HomeMy WebLinkAbout121790 PC AgendaAGENDA
TEMECULA PLANNING COMMISSION
REGULAR MEETING
December 17, 1990 6:00 PM
VAIL ELEMENTARY SCHOOL
29915 Mlra Lema Drive
Temecula, CA 92390
CALL TO ORDER:
ROLL CALL:
Chairman Chiniaeff
Blair, Fahey, Ford,
Chiniaeff
Hoacjland,
PUBLIC COMMENTS
A total of 15 minutes is provided so members of the public can address the
commissioners on items that are not listed on the Agenda. Speakers are
limited to three (3) minutes each. If you desire to speak to the Commissioners
about an item not listed on the Agenda, a pink "Request to Speak" form should
be filled out and filed with the Commissioner Secretary.
When you are called to speak, please come forward and state your name and
address.
For all other agenda items a "Request to Speak" form must be filed with the
Plannincj Secretary before Commission gets to that item. There is a three (3)
minute time limit for individual speakers.
COMMISSION BUSINESS
1. Minutes
1.1 Minutes of November 19, 1990
1.2 Minutes of December 3, 1990
PUBLIC HEARING ITEMS
Case No.:
Applicant:
Representative:
Location:
Proposal:
Recommendation:
Case Planner:
Conditional Use Permit No. Li
Tomond Properties
Markham 8 Associates
Southeast Corner of Hwy 79 and Bedford Court
For the construction of a 92Ll Sq. Ft. Gasoline Service
Station and Mini-Market with beer and wine sales.
Approval
Steve Padovan
Case No.
Applicant:
Representative:
Location:
Proposal:
Recommendation:
Case Planner:
Parcel Map 25686
Jonan Management Services
Loren Phillips and Associates
u,3550 Business Park Drive
To convert an existing warehouse building to a 2 unit
condominium for ownership purposes.
Approval
Scott Wright
Case No.:
Applicant:
R epresentati ve:
Location:
Proposal:
Recommendation:
Case Planner:
Case No.
AppIicant:
Representative:
Location:
Proposal:
Recommendation:
Case Planner:
Plot Plan No. 179
Johnson and Johnson
Lusardi Construction Company
Southwest corner of Rio Nedo and Tierra Alta Way
Construct a 57,102 Sq. Ft. Industrial Buiding and a 3,250
Sq. Ft. testing facility on a LL5 acre site.
Continue to January 7, 1991
Oliver Mujica
Vesting Tentative Tract 231u,3 Amended No. u,/Change of
Zone 5535.
Taylor Woodrow Homes
RanPac Engineering
South of Pauba Road, East of Butterfield Stage Road
1,026 lot Subdivision with a change of zone from R-1 tO to
R-u,-6000 and from R-1 to R-u,-5000 for 53u, lots.
Recommend Approval
Scott Wright
Case No.:
Applicant:
Representative:
Location:
Proposal:
Recommendation:
Case Planner:
Vesting Tract 231u,3 amended No. 3, First extention of
Time
Taylor Woodrow Homes
Ranpac Engineering
South of Pauba Road, East of Butterfield Stage Road.
Extension of Time for a 1,092 lot subdivision
Recommend Approval
Scott Wright
7. Case No,:
Applicant:
Representative:
Location:
Proposal:
Recommendation:
Case Planner:
Plot Plan No. 3xi and Tentative Parcel Map No. 25059
Change of zone No, 6 and No, 7
Preferred Equities
Markham g Associates
Ridge Park Drive, Southwest side approximately seventy
(70) feet east of its intersection with Rancho California
Road.
Plot Plan No. 3~ and Tentative Parcel Map No. 25059
Construct one ( 1 ) Seven-Story Office Building containing
102,2Ll3 square feet; one ( 1 ) 7,000 square foot Restaurant;
one ( 1 ) 7,872 square foot Restaurant; and one ( 1 ) Four-
Level parking structure containing 13~,,933 square feet on
5.51 acres.
Change of Zone No. 6
Change the maximum height limitation contained in the
development Standards for the I-P (I ndustrlal Park) zone
on this site from 50 to 75 feet.
Change of Zone No. 7
Amend Ordinance No. 3u,8, Section 10.q (b), to increase
the maximum height permitted, within the I-P ( Industrial
Park ) zone, above 75 feet.
Recommend Approval
Oilvet Mujica
8. Planning Director Report
9. Other Business
ADJOURNMENT
Next meeting: January 07, 1991, 6:00 p.m., Vall Elementary School, 29915 Mira
Loma Drive, Temecula, California
SJ/Ib
pc/agn12/17
ITEM #1
ITEM #2
STAFF REPORT - PLANNING
CITY OF TEMECULA
PLANNING COMMISSION
December 17, 1990
Case No.: Conditional Use Permit No. 4
Prepared By: Steve Padovan
Recommendation: Approval
APPLICATION INFORMATION
APPLICANT:
REPRESENTATIVE:
PROPOSAL:
LOCAT ION:
EXISTING ZONING:
SURROUNDING ZONING:
PROPOSED ZONING:
EXISTING LAND USE:
SURROUNDING
LAND USES:
PROJECT STATISTICS:
Tomond Properties
Markham and Associates
To construct a 924 square foot gasoline service station
and mini-market with beer and wine sales.
Southeast corner of State Highway 79 and Bedford
Court.
C-P-S ( Scenic Highway Commercial )
North: R-A-2.5
South: R-2-4000
East: R-2-4000
West: C-P-S
( Residential Agricultural )
(Multiple Family Dwellings)
(Multiple Family Dwellings)
(Scenic Highway Commercial )
Not requested.
Vacant
North: Vacant
South: Residential Condominiums
East: Residential Condominiums/Vacant
West: Strip Commercial Center/Fast Food Restaurant
No. of Acres: .94
No. of Buildings: One 924 sq.ft. building proposed.
Proposed Use: Gasoline self service station and
mini-market.
Parking Provided: 9 spaces
STAFFRPT\CUP4 1
BACKGROUND:
PROJECT DESCRIPTION:
ANALYSIS:
Conditional Use Permit No. ~, was originally submitted to
the Riverside County Planning Department on March 26,
1990, as Plot Plan No. 11884. The site is located in the
C-P-S zone, Scenic Highway Commercial.
Gasoline service stations with the concurrent sale of beer
and wine are permitted in the C-P-S zone subject to the
approval of a Conditional Use Permit. in addition,
convenience stores which sell motor vehicle fuel are
permitted subject to a Conditional Use Permit. The
original application for a gasoline service station and
mini-market without the sale of beer and wine was
submitted to the County under a plot plan application.
However, Staff felt that this use was similar to a
convenience store with motor vehicle fuel sales;
therefore, the application was changed to Conditional
Use Permit No. 4. The sale of beer and wine was later
added to the proposal by the applicant.
The project site is designated as Lot 1 of Parcel Map No.
21592. Under this map, the site was graded and road
improvements to Bedford Court were completed. An
existing strip commercial/retail center is located to the
west of the project site across the street.
The application was heard at the October 1, 1990
Planning Commission hearing. At this hearing, the
applicant was requested to revise their plans. The item
was continued off calendar for the redesign. Currently,
the applicant has submitted revised plans and is seeking
the approval of the homeowners committee of the adjacent
condominium development.
The applicant is requesting to construct a 924 square
foot self service gas station and mini-market with the
concurrent sale of beer and wine. Nine parking spaces,
including one handicap, have been provided on-site.
Six pumps will be located under a canopy in front of the
mini-market.
The proposed application has been designed to meet and
exceed the standards of Ordinance No. 348. Nine
parking spaces including a handicap space are provided
which meets the required parking standards.
In addition, the revised plans show a large landscape
setback along the residential properties and the
relocation of lighting and noise generating features away
from the units.
STAFFRPT\CUP4 2
Transportation
Ingress and egress to the site has been limited to a
single driveway on Bedford Court. This prevents
vehicles from directly accessing SR79 from the site,
thereby eliminating a potential traffic hazard. The
Engineering Department has included several additional
conditions to mitigate transportation impacts includin9
bonds to improve State Highway 79 and drainage
improvements.
Geoloqlc Hazards
The County Geologist's letter dated May 29, 1990,
indicates that liquafaction hazards are not likely to occur
at this site and that no additional mitigation measures be
implemented with respect to liquafaction.
Site Desi.qn
The pump islands and mini-market have been located at
the farthest point possible on the site from the
residential units. In addition, the market has been
designed with the main entry area facing Bedford Court
and SR79.
The narrow strip of property along the State Highway
will not be developed with any improvements and will be
landscaped according to a landscape plan to be approved
by the Planning Department prior to occupancy permits.
A preliminary landscape plan has been provided by the
applicant. An 18 foot landscape setback will be provided
along the residential property line. Landscaping along
the residential units will be dense and evergreen to
provide a sufficient buffer between the uses.
In addition, the parking spaces at the southern corner
of the lot have been angled to further increase the
landscape buffer and light standards will be low level
and raflect light. downwards. Noise generating
equipment has been relocated and a new decorative block
wall will be constructed along the property line adjacent
to the residential units. This wall will be 6 foot high as
measured from the ground level of the residential
property. To further reduce the impact to the
residential properties, a Condition has been placed on
the hours of operation for the site. The hours of
operation will be limited to between 6 a.m. and 11 p.m.
STAFFRPT\CUPq 3
GENERAL PLAN AND
ZONING CONSISTENCY:
ENVIRONMENTAL
DETERMINATION:
FINDINGS:
The homeowners association created a questionaire that
was answered by 41 homeowners. In addition, the
developer issued a questlonaire in which 57 homeowners
responded. These responses have been compiled by the
association in a letter that is attached with the exhibits.
Basically, the responses indicate that the homeowners
are evenly divided on the project as proposed.
However, the majority indicated that they do not agree
with liquor sales on the premises.
The sale of beer and wine is incidental to the sale of
motor vehicle fuel on the site. These sales will be for
off-site consumption and with the limitation on hours of
operation will not be considered detrimental to any
surrounding properties. An existing liquor store is
located directly across Bedford Court and this business
is open until 2 a.m.
A Conditional Use Permit may be granted if the applicant
can demonstrate that the proposed use will not be
detrimental to the health, safety or general welfare of
the community. The proposed service station and mini-
market will meet these criteria as designed and with the
Conditions of Approval attached.
The proposed land use is commercially oriented and the
property is zoned for commercial uses. A Conditional
Use Permit is required for the mini-market and alcohol
sales. The design of the project with the incorporation
of the attached Conditions will not be detrimental to
surrounding properties. Furthermore, there is a
probability that the project will conform to the City of
Temecula future adopted General Plan.
An Initial Study was prepared for Conditional Use Permit
No. 4 and is attached to this Staff Report. (See
attachment A, Initial Environmental Study.) Staff
recommends adoption of a Negative Declaration for
Conditional Use Permit No. 4.
Site Approval
The site of the proposed use is suitable in size to
accommodate the proposed intensity of
development. The site design provides
landscaping and parking in excess of code
requirements.
STAFFRPT\CUP~ 4
10.
11.
The building is of an appropriate scale relative
to the lot size and configuration as condltioned to
be compatible with adjacent project. The project
provides an increased landscape buffer along the
adjacent residential properties.
The proposed use will not have a substantial
adverse effect on abutting property or the
permitted use thereof. The use as conditioned
will not generate excessive noise, vibration,
traffic or other disturbances.
The site for the proposed use has adequate
access. A commercial driveway is provided off of
Bedford Court.
The proposed project will not inhibit or restrict
future ability to use active or passive solar
energy systems. Sufficient landscaping is
provided that will allow use of deciduous trees
for passive solar use.
The project will not have a significant adverse
effect on the environment. An Initial Study has
been completed and a Negative Declaration is
recommended for adoption.
There is a reasonable probability that the project
will be consistent with the General Plan once it is
adopted; based on analysis in the staff report.
SWAP shows the site as commercial and the
current zoning is commercial.
There is not a probability of detriment to, and
interference with the future adopted General
Plan Land Use if the proposed use is ultimately
inconsistent with the new General Plan.
These findings are supported by Staff analysis,
minutes, maps and exhibits, associated with this
application and herein incorporated by
reference.
The lawful conditions stated in the approval are
deemed necessary to protect the public health,
safety and general welfare.
The project conforms to the existing uses along
Bedford Court which are also commercial.
STAFFRPT\CUP4 5
STAFF RECOMMENDATION: The Planning Department Staff recommends that the
Planning commission:
1. ADOPT the Negative Declaration for
Conditional Use Permit No. u,; and,
ADOPT Resolution 90- Approving
Conditional Use Permit No. L~, based on the
analysis and findings contained in the Staff
Report and subject to the attached
Conditions of Approval.
SP:ks
Attachments:
1. Resolution
2. Conditions of Approval
3. Planning Commission Minutes dated October 1, 1990
LL Environmental Assessment
5. Exhibits:
STAFFRPT\CUP4 6
RESOLUTION NO. 90-
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF TEMECULA APPROVING CONDITIONAL USE
PERMIT NO. 4 TO PERMIT OPERATION OF A 924SQUARE
FOOT SELF-SERVE GASOLINE STATION AND MINI-
MARKET WITH THE CONCURRENT SALE OF BEER AND
WINE AT THE SOUTHEAST CORNER OF BEDFORD COURT
AND SR79.
WHEREAS, Tomond Properties filed CUP No. 4 in accordance with the
Riverside County Land Use, Zoning, Planning and Subdivision Ordinances, which
the City has adopted by reference;
WHEREAS, said CUP application was processed in the time and manner
prescribed by State and local law;
WHEREAS, the Planning Commission conducted a public hearing
pertaining to the said CUP on December 17, 1990, at which time interested persons
had opportunity to testify either in support or opposition to said CUP; and
WHEREAS, the Planning Commission received a copy of the Staff Report
regarding the CUP;
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF
TEMECULA DOES RESOLVE, DETERMINE AND ORDER AS FOLLOWS:
SECTION 1. Fin~din.qs. That the Temecula Planning Commission hereby
makes the following findings:
A. Pursuant to Government Code Section 65360, a newly
incorporated city shall adopt a general plan within thirty {30) months
following incorporation. During that 30-month period of time, the city
is not subject to the requirement that a general plan be adopted or the
requirements of state law that its decisions be consistent with the
general plan, if all of the following requirements are met:
I1 ) The city is proceeding in a timely fashion with the
preparation of the general plan.
~ 2 ) The planning agency finds, in approving projects and
taking other actions, including the issuance of building
permits, each of the following:
STAFFRPT\CUP~ 1
a)
There is a reasonable probability that the
land use or action proposed will be consistent
with the general plan proposal bein9
considered or studied or which will be
studied within a reasonable time.
b)
There is little or no probability of substantial
detriment to or interference with the future
adopted general plan if the proposed use or
action is ultimately inconsistent with the
plan.
c)
The proposed use or action complied with all
other applicable requirements of state law and
local ordinances.
B. The Riverside County General Plan, as amended by the
Southwest Area Community Plan, {hereinafter "SWAP" ) was adopted
prior to the incorporation of Temecula as the General Plan for the
southwest portion of Riverside County, including the area now within
the boundaries of the City. At this time, the City has adopted SWAP as
its General Plan guidelines while the City is proceeding in a timely
fashion with the preparation of its General Plan.
C. The proposed CUP is consistent with the SWAP and meets
the requirements set forth in Section 65360 of the Government Code, to
wit:
(1) The city is proceeding in a timely fashion with a
preparation of the general plan.
(2) The Planning commission finds, in approving projects
and taking other actions, including the issuance of
building permits, pursuant to this title, each of the
following:
a)
There is reasonable probability that CUP No.
u, proposed will be consistent with the general
plan proposal being considered or studied or
which will be studied within a reasonable
time.
b)
There is little or no probability of substantial
detriment to or interference with the future
adopted general plan if the proposed use or
action is ultimately inconsistent with the
plan.
c)
The proposed use or action complies with all
other applicable requirements of state law and
local ordinances.
STAFFRPT\CUP~ 2
D. Pursuant to Section 18.26{e), no CUP may be approved
unless the applicant demonstrates the proposed use will not be
detrimental to the health safety and welfare of the community, and
further, that any CUP approved shall be subject to such conditions as
shall be necessary to protect the health, safety and general welfare of
the community.
( 1 ) The Planning Commission, in approving the
proposed CUP, makes the following findings, to wit:
a)
The site of the proposed use is suitable in
size to accommodate the proposed intensity of
development. The site design provides
landscaping and parking in excess of code
requirements.
b)
The building is of an appropriate scale
relative to the lot size and configuration as
conditioned to be compatible with adjacent
project. The project provides an increased
landscape buffer along the adjacent
residential properties.
c)
The proposed use will not have a substantial
adverse effect on abutting property or the
permitted use thereof. The use as
conditioned will not generate excessive noise,
vibration, traffic or other disturbances.
d)
The site for the proposed use has adequate
access. A commercial driveway is provided
off of Bedford Court.
e)
The proposed project will not inhibit or
restrict future ability to use active or passive
solar energy systems. Sufficient landscaping
is provided that will allow use of deciduous
trees for passive solar use.
f)
The project will not have a significant
adverse effect on the environment. An ) n itial
Study has been completed and a Negative
Declaration is recommended for adoption.
g)
There is a reasonable probability that the
project will be consistent with the General
Plan once it is adopted, based on analysis in
the staff report. SWAP shows the site as
commercial and the current zoning is
commercial.
STAFFRPT\CUP~ 3
h)
There is not a probability of detriment to,
and interference with the future adopted
General Plan Land Use if the proposed use is
ultimately inconsistent with the new General
Plan.
i)
These findings are supported by St~rrf
analysis, minutes, maps and exhibits,
associated with this application and herein
incorporated by reference.
j)
The lawful conditions stated in the approval
are deemed necessary to protect the public
health, safety and general welfare.
k)
The project conforms to the existing uses
along Bedford Court which are also
commercial.
E. As conditioned pursuant to SECTION 3, the CUP proposed
is compatible with the health, safety and welfare of the community.
SECTION 2. Environmental Compliance.
An Initial Study prepared for this project indicates that although the
proposed project could have a significant impact on the environment, there will not
be a significant effect in this case because the mitigation measures, and a Negative
Declaration, therefore, is hereby granted.
SECTION 3. Conditions.
That the City of Temecula Planning commission hereby approves CUP
No. u, for the operation and construction of a 924 square foot self-service gasoline
station and mini-market with the concurrent sale af beer and wine at the southeast
corner of Bedford Court and SR79 subject to the following conditions:
A. Exhibit A, attached hereto.
PASSED, APPROVED AND ADOPTED this 17th day of December, 1990.
DENNIS CHINIAEFF
CHAIRMAN
STAFFRPT\CUP4 ~
I HEREBY CERTIFY that the foregoing Resolution was duly adopted by
the Planning Commission of the City of Temecula at a regular meeting thereof, held
on the 17th day of December, 1990 following vote of the Commission:
AYES:
PLANNING COMMISSIONERS
NOES:
PLANNING COMMISSIONERS
ABSENT:
PLANNING COMMISSIONERS
APPLICANT'S ACKNOWLEDGMENT
I have read, understand and accept the conditions for approval set forth
herein above in this Resolution of approval for CUP No. ~,.
DATED: By
Name
Title
STAFFRPT\CUP4 5
CITY OF TEMECULA
CONDITIONS OF APPROVAL
Conditional Use Permit No. q
Formerly Plot Plan No. 11884
Commission Approval Date:
Expiration Date:
Planninq Department
The use hereby permitted by this Conditional Use Permit is for a 92~, square
foot self service gasoline station with a mini-market and beer and wine sales.
The permittee shall defend, indemnify, and hold harmless the City of
Temecula, its agents officers, and employees from any claims, action, or
proceeding against the City or its agents, officers, or employees to attack,
set aside, void, or annul, an approval of the City of Temecula, its advisory
agencies, appeal boards, or legislative body concerning Conditional Use
Permit No. ~,. The City of Temecula will promptly notify the permittee of any
such claim, action, or proceeding against the City of Temecula and will
cooperate fully in the defense. If the City fails to promptly notify the
permittee of any such claim, action or proceeding or fails to cooperate fully
in the defense, the permittee shall not, thereafter, be responsible to defend,
indemnify, or hold harmless the City of Temecula.
This approval shall be used within one J 1 ) year of approval date; otherwise,
it shall become null and void and of no effect whatsoever. By use is meant
the beginning of substantial construction contemplated by this approval
within the one J 1 ) year period which is thereafter diligently pursued to
completion, or the baginning of substantial utilization contemplated by this
approval.
The development of the premises shall conform substantially with that as
shown on plot plan marked Exhibit A, or as amended by these conditions.
In the event the use hereby permitted ceases operation for a period of one
J 1 ) year or more, this approval may become null and void.
Any outside lighting shall be hooded and directed so as not to shine directly
upon adjoining property or public rights-of-way. All outdoor lighting
standards shall not exceed 7 feet in height adjacent to the residential
properties to the south and east.
The applicant shall comply with the street improvement recommendations
outlined in the Conditions of the City Division of Transportation Engineering
contained herein.
STAFFRPT\CUP4 1
10.
11.
12.
13.
16.
17.
18.
The applicant shall comply with the conditions of approval of the City
Engineering Department contained hereln.
Water and sewerage disposal facilities shall be installed in accordance with
the provisions set forth in the Riverside County Health Department~s
transmittal dated August 10, 1990, a copy of which is attached.
Flood protection shall be provided in accordance with the Riverside County
Flood Control Distrlct's transmittal dated May 2, 1990, a copy of which is
attached.
Fire protection shall be provided in accordance with the appropriate section
of Ordinance No. 5~,6 and the County Fire Warden's transmittal dated August
10, 1990, a copy of which is attached.
The applicant shall comply with the recommendations set forth in the
Riverside County Geolagist~s transmittal dated May 29, 1990, a copy of which
is attached.
The applicant shall comply with the recommendations set forth in the
Department of Transportation transmittals dated April 3, 1990, April 6,
1990, and August 20, 1990, copies of which are attached.
The applicant shall comply with the recommendations set forth in the San
Bernardino County Museum transmittal dated March 28, 1990, a copy of
which is attached.
The applicant shall comply with the recommendations set forth in the
University of California, Riverside Archaeological Research Unit transmittal
dated March 28, 1990, a copy of which is attached.
All landscaped areas shall be planted in accordance with approved
landscape, irrigation, and shading plans p~ior to the issuance of occupancy
permits. An automatic sprinkler system shall be installed and all landscaped
areas shall be maintained in a viable growth condition. Planting within ten
{10) feet of an entry or exit driveway shall not be permitted to grow higher
than thirty |30) inches.
The 10 foot setback adjacent to the residential units shall be landscaped with
dense vegetation, opaque to a minimum height of 6 feet at maturity.
Prior to the issuance of grading or building permits, four {~,) copies of a
Parking, Landscaping, Irrigation, and Shading Plans shall be submitted to
the Planning Department for approval. The location, number, genus,
species, and container size of the plants shall be shown. Plans shall meet all
requirements of Ordinance No. 3~,8, Section 18.12, and shall be accompanied
by a filing fee as set forth in Section 18.12, and shall be accompanied by a
filing fee as set forth in Section 18.37 of Ordinance No. 3~,8.
STAFFRPT\CUP4 2
19.
20.
21.
22.
23.
2u,.
A minimum of nine (9) parking spaces shall be provided in accordance with
Section 18.12, Riverside County Ordinance No. 348. Nine (9) parking
spaces shall be provided as shown on the Approved Exhibit A. The parking
area shall be surfaced with aspbaltic concrete paving to a minimum depth of
3 inches on u, inches of Class II base.
A minimum of one ( 1 ) handicapped parking space shall be provided as shown
on Exhibit A. 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 not displaying distinguishing
placards or license plates issued for physically
handicapped persons may be towed away at owner's
expense. Towed vehicles may be reclaimed at __
or by telephoning
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 3 square feet in size.
Prior to the issuance of building permits, the applicant shall obtain clearance
and/or permits from the following agencies:
City Engineering
Environmental Health
Planning Department
Riverside County Flood Control
Fire Department
School District
Written evidence of compliance shall be presented to the Land Use Division
of the Department of Building and Safety.
Prior to the issuance of building permits, the following additional and/or
revised plans shall be submitted for Planning Department approval:
Landscaping, Irrigation, and Shading Plans
Parking and Circulation Plans
Building elevations shall be in substantial conformance with that shown on
Exhibit B.
Materials used in the construction of all buildings shall be in substantial
conformance with that shown on Exhibit C {Color Board).
STAFFRPT\CUP4 3
25.
26.
27.
28.
29.
30.
31.
32.
33.
34.
Roof-mounted equipment shall be shielded from ground view. Screening
material shall be subject to Planning Department approval.
Prior to the final building inspection approval by the Building and Safety
Department, a 6 foot high decorative wall, measured from the ground level
of the residential property to the south and east, shall be constructed along
the entire easterly property line adjacent to the residential units. The block
wall along State Highway 79 shall remain as it exists. The required wall shall
be subject to the approval of the Director of the Department of Building and
Safety and the Planning Director.
The trash enclosures which are adequate to enclose a total of one (1) bin
shall be centrally located within the project, and shall be constructed prior
to the issuance of occupancy permits. Each enclosure shall be six feet in
height and shall be screened from external view.
Landscaping plans shall incorporate the use of specimen canopy trees along
streets and within the parking areas.
All street lights and other outdoor lighting shall be shown on electrical plans
submitted to the Department of Building and Safety for plan check approval
and shall comply with the requirements of Riverside County Ordinance No.
655 and the Riverside County Comprehensive General Plan.
This project may be located within a subsidence or liquefaction zone prior to
issuance of any building permit by the City of Temecula, a California
licensed Soils Engineer or Geologist shall submit a report to the Building and
Safety Department identifying the potential for subsidence or liquefaction.
Where hazard of subsidences or liquefaction is determined to exist,
appropriate mitigation measures must be demonstrated.
Signs shall require separate permits from the Planing Department {approval
of a plot plan application ) and the Building and Safety Department i issuance
of a building permit).
Prior to the issuance of a grading permit, the applicant shall prepare and
submit a written report to the Planning Director demonstrating compliance
with those conditions of approval and mitigation measures of this permit and
its Initial Study which must be satisfied prior to the issuance of a grading
permit.
Prior to the issuance of an occupancy permit, the applicant shall prepare and
submit a written report to the Planning Director of the City of Temacula
demonstrating compliance with all remaining conditions of approval and
mitigation measures of the permit and its initial Study.
One (1) Class III bicycle rack shall be provided in convenient locations to
facilitate bicycle access to the project area.
STAFFRPT\CUP4 ~
35.
Prior to the issuance of building permits, performance securities, in amounts
to be determined by the Director of Building and Safety to guarantee the
installation of plantings, walls, and fences in accordance with the approved
plan, and adequate maintenance of the planting for one year, shall be filed
with the Department of Building and Safety.
36.
Prior to the issuance of occupancy permits, all required landscape planting
and irrigation shall have been installed and be in a condition acceptable to
the Director of Building and Safety. The plants shall be healthy and free of
weeds, disease, or pests. The irrigation system shall be properly
constructed and in good working order.
37.
All utilities, except electrical lines rated 33kv or greater, shall be installed
underground.
38.
All of the foregoing conditions shall be complied with prior to occupancy or
any use allowed by this permit.
39. Engine repair, maintenance, or body work services shall be prohibited.
The hours of operation for the service station and mini-market shall be
restricted to between 6:00 AM to 11:00 PM. All fuel and goods deliveries
shall occur during these business hours.
Enqineerlnq Department
The following are the Engineering Department Conditions of Approval for this
project, and shall be completed at no cost to any Government Agency. All questions
regarding the true meaning af the conditions shall be referred to the Engineering
Department.
It is understood that the Developer correctly shows all existing easements, traveled
ways, and drainage courses, and their omission may require the project to be
resubmitted for further consideration.
PRIOR TO ISSUANCE OF GRADING PERMITS:
u, 1. The developer shall receive written clearance from the following agencies:
Rancho California Water District;
Eastern Municipal Water District;
Riverside County Flood Control District;
City of Temecula Fire Department;
Planning Department;
Engineering Department;
Riverside County Health Department;
CATV Franchise; and
GaiTtans
STAFFRPT\CUP4 5
42.
Z~3.
44.
45.
46.
48.
49.
50.
51.
52.
PRIOR
53.
Dedication shall be made or shown to exist on State Highway Route 79 to
provide for a 71 foot half-width right-of-way ( 142 foot right-of-way).
All site plans, grading plans, landscape and irrigation plans, and street
improvement plans shall be coordinated for consistency with approved plans.
The developer shall provide clearance from all applicable agencies and pay
all fees prior to the approval of plans.
Concentrated drainage flows shall not cross sidewalks. Under sidewalk
drains shall be installed to City Standards.
A permit shall be required from CalTrans for any work within the following
right-d-way.
State Hiqhway 79
The developer shall submit four (4) copies of a soils report to the
Engineering Department. The report shall address the soils stability and
geological conditions of the site.
The developer shall submit four (4) prints of a comprehensive grading plan
to the Engineering Department. The plan shall comply with the Uniform
Building Code and Chapter 70 as may be additionally provided for in these
Conditions of Approval. The plan shall be drawn on 24"x36" mylar by a
Registered Civil Engineer.
A flood mitigation charge shall be paid. The charge shall equal the
prevailing Area Drainage Plan fee rate multiplied by the area of new
development. The charge is payable to the Flood Control District prior to
issuance of permits. If the full Area Drainage Plan fee or mitigation charge
has already credited to this property, no new charge needs to be paid.
A grading permit shall be obtained from the Engineering Department prior
to commencement of any grading outside of the City-maintained road right-
of-way.
No grading shall take place prior to the improvement plans being
substantially complete, appropriate clearance letters and approval by the
City Engineer.
Surety shall be posted and an agreement executed to the satisfaction of the
City Engineer and the City Attorney, guaranteeing completion of the public
and/or private street improvements.
TO BUILDING PERMIT
All work done within the City right-of-way shall have an encroachment
permit.
STAFFRPT\CUP4 6
55°
PRIOR
56.
57.
58.
59.
Prior to issuance of a building permit, the developer shall deposit with the
Engineering Department a cash sum as established per acre as mitigation for
traffic signal impact.
In the event that State Highway Route 79 is not constructed by Assessment
District No. 159 prior to building permit. the developer shall construct or
bond for the improvements to provide for all half street improvements to
CalTrans standards.
TO ISSUANCE OF CERTIFICATION OF OCCUPANCY:
Construct. or bond for half street improvements until such time as the
design is completed for the Assessment District 159, not to exceed three
years, on State Highway 79, including but not limited to curb and gutter,
A.C. pavement, sidewalk, parkway trees, and street lights, as determined
by CalTrans and the City Engineer. (Revised per Planning Commission
October 1, 1990 )
Developer shall pay any capital fee for road improvements and public
facilities imposed upon the property or project, including that for traffic and
public facility mitigation as required under the EIR/Negative Declaration for
the project, in the amount in affect at the time of payment of the fee. If an
interim or final public facility mitigation fee or district has not been finally
established by the date on which Developer requests its building permits for
the project or any phase thereof, the Developer shall execute the Agreement
for Payment of Public Facility Fee, a copy of which has been provided to
Developer. Developer understands that said agreement may require the
payment of fees in excess of those now estimated (assuming benefit to the
project in the amount of such fees) and specifically waives its right to
protest such increase.
Pavement striping, marking, traffic and street name signing shall be
installed per requirements of the City Traffic Engineer.
Improvement plans shall be based upon a centerline profile extending a
minimum of 300 feet beyond the project boundaries at a grade and alignment
as approved by the City Engineer and CalTrans.
60. The street design and improvement concept of this project shall be
coordinated with Assessment District NO. 159.
STAFFRPT\CUP~ 7
TO:
FROM:
RE:
County of Riverside
DEPARTMENT OF HEALTH
CITY OF TEMECULA
ATTN: Steve Padovan
DATE:
HEALTH SPECIALIST iV
08-10-90
CONDITIONAL USE PERMIT 4
The Environmental Health Services has reviewed Conditional
Use Permit 4. and has no ob.lectlons. Sanitary sewer and
water services are available in this area. Prior to
bulldlnQ plan submittal, the foliowine items will be
requested:
1. "W~ll-serve" letters from the water and sewerinQ
2. Three complete sets of plans for each food
establishment will be submitted, lncludlnq a
fixture schedule, a finish schedule, and a
plumblnq schedule in order to ensure compliance
with the California Uniform Retail Food Facilities
Law.
If there are to be any hazardous materials, a
cigarante lett~L from the Env%ronmental Health
Services Hazardous Materials Manaqement Branch
(Jon Mohoroskl, 358-5055), will be required
lndlcatlnQ that the Dro3ect has been cleared for:
a. Underqround storaqe tanks.
b. Hazardous Waste Generator Services.
c, Hazardous Waste Disclosure (in
accordance with AB 2185).
d. Waste reduction manaQement
SM:dr
cc: Jon Mohoroskl, Hazardous Materials Branch
KENNETH L EDWARDS
1995 MARKET STREET
PO BOX t033
TELEPHONE i714) 787-2015
FAX NO (714) 788-9965
RIVERSIDE COUNTY FLOOD CONTROL AND
WATER CONSERVATION DISTRICT
Riverside County
P1 ann i ng Department
County Admi ni strati ve Center
Riverside, California
Attention: Regional Team No. ~
P1 an.er
We have reviewed this case and have the following comments:
Re: PP II i S4'
Except for nuisance nature local runoff which may traverse portions of the
property the project is considered free from ordinary storm flood hazard.
However, a storm of unusual magnitude could cause some damage. New construc-
tion should comply with all applicable ordinances.
The topography of the area consists of well defined ridges and natural water-
courses which traverse the property. There is adequate area outside of the
natural watercourses for building sites. The natural watercourses should be
kept free of buildings and obstructions in order to maintain the natural
drainage patterns of the area and to prevent flood damage to new buildings.
A note should be placed on an environmental constraint sheet stating, "All new
buildings shall be floodproofed by elevating the finished floors a minimum of
18 inches above adjacent ground surface. Erosion protection shall be provided
for mobile home supports."
This project is in the . Area
drainage plan fees shall be paid in accordance with the applicable rules and
regulations.
The proposed zoning is consistent with existing flood hazards. Some flood
control facilities or floodproofing may be required to fully develop to the
implied density.
The District's report dated
is still current for this project.
The District does not object to the proposed minor change.
This project is a part of F>~ l (/517-- The project will be
free of ordinary storm flood hazard when improvements ~ave been constructed in
accordance with approved plans.
The attached comments apply.
Inior Civil Engineer
~ATE: H,/2/IR'tCl
PLANNING & ENGINEERING
46-209 OASIS STREET, SUITE 405
INDIO, CA 9Z201
(619) 342-8886
RIVERSIDE COUNTY
FIRE DEPARTMENT
IN COOPERATION WITH THE
CALIFORNIA DEPARTMENT OF FORESTRY
AND FIRE PROTECTION
GLEN J. NEx, VMAN
FIRE CItlEF
August 10, 1990
PLANNING & ENGINEERING
3760 12TH STREET
RIVERSIDE, CA 92~oI
(714) 275-4777
TO: CITY OF TEMECULA
ATTN: PLANNING DEPARTMENT
RE: CUP #4
With respect to the conditions of approval regarding the above referenced plot
plan, the Fire Department recommends the following fire protection measures
be provided in accordance with Riverside County Ordinances and/or recognized
fire protection standards:
The Fire Department is required to set a minimum fire flow for the remodel
or construction of all commercial buildings using the procedure established
in Ordinance 546.
Provide or show there exists a water system capable of delivering 2000 GPM
for a 2 hour duration at 20 PSI residual operating pressure, which must be
available before any combustible material is placed on the job site.
The required fire flow shall be available from a super fire hydrant
(6"x4"x2½x2½), located not less than 25 feet or more than 165 feet from
any portion of the building as measured along vehicular travelways.
Applicant/developer shall be responsible to submit written certification
from the water company noting the location of the existing fire hydrant and
that the existing water system is capable of delivering 2000 GPM fire flow
for a 2 hour duration at 20 PSI residual operating pressure. If a water
system currently does not exist, the applicant/developer shall be responsible
to provide written certification that financial arrangements have been made
to provide them.
5. Height of canopy must have a minimum 13'6" vertical clearance.
6. Certain designated areas will be required to be maintained as fire lanes.
7. Install portable fire extinguishers with a minimum rating of 2A-10BC.
Contact a certified extinguisher company for proper placement of equipment.
RE: CUP #4 Page 2
8. Applicant/developer shall be responsible for obtaining underground tank
permits from both the County Health and Fire Departments.
Prior to issuance of building permits, the applicant/developer sh~ll
be responsible to submit a check or money order in the amount of $558.00
to the Riverside County Fire Department for plan check fees.
10.
Prior to the issuance of building permits, the developer shall deposit
with the Riverside County Fire Department, a check or money order equaling
the sum of 25¢ per square foot as mitigation for fire protection impacts.
This amount must be submitted separately from the plan check review fee.
11. Final conditions will be addressed when building plans are reviewed in the
Building and Safety Office.
All questions regarding the meaning of conditions shall be referred to the
Planning and Engineering staff.
RAYMOND H. REGIS
Chief Fire Department Planner
By
Laura Cabral, Fire Safety Specialist
:iiVE:t iDE COUnC.
PL, nnin(; DEP, :tCnlEnC
May 29, 1987
Compaction Labs, Inc.
P. O. Box 271338
Escondido, CA 92017
Attention: Mr. Alan Sargent
Subject:
Liquefaction Hazard
Project No. CL-1468
Parcel Map 21592
County Geologic Report No. 378
Rancho California Area
Dear Mr. Sargent:
We have reviewed the liquefaction aspects of the following reports:
1. Preliminar~ Soils Investigation for 5 Acre Conmnercial Site, Southeast
Corner of Highway 79 and 1-15, Rancho California, by Compaction Labs,
dated February 12, 1986.
Inc.,
Limited Soils Investigation, Liquefaction Potential, Intersection Highway 79
and 1-15, by Construction Engineering, dated August 21, 1986; revision
dated April 30, 1987.
Seismic Information, Wildomar Fault, Temecula, CA, by Dennis Middleton,
dated August 18, 1986; and revised Seismic Investigation, dated April 16,
1987.
These reports determined that liquefaction is not likely to occur at this
site. It was concluded that the proposed development is feasible and that
no extraordinary mitigation measures be undertaken with respect to liquefaction.
It is our opinion that the report was perfoXed in a manner consistent with
the "state-of-the-art" and satisfies the additional information requested
4080 LEMON STREET, 9TM FLOOR
RIVERSIDE, CALIFORNIA 92501
(714) 787'6181
46'209 OASIS STREET, ROOM 304
INDIO, CALIFORNIA 92201
(619) 342'8277
Compaction Labs, Inc. - 2 - May 29, 1987
under the California Environmental Quality Act review and Seismic Safety
Element of the Riverside County Comprehensive General Plan.
Very truly yours,
RIVERSIDE COUNT PLANNI G DEPARTMENT
Roge~S,S~ree er - P1 ning Director
Steven A.' n
SAK:rd
c.c. Terraton Corp.-Applicant
Larry Markham & Associates
Norm Lostbom-~ldg. & Safety (2)
Planning Team i
STATE Of CALIFORNIA--BUSINESS, TRANSP~TATION AND HOUSING AGENCY
DEPARTA4ENT OF TRANSPORTATION
DISTRICT 8. P.O. BOX 231
SAN SERNARDINO, CALIFORNIA 92402
TDD (714) 3834609
AUgUst 20, 1990
Development Review
08-Riv-79-19.7
Your Reference:
CUP 4
city of Temecula
Attention Steve Padovan
Development Review Committee
43180 Business Park Drive,
Suite 200
Temecula, CA 92390
Dear Mr. Padovan:
Thank you for the opportunity to review the proposed gasoline
service station located at the southeast corner of Bedford Court
and State Route 79 in the City of Temecula.
This proposal was reviewed earlier by this office in April, 1990
for the County of Riverside. All comments made in our letter
dated April 3, 1990 are still valid.
Please find enclosed a copy of this letter.
If additional information is desired, please call Mr. Mike Sim
of our Development Review Section at (714) 383-4384.
very truly yours,
TIM CHOWD'~H~Y
District Development
Review Engineer
Att .
DISTRICT 8, P,O. BOX 231
SAN B~RNARDINO, CALIFORNIA 92402
TDD (714) 383-4609
STATE C~ CALIFORNIA--BUSINESS, TRANSPC~TAT~ON AND HOUSING AGENCY
DEPARTMENT OF TRANSPORTATION
RIVERSIDE- COU~ITY'
GEORGE DEUKMEJIAN, Governor
Development Review
08-Riv-79-19.7~
Your Reference:
PP 11884
Planning Department
Attention Mr. John Ristow
County of Riverside
4080 Lemon Street
Riverside, CA 92501
Dear Mr. Ristow:
Thank you for the opportunity to review the proposed Plot Plan
No. 11884 located at the southeast corner of Bedford Court and
State Route 79 in Rancho California.
Please refer to the attached material on which our comments have
been indicated by the items checked and/or used by those items
noted under additional comments.
If any work is necessary within the state highway right of way,
the developer must obtain an encroachment permit from the
Caltrans District 8 Permit Office prior to beginning work.
