RESOLUTION ENTITLED "A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NO. PA10 -0146, A HOME PRODUCT REVIEW APPLICATION FOR WALCOTT ESTATES LOCATED EAST OF WALCOTT LANE AND WEST OF BUTTERFIELD STAGE ROAD APPROXIMATELY 1,500 FEET NORTH OF LA SERENA WAY AND 1,100 FEET SOUTH OF CALLE CHAPOS" (APNS 957- 170 -032 THROUGH -036) Section 1. Procedural Findings. The Planning Commission of the City of Temecula does hereby find, determine and declare that: A. On May 12, 2010, Mr. Steve Galvez filed Planning Application Nos. PA10- 0145, Tentative Tract Map 36295; PA10 -0146, Home Product Review; PA10 -0147, Zone Change to PDO; and PA10 -0148, General Plan Amendment in a manner in accord with the City of Temecula General Plan and Development Code. B. On September 7, 2011, the Planning Commission recommended approval of Planning Application Nos. PA10 -0145, Tentative Tract Map 36295; PA10 -0146, Home Product Review; PA10 -0147, Zone Change to PDO; and PA10 -0148, General Plan Amendment. C. The Application was processed including, but not limited to a public notice, in the time and manner prescribed by State and local law. D. The Planning Commission, at a regular meeting, considered the Application and environmental review on September 7, 2011, 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. E. At the conclusion of the Commission hearing and after due consideration of the testimony, the Planning Commission recommended that the City Council approve Planning Application Nos. PA10 -0145, Tentative Tract Map 36295; PA10 -0146, Home Product Review; PA10 -0147, Zone Change to PDO; and PA10 -0148, General Plan Amendment with a Mitigated Negative Declaration and Mitigation Monitoring Program subject to and based upon the findings set forth thereunder. F. All legal preconditions to the adoption of this Resolution have occurred. Section 2. Further Findings. The Planning Commission, in recommending approval of the Application hereby finds, determines and declares that: Home Product Review Application PA10 -0146 is in conformance with the General Plan for Temecula and with all applicable requirements of State law and other Ordinances of the City: 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; This application is accompanied by a Tentative Tract Map 36295, General Plan Amendment and Zone Change to a PDO. The General Plan Amendment and Zone Change to a PDO establish the density and design framework for the proposed cluster subdivision development. The proposed design preserves approximately 13 acres of the 25 gross acre site in permanently preserved open space, thereby promoting the goals of the General Plan to preserve habitat and provide additional trails and active parkland. The project has been designed to ensure compliance with the General Plan and all applicable requirements of State law and other Ordinances of the City. B. The overall development of the land is designed for the protection of the public health, safety, and general welfare; The project is consistent with all applicable building, development and fire codes, which include provisions to safeguard the health, safety, and general welfare of the community. Section 3. Environmental Findings. The Planning Commission hereby makes the following environmental findings and determinations in connection with the approval of the Home Product Review Application, PA10 -0146: A. Pursuant to California Environmental Quality Act ( "CEQA), City staff prepared an Initial Study of the potential environmental effects of the approval of the Home Product Review and associated applications, 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 August 8, 2011, and expired on September 7, 2011. Copies of the documents have been available for public review and inspection at the offices of the Department of Planning, located at City Hall 41000 Main Street, Temecula, California 92589. C. written comments were received prior to the public hearing and a response to all the comments made therein was prepared, submitted to the Planning Commission and incorporated into the administrative record of the proceedings. D. The Planning Commission has reviewed the Mitigated Negative Declaration and all comments received regarding the Mitigated Negative Declaration prior to and at the September 7, 2011 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) the Mitigated Negative Declaration reflects the independent judgment and analysis of the Planning Commission. E. Based on the findings set forth in the Resolution, the Planning Commission hereby recommends adoption of the Mitigated Negative Declaration prepared for this project. Section 4. Recommendation. The Planning Commission of the City of Temecula hereby recommends that the City Council approve Planning Application No. PA10 -0146, Home Product Review Application with Mitigated Negative Declaration and Mitigation Monitoring Program. Section 5. PASSED, APPROVED AND ADOPTED by the City of Temecula Planning Commission this 7th day of September, 2011. ATTEST: Patrick Richardson, Secretary [SEAL] STATE OF CALIFORNIA COUNTY OF RIVERSIDE CITY OF TEMECULA )ss Pat Kight, Chairman I, Patrick Richardson, Secretary of the Temecula Planning Commission, do hereby certify that the forgoing PC Resolution No. 11- was duly and regularly adopted by the Planning Commission of the City of Temecula at a regular meeting thereof held on the 7th day of September, 2011, by the following vote: AYES: PLANNING COMMISSIONERS: NOES: PLANNING COMMISSIONERS ABSENT: PLANNING COMMISSIONERS ABSTAIN: PLANNING COMMISSIONERS Patrick Richardson, Secretary RESOLUTION NO. 11- A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NO. PA10 -0146, A HOME PRODUCT REVIEW APPLICATION FOR WALCOTT ESTATES LOCATED EAST OF WALCOTT LANE AND WEST OF BUTTERFIELD STAGE ROAD APPROXIMATELY 1,500 FEET NORTH OF LA SERENA WAY AND 1,100 FEET SOUTH OF CALLE CHAPOS (APNS 957- 170 -032 THROUGH -036) Section 1. Procedural Findings. The City Council of the City of Temecula does hereby find, determine and declare that: A. On May 12, 2010, Mr. Steve Galvez filed Planning Application Nos. PA10- 0145, Tentative Tract Map 36295; PA10 -0146, Home Product Review; PA10 -0147, Zone Change to PDO; and PA10 -0148, General Plan Amendment in a manner in accord with the City of Temecula General Plan and Development Code. B. On September 7, 2011, the Planning Commission recommended approval of Planning Application Nos. PA10 -0145, Tentative Tract Map 36295; PA10 -0146, Home Product Review; PA10 -0147, Zone Change to PDO; and PA10 -0148, General Plan Amendment. C. The Project was processed including, but not limited to a public notice, in the time and manner prescribed by State and local law, including the California Environmental Quality Act. D. A Mitigated Negative Declaration was prepared for the Project in accordance with the California Environmental Quality Act and the California Environmental Quality Act Guidelines ( "CEQA ") and circulated for public review from August 8, 2011 through September 7, 2011 for a 30 -day public review. Copies of the documents have been available for public review and inspection at the offices of the Department of Planning, located at City Hall 41000 Main Street, Temecula, California 92589. E. On September 7, 2011, at a duly noticed public hearing as prescribed by law, the Planning Commission considered the Project and any comments received prior to or at the public hearing on September 7, 2011, at which time the City staff presented its report, and interested persons had an opportunity to and did testify either in support or in opposition to the Project and the Mitigated Negative Declaration. F. Following consideration of the entire record before it at the public hearing and due consideration of the proposed Project the Planning Commission recommended that the City Council adopt the Mitigated Negative Declaration prepared for the Project. G. At the conclusion of the Planning Commission hearing and after due consideration of the entire record before the Planning Commission hearing, and after due consideration of the testimony regarding the proposed Project, the Planning Commission recommended that the City Council approve the Project including Planning Application Nos. PA10 -0145, Tentative Tract Map 36295; PA10 -0146, Home Product Review; PA10 -0147, Zone Change to PDO; and PA10 -0148, General Plan Amendment in a manner in accord with the City of Temecula General Plan and Development Code. H. On , the City Council of the City of Temecula considered the Project and the Mitigated Negative Declaration, at a duly noticed public hearing at which time all interested persons had an opportunity to and did testify either in support or in opposition to this matter. The Council considered all the testimony and any comments received regarding the Project and the Mitigated Negative Declaration prior to and at the public hearing. Following the public hearing, the Council adopted Resolution No. 11- adopting the Mitigated Negative Declaration and Mitigation Monitoring Program. J. All legal preconditions to the adoption of this Resolution have occurred. Section 2. Legislative Findings. The City Council in approving the Home Product Review hereby finds, determines and declares that: 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; This application is accompanied by a Tentative Tract Map 36295, General Plan Amendment and Zone Change to a PDO. The General Plan Amendment and Zone Change to a PDO establish the density and design framework for the proposed cluster subdivision development. The proposed design preserves approximately 13 acres of the 25 gross acre site in permanently preserved open space, thereby promoting the goals of the General Plan to preserve habitat and provide additional trails and active parkland. The project has been designed to ensure compliance with the General Plan and all applicable requirements of State law and other Ordinances of the City. B. The overall development of the land is designed for the protection of the public health, safety, and general welfare; The project is consistent with all applicable building, development and fire codes, which include provisions to safeguard the health, safety, and general welfare of the community. Section 3. The City Clerk shall certify to the adoption of this Resolution and it shall become effective upon its adoption. PASSED, APPROVED, AND ADOPTED by the City Council of the City of Temecula this day of , 2011. ATTEST: Susan W. Jones, MMC City Clerk [SEAL] STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss CITY OF TEMECULA ) Ron Roberts, Mayor I, Susan W. Jones, MMC, City Clerk of the City of Temecula, do hereby certify that the foregoing Resolution No. 11- was duly and regularly adopted by the City Council of the City of Temecula at a meeting thereof held on the day of , 2011, by the following vote: AYES: COUNCIL MEMBERS: NOES: COUNCIL MEMBERS: ABSENT: COUNCIL MEMBERS: ABSTAIN: COUNCIL MEMBERS: Susan W. Jones, MMC City Clerk Planning Application No.: PA10 -0146 Project Description: Assessor's Parcel No.: MSHCP Category: DIF Category: TUMF Category: Approval Date: Expiration Date: PLANNING DEPARTMENT Within 48 Hours of the Approval of This Project PL -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 Two Thousand One Hundred and Eight Dollars ($2,108.00) which includes the Two Thousand Forty -Four Dollar ($2,044.00) 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 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 due to failure of condition [Fish and Game Code Section 711.4(c)]. General Requirements EXHIBIT A CITY OF TEMECULA DRAFT CONDITIONS OF APPROVAL A Residential Home Product review for 45 lots to be created with TTM 36295 (PA10 -0145) for 3 floor plans ranging in size from 2,235 to 2,956 square feet with three elevation types each - Craftsman, Spanish and Tuscan. The project site is located west of Butterfield Stage Road, east of Walcott Lane, north of La Serena Way and south of Calle Chapos. (Associated applications: PA10 -0145, TTM 36295; PA10 -0147, Zone Change for PDO; and PA10 -0148, General Plan Amendment for PDO /cluster development). 957- 170 -032, -033, -034, -035, and -036 Single Family Residential (less than 8 du /ac) Residential - Detached Single Family Residential September 7, 2011 September 7, 2013 PL -2. The applicant and owner of the real property subject to this condition shall hereby agree to indemnify, protect, hold harmless, and defend the City with Legal Counsel of the City's own selection from any and all claims, actions, awards, judgments, or proceedings against the City to attack, set aside, annul, or seek monetary damages resulting, directly or indirectly, from any action in furtherance of and the approval of the City, or any agency or instrumentality thereof, advisory agency, appeal board or legislative body including actions approved by the voters of the City, concerning the Planning Application. The City shall be deemed for purposes of this condition, to include any agency or instrumentalitythereof, 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. PL -3. The permittee shall obtain City approval for any modifications or revisions to the approval of this project. PL -4. This approval shall be used within two years of the approval date; otherwise, it shall become null and void. By use is meant the beginning of substantial construction contemplated by this approval within the two year period, which is thereafter diligently pursued to completion, or the beginning of substantial utilization contemplated by this approval. PL -5. The Planning Director may, upon an application being filed 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. PL -6. The development of the premises shall substantially conform to the approved site plan and elevations contained on file with the Planning Department. PL -7. The project and all subsequent projects shall comply with all mitigation measures identified in the Mitigated Negative Declaration (MND) adopted for this project per CEQA. PL -8. 