HomeMy WebLinkAbout031891 PC AgendaAGENDA
TEMECULA PLANNING COMMISSION
REGULAR MEETING
March 18, 1991 6:00 PM
VAIL ELEMENTARY SCHOOL
29915 Mira Lome Drive
Temecula, CA 92390
CALL TO ORDER:
ROLL CALL:
Chairman Chiniaeff
Blair, Fahey, Ford,
Chiniaeff
Hoagland,
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
Planning 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 February 25, 1991 Planning Commission Special Meeting
1.2 Minutes of March 4, 1991 Planning Commission Regular Meeting
NON PUBLIC HEARING ITEMS
Case No:
Applicant:
R epresentatl ve:
Location:
Proposal:
Recommendation:
Case Planner:
Plot Plan Approval 83
Rancho Motor Inn
Precision Sign Group Inc.
28980 Front Street
Replace an existing u,5 Ft. freeway oriented pole sign with
a 35 Ft. freeway oriented sign with architectural treatment
and landscaping.
District Staff to Approval
Karen Castro
PUBLIC HEARING ITEMS
Case No.
Applicant:
Representative:
Location:
Proposal:
Recommendation:
Case Planner:
Case No:
Applicant:
Location:
Proposal:
Recommendation:
Case Planner:
5. Case No:
Applicant:
Location:
Proposal:
Recommendation:
Case Planner:
Case No:
Applicant:
Location:
Proposal:
Recommendation:
Case Planner:
Second Extension of Time Parcel Map No. 22629
Mr. Koczarski
Centennial Engineering, Inc.
West side of Creen Tree Lane, approximately 300 feet
north of Pauba Road.
Second Extension of Time for four parcel subdivision of
LL 8 acres.
Approval
Steve Jiannino
First Extension of Time Vesting Tentative Tract Map No.
23316, Amd. No. 2
Johnson and Johnson Development Corporation
Northeast corner of Solana Way and Margarita Road
First Extension of Time for the development of
Condominium Units.
Approval
Richard Ayala
Change of Zone No. 5: Revised Vesting Tentative Tract
Map No. 23267: and Vesting Tentative Tract Map No.
26861.
Presley of San Diego
Highway 79 between Pala Rd. and Margarita Rd.
Change of Zone for 221.2 Acres from R-R (rural
residential), to R-3 (general residential), R-~ (planned
residential), R-5 (open area combining zone - residential
developments); Revised vesting Tentative Tract Map No.
23267 for the development of 601 residential lots: and
Vesting Tentative Tract Map No. 26861 to allow for 147
detached condominium development.
Recommend Approval CZ 5 and revised VTT No. 23267;
Recommend denial VTT No. 26861
Richard Ayala
Change of Zone No. 5621; and Specific Plan No.219
Amendment No. 1
Bedford Properties
North side of Highway 79, between Margarita Road and
Butterfield Stage Road; and bound by Pauba Road to the
north,
Amend the boundaries and Land Use Designations of
Planning Areas 1, 2, 5, and 6 of The Meadows Specific
Plan.
Recommend Approval
Oliver Mujlca
Case No:
Applicant:
Location:
Proposal:
Recommendation:
Case Planner:
Case No:
Applicant:
Location:
Proposal:
Recommendation:
Case Planner:
Case No:
Applicant:
Location:
Proposal:
Recommendation:
Case Planner:
Case No:
Applicant:
Location:
Proposal:
Recommendation:
Case Planner:
Tentative Parcel Map No. 251~18
Bedford Properties
Northeast of Highway 79, and Margarita Road.
Subdivide 0,0.7 acres into 5 commercial lots and 9 open
space parcels, within Planning Area No. 1 of the Meadows
Specific Plan.
Recommended Approval
Oilvet Mujica
Tentative Tract Map No. 2~182
Bedford Properties
Northwest corner of Highway 79 and Butterfield Stage
Road.
Subdivide 136.;2 acres into 0,0,3 residential lots; 17 open
space parcels; and 0, multi-family residential lots, within
Areas 2, 3, and 0, of the Meadows Specific Plan.
Continue Off-Calendar
Oilvet Mujica
Tentative Tract Map No. 2~183
Bedford Properties
North of Highway 79, between Margarita and Butterfield
Stage Road.
Subdivide 0,8.8 acres into 155 single family residential lots;
3 open space parcels; and 1 park (1.6) acres), within
planning area No. 5 of the Meadows Specific Plan.
Recommend Approval
Oliver Mujica
Tentative Tract Map No. 25~17
Bedford Properties
Northeast of Highway 79, and Margarlta Road.
Subdivide 0,1.2 acres into 6 multi-family residential lots
and 2 open space parcels, within Planning Area No. 6 of
the Meadows Specific Plan.
Recommend Approval
Oilvet Mujica
Planning Director Report
Planning Commission Discussion
Other Business
ADJOURNMENT
Next meeting: April 01, 1991, 6:00 p.m., Vall Elementary School, 29915 Mira Loma
Drive, Temecula, California
SJ/Ib
pc/Tagn3/18
ITEM
MINUTES OF A SPECIAL MEETING
OF THE CITY OF TEHECUL~
PI.~NNING COMHISSION
HELD FEBRUi~Y 25, 1991
A special meeting of the City of Temecula Planning Commission was
held Monday, February 25, 1991, 6:00, at Vail Elementary School,
29915 Mira Loma Drive, Temecula, California. The meeting was
called to order by Chairman Dennis Chiniaeff.
PRESENT: 3
COMMISSIONERS:
Ford, Hoagland,
Chiniaeff
ABSENT: 2
COMMISSIONERS: Blair, Fahey
Also present were
Thornhill, Acting
Engineer and Gail
Assistant City Attorney John Cavanaugh, Gary
Planning Director, Doug Stewart, Deputy City
Zigler, Minute Clerk.
PUBLIC COMMENT
None
COMMISSION BUSINESS
1. MINUTES
1.1 Approve the minutes of January 28, 1991.
COMMISSIONER FORD amended the minutes of January 28, 1991,
on page 9, 5th paragraph, Commissioner Hoagland's motion
modified to include "re-notice the public hearing".
COMMISSIONER HOAGLAND moved to approve the minutes of
January 28, 1991 as amended, seconded by COMMISSIONER
FORD.
AYES: 3 COMMISSIONERS~ Ford, Hoagland, Chiniaeff
NOES: 0 COMMISSIONERS: None
ABSENT: 2 COMMISSIONERS: Blair, Fahey
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PLANNING COMMISSION MINUTE8 FEBRUARY 25, 1991
1.2 Approve the minutes of February 4, 1991.
COMMISSIONER HOAGLAND moved to approve the minutes of
February 4,
FORD,
AYES:
NOES: 0
ABSENT: 2
1991 as presented,
seconded by COMMISSIONER
3 COMMISSIONERS: Ford, Hoagland,
COMMISSIONERS: None
COMMISSIONERS: Blair, Fahey
Chiniaeff
GARY THORNHILL advised Chairman Chiniaeff that Commissioner Fahey
had notified him that she would be on vacation and would not be in
attendance to the February 25, 1991 Planning Commission meeting.
COMMISSIONER BLAIR arrived at 6:10 P.M.
NON PUBLIC HEARING ITEMS
2. PLANNING AND ENGINEERING UPDATE
GARY THORNHILL gave a brief presentation of the Development
Activity Review for the past year that was presented to the
City Council. Mr. Thornhill highlighted the following areas:
Active Land Use Cases as of January 1991
1990 Hearing Activity
Land Use Cases Processed - April 1990 thru December
1990
Monthly Case Load Activity -April 1990 thru December
1990
Mr. Thornhill also reviewed the following goals and priorities
of the Planning Department:
- Old Town Study
- Calle Medusa/Nicolas Road Study
- Ordinances: Antenna, Balloon Signs, Billboards, Adult
Businesses
- Interim Design Guidelines
- Data Base and GIS System for the City
- Existing Parking Standards
- Public Facility Fees
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PLAlflqlN~ COMMIgglON MINUTES F~BRUARY 25° 1991
DOUG STEWART gave a brief up-date of the Engineering Department
activity as follows:
- Comparison of Plan Check Volumes for August 29, 1990
and December 5, 1990
- Plan Check Efficiency
- Plan Check Distribution
- Inspection Activity - September 1990 thru December
1990
- Transportation/Engineering Department Activity -
September 1990 thru December 1990
3. PARCEL MERGER #1 (PLOT PLAN #1)
Proposal for Summary Vacation of Access and Sewer
Easement. Located on the west side of Ynez Road,
south of Winchester Road.
DOUG STEWART provided the staff report.
COMMISSIONER HOAGLAND moved to approve staff's
recommendation and AdoPt Resolution 91-/next] finding
that the summary vacation of the sewer and access
easement is consistent with the General Plan presently
being developed by the City of Temecula, and that there
is no likelihood of substantial detriment to the General
Plan if the vacation ultimately is inconsistent with the
final plan adopted by the City, seconded by COMMISSIONER
BLAIR.
AYES: 4
COMMISSIONERS:
Blair, Ford, Hoagland,
Chiniaeff
NOES: 0 COMMISSIONERS: None
ABSENT: I COMMISSIONERS: Fahey
4. TRACT NO. 23371
Proposal for Summary Vacation of Storm Drain, Drainage
Flowage and Road Easements. Generally located on the west
side of Meadow Parkway (formerly Kaiser Parkway) East of
Margarita Road, South of South General Kearny Road
(alignment).
DOUG STEWART provided the staff report.
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FEBRUARY 25, 1991
COMMI9SIONER HOAGLAND moved to approve staff's
recommendation and Adopt Resolution 91-/next) finding that
the summary vacation of the Storm Drain, Drainage Flowage
and Road Easements are consistent with the General Plan
presently being developed by the City of Temecula, and
that there is no likelihood of substantial detriment to
the General Plan if the vacation is ultimately found to be
inconsistent with the final plan adopted by the City,
seconded by COMMISSIONER FORD.
AYES:
4 COMMISSIONERS:
Blair, Ford, Hoagland,
Chiniaeff
NOES: 0 COMMISSIONERS: None
ABSENT: i COMMISSIONERS: Fahey
PUBLIC HEARING ITEMS
5. PLOT PLAN NO. 138
5.1 Proposal for Revised Permit for a Portable Classroom.
Located on the south corner of Mercedes and Third Streets.
OLIVER MUJICA provided the staff report. He reminded the
Commission that this item had been continued from the
meeting of February 4. He advised the Commission that the
Old Town Architectural Committee met with the applicant on
February 11, 1991 and determined that the improvements
were satisfactory. He added that the Committee did not
wish to make a formal recommendation to retain the
building due to it's modular status; however, the
applicant and the Committee did agree to put a 5 year
approval period on the project and after the fifth year
the applicant would have three options to remove the
modular, replace it with a permanent structure or come
back to the Committee.
COMMISSIONER FORD reminded staff that at the previous
hearing he had requested that the applicant re-locate
the trash bins from the street site, which had not been
addressed in the staff report.
CHAIIO~ANCIIINIAEFF opened the public hearing at 6:30 P.M.
LARRY MARKHAM, Markham & Associates, 41750 Winchester
Road, Temecula, representing the applicant, concurred with
conditions as presented by staff. He stated that a
enclosure had been built for the trash bins.
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FEBRUARY 25, 1991
CHRISTINE MCCUSKER, 29170 Via Norte, Temecula, applicant,
confirmed that a enclosed slab area existed on the
property to contain the trash bins.
LLOYD 8EVER, 30105 Cabrillo Avenue, Temecula, spoke in
favor of the project; however, expressed a concern that
the applicant was paying their fair share of development
fees. He also questioned the comments from the Old Town
Architectural Committee.
CHAIRMAN CHINIAEFF advised that the Old Town Architectural
Committee had sent a letter stating that they will not
take a stand on this issue.
GARY THORNHILL advised Mr. Sever that the applicant's were
paying all fees that were required for their project.
DOUG STEWART modified Condition No. 19 as follows: "The
developer shall receive written clearance from the
following agency as determined by the City Engineer or his
designee:".
Mr. Stewart also advised that on Page 13 of the Conditions
of Approval, under Engineering Department, "Prior to
Issuance Of Grading Permits" should read "Building
Permits".
CH~IRMANCHINIAEFF stated that the modular unit is similar
to what had previously been approved and should the
Commission approve this project, they were not overlooking
the findings of the Old Town Architectural Committee.
TONY ELMO, Building and Safety Department, advised the
Commission that the applicant has worked very closely with
the department in resolving this matter and he added that
they will continue to move rapidly to get the conditions
of approval completed. He added that they department had
not authorized occupancy of the unit.
COMMISSIONER BLAIR moved to close the public hearing at
6:50 P.M. and Adop~ Resolution 91-(next) approving Plot
Plan No. 138, Revised Plot Plan No. 9683, based on the
findings contained in the Staff Report and subject to the
Conditions of Approval as modified by staff and an
an additional condition requiring that the trash bins be
located off-street and enclosed, seconded by COMMISSIONER
HOAGLANDamended with the addition of k) under Findings by
staff, that approval of the modular building is consistent
with other buildings already approved on the site, and is
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PL1LNNING COMNISSION MINUTES FEBRUARY 25, 1991
no way intended to set a precedent to exclude historical
architectural theme of the Temecula Old Town area.
AYES: 4 COMMISSIONERS: Blair, Ford, Hoagland,
Chiniaeff
NOES: 0 COMMISSIONERS: None
ABSENT: i COMMISSIONERS: Fahey
6. TENTATIVE MAP 19872-4 (MINOR CHANGE NO. 2)
Proposal to revise architectural floor plans, elevations
and plotting of housing. Located south of Pala Road, West
of Via Gilberto.
OLIVER MUJICA provided the staff report.
CMAIRMANCRINIAEFF opened the public hearing at 6:50 P.M.
ROBERT REMBLE, Robert Bein, William Frost & Associates,
28765 Single Oak Drive, Temecula, representing the
applicant, expressed concurrence with the recommendations
by staff.
ALCURIEL, 31194 Comotillo Court, Temecula, spoke in favor
of the project. He expressed a desire to see more park
areas and tot lots in this part of Temecula and suggested
that a survey may need to be done by the City.
GARY KING, from the Community Services District, advised
the Commission of the proposed park plan and stated that
the applicant had exceeded what the City had requested
in park space. He added that the park areas would be
dedicated to the City after construction by the developer.
CMAIRMANCHINIAEFF indicated that he felt consistent roof
materials for the area should be used.
JOHN FULLBRIGHT, Kaufman & Broad, 3730 Via Las Villas,
Carlebad, applicant, addressed some of the Commission's
concerns regarding the dedication of the park areas.
Mr. FUllbright added that in interviewing previous
customers, they expressed a desire to have more options
other than the stucco with tile roof. He added that the
asphalt single that they were proposing to use was of very
good quality.
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PLANNING
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COMMISSIONER BLAIR moved to close the public hearing at
7:05 P.M. and Adopt Resolution 91-{next) approving Tract
Map No. 19872-4, Minor Change No. 2, based on the analysis
and findings contained in the Staff Report and subject to
the Conditions of Approval as presented by staff and with
the additional incorporation in the motion that the
shingles be a concrete shingle generally of a flat nature
and that is consistent with the architectural nature,
seconded by COMMISSIONER HOAGLAMD.
AYES: 4 COMMISSIONERS: Blair, Ford, Hoagland,
Chiniaeff
NOES: 0 COMMISSIONERS: None
ABSENT: 1 COMMISSIONERS: Fahey
7. PLOT PLAN 10579 - REVISION NO. I
Proposal for a restaurant in an existing hotel to be o
opened to the public. Located at the southwest corner
corner of Rancho California Road and Ynez Road.
STEVE JIANNINO provided the staff report. He indicated
that staff was recommending deletion of proposed Sign "C"
as well as one Sign "B". He advised that the applicant
had agreed to the removal of one Sign "B"; however, still
wanted to keep Sign "C" at the proposed location.
CHAIRMAN CHINIAEFF questioned the posting of a small
directional sign indicating the entrance at the corner of
Ynez and Rancho Highlands Drive.
JOHN CAVANAUGM advised the Commission that under Ordinance
348, only one (1) sign per parcel is allowable and the
applicant is requesting more signs than what they are
entitled to under the Ordinance. He advised that the
Commission could approve a small directional sign off of
Ynez Road.
CHAIRMAN CHINIAEFF opened the public hearing at 7:15 P.M.
RUSSELL RUMANSOFF, Herron and Rumansoff, 530 St. Johns
Place, Hemet, representing the applicant, concurred with
the Conditions of Approval as presented by staff. He
stated that approaching the hotel from different
directions on Rancho California it was hard to see the
building sign and felt that Sign "C" was necessary for
informational and directional purposes. Mr. Rumansoff
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added that under the Ordinance you could have one sign per
parcel; however, the proposed Sign "C" was on a separate
vacant parcel.
JONATHAN WINSLOW, Doubletree Hotel, offered to answer any
questions of the Commission.
COMMISSIONER FORD commented that he thought the freeway
monument sign was very large in appearance and questioned
if the applicant would consider additional landscaping
around the base of the sign.
MR. RUMANSOFF concurred with Commissioner Ford's
recommendation.
GARY THORI[HILL stated that staff would generally request
the additional landscaping.
COMMISSIONER HOAQLANDmOVed to close the public hearing at
7:25 P.M. and APProve Administrative Plot Plan No. 24 with
the deletion of Sign "C" and one Sign 'B" and Adop~
Resolution 91-(ne~) approving Revision No. 2 to Plot Plan
No. 10579 based on the findings contained in the staff
report and subject to the Conditions of Approval as
presented by Staff including the discussion about
increasing the landscaping around the base of the freeway
monument sign, seconded by COMMISSIONER FORD..
AYES: 4 COMMISSIONERS: Blair, Ford, Hoagland,
Chiniaeff
NOES: 0 COMMISSIONERS: None
ABSENT: i COMMISSIONERS: Fahey
8. EXTENSION OF TIME TENTATIVE TRACT 22627
8.1 Proposal for first extension of time. Project located
North of Nicholas Road and East of General Kearny Road.
OLIVER MUJICA provided the staff report. He advised the
Commission that staff recommended modifying Condition
No. 18 by deleting "which may include obtaining a letter
of map revision from FEMA."
DOUG STEWART advised the Commission that Condition No. 8
would be modified as follows: "The developer shall receive
written clearance from the following agencies as
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PLANNING CON](IBSION MINUTES FEBRUi~Y 25, 1991
determined necessary by the City Engineer or his
designee:".
GARY THORNHILL advised of the following modifications to
the Conditions of Approval: Condition No. 2 and Condition
No. 5 are a duplication, Condition No. 5 deleted and
Condition No. 2 revised to read, "The subdivider shall
submit to the Planning Director verification that Section
10.35 Ordinance No. 460 has been satisfied regarding
payment of parks and recreation fees in accordance with
Section 10.35 of Ordinance No. 460. Verification shall
be submitted prior to issuance of any certificate of
occupancy."; Condition No. 21 revised to read, "Prior
to Issuance of Certificate of Occupancy the developer
shall pay either (1) a public facility mitigation 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; or, (2) the current
development mitigation fee with the applicable Regional
Statistical Area as set forth in Ordinance No. 659,
whichever is less at the time of payment."
CHAIRMAN CHINIAEFF opened the public hearing at 7:35 P.M.
JOHN ABLE, 106 Sweetwood Court, Riverside, representing
the applicant expressed concurrence with the Conditions of
Approval as modified. Mr. Able questioned the wording in
Condition No. 18. DOUG STEWART explained staff's revision
to that Condition which addressed his concern. Mr. Able
suggested the wording "prior to the approval of any plans
be deleted" because all the plans had been approved.
Staff concurred.
COMMISSIONER FORD moved to close the public hearing at
7:40 P.M. and APProve the First Extension of Time for
Vesting Tentative Tract Map No. 22627 based on the
analysis and findings contained in the staff report and
subject to the Conditions of Approval with revision of
Condition No. 2, No. 18 and No. 21 and deletion of
Condition No. 5 as directed by staff, seconded by
COMMISSIONER HOAGLAND.
AYES: 4 COMMISSIONERS: Blair, Ford, Hoagland,
Chiniaeff
NOES: 0 COMMISSIONERS: None
ABSENT: 1 COMMISSIONERS: Fahey
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CHAIRMAN CHINIAEFF declared a recess at 7:50 P.M. The meeting
reconvened at 7:55 P.M.
9. PLOT PLAN#166
Proposal to construct a 2,742 square foot service station
with 3,000 square foot canopy area. Located at the
northeast corner of Solaria Way and Ynez Road.
STEVE JIANNINO provided the staff report. Mr. Jiannino
advised the Commission of the following revisions to the
Conditions of Approval: delete Condition No. 43; amend
Condition No. 31 to read "as determined by the City
Engineer or his designee:".
GARY THORNHILL commented briefly on the cooperation of the
applicant to work with staff and present a very good
project.
COMMISSIONER HOAGLAND expressed a concern for the traffic
access discussed under Finding 8 of the staff report.
STEVE JIANNINO advised that a traffic study had been
performed and that the plans were for a raised median on
Ynez with Right-In and Right-Out only access.
DOUG STEWART confirmed Mr. Jiannino's comments.
CHAIRMAN CHINIAEFF opened the public hearing at 8:00 P.M.
SANDY FINN, Markham & Associates, 41750 Winchester Road,
Temecula, representing the applicant, concurred with the
Conditions of Approval as presented by staff.
LARRY MARKHAM, Markham & Associates, 41750 Winchester
Road, Temecula, advised the Commission that the concerns
expressed relative to the access were an on-going action
with CSD. He added that the property owners along Ynez
Road were not ready to fully relinquish left-turn access
into the project.
CHAIM CHINIAEFF questioned staff if they felt it was
necessary to not allow left turn access from south bound
Ynez traffic into this project.
DOUG STEWART stated that it was the position of the Design
Engineer for the Mello-Roos district as well as the City
Engineer, that there be no left hand access to the
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project. He added that there were presently ongoing
discussions with the property owners; however, a final
decision has not been reached.
CHAIRMAN CHINIAEFF questioned if the City Council would
make the final determination on this issue.
JOHN CAVANAUGH advised that the City Council would make
the final decision; however, the Commission as an advising
body will make recommendations on this issue which will
influence the City Council's ultimate decision.
DOUG STEWART added that staff's recommendations were based
on what they felt was good engineering judgement and what
staff was recommending to be built by the Mello-Roos
district.
COMMISSIONER FORD stated that the Commission has expressed
a concern for the traffic on Ynez Road and supports
staff's recommendation. He added that based on future
developments and the City Council's wishes, they may want
want to look at left turn movement that is compatible with
what staff is recommending for the entire corridor.
COMMISSIONER HOAGLAND concurred with Commissioner Ford's
comments and added that he felt it did not make sense to
have a free left hand turn this close to the intersection.
COMMISSIONER BLAIR moved to close the public hearing at
8:05 P.M. and recommend that the City Council Adopt
the Negative Declaration for Plot Plan No. 166 and
Adopt Resolution No. 91-(next) approving Plot Plan No.
166, based on the analysis and findings contained in the
staff report and subject to the Conditions of Approval
as modified by staff, seconded by COMMISSIONER HOAGLAND.
AYES: 4 COMMISSIONERS: Blair, Ford, Hoagland,
Chiniaeff
NOES: 0 COMMISSIONERS: None
ABSENT: i COMMISSIONERS: Fahey
0.
TENTATIVE PARCEL HAP 23335
10.1 Proposal for first extension of time. Project located
North of Junction of Winchester Road and Ynez Road.
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JOHN CAVANAUGH advised that the decision by the
Commission would be a recommendation to the City
Council.
STEVE JIANNINO provided the staff report.
CHAIRMAN CHINIAEFF opened the public hearing at 8:15 P.M.
GREG ERICKSON, Bedford Properties, Single Oak Drive,
Temecula, representing the applicant, gave a brief
presentation on what type of tenants are proposed
for this project. He also discussed access of the
project. Mr. Erickson presented Assistant City
Attorney John Cavanaugh a letter from Bedford Properties
prohiting Condition of Approval No. 16.
COMMISSIONER HOAGLAND moved to close the public hearing
at 8:20 P.M. and Adopt Resolution 91-(next] recommending
that the City Council approve Tentative Parcel Map 23335
based on the analysis and findings contained in the
staff report and subject to the Conditions of Approval
as presented by staff.
11. TENTATIVE PARCEL MAP 26664
11.1
Proposal for a 21 parcel Planned Industrial Land
Division on the Site of previously approve Plot Plan
11604. Located at the southeasterly corner of Business
Park Drive and Rancho Way.
GARY THORNHILL advised that this item would be continued
off calendar.
12. ORDINANCE AMENDMENT 91-1
12.1
Proposal to provide a Time Extension Procedure for Plot
Plan approvals to be consistent with Conditional Use
Permits city wide.
STEVE JIANNINO provided the staff report.
COHNISSIONER HOAGLAND moved to AdoDt Resolution 91-
(next) recommending to the City Council approval of
Ordinance Amendment 91-1 providing an Extension of Time
for Plot Plans based on the analysis and findings
contained in the staff report, seconded by COMMISSIONER
FORD.
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CHAIRMAN CHINIAEFF verified that the time extension
would be two years with a one year extension and
expressed a concern that this may be giving the
applicant to much time.
JOHN CAVANAUGH advised Chairman Chiniaeff that there
must be a showing of substantial construction before the
Commission would entertain an extension.
CHAIRMAN CHINIAEFF requested that Commissioner Hoagland
withdraw his motion to open the public hearing.
COMMISSIONER HOAGLAND withdrew his motion, COMMISSIONER
FORD concurred.
CHAIRMAN CHINIAEFF opened the public hearing at 8:30 P.M.
LARRY MARKHAM, Markham & Associates, 41750 Winchester
Road, Temecula, suggested that the Commission may want
to address the water restrictions that are presently
being considered. He stated that based on the proposed
restrictions, two years on a time extension would not be
a very long period of time.
COMMISSIONER HOAGLAND moved to close the public hearing
at 8:30 P.M. and Adopt Resolution 91-{next) recommending
to the City Council approval of Ordinance Amendment 91-1
providing an Extension of Time for Plot Plans based on
the analysis and findings contained in the Staff Report.
AYES: 4 COMMISSIONERS: Blair, Ford, Hoagland,
Chiniaeff
NOES: 0 COMMISSIONERS: None
ABSENT: 1 COMMISSIONERS: Fahey
13. PLANNING DIRECTOR REPORT
GARY THORNHILL advised the Commission of the following:
Meeting with Eastern Municipal Water District and
proposed meeting with Rancho California Water District
to discuss landscape conditions.
* Possibility of an upcoming joint City Council and Planning
Commission meeting.
PCMIN2/25/91 -13- 2/26/91
PLANNING COMMISSION MINUTES
FEBRUARY 25, 1991
* Candidates have been granted an additional week to get
their proposals in. Will be presented to the selection
committee and a decision will be made within a week.
14. PLANNING COMMISSION DISCUSSION
None
15. OTHER BUSINESS
None
ADJOURNMENT
COMMISSIONER BLAIR moved to adjourn the meeting at 8:40 P.M.,
COMMISSIONER HOAGLAND seconded.
The next regular meeting of the City of Temecula Planning
Commission will be held on Monday, March 4, 1991, 6:00 P.M. at
Vail Elementary School, 29915 Mira Loma Drive, Temecula,
California.
Chairman, Dennis Chiniaeff
Secretary
PCMIN2/25/91 -14- 2/26/91
NINUTES OF ~ REGULAR MEETING
OF THE CITY OF TEMECULA
PL]&NNING COMMISSION
MARCH 4, 1991
A regular meeting of the City of Temecula Planning Commission was
called to order Monday, March 4, 1991, at 6:00 P.M., at 29915
Mira Loma Drive, Temecula. The meeting was called to order by
Chairman Dennis Chiniaeff.
PRESENT: 4 COMMISSIONERS:
ABSENT: 1
Blair, Fahey,
Hoagland, Chiniaeff
COMMISSIONERS: Ford
Also present were Assistant City Attorney John Cavanaugh, Gary
Thornhill, Acting Planning Director, Doug Stewart, Deputy City
Engineer and Gail Zigler, Minute Clerk.
PUBLIC COMMENT8
None
COMMISSION BUSINESS
None
NON PUBLIC HEARING ITEMS
None
PUBLIC HEARING ITEMS
1. CONDITIONAL USE PERMIT NO. 6 (CUP NO. 6)
1.1 Proposal is a request to convert 101,984 square foot
industrial/warehouse structure for use as a commercial
meeting/seminar venue including provision of food
services. Located on the north side of Business Park
Drive (approximately 3,000 feet north of Rancho California
Road ) .
CHARLES RAY provided the staff report.
DOUG STEWART requested that Condition No. 12 be modified
by deleting the words "and City rights-of-way".
CHAIRMAN CHINIAEFF opened the public discussion at 6:10
P.M.
PCMIN3/04/gi -1- MARCH 7, 1991
PLANNING
COMMISSION MINUTES
MARCH 4, 1991
PAMELA JANDT, Prestige Incorporated, 27635 Jefferson
Avenue, Temecula, discussed the proposed use of the
facility and some of the community and corporate
interest that has been expressed in support of this
facility.
Ms. Jandt advised the Commission that she had parking
agreements from two adjacent property owners and
added that during all hours of business they will
maintain a security guard and parking attendants at
the facility.
TOMLANGLEY, 27505 Ynez Road, Suite B, Temecula, president
of the Community Recreation Center Building Foundation,
spoke in favor of the proposed facility and the need for
this type of center within the community.
MARCI FARINBAUM, Rosewood Escrow, 41530 Enterprise Circle
South, spoke in favor of the proposed facility.
BOB ENGMAN, Huntington Beach, California, president of
Opto 22, a high tech manufacturing firm, spoke in
opposition to the proposed facility. Mr. Engman advised
the Commission that he spent many months looking for an
area to relocate his company and in choosing the business
park, proceeded to design his building with surrounding
gardens, picnic areas and volleyball courts for the
employees to use. Mr. Engman expressed a concern for the
liability should someone from one of the functions at the
proposed facility come onto his property and get injured
and also the added concerns of trash, etc., due to people
coming over to his building to picnic, park their cars,
etc. Mr. Engman also opposed this use in a business park
environment.
TOM GAMRIC, 27919 Front Street, Temecula, owner of the
building, advised the Commission that this building has
been empty for four to five years. He stated that he felt
the proposed use was better for the surrounding businesses
than the original use because it would not be occupied
everyday; however, would be used on the weekends when the
other businesses were not operating.
PIA OLIVER, 27919 Front Street, Temecula, advised the
Commission that Rancho California Business Park
Association had given their approval on the proposed use
of the building.
PCMIN3/04/91
-2- MARCH 7, 1991
PI,JLNNING CONNISSION NINUTES
MARCH 4, 1991
COMMISSIONER FAHEY questioned the conditions relating to
occupancy and use restrictions, based on the existence of
the fault line.
GARY THORNHILL advised that there had been some structural
modifications to the building to mitigate the fault line
situation.
TONY ELMO, Building and Safety Official, advised the
Commission that there is documentation on file that
proposed the eastern end of the building to be separate
from the rest of the building. Mr. Elmo stated that
this portion is proposed as storage area only.
CHAIRMAN CHINIAEFF questioned the applicant's percentage
of participation towards the signal at Rancho California
Road.
DOUG STEWART stated that this percentage was based on a
traffic report.
DOUG HACPHERSON advised the Commission that the traffic
report reviewed for the project looked at a figure of
850 seats maximum in the proposed facility; however, based
on the figures of 1,500 to 2,000 which had been referenced
by the applicant, this figure would appear to be
inaccurate.
PAMELA JANDT added that the figure of 1,500 to 2,000
people would only be approximately nine times a year
during the weekend.
COMMISSIONER HOA8LAND stated that he felt that Mr. Engman
had discussed some valid points concerning his property.
PAMELA JANDT advised the Commission that the Business Park
Association had put tremendous restrictions on the
proposed use, relating to parking. She added that there
was no parking allowed on the street.
GARY THORNHILL stated that there was a possibility of
dealing with security, parking, clean up, etc., through
the Conditions of Approval.
COMMISSIONER BLAIR asked staff what would be considered
terms for revocation of a C.U.P.
JOHN CAVANAUGH advised the Commission that Section 18.31
sets forth the procedural requirements for revocation.
He stated that the grounds for revocation would primarily
PCMIN3/04/91 -3- MARCH 7, 1991
PLANNING
COMMISSION MINUTES
MARCH 4, 1991
be based on violation of the Conditions of Approval, or
a threat to public health and safety or public nuisance.
He added that the City had a great deal of leverage in
monitoring the proposed use.
CHAIRMAN CHINIAEFF stated that the Business Park was
designed to attract businesses such as Opto 22; however,
he understands the need for the proposed building use.
Mr. Chiniaeff suggested that the applicant and Mr. Engman
should meet with staff to discuss their concerns and
come up with a solution to the trespassing concerns. He
added that staff should also review the traffic report.
COMMISSIONER BLAIR stated that she would like to see
the conditions as described by Mr. Thornhill.
Commissioner Blair questioned if a trespass occurred
and a liability resulted, could the Conditions spell
out that the applicant would be held responsible.
JOHN CAVANAUGH stated that this would be a voluntary
agreement between the two businesses. He added that
Opto 22 could post "No Trespassing" signs on their
property as a protection against liability.
COMMISSIONER FAHEY commented that these issues the
Commission was raising would not have to be addressed if
this was an appropriate use. She added that although
the C~$y needs a facility like that proposed, it is not
appropriate for the Business Park.
COMMISSIONER HOAGLAND moved to leave the public hearing
open and continue Conditional Use Permit No. 6 to the
meeting of April 1, 1991, to allow staff to address the
issues discussed, seconded by COMMISSIONER BLAIR.
AYES: 3 COMMISSIONERS: Blair, Hoagland, Chiniaeff
NOES: i COMMISSIONERS': Fahey
ABSENT: i COMMISSIONERS: Ford
COMMISSIONER FAHEY requested that staff provide an update
on the structural improvements to the building.
PCMIN3/04/91 -4- MARCH 7, 1991
PLANNING COMMISSION MINUTES MARCH 4, 1991
2. SECOND EXTENSION OF TIME PARCEL MAP NO. 22629
2e"~
Proposal for second extension of time for four parcel
subdivision of 4.8 acres. Located on the west side of
Green Tree Lane (approximately 300 feet north of Pauba
Road).
STEVE JIANNINO provided the staff report. Steve Jiannino
amended the Conditions of Approval as follows: under
"Prior To Issuance Of Grading Permit", add 13 A) to read
"If grading is to take place between the months of October
throughApril, erosion controls will be required. Erosion
Control Plan and notes shall be submitted and approved by
the Engineering Department."
CHAIRMAN CHINIAEFF opened the public hearing at 7:05 P.M.
COMMISSIONER HOAGLAND questioned the requirement for
paving of the roads.
GARY THORNHILL stated that Ordinance 460 did not require
the paving of roads in rural areas. He added that these
were County standards for County rural areas and even
though the City is incorporated, they are still dealing
with the County standards.
COMMISSIONER EOAGLAND expressed a concern that not
requiring the roads to be paved would be in conflict with
the proposed general plan.
CMAIRMANCHINIAEFF questioned if the Commission could make
the recommendation that the streets be paved based on a
determination of health, safety and welfare to the public.
JOHN CAVANAUGH advised the Commission that because this
item was not a Vesting Tentative Map, the Commission was
not restricted to a health, safety and welfare
determination; however, the Commission could make a
recommendation that an additional condition be included
requiring the streets be paved. Mr. Cavanaugh added that
if the Commission choose to entertain any other
conditions, the item should be continued because the
applicant was not present to concur. Mr. Cavanaugh
requested that the Commission state what street
improvements they would recommend.
COMMISSIONER BOAGLAND stated that he would like to see at
the minimum, a paved road with a cul-de-sac at the end.
PCMIN3/04/91 -5- MARCH 7, 1991
PLANNING
COMMISSION MINUTES
MARCH 4, 1991
DOUG STEWART advised the Commission that the current
standard for secondary access is 28 foot minimum without
curb and gutter.
COMMISSIONER FAHEY moved'to leave the public hearing open
and continue Second Extension of Time for Parcel Map No.
22629 to the meeting of March 18, 1991, to propose and
discuss with the applicant the additional condition
requiring pavement of the cul-de-sac, seconded by
COMMISSIONER HOAGLAND.
AYES: 4 COMMISSIONERS: Blair, Fahey, Hoagland,
Chiniaeff
NOES: 0 COMMISSIONERS: None
ABSENT: 1 COMMISSIONERS: Ford
3. PLOT PLAN 217
Proposal to construct a two-story retail/office structure
totaling 15,343 square feet on a 1.2 acre site. Located
at 41460 Sanborn Avenue, Temecula.
CHARLES RAY presented the staff report. Mr. Ray advised
the Commission that the staff report referenced a
requirement for Class II bike racks in a enclosed, secured
area which was specified in the ordinance; however, this
enclosed, secured area has not been enforced nor addressed
on any other project before the Commission to date. Mr.
Ray stated that staff's recommendation would be for a
standard Class II bike rack. Mr. Ray also indicated an
error on Page 2 of the staff report, which requested seven
bike racks; however, staff was recommending the report to
read five bike racks.
CHAIRMAN CHINIAEFF opened the public hearing at 7:20 P.M.
RUSSELL RUMANSOFF, Herron and Rumansoff, 530 St. Johns
Place, Hemet, representing the applicant, concurred with
the modifications to the bike rack requirements. Mr.
Rumansoff clarified his understanding of Condition No. 26
with staff, and stated relative to Condition No. 40, the
capital improvement fees, the developer expressed an
opposition to waiving his right to protest any increase.
COMMISSIONER HOAGLAND suggested that staff may want to
delete Condition No. 52 which was redundant to Condition
No. 50.
PCMIN3/04/91 -6- MARCH 7, 1991
PLANNING COMMISSION MINUTES MARCH 4, 1991
CHARLES RAY concurred that Condition No. 52 could be
deleted.
COMMISSIONER HOAGLAND moved to close the public hearing
at 7:35 P.M. and Adopt the Negative Declaration for Plot
Plan No. 217, and Adopt Resolution 91-(next) approving
Plot Plan No. 217; based on the analysis and findings
contained in the staff report and subject to the
Conditions of Approval as modified by staff, deleting
Condition No. 52 and requiring five Class II bike racks
in a location suitable to the Planning Director, seconded
by COMMISSIONER FAHEY.
AYES: 4 COMMISSIONERS: Blair, Fahey, Hoagland,
Chiniaeff
NOES: 0 COMMISSIONERS: None
ABSENT: 1 COMMISSIONERS: Ford
4. TENTATIVE PARCEL RAP NO. 25981
Proposal to subdivide 3.01 acres into three residential
lots. Located south of Pauba Road and East of Showalter
Road.
STEVE JIANNINO presented the staff report.
COMMISSIONER HOAGIa~ND expressed a concern for the
requirement for street improvements to Pauba Road and
Showalter.
CHAIRM~d~CHINIAEFF opened the public hearing at 7:45 P.M.
WILLIAM KOUVELIS, 30675 Pauba Road, Temecula, California,
applicant, addressed the Commission's questions. Mr.
Kouvelis explained to the Commission that he had built
his home on one of the parcels and had plans to deed over
the other two parcels to both his children to build their
homes. He added that although there were limits as to
what they could do financially, they wanted to cooperate
with the Commission on any requirement for street
improvements.
COMMISSIONER HOAGLAND questioned if the applicant had
obtained off-site grading easements from the adjacent
property owners. Mr. Noagland was also concerned with
the amount of grading that was being shown and questioned
if the applicant fully understood the requirements.
PCMIN3/04/91 -7- MARCH 7, 1991
PLANNING
COMMISSION MINUTEB
MARCH 4, 1991
DOUG STEWART stated that although he did not know if the
applicant had received those easements, Condition 29, 37
and 38 of the Conditions of Approval addressed the
requirement for the applicant to obtain those grading
easements.
MIKE BENESCR, Benesch Engineering, 28991 Front Street,
Temecula, advised the Commission that the applicant was
given an estimate of the costs for grading, etc., and
they felt that they could afford the improvements;
however, should the Commission condition the project for
street improvements, the costs could double, which would
impose financial difficulties on the applicant.
PETER KOUVELIS, 30675 Pauba Road, Temecula, questioned
if a two parcel split might be accomplished with less
grading and street improvement requirements.
COMMISSIONER FAREY moved to continue Tentative Parcel Map
No. 25981 to April 1, 1991, to allow staff to address the
Commission's concerns regarding access, grading and the
Condition the Commission would be looking at for the
paving of Showalter, seconded by COMMISSIONER BLAIR.
COMMISSIONER HOAGLAND stated that he supported the motion
to continue, but to support the project, he would want to
see a condition requiring some paving of Pauba.
AYES: 4 COMMISSIONERS: Blair, Fahey, Hoagland,
Chiniaeff
NOES: 0 COMMISSIONERS: None
ABSENT: i COMMISSIONERS: Ford
5. PLANNING DIRECTOR REPORT
GARY THORNHILL discussed the following items with the
Commission:
Commissioners who drew one year terms will be up for
re-appointment June 4, 1990. The two Commissioner's
appointments is scheduled to presented to the City
City Council on May{4, 1991.
* General Plan proposals are due March 8, 1991. Committee
will review all the proposals and make a selection.
PCMIN3/04/91 -8- MARCH 7, 1991
PLANNING COMMISSION MINUTES MARCH 40
6, PLANNING COMMISSION DISCUSSIONS
COMMISSIONER HOAGLAND advised 6ary Thornhill that the
"Proposed Agenda" was very useful.
1991
7. OTHER BUSINESS
None
ADJOURNMENT
COMMISSIONER BLAIR moved to adjourn at 8:10 P.M, seconded by
COMMISSIONER FAHEY and carried unanimously.
The next regular meeting of the City of Temecula Planning
Commission will be held on Monday, March 18, 1991.
Chairman, Dennis Chiniaeff
Secretary
PCMIN3/04/91 -9- MARCH 7, 1991
ITEM #2
Recommendation:
STAFF REPORT - PLANNING
CITY OF TEMECULA
PLANNING COMMISSION
March 18, 1991
Case No.: Administrative Plot Plan No. 83
Prepared By: Karen Castro
Staff recommends that
the Planning Commission:
1. Direct Staff to Approve
Administrative Plot Plan No. 83.
APPLICATION INFORMATION
APPLICANT:
REPRESENTATIVE:
PROPOSAL:
LOCAT ION:
EXISTING ZONING:
SURROUNDING ZONING:
EXISTING LAND USE:
SURROUNDING LAND USES:
Rancho Motor Inn
Precision Sign Group, Inc.
Replace an existing 45 foot freeway-oriented pole
sign with a 35 foot freeway-oriented sign with
architectural treatment and landscaping.
28980 Front Street
C-I/C-P
North:
South:
East:
West:
Motel
North:
South:
East:
West:
( General Commercial )
C-1/C-P (General Commercial)
C-1/C-P (General Commercial)
Interstate 15
C-1/C-P (General Commercial)
Vacant Commercial
Restaurant
Interstate 15
Office
PROJECT STATISTICS:
No. of Acres:
Structures:
Proposed Sign Height:
Proposed Sign Area:
Approximately 1,6 acres
Site is developed with a
70 Room Motel
35 ft.
140 sq.ft.
STAFFRPT\PPA83 1
BACKGROUND:
The site was originally approved for a 70 room motel
by Riverside County Planning in February of 1989.
A building permit was issued February 1~,, 1989 for
a ~,5 foot, 126 square foot pole sign located in the
northeast corner of the site. The sign was
constructed without benefit of review and approval
by Bedford Properties Design Review Committee and
was not in compliance with their sign criteria per
CC~,R requirements.
Bedford properties requested that the applicant re-
design the sign to comply with their design criteria.
The proposed sign was submitted to Bedford
Properties for review and was approved by Brenda
Wahlerr on January 25, 1991.
An application for an administrative plot plan review
was submitted to the City Planning Department
February 19, 1991.
On October 22, 1990, Staff performed a highway
line-d-site analysis at the existing South Creek
Mall to determine the appropriate height for a
freeway-oriented sign at that location. It was
established that a 35 foot height was necessary for
viewing of the sign by passing motorists.
Due to the fact that a test has been performed in the
immediate vicinity and that the proposed sign is 10
feet lower in height than the existing sign, it was
determined by the Planning Director that a line-d-
sight analysis would not be required for this site.
Area Settinq
The project site is located in a developed commercial
area and is bounded by general commercial uses on
the north, south and west, and Interstate 15 on the
east.
PROJECT DESCRIPTION:
The applicant is proposing to construct a 35 foot
high freeway-oriented monument sign with
architectural treatment and landscape screening.
The sign is supported by 2 feet 6 inch wide by 18
feet high columns which provide for an archway
STAFFRPT\PPA83
2
ANALYSIS:
GENERAL PLAN AND
SWAP CONSISTENCY:
ENVIRONMENTAL
DETERMINATION:
below the main sign face. Total sign area proposed
is lu,0 square feet. Lettering consists of three rows
of 28 inch red plex-pan channel letters.
Ordinance 3~8 permits a maximum of u,5 feet in
height and 150 square feet of sign area for freeway-
oriented signs. The proposed sign falls within the
allowable limits of the ordinance.
The architectural treatment of stucco with ceramic
tile borders is compatible with the existing motel
architecture. Staff is recommending landscape
screening be provided consisting of u, to 6 specimen
trees with a canopy height of 15 feet at maturity.
The proposed sign is not contrary to the Southwest
Area Community Plan or the future General Plan
when adopted, due to the fact that the sign~s
height, area, and type of advertising is minimal for
identification.
Pursuant to Section 15311 of the California
Environmental Quality Act (CEQA), signs are Class
I I Categorically Exempt from the requirement for
environmental review.
STAFF RECOMMENDATION:
Staff recommends that the Planning Commission:
1. Direct Staff to Approve Administative Plot
Plan No. 83.
KC:ks
Attachments:
1. Conditions of Approval
STAFFRPT\PPA83 3
CITY OF TEMECULA
CONDITIONS OF APPROVAL
Administrative Plot Plan No. 83
Planning Commission Approval Date:
Expiration Date:
March 18, 1991
March 18, 1992
Planning Department
The appearance of the sign shall conform substantially with that shown in
Exhibit A.
The applicant shall obtain required building permits from the Department of
Building and Safety.
Prior to issuance of a building permit, a landscape and irrigation plan shall be
approved by the Planning Department which includes a minimum of 4 specimen
trees that at maturity will reach a canopy height of 15 feet and provide
adequate screening for the sign base.
The sign shall be architecturally treated with stucco and ceramic tile and
conform with the architecture of the existing motel structure.
This approval shall be used within one year of the approval date; otherwise
it shall become null and void, and a new application will be required.
STAFFRPT\PPA83 4
ITEM #3
STAFF REPORT - PLANNING
CITY OF TEMECULA
PLANNING COMMISSION
March 18, 1991
Case No.: Second Extension of Time for Parcel Map No. 22629
Prepared By: Steve Jiannino
Recommendation: ADOPT Resolution No. 91- approving
the Second Extension of Time for Tentative
Parcel Map No. 22629
APPLICATION INFORMATION
APPLICANT:
REPRESENTATIVE:
PROPOSAL:
LOCATION:
EXISTING ZONING:
SURROUNDING ZONING:
PROPOSED ZONING:
EXISTING LAND USE:
SURROUNDING LAND USES:
PROJECT STATISTICS:
BACKGROUND:
Centennial Engineering
Centennial Engineering
A Second Extension of Time for Tentative Parcel
Map No. 22629, a I~ lot subdivision on IL83 acres.
West side of Green Tree Lane, 300 feet north of
Pauba Road.
R-R, Rural Residential
North:
South:
East:
West:
R-R, Rural Residential
R-R, Rural Residential
R-R, Rural Residential
R-R, Rural Residential
Not requested
Vacant
North:
South:
East:
West:
Vacant
Vacant
Single Family Residential
Private School
Lot area: ~,.8 acres
Number of Lots: ~,
Min. lot size: 1.1 acres
Max. lot size: 1.3
This project was continued from the March ~, 1991
Planning Commission Meeting in order to allow Staff
the opportunity to meet and work with the applicant
STAFFRPT\PM22629A 1
STAFF RECOMMENDATION:
on required street improvements for the project.
The Planning Commission felt that, even though the
lots would be a minimum of one acre, some kind of
paving of the streets would be appropriate due to
the site's proximity to the City~s urban core.
The applicant, through Staff~s error, was not
notified of the Public Hearing and therefore was not
present for the Public Hearing to discuss the
proposed additional Conditions of Approval.
Staff has met with the applicant to discuss the issue
regarding street improvements. The applicant also
brought to the attention of Staff that he had filed a
completed final map prior to the expiration date and
therefore an Extension of Time was not required to
record the map. The applicant is providing
information to the City Attorney regarding the need
for a time extension to record the final map. If the
City Attorney determines that an extension of time
is required, an alternative solution to the required
street improvements could be that a condition of
approval be added requiring the applicant to not
protest the formation of an assessment district for
street improvements when the City deems it
appropriate to have paved streets in the area.
The Staff Report of March ~,, 1991 is attached with
all the attachments included. The March ~,, 1991
Staff Report and Conditions of Approval as modified
are still current and are included in this report by
reference.
Planning Department Staff recommends that the
Planning Commission:
ADOPT Resolution No. 91- approving the
Second Extension of Time for Tentative Parcel
Map No.. 22629 based on the findings
contained in the Staff Report and subject to
the attached Conditions of Approval.
SJ: mb
Attachments:
R esol ution
Planning Commission Minutes, March ~,, 1991
Planning Commission Staff Report, March 4, 1991
Conditions of Approval
STAFFRPT\PM22629A
2
RESOLUTION NO. 91-
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF TEMECULA APPROVINGTHE SECOND
EXTENSION OF TIME FOR PARCEL MAP NO. 22629 TO
SUBDIVIDE A 4.83 ACRE PARCEL INTO ~, PARCELS ON
THE WEST SIDE OF GREEN TREE LANE, 300 FEET NORTH
OF PAUBA ROAD.
WHEREAS, Centennial Engineering filed Extension of Time for Parcel
Map No. 22629 in accordance with the Riverside County Land Use, Zoning, Planning
and Subdivision Ordinances, which the City has adopted by reference;
WHEREAS, the Planning Commission considered said Extension of Time
on March 18, 1991, 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 Extension of Time;
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:
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.
STAFFRPT\PM22629A
3
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 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 Iow i ng:
a)
There is reasonable probability that the
Second Extension of Time for Parcel Map No.
22629 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 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.
STAFFRPT\PM22629A
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 approving the proposed
Second Extension of Time for Tentative Parcel Map, No. 22629 makes the
following findings, to wit:
a)
There is a reasonable probability that this
project 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 project is
consistent with the existing SWAP
designations and current zoning on the site.
b)
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, due to the fact
that the project is in conformance with
existing and anticipated land use and
development within the area.
STAFFRPT\PM22629A
STAFFRPT\PM22629A
c)
d)
e)
f)
g)
h)
i)
j)
The proposed use or action complies with
state planning and zoning laws, due to the
fact that the proposed use conforms with
those uses listed as "allowed" within the
project site's existing R-R { Rural
Residential) zoning for the site.
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 density, due to the
fact that: adequate area is provided for all
proposed residential structures.
The project as designed and conditioned will
not adversely affect the public health or
welfare, due to the fact that the conditions
stated in the approval are based on mitigation
measures necessary to reduce or eliminate
potential adverse impacts of the project.
Parcel Map No. 22629 is compatible with
surrounding land uses. The harmony in
scale, bulk, height, density and coverage
creates a compatible physical relationship
with adjoining properties, due to the fact
that the proposal is similar in compatibility
with surrounding land uses.
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 project is consistent
with the current zoning of the subject site
R -R, ( Rural Residential ), and also consistent
mwith the adopted Southwest Area Community
Plan (SWAP) designation of 1 acre minimum.
The project as designed and conditioned will
not adversely affect the built or natural
envi tonmerit.
The design of the subdivision, the type of
improvements and the resulting street layout
are such that they are not in conflict with
easements for access through or use of the
property within the proposed projects, due to
the fact that this is clearly represented in the
site plan and the project analysis.
That said findings are supported by minutes,
6
maps, exhibits and environmental documents
associated with these applicants and herein
incorporated by reference, due to the fact
that they are referenced in the attached Staff
Report, Exhibits, Environmental Assessment,
and Conditions of Approval.
E. As conditioned pursuant to SECTION 3, the Parcel Map
proposed is compatible with the health, safety and welfare of the
community.
SECTION 2. Conditions.
That the City of Temecula Planning Commission hereby approves the
Second Extension of Time for Parcel Map No. 22629 for the subdivision of a ~,.8 acre
parcel into ~, parcels located on the west side of Green Tree Lane, 300 feet north of
Pauba Road subject to the following conditions:
A. Exhibit A, attached hereto.
SECTION 3.
PASSED, APPROVED AND ADOPTED this 18th day of March, 1991.
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 18th day of March, 1991 by the following vote of the Commission:
AYES:
PLANNING COMMISSIONERS
NOES:
PLANNING COMMISSIONERS
ABSENT:
PLANNING COMMISSIONERS
STAFFRPT\PM22629A 7
PLANNING COMMISSION MINUTES MARCH 4, 1991
2, SECOND EXTENSION OF TIME PARCEL HAP NO. 22629
el
Proposal for second extension of time for four parcel
subdivision of 4.8 acres. Located on the west side of
Green Tree Lane (approximately 300 feet north of Pauba
Road).
STEVE JIANNINO provided the staff report. Steve Jiannino
amended the Conditions of Approval as follows: under
"Prior To Issuance Of Grading Permit", add 13 A) to read
"If grading is to take place between the months of October
through April, erosion controls will be required. Erosion
Control Plan and notes shall be submitted and approved by
the Engineering Department."
CHAIRMAN CHINIAEFF opened the public hearing at 7:05 P.M.
COMMISSIONER HOAGLAND questioned the requirement for
paving of the roads.
GARY THORNHILL stated that Ordinance 460 did not require
the paving of roads in rural areas. He added that these
were County standards for County rural areas and even
though the City is incorporated, they are still dealing
with the County standards.
COMMISSIONER HOAGLAND expressed a concern that not
requiring the roads to be paved would be in conflict with
the proposed general plan.
CHAIRMAN CHINIAEFFquestioned if the Commission could make
the recommendation that the streets be paved based on a
determination of health, safety and welfare to the public.
JOHN CAVANAOGH advised the Commission that because this
item was not a Vesting Tentative Map, the Commission was
not restricted to a health, safety and welfare
determination; however, the Commission could make a
recommendation that an additional condition be included
requiring the streets be paved. Mr. Cavanaugh added that
if the Commission choose to entertain any other
conditions, the item should be continued because the
applicant was not present to concur. Mr. Cavanaugh
requested that the Commission state what street
improvements they would recommend.
COMMISSIONER EOAGLAND stated that he would like to see at
the minimum, a paved road with a cul-de-sac at the end.
PCMIN3/04/91 -5- MARCH 7, 1991
PLANNING
COMMISSION MINUTES
MARCH 4, 1991
DOUG STEWART advised the Commission that the current
standard for secondary access is 28 foot minimum without
curb and gutter.
COMMISSIONER FAHEY moved to leave the public hearing open
and continue Second Extension of Time for Parcel Map No.
22629 to the meeting of March 18, 1991, to propose and
discuss with the applicant the additional condition
requiring pavement of the cul-de-sac, seconded by
COMMISSIONER BOAGLAND.
AYES: 4 COMMISSIONERS: Blair, Fahey, Hoagland,
Chiniaeff
NOES: 0 COMMISSIONERS: None
ABSENT: i COMMISSIONERS: Ford
PLOT PLAN 217
Proposal to construct a two-story retail/office
totaling 15,343 square feet on a 1.2 acre site.
41460 Sanborn Avenue, Temecula.
RAY presented the staff report.
the ssion that the staff report
for Class II bike racks in a
area specified in the
enclosed, area has not been el
on any other before the
Ray stated that
standard Class II
error on Page 2 of
bike racks; however, sta
Mr.
a
, secured
however, this
nor addressed
to date. Mr.
would be for a
rack. Ray also indicated an
which requested seven
was amended to five bike racks.
CHAIRMAN CHINIAEFF ened hearing at 7:20 P.M.
RUSSELL RUMANS F, Herron and ~nsoff, 530 St. Johns
Place, Heme representing the ~ 'cant, concurred with
the modif' ations to the bike rack r uirements. Mr.
Rumanso clarified his understanding Condition No. 26
with aff, and stated relative to Condf 'on No. 40, the
ca al improvement fees, the developer ex essed an
position to waiving his right to protest a increase.
COMMISSIONER BOAGLAND suggested that staff may nt to
delete Condition No. 52 which was redundant to Co ition
No. 52.
· -6- MARCH 7, 1991
STAFF REPORT - PLANNING
CITY OF TEMECULA
PLANNING COMMISSION
March 4, 1991
Case No.: Parcel Map No. 22629
Prepared By: Steve Jiannino
Recommendation: Approve Second Extension of Time for Parcel Map No. 22629
APPLICATION INFORMATION
APPLICANT:
REPRESENTATIVE:
PROPOSAL:
LOCATION:
EXISTING ZONING:
SURROUNDING ZONING:
PROPOSED ZONING:
EXISTING LAND USE:
SURROUNDING LAND USES:
PROJECT STATISTICS:
BACKGROUND:
STAFFRPT\PM22629
Centennial Engineering
Centennial Engineering
For a Second Extension of Time for Parcel Map No.
22629, a 4 lot subdivision on 4.83 acres.
West side of Green Tree Lane, 300 feet north of
Pauba Road.
R-R, Rural Residential
North:
South:
East:
West:
R-R, Rural Residential
R-R, Rural Residential
R-R, Rural Residential
R-R, Rural Residential
Not requested
Vacant
North:
South:
East:
West:
Vacant
Vacant
Single Family Residential
Private School
Lot area: 4,8 acres
Number of Lots: 4
Min. lot size: 1.1 acres
Max. lot size: 1.3
Parcel Map No. 22629 was originally approved by the
County Planning Director September 4, 1987 with
the approval being received and filed by the Board
of Supervisors, October 1;3, 1989. The County
approved the First Extension of Time for Parcel Map
ANALYSIS:
GENERAL PLAN AND
SWAP CONSISTENCY:
FINDINGS:
No. 22629 on September 12, 1989, which extended
the Parcel Map approval to October 13, 1990. The
current request is for a Second Extension of Time
which will extend the map approval to October 13,
1991.