If additional information is desired, please call our Development
Review Section at (714) 383-4384.
very truly yours,
~ ~ I~/
H. N. LEWANDOWSKI
District Permits Engineer
Att.
cc: Lee Johnson, Riverside County Road Department
(Your Reference)
CALTRANS DEVELOPMENT
REVIEW FORM
ate
f ,v- 7q - I% 7
Plan checker (Co Rte PM)
WE WOULD LIKE TO NOTE:
~ CcrstrucHnl/Da~Lit_im within present or proposed State right of ~ay should be investigated for
potential ~,xk~s ~aste (asDestos, petrochsm c~]% etc.) and n~t_igated as per requ3.rements of
regulatory aeries.
&" When plans are su~nitted, please conform to the requirerents of the atr~-hed 'Pandour". 7kts will
expedite the review profes~ ar~ time requ3_red for Plan (]~eck.
AlthouSh the traffic and draznage generated by this prop~] do not appear te have a significant effect
on the state high~ey sistam, consideration ~st be given to the c~,]~tive effect of continued develc~ent
in this area. Any ~,~res nec~-y to n~.tigate th~ cumulative xmpact of traffic and drainage s~11 be
provided prior to or with developrent of the ares that Def~itatss then.
It appears that t~ traffic and draJjmge generated by this proposal cocld have a sigr~ficant effect on
the state high~ey system of the ares, Any m~uras ne-~ry to mirj.8~te the traffic and drao_nage
3,,7~mcts shall be includ~d with d~ developmint.
~ portice of state highway is i~slud~ in the C~] ~ fonua Faste~ Plan of S~ate Highways
for Official Scenic PLt~m~y Desigasuice, and in th~ future yucr agency my wish to have t~uL~
officially desi~mted as a state _~r_~ic hig~mey.
Ibis portice of state highway has been officially designated as a state scenic highway, and devel.oFn~t
in this corridor should be compatible with the scenic hi~ay concept.
It is reco,~sLized tJmt there is censiderable public concern aD:at no~se levels adjacent to heavi/y
traveled highways. Land development, in order to be cc~tibie with this c~mcern, my require
noxse attsnuaticn measures. Developrent of property should include any necessary noise atrsnuatice.
WE REQUEST THAT THE ITSqS CHECKED BELOW BE INCLUDED IN THE CONDITIONS OF APPROVAL FOR
THIS PROJECT: ~ee a~(~{O~ Oo~rffe~ I
V" Normal right of way dedication to provide half-width on the state highway.
%-" Normal street improvements to provide ~| half-width on the state highway.
P/Curb and gutter, State StandardAZ'6along the state highway.
~/Parking shall be prohibited along the state highway by paint%ng the curb red
and/or by the proper placement of "no parking" signs.
~ ~6[ radius curb returns be provided at intersections with the state highway.
A standard wheelchair ramp must be provided in the returns.
A positive vehicular barrier along the property frontage shall be provided to
limit physical access to the state highway.
Vehicular access shall not be developed directly to the state highway.
Vehicular access to the state highway shall be provided by existing public road
connections.
Vehicular access to the state highway shall be provided by
driveways.
standard
Vehicular a~,~ shall noc be provided within of c~e intersection an
Ve~icul~ e c~r~ec~c~s shall be ~eved at leest witAin the szate ,hi~ey right of ~ey.
Access points to tJe state hi~ey ~ell be developed in a manner r~at ~ provide siam distare
for n~q along r_-e state
~/.La~d~-~plng along t_he sta~e higtr~ay s~alI be low and forgiv-~n8 in na~L~e.
A left-turn lane, including any nec~ry widening, sham ~e provided on r_be s~ate b. iF~ey
at
Consideration shall be given ~o t2~ provision, or future provision, of and
A traffic study indicating o~- and off-si~e flow ~etterns and vol~nes, protreble ~ts, and proposed
miti~aci~l ii~asu~es ~aLl be prepred.
Adequate off-st. feet ~eLrking, wf~.ch ~oes noC require b~ ~nto th~ ~rat~ h~ay, shall be provide.
lot sh~l l be developed in a runner t_hat will not cause any ve~L~,l~r lnmvere~t c~mfli-'ts,
including paring stall e~:ran~ and e=n, within of ~ an=m-~e from me ~ar~ kiSh~y.
~endicap perking .~mll noc be developed in the busy driveey emr_~arf. e are~.
/Care s~-~l] be raPan ~m developu~ rkis property to pr~=~rve ~nd perpetuate t]~e ex~ting d~
pettern of t~e .~.a~e .high~ey. Pro-tic, liar co~siderati(m shx~d ~e given to c,,~,l~r~ve ]ncres_~ad storm
rimoff to u~sure r~at a iLi~m~y drainage problsn is n~t cre~tec.
L//Any n~z~-~ry noLse at~enuat_ic~ shall be provided as pert of ~ne develo~.-ent of this property.
/P!~a~e refer co aczacneu ad~iKio~al ccfr, p, nts.
WE REQUEST:
/ A copy of a~y ca-~inions of approval or revised approve.
P/" A copy of any d~z~,.=,~s providiqS additional s~ate bi.~h~ay right of ~y upon recordaticm of r~e nap.
WE REQUEST LiE OPPOFcTUNITY TO REVIEW DURIi~G THE APPROVAL PROCESS:
~'/Any proposals to furr. ner develop t. bis proper~y.
l__~ copy of Ue traffic or env~ror~nemr21 study.
~c~eck print of ~e P~rc~ or Tra:~ ,,~p.
d~ p~t of =~ Gra~ ~ ~ge P~ for ~ pretty ~ a~ble.
Date: April 3, 1990
Riv-79-19.7 +
(Co-Rte-PM)
PP 11884
(Your Reference)
ADDITIONAL COMMENTS:
State Route 79 shall be improved to its ultimate width for the
entire length of the property. If channelization is required from
three lanes to a lesser width, it shall be done with striping to
State standards.
The street improvements shall be dimensioned from the
"planned centerline", not the existing centerline as shown.
3. A landscaping plan must be submitted.
County Planning Department:
Our records indicate two potential Right-of-Way (R/W) half-widths
at this location. They are as follows:
a) Urban Arterial Highway (134 ft. R/W)
b) Ranpac's preliminary drawings for AD 159 (142 ft R/W)
Please provide this office with a set of the latest
drawings/information (including a Typical Section) regarding this
matter in order that we might better coordinate our agencies'
efforts for proposals along the lower portion of Route 79.
The latest Ranpac drawings in our records show a typical cross-
section for Route 79 which calls for a street improvement half-
width of 48 ft. and does not include curb and gutter.
The lack of curb and gutter is unacceptable on an Urban Arterial.
It has been our understanding for some time that the State
highway was to have a half-width of 55 ft. with A2-8 curb and
gutter along all portions of lower Route 79 from east of
Butterfield Stage Road to its intersection with Route 1-15.
Please include your latest information on this matter with your
transmittal of the drawings requested above.
TRANSP6RTAT
SAN BERNARDINO, CA 02
GEORGE DUEK~EJIAN. Governor
Your Reference: PP 11884
April 6, 1990 ~~ 08-Riv-79-19.7~
Planning Department
Attention: Mr. John Ristow
County of Riverside
Riverside, CA 92501
Dear Mr. Ristow:
On April 3, 1990, a letter of review and a "HANDOUT" was sent to your
office regarding the above-noted Plot Plan. Unfortunately, an oversight
occurred whereby the necessary Traffic Index information was not
included in one of the General Notes required to be placed on the plans.
The information to be included in that note is as follows:
... A Traffic Index (TI) of 11.5 shall be used in the deslgn of the
Travelled Way and a TI of 7.5 shall be used for the shoulder
design ....
If you should have any questions, please call Mr. Jim Neville at (714)
383-4384. Thank you for your cooperation.
Sincerely,
H. N. Lewandowski
District Permit Engineer
ATE: March 28, 1990
TO: Assessor
Building and Safety - Land Use
Building and Safety - Grading
Surveyor - Ken Teich
Road Department
Health - Ralph Luchs
Fire Protection
Flood Control District
Fish & Game
U.S. Postal Service - Ruth E. Davidson
U.S. Fish & Wildlife Services
County Superintendent of Schools
Eastern Municipal Water District
Rancho California Water District
California Edisen
Southern California Gas
General Telephone
Caltrans #8
Temecula Unified School District
:IiVE:[NDE county
pLAnninc DEPA:IClTIEnC
Commissioner Turner ,
San Bernardino County Museum/
UCR - ARu
Community Plans
APR 19 1990
mVERSlDE COUNTY
PI,M4NING DEPARTMENT
PLOT PLAN 11884 - (Tm 5) - E.A. 34949 -
To~nd Properties - Markham & Associates
Temecula Area - First Supervisorial
District - Corner of SH 79 and Bedford
Ct. C-P-S Zone - .94 Acre - REQUEST:
Gas station and Mini Mart - Mod 119
A.P. 922-210-041
Please review the case described above, along with the attached case map. A Land
Division Committee meeting has been tentatively scheduled for April 30, 1990. If it
clears, it will then go to public hearing.
Your comments and recommendations are requested prior to April 30, 1990, in order that we
may include them in the staff report for this particular case.
Should you have any questions regarding this item, please do not hesitate to contact
John Ristow at 275-3298.
Planner
COMMENTS:
The parcel is located on the fossiliferous Pauba Formation. Construction excavation
will impact nonrenewable paleontol~ic resources.
The developer must retain a qualified vertebrate paleontologist to develop a site-specific
program to mitigate impacts to paleontologic resources. This program should include:
(1) monitoring of excavation by a qualified paleontologic monitor; (2) preparation of
recovered specimens, including sediment processing for smalI vertebrate fossils; (3)
curation of specimens into an established repository; and (4} a report of findings with
4/lb/VU
PLEASE print name and title
PHONE: 798-85?0
)m
Dr. Allan g. Grlesemert Museums Uirector
405u LEMOF, STREET, 9TM FLOOR
Ri v'F.F-:;':.:DE. CALIFORNIA 92501
(714) 787-6181
46-209 OASIS STREET. RC,:Z,M 304
INDIO, CALIFORNIA 92201
{619) 342-8277
ATE:
TO:
March 28, lggO
Assessor
Building and Safety - Land Use
Building and Safety - Grading
Surveyor - Ken Teich
Road Department
Health - Ralph Luchs
Fire Protection
Flood Control District
Fish & Game
U.S. Postal Service - Ruth E. Davidson
U.S. Fish & Wildltfe Services
County Superintendent of Schools
Eastern Municipal Water District
Rancho California Water District
California Edieen
Southern California Gas
General Telephone
Caltrans #8
Temecula Unified School District
=IiVER iDE count,u
PLAnninG DEPARClTIEnC
Commissioner Turner
San Bernardino County Museum
UCR - ARu /
Community Plans
R~_CE~ IN
ARU
APR 02 1990
PLOT PLAN 11884 - (Tm 5) - E.A. 34949 -
Tomond Properties - Markham & Associates
- Temecula Area First Supervisorial
District - Corner of SH 79 and Bedford
Ct. C-P-S Zone - .94 Acre - REQUEST:
Gas station and Mini Mart - Mod 119 -
A.P. 922-210-041
Please review the case described above, along with the attached case map. A Land
Division Committee meeting has been tentatively scheduled for April 30, 1990. If it
clears, it will then go to public hearing.
Your comments and recommendations are requested prior to April 30, 1990, in order that we
may include them in the staff report for this particular case.
Should you have any questions regarding this item, please do not hesitate to contact
John Ristow at 275-3298.
Planner
COMMENTS:
it is rec '~ ~ ea be reevaluated by a qualified archaeologist.
DATE: 4/23/90 SIGNATURE
PLEASE print name and title
PHONE: 7R7-IRR5
F A QTERN INFORMATION I.;I:N rE R
Archaeological Research Unit
Univsrsiity of C~lrOrnm
RIverside CA 92521
4C, b 5 LEMON STREET, 9T~ FLOOR
P;', ERSID, E, CALIFORNIA 92501
(714) 787-6181
46-209 OAS,~ STREET, ROOf.! 304
INDIO, CALIFORNIA 92201
(619) 342-8277
PLANN]N(~ (IOMMI,qSI()N MFNU'FF..8
3. CONDT'CIONA& USE PERMIT NO, 4
PrnDo~a] to construct a 924 sg. ft. gasoline service
station and mini-market with beer and wine sales ].ocated
at foe sol]fbeas~ corner of SR79 and Bedford Court.
STEVE PAOOVAN provided the staff report on this project.
GARY THORNB]L]. stated that the planning department had
been working with the applicant regarding the areas
between the ,~d!acent residPnfia] housing and the proposed
gaso].ine station. He stated that the app|icant had
reconf~gl]red Son]e of the rear parking add re]ocated the
air and water service area closer to SR79. He a]so
adv3~Pd the (Inn]n]jssjon that the applicant was reffuest~ng
a modif]cati. on of the hourm of operation proposed by the
Pta~nina D~partn]Pnt of 7:00 A.M. to l]:00
COMMISSIONER CRINIAEFF opened the ouhl. i.c heari. nq.
LARRY MARKBAM, Markban] & Associates, 43750 WAnchester
Road, Temecuka, indicated that the applicant has concurred
with fbe staff report; however, ~be proposed hours of
operation were not acceptable, and that they were seeking
~4 bout operation. He stated that they felt they had
adequately addressed the issue of noise by providing
landscane buffers and block walls to separate the
residential. housing from the proposed gasoline station.
Me also stated that the applicant was proposing an
on-site security guard. Mr. Markham requested
modification of the following Conditions: No. 44, he
indicated that the SR79 right-of-way had already been
dedicated; No. 49 - 54, 57 and 58, Mr. Markham stated
MIN.IO/1/90 -4- 10/10/90
Pf.ANN ! N(;
r.(~MM 'f .qs r oN M .!
OCTOBER 1, ~q90
that under D~inr aDprnva~s there were no requirements
for the jmprnvements ot~er tbaD what t~ey bare already
dnne and that Assessment ~lstrict No, 1.59 ham expressed
that they do not want them done at thin time: No. 59, he
a~ked the Comm]~slon if they had a time frame for the
f~llre on the m~tjgatjoD fees.
TERRSA SANESI, 4473Y "C" f,a Paz, Temecul. a, stated that she
]~ nne of the ~46 homeowners adjacent to th~s project and
feels that they should nnt have ~o |Ave next to a ga~
~t~t~nn,
No one eJse requested to s~eak on this jtem.
LARRY MARKHAM stated that the applicant and
representatives have met with the Hnmeowner's Board on
three different nccassinns and presented the Pl. anning
DePartment wjt~ a draft )etter from them giving their
approval of the pro~ect.
COMMISS:IONER CHINIAEFF innicated he Was torn on this
~ropnsal in that the commerci, al de~i. qnatinn for this
Property had been in D}aee S]DCe before the cnndns
wer~ built. In addition, this is one of onty three off-
ramps ~D town add the ~rooosed Hse sbnu]d be Incated at
an off ramp to held relieve congestion in the core of the
city. The impact on the residences cou]d be sottoned by
a redesiqn of the site.
COMMISSIONER FORD moved fo close the public hearing and
deny the Negative Dec].aration and not adopt the Resolution
aDDroving Conditionall Use Permit No. 4, and directed staff
to re-submit to the Commission with appropriate landscape
P]an~, assessment distr~ct plans, determination on the
hours Of operation, architectural plans and input from the
Rainbow Meadows Homeowners Association. COMMISSIONER
BLAIR seconded the motion.
AYES: 3 COMMISSIONERS: Blair, Ford,
Chiniaeff
NOES: 1
COMMISSIONERS: Fahey
ABSENT:
COMMISSIONERS: Hoagland
MIN. 1011190 -5- 10/10/90
CITY OF TEMECULA
PLANNING DEPARTMENT
INITIAL ENVIRONMENTAL STUDY
Backqround
1. Name of Proponent:
2. Address and Phone
~her of Proponent:
Tomond Properties
P.U. ~ox zl~
Escondido, California 92025
II
Date of Environmental
Asses~ent:
30 June 1990
4. Agency Requiring
Assessment:
CITY OF TEM~CIE~
Name of Proposal,
if applicable:
C.U.P. #4
6. Location of Proposal:
S.E. C6rner of Hwy 79 and Bedford Court
922-210-041
Environmental ImOacts
(Explanations of all "yes" and "maybe" answers aye prov. ided on
attached sheets. )
Yes
Maybe N_,9o
1. Earth. Will the proposal result in:
Unstable earth conditions or in
changes in geologic substrGctures?
Disruptions, displacements, compac-
tion or overcovering of the soil?.
Substantial change in topogFaph~
or ground surface relief features?
The destruction, covering or' rnodi-
fication of any unique geologic or
physical features?
Any substantial increase in wind or'
water erosion of soils, either on or
or off site?
X
X
X
BLANKIES/FORMS -1-
Changes in deposition or erosion
of beach sands, or changes in
siltation, deposition or erosion
which may modify the channel of a
river or stream or the bed of the
ocean or any bay, inlet or lake?
Exposure of people or property
to geologic hazards such as earth
quakes, landslides, mudslides,
ground failure, or similar hazards?
Air. Will the proposal result in:
Substantial air emissions or
deterioration of ambient air
quality?
The creation of objectionable
odors?
Alteration of air movement,
moisture, or temperature, or any
change in climate, whether locally
or regionally?
3. Water. Will the proposal result in:
Substantial changes in currents, or
the course or direction of water
movements, in either marine or
fresh waters?
Substantial changes in absorption
rates, drainage patterns, or the
rate and amount of surface runoff?
Alterations to the course or flow
of flood waters?
Change in the amount of surface
water in any water body?
Discharge into surface waters, or
in any alteration of surface water
quality, including, but not limited
to, temperature, dissolved oxygen
or turbidity?
Alteration of the direction or rate
of flow of ground waters?
Yes Maybe N_.9o
X
X
B LA N K I ES/FORMS -2 -
Change in the quantity of ground
waters, either through direct addi-
tions or withdrawals, or through
interception of an aquifer by cuts
or excavations?
Substantial reduction in the amount
of water otherwise available for
public water supplies?
Exposure of people or property to
water related hazards such as flood-
ing or tidal waves?
L~. Plant Life. Will the proposal result in:
Change in the diversity of species,
or number of any native species of
plants (including trees, shrubs,
grass, crops, and aquatic plants)?
Reduction of the numbers of any
unique, rare, or endangered species
of plants?
introduction of new species of
plants into an area of native
vegetation, or in a barrier to the
normal replenishment of existing
species?
Substantial reduction in acreage
of any agricultural crop?
Animal Life. Will the proposal result
in:
Change in the diversity of species,
or numbers of any species of animals
~birds, land animals including rep-
tiles, fish and shellfish, benthic
organisms or insects)?
Reduction of the numbers of any
unique, rare or endangered species
of animals?
Deterioration to existing fish or
wildlife habitat?
Yes
Maybe
No
X
X
BLANKIES/FORMS -3-
Yes Maybe No
6. Noise. Will the proposal result in:
a. Increases in existing noise levels?
b. Exposure of people to severe noise
levels?
Light and Glare. Will the proposal
produce substantial new light or glare?
Land Use. Will the proposal result in a
substantial alteration of the present or
planned land use of an area?
Natural Resources. Will the proposal
result in:
Substantial increase in the rate of
use of any natural resources?
Substantial depletion of any non-
renewable natural resource?
Risk of Upset. Will the proposal
involve:
11.
12.
13.
A risk of an explosion or the release
of hazardous substances [ including,
but not limited to, oil, pesticicles,
chemicals or radiation) in the event
of an accident or upset conditions?
Possible interference with an emerg-
ency response plan or an emergency
evacuation plan?
Population. Will the proposal alter
the location, distribution, derisity, or
growth rate of the human population of
an area?
Housing. Will the proposal affect
existing housing or create a demand for
additional housing?
Transportation/Circulation. Will the
proposal result in:
Ceneration of substantial additional
vehicular movement?
X
X
X
X
X
BLANKIES/FORMS -~-
b. Effects on existing parking facili-
ties, or demand for new parking?
c. Substantial impact upon existing
transportation systems?
do Alterations to present patterns of
circulation or movement of people
and/or goods?
e. Alterations to waterborne, rail or
air traffic?
f. Increase in traffic hazards to motor
vehicles, b/cyclists or pedestrians?
lu,. Public Services. Will the proposal have
substantial effect upon, or result in a
need for new or altered governmental
services in any of the following areas:
a. Fire protection?
b. Police protection?
c. Schools?
d. Parks or other recreational
facilities?
e. Maintenance of public facilities,
including roads?
f. Other governmental services?
15. Energy. Will the proposal result in:
a. Use of substantial amounts of fuel
or energy?
b. Substantial increase in demand
upon existing sources of energy,
or require the development of new
sources of energy?
16. Utilities. Will the proposal result in
a need for new systems, or substantial
alterations to the following utilities:
a. Power or natural gas?
Yes
Maybe
X
No
X
X
BLANKIES/FORMS -5-
Yes Maybe No
17.
18.
19.
b. Communications systems?
c. Water?
d. Sewer or septic tanks?
e. Storm water drainage?
f. Solid waste and disposal?
Human Health. Will the proposal
result in:
Creation of any health hazard or
potential health hazard (excluding
mental health)?
Exposure of people to potential
health hazards?
Aesthetics. Will the proposal result
in the obstruction of any scenic vista
or view open to the public, or will the
proposal result in the creation of an
aesthetically offensive site open to
public view?
Recreation. Will the proposal result in
an impact upon the quality or quantity
of existing recreational opportunities?
20. Cultural Resources.
Will the proposal result in the
alteration of or the destruction
of a prehistoric or historic
archaeological site?
bJ
Will the proposal result in adverse
physical or aesthetic effects to a
prehistoric or historic building,
structure, or object?
Does the proposal have the potential
to cause a physical change which
would affect unique ethnic cultural
values?
Will the proposal restrict existing
religious or sacred uses within the
potential impact area?
×
×
X
X
X
X
X
X
BLANKIESIFORMS -6-
Mandatory Findings of Significance.
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 or
eliminate important examples of
the major periods of California
history or prehistory?
Does the project have the potential
to achieve short-term, to the
disadvantage of long-term, environ-
mental goals? {A short-term
impact on the environment is one
which occurs in a relatively brief,
definitive period of time while long-
term impacts will endure well into
the future. )
Does the project have impacts which
are individually limited, but cumu-
latively considerable? (A project's
impact on two or more separate
resources may be relatively small,
but where the effect of the total of
those impacts on the environment
is significant. )
Does the project have environmental
effects which will cause substan-
tial adverse effects on human beings,
either directly or indirectly?
Yes
Maybe
NO
X
B LA N K I ES/FORMS -7 -
Earth
1 ,a,c,
d,f.
1.9.
Air
2.a.
2.b.
Water
3.a-i.
C.U.P. NO. u,
Discussion of-the Environmental Evaluation
No. The proposed project will not create any significant impacts
regardin9 geologic features or conditions. No evidence of faulting was
found and indications of mass movement or major landslidin9 have not
been observed or reported on the site.
The proposal will result in a minor increase in wind or water erosion on
site due to construction. However, this condition will be temporary and
once the project is completed and improvements are in, no further
erosion will occur.
Maybe. The site has been previously graded and does have a potential
for liquefaction. This can be mitigated by removing the existing fill
and topsoil over the entire site within areas of settlement sensitive
improvements. The average depth of removal is estimated at 3 to ~, feet,
however, localized deeper removals may be necessary.
Maybe. The project will result in an increase in air emissions in the
direct vicinity. However, the amount of additional emissions will not
have a significant impact on the ambient air quality due to the small
amount of emissions and the continuous movement of air in the region.
Maybe. The proposed project will involve the storage and dispensing
of gasoline which may create objectionable odors. However, the small
scale of the project and the small amount of fuel dispensed will not
create a substantial increase of objectionable odors within the
surrounding area.
No. The proposed project will not result in any substantial changes in
air quality or movement.
No. The proposed project will not have a substantial impact on any
water courses or supplies and the project lles outside of all 100 year
flood zones. Furthermore, the project will be free of ordinary storm
flood hazard when improvements have been constructed in accordance
with the approved plans.
STAFFRPT\CUPq
8
Plant Life
No. The site had been previously graded and all native plant species
removed prior to this project.
Animal Life
No. The site is currently graded and the native animal species have
been displaced.
Noise
6.a.
Maybe. The proposed service station and mini-market will increase the
existing noise levels in the area. it may be necessary that the hours of
the station be restricted so that residents in the surrounding area are
not disturbed during the late evening and early morning hours.
6.b.
No. The proposed project will not result in exposure of people to
severe noise levels.
Light and Glare
No. The proposed project will not produce a substantial amount of new
light or glare. However, the project is within the Palomar lighting area
and any proposed lighting must meet the standards set forth in those
guidelines.
Land Use
No. The proposed project will not result in a substantial alteration of
the present or planned land use of the area.
Natural Resources
9.a,b.
No. The proposed service station will not increase the consumption rate
of any natural or non-renewable natural resource.
Risk of Upset
lO.a.
Yes. The proposed project is a gasoline service station which could
pose a risk of an explosion in the event of an accident. To minimize this
possibility, all Federal safety and State standards and regulations for
gasoline service stations will be implemented.
10.b.
No. The proposed project will not create an interference with any
emergency response plan or emergency evacuation plan.
Population
11.
No. The proposal will not alter the location, distribution, density or
growth rate of the human population in the area.
9
Housing
12.
No. The proposal will not affect existing housing or create additional
demand.
Transportation/Circulation
13.a.c-e.
No. The proposed project will not result in a substantial impact on
vehicular movement, parking, or existing transportation systems.
13.b.
Maybe. The proposed use will require new parking facilities which will
be provided on-site.
13.f.
Maybe. Increased traffic hazards may result due to the proposed
development. Mitigation measures will be utilized to reduce this
hazard.
Public Services
lu,.a.b.
Maybe. This use will involve flammable substances which may require
emergency equipment and personnel. To minimize this hazard, all
regulations and procedures involving gasoline service stations will be
followed.
No. The proposed project will not have a substantial effect upon, or
result in a need for new or altered governmental services.
Energy
15.a,b.
No. The proposal will not result in the use of substantial amounts of
fuel or energy or increase demand of existing sources of energy.
Utilities
16.a,c-f.
Maybe. The proposed project will require additional utility services.
However, the additional amount is not significant and can be
accommodated within existing services.
16.b.
No. The proposed project will not result in a need for new
communications systems or alterations to existing ones.
Human Health
17.a,b.
Maybe. The project involves the use and storage of gasoline which is
a cancer causing agent. All safety procedures will be implemented to
minimize this risk.
Aesthetics
18.
No. The proposal will not result in the obstruction of any scenic view
open to the public. However, the project is located along the City~s 1-
15 corridor, a scenic highway as designated by the Southwest Area
10
Plan. Emphasis should be placed on the buildings relationship to the
surrounding area.
Recreation
19.
No. The subject site is not currently used for recreational uses.
20,a.
Yes, The parcel is located on the fossiliferous Pauba Formation.
Construction excavation will impact non-renewable paleontologic
resources, The developer must retain a qualified vertebrate
paleontologist to develop a site-specific program to mitigate impacts to
paleontologic resources. This program should include: ( 1 ) monitoring
of excavation by a qualified paleontologic monitor; (2) preparation of
recovered specimens, including sediment processing for small
vertebrate fossils; 13) curation of specimens into an established
repository; and (4) a report of findings with complete specimen
inventory.
2o.b-d.
No. The proposal will not result in adverse effects to historic
structures, cultural values, or restrict religious or sacred uses in the
area.
Mandatory Findings of Significance
21 .a.
No. This project will not substantially degrade the quality of the
environment or reduce the habitat for a plant or animal species due to
the fact that the project is in an existing urbanized area. However, if
a project is located within an area designated by the Riverside County
as habitat for the endangered Stephen's Kangaroo Rat, the project will
be subject to mitigation fees for the Stephen's Kangaroo Rat Habitat
Conservation Plan.
21 .b.
No. The proposed gasoline service station and mini-mart will not have
the potential to achieve short-term, to the disadvantage of long-term,
environmental goals.
21 .c.
No. The project does have individually limited impacts, however, if
these impacts are cumulatively considered, they do not have a
significant impact on the overall environment.
21 .d.
No. This project will not cause substantial adverse effects on human
beings either directly or indirectly. All regulations and standards will
be imposed and maintained on the project so that adverse effects are
minimized or eliminated.
11
ENVIRONMENTAL DETERMINATION
On the basis of this initial evaluation:
I find that the proposed project COULD NOT have a.significant
effect on the environment, and a NEGATIVE DECLARATION will be
prepared.
I find that although the proposed project could have a signi-
ficant effect on the environment. there will not be a signi-
ficant effect on this case because the mitigation measures
described on attached sheets and in the Conditions of Approval
have been added to the project.
A NEGATIVE DECLARATION WILL BE PREPARED.
I find the proposed project MAY have a significant effect on
the environment, and an ENVIRONMEN~ RE~
required.
30 June 1990 ~ 7 ~
Date
For CITY OF TEMECULA
X
STAFFRPT\CUP4 12
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,&
RANCHO MEADO '5
HOME OWNERS ASSOCIATION, INC.
44501 LA PAZ ROAD
RANCHO CALIFORNIA, CA 92390
City of Temecula Planning Commission
41002 County Center Drive
Temecula, CA 92390
November 26, 1990
Dear Gentlemen:
A few months ago Terraton Corporation and Mobil Oil approached
the board of Rancho Meadows Homeowners Association with regards
to building a Mobil gas station and minimart:. The minimart was
to be opened 24 hours a day and sell alcoho[Lic beverages from
6 a.m. to 2 a.m.. The proposed site was and still is to be at
the southeast corner of Bedford Court and HzLghway 79. The
representatives requested that we send a letter of approval
to the planning commission. They went as far as to have prepared
a letter to which they wanted my signature. Unfortunately,
our board of directors do not have the power to sanction a
proposal that may have a permanent effect on the homeowners'
quality of life. we opted to allow each individual homeowner
to become responsible for responding to the planning commission.
Obviously, some Rancho Meadows homeowners responded negatively
to the proposal by the developers because the developers asked
if a survey could be taken to better understand the homeowners
position.Wh~be ~t Woutd!~e unethical for ~s to approve of such
a plan, we agreed that a survey would be reasonable.
The questions were compiled by myself and were determined on the
basis of two main objections: objections toward having a gas
station in our backyard and Mobil's insistence on selling alcoholic
beverages. The~=following results are submi~ited for your
information:
Out of 147 homeowners 41 responded to the survey. (Please keep
in mind that anywhere from 40 - 50% of the homeowners do not
live in the complex, but rent out their uni'~s. Most may have
neglected their dut~ because their ~wn qualfty of life is not
directly in jeopardy.)
1. Do you want a gas station next door'to you?
yes 17 or 40% No 25 or 58% ? 1 or 2%
2. Do you want alcoholic beverages to be sold 24 hrs/day?
Yes 7 or 3% No 40 or 93%
3. Would you consider the sale of alcohol from 5 p.m. - 10 p.m.?
Yes 12 or 28% No 31 or 72%
In october the board presented the reBml~s'to the developers and
informed them that these results would be sent to the planning
commission. They did not approve and asked us to hold off until
they could put together their own survey. They allowed us to
receive the results and tabulate them first. We are
the homeowners and our tabulated results, o s ts
are submitted for your information:
Out of 147 homeowners 57 responded.
1. Do you support the site plan as proposed?
Yes 32 or 56% No 21 or 37% ? 4 or 8%
Do you support a Mobil mini-mart, within walking distance,
which will stock products such as milk, bread, batteries,
bandages, over-the-counter pharmaceuticals such as asprin
and other essentials?
Yes 30 or 53% No 22 or 39% ? 5 or 8%
If the store is open 24 hours a day, should it be prohibited
fre~ ~e~lln~ bee~ a~d wine during certain hours?
Yes 39 or 68% No 15 or 26% ? 3 or 6%
4. If you feel beer and wine sales should be limited, what hours
should they not be allowed to be sold?
***~Responses were too varied to record or make an intelligent
assessment of.
I feel obligated to say that Terraton's survey failed to address
the two main objections. Instead there survey implied that the
Mobil station and sell of alcohol were imminent. It is also my
opinion tha~ question #4 was so awkwardly worded that it
could most easily result in an incorrect answer.
In conclusion I would like to remind all parties involved that
the objections for a Mobil gas station and the sale of alcohol
are based on the following:
1. The dangerous materials associated with a gas station could
be hazardous to a residential community.
2.. Towards Old Temecula on Front Street there is plenty of
commercia~ property available.for a gas station.
3. The noise, truck fumes, garbage odors and evening lighting
will reduce the quality of life.for the homeowners.
4. Why promote more drinking and driving when there is already
a convenience store in Bedford Court that sells alcohol.
I would like tO thank the ptanni~ cOmmissiom fez bein~ ~u~y
careful and mindful of our communi.ty's needs and welfare.
Sincerely,
President
Copy to Terraton Developers
ITEM ~3
STAFF REPORT - PLANNING
CITY OF TEMECULA
PLANNING COMMISSION
December 17, 1990
Case No.: Parcel Map No. 25686
Prepared By: Scott Wright
Recommendation: 1. Adopt the Resolution approving
Parcel Map No. 25686
APPLICATION INFORMATION
APPLICANT:
REPRESENTATIVE:
PROPOSAL:
LOCATION:
EXISTING ZONING:
SURROUNDING ZONING:
EXISTING LAND USE:
SURROUNDING LAND USES:
PROJECT STATISTICS:
Jonan Management Services
Loren Phillips and Associates
To convert an existing warehouse structure to a two
unit condominium for ownership purposes.
43350 Business Park Drive
M-SC ( Manufacturing - Service Commercial )
North: M-SC
South: M-SC
East: M-SC
West: M-SC
{Manufacturing
Commercial )
{Manufacturing
Commercial )
~ Manufacturing
Commercial )
{Manufacturing
Commercial )
Service
Service
Service
Service
86,784 square foot warehouse building
North:
South:
East:
West:
Commercial/Light Industrial
Commercial/Light Industrial
Commercial/Light Industrial
Commercial/Light Industrial
No. of Acres:
Building Area:
No. of Condominium Units:
4.9 acres
86,784 sq. ft.
2 units
STAFFRPT\PM25686 1
PROJECT DESCRIPTION:
ANALYSIS:
GENERAL PLAN AND
SWAP CONSISTENCY:
ENVIRONMENTAL
DETERMINATION:
The project is to convert an existing two story
warehouse structure to a two unit condominium on
one lot for ownership purposes.
Requirements of Subdivision Map Act
Condominium projects are defined as subdivisions
by the State Subdivision Map Act. A tentative and
final parcel map is required in order to create two
condominium units. The design and location of the
buildings and the manner in which the buildings or
airspace are to be divided are not a part of the map
review process for condominium projects.
Requirements of Ordinance Ll60
Ordinance L~60 requires that all land divisions
conform to the provisions of the Subdivision Map
Act.
Conditions, Covenants, and Restrictions
Conditions, Covenants, and Restrictions (CCSR~s)
providing for reciprocal parking and access and for
maintenance of the common area shall be required as
a Condition of Approval.
The proposed condominium conversion is for
ownership purposes and will not affect the land use.
The existing warehouse is consistent with the
Manufacturing - Service Commercial zoning and the
light industrial land use designation of the site.
Land divisions creating four or fewer parcels are
categorical ly exempt from the requirements of CEQA
per Section 15315 (Class 15).
FINDINGS:
Tentative Parcel Map No. 26586
The proposed Parcel Map will not have a
significant negative impact on the
environment and is categorically exempt from
the requirements of CEQA.
STAFF R PT\PM25686 2
10.
There is a reasonable probability that this
project will be consistent with the General
Plan being prepared at this time. The project
conforms to the SWAP guidelines and to the
current zoning for the site.
There is not a likely probability of
substantial detriment to, or interference
with, the future adopted General Plan, if the
proposed use is ultimately inconsistent with
the plan.
The proposed use complies with State
planning and zoning law. The project
conforms to the current zoning for the site
and to Ordinance No. u,60, Schedule E.
The site is suitable to accommodate the
proposed land use in terms of the size and
shape of the lot configurations, access, and
density.
The proposed condominium conversion is not
likely to cause substantial environmental
damage or substantially and avoidable injure
fish or wildlife or their habitat.
All units have acceptable access to existing
and proposed dedication rights-of-way which
are open to, and are useable by, vehicular
traffic.
The proposed condominium conversion is not
in conflict with easements for access through
or use of the property within the proposed
project.
The lawful conditions stated in the project's
Conditions of Approval are deemed necessary
to protect the public health, safety and
general welfare.
That said findings are supported by minutes,
maps, exhibits, and environmental documents
associated with these applications and herein
incorporated by reference.
STAFF R PT\PM25686 3
STAFF RECOMMENDATION:
Staff recommends that the Planning Commission:
ADOPT Resolution 90- approving Parcel
Map No. 25686 based on the analysis and
findings contained herein and subject to the
attached Conditions of Approval.
SW:ks
Attachments:
Resolution
Conditions of Approval
Exhibits
STA F F R PT\ PM25686 ~,
RESOLUTION NO. 90-
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF TEMECULA APPROVING PARCEL MAP NO. 25686
TO CONVERT AN EXISTING WAREHOUSE LOCATED AT
43350 BUSINESS PARK DRIVE TO A TWO UNIT
CONDOMINIUM.
WHEREAS, Loren Phillips 8 Associates filed Parcel Map No. 25686 in
accordance with the Riverside County Land Use, Zoning, Planning and Subdivision
Ordinances, which the City has adopted by reference;
WHEREAS, said Parcel Map application was processed in the time and
manner prescribed by State and local law;
WHEREAS, the Planning Commission considered said Parcel Map on
December 17, 1990, at which time interested persons had an opportunity to testify
either in support or opposition;
WHEREAS, at the conclusion of the Commission hearing, the Commission
approval of said Parcel Map;
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF
TEMECULA DOES RESOLVE, DETERMINE AND ORDER AS FOLLOWS:
SECTION 1. Findings. That the Temecula Planning Commission hereby
makes the following findings:
A. Pursuant to Government Code Section 65360, a newly
incorporated city shall adopt a general plan within thirty {30) months
following incorporation. During that 30-month period of time, the city
is not subject to the requirement that a general plan be adopted or the
requirements of state law that its decisions be consistent with the
general plan, if all of the following requirements are met:
~1 ) The city is proceeding in a timely fashion with the
preparation of the general plan.
(2) The planning agency finds, in approving projects and
taking other actions, including the issuance of building
permits, each of the following:
a)
There is a reasonable probability that the
land use or action proposed will be consistent
with the general plan proposal being
considered or studied or which will be
studied within a reasonable time.
STAFFRPT\PM25686 1
b)
There is little or no probability of substantial
detriment to or interference with the future
adopted general plan if the proposed use or
action is ultimately inconsistent with the
plan.
c)
The proposed use or action complied with all
other applicable requirements of state law and
local ordinances.
B. The Riverside County General Plan, as amended by the
Southwest Area Community Plan, l hereinafter "SWAP") was adopted
prior to the incorporation of Temecula as the General Plan for the
southwest portion of Riverside County, including the area now within
the boundaries of the City. At this time, the City has adopted SWAP as
its General Plan guidelines while the City is proceeding in a timely
fashion with the preparation of its General Plan.
C. The proposed Parcel Map is consistent with the SWAP and
meets the requirements set forth in Section 65360 of the Government
Code, to wit:
(1) The city is proceeding in a timely fashion with a
preparation of the general plan.
(2) The Planning Commission finds, in approving projects
and taking other actions, including the issuance of
building permits, pursuant to this title, each of the
fol Iowing:
a)
There is reasonable probability that Parcel
Map No. 25686 proposed will be consistent
with the general plan proposal being
considered or studied or which will be
studied within a reasonable time.
b)
There is little or no probability of substantial
detriment to or interference with the future
adopted general plan if the proposed use or
action is ultimately inconsistent with the
plan.
c)
The proposed use or action complies with all
other applicable requirements of state law and
local ordinances.
ST A FF R PT\ PM25686 2
D. (1) Pursuant to Section 7.1 of County Ordinance No.
~,60, no subdivision may be approved unless the following findings are
made:
a)
That the proposed land division is consistent
with applicable general and specific plans.
b)
That the design or improvement of the
proposed land division is consistent with
applicable general and specific plans.
c)
That the site of the proposed land division is
physically suitable for the type of
development.
d)
That the site of the proposed land division is
physically suitable for the proposed density
of the development.
e)
That the design of the proposed land division
or proposed improvements are not likely to
cause substantial environmental damage or
substantially and unavoidably injure fish or
wildlife or their habitat.
f)
That the design of the proposed land division
or the type of improvements are not likely to
cause serious public health problems.
g)
That the design of the proposed land division
or 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 land division.
A land division may be approved if it is found
that alternate easements for access or for use
will be provided and that they will be
substantially equivalent to ones previously
acquired by the public. This subsection
shall apply only to easements of record or to
easements established by judgment of a court
of competent jurisdiction.
{2 ) The Planning Commission in recommending approval
of the proposed Tentative Tract Map, makes the following findings, to
wit:
a) The proposed Parcel Map will not have a
significant negative impact on the
environment and is categorically exempt from
the requirements of CEQA.