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. PL -9. Other than stormwater, it is illegal to allow liquids, gels, powders, sediment, fertilizers, landscape debris, and waste from entering the storm drain system or from leaving the property. Spills and leaks must be cleaned up immediately. Do not wash, maintain, or repair vehicles onsite. Do not hose down parking areas, sidewalks, alleys, or gutters. Ensure that all materials and products stored outside are protected from rain. Ensure all trash bins are covered at all times. PL -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. PL -11. 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 staff's prior approval of the use or utilization of an item, material, equipment, finish or technique that City staff determines to be the substantial equivalent of that required by the Conditions of Approval. Staff may elect to reject the request to substitute, in which case the real party in interest may appeal, after payment of the regular cost of an appeal, the decision to the Planning Commission for its decision. PL -12. The following lots shall include enhanced elevations on all 4 sides: 1, 12, 13, 17, 18, 23, 24, 27, 28, 32, 37, 38, 42, and 45. The following elevations shall include enhanced rear elevations: 2 — 11. Lots 1 and 12, and at least half of lots 2 — 11 shall include the optional decks shown on the elevations. All enhanced elevation locations shall be shown on the Precise Grading Plans with an asterisk, and on the Building Plans with a note. PL -13. The developer shall contact the City's franchised solid waste hauler for disposal of construction and demolition debris. Only the City's franchisee may haul demolition and construction debris. PL -14. The applicant shall comply with the Public Art Ordinance. PL -15. All parkways, including within the right -of -way, entryway median, landscaping, walls, fencing, recreational facilities and on -site lighting shall be maintained by the property owner or maintenance association. PL -16. All costs associated with the relocation of any existing streetlights shall be paid for by the developer. Prior to Issuance of Grading Permit(s) PL -17. 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 Planning Director at his /her sole discretion may require the property owner 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 archaeological /cultural resource, the Planning Director shall notify the property owner of such determination and shall authorize the resumption of work. Upon determining that the discovery is an archaeological /cultural resource, the Planning Director shall notify the property owner that no further excavation or development maytake place until a mitigation plan or other corrective measures have been approved by the Planning Director." PL -18. 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. PL -19. 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 preconstruction survey shall be submitted to the Planning Department prior to scheduling the pre - grading meeting with Public Works. PL -20. 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 surveythat 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." PL -21. A copy of the Rough Grading Plans shall be submitted and approved by the Planning Department. Prior to Issuance of Building Permit(s) PL -22. Four 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, height and spread, water usage or KC value, genus, species, and container size of the plants shall be shown. The plans shall be consistent with the Water Efficient Ordinance and Water Storage Contingency Plan per the Rancho California Water District. The plans shall be accompanied by the appropriate filing fee (per the City of Temecula Fee Schedule at time of submittal) and one copy of the approved Grading Plan. PL -23. The Landscaping and Irrigation Plans shall include a note on the plans stating that "The contractor shall provide two copies of an agronomic soils report at the first irrigation inspection." PL -24. The Landscaping and Irrigation Plans shall include water usage calculations per Chapter 17.32 of the Development Code (Water Efficient Ordinance), the total cost estimate of plantings and irrigation (in accordance with approved plan). Applicant shall use evapotranspiration (ETo) factor of 0.70 for calculating the maximum allowable water budget. PL -25. 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. PL -26. The Landscaping and Irrigation Plans shall include a note stating that "Three landscape site inspections are required. The first inspection will verify irrigation installation with open trenches. The second inspection will verify that all irrigation systems have head - to -head coverage, and to verify that all planting have been installed consistent with the approved construction landscape plans. The third inspection will verify proper landscape maintenance for release of one year landscape maintenance bond." The applicant/owner shall contact the Planning Department to schedule inspections. PL -27. Specification of the landscape maintenance program shall indicate that "Three landscape site inspections are required. The first inspection will verify irrigation installation with open trenches. The second inspection will verify that all irrigation systems have head -to -head coverage, and to verify that all planting have been installed consistent with the approved construction landscape plans. The third inspection will verify proper landscape maintenance for release of one year landscape maintenance bond." The applicant/owner shall contact the Planning Department to schedule inspections. PL -28. Automatic irrigation shall be installed for all landscaped areas and complete screening of all ground mounted equipment from view of the public from streets and adjacent property for private common areas; front yards and slopes within individual lots; shrub planting to completely screen perimeter walls adjacent to a public right -of -way equal to 66 feet or larger; and, all landscaping excluding Temecula Community Services District (TCSD) maintained areas and front yard landscaping which shall include, but may not be limited to, private slopes and common areas. PL -29. If any phase or area of the project site is not scheduled for development within six months of the completion of grading, it shall be temporarily landscaped and irrigated for dust and soil erosion control. PL -30. The plans shall include all hardscaping for pedestrian trails within private common areas. PL -31. Wall and fence plans shall be consistent with the Conceptual Landscape Plans showing the height, location and the following materials for all walls and fences: a. Decorative block for the perimeter of the project adjacent to a public right -of -way equal to 66 feet or larger and the side yards for corner lots. b. Wrought iron or decorative block and wrought iron combination to take advantage of views for side and rear yards. c. Wood fencing shall be used for all side and rear yard fencing when not restricted /conditioned outlined above. PL -32. Precise Grading Plans shall be consistent with the approved rough grading plans including all structural setback measurements. PL -33. All WQMP treatment devices, including design details, shall be shown on the construction landscape plans. If revisions are made to the WQMP design that result in any changes to the conceptual landscape plans after entitlement, the revisions will be shown on the construction landscape plans, subject to the approval of the Planning Director. PL -34. Roof - mounted mechanical equipment shall not be permitted within the subdivision; however, solar equipment or any other energy saving devices shall be permitted with Planning Director approval. PL -35. 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 bythe 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. PL -36. Building Construction Plans shall include detailed outdoor areas (including but not limited to trellises, decorative furniture, hardscape, and mailboxes) to match the style of the building subject to the approval of the Planning Director. PL -37. The developer shall provide the Planning Department verification of arrangements made with the City's franchise solid waste hauler for disposal of construction and demolition debris. PL -38. Prior to the first building permit or installation of additional streetlights, whichever occurs first, the developer shall complete the Temecula Community Services District application, submit an approved Edison Streetlight Plan, and pay the advanced energy fees. PL -39. The developer shall satisfy the City's parkland dedication (Quimby) requirement through the payment of in -lieu fees equivalent to 0.64 acres of parkland, based upon the City's then current land evaluation. PL -40. The landscape construction drawings for the landscaped parkway shall be reviewed and approved by the Director of Community Services. PL -41. The developer shall post security and enter into an agreement to install the landscaped parkway. PL -42. As per the City of Temecula's Multi -Use Trails and Bikeways Master Plan a Class I Trail and Class II Bike Lane shall be installed along Walcott Lane. A public access easement shall be dedicated on the Final Map for the Class I Trail. PL -43. The wall and fence plans shall be consistent with the height and location specified in the Noise Study prepared by Kunzman Associates, 2010. PL -44. The applicant shall provide more detail with regard to screening of the lift station. Specifically, trees to screen views from the street, vines to cover the wall, and a potential trellis roof to screen views from residential neighbors above looking down into the lift station. PUBLIC WORKS DEPARTMENT General Requirements PW -1. Unless otherwise noted, all conditions shall be completed bythe developer at no cost to any Government Agency. It is understood that the developer correctly shows on the site plan all existing and proposed property lines, easements, traveled ways, improvement constraints and drainage courses, and their omission may require the project to be resubmitted for further review and revision. PW -2. A Grading Permit for precise grading, including all on -site flat work and improvements, shall be obtained from the Department of Public Works prior to commencement of any construction outside of the City- maintained street right -of -way. PW -3. 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. PW -4. All 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. PW -5. The project shall include construction -phase and permanent pollution prevention controls into the design of the project to prevent non - permitted runoff from discharging off site or entering any storm drain system or receiving water. PW -6. All conditions of approval for Tentative Tract Map No. 36295 shall apply. Prior to Issuance of Grading Permit(s) PW -7. A finalized WQMP must be accepted by the City prior to issuance of any grading permits. PW -8. As deemed necessary by the Department of Public Works, the developer shall receive written clearances from the following agencies a. San Diego Regional Water Quality Control Board b. Army Corps of Engineers c. California Department of Fish and Game d. Riverside County Flood Control and Water Conservation District e. Planning Department f. Department of Public Works, or other affected agencies PW -9. A grading plan shall be prepared by a registered civil engineer in accordance with City of Temecula standards, and shall be reviewed and approved by the Department of Public Works prior to the commencement of grading. The grading plan shall include all necessary erosion control measures needed to adequately protect the site (public and private) and adjoining properties from damage due to erosion. PW -10. 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 in accordance with Grading Ordinance Section 18.24.120. PW -11. A Soils Report shall be prepared by a registered soil or civil engineer and submitted to the Department of Public Works with the initial grading plan check. The report shall PW -12. PW -13. PW -16. PW -17. PW -18. address all soil conditions of the site, and provide recommendations forthe construction of engineered structures and pavement sections. Construction -phase pollution prevention controls shall be consistent with the City's Grading, Erosion and Sediment Control Ordinance and associated technical manual and the City's standard notes for Erosion and Sediment Control. 