Parcel Map No. 22629 is a four lot residential
subdivision of ~,.8 acres. The smallest lot is 1.1
acres. The site is located east of Linfield School
and north of Pauba Road. The project has been
reviewed by the Development Review Committee
(DRC) at a Pre-DRC and Formal DRC meeting.
Staff has added Conditions of Approval to this
project to be consistent with current City
Standards.
The project density of .83 DU/AC is consistent with
the Southwest Area Community Plan (SWAP). The
project is also consistent with the R-R (Rural
Residential) zoning for the site. Therefore, Staff
finds it probable that this project will be consistent
with the new General Plan when it is adopted.
There is a reasonable probability that this
project 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 project is
consistent with the existing SWAP
designations and current zoning on the site.
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, due to the fact
that the project is in conformance with
existing and anticipated land use and
development within the area.
The proposed use or action complies with
state planning and zoning laws, due to the
fact that the proposed use conforms with
those uses listed as "allowed" within the
project site's existing R-R ( Rural
Residential) zoning for the site.
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 density, due to the
STAFFRPT\PM22629 2
10.
fact that; adequate area is provided for all
proposed residential structures.
The project as designed and conditioned will
not adversely affect the public health or
welfare, due to the fact that the conditions
stated in the approval are based on mitigation
measures necessary to reduce or eliminate
potential adverse impacts of the project.
Parcel Map No. 22629 is compatible with
surrounding land uses. The harmony in
scale, bulk, height, density and coverage
creates a compatible physical relationship
with adjoining properties, due to the fact
that the proposal is similar in compatibility
with surrounding land uses.
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 project is consistent
with the current zoning of the subject site
R-R, ( Rural Residential ), and also consistent
mwith the adopted Southwest Area Community
Plan (SWAP) designation of 1 acre minimum.
The project as designed and conditioned will
not adversely affect the built or natural
environment.
The design of the subdivision, the type of
improvements and the resulting street layout
are such that they are not in conflict with
easements for access through or use of the
property within the proposed projects, due to
the fact that this is clearly represented in the
site plan and the project analysis.
That said findings are supported by minutes,
maps, exhibits and environmental documents
associated with these applicants and herein
incorporated by reference, due to the fact
that they are referenced in the attached Staff
Report, Exhibits, Environmental Assessment,
and Conditions of Approval.
STAFFRPT\PM22629
3
STAFF RECOMMENDATION:
Planning Department Staff recommends that the
Planning Commission:
APPROVE the Second Extension of Time for
Parcel Map No. 22629 subject to the attached
Conditions of Approval, based on the
findings contained in the Staff Report.
SJ: mb
Attachments:
Conditions of Approval
Exhibits
STAFFRPT\PM22629 4
CITY OF TEMECULA
CONDITIONS OF APPROVAL
Parcel Map No: 22629
Project Description: Four (0,) lot Residential
Subdivision of 0,.8 acres.
Assessor's Parcel No.: 90,6-070-010
Planninq Department
The tentative subdivision shall comply with the State of California Subdivision
Map Act and to all the requirements of Ordinance 0,60, Schedule G, 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 four years after the
original approval date, unless extended as provided by Ordinance 0,60. The
expiration date is October 13, 1991.
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.
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.
All utilities, except electrical lines rated 33kv or greater, shall be installed
u n dergrou nd.
The project must comply with all the Conditions of Approval adopted by the
Planning Director and the Board of Supervisors for the original Parcel Map
No. 22629.
STAFFRPT\PM22629A 8
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.
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. L~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;
Riverside County Flood Control district;
City of Temecula Fire Bureau;
Planning Department;
Engineering Department;
Riverside County Health Department; and
CATV Franchise.
10.
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, aggregate base and
graded road section, A.C. paving and curb and gutter.
11.
Condition No. 8 of County Road Letter,, dated September ~,, 1987, shall be
superseded by the following:
Fuhrman Court {Via Telesio) shall be improved with 18 feet of half
street improvements plus one 12' lane within a 60~foot dedicated right-
d-way in accordance with County Standard No. 105, Section A
(60~/36~). Sidewalks shall be deleted.
Green Tree Road shall be improved with 20' of half street improvements
plus one 12~ lane within a 60' dedicated right-of-way in accordance with
County Standard No. 10~l~ Section A {60~/1~0~). Sidewalks shall be
deleted.
12. Improvement plans shall be based upon a centerline profile extending a
STAFFRPT\PM22629A 9
minimum of 300 feet beyond the project boundaries at a grade and alignment
as approved by the City Engineer.
13.
The subdivlder 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.
PRIOR TO ISSUANCE OF GRADING PERMITS:
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.
PRIOR TO ISSUANCE OF CERTIFICATES OF OCCUPANCY:
15.
Construct street improvements including but not limited to, aggregate base
and graded road section.
16.
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 Enqineering
PRIOR TO RECORDATION OF THE FINAL MAP:
17.
A signing plan shall be designed by a registered Civil Engineer and approved
by the City Engineer for Via Telesio and shall be included on the street
improvement plans.
18.
Prior to designing any of the above plans, contact Transportation Engineering
for the design requirements.
PRIOR TO THE ISSUANCE OF ANY ENCROACHMENT PERMITS:
19.
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.
PRIOR TO THE ISSUANCE OF OCCUPANCY PERMITS:
STAFFRPT\PM22629A
10
20. All signing shall be installed per the approved signing plan.
21. All 'Conditions of Approval stated in the County Road Department letter dated
September ~,, 1987 shall still apply to this project.
STAFFRPT\PM22629A 11
CITY OF TE1VIECULA
TEMECULA COMMUNITY SERVICES DISTRICT
QUIMBY ORDINANCE
The amount of land to be dedicated, or fees paid, shall be based on the residential density of the subdivisic
The residential density shall be determined by ~ultiplying the numbe~ of dwelling units by the number ox
persons per unit by the ratio of the number of acres of park land required for each 1,000 persons (i.e., .005).
Credits given for proposed parks will be under the discretion of the Temecula Community Services District
(TCSD) Director.
Whenever the actual mount of land to be dedicated is less than the mount of land required to be dedicated,
the subdivider shall pay fees for the fair market value of any additional land that otherwise would have been
required to be dedicated plus 20% for offsite improvements.
For subdivisions containing 50 parcels or less only the payment of fees may be required; provided however,
that when condominium project, stock cooperative or community apaxtment project exceeds 50 dwelling units,
the dedication of land may be required even though the number of parcels may be less than 50.
approval of · tentalive map, parcel map, or plaad de~lopment, red erga~ developmenf, stock cooperaffve,
comm~iy apa,&,~nt project and condomini~n for which · ~nN~ map or parcel rnap ix filed, a ~
Qzimby Act fee in the afnoe~ equal to the fair market value af Nqubed acreege (Plus 2096 for of[afte ~nprovemenl~)
shd be paid by ~he owner of each such parcel(sJ u a ~ to tlm issuance of such Pennit as authodzed bv
The following chart has been prepared to assist staff in calculating requirements of the existing Quimby
Ordinance:
Dwellings _Type_
Acres Required*
l(ea)
Single Family (Detached Garage)
.01490
l(ea)
Single Family (Attached Garage)
.01295
l(ea) Mobile home
.01360
2(ca)
Dwellings Units Per Structure
.01320
3 or 4(ea)
Dwelling Units Per Structure
.01240
5 or More
Dwelling Units Per Structure
.01170
* Plus 20% for offsite improvements.
The purpose of this document is for internal staff use only.
Gary L. King, Park Development Coordinator (TCSD)
PLANNING DIRECTOR'S APPROVAL DATE: 9-4-87
RZVERSZDE COUNTY PLANNXNG DEPARlllENT
CONDITIONS OF APPROVAL
TENTATIVE PARCEL ~tP NO. 22629
Riverside, fts agents, o from any clatm, action, or
proceeding agatnst the County of RIverside or its agents, officers, or
employees to attack, set aside, votd or annul an approval of the County
f t , tts advtsory agencies, appeal boards or legislative body
o R verstde
concerning PM 22629 , ~htch action ts brought within the ttme
pertod provided for tn California Governrent Code Sectton 66499.37. The
f
County o Riverside f111 promptly nottry the subdhtder of any such claim,
actton, or proceeding agatnst the County of Rherstde and w111 cooperate
fully tn the defense. If the County fatls to promptly nottry the
subdivider of any such claim, actton, or proceeding or fatls to Cooperate
fully tn the defense, the subdivider shall not, thereafter, be responsible
to defend, Indemnify, or hold harmless the County of RIverside.
2, The tentative <~arcel map shall confom to the requirements of Ordinance
460, Schedule unless modified by the conditions listed below. This
approve tenta'~ve parcel mp will expire two years after the approval
date of 10-13o87 unless extended as provided by Ordinance 460,
The final map shall be prepared by a regtsterod clvtl engineer or ltcensed
land surveyor subject to all the requirements of the State of California
Subdivision Nap Act, Rherstde CoUnty Subdhlston Ordinance 460.
All road easerents shall be offered for dedication to the publlc and shall
conttnue tn frce untt1 the governing body accepts or abandons such
offers. All dedications shall be free from 1
al encumbrances as approved
by the County Road Comtsstoner. Street names shall be subject to
approval of the Road Commissioner.
Easements, when requtred for roachday slopes, drainage facilities,
utilities, etc., shall be shown on the final map if within the land
f dedication ha provide for
dtvtston boundary. All o fers of s 11
nonexclusive publlc road and uttltty access. All easements, offers of
dedication and conveyances shall be submtttod and recorded as directed by
the Riverside County SurveJmr.
Legal access as requtred by Ordinance 460 shall be provtded from the
parcel mp boundary to a County maintained road.
All delinquent property taxes shall be paid prior to recordatton of the
final map.
TENTATIVE PARCEL MAP NO. 22629
Conditions of Approval
Page 2
Prior to any grading, a Grading Plan in compliance with the Uniform Building
Code, Chapter 70, as amended by Ordinance 457, shall be submitted to the
County Department of Building and Safety.
The subdivider shall comply with the street improvement recommendations
outlined in the County Road Department's letter dated 7-29-87, a copy of
which is attached.
10.
The subdivider shall comply with the. environmental health recommendations
outlined in the County Health Department's transmittal dated 6-26-87, a
copy of which is attached.
11.
The subdivider shall comply with the flood control recommendations outlined
in the Riverside County Flood Control District's letter dated 7-28-87, a
copy of which is attached. If the land division lies within an adopted
flood control drainage area pursuant to Section 10.25 of Riverside County
Land Division Ordinance 460, appropriate fees for the construction of area
drainage facilities shall be collected by the Road Commissioner prior to
recordation of the final map or waiver.of parcel map.
12.
The subdivider shall comply with the fire improvement recommendations outlined
in the County Fire Department's letter dated 7-28-87, a copy of which is
attached.
GRADING
13.
Grading plans shall conform to the Hillside Development Standards as presented
in the Comprehensive General Plan. All cut and/or fill slopes, or individual
combinations thereof, which exceed ten feet in vertical height shall be
modified by an appropriate combination of a special terracing {benching} plan,
increased slope ratio {e.g. 3:1}, retaining walls, and/or slope planting
combined with irrigation. All driveways shall not exceed a 15% grade.
14.
Prior to the issuance of grading permits a qualified pal eontologist 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. The paleontologist
shall inform the Planning Department in writing of the outcome of grading
operations with regard to impacts and/or mitigations required.
TENTATIVE PARCEL MAP NO. 22629
Conditions of Approval
Page 3
AGENCIES
15.
All proposed construction shall comply with the California Institute of
Technology, Palomar Observatory recommendations dated 6-30-87, a copy
of which is attached.
DEVELOPMENT STANDARDS
16.
No building permits shall be issued by the County of Riverside for any
residential lot/unit within the project boundary until the developer,
or the developer's successors-in-interest provides evidence of compliance
with public facility financing measures. A cash sum of one-hundred
dollars ($100) pe~ lot/unit shall be deposited with the Riverside County
Department of Building and Safety as mitigation for public library
development.
17. All lots created by this land division shall have a minimum area of 1.13
acres gross.
18.
When lots are crossed by major public utility easements, each lot shall
have a net usable area of not less than 3600 square feet, exclusive of
the utility easement.
19. All lot length to width ratios shall be in conformance with Section 3.8C
of Ordinance 460.
20. Corner lots shall be provided with additional area pursuant to Section
3.8B of Ordinance 460.
21. Lots created by this subdivision shall be in conformance with the development
standards of the R-R zone.
ENVRIONMENTAL CONSTRAINT SHEET CONDITIONS
22.
An Environmental Constraints Sheet (ECS) shall be prepared with the final
map to delineate identified environmental concerns and shall be permanently
filed with the office of the County Surveyor. Prior to the recordation
of the final map, 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.
TENTATIVE PARCEL MAP NO.
Conditions of Approval
Page 4
22629
23.
24.
25.
The following note shall be placed on the final map: "Constraints affecting
this property are shown on the accompanying Environmental Constraints Sheet,
the original of which is on file at the office of the Riverside County
Surveyor. These constrBints affect all parcels."
The following note shall be placed on the Environmental Constraints Sheet:
"This property is located within thirty {30} miles of Mount Palomar
Observatory. Light and glare may adversely impact operations at the
Observatory. Outdoor lighting shall be from low pressure sodium lamps
that are oriented and shielded to prevent direct illumination above the
horizontal plane passing through the luminare."
A note shall be placed on the ECS indicating the availability of domestic
water services to'the subject property as of the date of recordation of
the final map.
LD:me
7-31-87
OFFICE OF ROAD CON~41~$1ONER ~, COUNTY SURVEYOR
September 4, 1987
RIverside County Planntng Commission
4080 Lemon Street
Riverside, CA925OZ
Ladies and Gentlemen:
Re: Parcel Map 22629
Schedule H - Team 1
Amended at Director Hearing 9-4-87
With respect to the conditions of approval for the referenced tentative land
division maps the Road Department recommends that the landdivider provide the
following street improvement plans and/or road dedications in accordance with
Ordinance 460 and Riverside County Road Improvement Standards (Ordinance 461).
It is understood that the tentative map correctly shows acceptable centerline
profiles, all existing easements, traveled ways, and drainage courses with
appropriate O's, and that their mission or unacceptability may requi re the map
to be resubmitted for further consideration. These Ordinances and the following
conditions are essential parts and a requirement Occurring in ONE is as binding
as though occurring in all. They are intended to be complementary. amad to
describe the conditions for a complete design of the improvement. All questions
regaPdipg the true meaning of the conditions shall be referred to .the Road
Commissioner's Office.
The landdivider shall protect downstream properties from damages
caused by alteration of the drainage patterns, i.e., concentra-
tion of diversion of flow. Protection shall be provided by
constructing adequate drainage facilities including enlarging
existing facilities or by securing a drainage easement or by
both. All drainage easements shall be shown on the final map
and noted as follows: "Drainage Easement - no building,
obstructions, or encroachments by land fills are allowed". The
protection shall be as approved by the Road GepartJnent.
The landdivider shall accept and properly dispose of all offsite
drainage flowing onto or through the site. In the event the
Road Commissioner permits the use of streets for drainage
purposes, {he provisions of Article X! of Ordinance No. 460
wtll apply. Should the quantities exceed the street
capacity or the use of streets be prohibited for drainage
purposes, the subdivider shall provide adequate drainage
facilities as approved by the Road Department.
Parcel Hap 22629
auly-29,-~g87 September 4, 1987
~'qe 2
,nded at Director Hearing 9-4-87
The required improvements are reflected in the following
conditions shall be completed or a Performance Security
in lie~ thereof shall be posted in accordance with
Riverside County Ordinance 460, Article XV, prior to
recordation of the final map. The improvements are
required based on the following findings:
a) The improvements are a necessary prerequisite to the
orderly development of the surrounding area.
b) The improvements are necessary for the public health and
safety.
4. Corner cutbacks in conformance with County Standard No. 805 shall be
shown on the final map.
Prior to the recordation of the final map, or the granting of a
waiver of the final map, the developer shall deposit with the
Riverside County Road Department, a cash sum of $150.00 per lot
as mitigation for traffic signal impacts.
The minimum centerline radii shall be as approved by the Road
Department.
All centerline intersections shall be at gO° or as approve~ by the
Road Depart~nent.
Fuhrman Court (Via Teleslo) shall be improved with 24 feet of
acceptable Aggregate Base (0.33' thick) on a 32 foot graded section
within a 60 foot full width dedicated right of way as approved by
the Road Commissioner.
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 Riverside County Road Conwnissioner.
Completion of road improvements does not imply acceptance for maint-
enance by County.
An access road to the nearest road maintained for publtc use shall
be constructed with a 24' graded section within a minimum 40' part
width right of way in accordance with an approved centerline profile
as approved by the Road Commissioner.
Parcel .4ap 22629
J,}y-29r-}98~- September 4.19G7
Pa6e 3 ,
,.~te~ at Director Hearing 9-4-87
GH:lh
Very truly yours,
Gus Hughes
Road Division Engineer
'9. Green Tree Road shall be 30' half width right of way only within a 60
foot full width dedicated ~ight of way as approved by the Road Connissioner.
*Amended at Director Hearing 9-4-87
KENNETH L.. EDWARD8 ices MANKILT
RIVERSIDE COUNTY FLOOD CONTROL AND
WATER CONSERVATION DISTRICT
July 28, 1987
Riverside County
Planning Department
County Administrative Center
Riverside, California
Attention: Regional Team No. 1
Laurie Dobson
Ladies and Gentlemen:
Re: Parcel Map 22629
Parcel Map 22629 is a proposal to divide 4.8 acres into 4 lots
the Temecula Valley area, on the west side of Green Tree Lane
about 300 feet north of Pauba Road.
Runoff in a natural watercourse that drains an area of about 30
acres traverses Parcel 2.
Following are the District's recommendations:
This parcel map is located within the limits of the Mur-
rieta Creek/Temecula Valley Area Drainage Plan for which
drainage fees have been adopted by the Board. Drainage
fees shall be paid as set forth under the provisions of
the "Rules and Regulations for Administration of Area
Drainage Plans", amended July 3, 1984:
Drainage fees shall be paid to the Road Commissioner
as part Of the filing for record of the subdivision
final map or parcel map, or if the recording of a
final parcel map is waived, drainage fees shall be
paid as a condition of the waiver prior to recording
a certificate of compliance evidencing the waiver of
the parcel map; or
At the option of the land divider, upon filing a re-
quired affidavit requesting deferment of the payment
of fees, the drainage fees shall be paid to the
Building Director at the time of issuance of a grad-
ing permit or building permit for each approved par-
cel, whichever may be first obtained after the
recording of the subdivision final map or parcel map;
however,
Riverside County
Planning Department
Re: Parcel Map 22629
- 2 - July 28, 1987
Drainage fees shall be paid to the Road Commissioner
as a part of the filing for record of the subdivision
final map or parcel map, or before receiving a waiver
to record a land division, for each lot within the
land division where construction activity as evi-
denced by one of the following actions has occurred
since May 26, 1981:
(a) A grading permit or building permit has been
obtained.
(b) Grading or structures have been initiated.
The natural watercourse that traverses Parcel 2 should be
delineated and labeled on the environmental constraint
sheet. A note should be placed on the environmental con-
straint sheet stating that the watercourses must be kept
free of all buildings and obstructions.
A copy of the environmental constraint sheet and the
final map should be submitted to the District for review
and approval prior to recordation of the final map.
Questions concerning this matter may be referred to Stuart
McKibbin of this office at 714/787-2333.
Very truly yours,
KENNETH L. EDWARDS
Chief Engineer
JOHN H. KASHUBA
Senior Civil Engineer
cc: Centennial Engineering
SEM:bjp
FIR DEPARTMENT E
RAY HEBRARD
FIRE CHIEF
Plannlnl ~. Enlineerinl Office
7-28-87 4080 Len~on S~reet. Suite 11
Rivehide, CA 92501
(71~) 787~6
PLANNING DEPARTMENT
ATTN: TEAM
RE: PM 22629
With respect to the conditions of approval for the above referenced land division,
the Fire Department recon=aends the following fire protection measures be provided
in accordance with Riverside County Ordinances and/or recognized fire protection
standards:
FIRE PROTECTION
Schedule "H" fire protection. An approved standard fire hydrant (6"x4"x2t"),
shall be located so that no portion of the frontage of any lot is more than
500 feet from a fire hydrant. Minim~ua fire flow shall be 500 GPM for 2 hours
duration at 20 PSI.
The applicant/developer shall provide written certification from the appropriate
water company that the required fire hydrants are either existing or that
financial arrangements have been made to provide them.
MITIGATION FEES
Prior to the. recordation of the final mp, 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.
All questions regarding the meaning of the conditions shall be referred to the
Fire Department Planning and Engineering staff.
MICHAEL E. GRAY, Planning Officer
DATE: June 23, 1987
TO:
Assessor
Building and Safety
Surveyor Dave Duda
Road Department
Health
Fire Protection
Flood Control District
Fish & Game
LAFCO Doug Vierra
RECEIVED
JUN 3 0 1987
PALOMAR OBSERt.'~TORY
Calif. Native Plant Soc.
Rancho Calif. Water
Southern Calif. Edison
Southern Calif. Gas
General Telephone'
Temecula Chamber of Commerce
Regional Water Quality Control Bd #g
Temecula Union School Dist.
Nt. Palomar
Valleywide Parks & Rec.
County Library
Convnissi oner Bresson
PARCEL MAP 22629 - (Tm-1) - E.A. 31726
Centennial Engineering, Inc. - Rancho
California District - First Supervisori
District - West of Freen Lane, North of
Pauba Road - R-R Zone - Schedule G - No
Waiver - 4.83 acres into 4 lots - PlOd 1
- A.P. 923-430-002
Please review the case described above, along with the attached case map. A Land
Division Committee meeting has been tentatively scheduled for July 30, 1987. If it clear
it will then go to public hearing.
Your comments and recommendations are requested prior to July 16, 1987 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
Laurie Dobson at 787-1363
Planner
COMMENTS:
PLEASE SEE ATTACHED
DATE: 6/30/87 SIGNATURE
PLEASE print name and title
Dr. Eo~e/rt~/.~Br~u~ato/Assistant Director/Palomar
4080 LEMON STREET, gTH FLOOR
RIVERSIDE, CALIFORNIA 92501
(714) 787'6181
46-209 OASIS STREET, ROOM 304
INDIO, CALIFORNIA 92201
(619) 342-8277
7
CALIFORNIA INSTITUTE OF TECHNOLOGY
This case is within 30 miles of the Palomar Observatory and is therefore
within the zone requiring the use of low-pressure sodium vapor lamps for
street lighting, as stipulated by the Riverside County Board of Supervisors.
We request that the design for other types of outdoor lighting that may be
employed on this property be made consistent with the spirit of the decision
of the Board of Supervisors which is intended to mitigate the adverse effects
such facilities have on £he astronomical research at Palomar. Beneficial
steps to that end include:
1. Use the minimum amount of light needed for the task.
2. Orient and shield light to prevent direct upward illumination.
Turn off lights at 11:00 p.m. (or earlier) unless, in commercial
applications, the associated business is open past that time, in which
case the lights should be turned off at closing.
Use low-pressure sodium lamps for roadways, walkways, equipment yards,
parking lots, security and other similar applications. These lights
need not be turned off at 11:00 p.m.
For further information, call (818) 356-4035.
Robert J. Brucato
Assistant Director
DATE: June 23, 1987
TO:
Assessor
Building and Safety
Surveyor Dave Duda
Road Department
Health
Fire Protection
Flood Control District
Fish & Game
LAFCO Doug Vierra
::IiVE::i)iDE COUnCV
'PLAnninG DEPA::iCfiTEnC
JUN 29 1987
Calif. Native Plant Soc.
Rancho Calif. Water
Southern Calif. Edison
Southern Calif. Gas
General Telephone
Temecu]a Chamber of Commerce
Regional Water Quality Control Bd ~g
Temecula Union School Dist.
Mt. Palomar
Valleywide Parks & Rec.
County Library
Con~nissi oner Bresson
RIVERSIDE PUB~_IC
LIBRARY
PARCEL MAP 22629 - (Tm-1) - E.A. 31726 -
Centennial Engineering, Inc. - Rancho
California District - First Supervisoria
District - West of Freen Lane, North of
Pauba Road - R-R Zone - Schedule G - No
Waiver - 4.83 acres into 4 lots - MOd 11
- A.P. 923-430-002
Please review the case described above, along with the attached case map. A Land
Division Committee meeting has been tentatively scheduled for July 30, 1987. If it clears
it will then go to public hearing.
Your comments and recommendations are requested prior to July 16, lg87 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
Laurie Dobson at 787-1363
Planner
COMMENTS:
PLEASE print name and title
4080 LEMON STREET, 9TM FLOOR
RIVERSIDE, CALIFORNIA 92501
(714) 787-6181
46-209 OASIS STREET, ROOM 304
INDIO, CALIFORNIA 92201
(619) 342-8277
COUNTY OF I{IVILRSIDF_, DEPAI{'II,IEH'I' OF III;nbiu
ENVIKONMEItTAL IIEAL'ril SERVICES DlVlS1OH
],AND USE SECTION
3575 Eleventh Street Mall
Riverside. CA 92501
PARCEL I.iAP tl ~,:2, ~ :Z,c]
REglONAL I'EAJ.| {] I
WATER SOURCE:
PARENT P.H. (I,f Any)
5 P
sn ho C h'CAREA/D STR c'r
SC!!EDULE C~ ORD. 460
WAIVER REQUEST? ~
TIlE DEPAR'I'I, LEH'£ OF IIEAlYI'II IIAS REVIEWED TIlE HAP DESCRIBED ABOVE. IF
THERE ARE ANY QUEST1OI4S CONCERHiNG TIllS 'I'RANSHiTTAL, COIlI'ACT 787-6542
OUR RECOMMENDATIONS ARE AS FOLLOWS:
The EnvtroPJnental HNdth Sewlcee DMelon (EHaD) has reviewed the mixwe Pm~ml
Map and while we are not privileged to receive any preliminary Information relative to
subsuffice sewage dlsposN or connection to sewers or domestic water luppty, It I$
our conslderKI opinion that the soils that might be encountered In this ares ~
be conducive to effective sub~rface sew~.ge disposal. Some dlffloulty rely be
cou~ered In effluent dl-'~<~l from individ~:~l ~wage disposal systems and
of moil characteristics in tt~e sr~a there .m~y be a mqu,'~mment for extenive grading,
combaction, cutting, etc: Pr;or ';;, recorda;j~:n of the final map, an ac~cq:ltlNe Io118
feasibility report shall be submitted for review and approval by the EHSD.
This parcel map indicates the! Rc, ncho Gxl;~'. tA]oe~r
will s~rve the toL~, Thi~ C~.;..partment has not rle, elvm:l $n~
of~c~l cef~,,-.tat2on fr,~n t;mt water company Indicatlfti
e~lNp~ness and desire ~o do so. Therefore, no
for s water distribution s.y, ste, m or connection I~
FOR H~-PUIY DiPJ~CIDI~ OF
HEAL~t FOR ENViRE~q~E, NEAL
HEALIll
CITY OF TEMECULA
DEVELOPMENT FEE CHECKLIST
CASE NO.: Second Extension of Time,
Parcel Map No. 22629
The following 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. 3
Condition No. ~,
Condition No. 15
Condition No. 5
( County Roads)
Original Conditions of
Approval No. 16
Letter Dated 7-28-87
Letter Dated 7-28-87
STAFFRPT\PM22629A
12
PLANNING COMMISSION
EXHIBff
API iOI/M DATE
P,44 22E2~'
EXHIBIT
APPROVAL DATE
'%E PLANNER
LOCATION
ITEM #11.
STAFF REPORT - PLANNING
CITY OF TEMECULA
PLANNING COMMISSION
March 18, 1991
Case No.:
First Extension of Time
Vesting Tentative Tract Map No. 23316,
Amd. No. 2
Prepared By: Richard Ayala
Recommendation:
ADOPT Resolution 91- approving the
First Extension of Time for Vesting
Tentative Tract Map No. 23316, Amd. No. 2;
based on the Analysis and Findings
contained in the Staff Report and subject
to the attached Conditions of Approval.
APPLICATION INFORMATION
APPLICANT:
Johnson + Johnson Development Corporation
REPRESENTATIVE:
Johnson + Johnson Development Corporation
PROPOSAL:
First Extension of Time for Vesting Tentative Tract
Map No. 23316, Amd. No. 2.
LOCATION:
Northeast corner of Solana Way and Margarita Road.
EXISTING ZONING:
R-2 (Multiple Family Dwellings)
SURROUNDING ZONING:
North: A-2-20
South: R-2
East: R-2
West: A-2-20
( Heavy Agriculture,
20 Acres Minimum)
(Multiple Family
Dwellings )
(Multiple Family
Dwellings)
{ Heavy Agriculture,
20 Acres Minimum)
PROPOSED ZONING:
Not requested.
EXISTING LAND USE:
Single Family Residence and Storage Building
SURROUNDING LAND USES:
North:
South:
East:
West:
Vacant
Multi-Family Development
Single Family Development
Abandoned Structures (Vacant)
STAFFRPT\23316.TM 1
PROJECT STATISTICS:
Total Acreage:
Number of Units:
18.9 acres
284 units
Size of Units: Plan S.F. BR/BA
A 750 ~
B 875 2/1
C 975 2/2
D 1,215 3/2
Planned Density:
SWAP Allowed Density:
15 DU/AC
8-16 DU/AC
BACKGROUND:
PROJECT DESCRIPTION:
ANALYSIS:
Vesting Tentative Tract Map No. 23316, Amd. No.
2 was recommended for approval on October 5, 1988
by the Riverside County Planning Commission, and
was approved by the Riverside Board of
Supervisors on October 25, 1988.
The applicant is proposing to develop a 284 unit
condominium project at a density of 15 DU/AC on
approximately 18.9 acres situated on the northeast
corner of Solaria Way and Margarita Road. Access
is provided by Margarita Road and Solana Way.
Desiqn Considerations
The proposed condominium project has been
designed in accordance with the standards of the R-
2 zone (Multiple Family Dwellings) and the
development standards of Ordinance Nos. 348 and
u,60. The circulation pattern for the condominium
project uses Solana Way and Margarita Road as the
projectis main access with an entry point off each
street as shown on the site plan. In addition, the
proposal is incorporating approximately 29,900
square feet of recreation area composed of two
swimming pools, two cabanas and a recreational
building. The overall area of open space for the
proposed project is approximately 402,518 square
feet which equals to approximately 49% of the overall
project site.
Staff has reviewed the site plan and architectural
design of the project and finds it to be consistent
with City development code standards and with the
overall architectural design found in the City.
STAFFRPT\23316.TM
2
Traffic
The Transportation Engineering Staff has reviewed
the Traffic Analysis prepared for Vesting Tentative
Tract Map No. 23316 and has determined that the
proposed project will not have a significant impact
to the existing traffic volumes and will not cause
any adverse impacts on the surrounding highway
system. This project is consistent with the current
zoning ( R-2 ) for the area.
Although this proposed project is expected to
generate approximately 1,549 daily trips with 120
trips during the AM peak hour and 150 trips during
the PM peak hour, this is not excessive and can
easily be accommodated by the existing roadway
geometrics.
All of the intersections in the vicinity of the
proposed site will continue to operate at an
acceptable level of service during the AM and PM
peak hours for existing plus project traffic
conditions. The traffic impacts of the proposed
project upon these intersections are minor and can
be accommodated without causing any adverse
change in LOS at these intersections
Parking
Ordinance 30,8 requires 60,6 parking spaces. The
proposed condominium project is providing 280,
covered parking, 0,23 open parking, and 9
handicapped parking spaces with a total of 716
parking spaces. Thus, the project exceeds the
parking required under Ordinance 30,8.
Quimby Act
Staff is recommending the addition of the standard
Quimby Act fees to be attached to the Conditions of
Approval.
Density
The proposed subdivision { Vesting Tentative Tract
Map No. 23316) has a density of 15 DU/AC. The
Southwest Area Community Plan ISWAP) calls for 8-
16 DU/AC. Thus, meeting the SWAP residential
density requirement.
STAFFRPT\23316.TM
3
GENERAL PLAN AND
SWAP CONSISTENCY:
ENVIRONMENTAL
DETERMINATION:
FINDINGS:
The project falls within the Rancho California
Temecula Subarea of the Southwest Territory Land
Use Planning Area. The policies for this subarea
call for Category I {8-20 DU/AC) and II (2-8
DU/AC) land uses.
The applicant is proposing 280, condominiums on a
18.9 acre site, yielding a density of 15 DU/AC. The
proposed project meets the requirements of a
Category I development. Consideration of
surrounding land uses indicates that the subject
site currently is appropriate for Category II (2-8
DU/AC) development.
However, the proposed density of 15 DU/AC is
consistent with the Southwest Area Community Plan
designation of 8-16 DU/AC. In addition, Staff finds
it probable that this project will be consistent with
the new General Plan when it is adopted.
On October 25, 1988, the Riverside County Board of
Supervisors adopted a Negative Declaration for
Environmental Assessment No. 320,25.
Environmental Assessment No. 320,25 indicated that
the site may impact or be impacted by flooding.
Traffic, overcrowded schools, and Mount Palomar
Observatory operations. However, these impacts
will be mitigated through the Conditions of Approval
for Vesting Tentative Tract No. 23316. Therefore,
Staff is not requesting any further environmental
determination.
There is a reasonable probability that this
project 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 project is
consistent with existing site development
standards in that it proposes articulated
design features and site amenities
commensurate with existing and anticipated
residential development standards.
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, due to the fact
STAFFRPT\23316.TM 4
that the project is in conformance with
existing and anticipated land use and design
guidelines standards.
The proposed use or action complies with
state planning and zoning laws, due to the
fact that the proposed use conforms with
those uses listed as "allowed" within the
project site's existing land use designation.
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 density, due to the
fact that; adequate area is provided for all
proposed residential structures; adequate
landscaping is provided along the projectis
public and private frontages; and the
internal circulation plan should not create
traffic conflicts as design provisions are in
conformance with adopted City standards.
The project as designed and conditioned will
not adversely affect the public health or
welfare, due to the fact that the conditions
stated in the approval are based on mitigation
measures necessary to reduce or eliminate
potential adverse impacts of the project.
Vesting Tentative Tract Map No. 23316 is
compatible with surrounding land uses. The
harmony in scale, bulk, height, density and
coverage creates a compatible physical
relationship with adjoining properties, due to
the fact that the proposal is similar in
compatibility with surrounding land uses;
and adequate area and design features
provide for siting of proposed development in
terms of landscaping and internal traffic
circulation.
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 project is consistent
with the current zoning of the subject site,
and also consistent with the adopted
Southwest Area Community Plan (SWAP)
designation.
STAFFR PT\23316. TM 5
The project as designed and conditioned will
not adversely affect the built or natural
environment as determined in the Negative
Declaration adopted by the County for the
project, due to the fact that impact mitigation
is realized by conformance with the project~s
Conditions of Approval.
The project has acceptable access to a
dedicated right-of-way which is open to, and
useable by, vehicular traffic, due to the fact
that the project currently proposes two
independent access points from Solana Way
and Margarita Road which have been
determined to be adequate by the City
Engineer.
10.
The design of the subdivision, the type of
improvements and the resulting street layout
are such that they are not in conflict with
easements for access through or use of the
property within the proposed projects, due to
the fact that this is clearly represented in the
site plan and the project analysis.
11.
That said findings are supported by minutes,
maps, exhibits and environmental documents
associated with these applicants and herein
incorporated by reference, due to the fact
that they are referenced in the attached Staff
Report, Exhibits, Environmental Assessment,
and Conditions of Approval.
STAFF RECOMMENDATION:
Planning Department Staff recommends that the
Planning Commission:
ADOPT Resolution 91- approving Vesting
Tentative Tract Map No. 23316, Amd. No. 2;
based on the Analysis and Findings contained
in the Staff Report and subject to the
attached Conditions of Approval.
RA:ks
Attachments:
Resolution
Conditions of Approval
Exhibits
STAFFRPT\23316. TM
6
RESOLUTION NO. 91-
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF TEMECULA APPROVING THE FIRST EXTENSION
OF TIME FOR TENTATIVE TRACT MAP 23316 A 284
CONDOMINIUM DEVELOPMENT ON 18.9 ACRES LOCATED
ON THE NORTHEAST CORNER OF SOLANA WAY AND
MARGAR ITA ROAD AND KNOWN AS ASSESSOR'S PARCEL
NO. 921-090-022, 023, 024, AND 025.
WHEREAS, Johnson + Johnson Development Corporation filed the Time
Extension in accordance with the Riverside County Land Use, Zoning, Planning and
Subdivision Ordinances, which the City has adopted by reference;
WHEREAS, said Time Extension application was processed in the time
and manner prescribed by State and local law;
WHEREAS, the Planning Commission considered said Time Extension on
March 18, 1991, 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
approved said Time Extension.
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
Time Extension proposed will be consistent
with the general plan proposal being
considered or studied or which will be
studied within a reasonable time.
STAFFRPT\23316. TM 7
The design of the subdivision, the type of
improvements and the resulting street layout
are such that they are not in conflict with
easements for access through or use of the
property within the proposed projects, due to
the fact that this is clearly represented in the
site plan and the project analysis.
k)
That said findings are supported by minutes,
maps, exhibits and environmental documents
associated with these applicants and herein
incorporated by reference, due to the fact
that they are referenced in the attached Staff
Report, Exhibits, Environmental Assessment,
and Conditions of Approval.
E. As conditioned pursuant to SECT ION 2, the Time Extension
proposed conforms to the logical development of its proposed site, and
is compatible with the present and future development of the
surrounding property.
SECTION 2. Environmental Compliance.
That the City of Temecula Planning Commission hereby determines that
the previous environmental determination (Adoption of Negative Declaration for
Environmental Assessment No. 320,25) still applies to said Tract Map {Extension of
Time).
SECTION 3, Conditions.
That the City of Temecula Planning Commission hereby approves The
First Extension of Time for Vesting Tentative Tract Map No,' 23316 for a 280,
condominium development on 18.9 acres located on the northeast corner of Solana Way
and Margarita Road and known as Assessor's Parcel No. 921-090-022,023, 020,, and
025 subject to the following conditions:
A. Exhibit A, attached hereto.
SECTION 0,.
PASSED, APPROVED AND ADOPTED this 18th day of March, 1991.
DENNIS CHINIAEFF
CHAIRMAN
STAFFRPT\23316. TM 11
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 Time Extension 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 the Time
Extension 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 ) PursuanttoSection 18.30(c), no Time Extension may
be approved unless the following findings can be made:
STAFFRPT\23316.TM
8
a)
The proposed use must conform to all the
General Plan requirements and with all
applicable requirements of state law and City
ordinances.
b)
The proposed subdivision does not affect the
general health, safety, and welfare of the
public.
( 2 ) The Planning Commission, in approvingthe proposed
Time Extension, makes the following findings, to wit:
a)
There is a reasonable probability that this
project 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 project is
consistent with existing site development
standards in that it proposes articulated
design features and site amenities
commensurate with existing and anticipated
residential development standards.
b)
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, due to the fact
that the project is in conformance with
existing and anticipated land use and design
guidelines standards.
c)
The proposed use or action complies with
state planning and zoning laws, due to the
fact that the proposed use conforms with
those uses listed as "allowed" within the
project site's existing land use designation.
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 density, due to the
fact that; adequate area is provided for all
proposed residential structures; adequate
landscaping is provided along the project's
public and private frontages; and the
internal circulation plan should not create
traffic conflicts as design provisions are in
conformance with adopted City standards.
STAFFRPT\23316.TM 9
e)
f)
g)
h)
The project as designed and conditioned will
not adversely affect the public health or
welfare, due to the fact that the conditions
stated in the approval are based on mitigation
measures necessary to reduce or eliminate
potential adverse impacts of the project.
Vesting Tentative Tract Map No. 23316 is
compatible with surrounding land uses. The
harmony in scale, bulk, height, density and
coverage creates a compatible physical
relationship with adjoining properties, due to
the fact that the proposal is similar in
compatibility with surrounding land uses;
and adequate area and design features
provide for siting of proposed development in
terms of landscaping and internal traffic
circulation.
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 project is consistent
with the current zoning of the subject site,
and also consistent with the adopted
Southwest Area Community Plan (SWAP)
designation.
The project as designed and conditioned will
not adversely affect the built or natural
environment as determined in the Negative
Declaration adopted by the County for the
project, due to the fact that impact mitigation
is realized by conformance with the project~s
Conditions of Approval.
The project has acceptable access to a
dedicated right-of-way which is open to, and
useable by, vehicular traffic, due to the fact
that the project currently proposes two
independent access points from 5olana Way
and Margarita Road which have been
determined to be adequate by the City
Engineer.
STAFFRPT\23316. TM 10
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 18th day of March, 1991 by the following vote of the Commission:
AYES:
PLANNING COMMISSIONERS
NOES:
PLANNING COMMISSIONERS
ABSENT:
PLANNING COMMISSIONERS
STAFFR PT\23316. TM
12
CITY OF TEMECULA
ADDITIONAL CONDITIONS OF APPROVAL
Vesting Tentative Tract Map No. 23316, Amended No. 2
Commission Approval Date:
Expiration Date:
Planninq Department
Unless previously paid, 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.
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 Iot/unlt shall be deposited with
the City as mitigation for public library development.
This conditionally approved Extension of Time for Vesting Tentative Tract
Map No. 23316, Amended No. 2 will expire one {1) year after the original
expiration date, unless extended as provided by Ordinance u,60. The
expiration date is October 25, 1991.
Prior to recordation of the final map, the subdivider shall submit to the
Planning Director written verification that Quimby Act requirements have
been met or an agreement with the Community Services District which
demonstrates to the satisfaction of the City that the land divider has satisfied
Quimby Act requirements in accordance with Section 10.35 of Ordinance No.
u,60. The agreement shall be approved by the City Council prior to the
recordation of the final map.
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.
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.
STAFFRPT\23316.TM 13
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:
As deemed necessary by the City Engineer or his representative, 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;
Parks and Recreation Department; and
San Bernardino County Museum.
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.
Solana Way shall be improved with 32 feet of half street within a ~u,, dedicated
right-of-way in accordance with County Standard No. 102. Existing 55' right-
of-way will be reduced to L~u,, right-of-way by vacation of remainder due to
existing improvements to the east.
10o
Margarita Road shall be improved with one-half street improvements plus one
foot lane per Riverside County Standard No. 100.
11.
12.
Winwood Circle shall be improved with one-half street improvements plus one
12 foot lane per Riverside County Standard No. 106, Section B.
In the event road or off-site right-of-way are required to comply with these
conditions, such easements shall be obtained by the developer; or, in the
event the City is required to condemn the easement or right-of-way, as
provided in the Subdivision Map Act, the developer shall enter into an
agreement with the City for the acquisition of such easement at the
developer's cost pursuant to Government Code Section 660,62.5, which shall
be at no cost to the City.
13.
Vehicular access shall be restricted on Margarita Road and Solana Way and so
noted on the final map with the exception of a 0,2 foot opening 320+/- feet west
of the east property line as approved by the City Engineer.
STAFFRPT\23316.TM 10,
15.
Easements. when required for roadway slopes. landscape easements. drainage
facilities, utilities. etc., shall be shown on the final map if they are located
within the land division boundary. All offers of dedication and conveyances
shall be submitted and recorded as directed by the City Engineer.
A declaration of Covenants, Conditions and Restrictions I CCF, R's) shall be
prepared by the developer and submitted to the Director of Planning, City
Engineer and City Attorney. The CCF, 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
CCF, 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 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, RIs and Articles of Incorporation of the Property Owneris
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 CCF, R~s shall provide for the effective establishment, operation.
management. use. repair and maintenance of all common areas and
facilities.
The 'CCF, RIs shall provide that the property shall be developed,
operated and maintained so as not to create a public nuisance.
The CCF, RIs 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.
The declaration shall contain language prohibiting further
subdivision of any lots, whether they are lettered lots or
numbered lots.
ii.
All parkways. open areas, and landscaping shall be permanently
maintained by homeowneris association or other means acceptable
to the City. Such proof of this maintenance shall be submitted
to the Planning and Engineering Divisions prior to issuance of
building permits.
STAFFRPT\23316. TM 15
16.
17.
18.
19.
20.
21.
22.
iii.
Reciprocal access easements and maintenance agreements
ensuring access to all parcels and joint maintenance of all roads,
drives or parking areas shall be provided by CCBR~s or by deeds
and shall be recorded concurrent with the map or prior to the
issuance of building permit where no map is involved.
The developer, or the developer~s successor, shall execute a current Public
Facilities Agreement with the City of Temecula which provides for the payment
of the sum of money per residential unit then established by Resolution of the
City Council, prior to the issuance of any building permits for any individual
lots.
The subdivlder 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, medians, sidewalks, drive approaches, street lights,
signing, striping, traffic signal systems, and other traffic control
devices as appropriate.
b. Storm drain facilities.
c. Landscaping [street and parks).
d. Sewer and domestic water systems.
e. Undergrounding of existing and proposed utility distribution lines.
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. u,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.
A minimum centerline street grade shall be 0.50 percent.
All driveways shall conform to the applicable County of Riverside standards
and shall be shown on the street improvement plans in accordance with County
Standard u,00 and q4)1 [curb sidewalk).
STAFFRPT\23316. TM 16
23.
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.
2LL
A geological report shall be prepared by a qualified engineer or geologist and
submitted at the time of application for grading plan check.
25.
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.
26.
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.
27.
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."
28.
A copy of the improvement plans, grading plans and final map, along with
supporting hydrologic and hydraulic calculations should be submitted to the
Riverside County Flood Control District for review.
29.
Adequate provisions shall be made for acceptance and disposal of surface
drainage entering the property from adjacent areas.
30.
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:
31.
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.
32.
Prior to any work being performed on the private streets or drives, fees shall
be paid and a construction permit shall be obtained from the City Engineer's
Office.
33.
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. For offsite work, a letter of permission from the adjacent property
owner shall be provided specifying that any grading on their property is
acceptable to them.
STAFFRPT\23316.TM
17
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.
PRIOR TO BUILDING PERMIT:
35.
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.
36.
Grading of the subject property shall be in accordance with the Uniform
Building Code, City Grading Standards and accepted grading practices. The
final grading plan shall be in substantial conformance with the approved rough
grading plan.
PRIOR TO ISSUANCE OF CERTIFICATES OF OCCUPANCY:
37.
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.
38.
Existing city roads requiring construction shall remain open to traffic at all
times with adequate detours during construction.
39.
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
9~, of the State Standard Specifications.
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\23316. TM 18
Transportation Enqineering
PRIOR TO RECORDATION OF THE FINAL MAP:
A signing and striping plan shall be designed by a registered Civil Engineer
and approved by the City Engineer for Margarita Road, Solana Way, and
Winwood Circle. These plans shall be included with the street improvement
plans.
Traffic signal interconnect shall be designed by a registered Civil Engineer
to show 11/2" rigid conduit with pull rope, and #3 pull boxes on 200 foot
centers along the property fronting Margarlta Road. This design shall be
shown on the street improvement plans and must be approved by the City
Engineer.
Based on the Traffic Study, this development shall contribute (bond for)
seventeen percent (17%) toward the construction costs for signalizatlon of
Margarita Road and Solana Way, when warranted, or as approved by the City
Engineer. Credit for this shall be given toward the signal mitigation fees.
Prior to designing any of the above plans, contact Transportation Engineering
for the design requirements.
PRIOR TO THE ISSUANCE OF ANY ENCROACHMENT PERMITS:
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.
PRIOR TO THE ISSUANCE OF OCCUPANCY PERMITS:
All signing and striping shall be installed per the approved signing and
striping plan.
All traffic signal interconnects shall be installed per the approved plan, when
warranted, or as required by the City Engineer.
Buildinq S Safety Department
Submit approved tract map to the Department of Building and Safety for
addressing prior to submittal of Structural Plan Review.
Obtain Land Use and Building Department clearances.
50.
School fees shall be paid to Temecula Unified School District prior to issuance
of permits.
51.
Provide handicapped units per 1988 Uniform Building Code and California
State Accessibility Standards.
STAFFRPT\23316.TM 19
R/VERSIDE COUNTY PLANNING DEPARTRENT
SUBDiViSiON
CONDITIONS OF APPROVAL
.,~ .. · DATE:·
'." ' EXPIRES:
· ' i:=
. :i
The subdivider shall. defend,. Indemnify. 'and hold hamless the County of
Riverside, 1is agents, offlcers;;'.and'employees;from any claim, action, or
proceeding against the County,'. of. Riverside 'or(ts agents, officers, or
employees to attack. set astde, void,'oG, annul:an approval of the County'
of, RIverside, its ,advtsory.!:agenctes:!appeal boards or legislative body
concerning Vesting Tentative Tract No.I~ii23316,:vtntch action ts 'brought
. d
about.,Wtthin the time period provide . for In California Government Code
Section 66499.37. The County ' of . Riverside' will . promptly notify the
subdivider. of any such claim,' actton,~'o~ proceeding against the County of
VESTING TENTATXVE TRACT H0,23316
ANENDED NO. 2 J.!
STANDARD CONDITIONS
i ' }raeptly notify the subdivider of a~y';sUch clatm,; actton~ or proceeding or
fails to ,cooperate fully in... the defense, the subdivider shall not,
;': .... ' li thereafter, be, responsible "'to. defend,': .'.~ndemntfy, or hold hamless the
~ounty of Riverside,: . .: - "'. , "i~":* ~'!'" . ' '
. .'. 2. The e.taU e su htston';'sh l"'."c i lY'!' " th!. State of
·: "': .. Subdivision Hap Act and to all the requirements of Ordinance 460, Schedule
' '::.. . 'A, unles~ modified bythe conditions listed below,.
· ' . ' , ' i" : + '.',:. :.!* '!~ i ' , '.
.. :::3,.This conditionally'appr. oved ;tentative map wi11 expire' t,o years after the
· ~': :' County of Riverside Boardof. SuperVisors approval date, unless extended as
"". ':. 'provided b~ Ordinance 460;:::' ,~ ~' ~'J .:: '..' ;: .
; .': :' ' i .~" !" .~: .. .:' ,:.: ','~:'-. '.:, ;* '~:'.: ' ';' ."''
.. 4, Thef!na!'map shall'be prepared by a!ltcensed 1and surveyor subject to all
';'.the: requirements. 'of the State 'of.~' California.. Subdivision Hap Act and
""' · 'Ordinance 460,"".';' : .!.';.' !; ';.;,'. ' ! ~i.. ' .......
.. i;' .'I ". ;,;!,!' .. .~!' :."~"' ~'i "...:: .':' .' .:
5,:! · subdivtder.sha11.submtt,'one copy'of.a::solls ~eport to the Riverside
.... " County ::'Su~ve~or'r Offtceand't~ocopies. to'the'Department or Building and
· "" -:Safety, iThe report shall: address'~ the,. soils 'stability and geological
"· ' nd~ t.! 0~$ .
. .'~o of. the site; .,-. .. ,.'i;. ::~ '~: .. .
:, = 6,,~f any !~gradfng ts"'.proposed, the';subdtvide~ shall submit one print of
!. ,.;:" ~', ".- comprehensive grading plan to the Department of Building and Safety, The
.~. "plan:' shall comply with the. Unifom Building Code;' Chapter 70, as amended
"~' "~'" by Ordinance 457 . and i as" maybe .additionally provided for in these
~: VESTING TEHTATIVE TRACT leO, 23316,/bad: #2
', ~: Conditions of .Approve]
page 2
7, A grading !pemit shall be obtatned from the Department of Buflding and
~afety prior to c~,,encement of any grading outside of county maintained
road rtght o
I, Any 'delinquent property taxes shall be paid;prior to recordatton of the
final map,
9. The subdhlder shall comply with the street improvement recommendations
outlined in the Riverside County Road Department's letter dated 8-02-88, a
.cop~, of which is attached, ..
10, Legal access as required by Ordinance 460 shall be provided from the tract
map boundary to a County maintained road, '
11. ,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 fren all encumbrances as approved
by the Road Commissioner, Street names shall be subject to approval of
the Road Comtssioner.
· 12. Easements, when required for roadway i'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 sulNnitted and recorded as directed by the County
Surveyor.' !.~
'.~4ater .and sewerage dispose! facilities shall' be installed ~n accordance
with the provisions set forth in:the. Rhers(de Count~ Health DeparLment's
! attar dated 7-25-88, a copy of
The "subdivider ;she!!' comply" with; the'::.'flood. 'control recon~endations
outlined by the Rivers de County Flood-. Control. District's letter dated
9-15-88, a copy of:which ts attached; !:..if the land division lies within an
adopted*.flood control .drainage area pursuant tO. Section 10.25 of Ordinance
460, appro rtate fees for': the construction'of area drainage facilities
shall be collected by the Road Conni sStoner,'.~:'~ ! '
..: -15:: The sUbdiVider she11 comply with' '.'th~ir' fire*" improvement recommendations
.... F .....
.: .... :;. out! ?ned. !' tn .the County'- ire" Harshal~s'letter dated 8-10-88, a copy of
The s
'~. * 16. * ubdlvtder. shall comply with'the Department of Building and Safer's
"" recommendations outlined tn'.the'transmtttal dated 8-11-88, a copy of which
.:~.. :..:...17.. ,The' subdtv~der shall .'comply with ;.the; Sen '.Bernardtno County Huseum's
.' Conditions ofjApprov 1..,. :', ., .~ ~* '~i. ::'
I a lcble s a r J
.. : improvement . phasing. if app t a ,' - to Planning
. .. :.'.. DepaPtment approval .' Any proposed . phasing sh 11 . p ovide for adequate
: .... vehicular access to a11:':1ots!, In' each "phase. andshall substantially
'. ' confore to the intent end purpose of 'the subdivision approval.
19. Lots created by thts subdivision. shall~ comply with the following:
a, Hintmum distance between bu)1dtngs,sha11 be noTass than 15 feet,
b, :'Lots crested by thts subdtv)ston shall be in confonnance with the
development 'standards of:-.the. PP2 Zone and the Planned Residential
J Devel o pment Standards of Ordinance, No. 348.!
:* c~ ~ Graded but undev~laped.:: 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.
d. Trash binS, loading areas and incidental storage areas shall be
and visually screened fra, surrounding areas with the use
'Jct|o",a l, ..d !.nd.capt .g..;.
, ="20. Prior to RECORDATION of. the'ftnal~mp the following conditions shall be
satisfied: ,.
a. Prior to the recOrdatton 'of the final map the applicant shall submit
:' written clearances to the/Riverside County Road and Survey Department
that all pertinent requirements outlined in' the attached approval
· ' ,?letters.fron the following agencies have. been met:
;', " ' iCounty Fire Department '.-; ;".'.'County Health Department
~:'' * :" ,County Flood Control :~ ;- .: ~' :County Planning Department
'i ' ' :: ";,' "
b. Prior to recordation of the final:map. the subdivider shall submit the
!~- · .fol 1owing documents to the Planning .: Department for review. which
documents shall be subject to the appr.oval. of that ,d~epartment and the
.. Office of the County Counsel:
· ' ' ^ i' ti
~ ..... : declaration of covenants. c ndttions and restr ons; and
"'!-!: ~.2) ~ sample: document conveYi~hn~"tttle to the purchaser of'an
· '.. ~.. '.!~' individual lot* or:.~untt':! ch royides that the declaration of
· ";: "": .~ :~:i'~.""~:~ covenants. conditions and .restrtctVons ts .incorporated therein by
,;~.: · , ' ~ . reference. "· -* - :-
.... , ,,, , :,,.:! ::,.,-..
¥EST~RG T~T&T~¥E TRACT 10,!23316o
~ Conditions of A,p, prova]
Pa~e 4
The declaration of covenants. conditions and restrictions submitted
. · for review shall (a) provtde for,a, minimum . term of 60 years. (b)
d of the owners of each lndhtdual lot or unit. (c) provtde
., for o~Ttershlp of the common area by. etther the property owners"
association or the owners of each Individual .lot or unit as tenants in
'-:, *Notwtthstandi.g'anY~'~.ProvtSt0":!i'~n*'thtS Declaration to the
The property owners' *association.established hereln shall manage
,:..;. , .'/:and continuously maintain the! .common.area'. mere particularly
-;:, !:.; ~', described on'Exhlbtts'.'O. F.' G! 'attached hereto. and shall not
.. ~ ,..,.sell or transfer'the ~co~.non area'. or any part thereof. absent .
,.:' .,., .; t~e '~rior wrltten consent of*the Planning. Director of the County
' of Rherstde or the County!s. successor~In-Interest.
! "':'" :. -. The property owners: :association ~ha11 have the r~ght to assess
~...~;- ,:.:. . the owners of each lndhidual :lot or Unit for the reasonable cost
.... ~. "' ' of maintaining the ~common area"and shall have the rtght to lien
., ~.~,~,....~.~:. ,~ the'property, of any such owner.who defaults in the payment of a
. - ..... ; · = maintenance assessme~t.'::, An assessment lhn. once created. she11
· ,~;;'*;~' be prior to all other:liens recorded subsequent to the not4ce of
! ';,~',:.!~.!~'i':. ~':;'!!.: :, ~ assessment or other document.creating the assessment lien.
': '~=,~ :' ..~';'.: ~, ',:~;:"~:.:~ '!'. or property deannexed therefrom'absent the prior written consent,
...:;:~!:~ .-, ,~,, ~ County's successor-in-interest. A' proposed amendment shall be '
· ' ,. :."'considered ~substanttai~': tf::~.it .' affects ' the extent, usage or
' "'.'~'.:."!.,~n*the event;Of'~n.V';~:~)nflt~'~:~et~e~r~'!*this Declaration*and the
' :".~i""':;'~:":ArticleS. of. Incorporation,;;!. the Bylaws or the property owners'
::':'assoctatton P. ules. and Regulatlons,.lf any, this Oeclaratton shall
"~!: : O~C~''4 approved."' ;' the'!~';!decl~ra'i;ion..,~:of' covenants, conditions and
" ' · restrictions shall be . reCorded;at,::the same time that the final map
' 7~'~ ~' ~"': :;~',.':'; ~T. ;,~:~; eR "elq144eet~eR ~ev' a ':Gee~4~4eatii' !if' kaRd l}4visZ4eR Gemf14eeeh ~ev
:'~"'::i:~'~':,7,':';:':,.'·'?'i:efeml4ndef' piFfiellete the .PlteR4Rg'iJepiletmeRli end the Gevt44'4aate
· ,:;.,"~'~ ~:'% "?!:"' remtnder parcel 'shall" be*:mapped 'and 'sh oq the final map. (Amended
VESTIIIG TEXTAlIVE TRACT I10. 23316, And.
Conditions of Apprwal
Page S
d. ! The developer shah be responsible-for maintenance and upkeep of el|
· slopes, ]andsraped ·areas and 'ffrt alton systems until such time as
those operations ate the.responsibilities of' other parties as approved
' .bY. the Planning Director.