STAFFRPT\PM25686 3
b)
There is a reasonable probability that this
project will be consistent with the General
Plan being prepared at this time. The project
conforms to the SWAP guidelines and to the
current zoning for the site.
c)
d)
e)
f)
g)
h)
i)
j)
There is not a likely probability of
substantial detriment to, or interference
with, the future adopted General Plan, if the
proposed use is ultimately inconsistent with
the plan.
The proposed use complies with State
planning and zoning law. The project
conforms to the current zoning for the site
and to Ordinance No. ~60, Schedule E.
The site is suitable to accommodate the
proposed land use in terms of the size and
shape of the lot configurations, access, and
density.
The proposed condominium conversion is not
likely to cause substantial environmental
damage or substantially and avoidable injure
fish or wildlife or their habitat.
All units have acceptable access to existing
and proposed dedication rights-of-way which
are open to, and are useable by, vehicular
traffic.
The proposed condominium conversion is not
in conflict with easements for access through
or use of the property within the proposed
project.
The lawful conditions stated in the project's
Conditions of Approval are deemed necessary
to protect the public health, safety and
general welfare.
That said findings are supported by minutes,
maps, exhibits, and environmental documents
associated with these applications and herein
incorporated by reference.
STAFFRPT\PM25686 4
E. As condltioned pursuant to SECTION ::3, the Parcel Map
proposed is compatible with the health, safety and welfare of the
community.
SECTION 2. Environmental Compliance.
Parcel Map No. 25686 is categorically exempt from the requirements of
CEQA per Section 15::315 {Class 15).
SECTION 3. Conditions.
That the City of Temecula Planning Commission hereby approves Parcel
Map No. 25686 for the conversion of an exiting warehouse located at L~3350 Business
Park Drive to a two unit condominium subject to the following conditions:
A. Exhibit A, attached hereto.
PASSED. APPROVED AND ADOPTED this day of
· 1990.
DENNIS CHINIAEFF
CHAIRMAN
I HEREBY CERTIFY that the foregoing Resolution was duly adopted by
the Planning Commission of the City of Temecula at a regular meeting thereof, held
on the day of 1990 by the following vote of the
Commission:
AYES:
PLANNING COMMISSIONERS
NOES:
PLANNING COMMISSIONERS
ABSENT:
PLANNING COMMISSIONERS
STAFFRPT\PM25686 5
APPLICANT'S ACKNOWLEDGMENT
I have read, understand and accept the conditions for approval set forth
herein above in this Resolution of approval for Parcel Map No. 25686.
DATED: By
Name
Title
STAFF R PT\ PM25686 6
CITY OF TEMECULA
CONDITIONS OF APPROVAL
Parcel Map No: 25686
Project Description: To Convert an
Existinq Buildinq to a 2 Unit Condominium
Assessor's Parcel No.: 921-020-049
Planninq Department
The tentative subdivision shall comply with the State of California Subdivision
Map Act and to all the requirements of Ordinance ~,60, Schedule E, unless
modified by the conditions listed below. A time extension may be approved in
accordance with the State Map Act and City Ordinance, upon written request,
if made 30 days prior to the expiration date.
This conditionally approved tentative map will expire two years after the
approval date, unless extended as provided by Ordinance Ll60. The expiration
date is December 17, 1992.
Any delinquent property taxes shall be paid prior to recordation of the final
map.
Legal access as required by Ordinance ~,60 shall be provided from the tract
map boundary to a City maintained road.
The permittee shall defend, indemnify, and hold harmless the City of
Temecula, its agents, officers, and employees from any claims, action, or
proceeding against the City of Temecula or its agents, officers, or employees
to attack, set aside, void, or annul, an approval of the City of Temecula, its
advisory agencies, appeal boards, or legislative body concerning Parcel Map
No. 25687. The City of Temecula will promptly notify the permlttee of any
such claim, action, or proceeding against the City of Temecula and will
cooperate fully in the defense. If the City fails to promptly notify the
permittee of any such claim, action or proceeding or fails to cooperate fully in
the defense, the permittee shall not, thereafter, be responsible to defend,
indemnify, or hold harmless the City of Temecula.
The applicant shall comply with the recommendations in the Fire Department
letter dated November 19, 1990, a copy of which is attached.
STAFFRPT\PM25686 1
Enqlneerinq Department
The following are the Engineering Department Conditions of Approval for this
project, and shall be completed at no cost to any Government Agency. All questions
regarding the true meaning of the conditions shall be referred to the Engineering
Department.
It is understood that the Developer correctly shows all existing easements, traveled
ways, and drainage courses, and their omission may require the project to be
resubmitted for further consideration.
The Developer shall comply with the State of California Subdivision Map Act,
and all applicable City Ordinances and Resolutions.
The final map shall be prepared by a licensed land surveyor or registered
Civil Engineer, subject to all the requirements of the State of California
Subdivision Map Act and Ordinance No. ~60.
PRIOR TO RECORDATION OF THE FINAL MAP:
9. The developer shall receive written clearance from the following agencies:
Rancho California Water District;
Eastern Municipal Water District;
City of Temecula Fire Bureau;
Planning Department;
Engineering Department;
Riverside County Health Department; and
CATV Franchise.
10. Business Park Drive shall be dedicated to 39 feet from centerline.
11.
A declaration of Covenants, Conditions and Restrictions (CC~,R~s) shall be
prepared by the developer and submitted to the Director of Planning, City
Engineer and City Attorney. The CC~,R's shall be signed and acknowledged
by all parties having any record title interest in the property to be developed,
shall make the City a party thereto, and shall be enforceable by the City.
The CCF, R~s shall be reviewed and approved by the City and recorded. The
CC~,R's shall be subject to the following conditions:
a. The CCSR~s shall be prepared at the developeris sole cost and expense.
The CCF, R~s shall be in the form and content approved by the Director
of Planning, City Engineer and the City Attorney, and shall include
such provisions as are required by this approval and as said officials
deem necessary to protect the interest of the City and its residents.
The CCF, R's and Articles of Incorporation of the Property Owner's
Association are subject to the approval of the Planning and Engineering
Divisions and the City Attorney. They shall be recorded concurrent
ST A FF R PT\PM25686 2
with the final map. A recorded copy shall be provided to the City.
The CCSR's shall provide for the effective establishment, operation,
management, use, repair and maintenance of all common areas and
facilities.
The CCF, R's shall provide that the property shall be developed,
operated and maintained so as not to create a public nuisance.
The CCSRIs shall provide that if the property is not maintained in the
condition required by the CCF, R~s, then the City, after making due
demand and giving reasonable notice. may enter the property and
perform, at the owner's sole expense, any maintenance required
thereon by the CCF, R's or the City ordinances. The property shall be
subject to a lien in favor of the City to secure any such expense not
promptly reimbursed.
12. Developer shall pay any capital fee for road improvements and public facilities
imposed upon the property or project, including that for traffic and public
facility mitigation as required under the EIR/Negative Declaration for the
project, in the amount in effect at the time of payment of the fee. If an interim
or final public facility mitigation fee or district has not been finally
established by the date on which Developer requests its building permits for
the project or any phase thereof, the Developer shall execute the Agreement
for Payment of Public Facility Fee, a copy of which has been provided to
Developer. Developer understands that said Agreement may require the
payment of fees in excess of those now estimated {assuming benefit to the
project in the amount of such fees) and specifically waives its right to protest
such increase.
STAFFRPT\PM25686 3
RIVERSIDE COUNTY
FIRE DEPARTMENT
IN C[~3Pii!ATION WiThi 'tHE
CAUFORNIA DEPARTMENT OF PORE~TRY
AND ~RE PROTECTI~N
GLEN ~. N~WMAN
November 19,.]990
PLANN1NG & ENC, INEERINC
3760 IITH STREET
RIVER3tDE, CA 9Zl01
(?14). Z7~-4717
TO: CII~ O? Y.EMECULA
A~TN: PLAKNINC DEPkRTMENT
RE: PARCEL MAP 25686
Wish respect Co the conditions o~ approval Zor the above referenced hn~ division,
the Fire Department recommence the fcllow=n8 fire protection measures be provided
in ~ccordance ~-ith Riverside County OrgAnantes and/or recognized fire protection
standards;
Provide minimum one (1) hour rated wall at new property lime. Wall mUS~ be
ccnscructed ¢o meet 1988 ~nlform Building Code.
All quesc~.ons regarding the meaning of conditions shall be referred to :he
P!am~Ing and Engineerln$ staff.
RAY~0ND H. RESIS
Chief Fire DeparCmen: Planner
Laure Cabtel, Fire S~fety Specialist
LClrmec
ITEM
TO:
FROM:
DATE:
SUBJECT:
MEMORANDUM
Planning Commission
Oliver Mujica, Senior Planne~L~
December 17, 1990
Case No: Plot Plan No. 179
Plot Plan No. 179 was scheduled for the Planning Commission meeting of December
3, 1990; and continued to their regular meeting of December 17, 1990, in order for
the traffic analysis required by the Traffic Engineering Staff to be submitted and
reviewed by the Formal Development Review Committee (Formal DRC).
On December 6, 1990 Formal DRC meeting, the Traffic Engineering Staff indicated
that the Traffic Analysis was acceptable and recommended Conditions of Approval
were prepared. However, the Riverside County Fire Department Staff indicated that
additional time and information is required in order for appropriate Conditions of
Approval to be prepared to mitigate potential environmental impacts, due to the
proposed hazardous materials involved with the use. The recommendations from the
Riverside County Fire Department are needed by the Planning Staff in order to
complete the Environmental Assessment.
At this time, both the Planning Department and Riverside County Fire Department
are working with the applicant on this project and requests that the Planning
Commission continue Plot Plan No. 179 to their regular meeting of January 7, 1991,
at which time the project and hazardous material information has been reviewed; and
final recommended Conditions of Approval have been prepared by the Riverside
County Fire Department.
R ECOMMEN DA T I ON:
The Planning Department Staff recommends that the
Planning Commission continue Plot Plan No. 179 to their
regular meeting of January 7, 1991.
OM: ks
STAFFRPT\PP179
ITEM #5
STAFF REPORT - PLANNING
CITY OF TEMECULA
PLANNING COMMISSION
December 17, 1990
Case No.:
Revised Vesting Tentative Tract Map No. 231o,3
Amended No. 0, and Change of Zone No. 5535
Prepared By: Scott Wright
Recommendation:
Approve a waiver of the requirement of Ordinance
u,60, Section 3.8(c) for those lots with depth greater
than 2.5 times the lot width;
Adopt the Addendure to Environmental Impact
Report No. 230;
Adopt the Development Agreement;
Adopt Resolution 90- approving Revised Vesting
Tentative Tract Map No. 2310,3 Amended No. 0, and
Change of Zone No. 5535;
APPLICATION INFORMATION
APPLICANT:
Taylor Woodrow Homes
REPRESENTATIVE:
Ranpac Engineering Corporation
PROPOSAL:
To subdivide a 0,59 acre site into 1,026 single family
residential lots, 68 open space lots including 25.5
acres of parks, a 10.2 acre school site, and a 112
acre remainder parcel in the R-A-2 1/2 and R-A-5
zone; and to change the Zone from R-1 to R-u, on
portions of the site encompassing 530, proposed
residential lots, from R-1 to R-5 on 0,.3 acres of
additional park space, from R-A-5 to R-5 on a 6
acre proposed park site, from R-A-5 to R-5 on a
proposed 0,.2 acre park site, and from R-A-5 and R-
A-2 1/2 to R-1 on the portion of the school site
formerly in Vesting Tentative Tract Map No. 220,30.
LOCATION:
South of Pauba Road and east of Butterfield Stage
Road.
EXISTING ZONING:
R-1 (One-Family Dwelling) and
R-5 ( Open Area Combining
Developments )
Zone-Residential
STAFFRPT\VTM2310,3 1
SURROUNDING ZONING:
PROPOSED ZONING:
EXISTING LAND USE:
SURROUNDING LAND USES:
PROJECT STATISTICS:
BACKGROUND:
North:
South:
East:
West:
R-A ( ResidentialAgricultural )
R -1 ~ One-Family Dwelling )
R-A ( ResidentialAgricultural )
Specific Plan No. 219, 2-5 DU/AC
R-l, R-4, and R-5
Vacant
North:
South:
East:
West:
Vacant and Single Family Residential
Vacant
Vacant
Vacant
No. of Acres:
No. of R-1 Lots:
No. of R-4 Lots:
No. of R-5 Lots:
Acreage of Parks:
Acreage of School Site:
Acreage of Remainder Parcel:
459 acres
492 lots
534 lots
68 lots
25.5 acres
10.2 acres
112 acres
On August 16, 1988 the Riverside County Board of
Supervisors approved Vesting Tentative Tract Map
No. 23143 Amended No. 3, a subdivision with 1,092
single family residential lots and 8 open.space lots,
and Change of Zone No. 4814 from R-A-5,
Residential Agricultural with a minimum lot size of 5
acres, to R-l, Single Family Residential with a
minimum lot size of 7,200 square feet, and R-5,
Open Area Combining Zone (open space and park
areas), Certified EIR 230, and adopted Developer's
Agreement No. 26.
On July 7, 1989, the applicant submitted to the
County Revised Vesting Tentative Tract Map No.
23143 in conjunction with Change of Zone No. 5535.
The revised map comprised 1,070 residential lots
and 35 open space lots including 4.3 more acres
devoted to park space than Vesting Tentative Tract
Map No. 23143 Amended No. 3 showed. Change of
Zone 5535 requested a change from R-1 to R-4-
6,000, Planned Residential with a minimum lot size of
6,000 square feet for 286 lots, from R-1 to R-4-
5,000 for 248 lots, and from R-1 to R-5 for 4.3
acres.
Revised Vesting Tentative Tract Map No. 23143
Amended No. 4 was reviewed by the County Land
Development Committee on August 3, 1989,
STAFFRPT\VTM23143 2
PROJECT DESCRIPTION:
November 11, 1989, December 28, 1989, and March
1, 1990. The case was continued at the meeting of
March 1, 1990 pending clarification of issues
regarding the size and stability of slopes.
Revised Vesting Tentative Tract Map No. 23143 and
Change of Zone No. 5535 were transmitted to the
City on May u,, 1990. On July 12, 1990, the
applicant submitted a request for an Extension of
Time for Vesting Tentative Tract Map No. 23143
Amended No. 3 to the City in order to prevent the
expiration of the approval before the application for
the map revision and Change of Zone No. 5535 could
be processed.
Subsequent to preliminary review by the
Development Review Committee, the City
Transportation Engineer determined that projected
volume of traffic on Royal Crest Place warranted a
street of collector width and the proposed lots
taking access from Royal Crest Place were
inappropriate due to possible traffic safety hazards.
The Transportation Engineer requested that the
map be redesigned to eliminate direct access to any
lots from Royal Crest Place and other collector
streets. The applicant agreed to redesign the map
in order to address the concerns of City Staff. The
redesigned map included 10.2 acres for park use
and part of a 10.2 acre school site that were
formerly part of the applicant~s adjacent tract,
Vesting Tentative Tract No. 22~,30, also approved
on August 16, 1988.
The project is a 1,096 lot subdivision of 459 acres,
including 1,026 residential lots, 68 open space lots,
a 10.2 acre school site, and a 112 acre remainder
parcel. A Change of Zone from R-1 to R-4 is
requested for a portion of the site comprising 534
lots, from R-1 to R-5 on 4.3 acres, from R-A-5 to
R-5 on 6 acres, ,from R-A-5 to R -5 on 4. 2 acres, and
from R-A-5 and R-A-2 1/2 to R-1 on the portion of
the school site formerly in Vesting Tentative Tract
No. 22430. 284 lots will have a minimum lot size of
6,000 square feet, and 250 lots will have a minimum
lot size of 5,000 square feet. The project also
includes 25.5 acres of park space, 10.2 acres of
which will be dedicated as public parks, and a 10.2
acre school site.
STAFFRPT\VTM23143 3
ANALYSIS:
Impact of Chanqe of Zone No. 5535
Vesting Tentative Tract Map No. 23143 Amended
No. 3 included 1,092 residential lots conforming to
R-1 standards. Revised Vesting Tentative Tract
Map No. 231L~3 Amended No. u,/Change of Zone No.
5535 comprises 1,026 residential lots, including 286
lots zoned R-u, with a minimum lot size of 6,000
square feet and 250 lots zoned R-Li with a minimum
lot size of 5,000 square feet. The revised map
contains 4.3 more acres of park space than Vesting
Tentative Tract Map No. 23143 Amended No. 3, and
66 fewer residential lots. Many of the proposed
lots are much larger than the minimum lot size, but
contain large unbuildable sloped areas.
The proposed R-4 portions of the site abut the R-1
zone to the south and Specific Plan No. 219, 2-5
dwelling units per acre west of the site. Some of
the smaller R-4 lots are separated from Specific Plan
No, 219, 2-5 DU/AC west of the site by a landscape
slope 20~30 feet deep along Butterfield Stage Road.
The R-1 lots on the south side of the site are equal
or greater in size than the R-1 lots south of the
site. The R-1 lots on the northerly portion of the
site are separated from the R-A-5 acre lots north of
the site by open space areas 150 to 300 feet deep.
Bioloqical Impacts
The project site consists of sage scrub brush and
grassland. The site has been previously degraded
by cattle grazing, and the extent of native plant
and animal habitation is consequently minimal. The
site has been identified by the County General Plan
as potential habitat for three sensitive species, the
San Diego Horned Lizard, the Stephen's Kangaroo
Rat, and the San Diego Ceanothus. A biological
survey of the site in May, 1986, by Tierra Madre
Consultants found no indication of the presence of
these species. The biologists concluded that their
presence was unlikely due to the previous
disturbance of the site and that no mitigation
measures were necessary. Payment of Kangaroo Rat
Habitat Conservation fees will be required as a
Condition of Approval.
STAFFRPT\VTM231u,3 4
Drainage
Smaller drainage channels will be eliminated as a
result of the project, but natural drainage patterns
will generally be retained. The Conditions of
Approval provided by the City Engineering
Department require all lots to drain toward the
adjacent street or to appropriate outlets, submittal
of a hydrology study, installation of all drainage
facilities as required by the City Engineer, and
payment of area drainage plan fees prior to
recordation of any maps.
Conditions of Approval from the County Flood
Control District require storm runoff to be returned
to existin9 off-site flow conditions, provision of an
easement or letter of permission to accept drainage
if runoff to adjacent properties is diverted or
concentrated, and coordination of the project with
the development of adjacent properties to ensure
that watercourses remain unobstructed and runoff
is not diverted from one watershed to another. All
slopes with a vertical height of 25 feet or more will
have terrace drains every 25 feet of vertical height
as shown on the map.
Gradin9
Grading of the site will involve approximately
u,,092,680 cubic yards of cut and fill. There will be
no significant import or export of soil. The
tentative map indicates some slopes in excess of 30
feet in height, most of which reflect the natural
topography. Engineering Department Conditions of
Approval require the submittal of a soils report
addressing soils stability.
Fossil and Archaeoloqical Resources
A records check and a field survey revealed no
indication of archaeological resources on the site.
Fossil resources are known to be common to the
area. A qualified paleontologist shall be required to
monitor the grading of the site and supervise the
recovery, cataloguing, and curation of any fossil
remains uncovered during grading.
Site Access and Interior Traffic Circulation
Assessment District 159 will provide for the
STAFFRPT\VTM231~,3 5
improvement of Pauba Road on the north side of the
site and Butterfield Stage Road on the west side of
the site. Adequate site access is provided at seven
points by collector streets with 66 feet of dedicated
right-of-way. One point of access is on the north
side of the site, two on the south, two on the east,
and two on the west. Except for the two access
points on the south side of the site, all collector
streets have restricted access, and lots take access
from local streets rather than collector streets.
A total of nine lots take access from the two
collector streets providing site access from the
south. The addendum to the traffic study for the
subject tract states that the through traffic
generated by the tract south of the site will be
negligible, and that the majority of the traffic
generated by the neighboring tract will utilize the
main access points on the south of said tract along
De Portola Road. Most traffic from the subject tract
will utilize Crowne Hill Drive and Butterfield 5rage
Road to leave the site rather than using the two
collectors on the south side of the site. Therefore,
the nine lots taking access from collector streets are
unlikely to result in unusual traffic hazards. The
City Transportation Engineer has commented that
each of the on-site roadways can adequately
accommodate the projected traffic volumes with the
proposed lane geemetrlcs.
Traffic Generation
The project will generate approximately 10,~,80 trip
ends per day. The traffic impacts are consistent
with the traffic impacts of the previously approved
version of the subdivision as delineated in the
traffic study. The City Transportation Engineer
reviewed the addendure to the original traffic study
and commented that no highway improvements or
special off-site street improvements not already
planned in conjunction with Assessment District 159
are required to accommodate the proposed project
except for left turn lanes on Pauba Road at Crowne
Hill Drive and on Butterfield Stage Road at Royal
Crest Place and Crowne Hill Drive. The City
Transportation Engineer accepts the findings and
mitigation measures as presented in the revised
traffic analysis.
STAFFRPT\VTM23143 6
Water and Sewer Availability
The Rancho California Water District has issued a
letter stating that water service will be available to
the subject property upon completion of financial
arrangements between the District and the property
owner. The property shall be connected to the
sewers of the Eastern Municipal Water District in a
manner consistent with the District~s sewer
expansion plans and subject to the requirements of
the District.
Public Service Impact Mitiqatlons
Prior to recordation of the final map, the developer
is required to pay a fee of $u, O0.00 per lot/unit to
the County Fire Department as mitigation for fire
protection impacts.
A fee of $100.00 per lot must be paid to the City
prior to issuance of building permits as mitigation
for the increased demand for public library
services.
The project has set aside a 10.2 acre site for use as
a school. The Temecula Valley Unified School
District has indicated that the site is acceptable.
Park Space
Parkland credit not to exceed 5.2 acres will be given
toward the 15.5 acres of private recreation areas
within the project. The 11 acre private park shall
have recreation areas open and accessible to the
public. A 6 acre park and a u,.2 acre park will be
dedicated for public use. In addition to Quimby Act
requirements, $u,,711,380 in development agreement
fees shall be paid before issuance of building
permits. The project includes a 3 acre private park
and two passive open space areas encompassing 0. 9
acre and 0.u, acre respectively.
If the project is phased, the development of the
parks shall be tied to the development of the phases
as provided in the Conditions of Approval of the
Temecula Community Services District.
STAFFRPT\VTM231u,3 7
R-q Zone Requirements
Development in the R-q zone requires recordation of
a subdivision map and approval of a development
plan. The development plan is required to show the
location of each proposed structure on its parcel,
the location of recreation and open areas, the
location and height of walls, fences, and
landscaping and plans and elevations of typical
structures. The map shows the location of all
recreation and open space areas on the site. The
architectural/landscape design guidelines show
community theme walls, wrought iron/rock pilaster
fences, rock walls, typical interior lot wood
fencing, landscape slope treatment, and typical
floor plans and architectural renderings. The
developer shall submit a plot plan application prior
to recordation showing the location of each
structure on its parcel.
Lot Size and Dimensions
The minimum lot size and dimensions are 7,200
square feet, 60 feet in width, and 100 foot of depth
in the R-1 zone and 3,600 square feet, u,0 feet in
width, and 80 feet in depth in the R-I~ zone. All
proposed lots conform to the minimum area and
dimension requirements of their respective zones.
The R-~, lots will conform to or exceed minimum lot
areas of 6,000 square feet or 5,000 square feet.
Many of the proposed R-~ lots are substantially
larger than these minimum lot areas due to large
sloped areas at the rear of the parcels. The usable
building pad areas are of adequate size.
A total of 105 lots do not comply with Ordinance ~,60,
Section 3.8( c ) which stipulates that lots of less than
18,000 square foot shall not have a depth greater
than 2 1/2 times the width (See Attachment ~). A
significant poFtion of the depth of said lots is
unbuildable slopes. The actual building pad of the
lots complies with Section 3.8(c). Therefore a
waiver of the required depth to width ratio is
requested for these lots.
Boundary Chanqe
Revised Vesting Tentative Tract Map No. 231~,3
Amended No. Ll includes a ~,.2 acre park site, a 6.0
acre park site, and part of a 10.2 acre school site
STAFFRPT\VTM231~3 8
GENERAL PLAN AND
SWAP CONSISTENCY:
ENVIRONMENTAL
DETERMINATION:
located in areas which were formerly included in
Vesting Tentative Tract Map No. 22~,30 which was
approved in conjunction with Vesting Tentative
Tract Map No. 2310,3 Amended No. 3 in 1988.
Revised Vesting Tentative Tract Map No. 2310,3
Amended No. 0, thereby changes the original
boundary between VTTM 2310,3 Amended No. 3 and
VTTM 220,30. Therefore it will not be possible to
approve Revised VTTM 2310,3 Amended No. I~ and
approve an extension of time for VTTM 220,30. It
shall be a Condition of Approval that the applicant
shall submit a new tentative subdivision application
for the remainder parcel of Revised VTTM 2310,3
Amended No. 0, reflecting the revised boundary with
the remainder parcel.
The proposed density of 3.1 residential units per
acre is consistent with the Southwest Area Plan
designation of 2-0, units per acre. The Southwest
Area Plan lists the R-1, R-O,, and R-5 zones among
the zones consistent with the land use designation
of 2-0, dwelling units per acre.
The Riverside County Board of Supervisors
certified Environmental Impact Report (El R ) No. 230
in conjunction with the approval of Vesting
Tentative Tract Map No. 2310,3 Amended No. 3 and
Change of Zone No. 0,810,. The EIR included
mitigation measures to reduce environmental impacts
to levels of insignificance. Revised Vesting
Tentative Tract Map No. 2310,3 Amended No. 0, has
66 fewer residential lots than Vesting Tentative
Tract Map No. 2310,3 and, therefore will generate
less traffic and result in reduced impacts to the
environment and to public services and utilities.
Vesting Tentative Tract Map No. 2310,3 Amended
No. 3 involved approximately 3,800,000 cubic yards
of cut and fill. Revised Vesting Tentative Tract
Map No. 2310,3 Amended No. 0, will involve
approximately 0,,092,000 cubic yards of cut and fill.
The 8% increase in earth movement on the site is
unlikely to result in any increase in significant
impacts. The Conditions of Approval will mitigate
any potential significant impacts regarding
drainage, slope stability, or non-renewable fossil
resources to levels of insignificance.
STAFFRPT\VTM2310,3 9
FINDINGS:
Pursuant to CEQA Section 15164, an addendure to
EIR No. 230 has been prepared JSee Attachment 3)
providing minor changes to make EIR No. 230
applicable to the revised map and to document that
the map revision will not result in any new or
substantially increased environmental impacts.
Revised Vestinq Tentative Tract Map No. 23143
Amended No. 4
The proposed density is consistent with the
Southwest Area Plan land use designation.
The proposed density of 3.1 units per acre is
within the range of the SWAP designation of
2-~ units per acre.
The proposed Revised Vesting Tentative
Tract Map is compatible with surrounding
zoning, existing land uses in the vicinity,
and approved projects. The proposed R-4
portions of the project, which includes the
smaller lots, abuts the R-1 zone south of the
site and Specific Plan No. 219, 2-5 dwelling
units per acre west of the site. The lots
abutting the R-A zone north of the site are
substantially larger than the 7,200 square
foot minimum lot size in the R-1 zone ~11,000
square feet or more) and a large open space
area provides a buffer 150-300 feet deep
along the north side of the site. Future
development of the remainder portion on the
east side of the site will conform to R-A-2 1/2
acre and R~A-5 acre zoning to ensure
compatibility with the R-A zone to the east.
The lot design and internal street layout are
acceptable to the City Planning and
Engineering Departments. All lots conform to
the standards of their respective zones, and
proposed street alignments are adequate to
accommodate projected traffic volumes.
Adequate public street access will be
provided to every lot. The legal owner of
record has offered to make all required
dedications.
STA FFR PT\VTM23143 10
1D.
11.
Staff finds that site access will be adequate.
Assessment District 159 will provide for
street improvements on Pauba Road and
Butterfield Stage Road. and seven J 7 ) access
points to the site are shown on the map.
There is a reasonable probability that the
project will be consistent with the City~s
General Plan once adopted, in that the
proposed density is consistent with the
Southwest Area Plan land use designation,
and the revised map is compatible with
surrounding zoning, existing land uses in the
vicinity, and approved subdivisions.
It is unlikely that the proposed revised
tentative map will constitute a substantial
detriment to the future General Plan if the
proposed subdivision is ultimately
inconsistent with the plan. Surrounding
zoning, existing land uses, and approved
subdivisions are all residential.
The project will not have a significant
adverse affect on the environment. The
County of Riverside Board of Supervisors
certified EIR No. 230 in conjunction with the
approval of Vesting Tentative Tract Map No.
231~3 Amended No. 3. Revised Vesting
Tentative Tract Map No. Z31~,3 Amended No,
L~ and Change of Zone No. 5535 will not result
in any new or substantially increased
environmental impacts.
The proposed project makes adequate
provision for future passive or natural solar
heating opportunities in that all proposed
parcels have adequate southern exposure.
The project meets the requirements of
Ordinance 3~,8 and ~60 in that all lots conform
to the minimum size and dimension
requirements of the zoning code and abut
upon dedicated street.
The proposed project includes adequate
dedication for public parks in that it provides
for 10.2 acres of public parks and 15.3 acres
of private parks which will include some
facilities open to the public
STAFFRPT\VTM231e~3 11
12.
The lawful conditions stated in the project's
Conditions of Approval are deemed necessary
to protect the public health, safety, and
welfare.
13.
These findings are supported by minutes,
maps, exhibits, and environmental documents
associated with these applications and herein
incorporated by reference.
Chanqe of Zone No. 5535
The proposed R-l, R-~,, and R-5 zoning is
consistent with the Southwest Area Plan land
use designation of 2-x~ dwelling units per
acre.
All proposed lots meet or exceed the minimum
lot width, depth, and area requirements in
the appropriate zone.
All proposed lots have adequate building pad
area and will be able to accommodate
structures and meet setback requirements.
The proposed R-u, portions of the project are
compatible with the adjacent R-1 zone Specific
Plan No. 219, 2-5 dwelling units per acre,
and SWAP density of 2-q dwelling units per
acre.
The proposed zone change will not result in
any significant impacts to the environment in
that the revised map will have 66 fewer
residential lots than Vesting Tentative Tract
Map No. 231q-3.
The proposed zone change is reasonable and
beneficial in that the proposed R-L~ lots will
have an average lot size substantially greater
than the minimum lot size and will be
compatible with the adjacent R-1 lots.
There is reasonable probability that the
proposed zone change will be consistent with
the general plan proposal being considered or
studied or which will be studied within a
reasonable time.
STAFFRPT\VTM23143 12
There is little or no probability of substantial
detriment to or interference with the future
adopted general plan if the proposal is
ultimately inconsistent with the plan.
STAFF RECOMMENDATION:
Staff recommends that the Planning Commission
recommend to the City Council:
APPROVAL of a waiver of the requirement of
Ordinance ~60, Section 3.8{c) for those lots
with a depth greater than 2.5 times the lot
width;
ADOPTION of the Addendum to Environmental
Impact Report No. 230; and,
ADOPTION of the Developer's Agreement;
and ADOPT Resolution 90- recommending
approval of Revised Vesting Tentative Tract
Map No. 23143 Amended No. 4 and Change of
Zone No. 5535 based on the analysis and
findings contained in the Staff Report and
subject to the attached Conditions of
Approval.
SW:ks
Attachments:
2.
3.
4.
Resolution
Conditions of Approval
Addendure to Environmental Impact Report No. 230
List Of Lots For Which Waiver From Ordinance ~60, Section
3.8~c) Is Requested
Exhibits: Vicinity Map
Zoning Map
Revised Vesting Tentative Tract Map
Change of Zone Map
Fee Checklist
STAFFRPT\VTM231~,3 13
RESOLUTION NO. 90-
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF TEMECULA RECOMMENDING APPROVAL OF
REVISED VESTING TENTATIVE TRACT MAP NO. 23143
AMENDED NO. 4 AND CHANGE OF ZONE NO. 5535 TO
SUBDIVIDE A 459 ACRE PARCEL INTO 1,026 SINGLE
FAMILY RESIDENTIAL LOTS AND 68 OPEN SPACE LOTS
LOCATED SOUTH OF PAUBA ROAD AND EAST OF
BUTTERFI ELD STAGE ROAD AND KNOWN AS ASSESSOR'S
PARCEL NO. 926-760-001 THROUGH 005, AND 926-770-001
THROUGH 003.
WHEREAS, TaylorWoodrow Homes, Inc. filed Revised Vesting Tentative
Tract Map No. 23143 Amended No. 4 and Change of Zone No. 5535 in accordance with
the Riverside County Land Use, Zoning, Planning and Subdivision Ordinances,
which the City has adopted by reference;
WHEREAS, said Tentative Tract Map application was processed in the
time and manner prescribed by State and local law;
WHEREAS, the Planning Commission considered said Revised Vesting
Tentative Tract Map and Change of Zone on December 17, 1990, at which time
interested persons had an opportunity to testify either in support or opposition;
WHEREAS, at the conclusion of the Commission hearing, the Commission
recommended approval of said Revised Vesting Tentative Tract Map and Change of
Zone;
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF
TEMECULA DOES RESOLVE, DETERMINE AND ORDER AS FOLLOWS:
SECTION 1_.=. Findings. That the Temecula Planning Commission hereby
makes the following findings:
A. Pursuant to Government Cede Section 65360, a newly
incorporated city shall adopt a general plan within thirty (30) months
following incorporation. During that 30-month period of time, the city
is not subject to the requirement that a general plan be adopted or the
requirements of state law that its decisions be consistent with the
general plan, if all of the following requirements are met:
(1) The city is proceeding in a timely fashion with the
preparation of the general plan.
STAFFRPT\VTM23143 1
(2) The planning agency finds, in approvin9 projects and
taking other actions, includin9 the issuance of building
permits. each of the following:
(a)
There is a reasonable probability that the
land use or action proposed will be consistent
with the general plan proposal being
considered or studied or which will be
studied within a reasonable time.
(b)
There is little or no probability of substantial
detriment to or interference with the future
adopted general plan if the proposed use or
action is ultimately inconsistent with the
plan.
(c)
The proposed use or action complied with all
other applicable requirements of state law and
local ordinances.
B. The Riverside County General Plan, as amended by the
Southwest Area Community Plan, l hereinafter "SWAP") was adopted
prior to the incorporation of Temecula as the General Plan for the
southwest portion of Riverside County, including the area now within
the boundaries of the City. At this time, the City has adopted SWAP as
its General Plan guidelines while the City is proceeding in a timely
fashion with the preparation of its General Plan.
C. The proposed Revised Vesting Tentative Tract Map and
Change of Zone are consistent with the SWAP and meet the requirements
set forth in Section 65360 of the Government Code, to wit:
{1) The city is proceeding in a timely fashion with a
preparation of the general plan.
{2) The Planning Commission finds, in recommending
approval of projects and taking other actions, including
the issuance of building permits, pursuant to this title,
each of the following:
(a)
There is reasonable probability that Revised
Vesting Tentative Tract Map No. 23143
Amended No. 4 and Change of Zone No. 5535
will be consistent with the general plan
proposal being considered or studied or
which will be studied within a reasonable
time.
STAFFRPT\VTM23143 2
(b)
There is little or no probability of substantial
detriment to or interference with the future
adopted general plan if the proposed use or
action is ultimately inconsistent with the
plan.
(c)
The proposed use or action complies with all
other applicable requirements of state law and
local ordinances.
D. (1) Pursuant to Section 7.1 of County Ordinance No.
x~60, no subdivision may be approved unless the following findings are
made:
a)
That the proposed land division is consistent
with applicable general and specific plans.
b)
That the design or improvement of the
proposed land division is consistent with
applicable general and specific plans.
c)
That the site of the proposed land division is
physically suitable for the type of
development.
d)
That the site of the proposed land division is
physically suitable for the proposed density
of the development.
e)
That the design of the proposed land division
or proposed improvements are not likely to
cause substantial environmental damage or
substantially and unavoidably injure fish or
wildlife or their habitat.
f)
That the design of the proposed land division
or the type of improvements are not likely to
cause serious public health problems.
g)
That the design of the proposed land division
or 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 land division,
A land division may be approved if it is found
that alternate easements for access or for use
will be provided and that they will be
substantially equivalent to ones previously
acquired by the public. This subsection
shall apply only to easements of record or to
STAFFRPT\VTM231L~3 3
easements established by judgment of a court
of competent jurisdiction.
(2) The Planning Commission in recommending approval
of the proposed Tentative Tract Map, makes the following findings, to
wit:
Revised Vestinq Tentative Tract Map No. 231U,3
Amended No. U,
a)
The proposed density is consistent with the
Southwest Area Plan land use designation.
The proposed density of 3.1 units per acre is
within the range of the SWAP designation of
2-U, units per acre.
b)
The proposed Revised Vesting Tentative
Tract Map is compatible with surrounding
zoning, existing land uses in the vicinity,
and approved projects. The proposed R-u,
portions of the project, which includes the
smaller lots, abuts the R~I zone south of the
site and Specific Plan No. 219, 2-5 dwelling
units per acre west of the site. The lots
abutting the R-A zone north of the site are
substantially larger than the 7,200 square
foot minimum lot size in the R~I zone (11,000
square feet or more) and a large open space
area provides a buffer 150-300 feet deep
along the north side of the site. Future
development of the remainder portion on the
east side of the site will conform to R-A-2 1/2
acre and R-A-5 acre zoning to ensure
compatibility with the R-A zone to the east.
c)
The lot design and internal street layout are
acceptable to the City Planning and
Engineering Departments. All lots conform to
the standards of their respective zones, and
proposed street alignments are adequate to
accommodate projected traffic volumes.
d)
Adequate public street access will be
provided to every lot. The legal owner of
record has offered to make all required
dedications.
STAFFRPT\VTM231U,3 4
e)
f)
g)
h)
i)
j)
k)
Staff finds that site access will be adequate.
Assessment District 159 will provide for
street improvements on Pauba Road and
Butterfield Stage Road, and seven {7) access
points to the site are shown on the map.
There is a reasonable probability that the
project will be consistent with the City's
General Plan once adopted, in that the
proposed density is consistent with the
Southwest Area Plan land use designation,
and the revised map is compatible with
surrounding zoning, existing land uses in the
vicinity, and approved subdivisions.
It is unlikely that the proposed revised
tentative map will constitute a substantial
detriment to the future General Plan if the
proposed subdivision is ultimately
inconsistent with the plan. Surrounding
zoning, existing land uses, and approved
subdivisions are all residential.
The project will not have a significant
adverse affect on the environment. The
County of Riverside Board of Supervisors
certified EIR No. 230 in conjunction with the
approval of Vesting Tentative Tract Map No.
231~,3 Amended No. 3. Revised Vesting
Tentative Tract Map No. 231L~3 Amended No.
q and Change of Zone No. 5535 will not result
in any new or substantially increased
environmental impacts.
The proposed project makes adequate
provision for future passive or natural solar
heating opportunities in that all proposed
parcels have adequate southern exposure.
The project meets the requirements of
Ordinance 3~,8 and ~60 in that all lots conform
to the minimum size and dimension
requirements of the zoning code and abut
upon dedicated street.
The proposed project includes adequate
dedication for public parks in that it provides
for 10,2 acres of public parks and 15.3 acres
of private parks which will include some
facilities open to the public
STAFFRPT\VTM23143 5
i)
The lawful conditions stated in the project's
Conditions of Approval are deemed necessary
to protect the public health, safety, and
welfare.
m)
These findings are supported by minutes,
maps, exhibits, and environmental documents
associated with these applications and herein
incorporated by reference.
(3) The Planning Commission in recommending approval
of the Change of Zone makes the following findings, to wit:
Change of Zone No. 5535
a)
The proposed R-l, R-00, and R-5 zoning is
consistent with the Southwest Area Plan land
use designation of 2-00 dwelling units per
acre,
b)
All proposed lots meet or exceed the minimum
lot width, depth, and area requirements in
the appropriate zone.
c)
All proposed lots have adequate building pad
area and will be able to accommodate
structures and meet setback requirements.
d)
The proposed R-00 portions of the project are
compatible with the adjacent R-1 zone Specific
Plan No. 219, 2-5 dwelling units per acre,
and SWAP density of 2-00 dwelling units per
acre.
e)
The proposed zone change will not result in
any significant impacts to the environment in
that the revised map will have 66 fewer
residential lots than Vesting Tentative Tract
Map No. 231003.
f)
The proposed zone change is reasonable and
beneficial in that the proposed R-00 lots will
have an average lot size substantially greater
than the minimum lot size and will be
compatible with the adjacent R-1 lots.
STAFFRPT\VTM231u,3 6
g)
There is reasonable probability that the
proposed zone change will be consistent with
the general plan proposal being considered or
studied or which will be studied within a
reasonable time.
h)
There is little or no probability of substantial
detriment to or interference with the future
adopted general plan if the proposal is
ultimately inconsistent with the plan.
E. As conditioned pursuant to SECTION 3, the Revised
Vesting Tentative Tract Map and Change of Zone are compatible with
the health, safety and welfare of the community.
SECTION 2. Environmental Compliance.