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. PW -14. As deemed necessary by the Department of Public Works, the developer shall receive written clearance from the Planning Department, or other affected agencies. PW -15. 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. Prior to Issuance of Building Permit(s) Prior to issuance of the first building permit: a. Tract Map No. 36295 shall be approved and recorded b. The City is currently working on a Capital Improvement Project (CIP) No. PW09- 02 to design and construct Butterfield Stage Road from Murrieta Hot Springs Road to just north of La Serena Way. In the event that PW09 -02 is completed prior to the developer starting their project, the developer shall install sidewalk and parkway improvements along its property frontage. The developer shall complete this work prior to the issuance of the first building permit. ii. In the event that the developer's project occurs prior to the completion of PW09 -02, the developer shall construct Butterfield Stage Road (Principal Arterial (6 lanes divided) Highway Standard No. 100 -110' R /W) to include the dedication of half -width street right -of -way, the installation of half width street improvements, paving, curb and gutter, sidewalk, streetlights, drainage facilities, signing and striping, utilities including, but not limited to, water and sewer, and the raised landscaped median. The developer shall complete this work prior to the issuance of the first building permit. 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. 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. PW -19. 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. Prior to Issuance of Certificate of Occupancy PW -20. PW -21. PW -22. Prior to the first certificate of occupancy, the developer shall ensure that the WQMP measures associated with this development have been installed and ready for implementation. As deemed necessary by the Department of Public Works the developer shall receive written clearance from Rancho California Water District, Eastern Municipal Water District, or other affected agencies. The existing improvements shall be reviewed. Any appurtenance damaged or broken shall be repaired or removed and replaced to the satisfaction of the Department of Public Works. PW -23. All necessary certifications and clearances from engineers, utility companies and public agencies shall be submitted as required by the Department of Public Works. PW -24. The Developer shall ensure that BMPs are installed to delineate between construction zones and occupied zones. PC RESOLUTION NO. 11- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA RECOMMENDING THAT THE CITY COUNCIL OF THE CITY OF TEMECULA ADOPT A RESOLUTION ENTITLED "A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TEMECULA ADOPTING A MITIGATED NEGATIVE DECLARATION, AND MITIGATION MONITORING PROGRAM FOR A ZONE CHANGE AND GENERAL PLAN AMENDMENT FROM VL- VERY LOW DENSITY TO L -LOW DENSITY WITH A PDO; A TENTATIVE TRACT MAP TO SUBDIVIDE 25 ACRES INTO 45 LOTS; AND A HOME PRODUCT REVIEW APPLICATION LOCATED EAST OF WALCOTT LANE AND WEST OF BUTTERFIELD STAGE ROAD, APPROXIMATELY 1,500 FEET NORTH OF LA SERENA WAY AND 1,100 FEET SOUTH OF CALLE CHAPOS" (APNS 957- 170 -032 THROUGH -036) Section 1. Procedural Findings. The Planning Commission of the City of Temecula does hereby find, determine and declare that: A. On May 12, 2010, Mr. Steve Galvez filed Planning Application Nos. PA10- 0145, Tentative Tract Map 36295; PA10 -0146, Home Product Review; PA10 -0147, Zone Change to PDO; and PA10 -0148, General Plan Amendment in a manner in accord with the City of Temecula General Plan and Development Code. B. On September 7, 2011, the Planning Commission recommended approval of Planning Application Nos. PA10 -0145, Tentative Tract Map 36295; PA10 -0146, Home Product Review; PA10 -0147, Zone Change to PDO; and PA10 -0148, General Plan Amendment. C. The Application was processed including, but not limited to a public notice, in the time and manner prescribed by State and local law. D. The Planning Commission, at a regular meeting, considered the Application and environmental review on September 7, 2011, 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. E. At the conclusion of the Commission hearing and after due consideration of the testimony, the Planning Commission recommended that the City Council approve Planning Application Nos. PA10 -0145, Tentative Tract Map 36295; PA10 -0146, Home Product Review; PA10 -0147, Zone Change to PDO; and PA10 -0148, General Plan Amendment with a Mitigated Negative Declaration and Mitigation Monitoring Program subject to and based upon the findings set forth thereunder. F. All legal preconditions to the adoption of this Resolution have occurred. Section 2. Environmental Findings. The Planning Commission hereby makes the following environmental findings and determinations in connection with the approval of Planning Application Nos . PA10 -0145, Tentative Tract Map 36295; PA10 -0146, Home Product Review; PA10 -0147, Zone Change to PDO; and PA10 -0148, General Plan Amendment. A. Pursuant to California Environmental Quality Act ( "CEQA), City staff prepared an Initial Study of the potential environmental effects of the approval of the Specific Plan Amendment Application, 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 August 8, 2011, and expired on September 7, 2011. Copies of the documents have been available for public review and inspection at the offices of the Department of Planning, located at City Hall 41000 Main Street, Temecula, California 92589. C. written comments were received prior to the public hearing and a response to all the comments made therein was prepared, submitted to the Planning Commission and incorporated into the administrative record of the proceedings. D. The Planning Commission has reviewed the Mitigated Negative Declaration and all comments received regarding the Mitigated Negative Declaration prior to and at the September 7, 2011 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) the Mitigated Negative Declaration reflects the independent judgment and analysis of the Planning Commission. E. Based on the findings set forth in the Resolution, the Planning Commission hereby recommends that the City Council adopt the Mitigated Negative Declaration prepared for this project. Section 3. PASSED, APPROVED AND ADOPTED by the City of Temecula Planning Commission this 7th day of September, 2011. ATTEST: Patrick Richardson, Secretary [SEAL] STATE OF CALIFORNIA COUNTY OF RIVERSIDE CITY OF TEMECULA )ss Pat Kight, Chairman I, Patrick Richardson, Secretary of the Temecula Planning Commission, do hereby certify that the forgoing PC Resolution No. 11- was duly and regularly adopted by the Planning Commission of the City of Temecula at a regular meeting thereof held on the 7th day of September, 2011, by the following vote: AYES: PLANNING COMMISSIONERS: NOES: PLANNING COMMISSIONERS ABSENT: PLANNING COMMISSIONERS ABSTAIN: PLANNING COMMISSIONERS Patrick Richardson, Secretary RESOLUTION NO. 11- A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TEMECULA ADOPTING A MITIGATED NEGATIVE DECLARATION AND MITIGATION MONITORING PROGRAM FOR A ZONE CHANGE AND GENERAL PLAN AMENDMENT FROM VL -VERY LOW DENSITY TO L -LOW DENSITY WITH A PDO; A TENTATIVE TRACT MAP TO SUBDIVIDE 25 ACRES INTO 45 LOTS; AND A HOME PRODUCT REVIEW APPLICATION LOCATED EAST OF WALCOTT LANE AND WEST OF BUTTERFIELD STAGE ROAD, APPROXIMATELY 1,500 FEET NORTH OF LA SERENA WAY AND 1,100 FEET SOUTH OF CALLE CHAPOS (APNS 957- 170 -032 THROUGH -036). THE CITY COUNCIL OF THE CITY OF TEMECULA DOES HEREBY RESOLVE AS FOLLOWS: Section 1. Procedural Findings. The City Council of the City of Temecula does hereby find, determine and declare that: A. On May 12, 2010, Mr. Steve Galvez filed Planning Application Nos. PA10- 0145, Tentative Tract Map 36295; PA10 -0146, Home Product Review; PA10 -0147, Zone Change to PDO; and PA10 -0148, General Plan Amendment in a manner in accord with the City of Temecula General Plan and Development Code. B. On September 7, 2011, the Planning Commission recommended approval of Planning Application Nos. PA10 -0145, Tentative Tract Map 36295; PA10 -0146, Home Product Review; PA10 -0147, Zone Change to PDO; and PA10 -0148, General Plan Amendment. C. The Project was processed, including but not limited to all public notices, in the time and manner prescribed by State and local law, including the California Environmental Quality Act, Public Resources Code § 21000, et seq. and the California Environmental Quality Act Guidelines, 14. Cal. Code Regs. § 15000 et seq. (collectively referred to as "CEQA ") D. Pursuant to CEQA, the City is the lead agency for the Project because it is the public agency with the authority and principal responsibility for approving the Project. E. On September 7, 2011, at a duly noticed public hearing as prescribed by law, the Planning Commission considered the Project and any comments received prior to or at the public hearing on September 7, 2011, at which time the City staff presented its report, and interested persons had an opportunity to and did testify either in support or in opposition to the Project and the Mitigated Negative Declaration. 1 F. The Planning Commission reviewed the Mitigated Negative Declaration and all comments received regarding the Mitigated Negative Declaration prior to and at the September 7, 2011 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. G. Based on the findings set forth in the Resolution, the City Council hereby adopts the Mitigated Negative Declaration prepared for this project. 2 PASSED, APPROVED, AND ADOPTED by the City Council of the City of Temecula this day of , 2011. ATTEST: Susan W. Jones, MMC City Clerk [SEAL] STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss CITY OF TEMECULA ) Ron Roberts, Mayor I, Susan W. Jones, MMC, City Clerk of the City of Temecula, do hereby certify that the foregoing Resolution No. 11- was duly and regularly adopted by the City Council of the City of Temecula at a meeting thereof held on the day of , 2011, by the following vote: AYES: COUNCIL MEMBERS: NOES: COUNCIL MEMBERS: ABSENT: COUNCIL MEMBERS: ABSTAIN: COUNCIL MEMBERS: 3 Susan W. Jones, MMC City Clerk City of Temecula P.O. Box 9033, Temecula, CA 92589 -9033 Environmental Checklist Project Title Walcott Estates Lead Agency Name and Address City of Temecula P.O. Box 9033, Temecula, CA 92589 -9033 Contact Person and Phone Number Matt Peters, Associate Planner (951) 694 -6408 The project site is located east of Walcott Lane, approximately 1,500 feet north of La Serena and 1,100 feet south of Calle Chapos. Steve Galvez Walcott Investments, LLC 31938 Temecula Pkwy Suite A369 Temecula, CA 92592 Project Location Project Sponsor's Name and Address General Plan Designation VL -Very Low Density Residential VL -Very Low Density Residential Planning Application No. PA10 -0145, a Tentative Tract Map (No. 36295) to subdivide 25 acres into 45 single - family cluster lots. Minimum lot size for the residential lots is 4,500 square feet. Approximately 10 acres of the site will be preserved as permanent open space to preserve the existing drainage on -site. Access to the site will be provided from Walcott Lane. The future extension of Butterfield Stage Road will have restricted (gated), emergency access only. (Associated applications: PA10 -0146, Home Product Review; PA10 -0147, Zone Change for PDO; and PA10 -0148, General Plan Amendment for PDO /cluster development). Planning Application No. PA10 -0146, a Residential Home Product review for 45 lots to be created with TTM 36295 (PA10 -0145) for three floor plans ranging in size from 2,235 to 2,956 square feet with three elevation types each - Craftsman, Spanish and Tuscan. Planning Application No. PA10 -0147, a Zoning Map and Text change from Very Low (VL) density residential to a Planned Development Overlay (PDO) based on the standards of the Low (L) density residential designation with provisions for a cluster development. Planning Application No. PA10 -0148, a General Plan Land Use map change from Very Low (VL) density residential to Low (L) density residential. Zoning Description of Project Surrounding Land Uses and Setting The subject property is a vacant hillside and valley. Property to the south consists of single family residential development at a LM -Low Medium , Density, while properties to the east, west and north are developed at L -Low Density. Slightly farther to the north is the future Roripaugh Ranch Specific Plan, which will contain up to 2,015 residential units. The subject property is in an area that transitions between high and low density residential developments. Other public agencies whose approval is required None 1 Vicinity Map 2 City of Temecula Community Development Planning Division Notice of Proposed Mitigated Negative Declaration PROJECT: Walcott Estates (Planning Application Nos. PA10 -0145, PA10 -0146, PA10- 0147 and PA10 -0148 APPLICANT: Steve Galvez, Walcott Investments, LLC LOCATION: Located east of Walcott Lane, approximately 1,500 feet north of La Serena and 1,100 feet south of Calle Chapos in the City of Temecula, County of Riverside DESCRIPTION: A Tentative Tract Map (No. 36295) to subdivide 25 acres into 45 single - family cluster lots, a Residential Home Product Review for 45 