21. Prior to the issuance of GRADING PERHZTS:the,.foliow~ng conditions shall be
satlsfied:.:,~
e. Prior to the issuance of gradihg pemtts detailed common open space
,,. am landscaping and lrrtgatton"p]ans shall be submitted for Planning
Department ,approval for' the= phase ': of~i:development in process'. '' , The
Vlo~ns shall be certified by a landscape architect, and shall provide
the fol towing. , .,. ,.,,~.
z. Permanent automatic irrigation' systems .shall be installed on all
landscaped areas requiring irrigation.
2o Landscape screening ~here required shall be designed to be opaque
t ..;,: !I up to a'minimum height of six [6) ,,feet at maturity.
· '" .' .... ": "' ":::I~ "; "": "'
c 3. A11 utility service areas and enclosures shall be scre'ened from
. ..- ;.,,f,vieW with': landscaping-~ and.=:!decorattve barriers or- bali'
~ ,!,., treatments. as approved bl;..the Planning Director. Utilities she.
~ I'~ .. be placed underground. :..; ':'--: , :.. '.'
t -,. --~.
, ' ' ~.;4. Patkvaysi:and landscaped building setbacks shall be landscaped to
~ !:X ',' ' ....; provide!;ytsual Screening ot a. transition into the primary use area
~ -; :;:]i::::' i~ground Eover "' shrubs "and "' specimen ..;'trees ~n 'conjunction with
: ,' Of ,' the:'::~ si te. ': Landscape:' el ements, :she11 include earth beming.
~ ' '~ . meandering sTdeHalks. benches and other pedestrian amenities v/nere
~' ;:~ .....' ....j;':':!appropriate as approved.by;the,Planning Department.
' c.:~ ,,~, ~.:- ,." ?~.. '.: ,'." :.. . .,,: ."!,/.,L.~i,:~':':~.."',L ':
I' ':."':" '~ ;'!] 5" Landsc~;Ing'p~an~.sh'a11;'in'c~r~'o;ate. the: ~se of specimen accent
'. :::~,"":'!·' ;' ;-j j !;";;'i':!i':k!]6;, :· Ime~ "'~.st;eet .:~'t~ees :L':'~o't: be;:: p1 anted · '~2'~.hi. ' ri ght-of-way of
.;~':;. i;.- , :! '~::':'C: :": interior streets' and project parkways due to insufficient road
(."'.. !;:.' "' .:":,:';"~bi....:,rtght.of-way.;=:they,':sha!l;.:(.be planted outside of the· road
,,, .~, d,. ).j . ' : . , ,:i.!' .. ., " , ,~ '::',: ," ~.: L'=.'...'
!'~':,";;~: :'.,':." ~;'~. '7; 'Llnd$capingpia"s Shall :~lt~o'rporate".'nathe and drought role ant
VESTTIIG TERTATTVE~TIL~T I10. 23316. Amd. #2
Conditions of Approval ; ' ;-
Page 6
Planning Director for'approvali'!:'.;The pian shall be used as a guideline
for subsequent detailed grading: lans for individual phases of
deyeloFment and shall include the following:
l) !Techniques which w~11; be~ utilized to prevent erosion and
sedtmentatton during and after.the grading. process.
.2)'~.' proximate time' frees. for redlng and Identification of areas
'..' .NA~h(c" my be graded during ~tghef pe'obebil tty rain months of
the
January through Haroh :', . "../.!.:. :., ;:¥ ? . -
-. 3) Preliminary' pad and-roadway elevat.ions: .' ..
" '.~ '. ' - ' · "::':;i: ":. :.~"?;~!'.:':.:! "?! r...-, ~;L". '- .~
~' .....' 4) Are of'temporary grading'outstde'of'a'parttcular phase
:,< as . , . . .
c. All cut $1opes. locat.ed! adjacent': to",ungraded nat.ural terrain and
·": exceeding t.en (lO) feet in vert.ical height. shall 'be contour-graded
"incorporat.ing t.he following grading ~echniques:
" ' - '.:' ,' ,!:',':;". : :: :i -
1) sThe le of t.he faded slope shall be gradually adjusted to the
.a,g~:21~ the ,at.ra~l,rrai,; :
2) Angular foms shall be discouraged. 1he graded fom shall reflect
Ithe natural rounded'.t.errain.'
· 3) '-iThe toes and tops% of 'slopes shall be rounded with curves ~it.h
Iradit designed in proportton"t.o.t.he t.otal height, of the slopes
where drainage and st.ability pemit such rounding.
::; '.': ""'~i~i/''' '~' :' "'~ ":""'~'~:' ~'~;:e~; 30o: fe,~ ~, hori,on,~ ~.n, th. the
':;:-!:"'."i '! )['lhortzont~al cont.oui;s of.: t. he's|ol~..sha11 be curved in a continuous.
': ". aundulating fashion.!j .:'~ :'I ' '.'!'.':--:'
.-~ ~:"~':-;, I:, -.. '- :" '... ,':!~.:,."'.:' i".'.,~:~-~'.~ ,:.!,": r.. .
'.' ". ,.d,~!:Pr((~f.:to the' issuance of g~adtng permitS. the; developer shall provide
-..!'..:.'-.~' evidence to the Director'of Building and' Safet~ t.hat all ad:Jacent
· - ': off~site manufactured ,slopes have recorded slope easements and that
· '~:..,, '.":: .:sl0 maintenance responsibilities'have.been'assigned as. approved by
"..~ :' :'~.'-' -,:- ......., ,,;...': :.;..-,...... :!::..; .'.....,.,. ~. :'~.',?:~'::.j.~ 'i::."). ~!~ '~'...: "' ,- · '
.:;::~:,:~:."..": ....'~. ~;sha|l be. ret.ained by.the developer.' fo~ consultation and comment on the '
='~:.7;z -.' - '. roused '~-gradtng-'; with '-respect:to pot.ent.ial:paleont.ological impact,s.
'!::j ." . ": '. ';'.: ~ho~ld the pa~Jeontologtst.find ~e'~t.ential 'h 'high ,. for impact to
`:":~.i:"..~.;~.:.~%i~.:~:~nec.e~a~y~:~.the...pa1e~nt~1~gist..~;~r~.rep~esent.at~e~.*~ha11 have
...:..i :':~. :' ':. "~'aut,horit.J~ to ~porar$1 d~vert..:'redl~ect.'or halt grading actjvlt.v
', '!'~: *, ."" "':' :!:.."a11{x recovery oil lossills." '. :.:,~.;......:.~,l,..~;.:. ::..... ;.
:=-.:.:i,. ,...,.:.!: ...
.lrttSTllE tUfrATIVE TRACT 110..23316,/ed. IZ
Conditions of. Approval
Page 7 .
Prior to. the tssuance of BUiLDiNG PERNZTS the following conditions shall
be satisfied:
a. iNo building' m~ts shall be (ssued 'by the County of Riverside for any
res'tdenthl ~ot/un(t wit in the project boundary until the developer's
n h des
successor's-in-( terest. provl, evidence of~'complhnce ~th public
factl~.ty_ f~nanc~n measures, & cash sum. of one-hundred dollars ($100)
per :lOtTunit $helq be deposited ~th the Riverside County Department
' of BuildSrig end Safety.as mitigation for public library development.
b. Al1' building plans for .'all nev"structu~es shall tncorpprate, all
.required elements from the subdhtston's approved fire protection plan
as :approved by t. he .County Fire Hershal. -
c. Site ~.;plan design.'
substantial conromance ~.th those,shOwn on Ex ibits A. B. and C.
d. Petefinis used tn the%'..constructton ofT a11, buildings shall. be
substantial conromance ~lth'.~:those:' shown on Exhibit i (Color
E:levations) and Exhtbtt. J (Haterhl hard);'.' These are as follo.s:
:...-
- ~ Petertel j.': Color
Roof Concrete
I~alls Stucco ,...;" '~ 'J':'' ''~ Scheme A,~ Pure ivory
Trim Stucco t4repped..: '.'Scheme-A: Pure [vory
:' : (~ood) ~. · r..:Schene B: Crystal ~hite
~..: ,... .,i ~!!., cheme C: Peadowbrook
Stucco ~frapped :~:~'.i::: Scheme A:.!:hre ivory
"~"' "' Ooo~'::' ''= ':Mood '/:: Scheme. A: Tottot se She11
~ouver Petal Scheme A: Tortoise She11
. - !- !. . .h ,Scheme. B:. Cameo Taupe
,. :. , ~ .
e; !: Landsca in ,' ~rrtgatton, recreation :fac~ I it(es' and entry monumentation
plans 's~a!~ be.in substent(a1 conromance ,(th those shown on Exhibits
YESTING TENTAtiVE TItACT RO. 23316. fred. #2
Conditions of Approval
Page 8
f, Prtor to the hsuance of building pennits, composite landscaping and
4rrtgatton plans shall be submitted for Planning Deperbnent approval.
d al 1 areas
:1;he plans shall a dress and aspects the tract requiring
landsca tng and irrigation to be' installed Including, but not limited
to~ parkway plantin , street trees, slope planting, and Individual
front yard. landscaping, ;.~; ......
g.' All clwelltngs '.to be constructed,;wlthln this subdivision shall be
designed and constructed wtth.-ftre!retardant roofs as approved by the
Count~, Fire Parshal. "~"
h. Roof-mounted mechanical equtpme'nt shall not be pemttted ~thtn the
*',subdivision however,; solar equipment or any other energy saving
devices shatl be permitted w~th ,Planning Department approval.
i.. Bu(ldtn separation between all buildings Including fireplaces shall
not be tess than ten (10) feet.
...:!, : ..
3..!:Ail street side yard setbacks shall be, a minimum of ten (10) feet.
k;i**: Ai1~ front yards shall .'be,*, provided, with landscaping and automatic
1.~. Rear yard setback shall be:a'*mtnimum*of ten (10) feet.
m~,.'. Prior to issuance.,: of,::'.butlding* permits. performance securities. ~n
· 'amounts to be determined by .the. Di ~ector of . Bui ldi ng and Safety to
:; guarantee .'.- the ' installationS.of.: planrings. walls and fences in
accordance with the appruved plan. and adequate maintenance of the
:.:~lanting for one yearshall be filed with the Director of Building and
a,f+ety. ; ':' ""' ;' .....
23;: All street lights and other:oUtdoor~;,lighting shall be shown on electrical
"plans:'.!'submitted to the Department of Building and Safety for plan check
',approva| and shall comp|y !with*,: the requirements of Riverside County
'Ordinance. No. 655 and the Rherslde County ,Comprehensive General Plan.
,;... .; ':l~,~. - --, '~ ~i. .
..i~
Prior~ ;to'the issuance of OCCUPANCY PERNITS the following conditions shall
be satisfied:' '*-'
Safetyl'.' Department; a* S~X'foot, htgh theme wall and/or block wall shall
: be constructed along $olana k~ay; *Hargartta** Road. and the easterly
the ropetry line in accordance with Ele:vation .A.B. and C as shown on
Exhi~( t D.' *The requt red' wal 1 .' shal I' be subject to. the approval of the
Director of the !~ Department!i~',o.f.:, But.]cling and Safety and the Planntng
Director. ~.:i':' :""='* !*':";~ .......'
~:,... . , ,-:..-
¥ESTIIIG TEMTATIVE TRACT IIO.' 23316o' tnd,
Conditions of Appnwai ..
Wall ~and/or fence locations shall conform to attached Exhibit D.
iandscapt.g
end irrigation she11, be':'inStalled in accordance with
approved plans 'prior to the'. tssuance.,.'of ' occupan_cy permits. If
seasonal conditions do not pemit planting;':' interim landscaping and
erosion control measures shall be'utilized as approved by the Planning
-d.: 1 landscaping and irrigation'shall: be:installed in accordance with
approved plans and shall be verified by.a PTanntng DepaPtment field
inspection. ~"'
e. Not"~ithstandingthe' preceain~ "'~ondttto~s; "wherever an acoustical
stud) · is 'required.for noise attenuation purposes. the heights of all
required walls shall be detemined .by the acoustical study where
applicable. .~ --
f.'Concrete sidewalks shall.be constructed:t.hroughout the subdivision in
accordance with the standards of Ordinance 461.
g. !Street trees shall be planted throughout the subdivision in accordance
with the standards of Ordinance'460.
JC:sc ']
9/23/88.~.,:''
.1. '~' II~eL1,
Ri'ver~de C~unty P/iru'L~qg Department.,.. ;.%, :....
.:: .
. . -. .
/.&..: .~; .~:
Tract Nap. ~316; Being a diviSl~ or 'Jo~.39 or Tract
~ as ~d~ in b~ 54. page ~ of maps
p~e~ ~ ~ ~ ~ of parcel .maps ~278 as recorded
b~k ~ page ~ of parcel maps, on f~Je ~n the of[~ce
of; ~e county recorder, ~vefs~de. CaJjforni~
(6~ ~L~ . .
GenUemen:
The Z:)epsrt. menl. or Public Healt. h his revzewod
Nc~ 223~6 ~nd rec~smends
· , water system shill b~::inSL;,iled according to
- p/arts and 'specLr~cat~on as approved by' the valet
company mad .the HealthYDepartment'a-Permanent
not Jess than,erie anch~equaJs'IfJ0 feel aloha villa
th& ong~nmZ draving I~:.the County Surveyor. The
!pdntJ sha/l shov.'the ~lnterna/pipe diAmeLer.
.:/~ :~'.~' ~' V~vel ~'lnd "r~re': hydrants; pipe' and
::"$' ' t ~~n~=~d ~e'.~ze ~,~e m~zn ..... '
· :'~e:'~ ~ ~e nev;:lystem tO the
i _q~_,t,~ng lylte~., The p~ns: IhaLI comply in
;;. ~.:' ~~ve ~e;'~ TJUe:~ Chapter 36. sad GenersZ
· ,m,s .-. . '- :~.:-t_.O~er 14~ ~ or theePublic ULtlzLies.Commission of the
,- ::: '!'-:"':'.~;~ ~/'/h_t~g':~m~CmUom~:.~',~Cer~ty'.'~lt the
~.'~ ~-~'a~ vi~ ~e'va~r.~sLem expansion plans or the
~ ;: ::'.:'/~ . ~o C~mit: ~l~r ~s~icL. und, ~lL the,
, ::: 'vaLet se~t~. I~ge lad djsLribuLion::system .311 be
. . . . ~us~ ~ p~de'viter. serv3ce Lo such tract. This
mr~ dNI nDL ~nstiLutt I ;tlRrallL~ Lhnl
~e ~ ' "' -' ', ': :' · ' ' ' '
Tr&ct. H&p -~316
Hatch 16,
P.
viii suppry v&ter to such trecL ·t ~ny speclrlc
qu&nUUe~, flows or pressures for .[~re protection or
This cert,tric&tton sh&li be signed by. · responsible
T~I ~enL hu & statement rrDm the R&ncho CIl~rorn~
~&Ler ~I~cL &gmin6 Lo serve 'domestic viper to each and
every ~fm ~e su~ivisxon on demand pro.riding
n~sf~. tm~kl Irr~ngements, ire completed v~h ~he
subdirtier, ': IL v~ N nKess&ry.' for.' the f~nindll
· rr~ngmn~ ~ M male prior to the record~Lion or the
This ~pirtmenL his ~ statement tree the Eistern Hunic~pa/
~ter ~stdc~ ~gmxng to allow the subdivision sewage
sys~m ~ be connKLed to* the severs or U~e D3sLncL The
~wer ~s~em sh~ be ~st~lled ~ccordtng to plans ~nd
spittoons. ~s ~pproved by-the.'D~s~dct, ~he .County
Survey~ ~nd ~e Health' ~p~rtmenL:. Perm~nen~ pnnLs Or the
[ ever. system. shill be.~ submitt~ ~n tr(phc~Le,
Ltong 'vith the origine4 dr&ring, to the County Surveyor. The
and the ' ll=e of the avers It the 3unction ol~ t.he new system
to .the mdsLfmg s~lstm~ A ~ngle pla~ ~ndtck~ng l~k~on
~. m~.[~ ~ vs~r. i~ 8h~ be s ~rL$~ of the
ravage ~l'~d p~-..The pJ~l shs31 bl:ligned'b~ h
~l~ en~w ~d ~e sever dis~zct 'with ~e
t~ ~~ q c~tify :~st the design or ~e
ever, ~m ~ T~ Hap ~6 is ffi a~ordsnce with the
ever ~m ex~st~ pl~s of: the :htLern Huf,Jc~psI ~ntpr
"Db~.~ ~ ~e vss~:dis;d 'system· ts. sd~uaLe at
request for the
Tract ~lap 22316
l~rch 16. 1985
Page Thrww
It ~ !~e necsuary for t. he financial arrangemenLs ~o be
made prj~r to the rwcordat.ion of t~e r~nal' map.
KENNETH L, eDWARDI ~I411LI·
RIVERSIDE COUNTY FLOOD CONTROL AND
WATER CONSERVATION DISTRICT
September 15, '1988
RiversidesCounty
Planning Department
County &~ministrative Center
Riversides.California
&ttentionz Regional Team No. i
Ladies and Gentlemen$ Rez, Vesting Tract 23316
.... Amended No. 2
This is aiproposal to construct "~ondominiums on approximately 19
, . acres in ~he Rancho California area.. ;The site is located on the
.. northeast, corner of Margarite' Road and Soland Way.
: The northern portion of 'the site d~ains westerly across Margerard
: Road. Tbe~ propereyes southeast corner .drains to a watercourse to
The northern portion of the site'is proposed to drain according
"" to Exhibit No; B dated August 25, 1988 into a 30" storm drain
. .. :.:: which would discharge onto the west side of Margarita Road.
'-= Riverside. County Road Department. plans for General Xearny Road
show a culvert cEossingat the proposed 30" storm drain location.
. Runoff from the remainder of the' site would be picked up
storm drain in Solana Way .which,,,would..discharge into an existing
. culvert under. Nargarita Road.: .: .. !., ~..
. The. foil in axe "
ow g the Dlstrict's,.'recommendationsz
,' ,, 1.".,,,This tract"isloeated within the'limits of the Huttiers/
-. (:','. Tamsouls Area Drainage Plan tot which drainage fees have
; ~' '; ;" . ,' :,i. been, adopted. by the Board. ~ ! Drainage fees shall be paid
' ,' ," .'" ; .' :as set forth under the provisions of the "Rules and Rag-
· · / -.7~ . -'':-'.clarions forAdministrationOf Area Drainage Plans".
',/. , Drainage fees ;ahsll':fbe. paid to the Road Commissioner
, :].;." "' I as part of ,the filing. for record of the subdivision
"! "/ ,, i final mapor'parcel~'map.'or.if. the Recording of a
".:; (' 'paidl as!a conaition,of;.the waiver prior to recording
a certificate of compliance evidencing the waiver
....,...'~
Planning Department
Attnz Regional' Team
No. I
September 15, 1988
b. It the option of the land divider,'upon filing a re-
quired affidavit requesting deferment of the payment
of fees. the drainage:fees may be paid to the Build-
ing Director atthe time of issuance of a grading
permit or building permit for each approved parcel,
whichever may be-first, obtained~after the recording
of the mubdivision'final'mapoz parcel map~ provided
however. this option to defer. the fees may not be
initiated on,.the parcel within the prior 3
year period, or:permits for.either activity have been
issued.on that parcel'which remain active.
Onsite"drainage facilities."located outside ol road right
oflway should be contained within drainage easements
shown,on .the final map. &'note should be added to the' "
final map stating, eDrainsge easements shall be kept free
of buildings and obstructionsw.
3. Offsite drainage facilities should be located within
publicly dedicated drainage easements obtained from the
affected property owners."'..The documents should be re-
' "corded and & copy submitted to the District prior to
'recordation of the final,map.
4. Drainage facilities outletting sump conditions should be
designed to convey the tributary 1O0 year storm flows.
Additional e~ergency.'escapeshould also be provided.
5. YThe property's grading'should be'designed in a mane
'th'at replicates the naturaljdrainage'patterns with
respect to tributary drainage area, outlet points and
...outlet conditions,:otherwise, a.drainage easement should
· ...be'obtained from;the'affected property owners. A copy
jt~e recorded drainage easement should be submitted to the
'Dietriot tot zeview'priot'.tothe recordation ot the final
map.' ,~
6. Temporary.:ezosion!control measures should be implemented
imsediately following rough grading to prevent deposition
,. of debris cotojdownstt~sm properties or drainage
· .'. Planning D~partment.
: Attns . Regional Team
". ; :No. 1
September. iS, 1988
A'copy of'the Improvement plans; :grading plans and final
,,.map along with supporting hydrologic. and hydraulic cal-
'culationS should be;submitted to the. District via the
Road Department for:review',and:approval prior to recorda-
'tion of the final mp;." Grading'plans should be approved
pr~o= to issuance of grading permits,
Questions' concerning this matte~ may~be~eferred to Kris Flanigan
of this office at 714/787-2333,:: :d~'~:.~'. '
ccz, I~NPAC
,V,ery truly yours,
KENNETH L. EDWAR ~
· ":': HN No KASBUB~
!* ' * r Civil Engineer
..... , ' ~:~, j.~ ~ . ~ ~
- ....; ~ ~';i:~V~,;.:,' . ~.
.; : . ,'~:~," .'.~ , .. ·
..?.t' : '~ P~'~'~, .~ .:~.:'~' -'
. . ~.; ',, :,
.*t .' * "'~ '["~*'G :;f '
. .Z . . .: . [- * ..'.'-
--- ;!Z'. ,,,,
PLANNING OFFICF~
RIVEKSIDE COUN1~
-FIR;DEPARTMENT.
IN COOPl RA]|ON WITH 'tHE
CALIFORNIA DEpA.R~.,M,,E.N~, OF FORESTRY
:;": RAY HEBRARD '
· ,* RRE CHIEF,
8 ri0 -88 !..
Phnnlnl & I~llneeklnI Office
4080 Z~mon Street, S~he I I
Riverside, CA 92S0t
(714)
· ga tit .23316 - lIEVISE:) L~jX'A'f,K
With re~eot t~ t~e ~na~t~on8 st a~toval'fot ~e:~e tefetence~ 1~ 6~v~s~on,
~e F~xo ~z~ent reckends ~e foilwing fire:protection measuze~ be provided
~ accot~ce wl~ ~verside ~ty ~d~ces ~/ot tecqnized fits protection
,: :
C:.:; .O-,
Sched, le e&..fire protection approved standard fire hydtants. (6"x4"x2|") located
one at each mt~eet intersection ~d spaced ~ ~te ~ 330 ~eet apart Ln ~y
direction, vl~ ~ ~rtion of ~y. lot frontage ~te ~ 165 feet ~rom a hydrant,
~ f~e flw shall N 1000 ~M ~or 2 ~s d~at~on at 20 PSI,
~plicant/deveJ'loper shall' fu~nish one copy. of the vator system plans to the Firs
Department fo~ review, Plane shall c~nform to fire hydrant t~pes, location and
spacing, and, the s~stem shall met the.firs. flow requirements, Plans shell be
· igned/apprng~c by · registered c, iv!l engineer and the local water company Wl~S
the following certification: :';'el'certify that'the design of ~e water system s
,....0_....,.....,_. _.,,. _, ,,,.
;' The reKl~xed ~ater system, ~mcl~ding fire !~/drants~ shall ha installed and accepted
· .' by the appropriate water agency pt~ot ~'2~ ~st~le b~lding etetial being
.plsc~ ~ ~ b~vidu~ lot, - ....
tot tim i~o+~_4-~ bFnc~." 2bc~Id ~ d~ closes to ~g ~ ~ o~
. · ~t, ~ my m~r ~ a wit~':, ~lt ~ ~ ~ ~ aid
Z, '~': ' --' -" ! ' ;".;iv{r' .':~ h
~o'nly Adminlstrsllve Cen~er · 40~0 Lsmon ~eel. ~ncl ~loor
Riverside. California 9~501-3~
August 11, 1988
Riversiris County Planning Department
Attentions John Chiu
County Administrative Center .... ~.~ ....
Riverside, CA 92501
REs Vesting Tract Hap'23316, Amended.~J2
Ladies and Gentlemarts
The LaZarUs. Division of'the Department
Building and Safety..~.
obtain~PZannlng,,Department approval ~or a11 on-site and off-
site signs9· advertising'the sale of the subdivision pursuant
to Section 19.6 of Ordinance 348.
very,, ru y yours,
Building Inspection (714) 7874480, Administration (714] 787-2020
Land Ule Enforcement (714) 7874079 · Engineering Plan ~efvics (714) 787-2011
""""' · ' ~"/~~+!11 ,/,/COUNTY OF BAN BERNARD
· SAN BERNARDINO CC__JTY MUSEUM "- '
MAY 2 ~ 1~18 ~' '
R~VE'~$1DE COU;4','y
PLANNING
Comtxm~tion impsets to silmificsnt ~ls palemtologio resouroes need
:: to k -;ti~t4d by mum: ~tcbj!~lnulude bu~ arm not limit_~ t~ the
1, Full-time on-site exuavaticn monitorinl by a qualified .~eontologic
mmtto~ to $alvsie fossils as they are eacctmtered
2. Prelmmtim of recovered'specimens to · point of identification
~. Idsntiflcatiem end curration of specimens into sn es+-k~_ished
institution with retriev=~me stormlie
4. Preparetim.of · report of. findines rand $ilnificanoe, includin2 an
C~m~r/Admt~m~
Augus1; 12. 1988 "::'~!~ $' :""': "~:' ' '
lit. Richard HacHott. BuPervtstng Planner
Riverside County Planning DepartAnent
4080.Lemon Street.'. 9th Floor ." '.!;-!.... ~,;:
Riversides CA 12501.. :-'.;' ~::':':'.6;:.:':::",:.: c':
SUBJECT:
RIVERSIDE COUNTY
PLANNING DEPARTMENT
Royfln Condomintume..VVea~tng Tentative Tract
· Hap Number. 23316 ::::::::::::::::::::::::: ';.!.:'~. .
... .,.,, ,. , . -. ;, .. ,.. . .: :i:::';: ~,:.: ~'::~':. ,.=..
""': Dear N~!~ HacHott:' .-',' "::'i':~i::, :!:;."' i:~;!![::""':';'i':i ..:' ;;.~'!':,:' '::
. ' ' '-i" ;" ;.. ".: " ': :"':'~,~ ,'~: :.'~:-:'.'~?.::.!':'; ,. 'i'i !!.:.':":' :
; The fOIl!Owing 8umnmrtZal'Our.'.i~'ftndtngll"=regard~ng the ftscal
ImPact'analyst8 for. the project' identified above. The
appendix attached summarizes the.-~bsetc assumption8 used in
""' the:analysis.. Plemae;!note'that'these~.'result8 reflect the
.7 current levels of.. service provided by,. the County based on
';,,. · -Ftmca1'Year'1986' - !987 ecrumich.'costs (per capita factors)
,~ '-" end Departmental and Auditor-Controller'review of operations
~'.' and facillty costs '=for 8ervlcel'revtewed:~.ustn9 case study
'.-~, analYste."'Staff to the Growth~Ftecal.'Zmpac~ Task Force end
.. DepartJaente are currently,revteNtng service,levels prov~ed
"' -end themead .'to tncresee.'.;the.'1eve18 ~.'of service. Current
...; findings are t.;th8~ 'existing;:. levels':;' of :earvice are not
· ,.i!,:'. ' adequmt~ :tn moats' cases; '.i..~ Should .the.: debt red: level of mary1 ce
"~ ..... 'be'uttllzed "~tn:"'the:;~-ftscml 'analysts.; PerforNd; 4~. would
;en~ly
:,~.;.,~ ....'L:.etgnifh ..~' 1norsue ~e ?ooe~8:::.~.~e~ie~ed with ~htm
" : ;FZGC~L~ Z~P~CT'~'.:?:'W 'CUHU~TZVE FZSCAL
C~, F~D .' :: ",": ": ' ' ' ..... "'
."' :'~!:.::!:'~, :,' (OperBtton8' in{I-:!:;,; ;::.". ,A~..ER'BUZLDOUT ':; "'?i';~:C;'; ZHPACT AT BUILDOUT
::i:,:!! ....
.:.~ :: ~"'.'. :.' BT0;AL COUNTY ' /?($3 , ) !:;~.~:'~..'~""; ': .;':,:'.' .7 $ 6,369
' . .~.:/...;'!j~Z,~";'~ ',Road'Fund .',::: . ',.i i.:. !', $14T296!!;':::~;~',.,,,,~.!;:'..!.::: .: ~. ,. $14,295
'-:';'::::~!::~:'~:i-: '''''': .litAN.) TOT ~:: :?. :...(~2,3.31B)YiT'!i./';'hi.!'~:i.': ':' ;$29.664
:"'~:~; ;':i:!:;:::~'::'.: , · "":': - :- :'..-
..... .. .- 4}0!01..D¢0¢¢~ e, lfIHFI.430R · m. CN. IFOSNIAg2.,,OI · r/14)11/-~s44
The following special circumstances'apply to this Project:
1. CAO staff has ' reviewed 1 tbrary costs wtth Library
personnel and Incorporated actual operations and,maintenance
costs into the analysts. Umtng Library staff estimates of
· he cost8 :of .providing the',current level of eervtce,
considering the lncrease tn population, this pro~ect should
result~ tn o~-tt~""cepl~81 facility costs of S28,610
(ltbrsry 8pace, volu~8) and. ongotng annual operation8 ~-.8nd
maintenance ~08~8 of 15,475. Ltbrmry 'staff has Indicated
that ~he current'. level of'eerytce ~e' no~ adequate.
2. Fled Control 8~8ff he8 ,tndlce~d., th8~ fled control
facilities c~8~ruc~ed wt~h~n Zone:,7 '~'mre unlikely ~0 be
sufficiently." funded,'. for. "elntenance" coe~8. Curren~
eet~M~ee ~nd~ce~e tha~ fundtng 8hordegee should occur for
· he nex~en,yeers. Suggested mitigation ~asures tnclUdea
cash depoett by. ~he project' developer or use of an
m88esemen~ · echen~sm; .'The;~.' ~unt of depoe~ ~ould be
de~rmtMd by · present value 8ne!ymte,.end proJec~ ~tm~ng.
The colt of mmtntmtntng'~flood'control facilities will
not be known until final design phases, when facility needs
have been fully 1denttried,"; Flood Control staff will,
therefore, condition project 8pprov818 to tdentify a means
of financing factltty maintenance end operation (if
necessary) prtor to reccrdat~on of aubd~vtsions.
Based on the analysis'and 8elumtng'~ that ~he average sales
price 'of ~he untte:':wt11':be $112,769, overall Royftn
Condomtntume (Vesttng':Tentetive Tract 23316) will have a
Positive fiscal: impact' It but!dour of 129,664. After
= buildout. this project w~11 have an annual negattve fiscal
.tmpact~to the County'i.of $23.319 at current levels of
eervfce. "
.... ?::..' -- .
Znttt8,1 Revle. By:
Revte. Approved By:
CITY OF TEMECULA ~
I
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CASE NO. Z/'/7~
VICINITY MAP ~ P.C. DATE
CITY OF TEMECULA
l/
-A-I/2
',4 -SC
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CASE NO.
ZONE MAP ) P.C. DATE
CITY OF TEMECULA ~
.I
SWAP
MAP
CASE NO. VT~ Z~/~
P.C. DATE ~-/co'-~// ~
I!
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II
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EXHIBff
EXHIBIT
CASE;
It""
I
EXHIBIT
EXHIBIT
CASE #
ITEM #5
STAFF REPORT - PLANNING
CITY OF TEMECULA
PLANNING COMMISSION
March 18, 1991
Case No.:
Change of Zone No. 5
Revised Vesting Tentative Tract Map No. 23267
Vesting Tentative Tract Map No, 26861
Prepared By: Richard Ayala
Recommendation: Forward the following recommendations to the
City Council:
ADOPT the addendure to EIR No. 281 for
Change of Zone No. 5; Revised Vesting
Tentative Tract Map No. 23267, and
Vesting Tentative Tract Map No. 26861;
2. ADOPT Resolution No. 91- approving
Change of Zone No. 5;
ADOPT Resolution No. 91- approving
Revised Vesting Tentative Tract Map
No. 23267; and
ADOPT Resolution No. 91- denying
Vesting Tentative Tract Map No. 26861.
APPLICATION INFORMATION
APPLICANT:
REPRESENTATIVE:
PROPOSAL:
Presley of San Diego
Crosby Mead Benton ~, Associates
Chan.cle of Zone No. 5
Change of Zone No. 5 is a proposal to change the
zoning on 221.2 acres of land from R-R (Rural
Residential ) to R-3, R-~,, and R-5.
Revised Vestinq Tentative Tract Map No. 23267
Revised Vesting Tentative Tract Map No. 23267 is a
proposal to subdivide 189.0 acres of land into 601
residential lots with approximately 57.8 acres of
open space.
STAFFRPT\5-COMBO. CZ 1
LOCATION:
EXISTING ZONING:
SURROUNDING ZONING:
PROPOSED ZONING:
EXISTING LAND USE:
SURROUNDING LAND USES:
PROJECT STATISTICS:
Vestinq Tentative Tract Map No. 26861
Vesting Tentative Tract Map No. 26861 Proposes a
11~5 unit single family detached condominium
development on approximately 1~,.68 acres.
South side of Highway 79 between Pala Road and
Margarita Road.
R-R ( Rural Residential )
North: R -A-5
Sou th: A - 1 - 10
East: SP
West: R - R
( ResidentialAgricultural,
5 Acre Minimum)
{Light Agricultural, 10
Acre Minimum)
(Specific Plan 217, Red
Hawk )
( Rural Residential)
R -3 ( General Residential )
R-u, {Planned Residential)
R-5 {Open Area Combining Zone,
Residential Developments)
14.68 acres
189 acres
57.8 acres
Vacant/Graded Land
North:
South:
East:
West:
Low Density Single Family
Existing Sod Farm
Vacant/Single Family
Tract Under Construction
Vacant
Total Project Site:
Total Proposed Development:
Total Density:
Single Family
Total Lots:
Total Acres:
Min. Lot Size:
Density:
Multi-Family
Total Units:
Total Acres:
Density:
Acreage Designated By
Proposed Zones:
R-3 J Gen. Res. )
R-~, ( Planned Res. )
R-5 (Open Area Combination
Zone-Res. Develop. )
221.2 gross acres
7u,6 units
3.7
601
189
~,,500 sq.ft.
3.19 DU/AC
1~,5
1~,.68
9.9 DU/AC
1~.68 acres
189 acres
57.8 acres
STAFFRPT\5-COMBO. CZ 2
BACKGROUND:
The subject property was originally a portion of the
Old Vail Ranch. It is located along the south side of
Highway 79 between Pala and Margarita Roads. The
original application, Change of Zone No. 5150 was a
request to change the zoning on 221.2 acres of land
from R-R { Rural Residential ), and R-5 (Open Area
Combining .Zone). This zone change was approved
by the County of Riverside Board of Supervisors on
October 20, 1988. However, due to an oversight by
the County, the zone change was never given a
second reading and, therefore, was never officially
adopted. The applicant submitted a new
application, Change of Zone No. 5, to the City of
Temecula Planning Department on September 2u,,
1990.
Both Revised Vesting Tentative Tract Map No.
23267 and Vesting Tentative Tract Map No. 26861
were submitted to the City of Temecula on December
21, 1990.
On January 17, 1991, 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:
Open Space ( Common )
Setback (Side Yard)
Open Space Maintenance
Traffic Impacts
Access/Circulation
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 March 7, 1991, Revised Vesting Tentative Tract
Map No. 23267 and Vesting Tentative Tract Map No.
26861 were reviewed at a Formal Development
Review Committee (DRC) meeting; and, it was
determined that Revised Vesting Tentative Tract
No. 23267 met the DRC's concerns while Vesting
Tentative Tract No. 26861 did not meet code
requirements or Staff~s concerns regarding useable
common open space.
STAFFRPT\5-COMBO.CZ
3
PROJECT DESCRIPTION:
ChanqeofZone No. 5
The applicant is proposing to change the zone on
221.5 acres of land in the former Old Vail Ranch.
The proposal is identical to the original Zone
Change No. 5150. The land use breakdown is as
fol lows:
R-3, General Residential - lu,.68 gross acres.
This zoning permits multi-family dwellings.
R-~,, Planned Residential - 130.8 gross acres.
This zoning permits single-family and multi-
family dwelling units incorporating open
space. This allows for a smaller minimum lot
size provided open areas are developed and
maintained for residents.
R-5, Open Area Combining Zone, Residential
Developments - 57.8 gross acres. This zone
allows for the development of parkland uses.
The proposed zoning will be consistent with the
surrounding projects to the east and the proposed
project to the south, which are specific plans Red
Hawk, Vail, and Murdy. Vesting Tentative Tract
No. 26861 is proposed within the area zoned R-3 and
will maintain a density of 9.9 DU/AC. Revised
Tentative Tract No. 23267 is proposed for the area
to be zoned R-u, and R-5 and maintains a density of
3.2 dwelling units per acre including open space.
The average density of the two tracts combined will
be 3.7 units/acre including the flood control
channel.
Revised Vestinq Tentative Tract Map No. 23267
This tract includes 189 acres of land with proposed
R-4 and R-5 zoning. This subdivision contains 601
single family lots with 57.8 acres of open space.
The minimum lot size is u,,500 square feet. The open
space acreage contains 33.9 acres consisting of the
Temecula Creek Flood Channel, which may have as
joint use as a park in the future, two (2)
neighborhood parks totaling 10.2 acres, and an 11.8
acre preserve for native vegetation and the original
adobe ranch house.
STAFFRPT\5-COMBO. CZ ~
ANALYSIS:
Vestinq Tentative Tract Map No. 26861
This tract proposes 145 single family detached
condominium units on approximately 1~,.68 acres of
proposed R-3 zoned land. The development is also
proposing app fox imately 15,522.5 squ are feet ~ 0. ~,
acres) of common recreational area composed of a
swimming pool, wading pool, spa, cabana and a
general use open space area with picnic benches and
a tot lot. Access to the development is being
provided from "A" Street and the proposed road
adjacent to the creek. (See VTM 26861 Site Plan. )
Chanqe of Zone No. 5
The original Change of Zone 5150 for the overall
project was never adopted by the Riverside County
Board of Supervisors. The supervisors conducted
the first reading of the zone change ordinance, but
never held the second reading which is required for
a zoning ordinance to be finalized. Therefore, the
applicant has submitted Change Zone No. 5 which is
identical to the original Change of Zone No. 5150.
The subject site is located south of Highway 79
between Pala Road and Margarita Road and is
presently partially graded and vacant. The subject
site is currently zoned R-R l Rural Residential ) and
designated 2-5 DU/AC by the SWAP (Southwest
Area Community Plan) map. Surrounding
properties adjacent to Highway 79 are designated by
SWAP as being OC (Office Commercial) uses.
Currently there are approved specific plans (Vail
Ranch, Red Hawk and Murdy Ranch) situated south
and southeast of the subject site, which consists of
similar developments and densities being proposed
by the applicant.
The applicant is proposing to zone the area adjacent
to Highway 79, R-~· and R-3, due to the proposed
density of the project for those areas. However,
the project will incorporate a 20 foot buffer along
Highway 79 to act as a noise buffer. Staff has
reviewed the proposed zoning for the area adjacent
to Highway 79 and has found it to be acceptable due
to the density being proposed and its proximity to
Highway 79. The R-3 site provides a transition
from the commercial zoning to the east to the R-u·
site to the west.
STAFFRPT\5-COMBO. CZ 5
The center area of the project is composed of R-5
and R-u, zoning. The applicant is proposing R-5
zoning between the higher density to the north and
lower density to the south in order to act as a
buffer for the transition of density. The flood
control channel is also being zoned R-5. The
proposed project has adequate open space area and
is consistent with adjacent existing approved and
proposed developments to the south and southeast
(Specific Plan - Red Hawk, Vail Ranch and Murdy
Ranch ).
Revised Vestinq Tentative Tract Map No. 23267
Revised Vesting Tentative Tract Map No. 23267 is
situated along Highway 79 and will incorporate a 20
foot buffer between Highway 79 and the subject
tract. The subject site along Highway 79 consists
of approximately lu,8 single family lots with a
minimum lot size of ~,, 500 square feet. The applicant
is also proposing a one acre neighborhood park ( Lot
605) for this section of the project. This area is
proposed to be zoned R-u, and R-5.
The entire tract is bisected by the Temecula Creek
( Lot 60u,) which consists of approximately 33.9 acres
and is zoned R-5. Subsequently, the possibility
exists for the creek to be used by future residents
as a regional park, but the joint use as a flood
control system and park must be discussed and
developed by and between the City and the
Riverside County Flood Control District.
The area south of the Temecula Creek is also zoned
R-u, and R-5 and consists of u,53 single family lots
well over u,,500 square feet. This portion of the
project is also incorporating a 10.7 acre regional
park and a 1.1 acre lot for the old historic adobe
house (Lot 603 and 609). In addition, the applicant
is also providing a 9.1 acre neighborhood park (Lot
602) and may incorporate the existing secondary
treated water reservoir for the adjacent sod farm
into the park design. The secondary treated water
is to be upgraded to tertiary treated in the near
future.
The revised map was submitted in order to change
the grade of the development and to change the cul-
de-sacs designed off of "S" Street in order to create
a more efficient design. The revised map is not
STAFFRPT~ 5-COMBO. CZ
proposing any major circulation or lot changes.
Instead, the revised map will aid to eliminate the
need for a Home Owners Association {HOA).
Currently the applicant is working with the CSD in
order to determine the maintenance of the proposed
open space lots and down slopes at property lines.
Traffic Impacts
The Transportation Engineering Staff has reviewed
and accepted the findings and mitigation measures
as specified in the traffic impact analysis prepared
for revised Vesting Tentative Tract Map No. 23267
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
The portion of the project that abuts Highway 79
will have vehicular access via "A" Street (a 100'
street) which in term has access to Highway 79.
Additional access to the northern portion of the
project will be provided by "B" Street {an 82~ street
with a 15~ bike lane) which runs parallel to the
Temecula Creek. Internal, 66~ and 60~ wide streets
will provide access through this portion of the
project.
Access to the portion of the project south of the
Temecula Creek will be provided by Loma Lynda
Road (a 66' street) which has access to Pala Road {a
110~ street ). I n addition, Via Cordoba { a 66~ street )
will provide access to the southeast portion of the
project which will integrate with the existing Red
Hawk Development. internal 66~ and 60' wide
streets will provide access through this portion of
the project.
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.
STAFFRPT\5-COMBO. CZ 7
Gradin.q
The majority of the area south of Temecula Creek
has been mass graded with some major
infrastructure already being completed within the
proposed street sections. The 10.7 acre open space
is mostly sloping hillside and very little grading will
occur within this area. The area north of Temecula
Creek is rather flat and will require minimal grading
for the project development.
Vestinq Tentative Tract Map No. 26861
The applicant is proposing to develop 1~,5 single
family detached condominlum units on approximately
14.68 acres of proposed R-3 zoned land along with
a 15,522.5 square foot {0.~, acres) recreational
area. The project is situated along Highway 79 and
is east of Revised Vesting Tentative Tract Map No.
23267. Access to the project is being provided by
"A" Street and Via Rio Temecula along the Temecula
Creek as shown on the site plan.
The design as submitted and reviewed by Planning
Staff represents a PRD ( Planned Residential
Development) design. However, the project as
submitted does not conform with the PR D Standards
as required in an R-3 zone in that the ground floor
living area of the proposed product types do not
meet the minimum 1,000 square foot standard. In
addition, although the project contains the required
~,0% open space, the majority of the open space is
located within the private rear yards of the units
and only contains approximately 300 to 600 square
feet of useable area. The proposed common open
space within the project is approximately 3% of the
site and is approximately 100 square feet per unit.
Since there are currently no specific design criteria
regarding open space requirement for R-3 projects
or PRD's, the Planning Staff cannot address what
portion of the required ~,0% open space should be
useable common open space, but it is Staff~s
determination that the common open space provided
is not sufficient.
The project as submitted does not conform to City
adopted Ordinance No. 3u,8 in regard to a smaller lot
single family project, thus, not conforming to R-2
Single Family Restricted nor R-L! zones due to the
STAFFRPT\5-COMBO.CZ 8
density, lack of adequate street frontages, and rear
yards. In Staffis opinion, the proposed project
does not provide adequate useable open space to
compensate for the proposed density with the
proposed design concept of single family detached
units.
In addition, the project as designed does not meet
R-2 IMultiple Family Dwellings) nor R-u, |Planned
Residential ) zone development standards in that R-2
requires a LI01 minimum lot frontage, 22' minimum
average front yard setback, 10~ minimum separation
between dwelling units, and a minimum rear yard
average depth of 25~ with no less than an average of
1,600 square feet of useable rear yard open space.
The R-u, development standards require that front,
rear and side yards be not less than that
established in the R-3 zone. The R-LI zone also
requires a minimum lot area for individual lots to be
3,500 square feet with a minimum width of u,0 feet
and a minimum depth of 80 feet.
The project as proposed consists of a 201 minimum
front setback and an 8~ minimum distance between
dwelling units. In addition, private rear yard open
spaces are being proposed with a minimum 10'
setback and range between 300 to 600 square feet of
useable area, thus, not conforming to R-2 and
development standards.
Planning Staff recommends that multiple family
projects and PRD's provide a minimum of 200 square
feet per unit or 1096 of the net area as common open
space within the project. This recommendation
would require the project to provide a :30,000 square
feet to one acre site designated as common open
space recreational area.
The proposed development has access from "A"
Street and Via Rio Temecula which has been
determined to be acceptable to the Engineering
Department. The project is proposed to be
completely gated with 33~ private streets and 5'
sidewalks on only one side of the street. The
project also provides a 15,522.5 (0.35 acres)
recreational area which is centrally located.
The project as designed does not conform to the
PRD development standards regarding minimum
STAFFRPT\5-COMBO.CZ 9
GENERAL PLAN/SWAP
CONSISTENCY AND
COMPATIBILITY:
ground floor area, and therefore, the applicant
respectfully requests that the Planning Commission
recommend an official waiver for the required
minimum ground floor area. (See Attachment 7 for
waiver request. )
In conclusion, Planning Staff has determined that
the project does not conform with ordinance 3~8 and
does not meet Staff's recommendations for multiple
family development standards. Therefore, Planning
recommends denial of Vesting Tentative Tract Map
No. 26861.
The proposed zone change would greatly increase
the density of the subject property from 2 dwelling
units per acre to 3 to 10 dwelling units per acre.
The Southwest Area Community Plan {SWAP)
designates the subject property at a density of 2 to
5 units per acre. Combined, the density of the two
tracts would be ~. 1 dwelling units per acre. This is
in conformance with the current SWAP designation
of 2-5 units per acre.
Vesting Tentative Tract Map No. 23267 has an
acreage density of 3.2 units per acre. However,
SWAP designates the entire flood control channel as
recreational open space and therefore, this area is
not included in the 2 to 5 unit per acre area. The
portion of the map north of the flood channel
maintains an average density of u,.8 units per gross
acre. The area south of the channel maintains an
average density of ~.0 dwelling units per gross
acre. These densities conform to SWAP. This
project does conform to the surrounding land uses
in the area. The two approved specific plans to the
east and South contain similar residential densities
and minimum lot sizes as the subject property.
These projects were approved under the plan
previous to SWAP which allowed a slightly higher
density. In addition, they contain over 6,000
housing units with similar characteristics to the
proposed subject property. These plans have
average densities between 5 and 6 DU/AC. The
applicant is proposing to have an average density of
only ~, units/acre. The properties to the west are
currently designated for commercial in SWAP, along
with the land along the south side of Highway 79
between the subject site and Margarita Road. Staff
STAFFRPT\5:COMBO. CZ 10
feels that by breaking the commercial strip along
the highway with residential, the commercial will be
concentrated at the corner of Margarita and
Highway 79 where it is more desirable. Another
specific plan, Murdy Ranch, is directly west of the
subject site and it contains similar residential
densities to the proposed zone change. The
properties to the north are designated commercial in
SWAP along Highway 79 and existing low density
rural residential beyond ( Santiago Estates ). Staff
feels that there will be no significant impact from
the higher density residential along the south side
of Highway 79 due to the physical break of the
roadway and the commercial barrier along the north
side of SR79. To provide a barrier to noise for the
proposed development along the highway, Staff will
require a significant landscaped buffer of 20 feet
minimum. Therefore, Staff feels that the zone
change on the subject property is a logical
extension of the type of residential development
that is found in the area.
Circulation
This residential proposal will significantly increase
the residential densities in the immediate area and
this will have an impact on the surrounding
circulation system. Currently, there are traffic
impacts at the Pala Road and Highway 79
intersection, and Highway 79 has not been improved
to its full planned 6 lane right-of-way. These
improvements are to be constructed through
Assessment District No. 159. In addition, the
environmental impact report for the project
specifically states that a new bridge on Pala Road
over Temecula Creek shall be constructed to
mitigate traffic impacts. However, the Assessment
District improvements do not include a new bridge
on Pala Road. Therefore, the bridge will have to be
constructed before the units are occupied. To
further mitigate traffic impacts, the proposed
development would require signalization of an
intersection along Highway 79.
In conclusion, the proposed zone change and
Revised Vesting Tentative Tract Map No. 23267 will
likely be consistent with the future adopted General
Plan for the City of Temecula. This proposal is a
logical extension of residential development in the
area and with the implementation of traffic
STAFFRPT\5-COMBO. CZ 11
mitigation measures for the development, there wlll
be no significant impact on the surrounding area.
ENVIRONMENTAL
DETERMINATION:
Environmental Impact Report No. 281 was completed
on the subject property for Change of Zone No.
5150. The report indicated a number of mitigation
measures that must be implemented in order to
reduce the impact of the project below a level of
significance. These mitigation measures included a
new u,-lane bridge on Pala Road over Temecula
Creek, the channelization of Temecula Creek, and
several other significant measures that have not
currently been implemented. Therefore, Planning
Staff recommends that an addendure to
Environmental Impact Report No. 281 be adopted.
A copy of which is attached.
FINDINGS:
Chanqe of Zone No. 5
The proposed zone change will not have a
significant adverse effect on the
environment, as determined in the
Environmental Impact Report for this project.
There is a reasonable probability that the
zone change from R-R to R-3, R-~,, and R-5
will be consistent with the future General
Plan. Further, densities and uses proposed
are similar to existing densities and uses in
the vicinity of the project site.
There is not a reasonable 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 due to the fact that
the proposal is consistent with surrounding
land uses.
The proposed change in district classification
is reasonable and beneficial at this time as it
is a logical expansion of residential uses
which exist adjacent to, and in the vicinity
of, the project site.
STAFFRPT\5-COMBO. CZ 12
The proposed change in district classification
will likely be consistent with the goals,
policies and action programs which will be
contained in the General Plan when it is
ultimately adopted. The density and land use
proposed are consistent with the Southwest
Area Plan and approved and proposed
adjacent specific plans.
The site of the proposed change in district
classification is suitable to accommodate all
the land uses currently permitted in the
proposed zoning district as it is of adequate
size and shape for the proposed residential
use. Possible land use conflicts are not likely
to arise as the project proposes residential
uses similar to those existing in the general
vicinity of the subject site.
Adequate access exists for the proposed
residential land use from Highway 79,
Margarita Road, and Pala Road. Additional
internal access and required road
improvements to proposed lots will be
designed and constructed in conformance
with Riverside County standards.
That said findings are supported by analysis,
minutes, maps, exhibits, and environmental
documents associated with this application
and herein incorporated by reference.
Revised Vestinq Tentative Tract Map No. 23267
The proposed density is consistent with the
Southwest Area Plan land use designation.
The proposed density of 3.19 units per acre
is within the range of the SWAP designation
of 2-5 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-~ and R-
3 portions of the project adjacent to Highway
79 consist of higher densities and abuts
future office commercial SWAP designation
land uses. The lots situated south of the
Temecula Creek are substantially larger than
LI,500 square feet and abut specific plan areas
STAFFRPT\5-COMBO. CZ 13
such as Red Hawk, Vail Ranch and Murdy
Ranch, which in term are similar in density
and design.
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 Pala Road and
Highway 79, and four (It) 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. 281 in conjunction with the
approval of Vesting Tentative Tract Map Nos.
23267, Vesting Tentative Tract Map No. 23299
and Change of Zone No. 5150. Revised
Vesting Tentative Tract Map No. 2:3267 will
not result in any new or substantially
increased environmental impacts.
STAFFRPT\5-COMBO. CZ 1~
The proposed project makes adequate
provision for future passive or natural solar
heating opportunities in that all proposed
parcels have adequate southern exposure.
10.
The project meets the requirements of
Ordinance 3u,8 and ~,60 in that all lots conform
to the minimum size and dimension
requirements of the zoning code and abut
upon dedicated street.
11.
The proposed project includes adequate
dedication for public parks in that it provides
for 10.2 acres of public parks and 10.7 acre
preserve for native vegetation.
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.
Vestinq Tentative Tract Map No. 26861
There is a reasonable probability that the
proposed R-3 portion of the project will be
consistent with the future general plan.
Furthermore, densities and uses proposed
are similar to existing densities and uses in
the vicinity of the project site. The overall
density for the entire 221 acres is :3.7 units
per acre which conforms to the SWAP
designation of 2-5.
The proposed project does not conform with
Ordinance No. 3u,8 development standards for
Planned Residential Developments (PRD) due
to the fact that the proposed development is
proposing less than 1,000 square feet of
ground floor living area which is required.
However, the project does meet the
minimum requirement for common open space,
but is mostly found in rear private yards,'
thus, designating the common open space use
to private use.
STAFFRPT\5-COMBO. CZ 15
Adequate public street access will be
provided to every lot. The legal owner of
record has offered to make all required
dedications.
The proposed project is not physically
suitable in design for the proposed density
due to the fact that only 3% of the site net
area is being designated as common recreation
area for a project with a density of 9.9
DU/AC.
Staff finds that site access will be adequate.
Assessment District 159 will provide for
street improvements on Pala Road and
Highway 79, and two (2) access points to the
site are shown on the map.
There is a reasonable probability that the
project will be inconsistent with the City~s
General Plan once adopted, in that the
proposed design does not include sufficient
common open space and may therefore not be
consistent with the future General Plan.
It is likely that the proposed vesting
tentative map will constitute a substantial
detriment to the future General Plan, if the
proposed subdivision is ultimately
inconsistent with the plan, in that it may set
a precedence for required common open space
that may be detrimental to the Parks and
Recreational elements of the General Plan.
The project will not have a significant
adverse affect on the environment. The
County of Riverside Board of Supervisors
certified EIR No. 281 in conjunction with the
approval of Vesting Tentative Tract Map Nos.
23267 and 23299. Vesting Tentative Tract
Map No. 26861 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.
STAFFRPT\5-COMBO. CZ
16
10.
The lawful conditions stated in the project's
Conditions of Approval are deemed necessary
to protect the public health, safety, and
welfare.
11.
These findings are supported by minutes,
maps, exhibits, and environmental documents
associated with these applications and herein
incorporated by reference.
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 addendum to EIR No. 281 for
Change of Zone No. 5; Revised Vesting
Tentative Tract Map No. 23267, and Vesting
Tentative Tract Map No. 26861;
ADOPT Resolution No. 91- recommending
approval of Change of Zone No. 5;
ADOPT Resolution No. 91- recommending
approval of Revised Vesting Tentative Tract
Map No. 23267; and
ADOPT Resolution No. 91- recommending
denial of Vesting Tentative Tract Map No.
26861.
RA:ks
Attachments:
Resolution (Change of Zone No. 5)
Resolution ( Revised VTM No. 23267)
Conditions of Approval
(Revised VTM No. 23267)
Resolution ( VTM No. 26861 )
Conditions of Approval
( VTM No. 26861 )
Addendure to EIR No, 281
Waiver Request
Exhibits
A. Change of Zone No. 5
Map No.
C. Vesting Tentative Tract Map
No. 26861 (Site Plan)
D. Vesting Tentative Tract Map
No. 26861 (Elevations and Floor Plans)
STAFFRPT\5-COMBO. CZ 17
ATTACHMENT I
RESOLUTION NO. 91-
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF TEMECULA RECOMMENDING APPROVAL OF
ZONE CHANCE NO. 5 TO CHANGE THE ZONING ON 221.2
ACRES OF LAND FROM R-R IRURAL RESIDENTIAL) TO
R-3, R-u,, AND R-5 ALONG THE SOUTH SIDE OF
HIGHWAY 79 BETWEEN PALA AND MARGARITA ROAD
AND KNOWN AS ASSESSOR'S PARCEL NO. 926-016-002,
003, 012, 017, PORTIONS OF 926-016-025.
WHEREAS, Presley of San Diego filed Change of Zone No. 5 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
March 18, 1991, 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
recommend 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. Findinqs. That theTemecula 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\5-COMBO. CZ 18
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 Change of Zone is consistent with the SWAP
and does 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 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 Change
of Zone No. 5 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\5-COMBO. CZ 19
c)
The proposed use or action complies with all
other applicable requirements of state law and
local ordinances.
D. { 1 ) Pursuant to Section 6.5, no Change of Zone 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 Zone change approved shall be subject to such
conditions as shall be necessary to protect the health, safety and
general welfare of the community.
{2 ) The Planning Commission in recommending approval
of the proposed Tentative Tract Map, makes the following findings to
wit:
a)
The proposed zone change will not have a
significant adverse effect on the
environment, as determined in the
Environmental I rapact Report for this project.
b)
There is a reasonable probability that the
zone change from R-R to R-3, R-u,, and R-5
will be consistent with the future General
Plan. Further, densities and uses proposed
are similar to existing densities and uses in
the vicinity of the project site.
c)
There is not a reasonable 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 due to the fact that
the proposal is consistent with surrounding
land uses.
d)
The proposed change in district classification
is reasonable and beneficial at this time as it
is a logical expansion of residential uses
which exist adjacent to, and in the vicinity
of, the project site.
e)
The proposed change in district classification
will likely be consistent with the goals,
policies and action programs which will be
contained in the General Plan when it is
ultimately adopted. The density and land use
proposed are consistent with the Southwest
Area Plan and approved and proposed
adjacent specific plans.
STAFFRPT\5-~OMBO. CZ 20
f)
The site of the proposed change in district
classification is suitable to accommodate all
the land uses currently permitted in the
proposed zoning district as it is of adequate
size and shape for the proposed residential
use. Possible land use conflicts are not likely
to arise as the project proposes residential
uses similar to those existing in the general
vicinity of the subject site.
g)
Adequate access exists for the proposed
residential land use from Highway 79,
Margarita Road, and Pala Road. Additional
internal access and required road
improvements to proposed lots will be
designed and constructed in conformance
with Riverside County standards.
h)
That said findings are supported by analysis,
minutes, maps, exhibits, and environmental
documents associated with this application
and herein incorporated by reference.