The County of Riverside Board of Supervisors certified El R No. 230 in
conjunction with the approval of Vesting Tentative Tract Map No. 231~,3 Amended No.
3. Revised Vesting Tentative Tract Map No. 231~,3 Amended No. ~, and Change of
Zone No. 5535 will not result in any new or substantially increased environmental
impacts. An addendure to EIR No. 230 is hereby adopted.
SECTION 3. Conditions.
That the City of Temecula Planning Commission hereby approves
Revised Vesting Tentative Tract Map No. 231~,3 Amended No. L~ and Change of Zone
No. 5535 for the subdivision of a 332 acre parcel into 1,026 single family residential
lots and 68 open space lots located south of Pauba Road and east of Butterfield State
Road and known as Assessoris Parcel No. 926-760-001 through 005 and 926-770-001
through 003 subject to the following conditions:
A. Exhibit A, attached hereto.
PASSED, APPROVED AND ADOPTED this day of
199
DENNIS CHINIAEFF
CHAIRMAN
STAFFRPT\VTM231~3 7
I HEREBY CERTIFY that the foregoing Resolution was duly adopted by
the Planning Commission of the City of Temecula at a regular meeting thereof, held
on the __ day of , 199 by the following vote of the
Commission:
AYES:
PLANNING COMMISSIONERS
NOES:
PLANNING COMMISSIONERS
ABSENT:
PLANNING COMMISSIONERS
APPLICANT'S ACKNOWLEDGMENT
I have read, understand and accept the conditions for approval set forth
herein above in this Resolution of approval for Revised Vesting Tentative Tract Map
No. 231~,3 Amended No. u, and Change of Zone No. 5535.
DATED: By
Name
Title
STAFFRPT\VTM231u,3 8
CITY OF TEMECULA
CONDITIONS OF APPROVAL
Vesting Tentative Tract Map No. 231u,3
Amended No. u,
Project Description: 1,026 Lot Single Family
Subdivision with 68 Open Space Lots
Assessor's Parcel No.: 926-760-001 thru 005
926-770-001throuqh003
Planninq Department
The tentative subdivision shall comply with the State of California Subdivision
Map Act and to all the requirements of Ordinance 460, Schedule A, unless
modified by the conditions listed below. A time extension may be approved in
accordance with the State Map Act and City Ordinance, upon written request,
if made 30 days prior to the expiration date.
This conditionally approved revised tentative map will expire on August 16,
1991, unless extended as provided by Ordinance ~60.
Any delinquent property taxes shall be paid prior to recordation of the final
map.
Legal access as required by Ordinance L~60 shall be provided from the tract
map boundary to a City maintained road.
All road easements shall be offered for dedication to the public and shall
continue in force until the governing body accepts or abandons such offers.
All dedications shall be free from all encumbrances as approved by the City
Engineer. Street names shall be subject to approval of the City Engineer.
Easements, when required for roadway slopes, 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 and recorded as directed by the City Engineer.
Subdivision phasing, including any proposed common open space area
improvement phasing, if applicable, shall be subject to Planning Department
approval. Any proposed phasing shall provide for adequate vehicular access
to all lots in each phase, and shall substantially conform to the intent and
purpose of the subdivision approval.
A maintenance district or homeowners~ association shall be established for
maintenance of Open Space Lots 1027-1082, 1087-1090, and 1095. The
developer/applicant shall pay for all costs relating to establishment of the
district or the homeownersm association.
STAFFRPT\VTM231q3 1
10.
11.
12.
13.
14.
15,
16.
17.
18.
A Homeowners Association shall be established for maintenance of Lots 1083-
1086. Open Space/Common Area and the developer/applicant shall pay for all
costs relating to establishment of the Homeowners Association.
A copy of the final grading plan shall be submitted to the Planning Department
for review and approval. All on-site cut and fill slopes shall:
Be limited to a maximum slope ratio of 2 to 1. Setbacks from top and
bottom of slopes shall be a minimum of one-half the slope height.
b. Be contour-graded to blend with existing natural contours.
Be a part of the downhill lot when within or between individual lots or
as approved by the City Engineer.
All slopes over three {3) feet in height shall be landscaped and irrigated
according to the City Development Code. A detailed landscaping and
irrigation plan, prepared by a qualified professional, shall be submitted to the
City Planning Department for review and approval prior to issuance of grading
permits.
The applicant shall comply with the Conditions of Approval outlined in the
Temecula Community Service District's transmittal dated November 21, 1990,
a copy of which is attached.
The applicant shall comply with the recommendations outlined in the County
Service Area 143 letter dated September 21, 1990, a copy of which is attached.
The applicant shall comply with the environmental health recommendations
outlined in the County Health Department's transmittal dated September 11,
1990, a copy of which is attached.
The applicant shall comply with the flood control recommendations outlined in
the Riverside County Flood Control District's letter dated February 22, 1988,
a copy of which is attached. If the project lles within an adopted flood control
drainage area pursuant to Section 10.25 of City of Temecula Land Division
Ordinance 460, appropriate fees for the construction of area drainage facilities
shall be collected by the City prior to issuance of Occupancy Permits.
The applicant shall comply with the fire improvement recommendations outlined
in the County Fire Department~s letter dated August 22, 1990, a copy of which
is attached.
The applicant shall comply with the recommendations outlined in the Rancho
California Water District~s transmittal dated August 9, 1989, a copy of which
is attached.
All proposed construction shall comply with the California Institute of
Technology, PaiDmar Observatory Outdoor Lighting Policy, as outlined in the
Southwest Area Plan.
STAFFRPT\VTM23143 2
19.
The applicant shall comply with the recommendations outlined in the Eastern
Municipal Water District transmittal dated January 27, 1988, a copy of which
is attached.
20. Lots created by this subdivision shall comply with the following:
21.
22.
23°
Lots created by this subdivision shall be in conformance with the
development standards of the R-1 and R-~, zones.
Graded but undeveloped land shall be maintained in a weed-free
condition and shall be either planted with interim landscaping or
provided with other erosion control measures as approved by the
Director of Building and Safety.
The developer shall be responsible for maintenance and upkeep of all slopes,
landscaped areas and irrigation systems until such time as those operations
are the responsibilities of other parties as approved by the Planning Director.
Prior to recordation of the final map, an Environmental Constraints Sheet
(ECS) shall be prepared in conjunction with the final map to delineate
identified environmental concerns and shall be permanently filed with the
office of the City Engineer. A copy of the ECS shall be transmitted to the
Planning Department for review and approval. The approved ECS shall be
forwarded with copies of the recorded final map to the Planning Department
and the Department of Building and Safety.
The following note shall be placed on the Environmental Constraints
Sheet: "This property is located within thirty (30) miles of Mount
Palomar Observatory. All proposed outdoor lighting systems shall
comply with the California )nstitute of Technology, Palomar
Observatory Outdoor Lighting Policy.
EIR No. 230 was prepared for this project and is on file at the City of
Temecula Planning Department.
Prior to the issuance of GRADING PERMITS the following conditions shall be
satisfied:
Prior to the issuance of grading permits detailed common open space
area landscaping and irrigation plans shall be submitted for Planning
Department approval for the phase of development in process. The
plans shall be certified by a landscape architect, and shall provide for
the following:
Permanent automatic irrigation systems shall be installed on all
landscaped areas requiring irrigation.
Landscape screening where required shall be designed to be
opaque up to a minimum height of six (6) feet at maturity.
STAFFRPT\VTM231~,3 3
All utility service areas and enclosures shall be screened from
view with landscaping and decorative barriers or baffle
treatments, as approved by the Planning Director. Utilities shall
be placed underground.
Parkways shall be landscaped to provide visual screening or a
transition into the primary use area of the site. Landscape
elements shall include earth betruing, ground cover, shrubs and
specimen trees. Front yards shall be landscaped and street trees
planted.
Wall plans shall be submitted for the project perimeter. Wooden
fencing shall not be allowed on the perimeter of the project. All
lots with slopes leading down from the lot shall be provided with
gates in the wall for maintenance access.
Landscaping plans shall incorporate the use of specimen accent
trees at key visual focal points within the project.
Where street trees cannot be planted within right-of-way of
interior streets and project parkways due to insufficient road
right-d-way, they shall be planted outside of the road right-of-
way.
Landscaping plans shall incorporate native and drought tolerant
plants where appropriate.
All trees shall be minimum double staked. Weaker and/or slow
growing trees shall be steel staked.
if the project is to be phased, prior to the approval of grading
permits, an overall conceptual grading plan shall be submitted to
the Planning Director for approval. The plan shall be used as a
guideline for subsequent detailed grading plans for individual
phases of development and shall include the following:
Techniques which will be utilized to prevent erosion and
sedimentation during and after the grading process.
Approximate time frames for grading and identification of
areas which may be graded during the higher probability
rain months of January through March.
3. Preliminary pad and roadway elevations.
Areas of temporary grading outside of a particular phase.
All cut slopes located adjacent to ungraded natural terrain and
exceeding ten (10) feet in vertical height shall be contour-
graded incorporating the following grading techniques:
STAFFRPT\VTM231~,3 ~,
1. The angle of the graded slope shall be gradually adjusted
to the angle of the natural terrain.
25.
26.
Angular forms shall be discouraged. The graded form
shall reflect the natural rounded terrain.
The toes and tops of slopes shall be rounded with curves
with radii designed in proportion to the total height of the
slopes where drainage and stability permit such rounding.
Where cut or fill slopes exceed 300 feet in horizontal
length, the horizontal contours of the slope shall be
curved in a continuous, undulating fashion.
Prior to the issuance of grading permits, the developer shall
provide evidence to the Director of Building and Safety that all
adjacent off-site manufactured slopes have recorded slope
easements and that slope maintenance responsibilities have been
assigned as approved by the Director of Building and Safety.
Prior to the issuance of grading permits, a qualified paleontologist shall be
retained by the developer for consultation and comment on the proposed
grading with respect to potential paleontolagical impacts. Should the
paleontologist find the potential is high for impact to significant resources, a
pre-grade meeting between the paleontologist and the excavation and grading
contractor shall be arranged. When necessary, the paleontologist or
representative shall have the authority to temporarily divert, redirect or halt
grading activity to allow recovery of fossils.
Prior to the issuance of BUILDING PERMITS the following conditions shall be
satisfied:
No building permits shall be issued by the City for any residential
lot/unit within the project boundary until the developer~s successor~s-
in-interest provides evidence of compliance with public facility
financing measures. A cash sum of one-hundred dollars ($100) per
lot/unit shall be deposited with the City as mitigation for public library
development.
Prior to the submittal of building plans to the Department of Building
and Safety an acoustical study shall be performed by an acoustical
engineer to establish appropriate mitigation measures that shall be
applied to individual dwelling units within the subdivision to reduce
ambient interior noise levels to ~,5 Ldn.
All building plans for all new structures shall incorporate, all required
elements from the subdivisionis approved fire protection plan as
approved by the County Fire Marshal.
STAFF R PT\VTM231 ~,3 5
27.
29.
Prior to the issuance of buildin9 permits, composite landscaping and
irrigation plans shall be submitted for Planning Department approval.
The plans shall address all areas and aspects the tract requiring
landscaping and irrigation to be installed including, but not limited to,
parkway planting, street trees, slope planting, and individual front
yard landscaping.
All dwellings to be constructed within this subdivision shall be designed
and constructed with fire retardant (Class A ) roofs as approved by the
Fire Marshal.
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 Department approval.
g. All street side yard setbacks shall be a minimum of ten (10) feet,
All front yards shall be provided with landscaping and automatic
i rrigatlon.
Prior to the issuance of OCCUPANCY PERMITS the following conditions shall
be satisfied:
All landscaping and irrigation shall be installed in accordance with
approved plans prior to the issuance of occupancy permits. If seasonal
conditions do not permit planting, interim landscaping and erosion
control measures shall be utilized as approved by the Planning Director
and the Director of Building and Safety.
All landscaping and irrigation shall be installed in accordance with
approved plans and shall be verified by City field inspection.
Not withstanding the preceding conditions, wherever an acoustical
study is required for noise attenuation purposes, the heights of all
required walls shall be determined by the acoustical study where
applicable.
Prior to the issuance of a grading permit, the applicant shall comply with the
provisions of Ordinance No. 663 by paying the appropriate fee set forth in
that ordinance. Should Ordinance No. 663 be superseded by the provisions
of a Habitat Conservation Plan prior to the payment of the fee required by
Ordinance No. 663, the applicant shall pay the fee required by the Habitat
Conservation Plan as implemented by County ordinance or resolution.
The subdivider shall submit to the Planning Director an agreement with the
Community Services District which demonstrates to the satisfaction of the City
that the land divider has provided for the payment of parks and recreation
fees in accordance with Section 10.35 of Ordinance No. L~60. The agreement
shall be approved by the City Council prior to the recordation of the final
map.
STAFFRPT\VTM23143 6
The subdivider shall defend, indemnify, and hold harmless the City of
Temecula, its agents, officer, and employees from any claim, action, or
proceeding against the City of Temecula or its agents, officer, or employees
to attach, set aside, void, or annul an approval of the City of Temecula, its
advisory agencies, appeal boards or legislative body concerning Tentative
Parcel Map No. 2~,633, which action is brought within the time period provided
for in California Government Code Section 660,99.37. The City of Temecula will
promptly notify the subdlvider of any such claim, action, or proceeding
against the City of Temecula and will cooperate fully in the defense. If the
City fails to promptly notify the subdivider of any such claim, action, or
proceeding or fails to cooperate fully in the defense, the subdivider shall not,
thereafter, be responsible to defend, indemnify, or hold harmless the City of
Temecula.
31.
The developer shall make a good faith effort to acquire any required off-site
property interests, and if he or she should fail to do so, the developer shall
at least 120 days prior to submittal of the final map for approval, enter into
an agreement to complete the improvements pursuant to Government Code
Section 66q62 at such time as the City acquires the property interests
required for the improvements. Such egreement shall provide for payment by
the developer of all costs incurred by the City to acquire the off-site 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 have been 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 Cedes and the utility
provided. Telephone, cable TV, and/or security systems shall be pre-wired
in the residence.
Prior to recordation of the Final Map, the developer or his assignee must
conform to the park district Quimby Ordinance, unless waived to time of
issuance of a building permit or Developer~s Agreement.
3~,. All utilities, except electrical lines rated 33kv or greater, shall be installed
underground.
Covenants, Conditions and Restrictions/Reciprocal Access Easements:
The Covenants, Conditions and Restrictions I CCBR~s) shall be reviewed and
approved by the Planning Department prior to final approval of the tract
maps. The CCF, R~s shall include liability insurance and methods of maintaining
the open space, recreation areas, parking areas, private roads, and exterior
of all buildings.
STAFFRPT\VTM231q3 7
36.
No lot or dwelling unit in the development shall be sold unless a corporation,
association, property owner~s group, or similar entity has been formed with
the right to assess all properties individually owned or jointly owned which
have any Fights 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 CCSR's which shall include compulsory
membership of all owners of lots and/or dwelling units and flexibility of
assessments to meet changing costs of maintenance, repairs, and services.
Recorded CCF, R's shall permit enforcement by the City of Provisions required
by the City 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.
37.
Every owner of a dwelling unit or lot shell own as an appurtenance to such
dwelling unit or lot, either ( 1 ) an undivided interest in the common areas and
facilities, or |2) as share in the corporation, or voting membership in an
association, owning the common areas and facilities.
38.
Maintenance for all landscaped and open areas, including parkways, shall be
provided for in the CCF, R's.
39.
The applicant shall submit a new tentative tract application for Vesting
Tentative Tract Map No. 22430 to reflect the new boundary created by Vesting
Tentative Tract Map No. 231~,3 Amended No. U,.
Approval of Revised Vesting Tentative Tract Map No. 231U,3 Amended No. U,
and Change of Zone No. 5535 shall be subject to the terms of the Development
Agreement.
Prior to recordation, the developer shall submit a plot plan application for the
R-u, portion of the project showing the location of each proposed structure on
its lot in compliance with the requirements for development in the R-~ zone.
Prior to the issuance of grading permits and/or building permit, the developer
or his successotis interest shall submit a mitigation monitoring program which
shall describe how compliance with required mitigation measures will be met
and the appropriate monitoring timing of the mitigation. The applicant shall
reimburse the City for all monitoring activity cost.
All mitigation measures recommended in EIR No. 230 shall be implemented.
Enqineerinq Department
The following are the Engineering Department Conditions of Approval for this
project, and shall be completed at no cost to any Government Agency. All questions
regarding the true meaning of the conditions shall be referred to the Engineering
Department.
STAFFRPT\VTM231U,3 8
It is understood that the Developer correctly shows all existing easements, traveled
ways, and drainage courses, and their omission may require the project to be
resubmitted for further consideration.
The Developer shall comply with the State of California Subdivision Map Act,
and all applicable City Ordinances and Resolutions.
The final map shall be prepared by a licensed land surveyor or registered
Civil Engineer, subject to all the requirements of the State of California
Subdivision Map Act and Ordinance No. 0,60.
PRIOR TO RECORDATION OF THE FINAL MAP:
46. The developer shall receive written clearance from the following agencies:
Rancho California Water District;
Eastern Municipal Water District;
Riverside County Flood Control district;
City of Temecula Fire Bureau;
Planning Department;
Engineering Department;
Riverside County Health Department;
CATV Franchise; and
Park and Recreation Department.
47.
All road easements and/or street dedications shall be offered for dedication to
the public 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
City Engineer.
0,8.
Northshire Circle, Yew Wood Place, Linda Court, Stage Court, Wakeene
Circle, Wyandotte Street, Rudy Court, Janda Court, Paola Court, Faber
Court, Topeka Court, Gateheed Court, Majestic Court, Regents Hill,
Vandamere Court, Esser Court, Monroy Circle, Hill Street, Pampa Court, Fiji
Way, Suva Lane, Stanko Circle, Meade Circle, Oslo Circle, Jolene Circle,
Devant Circle, Drennon Court, Sparks Court, Dupont Circle, Swoboda Court,
Aden Circle, Tiempo Circle, John Way, Trestle Circle, Drennon Circle,
Hussar Court, Trini Court, San Juan Court, Jolle Court, San Jose Court,
Pliance Way, "Y" Street, G G G Circle; Cinnamon Lane, Atchison Drive, Bigh
Court, Paraguay Drive, Brsil Lane, Whistle Court, Cherokee Way, Wristle
Court, Peppermint Lane, Rainmaker Avenue, Tonga Way, Sam Way, Soko
Court, Soko Circle, Corddua Circle, F F Circle, Munich Circle, Peru Lane,
and Berlin Way shall be improved with 0,0 feet of asphalt concrete pavement,
or bonds for the street improvements may be posted, within the dedicated
right-d-way in accordance with County Standard No. 100,, Section A
( 40'/60~ ).
STA FFR PT\VTM23143 9
49.
50.
51.
52.
53.
54.
55.
56,
57.
58.
59.
Swartz Way, Lima Street, Crowne Hill Drive, Castle Way, Trestle Street, and
Royal Crest Place shall be improved with 44 feet of asphalt concrete pavement,
or bonds for the street improvements may be posted, within the dedicated
right-of-way in accordance with County Standard No. 103, Section A
(44'/66').
Pauba Road shall be improved with 32 feet of half street improvement plus one
12' lane, or bonds for the street improvements may be posted, within a
dedicated right-of-way in accordance with County Standard No. 102 (64'/88').
Butterfield Stage Road shall be improved with 43 feet of half street
improvement plus one 12' lane, or bonds for the street improvements may be
posted, within a 55' dedicated right-of-way in accordance with County
Standard No. 100 (86'/110').
In the event that Royal Crest Place, Pauba Road, Butterfield Stage Road, and
Crowne Hill Drive are not constructed by Assessment District 159 prior to
final map recordation, the developer shall construct or bond for the required
improvements. The improvements shall be constructed prior to occupancy.
Vehicular access shall be restricted on Pauba Road, Butterfield Stage Road,
and Crowne Hill Drive and so noted on the final map.
The subdivider shall construct or post security and an agreement shall be
executed guaranteeing the construction of the following public improvements
in conformance with applicable City standards.
Street improvements, including, but not limited to: pavement, curb
and gutter, sidewalks, drive approaches, street lights, signing,
striping, traffic signal systems, and other traffic control devices as
appropriate.
b. Storm drain facilities.
c. Sewer and domestic water systems.
The street design and improvement concept of this project shall be coordinated
with adjoining developments.
Street lights shall be provided along streets adjoining the subject site in
accordance with the standards of Ordinance No. 461 and as approved by the
City Engineer.
The minimum centerline radii shall be 300 feet or as approved by the City
Engineer.
All street centerline intersections shall be at 90 degrees or as approved by the
City Engineer.
A minimum centerline street grade shall be 0.50 percent.
STAFFRPT\VTM23143 10
60.
The subdivider shall submit four prints of a comprehensive grading plan to
the Engineering Department. The plan shall comply with the Uniform Building
Code, Chapter 70, and as may be additionally provided for in these Conditions
of Approval. The plan shall be drawn on 2u," x 36" mylar by a Registered Civil
Engineer.
61.
The subdivider shall submit four copies of a soils report to the Engineering
Department. The report shall address the soils stability and geological
conditions of the site.
62.
A drainage study shall be submitted to and approved by the City Engineer.
All drainage facilities shall be installed as required by the City Engineer.
63.
On-site drainage facilities, located outside of road right-d-way, shall be
contained within drainage easements 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."
A drainage easement or a letter of "permission to accept drainage" shall be
obtained from the affected property owners for the release of concentrated or
diverted storm flows onto the adjacent property. A copy of the recorded
drainage easement shall be submitted to the City for review prior to the
recordation of the final map.
65.
The subdivider shall protect downstream properties from damages caused by
alteration of the drainage patterns; i.e., concentration or diversion of flow.
Protection shall be provided by constructing adequate drainage facilities,
including enlarging existing facilities or by securing a drainage easement.
66.
Prior to final map, the subdivider shall notify the City's CATV Franchises of
the Intent to Develop. Conduit shall be installed to CATV Standards at time
of street improvements.
PRIOR TO ISSUANCE OF GRADING PERMITS:
67.
Prior to any work being performed in public right-of-way, fees shall be paid
and an encroachment permit shall be obtained from the City Engineer|s Office.
68.
A grading permit shall be obtained from the Engineering Department prior to
commencement of any grading outside of the City-maintained road right-of-
way.
69.
A flood mitigation charge shall be paid. The charge shall equal the prevailing
Area Drainage Plan fee rate multiplied by the area of new development. The
charge is payable to the Flood Control District prior to issuance of permits.
If the full Area Drainage Plan fee or mitigation charge has already credited to
this property, no new charge needs to be paid.
STAFFRPT\VTM231q.3 11
PRIOR TO BUILDING PERMIT:
70.
A precise grading plan shall be submitted to the Engineering Department for
review and approval. The building pad shall be approved by a registered
Civil Engineer for location and elevation, and the Soll Engineer shall issue a
Final Soils Report addressing compaction and site conditions.
PRIOR TO ISSUANCE OF CERTIFICATES OF OCCUPANCY:
71o
Construct full street improvements including but not limited to, curb and
gutter, A.C. pavement, sidewalk, drive approaches, parkway trees and
street lights on all interior public streets.
72.
Asphaltic emulsion {fog seal) shall be applied not less than 1~, days following
placement of the asphalt surfacing and shall be applied at a rate of 0.05 gallon
per square yard. Asphalt emulsion shall conform to Section Nos. 37, 39, and
94 of the State Standard Specifications.
73.
Developer shall pay any capital fee for road improvements and public facilities
imposed upon the property or project, including that for traffic and public
facility mitigation as required under the EIR/Negative Declaration for the
project, in the amount in effect at the time of payment of the fee. If an interim
or final public facility mitigation fee or district has not been finally
established by the date on which Developer requests its building permits for
the project or any phase thereof, the Developer shall execute the Agreement
for Payment of Public Facility Fee, a copy of which has been provided to
Developer. Developer understands that said Agreement may require the
payment of fees in excess of those now estimated {assuming benefit to the
project in the amount of such fees) and specifically waives its right to protest
such increase.
Transportation Enqineerlnq
PRIOR TO RECORDATION:
A signing and striping plan shall be designed by a registered Civil Engineer
and approved by the City Engineer for all internal streets with a curb
separation of L~,. or more. For internal streets with a curb separation of LIO'
or less, only a signing plan shall be required.
75.
Traffic signal plans shall be designed by a registered Civil engineer and
approved by the City Engineer for intersections of Butterfield Stage Road at
Royal Crest Place and Butterfield Stage Road at Crowne Hill Drive. These
plans shall be included in the street improvement plans with the second plan
check submittal.
76.
When the Tract Map is phased, a minimum of 2 points of all weather vehicular
ingress and egress, with a 28~ minimum width, shall be required for each
phase unless otherwise approved by the City Engineer.
STAFFRPT\VTM231~,3 12
77.
Sight distance calculations shall be required for each proposed intersection,
and shall conform with the CalTrans sight distance standards.
78.
In the event the Rancho Villages Assessment District No. 159 does not fully
improve Butterfield State Road from Rancho California Road to SR79 South,
Royal Crest Place from Butterfield Stage Road to Crowne Hill Drive, Crowne
Hill Drive from Pauba Road to Butterfield Stage Road, and Pauba Road from
Via Del Monte to Butterfield Stage Road, then the Developer may enter into a
reimbursement agreement with the City for the amount over the developer's
pro rata percentage of the design and construction costs of:
a)
Signing and striping plans prepared by a registered Civil Engineer and
approved by the City Engineer for Butterfield State Road from Rancho
California Road to SR79 South, Crowne Hill Drive from Pauba Road to
Butterfield Stage Road, Royal Crest Place from Butterfield Stage Road
to Crowne Hill Drive, and Pauba Road from Via Del Monte to Butterfield
Stage Road.
b)
Traffic signal plans prepared by a registered Civil Engineer and
approved by the City Engineer for the ultimate signal locations at
Butterfield Stage Road and Rancho California Road; Butterfield Stage
Road and Pauba Road; Butterfield Stage Road and De Portola Road;
Butterfield Stage Road and SR79 South.
c)
Traffic signal interconnect plans prepared by a ragisterad Civil
Engineer and approved by the City Engineer for Butterfield Stage Road
from Pauba Road to De Portola Road.
d)
The raised medians on Butterfield Stage Road from Pauba Road to De
Portola Road and shall include 250~ of left turn storage capacity with
120~ of approach transition for the intersections with Royal Crest Place,
Crowne Hill Drive and De Portola Road.
e)
The striping plan for Pauba Road to include a left turn lane for Crowne
Hill Drive.
79.
A school zone signing and striping plan shall be prepared by a registered
Civil Engineer and approvad by the City Engineer for the school site within
this project. This will be separate from the street improvement plans and will
cover any and all streets necessary to provide the appropriate signing and
striping.
80.
Prior to designing any of the above plans, contact Transportation Engineering
for the design requirements.
PRIOR TO THE ISSUANCE OF ANY ENCROACHMENT PERMITS:
81o
A construction area traffic control plan shall be designed by a registered Civil
Engineer and approved by the City Engineer for any street closure and detour
or other disruption to traffic circulation as required by the City Engineer.
STAFFRPT\VTM231~3 13
PRIOR TO THE ISSUANCE OF OCCUPANCY PERMITS:
82. All signing and striping shall be installed per the approved signing and
striping plan.
83.
84.
85.
All traffic signals shall be installed and operational per the special provisions
and the approved traffic signal plan when warranted but not later than
issuance of occupancy for the final phase.
All school zone signing and striping shall be installed per the approved school
zone signing and striping plan prior to occupancy of the school site.
All traffic signal interconnects along Butterfield Stage Road from Pauba Road
to De Portola Road shall be installed per the approved plan.
STAFF R PT\VTM2 3 1 q.3 1 q-
sff/AGR17333 R CEtVED JUL 2 6 %990
Recording requested by, and
When recorded mail to:
City of Temecula
43172 Business Park Drive
Temecula, CA 92390
Attn: City Clerk
AGREEMENT FOR PAYMENT OF PUBLIC FACILITY FEE
This Agreement is made this day of
by and between the City Of Temecula ("City") and
("Developer").
RECITALS
A. Developer is the owner of real property (the
"Property") in the City of Temecula described as follows:
Exhibit A, attached hereto and
incorporated herein by reference
B. Developer proposes to develop the Property pursuant
to (the "Project").
ttentative map or plot plan &oentlucavio~j
C. City has determined that the Project will impact
traffic and the demand for other public facilities within the
Recording of this Agreement is fee exempt pursuant to Government Ca~e Sectio~ 6103 as it is
recorded for the benefit of the City of Temecula, a public agency,
-1-
sff/~GR17333
City as identified in the for
ItlR/Negat~ve UeclaratNonJ
the Project. ~hese impacts must be mitigated by payment of a fee
for additional road and public facility construction, which fee
shall be identified as set forth hereinafter.
D. The City proposes to impose traffic and public
facility fees upon new developments within the City in order to
construct additional transportation and public facility
improvements to serve and benefit new developments, including the
Project. These fees shall be known as the "Temecula City-wide
Public Facility Fee Program" or "Public Facility Fee."
E. Condition No. of the Project requires that
Developer execute this Agreement prior to issuance of a building
permit.
F. In order for Developer to obtain building permits
without payment of the Public Facility Fee, and so that
development of Project may proceed in a timely manner, City and
Developer have determined to enter into this Agreement pursuant
to Government Code Section 66007.
G. The term "public facility" shall refer to municipal
facilities such as city hall, police stations, community centers,
theaters, parks and similar public infrastructure.
NOW, THEREFORE, the parties hereto agree as follows:
1. Public Facility Fee:
(a) The City Council will establish the amount of
the Public Facility Fee at some time in the future. The Fee will
-2-
sff/AGR17333
be based upon the square footage of each development, the vehicle
trips generated by each development, or similar measure(s). The
Public Facility Fee also shall establish the specific improve-
ments to be constructed and their cost, the benefit assessment
area and the method by which the fair share, pro-rata obligations
of each property are to be established based on impact on traffic
and demand for public facilities.
(b) Developer shall pay the Public Facility Fee on
each building at such time it receives its certificate of
occupancy or final inspection, which ever occurs first.
(c) The Council also may establish an Interim
Public Facility Fee to be followed by a Final Public Facility
Fee. If only the Interim Public Facility Fee has been
established at the time the Developer seeks issuance of its
certificate of occupancy or final inspection, whichever occurs
first, then Developer shall pay the Interim Fee prior to issuance
of the certificate of Occupancy or final inspection, whichever
occurs first. Later, when the Final Public Facility Fee is
established, the Developer will be reimbursed for any difference
between the Interim and Final Fee if the Interim Fee exceeds the
Final Fee, and shall pay the shortfall if the Final Fee exceeds
the Interim Fee.
(d) If the certificate of occupancy or final
inspection occurs prior to the establishment of the Interim or
Final Public Facility Fee, then Developer shall pay a deposit of
-3-
sff/AGR17333
$10,000 prior to the issuance of the certificate Of occupancy or
final inspection, which amount shall be a credit against the
Interim or Final Public Facility Fee.
(e) If either the Final or Interim Public Facility
Fee is established after the issuance of the certificate of
occupancy or final inspection, the Developer shall pay the
Interim or Final Public Facility Fee ten (10) days after
receiving notice from the City that it has been established.
(f) Notwithstanding the above, Developer shall
provide City with written notification of the opening of any
escrow for the sale of the Project and shall provide in the
escrow instructions that if the Interim or Final Public Facility
Fee has been established, the Fee shall be paid to the City from
the sale proceeds in escrow prior to distributing the proceeds to
Developer/seller.
(g) City shall record a release of this Agreement
upon payment of all Public Facility Fees owing and shall provide
Developer with a copy of such release.
2. Use of Public Facility Fee:
The Public Facility Fee collected pursuant to this
Agreement shall be used only to construct City-wide traffic and
public facility improvements, which improvements are deemed to be
of benefit to Project, and for expenses incidental thereto.
There is a reasonable relationship between the Project and the
Public Facility Fee in that the Project will impact traffic and
-4-
sff/AGR17333
existing public facilities, and consequently, will require
expansion of the City-wide street and highway system, and public
facilities in order to meet the added demand resulting from the
Project. The amount of the Public Facility Fee to be collected
from Project represents the cost of facilities necessary to meet
the incremental increase in traffic and demand for public
facilities resulting from the Project.
3. Information Provided:
Developer shall provide to City, upon City's request
therefor, any and all information regarding access to the
Project, traffic flow, trip generation factors and such other
information as is reasonably necessary to establish the Public
Facility Fee.
4. Security for Public Facility Fee:
(a) Concurrent with the .execution of this
Agreement, Developer shall provide an irrevocable letter of
credit or other form of security approved by City, in a form
approved by the City Attorney, in an amount equal to the total
Public Facility Fee for the Project. The amount of security may
be increased upon City's request should there be an increase in
the amount of the Public Facility Fee. The amount Of security
also may be reduced upon Developer's payment of Public Facility
Fees outstanding.
-5-
sff/~GR17333
No letter of credit is required if neither the
Interim or Final Public Facility Fee has been established as of
the date of execution of this Agreement.
(b) As an alternative to collecting the fee from
the letter of credit, if the Developer fails to pay the Public
Facility Fee within thirty (30) days of the date demand is made,
the City may assess a penalty of ten percent (10%) of the amount
owing and make said Fee, inclusive Of penalty, a lien upon the
described real property by recording a notice that said Fee is
due under the terms of this Agreement with the County Recorder of
Riverside County. The notice shall state the fact that said Fee,
inclusive of penalty, is due under the terms of this Agreement
and shall state the amount, together with the fact that it is
unpaid and draws interest on the Fee and penalty at the rate set
forth at California Revenue & Taxation Section 19269 until paid.
(c) The City may as an alternative to the lien
procedure set forth above, bring legal action to collect the
Public Facility Fee due. The Developer agrees that if legal
action by the City is necessary to collect the Fee the DeVeloper
agrees to pay the City a reasonable sum as attorney's fees and
court costs, together with penalty and interest determined
according to Paragraph 4(b) of this Agreement.
-6-
sff/AGR17333
5. Agreement Runs With Land:
This Agreement pertains to and runs with the
Property. This Agreement binds the successors in interest of
each of the parties.
6. Waiver:
By execution of this Agreement, Developer waives
any right to protest the provisions of Condition No. of
the Project, this Agreement, the formation of any Public Facility
fee district, or the process, levy, confirmation, collection, or
reasonableness of any Public Facility fee for this Project.
7. Binding Agreement:
This Agreement shall be binding upon Developer,
Developer's successors and assigns.
8. Amendment/No Continuing Waiver:
This Agreement may be modified or amended only in
writing, signed by both parties. This Agreement contains the
full and complete understanding of the parties and supersedes any
and all prior oral or written agreements or representations. A
waiver Of any term or condition of this Agreement by either party
shall not be deemed a continuing waiver thereof.
9. Attorneys' Fees:
Should either party determine that it is necessary
to file a legal action to enforce or interpret the provisions of
this Agreement, the prevailing party in that litigation shall be
-7-
sff/AGR17333
entitled to its reasonable costs, including but not limited to
attorneys' fees.
10. Notice:
Notice shall be deemed given under this Agreement
when in writing and deposited in the United States mail, first-
class, postage prepaid, addressed as follows:
City: Developer: City of Temecula
43172 Business Park Drive
Temecula, CA 92390
Attn: City Clerk
11. Miscellaneous Provisions
(a) If any provision of this Agreement is adjudged
invalid, the remaining provisions shall not be affected.
(b) If there is more than one (1) signer of this
Agreement as Developer, their obligations are joint and several.
IN WITNESS WHEREOF, the parties or. their duly authorized
representatives have executed this Agreement as of the date set
out above.
CITY OF TEMECULA
DEVELOPER
By: B~:
David S. Dixon
City Manager
By:
APPROVED AS TO FORM:
By:
Scott F. Field
City Attorney
-8-
sff/kGR17333
Form Of Condition:
Developer shall pay any capital fee for road improve-
ments and public facilities imposed upon the property or project,
including that for traffic and public facility mitigation as
required.under the EIR/Negative Declaration for the project, in
the amount in effect at the time of payment of the fee. If an
interim or final public facility mitigation fee or district has
not been finally established by the date on which Developer
requests its building permits for the project or any phase
thereof, the Developer shall execute the Agreement for Payment of
Public Facility Fee, a copy of which has been provided to
Developer. Developer understands that said Agreement may require
the payment of fees in excess of those now estimated (assuming
benefit to the project in the amount of such fees) and
specifically waives its right to protest such increase.
In imposing this condition, the City finds as follows:
1. The fee collected will be used for City-wide road
and public facility improvements.
2. The road and public facility improvements (6r
portions thereof) to be financed will serve the project by
providing access, reducing congestion, and providing adequate
public facilities, such as, but not limited to, City Hall, police
station, fire station, community center and parks.
3. There is a need for such road and public facility
improvements for the project as the project will generate traffic
-i-
sff/AGR17333
onto the roads to be improved and demand for additional public
facilities.
4. There is a reasonable relationship between the
amount of the fee and the cost of the road and public facility
improvements in that the amount of the fee is no more than the
amount of benefit to be received by each unit from access to and
use of the road and public facility improvements.
-ii-
PLANNING & ENGINEERING
46-209 OASIS STREET, SUITE 405
INDIO, CA 92201
(619) 342,8886
RIVERSIDE COUNTY
FIRE DEPARTMENT
IN COOPERATION WITH THE
CALIFORNIA DEPARTMENT OF FORESTRY
AND FIRE PROTECTION
GLEN J. NEWMAN
FIRE CHIEF
August 22, 1990
PLANNING & ENGINEERING
3760 12TH STREET
RIVERSIDE, CA 92501
(714) 275-4777
TO: CITY OF TEMECULA
ATTN: PLANNING DEPARTMENT
RE: TRACT 23143
With respect to the conditions of approval for the above referenced land division,
the Fire Department recommends the following fire protection measures be provided
in accordance with Riverside County Ordinances and/or recognized fire protection
standards:
FIRE PROTECTION
Schedule "A" fire protection approved standard fire hydrants, (6"x4"x2½") located
one at each street intersection and spaced no more than 330 feet apart in any
direction, with no portion of any lot frontage more than 165 feet from a hydrant.
Minimum fire flow shall be 1000 GPM for 2 hours duration at 20 PSI.
Applicant/developer shall furnish one copy of the water system plans to the
Fire Department for review. Plans shall be signed by a registered civil
engineer, containing a Fire Department approval signature block, and shall
conform to hydrant type, location, spacing and minimum fire flow. Once
plans are signed by the local water company, the originals shall be presented
to the Fire Department for signature.
The required water system, including fire hydrants, shall be installed and accepted
by the appropriate water agency prior to any combustible building material being
placed on an individual lot.
MITIGATION
Prior to the recordation of the final map, the developer shall deposit with the
Riverside County Fire Department, a cash sum of $400.00 per lot/unit as mitigation
for fire protection impacts. Should the developer choose to defer the time of
payment, he/she may enter into a written agreement with the County deferring said
payment to the time of issuance of the first building permit.
RE: TR 23143 Page 2
All questions regarding the meaning of conditions shall be referred to the
Planning and Engineering staff.
RAYMOND H. REGIS
Chief Fire Department Planner
By
Laura Cabral, Fire Safety Specialist
1-mac
h~OV E1 '90 IO:31AM CIT'.' OF TEMECULA P,E/E
TEMECUI..4 COMMUNITY S~RVICES DI$TRICT
CONOITIONS OF APPROVAL
Vesting Te~tazive Tract No, 23143, Revised
1. Based on 1,054 units, ti~e Quimby requiremen! of 5 acres/lO00 population is
13.7 developed, active recreation acres~
Credit given for all private recreation areas shall not exceed 5.2 acres.
Therefore, The total Quimby requirement shall be 8.5 acres.
The 11 acre private park developed in Phase I shall have recreation areas
open and accessible to the public.
4. The. 6 acre public, active recreation park shall be tied into the assessment
ir~prover, er~ts and must be constructed during Phase II of the development.
Certificates ot occupancy for Phase II may not be given until this park is
completed and dedicated to the TCSD.
5. The 4 acre I~ark shall be dad into Phase Ill and developed with the con-
Struct~on of the school site.
The flood channel adjacent to the park site shall be mitigated and fenced for
user pro~ection.
7. The total development agreement fees required for 1,054 units is
$4,711,380. Development agreement fees shall be paid before issuance of
buijding permits.
8. Credit shall be given to the developer for amenities installed in the parks
not covered by the Qulmby requirement. The amount of credit shall be
determined by the TCSD.
Riverside County Service Area 443
JEANINE R, OVERSON, DIRECTOR
29377 Rancho California Road, Suite I05 - Temecula, CA 92390
[7t4] 699-0235
Fax: [7~4] 699-4390
DATE:
TO:
FROM:
5UB,JE(]T:
September 21, 1990
.ccott Wright - Planning Department Cit of TT~mecu, la
JeaqLne R. Overson - CSA 143 Director
Fxact 23143
Commen~,s: Please contact CSA 143 office if annexed or intend to annex for
DCSD services.
Upon completion of the following items the TCSD will consequently take over
maintenance £rom the developez of lettered or numbered lots Only (not an
easemeLlt) foI the above tract:
l. CSA 143 Landscaping Standards Reqnirements.