lots, a Zoning Map and text change from Very Low (VL) density residential to a Planned Development Overlay (PDO), and a General Plan Land Use map change from Very Low (VL) density residential to Low (L) density residential The City of Temecula intends to adopt a Mitigated Negative Declaration for the project described above. Based upon the information contained in the Initial Environmental Study and pursuant to the requirements of the California Environmental Quality Act (CEQA); it has been determined that this project as proposed, revised or mitigated will not have a significant impact upon the environment. As a result, the Planning Commission intends to adopt a Mitigated Negative Declaration for this project. The mitigation measures required to reduce or mitigate the impacts of this project on the environment are included in the project design and /or the Mitigation Monitoring Program which will be included as part of the Mitigated Negative Declaration for this project. The Comment Period for this proposed Mitigated Negative Declaration is August 8, 2011 to September 7, 2011. Written comments and responses to this notice should be addressed to the contact person listed below at the following address: City of Temecula, P.O. Box 9033, Temecula, CA 92589 -9033. City Hall is located at 41000 Main Street. The public notice of the intent to adopt this Mitigated Negative Declaration is provided through: ®The Local Newspaper Posting the Site Notice to Adjacent Property Owners If you need additional information or have any questions concerning this project, please contact Matt Peters, AICP at (951) 694 -6408. Prepared by: cc, �5 (Sign.ture) (Title) Environmental Factors Potentially Affected The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a "Potentially Significant Impact" as indicated by the checklist on the following pages. Aesthetics Mineral Resources Agriculture and Forestry Resources X Noise Air Quality Biological Resources Population and Housing Public Services X Greenhouse Gas Emissions Recreation X Cultural Resources Transportation and Traffic Geology and Soils Utilities and Service Systems Hazards and Hazardous Materials Mandatory Findings of Significance Hydrology and Water Quality None Land Use and Planning Determination (To be completed by the lead agency) On the basis of this initial evaluation: find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. X find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because revisions in the project have been made by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared. find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. find that the proposed project MAY have a "potentially significant impact" or "potentially significant unless mitigated" impact on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. find that although the proposed project could have a significant effect on the environment, because all potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project, nothing further is required. Nub Signature Matt Peters Printed Name 3 $ 7/1/1 Date City of Temecula For 1. AESTHETICS. Would the project: Issues and Supporting Infcrmatio' Sources Potentially S gnificant Impact Less Than Significant With Mitigation Incorporated Less Than Significant Impact No Impact a Have a substantial adverse effect on a scenic vista? X b Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway? X X c Substantially degrade the existing visual character or quality of the site and its surroundings? d Create a new source of substantial light or glare, which would adversely affect day or nighttime views in the area? X Comments: 1.a. No Impact: There are no designated scenic vistas affected by the project. The Community Design Element of the City of Temecula's General Plan identifies important scenic viewsheds to ensure that all new public and private development projects will not obstruct the public views of scenic resources. According to the General Plan exhibit on page CD -5, the subject property has not been identified as a scenic vista or viewshed. No impacts are anticipated as a result of the project. 1.b. No Impact: The project site is not located on a scenic highway. The project site is a vacant hillside and valley, however no trees, rock outcroppings or historic buildings will be affected by the proposed project. As addressed above in Section 1.a. and according to the General Plan, the project site contains no scenic vistas or viewsheds. No impact is anticipated and no mitigation measures are required. 1.c. Less Than Significant Impact: The proposed project is located on a vacant hillside and valley between Walcott Lane (2 -lane local) to the west and a future extension of Butterfield Stage Road (four -lane divided major arterial) to the east. Existing residential development is located immediately the south of the property and future Roripaugh Ranch is farther to the north. Roripaugh Ranch will eventually contain up to 2,015 residential units. The project is part of a developing valley and provides a transition between existing and future residential developments by clustering development on approximately 15 acres and preserving approximately 10 acres of open space. The open space will be adjacent to the existing residential to the south providing an adequate buffer between the existing and proposed development. The project will contain 45 single - family residential units consisting of three different floor plans and three different architectural styles, including Spanish, Tuscan and Craftsman. The homes will contain significant articulation and massing, varied rooflines and architectural specific details and materials. The project also contains significant landscaping, trails, and rural three -rail fencing with stone pilaster details. The project was designed to preserve open space and compliment surrounding residential development. A less than significant impact is anticipated as result of the project. 1.d. Less Than Significant Impact: The proposed project is currently vacant with no sources of light or glare. Future development on the project site will introduce new generators of light and glare typically associated with residential development. The City of Temecula requires all new development to comply with the Mount Palomar Lighting Ordinance (Ordinance 655). This ordinance requires lighting to be shielded, directed down to avoid glare onto adjacent properties and emit low levels of glare into the sky. Lighting issues are addressed during the City's plan review and inspection process. A less than significant impact is anticipated as a result of the project. 4 2. AGRICULTURE AND FOREST RESOURCES. In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model (1997) prepared by the California Dept. of Conservation as an optional model to use in assessing impacts on agriculture and farmland. In determining whether impacts to forest resources, including timberland, are significant environmental effects, lead agencies may refer to information compiled by the California Department of Forestry and Fire Protection regarding the state's inventory of forest land, including the Forest and Range Assessment Project and the Forest Legacy Assessment Project; and forest carbon measurement methodology provided in Forest Protocols adopted by the California Air Resources Board. Would the project: Issues and Support ng Information Sources Potentially Significant Im.act Less Than Significant With Mitigation Incor• orated Less Than Significant Impact No Impact a Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non - agricultural use? X b Conflict with existing zoning for agricultural use, or a Williamson Act contract? X c Conflict with existing zoning for, or cause rezoning of, forest land (as defined in Public Resources Code section 12220(g)), timberland (as defined by Public Resources Code section 4526), or timberland zoned Timberland Production (as defined by Government Code section 51104(g)? X d Result in the loss of forest land or conversion of forest land to non - forest use X e Involve other changes in the existing environment which, due to their location or nature, could result in conversion of Farmland, to non - agricultural use or conversion of forest land to non - forest use? X Comments: 2.a.c.d.e. No Impact: According to the City of Temecula General Plan, the project site does not contain and will not convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance to a non - agricultural use. Forest and /or Timberland do not exist on the property or in the surrounding area. Property to the south contains existing single - family dwellings, while the property to the north contains a small amount of grapevines, and farther to the north there is a "pick your own" blueberry farm. However, the property is zoned VL -Very Low Density Residential and was never intended for agricultural or foresting purposes. Therefore, the construction of the project will not have any impacts to these types of farmland or forest resources. 2.b. No Impact: The project site does not have an agricultural zoning designation by the City of Temecula, and the site is not regulated by a Williamson Act contract. Consequently, there are no impacts related to this issue. 5 3. AIR QUALITY. Where available, the significance criteria established by the applicable air quality management or air pollution control district may be relied upon to make the following determinations. Would the project: Iss:;es and Supporting Information Sources Potentially Significant Impact Less Than Significant With Mitigation Incorporated X Less Than Significant Impact X X X No Impact a Conflict with or obstruct implementation of the applicable air quality plan? Violate any air quality standard or contribute substantially to an existing or projected air quality violation? Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non - attainment under an applicable federal or state ambient air quality standard (including releasing emissions which exceed quantitative thresholds for ozone precursors)? Expose sensitive receptors to substantial pollutant concentrations? b c d e Create objectionable odors affecting a substantial number of people? X Comments: 3.a.b. Less Than Significant Impact: According to the Air Quality and Greenhouse Gas Study by Entech Consulting Group, "Based on the air quality emissions modeling contained in this report, with the implementation of identified mitigation measures the air emissions associated with this proposed project would be below the applicable thresholds of significance consistent with SCAQMD's Air Quality Management Plan." The project is anticipated to have a less than significant impact. 3.c. Less Than Significant Impact: According to the Air Quality and Greenhouse Gas Study by Entech Consulting Group, The operational impact analysis is based on cumulative traffic conditions in the project area. As shown in that analysis, the proposed project would not result in violations of the state or federal ambient air quality standards. The proposed project would be consistent with the SCAQMD's AQMP, which is the long range air quality planning document. Thus, the proposed project would have a less than significant impact on cumulative regional and local air quality." Furthermore, it is stated, "After a detailed analysis, it has been determined that no significant impacts will be created from the construction and operation of the proposed project, thus no mitigation measures are required." The project is anticipated to have a less than significant impact. 3.d. Less Than Significant Impact With Mitigation Incorporated: According to the City of Temecula General Plan, as defined in figure AQ -2 of the General Plan, there no known sensitive receptors (hospitals, schools, libraries, child care centers, and adult- assisted care facilities) that would be exposed to substantial pollutant concentrations in the immediate vicinity. The South Coast Air Quality Management District (SCAQMD), however, classifies the surrounding residences as sensitive receptors. The surrounding residences may be exposed to some pollutant concentrations on a short-term basis during construction and grading activities. With the implementation of the mitigation measures identified below, these impacts will be reduced to a less than significant level. Mitigation Measure Air Quality 1: • Water exposed surfaces three times daily but prevent tracking of mud from exiting the construction site or from reaching or entering any type of storm water conveyance system on the site 6 • Apply soil stabilizers to inactive areas. • Cover all haul trucks or maintain at least two feet of freeboard. • Pave or apply water four times daily to all unpaved parking or staging areas. • Sweep any site access points within 30 minutes of any visible dirt deposition on any public roadway. • Cover or water twice daily any on -site stockpiles of debris, dirt or other dusty material. • Suspend all operations on any unpaved surface if winds exceed 25 mph. • Hydroseed or otherwise stabilize any cleared area which is to remain inactive for than 96 hours after clearing is completed. • Ensure that all cut and fill slopes are permanently protected from erosion. • Require the construction contractor to ensure that all construction equipment is maintained in peak working order. • Limit allowable idling to 10 minutes for trucks and heavy equipment. • Limit lane closures to off -peak travel periods. • Park construction vehicles off traveled roadways. • Wet down or cover dirt haul routed but, prevent tracking of mud from exiting the construction site or from reaching or entering any type of storm water conveyance system on the site. • Sweep access points daily. • Implement erosion controls throughout the construction site 3.e. Less Than Significant Impact: Development of the project will not create any considerably objectionable odors that will affect a substantial number of people in the surrounding community. In considering the scope of the project and the fact that construction activities will occur on a temporary basis, the impact is anticipated to be less than significant. 