SECTION 2. Environmental Compliance.
An Environmental Impact Report was prepared for this project indicates
that the proposed project will not have a significant impact on the environment.
SECTION 3.
That the City of Temecula Planning Commission hereby recommends
approval of Zone Change No. 5 to change the zoning on 221.2 acres of land from R-R
to R-3, R-u,, and R-5 along the south side of Highway 79 between Pala and Margarita
Roads.
SECTION
PASSED, APPROVED AND ADOPTED this 18th day of March, 1991.
DENNIS CHINIAEFF
CHAIRMAN
STAFFRPT\5-COMBO. CZ 21
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 18th day of March, 1991 by the following vote of the Commission:
AYES:
PLANNING COMMISSIONERS
NOES:
PLANNING COMMISSIONERS
ABSENT:
PLANNING COMMISSIONERS
STAFFRPT\5-COMBO. CZ 22
ATTACHMENT I I
RESOLUTION NO. 91-
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF TEMECULA RECOMMENDING APPROVAL OF
REVISED VESTING TENTATIVE TRACT MAP NO. 23267
TO SUBDIVIDE A 189 ACRE PARCEL INTO 601 SINGLE
FAMILY RESIDENTIAL LOTS AND 5 OPEN SPACE LOTS
LOCATED ALONG THE SOUTH 51DE OF HIGHWAY 79
BETWEEN PALA AND MARGARITA ROADS AND KNOWN AS
ASSESSOR~S PARCEL NO. 926-016-002, 003, 012, 017,
AND 025.
WHEREAS, Presley of San Diego filed Revised Vesting Tentative Tract
Map No. 23267 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 on March 18, 1991, 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;
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF
TEMECULA DOES RESOLVE, DETERMINE AND ORDER AS FOLLOWS:
SECTION 1. Findings. That theTemecula 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\5-COMBO. CZ 23
(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.
Ic)
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 and 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:
(S)
There is reasonable probability that Revised
Vesting Tentative Tract Map No. 23267 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\5-COMBO. CZ 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 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:
STAFFRPT\5-COMBO. CZ 25
Revised Vestinq Tentative Tract Map No. 23267
a)
The proposed density is consistent with the
Southwest Area Plan land use designation.
The proposed density of 3.19 units per acre
is within the range of the SWAP designation
of 2-5 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, and R-
3 portions of the project adjacent to Highway
79 consist of higher densities and abuts
future office commercial SWAP designation
land uses. The lots situated south of the
Temecula Creek are substantially larger than
z~,500 square feet and abut specific plan areas
such as Red Hawk, Vail Ranch and Murdy
Ranch, which in term are similar in density
and design.
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 Pala Road and
Highway 79, and four {~,) 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
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\5-COMBO. CZ 26
g)
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.
h)
The project will not have a significant
adverse affect on the environment. The
County of Riverside Board of Supervisors
certified EIR No. 281 in conjunction with the
approval of Vesting Tentative Tract Map Nos.
23267, Vesting Tentative Tract Map No. 23299
and Change of Zone No. 5150. Revised
Vesting Tentative Tract Map No. 23267 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.
j)
The project meets the requirements of
Ordinance 31~8 and ~60 in that all lots conform
to the minimum size and dimension
requirements of the zoning code and abut
upon dedicated street.
k)
The proposed project includes adequate
dedication for public parks in that it provides
for 10.2 acres of public parks and 10.7 acre
preserve for native vegetation.
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.
E. As conditioned pursuant to SECTION 3, the Revised
Vesting Tentative Tract Map is compatible with the health, safety and
welfare of the community.
STAFFRPT\5-COMBO. CZ 27
SECTION 2. Environmental Compliance.
The County of Riverside Board of Supervisors certified EIR No. 281 in
conjunction with the approval of Vesting Tentative Tract Map No. 23267. Revised
Vesting Tentative Tract Map No. 23267 will not result in any new or substantially
increased environmental impacts. An addendure to EIR No. 281 is hereby
recommended for adoption.
SECTION 3. Conditions.
That the City of Temecula Planning Commission hereby approves
Revised Vesting Tentative Tract Map No. 23267 for the subdivision of a 189 acre
parcel into 601 single family residential lots and 5 open space lots located along the
south side of Highway 79 between Pala and Margarita Roads and known as Assessor~s
Parcel No. 926-016-002, 003, 012, 017 and 025 subject to the following conditions:
A. Attachment ) I I, attached hereto.
SECTION
PASSED, APPROVED AND ADOPTED this 18th day of March, 1991.
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 18th day of March, 1991 by the following vote of the Commi.ssion:
AYES:
PLANNING COMMISSIONERS
NOES:
PLANNING COMMISSIONERS
ABSENT:
PLANNING COMMISSIONERS
STAFFRPT\5-COMBO. CZ 28
ATTACHMENT I I I
CITY OF TEMECULA
CONDITIONS OF APPROVAL
Revised Vesting Tentative Tract Map No. 23267
Project Description: Revision to VTM 23267 to allow
for 2 additional lots and 7 open space lots to be
maintained by TCSD
Assessor~s Parcel No.: 926-160-2, 3, 12 and 17 and
a portion of 926-160-011
Plannln.q 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.
Any delinquent property taxes shall be paid prior to recordation of the final
map.
Legal access as required by Ordinance 1~60 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 shall be established for maintenance of Lots __ Open
Space, the developer/applicant shall pay for all costs relating to establishment
of the district.
STAFFRPT\5-COMBO. CZ 29
10.
11,
12.
13.
15.
Delete Riverside County Condition No. 18(d).
Prior to the recordation of the final map, Change of Zone No. 5 shall be
approved by the City Council and shall be effective. Lots created by this land
division shall be in conformance with the development standards of the zone
ultimately applied to the property.
Prior to recordation of the final map, the project site shall be annexed into the
Temecula Community Service Distict {TCSD ).
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.
The applicant shall comply with the fire improvement recommendations outlined
in the County Fire Department~s letter dated January 29, 1991, 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.
The applicant shall comply with the recommendations outlined in the Eastern
Municipal Water District transmlttal dated March 8, 1991, a copy of which is
attached.
16. Lots created by this subdivision shall comply with the following:
Lots created by this subdivision shall be in conformance with the
development standards of the R-~, I Planned Residential ) 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.
STAFFRPT\5-COMBO. CZ 30
17.
18.
19.
20.
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.
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 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 and along
Highway 79 and Lime Street. 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.
STAFFRPT\5-COMBO. CZ 31
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-d-way of
interior streets and project parkways due to insufficient road
right-of-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
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.
STAFFRPT\S-COMBO. CZ 32
21.
22.
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 developeris 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 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.
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.
STAFFRPT\5-COMBO. CZ 33
23,
24.
25.
26.
g. All street side yard setbacks shall be a minimum of ten I10) 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.
Prior to recordation of the final map, 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 satisfied
Qulmby Act requirements in accordance with Section 10.35 of Ordinance No.
460. The agreement shall be approved by the City Council prior to the
recordation of the final map.
The subdivlder 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 Revised
Vesting Tentative Tract Map No. 23267, which action is brought within the
time period provided for in California Government Code Section 66499.37. The
City of Temecula will promptly notify the subdivlder 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.
STAFFRPT\5-COMBO. CZ 34
27.
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 Government Code
Section 66~62 at such time as the City acquires the property interests
requlred forthe improvements. Such agreement shall providefor 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.
28.
All utility systems including gas, electric, telephone, water, sewer, and cable
TV shall be provided for underground, with easements provided as required,
and designed and constructed in accordance with City Codes and the utility
provider. Telephone, cable TV, and/or security systems shall be pre-wlred
in the residence.
29.
All utilities, except electrical lines rated 33kv or greater, shall be installed
underground.
Covenants, Conditions and Restrictions/Reciprocal Access Easements:
30.
The Covenants, Conditions and Restrictions {CC~,R's) shall be reviewed and
approved by the Planning Department prior to final approval of the tract
maps. The CC~,R~s shall include liability insurance and methods of maintaining
the open space, recreation areas, parking areas, private roads, all buildings
in common open areas, and all interior slopes.
31.
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 CC~,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 CC~;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.
32.
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.
STAFFRPT\5-COMBO. CZ
35
Maintenance for all landscaped and open areas, including parkways, shall be
provided for in the CC~,R's.
Within forty-eight {u,8) hours of the approval of this project, the
applicant/developer shall deliver to the Planning Department a cashiers check
or money order payable to the County Clerk in the amount of Eight Hundred,
Seventy-Five Dollars ($875.00) which includes the Eight Hundred, Fifty
Dollar {$850.00) fee, in compliance with AB 3158, required by Fish and Came
Code Section 711.~,(d){3) plus the Twenty-Five Dollar ($25.00) County
administrative fee, to enable the City to file the Notice of Determination
required under Public Resources Code Section 21152 and lu, Cal. Code of
Regulations 1509~,. If within such forty-eight (u,8) hour period the
applicant/developer has not delivered to the Planning Department the check
required above, the approval for the project granted herein shall be void by
reason of failure of condition, Fish and Came Code Section 711 .u,{c).
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 mean'.,ng 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.
35.
The Developer shall comply with the State of California Subdivision Map Act,
and all applicable City Ordinances and Resolutions.
36.
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. L~60.
PRIOR TO RECORDATION OF THE FINAL MAP:
37. 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;
US Army Corps of Engineers;
US Fish and Wildlife; and
California State Department of Fish and Game.
STAFFRPT\5-COMBO. CZ 36
38.
39.
Street "T" shall be improved with ~ 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 (q~,'/66~).
Street "DD" and "FF" shall be improved with L~L~ 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 (~,~?/60') with 3 foot wide utility easements.
In the event road or off-site right-of-way are required to comply with these
conditions, such easements shall be obtained by the developer; or, in the
event the City is required to condemn the easement or right-of-way, as
provided in the Subdivision Map Act, the developer shall enter into an
agreement with the City for the acquisition of such easement at the
developer~s cost pursuant to Government Code Section 66L~62.5, which shall
be at no cost to the City.
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, medians, sidewalks, drive approaches, street lights,
signing, striping, traffic signal systems, and other traffic control
devices as appropriate.
b. Storm drain facilities.
c. Landscaping.
d. Sewer and domestic water systems.
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.
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 21~" x 36" mylar by a Registered Civil
Engineer.
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.
STAFFRPT\5-COMBO. CZ 37
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.
The site is in an area identified on the Flood Hazard Maps as Flood Zone A
subject to flooding of undetermined depths. Prior to the approval of any
plans. this project shall comply with the rules and regulations of FEMA for
development within a Flood Zone "A" which may include obtaining a letter of
map revision from FEMA.
47.
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:
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.
49.
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.
50.
A permit shall be required from CalTrans for any work within the following
right-of-way:
State Hiqhway 79
51.
A permit from the County Flood Control District is required for work within
its right-d-way.
PRIOR TO BUILDING PERMIT:
52.
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.
PRIOR TO ISSUANCE OF CERTIFICATES OF OCCUPANCY:
53.
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.
STAFFRPT\5-COMBO. CZ
38
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 EI R/Negatlve 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 Department
PRIOR TO RECORDATION OF THE FINAL MAP:
55.
A signing and striping plan shall be designed by a registered Civil Engineer
and approved by the City Engineer for Loma Linda Road, "DD" Street, and
"S" Street, and shall be included in the street improvement plans.
56.
A signing plan shall be designed by a registered Civil Engineer and approved
by the City Engineer for all internal streets with ~0 feet or less of curb
separation and can be shown on the street improvement plans.
57.
A signing and striping plan shall be designed by a registered Civil Engineer
and approved by the City Engineer and CalTrans for State Route 79 South,
"A" Street, and "B" Street, and shall be included in the street improvement
plans. Condition #32 of the County Road letter dated October 7, 1988 shall be
deleted.
58.
Prior to designing any of the above plans, contact Transportation Engineering
and CalTrans for the design requirements.
PRIOR TO THE ISSUANCE OF ANY ENCROACHMENT PERMITS:
59.
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.
PRIOR TO THE ISSUANCE OF ANY OCCUPANCY PERMITS:
60.
All on-site signing and striping shall be installed per the approved signing
and striping plans.
61.
In the event that the required improvements on State Route 79 South and Pala
Road are not completed by Assessment District 159 prior to the issuance of
certificate of occupancy, the developer shall be required to enter into a
reimbursement agreement with the City of Temecula for the construction of the
necessary improvements based on the following dwelling unit occupancy levels:
STAFFRPT\5-COMBO. CZ 39
For unit one hundred and one ( 101 ) or more:
A 750 foot minimum right turn lane with an adequate transition
for east bound travel on State Route 79 South for Pala Road shall
be designed and constructed to CalTrans specifications and
requirements and shall be approved by CalTrans and the City
Engineer.
Multi-way stop controls shall be designed and installed, when
warranted and approved by CalTrans, at the north bound and
south bound on and off ramps of Interstate-15 and State Route 79
South.
For unit two hundred and forty {2~0) or more:
A minimum ~,50 foot north bound left turn lane with transition and
a minimum 125 foot north bound right turn lane with transition on
Pala Road at State Route 79 South shall be designed and
constructed to CalTrans and City requirements and
specifications, and shall be approved by CalTrans and the City
Engineer.
The developer shall enter into an agreement with the City for
reimbursement to the City from other developments within the
impact area for costs beyond the extent of this project~s
conditioned percent impact for each specified regional
improvement not within AD 159.
For unit five hundred and eleven {511 ) or more:
The signal at the intersection of State Route 79 South and Pala
Road shall be designed by a registered Civil Engineer. The
signal shall be installed and operational, as warranted, per the
special provisions and the approved traffic signal plan as
approved by CalTrans and the City Engineer.
The signal at the intersection of State Route 79 South and
Interstate 15 north bound and south bound on and off ramps
shall be designed by a registered Civil Engineer. The signal
shall be installed and operational, as warranted, per the special
provisions and the approved traffic signal plan as approved by
CalTrans and the City Engineer.
The signal at the intersection of Rainbow Canyon Road and Pala
Road shall be designed by a registered Civil Engineer. The
signal shall be installed and operational, as warranted, per the
special provisions and the approved traffic signal plan as
approved by the City Engineer. Based on the addendure letter
dated February 4, 1991 from O~Rourke Engineering, this
development shall contribute 596 toward these roadway
STAFFRPT\5-'COMBO. CZ ~,0
improvement costs.
Full road improvements, including all required signing and
striping, on State Route 79 South from Interstate 15 to Pala Road
shall be in place in accordance with CalTrans requirements as
approved by CalTrans and the City Engineer.
D. For unit six hundred and three {603) or more:
Full road improvements, including all required signing and
striping, on State Route 79 South from Pala Road to Margarita
Road shall be in place in accordance with CalTrans requirements
as approved by CalTrans and the City Engineer.
Realignment of Pala Road with State Route 79 South in
conjunction with the construction of a multi-lane bridge across
the Temecula Creek.
The Pala Road Bridge over the Temecula Creek shall be
designed, constructed and operational as approved by the City
Engineer. This development shall contribute 6% toward the
construction costs of this bridge, based upon the addendure
letter from O'Rourke Engineering, dated December 6, 1990.
Design and construction of dual left turn capabilities at the south
bound Interstate 15 off ramp at State Route 79 South in
accordance with CalTrans requirements and specifications and as
approved by CalTrans.
The signal at the intersection of Loma Linda and Pala Road shall
be installed and operational, as warranted, per the special
provisions and the approved traffic signal plan as approved by
the City Engineer.
The signal at the intersection of State Route 79 South and "A"
Street shall be designed by a registered Civil Engineer. This
signal shall be installed and operational, as warranted, per the
special provisions and the approved traffic signal plan as
approved by CalTrans and the City Engineer.
Design and construction of a dual right turn lane for east bound
travel on State Route 79 South at Pala Road and a dual left turn
lane for north bound travel on Pala Road at State Route 79 South
in accordance with CalTrans and City requirements and
specifications as approved by CalTrans and the City Engineer.
Department of Buildinq and Safety
62.
Submit approved Tentative Tract Map to the Department of Building and
Safety for addressing and street name review.
STAFFRPT\5-COMBO. CZ 0,1
63.
65.
66.
67.
68.
School fees shall be paid to Temecula Unified School District Prior to permit
issuance.
Lighting on site pool area and recreation area shall comply with Mount Palomar
Lighting Ordinance #655.
Submit pool plans to Riverside County Health Department for review prior to
structural plan review by the Department of Building and Safety.
Pool excavation area shall be fenced immediately the same day as excavation
is complete. All plumbing trenches shall be fenced.
Obtain clearances from land Use and from Building and Safety Departments.
Provide a geological report at time of submittal for plan review.
STAFFRPT\5-COMBO. CZ
PLANNING & ENGINEERING
46-209 OASIS STREET, SUITE 405
INDIO, CA 92201
(619) 342-8886
RIVERSII)E COUNTY
FIRE DEPARTMENT
IN COOPERATION W~TH TdE
CALIFORNIA DEPARTMENT OF FORESTRY
AND F~RE DROTECTIC'%
GI.EN 1. NEXVMAN
FIRE CHIEF
PLANNING & ENGINEERING
3760 12TH STREET
RIVERSIDE, CA 92501
(714) 787-6606
DATE: January 29, 1991
TO: City of Temecula
ATTN: Planning Department
RE: Tract No. 23267
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"x2~")
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.
Prior to the recordation of the final map, the applicant/developer shall
provide alternate or secondary access as approved by the City of Temecuala-
Engineering Department.
MITIGATION
Prior to the recordation of the final map, the developer shall deposit with
the City of Temecula, 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 City deferring
said payment to the time of issuance of the first building permit.
RE: TR 23267 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
Eastern Municipal Water District
j Andrew Schlange
Legal Counsel
Redx~ine and Shetrill
Director of The Metropolitan Water
DLstt~ct of Southern California
Doyle F. Boen
Rogen M. Cox
March 8, 1991
Richard Ayala
City of Temecula
Planning Department
43180 Business Park Drive
Suite 200
Temecula, CA 92390
Subject: Tentative Parcel Map No. 23267
Dear Mr. Ayala:
As requested, we have reviewed the subject project and offer the following
comments:
Sanitary Sewer
The subject project is tributary to the District's Rancho California Regional
Water Reclamation Facility, via a sewer system to be constructed by Assessment
District No. 159. The developer is expected to submit a proposed conceptual
plan of sanitary sewer service to the District's Customer Service and Planning
Departments for review and approval. This plan shall provide for a system
of gravity-flow sewerlines located within road right-of-way according to EMWD
standards.
It must be understood that the available capacity of the District's sewer system
are continually changing due to development within the District. As such,
service will be provided based on the timing of the subject project, the service
agreement with the District, and the status of the District's permit to operate.
Should you have any questions regarding these comments, please contact Ruth
Newsham or me at {714) 766-1850.
Sincerely,
H. A1 Spencer '
~7~ irector of Planning
x~HAS:RN:lp
cc: John Fricker, EMWD
Presley of San Diego, 15010 Avenue of Science, Ste. 200, San Diego, CA 92128
91-240
7/M
- %'6 · Fax 171q, 929 0257
RIVERSIDE COUNTY PLANNZNG DEPARI)EHT
SUBDIVISION
CONDITIONS OF APPROVAL
¥ESTING TENTATIVE TRACT NO. 23267
DATE:
AMENDED NO. 2
EXP/RES:
STANDARD CONDITIONS
yees from any claim, action, or
proceeding against the County of Riverside or its agents, officers, or
f
employees to attack, set aside, void, or annul an approval o the County
of Riverside, its advisory agencies, appeal boards or leghlative body
concerning Vesting Tentative Tract No. 23267, which action ts brought
about within the ttme period provided for in California Government Code
Sectton 66499.37. The County of Rherstde wtll promptly notify the
subdivider of any such claim, action, or proceeding against the County of
Rherside and will cooperste fully in the defense. If the County fails to
promptly notify the subdhider of any such claim, action, or proceeding or
fails to coop. rate fully in the defense, the subdivider shall not,
r
the eartar, be responsible to defend, Indemnify, or hold hamhss the
County of Riverside.
2. The tentative subdivision shall compl wtth the State of California
Subdivision IMp Act and to lll the requirements of Ordinance 460, Schedule
A, unless mndtfied by the conditions listed below.
e
This conditionally approved tentative map will expire tno years after the
County of Riverside Board of Supervisors approval date, unless extended as
provided by Ordinance 460.
The final map shall be prepared by z licensed land surveyor subject to all
the requ~romente of the State of California Subdivision IMp Act and
Ordt ance 460. n
5. l~e subdivider shall submtt one copy of e sotls report to the RIverside
County Surveyor's Office and two copies to the Department of Butldtng and
Safety. The report shall address the sotls stability and geological
conditions oft he stte.
6. if any gradtng ts proposed, the subdivider shall submit one prtnt of
Th
comprehensive gradtrig plan to the Department of Building and Safety. e
plan shall comply with the Unlfom Building Code, Chapter 70, ms amended
by Ordinance 457 end as maybe additionally provided for tn these
co dittons of approval,
n
VESI111e TDITATIIE 11tACT I~. Z3267 hid.
CoMtttms of Mafia1
Page Z
7. A gradtrig permtt shell be obtained froe the Department of Bulldtng and
Safety prtor to cGeeencement of any grading outstde of county maintained
road rtght of my.
8. by delinquent property taxes shall be patd prtor to recordatton of the
ftnal map.
38
The subdivider shall comply wtth the street Improvement reco~nendattons
outltned in the RIverside ~ounty Road Department*s letter dated 10-07-88,
a copy of which is attached.
Legal access as requtred by Ordinance 460 shall be provtded from the tract
map boundary to a County maintained read.
All road easements shall be offered for dedication to the publlc and shall
conttnue ta force unit1 the governing body accepts or abandons such
offers. All dedications shall be free from all encumbrances as appreved
b the Road Cmatsstoner. Street names shall be subject to appreval of
~e Road Camtsstoner.
Easements, when required for readway slopes, dratnage facilities,
utilities, etc., shall be shorn on the ftnal map ff they are located
within the land division boundary. All offers of dedication and
conveyances shall he submitted end recorded as dtrected by the County
Surveyor.
Mater and sewerage dtsposal facilities shall be Installed tn accordance
vlth the prevtstons set forth tn the RIverside County Health Department's
letter dated 9-12-88, a copy of whtch is attached.
The subdivider shall comply wtth the floed control recommendations
outitned by the Riverside County Flood Control Otstrtct*s letter dated
10-18-88 a copy of which ts attached. If the land dtvtston 11as
tn an edop~e flood control dratnage area pursuant to Sectton 10.25 of
with d
Orcltnance 460 appro rtete fees for the construction of area drstnage
facilities shah be coillacteal by the Road Comstsstoner. (Mended at P.C. on
11m subdivider abel1 c ly wtth the fire tsprovement recomendattons
outltned fa the Count~°m~Fre r
Harshal's 1erie dated 9-9-88, a copy of whtch
!s ettachd.
Sulxltvtsloe phastng, Including any proposed camon open space area
tmprover~nt phasing, tf applicable, shall be subject to Planntng
Delmrtzst aWreval. My proposed phasing shall profide for .de uate
vehicular access to all lots tn each phase. and shall substanS?ally
conforE to the totant and purpose of the subdivision appreval.
17. Lots cream bJr thts subdivision shall comply with the following:
10-19-88:
VESTTIE TE)ITATTVE 11LqCT gO. 23267 Paid.
Comcllttees ef Apprani
Page 3
e. All lots shall have I mtntmum stze of 4500 square feet net.
b. Graded but undevelo ed land shall be maintained tn a reed-free
condition and shall: be either planted vrfth tntertm landsca trig or
rovided vtth other eroston control measures as approved C.~ the
gtrector of ktldtng and Safety. '
Prtor to RECON)ATIOfi of the ftnal nap the following conditions shill be
satisfied:
Prior to the recordatfon of the final map the applicant shall subate
~ttten clearances to the Riverside County Road and Survey Department
that all pertShone requtreeents outltned ~n the attached approval
lettore frm the follovrlng agenctes have been met:
County Fire Department
County Flood Control
County Parks Department
County
b. Prtor to the recordatton of the final map, Change of Zone No. 5150
f
shell he approved by the Board of Supervisors and shell be efecttve.
Lots created by thts land dlvtslon shall be tn conromance k~th the
development standards of the zone ultimately applted to the property.
c. Prtor to recordatton of the ftnal mp, the pro3ect stte shall be
aqnexed tnto C.S.A. 243.
Prior to recorderfort of the ftnal mp, the subdivider shall convey to
the County fee simple tttle, to all common or camnon open space areas,
free and cTear of all 1tens, taxes, assessamnt, leases (recorded and
unrecorded) end easements, except those easements whlch ?n the sole
discrat¶on of the County Ire acceptable. As I condition precedent t:
the tttle to such areas, the subdivider shall submtf~
County accepting tltlq
the folloufng documents to the Planning De rimeat for rev~ev, wh4c4~-~l
documents shell be subject to the approval oFathet department and the
Office orb County Counsel:
]) A declaration of covenants, conditions and restrictions; and
2) A s.mp. le document conve tng tttle to the purchaser of an
individual lot or untt ~hf~ provtdes that the declaration of
covenants, conditions and restrictions Is Incorporated theretn by
reference.
Fee.declaration of covenants, conditions and restrictions submitted
I pFeF;/Ly cdneG~' association c~rlsed of the
4
I1[S1111G lUlmlaVt ~ I0. ~3267/Id. dlZ
CedtUwns ef Approval
Page 4
o~....,, of each Individual let or unlL end (c) contain Lh= fullwing
provtltonf~ Verbatim*
ng any provision tn thts Declaration to
the folioring provision sh·11 apply:
The ovners' ·ssoctatton established her·in
domnt, tncorporstton or se
request of Rherstde, ·nd the
· ssoctatton sl unconditionally accept from
Riverside, upo County's den·rid, ,tile to ·11
the 'common particularly described
attached hereto. dectston to requtre
accept title
shall be ·t the sole d :re,ton of the
tf
at the
c~ners'
of
of
of the
Jtre that the
Ic~llilon area:
RIverside.
the event that the
conveyed to the
thereafter shall own
conttnuousTy maintain
transfer such common area,
· tea, or thereof,
the association,
'c~,,,~n shall mnage and
and shall not sell or
thereof, absent the prior
vrttten consent of the Plal ,or of the County of
RIverside or the County's t
- n-interest. The proper,
omers' assuctatton sh·11 have rtght to ·ssess the owners o~
e·ch tndhtdual lot or unt the reasonable cost of
c have the right to 1 en
ults tn the pa34nent of ·
maintenance assess·ant. lien, once created, shall
be prior to ell other lie uent to the notice of
assessment or other docl creattng Issessment 1ten.
This I)eclarstton she1 be ;ubstanttally' amended
or pl~pe de~ fr absent 'ior written consent
of '~e r~ann · the of Riverside or the
t f
Coeaty's succe! · riterest. A proposed ridmen, shall be
co~stdered If tt affects extent, usage or
Iltntenenc~of 'callOn Ireis,
%n the event con~tct beteen thts ,ton and the
ArUcles the Bylaws, or the ovmers'
, If any, thts shall
Once approved, the declaration Of covenants, conditions and
restrictions shall be recorded at the same tlme that the final map ts
reardad.
V~STERS TEXTATIVE TIKT II0. Z3267 bd. #~
Cond~ttm of Apprwal
Page S
The developer shall be responsible for maintenance and upkeep of
slopes, landscaped areas and trrt atton s~stem untt1 such ttme as
those operations Ire the responstgtltths of other parties as appreved
by the Planntng DIrector.
Prtor to recordatto. of the ftnal map. an Environmental Constraints
f
Sheet (ECS) shall be prepared tn conjunction with the 1nil map to
delineate 1dontilled environmental concerns and shall be permanent1
ftled with the office of the County Surveyor. A copy of the ECS shal~
be tranmttted to the Planntng Department for revte~ end approval.
The appreved EC$ shell be forwarded with coptea of the recorded final
map to the Planning Department and the Department of Building and
S~fety.
The nottce appearing ~n Sectton 6.8. of Ordinance No. 625. the
Riverside County Rtght-to-Fsm Ordinance, shall be placed on the
Environmental Constraints Sheet. v~th thts tract identified therein,
tn the mMer tn said Sectton 6.a., as hetng located partly
r prevtded
or v~olly wtthtn, or wtthtn 300 feet of, land zoned for primarily
agricultural purposes by the County of RIverside.
The folleetng note shall be placed on the Environmental Constraints
Sheet: 'County Environmotel Zmpact Report No. 281 ~s prepared for
thts property and ts on ftle at the Riverside County Planntng
Del~rtmnt.'
The E.C.S. notes found tn the letter from the County ~eologtst dated
October 12, 1988, a copy of~htch Is attached, shell be placed on the
Envtroreetal Constraints Sheet,
Prtor to the tssuance of GRADTNG PEPJqTTS the follovrlng conditions shall be
satisfied:
a. Prlor to the tssuance of gradtrig pemtts detatled canon open space
are landscaping and Irrigation plans shall be sub.dated for Planntng
Department approve1 for the phase of development In process. The
~ns shall be certified by a landscape architect, and shall provide
the follmdng.
1. Penanent automatic 4trigarSon systems shall be Snstalhd on 811
landscaped areas roqutrtng Irrigation.
2. Parbays and landscaped butldtng setbacks shall be landscaped to
prodde visual screening or m transition into the primary use area
of the stte. Landscape ohmants shalT IncTude earth bemtng,
grouml cover, shrubs aM specimen trees tn conjunction with
meamiertng sideelks, benches and other destrtan mentries ~here
appropriate as approved by the Planning ~pertment,
VESTING TTITATZVE IIM'T I10. 23267 ~md. f2
Coudittons of AFTwwal
Page6
3. Landscaping plans shell Incorporate the use of spectmen accent
trees at key visual focal points wtthtn the proS·el.
4. I~ere street trees cannot be planted vtthtn rt hi-of-way of
tntertor streets end pro3ect parkways due to t sufficient road
n
right-of-ray, they shell be pl·nted outstde of the road
right-of-ray.
5. Landsc·ptng plans shell Incorporate natty· end drought tolerant
plants where approprt·te.
6. All extsttn9 specimen trees and significant rock outcroppings on
sub act property shall be sho~n on the pro3ect's gr·dtn9 pl·ns
the sha~l note tose to be removed, relocated end/or retained.
ad h
n
7. A11 trees shall be mtntmum double staked. ~eaker and/or slow
growing trees shall be steel staked.
b. Any oak trees removed vtth four (4) Inch or l·rger trunk diameters
shall be replaced on a ten (ZO) to one IX) basis as approved by the
Planning DIrector. Replacement trees shell be noted on epproved
lendstaping plans.
Prior to the lssuance of gr·dtng pemtts, · btolo 1ca1 resource
protectlow l·n shalT be prepared b · qu·11fted biologYst detailing
methods oF protecting the stg~{ftcant btologtc·l resources and
ImpTam·hi·lion of biological wiltgallon measures as found tn County
Environmental impact Report No. 281. important resources tnclude the
Keythe Bafoerr~ found on stte. This pl·n shell be sub·tiled to the
Pl·nntngDepartment for revtev end ·pprovel.
d. Durt.ng ridIn activities, · qualified b.tologtst shell be ratathai by
the developer ~o Eonttor the gr·dtng activities end to see that the
· p roved bfol 1ca1 resource protection pl·nts Implemented. Proof of
re[~tnersldp s°Rail be satallied to the Department of Butldlng and
h 1
Safety prior to the Issuance of laildtng parEItS. The btoToglst s al
have the right to halt or divert gradtrig procedures, 1f necessary, tn
order to implement the biological resource protection plan.
e. Prior to fssu·nce of grading mtts, ·n tn depth survey of the
extstt 'Jlrchaeologtc·l sites she~l be undertaken by a qu·ltfled
Archa~on~ngtst. Thts survey shell Include data coilaction, test
borlngs ud excavation as deemed necessary by the Archaeolo 1st and as
approval by the Plan·fag Department. At the conclusion of the
tnvestIgaUon, · report prepared bjf the Archaeologist shall be
submitfoal to the Planntng Department · d the Archaeological Resesrc
n
Untt st the University of California of RIverside, for ravine end
VES11N6 TDITATI~ 1tACT I0. 23267 And.
Co~Jttoes of M~vel
page 7
determination of completeness. Following approval of the report, the
Planntng Departsent ~11 tssue clearance for the release of grading
pemtts.
f. Zf any archaeological resources' ire uncovered durtng gradtrig
act4vtttes or trench¶eg, all acttv tte shall cease and an
archaeologist shall be consulted. My recommendations of the
archaeologl.st shall be adhered to.
g. The old adobe structure found vlthtn Open Space lot 603 shell be
preserved.
h. All extstfng nathe spedmen trees on the subject property shall be
preserved ~herever feasible. Hhere they cannot be preserved the7
shall be relocated or replaced ~th spectmen trees is approved by the
Planntn9 DIrector. Replac~qt trees shall be noted on approved
landscaping plans.
Grading plans shall conform to Board adopted H111stde Development
Standards: All cut end/or f111 slopes, or individual combinations
thereof, ahtch exceed tan feet tn vertical height shell be modtf~ed by
an app~opHato comb¶nat(on of a spade1 terrac?ng (benchtng) plan,
ftfteen percent grade.
All cut slopes located adjacent to ungreded nature1 terratn and
exceeding tan (ZO) hat tn verttcal height shall be contaut-graded
Incorporating the lollwing gradtng techniques:
The an le of the reded slope shell be gradually adjusted to the
angle :~ the naCure~ talcsin.
2) Angular forms shell be discouraged. The graded tom shall ~eflect
the natural rounded tarrile.
3) 1he toes and tops of slopes shall be r~unded vlth curves vith
r dlt destgned an pgTtton to the tatal he1 ht of the slopes
4) Vhere cut or fill slos exceed 300 feet tn horizontal hngth, the
horizontal contours ~the slope shall be curved In a continuous,
undulatlng fashfoa.
Prtor to the tssuance of gradtng permtts, the developer shall provtde
tM Otm~r of htlding end hfety.
lITSTilE TDITATIVE 11UICT I0. 23257/bad.
Comdlttons of Approval
Page 8
1. Prtor to the tssuance of grading permits. a qualified paleontologist
shell be retotned by the developer for consultation and comment on the
proposed grading wtth respect to potential paleontologtcal trapacts.
Should the poleontologtst find the potential ts htgh for trapact to
pre-grade meettng between t e paleontologist
significant resources, a h
and the excavation and gradIn contractor shall be arranged. tihen
necessary, the paleontologist or representative shall have the
authority to temporarily divert, redtract or halt grading ecttvtty to
a11o~ recover/of fosstls.
Prtor to the tssuance of BUILDZNG PERHITS the following conditions shall
be satisfied:
a. Ib butldtng pomits shall be tssued by the C~unty of RIverside for
aqy residetie1 lot/untt withtn the project bounda~/untt1 the
developer's successor's-In-Interest provtdes evtdence of com 11ance
gdth pubtfc factltty ftnanctn measures. A cash sum of one-~ndred
dollars ($100) per lot/untt sha~l be deposited vith the R~verstde
County Deperbnent of 8utldtng and Safety as mitigation for publlc
library developsent.
Prior to tbe subetttal of tNtldlng plans to the Department of Butldtn
aM Safety an acoustical stuc~y shall be performed by an acousttca~
engtneer to establish appro flare mitigation measures that shall be
ap 1ted to tndtvtdual dwelFing units vtthtn the sutxltvtston to reduce
aPmgtent Interior noise levels to 45 Ldn and extertor notse levels to
65 Ldn.
AT1 street 11ghts and other outdoor 11ghttng shall be sho~n on
electrical plans suberltted to the De artmet of lutldtng and Safety
for Flee ~heck eppreval and shal~l co,;ly vlth the requirements of
RIverside County Ordinance No. 655 end the RIverside County
Cmprebensivebnerel Plan.
d. Prior to issence of tatldlng pemtts, aletitled park site end rlpartan
e$
area devel_ol~ent lens shall be submitted to the Planntng Department
for appreval. l~ese plans shall confom vith guidelines found tn the
appreved des1 mnual (Exhtbtt H). The parks shall tnclude active
recreattnoal ~atures such as ptcntc tobles, barbecue areas, tot lots,
etc. Recamendattons found !n the letter from George Beltarts of the
County Path Department, a co ~ of ~htch ts attached, shell be
Included !e the destgn of the po~C~s and Open Space Areas.
Development of this project shall confom to the receanendattons found
tn County Geologic Report No. 488.
V[STZE TE~TRTZV[ 11tACT NO. ~3ff7 AIKI. I~
Coadttte~s d )firoval
Page 9
f. For l~e securtty and safety of future residents, the following crtme
~re~e,tton measures shall be considered durtng stte and butldtng layout
~estg..
a. Pro~r lighttng tn open areas;
b. VIsibility of doors end w~ndws from the street and between
buildt ogs;
c. Feectng hetghts end materials;
d. kSecluate off-street parktng; and
e. A clesrly understood method of street numbering to facilitate
emergency response.
Prior to the tssuance of butldtn pomtts, composite landscaping and
g' Irrigation plans shall be submtttc~for Planntng Department approval.
The plans shall address all areas and aspects of the tract requ~an
landscaping and Irrigation to be installed tncludtn , but not 1~
toe ;~rk~y planting, street trees, slope plantleg, and individual
fnmtyard landscaping, and shall confom to the standards set forth
tn the tract's approved Design I~nual ([xhtbtt H).
h. I~f-munted mchantcal equtl~ent shall not be ~emttted wtthtn the
sum vtston, however solar equt nt or any other energy saving
devices shall be pemttted ,tth Pa~n~tng Departmet approval.
t. Al1 front ~rds $hall be provided ~th landscaping and automatic
Irrigation.
~. A plotpTan shall be submitted to the Planning De artmerit rsuant to
Sec~t,e ~8.30 of Ordtnence No. 348 accompanied b~ ilkapplicable
fillrig feest as I plot plan that ts not subject to the California
Emrlromestel Quallty Act Is not transmitted to any governmetal
ageacyotberthae the Riverside County Planning Department. The plot
la shell ensure the conromance of the f~nal stte development/Ith
[Im tract's approved Deslge Itshue1 (Exhlbtt H). and shall conthtn the
fellMeg elmants:
X. A ftnel sate plan shevia the lots, butldtng footprints, a11
setbacks, fences end/or va~ls, end floor plan and elevation
asstgrments to tndtvtduel lots.
2. One iS) color and mtertals sample board (maximum size of 8 X 13
teches b~ 3/8 1rich thick) containing precise color, texture and
mtertel s~atches or photographs (vhlchmaybe from suppliers'
brochures). Zndlcate on the board the name, address en~ phone
VEST[li TE]ITATiVE ~ I10. Z3Z67 RM. fZ
Co~dttlons of ~pr~al
Page IO
numbers of beth the sample board preparer and the pro3ect
, pltcant. tre number. and the manufacturer and product numbers
~Kere pusstbl:cTtrede names also acceptable).
3. One ( ) cop, of the Irchttectural elevatSons colored to represent
h setec~lYcolor combinations, ~th s)q~bols keyed to the color
te
and materials board. The ~rttten color and matertel descriptions
abel1 be located on the elevation.
4. Stx (6) co tes of each of glossy photographic color prtnts (stze 8
X ZO tnc~s) of beth color and mtertals beard and colored
archltectural elevations for permanent ftltng, hearing body review
and agency distribution. All writtng must be legible.
Satd plot plan shell require the approval of the Planning Dtrector
prior to the tssuance of any butldtng pemtts for lots included ~tthtn
the lot plan. The subm?ttal of plot plans prior to the tssuance of
butld~ng pentIts my be phased provided:
1. A separate plot plan shall be submitted to the Planning Department
for each phase, which shoT1 be accompanied by appropriate illtrig
fees.
2. Each individual plot plan shall be approved by the Planntng
the souonce o
Director riot to t f building penntts for lots
1richdad ~thin that pTot plan.
k. A fenctng plan shall be submitted for Planning Department approval.
This plan shoT1 be in substantial conromance vrlth the Design Nanus1
b
([xhf tt N) and lobe into account anY recommendations of the required
noise study.
Prior to the issuance of OCCUPN~CY PERHZTS the follwtng conditions shall
be satisfied:
e. All landscaping eM Irrigation shall'be Instilled tn accordance vtth
approved plans prior to the tssusnce of occupin~ pemtts. if
seasonol conditions do not pemit planttn , leterie landscaping and
areston control measures shall be uttltze~ as epproved by the Planning
Director and the Director of Building and Safety.
b. Prior to occupancy, walls and fences shall be Installed tn accordance
with approvedpl~ns.
c. Notvlthstendlng tlw preceding conditions, wherever In acoustical stu
ts requtrld for ,otse attonuatton purposes, the hat hts of a~
requtred wlls shall be datemined by the acousttce~ study vhere
applicable.
VESTIS T~TATIVE 1tACT NO. ~3267 Aid.
Conditions ef Appreval
Page 11
d. Pr¶or to occupancy, the he( ht~r~ood rk s4te associated wtth that
f
phase o development shs~ll ha deve~ooped tn accordance vtth approved
plans.
e. P~or to occupancy, the well site open space lots associated wtth that
hase of develo nt shall be traproved ~n accordance v¶th the Oestgn
~nual ([xhtbtt H~and app~oved Landscaping Plans.
GN:sc;bc
10/12/88
:t' ' 0~' i'-
OFFICE OF ROAD COMMIS.~IONER
October 7, 1988
RIVEHb~u~ ~;OUNT~
PLANNING DEPARTMEN1
Riverside County Irlanntng Connisston
4060 Lemon Street
RIverside, CA 92501
Re: Tract Nap 23267 - Amend 12
Schedule A - Team I
Ladies and Gentl~eq:
ifith respect to the conditions of approval for the referenced tentative land
division nap, the Road Department recommends that the landdhider provia. the
following street Improvement plans and/or road dedications in accordance with
Ordinance 460 and Riverside County Road improvement Standards (Ordinance 46x).
it is understood that the tentative mp correctly sho~s acceptable cantorline
pro ties. all existing easements, travelnd ways, and drainage courses with
apprfoprfsta iQ's,ia7 that their omission or unacceptsblltty "KY require the mp
to be resula ttnd for further consideration. These Ordinances and the following
coralSliDes are essential parts and I requirement occurring in ONE is as binding
as though occurring in a11. They Ire intandnd to he complementary and to
describe the cond t ores for I complete design of the improvement. All questions
regarding thl true manleg of the conditions shill be referred to the Road
ComMssioner's Office.
2. The landdffider shall protect downstream properties from damages
caused by alteration of the drainage patterns, t .e., concentra-
tion of diversion of tidy. Protection shill be provided by
constrnctf~; ad ate drainage facilities tncludSng enlarging
existi facilitates or by securln a drainage easement or by
both. "Xll drainage easements sha~i be shoke on the flnll nap
and noted is lollDis: "Drainage Easement - no laildfng,
e
The landdivider shall accept and properly dispose of all offsite
drainage fio~ing onto or through the site. Zn the event the
Road Commissioner poemits the use of streets for drainage
pu est the provisions of Article Xl of Ordfnsnce No. 460
~ii~applJf. Should the quantities exceed the street
capactty er the use of streets be prohibited for drainage
purposes, the subdivider shill provide adequate drainage
facilities is approved by the Road Departant.
'act Nap 2~267 - Amend 12
:~ober 7, 1998
3. Pa3or drainage is involved on this landdivision end its resolution
shall be as epproved by the Road Department.
4. 'A· Street shall be improved vJthJe the dedicated right of ~ in
O0
accordance With Counter Standard No. xOl, (76'/1 ).
S. abe Street (~ames Avenue) shall be improved within the dedicated
right of m~ in accordance with Modified Country Standard No. 102
(H'/82').
6. eSo Street end *C· Street (south of Creek Lane) shall be improved
within the dedicated right of way in accordance with County
Standard No. 103, Section A. (44'/66').
7. The remaining interior streets shall be improved vithtn the
dedicated rl ht of way
Section A. 740'/60'). in accordance with County Standard No. 104,
8. The landdivider shall c~ap1~ with the C411rens recoa~endations as
outllned in their ]attar dated Ksroh 30, 1988 (a copy of ~hich is
attached)° prior to the recorderfen of the final map.
9. The landdivider shall provide vtilit,y clearance from Roethe Calif-
i
ore a Itstar DIstrict prior to the recorder fen of the final
10. A c~py of the final map shall be submitted to Callruns, District 08,
Post Office Box 231, Sen krnardtno, California 92403; Attention:
ProJect DeveloFent for review and approval prtor to recordallen.
1]. ~lm nexlmem centerline gradient shall not exceed i5~g.
Z2. The minimum centerline radii she~T be 300' Or as approved by the
Road Departsent.
13. State HI X ' roved with concrete curb and gutter
Tract' !kp 23267 - Amend
October 7, 1988
PeSe 3
paving; reconstruction; or resurfacfng of existing paving as
determined by Coltran: within I 71 foot half vtdth dedicated fight
of nO, tn accordance with State Standard tie. A2-8.
14. All driveways shall conform to the applicable Riverside County
Standards and shall be sham on the street Improvement plans. A
minimum of four feet of full height curb shall be consreacted
beta driveways.
15. Hhen block,ells are required to be constructed on top of slo e,
debris retention wet1 shut1 be constructed at the street rtg~ of
way TIM to prevent stlttng of sidewalks as appruved by the Road
Commissioner.
16. The mintwe garage setback shell be 30 feet meaSured from The face
of curb.
17. "T" Street $hell be improved with 34 feet of asphalt concrete
pavement withto a 45 foot part width dedicated rt ht of
accordance trith County Standard Nee 103, Section [. (2
2
Concrete sidewalks shall be constructed throughout the Tenddivision
fn accordance with County Standard No. 400 and 40~ (curb sidewalk).
k access road (located north of Tamscala Creek along the extension
of abe Street, dames Avenue to the east) to the nearest paved road
f
am neefeed by the County shall be constructed within the public
right of be in accordance with County Standard No. lOG, Section
B, (32'/60'~ at a grade and alignment as approved by the Road
Coaefssfoner. This is acessift for circa|alien purposes.
Priest' and seconda~j access roads (at the locations of Lane LInd:
Street lad the extension of Park Avertnet aS" Street) to the nearest
paved reed eelnt~tned by the County shall be constructed v~thfn the
~.ublJc right of wy:4n KceFde;es ,4~. tk...t~ lt&Fdsrd R:.. lOS,.
~etfl~ I. (3e'/N')-et e Irede and allansit as approved by the
RONI heedsstonero 1Tds Is 'also necessar~ for circulation purposes.
Tract Nap Z3267 - Amend
October 7, 1988
Prior to the record·aloe of the ftnal map, the developer shall
depostt vith the Riverside County Road Department, a cash sum of
$150.00 per lot ·s mitigation for traffic signal cts. Should
the developer choose to defer the tim of peFnent,m~e my enter into
· ~titten agreement with the County deferring said percent to the
time of issuance of · butldleg permit.
Improvement plans shall be based upon a centerline profile extending
a minimum of 300 feet beyond the project boundaries It · grade and
alignment Is approved by the Riverside Court Road Commissioner.
templealoe of road improvements does not I:pt~)' acceptance for
mintchance by County.
23. Electrical and coamnications trenches shall be provided tn
accordance vith Ordinance 461, Standard 817.
Aspbaltic mulsfon (fog seal) shall be applied not less than
I shall
fearteen days following placement of the aspha t surfacing and
be applied at a rate of 0.05 gallon per square yard. Asphalt
h
emulsion s all conform to Sections 37, 39 and 94 of the State
Standard Specifications.
25. Standard cul-de-sacs and Imuckles and off-set cul-de-sacs shall be
c~nstructM throughout the landdivision.
26. Corner cutbacks in confo~mnce vtth County Standard No. 805 shall
be sham on the ftn·l nap and offered for dedication.
27. L~t access shall be restricted on State Htghv~y 79, "As Street and
'8* Street (James Avenue) and so noted on the fins1 map.
28. Landdivisions creating cut or f111 slopes adjacent to the streets
shall provide erosion controls sight distance control and slope
risemeets ms approved by the Road Department.
29. All ceeterlloo fntarsectfona shall be at 90* vith · minimum 50'
tangent leisured fr0ill fN line.
30. The street design and improvement concept of thts project shall be
coordinated vith Rancho VIllages Assessment Dtstrlct glS9 and TR
23063.
ctolar ~ 1988
Street lighting shall be required in accordance with Ordinance 460
sod 461 throughout the subdivision. The County Service Area (CSA)
Administrator deterurines abetbar this proposal qualifies under an
existing assessment district or not. If not, the land meet shall
file an application with LAFCO for annexation trite or creation of
I ell bring Assessment DIstrict" In accordance with Governmental
Code ~toa 56000.
A striping plan Is _required for State Iky. 79, "A" Street, and 'B"
t
Street (ames Avenue). The remove1 of the existing strip n9 shall
be the responsibility of the applicant. Trafftc signing and
strtpfeg shall be done by County forces with all Incurred costs
borne b), the applicant.
GH:lb
Very truly yours,
· 6us Hughes
Road Dtvtston Engineer
County of Riverside
RIVERSIDE COUHTr PL~H~G DEPT.
(~. DAT~..
ROM:
£:
T~CT ~ 23267, amended No. 2
Septesber 12, 1988
Enviroumental Health Services
· nviroumeutal Health Services has raylaved Tract Map 23267,
Artended Re. 2 dated September 6, 1988. Our current
cosmeutf viii re~ain as stated hour letter dated April 12, 1988.
SH:tac
DEPARTMEnTor HEALTH
APR 18 19 8
~l~l~ COU~ P~ING ~. RIVERSIDE COUN~
4080 ~e~ Street ~NNING gEPARTM~NT
giveraide, CA 92502
Attn: Grog Neal
RE; Tract Map 23267; That portion of Parcel 1.2.3 and
Parcel Hap 18993 recorded in Book 334. Pages 13 through
of Parcel Naps zn Riverside County, California.
(593 Lots)
Gentlemen:
4 of
18
l'be Department of Public Health has reviewed Tentatlve Hap
No. 232S7 and recommends that:
A water system shall be Installed according to
plans and specification as approved by the water
company and the Health Department. Permanent
prindts of the plans of the valor system shall
be submitted in triplicate, with a minimum scale
not less them one inch equals 200 feet. along v2th
the original drawing tO the County Surveyor. The
prints shall show the internal pipe diameter,
location of valves and fire hydrants; peps and
joint specifications, and the size of the main
at the junction of the new system to the
existing system. The plans shall comply in
all respects with Div. 5, Part l, Chapter 7 of
the California Health emd Safety Code, California
Administrative Code, Title 22, Chapter 16. and General
Order No. 103 of the Public Utilities Commission of the
State of California, when applicable.
............... ~l, 1988
t
.... h Z,uchs
District
' trice - Ruth Z. Davidsou
:IiVE:I)iDE COUnC,u
PLAnninG DEPA::ICGIEFIC
pLANNING DC=. ~.:'. .°'": :,*. ~NT
lpal ~ater
~lf. Edfson
-----~f. Gas
.~one
portmelon 18
n H4gh School
bar of Commerce
, ks
VZSTZHQ TP~CT 23267 - (to-Z) - Z.A.
- T~otenAmricau Co~p. -lancho Pacific
- touche California Area - First
Super~leoriel District - South of R~lhva7
79 end Vest of Kariarita Road - g-t Zone
- S~edub A - 193,7 acres his ~96
- Concurrent haas CZ 5i~, ~ 23299 -
Hod ~20 - A,P, 926-16~10 to 013;
case described above, aloul v~th the attached case sap, A Lead
· el. olinI hal been tentatively Ichoduled for Aprl% 28, 1988. 2f it
'-~ Io to pubXic hearing, ~
· recoemndatious ere requested prior to April 14, 1988 in order that ve
, 4~ the staff report for this particular use.
_) questions regarding this it*-, please do not hesitate to contact
- 1363
Yelt~nl Tract 23267.should be required to annex to an appropriate
aSsncy vhtch px~vides perk and recreation services. A~st$~ rill
mitigate impacts of increased population to be sewed and his (park
development), IBIS1 he used to acquire and develop a park site.
', ;. 9TM FLOOR ......................
4;20Q OASIS STREET~ ROOM 304
Riverside County Planning Dept,
Page Tvo
At·n: Greg Neal
April 12, 1958
The pls~s shall be signed by a registered engineer and
v&ter company vith the folioring certification: "I
certify that the design of the rarer system in Tract
Hap 23267 is in accordance vith the rarer system
expansion plans of the Rancho California Water District
and that the water service.storage and distribution
system will be adequate to provide water service to
such tract. This certification does not constitute a
guarantee that it will supply water to such tract at
any specific quantities, flows or pressures for fire
protection or any other purpose". This certification
shall be sl~ned by a responsible official of the water
company. ~l~_~_~!~_!g!!_~
Th~s Department has a statement from the Rancho Callforn~a
Water DIstrict agreeing to serve domestic water to each and
every lot in the subdivision on demand providing
satisfactory financial arrangements are completed with the
subdivider. It viii be necessary for the financial
arrangements to be made prior to the recordirish of the
final map.
This Department has a statement from the Eastern ~unlczpal
Water District agreeing to alloy tha subdivision sewage
system to be connected to the severs of the Distract. The
sever system shall be installed according to plans and
specifications as approved by the DIstrict. the County
Surveyor and the Health Department. Permanent prints of the
plans of the sever system shall be submitted in triplicate.
along with the original drawing, to the Cotn~ty Surveyor. The
prints shall show the internal pipe diameter, location cf
manholes, complete profiles, pipe and joint specifications
and the sixe of the sewers at the junction or the new system
to the existing system. A single plat indicating location
of sever lines and water lines shall be a portion of the
sewage plans and profiles. The plans shall be signed by a
~mgistered engineer and the sewer district with the
following certification~ '! certify that the design or the
sewer system in Tract Hap 23227 is in accordance with the
sewer systam expansion plans of the Eastern Ntmiclpal Water
District and that the waste disposal system is adequate at
this time to treat the anticipated wastes from the proposed
Riverside County Planning Dept.
Pmge Three
AI'I'N: Greg NenI
April 12, 1988
It viii be necessary for financial arrangements to be made
prior to the record&t~on of the final map.
It viii be necessary for the annexation proceedings to be
completely fXn~lized prior to recordAtxon of the final map.
Sincerely.
lnv~ronmental Health Servmces
RIVERSIDE COUNTY FLOOD CONTROL AND
WATER CONSERVATION DISTRICT
October 18, 1988
Riverside County
Planning Department
County Administrative Center
Riverside, California
Attentionz Regional Team No. 1
Greg Neal
Ladies and Gentlemen=
Rex Vesting Tract 23267
Amended No. 2
This is a proposal to divide approximately 194 acres for single
family housing in the Temecula area. The site is located along
both sides of Temecula Creek about 1200 feet west of Margarita
Road.
This project is located on the floor of Temecula Valley and is
subject to bothriverine flows from Temecula Creek and.sheeting
offsite storm ~s from two other sources. The main course of
Temecula Creek flows through the center of the tract. Storm
water from a 800 acre watershed to the north traverses the north-
ern half of this project. Due to poorly defined drainage pat-
terns, it is probable that large amounts of storm water emanating
from ~ributaries north of Temecula Creek and from far to the east
may sheet west. generally parallel to Temecula Creek, and across
the site. Unless these storm flows are dealt with by upstream
development in the watershed, the developer will have to con-
struct drainage facilities to protect this project.
Oneire storm runoff is proposed to be conveyed via both streets
and storm drains to Temecula Creek Channel. Several acres of
oneits area at t~ southeastern tract boundary is proposed to be
diverted to the neighboring development. The applicant (Thotem
America Corp.) he submitted documentation that the developer to
east (Great American Development Co.) plans to accept this run-
off. A document showing evidence of this agreement should be
submitted to the District for review prior to recordation of the
final map.
The improvements to Temecula Creek are proposed as a part of
Assessment District 159. The District's interest in the con-
figuration of the main channel is limited to its adequacy as a
flood protection facility. It should be noted that the present
design does not allow for habitat mitigation within the channel,
nor does it specifically provide for Joint use of the facility
(e.g., equestrian or bicycle trails)° A change in channel con-
figuration or right of way width may require redssign of this
proposal.
Riverside County
Planning Department
Res Vesting Tract 23267
Amended No. 2
-2- October 18, 1988
The developer's Exhibit 'B' proposes to collect storm flows from
the 800 acre canyon at De Portola Road and convey them to
Temecula Creek in a trapezoidal channel. Two collection dikes
are proposed on the east side of Margarita Road to capture storm
flows traveling parallel to Temecula Creek. These flows would
combine with the northern stream Just north of Highway 79.
Following are the Dlstrict's recomendationsz
1. Temecula Creek Channel should be constructed throught
this tract as shown on the tentative map.
e
Both Temecula Creek Channel and the drainage facilities
proposed to convey storm flows from the north and east
should b · built to District standards. Some of these
facilities are proposed to be constructed by Assessment
District 159. If these have not been installed by the
time grading permits are requested, it will be necessary
for this tract to construct drainage structures necessary
to protect it from tributary 100-year storm flows.
Evidence of a viable maintenance mechanism should be sub-
mitted to the District and County for review and approval
prior to recordation of the final map.
A pertion of the proposed project is in a flood plain and
may affect 'waters of the United States', 'wetlands' or
'Jurisdictional streambeds', therefore, in accordance
with the requirements of the National Flood Insurance
Program and Related Regulations (44 CFR, Parts 59 through
73) and County Ordinance No. 458z
A flood study consisting of HEC-2 calculations, cross
sections, maps and other data should be prepared to
the satisfaction of the Federal Emergency Management
Agency (FEMA) and the District for the purpose of
revising the effective Flood Insurance Rate Map of
the project site. The submittal of the study should
be concurrent with the initial submittal of the
related project improvement plans and final District
approval will not be given until a Conditional Letter
of Nap Revision (CLOMR) has been received from FEMA.
he
A cop~ of appropriate correspondence and necessary
permits from those government agencies from which
approval is required b~ Federal or State law (such as
En ine.r. ,0, ermit or Department of Fi.h
16093 agreament~ should be provided to the
District prior to the final District approval of the
Riverside County
Planning Department
Res Vesting Tract 23267
Amended No, 2
-3- October 18, 1988
Oneits drainage facilities located outside of road right
of way should be contained within drainage easements
shown on the final map. A note should be added to the
final map stating, sDrainage easements shall be kept free
of buildings and obstructions'.