2. Process for Dedication.
3. Review and approval of all legal documents by Riverside County
Counsel, Building Services, (or appropriate City personnel) and
Iemecula Community Service District Board.
NOV ~g '9~ IE~g ~IV[~BiDE CO. FLOOD
Rivcr3ide County
?L~nnin~ Department
C~unty Ad~inis:r;~ive Centdr
.r{i.'ersid.-. California
Amen¢led ~{o. 1
Tgnt-~ive Tract 9314 i is ~ proposal to '3dbJivide approxi~ua~e~y
~;-35 aures in~D 1,'-]94 r~i~r~tial lorD; ~ open s~,~ce lot~ and 1
p~r'~ ~ite in the Rancho CaliCornia arch. The proper~y
~ro~cr~. Ti~c dcvelop~r propo~e~ t~ carry on~l~e ru~oFf 1~ ~e
tr~c~ streets and ;tor~ dr~in~, The onal~a runo~F woul~ ~e out-
tn~cj ~ntu t~ na~ur~l w~t.~r'qour~es.
Par~ of ~qis ~raut is locateJ ~itnln t.~o ii::llts of the
',l'arrleta Cree.'.{/Tei~aouia Valley Ar~a Drainage Plan for
Whlc~ ~rainaZe fees have been a~opted by %h~ Boar~.
Drainage r~-:s shall b~ paid as s~t rorb't under the provi-
sisas of t. 2~e "?:oleS an~] 5e~ulutions for A~.alnistra;i=>n of
Arla Dr~jir,~e Plans", ai)~Bdej July 3, 19~4:
Drain~.~e fees shall be pai.'] t~ rue Roa~ Com:alsslonQr
as part of th~ fllin'] for rocOrd of the subdivisign
fin~! ~ap or parce~ '~l~p, or if t'.'~ recording of e
fi~e~ p~rce~ '~ap i~ waive~, ~r:~inage fee~ sha~l be
p,aid as a condition of ~:le .,~alvcr prior to r-aoordin:~
a certifl~;~be o~ cordpimento ev!jencin~ the waiver of
;~c parcel t~p; or
At the optjan of the laaJ divider, ~pon fitin5 s re-
quired afffdavi~ req~s~imI deformant of the ~ayment
of f~es. ~,~e draina,~e f~es shall be pai~ t~ the
Buildin~i Director a~ the ti'-:l~ ~f issuance of a Zrad-
inl i)er'~)it or b~ildinz Der;~)it for each approved par-
cel, whij'~e'/,~r nl~y be first O~t=~ined after the
recordirm.! of the s~bdlvi.Ji0n final ~ap ~>r parcel nap;
NOV Z6 '90 2Z:4u RIVERSIDE CO. FLOOD DZSTRZCT P.4/5
:)r~,,ir;..s.;~ Za~d ~*~Li D~: paid ~0 t~{~ Ros~
~s a :~r~ of ti:~ illinS f~ r~eord of the su'.)jivi~i~n
final ;n;~p or parc~l map, or Perore receiving a wai~e~
;;o fe~ord s l~nd ~Ivlslone ~or e~b lot ~ithi:l the
land .Jlvis!on wher~ con~tfuctlon activity ~]s ~vi-
danced b). one of ~ne follow~n~ actions has
~lncc May E6, 19t1:
(~) A 3radlng permit or buildin~ ~ermit has Dean
obcalne4.
(b) Gra~lng ~r s~ruatures have been initiatc~.
On~It.~ stor.n runoff should be returned to existin~ flo!~
conditions offslt~. If stor~l runoff is divertad ~r
cennr~se~, a ~rain~e ease~|ant should be Obtnin~d
the affected property owner, ~ copy of the
dralna~e e~s~:le~t: should be sl]b;ai~bed to the Diu~rie~
raylaw pri~r to ~e re~ordatiO:l of the final map.
Channels canssteered alorl~ I0~ lines ~nd brow dituhes
s)~ould be concrete lined.
4. ~rade'j stoO.;"- sideeli b~ probect~d fro.1 erosion as n~)dcj.
Temporary ero~lon control
immediately fOllowi.~ rough ~radin~ to pr~v?n~ d~posl~!on
f~otiitio5.
Dev31opment of this property should b= coor~lnate~ w~th
the development or adja~en~ prop~rti~ to ensure bh~t
watercourses remain unob~ru=ted and ~=ormweters are not
diverted from ~ne watershed be ~no%~r. T~IS may require
the construerich of temporary dr~ina~e facilities or
offSite ~o,~truu%ion anJ ~radtn~.
O.~site dr~InaSa faotl~tt~.s located outside of road right
Of way s~oul~ be contained wit~ln dralna~e ease~ents
she rim on the final map. A noDS siloold be a~eJ to t, le
final m)p s~tinl, "Drainaic easer,,en~ s~alL De kep~ free
of buildings ~n~ ~bs%~uctionS".
Offslte drainego faolli~leS Shoul] be located wiltlie
publicly dealca~ed drainage easements obtained from ~h~
affquted property owner{s). The document(s) should De
recorded enl o ~py ~ubml~e~ ~o ~e Distrlot prior ~o
~ecor~tion of ~ f~n~1 map.
NOV E6 '90 12:44 RiVERSiDE CO. FLOOD DISTRICT P.S/5
~iversjd~ County
r(e: Ve~ln~ '£ra~t 231~3
-3-
Zebrd~ry 2~,
All lots should be ~,r~3~.,:~] I;2 arnin to t:i~ a-j.:,~cc;~t istre,~t
o~ ~n ~.do~.)usSe otit~e~.
Tile lO year stOr.l flow ,sl)aulc!
cur~ and ~e ~O year ~tor:n Cio~ slmoult b~:
should be
A copy of th~ i,~prove~en=
m~i~ alon~ wl~h
and note h~s expirsti~n ,bst~ on ~>l~:)s and o:':lculatlonn
subslifted.
QUestions oonoernin~ thi~ matter msy be referred to EJ Lotz o?
this office at '?14/78?-2333.
FCE~3.!.T. TH L. ED'.VARDS
Chief En~i!~eer
J9)Ill ~i. }{ASH!JBA
SenlOt Civil Sn~ineqr
e~cmv.~o oc~- t l~ u ty of Riverside
O 11
?O: CITY OF TEMECULA DATE: SEPTEMBER 25,
ATTN: SCOTT WRIGHT
FROM: RENEE DAETWILER, ENVIRONMENTAL HEAL~LIST III
RE: CHANGE OF ZONE 5535
1990
The Environmental Health Services has reviewed this Change of Zone 5535
and has no objections. Sanitary sewer and water services are available
in this area.
GEN. FORM 4. ¢Re~ 8/871
ECEIVED SEP 2 1
COUNTY OF RIVERSIDE
DEPARTMENT OF HEAL H
4065 COUNTY CIRCLE DR. R~VERSIDE, CA. 92505 (Mailinq Address - P.O. Box 7600 92513-7600)
September 1I . 1990
CITY OF TEMECULA
4:~180 Business Park Drive.
Temecula. CA 92390
Suite 200
AlaN: Scott WriQht
RE: VESTING 'I~;NTATIVE TRACT MAP N0. 23143: RECORDED IN MAP
BOOK 121, PAGES 50-57, BOOK 127, PAGES 7-14, AND BOOK 127
PAGES 15-21 RESPECTIVELY ON FILE IN THE OFFICE OF COUNTY OF
RIVERSIDE.
(1092 LOTS)
Deaf Gentlemen:
The Department of Public Health has reviewed Vestins
Tentative Tract MaD No. 23143. and recommend that:
A water system shall be Installed accordlna to
plans and specification as aDproved bV the water
company and the Health Department. Permanent
prints of the plans of the water system shall
be submitted in triplicate, with a minimum scale
not less than one inch eGuals 200 feet, along with
the original drawing to the County Surveyor.
The pFlnts shall show the internal pipe diameter.
location of valves and fire hydrants: D1De and
~olnt specifications, and the size of the main
at the .]unction of the new system to the
existing system. The plans shall comply in all
respects with Ply. 5. Part 1, Chapter 7 of the
California Health and Safety Code, California
Administrative Code, Title 22, Chapter 16, and General
Order No. 103 of the Publmc Utilities Commlssxon of the
State of California, when aDDlzcable. The plans shall
be signed bV a registered engineer and water company
with the following certification: "I certify that the
desion of the water system zn Vestlno Tentative Tract
Map 23143, is in accordance with the water system
expanslon plans of the Rancho California Water DlstF~ct
and that the water service, storage and distribution
system will be adequate to provxde water service to
such Tract.
C[NORA ROWILL, B.5.N,, M.B,A. J,M. FANNING, R,S,, M.P.A, H,C. HOLK, D,V,M,, M,P,H, [,R, COYN[. M.S.
City of Temecula
Page Two
ATTN: Scott Wriaht
September i1, 1990
This certification does not constitute a auarantee
that it will suDmlY water to such Tract mad at any
sDeclfic quantities, flows or pressures for flre
protection or any other purpose". This certification
shall be slaned by a responsible official of the water
company. Tb~_~.!~a~,_m~_~_...~hm!.~.~.~.~9...~b_~._.~.~
This s~bdivlslon has a statement from Rancho California
Water District a~reelna to serve domestic water to each and
every lot in the subdivision on demand Drovidln~
satisfactory financial arrangements are completed with the
subdIvider. It will be necessary for financial arrangements
to be made prior to the Fecordatlon of the final maD.
This subdivision is within the Eastern Municipal Water
District and shall be connected to the sewers of the
District. The sewer system shall be ~nstalled according to
plans and specifications as amproved by the District. the
County Surveyor and the Health Demartment. Permanent prints
of the plans of the sewer system shall be submitted in
triplicate, along with the original drawlnO, to the County
surveyor. The prints shall show the internal pipe diameter,
location of manholes, complete profiles, Dime and .3oint
specifications and the size of the sewers at the .]unction of
the new system to the exlstin~ system. A sinale plat
lndlcatlna location of sewer lines and water lines shall be
a mortion of the sewage plans and water lines shall be a
portion of the sewage plans and mrofxles. The plans shall
be signed by a registered engineer and the sewer district
with the followina certification: "I certify that the
design of the sewer system in Tract MaD No. 23143 is in
accordance with the sewer system expansion plans of the
Eastern Municipal Water District and that the waste disposal
system is adequate at this time to treat the anticipated
wastes from the proposed marcel maD.
City of Temecula
Paae 3
ATTN: Scott Wrlaht
Semtember 11, 1990
It will be necessaFv for financial arranQements to be
comDletelv finallzed prior to recordatlon of the final maD.
SincereiV,
Ma ~onmental Health Specialist
IV
SM:dr
Board of Directors:
James A. Darby
President
Jeffrey L. Minkler
Sr. Vice President
Ralph Daily
Doug Kulberg
Jon A. Lundin
T. C. Rowe
Richard D. Steffey
Officers:
John F. Hennigar
General Manager
Phillip L Forbes
Director of Finance-
Treasurer
Thomas P,. McAliester
Director of Operations
& Maintenance
Edward P. Lemons
Director ef Engineering
Linda M. Fregoso
District Secretary
McCormick & Kidman
Legal Counsel
Riverside County Planning Departmene/t/~H~,~
4080 Lemon Street, 9th Floor
Riverside, California 92501-3657
Subject: Water Availability
Reference: Revised Vesting Tract 23143
Change of Zone 5535
Gentlemen:
Please be advised that the above-referenced
property is located within the boundaries of Rancho
California Water District. Water service, therefore,
would be available upon completion of financial
arrangements between RCWD and the property owner.
Water availability would be contingent upon the
property owner signing an Agency Agreement which
assigns water management rights, if any, to RCWD.
Sites for additional water production facilities may
be required within the proposed development
depending upon the level of increased demand created
by the proposal.
If you have any questions, please contact Senga
Doherty at (714) 676-4101.
Very truly yours,
RANCHO CALIFORNIA WATER DISTRICT
Steve Brannon
Civil Engineer
F011/jkw259f
Y
R A N C H O C A L I F O R N I A W A T E R D I S T R I C T
28061 DIAZ ROAD · POST OFFICE BOX 174 · TEMECULA, CA 92390-0174 ° (714) 676-4101 , FAX (714) 676-0615
~mm, q'~.&~eeuem
January 27, 1988
RIverside County Planning Department
4080 Lemon Street, 9th Floor
RIverside, California 92501
$UB~: VESTED TRACT 23143 iron Goldman)
The O~str~ct ts respomfing to your request for colgenre on the subject
proJect(s) relative to the provision of wstlr ind seer serv4ce. The 4tems
checked below apply to this proJect. review.
The subject project:
X
[s not wtthin ENHD's:
hater service Ires
seer service area
Must be annexed to this Otstrfct's-Improvement Otstrtct No. tn order
to be eligible to receive domestic water/sanitary sewer serv'F~.
.. li111 be required to construct the foTlowtng fecfi~t~es:
a. ) Ibter $ervTce
extended to · p startoe. Provtde for the new lift Station end for
If r~quired. The proposed 11ft starton ts &t Teeecule Creek on the west side
· - =Mr Olbe lies ISl · Heme~ editends 92343 · Telephone C714) 925-~
ADDENDUM TO ENVIRONMENTAL
IMPACT REPORT NO. 230
The Riverside County Board of Supervisors certified Environmental Impact Report
(El R ) No. 230 in conjunction with the approval of Vesting Tentative Tract Map No.
2310,3 Amended No. 3 and Change of Zone No. 0,810,. The EIR included mitigation
measures to reduce environmental impacts to levels of insignificance. Revised
Vesting Tentative Tract Map No. 2310,3 Amended No. 0, has 66 fewer residential lots
than Vesting Tentative Tract Map No. 2310,3 and therefore, will generate less traffic
and result in reduced impacts to the environment and to public services and utilities.
Revised Vesting Tentative Tract Map No. 2310,3 Amended No. 0, will involve
approximately 0,,092,000 cubic yards of cut and fill, representing an 896 increase in
earth movement on the site over the amount of cut and fill resulting from Vesting
Tentative Tract Map No. 2310,3 Amended No. 3. It is unlikely that the additional
amount of earth movement will result in any increased significant impacts. The
Conditions of Approval are adequate to mitigate any potential significant impacts
regarding drainage, slope stability, and non-renewable fossil resources to levels of
insignificance.
Pursuant to Section 15160, of the California Environmental Quality Act, this addendure
has been prepared to demonstrate that the changes resulting from the proposed
Change of Zone and Revised Vesting Tentative Tract Map will not result in new or
substantially increased significant impacts, that there have been no changes in the
circumstances surrounding the project that would require important revisions to the
EIR due to new significant impacts, and that no new information has arisen which
would indicate that the project will have significant effects not previously discussed
or underestimated, or that alternatives or mitigation measures not previously
considered would substantially reduce any significant impacts. By reducing the
number of residential lots and increasing passive and active recreational open spaca,
the revised project will reduce the level of impacts on the environment and on public
facilities and services. By revising the street layout to restrict direct access from
collector streets, the revised map will reduce the potential for traffic hazards to
human beings.
STAFFRPT\VTM2310,3
ATTACHMENT
List Of Lots For Which Waiver From Ordinance 460, Section 3.8[c) Is Requested:
100-111
200-208
222-231
233-231
233-237
258-263
265-268
3~1-3~6
391-395
398
399
~10-~1~
~36-~38
~78
q81-~86
502-515
551-553
66~-675
916
917
STAFFR PT\VTM23143 9
SP ZONE
C;~St40
,\,\0 ,
\ , % '5~
ZOhING AREA. MAF
VICINITY
MAP
EC~
SITE
· N.T.S.
,I
II, '
I . ' I:, I
CASE NO.:
CITY OF TEMECULA
DEVELOPMENT FEE CHECKLIST
Revised Vesting. Tentative Tract Map No, 231q3
Amended No. ~
The followin9 fees were reviewed by Staff relative to their applicability to this
project.
Fee
Habitat Conservation Plan
(K-Rat)
Parks and Recreation
(Quimby)
Public Facility
( Traffic Mitigation )
Public Facility
( Traffic Signal Mitigation )
Public Facility
( Library )
Fire Protection
Flood Control
(ADP)
Condition of Approval
Condition No. 28
Condition No. 12
Condition No. 73
Condition No. 78.b, c.
Condition No. 26.a.
Condition No. 16
Condition No. 15
STA FFR PT\VTM23143 10
ITEM #6
STAFF REPORT - PLANNING
CITY OF TEMECULA
PLANNING COMMISSION
December 17, 1990
Case No.: Vesting Tentative Tract Map No. 231u,3
Extension of Time
Prepared By: Scott Wright
Recommendation: Adopt the Resolution approving an
Extension of Time for Revised Vesting
Tentative Tract Map No. 231~,3
Amended No. 4
APPLICATION INFORMATION
APPLICANT:
REPRESENTATIVE:
PROPOSAL:
LOCATION:
EXISTING ZONING:
SURROUNDING ZONING:
PROPOSED ZONING:
EXISTING LAND USE:
SURROUNDING LAND USES:
Taylor Woodrow Homes
Ranpac Engineering Corporation
To subdivide a 459 acre site into 1,026 single family
residential parcels, 68 open space lots including
25.5 acres of parks, a 10.2 acre school site, and a
112 acre remainder parcel in the R-A-2 1/2 and R-
A-5 zone.
South of Pauba Road and east of Butterfield Stage
Road.
R-l, R-5, R-A-2 1/2, and R-A-5
North:
South:
East:
West:
R-A ( Residential Agricultural )
R-1 (One-Family Dwelling)
R-A ( Residential Agricultural )
Specific Plan no. 219, 2-5 Dwelling
Units Per Acre
Not requested in conjunction with the Extension of
Time.
Vacant
North:
South:
East:
West:
Vacant and Single Family Residential
Vacant
Vacant
Vacant
STAFF R PT\ VTM231 q,3. A 1
PROJECT STATISTICS:
No. of Acres:
No. of Residential Lots:
Minimum Lot Size:
No. of Open Space Lots:
Acreage of Parks:
Acreage of School Site:
Remainder Parcel:
459 acres
1,026 lots
7,200 sq.ft.
(492 parcels)
6,000 sq.ft.
( 284 parcels )
5,000 sq.ft.
(250 parcels)
68 lots
25.5 acres
10.2 acres
112 acres
BACKGROUND:
On August 16, 1988, the Riverside County Board of
Supervisors approved Vesting Tentative Tract Map
No. 23143 Amended No. 3, a subdivision with 1,092
single family residential lots, 8 open space lots, and
an 11.0 acre park, and Change of Zone No. 4814
from R-A-5, Residential Agricultural with a minimum
lot size of 5 acres, to R-l, Single Family Residential
with a minimum lot size of 7,200 square feet, R-A-2
1/2 on a portion of the remainder parcel, and R-5,
Open Area Combining zone {open space and park
areas), Certified EIR No. 230, and adopted
Developer's Agreement No. 26.
On July 7, 1989, the applicant submitted to the
County Revised Vesting Tentative Tract Map No.
231~,3 Amended No. 4 in conjunction with Change of
Zone No. 5535 requesting a change from R-1 to R-4-
6,000, Planned Residential with a minimum lot size of
6,000 square feet for 284 lots, and from R-1 to R-4-
5,000 for 250 lots. Revised Vesting Tentative Tract
Map No. 23143 Amended No. L~ and Change of Zone
No. 5535 were transmitted to the City on May ~,,
1990
On July 12, 1990, the applicant submitted a request
for an Extension of Time for Vesting Tentative
Tract Map No. 23143 to the City in order to prevent
the expiration of the approval before the application
for the map revision and Change of Zone No. 5535
could be processed. Revised Vesting Tentative
Tract Map No. 23143 Amended No. 4 will contain
fewer lots than Vesting Tentative Tract Map No.
23143 Amended No. 3, additional park space, and a
10.2 acre school site.
STAFFRPT\VTM231LI3.A 2
PROJECT DESCRIPTION:
The applicant requests an Extension of Time for
Vesting Tentative Tract Map No. 23143 Amended
No. 3, a subdivision of 459 acres which originally
included 1,092 single family residential lots with a
minimum lot size of 7,200 square feet, 8 open space
lots, an 11.0 acre park, and a remainder parcel of
approximately 128 acres. The Extension of Time is
requested in order to enable the City to process
Revised Vesting Tentative Tract Map No. 23143
Amended No. 4 and Change of Zone No. 5535.
ANALYSIS:
Reason for the Extension Request
The applicant has revised the Tentative map and
requests on Extension of Time for Vesting Tentative
Tract Map No. 231~,3 in order to enable the City to
process Revised Vesting Tentative Tract Map 231~,3
Amended No. ~,/Change of Zone No. 5535 before the
original approval expires. The expiration date was
August 16, 1990. The request for an Extension of
Time was submitted to the City on July 12, 1990.
The Time Extension and Revised Map will extend the
approval of the Tentative Tract Map to August 16,
1991 with two additional Extension of Time requests
available to extend the map an additional two years.
Extension of Time To Be Applied to Revised Map
The Extension of Time shall be applied to Revised
Vesting Tentative Tract Map No. 231~,3 Amended
No. ~ which shall be extended through August 16,
1991. The Extension of Time shall not apply to
Vesting Tentative Tract Map No. 2311~3 Amended
No. 3 which includes a number of lots taking direct
access from a collector street which will carry a
substantial volume of traffic. The original map
could result in traffic hazards which are
unacceptable to City Staff. Staff recommends
approval of an Extension of Time only in conjunction
with and applied to approval of Revised Vesting
Tentative Tract Map no. 231~,3 Amended No. ~,.
GENERAL PLAN AND
STAFFRPT\VTM231zl.3. A 3
GENERAL PLAN AND
SWAP CONSISTENCY:
ENVIRONMENTAL
DETERMINATION:
FINDINGS:
The proposed density of 3.1 residential units per
acre is consistent with the Southwest Area Plan
designation of 2-0, units per acre. The Southwest
Area Plan lists the R-1, R-4, and R-5 zones among
the zones consistent with the land use designation
of 2-4 dwelling units per acre.
The Riverside County Board of Supervisors
certified Environmental Impact Report ( El R ) No. 230
in conjunction with the approval of Vesting
Tentative Tract Map No. 2310,3 Amended No. 3 and
Change of Zone No. 0,810,. The EIR included
mitigation measures to reduce environmental impacts
to levels of insignificance. Revised Vesting
Tentative Tract Map No. 2310,3 Amended No. 0, has
66 fewer residential lots than Vesting Tentative
Tract Map No. 2310,3 and, therefore will generate
less traffic and result in reduced impacts to the
environment and to public services and utilities.
Vesting Tentative Tract Map No. 2310,3 Amended
No. 3 involved approximately 3,800,000 cubic yards
of cut and fill. Revised Vesting Tentative Tract
Map No. 2310,3 Amended No. 0, will involve
approximately 0,,092,000 cubic yards of cut and fill.
The 896 increase in earth movement on the site is
unlikely to result in any increase in significant
impacts. The Conditions of Approval will mitigate
any potential significant impacts regarding
drainage, slope stability, or non-renewable fossil
resources to levels of insignificance.
Pursuant to CEQA Section 15160,, an addendure to
EIR No. 230 has been prepared lSee Attachment 3)
providing minor changes to make EIR No. 230
applicable to the revised map and to document that
the map revision will not result in any new or
substantially increased environmental impacts.
Extension of Time for Revised Vestinq Tentative
Tract Map No. 2310,3 Amended No. 0,
The proposed density is consistent with the
Southwest Area Plan land use designation.
The proposed density of 3.1 units per acre is
within the range of the SWAP designation of
2-0, units per acre.
STAFFRPT\VTM2310,3. A 0,
The proposed Revised Vesting Tentative
Tract Map is compatible with surrounding
zoning, existing land uses in the vicinity,
and approved projects. The proposed R-t4
portions of the project, which includes the
smaller lots, abuts the R-1 zone south of the
site and Specific Plan No. 219, 2-5 dwelling
units per acre west of the site. The lots
abutting the R-A zone north of the site are
substantially larger than the 7,200 square
foot minimum lot size in the R-1 zone (11,000
square feet or more) and a large open space
area provides a buffer 150-300 feet deep
along the north side of the site. Future
development of the remainder portion on the
east side of the site will conform to R-A-2 1/2
acre and R-A-5 acre zoning to ensure
compatibility with the R-A zone to the east.
The lot design and internal street layout are
acceptable to the City Planning and
Engineering Departments. All lots conform to
the standards of their respective zones, and
proposed street alignments are adequate to
accommodate projected traffic volumes.
Adequate public street access will be
provided to every lot. The legal owner of
record has offered to make all required
dedications.
Staff finds that site access will be adequate.
Assessment District 159 will provide for
street improvements on Pauba Road and
Butterfield Stage Road, and seven (7) access
points to the site are shown on the map.
There is a reasonable probability that the
project will be consistent with the City~s
General .Plan once adopted, in that the
proposed density is consistent with the
Southwest Area Plan land use designation,
and the revised map is compatible with
surrounding zoning, existing land uses in the
vicinity, and approved subdivisions.
STAFFRPT\VTM231q.3. A 5
10.
11.
12.
13.
It is unlikely that the proposed revised
tentative map will constitute a substantial
detriment to the future General Plan if the
proposed subdivision is ultimately
inconsistent with the plan. Surrounding
zoning, existing land uses, and approved
subdivisions are all residential.
The project will not have a significant
adverse affect on the environment. The
County of Riverside Board of Supervisors
certified EIR No. 230 in conjunction with the
approval of Vesting Tentative Tract Map No.
231u,3 Amended No. 3. Revised Vesting
Tentative Tract Map No. 231u,3 Amended No.
u, and Change of Zone No. 5535 will not result
in any new or substantially increased
environmental impacts.
The proposed project makes adequate
provision for future passive or natural solar
heating opportunities in that all proposed
parcels have adequate southern exposure.
The project meets the requirements of
Ordinance 3~,8 and L~60 in that all lots conform
to the minimum size and dimension
requirements of the zoning code and abut
upon dedicated street.
The proposed project includes adequate
dedication for public parks in that it provides
for 10.2 acres of public parks and 15.3 acres
of private parks which will include some
facilities open to the public
The lawful conditions stated in the project's
Conditions of Approval are deemed necessary
to protect the public health, safety, and
welfare.
These findings are supported by minutes,
maps, exhibits, and environmental documents
associated with these applications and herein
incorporated by reference.
STAFFR PT\VTM23143. A 6
STAFF RECOMMENDATION:
Staff recommends that the Planning Commission
make the following recommendation to the City
Council:
ADOPT Resolution 90- recommending
Approval of the First Extension of Time for
Revised Vesting Tentative Tract No. 231L~3
Amended No. ~, through August 16, 1991
based on the analysis and findings contained
in this report and subject to the attached
Conditions of Approval.
SW: ks
Attachments:
Resolution
Conditions of Approval
Letter of Agreement to
Extend Processing Time
Addendum to Environmental
impact Report No. 230
Exhibits:
Vicinity map
Revised Vesting Tentative Map
STAFFRPT\VTM23143. A 7
RESOLUTION NO. 90-
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF TEMECULA RECOMMENDING APPROVAL OF A
FIRST EXTENSION OF TIME FOR REVISED VESTING
TENTATIVE TRACT MAP NO. 23143 AMENDED NO. 4 TO
SUBDIVIDE A 459 ACRE PARCEL INTO 1,026
RESIDENTIAL LOTS, 68 OPEN SPACE LOTS, A SCHOOL
SITE, AND A REMAINDER PARCEL LOCATED SOUTH OF
PAUBA ROAD AND EAST OF BUTTERFIELD STAGE ROAD
AND KNOWN AS ASSESSOR'S PARCEL NOS. 926-760-001
THROUGH 005 AND 926-770-001 THROUGH 003.
WHEREAS, Taylor Woodrow Homes, Inc., filed an Extension of Time
request for Tentative Tract Map No. 23143 in accordance with the Riverside County
Land Use, Zoning, Planning and Subdivision Ordinances, which the City has adopted
by reference;
WHEREAS, said Tentative Tract Map application was processed in the
time and manner prescribed by State and local law;
WHEREAS, the Planning Commission considered said Tentative Tract
Map Extension on December 17, 1990, at which time interested persons had an
opportunity to testify either in support or opposition;
WHEREAS, .at the conclusion of the Commission hearing, the Commission
recommended approval of said Tentative Tract Map Extension;
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF
TEMECULA DOES RESOLVE, DETERMINE AND ORDER AS FOLLOWS:
SECTION 1. Findin,qs. That the Temecula Planning Commission hereby
makes the following findings:
A. Pursuant to Government Code Section 65360, a newly
incorporated city shall adopt a general plan within thirty (30) months
following incorporation. During that 30-month period of time, the city
is not subject to the requirement that a general plan be adopted or the
requirements of state law that its decisions be consistent with the
general plan, if all of the following requirements are met:
{1 ) The city is proceeding in a timely fashion with the
preparation of the general plan.
(2) The planning agency finds, in approving projects and
taking other actions, including the issuance of building
permits, each of the following:
STAFFRPT\VTM23143. A 1
(a)
There is a reasonable probability that the
land use or action proposed will be consistent
with the general plan proposal being
considered or studied or which will be
studied within a reasonable time.
(b)
There is little or no probability of substantial
detriment to or interference with the future
adopted general plan if the proposed use or
action is ultimately inconsistent with the
plan.
~c)
The proposed use or action complied with all
other applicable requirements of state law and
local ordinances.
B. The Riverside County General Plan, as amended by the
Southwest Area Community Plan, (hereinafter "SWAP") was adopted
prior to the incorporation of Temecula as the General Plan for the
southwest portion of Riverside County, including the area now within
the boundaries of the City. At this time, the City has adopted SWAP as
its General Plan guidelines while the City is proceeding in a timely
fashion with the preparation of its General Plan.
C. The proposed Revised Vesting Tentative Tract Map is
consistent with the SWAP and meets the requirements set forth in
Section 65360 of the Government Code, to wit:
(1) The city is proceeding in a timely fashion with a
preparation of the general plan.
~2) The Planning Commission finds, in recommending
approval of projects and taking other actions, including
the issuance of building permits, pursuant to this title,
each of the following:
(a)
There is reasonable probability that Revised
Vesting Tentative Tract Map No. 2310,3
proposed will be consistent with the general
plan proposal being considered or studied or
which will be studied within a reasonable
time.
(b)
There is little or no probability of substantial
detriment to or interference with the future
adopted general plan if the proposed use or
action is ultimately inconsistent with the
plan.
STAFFRPT\VTM231z&3. A 2
~c)
The proposed use or action complies with all
other applicable requirements of state law and
local ordinances.
D. (1) Pursuant to Section 7.1 of County Ordinance No.
~60, no subdivision may be approved unless the following findings are
made:
a)
That the proposed land division is consistent
with applicable general and specific plans.
b)
That the design or impFovement of the
proposed land division is consistent with
applicable general and specific plans.
c)
That the site of the proposed land division is
physically suitable for the type of
development.
d)
That the site of the proposed land division is
physically suitable for the proposed density
of the development.
e)
That the design of the proposed land division
or proposed improvements are not likely to
cause substantial environmental damage or
substantially and unavoidably injure fish or
wildllfe or their habitat.
f)
That the design of the proposed land division
or the type of improvements are not likely to
cause serious public health problems.
g)
That the design of the proposed land division
or 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 land division.
A land division may be approved if it is found
that alteFnate easements for access or for use
will be provided and that they will be
substantially equivalent to ones previously
acquired by the public. This subsection
shall apply only to easements of record or to
easements established by judgment of a court
of competent jurisdiction.
STAFFRPT\VTM23143. A 3
[2) The Planning Commission in recommending approval
of the proposed Tentative Tract Map, makes the following findings, to
wit:
a) The proposed density is consistent with the
Southwest Area Plan land use designation.
The proposed density of 3.1 units per acre is
within the range of the SWAP designation of
2-L~ units per acre.
b)
The proposed Revised Vesting Tentative
Tract Map is compatible with surrounding
zoning, existing land uses in the vicinity,
and approved projects. The proposed R-L~
portions of the project, which includes the
smaller lots, abuts the R-1 zone south of the
site and Specific Plan No. 219, 2-5 dwelling
units per acre west of the site. The lots
abutting the R-A zone north of the site are
substantially larger than the 7,200 square
foot minimum lot size in the R-1 zone ( 11,000
square feet or more) and a large open space
area provides a buffer 150-300 feet deep
along the north side of the site. Future
development of the remainder portion on the
east side of the site will conform to R-A-2 1/2
acre and R-A-5 acre zoning to ensure
compatibility with the R-A zone to the east.
c)
The lot design and internal street layout are
acceptable to the City Planning and
Engineering Departments. All lots conform to
the standards of their respective zones, and
proposed street alignments are adequate to
accommodate projected traffic volumes.
d)
Adequate public street access will be
provided to every lot. The legal owner of
record has offered to make all required
dedications.
e)
Staff finds that site access will be adequate.
Assessment District 159 will provide for
street improvements on Pauba Road and
Butterfield Stage Road, and seven (7) access
points to the site are shown on the map.
f)
There is a reasonable probability that the
project will be consistent with the City~s
General Plan once adopted, in that the
proposed density is consistent with the
STAFFRPT\VTM231~.3.A
g)
h)
i)
j)
k)
I)
m)
Southwest Area Plan land use designation,
and the revised map is compatible with
surrounding zoning, existing land uses in the
vicinity, and approved subdivisions.
It is unlikely that the proposed revised
tentative map will constitute a substantial
detriment to the future General Plan if the
proposed subdivision is ultimately
inconsistent with the plan. Surrounding
zoning, existing land uses, and approved
subdivisions are all residential.
The project will not have a significant
adverse affect on the environment. The
County of Riverside Board of Supervisors
certified EIR No. 230 in conjunction with the
approval of Vesting Tentative Tract Map No.
231~,3 Amended No. 3. Revised Vesting
Tentative Tract Map No. 231~,3 Amended No.
u, and Change of Zone No. 5535 will not result
in any new or substantially increased
environmental impacts.
The proposed project makes adequate
provision for future passive or natural solar
heating opportunities in that all proposed
parcels have adequate southern exposure.
The project meets the requirements of
Ordinance 3~,8 and L~60 in that all lots conform
to the minimum size and dimension
requirements of the zoning code and abut
upon dedicated street.
The proposed project includes adequate
dedication for public parks in that it provides
for 10.2 acres of public parks and 15.3 acres
of private parks which will include some
facilities open to the public
The lawful conditions stated in the project's
Conditions of Approval are deemed necessary
to protect the public health, safety, and
welfare.
These findings are supported by minutes,
maps, exhibits, and environmental documents
associated with these applications and herein
incorporated by reference.
STAFFR PT\VTM231 ~,3. A 5
E. As conditioned pursuant to SECTION 3, the Revised
Vesting Tentative Tract Map is compatible with the health, safety and
welfare of the community.
SECTION 2. Environmental Compliance.
The County of Riverside Board of Supervisors certified EIR No. 230 in
conjunction with the approval of Vesting Tentative Tract Map No. 231~,3 Amended No.
3. Revised Vesting Tentative Tract Map No. 231~3 Amended No. u, will not result in
any new or substantially increased environmental impacts. An addendum to EIR No.
230 is hereby adopted.
SECTION 3. Conditions.
That the City of Temecula Planning Commission hereby approves an
Extension of Time for Revised Vesting Tentative Tract Map No. 231L~3 Amended No.
u, for the subdivision of a L~59 acre parcel into 1,026 single family lots and 68 open
space lots located south of Pauba Road and east of Butterfield Stage Road and known
as Assessor's Parcel No. 926-760-001 through 005 and 926-770-001 through 003
subject to the following conditions:
A. Exhibit A, attached hereto.
PASSED, APPROVED AND ADOPTED this day of
199
DENNIS CHINIAEFF
CHAIRMAN
I HEREBY CERTIFY that the foregoing Resolution was duly adopted by
the Planning Commission of the City of Temecula at a regular meeting thereof, held
on the __ day of , 199 by the following vote of the
Commission:
AYES:
PLANNING COMMISSIONERS
NOES:
PLANNING COMMISSIONERS
ABSENT:
PLANNING COMMISSIONERS
STAFFRPT\VTM231q3.A 6
APPLICANT'S ACKNOWLEDGMENT
I have read, understand and accept the conditions for approval set forth
herein above in this Resolution of approval for the First Extension of Time for
Revised Vesting Tentative Tract Map No. 231~,3 Amended No. u,.
DATED: By
Name
Title
STAFFRPT\VTM23143. A 7
CITY OF TEMECULA
CONDITIONS OF APPROVAL
Vesting Tentative Tract Map No. 231~,3
Amended No. L~
Project Description: 1,026 Lot Sinqle Family
Subdivision with 68 Open Space Lots
Assessor's Parcel No.: 926-760-001 thru 005
926-770-001throuqh003
Planninq Department
The tentative subdivision shall comply with the State of California Subdivision
Map Act and to all the requirements of Ordinance ~,60, Schedule A, unless
modified by the conditions listed below. A time extension may be approved in
accordance with the State Map Act and City Ordinance, upon written request,
if made 30 days prior to the expiration date.
This conditionally approved revised tentative map will expire on August 16,
1991, unless extended as provided by Ordinance ~,60.
Any delinquent property taxes shall be paid prior to recordation of the final
m8~).
Legal access as required by Ordinance ~,60 shall be provided from the tract
map boundary to a City maintained road.
All road easements shall be offered for dedication to the public and shall
continue in force until the governing body accepts or abandons such offers.
All dedications shall be free from all encumbrances as approved by the City
Engineer. Street names shall be subject to approval of the City Engineer.
Easements, when required for roadway slopes, 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 and recorded as directed by t.he City Engineer.
Subdivision phasing, including any proposed common open space area
improvement phasing, if applicable, shall be subject to Planning Department
approval. Any proposed phasing shall provide for adequate vehicular access
to all lots in each phase, and shall substantially conform to the intent and
purpose of the subdivision approval.
A maintenance district or homeowners~ association shall be established for
maintenance of Open Space Lots 1027-1082, 1087-1090, and 1095. The
developer/applicant shall pay for all costs relating to establishment of the
district or the homeowners' association.
STAFFRPT\VTM23143 1
10.
11.
12.
13.
14.
15.
16.
17.
18.
A Homeowners Association shall be established for maintenance of Lots 1083-
1086. Open Space/Common Area and the developer/applicant shall pay for all
costs relating to establishment of the Homoowners Association.
A copy of the final grading plan shall be submitted to the Planning Department
for review and approval. All on-site cut and fill slopes shall:
Be limited to a maximum slope ratio of 2 to 1. Setbacks from top and
bottom of slopes shall be a minimum of one-half the slope height.
b. Be contour-graded to blend with existing natural contours.
Be a part of the downhill lot when within or between individual lots or
as approved by the City Engineer.
All slopes over three (3) feet in height shall be landscaped and irrigated
according to the City Development Code. A detailed landscaping and
irrigation plan, prepared by a qualified professional, shall be submitted to the
City Planning Department for review and approval prior to issuance of grading
permits.
The applicant shall comply with the Conditions of Approval outlined in the
Temecula Community Service District's transmittal dated November 21, 1990,
a copy of which is attached.
The applicant shall comply with the recommendations outlined in the County
Service Area 1~,3 letter dated September 21, 1990, a copy of which is attached.
The applicant shall comply with the environmental health recommendations
outlined in the County Health Department's transmittal dated September 11,
1990, a copy of which is attached.
The applicant shall comply with the flood control recommendations outlined in
the Riverside County Flood Control District's letter dated February 22, 1988,
a copy of which is attached. If the project lies within an adopted flood control
drainage area pursuant to Section 10.25 of City of Temecula Land Division
Ordinance 460, appropriate fees for the construction of area drainage facilities
shall be collected by the City prior to issuance of Occupancy Permits.
The applicant shall comply with the fire improvement recommendations outlined
in the County Fire Department's letter dated August 22, 1990, a copy of which
is attached.
The applicant shall comply with the recommendations outlined in the Rancho
California Water District's transmittal dated August 9, 1989, a copy of which
is attached.
All proposed construction shall comply with the California Institute of
Technology, Palomar Observatory Outdoor Lighting Policy, as outlined in the
Southwest Area Plan.
STAFFRPT\VTM23143 2
19.
The applicant shall comply with the recommendations outlined in the Eastern
Municipal Water District transmittal dated January 27, 1988, a copy of which
is attached.
20. Lots created by this subdivision shall comply with the following:
21.
22.
23.
Lots created by this subdivision shall be in conformance with the
development standards of the R-1 and R-L~ zones.
Graded but undeveloped land shall be maintained in a weed-free
condition and shall be either planted with interim landscaping or
provided with other erosion control measures as approved by the
Director of Building and Safety.
The developer shall be responsible for maintenance and upkeep of all slopes,
landscaped areas and irrigation systems until such time as those operations
are the responsibilities of other parties as approved by the Planning Director.
Prior to recordation of the final map, an Environmental Constraints Sheet
(ECS) shall be prepared in conjunction with the final map to delineate
identified environmental concerns and shall be permanently filed with the
office of the City Engineer. A copy of the ECS shall be transmitted to the
Planning Department for review and approval. The approved ECS shall be
forwarded with copies of the recorded final map to the Planning Department
and the Department of Building and Safety.