4. BIOLOGICAL RESOURCES. Would the project? Issues and Supporting Information Sources Potentially Significant Impact Less Than Significant With Mitigation Incorporated Less Than Significant Impact No Impact a Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? X b Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations or by the California Department of Fish and Game or US Fish and Wildlife Service? X c Have a substantial adverse effect of federally protected wetlands as defined by Section 404 of the Clean Water Act (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? X d Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? X e Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance? X f Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan? X Comments: Approximately 10 acres of the 22 acre (net) site will be permanently preserved as natural open space. No changes or modifications are proposed to the blue line stream or surrounding area. 4.a. -d. Less Than Significant With Mitigation Incorporated: The project site has the potential to contain fairy shrimp and to affect federally protected wetlands, and has the potential to contain Burrowing Owl and nesting bird habitat. Therefore, the following mitigation measures were included in the, "Biological Resource Assessment, Burrowing Owl Survey, and MSHCP Consistency Analysis Report" prepared by ECORP Consulting: Mitigation Measure Bio 1: Pool features on the site should be inspected for fairy shrimp during the rainy season. If ponds are confirmed to be capable of supporting fairy shrimp, then focused fairy shrimp surveys by a qualified biologist are recommended. Mitigation Measure Bio 2: Pursuant to MSHCP guidelines, a pre- construction survey for burrowing owl within 30 days prior to ground disturbance is required. 8 Mitigation Measure Bio 3: Pay Stephen's Kangaroo Rat fees Mitigation Measure Bio 4: Habitat clearing should avoid the migratory bird breeding season, which typically extends from March 1 to August 15. If construction is to occur during the MBTA breeding season, a nesting bird survey should be conducted by a qualified biologist. 4.e. Less Than Significant Impact: There are no trees or other biological resources that will be impacted or conflict with any policies or ordinances. A less than significant impact is anticipated. 4.f. Less Than Significant Impact: The report prepared by ECORP Consulting included an MSHCP Consistency Analysis. The project has been reviewed and includes mitigation consistent with MSHCP. As a result the project will not conflict with the provisions of the MSHCP and a less than significant impact is anticipated. 9 5. CULTURAL RESOURCES. Would the project: Iss „es and Supporting Information Sources Potentially Significant Impact Less Than Significant With Mitigation Incorporated X Less Than Significant Impact No Impact a Cause a substantial adverse change in the significance of a historical resource as defined in Section 15064.5? b Cause a substantial adverse change in the significance of an archaeological resource pursuant to Section 15064.5? Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature? Disturb any human remains, including those interred outside of formal cemeteries? X X X c d Comments: 5.a. — d. Less Than Significant With Mitigation Incorporated: The City of Temecula General Plan does not identify the subject parcel as a sensitive archeological resource area; however the subject parcel is identified as being in a highly sensitive paleontological area. A cultural resources report on the subject property was provided by the applicant entitled "A Cultural Resources Survey of the Karen Lynn Lane Project, Temecula California” prepared by Brian F. Smith and Associates. The report concluded that no cultural or archaeological remains were found within the subject property boundaries, but recommended if any remains were exposed during development, the area should be re- evaluated by a qualified archaeologist. While the likelihood of encountering any cultural resources is low, there is potential, as with any project involving earth moving activities, to uncover unknown subsurface cultural resources. Therefore, the project will be conditioned that if, during construction, cultural resources are encountered, work should be halted or diverted in the immediate area while a qualified archaeologist evaluates the finds and makes recommendations. In addition, mitigation has been provided below: Mitigation Measure CultRes 1: The Pechanga Band of Luiseno Indians shall be contacted to develop a management plan for any resources that may be unearthed, to afford the Band an opportunity to monitor ground- disturbing activities and to participate in the decisions regarding collection and curation of any such resources. If any cultural resources are exposed during initial grading and ground disturbance activities the City will be contacted, and a qualified archaeologist will evaluate the resources. If any resources are discovered, the archaeologist shall prepare a final report regarding the resources in accordance with standard archaeological management requirements. Mitigation Measure CultRes 2: If any human remains are encountered during initial grading activities, all ground disturbing activities in the vicinity of the discovery will be terminated immediately and the County Coroner's office will be contacted to manage such remains. 10 6. GEOLOGY AND SOILS. Would the project: Issues and Supporting Information Sources Potentially Significant Impact Less Than Significant With Mitigation Incorporated Less Than Significant Impact No Impact a Expose people or structures to potential substantial adverse effects, including the risk of Toss, injury, or death involving: i. Rupture of a known earthquake fault, as delineated on the most recent Alquist - Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42. X ii Strong seismic ground shaking? X iii Seismic - related ground failure, including liquefaction? X iv Landslides? X b Result in substantial soil erosion or the loss of topsoil? X c Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on- or off -site landslide, lateral spreading, subsidence, liquefaction or collapse? X d Be located on expansive soil, as defined in Table 18 -1 -B of the Uniform Building Code (1994), creating substantial risks to life or property? X e Have soils incapable of adequately supporting the use of septic tanks or alternative wastewater disposal systems where sewers are not available for the disposal of wastewater? X Comments: 6.a.i.ii.iii.c.d. Less Than Significant Impact: The subject property is not located on a fault line or fault zone. Soil liquefaction is caused by the loss of soil strength, which is a result of increased pore water pressures related to significant seismic activity. This phenomenon occurs primarily in loose to somewhat dense cohesion -less soils, which are located within a groundwater zone. When seismic shaking occurs a rearrangement of the soil particles take place, putting them into a denser condition, which results in the localized settlement, sand boils and /or flow failures. The subject property is located in a seismically active area, as is the majority of southern California. The project has been reviewed and conditioned by the Building and Safety Department to be constructed to the standards of the Uniform Building and Safety Code (UBSC). As a result, less than significant impacts are anticipated as a result of the project. 6.a.iv. Less Than Significant Impact: Landslide hazard areas are generally considered to exist when substantial slopes are located on or immediately adjacent to a subject property. There are slopes located on the project site, but none that could potentially create a hazard associated with landslides. The potential for landslides to occur at the site is considered less than significant. 6.b. Less Than Significant Impact: The site may be susceptible to soil erosion during the short-term construction activities. Short-term erosion effects during the construction phase of the project would be prevented through implementation of a Storm Water Pollution Prevention Plan (SWPPP), which is required in accordance with the Countywide National Pollutant Discharge Elimination System (NPDES) General Construction Activities Permit. The SWPPP includes standard construction methods such as sandbags, silt fencing, and temporary detention basins to control on -site and off -site erosion. Therefore, with implementation of an approved SWPPP, impacts resulting from erosion during construction would be Tess than significant. 6.e. No Impact: The project will not require the use of septic tanks or other wastewater disposal systems. 1 1 7. GREENHOUSE GAS EMISSIONS. Would the project: Issues and Supporting Informaton Sources Potentially Significant Impact Less Than Significant With Mitigation Incorporated Less Than Significant Impact No Impact a Generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the environment? X b Conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the emissions of greenhouse gases? X Comments: 7.a.b. Less Than Significant Impact: An air quality and greenhouse gas study was prepared by Entech Consulting Group for this project. The report concluded that "The majority of GH emissions will result from construction activities. Temporary GH emissions are expected to occur for the duration of the construction of the proposed project. URBEMIS 2007 was utilized and emissions were estimated for each stage of the construction schedule. Draft guidance from both the South Coast Air Quality Management District (SCAQMD) and the County of San Diego Planning Department recommend amortizing construction estimates over a 30- year period to account for their contribution to project lifetime greenhouse gas emissions. Based on the amortization over a 30 -year period, construction emissions would be estimated at 399 MT of CO2e per year, which is below the 900 MT threshold suggested by CAPCOA as a screening threshold." As a result, impacts from this project concerning greenhouse gas emissions are considered less than significant. 12 8. HAZARDS AND HAZARDOUS MATERIALS. Would the project: Issues and Supporting Information Sources Potent ally Significant Impact Less Than Significant With Mitigation Incorporated Less Than Significant Impact No Impact X a Create a significant hazard to the public or the environment through the routine transportation, use, or disposal of hazardous materials? b Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? X c Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or acutely hazardous materials, substances, or waste within one - quarter mile of an existing or proposed school? Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment? For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard for people residing or working in the project area? X X X d e f For a project within the vicinity of a private airstrip, would the project result in a safety hazard for people residing or working in the project area? Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation •Ian? X X g h Expose people or structures to a significant risk or loss, injury or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? X Comments: 8.a. No Impact: The proposed project will not create a significant hazard to the public or the environment through the routine transportation, use or disposal of hazardous materials. The proposed land use is a residential development, which will not be routinely transporting, using or disposing hazardous materials. 8.b.c. No Impact: The proposed project will not create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment. The proposed project is a residential development and will not emit hazardous materials into the environment. In addition, the project will not require the handling of hazardous or acutely hazardous materials, substances and waste within one - quarter mile of an existing or proposed school. 8.d. No Impact: The proposed project will not be located on a site which is included on a list of hazardous materials sites pursuant to Government Code Section 65962.5 and, as a result, will not create a significant hazard to the public or the environment. The California Environmental Protection Agency lists Hazardous Waste Substances Sites. The project site is not on the list, therefore no impact related to hazardous materials posing a significant hazard to the public or environment will occur. 