Offsite drainage facilities should be located within
publicly dedicated drainage easements obtained from the
affected proparty owners. The documents should be
recorded end a copy submitted to the District prior to
recordation of the final map.
The 10 year storm flow should be contained within the
curb and the 100 year storm flow should be contained
within the street right of way. When either of these
criteria Is exceeded, additional drainage facilities
should be 1natalled.
Drainage facilities outletting sump conditions should be
designed to convey the tributary 100 year storm flows.
Additional emergency escape should also be provided.
The proparty's street and lot grading should be designed
in a manner that perpetuates the existing natural
drainage patterns with respect to tributary drainage
area, outlet points and outlet conditions, otherwise, a
drainage easement should be obtained from the affected
proparty owners for the release of concentrated or
diverted storm flows. A copy of the recorded drainage
easement should be submitted to the District for review
prior to the recordation of the final map.
Development of this property should be coordinated with
the develolment of adjacent properties to ensure that
watercourses remain unobstructed and stormwaters are not
diverted from one watershed to another. This may require
the construction of temporary drainage facilities or
offsite construction and grading.
A coFJ of the improvement plans, grading plans and final
map along vlth supporting hydrologtc and hydraulic
calculations should be submitted to the District via the
Road Department for review and approval prior to
recordatton of the final map. Grading plans should be
approvedprior to issuance of grading permits.
RIverside County
Planning Department
Res Vesting T~act 23267
Amended No. 2
-4- October 18, 1988
Questions concerning this matter may be telerred to Bob Cullen of
this office at 714/787-2333.
ccz RANi:'AC
BCzbab
Very truly yours,
F,-NNETH L. EDWARDS
KAS BA
9-9-88
eb,,,~gr4m~os=
40SOLemnglad, bit IlL
(714)
pJJ. tOIXllG DgPAi~NEIrZ
GIF, GIF. jLL
23267 - JkN~Tl)Sn) f2
Rlth 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 racegagged fire protection
standards:
FIRE PROTECTION
Schedule aa' fire protection npproved standard fire hydrants, (6"xA"x2|") 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.
H~nimum fire flo~ shall be 1000 GPH for 2 hours duration at 20 PSI.
ApplicantSdeveloper shall furnish one copy of the water system plans to the Fire
Department for review. Plans shall contorn to fire hydrant types, location and
spacing, and, the system sKIll meet the fire flay requirements, Plans shall be
signed/appr~vad by a registered civil engineer and the local mater company with
the foliosing certifications eI certify that the design of the vator system is
In accordance with the requirements prescribed by the liver,ida County Fire
Department.u
b required east system, including fire hydrants, shall be installed and accepted
by the approlfiatavater agency prior to any combustible building material being
placed onesindividual lot.
Prior to the retardation of the final map, the applicant/developer shall provide
alternate or secondary access as approved by the County bad Department,
NITICATIOB
Prior to the recordatlas of the final map, the developer shall deposit With the
Riverside Comty Pire Department, a each sum of ,AOO.O0 par lot/unit ms mitigation
for fire protection ispaets. Should the developer choose to defer the time of
palmeat, he/she may enter into a written agreement with the County deferring said
payment to the time of issuance of a building permit.
All questions retarding the neeaimS of conditions shell be referred
BAI~OND B. KEGZS
Chief Fire Department Planner
By
george S, Tstuu, Planning Officer
qEVEq:HDE counc,u
PLAnninG DEPAqC EnC
October 1Z, 1988
HIghland Sotls £ngtneertng
1832 $. Coeeercenter Clrcle, Suite A
San Sersardlno, CA 92408
Attention: Nr. Robert C. 14arming
Mr. Marren L. Sherltng
fir. itlltam T. Altaeyer
SUBJECT:
Alqutst-Prtolo/Ltquefactton H r
Job No.: 07-6555-010-00-00
Vesttrig Tract 23267
County Geologtc Report Ho.488
APN:gZS-O1E-OOZ,003,0ZO,O]I.012.O]3
Rancho California Area
GentleL*n:
Me have redeedyour report entttled "Fault Hazard and Preliminary
GeotecMtcal Investigation, 24Z~ Acres, Southwest of the Intersection of
Kargarita Road and State Xtghway 79, Rancho California, Rherstde County, CA,"
dattd Februar7 3, 1988, end your response to County seismic/geologic reviews,
dated April ]g. 1988, and July 27, 1988.
Your report deterudned that:
Exploratory fault trenches 1,3 and 4 exposed fault offsets associated
flth the active WtTdomar fault. The locatlon of thls fauTt ls shown on
Plate 3A, ~eotechntcal Map of your report.
L lie setsmtc data for the Elstnore (Wtldomr fault) Fault Zone located
· ca stte Is as follovs:
lixtemProbable Earthquake -7.0
(llchtarllignttude)
Peak Steed Acceleretton - 0.63g
Durattoa of Strong Notion - 30 seconds
The settle:ant otenttel under setsmtc loadtng for the on-site and
bedrock EatertaVs fs aDdereta to very lo~, respecthely.
4. lheFetaattal for liquefaction ts considered htgh tn the larger
drltMge Courses wtthtn Plubl and Molf Valleys on the stta.
Lig,efactlo, may occur tn the form of differential settlement, sand
!etls, aM lateral spreading.
41380 LEMON STTF, L=T, F" FLOOR
RIVERSIDE. CALIFORNIA 02501
(714) 787-~181
46-209 OASIS STREET, ROOM 304
INDIO, CALIFORNIA 92201
(619) 342-8211
HIghland Sotls Engineering
October ~Z, 1988
A minor landslide area my be located at the central portion of the
stte, shown on Pllte ]A, GeotechntcaT Hap.
The alluvial soils generally are considered to have a 1or expansion
· potential. The stTtstones wtthtn the Paube fo~atton on stte can be
moderateT1 to highly expansive.
7. The fine grained elluvtal soils tn the major dratnage courses'are
genere11~ cceprusslble tn the upper five feet.
8. The current am designated as the lO0-year floodpTatn for ~emecula
Creek exceeds the seismic-Induced flood 1nundalton arel.thlt vould
result during Instantaneous failure of Sktnner or Vat1 Reservoirs.
0n17 the lovest area of hubs Valle~ vould be affected.
Ground fissure development ts considered a significant hazard vtthtn
the soetlwest portton of the site. due to the presence of active
fault$ng in thts Irea.
Your report recmmended that:
A SO foot setback zone from both sides of the Wtldomar Fault Zone ts
required for human occupancy structures. This setback ~s designated on
Plate ]A, Geotechincal Hap.
2. The folloling trill mitigate the liquefaction potential on this stte:
a. A campacted ftll mat along with a gravel blanket and additional
foottrig reinforcement should be used for structures.
b. Structural setbacks from tops of ftll sTopes toeing tnto
liquefaction prone areas should be used.
c. Lateral spredtng hazards along Paube Creek Ire mitigated by the
placement of Loan Ltnda Ortve and the ~00 foot ~tde Buildtrig
Setlack It, so Thts affects Lots 490-503
d. Grading alon Temecula Creek v111 Invohe the pllcement of upwards
of 15 feet ~ compacted ftll over the 8-I0 feet of ricoamended
allaytel rmovals, in order to nelrl~ eliminate the potential for
liquefaction induced loss of hearth or sand botls.
e. In order to reduce a slt ht posstbtTtty of lateral spreadln
TemahCreek forLob t60. 161, 174-176, leS,
and a4; either the building setback should be Increased to trice
the dope height or post-tonsloned slabs and additional foundation
fit,ant for lots 205-221.
f The geetechnical en 1near should raytim the project grading plans
to develop Iqy fu~er dustgn Information.
3. A11u~laT sells sbould be overexcavated fn the 1at r extsttn drainage
aM ureaam ireis to I Mnfmum depth of Sc~eet. ~it~re felstbTe total
remove1 of loose elluvta1 sotls to bedro ts recoanended. As an
alternative, settlement monuments and monitoring my be used tn the
area vtth thtck allurinE.
Htghland Sotls Enlngeertng - 3 - October 12, 2988
4. Additional Investigation of the posstble landslide located at the
canIra] portion of the sttets rectumended prior to stte gradtrig.
S. The SO foot huron occupancy setback to the northeast and the property
bounds to the southwest of the located acttve fault vtll mitigate the
port,ntis1 huard of ground Itssure development on the stte.
it ts our op?nton that the report yes prepared tn a competent runner consistent
edth the present *state-of-the-art* and satisfies the requirements of the
A1 tst-Prtolo $poctal Studtes Zones Act, the associated RIverside County
O:~utnance No. 547, and additional tnformtton requtred under the California
Envtromaental quallty Act rayted. Ftnll appruval of thts report ts hereby
given.
He recommend that the following conditions be satisfied before recordalton of
the ftnal parcel mp or County pomtts associated vtth thts pro~ect:
2. The *Fault Hazard Zone* shown on Plate ]A, (Geotechntcal Hap) tn your
report she11 be delineated on the Environmental Constraints Sheet
([.C.S.), and the area tn between the setback ltnes shall be labeled
· Fault Hazard Area.*
2. A note shall be placed on the E.C.S. stettng:
*Thts property ts affected by earthquake faulting. Structures for
hunan occupancy sbell not be allowed tn the Fault Hazard Area. Thts
constraint affects parcels 490 through 504, 602 and 603.*
3. Notes shall be placed on the ftnal bed dfvtston map stettng:
*County Geologtc Report No. 488 was prep&red for thts property on
(a) Februst7 3, 1988, and tS on ftle at the RIverside County Planntng
De rtaent. Spectflc 1tams of concern tn this report are as
follows: active earthquake faulting, liquefaction, ground
fissures, landsliding, seismic induced flooding, and unexpected
trench backft11.*
(b) "Thts preporty ts affected by earthquake faultin . Structures
for I m in occupancy shill not be Illmad tn the ~ault Hazard
Area, The constraint affects parcels 490 through 504, 602 and
603, Is shown on the accompanying £nvlronmental Constraints
Sheet, the orlg(nal of whtch ts on f111 at the office of the
Itlve~ia County Surveyor.
4. X copy of the ftnal asp and Envtrenmntel Constraints Sheet abel1 be
submitted to the Planntng Department Engineering Geologist for raylaw
and approval.
Htghlend So115 [nlngeertq - 4 - October )2, )988
The exploretor~ trenches ere backfilled, but not compacted, end shall
be compacted under the direction of the pro3ect geotechntcal engineer
if en~ strvctures are contemplated for construction over any Porttons
of these trenches.
SAK:al
RIVERSIDE COUNTY PLANNZNG DEPARTHENT
Ranpac - Dee Dtllon
CDI4G - Earl Hart
Buildtrig &Safety - Norm Lostbom (2)
6reg Heal - Team ]
./
RECEIVEDNOV 8 1989
:IiVE:I:HDE count..
PLAnnin DEPA nlEn;
November 2,1989
Geo Soils, Inc.
5751Palmer Way, Suite D
Carlsbad, California 92008
Attention:
Mr. Robert G. Crlsman
Mr. Paul L. NcClay
Mr. Timothy E. Iqetcalfe
SUBJECT:
Alqutst-Prtolo Special Studies Zone
W. O. 994-SD
Tentative Tract 23267
APN: 926-016-002,003,010,011,012,013
County Geologtc Report No. 488 (update)
Rancho California Area
Gentlemen:
We have reviewed your report entitled "Fault Investigation, Tract 23267, Old
Vail Ranch, Riverside County, CA,' dated August 24, 1989.
Your report detemtned that:
1. The Wtldomar fault, as previously identified by Highland Soils
Engineering, is not present on the project site.
The fault contacts indicated by Highland Soils Engineering are actually
erostonal/stratigraphtc contacts produced by deposition of recent
alluvium or colluvtum against bedrock of the Pauba formation along the
margin of the Wolf Valley alluvial plain.
3. There is a lack of geomorphtc expression characteristics of faulting on
the site·
Based on aerial photographs, the active trace of the Wtldomar fault,
northwest of Pauba Valley, appears to bend eastward in Pauba Valley and
die out east of the project site.
Your report recommended that there is no need to place any fault related
setback or restriction in the study area.
4080 LEMON STREET. 9'" FLOOR 46-209 OASIS STREET. ROOM 304
:, Geo Sotls, Inc,' - 2-' November 2, 1989
It is our opinion that the report was prepared in a competent manner consistent
with the present "state-of-the-art" and satisfies the requirements of the
Alquist-Priolo Special Studles Zones Act and the associated RIverside County
Ordinance No. 547, Ftnal approval of this report is hereby given.
We recommend that the following condition be satisfied before issuance of any
County permits associated with this project:
Uncompacted exploratory trench backfill shall be addressed by the Project
Geotechnical Engineer prior to issuance of project grading permits.
It should be noted that County Geologic Report No. 488 entitled "Fault Hazard
and Preliminary Geotechntcal Investigation, 242~ acres, Southwest of the
intersection of Hargartta Road and State Highway 79, Rancho California,
Riverside County, CA," dated February 3, 1988 was previously prepared for this
property. Your report now supercedes only the fault setback aspects of that
report.
Very truly yours,
Engineering Geologist
CEG-lZOS
SAK:rd
c.c. Crosby, Head, Benton & Assoc. - Engineer
CDffi - Earl Hart
Building & Safety - Norm Lostbom (2)
Planning Team 1, Kim Johnson
I~.~;~iTIII-OIPAIITIVIINTAL LBTI'IIR
UNTY O!:CI:3 RIVERBIDE
October 7, 1988
Greg Nee1, Pla~ Department
George hlterta, Chtef Park Planner
$U~OECT: TT 23267,23299 01d Vat1 Ranch, EXR 281
~he County Parks Department has revtewed the above referenced document and
1
offers the fol owtng recommendations.
Parks and Recreation
Our department supports the extension of a ragtonal open space/natural green
belt along the Temecula Creek. Thts Is consistent wtth other spedftc plans
and developsent along thts creek. Our department wtll requtre an offer of
dedication of thts ares be made to the Parks Department on the f~nal tract
maps. (Regional Park "A".)
Ragtonal Park *B" ts actually a local park and ts located tn a strategic
posttton to serve as a c~enunlty park. It does not qualtfy as a ragtonal park
area due to tts 1trotted stze; however, the htstortc adobe contained wtthtn
thts area can be successfully preserved with a community park setttng and
Interpreted.
Overall, the parks contained wtthtn thts development show a lack of large
sports ftelds capable of accoaaodattng organized sports acthtttes and thts
mY need to be examined.
Coauunt1;y and neighborhood parks should be developed to the satisfaction of
the local county service area {CSA},
Decreatton Trails
Regional Park "A" along the Teeecula Creek correctly Identified the need for a
rlmry equestrian tratl as shove. The tra 1 locatton and development should
county standards, t
As Indicated, on the attached exhlbtt No. 1., · Class I btc~cle lane needs to
be protided for along the Temecula Creek. This should be developed to county
standards and have connecting access to local street Class iT btcycle lanes.
fir. Grog Nee1, Planning Department
On the attached exhtbtt No. I, provision for access to the Temecula Creek by a
secondary rtdtng end htktng trAtl ~st be Incorporated into the project. ~nts
vtll utilize the proposed reinforced concrete box culvert under State
Htghv~y 79 and provtde access to the trails in the creek for residents to the
north of this project. Thts access/secondary tratl should be developed to i
mtntUVldth 12 feet and to county standards.
Coordination of the roposed undercrossing improvement ts requested by our
department, t.e., rr; rap, lecement end access, and Itntmaa overhead
clearance. (See attached detat~.)
Culturol/HIstorfc Resources
'lne proposed stte of the Old Vet1 RAnch project fs tn an extremely sensitive
area for cultural resources. In the thorough cultural resources assessment he
prepared, archaeologist Christopher Drover discusses the htstortc rio-story
adobe Vat1 Ranch House and a large Lutseno Indian archaeological site.
The Parks Department's Htstory Dhtston commends Ranpec Engineering
Corporation for tts sensitive consideration of these cuTtufa1 resources tn the
EZR. We concur vtth the roposed mitigation measures of recovering arttracts
Ira the archaeological s~es and
maktng these available
to the publlc tn an
tnterprothe center, and preserving the Vail Ranch House through
rehabilitation and adapttve reuse. A ltbrery, comuntty center, small Buscue
or restaurant vould all be appro?;tate uses for the house, as would be
t
con lnued residential use tf proper maintained,
in Addltton to the mitigation masures mentioned tn the [ZR, the Parks
DepArtBent requests full-ttEe monitoring by a qualified archaeologist during
the grndtng process. This ts essential due to the extreme 1tkelthond of
unknovn archaeoTogtcal resources existtrig on the site.
If any htstortc resources surface, DtAna Setder, Htstory Dtvtston DIrector,
should be nottfted at (714)787-2551. Should you have questions regarding
parks, recreation, or trAtl matters, please contact me or Marc Brewer of this
deparbaent.
GB/IO18G
C:
Paul Rmero, DIrector, Parks Depirtaent
b Ford, Deputi DIrector, Parks Department
Diana Sefder, HtstorIDtvtstenDtrector, Parks Department
I~rclrwer, Assistant Planner, Parks Department
D~TE: February 29, 1988
TO:
imlallor
BulIdinB and Sirsty
Surveyor - Dave Dudm
toad Deplrtmnt
Health - ialphLuchs
Fire Protection
Flood Control District
rich &Gaae
LAICO, S Paisley
U.S. Postal Sarv4ca o Ruth Z. Davidsou
iVE iDE counc
PLAnninG DEPAtCrflEnC
County Avtatton
C~mtsstoner Iresson
RIVERSID': C.":
pLANNI I4G DE~';..R'; l/-'- NT
Ranthe Callf. Water
Eastern Municipal Water
Southern Caltf. Edison
Southern Caltf. Gas
Senera1TelepJone
Dept. of Transportation #8
Temecula ElemZ
Elstnore Union HIgh $chool
Temecula Chamber of Co~erce
Me. Palsmar
SIerra Club
ValleyIda Parks
VESTING TRACT 23267 - (in-l) - I.e. 32564
-Thotemmricau Corp. - aancho Pacific
- gauche CallturneR Aria - Pllst
Supervisorill District - South of Highyap
79 and Vest of Katierail load - I-R Zone
- Schedule A - 193.7 acres into 596 Iota
- Concurtaut Casts CZ 5150, VTIt 23299 -
Hod 120 - A.P. 926-160-010 to 013;
926-016-002-003
County Parks
?lease review the case described above, alonl vith the attached case map. A Land
Division Committal m~etinl has been tentatively scheduled for April 28, 1988, If it
clears, it viI1 then Io to public heariul. ~
Tour comments and recommendation arc requested prior to April 14, 1988 in order that ve
sty include them in the staff report for thin particular call,
Should you have any questions talerain8 this item, please do not hesitate to contact
Grab ~eal at 787-1363
Planer
YestRaiT rest 23267.should be required to surtax to an appropriate
alencyvhich provides park and recreation services, Annexation viI1
mitilate impacts of increased population to be served and fens (park
development), shall be used to acquire and develop a park site.
lq.r~SZ print ham a al NanaVer, Valley-Vide Recreation and pax
Dietrio
4080 LEMON STREET, tTM FLOOR 46-208 OASIS STREET, ROOM 304
RIV~H~u~ t;UUNTy
%ANNING DEPARTMENT
October 13, 1968
Nr. R~chard HacHo~t, 8ubervt81ng P18nner
Riverside County Planning Deper12eent
40~0 Lemon. Street, 9th Floor
RIverside, CA 92601
SUBJECT: Yeettng Tentative Tract HaD Number 23267
Oear Hr. HacHott:
The following suBmer~zes our ftndtngs regarding the f~ecal
te~act 8halyale for the project 1dentSfled above. The
8~pend~x attached 8ue~Br~zes the basic easum;t~on8 used tn
the analyst8. Please note that these result8 reflect the
;Mrrent levels of.erv~ce provided by the County based on
Fiscal Year 1986 - 1987 8cruel cost8 (per cBp~t8 factors)
8nd DepartaBntai and Auditor-Controller review of oberat~ona
end factl~ty coats for services reviewed using case study
inelyete. Staff to the 6row~h Fiscal I~oact Task Force and
De~art~eents are currently reviewing 8erv4ce levels prov4ded
end the need t~tnorease the levels of service. Current'
ftnd4nge are that extBt4ng level8 of earvice are not
adequate ~nBoetcaees. Should the deetred level of service
be u~tllzed ~n the f~acal analyB~e performed, tt would
significantly 1norsue the costs associated wtth tht8
develolx~ent.
C~3NTY FUND
(O~erat40n8 end
FZBCAL IHPACT
AFTER BUILDOUT
CUHULATZVE FZSCAL
IHPACT AT BUILDOUT
County Genera1
Fire
Free Library
($69,611)
($10,360)
($329)
($16,426)
($20,720)
(866e)
BU~TOTALCOINTY (S80,200)
($36,804)
Road Fund $8,230 S12,460
GRAND TOTAL
(873,790)
(124,344)
The following specie1 circumstances apply t~ this project:
1. The developer assumptions included · factor of 2.1
persons per dvmlltng unit. CAO staff utilized 8 factor of
2.69 person8 per household, whtch t8 closer to the
countywide everage for tht8 type of unit.
2. CAO staff ha8 reYtetmd library coat8 with Library
personnel end Incorporated 8cruel operation8 and maintenance
coat8 into the analysts. Uatng Ltbrary staff estimate8 of
the coat8 of providing the current level of 8errice,
considering the increase in population, this project should
result in one-tim capit41 facility coats of $76,263
(11brery 8pace, volumes) end ongotng annum1 operation8 and
mxtntenance c08t~ of 814,694. Library staff h88 indicated
t~at the current level of service t8 not adequate.
3. Flood Control staff ha8 Indicated that flood control
facilities constructed within Zone 7 are unltkely ~0 be
sufficiently funded for maintenance colts. Current
estimate8 indicate that funding shortage8 should occur for
the next ten years. Suggested mitigation measure8 include a
cash deposit by the project developer or use of an
assessment mechanism. The amount of deposit would be
determined by 8 present value analyst8 end project timing.
The coat of mintmining flood control facilities will
not be known until ftnal design phases, when facility need8
hays been fully identified. Flood Control 8tell will,
therefore, condition project approval8 to identify · mean8
of financing facility maintenance and 'oDeration (if
necessary) prtor to recordatton of subdivisions.
bed on the analysts and assuming that the average sales
price of the unite will be $142,556, over811 Vesting
Tentative Tract 23267 will have · negative ftecel impact at
buildout of 1124,344. After buildout, this project will have
an annual negative ftscel impact to the County of $73,970 8t
current levels of lerYtca.
Znitlel Review By:
Review Approved By:
ATTACHMENT IV
RESOLUTION NO. 91-
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF TEMECULA RECOMMENDING DENIAL OF
VESTING TENTATIVE TRACT MAP NO. 26861 TO
DEVELOP A 1~,.68 ACRE PARCEL INTO 1~,5 SINGLE
FAMILY DETACHED CONDOMINIUM UNITS LOCATED
ALONG THE SOUTH SIDE OF HIGHWAY 79 BETWEEN PALA
AND MARGARITA ROADS AND KNOWN AS ASSESSOR~S
PARCEL NO. 926~016-025.
WHEREAS, Presley of San Diego filed Vesting Tentative Tract Map No.
26861 in accordance with the Riverside County Land Use, Zoning, Planning and
Subdivision Ordinances, which the City has adopted by reference;
WHEREAS, said Vesting Tentative Tract Map application was processed
in the time and manner prescribed by State and local law;
WHEREAS, the Planning Commission considered said Vesting Tentative
Tract Map on March 18, 1991, 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 denial of said Vesting Tentative Tract 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:
STAFFRPT\5-COMBO. CZ
~3
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.
There is not a 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.
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 Vesting Tentative Tract Map is consistent
with the SWAP. However, the SWAP designation for the property that
is the subject of this proposed Vesting Tentative Tract Map {hereafter
the "Property") is inconsistent with the future General Plan, to wit:
{1) The Planning Commission finds, in recommending
denial of the application that:
a)
There is reasonable probability that Vesting
Tentative Tract Map No. 26861 proposed will
not be consistent with the general plan
proposal which will be studied within a
reasonable time.
b)
There is a 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.
D. { 1 ) Pursuant to Section 7.1 of County Ordinance No.
~,60, any subdivision may be denied if any of the following findings are
made:
a)
That the proposed land division is not
consistent with applicable general and
specific plans.
STAFFRPT\5-COMBO. CZ ~A
b)
That the design or improvement of the
proposed land division is not consistent with
applicable general and specific plans.
c)
That the site of the proposed land division is
not physically suitable for the type of
development.
d)
That the site of the proposed land division is
not physically suitable for the proposed
density of the development.
e)
That the design of the proposed land division
or proposed improvements are 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 likely to
cause serious public health problems.
g)
That the design of the proposed land division
or the type of improvements will 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 Commission in recommending denial of the
proposed Tentative Tract Map, makes the following findings:
a)
There is a reasonable probability that the
proposed R-3 portion of the project will be
consistent with the future general plan.
Furthermore, densities and uses proposed
are similar to existing densities and uses in
the vicinity of the project site. The overall
density for the entire 221 acres is 3.7 units
per acre which conforms to the SWAP
designation of 2-5.
STAFFRPT\5-COMBO. CZ 45
b)
c)
d)
e)
f)
g)
The proposed project does not conform with
Ordinance No. 30,8 development standards for
Planned Residential Developments (PRD) due
to the fact that the proposed development is
proposing less than 1,000 square feet of
ground floor living area which is required.
However, the project does meet the
minimum requirement for common open space,
but is mostly found in rear private yards,
thus, designating the common open space use
to private use.
Adequate public street access will be
provided to every lot. The legal owner of
record has offered to make all required
dedications.
The proposed project is not physically
suitable in design for the proposed density
due to the fact that only 396 of the site net
area is being designated as common recreation
area for a project with a density of 9.9
DU/AC.
Staff finds that site access will be adequate.
Assessment District 159 will provide for
street improvements on Pala Road and
Highway 79, and two ~2) access points to the
site are shown on the map.
There is a reasonable probability that the
project will be inconsistent with the CityIs
General Plan once adopted, in that the
proposed design does not include sufficient
common open space and may therefore not be
consistent with the future General Plan.
It is likely that the proposed vesting
tentative map will constitute a substantial
detriment to the future General Plan, if the
proposed subdivision is ultimately
inconsistent with the plan, in that it may set
a precedence for required common open space
that may be detrimental to the Parks and
Recreational elements of the General Plan.
STAFFRPT\5-COMBO. CZ ~,6
h)
The project will not have a significant
adverse affect on the environment. The
County of Riverside Board of Supervisors
certified EIR No. 281 in conjunction with the
approval of Vesting Tentative Tract Map Nos.
23267 and 23299. Vesting Tentative Tract
Map No. 26861 will not result in any new or
substantially increased environmental
impacts.
i)
The proposed project makes adequate
provision for future passive or natural solar
heating opportunities in that all proposed
parcels have adequate southern exposure.
j)
The lawful conditions stated in the project's
Conditions of Approval are deemed necessary
to protect the public health, safety, and
welfare.
k)
These findings are supported by minutes,
maps, exhibits, and environmental documents
associated with these applications and herein
incorporated by reference.
SECTION 2. The City of Temecula Planning Commission hereby
recommends denial of Vesting Tentative Tract Map No. 26861 for the development of
a 14.68 acre parcel into 10,5 single family detached condominlum units located along
the south side of Highway 79 between Pala and Margarita Roads and known as
Assessor's Parcel No. 926-016-025, based on the above findings.
SECTION
DENIED AND ADOPTED this 18th day of March, 1991.
DENNIS CHINIAEFF
CHAIRMAN
STAFFRPT\5-COMBO. CZ 47
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 18th day of March, 1991 by the following vote of the Council:
AYES:
PLANNING COMMISSIONERS
NOES:
PLANNING COMMISSIONERS
ABSENT:
PLANNING COMMISSIONERS
STAFFRPT\5-COMBO. CZ ~,8
ATTACHMENT V
CITY OF TEMECULA
CONDITIONS OF APPROVAL
Vesting Tentative Tract Map No. 26861
Project Description: Development of 1~,5 sinqle
family condominium units on approximately 1~,.68
acres of land situated south of Hiqhway 79 between
Pala Road and Marqarita Road.
Assessor~s Parcel No.: 926-016-025
Plannlnq Department
The tentative subdivision shall comply with the State of California Subdivision
Map Act and to all the requirements of Ordinance L~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 vesting tentative tract map will expire two years
after the approval date, unless extended as provided by Ordinance u,60. The
expiration date is
Any delinquent property taxes shall be paid prior to recordation of the final
map.
Legal access as required by Ordinance 1~60 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\S-COMBO. CZ
10.
11o
12.
13o
15.
16.
Prior to the recordat/on of the final map, Change of Zone No. 5 shall be
approved by the City Council and shall be effective. Lots created by this land
division shall be in conformance with the development standards of the zone
ultimately applied to the property.
A maintenance district shall be established for maintenance along Highway 79,
the developer/applicant shall pay for all costs relating to establishment of the
district.
A Homeowners Association shall be established for maintenance of Open
Space/Common Area and the developer/applicant shall pay for all costs
relating to establishment of the Homeowners Association.
The applicant shall comply with the environmental health recommendations
outlined in the County Health Department's transmittal dated January
1991, a copy of which is attached.
The applicant shall comply with the fire improvement recommendations outlined
in the County Fire Department~s letter dated March 7, 1991, 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.
Lots created by this subdivision shall comply with the following:
Lots created by this subdivision shall be in conformance with the
development standards of the R-3 { General Residential ) 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 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 the issuance of GRADING PERMITS the following conditions shall be
satisfied:
(1)
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.
STAFFRPT\5~COMBO. CZ
50
Landscape screening where required shall be designed to be
opaque up to a minimum height of six 16) 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 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 and along
Highway 79, "A" Street, and Via Rio Temecula. 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-of-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
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.
STAFFRPT\5-COMBO. CZ 51
17.
18.
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 developeris 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 subdivisionts approved fire protection plan as
approved by the County Fire Marshal.
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.
STAFFRPT\5-COMBO. CZ 52
19o
20.
21.
22.
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.
Prior to recordatlon of a final map, the subdivlder 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 satisfied
Quimby Act requirements in accordance with Section 10.35 of Ordinance No.
~60. The agreement shall be approved by the City Council.
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 Vesting
Tentative Tract Map No. 26861, which action is brought within the time period
provided for in California Government Code Section 66~,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.
STAFFRPT\5-COMBO. CZ 53
23.
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 Government Code
Section 66462 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.
24.
All utility systems including gas, electric, telephone, water, sewer, and cable
TV shall be provided for underground, with easements provided as required,
and designed and constructed in accordance with City Codes and the utility
provider. Telephone, cable TV, and/or security systems shall be pre-wired
in the residence.
25.
All utilities, except electrical lines rated 33kv or greater, shall be installed
underground.
Covenants, Conditions and Restrictions/Reciprocal Access Easements:
26.
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, all buildings
in common open areas, and all interior slopes.
27.
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 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 CC~,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.
28.
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.
STAFFRPT\5-COMBO. CZ 54
29.
Maintenance for all landscaped and open areas, including parkways, shall be
provided for in the CCF-R~s.
30.
Within forty-eight (u,8) hours of the approval of this project, the
applicant/developer shall deliver to the Planning Department a cashiers check
or money order payable to the County Clerk in the amount of Eight Hundred,
Seventy-Five Dollars ($875.00) which includes the Eight Hundred, Fifty
Dollar {$850.00) fee, in compliance with AB 3158, required by Fish and Game
Code Section 711.~,(d)(3) plus the Twenty-Five Dollar {$25.00) County
administrative fee, to enable the City to file the Notice of Determination
required under Public Resources Code Section 21152 and 1~, Cal. Code of
Regulations 1509~,. If within such forty-eight (u,8) hour period the
applicant/developer has not delivered to the Planning Department the check
required above, the approval for the project granted herein shall be void by
reason of failure of condition, Fish and Game Code Section 711 .~(c).
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.
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.
31.
The Developer shall comply with the State of California Subdivision Map Act,
and all applicable City Ordinances and Resolutions.
32.
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. LI60.
PRIOR TO RECORDATION OF THE FINAL MAP:
33.
As deemed necessary by the City Engineer or his representative, the
developer shall receive written clearance from the following agencies:
San Diego Regional Water Quality;
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;
GaiTtans; and
Parks and Recreation Department.
STAFFRPT\5-COMBO. CZ 55
34.
35.
36.
37.
38.
39.
41.
42.
z~3.
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.
B, C, D, E, F, and G .Streets shall be private streets and shall be improved
with 33 feet of asphalt concrete pavement including rolled curb, or bonds for
the street improvements may be posted, 5 foot utility easements shall be
dedicated running parallel on both sides of street. A 5 foot sidewalk shall be
constructed on one side minimum of all private streets,
Dedication shall be made or shown to exist to provide for a 71 foot half street
right-of-way for State Highway Route 79 (1~,2' right-of-way).
Construct half street improvements within a q~ foot dedicated right-of-way
Street "A" from State Highway Route 79 to Phase One and along the frontage
of Phase One. In accordance with County Standard No. 102 {33'/u~,').
In the event that State Highway 79 is not constructed by Assessment District
159 prior to issuance of Certificates of Occupancy for Phase One, the
developer shall design and construct the required one-half street
improvements, including a deceleration lane west of Street "A" and an
acceleration lane east of Street "A", per CalTrans standards. State Highway
79 improvements shall be bonded for prior to Final Map.
"A" Street access shall be limited to right turning movements in and right
turning movements out only. There shall be no left turns permitted and no
provision for such movements shall be provided for on Highway 79 South.
Vehicular access shall be restricted on Highway 79 and so noted on the final
map with the exception of approved public road connections as approved by
the City Engineer.
Dedicate a 38 foot easement for public utilities and emergency vehicles access
for all private streets and drives,
Corner property line cut off shall be required per Riverside County Standard
No. 805.
Easements, when required for roadway slopes, landscape easements, drainage
facilities, utilities, etc., shall be shown on the final map if they are located
within the land division boundary. All offers of dedication and conveyances
shall be submitted and recorded as directed by the City Engineer.
A declaration of Covenants, Conditions and Restrictions (CCBR's) shall be
prepared by the developer and submitted to the Director of Planning, City
Engineer and City Attorney. The CCF, 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 CC&R's shall be reviewed and approved by the City and recorded. The
STAFFRPT\5-COMBO. CZ 56
CCSR's shall be subject to the following conditions:
a. The CC~,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 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
with the final map. A recorded copy shall be provided to the City.
The CC~,R~s shall provide for the effective establishment, operation,
management, use, repair and maintenance of all common areas and
facilities.
The CCBR's shall provide that the property shall be developed,
operated and maintained so as not to create a public nuisance.
The CCBR's shall provide that if the property is not maintained in the
condition required by the CCSR~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 CCSR~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.
The declaration shall contain language prohibiting further
subdivision of any lots, whether they are lettered lots or
numbered lots.
ii.
All parkways, open areas, and landscaping shall be permanently
maintained by homeowner's association or other means acceptable
to the City. Such proof of this maintenance shall be submitted
to the Planning and Engineering Divisions prior to issuance of
building permits.
iii.
Reciprocal access easements and maintenance agreements
ensuring access to all parcels and joint maintenance of all roads,
drives or parking areas shall be provided by CC~,R~s or by deeds
and shall be recorded concurrent with the map or prior to the
issuance of building permit where no map is involved.
The developer, or the developer~s successor, shall execute a current Public
Facilities Agreement with the City of Temecula which provides for the payment
of the sum of money per residential unit then established by Resolution of the
City Council, prior to the issuance of any building permits for any individual
lots.
STAFFRPT\5-COMBO. CZ 57
~7.
0,8.
50.
51.
52.
53.
55.
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, and other traffic control devices as appropriate,
b. Storm drain facilities.
c. Landscaping.
d. Sewer and domestic water systems.
e. Undergrounding of existing and proposed utility distribution lines.
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. 0,61 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.
Street names shall be subject to the approval of the City Engineering
Department.
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.
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.
A minimum centerline street grade shall be 0.50 percent.
Street improvement plans per City Standards for the private streets or drives
shall be required for review and approval by the City Engineer.
STAFFRPT\5-COMBO. CZ 58
56.
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.
57.
A geological report shall be prepared by a qualified engineer or geologist and
submitted at the time of application for grading plan check.
58.
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.
59.
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.
60°
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. '~
61.
A copy of the improvement plans, grading plans and final map, along with
supporting hydrologic and hydraulic calculations should be submitted to the
Riverside County Flood Control District for review.
62.
The subdivider shall accept and properly dispose of all off-site drainage
flowing onto or through the site. In the event the City Engineer permits the
use of streets for drainage purposes, the provisions of Article XI of
Ordinance No. u,60 will apply. Should the quantities exceed the street
capacity, or use of streets be prohibited for drainage purposes, the
subdivider shall provide adequate facilities as approved by the Engineering
Department.
63.
Adequate provisions shall be made for acceptance and disposal of surface
drainage entering the property from adjacent areas.
64.
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:
65.
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\5-COMBO. CZ 59
66. A permit shall be required from CalTrans for any work within the following
right-of-way:
State Hiqhway 79
PRIOR TO BUILDING PERMIT:
67.
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.
PRIOR TO ISSUANCE OF CERTIFICATES OF OCCUPANCY:
68.
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.
69.
Existing city roads requiring construction shall remain open to traffic at all
times with adequate detours during construction.
70.
Asphaltic emulsion {fog seal) shall be applied not less than 14 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
9~, of the State Standard Specifications.
71.
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.
Department of Buildinq and Safety
72.
Submit approved Tentative Tract Map to the Department of Building and
Safety for addressing and street name review.
73.
School fees shall be paid to Temecula Unified School District prior to permit
issuance.
Lighting on site pool area and recreation area shall comply with Mount Palomar
Lighting Ordinance #655.
STAFFRPT\5-COMBO. CZ 60
75.
76.
77.
78.
Submit pool plans to Riverside County Health Department for review prior to
structural plan review by the Department of Building and Safety.
Pool excavation area shall be fenced immediately the ~ame day as excavation
is complete. All plumbing trenches shall be fenced.
Obtain clearances from Land Use and from Building and Safety Departments.
Provide a geological report at time of submittal for plan review.
STAFFRPT\5-COMBO. CZ 61
· RIVERSIDE COUNTY
' FIRE DEPARTMENT
210 WEST SAN JACINTO AVENUE · PERRIS, CALIFORNIA 92370
,, ¢' (714) 657-3183
GLEN J. NEWMAN
FIRE CHIEF
MARCH 7, 1991
TO: CITY OF TEMECULA
ATTN: PLANNING/RICHARD AYALA
RE: TRACT 26861
Wiltt respect to the conditions of approval for the above referenced land
division, the Fire Department reconmends 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 City of Temecula, a cash sum of $400.00 per unit as mitigations 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.
Prior to final inspection of any building, the applicant shall prepare
and submit to the Fire Department for approval, a site plan designating
required fire lanes with appropriate lane painting and/or signs. Parking
will be allowed only on one side of private streets.
~1 INDIO OFFICE
79-733 C~,unrr~ Club Drive Suite F, llxdio, CA 92201
PLANNING DIVISION
~1 TEMECULA OFFICE
TRACT 26861
PAGE 2
Blue-dot reflectors shall be mounted in private streets and driveways
to indicate location of fire hydrants. They shall be mounted in the
middle of the street directly in line with fire hydrants.
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
LC/tm
COUNTY OF RIVERSIDE
EPARTMENT OF HEALTH
1991
CITY 0F TEMECULA
43100 BUSINESS PARK DRIVE.
TEMECULA. CA 92390
SUITE aOO
ATTN: Richard Ayala
RE: VESTING TENTATIVE TRACT MAP NO. 23299:
OF ASSESSOR PARCEL NO. 926-160-011. ON FILE
THE COUNTY RECORDER. RIVERSIDE. CALIFORNIA.
(1 lots)
BEING A PORTION
IN THE OFFICE OF
Deaf Gentlemen:
The Department of Public Health has reviewed Tract MaD
23299 and recommends:
A water system shall be Installed accordina to Plans and
sDeclflcatlons as aDDroved bv the water comDanV and the
Health Department. Permanent Drlnts of the Plans of the
water system shall be submitted in trlDllcate, with a
minimum scale not less than one inch equals 200 feet. alon~
with the original drawlna to the County Surveyor. The Drlnts
shall show the Internal D~De diameter. location of valves
and fire hydrants: PiPe and joint sDeclflcatlons. and the
size of the main at the .~unctlon of the new system to the
exlstlna system. The Dlans shall comDlV in all resDects
with Dlv. 5, Part 1. ChaDter 7 of the California Health and
Safety Code, California Administrative Code. Title 22.
ChaDter 16. and General Order No. 103 of the Public
Utilities Commission of the State of California. when
applicable. The Dlans shall be sianed by a registered
enOineer and water company with the following
certlf~catlon: "I certify that the deslun of the water
system in Tract MaD 23299 is in accordance with the water
system expansion plans of the Rancho California Water
Dlstrict and that the water services. storace. and
distribution system wlll be adequate to provide water
service to such Tract Map".
~'a c e
Attn: PIchasc Arena
/ant,,aFv 224. 1~39!
ThIs certification does not constitute a ouarantee that
It wli1 supply water to such tract mar-, at an'; SDeClflC
Ousntltles. flows or Dr-essures for fire protection or any
other purpose'. This certification shall be sl._~ned bv
fesosl~slb~e offlc:al of the ~;ater c,:,mDsnv. The pi~ns must
be submitted ~-0Ihe C0!3ntY ~t!FveyQr s 0ff~ce tq review ~t
least t~,~c, wee_ks pr%Qr,..t_Q ~+he._r~U.~.t._fPr_,,k_he ~e~or.~atl0p of
the ,floa! map,
This subdivision has a statement from Rancho California
Water District aoFeeino to serve domestic water to each and
every lot in the subdivision on demand provldlno
satesflattery financial arranoements are completed with
the subdivider. It will be necessary for financial
arranoements to be made prior to the recordatlon of
the final map.
This subd~vlslon is within the Eastern Municipal Water
DIstrict and shall be connected to the sewers of the
DIstrict. The sewer system shall be installed accordino to
plans and specification8 as amproved by the Dlstr~ct, the
County Surveyor and the Health Department. Permanent prints
of the Plans of the sewer system shall be submitted in
triplicate, aleno with the original drawlno, to the County
Surveyor. The prints shall show the internal DiDe diameter,
location of manholes, complete profiles, p~pe and joint
specifications and the size of the sewers at the .~unctlon of
the new system to the exlstlno system. A s~nole plat
indlcatlnO location of sewer lines and water lines shall be
a portion of the sewage plans and profiles. The plans shall
be siOned bY a reqlstered enqlneer and the sewer district
with the followlno certification: "I certify that the
desion of the sewer system in Tract MaD 23299 is in
accordance with the sewer system expansion plans of the
Eastern Municipal Water District and that the waste disposal
system ~s adeOuate at this time to treat the anticipated
wastes from the proposed tract map."
c u ! ~
Richard Avala
199!
The plans must be s~bmlI~.,~Q theCouDty SUry~vor'SQf/]~e
recor~stlon of the f~nal
It w~il be necessary for f~nanc~al arranoements to be
completely f~nal~zed pr~or to recordation of the f~nal maD,
Sam MaFt~nvironmental Health Specialist IV
$M:dr
ATTACHMENT VI
ADDENDUM TO ENVIRONMENTAL
IMPACT REPORT NO. 281
The Riverside County Board of Supervisors certified Environmental Impact Report
{EIR) No. 281 in conjunction with the approval of Change of Zone No. 5150 and
Vesting Tentative Tract Map Nos. 23267 and 23299. The EIR included mitigation
measures to reduce environmental impacts to levels of insignificance. Vesting
Tentative Tract Map No. 26861 which supersedes Vesting Tentative Tract Map No.
23299 has 87 fewer residential units than Vesting Tentative Tract Map No. 23299 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. 26861 will
involve minimal grading and therefore, is unlikely that any additional amount of
earth movement will result in any increased significant impacts. The Conditions of
Approval are adequate to mitigate any potential impacts regarding drainage and non-
renewable fossil resources to levels of insignificance.
Pursuant to Section 15160, of the California Environmental Quality Act, this addendum
has been prepared to demonstrate that the changes resulting from the proposed
Change of Zone and New Vesting Tentative Tract Map and Revised 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 units, the new project will reduce
the level of impacts on the environment and on public facilities and services.
STAFFRPT\5-COMBO. CZ 62
~erch 9, ~991
Mr. Steve Jiannino. £e~,ior Planner
~ity of Tamerule
43172 Business Park Drive
Tem~eula CA 92390
Dear ~r. Jiann!no:
I am pleased the planning staff sees a place in th~ community for
this type of PRD and recognizes ~he need for more ~XpliClt
development standards for thes~ types o~ projects. l~ is apparent
tc m~ the 1.000 s~uare foot minimum around f3o0r area requirement
you mention in your letter dated March 6, 1991 is meant for multi-
family b~ildlnSs, as ths~ section (lg.~[~]} o~ ordinance 3~8 noes
~n to say "each dwelling ~njt in a building shall havo the minimum
floor living ares required by section l~.ll of t~ia urdinanca."
In section 18.11 it ~taten: "NO dwelling shrill be constructed
u.le8e i~ has n miz, imum floor buildjar area of no: lies than 750
square ~ee~." However, if in is your opinion that an official
waiver i~ e~ili required to aDdfore this project, I would llke to
respectfully rc~ues~ that ~aiver at this time.
Once again, think you for your continuin8 efforts in the review
this project,
Sincerely.
PR~LEY OF gAN DIEGO
Project Manager
RAG/Iw
CC:
Jerry Hordeman, Presley of San Diego
Gary Thornhill, Planning Director
Richard Ayala, Case Planner
CITY OF TEMECULA )
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ITEM #6
STAFF REPORT - PLANNING
CITY OF TEMECULA
PLANNING COMMISSION
March 18~ 1991
Case No.: Change of Zone No. 5621; and
Specific Plan No. 219, Amendment No. I
Prepared By: Oilvet Mujica
Recommendation: 1.
RECOMMEND ADOPTION of
Negative Declaration for
Change of Zone No. 5621 and
Specific Plan No. 219,
Amendment No. 1; and
ADOPT Resolution No. 91°
recommending approval of
Change of Zone No. 5621
and Specific Plan No. 219,
Amendment No. 1.
APPLICATION INFORMATION
APPLICANT:
REPRESENTATIVE:
PROPOSAL:
LOCATION:
EXISTING ZONING:
SURROUNDING ZONING:
PROPOSED ZONING:
EXISTING LAND USE:
Bedford Properties
Robert Bein, William Frost and Associates
Amend the boundaries and land use designations of
Planning Areas 1, 2, 5, and 6 of Specific Plan No.
219.
Northeast corner of Margarita Road and Highway
79; and bound by De Portola Road to the north.
Specific Plan No. 219 {Meadows)
North:
South:
East:
West:
Specific Plan No. 219
Specific Plan No. 223 {Vail Ranch)
R-R; A-1-10; and C~P-S
C-P-S
Amendment No. 1
Vacant
STAFFRPT\SP219 1
PROJECT STATISTICS:
BACKGROUND:
Total Land Area:
Planning Area 1:
Planning Area 2:
Planning Area 5:
Planning Area 6:
128.7 acres
36.4 acres
19.0 acres
35.5 acres
37.8 acres
On September 6, 1988, the Riverside County Board
of Supervisors adopted Resolution No. 88-L~70
approving Specific Plan No. 219 (Meadows). The
Meadows provided a total of 5,611 dwelling units on
1,036 acres as follows: 2,499 DU of medium density
on 57~, acres; 2,210 DU of medium-high density on
Ll02 acres; 32~, DU of high density on 26 acres; and
very-high density on 3~, acres. In addition, the
following land uses were provided: community/
neighborhood commercial ( 30 acres ); neighborhood
commercial ( 15 acres ); four elementary schools { ~,1
acres; one junior high school (20 acres); two
recreation areas (12.5 acres); one neighborhood
park (2.9 acres); one neighborhood park (2.9
acres); and a day-care center (2 acres).
In addition, the Board of Supervisors certified
certified Environmental Impact Report No. 235, for
Specific Plan No. 219, as an accurate and objective
statement that complies with the California
Environmental Quality Act ( CEQA ). Furthermore,
a statement of overriding findings was made for the
Air Quality Impacts.
On October 12, 1989, the applicant filed Change of
Zone No. 5621 and Specific Plan No. 219,
Amendment No. 1 to the Riverside County Planning
Department, which proposed to amend the
boundaries and land use designations of Planning
Areas 1, 2, 5, and 6 of Specific Plan No. 219.
The project was reviewed by the Riverside County
Planning Department Staff during the first and
second screen check process only, thus was never
reviewed by the Riverside County Land Division
Committee, nor was the project ever scheduled for
Public Hearing.
Subsequently, this project was transferred to the
City of Temecula on May 2~,, 1990. Upon receipt of
the project from the County, the Planning
Department Staff conducted a number of screen
checks prior to scheduling the project for Pre-DRC.
STAFFRPT\SP219 2
PROJECT DESCRIPTION:
On November 15, 1990, this project was reviewed by
the Preliminary Development Review Committee
(Pre-DRC) in order to informally evaluate the
project and address any possible concerns, as well
as suggesting possible modifications. The Pre-DRC
was also used to provide the applicant with the
Cityis final screen check of the Specific Plan
Amendment Document.
The comments by the Pre-DRC included the
following:
Infrastructure Phasing
Land Uses
Development Standards
Subsequent to the Pre-DRC meeting, Staff met with
the applicant to discuss the required supplemental
material in order to address the Pre-DRC's
COnCerrlS.
On February 27, 1991, Specific Plan No. 219,
Amendment No. 1 was reviewed by the Formal
Development Review Committee; and, it was
determined that the Specific Plan document was
acceptable to proceed with the Public Hearing
process and that the project, as designed, can be
adequately conditioned to mitigate the DRC's
concerns. The DRC has forwarded a
recommendation of approval subject to conditions.
As noted above, Specific Plan No. 219, Amendment
No. 1 proposes to amend the boundaries and land
use designations of Planning Areas 1, 2, 5, and 6,
as follows:
Planning Area 1:
From -
To
Planning Area 2:
From -
To
Planning Area 5:
From -
To
Medium Density Residential
Community/Neighborhood
Commercial
Community/Neighborhood
Commercial
Very High Density
Residential
Very High Density
Residential
Medium High Density
Residential
STAFFRPT\SP219 3
Planning Area 6:
From -
To
High Density Residential
Very High Density
Residential
ANALYSIS:
Land Use Modifications
Specific Plan No. 219, Amendment No. 1 proposes to
modify the Land Use Plan (see Figure 3 - Approved
and Amended - pages 17 and 18) by reducing the
total number of dwelling units from 5,611 to 5,60Ll
and reducing the total residential acreage from
1,036 to 1,031.3. The following tables outline the
Land Use Modifications:
Specific Plan No. 219
Land Use Acres DwellinqUnits
Medium 57LL 0 2~,99
Meal. High ~,02.0 2210
High 26.0 32~·
Very Hiqh 3LI.0 578
Total 1,036.0 5,611
Specific Plan No. 219, Amendment No. I
Land Use Acres DwellinqUnits
Medium 536.0 2338
Med. High Ll37.5 2356
High ELIMINATED
Very Hiqh 57.8 910
Total 1,031.3 5,60~·
Boundary and Land Use Desiqnation Modifications
As outlined in the project description, Specific Plan
No. 219, Amendment No. 1, proposes to modify the
boundaries and land use designations for Planning
Areas 1,2,5 and 6. The most apparent modification
involves the change of Planning Areas 1 (Medium
Density Residential ) and 2-A ( Community /
Neighborhood Commercial) to Planning Area 1
(Community / Neighborhood Commercial); and
Planning Area 2-B (Community / Neighborhood
Commercial ) to Planning Area 2 ( Very High Density
Residential ).
STAFFRPT\SP219 ~,
Circulation Plan Modifications
Specific Plan No. 219, Amendment No. 1, proposes
to amend the designation of Street "C" from a
secondary road (88' right-of-way) to a major
roadway (100' right-d-way) and Street "H" from a
collector road (66' right-of-way) to a major roadway
{100' right-of-way). (See Figure o, - Approved and
Amended - pages 21 and 22).
Road Improvments
Highway 79 will be constructed by Assessment
District 159 from curb to curb between Butterfield
Stage Road and Margarita Road. Butterfield Stage
Road will be constructed by Assessment District 159
20 feet on each side of centerllne of roadway. The
project developer will construct the remaining
roadway between the project and the western 20 feet
of Assessment District's construction. Margarlta
Road will be constructed by the project developer
form east of the centerline to the curb, between
Pauba Road and Highway 79. Assessment District
159 will construct the southern half of Pauba Road
between Margarita and Green Tree. From Green
Tree to Butterfield Stage Road, the Assessment
District will then construct 20 feet on each side of
the centerline. The project developer will construct
anything south of what the Assessment District is
constructing between Butterfield Stage Road and
Green Tree. "G" Street and "H" Street will be
constructed as 100' R.O.W. major roadways.
However, intersection spacing and radius design
will remain that of the 88 foot secondary roadway.
Traffic Impacts
The Transportation Engineering Staff has reviewed
this project; and has determined that the proposed
project is consistent with the traffic mitigation
measures of EIR 235 adopted for Specific Plan No.
219 and there will be no additional adverse
unmitigable significant traffic impacts resulting
from the development of this proposed project.
Development Standards
Pursuant to the request of the Planning Department
Staff, the applicant has prepared detailed
Development Standards for Specific Plan No 219,
STAFFRPT\SP219 5
SPECIFIC PLAN,
GENERAL PLAN AND
SWAP CONSISTENCY:
ENVIRONMENTAL
DETERMINATION:
Amendment No. 1, as opposed to referencing Zoning
Ordinance No. 3~,8. These standards have been
tailored to specifically address development within
the Meadows by taking into consideration the lot
sizes and adjacent land uses, within and
surrounding the Specific Plan Area.
It should be noted that, with the exception of
Vesting Tentative Maps Nos. 2~,183, 25~,17 and
25u, 18, there are approved Tentative Maps for the
entire Specific Plan Area.
The proposed project is consistent with the SWAP
Land Use Designation of Specific Plan; and is
consistent with the overall concept of Specific Plan
No. 219, in that the total number of dwelling units
has only decreased by 7 units and the Land Use
acreage has only been modified to reduce the
residential area by u,.7 acres and to increase the
commercial area by 6.Ll acres. In addition, Staff
finds it probable that this project will be consistent
with the new General Plan when it is adopted.
An Initial Study was performed for this project
which determined that although the proposed
project could have a significant effect on the
environment, no significant impact would result to
the natural or built environment in the City because
the mitigation measures described in El R 235 and in
the Conditions of Approval have been added to the
project, and a Negative Declaration has been
recommended for adoption.
In order to ensure the implementation of the
mitigation measures adopted through the California
Environmental Quality Act {CEQA) process, which
in this case is' the Negative Declaration per the
Environmental Assessment and EIR 235, the
Planning Department Staff has included the
following Condition {See Condition No. 18) within
the recommended Conditions of Approval:
"Prior to the issuance of grading permits
and/or building permit, the developer or his
successor's interest shall submit a mitigation
monitoring program to the Planning
Department for approval, which shall
describe how compliance with required
STAFFRPT\SP219 6
mitigation measures will be met and the
appropriate monitoring timing of the
mitigation."
In addition, pursuant to the requirements of
Assembly Bill 3158 (Chapter 1706) which authorizes
the charging of certain fees for the filing of
Negative Declarations which provide funding for the
Department of Fish and Game, the Planning
Department Staff has included the following
Condition (See Condition No. 17) within the
recommended Conditions of Approval:
"Within forty-eight (u,8) hours of the
approval of the project, the
applicant/developer shall deliver to the
Planning Department a cashiers check or
money order payable to the County Clerk in
the amount of One Thousand, Two Hundred,
Seventy-Five Dollars {$1,275.00), which
includes the One Thousand, Two Hundred,
Fifty Dollars {$1,250.00) fee, in compliance
with AB 3158, required by Fish and Game
Code Section 711 .u,(d){2) plus the Twenty-
Five Dollar {$25.00) County administrative
fee to enable the City to file the Notice of
Determination required under Public
Resources Code Section 21152 and lu, Cal.
Code of Regulations 15075. If within such
forty-eight { 0,8 ) hour period the
applicant/developer has not delivered to the
Planning Department the check required
above, the approval for the project granted
herein shall be void by reason of failure of
condition, Fish and Game Code Section
711 .u, lc) ."
FINDINGS:
There is a reasonable probability that Change
of Zone No. 5621 and Specific Plan No. 219,
Amendment No. 1 will be consistent with the
Cityis 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 SWAP Designation of SP 219.
There is not a likely probability of
substantial detriment to or interference with
the future General Plan, if Change of Zone
STAFF R PT\SP219 7
No. 5621 and Specific Plan No. 219,
Amendment No. 1 are ultimately inconsistent
with the plan, due to the fact that an
approval of such an amendment may be
consistent with the goals and/or policies of
the City's future General Plan.
The project is compatible with surrounding
land uses. The harmony creates a compatible
physical relationship with adjoining
properties, due to the fact that the adjoining
developments were developed as an overall
concept for Specific Plan No. 219 and the
proposed project is consistent with Specific
Plan No. 219.
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 density is consistent
with the overall concept of Specific Plan No.
219.
STAFF RECOMMENDATION:
The Planning Department Staff recommends that the
Planning Commission:
RECOMMEND ADOPTION of Negative
Declaration for Change of Zone No. 5621 and
Specific Plan No. 219, Amendment No. 1; and
ADOPT Resolution No. 91- recommending
approval of Change of Zone No. 5621 and
Specific Plan No. 219, Amendment No. 1.
OM:mb
Attachments:
2.
3.
Resolution
Conditions of Approval
Environmental Assessment
Exhibits:
A. Land Use Map
B. Vicinity Map
C. Zoning Map
D. Development Standards
Large Scale Plan
Specific Plan Text
STAFF R PT\SP219 8
RESOLUTION NO. 91-
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF TEMECULA RECOMMENDING APPROVAL OF
CHANCE OF ZONE NO. 5621 AND SPECIFIC PLAN NO.
219, AMENDMENT NO. 1 AMENDING THE BOUNDARIES
AND LAND USE DESIGNATIONS OF PLANNING AREAS 1,
2, 5. AND 6 OF SPECIFIC PLAN NO. 219 FOR THE
SUBJECT PROPERTY LOCATED ON THE NORTHEAST
CORNER OF MARGARITA ROAD AND HIGHWAY 79; AND
BOUND BY DE PORTOLA ROAD TO THE NORTH AND
KNOWN AS ASSESSOR~S PARCEL NO. 910-100-007.