The following note shall be placed on the Environmental Constraints
Sheet: "This property is located within thirty (30) miles of Mount
Palomar Observatory. All proposed outdoor lighting systems shall
comply with the California Institute of Technology, Palomar
Observatory Outdoor Lighting Policy.
EIR No. 230 was prepared for this project and is on file at the City of
Temecula Planning Department.
Prior to the issuance of GRADING PERMITS the following conditions shall be
satisfied:
('i)
Prior to the issuance of grading permits detailed common open space
area landscaping and irrigation plans shall be submitted for Planning
Department approval for the phase of development in process. The
plans shall be certified by a landscape architect, and shall provide for
the following:
Permanent automatic irrigation systems shall be installed on all
landscaped areas requiring irrigation.
Landscape screening where required shall be designed to be
opaque up to a minimum height of six (6) feet at maturity.
STAFFRPT\VTM23143 3
All utility service areas and enclosures shall be screened from
view with landscaping and decorative barriers or baffle
treatments, as approved by the Planning Director. Utilities shall
be placed underground.
Parkways shall be landscaped to provide visual screening or a
transition into the primary use area of the site. Landscape
elements shall include earth betruing, ground cover, shrubs and
specimen trees. Front yards shall be landscaped and street trees
planted,
Wall plans shall be submitted for the project perimeter. Wooden
fencing shall not be allowed on the perimeter of the project. All
lots with slopes leading down from the lot shall be provided with
gates in the wall for maintenance access.
Landscaping plans shall incorporate the use of specimen accent
trees at key visual focal points within the project.
Where street trees cannot be planted within right-of-way of
interior streets and project parkways due to insufficient road
right-d-way, they shall be planted outside of the road right-d-
way.
Landscaping plans shall incorporate native and drought tolerant
plants where appropriate.
All trees shall be minimum double staked. Weaker and/or slow
growing trees shall be steel staked.
If the project is to be phased, prior to the approval of grading
permits, an overall conceptual grading plan shall be submitted to
the Planning Director for approval. -The plan shall be used as a
guideline for subsequent detailed grading plans for individual
phases of development and shall include the following:
Techniques which will be utilized to prevent erosion and
sadimentation during and after the grading process.
Approximate time frames for grading and identification of
areas which may be graded during the higher probability
rain months of January through March.
3. Preliminary pad and roadway elevations.
Areas of temporary grading outside of a particular phase.
All cut slopes located adjacent to ungraded natural terrain and
exceeding ten |10) feet in vertical height shall be contour-
graded incorporating the following grading techniques:
STAFFRPT\VTM2311&3 u,
1. The angle of the graded slope shall be gradually adjusted
to the angle of the natural terrain.
25°
26.
Angular forms shall be discouraged. The graded form
shall reflect the natural rounded terrain.
The toes and tops of slopes shall be rounded with curves
with radii designed in proportion to the total height of the
slopes where drainage and stability permit such rounding.
Where cut or fill slopes exceed 300 feet in horizontal
length, the horizontal contours of the slope shall be
curved in a continuous, undulating fashion.
Prior to the issuance of grading permits, the developer shall
provide evidence to the Director of Building and Safety that all
adjacent off-site manufactured slopes have recorded slope
easements and that slope maintenance responsibilities have been
assigned as approved by the Director of Building and Safety.
Prior to the issuance of grading permits, a qualified paleontologist shall be
retained by the developer for consultation and comment on the proposed
grading with respect to potential paleontological impacts. Should the
paleontologist find the potential is high for impact to significant resources, a
pre-grade meeting between the paleontologist and the excavation and grading
contractor shall be arranged. When necessary, the paleontologist or
representative shall have the authority to temporarily divert, redirect or halt
grading activity to allow recovery of fossils.
Prior to the issuance of BUILDING PERMITS the following conditions shall be
satisfied:
No building permits shall be issued by the City for any residential
lot/unit within the project boundary until the developer's successoris-
in-interest provides evidence of compliance with public facility
financing measures. A cash sum of one-hundred dollars ($100) per
lot/unit shall be deposited with the City as mitiga/cion for public library
development.
Prior to the submittal of building plans to the Department of Building
and Safety an acoustical study shall be performed by an acoustical
engineer to establish appropriate mitigation measures that shall be
applied to individual dwelling units within the subdivision to reduce
ambient interior noise levels to ~,5 Ldn.
All building plans for all new structures shall incorporate, all required
elements from the subdivision~s approved fire protection plan as
approved by the County Fire Marshal.
STAFF R PT\ VTM23143 5
28.
29.
Prior to the issuance of building permits, composite landscaping and
irrigation plans shall be submitted for Planning Department approval.
The plans shall address all areas and aspects the tract requiring
landscaping and irrigation to be installed including, but not limited to,
parkway planting, street trees, slope planting, and individual front
yard landscaping.
All dwellings to be constructed within this subdivision shall be designed
and constructed with fire retardant ( Class A ) roofs as approved by the
Fire Marshal.
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 Department approval.
g. All street side yard setbacks shall be a minimum of ten (10) feet.
All front yards shall be provided with landscaping and automatic
irrigation.
Prior to the issuance of OCCUPANCY PERMITS the following conditions shall
be satisfied:
All landscaping and irrigation shall be installed in accordance with
approved plans prior to the issuance of occupancy permits. If seasonal
conditions do not permit planting, interim landscaping and erosion
control measures shall be utilized as approved by the Planning Director
and the Director of Building and Safety.
All landscaping and irrigation shall be installed in accordance with
approved plans and shall be verified by City field inspection.
Not withstanding the preceding conditions, wherever an acoustical
study is required for noise attenuation purposes, the heights of all
required walls shall be determined by the acoustical study where
applicable.
Prior to the issuance of a grading permit, the applicant shall comply with the
provisions of Ordinance No. 663 by paying the appropriate fee set forth in
that ordinance. Should Ordinance No. 663 be superseded by the provisions
of a Habitat Conservation Plan prior to the payment of the fee required by
Ordinance No. 663, the applicant shall pay the fee required by the Habitat
Conservation Plan as implemented by County ordinance or resolution.
The subdivider shall submit to the Planning Director an agreement with the
Community Services District which demonstrates to the satisfaction of the City
that the land divider has provided for the payment of parks and recreation
fees in accordance with Section 10.35 of Ordinance No. L~60. The agreement
shall be approved by the City Council prior to the recordation of the final
map.
STAFFRPT\VTM23143 6
30.
The subdivider shall defend, indemnify, and hold harmless the City of
Temecula, its agents, officer, and employees from any claim, action, or
proceeding against the City of Temecula or its agents, officer, or employees
to attach, set aside, void, or annul an approval of the City of Temecula, its
advisory agencies, appeal boards or legislative body concerning Tentative
Parcel Map No. 2L~633, which action is brought within the time period provided
for in California Government Code Section 66L199.37. The City of Temecula will
promptly notify the subdivider of any such claim, action, or proceeding
against the City of Temecula and will cooperate fully in the defense. If the
City fails to promptly notify the subdivider of any such claim, action, or
proceeding or fails to cooperate fully in the defense, the subdivider shall not,
thereafter, be responsible to defend, indemnify, or hold harmless the City of
Temecula.
31.
The developer shall make a good faith effort to acquire any required off-site
property interests, and if he or she should fail to do so, the developer shall
at least 120 days prior to submittal of the final map for approval, enter into
an agreement to complete the improvements pursuant to Government Code
Section 66L162 at such time as the City acquires the property interests
required for the lmprovements. Such agreement shall provide for payment by
the developer of all costs incurred by the City to acquire the off-site 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 have been approved by the City prior to commencement of the
appraisal.
32.
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
provided. Telephone, cable TV, and/or security systems shall be pre-wired
in the residence.
Prior to recordat/on of the Final Map, the developer or his assignee must
conform to the park district Quimby Ordinance, unless waived to time of
issuance of a building permit or Developeris Agreement.
All utilities, except electrical lines rated 33kv or greater, shall be installed
underground.
Covenants, Conditions and Restrictions/Reciprocal Access Easements:
The Covenants, Conditions and Restrictions {CCF, R's) shall be reviewed and
approveq by the Planning Department prior to final approval of the tract
maps. The CC&R Is shall include liability insurance and methods of maintaining
the open space, recreation areas, parking areas, private roads, and exterior
of all buildings.
STAFFRPT\VTM23143 7
36.
No lot or dwelling unit in the development shall be sold unless a corporation,
association, property owner~s group, or similar entity has been formed with
the right to assess all properties individually owned or jointly owned which
have any rights or interest in the use of the common areas and common
facilities in the development, such assessment power to be sufficient to meet
the expenses of such entity, and with authority to control, and the duty to
maintain, all of said mutually available features of the development. Such
entity shall operate under recorded CCF, R~s which shall include compulsory
membership of all owners of lots and/or dwelling units and flexibility of
assessments to meet changing costs of maintenance, repairs, and services.
Recorded CCF, R's shall permit enforcement by the City of Provisions required
by the City 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.
37.
Every owner of a dwelling unit or lot shall own as an appurtenance to such
dwelling unit or lot, either ( 1 ) an undivided interest in the common areas and
facilities, or (2) as share in the corporation, or voting membership in an
association, owning the common areas and facilities.
38.
Maintenance for all landscaped and open areas, including parkways, shall be
provided for in the CC~-R~s.
39.
The applicant shall submit a new tentative tract application for Vesting
Tentative Tract Map No. 220,30 to reflect the new boundary created by Vesting
Tentative Tract Map No. 231U,3 Amended No. U,.
Approval of Revised Vesting Tentative Tract Map No. 231U,3 Amended No. U,
and Change of Zone No. 5535 shall be subject to the terms of the Development
Agreement.
Prior to recordation, the developer shall submit a plot plan application for the
R-u, portion of the project showing the location of each proposed structure on
its lot in compliance with the requirements for development in the R-O, zone.
Prior to the issuance of grading permits and/or building permit, the developer
or his successor~s interest shall submit a mitigation monitoring program which
shall describe how compliance with required mitigation measures will be mat
and the appropriate monitoring timing of the mitigation. The applicant shall
reimburse the City for all monitoring activity cost.
All mitigation measures recommended in EIR No. 230 shall be implemented.
Enqineerinq Department
The following are the Engineering Department Conditions of Approval for this
project, and shall be completed at no cost to any Government Agency. All questions
regarding the true meaning of the conditions shall be referred to the Engineering
Department.
STAFFRPT\VTM231U,3 8
It is understood that the Developer correctly shows all existing easements, traveled
ways, and drainage courses, and their omission may require the project to be
resubmitted for further consideration.
The Developer shall comply with the State of California Subdivision Map Act,
and all applicable City Ordinances and Resolutions.
The final map shall be prepared by a licensed land surveyor or registered
Civil Engineer, subject to all the requirements of the State of California
Subdivision Map Act and Ordinance No. ~,60.
PRIOR TO RECORDATION OF THE FINAL MAP:
The developer shall receive written clearance from the following agencies:
Rancho California Water District;
Eastern Municipal Water District;
Riverside County Flood Control district;
City of Temecula Fire Bureau;
Planning Department;
Engineering Department:
Riverside County Health Department;
CATV Franchise; and
Park and Recreation Department.
All road easements and/or street dedications shall be offered for dedication to
the public 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
City Engineer.
Northshire Circle, Yew Wood Place, Linda Court, Stage Court, Wakeene
Circle, Wyandotte Street, Rudy Court, Janda Court, Paola Court, Faber
Court, Topeka Court, Gatehead Court, Majestic Court, Regents Hill,
Vandamere Court, Esser Court, Monroy Circle, Hill Street, Pampa Court, Fiji
Way, Suva Lane, Stanko Circle, Meede Circle, Oslo Circle, Jolene Circle,
Devant Circle, Drennon Court, Sparks Court, Dupont Circle, Swoboda Court,
Aden Circle, Tiempo Circle, John Way, Trestle Circle, Drennon Circle,
Hussar Court, Trini Court, San Juan Court, Jolle Court, San Jose Court,
Pliance Way, "Y" Street, G G G Circle; Cinnamon Lane, Atchison Drive, Bigh
Court, Paraguay Drive, Brsil Lane, Whistle Court, Cherokee Way, Wristle
Court, Peppermint Lane, Rainmaker Avenue, Tonga Way, Sam Way, Soko
Court, Soko Circle, Corddua Circle, F F Circle, Munich Circle, Peru Lane,
and Berlin Way shall be improved with LI0 feet of asphalt concrete pavement,
or bonds for the street improvements may be posted, within the dedicated
right-of-way in accordance with County Standard No. 10~, Section A
1~,0'/60').
STAFFRPT\VTM231~3 9
49.
50.
51.
52.
53.
54.
55.
56.
57.
58.
59.
Swartz Way, Lima Street, Crowne Hill Drive, Castle Way, Trestle Street, and
Royal Crest Place shall be improved with 44 feet of asphalt concrete pavement,
or bonds for the street improvements may be posted, within the dedicated
right-of-way in accordance with County Standard No. 103, Section A
(4~.'/66').
Pauba Road shall be improved with 32 feet of half street improvement plus one
12' lane, or bonds for the street improvements may be posted, within a 44'
dedicated right-of-way in accordance with County Standard No. 102 ( 64'/88' ).
Butterfield Stage Road shall be improved with 43 feet of half street
improvement plus one 12' lane, or bonds for the street improvements may be
posted, within a 55' dedicated right-of-way in accordance with County
Standard No. 100 {86'/110').
In the event that Royal Crest Place, Pauba Road, Butterfield Stage Road, and
Crowne Hill Drive are not constructed by Assessment District 159 prior to
final map recordation, the developer shall construct or bond for the required
improvements. The improvements shall be constructed prior to occupancy.
Vehicular access shall be restricted on Pauba Road, Butterfield Stage Road,
and Crowne Hill Drive and so noted on the final map.
The subdivider shall construct or post security and an agreement shall be
executed guaranteeing the construction of the following public improvements
in conformance with applicable City standards.
Street improvements, including, but not limited to: pavement, curb
and gutter, sidewalks, drive approechee, street lights, signing,
striping, traffic signal systems, and other traffic control devices as
appropriate.
b. Storm drain facilities.
c. Sewer and domestic water systems.
The street design and improvement concept of this project shall be coordinated
with adjoining developments.
Street lights shall be provided along streets adjoining the subject site in
accordance with the standards of Ordinance No. 461 and as approved by the
City Engineer.
The minimum centerline radii shall be 300 feet or as approved by the City
Engineer.
All street centerline intersections shall be at 90 dagr=c-- or as approved by the
City Engineer.
A minimum centerline street grade shall be 0.50 percent.
STAFFRPT\VTM231~,3 10
60.
The subdivider shall submit four prints of a comprehensive grading plan to
the Engineering Department. The plan shall comply with the Uniform Building
Code, Chapter 70, and as may be additionally provided for in these Conditions
of Approval. The plan shall be drawn on 2~" x 36" mylar by a Registered Civil
Engineer.
61.
The subdivider shall submit four copies of a soils report to the Engineering
Department. The report shall address the soils stability and geological
conditions of the site.
62.
A drainage study shall be submittad to and approved by the City Engineer.
All drainage facilities shall be installed as required by the City Engineer.
63.
On-site drainage facilities, located outside of road right-of-way, shall be
contained within drainage easements 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."
A drainage easement or a letter of "permission to accept drainoge" shall be
obtained from the affected property owners for the release of concentrated or
diverted storm flows onto the adjacent property. A copy of the recorded
drainage easement shall be submitted to the City for review prior to the
recordation of the final map.
65.
The subdivider shall protect downstream properties from damages caused by
alteration of the drainage patterns; i.e., concentration or diversion of flow.
Protection shall be provided by constructing adequate drainage facilities,
including enlarging existing facilities or by securing a drainage easement.
66.
Prior to final map, the subdivider shall notify the City~s CATV Franchises of
the Intent to Develop. Conduit shall be installed to CATV Standards at time
of street improvements.
PRIOR TO ISSUANCE OF GRADING PERMITS:
67.
Prior to any work being performed in public right-d-way, fees shall be paid
and an encroachment permit shall be obtained from the City EngineerIs Office.
68.
A grading permit shall be obtained from the Engineering Department prior to
commencement of any grading outside of the City-maintained road right-d-
way.
69.
A flood mitigation charge shall be paid. The charge shall equal the prevailing
Area Drainage Plan fee rate multiplied by the area of new development. The
charge is payable to the Flood Control District prior to issuance of permits.
If the full Area Drainage Plan fee or mitigation charge has already craditad to
this property, no new charge needs to be paid.
STAFFRPT\VTM2310,3 11
PRIOR TO BUILDING PERMIT:
70.
A precise grading plan shall be submitted to the Engineering Department for
review and approval. The building pad shall be approved by a registered
Civil Engineer for location and elevation, and the Soil Engineer shall issue a
Final Soils Report addressing compaction and site conditions.
PRIOR TO ISSUANCE OF CERTIFICATES OF OCCUPANCY:
71.
Construct full street improvements including but not limited to, curb and
gutter, A.C. pavement, sidewalk, drive approaches, parkway trees and
street lights on all interior public streets.
72.
Asphaltic emulsion (fog seal) shall be applied not less than lu, days following
placement of the asphalt surfacing and shall be applied at a rate of 0.05 gallon
per square yard. Asphalt emulsion shall conform to Section Nos. 37, 39, and
9u, of the State Standard Specifications.
73.
Developer shall pay any capital fee for road improvements and public facilities
imposed upon the property or project, including that for traffic and public
facility mitigation as required under the EIR/Negative Declaration for the
project, in the amount in effect at the time of payment of the fee. If an interim
or final public facility mitigation fee or district has not been finally
established by the date on which Developer requests its building permits for
the project or any phase thereof, the Developer shall execute the Agreement
for Payment of Public Facility Fee, :~ copy of which has been provided to
Developer. Developer understands that said Agreement may require the
payment of fees in excess of those now estimated (assuming benefit to the
project in the amount of such fees) and specifically waives its right to protest
such increase.
Transportation Enqineerinq
PRIOR TO RECORDATION:
A signing and striping plan shall be designed by a registered Civil Engineer
and approved by the City Engineer for all internal streets with a curb
separation of 44~ or more. For internal streets with a curb separation of u,0'
or less, only a signing plan shall be required.
75.
Traffic signal plans shall be designed by a registered Civil engineer and
approved by the City Engineer for intersections of Butterfield Stage Road at
Royal Crest Place and Butterfield Stage Road at Crowne Hill Drive. These
plans shall be included in the street improvement plans with the second plan
check submittal.
76.
When the Tract Map is phased, a minimum of 2 poi.nts of all weather vehicular
ingress and egress, with a 28~ minimum width, shall be required for each
phase unless otherwise approved by the City Engineer.
STAFFRPT\VTM231~,3 12
77.
Sight distance calculations shall be required for each proposed intersection,
and shall conform with the CalTrans sight distance standards.
78.
In the event the Rancho Villages Assessment District No. 159 does not fully
improve Butterfield State Road from Rancho California Road to SR79 South,
Royal Crest Place from Butterfield Stage Road to Crowne Hill Drive, Crowne
Hill Drive from Pauba Road to Butterfield Stage Road, and Pauba Road from
Via Del Monte to Butterfield Stage Road, then the Developer may enter into a
reimbursement agreement with the City for the amount over the developer's
pro rata percentage of the design and construction costs of:
a)
Signing and striping plans prepared by a registered Civil Engineer and
approved by the City Engineer for Butterfield State Road from Rancho
California Road to SR79 South, Crowne Hill Drive from Pauba Road to
Butterfield Stage Road, Royal Crest Place from Butterfield Stage Road
to Crowne Hill Drive, and Pauba Road from Via Del Monte to Butterfield
Stage Road.
b)
Traffic signal plans prepared by a registered Civil Engineer and
approved by the City Engineer for the ultimate signal locations at
Butterfield Stage Road and Rancho California Road; Butterfield Stage
Road and Pauba Road; Butterfield Stage Road and De Portola Road;
Butterfield Stage Road and SR79 South.
c)
Traffic signal interconnect plans prepared by a registered Civil
Engineer and approved by the City Engineer for Butterfield Stage Road
from Pauba Road to De Portola Road.
d)
The raised medians on Butterfield Stage Road from Pauba Road to De
Portola Road and shall include 250' of left turn storage capacity with
120~ of approach transition for the intersections with Royal Crest Place,
Crowne Hill Drive and De Portola Road.
e)
The striping plan for Pauba Road to include a left turn lane for Crowne
Hill Drive.
79.
A school zone signing and striping plan shall be prepared by a registered
Civil Engineer and approved by the City Engineer for the school site within
this project. This will be separate from the street improvement plans and will
cover any and all streets necessary to provide the appropriate signing and
striping.
80.
Prior to designing any of the above plans, contact Transportation Engineering
for the design requirements.
PRIOR TO THE ISSUANCE OF ANY ENCROACHMENT PERMITS:
81.
A construction area traffic control plan shall be designed by a registered Civil
Engineer and approved by the City Engineer for any street closure and detour
or other disruption to traffic circulation as required by the City Engineer.
STAFFRPT\VTM231~3 13
PRIOR TO THE ISSUANCE OF OCCUPANCY PERMITS:
82. All signing and striping shall be installed per the approved signing and
striping plan.
83.
84.
85.
All traffic signals shall be installed and operational per the special provisions
and the approved traffic signal plan when warranted but not later than
issuance of occupancy for the final phase.
All school zone signing and striping shall be installed per the approved school
zone signing and striping plan prior to occupancy of the school site.
All traffic signal interconnects along Butterfield Stage Road from Pauba Road
to De Portola Road shall be installed per the approved plan.
STAFFRPT\VTM23143 1~
RANPAC
ENGINEERING CORPORATION
October 18, 1990
Mr. Scott Wright, Senior Planner
City of Temecula
43172 Business Center Drive
Temecula, California 92390
Re: Crowne Hill Project, Revised Tentative Tract
No. 23143 and Time Extension
Dear Scott:
The purpose of this letter is two-fold: first it shall serve
to confirm the City's agreement upon a 90-day extension for
the processing of the time extension for the above-referenced
subdivision, commencing on October 15, 1990, and ending on
January 13, 1991; and secondly, a work schedule is set forth
below by which we can complete processing of the revised map
and time extension within the established time frame.
To summarize, City staff was uncomfortable in proceeding with
the extension request because the originally approved vesting
map does not meet current standards. The revised map at
present contains minor design problems which must be addressed
before this iteration becomes acceptable to Staff. Consistent
with my suggestion, we agreed that we can modify and process
the revised map concurrently with the time extension request
to give the Planning Commission and City Council the proper
comfort level that the design to be carried forward is
consistent with today's expectations. Processing and action
upon both applications (extension and revised map) will be
accomplished during the agreed upon 90-day period.
Following is a schedule of actions which will allow the
necessary tasks to be accomplished within the prescribed
period:
Mr. Scott Wright
October 18, 1990
Page Two
o
o
o
o
o
o
o
o
o
o
o
o
o
o
Map Revision (by Ranpac)
Meeting with TVUSD
Preliminary Traffic Review
(by John Kain)
Revised Map Submitted for
City Staff Review
Meeting with City Staff
Submit Final Map Revisions
to Tentative Map (by Ranpac)
Submit Revised Traffic Study
(by John Kain)
Submit Addendum to EIR
(by Ranpac)
Development Review Committee
Meeting
Prepare Staff Reports
Planning Commission Legal
Notification
Planning Commission Hearing
City Council Legal Notification
City Council Hearing
October 12 to
October 21
October 18
October 21 to
October 25
October 31
November 5
(Tentative date)
November 13
November 13
November 13
November 22 (or
Special Meeting)
November 22 to
December 10
December 3
December 17
December 21
January 8
We genuinely appreciate the spirit of cooperation demonstrated
by City Staff in assisting us to process this project in a
timely manner and to develop a logical course of action which
Mr. Scott Wright
October 18, 1990
Page Three
permits applicable concerns to be addressed. We would
appreciate written documentation for our client's files and
ours relative to acceptance of the 90-day extension.
If you have any questions or comments, feel free to call us
at your earliest convenience.
Very truly yours,
RANPAC ENGINEERING CORPORATION
Ernest A. AICP
Director of Planning
EAE:vhm
CC:
Gary Thornhill, City of Temecula
Tim Serlet, City of Temecula
Kirk Williams, City of Temecula
Doug Stewart, City of Temecula
Richard Pope, Taylor Woodrow
Sharon Slocum, Taylor Woodrow
John Kain, Kahn-Kain Associates
Mayor
,{on Parks
Mayor Pro Tem
Karel F. Lindemans
October 25, 1990
CITY OF TEMECULA
P.O. Box 3000
Temecula, California 92390
(714) 694-1989
FAX (714) 694-1999
Councilmembers
Patricia H. Birdsall
Peg Moore
J. Sat Mu~ioz
Mr. Ernest E99er
Ranpac Engineerln9 Corporation
27L~,7 Enterprise Circle West
Temecu)a, CA 92390
SUBJECT: Tentative Tract No. 23143, Crowne Hill
Dear Mr. Egger:
This is to confirm that the Planning Staff agrees to a 90 day extension for processing
the Extension of Time for Tentative Tract No. 231t~3. As stated in your letter of
October 18, 1990, it is our understanding that the extension of time and the map
revision for the subject tract will proceed concurrently to the Planning Commission
and to the City Council.
If you have any questions, please call me at 171~,) 69q-6~,00.
Sincerely,
Scott Wright
Associate Planner
· Gary Thornhill
Planning Director
SW/GT: ks
cc: Taylor Woodrow Homes
PLANNING\L0~
ADDENDUM TO ENVIRONMENTAL
IMPACT REPORT NO. 230
The Riverside County Board of Supervisors certified Environmental Impact Report
(El R ) No. 230 in conjunction with the approval of Vesting Tentative Tract Map No.
231u,3 Amended No. 3 and Change of Zone No. ~81u,. The EIR included mitigation
measures to reduce environmental impacts to levels of insignificance. Revised
Vesting Tentative Tract Map No. 231u,3 Amended No. ~ has 66 fewer residential lots
than Vesting Tentative Tract Map No. 231L~3 and therefore, will generate less traffic
and result in reduced impacts to the environment and to public services and utilities.
Revised Vesting Tentative Tract Map No. 231u,3 Amended No. u, will involve
approximately u,,092,000 cubic yards of cut and fill, representing an 8% increase in
earth movement on the site over the amount of cut and fill resulting from Vesting
Tentative Tract Map No. 231u,3 Amended No. 3. It is unlikely that the additional
amount of earth movement will result in any increased significant impacts. The
Conditions of Approval are adequate to mitigate any potential significant impacts
regarding drainage, slope stability, and non-renewable fossil resources to levels of
insignificance.
Pursuant to Section 15164 of the California Environmental Quality Act, this addendum
has been prepared to demonstrate that the changes resulting from the proposed
Change of Zone and Revised Vesting Tentative Tract Map will not result in new or
substantially increased significant impacts, that there have been no changes in the
circumstances surrounding the project that would require important revisions to the
EIR due to new significant impacts, and that no new information has arisen which
would indicate that the project will have significant effects not previously discussed
or underestimated, or that alternatives or mitigation measures not previously
considered would substantially reduce any significant impacts. By reducing the
number of residential lots and increasing passive and active recreational open space,
the revised project will reduce the level of impacts on the environment and on public
facilities and services. By revising the street layout to restrict direct access from
collector streets, the revised map will reduce the potential for traffic hazards to
human beings.
STAFFRPT\VTM23143
VICINITY MAP
SITE
N.T.S.
i
ITEM #7
STAFF REPORT - PLANNING
CITY OF TEMECULA
PLANNING COMMISSION
December 17, 1990
Case Nos.: Plot Plan No. 3~,
Tentative Parcel Map No. 25059
Change of Zone Nos. 5 and 7
Prepared By: 0liver Mujica
Recommendation: Forward the following recommendations
to the City Council:
1. ADOPT the Negative Declaration
for Plot Plan No.
Tentative Parcel Map No. 25059,
and Change of Zone Nos. 6 and 7;
2. ADOPT Resolution No. 90-
Change of Zone No.
3. ADOPT Resolution No. 90-
Change of Zone No.
ADOPT Resolution No. 90-
approving
approving
approving Plot Plan No. 3L~; and
ADOPT Resolution No. 90-
approving Tentative Parcel Map No. 25059.
APPLICATION INFORMATION
APPLICANT:
REPRESENTATIVE:
PROPOSAL:
Preferred Equities
Markham F, Associates
Plot Plan No.
Construct one (1) seven story office building
containing 102.2e13.5 square feet; one I1) 7.872
square foot restaurant; one { 1 ) four level parking
structure containing 134,933 square feet; and a
building pad for a proposed 7,000 square foot
restaurant; on 5.51 acres.
STAFFRPT\PP34 1
Tentative Parcel Map No. 25059
Subdivide the subject 5.51 acre site into four (u,)
industrial lots.
LOCATION:
EXISTING ZONING:
SURROUNDING ZONING:
PROPOSED ZONING:
EXISTING LAND USE:
SURROUNDING LAND USES:
PROJECT STATISTICS:
Chanqe of Zone No. 6
Change the maximum height limitation contained in
the development standards for the I-P (Industrial
Park) zone on this site from 50 to 91 feet.
Chanqe of Zone No. 7
Amend Ordinance No. 3u,8, Section 10.u,(b), to
increase the maximum height permitted, within the
I-P (Industrial Park) zone, above 75 feet to 105
feet.
Ridge Park Drive, southwest side approximately
seventy (70) feet east of its intersection with
Rancho California Road.
I -P ( Industrial Park )
North:
South:
East:
West:
I-P ( Industrial Park)
I-P ( Industrial Park)
I-P ( Industrial Park)
I-P ( Industrial Park)
Not applicable.
Vacant
North: Industrial/Office
South: Office
East: Office
West: Vacant
No. of Buildings:
No. of Building Pads:
No. of Acres:
Total Square Feet:
No. of Parking Spaces:
SWAP Designation:
3 bldgs,
u, pads
5.51 acres
276,312 sq.ft.
570 spaces
Restricted Light
Industrial
STAFFR PT\PP34 2
BACKGROUND:
Status
Plot Plan No. 3u, and Tentative Parcel Map No. 25059
were submitted to the City of Temecula on May 11,
1990.
On June 14, 1990, this project was reviewed by the
Preliminary Development Review Committee (Pre-
DRC ) in order to informally evaluate the project and
address any concerns, as well as suggesting
possible modifications. The comments by the Pre-
DRC included the following:
1. Grading
2. Access/Circulation
3. Drainage
u,. Loading
5. Traffic Impacts
6. Building Height
7. Parking
Subsequent to the Pre-DRC meeting, Staff met with
the applicant to discuss possible design
modifications in order to address the Pre-DRC's
concerns.
On October 11, 1990, this project was once again
reviewed by the Pre-DRC in order to informally
evaluate the proposed modifications, which included
the reduction in overall building height from 103 to
91 feet; revising the parcel map to create four
lots instead of five (5); and reduce the square
footage of the office building from 125,000 to
102,2u,3.5 square feet. The comments by the Pre-
DRC included the following;
1. Traffic Impacts
2. Phasing
3. Building Height
Subsequent to the Pre-DRC meeting, Staff met with
the applicant to discuss the appropriate land use
applications that had to be filed in order to pursue
the proposed building height of 91 feet, in which it
was determined by the Planning Staff that an
Ordinance Amendment request and a Change of Zone
application is required.
STAFFRPT\PP34 3
On November 21, 1990, Plot Plan No. 3u,, Tentative
Parcel Map No. 25059, and Change of Zone Nos. 6
and 7 were reviewed by the Formal Development
Review Committee (DRC); and, it was determined
that the project, as designed, can be adequately
conditioned to mitigate the DRC's concerns.
PROJECT DESCRIPTION:
Project
PLOT PLAN NO. 311 is a proposal to develop the
subject 5.51 acre site with a 276,312.5 square foot
office/restaurant center, as follows:
Building "A" - Restaurant
Building "B" - Restaurant
Building "C" - Office
Building "D" - Parking
7,000 sq.ft.
7,872 sq.ft.
102,2u,3.5 sq.ft.
13L~, 933 sq. ft.
With the exception of the proposed building height
(Building "C" - 91 feet), which is requested under
Change of Zone Nos. 6 and 7, the proposed
development has been designed in accordance with
the standards for the I-P I Industrial Park) zone.
TENTATIVE PARCEL MAP NO. 25059 is a proposal
to subdivide the subject 5.51 acre site into four (u,)
industrial lots, as follows:
Parcel 1 (Building "A")
Parcel 2 (Building "B" )
Parcel 3 (Building "C" )
Parcel u, { Common Lot)
7,000 sq.ft.
8,160 sq.ft.
17,500 sq.ft.
203,380 sq.ft.
it has been noted that Parcels 1-3 are the proposed
building lines for Buildings A-C respectively and
parcel u, will be the common area that will contain the
landscaping, parking, and parking structure which
will be maintained through the CCF, R~s.
The proposed subdivision has been designed in
accordance with Riverside County Ordinances Nos.
3u,8 and q60 as well as the Subdivision Map Act.
ANALYSIS:
Traffic Impacts
The Transportation Engineering Staff has reviewed
and accepted the findings and mitigation measures
as specified in the Traffic Impact Analysis prepared
STAFFRPT\PP3~ ~
for Tentative Parcel Map No. 25059 and Plot Plan
No. 3z~; and has determined that the proposed
project will have an impact to the existing road
system. However, given the proposed mitigation
measures, there will be no adverse unmitigable
significant traffic impacts resulting from the
development of this proposed project.
Access and Circulation
Access into the proposed development from Ridge
Park Drive is provided by the proposed
construction of a forty {~,0~) foot wide private
driveway, which is shared by the subject project
and the adjacent project to the south ( PM No. 25037 )
which is currently under construction. It has been
noted that this private driveway will have a
reciprocal ingress/egress easement.
internal, twenty-four (2~') and twenty-six {26~)
foot wide, driveways will provide access through
the project site and to the required off-street
parking areas.
Both the Engineering and Traffic Engineering Staff,
as well as the Planning Department Staff, have
determined that the applicant~s proposed access and
circulation are acceptable.
Parking
As submitted, the applicant has provided the
following parking detail:
BUILDING "A"
Dining Area 3,000/~,5 =
Employees 10/2 =
(Equals 72 Spaces x 3 = 216 Seats)
67
5
BUILDINC "B"
Dining Area ~,,000/~,5 =
Employees 10/2 =
(Equals 9~ Spaces x 3 = 282 Seats)
89
5
BUILDING "C"
Office {Leasable 78,976/200 =
395
Total Parking
561
STAFFRPT\PP34 5
The following spaces have been shown on the site
plan:
ON GRADE
Standard 136
Compact 17
PARKING STRUCTURE
Standard 418
Compact 0
Total Parking Shown
571
The proposed five hundred, seventy-one (571)
parking spaces complies with the parking
requirements for office and restaurant uses under
the Development Code ( Section 18.12 ).
Gradinq and Landform Alteration
The project site was previously mass graded under
the approval {by the County) for Parcel Map No.
23968. The proposed project involves minor
grading which is needed to create the building
pads, minor contouring and drainage patterns.
The conceptual grading plan for the project was
reviewed and approved by the City Engineer and
the Conditions of Approval include mitigation
measures in regards to grading.
Hydroloqy
The Engineering Staff has reviewed and accepted
the drainage study prepared for Tentative Parcel
Map No. 25059 and Plot Plan No. 3~; and has
determined that the proposed mitigation measures
{Conditions of Approval) will provide for no
adverse unmitigable significant hydrolagy impacts
resulting from the development of this proposed
project.
STAFFRPT\PP3q 6
Drainage
The proposed project is designed to drain towards
Ridge Park Drive and northerly to Rancho
California Road. Appropriate drainage control
devices will have to be approved by the City
Engineer and designed in accordance with City and
Riverside County Flood Control District Standards
and Conditions of Approval. In addition, in order
to mitigate the downstream impacts brought about
by surface runoff and the proposed drainage
facilities, the project will be required to pay an
Area Drainage Plan fee which has been included as
a Condition of Approval.
Landscape
Landscaping is provided throughout the site, in
which the proposed 37% landscaping for the site
exceeds the requirements under the Development
Code. In addition, a detailed landscape plan will be
submitted for approval by the Planning Department
prior to the issuance of building permits.
Project Desiqn
a. Building "A'~
Under this proposal, Building "A" is a building pad
only for the future development of a 7,000 square
foot restaurant. Therefore, a separate plot plan
application will be required prior to the issuance of
building permits for Building "A".
b. Building "B"
This building is proposed as a 7,872 square foot,
sing le-story ( 18 feet high ), restaurant { Yamazato
of Japan). The building design incorporates a
Japanese architectural theme that features a tile
roof with a blue ceramic finish; posts, beams and
fascias with a walnut stain; and stuccoed walls with
a beige (with a pink tint) finish.
c. Building
The proposed 102,2~,3.5 square foot, ninety-one
(91') foot high, office building contains seven (7)
STAFFRPT\PP3~ 7
stories, as follows:
Gross Lease
Area Space
Ground Level 15,2~,1 10,950
Second Level 1 ~, 828 11,678
Third Level 15,808 12,615
Fourth Level 15,358 12,203
Fifth Level 15,358 12,187
Sixth Level 15,133 11,900
Seventh Level 10,517.5 7,~,3
Total Square Footage 102,2~3.5 78,976
The contemporary architectural building design
utilizes various building surface levels and angles,
and features the following materials:
2.
3.
5.
Jade Green Granite
Green Monolithic Glazing
Greylite (Black) Glazing
Clear Glazing
Mirrored Finish Stainless Steel Storefront
Buildinq Heiqht
As previously mentioned, the building height of
Building "C" is requested under the following two
( 2 ) applications:
Change of Zone No. 6 is a request to permit an
increase in building height from fifty (501) feet to
the proposed ninety-one {91') feet. According to
Section 10.~,{b) of the Zoning Ordinance,
"The maximum height of all structures, including
buildings, shall be 35 feet at the yard setback line.
Any portion of a structure that exceeds 35 feet in
height shall be set back from each yard setback line
not less than 2 feet for each 1 foot in height that is
in excess of 35 feet. All buildinqs and structures
shall not exceed 50 feet in heiqht, unless a heiqht
up to 75 feet for buildlnqs or 105 feet for other
structures is specifically permitted under the
provisions of Section 18. 3~ of this ordinance."
Correspondingly, Section 18.3~, states that an
application for a zone change may request a greater
height limit in accordance with the limitations of the
zoning classification, which in this case is seventy-
STAFFRPT\PP34 8
five (75~) feet. Literal interpretation of the zonin9
ordinance would limit the overall building height to
one hundred, five ( 1051 ) feet, in which the occupied
area could not be above the seventy-five ( 751 ) foot
elevation. The area between 75 feet and 105 feet
must be for mechanical equipment purposes, or in
this case, the area between 75 feet and 91 feet.
Therefore, the applicant has filed Change of Zone
No. 7.
Change of Zone No. 7 is a request to amend Section
10.u,(b) as follows:
" .... All buildings and structures shall not exceed
50 feet in height, unless a height up to 105 feet for
buildings and/or structures is specifically permitted
under the provisions of Section 18.3~, of this
ordinance."
As presently written, the zoning ordinance makes a
distinction between buildings (habitable and/or
leasable areas) and structures {for mechanical
equipment ). An approval of the requested
amendment of Section 10.u,(b) would change this
requirement to permit a maximum height of up to 105
feet for buildings and/or structures. It should be
noted that since the applicant~s request is to amend
the actual ordinance, this change would affect all
properties with the I-P (Industrial Park) zoning
designation within the City of Temecula. It should
be noted that all projects within the I-P ( Industrial
Park) zone that request a building/structure height
above 50 feet would still be required to file a
Change of Zone application similar to Change of
Zone No. 6.
d. Parking Structure
The proposed 13u,,933 square foot, 33 feet 6 inch
( 33'6" ) high, parking structure contains four levels
of parking, as follows:
Ground Level 58
Second Level 127
Third Level 107
Fourth level 128
Total Parking Spaces u, 18
STAFFRPT\PP3~ 9
The rectangularly shaped structure utilizes
concrete walls with the following painted finish:
Green Luster No. 1H7P by Ameritone
Green Stone No. IM58D by Ameritone.
GENERAL PLAN AND
SWAP CONSISTENCY:
ENVIRONMENTAL
DETERMINATION:
FINDINGS:
The proposed project is consistent with the SWAP
land use designation of Restricted Light Industrial,
which includes office and restaurant uses. Staff
finds it probable that this project will be consistent
with the new General Plan when it is adopted.
Policy
Although the Planning Department Staff is
recommending approval of this project, Staff is of
the opinion that a policy statement relative to an
interim policy in regards to building/structure
height limitations should be established until the
City adopts a General Plan.
An Initial Study was performed for this project
which determined that although the proposed
project could have a significant affect on the
environment, no significant impact would result to
the natural or built environment in the City because
the mitigation measures described in the Conditions
of Approval have been added to the project, and a
Negative Declaration has been recommended for
adoption.
Chan.qe of Zone No. 7
There is a reasonable probability that Change
of Zone No. 7 will be consistent with the
City's future General Plan, which will be
completed in a reasonable time and in
accordance with State law, due to the fact
that the subject request involves an
amendment to Section 10.~,{b) of the Zoning
Ordinance, which pertains to building height
within the I-P {industrial Park) zone, which
may be consistent with the goals and/or
policies of the City's future General Plan.