13 8.e.f. No Impact: The project site is not located within an airport land use plan, within two miles of a public airport, or within the vicinity of a private airstrip. The project will not create or result in a safety hazard for people residing or working in the project area. No impact is anticipated. 8.g. No Impact: The proposed project is not located in an area where it will impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan. No impact is anticipated as a result of the project. 8.h. Less Than Significant Impact: The proposed project is not adjacent to a wildland area that would be subject to fire hazards. Future development will comply with all applicable Building and Fire Codes. A less than significant impact is anticipated as a result of the project. 14 9. HYDROLOGY AND WATER QUALITY. Would the project: Issues and Supporting Information Sources Potentially Significant Impact Less Than Significant With Mitigation Incorporated Less Than Significant Impact No Impact a Violate any water quality standards or waste discharge requirements or otherwise substantially degrade water quality? X b Substantially deplete groundwater supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (e.g., the production rate of pre- existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)? X c Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, in a manner, which would result in substantial erosion or siltation on- or off -site? X d Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, or substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or off -site? X e Create or contribute runoff water which would exceed the capacity of existing or planned storm water drainage systems or provide substantial additional sources of polluted runoff? X f Require the preparation of a project- specific WQMP? X g Place housing within a 100 -year flood hazard area as mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map? X h Place within a 100 -year flood hazard area structures which would impede or redirect flood flows? X i Expose people or structures to a significant risk of Toss, injury or death involving flooding, including flooding as a result of the failure of a levee or dam? X j Inundation by seiche, tsunami, or mudflow? X Comments: 9.a. Less Than Significant Impact: The project will not violate water quality standards or waste discharge requirements. The project is required to comply with all current soil erosion and national pollutant discharge elimination system standards in effect at the time of grading permit issuance. As a condition of approval for this project, the developer will be required to comply with the requirements of the National Pollutant Discharge Elimination Systems (NPDES) permit from the State Water Quality Resources Control Board. A less than significant impact is anticipated. 9.b. Less Than Significant Impact: The project will not substantially deplete groundwater supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or lowering of the local groundwater table level because the project design preserves approximately 10 acres of 15 open space containing the lowest elevations of the property and a blue line stream, which will allow for sufficient groundwater re- charging. A less than significant impact is anticipated. 9.c. Less Than Significant Impact: The project will not substantially alter the existing drainage pattern of the site or area. The blue line stream that runs through the southern half of the site will remain undisturbed and be preserved as permanent open space. In addition, through the implementation of SWPPP (Storm Water Pollution Prevention Program), erosion and siltation issues will be controlled to a less than significant impact level and this project will not result in substantial erosion or siltation on or off-site. 9.d.e.f. Less Than Significant Impact: The project would increase runoff as a result of increasing the impervious surface on the project site. The City imposes standard design criteria to detain surface runoff on the property to ensure that the maximum runoff volume from the site is not significantly increased. The project will not violate any water quality standards or waste discharge requirements established by the State of California. However, the project is required to prepare a Water Quality Management Plan (WQMP) pursuant to the Municipal Separate Storm -Sewer Permit (MS4 Permit) issued by the Regional Water Quality Control Board (RWQCB). A preliminary plan has been submitted and conceptually accepted and the project will comply with RWQCB standards as designed. Based upon the information presented above, the project would not substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or off -site. Less than significant impacts are anticipated. 9.g.h. No Impact: According to the City's General Plan, the project will not involve the placement of residences or structures in a 100 -year floodplain hazard area. The project is not within an area identified on the Federal Emergency Management Agency (FEMA) maps for flooding. No significant flood hazards are expected to occur from developing the project site as proposed, therefore no impact is anticipated. 9.i. No Impact: The proposed project would not expose people or structures to a significant risk of loss, injury, or death involving flooding, including flooding as a result of the failure of a levee or dam. The subject property is not located within a dam inundation area per the City's General Plan. No impacts are anticipated. 9.j. No Impact: Due to the project area's distance from the ocean and higher elevation, there is no potential for a tsunami. The project area is not located near a large surface water body, and there is no potential for inundation by seiche or mudflow due to the topography of the site. 16 10. LAND USE AND PLANNING. Would the project: Issues and Supporting Information Sources Potentially Significant Impact Less Than Significant With Mitigation Incorporated Less Than Significant Impact No Impact X a Physically divide an established community? b Conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project (including, but not limited to the general plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? X c Conflict with any applicable habitat conservation plan or natural community conservation plan? X Comments: 10.a. No Impact: The project is located on vacant land that will not divide an established community. 10.b. Less Than Significant Impact: The proposed project will result in the development of 45 new single - family homes on 22 net acres. The project involves a General Plan Amendment and Zone Change to a PDO — Planned Development Overlay. The net increase resulting from the zone change from VL — Very Low Density Residential to L — Low Density Residential is 26 units, which is not considered substantial as evidenced by the results of the Traffic Impact Analysis prepared for this project, which identified less than significant impacts and no mitigation. The property is already zoned VL and was previously planned for residential development. The proposed project is designed as a cluster development to preserve open space and provide a transition between high and low- density development. The project site contains a dedicated road that is currently dirt (undeveloped) and is used as a "cut- through" by people living east of the future extension of Butterfield Stage Road. The project has residential development to the south and major roads on both sides (Walcott Lane to the west and the future extension of Butterfield Stage Road to the east) of the property. Roads and other infrastructure are available to the site and the project will not require major extensions of infrastructure that could induce substantial population growth in the area. A less than significant impact is anticipated as result of this project. 10.c. No Impact: The project is consistent with the MSHCP and will not conflict with any habitat conservation plan or natural community conservation plan (see discussion under "Biological Resources "). 17 11. MINERAL RESOURCES. Would the project: Issues and Supporting Information Sources Potentially Significant Impact Less Than Significant With Mitigation Incorporated Less Than Significant Impact No Impact X a Result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state? b Result in the loss of availability of a locally - important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? X Comments: 11.a.b. No Impact: The construction of this project on the proposed site is not anticipated to result in the loss of a known mineral resource that would be of value to the region or to the residences of the State. According to the General Plan, the State Division of Mines and Geology has prepared a mineral resources report entitled Mineral Land Classification of the Temescal Valley Area, Riverside County, California, Special Report 165, which evaluated mineral deposits within the Temecula Planning Area. According to the State Geologist, the Temecula Planning Area was classified as a Mineral Resources Zone -3a (MRZ -3a), which determined that the area contains sedimentary deposits which have the potential to supply sand and gravel for concrete and crushed stone for aggregate, however these areas are not considered to contain mineral resources of significant economic value. The proposed project is not located in an area that is known to contain mineral resources. No impacts are anticipated as result of this project. 18 12. NOISE. Would the project result in: Issues and Supporting Information Sources Potentially Significant Impact Less Than Significant With Mitigation Incorporated X Less Than Significant Impact No Impact a 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? b Exposure of persons to or generation of excessive groundborne vibration or groundborne noise levels? X c A substantial permanent increase in ambient noise levels in the project vicinity above levels existing without the project? A substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels existing without the project? X X X d e For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? f For a project within the vicinity of a private airstrip, would the project expose people residing or working in the project area to excessive noise levels? X Comments: 12.a. —d. Less Than Significant With Mitigation Incorporated: The project is anticipated to have construction, operational, and traffic noise impacts that could expose people to noise, groundborne vibration, and temporary periodic increase in ambient noise levels. To mitigate these potential impacts the following is required as identified in the Noise Impact Analysis prepared by Kunzman Associates: Mitigation Measure Noise 1 (Construction): A. The construction equipment staging and storage areas should be located as far from the residential uses as possible. B. All construction equipment should be properly maintained with operating mufflers and air intake silencers as effective as those installed by the original manufacturer. C. All construction activities should only take place between 7:00 a.m. to 6:30 p.m., Monday through Saturday. No construction should take place on Sundays or nationally recognized holidays. D. The contractor shall be restricted from playing loud music in the open construction area. E. For the duration of construction activities, the construction manager shall serve as the contact person should noise levels become disruptive to local residents. A sign should be posted at the project site with the contact phone number. F Residents living within 1,000 feet from the existing property line should be provided with a construction schedule. A timely notification should accompany any major changes to this schedule. 19 G. Additional noise attenuation methods should be utilized to reduce noise levels as much as possible. These methods include, but are not limited to, the use of sound blankets and the construction of temporary sound barriers between active construction areas and sensitive receptors. Any such barriers should be constructed as close to the sensitive receptor as possible to achieve the greatest attenuation effect. Mitigation Measure Noise 2 (Operational): A. In order to keep the nearest sensitive receptor from experiencing noise levels in excess of 65 dBA, the proposed lift station must be constructed so that noise levels do not exceed 78 dBA at a distance of 10 feet. Mitigation Measure Noise 3 (Traffic): Buildout traffic volumes will result in noise levels that exceed City standards at the proposed single - family detached dwelling units. The following mitigation will be necessary to reduce exterior and interior noise levels to an acceptable range. A. Exterior - A noise barrier shall be built along the eastern edge of the property along Butterfield Stage Road consistent with Figure 6 of the Kunzman Associates "Noise Impact Analysis" dated September, 2010, on file with the City of Temecula Planning Department. B. Interior - All homes should implement mitigation measures to provide mechanical ventilation, double - paned glass, and solid core doors with weather stripping and seals. The homes proposed within 300 feet along Butterfield Stage Road will require further attenuation, which includes stucco or brick exterior siding with half inch thick fiberboard underlayer and interior and exterior walls should be attached by resilient channels or have double walls, and that exterior construction materials have a sound transmission class of 30 or greater. 