WHEREAS, Bedford Properties filed Change of Zone No. 5621 and
Specific Plan No. 219, Amendment No, 1 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 and Specific Plan Amendment
applications were processed in the time and manner prescribed by State and local
law;
WHEREAS, the Planning Commission considered said Change of Zone and
Specific Plan Amendment on March 18, 1991, 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 and Specific Plan Amendment;
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:
STAFFRPT\SP219 9
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 Planning Commission in recommending approval of the
proposed Change of Zone and Specific Plan Amendment, makes the
following findings, to wit:
a)
There is a reasonable probability that Change
of Zone No. 5621 and Specific Plan No. 219,
Amendment No. I will be consistent with the
Cityis 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 SWAP Designation of SP 219.
There is not a likely probability of
substantial detriment to or interference with
the future General Plan, if Change of Zone
No. 5621 and Specific Plan No. 219,
Amendment No. 1 are ultimately inconsistent
with the plan, due to the fact that an
approval of such an amendment may be
consistent with the goals and/or policies of
the CityIs future General Plan.
ST A F F R PT\SP219 10
The project is compatible with surrounding
land uses. The harmony creates a compatible
physical relationship with adjoining
properties, due to the fact that the adjoining
developments were developed as an overall
concept for Specific Plan No. 219 and the
proposed project is consistent with Specific
Plan No. 219.
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 density is consistent
with the overall concept of Specific Plan No.
219.
D. The Change of Zone and Specific Plan Amendment are
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 EIR
235 and in the Conditions of Approval have been added to the project, and a
Negative Declaration, therefore, is hereby granted.
SECTION 3.
That the City of Temecula Planning Commission hereby recommends
approval of Change of Zone No. 5621 and Specific Plan No. 219, Amendment No. 1
amending the boundaries and land use designations of Planning Areas 1, 2, 5, and
6 of Specific Plan No. 219 for the subject property located on the northeast corner
of Margarita Road and Highway 79; and bound by De Portola Road to the north and
known as Assessoris Parcel No. 910-100-007.
PASSED, APPROVED AND ADOPTED this 18th day of March, 1991.
DENNIS CHINIAEFF
CHAIRMAN
STAFFRPT\SP219 11
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 18th day of March, 1991 by the following vote of the Commission:
AYES:
PLANNING COMMISSIONERS
NOES:
PLANNING COMMISSIONERS
ABSENT:
PLANNING COMMISSIONERS
STAFFRPT\SP219 12
CITY OF TEMECULA
CONDITIONS OF APPROVAL
SPECIFIC PLAN NO, 219, AMENDMENT NO, 1
Planninq Department
1. Specific Plan No. 219, Amendment No. 1 shall consist of the following:
a. Exhibit "A": Specific Plan Text
b. Exhibit "B": Specific Plan Conditions of Approval
c. Exhibit "C": Specific Plan Development Standards
If any of the following conditions of approval differ from the specific plan text
or exhibits, the conditions enumerated herein shall take precedence.
The development of the property shall be in accordance with the mandatory
requirements of all City of Temecula ordinances including Ordinance Nos. 3~8
and ~60 and state laws; and shall conform substantially with adopted Specific
Plan No. 219, Amendment No. 1 as filed in the office of the Planning
Department, unless otherwise amended.
No portion of the specific plan which purports or proposes to change, waive
or modify any ordinance or other legal requirement for the development shall
be considered to be part of the adopted specific plan.
The project shall comply with the conditions set forth in the following agency
letters and/or the requirements set forth by these agencies at the development
stage:
g-
h.
i.
Road Department
Flood Control
Fire Department
Parks
County Administrative Offices
Water Agency
Sewer Agency
Temecula School District
Department of Health
June 2, 1988
May 26, 1988
January 8, 1988 and
February 25, 1991
May 25, 1988
April 5, 1988
May 23, 1988
May 2L~, 1988
January 26, 1988
July 20, 1990
Impacts to the Temecula Union School District shall be mitigated at the
development application stage in accordance with the District policies in effect
at the time of tract submittal.
STAFFRPT\SP219 13
10.
11.
Common areas identified in the specific plan shall be owned and maintained as
fol lows:
A permanent master maintenance organization shall be established for
the specific plan area, to assume ownership and maintenance
responsibility for all common recreation, open space, circulation
systems and landscaped areas. The organization may be public or
private. Merger with an area-wide or regional organization shall satisfy
this condition provided that such organization is legally and financially
capable of assuming the responsibilities for ownership and maintenance.
If the organization is a private association then neighborhood
associations shall be established for each residential development,
where required, and such associations may assume ownership and
maintenance responsibility for neighborhood common areas.
Unless otherwise provided for in these conditions of approval, common
areas shall be conveyed to the maintenance organization as implementing
development is approved or any subdivision is recorded.
The maintenance organization shall be established prior to or
concurrent with the recordation of the first land division, or issuance
of any building permits for any approved development permit (use
permit, plot plan, etc. )
Development applications which incorporate common areas shall be accompanied
by design plans for the common area. Such plans shall specify the location
and extent of landscaping, irrigation systems, structures, and circulation
{vehicular, pedestrian and/or equestrian).
The following special studies/reports shall accompany implementing
development applications in the planning areas listed below:
Study/Report
Planninq Areas
Archeological Report
Mitigation for Stephens
Kangaroo Rat (See
Condition No. 16)
As per the County Historian~s requirements
1- and 25
A land division filed for the purposes of phasing or financing shall not be
considered an implementing development application; provided that if the
maintenance organization is a property owners association, the legal
documentation necessary to establish the association shall be recorded
concurrently with the recordation of the final map.
Prior to the issuance of a building permit for the construction of any use
contemplated by this approval, the applicant shall first obtain clearance from
the Planning Department that all pertinent conditions of approval have been
satisfied with the specific plan for the phase of development in questions.
ST A FF R PT\SP219 1 ~,
12.
13.
15.
An environmental assessment shall be conducted for each tract, change of
zone, plot plan, specific plan amendment, or any other discretionary permit
required to implement the specific plan. At a minimum, the environmental
assessment shall utilize the evaluation of impacts addressed in the EIR
prepared for Specific Plan No. 219.
Prior to the recordation of a final map, the land divider shall submit to the
Planning Department an agreement with the appropriate parks and recreation
district which demonstrates to the satisfaction of the City that the land
divider has provided for the payment of fees and/or offer of dedication of
lands in accordance with Section 10.35 {Parks and Recreation Fees and
Dedications) of Land Division Ordinance No. ~,60.
Prior to the recordation of any final subdivision map or issuance of building
permits in the case of use permits and plot plans, the applicant shall submit
to the Planning Department the following documents which shall demonstrate
to the satisfaction of the City that individual appropriate owners associations
will be established and will operate in accordance with the intent and purpose
of the specific plan.
a. The document to convey title.
b. Covenants, Conditions, and Restrictions to be recorded.
Management and maintenance agreements to be entered into with the
unit/lot owner of the project.
The master property owners association, commercial property owners
association, and the business park owners association shall be charged with
the unqualified right to assess their own individual owners who own individual
units for reasonable maintenance and management costs which shall be
established and continually maintained. The individual owners association
shall have the right to lien the property of any owner who defaults in payment
of their assessment fees. Such lien shall not be subordinate to any
encumbrance other than a deed of trust, provided such deed of trust is made
in good faith and for good value, and is of record prior to the lien of the
individual owners association.
The applicant or its successor 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
Specific Plan No. 219, Amendment No. 1, which action is brought within the
time period provided for in California Government Code Section 66~,99.37. The
City of Temecula will promptly notify the applicant or its successor 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
applicant or its successor of any such claim, action, or proceeding or fails to
cooperate fully in the defense, the applicant or its successor shall not,
STAFFRPT\SP219 15
16.
17.
18.
thereafter, be responsible to defend, indemnify, or hold harmless the City of
Temecula.
Trapping studies have indicated the presence of existing habitat { occupied by
Stephens Kangaroo Rat) for Planning Areas 10 and 25. Prior to issuance of
grading permits for this planning area, the applicant shall provide mitigation
for removal of the SKR habitat as follows:
Memorandum of Understanding between the developer and the California
Department of Fish and Game, o_.~r
Compliance with an adopted County Program for the mitigation of
removal of Stephens Kangaroo Ran habitat.
Within forty-eight |~,8) hours of the approval of the project, the
applicant/developer shall deliver to the Planning Department a cashiers check
or money order payable to the County Clerk in the amount of One Thousand,
Two Hundred, Seventy-Five Dollars {$1,275.00), which includes the One
Thousand, Two Hundred, Fifty Dollars {$1,250.00) fee in compliance with AB
3158, required by Fish and Game Code Section 711 .~,(d)|2) plus the Twenty-
Five Dollar |$25.00) County administrative fee to enable the City to file the
Notice of Determination required under Public Resources Code Section 21152
and 14 Cal. Code of Regulations 15075. If within such forty-eight (~18) hour
period the applicant/developer has not delivered to the Planning Department
the check required above, the approval for the project granted herein shall
be void by reason of failure of condition, Fish and Game Code Section
711.~(c).
Prior to the issuance of grading permits and/or building permit, the developer
or his successor~s interest shall submit a mitigation monitoring program to the
Planning Department for approval, which shall describe how compliance with
required mitigation measures wl II be met and the appropriate monitoring timing
of the mitigation.
STAFFRPT\SP219 16
II.
CITY OF TEMECULA
PLANNING DEPARTMENT
INITIAL ENVIRONMENTAL STUDY
Backqround
1. Name of Proponent:
2. Address and Phone
Number of Proponent:
5.
6.
Date of Environmental
Assessment:
Agency Requiring
Assessment:
Name of Proposal,
if applicable:
Location of Proposal:
Bedford Properties
28765 Single Oak Drive, Suite 200
Temecula, CA 92390
(71u,) 676-7290
February 13, 1991
CITY OF TEMECULA
Change of Zone No. 5621 and
Specific Plan No.219, Amendment No. 1
North Side of Hiqhway 79, between
MarqaritaandButterfieldStaqeRoads;
and Bound by Pauba Road to the north.
Project Description
See Attached.
ST A FF R PT\SP219 17
I II. Discussion of the Environmental Evaluation
The following environmental impacts associated with Specific Plan No. 219 are
insignificant in that the design of the project includes the necessary mitigation
measures which have been adopted within EIR 235:
A. Water and Sewer: The project will have an average daily consumption
of domestic water of 1,683,300 gallons at 300
gallons/d.u./day. The project will generation
between 1.81 and 3.08 million gallons per day of
sewage flow. Onsite wastewater collection facilities
will be constructed to tie into Eastern Municipal
Water District's master planned facilities being
constructed through the Rancho Villages
Assessment District. Construction of all structures
within the project will conform to state laws
requiring water efficient plumbing fixtures.
B. Utilities:
Gas, electricity, and telephone service will be
provided by respective purveyors of the service.
Lines for electrical and telephone services, and
mains for natural gas are located along the project
boundaries.
Enerqy Resources:
The project will increase consumption of energy for
motor vehicle movement, space and water heating,
air conditioning, use of home appliances, and
operation of construction equipment. The project
will adhere to State Code Title 2q energy
conservation standards and will employ site design,
when possible, for additional energy conservation.
Non vehicular pathways are included within, and
adjacent to, the project site. Commercial and
employment centers are in proximity to the project
site.
Parks and Recreation:
Project residents will create a demand for parks and
recreation facilities, and for open space. The
project design provides 2u,2+/- acres of recreation
areas, parkway greenbelts, and paseo open space.
The following environmental impacts associated with Specific Plan No. 219 are
potentially significant, but will be avoided or substantially lessened by the identified
mitigation measures which have been adopted within EI R 235:
A. Seismic Safety
1. Impact:
Although faults have been previously mapped on-
site, they have been determined to be inactive and
the risk of ground rupture due to faulting on the
project is considered nil. Liquefaction potential
STAFFRPT\SP219 18
2. Mitiqation:
Slopes and Erosion
1. Impact:
2. Mitiqation:
Flooding
1. Impact:
2. Mitiqation:
exists along the entire flat alluviated area of
Temecula Creek within the southern site boundary.
During site development, additional geologic
evaluation shall be continued in order to verify the
extent and relative age of fault activity. Mitigation
of the liquefaction potential within the southern
portion of the site will occur as a result of project
development, which will lower artificially high
groundwater levels by removal of recharge ponds,
as well as increase overburden as a result of site
grading.
The Meadows Specific Plan will unavoidably alter
some of the existing landforms. Owing to the
general granular nature of graded slopes, a
moderate to severe erosion potential exists if slopes
are unprotected. Removal and recompaction of
portions of alluvial/colluvial soils within fill areas
and shallow cut areas will be necessary.
Temporary groundcover shall be provided to
prevent erosion during the construction phase.
Permanent vegetation shall be planted as soon as
possible after grading. Specific requirements for
alluvial/colluvial soils removal shall be developed
during tentative map studies and incorporated into
project grading. The three small possible landslide
areas shall be investigated during design level
studies and all mitigation measures identified as a
result of that investigation will be incorporated into
future development approvals. Remedial grading
recommendations to provide for the long term
stability will be provided based upon a finalized
grading design.
Development of the Vail Meadows Specific Plan will
alter the existing drainage patterns and will
increase runoff to Temecula Creek and, to a lesser
extent, Murrieta Creek.
A master drainage plan has been developed to
respond to the hydrolegical constraints of the site.
A more in-depth assessment of the Temecula
floodplain shall be conducted during the final
design and preparation of the tentative tract maps,
and all mitigation measures identified as a result of
that assessment will be incorporated into future
development approvals. Erosion control devices
STAFFRPT\SP219 19
Noise
1. Impact:
2. Mitiqation:
Water Quality
1. Impact:
2. Mitiqation:
Wild life/Veqetation
1. Impact:
2. Mitiqation:
shall be utilized in hillside development areas to
mitigate the effect of increased runoff at points of
discharge. If required, the project applicant will
contribute Drainage Improvement Fees as
appropriate.
Noise generated from the project will derive from
two sources, construction and vehicular traffic, but
is not anticipated to result in unacceptable noise
levels to existing or proposed off-site uses. Onsite
areas adjacent to high volume roadways may be
subject to noise impacts.
A noise analysis shall be required in planning areas
adjacent to high volume perimeter roads. If
indicated, noise attenuation will be incorporated
into project design.
Implementation of the project will alter the
composition of surface runoff by grading the site
surfaces; by construction of impervious streets,
roofs and parking facilities; and by the irrigation of
landscaped areas. Runoff conveyed to Temecula
and Murrleta Creeks will contain minor amounts of
pollutants.
The project will employ erosion control devices
during grading, such as temporary betins,
culverts, sand bagging or alesilting basins. Urban
runoff will be mitigated through implementation of a
street cleaning program.
As a consequence of grassland and coastal sage
scrub vegetation removal, existing wildlife will
either be destroyed or displaced. Impacts upon
habitat containing a population of the Stephens
Kangaroo Rat will result.
The project applicant will participate in any in-place
County program which provides for off-site
mitigation of impacts to the Stephens Kangaroo Rat,
or enter into a Memorandum of Understanding wit
the California Department of Fish and Game.
STAFFRPT\SP219 20
Historic and Prehistoric
1. I rapact:
2. Mitigation:
Circulation
1. impact:
2. Mitiqation:
Fire Protection
1. impact:
2. Mitiqation:
Sheriff
1. Impact:
2. Mitiqation:
Sites
Without proper mitigation, implementation of the Vail
Meadows Specific Plan could potentially destroy
archaeological/historical sites on the property.
Prior to the approval of any additional implementing
processes, the applicant/developer will meet with
the County Historical Commission to determine
appropriate measures to mitigate potential impacts
to archaeological/historical sites; all mitigation
measures identified as a result of the meeting(s) will
be incorporated into future development approvals.
The Vail Meadows Specific Plan is anticipated to
generate L~7,600 vehicle trips per day at project
completion. Approximately ~0,000 of these trips
would be external to the site.
Construction of the proposed circulation network
will adequately service future on-site traffic
volumes. Off-siteimprovements will be constructed
as required by the County Road Department and
CalTrans.
The project site would be subject to Category II
urban development requirements with regard to fire
protection services.
The project site will be served by a proposed fire
station, to be constructed near Highway 79. The
developer will pay mitigation fees as required by the
Board of Supervisors.
Project residents will impose increased demands on
law enforcement and sheriff services.
Project design will incorporate appropriate lighting,
site design, security hardware and such design
features as will promote optimal security. The
developer will pay mitigation fees as required by the
Board of Supervisors.
STAFFR PT\SP219 21
Schools
1. Impact:
2. Mitiqation:
Solid Waste
1. Impact:
2. Mitiqation:
Libraries
1. Impact:
2. Mitiqation:
The project will generate an estimated 3,109
students in grades K-8 and 1,187 students in
grades 9-12, impacting the Temecula Union School
District.
The project has designated four elementary school
sites and one junior high school site. The developer
will pay school mitigation fees as required.
Project residents, estimated at 1 o,, 587, will generate
approximately 58 tons per day of solid waste,
incrementally shortening the life of County landfill
sites.
The County Solid Waste Management Plan includes
programs for reducing the quantity of wastes being
landfilled, including source reduction and business
and residential separation of recoverables. These
programs may be implemented by project residents
and businesses.
The project~s population will increase demand for
library facilities and services.
The developer will pay library mitigation fees as
required by the Board of Supervisors.
The following environmental impact associated with Specific Plan No. 219 cannot be
fully mitigated and a statement of overriding findings has been adopted within EIR
235:
Air Quality
1. Impact:
At project build-out, daily motor vehicle emissions
for the project will total approximately 7,750,
Ibs/day. Power plant emissions for electrical
energy consumed on-site will total 175 Ibs/day.
Natural gas emissions for project consumption will
total 163.6 Ibs per day. Approximately 100 Ibs of
dust per acre will be generated each day of
construction in addition to an undetermined amount
of motor emissions during site preparation an
construction.
STAFFRPT\SP219 22
2. Mitiqation:
Because most of the project-related air pollution
emissions are generated by automobiles, effective
mitigation is limited. On-site provisions for
schools, shopping, and recreation has been
incorporated into project design. Sufficientacreage
has been zoned for industrial use in the Rancho
California/Temecula area to provide employment
opportunities. project design includes a circulation
plan designed for efficient and direct traffic flows
and alternative transit modes including pedestrian,
bicycle, and equestrian trails. The Rancho Villages
Policy Plan, to which this project is subject,
requires pedestrian and bus stop facilities for
commercial areas. These requirements will be
implemented at the development application stage.
Particulate matter and other pollutants generated
during grading and construction will be reduced
through compliance with County Ordinance No. ~,57
which specifies watering during construction, and
planting of ground cover.
IV. Conclusion
The Riverside County Board of Supervisors certified Environmental impact Report
(El R ) No. 235 in conjunction with the approval of Specific Plan No. 219 and Change
of Zone No. 51~,0. The EIR included mitigation measures to reduce environmental
impacts to levels of insignificance. The Board of Supervisors also adopted
statements of overriding considerations for the air quality impacts. Specific Plan
No. 219, Amendment No. 1 has seven {7) fewer residential units and proposes to
modify the boundaries of Planning Areas 1, 2, 5, and 6; and will not result in
additional impacts to the environment. The Conditions of Approval are adequate to
mitigate any potential significant impacts to levels of insignificance.
Pursuant to Section 1516~, of the California Environmental Quality Act and Condition
of Approval No. 12 of Specific Plan No. 219, this Initial Study has been prepared to
demonstrate that the changes resulting from the proposed Specific Plan Amendment
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.
STAFFR PT\SP219 23
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, which were adopted for El R 235,
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 eff ct on
the environment, and an ENVIRONMENTAL IMPACT PORT is
required. ~t/,,_~~ ~
February 13 1991 ~2LL~
Date ' Oliver Mujica,~nior Plan
For CITY OF TEMEC
STAFFRPT\SP219 24
~ 24 ~
AMENDED
AREA
APPROVED--
AREA
(,4ME,%~DED)
ATHE MEADOWS
-/' AT RANCHC) CALIFORNIA
%/
4
Medium Density Residential
Planning Areas 4, 8, 9, 10, 17, 18, 25, 26, 28 & 33
Medium Density Residential Zone
The following regulations shall apply in all Medium Density Residential Zones:
SECTION 6.1. USES PERMITtED.
The following uses shall be permitted in the Medium Density Residential Zone:
(1) One family dwellings.
(2) Two-family dwellings.
(3) Public parks and public playgrounds, goff courses with standard length fairways
and country clubs.
(4) Home occupations.
(5) Planned residential developments, provided a land division is approved pursuant
to the provisions of Riverside County Ordinance No. 460 (1991) and the
development standaxds in Section 18.5 or 18.6 of Riverside County Ordinance No.
348 (1991).
The following uses arc permitted provided a plot plan has bccn appmved pursuant to the
provisions of Section 18.30 of Riverside County Ordinance No. 348 (1991):
(1) Beauty shops operated from a home by its inhabitants where no assistants arc
employed and the on-site sign is unlighted and does not exceed two square feet
(2) Temporary real estate tract offices located within a subdivision, to be used only
for and during the original sale of the subdivision, but not to exceed a pc~ed of
2 years in any event.
(3) Nurseries, horticultural.
SECTION6.2. DEVELOPMENT STANDARDS. The following standards of
development shall apply in the Medium Density Residential Zone, except that planned residential
developments shall comply with the development standards contained in Section 18.5 of
Riverside County Ordinance No. 348 (1991).
a. Building height shall not exceed 3 stories, with a maximnm height of 40 feet.
Lot area shall be not less than 5,000 sq. ft. However, the lot area for two-family
dwellings shall be not less than 4,500 sq. ft. per dwelling unit. The minimum lot area
-1-
shall be determined by excluding that portion of a lot that is used solely for access to the
portion of a lot used as a building site.
The minimum avenge width of that portion of the lot to be used as a building site shall
be 45 feet with a minimum avenge depth of 85 feet. However, for two-family dwelling
lots, the minimum average width shall be 40 feet with the same minimum avenge depth
of 85 feet. That portion of a lot used for access on "flag" lots shah have a minimum
width of 20 feet.
The minimum frontage of a lot shah be 45 feet, except that lots ~'onfing on knuckles or
cul-de-sacs may have a minimum frontage of 35 feel Lot frontage along curvilinear
streets may be measured at the building setback in accordance with zone development
standards.
Minimum yard requirements are as follows:
(1) The front yard shall be not less than 10 feet, measurexl from the existing public
right-of-way street line or from any future public right-of-way street line as shown
on any Specific Plan of Highways, whichever is nearer the proposed structure.
(2) Side yanls on interior and through lots shah be not less than 5 feet Side yards
on comer and reversed comer lots shah be not less than 10 feet from the existing
public right-of-way strict line or from any futur~ street line as shown on any
Specific Plan of Highways, whichever is nearer the proposed structure, upon
which the main building sides, except that where the lot is less than 50 feet wide,
the yard need not exceed 20% of the width of the lot.
(3) The mar yard shah be not less than 15 feel In addition, the following standard
shah also apply:
(a) No lot shah have morn than 55% of its net a~a covered with buildings or
SlruCtureS.
(4) No structural encroachments shall be permitted in the front, side or rear yard
without approval of a setback adjustment pursuant to City Ordinance.
Automobile storage spaca shah be provided as required by Section 18.12 of Riverside
County Ordinance No. 348 (1991).
-2-
Medium Density Residential
Planning Area 31
Medium Density Residential Zone
The following regulations shall apply in all Medium Density Residential Zones:
SECTION 6.1. USES PERMITtED.
The following uses shall be permitted in the Medium Density Residential Zone:
( 1 ) One family dwellings.
(2) Public parks and public playgrounds, golf courses with standard length fairways
and country clubs.
(3) Home occupations.
(4) Planned residential developments, provided a land division is approved pursuant
to the provisions of Riverside County Ordinance No. 460 (1991) and the
development standards in Section 18.5 or 18.6 of Riverside County Ordinance No.
348 (1991).
The following uses are permitted provided a plot plan has been approved pursuant to the
provisions of Section 18.30 of Riverside County Ordinance No. 348 (1991):
(1) Beauty shops operated from a home by its inhabitants where no assistants are
employed and the on-site sign is unlighte~ and does not exceed two square feet
in area.
(2) Temporary real estate Wact offices located within a subdivision, to be used only
for and during the original sale of the subdivision, but not to exceed a period of
2 years in any event.
(3) Nurseries, horticultural.
SECTION6.2. DEVELOPMENT STANDARDS. The following standards of
development shall apply in the Medium Density Residential Zone, except that planned residential
developments shall comply with the development standards contained in Section 18.5 of
Riverside County Ordinance No. 348 (1991).
a. Building height shall not exceed 3 stories, with a maximum height of 40 feet.
Lot area shall be not less than 7,200 sq. ft. The minimum lot area shall be determined
by excluding that portion of a lot that is used solely for access to the portion of a lot used
as a building site.
-3-
The minimum average width of that portion of a lot to be used as a building site shall be
60 feet with a minimum avenge depth of 100 feet. That portion of a lot used for access
on "flag" lots shall have a minimum width of 20 feet.
The rni~imum frontage of a lot shall be 60 feet, except that lots fronting on knuckles or
cul-de-sacs my have a minimum frontage of 35 foot. Lot frontage along curvilinear
streets may be measured at the building setback in accordance with zone development
standards.
Minimum yard requirements are as follows:
(1) The front yard shall be not less than 20 feet, measured from the existing public
right-of-way street line or from any fumm public right-of-way street line as shown
on any Specific Plan of Highways, whichever is nearer the proposed structure.
(2) Side yards on interior and through lots shall be not less than 10% of the width of
the lot, but not less than 3 feet in width in any event, and need not exceed a width
of 5 feel Side yards on comer and reversed comer lots shall be not less than 10
feet from the existing sleet line or from any future strict line as shown on any
Specific Plan of Highways, whichever is nearer the proposed structure, upon
which the n~in building sides, except that where the lot is less than 50 feet wide,
the yard need not exceed 20% of the width of the lot.
The rear yard shall be not less than 10 feel
No slructural cncroachments shall be permitted in the front, side or rear yard
without approval of a setback adjustment pursuant to City Ordinance.
(3)
(4)
Automobile storage space shall be provided as required by Section 18.12 of Riverside
County Ordinance No. 348 (1991).
Medium High Density Residential
Planning Areas 3, 5, 13, 14, 15, 16, 20, 21, 22 & 23
Medium High Density Residential Zone
The following regulations shall apply in all Medium High Density Residential Zones:
SECTION 6.1. USES PERMITtED.
The following uses shall be permitted in the Medium High Density Residential Zone:
(1) One family dwellings.
(2) Two-family dwellings.
(3) Public parks and public playgrounds, goff comes with standard length fairways
and country clubs.
(4) Home occupations.
(5) Planned residential developments, provided a land division is approved pursuant
to the provisions of Riverside County Ordinance No. 460 (1991) and the
development standards in Section 18.5 or 18.6 dRiverside County Ordinance No.
348 {1991).
The following uses axe permitted pwvided a plot plan has been approved pursuant to the
provisions of Section 18.30 of Riverside County Ordinance No. 348 (1991):
(1) Beauty shops operated from a home by its inhabitants where no assistants are
employed and the on-site sign is unlighted and does not exceed two square feet
(2) Temporary real estate wact offices located within a subdivision, to be used only
for and during the original sale of the subdivision, but not to exceed a period of
2 years in any event.
(3) Nurseries, horticultural.
SECTION6.2. DEVELOPMENT STANDARDS. The following standards of
development shall apply in the Medium High Density Residential Zone, except that planned
residential developments shall comply with the development standards contained in Section 18.5
of Riverside County Ordinance No. 348 (1991).
a. Building height shall not exceed 3 stoiles, with a maximum height of 40 feet.
Lot area shall be not less than 4,000 sq. fL However, the lot area for two-family
dwellings shall be not less than 3,500 sq. ft. per dwelling unit. The minimum lot area
-5-
shall be determined by excluding that portion of a lot that is used solely for access to the
portion of a lot used as a building site.
The minimum average width of that portion of the lot to be used as a building site shall
be 40 feet with a minimum average depth of 80 feel However, for two-family dwelling
lots, the minimum average width shall be .40 feet with the same minimum average depth
of 75 feet. That portion of a lot used for access on "flag" lots shall have a minim~an
width of 20 feet.
The minimum frontage of a lot shall be 40 feet, except that lots fron~ng on knuckles or
cul-de-sacs may have a minimum frontage of 35 feet. Lot frontage along curvilinear
sueets may be measured at the building setback in accordance with zone development
standards.
Minimum yard requirements are as follows:
(1) The front yard shall be not less than 10 feet, measured from the existing public
right-of-way street line or from any future public right-of-way street line as shown
on any Specific Plan of Highways, whichever is nearer the proposed structure.
(2) Side yards on interior and through lots shall be not less than 5 feet. Side yards
on comer and reversed comer lots shall be not less than 10 feet from the existing
street line or from any future street line as shown on any Specific Plan of
Highways, whichever is nearer the proposed su'ucture, upon which the main
building sides, except that where the lot is less than 50 feet wide, the yard need
not exceed 20% of the width of the lot
(3) The rear yard shall be not less than 15 feel In addition, the following standard
shall also apply:
(a) No lot shall have more than 55% of its net area covered with buildings or
structures.
(4) No structural encroachments shall be permitted in the front, side or rear yard
without approval of a setback adjustment pursuant to City Ordinance.
Automobile storage space shall be provided as required by Section 18.12 of Riverside
County Ordinance No. 348 (1991).
Very High Density Residential
Planning Areas 2 and 6
Very High Density Residential Zone
The following regulations shall apply in all Very High Density Residential Zones:
SECTION 8.1. USES PERMITtED.
The following uses shall be permitted provided approval of a plot plan shall first have
been obtained pursuant to the provisions of Section 18.30 of Riverside County Ordinance
No. 348 (1991):
(2)
(3)
(4)
(5)
Any use pemitted in the Medium High Density Residential Zone.
Apartment houses.
Nursery schools for preschool day care.
Institutions for the aged licensed by the California State Depa,'!n~nt of Social
Welfare or the County Department of Public Welfare.
Cong~gat~ cat= residential facilities.
Accessory buildings, to a specific permitted use, provided that the accessory building is
established as an incident to a principal use and does not change the character of that use.
On-site signs, affixed to building walls, stating the name of the structure, use or
institution, not to exceed five percent (5%) of the surface area of the exterior face of the
wall upon which the sign is located.
The following uscs shall be permitted provided a conditional use permit is obtained
pursuant to fitis ordinance:
(1) Evening nursery school, child care and babysitting facilities, where 13 or more
unrelated children are kept under supervision by a person licensed by the State
Department of Social Welfare or Riverside County Depaxtment of Public Welfare
during any hours between 5 p.m. and 8 a.m.
(2) Congregate care residential facilities, developed pursuant to City Ordinance,
County and State Codes and Ordinances.
Planned residential developments, provided a land division is approved pursuant to the
provisions of Riverside County Ordinance No. 460 (1991) and the development standards
in Section 18.5 or 18.6 of Rivehide County Ordinance No. 348 (1991).
-7-
SECTIONS.2. DEVELOPMENT STANDARDS. The following standards of
development shall apply in the Very High Density Residential Zone, except that planned
residential developments shall comply with the development standards contained in Section 18.5
of Riverside County Ordinance No. 348 (1991).
The minimum lot area shall be 7,200 square feet with a minimum average width of 60
feet and a minimum average depth of 100 feet, unless different minimums are specifically
required in a particular area.
The minimum front and rear yards shall be I0 feet for buildings that do not exceed 35
feet in height. Any potion of a building which exceeds 35 feet in height shall be set
back from the front and rear lot lines no less than 10 feet plus 2 feet for each foot by
which the height cxceeds 35 feet The front setback shall be measured from any existing
or future public fight-of-way street line as shown on any specific su'eet plan of the City.
The rear setback shall be measured from the existing rear lot line or from any recorded
alley or easement; if the rear line adjoins a street, the rear setback requirement shall be
the same as required for a front setback.
The miniwnm side yard shall be 5 feet for buildings that do not exceed 35 feet in height
Any portion of a building which exceeds 35 feet in height shall be set back from each
side lot line 5 feet plus 2 feet for each foot by which the height exceeds 35 feet; if the
side yard adjoins a street, the side setback requirement shall be the same as required for
a front setback. No structural encroaclunents shall be permitted in the f~ont, side or rear
yard without approval of a setback adjustment pursuant to City Ordinance.
d.
High density multi-family dwelling units shall be setback a minimum of 18 feet from any
existing or future public fight-of-way street line as shown on any specific street plan of
the City. Said setback shall be applicable for front, rear and side yards should they adjoin
a street,
No lot shall have more than 50 percent of its net axea covered with buildings or
S[ruct'ul~s.
f. The maximum density shall be twenty (20) units per acre.
g. All buildings and slxuctums shall not exceed 50 feet in height
Automob~e storage space shall be provided as required by Section 18.12 of Riverside
County Ordinance No. 348 (1991).
-8-
Commercial/Neighborhood Commercial
Planning Areas 1 and 27
Commercial/Neighborhood Commercial Zone
The following regulations shall apply in all Commercial/Neighborhood Commercial Zones:
SECTION 9.1. USES PERMITTED.
The following uses are permitted, only in enclosed buildings with not more than 200
square feet of outsid~ storage or display of materials appurtenant to such use, provided
a plot plan shall have been approved pursuant to provisions of Section 18.30 of Riverside
County Ordinance No. 348 (1991).
(1) Ambulance services.
(2) Antique Shops.
(3) Appliance stores, household.
(4) Art supply shops and studios.
(5) Auction houses.
(6) Auditorinm~ and conference rooms.
(7) Automobile repair garages, not including body and fender shops or spray painting.
(8) Automobile parts and supply stores.
(9) Bakery goods distributors.
(10) Bakery shops, including baking only when incidental to retail sales on the
premises.
(11) Banks and financial institutions.
(12) Barber and beauty shops.
(13) Bars and cocktail lounges.
(14) Billlard and pool halls.
(15) Blueprint and duplicating services.
(16) Book stores and binders.
(17) Bowling alleys.
(18) Catering services.
(19) Cleaning and dyeing shops.
(20) Clotting stores.
(21) Conf~onery or candy stores.
(22) Costume design studios.
(23) Dance halls.
(24) Delicatessens.
(25) Deparunent stores.
(26) Drug stores.
(27) Dry goods stores.
-9-
(28) Employment agencies.
(29) Escort bureaus.
(30) Feed and grain sales.
(31) Florists shops.
(32) Food markets and frozen food lockers
(33) Gasoline service stations, not including the concurrent sale of beer and wine for
off-premises consumption.
(34) Gift shops.
(35) Hotels, resort hotels and motels.
(36) Household goods sales, including but not limited to, new and used appliances,
furniture, carpets, draperies, lamps, radios and television sets, including repair
thereof.
(37) Hobby shops.
(38) Ice cream shops.
(39) Ice sales, not including ice plants.
(40) Interior decorating shops.
(41) lcwclry stores, including incidental repairs.
(42) Labor temples.
(43) Laboratories, f'Im, dental, medical, research or testing.
(44) Laundries and laundromats.
(45) Lca~hor goods stores.
(46) Liquor stores.
(47) Locksmith shops.
(48) Mail order businesses.
( 49 ) Manufacturer' s agent
(50) Markct~ food, wholesale or jobber.
(51) Massage parlors, turkish baffis, health centers and similar personal service
establishments.
(52) Meat markets, not including slaughtering.
(53) Mimcographing and mddrcssograph services.
(54) Moreames.
(55) Music stores.
(56) News stores.
(57) Notions or novelty stores.
(58) Offices, including business, law, medical, dental chiropractic, architectural,
engineering, communiny planning and real estate.
(59) One on-site operator' s residence, which may be located in a commercial building.
(60) Paint and wallpaper stores, not including paint conu'actors.
(61) Pawn shops.
(62) Pet shops and pet supply shops.
(63) Photography shops and studios and photo engraving.
(64) Plumbing shops, not including plumbing conreactors.
(65) Pouln~y markets, not including slaughtering or live sales.
(66) Printers or publishers.
(67) Produce markets.
(68) Radio and television broadcasting studios.
(69) Recording studios.
(70) Re~'cshment stands.
(71) Restaurants and other eating establishments.
(72) Schools, business and professional, including art, barber, beauty, dance, drama,
music and swimming.
(73) Shoc stores and repair shops.
(74) Shoeshine stands.
(75) Signs, on-site advertising.
(76) Sporting goods stores.
(77) Stained glass assembly.
(78) Stationer stores.
(79) Stations, bus, railroad and taxi.
(80) Taxidermist.
(81) Tailor shops.
(82) Telephone exchanges.
(83) Theaters, not including drive-ins.
(84) Tire sales and service, not including recapping.
(85) Tobacco shops.
(86) Tourist information centers.
(87) Toy shops.
(88) Travel agencies.
(89) Typewriter sales and rental, inciuding incidental repairs.
(90) Watch repair shops.
(91) Wholesale businesses with samples on the premises but not including storage.
(92) Car washes.
(93) Fortune telling, spiritualism, or similar activity.
(94) Recycling collection facilities.
(95) Convenience stores, not including the sale of motor vehicle fuel.
(96) Day ca~ centers.
The following uses arc permitted provided a conditional use permit has bccn granted
pursuant to City Ordinance.
(1) Convenience stores, including the sale of motor vehicle fuel.
(2) Gasoline service stations with the concurrent sale of bccr and wine for off-
premises consumption.
(3) Liquid peffoleum sen, ice stations with the coocurrent sale of beer and wine for
off-promises consumption, provided the total capacity of all tanks shall not cxcccd
10,000 gallons.
Any use that is not specifically listed in Subsections a. and b. may be considered a
permitted or conditionally permitted use provided that the Planning Director finds that the
proposed use is substantially the same in character and intensity as those listcd in the
dcsignated subsections. Such a use is subject to the permit process which governs the
category in which it falls.
-11-
SECTION 9.2. PLANNED COMMERCIAL DEVELOPMENTS. Planned Commercial
Developments are permitted provided a land division is approved pursuant to the provision of
Riverside County Ordinance No. 460 (1991).
SECTION 9.3. (DELETED.)
SECTION 9.4. DEVELOPMENT STANDARDS. The following standards of
development are required in the Commercial/Neighborhood Commercial Zones:
There is no minimum lot area requirement, unless specifically requ'n'ed by zone
classification for a particular area.
There are no yard requirements for buildings which do not exceed 35 feet in height
except as required for specific plans. Any portion of a budding which exceeds 35 feet
in height shall be setback from the front, rear and side lot lines not less than 2 feet for
each foot by which the height exceeds 35 feet. The front setback shall be measured from
the existing public right-of-way sleet line unless a specific plan has been adopted in
which case it will be measttred from the specific plan street line. The rear setback shall
be measured from the existing rear lot line or from any recorded alley or easement; if the
rear line adjoins a street, the rear setback requirement shall be the same as required for
a front setback. Each side setback shall be measured from the side lot line, or from an
existing adjacent public right-of-way street line unless a specific plan has been adopted,
in which case it will be measured from the specific plan street line.
c. All buildings and structures shall not exceed 50 feet in height.
Automobile storage space shall be provided as required by Section 18.12 of Riverside
County Ordinance No. 348 (1991).
All roof mounted mechanical equipment shall be screened from the ground elevation view
to a minimum sight distance of 1,320 feet.
-12-
Day Care Center/Information Center
Planning Area 34
Day Care Center/Information Center Zone
The following regulations shall apply in all Day Care Center/Information Center Zones:
SECTION 8.1. USES PERMITTED.
The following uses shall be permitted provided approval of a plot plan shall first have
been obtained pursuant to the provisions of Section 18.30 of Riverside County Ordinance
No. 348 (1991):
(1)
(2)
(3)
(4)
(5)
Nursery schools for preschool day care.
Institutions for the aged licensed by the California State Depa~uuent of Social
Welfare or the County Department of Public Weftare.
Architectural, engineering and COmmunity planning offices; provided there is no
outdoor storage of materials, equipment or vehicles, other than passenger cars.
Congregate care residential facilities.
Information center.
Accessory buildings, to a sl~cif'xc pennitted use, provided that the accessory building is
established as an incident to a principal use and does not change the character of that use.
On-site signs, affixed to buffcling wails, stating the name of the structure, use or
institution, not to exceed five percent (5%) of the surface area of the exterior face of the
wall upon which the sign is located.
The following uses shall be permit'w..d provided a conditional use permit is obtained
pursuant to this ordinance:
(1) Evening nursery school, child care and babysitting facilities, where 13 or more
unrelated children ar~ kept under supervision by a person ilcensed by the State
Department of Social Welfare or Riverside County Department of Public Welfare
during any hours between 5 p.m. and 8 a.m.
(2) Congregate care residential facilities, developed pursuant to City Ordinance,
County and State Codes and Ordinances.
SECTION8.2. DEVELOPMENT STANDARDS. The following standards of
development shall apply in the Day Care Center/Lnformation Center Zone.
There is no minimum lot area requirement, unless specifically required by zone
classification for a particular area.
-13-
There arc no yard requirements for buildings which do not exceed 35 feet in height
except as requir~i for specific plans. Any portion of a building which exceeds 35 feet
in height shall be sethack from the front, rear and side lot lines not less than 2 feet for
each foot by which the height exce~Is 35 feet. The front setback shall be measur~I from
the existing public right-of-way su~et line unless a specific plan has been adopted in
which case it will be measured from the specific plan su'eet line. The rear setback shall
be measured from the existing rear lot line or from any recorcted alley or easement; if the
rear line adjoins a street, the rear setback requirement shall be the same as required for
a front setback. Each side setback shall be measured from the si~ lot line, or f~om an
existing adjacent public fight-of-way steer line unless a specific plan has been adopted,
in which case it will be measured from the specific plan street line.
AH buildings and slructures shall not exceed 50 feet in height.
Automobile storage space shall be providext as required by Section 18.12 of Riverside
County Ordinance No. 348 (1991).
All roof mounted mechanical equipment shah be scr~ned from the ground elevation view
to a minimum sight distance of 1,320 feet.
-14-
Elementary School
Planning Area 7
School/Medium Density Residential Zone
The following regulations shall apply in all School/Medium Density Residential Zones:
SECTION 6.1. USES PERMITTED.
The following uses shall be permitted in the School/Medium Density Residential Zone:
(1)
(2)
(3)
(4)
One family dwellings.
Public schools.
Public parks and public playgrounds, golf courses with standard length fairways
and cotmu'y clubs.
Home occupations.
The following uses are permitted provided a plot plan has been approved pursuant m the
provisions of Soction 18.30 of Riverside County Ordinance No. 348 (1991):
(1) Beauty shops operated fn3m a home by its inhabitants where no assistants are
employed and the on-site sign is unlighted and does not exceed two square feet
(2) Temporary real estate tract offices located within a subdivision, to be used only
for and during the original sale of the subdivision, but not to exceed a period of
2 years in any event.
(3) Nurseries, horticultural.
SECTION6.2. DEVELOPMENT STANDARDS. The following standards of
development shall apply in the School/Medium Density Residential Zone, except that planned
residential developments shall comply with the development standards contained in Section 18.5
of Riverside County Ordinance No. 348 (1991).
a. Building height shall not exceed 3 stories, with a maximum height of 40 feel
Lot area shall be not less than 7,200 sq. ft. The minimum lot area shall be determined
by excluding that portion of a lot that is used solely for access to the portion of a lot used
as a building site.
The minimum avenge width of that portion of a lot to be used as a building site shall be
60 feet with a minimum avenge depth of 100 feet. That portion of a lot used for access
on "flag". lots shall have a minimum width of 20 feel
-15-
L
The minimum frontage of a lot shall be 60 feet, except that lots fron~ng on knuckles or
cul-de-sacs may have a minimum frontage of 35 feet, Lot frontage along curvilinear
streets may be measured at the building setback in accordance with zone development
standards.
Minimum yard requirements are as follows:
(1) The front yard shall be not less than 20 feet, measured from the existing public
fight-of-way street line or from any future public fight-of-way street line as shown
on any Specific Plan of Highways, whichever is nearer the proposed structure.
(2) Side yards on interior and through lots shall be not less than 10% of the width of
the lot, but not less than 3 feet in width in any event, and need not exceed a width
of 5 feet. Side yards on corner and reversed comner lots shall be not less than 10
feet from the existing public fight-of-way street line or from any future public
right-of-way sU~et line as shown on any Specific Plan of Highways, whichever
is nearer the proposed structure, upon which the main building sides, except that
where the lot is less than 50 feet wide, the yard need not exceed 20% of the width
of the lot.
(B) The rear yard shall be not less than 10 feet,
(4) No structural encroachments shall be permitted in the front, side or rear yard
without approval of a setback adjustment pursuant to City Ordinance.
Automobile storage space shall be provided as required by Section 18.12 of Riverside
County Ordinance No. 348 (1991).
Elementary School
Planning Area 11
School/Medium Density Residential Zone
The following regulations shall apply in all School/Medium Density Residential Zones:
SECTION 6.1. USES PERMITtED.
The following uses shall be permitted in the School/Medium Density Residential Zone:
(1)
(2)
(3)
(4)
(5)
One family dwellings.
Two-family dwellings.
Public schools.
Public parks and public playgrounds, golf comes with standard length fairways
and counlry clubs.
Home occupations.
The following uses are permitted provided a plot plan has been approved pursuant to the
provisions of Section 18.30 of Riverside County Ordinance No. 348 (1991):
(1) Beauty shops operated from a home by its inhabitants where no assistants are
employed and the on-site sign is unl~ghted and does not exceed two squa~ feet
(2) Temporary real estate tract offices located within a subdivision, to be used only
for and during the original sale of the subdivision, but not to exceed a period of
2 years in any event.
(3) Nurseries, horticultural.
SECTION6.2. DEVELOPMENT STANDARDS. The following standards of
development shall apply in the School/Medium Density Residential Zone, except that planned
residential d~velopments shall comply with the development standards contained in Section 18.5
of Riverside County Ordinance No. 348 (1991).
a. Building height shall not exceed 3 stories, with a maximum height of 40 feel
Lot axea shall be not less than 4,000 sq. fL However, the lot area for two-family
dwellings shall be not less than 3,500 sq. ft. per dwelling unit. The minimum lot area
shall be determined by excluding that portion of a lot that is used solely for access to the
portion of a lot used as a building site.
-17-
The minimum average width of that portion of the lot m be used as a building site shall
be 40 feet with a minimum average depth of 80 feet. However, for two-family dwelling
loB, the minimum average width shall be 40 feet with the same miniram average depth
of 75 feet. That portion of a lot used for access on "flag" lots shall have a minimum
width of 20 feet.
The minimum frontage of a lot shall be 40 feet, except that lots fronting on knuckles or
cul-de-sacs may have a minimum frontage of 35 feet. Lot frontage along curvilinear
streets may be measured at the building setback in accordance with zone development
standards.
Minimum yard requirements am as follows:
(1) The front yard shall be not less than 10 feet, measured from the existing public
fight-of-way street line or from any future public fight-of-way street line as shown
on any Specific Plan of Highways, whichever is nearer the proposed structure.
(2) Side yards on interior and through lots shall be not less than 5 feet. Side yards
on corner and reversed comer lots shall be not less than 10 feet from the existing
public fight-of-way su~et line or from any future public fight-of-way su'eet line
as shown on any Speckfie Plan of Highways, whichever is nearer the proposed
structure, upon wMch the main building sides, except that where the lot is less
than 50 feet wide, the yard need not exceed 20% of the width of the lot.
(3) The rear yard shall be not less than 15 feet. In addition, the following standard
shall also apply:
(a) No lot shall have more than 55% of its net area covered with bullclings or
s~ructm"cs.
(4) No sn'uctural encroachmcnts shall be permitted in the front, side or rear yard
without approval of a setback adjustment pursuant to City Ordinance.
Automobile storage space shall be provided as required by Section 18.12 of Riverside
County Ordinance No. 348 (1991).
-18-
Elementary School and Junior High School
Planning Areas 29, 30 and 32
School/Medium Density Residential Zone
The following regulations shall apply in all School/Medium Density Residential Zones:
SECTION 6.1. USES PERMITtED.
The following uses shall be permitted in the School/Medium Density Residential Zone:
(1)
(2)
(3)
(4)
(5)
One family dwellings.
Two-family dwellings.
Public schools.
Public parks and public playgrounds, golf comes with standard length fairways
and country clubs.
Home occupations.
The foliowing uses are permitted provided a plot plan has be~n approved pursuant to the
provisions of Section 18.30 of Riverside County Ordinance No. 348 (1991):
(I) Beauty shops operated from a home by its inhabitants where no assistants are
employed and the on-site sign is unlighted and does not exceed two square feet
(2) Temporary real estate tract offices located within a subdivision, to be used only
for and during the original sale of the subdivision, but not to exceed a period of
2 years in any event.
(3) Nurseries, horticultural.
SECTION 6.2. DEVELOPMENT STANDARDS. The following standards of
development shall apply in the School/Medium Density Residential Zone, except that planned
residential developments shall comply with the development standards contained in Section 18.5
of Riverside County Ordinance No. 348 (1991).
a. Building height shall not exceed 3 stories, with a maximum height of 40 feet.
Lot area shall be not less than 5,000 sq. ft. However, the lot area for two-family
dwellings shall be not less than 4,500 sq. ft. per dwelling unit. The minimum lot area
shall be determined by excluding that portion of a lot that is used solely for access to the
portion of a lot used as a building site.
-19-
f.
The minimum avenge width of that portion Of the lot to be used as a building site shah
be 45 feet with a minimum avenge depth of 85 feet However, for twO-family dwelling
lots, the minimum avenge width shah be 40 feet with the same minimum average depth
of 80 feet. That portion of a lot used for access on "flag" lots shall have a minimum
width of 20 feet.
The minimum frontage of a lot shah be 45 feet, except that lots fronting on knuckles or
cul-de-sacs may have a minimum frontage of 35 feet. Lot frontage along curvilinear
streets may be measured at the building setback in accordance with zone development
standards.
Minimum yard requirements am as follows:
(1) The front yard shah be not less than 10 feet, measureA from the existing public
fight of way street line or from any future public fight-of-way street line as shown
on any Specific Plan of Highways, whichever is nearer the proposed structure.
(2) Side yards on interior and through lots shall be not less than 5 feet. Side yards
on coroer and reversed comer lots shah be not less than 10 feet from the existing
public fight-of-way street line or f~om any future public fighi-of-way street line
as shown on any Specific Plan of Highways, whichever is nearer the proposed
structure, upon which the main building sides, except that where the lot is less
than 50 feet wide, the yard need not exceed 20% of the width of the lot
(3) The rear yard shah be not less than 15 feet In addition, the following standard
shah also apply:
(a) No lot shah have more than 55% of its net area covered with buildings or
stnlcRil'es.
(4) No structural encroaclmaents shah be permitted in the front, side or rear yard
without approval of a setback adjusunent pursuant to City Ordinance.
Automobile storage space shall be provided as required by Section 18.12 of Riverside
County Ordinance No. 348 (1991).
Neighborhood Park
Planning Area 24
Park Zone
The following regulations shall apply in all Park Zones:
SECTION 8.100. USES PERMITTED.
The following uses shall be permitted provided approval of a plot plan shall first have
been obtained pursuant to the provisions of Section 18.30 of Riverside County Ordinance
No. 348 (1991):
( 1 ) Public parks.
(2) Golf courses and appurtenant facilities, including clubhouses. A clubhouse is
permitted to have customary retail shop and restaurant facilities.
(3) Noncommercial community association recreation and assembly buildings and
facilities.
(4) Lakes, including noncommerclal fishing therefrom.
(5) Picnic grounds.
(6) Parking lots, only for above-listed permitted uses, pursuant to the provisions of
Section 18.12 of Riverside County Ordinance No. 348 (1991), except that not less
than five pement of the interior of such parking lots shall have distributed
landscaping in addition tO the landscaping requ'u'ements of Section 18.12 of
Riverside County Ordinance No. 348 (1991).
(7) Water wells an appurtenant facilities.
(8) On-site identification signs, maximum size - 10 square feet.
The following uses are permitted provided a conditional use permit has been granted:
(1) Riding acad~mies and stables.
SECTION 8.101. DEVELOPMENT STANDARDS.
Lot Area. This zone is to be applied to those areas with'm subdivisions and other
residential developments that provide open space and recreational area and facilities for
the project. Therefore, no minimum lot size is established for the zone.
Yards. Whenever a building is to be constructed on a lot in this zone, it shall have a
front yard, side yard and rear yard, each of which shall be not less than 25 feet. If more
than one building is constructed on one lot, there shall be not less than a 20-foot
separation between the buildings. No su'ucmral encroachments shall be permitted in the
-21-
front, sid~ or rear yard without approval of a setback adjustment pursuant to City
Trash Areas. All trash collection areas shall be enclosed with a solid fence or wall no
less than 6 feet high.
Automobile storage space shall be provided as required by Section 18.12 of Riverside
County Ordinance No. 348 (1991).
All buildings or structures shall not exceed 40 feet in height
-22-
Recreation Area
Planning Areas 12 and 19
Recreation Area Zone
The following regulations shall apply in all Recreation Area Zones:
SECTION 8.100. USES PERMITtED.
The following uses shall be permitted provided approval of a plot plan shall first have
been obtained pursuant to the provisions of Section 18.30 of Riverside County Ordinance
No. 348 (1991):
(1) Goff courses and appurtenant facilities, including clubhouses. A clubhouse is
permitted to have customary retail shop and restaurant facilities.
(2) Noncommercial community association recreation and assembly buildings and
facilities.
(3) Lakes, including noncommercial fishing therefrom.
(4) Picnic grounds.
(5) Parking lots, only for above-listed permitted uses, pursuant to the provisions of
Section 18.12 of Riverside County Ordinance No. 348 (1991), except that not less
than five percent of the interior of such parking lots shall have distributed
landscaping in addition to the landscaping requirements of Section 18.12 of
Riverside County Ordinance No. 348 (1991).
(6) Water wells an appurtenant facilities.
(7) On-site identification signs, maximum size - 10 square feet.
The following uscs arc pcrmittcd provided a conditional use pcrmit has becn granted:
(1) Riding ac~d,~mics and stables.
SECTION 8.101. DEVELOPMENT STANDARDS.
Lot Area. This zone is to be applied to those areas within subdivisions and other
residential developments that provide open space and recreational area and facilities for
the project Therefore, no minimum lot size is established for the zone.
Yards. Whcncvcr a building is to be constructed on a lot in this zonc, it shall have a
front yard, side yard and rear yard, each of which shall be not less than 25 feet. If more
than one building is constructed on one lot, there shall be not less than a 20-foot
separation between the buildings. No structural cncroachmcnts shall be permitted in the
front, side or rear yard cxeept without approval of a setback adjustment pursuant to City
Ordinance.
-23-
Trash Areas. All trash collection areas shall be enclosed with a solid fence or wall no
less than 6 feet high.
Automobile storage space shall be provided as required by Section 18.12 of Riverside
County Ordinance No. 348 (1991).
All buildings or stxuctures shall not exceed 40 feet in height, unless a height.
Community Open Space
Planning Area 35
Community Open Space Zone
The following regulations shall apply in all Community Open Space Zones:
SECTION 8.100. USES PERMITTED.
The following uses shah be permitted provided approval of a plot plan shah first have
been obtained pursuant to the provisions of Section 18.30 of Riverside County Ordinance
No. 348 (1991):
(I) Undeveloped and manufactured open space.
(2) Golf courses and appurtenant facilities, including clubhouses. A clubhouse is
permitted to have customary retail shop and restaurant facilities.
(3) Noncommercial community association recreation and assembly buildings and
facilities.
(4) Lakes, inClOdi ng nonCOmmercial risking therefrom.
(5) Picnic grounds.
(6) Parking lots, only for above-listed permitted uses, pursuant to the provisions of
Seedon 18.12 of Riverside County Ordinance No. 348 (1991), except that not less
than five percent of the interior of such parking lots shall have distributed
landscaping in addition to the landscaping requirements of Section 18.12 of
Riverside County Ordinance No. 348 (1991).
(7) Water wells an appurtenant facilities.
(8) On-site identification signs, maximum size - 10 square feet.
The following uses are permitted provided a conditional use permit has been granted:
(1) Riding ac~cl~mies and stables.
SECTION 8.101. DEVELOPMENT STANDARDS.
Lot Area. This zone is to be applied to those areas within subdivisions and other
residential developments that provide open space and recreational area and facilities for
the projecL Therefore, no minimum lot size is established for the zone.
Yards. Whenever a building is to be consu'ucted on a lot in this zone, it shah have a
front yard, side yard and rear yard, each of which shah be not less than 50 fccL ff more
than one building is constructed on one lot, there shall be not less than a 20-foot
separation between the buildings. No structttral cncroachracnts shah be permitted in the
-25-
front, side or rear yard except without approval of a setback adjustment pursuant to City
Ordinance.
Trash Areas. All wash collection areas shall be enclosed with a solid fence or wall no
less than 6 feet high.
Automobile storage space shall be provided as required by Section 18.12 of Riverside
County Ordinance No. 348 (1991).
All buildings or structures shall not exceed 50 feet in height.
ITEM #7
STAFF REPORT-PLANNING
CITY OF TEMECULA
PLANNING COMMISSION
March 18, 1991
Case No.: Vesting Tentative Parcel Map No. 250,18
Prepared By: Oliver Mujica
Recommendation: 1.
RECOMMEND ADOPTION of
Negative Declaration for
Vesting Tentative Parcel
Map No. 250,18; and
ADOPT Resolution No. 91-
recommending approval of
Vesting Tentative Parcel
Map No. 250,18.
APPLICATION INFORMATION
APPLICANT:
REPRESENTATIVE:
PROPOSAL:
LOCATION:
EXISTING ZONING:
SURROUNDING ZONING:
PROPOSED ZONING:
EXISTING LAND USE:
PROJECT STATISTICS:
Bedford Properties
Robert Bein, William Frost F, Associates
Subdivide 36.0, acres into 5 commercial parcels and
9 open space parcels within Planning Area 1 of
Specific Plan No. 219, Amendment No. 1.
Northeast corner of Highway 79 and Margarita
Road.
Specific Plan No. 219 (Meadows)
North:
South:
East:
West:
Planning Areas 6 (Very High Density
Residential) and 8 (Medium Density
Residential )
Specific Plan No. 223 {Vail Ranch)
Planning Area 2 (Very High Density
Residential )
C-P-S
Not applicable.