STAFF R PT\PP3q 10
There is not a likely probability of
substantial detriment to or interference with
the future General Plan, if the proposed
amendment (Change of Zone) is ultimately
inconsistent with the plan, due to the fact
that such an amendment, if deemed
inconsistent with the plan, may cause all
properties within the I-P (Industrial Park)
zone to be inconsistent with the plan.
Therefore, it is likely that the City will
consider this amendment during their
preparation of the General Plan.
ChanqeofZone No. 6
There is a reasonable probability that Change
of Zone No. 6 will be consistent with the
City's future General Plan, which will be
completed in a reasonable time and in
accordance with State law, due to the fact
that the subject request is consistent with
the limitations of the zoning ordinance in
which structures of up to 105 feet are
permitted and since Change of Zone No. 7,
which is a request to amend Section 10.~(b)
of the zoning ordinance, is recommended for
approval.
There is not a likely probability of
substantial detriment to or interference with
the future General Plan, if Change of Zone
No. 6 is ultimately inconsistent with the plan,
due to the fact that an approval of such a
building height within the I-P (Industrial
Park) zone may be consistent with the goals
and/or policies of the City's future General
Plan.
The project is compatible with surrounding
land uses. Although the harmony in scale,
bulk, and height creates an incompatible
physical relationship with adjoining
properties, due to the fact that the adjoining
developments do not exceed two stories in
height, the proposed project is consistent
with the zoning ordinance.
The proposal will not have an adverse effect
on surrounding property, because it does not
represent a significant change to the present
STAFFR PT\PP3~ 11
or planned land use of the area, due to the
fact that the proposed height is consistent
with the zoning ordinance.
Plot Plan No. 3L~
There is a reasonable probability that Plot
Plan No. 3u, will be consistent with the City's
future General Plan, which will be completed
in a reasonable time and in accordance with
State law, due to the fact that the proposed
building height is consistent with the zoning
ordinance; and Change of Zone Nos. 6 and 7
are recommended for approval.
There is not a likely probability of
substantial detriment to or interference with
the future General Plan, if the proposed use
is ultimately inconsistent with the plan, due
to the fact that an approval of such a building
height within the I-P ( Industrial Park) zone
may be consistent with the goals and/or
policies of the City~s Future General Plan.
The proposed use or action complies with
State planning and zoning laws, due to the
fact that the proposed project may be
consistent with the City~s future General
Plan.
The site is suitable to accommodate the
proposed land use in terms of the size and
shape of the lot configuration, circulation
patterns, access, and intensity of use, since
the proposed building height of ninety-one
(91~) feet does not comply with Section
10.LH b) of the zoning ordinance, as amended.
The project as designed and conditioned will
not adversely affect the public health or
welfare, due to the fact that the proposed
project may be consistent with the City's
future General Plan.
The project is compatible with surrounding
land uses. The harmony in scale, bulk, and
height creates an incompatible physical
relationship with adjoining properties, due to
the fact that the adjoining developments do
not exceed two stories in height; and the
STAFFRPT\PP3~, 12
subject property is located on a major
topographic feature, within the City of
Temecula, which is a very prominent hillside
and is a visual feature from 1-15, which is a
scenic corridor through the City. However,
the project is consistent with the zoning
ordinance,
The proposal will not have an adverse effect
on surrounding property, because it does not
represent a significant change to the present
or planned land use of the area, due to the
fact that the proposed height is consistent
with the zoning ordinance.
The project has acceptable access to a
dedicated right-of-way which is open to, and
useable by, vehicular traffic.
The project as designed and conditioned will
not adversely affect the built or natural
environment as determined in the expanded
initial study performed for this project, due
to the fact that the proposed project is
compatible with the surrounding land uses.
10.
The design of the project and the type of
improvements are such that they are not in
conflict with easements for access through or
use of the property within the proposed
project.
11.
That said findings are supported by minutes,
maps, exhibits and environmental documents
associated with these applications and herein
incorporated by reference.
Tentative Parcel Map No. 25059
There is a reasonable probability that
Tentative Parcel Map No. 25059 will be
consistent with the City~s future General
Plan, which will be completed within a
reasonable time in accordance with State Law.
There is not a likely probability of
substantial detriment to or interference with
the future and adopted General Plan, if the
proposed use or action is ultimately
inconsistent with the plan.
STAFFRPT\PP3~ 13
The proposed use or action complies with
State planning and zoning laws.
The site is suitable to accommodate the
proposed land use in terms of the circulation
patterns, access, and density.
The project as designed and conditioned will
not adversely affect the public health or
welfare.
10.
11.
Tentative Parcel Map No. 25059 is compatible
with surrounding land uses. The harmony in
scale, bulk, height, density, and coverage is
likely to create a compatible physical
relationship with adjoining properties.
The proposal will not have an adverse effect
on surrounding property, because it does not
represent a significant change to the present
or planned land use of the area.
The project as designed and conditioned will
not adversely affect the built or natural
environment as determined in the Initial
Study for this project.
That said findings are supported by minutes,
maps, exhibits, and environmental documents
associated with this application are herein
incorporated by reference.
The project will not have a significant
adverse impact on the environment in that
Stephen~s Kangaroo Rat Habitat Conservation
fees are required and archaeological
resources are not likely to be found at the
site.
The project will not be detrimental to human
health or safety in that drainage and flood
control measures must be approved by FEMA
prior to map recordation, and the potential
for liquefaction, differential subsidence, and
surface fissuring at the site are very low. A
soils report must be submitted tothe Building
and Safety Department addressing soil
STAFFRPT\PP3~ 1~,
stability and geological conditions.
STAFF RECOMMENDATION:
Based on the Analysis and Findings contained in the
Staff Report and subject to the attached Conditions
of Approval, the Planning Department Staff
recommends that the Planning Commission forward
the following recommendations to the City Council:
ADOPT the Nogative Declaration for Plot Plan
No. 3~,, Tentative Parcel Map No. 25059, and
Change of Zone Nos. 6 and 7;
2. ADOPT Resolution No. 90- approving
Change of Zone No. 7;
3. ADOPT Resolution No. 90- approving
Change of Zone No. 6;
ADOPT Resolution No. 90- approving Plot
Plan No. 3~,; and
5. ADOPT Resolution No. 90- approving
Tentative Parcel Map No. 25059.
OM:ks
Attachments:
2.
3.
5.
6.
7.
8.
Resolution (Change of Zone No. 7)
Resolution (Change of Zone No. 6)
Resolution (Plot Plan No.
Conditions of Approval (Plot Plan 3~,)
Resolution (Tentative Parcel Map No. 25059)
Conditions of Approval (Tentative Parcel Map No. 25059)
Environmental Assessment
Exhibits
A. Site Plan
B. Floor Plans
C. Exterior Elevations
Large Scale Plans
STAFFRPT\PP34 15
CITY OF TEMECULA
PLANNING DEPARTMENT
INITIAL ENVIRONMENTAL STUDY
Background
1. Name of Proponent:
Preferred Equities
Address and Phone
Number of Proponent:
285~5 Felix Valdez, B-3, Temecula, CA
(71~) 69~-0767
Date of Environmental
Assessment:
November 20, 1990
Agency Requiring
Assessment:
CITY OF TEMECULA
Name of Proposal,
if applicable:
Plot Plan No. 3~,; Tentative Parcel Map
No. 25059; Chanqe of Zone Nos. 6 8 7
6. Location of Proposal:
Ridqe Park Drive, south of
Rancho California Road
Environmental Impacts
( Explanations of all answers are provided on attached sheets. )
Yes Maybe No
1. Earth. Will the proposal result in:
Unstable earth conditions or in
changes in geologic substructures?
X
Disruptions, displacements, compac-
tion or overcovering of the soil?
X
X
X
Substantial change in topography
or ground surface relief features?
The destruction, coverin9 or modi-
fication of any unique geologic or
physical features?
Any substantial increase in wind or
water erosion of soils, either on
or off site?
X
STAFFRPT\PP3o, I
Changes in deposition or erosion
of beach sands, or changes in
siltation, deposition or erosion
which may modify the channel of a
river or stream or the bed of the
ocean or any bay, inlet or lake?
Exposure of people or property
to geologic hazards such as earth
quakes, landslides, mudslides,
ground failure, or similar hazards?
Air. Will the proposal result in:
Substantial air emissions or
deterioration of ambient air
quality?
The creation of objectionable
odors?
Alteration of air movement,
moisture, or temperature, or any
change in climate, whether locally
or regionally?
Water. Will the proposal result in:
Substantial changes in currents, or
the course or direction of water
movements, in either marine or
fresh waters?
Substantial changes in absorption
rates, drainage patterns, or the
rate and amount of surface runoff?
Alterations to the course or flow
of flood waters?
Change in the amount of surface
water in any water body?
Discharge into surface waters, or
in any alteration of surface water
quality, including, but not limited
to, temperature, dissolved oxygen
or turbidity?
Alteration of the direction or rate
of flow or ground waters?
Yes Maybe No
X
X
X
X
X
X
X
X
X
X
X
STAFFRPT\PP34 2
Change in the quantity of ground
waters, either through direct addi-
tions or withdrawals, or through
interception of an aquifer by cuts
or excavations?
Substantial reduction in the amount
of water otherwise available for
public water supplies?
Exposure of people or property to
water related hazards such as flood-
ing or tidal waves?
Plant Life. Will the proposal result in:
Change in the diversity of species,
or number of any native species of
plants ( including trees, shrubs,
grass, crops, and aquatic plants)?
Reduction of the numbers of any
unique, rare, or endangered species
of plants?
Introduction of new species of
plants into an area of native
vegetation, or in a barrier to the
normal replenishment of existing
species?
Substantial reduction in acreage
of any agricultural crop?
Animal Life. Will the proposal result
in:
Change in the diversity of species,
or numbers of any species of animals
(birds, land animals including rep-
tiles, fish and shellfish, benthic
organisms or insects)?
Reduction of the numbers of any
unique, rare or endangered species
of animals?
Deterioration to existing fish or
wildlife habitat?
Yes Maybe No
X
X
X
X
X
X
X
X
X
X
STAFFRPT\PP3~ 3
10.
11.
12.
13.
Noise. Will the proposal result in:
a. Increases in existing noise levels?
Exposure of people to severe noise
levels?
Light and Glare. Will the proposal
produce substantial new light or glare?
Land Use. Will the proposal result in a
substantial alteration of the present or
planned land use of an area?
Natural Resources. Will the proposal
result in:
Substantial increase in the rate of
use of any natural resources?
Substantial depletion of any non-
renewable natural resource?
Risk of Upset. Will the proposal
involve:
A risk of an explosion or the release
of hazardous substances (including,
but not limited to, oil, pesticides,
chemicals or radiation ) in the event
of an accident or upset conditions?
Possible interference with an emerg-
ency response plan or an emergency
evacuation plan?
Population. Will the proposal alter
the location, distribution, density, or
growth rate of the human population of
an area?
Housing. Will the proposal affect
existing housing or create a demand for
additional housing?
Transportation/Circulation. Will the
proposal result in:
Generation of substantial additional
vehicular movement?
Yes Maybe No
X
X
X
X
X
X
X
X
X
X
X
STAFFRPT\PP34 4
Yes Maybe No
b. Effects on existing parking facili-
ties, or demand for new parking? __ __ X
c. Substantial impact upon existing
transportation systems? X __
d. Alterations to present patterns of
circulation or movement of people
and/or goods? X __
e. Alterations to waterborne, rail or
air traffic? X
f. Increase in traffic hazards to motor
vehicles, bicyclists or pedestrians? X __
Public Services. Will the proposal have
substantial effect upon, or result in a
need for new or altered governmental
services in any of the following areas:
a. Fire protection? X __
b. Police protection? X __
c. Schools? X
d. Parks or other recreational
faci l i ties? X
e. Maintenance of public facilities,
including roads? X __
f. Other governmental services: __ __ X
15. Energy. Will the proposal result in:
a. Use of substantial amounts of fuel
or energy? __ __ X
b. Substantial increase in demand
upon existing sources of energy,
or require the development of new
sources of energy? __ __ X
16. Utilities. Will the proposal result in
a need for new systems, or substantial
alterations to the following utilities:
a. Power or natural gas? __ __ X
STAFFRPT\PP34 5
17.
18.
19.
20.
b. Communications systems?
c. Water?
d. Sewer or septic tanks?
e. Storm water drainage?
f. Solid waste and disposal?
Human Health. Will the proposal
result in:
Creation of any health hazard or
potential health hazard (excluding
mental health)?
Exposure of people to potential
health hazards?
Aesthetics. Will the proposal result
in the obstruction of any scenic vista
or view open to the public, or will the
proposal result in the creation of an
aesthetically offensive site open to
public view?
Recreation. Will the proposal result in
an impact upon the quality or quantity
of existing recreational opportunities?
Cultural Resources.
Will the proposal result in the
alteration of or the destruction
of a prehistoric or historic
archaeological site?
Will the proposal result in adverse
physical or aesthetic effects to a
prehistoric or historic building,
structure, or object?
Does the proposal have the potential
to cause a physical change which
would affect unique ethnic cultural
values?
Will the proposal restrict existing
religious or sacred uses within the
potential impact area?
Yes Maybe No
X
X
X
X
X
X
X
X
X
X
X
X
X
STAFFRPT\PP3~ 6
Yes Maybe No
21. Mandatory Findings of Significance.
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 or
eliminate important examples of
the major periods of California
history or prehistory?
X
Does the project have the potential
to achieve short-term, to the
disadvantage of long-term, environ-
mental goals? {A short-term
impact on the environment is one
which occurs in a relatively brief,
definitive period of time while long-
term impacts will endure well into
the future. )
X
Does the project have impacts which
are individually limited, but cumu-
latively considerable? {A project's
impact on two or more separate
resources may be relatively small,
but where the effect of the total of
those impacts on the environment
is significant. )
X
Does the project have environmental
effects which will cause substan-
tial adverse effects on human beings,
either directly or indirectly? __
X
STAFFRPT\PP34 7
Discussion of the Environmental Evaluation
Earth
1.a.
1.b.
1.f.
1.go
No. The project site was previously graded as part of a mass grading
effort. There will be grading for this project in order to create the
drainage patterns and building pads. A conceptual grading plan for
the project was approved by the City Engineer and designed in
accordance with Temecula's standards and the Conditions of Approval.
Therefore, the project will not create an unstable earth condition or
change the geologic substructure.
Yes. All development disrupts the soil profile to some degree and
results in soil displacement, compaction and overcovering. However,
this impact is not considered significant, due to the fact that the
Conditions of Approval include mitigation measures in regards to all
grading.
Yes. The project site is located within a significant hillside area of
Temecula. The site was previously mass graded which involved a
substantial amount of cut and fill resulting in a change in topography.
Some grading will still have to occur but will involve minor cut and fill
slopes. All grading on the site will have to meet the requirements of
the City's Engineer and shall be sensitive to the surrounding
topography. Therefore, this impact is not considered significant.
Maybe. Wind and water erosion potentials will increase during the
construction phase and remain high until disturbed areas are
replanted. The wind erosion impact is considered high and significant
but will be mitigated through minimal grading, retention of natural
vegetation whenever feasible, and use of watering trucks and hydro-
seeding disturbed areas after grading. After construction of the
project, water run-off is likely to increase due to the addition of
impermeable surfaces. Appropriate drainage control devices will have
to be approved through the Engineering Department and will have to be
designed in accordance with Temecula's standards and the conditions
of approval.
Maybe. The subject site is not located immediately near any channel,
lake or ocean that would be impacted by deposition or erosion. Murrieta
Creek is the closest body of intermittent water and it is located
approximately a half a mile to the east of the project site. However,
this impact is not considered significant since the Conditions of
Approval include mitigation measures in regards to drainage.
Yes. The subject site is located within an area designated for
subsidence, liquefaction and county fault hazard zone according to the
Riverside County General Plan Geologic Hazard Map. A geologic study
should be conducted to address this issue, and should be prepared
STAFFR PT\PP3~, 8
Water
3.a,d.
3.b.
prior to any construction on the property. The study should
recommend the necessary mitigation measures to limit the exposure of
people or property to geologic hazard. Therefore, this impact is not
considered significant since the Conditions of Approval include
mitigation measures in regards to geology.
Maybe. The proposed project consisting of approximately 14,872
square feet of restaurant space and approximately 102,243 square feet
of office space will generate an increase in vehicle trips to the site.
The increased vehicle trips will increase the carbon monoxide emissions
and particulates in the area. However, since the ambient air quality in
the project vicinity is currently very good due to the local wind
patterns, this potential impact is not considered significant. The
proposed project will not by itself deteriorate the local area's or
regional air quality, but will add to the cumulative impact on air quality
due to the substantial growth in the area. This impact is not
considered significant.
No. The proposed project will not create any objectionable odors or
alter the area~s climate.
No. The proposed project will not impact any body of water.
Yes. The proposed project will increase the amount of impermeable
surfaces on the site and the existing drainage pattern will be altered.
However, water will be channeled to drainage easements and streets
through drainage facilities and control devices which will have to be
approved by the City Engineer and designed in accordance with
Temecula~s Standards and the Conditions of Approval. Therefore, this
impact is not considered to be significant since appropriate mitigation
measures have been implemented with the project.
Yes. Flood waters will continue to be directed to the streets and flood
channels. Murrieta Creek may be impacted by the development of this
project. However, in order to mitigate the downstream impacts brought
about by runoff and the proposed drainage facilities, the Riverside
County Flood Control and Water Conservation District ( the District ) has
indicated that the project will be required to pay a flood mitigation
charge (Area Drainage Plan fee), which has been included as a
Condition of Approval. Therefore, this impact is not considered to be
significant since appropriate mitigation measures have been implemented
with the project. Drainage plans for the site will have to meat the
requirements of the City~s Engineer.
STAFFRPT\PP34 9
3.f.
3.g.
3.h.
3.i.
Veqetation
u,.a,c.
4.b.
~.d.
Wildlife
Yes. During construction, the proposed project will increase turbidity
in local surface waters. This impact is temporary and is not considered
significant. After the project is completed, water will be channeled to
drainage easements and streets, which will have to be approved by the
City Engineer. Therefore, this impact is not considered to be
significant since appropriate mitigation measures have been implemented
with the project.
No. The proposed project will not alter the rate of flow of ground
water.
No. Although the proposed project will increase the amount of
impermeable surfaces on the site, the addition of irrigation for the
landscape areas will help to off-set any loss of water absorbed into the
ground; however, drainage patterns will flow to the streets and water
channels. Therefore, this impact is not considered significant.
No. The proposed project will not significantly affect the public water
supply.
Maybe. Conditions of Approval are included for this project which
require proper design and installation of drainage conveyance devices.
Therefore, this impact is not considered to be significant since
appropriate mitigation measures have been implemented with the
project.
Yes. The proposed project involves a mass grading of the subject site
which will eliminate all of the existing native plants; and the proposal
includes landscaping and erosion control which will be designed to City
standards. Therefore, this impact is not considered to be significant
since appropriate mitigation measures have been implemented with the
project.
No. No sensitive vegetational associations or species were identified
on-site.
No. No agricultural production occurred on-site.
5.a,c. No.
5. b. Maybe.
A survey for Stephen~s Kangaroo Rat prepared for this
project analyzed biologic resources on-site. In that no
individuals of the Stephen~s Kangaroo Rat were found
there is no occupied habitat within the bounds of the tract
map.
Implementation of this project will not result in a taking
nor would it result in any adverse effect on the species or
STAFFR PT\PP3~ 10
on the species' habitat. In that surrounding lands to the
north, south, and west have previously been developed at
urban levels of use or are presently being developed at
such levels of use, preservation of this site as a reserve
is inappropriate. In addition, the site is now isolated from
all other known colonies by impassable residential and
other barriers and reinvasion of the site is virtually
impossible. Implementation of the project as proposed will
not have a significant effect and no mitigation other than
payment of fees under the Stephen's Kangaroo Rat Fee
Ordinance is required.
Noise
6.8.
Yes On-site noise levels will increase temporarily during construction.
Long-term noise impacts will occur due to increased traffic volumes.
This impact is not considered to be significant since the surrounding
land uses are not noise sensitive.
6.b.
No. Severe noise will not be generated by the proposed project.
Liqht and Glare
Maybe. The proposed project is located within the Mt. Palomar
observatory Street Lighting Policy Area which recommends the use of
low pressure sodium vapor {LPSV) lights to help avoid interference
with the Mt. Palomar telescope known as "skyglow'l. The use of LPSV
lights will reduce the light and glare produced by the proposed project.
In addition, all lights shall be directed on-site and not off-site. In
regards to the potential glare that may be created due to the proposed
exterior material, which in this case is glass, it has been determined
that although the glazing is non-reflective, there may be more glare
created by this project ( specifically the proposed seven story building)
than a project which utilizes a lesser amount of glazing. However, this
impact is not considered to be significant.
Land Use
Maybe. The Southwest Area Plan designates the subject site for
Restricted Light Industrial and the surrounding land uses are light
industrial. The restaurant and office space are not industrial uses but
are allowed in an industrial area since they are support and compatible
uses.
The proposed subdivision of land may result in land locked parcels.
Direct access from Ridge Park Drive is only provided to Parcel No.
However, an access agreement between parcels be provided as part of
the project approval. Therefore, this impact is not considered
significant.
STAFFRPT\PP34 11
Natural Resources
9.a,b.
No. The proposed office building and restaurant space will not increase
the consumption rate of any natural or non-renewable natural resource.
Risk of Upset
10.a.
No. The proposed land uses will not involve the use of hazardous
materials.
10.b.
Maybe. During construction, the project may require the closure of one
lane on Kathleen Road which may inhibit the response of an emergency
vehicle. Coordination shall occur during construction with police and
fire in regards to street/lane closures.
Population
11.
Maybe. The proposed office building and restaurants will generate new
jobs which will bring some new people to the area and increase the local
population. However, since the expansion will also provide jobs for
people who already live in the Temecula area, the increase in population
may not be significant. If the applicant has a tenant secured for the
office building, these plans should be made known to the City to
determine if the tenant will be considered a major employer and analyze
the potential impacts.
Housinq
12.
Maybe. The increase in population that might be generated by the new
jobs may also cause a demand for additional housing. However, this
demand will depend on the number of new employees that will be moving
to the Temecula area versus the number of new employee which will
already live in Temecula, and upon the vacancy rate at the time of
employment.
Transportation/Circulation
13.a,c,f.
Yes. The proposed project will generate a substantial amount of vehicle
traffic to the site. This impact is considered significant due to the
current traffic problems which exist in the vicinity of the site,
including the 1-15/Rancho California Road interchange. This
interchange is currently operating at capacity during peak hours.
Widening of the bridge and ramp improvements have been proposed but
the timing of the improvements are uncertain and may not correspond
with the proposed development. To help mitigate the traffic impacts of
the proposed project, the project shall be subject to the measures
outlined in Section 8 of the subject traffic study. In addition, the
project should contribute to the improvements made to the Rancho
California Road/I-15 interchange through the payment of mitigation
fees.
STAFF R PT\PP3~ 12
An increase in vehicle traffic, increases the potential for traffic
hazards.
If a tenant with over 100 employees occupies the office building, a
Transportation Management Plan shall be implemented to help achieve
LOS C/D. The Southwest Area Plan recommends Transportation
Management Plans for projects defined as major employers. The
Transportation Management Plan shall be approved by the City prior to
the issuance of building permits.
13.b.
No. Since the site is currently vacant, there are no parking spaces.
Parking shall be provided. The project shall be required to meet the
parking requirement of the adopted City code.
13.d.
Yes. By increasing the areas employment, the proposed project will
also affect the amount of vehicles on the area's roads. This will impact
the way people and goods are circulated through the City. This impact
is considered positive.
13.e.
No. The proposed project will not affect waterborne, rail or air traffic.
Public Services
14.a-f.
No. The proposed seven story office building and restaurants will
require public services in the areas of police, fire and maintenance of
roads and public facilities. This impact is not considered significant.
The incremental impact should be evaluated and the appropriate fees
assessed. Property taxes should mitigate the impact and continuing
need for services over the long term.
Energy
15.a,b.
No. The proposed project will not result in the substantial use or
increase in demand of fuel or energy.
Utilities
16.a-f.
No. The proposed project requires the use of utilities but will not
require substantial alteration to the existing systems.
Human Health
17.a,b.
No. The proposed project will not involve the use of any hazardous
materials. However, it should be noted that the closed system
environment of the office may expose people to health hazards due to
fumes and poor ventilation. This potential impact should be addressed
in the design of the building.
STAFFRPT\PP34 13
Aesthetics
18.
Maybe. The project site is located on a major topographic feature
within the City of Temecula. The hillside is very prominent and is a
visual feature from 1-15 which is a scenic corridor through the City.
The view from 1-15 is often the first impression of Temecula for many
people. A seven story building on this site may have a significant
visual impact on the hillside. To determine the extent of the visual
impact, a visual analysis shall be conducted illustrating the view from
1-15 in relationship to the surrounding buildings and hillside.
Attention should be given to height, bulk, and color.
Recreation
19.
No. The subject site is not currently used for recreational uses.
Cultural Resources
20.a-d.
No. The subject site is located in an area of paleontological sensitivity
as designated by the Southwest Area Plan but was disturbed when the
existing site was mass graded. It is not anticipated that the proposed
project will impact any cultural resource.
Mandatory Findinqs of Siqnificance
21 .a.
Maybe. The proposed project may have a significant impact on plant or
wildlife species. However, the project is located within an area
designated by the Riverside County as habitat for the endangered
Stephen's Kangaroo Rat, the project will be subject to mitigation fees
for the Stephen's Kangaroo Rat Habitat Conservation Plan. In addition,
during grading activities, a qualified paleontologist shall be present.
21 .b.
Maybe. The proposed project may have the potential to achieve short-
term, to the disadvantage of long-term, environmental goals. However,
no significant impacts will occur if the mitigation measures are followed.
21 .c.
Maybe. The proposed project may have impacts which are individually
limited or cumulatively considerable which may have environmental
effects. Mitigation measures recommended by an approved traffic study
will help to reduce the traffic impacts of the project. If the office
tenant is a major employer with over 100 employees, an adopted
Transportation Management Plan will also help. The project should
contribute in paying mitigation fees to help improve the Rancho
California Road/I-15 interchange and to install a signal at Rancho
California Road and Kathleen Road. However, no significant impacts
will occur if the mitigation measures are followed.
STAFFRPT\PP34
21 .d.
Maybe. The proposed project will not have impacts which will cause
substantial adverse effects on human beings, either directly or
indirectly. Visual impacts may have long term effects since the project
is located within view of the 1-15 scenic corridor of the City. A visual
impact analysis is necessary to illustrate the view from 1-15 and the
proposed building~s relationship with the surrounding buildings and
environment.
To avoid land locking any of the proposed parcels, an access agreement
shall be adopted as part of the approval process.
STAFFRPT\PP3u, 15
ENVIRONMENTAL DETERMINATION
On the basis of this initial evaluation:
I find that the proposed project COULD NOT have a significant
effect on the environment, and a NEGATIVE DECLARATION will be
prepared.
I find that although the proposed project could have a signi-
ficant effect on the environment, there will not be a signi-
ficant effect on this case because the mitigation measures
described on attached sheets and in the Conditions of Approval
have been added to the project.
A NEGATIVE DECLARATION WILL BE PREPARED.
X
I find the proposed project MAY have a significant effect on
the environment, and an ENVIRONMEN~EPORT
required.
November 20, 1990
Date
For
CITY'~OF TEMECZ
STAFFRPT\PP3u, 16
RESOLUTION NO. 90-
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF TEMECULA RECOMMENDING APPROVAL OF
CHANGE OF ZONE NO. 7 TO AMEND ORDINANCE NO. 348,
SECTION 10.~(b), TO INCREASE THE MAXIMUM HEIGHT
PERMITTED, WITHIN THE I-P (INDUSTRIAL PARK)
ZONE.
WHEREAS, Preferred Equities filed Change of Zone No. 7 in accordance
with the Riverside County Land Use, Zoning, Planning and Subdivision Ordinances,
which the City has adopted by reference;
WHEREAS, said Change of Zone application was processed in the time
and manner prescribed by State and local law;
WHEREAS, the Planning Commission considered said Change of Zone on
December 17, 1990, at which time interested persons had an opportunity to testify
either in support or opposition;
WHEREAS, at the conclusion of the Commission hearing, the Commission
recommended approval of said Change of Zone;
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF
TEMECULA DOES RESOLVE, DETERMINE AND ORDER AS FOLLOWS:
SECTION 1. Findings. That the Temecula Planning Commission hereby
makes the following findings:
A. Pursuant to Government Code Section 65360, a newly
incorporated city shall adopt a general plan within thirty (30) months
following incorporation. During that 30-month period of time, the city
is not subject to the requirement that a general plan be adopted or the
requirements of state law that its decisions be consistent with the
general plan, if all of the following requirements are met:
| 1 ) The city is proceeding in a timely fashion with the
preparation of the general plan.
12 ) The planning agency finds, in approving projects and
taking other actions, including the issuance of building
permits, each of the following:
(a)
There is a reasonable probability that the
land use or action proposed will be consistent
with the general plan proposal being
considered or studied or which will be
studied within a reasonable time.
STAFFRPT\PP3u, 1
There is little or no probability of substantial
detriment to or interference with the future
adopted general plan if the proposed use or
action is ultimately inconsistent with the
plan.
The proposed use or action complied with all
other applicable requirements of state law and
local ordinances.
B. The Riverside County General Plan, as amended by the
Southwest Area Community Plan, (hereinafter "SWAP") was adopted
prior to the incorporation of Temecula as the General Plan for the
southwest portion of Riverside County, including the area now within
the boundaries of the City. At this time, the City has adopted SWAP as
its General Plan guidelines while the City is proceeding in a timely
fashion with the preparation of its General Plan.
C. The Planning Commission in recommending approval of the
proposed Change of Zone, makes the following findings, to wit:
a)
There is a reasonable probability that Change
of Zone No. 7 will be consistent with the
City~s future General Plan, which will be
completed in a reasonable time and in
accordance with State law, due to the fact
that the subject request involves an
amendment to Section 10.~,(b) of the Zoning
Ordinance, which pertains to building height
within the I-P (industrial Park) zone, which
may be consistent with the goals and/or
policies of the City~s future General Plan.
b)
There is not a likely probability of
substantial detriment to or interference with
the future General Plan, if the proposed
amendment (Change of Zone) is ultimately
inconsistent with the plan, due to the fact
that such an amendment, if deemed
inconsistent with the plan, may cause all
properties within the I-P (industrial Park)
zone to be inconsistent with the plan.
Therefore, it is likely that the City will
consider this amendment during their
preparation of the General Plan.
D. The Change of Zone is compatible with the health, safety
and welfare of the community.
STAFFRPT\PP3~ 2
SECTION 2. Environmental Compliance.
An Initial Study prepared for this project indicates that although the
proposed project could have a significant impact on the environment, there will not
be a significant effect in this case because the mitigation measures described in the
Conditions of Approval have been added to the project, and a Negative Declaration,
therefore, is hereby granted.
SECTION 3. Recommendation.
That the City of Temecula Planning Commission hereby recommends
approval of Change of Zone No. 7 to amend Ordinance No. 30,8, Section 10.0,(b), to
increase the maximum height permitted within the I-P { Industrial Park) zone, abo~e
75 feet to 105 feet.
PASSED, APPROVED AND ADOPTED this 17th day of December, 1990.
DENNIS CHINIAEFF
CHAIRMAN
I HEREBY CERTIFY that the foregoing Resolution was duly adopted by
the Planning Commission of the City of Temecula at a regular meeting thereof, held
on the 17th day of December, 1990 by the following vote of the Commission:
AYES:
PLANNING COMMISSIONERS
NOES:
PLANNING COMMISSIONERS
ABSENT:
PLANNING COMMISSIONERS
STAFFRPT\PP34 3
APPLICANT'S ACKNOWLEDGMENT
I have read, understand and accept the conditions for approval set forth
herein above in this Resolution of approval for Change of Zone No. 7.
DATED: By
Name
Title
FORMS\RES-TM.PC ~
RESOLUTION NO. 90-
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF TEMECULA RECOMMENDING APPROVAL OF
CHANGE OF ZONE NO. 6 TO CHANGE THE MAXIMUM
HEIGHT LIMITATION CONTAINED IN THE DEVELOPMENT
STANDARDS FOR THE I-P ( INDUSTRIAL PARK) ZONE ON
THIS SITE FROM 50 TO 91 FEET LOCATED ON RIDGE
PARK DRIVE AND KNOWN AS ASSESSOR'S PARCEL NO.
9Ll0-310-033, 03~., AND 037.
WHEREAS, Preferred Equities filed Change of Zone No. 6 in accordance
with the Riverside County Land Use, Zoning, Planning and Subdivision Ordinances,
which the City has adopted by reference;
WHEREAS, said Change of Zone application was processed in the time
and manner prescribed by State and local law;
WHEREAS, the Planning Commission considered said Change of Zone on
December 17, 1990, at which time interested persons had an opportunity to testify
either in support or opposition;
WHEREAS, at the conclusion of the Commission hearing, the Commission
recommended approval of said Change of Zone;
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF
TEMECULA DOES RESOLVE, DETERMINE AND ORDER AS FOLLOWS:
SECTION 1. Findings. That theTemecula Planning Cemmission hereby
makes the following findings:
A. Pursuant to Government Code Section 65360, a newly
incorporated city shall adopt a general plan within thirty (30) months
following incorporation. During that 30-month period of time, the city
is not subject to the requirement that a general plan be adopted or the
requirements of state law that its decisions be consistent with the
general plan, if all of the following requirements are met:
ll ) The city is proceeding in a timely fashion with the
preparation of the general plan.
J 2 ) The planning agency finds, in approving projects and
taking other actions, including the issuance of building
permits, each of the following:
ia) There is a reasonable probability that the
land use or action proposed will be consistent
with the general plan proposal being
considered or studied or which will be
studied within a reasonable time.
STAFFRPT\PP3~ 1
{b)
There is little or no probability of substantial
detriment to or interference with the future
adopted general plan if the proposed use or
action is ultimately inconsistent with the
plan.
(C)
The proposed use or action complied with all
other applicable requirements of state law and
local ordinances.
B. The Riverside County General Plan, as amended by the
Southwest Area Community Plan, {hereinafter "SWAP") was adopted
prior to the incorporation of Temecula as the General Plan for the
southwest portion of Riverside County, including the area now within
the boundaries of the City. At this time, the City has adopted SWAP as
its General Plan guidelines while the City is proceeding in a timely
fashion with the preparation of its General Plan.
C. The Planning Commission in recommending approval of the
proposed Change of Zone, makes the following findings, to wit:
a)
There is a reasonable probability that Change
of Zone No. 6 will be consistent with the
City's future General Plan, which will be
completed in a reasonable time and in
accordance with State law, due to the fact
that the subject request is consistent with
the limitations of the zoning ordinance in
which structures of up to 105 feet are
permitted and since Change of Zone No. 7,
which is a request to amend Section 10.1Hb)
of the zoning ordinance, is recommended for
approval.
b)
There is not a likely probability of
substantial detriment to or interference with
the future General Plan, if Change of Zone
No. 6 is ultimately inconsistent with the plan,
due to the fact that an approval of such a
building height within the I-P (Industrial
Park) zone may be consistent with the goals
and/or policies of the City"s future General
Plan.
c)
The project is compatible with surrounding
land uses. Although the harmony in scale,
bulk, and height creates an incompatible
physical relationship with adjoining
properties, due to the fact that the adjoining
developments do not exceed two stories in
height, the proposed project is consistent
with the zoning ordinance.
FORMS\RES-TM.PC 2
d)
The proposal will not have an adverse effect
on surrounding property, because it does not
represent a significant change to the present
or planned land use of the area, due to the
fact that the proposed height is consistent
with the zoning ordinance.
D. The Change of Zone is compatible with the health, safety
and welfare of the community.
SECTION 2. Environmental Compliance.
An Initial Study prepared for this project indicates that although the
proposed project could have a significant impact on the environment, there will not
be a significant effect in this case because the mitigation measures described in the
Conditions of Approval have been added to the project, and a Negative Declaration,
therefore, is hereby granted.
SECTION 3. Conditions.
That the City of Temecula Planning Commission hereby recommends
approval of Change of Zone No. 6 to change the maximum height limitation contained
in the development standards for the I-P ( Industrial Park) zone on this site from 50
to 91 feet located on Ridge Park Drive and known as Assessor~s Parcel No. 9~0-310-
033, 03~, and 037 subject to the following conditions:
A. Exhibit A, attached hereto.
PASSED, APPROVED AND ADOPTED this 17th day of December, 1990.
DENNIS CHINIAEFF
CHAIRMAN
I HEREBY CERTIFY that the foregoing Resolution was duly adopted by
the Planning Commission of the City of Temecula at a regular meeting thereof, held
on the 17th day of December, 1990 by the following vote of the Commission:
AYES:
PLANNING COMMISSIONERS
NOES:
PLANNING COMMISSIONERS
ABSENT:
PLANNING COMMISSIONERS
STAFFRPT\PP3~ 3
APPLICANT'S ACKNOWLEDGMENT
I have read, understand and accept the conditions for approval set forth
herein above in this Resolution of approval for Change of Zone No. 6.
DATED: By
Name
Title
FORMS\RES-TM. PC 4
RESOLUTION NO. 90-
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF TEMECULA RECOMMENDING APPROVAL OF
PLOT PLAN NO. 34 TO CONSTRUCT A 276,312.5 SQUARE
FOOT OFFICE/RESTAURANT DEVELOPMENT ON A
PARCEL CONTAININC 5.51 ACRES LOCATED ON RIDGE
PARK DRIVE AND KNOWN AS ASSESSOR~S PARCEL NOS.
9~,0-310-033, 03~,, AND 037.
WHEREAS, Preferred Equities filed Plot Plan No. 3u, in accordance with
the Riverside County Land Use, Zoning, Planning and Subdivision Ordinances,
which the City has adopted by reference;
WHEREAS, said Plot Plan application was processed in the time and
manner prescribed by State and local law;
WHEREAS, the Planning Commission conducted a public hearing
pertaining to said Plot Plan on December 17, 1990, at which time interested persons
had opportunity to testify either in support or opposition to said Plot Plan; and
WHEREAS, the Planning Commission received a copy of the Staff Report
regarding the Plot Plan;
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF
TEMECULA DOES RESOLVE, DETERMINE AND ORDER AS FOLLOWS:
SECTION 1. Findings. That the Temecula Planning Commission hereby
makes the following findings:
A. Pursuant to Government Code Section 65360, a newly
incorporated city shall adopt a general plan within thirty (30) months
following incorporation. During that 30-month period of time, the city
is not subject to the requirement that a general plan be adopted or the
requirements of state law that its decisions be consistent with the
general plan, if all of the following requirements are met:
(1) The city is proceeding in a timely fashion with the
preparation of the general plan.
( 2 ) The planning agency finds, in approving projects and
taking other actions, including the issuance of building
permits, each of the following:
(a) There is a reasonable probability that the
land use or action proposed will be consistent
with the general plan proposal being
considered or studied or which will be
studied within a reasonable time.
STAFFRPT\PP34 I
{b)
There is little or no probability of substantial
detriment to or interference with the future
adopted general plan if the proposed use or
action is ultimately inconsistent with the
plan.
(C)
The proposed use or action complied with all
other applicable requirements of state law and
local ordinances.
B. The Riverside County General Plan, as amended by the
Southwest Area Community Plan, (hereinafter "SWAP") was adopted
prior to the incorporation of Temecula as the General Plan for the
southwest portion of Riverside County, including the area now within
the boundaries of the City. At this time, the City has adopted SWAP as
its General Plan guidelines while the City is proceeding in a timely
fashion with the preparation of its General Plan.
C. The proposed Plot Plan is consistent with the SWAP and
meet the requirements set forth in Section 65360 of the Government
Code, to wit:
(1) The City is proceeding in a timely fashion with a
preparation of the general plan.
(2) The Planning Commission finds, in recommending
approval of projects and taking other actions, including
the issuance of building permits, pursuant to this title,
each of the following:
a) There is reasonable probability that Plot Plan
No. 3~, proposed will be consistent with the
general plan proposal being considered or
studied or which will be studied within a
reasonable time.
b)
There is little or no probability of substantial
detriment to or interference with the future
adopted general plan if the proposed use or
action is ultimately inconsistent with the
plan.
c)
The proposed use or action complies with all
other applicable requirements of state law and
local ordinances.
D. (1) Pursuant to Section 18.30(c), no plot plan may be
approved unless the following findings can be made:
a) The proposed use must conform to all the
General Plan requirements and with all
applicable requirements of state law and City
ordinances.
STAFFRPT\PP3~ 2
b)
The overall development of the land is
designed for the protection of the public
health, safety and general welfare; conforms
to the logical development of the land and is
compatible with the present and future logical
development of the surrounding property.