12.e.f. No Impact: The project site is not located within an airport land use plan, within two miles of a public airport, or within the vicinity of a private airstrip. The project will not expose people residing or working in the project area to excessive noise levels. No impact is anticipated. 20 13. POPULATION AND HOUSING. Would the project: Issues and Supporting Information Sources Potentially Significant Impact Less Than Significant With Mitigation Incorporated Less Than Significant Impact No Impact a Induce substantial population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)? Displace substantial numbers of existing housing, necessitating the construction of replacement housing elsewhere? X X b c Displace substantial numbers of people, necessitating the construction of replacement housing elsewhere? X Comments: 13.a. Less Than Significant Impact: The proposed project will result in the development of 45 new single - family homes on 22 net acres. The project involves a General Plan Amendment and Zone Change to a PDO — Planned Development Overlay. The net increase resulting from the zone change from VL — Very Low Density Residential to L — Low Density Residential is 26 units, which is not considered substantial as evidenced by the results of the Traffic Impact Analysis prepared for this project, which identified less than significant impacts and no mitigation. The property is already zoned VL and was previously planned for residential development. The proposed project is designed as a cluster development to preserve open space and provide a transition between high and low- density development. The project site contains a dedicated road that is currently dirt (undeveloped) and is used as a "cut- through" by people living east of the future extension of Butterfield Stage Road. The project has residential development to the south and major roads on both sides (Walcott Lane to the west and the future extension of Butterfield Stage Road to the east) of the property. Roads and other infrastructure are available to the site and the project will not require major extensions of infrastructure that could induce substantial population growth in the area. A less than significant impact is anticipated as result of this project. 13.b.c. No Impact: The proposed project site is currently vacant and will not displace housing or people necessitating the need for replacement housing elsewhere. A less than significant impact is anticipated as a result of this project. 21 14. PUBLIC SERVICES. Issues and Supporting Information Sources Potentially Significant Impact Less Than Significant With Mitigation Incorporated Less Than Significant Impact X No Impact a Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: Fire protection? Police protection? X Schools? X Parks? X Other public facilities? X Comments: 14.a. Less Than Significant Impact: The proposed project will add a total of 45 single family residences to the community that will have a very minor (less than significant) impact upon, or result in a need for new or altered fire, police, school, recreation, or other public facilities. Development of this site was previously analyzed and anticipated in the Final Environmental Impact Report that was prepared for the City of Temecula General Plan. The General Plan Amendment and Zone Change from L -Low Density to VL -Very Low Density will incrementally increase the need for some public services. However, this increase is considered a very small increment that can be addressed when the project is required to contribute its fair share to public services through the City's Development Impact Fees (DIF). In addition, the project was reviewed and conditioned by the Police and Fire Departments in order to ensure adequate facilities, acceptable service ratios and response times. A significant portion of the project, approximately 10 acres will be preserved as open space, and the remaining developed portion will contain trails that can provide linkages to existing and future development in the area. Therefore, no new public parks will be required. The incremental effect on schools will be reduced through the payment of applicable school fees at the time the project is developed. A less than significant impact is anticipated as a result of this project. 22 15. RECREATION. Issues and Supporting Information Sources Potentially Significant Impact Less Than Significant With Mitigation Incorporated Less Than Significant Impact X No Impact a Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? b Does the project include recreational facilities or require the construction or expansion of recreational facilities, which might have an adverse physical effect on the environment? X Comments: 15.a. Less Than Significant Impact: The proposed project will have a less than significant impact on the existing recreational opportunities and existing parks since the proposed project will create approximately 10 acres of open space and provide trails that will link the development to Walcott Lane and Butterfield Stage and beyond. In addition, the City owns and maintains 38 parks, and has two recreation centers, an outdoor amphitheater, a gymnasium, two swimming pools, a senior center, the Temecula Museum and Children's Museum. The proposed development may slightly increase the use of the existing parks or other recreational facilities in the area, however the demand will not increase significantly as a result of the project. The proposed project would not directly increase or result in the substantial deterioration of the existing park and recreational facilities. It is anticipated that the proposed project will have a less than significant impact. 15.b. No Impact: The project includes the preservation of approximately 10 acres of open space and the creation of community trails that will link the development to a future multi -use trail along Walcott Lane and provide a link to a sidewalk along the future extension of Butterfield Stage Road. In addition, the preservation of open space will ensure that the project will not have an adverse physical effect on the environment. No impacts are anticipated as a result of this project. 23 16. TRANSPORTATION /TRAFFIC. Would the project: Issues and Supporting Information Sources Potentially Significant Impact Less Than Significant With MdigaVon Incorporated Less Than Significant Impact No Impact a Conflict with an applicable plan, ordinance or policy establishing measures of effectiveness for the performance of the circulation system, taking into account all modes of transportation including mass transit and non - motorized travel and relevant components of the circulation system, including but not limited to intersections, streets, highways and freeways, pedestrian and bicycle paths and mass transit? X b Conflict with an applicable congestion management program, including, but not limited to level of service standards and travel demand measures, or other standards established by the county congestion management agency for designated roads or highways? Result in a change in air traffic patterns, including either an increase in traffic levels or a change in location that results in substantial safety risks? Substantially increase hazards due to a design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm e.ui.ment ? Result in inade.uate emergency access? X X X X X c d e f Conflict with adopted policies, plans, or programs regarding public transit, bicycle, or pedestrian facilities, or otherwise decrease the performance or safety of such facilities? Comments: 16.a.b. Less Than Significant Impact: According to the Traffic Impact Analysis (TIA) prepared by VA Consulting for the project, "The proposed rezoning would result in a net increase of 383 vehicle trips per day, with 30 and 40 net trips respectively, in the a.m. and p.m. peak hours. The resulting traffic from this development has little to no impact on predicted Year 2013 and General Plan Buildout level of service at intersections surrounding the project based on an analysis that combined project peak hour volumes with forecasted volumes." Furthermore, the TIA states, "There are no concerns regarding on -site circulation associated with the proposed project. The project access roadways are appropriately sized and configured for the project volumes and designed in accordance with applicable agency standards. The project access location along Walcott Lane does not satisfy warrants for signalization with either Year 2013 or General Plan Buildout conditions and will operate at LOS B or better with stop - control on the project approach." It is anticipated that the proposed project will have a less than significant impact. 16.c. No Impact: The proposed project will not have an impact on air traffic patterns and will not result in a substantial safety risk. The project is not within with the French Valley Comprehensive Land Use Plan, nor is the project within the vicinity of a private airstrip. No impact is anticipated. 16.d.e.f. No Impact: The proposed project will not result in hazards to safety from design features. The project is designed to current City standards and does not propose any hazards. The proposed project provides for adequate ingress and egress from the site. The Fire and Police Departments have reviewed and approved he emergency access only to Butterfield Stage Road, and on -site circulation. The proposed project will not conflict with adopted plans, policies, or programs regarding public transit, bicycle, or pedestrian 24 facilities or otherwise decrease the performance or safety of such facilities. No impact is anticipated as a result of the proposed project. 25 17. UTILITIES AND SERVICE SYSTEMS. Would the project: Issues and Supporting Information Sources Potentially Significant Impact Less Than Significant With Mitigation Incorporated Less Than Significant Impact No Impact a Exceed wastewater treatment requirements of the applicable Regional Water Quality Control Board? X b Require or result in the construction of new water or wastewater treatment facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? X c Require or result in the construction of new storm water drainage facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? X d Have sufficient water supplies available to serve the project from existing entitlements and resources, or are new or expanded entitlements needed? X e Result in a determination by the wastewater treatment provider which serves or may serve the project that it has adequate capacity to serve the project's projected demand in addition to the provider's existing commitments? X f Be served by a landfill with sufficient permitted capacity to accommodate the project's solid waste disposal needs? X g Comply with federal, state, and local statutes and regulations related to solid waste? X Comments: 17.a.b.d e. Less Than Significant Impact: The proposed project will not exceed applicable wastewater treatment requirements, require the construction of new treatment facilities, nor affect the capacity of treatment providers. The project will meet all Regional Water Quality Control Board standards. The Riverside County Department of Environmental Health has reviewed the proposal and indicated that sanitary sewer and potable water are available in this area. The project is anticipated to have a less than significant impact. 17.c. Less Than Significant Impact: It is not anticipated that the project will create a significant amount of storm water runoff to require or result in the expansion of existing facilities, the construction of which could cause significant environmental effects. A Water Quality Management Plan (WQMP) was prepared and has been conceptually accepted and conditioned for approval by the City's WQMP Engineer. The project is anticipated to have a less than significant impact. 17.f.g. Less Than Significant Impact: The project will not result in the need for new landfill capacity. Any potential impacts from solid waste created by this development can be mitigated through participation in Source Reduction and Recycling Programs, which are implemented by the City. Less than significant impacts are anticipated as a result of this project. 