Vacant
Total Land Area:
36.0, acres
STAFFRPT\PM250,18 I
BACKGROUND:
On September 6, 1988, the Riverside County Board
of Supervisors adopted Resolution No. 88-u,70
approving Specific Plan No. 219 lMeadows). The
Meadows provided a total of 5,611 dwelling units on
1,036 acres. In addition, the Board of Supervisors
certified Environmental Impact Report No. 235 for
Specific Plan No. 219 as an accurate and objective
statement that complies with the California
Environmental Quality Act (CEQA). Furthermore,
a statement of overriding findings was made for the
air quality impacts.
On October 12, 1989, the applicant filed Change of
Zone No. 5621 and Specific Plan No. 219,
Amendment No. I to the Riverside County Planning
Department, which proposes to amend the
boundaries and land use designations of Planning
Areas 1, 2, 5, and 6 of Specific Plan No. 219.
Specific Plan No. 219, Amendment No. 1 is being
processed concurrently with Vesting Tentative
Parcel Map No. 25u,18.
On November 15, 1989, the applicant filed Vesting
Tentative Parcel Map No. 25~,18 to the Riverside
County Planning Department, which proposed to
subdivide the subject 36.~ acre site into 5
commercial lots and 9 open space lots.
The project was reviewed by the Riverside County
Land Division Committee {LDC) on December 11,
1989; January 22, 1990; February 2, 1990; and
April 2, 1990. During these meetings the LDC
indicated that Specific Plan No. 219, Amendment
No. 1 must be adopted prior to the approval of the
tentative map.
Subsequently, this project was transferred to the
City of Temecula on April 23, 1990.
On November 15, 1990, this project was reviewed by
the Preliminary Development Review Committee
{Pre-DRC) in order to informally evaluate the
project and address any possible concerns, as well
as suggesting possible modifications. The comments
by the Pre-DRC included the following:
1. Circulation/Access
STAFFRPT\PM25u, 18 2
PROJECT DESCRIPTION:
ANALYSIS:
Subsequent to the Pre-DRC meeting, Staff met with
the applicant to discuss the required supplemental
material in order to address the Pre-DRC's
concerns.
On February 27, 1991, Vesting Tentative Parcel Map
No. 25~18 was reviewed by the Formal Development
Review Committee; and, it was determined that the
project, as designed, can be adequately conditioned
to mitigate the DRC's concerns. The DRC has
forwarded a recommendation of approval subject to
conditions.
As noted above, Vesting Tentative Parcel Map No.
251~18 proposes to subdivide the subject 36.u, acre
parcel into 5 commercial lots and 9 open space lots,
as follows:
Lot 1 - 2.7 acres
Lot 2 - 11.9 acres
Lot 3 - 8.9 acres
Lot ~ - 6.0 acres
Lot 5 - 6.9 acres
The proposed subdivision has been designed in
accordance with the standards of Specific Plan No.
219, Amendment No. 1.
Traffic Impacts
The Transportation Engineering Staff has reviewed
this project; and has determined that the proposed
project is consistent with the traffic mitigation
measures of EIR 235 adopted for Specific Plan No.
219, and there will be no adverse unmitigable
significant traffic impacts resulting from the
development of this proposed project. Thus, the
project has been conditioned accordingly.
Access and Circulation
Access to Lots 1-5 will be provided from proposed
Street "H" . The access points are consistent with
the Circulation Plan of Specific Plan No. 219,
Amendment No. 1.
STAFFRPT\PM25~18 3
General Landscape Requirements
Pursuant to Specific Plan No. 219, Amendment No.
1 (see Landscape Design Guidelines and Community
Elements, Pages 223-295), all areas required to be
landscaped, shall be planted with turf, ground
cover, shrub or tree materials selected from the
plant palette contained in the guidelines.
Planting shall commence as soon as slopes are
completed on any portion of the site and shall
provide for rapid short-term coverage of the slope
as well as long-term establishment cover per City
standards. The developer shall provide a landscape
bond to the City at the time that the landscape plan
is approved. The bond is to guarantee the
installation of interim erosion control planting in the
event that the grading operation is performed and
building construction does not commence within
ninety (90) days.
The owners of parcels which require landscape
development shall assess any existing common
landscape areas adjoining their property. Where
feasible, landscape development shall reinforce or
be compatible with such existing common area
setting.
Cut slopes equal to or greater than five (5') feet in
vertical height and fill slopes equal to or greater
than three {3') feet in vertical height shall be
planted with a ground cover to protect the slope
from erosion and instability. Slopes exceeding
fifteen (15~ ) in vertical height shall be planted with
shrubs, spaced not more than ten ~101) feet on
center or trees spaced not to exceed twenty | 201 )
feet on center or a combination of shrubs and trees
at equivalent spacings, in addition to the ground
Cover o
The plants selected and planting methods shall be
suitable for the soil and climatic conditions. Refer
to the plant materials palette for the llst of
community wide slope stabilization plants.
The Planning Department Staff has included a
Condition of Approval requiring that a final
landscaping plan for Lots 6-14 (open space) must be
submitted for approval by the Planning Department
prior to the issuance of building permits.
STAFFRPT\PM25418 ~,
SPECIFIC PLAN AND
GENERAL PLAN
CONSISTENCY:
ENVIRONMENTAL
DETERMINATION:
Gradinq and Landform Alteration
Substantial grading and recontouring of this site,
which includes 100 c.y. of excavation and 660,000
c.y. of fill will occur in the immediate area.
Land Use
The project site is located within Planning Area 1 of
Specific Plan No. 219, Amendment No. 1, which is
designated asCommunity/Neighborhood Commercial.
Vesting Tentative Parcel Map No. 25u,18 is a 5 lot
subdivision only. Therefore, the Planning
Department Staff has included a Condition of
Approval requiring that a plot plan application for
the development of Lots 1-5 must be submitted for
approval prior to the issuance of building permits.
The proposed project is consistent with the SWAP
Land Use Designation of Specific Plan No. 219,
Amendment No. 1 ~ Planning Area No.
Community/Neighborhood Commercial). In
addition, Staff finds it probable that this project
will be consistent with the new General Plan when it
is adopted.
Pursuant to Condition of Approval No. 12 of Specific
Plan No. 219, an Initial Study was performed for
this project which determined that although the
proposed project could have a significant effect on
the environment, no significant impact would result
to the natural or built environment in the City
because the mitigation measures described in EIR
235 and in the Conditions of Approval have been
added to the project, and a Negative Declaration has
been recommended for adoption.
In addition, pursuant to the requirements of
Assembly Bill 3158 (Chapter 1706) which authorizes
the charging of certain fees for the filing of
Negative Declarations which provide funding for the
Department of Fish and Game, the Planning
Department Staff has included the following
Condition {See Condition No. 31) within the
recommended Conditions of Approval:
STAFFRPT\PM25418 5
"Within forty-eight (u,8) hours of the
approval of the project, the
applicant/developer shall deliver to the
Planning Department a cashiers check or
money order payable to the County Clerk in
the amount of One Thousand, Two Hundred,
Seventy-Five Dollars {$1,275.00), which
includes the One Thousand, Two Hundred,
Fifty Dollars ~$1,250.00) fee, in compliance
with AB 3158, required by Fish and Game
Code Section 711 .u, ld)12) plus the Twenty-
Five Dollar ($25.00) County administrative
fee to enable the City to file the Notice of
Determination required under Public
Resources Code Section 21152 and lu, Cal.
Code of Regulations 15075. If within such
forty-eight {48) hour period the
applicant/developer has not delivered to the
Planning Department the check required
above, the approval for the project granted
herein shall be void by reason of failure of
condition, Fish and Game Code Section
711.u,(c) ."
FINDINGS:
The proposed Tract Map will not have a
significant negative impact on the
environment, as determined in the Initial
Study performed for the project. A Negative
Declaration is recommended for adoption.
There is a reasonable probability that this
project will be consistent with the General
Plan being prepared at this time, due to the
fact that the project is consistent and
compatible with the surrounding current
developments within the specific plan area
and Specific Plan No. 219, Amendment No. 1.
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, due to the fact that the project is
consistent with surrounding developments
and the specific plan.
STAFFRPT\PM25L~18 6
10.
The proposed use complies with State
planning and zoning law, due to the fact that
the project conforms to the current zoning
for the site and to Ordinance No. 0,60,
Schedule A.
The site is suitable to accommodate the
proposed land use in terms of the size and
shape of the lot configurations, access, and
density, due to the fact that the project has
access to public roads and a specific plan will
be implemented with this project.
The design of the subdivision or the
proposed improvements are not likely to cause
substantial environmental damage or
substantially and avoidable injure fish or
wildlife or their habitat as determined in the
initial study.
All lots have acceptable access to existing
and proposed dedicated rights-of-way which
are open to, and are useable by, vehicular
traffic, access is provided from Street "A" of
the specific plan.
The design of the subdivision, the type of
improvements and the resulting street layout
are such that they are not in conflict with
easements for access through or use of the
property within the proposed project as
conditioned. The project will not interfere
with any easements.
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\PM25u, 18 7
STAFF RECOMMENDATION:
The Planning Department Staff recommends that the
Planning Commission:
RECOMMEND ADOPTION of the Negative
Declaration for Vesting Tentative Parcel Map
No. 25418; and
ADOPT Resolution No. 91- recommending
approval of Vesting Tentative Parcel Map No.
25418.
OM:ks
Attachments:
2.
3.
44..
R esol ution
Conditions of Approval
Environmental Assessment
Exhibits:
A. Tentative Parcel Map
B. Vicinity Map
C. Zoning Map
Large Scale Plan
STAFFRPT\PM25418 8
RESOLUTION NO. 91-
A RESOLUTION OF THE PLANNINC COMMISSION OF THE
CITY OF TEMECULA RECOMMENDING APPROVAL OF
VESTING TENTATIVE PARCEL MAP NO. 250,18 TO
SUBDIVIDE A 36.4 ACRE PARCEL INTO 5 COMMERCIAL
PARCELS AND 9 OPEN SPACE PARCELS LOCATED ON
THE NORTHEAST CORNER OF MARGARITA ROAD AND
HIGHWAY 79 AND KNOWN AS ASSESSOR~S PARCEL NO.
926-013-012.
WHEREAS, Bedford Properties filed Vesting Tentative Parcel Map No.
250,18 in accordance with the Riverside County Land Use, Zoning, Planning and
Subdivision Ordinances, which the City has adopted by reference;
WHEREAS, said Tentative Parcel Map application was processed in the
time and manner prescribed by State and local law;
WHEREAS, the Planning Commission considered said Tentative Parcel
Map on March 18, 1991, 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 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
followin9 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\PM25~18 9
Ib)
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 Tentative 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 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 Vesting
Tentative Parcel Map No. 25q18 proposed will
be consistent with the general plan proposal
being considered or studied or which will be
studied within a reasonable time.
Ib)
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.
u,60, no subdivision may be approved unless the following findings are
made:
STAFF R PT\PM25u, 18 10
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 Tract Map will not have a
significant negative impact on the
environment, as determined in the Initial
Study performed for the project. A Negative
Declaration is recommended for adoption.
STAFFRPT\PM25~18 11
b)
c)
d)
e)
f)
g)
h)
There is a reasonable probability that this
project will be consistent with the General
Plan being prepared at this time, due to the
fact that the project is consistent and
compatible with the surrounding develop-
ments within the specific plan area and
Specific Plan No. 219, Amendment No. 1.
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, due to the fact that the project is
consistent with surrounding development and
the specific plan.
The proposed use complies with State
planning and zoning law, due to the fact that
the project conforms to the current zoning
for the site and to Ordinance No. ~,60,
Schedule A.
The site is suitable to accommodate the
proposed land use in terms of the size and
shape of the lot configurations, access, and
density, due to the fact that the project has
access to public roads and a specific plan will
be implemented with this project.
The design of the subdivision or the
proposed improvements are not likely to cause
substantial environmental damage or
substantially and avoidable injure fish or
wildlife or their habitat as determined in the
initial study.
All lots have acceptable access to existing
and proposed dedicated rights-of-way which
are open to, and are useable by, vehicular
traffic, access is provided from Street "A" of
the specific plan.
The design of the subdivision, the type of
improvements and the resulting street layout
are such that they are not in conflict with
easements for access through or use of the
property within the proposed project as
conditioned. The project will not interfere
with any easements.
STAFFR PT\PM25~,18 12
The lawful conditions stated in the project's
Conditions of Approval are deemed necessary
to protect the public health, safety and
general welfare.
j)
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 Tentative
Parcel Map 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 EIR
235 and 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. 25~,18 for the subdivision of a 36.L~ acre parcel
into 5 commercial parcels and 9 open space parcels located on the northeast side of
Margarita Road and Highway 79 and known as Assessor's Parcel No. 926-013-012
subject to the following conditions:
A. Exhibit A, attached hereto.
SECTION
PASSED, APPROVED AND ADOPTED this 18th day of March, 1991.
DENNIS CHINIAEFF
CHAIRMAN
STAFFRPT\PM25~,18 13
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 18th day of March, 1991 by the following vote of the Commission:
AYES:
PLANNING COMMISSIONERS
NOES:
PLANNING COMMISSIONERS
ABSENT:
PLANNING COMMISSIONERS
STAFFRPT\PM25~18
CITY OF TEMECULA
CONDITIONS OF APPROVAL
Vesting Tentative Parcel Map No: 25418
Project Description: 5 Commercial and 9
Open Space
Assessor's Parcel No.: 926-013-012
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 condltionally approved tentative map will expire two years after the
approval date by the City Council, unless extended as provided by Ordinance
460.
The subdivider shall submit one copy of a soils report to the City Engineer
and two copies to the Department of Building and Safety. The report shall
address the soils stability and geological conditions of the site.
Any delinquent property taxes shall be paid prior to recordation of the final
map.
Legal access as required by Ordinance 460 shall be provided from the parcel
map boundary to a City maintained road.
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 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:
a. Be limited to a maximum slope ratio of 2 to 1.
b. Be contour-graded to blend with existing natural contours.
c. Be a part of the downhill lot when within or between individual lots.
STAFFR PT\PM25418 15
10.
11.
12.
13.
15.
All slopes over three (3) feet in height shall be landscaped and irrigated
according to the City Development Code. An erosion control landscaping plan
demonstrating methods of erosion protection for these slopes shall be prepared
by a qualified professional; and shall be submitted to the City Planning
Department for review and approval prior to issuance of grading permits.
The applicant shall comply with the environmental health recommendations
outlined in the County Health Department~s transmittal dated November 13,
1990, 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.
This subdivision shall comply with Specific Plan No. 219, Amendment No. 1.
Lots created by this subdivision shall comply with the following:
Lots created by this subdivision shall be in conformance with the
development standards of Planning Area 1 as provided in Specific Plan
No. 219, Amendment No. 1.
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.
The subdivider and all successors in interest shall comply with the provisions
of Development Agreement No. ~ and Specific Plan No. 219, Amendment No.
1.
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.
16. 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 outdeer lighting systems shall comply with
the California institute of Technology, Palomar Observatory
recommendations.
STAFFR PT\PM25q.18 16
17.
18.
County Slope Stability Report No. 122 was prepared for this property
and is on file at the Planning Department. Specific items of concern in
the report are as follows: Slope Stability.
The developer shall comply with the following parkway landscaping
conditions:
Prior to recordation of the final map the developer shall file an
application with the City for the formation of or annexation to, a
parkway maintenance district for Vesting Tentative Parcel No. 25o,18 in
accordance with the Landscaping and Lighting Act of 1972, unless the
project is within an existing parkway maintenance district.
Prior to the issuance of building permits, the developer shall secure
approval of proposed landscaping and irrigation plans from the City
Engineering and Planning Department. All landscaping and irrigation
plans and specifications shall be prepared in a reproducible format
suitable for permanent filing with the City Engineering Department.
The developer shall post a landscape performance bond which shall be
released concurrently with the release of subdivision performance
bonds, guaranteelng the viability of all landscaping which will be
installed prior to the assumption of the maintenance responsibility by
the district.
The developer, the developer's successors-in-interest or assignees,
shall be responsible for all parkway landscaping maintenance until such
time as maintenance as taken over by the district.
The developer shall comply with the standards and exhibits in Specific
Plan No. 219, Amendment No. 1.
Prior to the issuance of GRADING PERMITS the following conditions shall be
satisfied:
If the project is to be phased, prior to the issuance 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.
STA FFRPT\PM250,18 17
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 approved by the
Director of Building and Safety.
All existing native specimen trees on the subject property shall be
preserved wherever feasible. Where they cannot be preserved they
shall be relocated or replaced with specimen trees shall be noted on
approved landscaping plans.
19o
Driveways shall be designed so as not to exceed a fifteen {15) percent
grade.
Grading plans shall conform to adopted Hillside Development Standards:
All cut and/or fill slopes, or individual combinations thereof, which
exceed ten feet in vertical height shall be modified by an appropriate
combination of a special terracing lbenching) plan, increased slope
ratio {i.e., 3:1), retaining walls, and/or slope planting combined with
irrigation. All driveways shall not exceed a fifteen percent grade.
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.
STAFFRPT\PM25~18 18
20. Prior to the issuance of BUILDING PERMITS the following conditions shall be
satisfied:
The project shall comply with the requirements of Development
Agreement No.
Prior to the issuance of building 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 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-d-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 existing specimen trees and significant rock outcroppings on
the subject property shall be shown on the projectis grading
plans and shall note those to be removed, relocated and/or
retained.
STAFF R PT\PM251~ 18
19
21.
22.
10.
All trees shall be minimum double staked. Weaker and/or slow
growing trees shall be steel staked.
Prior to the issuance of building permits for Lots 1-5, a plot plan shall
be submitted to the Planning Department pursuant to Section 18.30 of
Ordinance No. 3O,8 accompanied by all applicable filing fees, as a plot
plan that is subject to the California Environmental Quality Act and is
transmitted to governmental agencies other than the City Planning
Department. The plot plan shall ensure the conformance of the final
site development with the Design Guidelines of Specific Plan No. 219,
Amendment No. 1.
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 Vesting
Tentative Parcel Map No. 25O,18, which action is brought within the time period
provided for in California Government Code Section 66O,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 Government Code
Section 66o,62 at such time as the City acquires the property interests
required forthe 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.
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
STAFFRPT\PM25O,18 20
25.
26.
27,
28.
29.
30.
31.
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.
All utilities, except electrical lines rated 33kv or greater, shall be installed
underground.
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.
No lot 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 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.
Every owner of a lot shall own as an appurtenance to such 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.
Maintenance for all landscaped and open areas, including parkways, shall be
provided for in the CCF, R~s.
Within forty-eight (48) hours of the approval of the project, the
applicant/developer shall deliver to the Planning Department a cashiers check
or money order payable to the County Clerk in the amount of One Thousand,
Two Hundred, Seventy-Five Dollars ($1,275.00), which includes the One
Thousand, Two Hundred, Fifty Dollars ($1,250.00) fee in compliance with AB
3158, required by Fish and Game Code Section 711. u,( d ) ( 2 ) plus the Twenty-
Five Dollar ($25.00) County administrative fee to enable the City to file the
Notice of Determination required under Public Resources Code Section 21152
and 10, Cal. Code of Regulations 15075. If within such forty-eight (48) hour
period the applicant/developer has not delivered to the Planning Department
the check required above, the approval for the project granted herein shall
be void by reason of failure of condition, Fish and Game Code Section
STAFFRPT\PM25~,18
21
711.4(c).
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.
33.
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:
As deemed necessary by the City Engineer or his representative 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;
CalTrans; and
Parks and Recreation Department.
35.
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.
36.
Margarita Road shall be improved with u,3 feet of half street improvement plus
one 18~ lane within a 55~ dedicated right-d-way in accordance with County
Standard No. 100 ( 110'/86~ ).
37.
In the event that full improvements of De Portola Road and Street "A" are not
constructed by Assessment District 159 prior to the final map recordation, the
developer shall construct or bond for the improvements to provide for one-half
street improvements plus one 12 foot lane per Riverside County Standard No.
101 {101~/76~ ). The improvements shall be constructed prior to occupancy.
STA F F R PT\PM25~ 18 22
38.
39.
u, 1.
u,.2.
,q.3.
u,u,.
u..5.
In the event that full improvements for Meadows Parkway are not constructed
by Assessment District 159 prior to the final map recordation, the developer
shall construct or bond for the improvements to provide for one-half street
improvements plus one 18 foot lane per Riverside County Standard No. 100
{110V 86~ ). The improvements shall be constructed prior to occupancy.
In the event that full improvements for Highway 79 are not constructed by
Assessment District 159 prior to the final map recordation, the developer shall
construct or bond for the improvements to provide for one-half street
improvements per CalTrans Standard ( 1 u,2~ / 110~ ). The improvements shall be
constructed prior to occupancy. Curb and Cutter shall also be constructed
per CalTrans standard for 8-inch curb face.
Vehicular access shall be restricted on Highway 79, Meadows Parkway, Street
"A", De Portola Road, and Margarita Road, and so noted on the final map with
the exception of public street and driveway intersections as approved by the
City Engineer and as is shown on the tentative map, One access shall be
allowed on Highay 79 subject to CalTrans approval. One access shall be
allowed on Margarlta Road subject to the approval of the City Engineer.
Corner property line cut off shall be required per Riverside County Standard
No. 805.
Private drainage easements for cross-lot drainage shall be required and shall
be delineated or noticed on the final map.
Easements for sidewalks for public uses shall be dedicated to the City where
sidewalks meander through private property.
An easement for a joint use driveway shall be provided prior to approval of the
Final Map or issuance of building permits, whichever occurs first.
Easements, when required for roadway slopes, landscape easements, drainage
facilities, utilities, etc., shall be shown on the final map if they are located
within the land division boundary. All offers of dedication and conveyances
shall be submitted and recorded as directed by the City Engineer.
A declaration of Covenants, Conditions and Restrictions (CCF, R's) shall be
prepared by the developer and submitted to the Director of Planning, City
Engineer and City Attorney. The CCF, RIs 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.
STAFFRPT\PM25~18 23
47.
The CC&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 CCSR's and Articles of Incorporation of the Property Owner's
Association are subject to the approval of the Plannin9 and Engineerin9
Divisions and the City Attorney. They shall be recorded concurrent
with the final map. A recorded copy shall be provided to the City.
The CCBR'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 CC&R's shall provide that if the property is not maintained in the
condition required by the CCI;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.
The declaration shall contain language prohibiting further
subdivision of any lots, whether they are lettered lots or
numbered lots.
ii.
All parkways, open areas, and landscaping shall be permanently
maintained by homeowner's association or other means acceptable
to the City. Such proof of this maintenance shall be submitted
to the Planning and Engineering Divisions prior to issuance of
building permits.
iii.
Reciprocal access easements and maintenance agreements
ensuring access to all parcels and joint maintenance of all roads,
drives or parking areas shall be provided by CCSR's or by deeds
and shall be recorded concurrent with the map or prior to the
issuance of building permit where no map is involved.
The developer, or the developer's successor, shall execute a current Public
Facilities Agreement with the City of Temecula which provides for the payment
of the sum of money per residential unit then established by Resolution of the
City Council, prior to the issuance of any building permits for any individual
lots.
STAFFRPT\PM25q18 24
48.
49.
50.
51.
52.
53.
54.
55.
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, medians, sidewalks, drive approaches, street lights,
signing, striping, traffic signal systems, and other traffic control
devices as appropriate.
b. Storm drain facilities.
c. Landscaping Istreet and parks).
d. Sewer and domestic water systems.
e. All trails, as required by the City's Master Plans.
f. Undergrounding of existing and proposed utility distribution lines.
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. 0,61 and as approved by the
City Engineer.
Prior to recordatlon 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.
Street names shall be subject to the approval of the City Engineering
Department.
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.
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.
56. A minimum centerline street grade shall be 0.50 percent.
STAFFRPT\PM250,18 25
57.
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.
A geological report shall be prepared by a qualified engineer or geologist and
submitted at the time of application for grading plan check.
59.
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 s~te.
60.
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.
61.
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."
62.
A copy of the improvement plans, grading plans and final map, along with
supporting hydrologic and hydraulic calculations should be submitted to the
Riverside County Flood Control District and the City of Temecula Engineering
Department for review.
63.
Adequate provisions shall be made for acceptance and disposal of surface
drainage entering the property from adjacent areas.
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.
65.
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:
66.
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 Englneer~s Office.
67.
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.
STAFFRPT\PM25~t18 26
68.
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.
69.
A permit shall be required from CalTrans for any work within the following
right-d-way:
Hiqhway 79
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 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.
71.
Grading of the subject property shall be in accordance with the Uniform
Building Code, City Grading Standards and accepted grading practices. The
final grading plan shall be in substantial conformance with the approved rough
grading plan.
PRIOR TO ISSUANCE OF CERTIFICATES OF OCCUPANCY:
72.
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. Secondary access shall be
provided for any phasing as specified and approved by the City Engineer.
73.
Existing city roads requiring construction shall remain open to traffic at all
times with adequate detours during construction.
Asphaltic emulsion {fog seal ) shall be applied not less than 10, 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.
75.
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\PM250,18 27
Transportation Enqineering
PRIOR TO RECORDATION OF THE FINAL MAP:
76.
A signing and striping plan shall be designed by a registered Civil Engineer
and approved by the City Engineer for Street "A", De Portola Road, Meadows
Parkway, State Route 79, and Margarita Road. These and shall be included
in the street improvement plans.
77.
Prior to designing any of the above plans, contact Transportation Engineering
for the design requirements.
PRIOR TO THE ISSUANCE OF ANY ENCROACHMENT PERMITS:
78.
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.
PRIOR TO THE ISSUANCE OF OCCUPANCY PERMITS:
79.
All signing and striping shall be installed per the approved signing and
striping plan.
80.
Plans for a traffic signal shall be designed by a registered Civil Engineer and
approved by the City Engineer for the intersection of Margarita Road with De
Portola Road and Meadows Parkway with Street "A" . All traffic signals shall
be installed and operational per the special provisions and the approved
traffic signal plan. Prior to designing any traffic signal plans, contact
Transportation Engineering for the design requirements.
Department of Buildinq ~, Safety
81.
Submit approved Tentative Parcel Map to the Department of Building and
Safety for addressing and street name review.
82. Obtain clearances from Land Use from Building and Safety Departments.
83.
School fees shall be paid to Temecula Unified School District prior to permit
issuances.
Lighting on site and located on structures shall comply with Mount Palomar
Lighting Ordinance No. 655.
STAFFRPT\PM25u, 18 28
CITY OF TEMECULA
PLANNING DEPARTMENT
INITIAL ENVIRONMENTAL STUDY
Backqround
1. Name of Proponent:
2. Address and Phone
Number of Proponent:
4.
5.
6.
Date of Environmental
Assessment:
Agency Requiring
Assessment:
Name of Proposal,
if applicable:
Location of Proposal:
Bedford Properties
28765 Single Oak Drive, Suite 200
Temecula, CA 92390
(714) 676-7290
February 13, 1991
CITY OF TEMECULA
Tentative Parcel Map No. 25418
Northeast of HiqhwaV 79 and
Marqarita Road.
I I. Project Description
Tentative Parcel Map No. 25418 proposes to subdivide the subject 36.4 acre site,
which is within Planning Area 1 of Specific Plan No. 219, Amendment No. 1, into 5
commercial lots and 9 open space lots.
III. Discussion of the Environmental Evaluation
The following environmental impacts associated with Specific Plan No. 219 are
insignificant in that the design of the project as proposed includes the necessary
mitigation measures which have been adopted within EIR 235:
Water and Sewer:
The project will have an average daily consumption
of domestic water of 1,683,300 gallons at 300
9allons/d.u./day. The project will generation
between 1.81 and 3.08 million gallons per day of
sewage flow. Onsite wastewater collection facilities
will be constructed to tie into Eastern Municipal
Water District's master planned facilities being
constructed through the Rancho Villages
Assessment District. Construction of all structures
within the project will conform to state laws
requiring water efficient plumbing fixtures.
STAFFRPT\PM25418 29
B. Utilities:
Enerqy Resources:
Parks and Recreation:
Gas, electricity, and telephone service will be
provided by respective purveyors of the service.
Lines for electrical and telephone services, and
mains for natural gas are located along the project
boundaries.
The project will increase consumption of energy for
motor vehicle movement, space and water heating,
air conditioning, use of home appliances, and
operation of construction equipment. The project
will adhere to State Code Title 20, energy
conservation standards and will employ site design,
when possible, for additional energy conservation.
Non vehicular pathways are included within, and
adjacent to, the project site. Commercial and
employment centers are in proximity to the project
site.
Project residents will create a demand for
parks and recreation facilities, and for open space.
The project design provides 2u,2+/- acres of
recreation areas, parkway greenbelts, and paseo
open space.
The following environmental impacts associated with Specific Plan No. 219 are
potentially significant, but will be avoided or substantially lessened by the identified
mitigation measures which have been adopted within EIR 235:
A. Seismic Safety
1. Impact:
Although faults have been previously mapped on-
site, they have been determined to be inactive and
the risk of ground rupture due to faulting on the
project is considered nil. Liquefaction potential
exists along the entire flat alluviated area of
Temecula Creek within the southern site boundary.
2. Mitiqation:
During site development, additional geologic
evaluation shall be continued in order to verify the
extent and relative age of fault activity. Mitigation
of the liquefaction potential within the southern
portion of the site will occur as a result of project
development, which will lower artificially high
groundwater levels by removal of recharge ponds,
as well as increase overburden as a result of site
grading.
STAFFRPT\PM25/~18 30
Slopes and Erosion
1. Impact:
The Meadows Specific Plan will unavoidably alter
some of the existing landforms. Owing to the
general granular nature of graded slopes, a
moderate to severe erosion potential exists if slopes
are unprotected. Removal and recompaction of
portions of alluvial/colluvial soils within fill areas
and shallow cut areas will be necessary.
2. Mitiqation:
Flooding
1. Impact:
2. Mitiqation:
Temporary groundcover shall be provided to
prevent erosion during the construction phase.
Permanent vegetation shall be planted as soon as
possible after grading. Specific requirements for
alluvial/colluvial soils removal shall be developed
during tentative map studies and incorporated into
project grading. The three small possible landslide
areas shall be investigated during design level
studies and all mitigation measures identified as a
result of that investigation will be incorporated into
future development approvals. Remedial grading
recommendations to provide for the long term
stability will be provided based upon a finalized
grading design.
Development of the Vail Meadows Specific Plan will
alter the existing drainage patterns and will
increase runoff to Temecula Creek and, to a lesser
extent, Murrieta Creek.
A master drainage plan has been developed to
respond to the hydrological constraints of the site.
A more in-depth assessment of the Temecula
floodplain shall be conducted during the final
design and preparation of the tentative tract maps,
and all mitigation measures identified as a result of
that assessment will be incorporated into future
development approvals. Erosion control devices
shall be utilized in hillside development areas to
mitigate the effect of increased runoff at points of
discharge. If required, the project applicant will
contribute Drainage Improvement Fees as
appropriate.
STAFF R PT\PM25u,18 31
2. Mitigation:
Circulation
1. Impact:
2. Mitigation:
Fire Protection
1. impact:
2. Mitiqation:
Sheriff
1. Impact:
2. Mitiqation:
Schools
1. Impact:
2. Mitiqation:
Prior to the approval of any additional implementing
processes, the applicant/developer will meet with
the County Historical Commission to determine
appropriate measures to mitigate potential impacts
to archaeological/historical sites; all mitigation
measures identified as a result of the meeting{s) will
be incorporated into future development approvals.
The Vail Meadows Specific Plan is anticipated to
generate L17,600 vehicle trips per day at project
completion. Approximately u,0,000 of these trips
would be external to the site.
Construction of the proposed circulation network
will adequately service future on-site traffic
volumes. Off-site improvements will be constructed
as required by the County Road Department and
CalTrans.
The project site would be subject to Category II
urban development requirements with regard to fire
protection services.
The project site will be served by a proposed fire
station, to be constructed near Highway 79. The
developer will pay mitigation fees as required by the
Board of Supervisors.
Project residents will impose increased demands on
law enforcement and sheriff services.
Project design will incorporate appropriate lighting,
site design, security hardware and such design
features as will promote optimal security. The
developer will pay mitigation fees as required by the
Board of Supervisors.
The project will generate an estimated 3,109
students in grades K-8 and 1,187 students in
grades 9-12, impacting the Temecula Union School
District.
The project has designated four elementary school
sites and one junior high school site. The developer
will pay school mitigation fees as required.
STAFFRPT\PM25q.18 33
Noise
1. Impact:
2. Mitiqation:
Water Quality
1. Impact:
2. Mitigation:
Wildlife/Veqetation
1. Impact:
2. Mitiqation:
Historic and Prehistoric
1. Impact:
Noise generated from the project will derive from
two sources, construction and vehicular traffic, but
is not anticipated to result in unacceptable noise
levels to existing or proposed off-site uses. Onsite
areas adjacent to high volume roadways may be
subject to noise impacts.
A noise analysis shall be required in planning areas
adjacent to high volume perimeter roads. If
indicated, noise attenuation will be incorporated
into project design.
Implementation of the project will alter the
composition of surface runoff by grading the site
surfaces; by construction of impervious streets,
rods and parking facilities; and by the irrigation of
landscaped areas. Runoff conveyed to Temecula
and Murrieta Creeks will contain minor amounts of
poll utants.
The project will employ erosion control devices
during grading, such as temporary betins,
culverts, sand bagging or alesilting basins. Urban
runoff will be mitigated through implementation of a
street cleaning program.
As a consequence of grassland and coastal sage
scrub vegetation removal, existing wildlife will
either be destroyed or displaced. Impacts upon
habitat containing a population of the Stephens
Kangaroo Rat will result.
The project applicant will participate in any in-place
County program which provides for off-site
mitigation of impacts to the Stephens Kangaroo Rat,
or enter into a Memorandum of Understanding wit
the California Department of Fish and Game.
Sites
Without proper mitigation, implementation of the Vail
Meadows Specific Plan could potentially destroy
archaeological/historical sites on the property.
STAFF R PT\PM25q18 32
Solid Waste
1. Impact:
2. Miti.qation:
Libraries
1. impact:
2. Mitiqation:
Project residents, estimated at lu,,587, will generate
approximately 58 tons per day of solid waste,
incrementally shortening the life of County landfill
sites.
The County Solid Waste Management Plan includes
programs for reducing the quantity of wastes being
landfilled, including source reduction and business
and residential separation of recoverables. These
programs may be implemented by project residents
and businesses.
The project's population will increase demand for
library facilities and services.
The developer will pay library mitigation fees as
required by the Board of Supervisors.
The following environmental impact associated with Specific Plan No. 219 cannot be
fully mitigated and a statement of overriding findings has been adopted within EIR
235:
Air Quality
1. impact:
At project build-out, daily motor vehicle emissions
for the project will total approximately 7,75u,
Ibs/day. Power plant emissions for electrical
energy consumed on-site will total 175 Ibs/day.
Natural gas emissions for project consumption will
total 163.6 Ibs per day. Approximately 100 Ibs of
dust per acre will be generated each day of
construction in addition to an undetermined amount
of motor emissions during site preparation an
construction.
2. Mitiqation:
Because most of the project-related air pollution
emissions are generated by automobiles, effective
mitigation is limited. On-site provisions for
schools, shopping, and recreation has been
incorporated into project design. Sufflcientacreage
has been zoned for industrial use in the Rancho
California/Temecula area to provide employment
opportunities. project design includes acirculation
plan designed for efficient and direct traffic flows
and alternative transit modes including pedestrian,
bicycle, and equestrian trails. The Rancho Villages
Policy Plan, to which this project is subject,
requires pedestrian and bus stop facilities for
STAFFRPT\PM25~18
commercial areas. These requirements will be
implemented at the development application stage.
Particulate matter and other pollutants generated
during grading and construction will be reduced
through compliance with County Ordinance No. ~,57
which specifies watering during construction, and
planting of ground cover.
IV. Conclusion
The Riverside County Board of Supervisors certified Environmental Impact Report
{El R) No. 230 in conjunction with the approval of Specific Plan No. 219 and Change
of Zone No. 510,0. The EIR included mitigation measures to reduce environmental
impacts to levels of insignificance. The Board of Supervisors also adopted
statements of overriding considerations for the air quality impacts. Tentative Parcel
Map No. 250,18 proposes a commercial subdivision that is consistent with the
guidelines and requirements of Planning Area 1 of Specific Plan No. 219, Amendment
No. 1; and will not result in impacts to the environment. The Conditions of Approval
are adequate to mitigate any potential significant impacts to levels of insignificance.
Pursuant to the California Environmental Quality Act and Condition of Approval No.
12 of Specific Plan No. 219, this initial Study has been prepared to demonstrate that
the proposed Tentative Parcel Map will not result in new or substantially increased
significant impacts, that there have been no changes in the circumstance
surrounding the project that would require important revisions to the El R 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.
ST A FF R PT\PM250, 18 35
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, which were adopted for El R 235
and in the Conditions of Approval have been added to the project.
A NEGATIVE DECLARATION WILL BE PREPARED.
X
,f,nd the proposed project MAY he~e a s,g.,,,ca.t e;~T
the environment, and an ENVIRONMENTAL IMPACTis
required.
February 13, 1991
Date
(~tiver Muj S PI
For CITY OiTEMECULy
STAFFRPT\PM25~,18 36
"--~,,,,_/
/
/
/
/ \,
/ \
ITEM #8
TO:
FROM:
DATE:
SUBJECT:
MEMORANDUM
Planning Commission
Oliver Mujica, Senior
March 18, 1991
PIBnner~
Case No.: Vesting Tentative Tract Map No. 2u,182,
Revision No. 1
Vesting Tentative Tract Map No. 24182, Revision No. 1, was scheduled for the
Planning Commission meeting of January 28, 1991; and the Public Hearing Notices
were sent to the surrounding property owners.
On March 1 1991, the applicant submitted a letter to the Planning Department
requesting a continuance "Off-Calendar" in order to address development concerns.
it should be noted that Public Hearing Notices will be sent to the surrounding
property owners advising them of the rescheduled meeting.
R ECOMMEN DAT I ON:
The Planning Department Staff recommends that the
Planning Commission CONTINUE Vesting Tentative Tract
Map No. 2u, 182, Revision No. 1, "Off-Calendar".
OM:ks
STAFFRPT\TM2~,182
ITEM IS
STAFF REPORT - PLANNING
CITY OF TEMECULA
PLANNING COMMISSION
March 18, 1991
Case No.: Vesting Tentative Tract Map No. 2u,183
Prepared By: Oliver Mujica
Recommendation: 1.
RECOMMEND ADOPTION of Negative
Declaration for Vesting
Tentative Tract Map No. 2~,183; and
ADOPT Resolution No. 91-
recommending approval of Vesting
Tentative Tract Map No. 2~,183.
APPLICATION INFORMATION
APPLICANT:
Bedford Properties
REPRESENTATIVE:
Robert Bein, William Frost and Associates
PROPOSAL:
Subdivide ~,8.8 acres into 155 single family
residential lots; 3 open space lots; and 1 park site
within Planning Area No. 5 of Specific Plan No. 219,
Amendment No. 1.
LOCAT ION:
Southeast corner of De Portola Road and Meadows
Parkway.
EXISTING ZONING:
Specific Plan No. 219 (Meadows)
SURROUNDING ZONING:
North: Planning Area No. 9
South: Planning Areas 2 {Very High Density
Residential ) and 3 ( Medium High
Density Residential ).
East: Planning Area No. 3 (Medium High
Density Residential )
West: Planning Area No. 6 ( Very High Density
Residential )
PROPOSED ZONING:
Amendment No. 1
EXISTING LAND USE:
Vacant
STAFFRPT\VTM24183 1
PROJECT STATISTICS:
BACKGROUND:
Total Land Area:
No. of Proposed Lots:
Proposed Density:
Specific Plan Density:
Min. Residential Lot Size:
Useable Open Space Area:
(Lot 156)
0,8.8 acres
155 single family, 3
open space, 1 park
0,.37 DU/ac
0,.37 DU/ac
5,095 sq.ft.
1.60 acres
On September 6, 1988, the Riverside County Board
of Supervisors adopted Resolution No. 88-u,70
approving Specific Plan No. 219 (Meadows). The
Meadows provided a total of 5,611 dwelling units on
1,036 acres. In addition, the Board of Supervisors
certified Environmental Impact Report No. 235 for
Specific Plan No. 219 as an accurate and objective
statement that complies with the California
Enviromental Quality Act ( CEQA ). Furthermore, a
statement of overriding findings was made for the
air quality impacts.
On October 12, 1989, the applicant filed Change of
Zone No. 5621 and SPecific Plan No. 219,
Amendment No. 1 to the Riverside County Planning
Department, which proposes to amend the
boundaries and land use designations of Planning
Areas 1,2,5 and 6 of Specific Plan No. 219.
Specific Plan No. 219, Amendment No. 1 is being
processed concurrently with Vesting Tentative
Tract Map No. 20,183.
On November 15, 1989, the applicant filed Vesting
Tentative Tract Map No. 20,183 to the Riverside
County Planning Department, which proposed to
subdivide the subject 0,8.8 acre site into 155 single
family residential lots; 3 open space lots; and 1 park
site.
The project was reviewed by the Riverside County
Land Division Committee (LDC) on December 11,
1989; February 26, 1990; and April 2, 1990. During
these meetings the LDC indicated that Specific Plan
Noo219, Amendment No. 1 must be adopted prior to
the approval of the tentative map.
Subsequently, this project was transferred to the
City of Temecula on April 23, 1990.
STAFF R PT\VTM20,183 2
PROJECT DESCRIPTION:
ANALYSIS:
On November 15, 1990, this project was reviewed by
the Preliminary Development Review Committee
(Pre-DRC) in order to informally evaluate the
project and address any possible concerns, as well
as suggesting possible modifications. The comments
by the Pre-DRC included the following:
2.
3.
4.
Park Site Considerations
Public Improvements
Storm Drain System
Drainage
Subsequent to the Pre-DRC meeting, Staff met with
the applicant to discuss the required supplemental
material in order to address the Pre-DRC's
COnCernS.
On February 27, 1991, Vesting Tentative Tract Map
No. 24183 was reviewed by the Formal Development
Review Committee; and, it was determined that the
project, as designed, can be adequately conditioned
to mitigate the DRC~s concerns. The DRC has
forwarded a recommendation of approval subject to
conditions.
As noted above, Vesting Tentative Tract Map No.
24183 proposes to subdivide the subject 48.8 acre
parcel into 155 single family residential lots; 3 open
space lots; and 1 park site.
The proposed subdivision has been designed in
accordance with the standards of Specific Plan No.
219, Amendment No. 1.
Traffic Impacts
The transportation Engineering Staff has reviewed
this project; and determined that the proposed
project is consistent with the traffic mitigation
measures of EIR 235 adopted for Specific Plan No.
219. Thus, the project has been conditioned
accordingly.
Access and Circulation
Access to the proposed subdivision is provided
from proposed Street "A" and Meadows Parkway.
The proposed access points are consistent with the
STAFFRPT\VTM24183 3
circulation plan of Specific Plan No. 219,
Amendment No. 1 (see Figure 4, Page 22; and
Figure 15E, Page 91 of Specific Plan Text).
Gradinq and Landform Alteration
While substantial grading and recontourin9 of this
site, which includes 635,000 c.y. of excavation and
450,000 c.y. of fill will occur in the immediate area,
the overall plan is intended to promote preservation
of site topography. The terraced landform creates
view lots within the proposed subdivision, in which
the slopes range from 5 to 30 feet in height. It
should be noted that a recommended Condition of
Approval has been included to require that all
slopes over five (5') feet in height shall be
landscaped immediately upon the completion of
grading and shall be maintained by the homeowners
association.
General Landscape Requirements
Pursuant to Specific Plan No. 219, Amendment No.
1 (see Landscape Design Guidelines and Community
Elements, Pages 223-295), all areas required to be
landscaped shall be planted with turf, ground
cover, shrub or tree materials selected from the
plant palette contained in the guidelines.
Planting shall commence as soon as slopes are
completed on any portion of the site and shall
provide for rapid short-term coverage of the slope
as well as long-term establishment cover per City
standards. The developer shall provide a landscape
bond to the City at the time that the landscape plan
is approved. The bond is to guarantee the
installation of interim erosion control planting in the
event that the grading operation is performed and
building construction does not commence within
ninety {90) days.
The owners of parcels which require landscape
development shall assess any existing common
landscape areas adjoining their property. Where
feasible, landscape development shall reinforce or
be compatible with such existing common area
setting.
Cut slopes equal to or greater than five |5') feet in
vertical height and fill slopes equal to or greater
STAFFRPT\VTM24183 4
than three {3') feet in vertical height shall be
planted with a ground cover to protect the slope
from erosion and instability. Slopes exceeding
fifteen (15') in vertical height shall be planted with
shrubs, spaced not more than ten {10') feet on
center or trees spaced not to exceed twenty
feet on center or a combination of shrubs and trees
at equivalent spacings, in addition to the ground
Cover,
The plants selected and planting methods shall be
suitable for the soil and climatic conditions. Refer
to the plant materials palette for the list of
community wide slope stabilization plants.
The Planning Department Staff has included a
Condition of Approval requiring that a final
landscaping plan for lots 157-159 {open space) must
be submitted for approval by the Planning
Department prior to the issuance of building
permits.
Land Use
The project site is located within Planning Area 5 of
Specific Plan No. 219, Amendment No. 1, which is
designated as Medium High Density Residential and
allows a maximum of 155 dwelling units. Therefore,
Vesting Tentative Tract Map No. 2~,183 is consistent
with the specific plan, due to the fact that 155
residential lots are proposed. I n addition,
according to the development standards, as
proposed in Amendment No. 1, Planninf Area 5
permits minimum lot size of ~,000 square feet, in
which the proposal provides a minimum lot size of
5,095 square feet. Thus consistent with the
Specific Plan.
Useable Open Space
A 1.60 acre private park site (Lot 156) is proposed
and is centrally located to provide recreational open
space for the residents within the subject tract.
The Planning Department Staff has included a
Condition of Approval requiring that a plot plan
application must be submitted for Planning
Department approval prior to the issuance of
building permits.
STAFFRPT\VTM24183 5
SPECIFIC PLAN AND
GENERAL PLAN
CONSISTENCY:
ENVIRONMENTAL
DETERMINATION:
The proposed project is consistent with the Land
Use Designation of Specific Plan No. 219.
Amendment No. 1 (Planning Area 5 ~ Medium High
Density Residential). In addition. Staff has
determined it probable that this project will be
consistent with the new General Plan when it is
adopted.
Pursuant to Condition Of Approval No. 12 of
Specific Plan No. 219.an Initial Study was
performed for this project which determined that
although the proposed project could have a
significant effect on the environment. no significant
impact would result to the natural or built
environment in the City because the mitigation
measures described in EIR 235 and in the Conditions
of Approval have been added to the project. and a
Negative Declaration has been recommended for
adoption.
In order to ensure the implementation of the
mitigation measures adopted through the California
Environmental Quality Act ( CEQA ) process. which
in this case is the Negative Declaration per the
Environmental Assessment and EIR 235. the
Planning Department Staff has included the
following Condition (See Condition No. 33) within
the recommended Conditions of Approval:
"Prior to the issuance of grading permits
and/or building permit. the developer or his
successoris interest shall submit a mitigation
monitoring program to the Planning
Department for approval. which shall
describe how compliance with required
mitigation measures will be met and the
appropriate monitoring timing of the
mitigation."
In addition. pursuant to the requirements of
Assembly Bill 3158 | Chapter 1706) which authorizes
the charging of certain fees for the filing of
Negative Declarations which provide funding for the
Department of Fish and Game. the Planning
Department Staff has included the following
Condition (See Condition No. 32) within the
recommended Conditions of Approval:
STAFF R PT\VTM20,183 6
FINDINGS:
"Within forty-eight (48) hours of the
approval of the project, the
applicant/developer shall deliver to the
Planning Department a cashiers check or
money order payable to the County Clerk in
the amount of One Thousand, Two Hundred,
Seventy-Five Dollars ($1,275.00), which
includes the One Thousand, Two Hundred,
Fifty Dollars ($1,250.00) fee, in compliance
with AB 3158, required by Fish and Game
Code Section 711.4(d)~2) plus the Twenty-
Five Dollar ($25.00) County administrative
fee to enable the City to file the Notice of
Determination required under Public
Resources Code Section 21152 and 14 Cal.
Code of Regulations 15075. If within such
forty-eight (48) hour period the
applicant/developer has not delivered to the
Planning Department the check required
above, the approval for the project granted
herein shall be void by reason of failure of
condition, Fish and Game Code Section
711.4(c)."
The proposed Tract Map will not have a
significant negative impact on the
environment, as determined in the Initial
Study performed for the project. A Negative
Declaration is recommended for adoption.
There is a reasonable probability that this
project will be consistent with the General
Plan being prepared at this time, due to the
fact that the project is consistent with the
surrounding developments within the Specific
Plan Area and Specific Plan No. 219,
Amendment No. 1..
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, due to the fact that the project is
consistent with surrounding developments.
The proposed use complies with State
planning and Zoning law, due to the fact that
the project conforms to the current zoning
for the site and to Ordinance No. 460,
Schedule A.
STAFFRPT\VTM24183 7
10.
11.
The site is suitable to accommodate the
proposed land use in terms of the size and
shape of the lot configurations, access, and
density due to the fact that the project has
access to public roads and a specific plan will
be implemented with this project.
The design of the subdivision or the
proposed improvements are not likely to cause
substantial environmental damage or
substantially avoidable injury to fish or
wildlife or their habitat as determined in the
Initial Study.
The design of the subdivision is consistent
with the State Map Act in regard to future
passive energy control opportunities due to
the fact that the lots are large enough to
provide sufficient southern exposure.
All lots have access to existing and proposed
dedicated rights-d-way which are open to,
and are useable by, vehicular traffic, access
is provide from Street "A" of the specific
plan.
The design of the subdivision, the type of
improvements and the resulting street layout
are such that they are not in conflict with
easements for access through or use of the
property within the proposed project as
conditioned. The project will not interfere
with any easements.
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\VTM24183 8
STAFF RECOMMENDATION:
The Planning department Staff recommends that the
Planning Commission:
RECOMMEND ADOPTION of the Negative
Declaration for Vesting Tentative Tract Map
No. 2~,183; and
ADOPT Resolution No. 91- recommending
approval of Vesting Tentative Tract Map No.
24183.
OM:mb
Attachments:
1. Resolution
2. Conditions of Approval
3. Environmental Assessment
Exhibits:
A. Tentative Tract Map
B. Vicinity Map
C. Zoning Map
5. Large Scale Plan
STAFFRPT\VTM24183 9
RESOLUTION NO. 91-
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF TEMECULA RECOMMENDING APPROVAL OF
VESTING TENTATIVE TRACT MAP NO. 2u,183 TO
SUBDIVIDE A ~,8.8 ACRE PARCEL INTO 155 SINGLE
FAMILY RESIDENTIAL LOTS, 3 OPEN SPACE LOTS, AND
1 PARK SITE LOCATED ON THE SOUTHEAST CORNER OF
DE PORTOLA ROAD AND MEADOWS PARKWAY AND
KNOWN AS ASSESSOR~S PARCEL NO. 923-230-002
(PORTION)
WHEREAS, Bedford Properties filed Vesting Tentative Tract Map No.
2u,183 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 on March 18, 1991, 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;
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
STAFFRPT\VTM24183 10
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 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 Vesting
Tentative Tract Map No. 20,183 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\VTM2~,183 11
D. {1 ) Pursuant to Section 7.1 of County Ordinance No.
0,60, 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 Tract Map will not have a
significant negative impact on the
environment, as determined in the Initial
STAFFRPT\VTM24183 12
b)
c)
d)
e)
f)
g)
h)
Study performed for the project. A Negative
Declaration is recommended for adoption.
There is a reasonable probability that this
project will be consistent with the General
Plan being prepared at this time, due to the
fact that the project is consistent with the
surrounding developments within the Specific
Plan Area and Specific Plan No. 219,
Amendment No. 1.
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, due to the fact that the project is
consistent with surrounding developments.
The proposed use complies with State
planning and Zoning law, due to the fact that
the project conforms to the current zoning
for the site and to Ordinance No. ~60,
Schedule A.
The site is suitable to accommodate the
proposed land use in terms of the size and
shape of the lot configurations, access, and
density due to the fact that the project has
access to public roads and a specific plan will
be implemented with this project.
The design of the subdivision or the
proposed improvements are not likely to cause
substantial environmental damage or
substantially avoidable injury to fish or
wildlife or their habitat as determined in the
Initial Study.
The design of the subdivision is consistent
with the State Map Act in regard to future
passive energy control opportunities due to
the fact that the lots are large enough to
provide sufficient southern exposure.
All lots have access to existing and proposed
dedicated rights-of-way which are open to,
and are useable by, vehicular traffic, access
is provide from Street "A" of the specific
plan.
STA FFRPT\VTM20,183 13
i)
The design of the subdivision, the type of
improvements and the resulting street layout
are such that they are not in conflict with
easements for access through or use of the
property within the proposed project as
conditioned. The project will not interfere
with any easements.
j)
The lawful conditions stated in the project's
Conditions of Approval are deemed necessary
to protect the public health, safety and
general welfare.
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 Tentative
Tract Map 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 EIR
235 and 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 Vesting Tentative Tract Map No. 20,183 for the subdivision of a 0,8.8 acre
parcel into 155 single family residential lots; 3 open space lots; and 1 park site
located on the southeast corner of De Portola Road and Meadows Parkway and known
as Assessoris Parcel No. 923-230-002 | portion ) subject to the following conditions:
A. Exhibit A, attached hereto.
PASSED, APPROVED AND ADOPTED this 18th day of March, 1991
DENNIS CHINIAEFF
CHAIRMAN
STAFFRPT\VTM24183
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 18th day of March, 1991 by the following vote of the Commission:
AYES:
PLANNING COMMISSIONERS
NOES:
PLANNING COMMISSIONERS
ABSENT:
PLANNING COMMISSIONERS
STAFFRPT\VTM24183 15
CITY OF TEMECULA
CONDITIONS OF APPROVAL
Vesting Tentative Tract Map No: 2~,183
Project Description: 155 Sinqle Family
Residential; 3 Open Space; and I Park
Assessor's Parcel No.: 923-023-002
Planninq Department
The tentative subdivision shall comply with the State of California Subdivision
Map Act and to all the requirements of Ordinance u,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 tentative map will expire two years after the
approval date by the City Council, unless extended as provided by Ordinance
u,60.
The subdivider shall submit one copy of a soils report to the City Engineer
and two copies to the Department of Building and Safety. The report shall
address the soils stability and geological conditions of the site.
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.
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 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:
a. Be limited to a maximum slope ratio of 2 to 1.
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. An erosion control landscaping plan
STAFFRPT\VTM20,183 16
10.
11.
12.
demonstrating methods of erosion protection for these slopes shall be prepared
by a qualified professional; and shall be submitted to the City Planning
Department for review and approval prior to issuance of grading permits.
The applicant shall comply with the environmental health recommendations
outlined in the County Health Department~s transmittal dated November 13,
1990, 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.
This subdivision shall comply with Specific Plan No. 219, Amendment No. 1.
Lots created by this subdivision shall comply with the following:
Lots created by this subdivision shall be in conformance with the
development standards of Planning Area 5 as provided Specific Plan No.
219, Amendment No. 1.
b. Lots 1-155 shall be a minimum size of LL000 square feet.
Corner lots and through lots, if any, shall be provided with additional
area pursuant to Section 3.8B of Ordinance ~,60 and so as not to contain
less net area than the least amount of net area in non-corner and non-
through lots.
Trash bins, loading areas and incidental storage areas, located in
recreation areas, shall be located away and visually screened from
surrounding areas with the use of block walls and landscaping.
Bike racks and bike lockers in sufficient quantity shall be provided in
convenient locations to facilitate bike access to recreation areas.
13.
1~,.
15.
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.
The subdivider and all successors in interest shall comply with the provisions
of Development Agreement No. ~, and Specific Plan No. 219, Amendment No. 1.
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
STAFFRPT\VTM24183 17
16.
17.
18.
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
recommendations.
County Slope Stability Report No. 122 was prepared for this property
and is on file at the Planning Department. Specific items of concern in
the report are as follows: Slope Stability.
The developer shall comply with the following parkway landscaping
conditions:
Prior to recordation of the final map the developer shall file an
application with the City for the formation of or annexation to, a
parkway maintenance district for Vesting Tentative Tract No. 20,183 in
accordance with the Landscaping and Lighting Act of 1972, unless the
project is within an existing parkway maintenance district.
Prior to the issuance of building permits, the developer shall secure
approval of proposed landscaping and irrigation plans from the City
Engineering and Planning Department. All landscaping and irrigation
plans and specifications shall be prepared in a reproducible format
suitable for permanent filing with the City Engineering Department.
The developer shall post a landscape performance bond which shall be
released concurrently with the release of subdivision performance
bonds, guaranteeing the viability of all landscaping which will be
installed prior to the assumption of the maintenance responsibility by
the district.
The developer, the developer's successors-in-interest or assignees,
shall be responsible for all parkway landscaping maintenance until such
time as maintenance as taken over by the district.
The developer shall comply with the standards and exhibits in Specific
Plan No. 219, Amendment No. 1.
Prior to the issuance of GRADING PERMITS the following conditions shall be
satisfied:
If the project is to be phased, prior to the issuance 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
STAFF R PT\VTM2o,183 18
19o
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 approved by the
Director of Building and Safety.
Driveways shall be designed so as not to exceed a fifteen {15) percent
grade.
Grading plans shall conform to adopted Hillside DevelopmentStandards:
All cut and/or fill slopes, or individual combinations thereof, which
exceed ten feet in vertical height shall be modified by an appropriate
combination of a special terracing (benching) plan, increased slope
ratio (i.e., 3:1 ), retaining walls, and/or slope planting combined with
irrigation. All driveways shall not exceed a fifteen percent grade.
Prior to the issuance of grading permits, a qualified paleontologist shall be
retained by the developer for consultation and comment on the proposed
STAFFRPT\VTM24183 19
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.
20.
Prior to the issuance of BUILDING PERMITS the following conditions shall be
satisfied:
The project shall comply with the requirements of Development
Agreement No. LL
Prior to the issuance of building 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 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-of-way, they shall be planted outside of the road right-of-
STAFFRPT\VTM24183 20
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.
10.
All trees shall be minimum double staked. Weaker and/or slow
growing trees shall be steel staked.
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 subdlvisionls approved fire protection plan as
approved by the County Fire Marshal.
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.
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.
Building separation between all buildings including fireplaces shall
comply with the design guidelines of Specific Plan No. 219, Amendment
No. 1.
All street side yard setbacks shall comply with the design guidelines of
Specific Plan No. 219, Amendment No. 1.
All front yards shall be provided with landscaping and a manually
operated permanent underground irrigation system.
STAFFR PT\VTM24183 21
21.