( 2 ) The Planning Commission, in recommending approval
of the proposed Plot Plan, makes the following findings, to wit:
a)
There is a reasonable probability that Plot
Plan No. 3~ will be consistent with the City's
future General Plan, which will be completed
in a reasonable time and in accordance with
State law, due to the fact that the proposed
building height is consistent with the zoning
ordinance; and Change of Zone Nos. 6 and 7
are recommended for approval.
b)
There is not a likely probability of
substantial detriment to or interference with
the future General Plan, if the proposed use
is ultimately inconsistent with the plan, due
to the fact that an approval of such a building
height within the I-P (Industrial Park) zone
may be consistent with the goals and/or
policies of the City's Future General Plan.
c)
The proposed use or action complies with
State planning and zoning laws, due to the
fact that the proposed project may be
consistent with the City~s future General
Plan.
d)
The site is suitable to accommodate the
proposed land use in terms of the size and
shape of the lot configuration, circulation
patterns, access, and intensity of use, since
the proposed building height of ninety-one
(91~) feet does not comply with Section
10.~,(b) of the zoning ordinance, as amended.
e)
The project as designed and conditioned will
not adversely affect the public health or
welfare, due to the fact that the proposed
project may be consistent with the City~s
future General Plan.
STAFFRPT\PP3~, 3
f)
The project is compatible with surrounding
land uses. The harmony in scale, bulk, and
height creates an incompatible physical
relationship with adjoining properties, due to
the fact that the adjoining developments do
not exceed two stories in height; and the
subject property is located on a major
topographic feature, within the City of
Temecula, which is a very prominent hillside
and is a visual feature from 1-15, which is a
scenic corridor through the City. However,
the project is consistent with the zoning
ordinance.
g)
The proposal will not have an adverse effect
on surrounding property, because it does not
represent a significant change to the present
or planned land use of the area, due to the
fact that the proposed height is consistent
with the zoning ordinance.
h)
The project has acceptable access to a
dedicated right-of-way which is open to, and
useable by, vehicular traffic.
i)
The project as designed and conditioned will
not adversely affect the built or natural
environment as determined in the expanded
initial study performed for this project, due
to the fact that the proposed project is
compatible with the surrounding land uses.
j)
The design of the project and the type of
improvements are such that they are not in
conflict with easements for access through or
use of the property within the proposed
project.
k)
That said findings are supported by minutes,
maps, exhibits and environmental documents
associated with these applications and herein
incorporated by reference.
E. As conditioned pursuant to SECTION 3, the Plot Plan
proposed conforms to the logical development of its proposed site, and
~s compatible with the present and future development of the
surrounding property.
STAFFRPT\PP3~ ~
SECTION 2. Environmental Compliance.
An Initial Study prepared for this project indicates that although the
proposed project could have a significant impact on the environment, there will not
be a significant effect in this case because the mitigation measures described in the
Conditions of Approval have been added to the project, and a Negative Declaration,
therefore, is hereby granted.
SECTION 3. Conditions.
That the City of Temecula Planning Commission hereby recommends
approval of Plot Plan No. 3~, to construct a 276,312.5 square foot office/restaurant
development containing one 11 ) seven-story office building ( 102,2~,3 square feet and
91 feet high); one (1) 7,872 square foot restaurant; one (1) four-story parking
structure { 13D,,933 square feet and ~,18 parking spaces); and a future building pad
only for a proposed 7,000 square foot restaurant on a 5.51 acre site located on Ridge
Park Drive and known as Assessor's Parcel Nos. 9q4)-310-033,03~, and 037 subject
to the following conditions:
A. Exhibit A, attached hereto.
SECTION
Resolution.
The City Clerk shall certify the adoption of this
PASSED, APPROVED AND ADOPTED this 17th day of December, 1990.
DENNIS CHINIAEFF
CHAIRMAN
I HEREBY CERTIFY that the foregoing Resolution was duly adopted by
the Planning Commission of the City of Temecula at a regular meeting thereof, held
on the 17th day of December, 1990 by the following vote of the Commission:
AYES:
NOES:
ABSENT:
PLANNING COMMISSIONERS
PLANNING COMMISSIONERS
PLANNING COMMISSIONERS
STAFFRPT\PP34 5
APPLICANT'S ACKNOWLEDGMENT
I have read, understand and accept the conditions for approval set forth
hereln above in this Resolution of approval for Plot Plan No.
DATED: By
Name
Title
STAFFRPT\PP34 6
CITY OF TEMECULA
CONDITIONS OF APPROVAL
Plot Plan No: 3~,
Project Description: 276,312.5 Square Foot
Office/Restaurant Development
Assessor~s Parcel Nos.: 9~0-310-033, 03~,,
and 037
Planning Department
The use hereby permitted by this plot plan is for the development of a
276,312.5 square foot office/restaurant development containing one ~ 1 ) seven
(7) story office bui Iding { 102,000 square feet and 91 feet high ); one 11 ) 7,872
square foot restaurant; one ll) four {~i) story parking structure 1134,933
square feet); and a future building pad only for a proposed 7,000 square foot
restaurant on a 5.51 acre site.
The permittee shall defend, indemnify, and hold harmless the City of
Temecula, its agents, officers, and employees from any claims, action, or
proceeding against the City of Temecula or its agents, officers, or employees
to attack, set aside, void, or annul, an approval of the City of Temecula, its
advisory agencies, appeal boards, or legislative body concerning Plot Plan
No. 3LL The City of Temecula will promptly notify the permittee of any such
claim, action, or proceeding against the City of Temecula and will cooperate
fully in the defense. If the City fails to promptly notify the permittee of any
such claim, action or proceeding or fails to cooperate fully in the defense, the
permittee shall not, thereafter, be responsible to defend, indemnify, or hold
harmless the City of Temecula.
This approval shall be used within two {2) years of 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 {2 ) year period
which is thereafter diligently pursued to completion, or the baginning of
substantial utilization contemplated by this approval. This approval shall
expire on December 17, 1992.
The development of the premises shall conform substantially with that as
shown on Plot Plan No. 3~, marked Exhibit A, or as amended by these
conditions.
Any outside lighting shall be hooded and directed so as not to shine directly
upon adjoining property or public rights-d-way.
The applicant shall comply with the Engineering Department's Conditions of
Approval which are included herein.
STAFFRPT\PP3~ 1
10.
11.
Prior to the issuance of grading or building permits, three {3) copies of a
Parking, Landscaping, Irrigation, and Shading Plans shall be submitted to the
Planning Department of approval. The location, number, genus, species, and
container size of the plants shall be shown. Plans shall meet all requirements
of Ordinance No. 3~8, Section 18.12, and shall be accompanied by the
appropriate filing fee.
All landscaped areas shall be planted in accordance with approved landscape,
irrigation, and shading plans prior to the issuance of occupancy permits. An
automatic sprinkler system shall be installed and all landscaped areas shall be
maintained in a viable growth condition. Planting within ten {10) feet of an
entry or exit driveway shall not be permitted to grow higher than thirty 130)
inches.
A minimum of 571 parking spaces shall be provided in accordance with Section
18.12, Riverside County Ordinance No. 30,8. 571 parking spaces shall be
provided as shown on the Approved Exhibit B. The parking area shall be
surfaced with asphaltic concrete paving to a minimum depth of 3 inches on 0,
inches of Class II base.
A minimum of 8 handicapped parking spaces shall be provided as shown on
Exhibit B. Each parking space reserved for the handicapped shall be
identified by a permanently affixed raflectorized 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
if 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 not displaying distinguishing
placards or license plates issued for physically
handicapped persons may be towed away at owner~s
expense. Towed vehicles may be reclaimed at __
or by telephone "
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 3 square feet in size.
Prior to the issuance of building permits, the applicant shall obtain clearance
and/or permits from the following agencies:
Planning Department
Engineering Department
Environmental Health
School District
Riverside County Flood Control
Fire Department.
STAFFRPT\PP30, 2
12. Prior to the issuance of building permits, the following additional plans shall
be submitted for Planning Department approval:
13.
1~.
15.
16.
17.
18.
19.
20.
21.
22.
Landscaping, Irrigation, and Shading Plans.
A Plot Plan application for a Sign Program shall be submitted and approved by
the Planning Director prior to occupancy.
Building elevations shall be in substantial conformance with that shown on
Exhibit C.
Materials used in the construction of all buildings shall be in substantial
conformance with that shown on Exhibit C (Color Elevations) and Exhibit D
(Materials Board).
Roof-mounted equipment for the two {2) proposed restaurants shall be
shielded from ground view. Screening material shall be subject to Planning
Department approval.
No roof-mounted equipment shall be permitted for the proposed seven story
office building and four story parking structure within the project site.
All trash enclosures shall be constructed prior to the issuance of occupancy
permits. Each enclosure shall be six feet in height and shall be made with
masonry block and a steel gate which screens the bins from external view.
Landscaping plans shall incorporate the use of specimen canopy trees along
streets and within the parking areas.
All street lights and other outdoor lighting shall be shown on electrical plans
submitted to the Department of Building and Safety for plan check approval
and shall comply with the requirements of Riverside County Ordinance No.
655.
This project is located within a subsidence or liquefaction zone. Prior to
issuance of any building permit by the Department of Building and Safety, a
California Licensed Soils Engineer or Geologist shall submit a report to the
Building and Safety Department identifying the potential for liquefaction or
subsidence. Where hazard of liquefaction or subsidence is determined to
exist, appropriate mitigation measures must be demonstrated.
Prior to the issuance of grading permits, the applicant shall comply with
Ordinance No. 663 by paying the fee required by that ordinance which is
based on (the gross acreage of the parcels proposed for development) {the
number of single family residential units on lots which are a minimum of one-
half (1/2 ) gross acre in size). Should Ordinance No. 663 be superseded by
the provisions of a Habitat Conservation Plan prior to the payment of the fees
required by Ordinance No. 663, the applicant shall pay the fee required under
the Habitat Conservation Plan as implemented by County ordinance or
resolution.
STAFFRPT\PP34 3
23.
23 Class I bicycle racks shall be provided in convenient locations as approved
by the Planning Director to facilitate bicycle access to the project area.
Prior to the issuance of building permits, performance securities, in amounts
to be determined by the Director of Building and Safety to guarantee the
installation of plantings, walls, and fences in accordance with the approved
plan, and adequate maintenance of the Planting for one year, shall be filed
with the Department of Building and Safety.
25.
Prior to the issuance of occupancy permits, all required landscape planting
and irrigation shall have been installed and be in a condition acceptable to the
Director of Building and Safety. The plants shall be healthy and free of
weeds, disease, or pests. The irrigation system shall be properly constructed
and in good working order.
26.
All utilities, except electrical lines rated 33kv or greater, shall be installed
underground.
27.
Prior to the sale or lease of any structure as shown on Exhibit D, a land
division shall be recorded in accordance with Riverside County Ordinance No.
0,60 and any other pertinent ordinance.
28.
Prior to the issuance of grading permits and/or building permit, the developer
or his successor's interest shall submit a mitigation monitoring program which
shall describe how compliance with required mitigation measures will be met
and the appropriate monitoring timing of the mitigation. The applicant shall
reimburse the City for all monitoring activity cost.
29.
All of the foregoing conditions shall be complied with prior to occupancy or
any use allowed by this permit.
30.
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
at least 120 days prior to submittal for building permit, enter into an
agreement to complete the improvements pursuant to Government Code Section
660,62 at such time as the City acquires the property interests required for the
improvements. Such agreement shall provide for payment by the developer
of all costs incurred by the City to acquire the off-site property interests
required in connection with the project. Security for 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 have been approved by the City prior to commencement of the appraisal.
Riverside County Fire Department
31.
The Fire Department is required to set a minimum fire flow for the remodel or
construction of all commercial buildings using the procedure established in
Ordinance 50,6.
STAFFRPT\PP30, 0,
32.
33.
35.
36.
37.
38.
39.
40.
41.
42.
43.
44.
Provide or show there exists a water system capable of delivering 2000 GPM
for a 2 hour duration at 20 PSI residual operating pressure, which must be
available before any combustible material is placed on the job site.
A combination of on-site and off-site super fire hydrants ( 6"x4"x2 1 /2x2 1/2 ),
will be located not less than 25 feet or more than 165 feet from any portion of
the building as measured along approved vehicular travelways. The required
fire flow shall be available from any adjacent hydrant{s) in the system.
The required fire flow may be adjusted at a later point in the permit process
to reflect changes in design, construction type, area separation or built-in
fire protection measures.
Install a complete fire sprinkler system in all buildings requiring a fire flow
of 1500 CPM or greater. The post indicator valve and fire department
connection shall be located to the front, within 50 feet of a hydrant, and a
minimum of 25 feet from the building{ s) . A statement that the building{s) will
be automatically fire sprinklered must be included on the title page of the
building plans.
Install a supervised waterflow monitoring fire alarm system. Plans must be
submitted to the Fire Department for approval prior to installation, as
required by the Uniform Building Code.
A statement that the building will be automatically fire sprinklered must
appear on the title page of the building plans.
Install panic hardware and exit signs as per Chapter 33 of the Uniform
Building Code. Low-level exit signs, where exit signs are required by
Section 3314(a).
Certain designated areas will be required to be maintained as fire lanes.
Install portable fire extinguishers with a minimum rating of 2A-10BC. Contact
a certified extinguisher company for proper placement of equipment.
Prior to issuance of building permits, the applicant/developer shall be
responsible to submit a check or money order in the amount of $558.00 to the
Riverside County Fire Department for plan check fees.
Prior to the issuance of building permits, the developer shall deposit with the
Riverside County Fire Department, a check or money order equaling the sum
of 25 cents per square foot as mitigation for fire protection impacts. This
amount must be submitted separately from the plan check review fee.
Building "C" must meet highrise life safety requirements per Riverside County
Ordinance 546, Section 801, parking garage install Class II I standpipe system.
Final conditions will be addressed when building plans are reviewed in the
Building and Safety Office.
STAFFRPT\PP34 5
Enqineering Department
The following are the Engineering Department Conditions of Approval for this
project, and shall be completed at no cost to any Government Agency. All questions
regarding the true meaning of the conditions shall be referred to the Engineering
Department.
It is understood that the Developer correctly shows all existing easements, traveled
ways, and drainage courses, and their omission may require the project to be
resubmitted for further consideration.
PRIOR TO ISSUANCE OF GRADING PERMITS:
~,5. The developer shall receive written clearance from the following agencies:
Rancho California Water District;
Eastern Municipal Water District;
Riverside County Flood Control district;
City of Temecula Fire Bureau;
Planning Department;
Engineering Department;
Riverside County Health Department; and
CATV Franchise.
46.
The developer shall submit four {u,) copies of a soils report to the Engineering
Department. The report shall address the soils stability and geelogical
conditions of the site.
A grading permit shall be obtained from the Engineering Department prior to
commencement of any grading outside of the City-maintained road right-of-
way.
If grading is to take place between the months of October and April, erosion
control plans will be required. Erosion control plans and notes shall be
submitted and approved by the Engineering Department.
Prior to any work being performed in public right-d-way, fees shall be paid
and an encroachment permit shall be obtained from the City Engineeris Office.
50.
The developer shall provide clearance from all applicable agencies and pay all
fees prior to the approval of plans.
51. All work done within the City right-of-way shall have an encroachment permit.
52.
A flood mitigation charge shall be paid. The charge shall equal the prevailing
Area Drainage Plan fee rate multiplied by the area of new development. The
charge is payable to the Flood Control District prior to issuance of permits.
If the full Area Drainage Plan fee or mitigation charge has already credited to
this property, no new charge needs to be paid.
STAFFRPT\PP3~, 6
53. A drainage study shall be submitted to and approved by the City Engineer.
All drainage facilities shall be installed as required by the City Engineer.
All concentrated drainage directed toward the public street shall be diverted
through the undersidewalk drains.
PRIOR TO ISSUANCE OF BUILDING PERMIT:
55.
A precise grading plan shall be submitted to the Engineering Department for
review and approval. The building pad shall be certified by a registered Civil
Engineer for location and elevation, and the Soil Engineer shall issue a Final
Soils Report addressing compaction and site conditions.
56.
Prior to issuance of a building permit, the developer shall deposit with the
Engineering Department a cash sum as established per acre as mitigation for
traffic signal impact.
PRIOR TO ISSUANCE OF CERTIFICATION OF OCCUPANCY:
57.
Street lights shall be provided along streets adjoining the subject site in
accordance with the standards of Ordinance No. ~61 and as approved by the
City Engineer.
58.
Developer shall pay any capital fee for road improvements and public facilities
imposed upon the property or project, including that for traffic and public
facility mitigation as required under the EIR/Negative Declaration for the
project, in the amount in effect at the time of payment of the fee. If an interim
or final public facility mitigation fee or district has not been finally
established by the date on which Developer requests its building permits for
the project or any phase thereof, the Developer shall execute the Agreement
for Payment of Public Facility Fee, a copy of which has been provided to
Developer. Developer understands that said agreement may require the
payment of fees in excess of those now estimated (assuming benefit to the
project in the amount of such fees) and specifically waives its right to protest
such increase.
Transportation Enqineerinq
PRIOR TO ISSUANCE OF BUILDING PERMITS:
59.
Plans for a traffic signal shall be designed by a registered Civil Engineer and
approved by the City Engineer for the intersection of Rancho California Road
and Ridge Park Drive.
60.
A signing and striping plan shall be designed by a registered Civil Engineer
and approved by the City Engineer for the intersection of Rancho California
Road and Ridge Park Drive.
STAFFRPT\PP3~ 7
61.
The developer shall contribute his pro rata percentage for the design and
construction costs of the signal at Rancho California Road and Ridge Park
Drive.
62.
The developer may enter into a reimbursement agreement with the City for the
remaining percentage of the construction costs, above his pro rate share, for
the signal at Rancho California Road and Ridge Park Drive.
63.
Credit shall be given toward the developer~s signal mitigation fees for the
design and construction of the signal at Ridge Park Drive and Rancho
California Road.
Plans for traffic signal interconnect shall be designed by a registered Civil
Engineer and approved by the City Engineer along Rancho California Road
from Diaz Road to Ridge Park Drive.
65°
Prior to designing any of the above plans, contact Transportation Engineering
for the design requirements.
PRIOR TO THE ISSUANCE OF OCCUPANCY PERMITS:
66.
All signing and striping shall be installed per the approved signing and
striping plan.
67.
The traffic signal at Rancho California Road and Ridge Park Drive shall be
installed and operational per the special provisions, and the approved traffic
signal plan.
68. All traffic signal interconnects shall be installed per the approved plan.
STAFFRPT\PP3~ 8
RESOLUTION NO. 90-
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF TEMECULA RECOMMENDING APPROVAL OF
TENTATIVE PARCEL MAP NO. 25059 TO SUBDIVIDE A
5.51 ACRE PARCEL INTO FOUR 14) PARCELS LOCATED
ON RIDGE PARK DRIVE AND KNOWN AS ASSESSOR'S
PARCEL NOS. 9~,0-310-033, 034, AND 037.
WHEREAS, Preferred Equities filed Tentative Parcel Map No. 25059 in
accordance with the Riverside County Land Use, Zoning, Planning and Subdivision
Ordinances, which the City has adopted by reference;
WHEREAS, said Parcel Map application was processed in the time and
manner prescribed by State and local law;
WHEREAS, the Planning Commission considered said Parcel Map on
December 17, 1990, at which time interested persons had an opportunity to testify
either in support or opposition;
WHEREAS, at the conclusion of the Commission hearing, the Commission
recommended approval of said Parcel Map;
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF
TEMECULA DOES RESOLVE, DETERMINE AND ORDER AS FOLLOWS:
SECTION 1. Findin,qs. That the Temecula Planning Commission hereby
makes the following findings:
A. Pursuant to Government Code Section 65360, a newly
incorporated city shall adopt a general plan within thirty {30) months
following incorporation. During that 30-month period of time, the city
is not subject to the requirement that a general plan be eddopted or the
requirements of state law that its decisions be consistent with the
general plan, if all of the following requirements are met:
{1 ) The city is proceeding in a timely fashion with the
preparation of the general plan.
(2) The planning agency finds, in approving projects and
taking other actions, including the issuance of building
permits, each of the following:
a)
There is a reasonable probability that the
land use or action proposed will be consistent
with the general plan proposal being
considered or studied or which will be
studied within a reasonable time.
STAFFRPT\PP3~, 1
b)
There is little or no probability of substantial
detriment to or interference with the future
adopted general plan if the proposed use or
action is ultimately inconsistent with the
plan.
c)
The proposed use or action complied with all
other applicable requirements of state law and
local ordinances.
B. The Riverside County General Plan, as amended by the
5outhwest Area Community Plan, (hereinafter "SWAP") was adopted
prior to the incorporation of Temecula as the General Plan for the
southwest portion of Riverside County, including the area now within
the boundaries of the City. At this time, the City has adopted SWAP as
its General Plan guidelines while the City is proceeding in a timely
fashion with the preparation of its General Plan.
C. The proposed Parcel Map is consistent with the SWAP and
meets the requirements set forth in Section 65360 of the Government
Code, to wit:
{1 ) The city is proceeding in a timely fashion with a
preparation of the general plan.
(2) The Planning Commission finds, in approving projects
and taking other actions, including the issuance of
building permits, pursuant to this title, each of the
following:
a)
There is reasonable probability that Parcel
Map No. 25059 proposed will be consistent
with the general plan proposal being
considered or studied or which will be
studied within a reasonable time.
b)
There is little or no probability of substantial
detriment to or interference with the future
adopted general plan if the proposed use or
action is ultimately inconsistent with the
plan.
c)
The proposed use or action complies with all
other applicable requirements of state law and
local ordinances.
STAFFRPT\PP34 2
D. (1) Pursuant to Section 7.1 of County Ordinance No.
u,60, no subdivision may be approved unless the following findings are
made:
a)
That the proposed land division is consistent
with applicable general and specific plans.
b)
That the design or improvement of the
proposed land division is consistent with
applicable general and specific plans.
c)
That the site of the proposed land division is
physically suitable for the type of
development.
d)
That the site of the proposed land division is
physically suitable for the proposed density
of the development.
e)
That the design of the proposed land division
or proposed improvements are not likely to
cause substantial environmental damage or
substantially and unavoidably injure fish or
wildlife or their habitat.
f)
That the design of the proposed land division
or the type of improvements are not likely to
cause serious public health problems.
g)
That the design of the proposed land division
or 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 land division.
A land division may be approved if it is found
that alternate easements for access or for use
will be provided and that they will be
substantially equivalent to ones previously
acquired by the public. This subsection
shall apply only to easements of record or to
easements established by judgment of a court
of competent jurisdiction.
( 2 ) The Planning Commission in recommending approval
of the proposed Tentative Parcel Map, makes the following findings, to
wit:
a)
There is a reasonable probability that
Tentative Parcel Map No. 25059 will be
consistent with the City's future General
STAFFRPT\PP3~ 3
b)
c)
d)
e)
f)
g)
h)
i)
j)
k)
Plan, which will be completed within a
reasonable time in accordance with State Law.
There is not a likely probability of
substantial detriment to or interference with
the future and adopted General Plan, if the
proposed use or action is ultimately
inconsistent with the plan.
The proposed use or action complies with
State planning and zoning laws.
The site is suitable to accommodate the
proposed land use in terms of the circulation
patterns, access, and density.
The project as designed and conditioned will
not adversely affect the public health or
welfare.
Tentative Parcel Map No. 25059 is compatible
with surrounding land uses. The harmony in
scale, bulk, height, density, and coverage is
likely to create a compatible physical
relationship with adjoining properties.
The proposal will not have an adverse affect
on surrounding property, because it does not
represent a significant change to the present
or planned land use of the area.
The project as designed and conditioned will
not adversely affect the built or natural
environment as determined in the Initial
Study for this project.
That said findings are supported by minutes,
maps, exhibits, and environmental documents
associated with this application are herein
incorporated by reference.
The project will not have a significant
adverse impact on the environment in that
Stephen~s Kangaroo Rat Habitat Conservation
fees are required and archaeological
resources are not likely to be found at the
site.
The project will not be detrimental to human
health or safety in that drainage and flood
STAFFRPT\PP3~ ~
control measures must be approved by FEMA
prior to map recordation, and the potential
for liquefaction, differential subsidence, and
surface fissuring at the site are very low. A
soils report must be submitted to the Building
and Safety Department addressing soil
stability and geological conditions.
E. As conditioned pursuant to SECTION 3, the Parcel Map
proposed is compatible with the health, safety and welfare of the
community.
SECTION 2. Environmental Compliance.
An initial Study prepared for this project indicates that although the
proposed project could have a significant impact on the environment, there will not
be a significant effect in this case because the mitigation measures described in the
Conditions of Approval have been added to the project, and a Negative Declaration,
therefore, is hereby granted.
SECTION 3. Conditions.
That the City of Temecula Planning Commission hereby recommends
approval of Tentative Parcel Map No. 25059 for the subdivision of a 5.51 acre parcel
into four (u,) parcels located on Ridge Park Drive and known as Assessor's Parcel
Nos. 9u,0-310-033, 03~, and 037, subject to the following conditions:
A. Exhibit A, attached hereto.
PASSED, APPROVED AND ADOPTED this 17th day of December, 1990.
DENNIS CHINIAEFF
CHAIRMAN
I HEREBY CERTIFY that the foregoing Resolution was duly adopted by
the Planning Commission of the City of Temecula at a regular meeting thereof, held
on the 17th day of December, 1990 by the following vote of the Commission:
AYES:
PLANNING COMMISSIONERS
NOES:
PLANNING COMMISSIONERS
ABSENT:
PLANNING COMMISSIONERS
STAFFRPT\PP34 5
CITY OF TEMECULA
CONDITIONS OF APPROVAL
Tentative Parcel Map No: 25059
Project Description: Four (4) Lot Industrial
Subdivision
Assessor's Parcel No.: 9~,0-310-033, 034
and 037
Planninq Department
The tentative subdivision shall comply with the State of California Subdivision
Map Act and to all the requirements of Ordinance 460, Schedule E, unless
modified by the conditions listed below. A time extension may be approved in
accordance with the State Map Act and City Ordinance, upon written request,
if made 30 days prior to the expiration date.
This conditionally approved tentative map will expire two years after the
approval date, unless extended as provided by OrdinanceS60. The expiration
date is December 17, 1992.
The final map shall be prepared by a licensed land surveyor subject to all the
requirements of the State of California Subdivision Map Act and Ordinance
~,60.
Any delinquent property taxes shall be paid prior to recordation of the final
map.
Legal access as required by Ordinance u,60 shall be provided from the tract
map boundary to a City maintained road.
All road easements shall be offered for dedication to the public and shall
continue in force until the governing body accepts or abandons such offers.
All dedications shall be free from all encumbrances as approved by the City
Engineer. Street names shall be subject to approval of the City Engineer.
Easements, when required for roadway slopes, 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 and recorded as directed by the City Engineer.
Subdivision phasing, including any proposed common open space area
improvement phasing, if applicable, shall be subject to Planning Department
approval. Any proposed phasing shall provide for adequate vehicular access
to all lots in each phase, and shall substantially conform to the intent and
purpose of the subdivision approval.
STAFFRPT\PP3~ 1
10.
11.
12o
An Association shall be established for maintenance of Lot u,. Open
Space/Common Area and the developer/applicant shall pay for all costs
relating to establishment of the Property Owners Association.
A copy of the final grading plan shall be submitted to the Planning Department
for review and approval. All on-site cut and fill slopes shall:
Be limited to a maximum slope ratio of 2 to 1 and a maximum vertical
height of thirty (30) feet. Setbacks from top and bottom of slopes shall
be a minimum of one-half the slope height.
b. Be contour-graded to blend with existing natural contours.
c. Be a part of the downhill lot when within or between individual lots.
All slopes over three (3) feet in height shall be landscaped and irrigated
according to the City Development Code. A detailed landscaping and
irrigation plan, prepared by a qualified professional, shall be submitted to the
City Planning Department for review and approval prior to issuance of grading
permits.
All proposed construction shall comply with the California Institute of
Technology, Palomar Observatory Outdoor Lighting Policy, as outlined in the
Southwest Area Plan.
13. Lots created by this subdivision shall comply with the following:
15.
Lots created by this subdivision shall be in conformance with the
development standards of the I-P {Industrial Park) zone.
Graded but undeveloped land shall be maintained in a weed-free
condition and shall be either planted with interim landscaping or
provided with other erosion control measures as approved by the
Director of Building and Safety.
The developer shall be responsible for maintenance and upkeep of all slope,
landscaped areas and irrigation systems until such time as those operations
are the responsibilities of other parties as approved by the Planning Director.
Prior to recordation of the final map, an Environmental Constraints Sheet
{ECS) shall be prepared in conjunction with the final map to delineate
identified environmental concerns and shall be permanently filed with the
office of the City Engineer. A copy of the ECS shall be transmitted to the
Planning Department for review and approval. The approved ECS shall be
forwarded with copies of the recorded final map to the Planning Department
and the Department of Building and Safety.
STAFFRPT\PP3u, 2
16.
Prior to the issuance of GRADING PERMITS the following conditions shall be
satisfied:
Prior to the issuance of grading permits detailed common open space
area landscaping and irrigation plans shall be submitted for Planning
Department approval for the phase of development in process. The
plans shall be certified by a landscape architect, and shall provide for
the following:
Permanent automatic irrigation systems shall be installed on all
landscaped areas requiring irrigation.
Landscape screening where required shall be designed to be
opaque up to a minimum height of six ~6) feet at maturity.
All utility service areas and enclosures shall be screened from
view with landscaping and decorative barriers or baffle
treatments, as approved by the Planning Director. Utilities shall
be placed underground.
Parkways shall be landscaped to provide visual screening or a
transition into the primary use area of the site. Landscape
elements shall include earth berming, ground cover, shrubs and
specimen trees. Front yards shall be landscaped and street trees
planted.
Landscaping plans shall incorporate the use of specimen accent
trees at key visual focal points within the project.
Where street trees cannot be planted within right-of-way of
interior streets and project parkways due to insufficient road
right-of-way, they shall be planted outside of the road right-of-
way.
Landscaping plans shall incorporate native and drought tolerant
plants where appropriate.
All existing specimen trees and significant rock outcroppings on
the subject property shall be shown on the project's grading
plans and shall note those to be removed, relocated and/or
retained.
All trees shall be minimum double staked. Weaker and/or slow
growing trees shall be steel staked.
STAFFRPT\PP3~, 3
17.
If the project is to be phased, prior to the approval of grading
permits, an overall conceptual grading plan shall be submitted to
the Planning Director for approval. The plan shall be used as a
guideline for subsequent detailed grading plans for individual
phases of development and shall include the following:
Techniques which will be utilized to prevent erosion and
sedimentation during and after the grading process.
Approximate time frames for grading and identification of
areas which may be graded during the higher probability
rain months of January through March.
3. Preliminary pad and roadway elevations.
Areas of temporary grading outside of a particular phase.
All cut slopes located adjacent to ungraded natural terrain and
exceeding ten {10) feet in vertical height shall be contour-
graded incorporating the following grading techniques:
The angle of the graded slope shall be gradually adjusted
to the angle of the natural terrain.
Angular forms shall be discouraged. The graded form
shall reflect the natural rounded terrain.
The toes and tops of slopes shall be rounded with curves
with radii designed in proportion to the total height of the
slopes where drainage and stability permit such rounding.
Where cut or fill slopes exceed 300 feet in horizontal
length, the horizontal contours of the slope shall be
curved in a continuous, undulating fashion.
Prior to the issuance of grading permits, the developer shall
provide evidence to the Director of Building and Safety that all
adjacent off-site manufactured slopes have recorded slope
easements and that slope maintenance responsibilities have been
assigned as approvad by the Director of Building and Safety.
Prior to the issuance of grading permits, a qualified paleontologist shall be
retained by the developer for consultation and comment on the proposed
grading with respect to potential paleontological impacts. Should the
paleontologist find the potential is high for impact to significant resources, a
pre-grade meeting between the paleontologist and the excavation and grading
contractor shall be arrangad. When necessary, the paleontologist or
representative shall have the authority to temporarily divert, redirect or halt
grading activity to allow recovery of fossils.
STAFFRPT\PP34 4
18.
19.
20°
21.
Prior to the issuance of BUILDING PERMITS the following conditions shall be
satisfied:
Prior to the submittal of building plans to the Department of Building
and Safety an acoustical study shall be performed by an acoustical
engineer to establish appropriate mitigation measures that shall be
applied to individual dwelling units within the subdivision to reduce
ambient interior noise levels to ~5 Ldn.
b. All building plans for all new structures shall incorporate, all required
elements from the subdivision's approved fire protection plan as
approved by the County Fire Marshal.
c. Prior to the issuance of building permits, composite landscaping and
irrigation plans shall be submitted for Planning Department approval.
The plans shall address all areas and aspects the tract requiring
landscaping and irrigation to be installed including, but not limited to,
parkway planting, street trees, slope planting, and individual front
yard landscaping.
Prior to the issuance of OCCUPANCY PERMITS the following conditions shall
be satisfied:
All landscaping and irrigation shall be installed in accordance with
approved plans prior to the issuance of occupancy permits. If seasonal
conditions do not permit planting, interim landscaping and erosion
control measures shall be utilized as approved by the Planning Director
and the Director of Building and Safety.
All landscaping and irrigation shall be installed in accordance with
approved plans and shall be verified by City field inspection.
Not withstanding the preceding conditions, wherever an acoustical
study is required for noise attenuation purpose, the heights of all
required walls shall be determined by the acoustical study where
applicable.
Prior to the issuance of a grading permit, the applicant shall comply with the
provisions of Ordinance No. 663 by paying the appropriate fee set forth in
that ordinance. Should Ordinance No. 663 be superseded by the provisions
of a Habitat Conservation Plan prior to the payment of the fee required by
Ordinance No. 663, the applicant shall pay the fee required by the Habitat
Conservation Plan as implemented by County ordinance or resolution.
The subdivider shall defend, indemnify, and hold harmless the City of
Temecula, its agents, officer, and employees from any claim, action, or
proceeding against the City of Temecula or its agents, officer, or employees
to attach, set aside, void, or annul an approval of the City of Temecula, its
advisory agencies, appeal boards or legislative body concerning Tentative
Parcel Map No. 25059, which action is brought within the time period provided
STAFFRPT\PP3~, 5
for in California Government Code Section 660,99.37. The City of Temecula will
promptly notify the subdivider of any such claim, action, or proceeding
against the City of Temecula and will cooperate fully in the defense. If the
City fails to promptly notify the subdivider of any such claim, action, or
proceeding or fails to cooperate fully in the defense, the subdivider shall not,
thereafter, be responsible to defend, indemnify, or hold harmless the City of
Temecula.
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
at least 120 days prior to submittal of the final map for approval, enter into
an agreement to complete the improvements pursuant to Covernment Code
Section 660,62 at such time as the City acquires the property interests
required for the improvements. Such agreement shall provide for payment by
the developer of all costs incurred by the City to acquire the off-site 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 have been approved by the City prior to commencement of the
appraisal.
23.
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
provided. Telephone, cable TV, and/or security systems shall be pre-wired
in the residence.
All utilities, except electrical lines rated 33kv or greater, shall be installed
underground.
Covenants, Conditions and Restrictions/Reciprocal Access Easements:
25.
The Covenants, Conditions and Restrictions (CCF, R's) shall be reviewed and
approved by the Planning Department prior to final approval of the tract
maps. The CCF, R's shall include liability insurance and methods of maintaining
the open space, recreation areas, parking areas, private roads, and exterior
of all buildings.
26.
No lot or dwelling unit in the development shall be sold unless a corporation,
association, property owner~s group, or' similar entity has been formed with
the right to assess all properties individually owned or jointly owned which
have any rights or interest in the use of the common areas and common
facilities in the development, such assessment power to be sufficient to meet
the expenses of such entity, and with authority to control, and the duty to
maintain, all of said mutually available features of the development. Such
entity shall operate under recorded CCF, R~s which shall include compulsory
membership of all owners of lots and/or dwelling units and flexibility of
assessments to meet changing costs of maintenance, repairs, and services.
Recorded CCF, R~s shall permit enforcement by the City of Provisions required
by the City as Conditions of Approval. The developer shall submit evidence
STAFFRPT\PP30, 6
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.
27.
Every owner of a dwelling unit or lot shall own as an appurtenance to such
dwelling unit or lot, either {1 ) an undivided interest in the common areas and
facilities, or {2) as share in the corporation, or voting membership in an
association, owning the common areas and facilities.
28°
Maintenance for all landscaped and open areas, including parkways, shall be
provided for in the CC~,R~s.
Enqlneerinq Department
The following are the Engineering Department Conditions of Approval for this
project, and shall be completed at no cost to any Government Agency. All questions
regarding the true meaning of the conditions shall be referred to the Engineering
Department.
It is understood that the Developer correctly shows all existing easements, traveled
ways, and drainage courses, and their omission may require the project to be
resubmitted for further consideration.
29.
The Developer shall comply with the State of California Subdivision Map Act,
and all applicable City Ordinances and Resolutions.
30.
The final map shall be prepared by a licensed land surveyor or registered
Civil Engineer, subject to all the requirements of the State of California
Subdivision Map Act and Ordinance No. u,60.
PRIOR TO RECORDATION OF THE FINAL MAP:
31. The developer shall receive written clearance from the following agencies:
Rancho California Water District;
Eastern Municipal Water District;
Riverside County Flood Control district;
City of Temecula Fire Bureau;
Planning Department;
Engineering Department;
Riverside County Health Department; and
CATV Franchise.
CalTrans
STAFFRPT\PP3~ 7
32.
33.
A declaration of Covenants, Conditions and Restrictions (CC&R~s) shall be
prepared by the developer and submitted to the Director of Planning, City
Engineer and City Attorney. The CC~,R's shall be signed and acknowledged
by all parties having any record title interest in the property to be developed,
shall make the City a party thereto, and shall be enforceable by the City.
The CCF, R's shall be reviewed and approved by the City and recorded. The
CC~,R's shall be subject to the following conditions:
a. The CCF, R~s shall be prepared at the developer's sole cost and expense.
The CCSR's shall be in the form and content approved by the Director
of Plannin9, City Engineer and the City Attorney, and shall include
such provisions as are required by this approval and as said officials
deem necessary to protect the interest of the City and its residents.
The CC~,R~s and Articles of Incorporation of the Property Owner's
Association are subject to the approval of the Planning and Engineering
Divisions and the City Attorney. They shall be recorded concurrent
with the final map. A recorded copy shall be provided to the City.
The CCSR's shall provide for the effective establishment, operation,
management, use, repair and maintenance of all common areas and
facilities.
The CCF, R~s shall provide that the property shall be developed,
operated and maintained so as not to create a public nuisance.
The CCF, R's shall provide that if the property is not maintained in the
condition required by the CCSRIs, 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
therean by the CC~,R~s or the City ordinances. The property shall be
subject to a lien in favor of the City to secure any such expense not
promptly reimbursed.
Street lights shall be provided along streets adjoining the subject site in
accordance with the standards of Ordinance No. ~,61 and as approved by the
City Engineer.
Prior to recordation of the final map, the developer shall deposit with the
Engineering Department a cash sum as established, per lot, as mitigation
towards traffic signal impacts. Should the developer choose to defer the time
of payment of traffic signal mitigation fee, he may enter into a written
agreement with the City deferring said payment to the time of issuance of a
building permit.
STAFFR PT\PP3~, 8
PRIOR TO ISSUANCE OF CERTIFICATES OF OCCUPANCY:
35.
Developer shall pay any capital fee for road improvements and public facilities
imposed upon the property or project, including that for traffic and public
facility mitigation as required under the EIR/Negative Declaration for the
project, in the amount in effect at the time of payment of the fee. If an interim
or final public facility mitigation fee or district has not been finally
established by the date on which Developer requests its building permits for
the project or any phase thereof, the Developer shall execute the Agreement
for Payment of Public Facility Fee, a copy of which has been provided to
Developer. Developer understands that said Agreement may require the
payment of fees in excess of those now estimated (assuming benefit to the
project in the amount of such fees) and specifically waives its right to protest
such increase.
Transportation Enqineerinq
PRIOR TO RECORDATION:
36.
Plans for a traffic signal shall be designed by a registered Civil Engineer and
approved by the City Engineer for the intersection of Rancho California Road
and Ridge Park Drive.
37.
A signing and striping plan shall be designed by a registered Civil Engineer
and approved by the City Engineer for the intersection of Rancho California
Road and Ridge Park Drive.
38.
Credit shall be given toward the developers signal mitigation fees for the
design and construction of the signal at Ridge Park Drive and Rancho
California Road.
39.
The developer shall contribute his pro rata percentage for the construction
costs of the signal at Rancho California Road and Ridge Park Drive.
The developer may enter into a reimbursement agreement with the City for the
remaining percentage of the construction costs, above his pro rata share, for
the signal at Rancho California Road and Ridge Park Drive.
Plans for traffic signal interconnect shall be designed by a registered Civil
Engineer and approved by the City Engineer along Rancho California Road
from Diaz Road to Ridge Park Drive.
Prior to designing any of the above plans, contact Transportation Engineering
for the design requirements.
PRIOR TO THE ISSUANCE OF OCCUPANCY PERMITS:
All signing and striping shall be installed per the approved signing and
striping plan.
STAFFRPT\PP3~ 9
The traffic signal at Rancho California Road and Ridge Park Drive shall be
installed and operational per the special provisions and the approved traffic
signal plan.
All traffic signal interconnects shall be installed per the approved plan.
STAFFRPT\PP3z~ 10
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