26 18. MANDATORY FINDINGS OF SIGNIFICANCE. Would the project: Issues and Supporting Information Sources Potentially Significant Impact Less Than Significant With Mitigation Incorporated X Less Than Significant Impact No Impact a Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self- sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or •rehistory? b Does the project have impacts that are individually limited, but cumulatively considerable ( "Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of •robabie future projects)? X c Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? X Comments: 18.a. Less Than Significant With Mitigation Incorporated: As discussed in the sections above, the project would involve the construction and development of 45 new single - family homes on 22 net acres and would not significantly reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self- sustaining levels, threaten to eliminate a plant or animal community, or eliminate important examples of the major periods of California history prehistory. According to the Biological Resource Assessment, Burrowing Owl Survey, and MSHCP Consistency Analysis for Walcott Estates report prepared by ECORP Consulting, Inc., the project site supports several areas where water appears to temporarily pond, and these habitat features have a potential to support fairy shrimp. Thus, the report concludes that there is a potential to reduce the number or restrict the range of a rare or endangered plant or animal. As such, mitigation is required to conduct surveys during the rainy season. These surveys have since been conducted and documented in a report by Natural Resources Assessment, Inc. The report concludes that no suitable on -site conditions for vernal pools were observed and therefore no fairy shrimp, which could reduce the number or restrict the range of a rare or endangered plant or animal community. 18.b. Less Than Significant Impact: No significant cumulative impacts have been identified with the implementation of the proposed project. 18.c. Less Than Significant Impact: No substantial environmental effects that would cause adverse effects on human beings have been identified. 27 19. EARLIER ANALYSES. Earlier analyses may be used where, pursuant to the tiering program EIR, or other CEQA process, one or more effects have been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). In this case a discussion should identify the following on attached sheets. a Earlier analyses used. Identify earlier analyses and state where they are available for review. b Impacts adequately addressed. Identify which affects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis. c Mitigation measures. For effects that are "Less than Significant with Mitigation Incorporated," describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which they address site - specific conditions for the project. 19.a. The City's General Plan, Final Environmental Impact Report and the City of Temecula's Geographic Information System (GIS) Map Sets were used as a referenced source in preparing the Initial Study for this project. The City's General Plan and Final Environmental Impact Report are available for review at the City of Temecula Planning Department located at 41000 Main Street in Temecula. The GIS Map Sets are available online at www.cityoftemecula.orq. 19.b. There were no impacts that were previously addressed by mitigation measures based on an earlier analysis. 19.c. See attached Mitigation Monitoring Program. SOURCES 1. City of Temecula General Plan 2. City of Temecula General Plan Final Environmental Impact Report 3. South Coast Air Quality Management District CEQA Air Quality Handbook 4. Jurisdictional Delineation for TT32780 in the City of Temecula, Thomas Olsen Associates, Inc. April 2006 5. Preliminary Geotechnical Evaluation for Propsed 22 -Acre Residential Development, Walcott Lane, March 2004 6. A Cultural Resources Survey of the Karen Lynn Lane Project in Temecula, Brian F. Smith and Associates, August 2004 7. Traffic Impact Analysis for Walcott Estates, Tentative Tract No. 36295, VA Consulting, Inc., May 2011 8. Air Quality and Greenhouse Gas Study, Walcott Estates Development, Entech Consulting Group, January 2011 9. Noise Impact Analysis, Walcott Estates, Kunzman Associates, September 2010 10. Biological Resource Assessment, Burrowing Owl Survey, and MSHCP Consistency Analysis for Walcott Estates, ECORP Consulting, Inc. February 2011 28 MITIGATION MONITORING AND REPORTING PROGRAM General Impact Mitigation Measure Time Frame / Monitoring Milestones Responsible Monitoring Party AIR QUALITY Short-term cumulative impacts to air quality due to construction • Water exposed surfaces three times daily but prevent tracking of mud from exiting the construction site or from reaching or entering any type of storm water conveyance system on the site • Apply soil stabilizers to inactive areas. • Cover all haul trucks or maintain at least two feet of freeboard. • Pave or apply water four times daily to all unpaved parking or staging areas. • Sweep any site access points within 30 minutes of any visible dirt deposition on any public roadway. • Cover or water twice daily any on -site stockpiles of debris, dirt or other dusty material. • Suspend all operations on any unpaved surface if winds exceed 25 mph. • Hydroseed or otherwise stabilize any cleared area which is to remain inactive for than 96 hours after clearing is completed. • Ensure that all cut and fill slopes are permanently protected from erosion. • Require the construction contractor to ensure that all construction equipment is maintained in peak working order. • Limit allowable idling to 10 minutes for trucks and heavy equipment. • Limit lane closures to off -peak travel periods. • Park construction vehicles off traveled roadways. • Wet down or cover dirt haul routed but, prevent tracking of mud from exiting the construction site or from reaching or entering any type of storm water conveyance system on the site. • Sweep access points daily. • Implement erosion controls throughout the construction site During grading and construction activities. City of Temecula Planning and Public Works Departments. MITIGATION MONITORING PROGRAM PLANNING APPLICATION NO. PA10 -0145, DEVELOPMENT PLAN, WALCOTT ESTATES G: \PLANNING \2010 \PA 1 0-0 145 Walcott Estates TTM\'lanning \1 CEQA\Mitigation Monitoring Program.doc It has been determined that the project site has the potential to contain fairy shrimp, Burrowing Owl and the habitats of other nesting birds General Impact BIOLOGICAL RESOURCES MITIGATION MONITORING AND REPORTING PROGRAM Mitigation Measure • Pool features on the site should be inspected for fairy shrimp during the rainy season. If ponds are confirmed to be capable of supporting fairy shrimp, then focused fairy shrimp surveys by a qualified biologist are recommended. • Pursuant to MSHCP guidelines, a pre - construction survey for burrowing owl within 30 days prior to ground disturbance. • Pay Stephen's Kangaroo Rat fees. • Habitat clearing should avoid the migratory bird breeding season, which typically extends from March 1 to August 15. If construction is to occur during the MBTA breeding season, a nesting bird survey should be conducted by a qualified biologist. Time Frame / Monitoring Milestones Prior to issuance of grading permits and during grading and construction activities. G:\PI ANNING\2010\PA10 -0145 Walcott Estates TI'M \Planning \1 CEQA \Mitigation Monitoring Program.doc Responsible Monitoring Party City of Temecula Planning and Public Works Departments. General Impact CULTURAL RESOURCES Potential to impact historic, cultural or paleontological resources MITIGATION MONITORING AND REPORTING PROGRAM Mitigation Measure • The Pechanga Band of Luiseno Indians shall be contacted to develop a management plan for any resources that may be unearthed, to afford the Band an opportunity to monitor ground- disturbing activities and to participate in the decisions regarding collection and curation of any such resources. If any cultural resources are exposed during initial grading and ground disturbance activities the City will be contacted, and a qualified archaeologist will evaluate the resources. If any resources are discovered, the archaeologist shall prepare a final report regarding the resources in accordance with standard archaeological management requirements. • If any human remains are encountered during initial grading activities, all ground disturbing activities in the vicinity of the discovery will be terminated immediately and the County Coroner's office will be contacted to manage such remains. Time Frame / Monitoring Milestones Prior to issuance of grading permits and during grading and construction activities. G: \PLANNING\20I0 \PAID -0145 Walcott Estates TrM \Planning \I CEQA \Mitigation Monitoring Program.doc Responsible Monitoring Party City of Temecula Planning and Public Works Departments NOISE General Impact Potential construction, operational, and traffic noise impacts that could expose people to noise, ground borne vibration, and temporary periodic increase in ambient noise levels. MITIGATION MONITORING AND REPORTING PROGRAM Mitigation Measure • The construction equipment staging and storage areas should be located as far from the residential uses as possible. • All construction equipment should be properly maintained with operating mufflers and air intake silencers as effective as those installed by the original manufacturer. • All construction activities should only take place between 7:00 a.m. to 6:30 p.m., Monday through Saturday. No construction should take place on Sundays or nationally recognized holidays. • The contractor shall be restricted from playing loud music in the open construction area. • For the duration of construction activities, the construction manager shall serve as the contact person should noise levels become disruptive to local residents. A sign should be posted at the project site with the contact phone number. • Residents living within 1,000 feet from the existing property line should be provided with a construction schedule. A timely notification should accompany any major changes to this schedule. • Additional noise attenuation methods should be utilized to reduce noise levels as much as possible. These methods include, but are not limited to, the use of sound blankets and the construction of temporary sound barriers between active construction areas and sensitive receptors. Any such barriers should be constructed as close to the sensitive receptor as possible to achieve the greatest attenuation effect. • In order to keep the nearest sensitive receptor from Time Frame / Monitoring Milestones Prior to issuance of building permits for walls and fences and prior to occupancy of units. G:\PLANNING\2010 \PA10 -0145 Walcott Estates TTM \Planning \I CEQA \Mitigation Monito!ing Program.doc Responsible Monitoring Party City of Temecula Planning and Public Works Departments. experiencing noise levels in excess of 65 dBA, the proposed lift station must be constructed so that noise levels do not exceed 78 dBA at a distance of 10 feet. • Exterior - A noise barrier shall be built along the eastern edge of the property along Butterfield Stage Road consistent with Figure 6 of the Kunzman Associates ''Noise Impact Analysis" dated September, 2010, on file with the City of Temecula Planning Department. • Interior - All homes should implement mitigation measures to provide mechanical ventilation, double -paned glass, and solid core doors with weather stripping and seals. The homes proposed within 300 feet along Butterfield Stage Road will require further attenuation, which includes stucco or brick exterior siding with half inch thick fiberboard underlayer and interior and exterior walls should be attached by resilient channels or have double walls, and that exterior construction materials have a sound transmission class of 30 or greater. G: \PLANNING\2010\PA10 -0145 Walcott Estates TTM \Planning\ 1 CEQA \Mitigation Monitoring Program.doc Case Nos: Applicant: Proposal: Environmental: Case Planner: Place of Hearing: Date of Hearing: Time of Hearing: Notice of Public Hearing A PUBLIC HEARING has been scheduled before the City of Temecula PLANNING COMMISSION to consider the matter described below: PA10 -0145, PA10 -0146, PA10 -0147, and PA10 -0148 Steve Galvez, Walcott Investments, LLC A Tentative Tract Map (No. 36295) to subdivide 25 acres into 45 single - family cluster lots, a Residential Home Product Review for 45 lots, a Zoning Map and text change from Very Low (VL) density residential to a Planned Development Overlay (PDO), and a General Plan Land Use map change from Very Low (VL) density residential to Low (L) density residential In accordance with the California Environmental Quality Act (CEQA), the proposed project will not have a significant impact upon the environment based upon a completed Environmental Initial Study and Mitigation Monitoring Plan. As a result, a Mitigated Negative Declaration will be adopted in compliance with CEQA. Matt Peters, (951) 694 -6408 City of Temecula, Council Chambers September 7, 2011 6:00 p.m. Any person may submit written comments to the Planning Commission before the hearing or may appear and be heard in support of or opposition to the approval of the project at the time of the hearing. Any petition for judicial review of a decision of the Planning Commission shall be filed within the time required by, and controlled by, Sections 1094.5 and 1094.6 of the California Code of Civil Procedure. In any such action or proceeding seeking judicial review of, which attacks or seeks to set aside, or void any decision of the Planning Commission, shall be limited to those issues raised at the hearing or in written correspondence delivered to the City Clerk at, or prior to, the public hearing described in this notice. The proposed project application may be viewed at the City of Temecula Planning Department, 41000 Main Street, Monday through Friday from 8:00 a.m. to 5:00 p.m. Questions concerning the project may be addressed to the case planner.