Prior to the issuance of building permits for Lots 1-155, a plot plan
shall be submitted to the Planning Department pursuant to Section 18.30
of Ordinance No. 3~,8 accompanied by all applicable filing fees, as a plot
plan that is not subject to the California Environmental Quality Act and
is not transmitted to any governmental agency other than the City
Planning Department. The plot plan shall ensure the conformance of
the final site development with the Design Guidelines of Specific Plan
No. 219, Amendment No. 1, and shall contain the following elements:
A final site plan showing the lots, building footprints, all
setback, and floor plan and elevation assignments to individual
lots.
One ( 1 ) color and materials sample board (maximum size of 8 x 13
inches by 3/8 inch thick) containing precise color, texture and
material swatches or photographs (which may be from suppliers~
brochures). Indicate on the board the name, address and phone
numbers of both the sample board preparer and the project
applicant, tract number, and the manufacturer and product
numbers where possible (trade names also acceptable).
One ( 1 ) copy of the architectural elevations colored to represent
the selected color combinations, with symbols keyed to the color
and materials board. The written color and material descriptions
shall be located on the elevation.
Said plot plan shall require the approval of the Planning Director prior
to the issuance of any building permits for lots included within the plot
plan. The submittal of plot plans prior to the issuance of building
permits may be phased provided:
A separate plot plan shall
Department for each phase,
appropriate filing fees.
be submitted to the Planning
which shall be accompanied by
Each individual plot plan shall be approved by the Planning
Director prior to the issuance of building permits for lots
included within that plot plan.
Prior to the issuance of building permits for Lot 156, a plot plan shall
be submitted to the Planning Department pursuant to Section 18.30 of
Ordinance No. 3u,8 accompanied by all applicable filing fees, as a plot
plan that is subject to the California Environmental Quality Act and is
transmitted to any governmental agencies other than the City Planning
Department. The plot plan shall ensure the conformance of the final
site development with the Design Guidelines of Specific Plan No. 219,
Amendment No. 1.
Prior to the issuance of OCCUPANCY PERMITS the following conditions shall
be satisfied:
STAFFRPT\VTM24183 22
22.
23.
24.
25.
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 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 Vesting
Tentative Tract Map No. 24183, which action is brought within the time period
provided for in California Government Code Section 66499.37. 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 orfails 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 Government Code
Section 66462 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.
All utility systems including gas, electric, telephone, water, sewer, and cable
TV shall be provided for underground, with easements provided as required,
STAFFRPT\VTM24183 23
26.
27.
28.
29.
30.
31.
32.
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 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.
All utilities, except electrical lines rated 33kv or greater, shall be installed
underground.
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 CC~,R's shall include liability insurance and methods of maintaining
the open space, recreation areas, parking areas, private roads, and exterior
of all buildings.
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.
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.
Maintenance for all landscaped and open areas, including parkways, shall be
provided for in the CCF, R~s.
Within forty-eight 148) hours of the approval of the project, the
applicant/developer shall deliver to the Planning Department a cashiers check
or money order payable to the County Clerk in the amount of One Thousand,
Two Hundred, Seventy-Five Dollars {$1,275.00), which includes the One
Thousand, Two Hundred, Fifty Dollars ($1,250.00) fee in compliance with AB
3158, required by Fish and Game Code Section 711 .u, id)12) plus the Twenty-
Five Dollar {$25.00) County administrative fee to enable the City to file the
Notice of Determination required under Public Resources Code Section 21152
and lu, Cal. Code of Regulations 15075. If within such forty-eight 1~,8) hour
STAFFRPT\VTM24183
2~
period the applicant/developer has not delivered to the Planning Department
the check required above, the approval for the project granted herein shall
be void by reason of failure of condition, Fish and Game Code Section
711 .~(c).
Prior to the issuance of grading permits and/or building permit, the developer
or his successor~s interest shall submit a mitigation monitoring program to the
Planning Department for approval, which shall describe how compliance with
required mitigation measures will be met and the appropriate monitoring timing
of the mitigation.
Riverside County Fire Department
Schedule a fire protection approved standard fire hydrants, (6"xu,"x2 1/2" )
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.
35.
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.
36.
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.
37.
Prior to the recordation of the final map, the developer shall deposit with the
City of Temecula, a cash sum of $u,00.00 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.
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.
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.
38.
The Developer shall comply with the State of California Subdivision Map Act,
and all applicable City Ordinances and Resolutions.
STAFFRPT\VTM20,183 25
39.
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. L~60.
PRIOR TO RECORDATION OF THE FINAL MAP:
As deemed necessary by the City Engineer or his representative, 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;
Caltrans; and
Parks and Recreation Department.
As deemed necessary by the City Engineer or his representative, 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.
Streets B,C,D,E,and F shall be improved with u,0 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 [60~/u,0').
Streets G,H, and I shall be improved with a ten foot (10~) median strip
bounded by 20 feet of asphalt concrete pavement on each side, or bonds for
the street improvements may be posted, within the dedicated right-of-way in
accordance with County Standard No. 10u,, Section A (70~/50~).
In the event that full improvements for Meadows Parkway, De Portola Road
and Street A are not constructed by Assessment District 159 prior to the final
map recordation, the developer shall construct or bond for the improvements
to provide for one-half street improvements plus one 12 foot lane per
Riverside County Standard No. 109 (100~/76~). The improvements shall be
constructed prior to occupancy.
Vehicular access shall be restricted on Meadows Parkway, De Portola Road and
Street "A" and so noted on the final map with the exception of Public street
intersection as approved by the City Engineer or shown on the tentative map.
Corner property line cut off shall be required per Riverside County Standard
No. 805.
STAFFRPT\VTM2uJ83 26
q.7.
q.8.
z&9.
Easements for sidewalks for public uses shall be dedicated to the City where
sidewalks meander through private property.
Easements, when required for roadway slopes, landscape easements, drainage
facilities, utilities, etc., shall be shown on the final map if they are located
within the land division boundary. All offers of dedication and conveyances
shall be submitted and recorded as directed by the City Engineer.
A declaration of Covenants, Conditions and Restrictions {CCBR's) shall be
prepared by the developer and submitted to the Director of Planning, City
Engineer and City Attorney. The CCBR'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 CCBRIs shall be reviewed and approved by the City and recorded. The
CCSR's shall be subject to the following conditions:
a. The CCF, R~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
with the final map. A recorded copy shall be provided to the City.
The CCF, RIs 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 CCF, RIs, then the City, after making due
demand and giving reasonable notice, may enter the property and
perform, at the owneris 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.
The declaration shall contain language prohibiting further
subdivision of any lots, whether they are lettered lots or
numbered lots.
ii.
All parkways, open areas, and landscaping shall be permanently
maintained by homeowneris association or other means acceptable
to the City. Such proof of this maintenance shall be submitted
STAFFRPT\VTM2~183 27
50.
51.
S2.
53.
55.
to the Planning and Engineering Divisions prior to issuance of
building permits.
iii.
Reciprocal access easements and maintenance agreements
ensuring access to all parcels and joint maintenance of all roads,
drives or parking areas shall be provided by CCF, R*s or by deeds
and shall be recorded concurrent with the map or prior to the
issuance of building permit where no map is involved.
The developer, or the developer:s successor, shall execute a current Public
Facilities Agreement with the City of Temecula which provides for the payment
of the sum of money per residential unit then established by Resolution of the
City Council, prior to the issuance of any building permits for any individual
lots.
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, medians, sidewalks, drive approaches, street lights,
signing, striping, traffic signal systems, and other traffic control
devices as appropriate.
b. Storm drain facilities.
c. Landscaping (street and parks).
d. Sewer and domestic water systems.
e. All trails, as required by the City~s Master Plans.
f. Undergrounding of existing and proposed utility distribution lines.
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, u,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.
Street names shall be subject to the approval of the City Engineering
Department.
STAFFRPT\VTM24183 28
56.
57.
58.
59.
60.
61.
62.
63.
6U,.
65.
66,
67.
68.
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.
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.
A minimum centerline street grade shall be 0.50 percent.
All driveways shall conform to the applicable County of Riverside standards
and shall be shown on the street improvement plans in accordance with County
Standard q00 and u,01 {curb sidewalk).
All driveways shall be located a minimum of two {2) feet from the property
line.
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 24" x 36" mylar by a Registered Civil
Engineer.
A geological report shall be prepared by a qualified engineer or geologist and
submitted at the time of application for grading plan check.
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.
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.
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 copy of the improvement plans, grading plans and final map, along with
supporting hydrologic and hydraulic calculations should be submitted to the
Riverside County Flood Control District and to the City of Temecula
Engineering Department for review.
The subdivider shall accept and properly dispose of all off-site drainage
flowing onto or through the site. In the event the City Engineer permits the
use of streets for drainage purposes, the provisions of Article XI of
Ordinance No. ~,60 will apply. Should the quantities exceed the street
capacity, or use of streets be prohibited for drainage purposes, the
STAFFRPT\VTM24183 29
subdivider shall provide adequate facilities as approved by the Engineering
Department.
69.
Adequate provisions shall be made for acceptance and disposal of surface
drainage entering the property from adjacent areas.
70.
Prior to final map, the subdivider shall notify the Cityis 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:
71.
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 Engineeris Office.
72.
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.
73. All lot drainage shall be to the street by side yard drainage swales
independent of any other lot.
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,
PRIOR TO BUILDING PERMIT:
75°
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.
76.
Grading of the subject property shall be in accordance with the Uniform
Building Code, City Grading Standards and accepted grading practices. The
final grading plan shall be in substantial conformance with the approved rough
grading plan.
PRIOR TO ISSUANCE OF CERTIFICATES OF OCCUPANCY:
77.
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. Secondary Access shall be
provided for any phasing as specified and approved by the City Engineer.
78. Existing city roads requiring construction shall remain open to traffic at all
STAFFRPT\VTM24183 30
times with adequate detours during construction.
79.
Asphaltic emulsion (fog seal) shall be applied not less than 14 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.
80.
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 OF THE FINAL MAP:
81.
A signing and striping plan shall be designed by a registered Civil Engineer
and approved by the City Engineer for Meadows Parkway, DePortola Road
and Streets "A" through "1" and shall be included in the street improvement
plans.
PRIOR TO THE ISSUANCE OF ANY ENCROACHMENT PERMITS:
82.
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.
PRIOR TO THE ISSUANCE OF OCCUPANCY PERMITS:
83.
All signing and striping shall be installed per the approved signing and
striping plan.
Prior to designing any of the above plans, contact Transportation Engineering
for the design requirements.
84.
Plans for a traffic signal shall be designed by a registered Civil Engineer and
approved by the City Engineer for the intersections of Meadows Parkway and
DePortola Road, DePortola Road and Street "A" and Street "A" and Meadows
Parkway. All traffic signals shall be installed and operational per the special
provisions and the approved traffic signal plan when warrented.
STAFFRPT\VTM24183 31
CITY OF TEMECULA
PLANNING DEPARTMENT
INITIAL ENVIRONMENTAL STUDY
Backqround
1. Name of Proponent:
2. Address and Phone
Number of Proponent:
q.
5.
6.
Date of Environmental
Assessment:
Agency Requiring
Assessment:
Name of Proposal,
if applicable:
Location of Proposal:
Bedford Properties
28765 Single Oak Drive, Suite 200
Temecula, CA 92390
(71u,) 676-7290
February 13, 1991
CITY OF TEMECULA
Tentative Tract Map No. 2L1183
Southeast corner of De Portola Road
and Meadows Parkway.
I I. Project Description
Tentative Tract Map No. 2~183 proposes to subdivide the subject u,8.8 acre site,
which is within Planning Area 5 of Specific Plan No. 219, Amendment No. 1, into 155
single family residential lots; 3 open space lots; and 1 park.
Project Summary:
SP 219 TM 2~183
Planning Area 5
155 D.U. 155 Lots
STAFFRPT\VTM2~,183 32
III. Discussion of the Environmental Evaluation
The following environmental impacts associated with Specific Plan No. 219 are
insignificant in that the design of the project as proposed includes the necessary
mitigation measures which have been adopted within EIR 235:
Water and Sewer:
The project will have an average daily consumption
of domestic water of 1,683,300 gallons at 300
gallons/d.u./day. The project will generation
between 1.81 and 3.08 million gallons per day of
sewage flow. Onsitewastewatercollectionfacilities
will be constructed to tie into Eastern Municipal
Water District~s master planned facilities being
constructed through the Rancho Villages
Assessment District. Construction of all structures
within the project will conform to state laws
requiring water efficient plumbing fixtures.
B. Utilities:
Gas, electricity, and telephone service will be
provided by respective purveyors of the service.
Lines for electrical and telephone services, and
mains for natural gas are located along the project
boundaries.
Energy Resources:
The project will increase consumption of energy for
motor vehicle movement, space and water heating,
air conditioning, use of home appliances, and
operation of construction equipment. The project
will adhere to State Code Title 2u, energy
conservation standards and will employ site design,
when possible, for additional energy conservation.
Non vehicular pathways are included within, and
adjacent to, the project site. Commercial and
employment centers are in proximity to the project
site.
Parks and Recreation:
Project residents will create a demand for parks and
recreation facilities, and for open space. The
project design .provides 2~2+/- acres of recreation
areas, parkway greenbelts, and paseo open space.
The following environmental impacts associated with Specific Plan No. 219 are
potentially significant, but will be avoided or substantially lessened by the identified
mitigation measures which have been adopted within EIR 235:
A. Seismic Safety
1. Impact:
Although faults have been previously mapped on-
site, they have been determined to be inactive and
the risk of ground rupture due to faulting on the
project is considered nil. Liquefaction potential
exists along the entire flat alluviated area of
Temecula Creek within the southern site boundary.
STAFFRPT~ VTM2~,183 33
2. Mitiqation:
Slopes and Erosion
1. Impact:
2. Mitigation:
Flooding
1 · Impact:
2. Mitiqation:
During site development, additional geologic
evaluation shall be continued in order to verify the
extent and relative age of fault activity. Mitigation
of the liquefaction potential within the southern
portion of the site will occur as a result of project
development, which will lower artificially high
groundwater levels by removal of recharge ponds,
as well as increase overburden as a result of site
grading.
The Meadows Specific Plan will unavoidably alter
some of the existing landforms. Owing to the
general granular nature of graded slopes, a
moderate to severe erosion potential exists if slopes
are unprotected. Removal and recompaction of
portions of alluvial/colluvial soils within fill areas
and shallow cut areas will be necessary.
Temporary groundcover shall be provided to
prevent erosion during the construction phase.
Permanent vegetation shall be planted as soon as
possible after grading. Specific requirements for
alluvial/colluvial soils removal shall be developed
during tentative map studies and incorporated into
project grading. The three small possible landslide
areas shall be investigated during design level
studies and all mitigation measures identified as a
result of that investigation will be incorporated into
future development approvals. Remedial grading
recommendations to provide for the long term
stability will be provided based upon a finalized
grading design.
Development of the Vail Meadows Specific Plan will
alter the existing drainage patterns and will
increase runoff to Temecula Creek and, to a lesser
extent, Murrieta Creek.
A master drainage plan has been developed to
respond to the hydrological constraints of the site.
A more in-depth assessment of the Temecula
floodplain shall be conducted during the final
design and preparation of the tentative tract maps,
and all mitigation measures identified as a result of
that assessment will be incorporated into future
development approvals. Erosion control devices
shall be utilized in hillside development areas to
mitigate the effect of increased runoff at points of
discharge. If required, the project applicant will
STAFF R PT\VTM24183 34
D. Noise
1. Impact:
2. Mitiqation:
E. Water Quality
contribute Drainage Improvement Fees
appropriate.
as
Noise generated from the project will derive from
two sources, construction and vehicular traffic, but
is not anticipated to result in unacceptable noise
levels to existing or proposed off-site uses. Onsite
areas adjacent to high volume roadways may be
subject to noise impacts.
A noise analysis shall be required in planning areas
adjacent to high volume perimeter roads. If
indicated, noise attenuation will be incorporated
into project design.
1. Impact:
Implementation of the project will alter the
composition of surface runoff by grading the site
surfaces; by construction of impervious streets,
roofs and parking facilities; and by the irrigation of
landscaped areas. Runoff conveyed to Temecula
and Murrieta Creeks will contain minor amounts of
poll utants.
2. Mitiqation:
The project will employ erosion control devices
during grading, such as temporary berms,
culverts, sand bagging or alesilting basins. Urban
runoff will be mitigated through implementation of a
street cleaning program.
Wildlife/Veqetation
1. Impact:
As a consequence of grassland and coastal sage
scrub vegetation removal, existing wildlife will
either be destroyed or displaced. Impacts upon
habitat containing a population of the Stephens
Kangaroo Rat will result.
2. Mitiqation:
The project applicant will participate in any in-place
County program which provides for off-site
mitigation of impacts to the Stephens Kangaroo Rat,
or enter into a Memorandum of Understanding wit
the California Department of Fish and Game.
Historic and Prehistoric Sites
1. Impact:
Without proper mitigation, implementation of the Vail
Meadows Specific Plan could potentially destroy
archaeological/historical sites on the property.
STAFFRPT\VTM24183 35
2. Mitiqation:
Circulation
1. Impact:
2. Mitiqation:
Fire Protection
1. Impact:
2. Mitiqation:
Sheriff
1. Impact:
2. Mitiqation:
Schools
1. Impact:
2. Mitiqation:
Prior to the approval of any additional implementing
processes, the applicant/developer will meet with
the County Historical Commission to determine
appropriate measures to mitigate potential impacts
to archaeological/historical sites; all mitigation
measures identified as a result of the meeting{s) will
be incorporated into future development approvals.
The Vail Meadows Specific Plan is anticipated to
generate 0,7,600 vehicle trips per day at project
completion. Approximately 40,000 of these trips
would be external to the site.
Construction of the proposed circulation network
will adequately service future on-site traffic
volumes. Off-site improvements will be constructed
as required by the County Road Department and
CalTrans.
The project site would be subject to Category II
urban development requirements with regard to fire
protection services.
The project site will be served by a proposed fire
station, to be constructed near Highway 79. The
developer will pay mitigation fees as required by the
Board of Supervisors.
Project residents will impose increased demands on
law enforcement and sheriff services.
Project design wi II incorporate appropriate l ig hting,
site design, security hardware and such design
features as will promote optimal security. The
developer will pay mitigation fees as required by the
Board of Supervisors.
The project will generate an estimated 3,109
students in grades K-8 and 1,187 students in
grades 9-12, impacting the Temecula Union School
District.
The project has designated four elementary school
sites and one junior high school site. The developer
will pay school mitigation fees as required.
STAFF R PT\VTM20,183 36
Solid Waste
1. Impact:
2. Mitigation:
Libraries
1. Impact:
2. Mitiqation:
Project residents, estimated at 14,587, will generate
approximately 58 tons per day of solid waste,
incrementally shortening the life of County landfill
sites.
The County Solid Waste Management Plan includes
programs for reducing the quantity of wastes being
landfilled, including source reduction and business
and residential separation of recoverables. These
programs may be implemented by project residents
and businesses.
The project's population will increase demand for
library facilities and services.
The developer will pay library mitigation fees as
required by the Board of Supervisors.
The following environmental impact associated with Specific Plan No. 219 cannot be
fully mitigation and a statement of overriding findings has been adopted within EIR
235:
Air Quality
1. Impact:
At project build-out, daily motor vehicle emissions
for the project will total approximately 7,750,
Ibs/day. Power plant emissions for electrical
energy consumed on-site will total 175 Ibs/day.
Natural gas emissions for project consumption will
total 163.6 Ibs per day. Approximately 100 Ibs of
dust per acre will be generated each day of
construction in addition to an undetermined amount
of motor emissions during site preparation an
construction.
2. Mitiqation:
Because most of the project-related air pollution
emissions are generated by automobiles, effective
mitigation is limited. On-site provisions for
schools, shopping, and recreation has been
incorporated into projectdesign. Sufficient acreage
has been zoned for industrial use in the Rancho
California/Temecula area to provide employment
opportunities. project design includes acirculation
plan designed for efficient and direct traffic flows
and alternative transit modes including pedestrian,
bicycle, and equestrian trails. The Rancho Villages
Policy Plan, to which this project is subject,
requires pedestrian and bus stop facilities for
STAFFRPT\VTM20,183 37
commercial areas. These requirements will be
implemented at the development application stage.
Particulate matter and other pollutants generated
during grading and construction will be reduced
through compliance with County Ordinance No. 0,57
which specifies watering during construction, and
planting of ground cover.
IV. Conclusion
The Riverside County Board of Supervisors certified Environmental Impact Report
{EIR) No. 230 in conjunction with the approval of Specific Plan No. 219 and Change
of Zone No. 510,0. The EIR included mitigation measures to reduce environmental
impacts to levels of insignificance. The Board of Supervisors also adopted
statements of overriding considerations for the air quality impacts. Tentative Tract
Map No. 20,183 proposes a residential development that is consistent with the
guidelines and requirements of Planning Area 5 of Specific Plan No. 219, Amendment
No. 1; and will not result in impacts to the environment. The Conditions of Approval
are adequate to mitigate any potential significant impacts to levels of insignificance.
Pursuant to the California Environmental Quality Act and Condition of Approval No.
12 of Specific Plan No 219, this Initial Study has been prepared to demonstrate that
the proposed 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 tothe 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.
STAFF R pT\VTM20,183 38
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, which were adopted for EIR 235
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 eff t on /
the environment, and an ENVIRONMENTAL IMPACT ;~tE~ORT is ~
required. -_~,
February 13, 1991
Date
Oliver M/ujica,~en nn"']
/ //I
For CITY OF TEMECULA
X
STAFFRPT\VTM2~183 39
_
ITEM IIO
STAFF REPORT - PLANNING
CITY OF TEMECULA
PLANNING COMMISSION
March 18, 1991
Case No.: Vesting Tentative Tract Map No. 25LH7
Prepared By: Oliver Mujica
Recommendation: 1.
RECOMMEND ADOPTION of
Declaration for Vesting Tentative
Tract Map No. 25u, 17; and
Negative
ADOPT Resolution No. 91-
recommending approval of Vesting
Tentative tract Map No. 25LH7.
APPLICATION INFORMATION
APPLICANT:
Bedford Properties
REPRESENTATIVE:
Robert Beln, William Frost and Associates
PROPOSAL:
Subdivide 37.8 acres into 6 multi-family residential
lots and 2 open space lots within Planning Area No.
6 of Specific Plan No. 219, Amendment No. 1.
LOCAT I ON:
Southwest corner of DePortola road and Meadows
Parkway.
EXISTING ZONING:
Specific Plan No. 219 (Meadows)
SURROUNDING ZONING:
North: Planning Area No. 8 {Medium density
residential )
South: Planning Area No. 1 (Community/
Neighborhood Commercial )
East: Planning Area No. 5 (Medium high
density residential )
West: Planning Areas Nos. I and 8
PROPOSED ZONING:
Not Applicable
EXISTING LAND USE:
Vacant
PROJECT STATISTICS:
Total Land Area:
No. of Proposed Lots:
Proposed Density:
Specific Plan Density:
37.8 Acres
6 multi-family and 2
open space
15.61 DU/ac
15.61 DU/ac
STAFFRPT\TM25u, 17 1
BACKGROUND:
On September 6, 1988, the Riverside County Board
of Supervisors adopted Resolution No. 88-470
approving Specific Plan No. 219 (Meadows). The
Meadows provided a total of 5,611 dwelling units on
1,036 acres. In addition, the Board of Supervisors
certified Environmental Impact Report No. 235 for
Specific Plan No. 219 as an accurate and objective
statement that complies with the California
Environmental Quality Act i CEQA ). Furthermore,
a statement of overriding findings was made for the
air quality impacts.
On October 12, 1989, the applicant filed Change of
Zone No. 5621 and Specific Plan No. 219,
Amendment No. 1 to the Riverside County Planning
Department, which proposes to amend the
boundaries and land use designations of planning
areas 1,2,5 and 6 of Specific Plan No. 219.
Specific Plan No. 219, Amendment No. 1 is being
processed concurrently with Vesting Tentative
Tract Map No. 25417.
On November 15, 1989, the applicant filed Vesting
Tentative Tract Map No. 25417 to the Riverside
County Planning Department, which proposed to
subdivide the subject 37.8 acre site into 6 multi-
family residential lots and 2 open space lots.
The project was reviewed by the Riverside County
Land Division Committee (LDC) on April 2, 1990.
During these meetings the LDC indicated that
Specific Plan No. 219, Amendment No. 1 must be
adopted prior to the approval of the Tentative Map.
Subsequently, this project was transferred to the
City of Temecula on April 23, 1990.
On November 15, 1990, this project was reviewed by
the Preliminary Development Review Committee
{Pre-DRC) in order to informally evaluate the
project and address any possible concerns, as well
as suggesting possible modifications. The comments
by the Pre-DRC included the following:
1. Circulation/Access.
Subsequent to the Pre-DRC meeting, Staff met with
the applicant to discuss the required supplemental
material in order to address the Pre-DRC*s
Concerns,
STAFF R PT\TM25417 2
PROJECT DESCRIPTION:
ANALYSIS:
On February 27, 1991, Vesting Tentative Tract Map
No. 25417 was reviewed by the Formal Development
Review Committee; and, it was determined that the
project, as designed, can be adequately conditioned
to mitigate the DRC's concerns. The DRC has
forwarded a recommendation of approval subject to
the conditions.
Vesting Tentative Tract Map No. 25417 proposes to
subdivide the subject 37.8 acre parcel into 6 multi-
family residential lots; and 2 open space lots; as
fol lows:
Lot No. 1 - 5.9 Acres
Lot No. 2 - 5.9 Acres
Lot No. 3 - 6.2 Acres
Lot No. 4 - 6.1 Acres
Lot No. 5 - 5.5 Acres
Lot No. 6 - 8.2 Acres
The proposed subdivision has been designed in
accordance with the standards of Specific Plan No.
219. Thus, the project has been conditioned
accordingly.
Traffic Impacts
The Transportation Engineering Staff has reviewed
this project; and has determined that the proposed
project is consistent with the Traffic Mitigation
Measures of EIR 235 adopted for Specific Plan No.
219.
Access and Circulation
Access is provided to lots 1-3 from proposed street
"H"; to lot u, from Meadows Parkway; and lots 1,5
and 6 from DePortola Road. The access points are
consistent with the Circulation Plan of Specific Plan
No. 219, Amendment No. 1. (See Figure ~, Page
22; and Figure 15E, Page 91 of Specific Plan Text).
General Landscape Requirements
Pursuant to Specific Plan No 219, Amendment No. 1,
(see Landscape Design Guidelines and Community
Elements, page 223-295) all areas required to be
landscaped shall be planted with turf, ground
cover, shrub or tree materials selected from the
plant palette contained in the guidelines.
STAFFRPT\TM25~17 3
Planting shall commence as soon as slopes are
completed on any portion of the site and shall
provide for rapid short-term coverage of the slopes
as well as long-term establishment cover per City
standards. The developer shall provide a landscape
bond to the City at the time that the landscape plan
is approved. The bond is to guarantee the
installation of interim erosion control planting in the
event that the grading operation is performed and
building construction does not commence within
ninety i90) days.
The owners of parcels which require landscape
development shall assess any existing common
landscape areas adjoining their property. Where
feasible, landscape development shall reinforce or
be compatible with such existing common area
setting.
Cut slopes equal to or greater than five feet ( 5' ) in
vertical height and fill slopes equal to or greater
than three feet {3') in vertical height shall be
planted with a ground cover to protect the slope
from erosion and instability. Slopes exceeding
fifteen feet 115') in vertical height shall be planted
with shrubs, spaced not more than ten feet {10' ) on
center or trees spaced not to exceed twenty feet
{ 20' ) on center or a combination of shrubs and trees
at equivalent spacings, in addition to the ground
COVer,
The plants selected and planting methods shall be
suitable for the soil and climactic conditions. Refer
to the plant materials palette for the list of
community wide slope stabilization plants.
The Planning Department 5taft has included a
Condition of Approval requiring that a final
landscaping plan must be submitted for approval by
the Planning Department, prior to the issuance of
building permits.
Gradinq and Landform Alteration
Grading and recontouring of this site, which
includes 12,000 c.y, of excavation and 850,000 c.y.
of fill will occur in the immediate area.
STAFFRPT\TM25417 4
SPECIFIC PLAN AND
GENERAL PLAN
CONSISTENCY:
ENVIRONMENTAL
DETERMINATION:
Land Use
The project site is located within Planning Area 6 of
Specific Plan No. 219, Amendment No. 1 which is
designated as very high density residential.
Vesting Tentative Tract map No. 25~,17 is a 6 lot
subdivision only, therefore, the Planning
Department Staff has included a Condition of
Approval requiring that a Plot Plan Application for
the development of lots I-6 must be submitted for
approval, prior to the issuance of building permits.
The proposed project is consistent with the Land
Use Designation of Specific Plan No. 219,
Amendment No. 1 (Planning Area 6 - Very High
Density Residential). In addition, Staff finds it
probable that this project will be consistent with the
new General Plan when it is adopted.
Pursuant to Condition of Approval No. 12 of Specific
Plan No. 219, an Initial Study was performed for
this project which determined that although the
proposed project could have a significant effect on
the environment, no significant impact would result
to the natural or built environment in the City
because the mitigation measures described in EI R
235 and in the Conditions of Approval have been
added to the project, and a Negative Declaration has
been recommended for adoption.
In addition, pursuant to the requirements of
Assembly Bill 3158 {Chapter 1706) which authorizes
the charging of certain fees for the filing of
Negative Declarations which provide funding for the
Department of Fish and Game, the Planning
Department Staff has included the following
Condition {See Condition No. 31) within the
recommended Conditions of Approval:
"Within forty-eight lu..8) hours of the
approval of the project, the
applicant/developer shall deliver to the
Planning Department a cashiers check or
money order payable to the City Clerk in the
amount of One Thousand, Two Hundred,
Seventy-Five Dollars |$1,275.00), which
includes the One Thousand, Two Hundred
Fifty Dollars ($1,250.00) fee, in compliance
with AB 3158, required by Fish and Game
STAFFRPT\TM25~,17 5
FINDINGS:
Code Section 711.4(d)(2) plus the Twenty-
Five Dollar County administrative fee to
enable the City to file Notice of Determination
required under Public Resources Code
Section 21152 and 14 Cal. Code of Regulations
15075. If within such forty-eight (48) hour
period the applicant/developer has not
delivered to the Planning Department the
check required above, the approval for the
project granted herein shall be void by
reason of failure of condition, Fish and Game
Code Section 711 .u,{c)."
The proposed Tract Map will not have a
significant negative impact on the
environment, as determined in the Initial
Study performed for the project. A Negative
Declaration is recommended for adoption.
There is reasonable probability that this
project will be consistent with the General
Plan being prepared at this time, due to the
fact that the project is consistent with the
surrounding current developments within the
Specific Plan Area and Specific Plan No. 219,
Amendment No. 1.
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, due to the fact that the project is
consistent with surrounding developments
and the Specific Plan.
The proposed use complies with State
planning and zoning law, due to the fact that
the project conforms to the current zoning
for the site and to Ordinance No. 460,
Schedule A.
The site is suitable to accommodate the
proposed land use in terms of the size and
shape of the lot configurations, access, and
density, due to the fact that the project has
access to public roads and a Specific Plan will
be implemented with this project.
STAFFRPT\TM25417 6
The design of the subdivision or the
proposed improvements are not likely to cause
substantial environmental damage or
substantially and avoidable injury to fish or
wildllfe or their habitat as determined in the
Initial Study.
All lots have acceptable access to existing
and proposed dedicated rights-of-way which
are open to, and are useable by, vehicular
traffic, access is provided from DePortola
Road, Meadows Parkway, and Street "A" of
the Specific Plan.
The design of the subdivision, the type of
improvements and the resulting street layout
are such that they are not in conflict with
easements for access through or use of the
property within the proposed project as
conditioned. The project will not interfere
with any easements.
The lawful conditions stated in the project's
Conditions of Approval are deemed necessary
to protect the public health, safety and
general welfare.
10.
That said findings are supported by minutes,
maps, exhibits, and environmental documents
associated with these applications and herein
incorporated by reference.
STAFF RECOMMENDATION:
The Planning Department Staff recommends that the
Planning Commission:
RECOMMEND ADOPTION of the Negative
Declaration for Vesting Tentative Tract Map
No. 25b, 17; and
ADOPT Resolution No. 91- recommending
approval of Vesting Tentative Tract Map No.
25~,17.
OM:mb
Attachments:
2.
3.
Resolution {Change of Zone No. 5631 )
Conditions of Approval
Environmental Assessment
Exhibits:
A. Tentative Tract Map
B. Vicinity Map
C. Zoning
Large Scale Plan
STAFFRPT\TM25u, 17 7
RESOLUTION NO. 91-
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF TEMECULA RECOMMENDING APPROVAL OF
VESTING TENTATIVE TRACT MAP NO. 251117 TO
SUBDIVIDE A 37.8 ACRE PARCEL INTO 6 MULTI-FAMILY
RESIDENTIAL LOTS AND 2 OPEN SPACE LOTS LOCATED
ON THE SOUTHWEST CORNER OF DEPORTOLA ROAD AND
MEADOWS PARKWAY AND KNOWN AS ASSESSOR'S
PARCEL NO. 926-1330-012-014
WHEREAS, Bedford Properties filed Vesting Tentative Tract Map No.
25L117 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 on March 18, 1991, 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;
NOW, THEREFORE, THE PLANNINC 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:
~e)
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\TM25~,17 8
(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 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 Vesting
Tentative Tract Map No. 25417 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 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.
STAFF R PT\TM25417 9
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 Tract Map will not have a
significant negative impact on the
environment, as determined in the Initial
Study performed for the project. A Negative
Declaration is recommended for adoption.
b)
There is reasonable probability that this
project will be consistent with the General
Plan being prepared at this time, due to the
fact that the project is consistent with the
surrounding current developments within the
Specific Plan Area and Specific Plan No. 219,
Amendment No. 1.
STAFFRPT\TM25~,17 10
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, due to the fact that the project is
consistent with surrounding developments
and the Specific Plan.
The proposed use complies with State
planning and zoning law, due to the fact that
the project conforms to the current zoning
for the site and to Ordinance No. u,60,
Schedule A.
The site is suitable to accommodate the
proposed land use in terms of the size and
shape of the lot configurations, access, and
density, due to the fact that the project has
access to public roads and a specific plan will
be implemented with this project.
The design of the subdivision or the
proposed improvements are not likely to cause
substantial environmental damage or
substantially and avoidable injury to fish or
wildlife or their habitat as determined in the
Initial Study.
All lots have acceptable access to existing
and proposed dedicated rights-of-way which
are open to, and are useable by, vehicular
traffic, access is provided from DePortola
Road, Meadows Parkway and Street "A'~ of
the Specific Plan.
The design of the subdivision, the type of
improvements and the resulting street layout
are such that they are not in conflict with
easements for access through or use of the
property within the proposed project as
conditioned. The project will not interfere
with any easements.
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\TM25u, 17 11
E. As conditioned pursuant to SECTION 3, the Tentative
Tract Map 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 El R
235 and 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 Vesting Tentative Tract Map No. 25~,17 for the subdivision of a 37.8 acre
parcel into 6 multi-family residential lots and 2 open space lots located on the
southwest corner of DePortola and Meadows Road and known as Assessoris Parcel No.
926-130-012-01~, subject to the following conditions:
A. Exhibit A, attached hereto.
PASSED, APPROVED AND ADOPTED this 18th day of March, 1991.
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 18th day of March, 1991 by the following vote of the Commission:
AYES:
PLANNING COMMISSIONERS
NOES:
PLANNING COMMISSIONERS
ABSENT:
PLANNING COMMISSIONERS
STAFF R PT\TM25~,l 7 12
CITY OF TEMECULA
CONDITIONS OF APPROVAL
Vesting Tentative Tract Map No: 25417
Project Description: 6 Multi-Family
Residential and 2 Open Space
Assessor's Parcel No.: 926-013-012
Planninq Department
The tentative subdivision shall comply with the State of California Subdivision
Map Act and to all the requirements of Ordinance 460, Schedule B, 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 by the City Council, unless extended as provided by Ordinance
460.
The subdivider shall submit one copy of a soils report to the City Engineer
and two copies to the Department of Building and Safety. The report shall
address the soils stability and geological conditions of the site.
Any delinquent property taxes shall be paid prior to recordation of the final
map.
Legal access as required by Ordinance 460 shall be provided from the tract
map boundary to a City maintained road.
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 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:
a. Be limited to a maximum slope ratio of 2 to 1.
b. Be contour-graded to blend with existing natural contours.
c. Be a part of the downhill lot when within or between individual lots.
STAFF R PT\TM25417 13
All slopes over three {3) feet in height shall be landscaped and irrigated
according to the City Development Code. An erosion control landscaping plan
demonstrating methods of erosion protection for these slopes shall be prepared
by a qualified professional; and shall be submitted to the City Planning
Department for review and approval prior to issuance of grading permits.
The applicant shall comply with the environmental health recommendations
outlined in the County Health Department~s transmittal dated November 13,
1990, a copy of which is attached.
10.
All proposed construction shall comply with the California Institute of
Technology, PaiDmar Observatory Outdoor Lighting Policy, as outlined in the
Southwest Area Plan.
11. This subdivision shall comply with Specific Plan No. 219, Amendment No. 1.
12. Lots created by this subdivision shall comply with the following:
Lots created by this subdivision shall be in conformance with the
development standards of Planning Area 6 as provided in Specific Plan
No. 219, Amendment No. 1.
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.
13.
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.
14.
The subdivider and all successors in interest shall comply with the provisions
of Development Agreement No. L~ and Specific Plan No. 219, Amendment No. 1.
15.
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.
16. The following note shall be placed on the Environmental Constraints Sheet:
This property is located within thirty (30) miles of Mount PaiDmar
Observatory. All proposed outdoor lighting systems shall comply with
the California institute of Technology, PaiDmar Observatory
recommendations.
County Slope Stability Report No. 122 was prepared for this property
and is on file at the Planning Department. Specific items of concern in
the report are as follows: Slope Stability.
STA FFRPT\TM25~,17 14
17.
18.
The developer shall comply with the following parkway landscaping
conditions:
Prior to recordation of the final map the developer shall file an
application with the City for the formation of or annexation to, a
parkway maintenance district for Vesting Tentative Tract No. 25L~17 in
accordance with the Landscaping and Lighting Act of 1972, unless the
project is within an existing parkway maintenance district.
Prior to the issuance of building permits, the developer shall secure
approval of proposed landscaping and irrigation plans from the City
Engineering and Planning Department. All landscaping and irrigation
plans and specifications shall be prepared in a reproducible format
suitable for permanent filing with the City Engineering Department.
The developer shall post a landscape performance bond which shall be
released concurrently with the release of subdivision performance
bonds, guaranteeing the viability of all landscaping which will be
installed prior to the assumption of the maintenance responsibility by
the district.
The developer, the developer~s successors-in-interest or assignees,
shall be responsible for all parkway landscaping maintenance until such
time as maintenance as taken over by the district.
The developer shall comply with the standards and exhibits in Specific
Plan No. 219, Amendment No. 1.
Prior to the issuance of GRADING PERMITS the following conditions shall be
satisfied:
If the project is to be phased, prior to the issuance 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\TM25~,17 15
1. The angle of the graded slope shall be gradually adjusted to the
angle of the natural terrain.
19.
20.
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.
Driveways shall be designed so as not to exceed a fifteen ~ 15) percent
grade.
Grading plans shall conform to adopted Hillside Development Standards:
All cut and/or fill slopes, or individual combinations thereof, which
exceed ten feet in vertical height shall be modified by an appropriate
combination of a special terracing ~benching) plan, increased slope
ratio {i. e., 3:1 ), retaining walls, and/or slope planting combined with
irrigation. All driveways shall not exceed a fifteen percent grade.
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:
The project shall comply with the requirements of Development
Agreement No. ~,.
Prior to the issuance of building 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:
STAFFRPT\TM25~,17 16
1. 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 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 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.
10.
All trees shall be minimum double staked. Weaker and/or slow
growing trees shall be steel staked.
Prior to the issuance of building permits for Lots 1-6, a plot plan shall
be submitted to the Planning Department pursuant to Section 18.30 of
Ordinance No. 3L~8 accompanied by all applicable filing fees, as a plot
plan that is subject to the California Environmental Quality Act and is
transmitted to governmental agencies other than the City Planning
Department. The plot plan shall ensure the conformance of the final
site development with the Design Guidelines of Specific Plan No. 219,
Amendment No, 1.
STAFFRPT\TM25~17 17
21.
22.
23.
25.
26.
~7.
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 Vesting
Tentative Tract Map No. 25~,17, which action is brought within the time period
provided for in California Government Code Section 66~,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 Government Code
Section 66~,62 at such time as the City acquires the property interests
required forthe improvements. Such egreement shall providefor paymentby
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 Codes 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.
All utilities, except electrical lines rated 33kv or greater, shall be installed
underground.
The Covenants, Conditions and Restrictions (CCBR's) shall be reviewed and
approved by the Planning Department prior to final approval of the tract
maps. The CCBR's shall include liability insurance and methods of maintaining
the open space.
STAFFR PT\TM25u, 17 18
28.
No lot 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 flexibility of assessments to meet changing costs of
maintenance, repairs, and services. Recorded CC~,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.
29.
Every owner of a lot shall own as an appurtenance to such 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.
30.
Maintenance for all landscaped and open areas, including parkways, shall be
provided for in the CCBRIs.
31.
Within forty-eight {~,8) hours of the approval of the project, the
applicant/developer shall deliver to the Planning Department a cashiers check
or money order payable to the County Clerk in the amount of One Thousand,
Two Hundred, Seventy-Five Dollars {$1,275.00), which includes the One
Thousand, Two Hundred, Fifty Dollars ($1,250.00) fee in compliance with AB
3158, required by Fish and Game Code Section 711 .~,( d ){2 ) plus the Twenty-
Five Dollar {$25.00) County administrative fee to enable the City to file the
Notice of Determination required under Public Resources Code Section 21152
and 14 Cal. Code of Regulations 15075. If within such forty-eight lu,8) hour
period the applicant/developer has not delivered to the Planning Department
the check required above, the approval for the project granted herein shall
be void by reason of failure of condition, Fish and Game Code Section
711 .~{c).
Enqineerin.q 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.
32.
The Developer shall comply with the State of California Subdivision Map Act,
and all applicable City Ordinances and Resolutions.
STAFFRPT\TM25~,17 19
33.
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:
As deemed necessary by the City Engineer or his representative, 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;
CalTrans; and
Parks and Recreation Department.
35. 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.
36. I n the event that full improvements for Meadows Parkway, DePortola Road and
Street "A" are not constructed by Assessment District 159 prior to the final
map recordation, the developer shall construct or bond for the improvements
to provide for one-half street improvements plus one 12 foot lane per
Riverside County Standard No. 101 (100~/76). The improvements shall be
constructed prior to occupancy.
37.
Vehicular access shall be restricted on Meadows Parkway, DePortola Road and
Street "A" and so noted on the final map with the exception of private street
and driveway openings as approved by the City Engineer.
38.
Corner property line cut off shall be required per Riverside County Standard
No. 805.
39.
Private drainage easements for cross-lot drainage shall be required and shall
be delineated or noticed on the final map.
Easements for sidewalks for public uses shall be dedicated to the City where
sidewalks meander through private property.
An easement for a joint use driveway shall be provided prior to approval of the
Final Map or issuance of building permits, whichever occurs first.
Easements, when required for roadway slopes, landscape easements, drainage
facilities, utilities, etc., shall be shown on the final map if they are located
within the land division boundary. All offers of dedication and conveyances
shall be submitted and recorded as directed by the City Engineer.
STAFFRPT\TM250,17 20
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 CCF, 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 CCSR~s shall be reviewed and approved by the City and recorded. The
CC~,R~s shall be subject to the following conditions:
a. The CC~,R's shall be prepared at the developer's sole cost and expense.
The CC~,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 CCSR'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 CC&R's shall provide for the effective establishment. operation.
management, use, repair and maintenance of all common areas and
facilities.
The CC~,R's shall provide that the property shall be developed.
operated and maintained so as not to create a public nuisance.
The CCSR's shall provide that if the property is not maintained in the
condition required by the CCSR~s, then the City, after making due
demand and giving reasonable notice, may enter the property and
perform. at the owner~s sole expense, any maintenance required
thereon by the CC~,R~s or the City ordinances. The property shall be
subject to a lien in favor of the City to secure any such expense not
promptly reimbursed.
The declaration shall contain language prohibiting further
subdivision of any lots. whether they are lettered lots or
numbered lots.
ii.
All parkways, open areas, and landscaping shall be permanently
maintained by homeowner's association or other means acceptable
to the City. Such proof of this maintenance shall be submitted
to the Planning and Engineering Divisions prior to issuance of
building permits.
iii.
Reciprocal access easements and maintenance agreements
ensuring access to all parcels and joint maintenance of all roads.
drives or parking areas shall be provided by CC~,R's or by deeds
and shall be recorded concurrent with the map or prior to the
issuance of building permit where no map is involved.
STAFFRPT\TM25~,17 21
u,6.
u,7.
49.
50.
51.
52.
The developer, or the developer~s successor, shall execute a current Public
Facilities Agreement with the City of Temecula which provides for the payment
of the sum of money per residential unit then established by Resolution of the
City Council, prior to the issuance of any building permits for any individual
lots.
The subdivlder 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, medians, sidewalks, drive approaches, street lights,
signing, striping, traffic signal systems, and other traffic control
devices as appropriate.
b. Storm drain facilities.
c. Landscaping (street and parks).
Sewer and domestic water systems.
e. All trails, as required by the City's Master Plans.
f. Undergrounding of existing and proposed utility distribution lines.
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. u,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.
Street names shall be subject to the approval of the City Engineering
Department.
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.
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.
STAFFRPT\TM25~17 22
53. A minimum centerline street grade shall be 0.50 percent.
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 2LP x 36" mylar by a Registered Civil
Engineer.
55.
A geological report shall be prepared by a qualified engineer or geologist and
submitted at the time of application for grading plan check.
56.
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.
57.
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.
58.
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."
59.
A copy of the improvement plans, grading plans and final map, along with
supporting hydrologic and hydraulic calculations should be submitted to the
Riverside County Flood Control District and the City of Temecula Engineering
Department for review.
60.
Adequate provisions shall be made for acceptance and disposal of surface
drainage entering the property from adjacent areas.
61.
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:
62.
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 Engineeris Office.
63.
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.
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\TM25417 23
65. A permit shall be required from CalTrans for any work within the following
right-d-way:
Hiqhway 79
PRIOR TO BUILDING PERMIT:
66°
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 compact(on and site conditions.
67.
Grading of the subject property shall be in accordance with the Uniform
Building Code, City Grading Standards and accepted grading practices. The
final grading plan shall be in substantial conformance with the approved rough
grading plan.
PRIOR TO ISSUANCE OF CERTIFICATES OF OCCUPANCY:
68.
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.
69.
Existing city roads requiring construction shall remain open to traffic at all
times with adequate detours during construction.
70.
Asphaltic emulsion (fog seal) shall be applied not less than 10, 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
90, of the State Standard Specifications.
71.
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 OF THE FINAL MAP:
72.
A signing and striping plan shall be designed by a registered Civil Engineer
and approved by the City Engineer for DePortola Road, Street "A" and
Meadows Parkway. These shall be included in the street improvement plans.
STAFFRPT\TM25u, 17 20,
PRIOR TO THE ISSUANCE OF ANY ENCROACHMENT PERMITS:
73.
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.
PRIOR TO THE ISSUANCE OF OCCUPANCY PERMITS:
All signing and striping shall be installed per the approved signing and
striping plan.
75.
Plans for a traffic signal shall be designed by a registered Civil Engineer and
approved by the City Engineer for the intersection of Meadows Parkway with
DePortola Road and Meadows Parkway with Street "A". All traffic signals
shall be installed and operational per the special provisions and the approved
traffic signal plan when warranted.
76°
Prior to designing any of the above plans, contact Transportation Engineering
for the design requirements.
STAFFRPT\TM25~,17 25
CITY OF TEMECULA
PLANNING DEPARTMENT
INITIAL ENVIRONMENTAL STUDY
Backqround
1. Name of Proponent:
2. Address and Phone
Number of Proponent:
5.
6.
Date of Environmental
Assessment:
Agency Requiring
Assessment:
Name of Proposal,
if applicable:
Location of Proposal:
Bedford Properties
28765 Single Oak Drive, Suite 200
Temecula, CA 92390
(71L~) 676-7290
February 13, 1991
CITY OF TEMECULA
Tentative Tract Map No. 25~,17
Southwest corner of DePortola Road
Meadows Parkway.
I I. Project Description
Tentative Tract Map No. 25~,17 proposes to subdivide the subject 37.8 acre site,
which is within Planning Area 6 of Specific Plan No. 219, Amendment No. 1, into 6
multi-family residential lots and 2 open space lots.
Project Summary:
SP 219 TM 250,17
Planning Area 5
590 D.U. 6 Lots
III. Discussion of the Environmental Evaluation
The following environmental impacts associated with Specific Plan No. 219 are
insignificant in that the design of the project as proposed includes the necessary
mitigation measures which have been adopted within EIR 235:
Water and Sewer:
The project will have an average daily consumption
of domestic water of 1,683,300 gallons at 300
gallons/d.u./day. The project will generation
between 1.81 and 3.08 million gallons per day of
sewage flow. Onsite wastewater collection facilities
will be constructed to tie into Eastern Municipal
Water District's master planned facilities being
constructed through the Rancho Villages
STAFFRPT\TM25u, 17 26
B. Utilities:
Energy Resources:
Parks and Recreation:
Assessment District. Construction of all structures
within the project will conform to state laws
requiring water efficient plumbing fixtures.
Gas, electricity, and telephone service will be
provided by respective purveyors of the service.
Lines for electrical and telephone services, and
mains for natural gas are located along the project
boundaries.
The project will increase consumption of energy for
motor vehicle movement, space and water heating,
air conditioning, use of home appliances, and
operation of construction equipment. The project
will adhere to State Code Title 20, energy
conservation standards and will employ site design,
when possible, for additional energy conservation.
Non vehicular pathways are included within, and
adjacent to, the project site. Commercial and
employment centers are in proximity to the project
site.
Project residents will create a demand for parks and
recreation facilities, and for open space. The
project design provides 2u,2+/- acres of recreation
areas, parkway greenbelts, and paseo open space.
The following environmental impacts associated with Specific Plan No. 219 are
potentially significant, but will be avoided or substantially lessened by the identified
mitigation measures which have been adopted within EIR 235:
A. Seismic Safety
1. Impact:
Although faults have been previously mapped on-
site, they have been determined to be inactive and
the risk of ground rupture due to faulting on the
project is considered nil. Liquefaction potential
exists along the entire flat alluviated area of
Temecula Creek within the southern site boundary.
2. Mitiqation:
During site development, additional geologic
evaluation shall be continued in order to verify the
extent and relative age of fault activity. Mitigation
of the liquefaction potential within the southern
portion of the site will occur as a result of project
development, which will lower artificially high
groundwater levels by removal of recharge ponds,
as well as increase overburden as a result of site
grading.
STAFFRPT\TM25417 27
Slopes and Erosion
1. Impact:
2. Mitiqation:
Flooding
1. Impact:
2. Mitiqation:
Noise
1. Impact:
The Meadows Specific Plan will unavoidably alter
some of the existing landforms. Owing to the
general granular nature of graded slopes, a
moderate to severe erosion potential exists if slopes
are unprotected. Removal and recompaction of
portions of alluvial/colluvial soils within fill areas
and shallow cut areas will be necessary.
Temporary groundcover shall be provided to
prevent erosion during the construction phase.
Permanent vegetation shall be planted as soon as
possible after grading. Specific requirements for
alluvial/colluvial soils removal shall be developed
during tentative map'studies and incorporated into
project grading. The three small possible landslide
areas shall be investigated during design level
studies and all mitigation measures identified as a
result of that investigation will be incorporated into
future development approvals. Remedial grading
recommendations to provide for the long term
stability will be provided based upon a finalized
grading design.
Development of the Vail Meadows Specific Plan will
alter the existing drainage patterns and will
increase runoff to Temecula Creek and, to a lesser
extent, Murrieta Creek.
A master drainage plan has been developed to
respond to the hydrologlcal constraints of the site.
A more in-depth assessment of the Temecula
floodplain shall be conducted during the final
design and preparation of the tentative tract maps,
and all mitigation measures identified as a result of
that assessment will be incorporated into future
development approvals. Erosion control devices
shall be utilized in hillside development areas to
mitigate the effect of increased runoff at points of
discharge. If required, the project applicant will
contribute Drainage Improvement Fees as
appropriate.
Noise generated from the project will derive from
two sources, construction and vehicular traffic, but
is not anticipated to result in unacceptable noise
levels to existing or proposed off-site uses. Onsite
areas adjacent to high volume roadways may be
subject to noise impacts.
STAFFRPT\TM25~17 28
2. Mitiqation:
A noise analysis shall be required in planning areas
adjacent to high volume perimeter roads. If
indicated, noise attenuation will be incorporated
into project design.
E. Water Quality
1. I rapact:
Implementation of the project will alter the
composition of surface runoff by grading the site
surfaces; by construction of impervious streets,
roofs and parking facilities; and by the irrigation of
landscaped areas. Runoff conveyed to Temecula
and Murrieta Creeks will contain minor amounts of
pollutants.
2. Mitiqation:
The project will employ erosion control devices
during grading, such as temporary berms,
culverts, sand bagging or alesilting basins. Urban
runoff will be mitigated through implementation of a
street cleaning program.
F. Wildlife/Veqetation
1. Impact:
As a consequence of grassland and coastal sage
scrub vegetation removal, existing wildlife will
either be destroyed or displaced. Impacts upon
habitat containing a population of the Stephens
Kangaroo Rat will result.
2. Mitiqation:
The project applicant will participate in any in-place
County program which provides for off-site
mitigation of impacts to the Stephens Kangaroo Rat,
or enter into a Memorandum of Understanding wit
the California Department of Fish and Game.
G. Historic and Prehistoric Sites
1. Impact:
Without proper mitigation, implementation of the Vail
Meadows Specific Plan could potentially destroy
archaeological/historical sites on the property.
2. Mitiqation:
Prior to the approval of any additional implementing
processes, the applicant/developer will meet with
the County Historical Commission to determine
appropriate measures to mitigate potential impacts
to archaeological/historical sites; all mitigation
measures identified as a result of the meeting(s) will
be incorporated into future development approvals.
H. Circulation
1. Impact:
The Vail Meadows Specific Plan is anticipated to
generate u,7,600 vehicle trips per day at project
completion. Approximately Ll0,000 of these trips
would be external to the site.
STAFFRPT\TM25~,17
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2. Mitiqation:
Fire Protection
1. Impact:
2. Mitiqatlon:
Sheriff
1. Impact:
2. Mitiqation:
Schools
1. Impact:
2. Mitlqation:
Solid Waste
1. Impact:
2. Mitiqation:
Construction of the proposed circulation network
will adequately service future on-site traffic
volumes. Off-site improvements will be constructed
as required by the County Road Department and
CalTrans.
The project site would be subject to Category I I
urban development requirements with regard to fire
protection services.
The project site will be served by a proposed fire
station, to be constructed near Highway 79. The
developer will pay mitigation fees as required by the
Board of Supervisors.
Project residents will impose increased demands on
law enforcement and sheriff services.
Project design will incorporate appropriate lighting,
site design, security hardware and such design
features as will promote optimal security. The
developer will pay mitigation fees as required by the
Board of Supervisors.
The project will generate an estimated 3,109
students in grades K~8 and 1,187 students in
grades 9-12, impacting the Temecula Union School
District.
The project has designated four elementary school
sites and one junior high school site. The developer
will pay school mitigation fees as required.
Project residents, estimated at 1LI, 587, will generate
approximately 58 tons per day of solid waste,
incrementally shortening the life of County landfill
sites.
The County Solid Waste Management Plan includes
programs for reducing the quantity of wastes being
landfilled, including source reduction and business
and residential separation of recoverables. These
programs may be implemented by project residents
and businesses.
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Libraries
1. Impact:
2. Mitiqation:
The projectms population will increase demand for
library facilities and services.
The developer will pay library mitigation fees as
required by the Board of Supervisors.
The following environmental impact associated with Specific Plan No. 219 cannot be
fully mitigated and a statement of overriding findings has been adopted within EIR
235:
Air Quality
1. Impact:
At project build-out, daily motor vehicle emissions
for the project will total approximately 7,75~,
Ibs/day. Power plant emissions for electrical
energy consumed on-site will total 175 Ibs/day.
Natural gas emissions for project consumption will
total 163.6 Ibs per day. Approximately 100 Ibs of
dust per acre will be generated each day of
construction in addition to an undetermined amount
of motor emissions during site preparation an
construction.
2. Mitiqation:
Because most of the project-related air pollution
emissions are generated by automobiles, effective
mitigation is limited. On-site provisions for
schools, shopping, and recreation has been
incorporated into project design. Sufficient acreage
has been zoned for industrial use in the Rancho
California/Temecula area to provide employment
opportunities. project design includes a circulation
plan designed for efficient and direct traffic flows
and alternative transit modes including pedestrian,
bicycle, and equestrian trails. The Rancho Villages
Policy Plan, to which this project is subject,
requires pedestrian and bus stop facilities for
commercial areas. These requirements will be
implemented at the development application stage.
Particulate matter and other pollutants generated
during grading and construction will be reduced
through compliance with County Ordinance No.
which specifies watering during construction, and
planting of ground cover.
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IV. Conclusion
The Riverside County Board of Supervisors certified Environmental Impact Report
(El R) No. 235 in conjunction with the approval of Specific Plan No. 219 and Change
of Zone No. 510,0. The EIR included mitigation measures to reduce environmental
impacts to levels of insignificance. The Board of Supervisors also adopted
statements of overriding considerations for the air quality impacts. Tentative Tract
Map No. 250,17 proposes a residential development that is consistent with the
guidelines and requirements of Planning Area 6 of Specific Plan No. 219, Amendment
No. 1; and will not result in impacts to the environment. The Conditions of Approval
are adequate to mitigate any potential significant impacts to levels of insignificance.
Pursuant to the California Environmental Quality Act {CEQA) and Condition of
Approval No. 12 of Specific Plan No. 219, this Initial Study has been prepared to
demonstrate that the changes resulting from the proposed 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.
STAFFRPT\TM250,17 32
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, which were adopted for EIR 235
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 ENVIRONMENTAL IMPACT REPORT is
required.
X
February 1;3, 1991
Date
Oliver Mujica, Senior Planner
For CITY OF TEMECULA
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