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080217 PC Agenda
In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please contact the office of the City Clerk (951) 694-6444. Notification 48 hours prior to a meeting will enable the City to make reasonable arrangements to ensure accessibility to that meeting [28 CFR 35.102.35.104 ADA Title II]. AGENDA TEMECULA PLANNING COMMISSION REGULAR MEETING CITY COUNCIL CHAMBERS 41000 MAIN STREET TEMECULA, CALIFORNIA AUGUST 2, 2017 — 6:00 PM CALL TO ORDER: Flag Salute: Roll Call: PUBLIC COMMENTS Next in Order: Resolution: 17-20 Gary Youmans Guerriero, Telesio, Turley-Trejo, Watts and Youmans A total of 15 minutes is provided for members of the public to address the Commission on items that are not listed on the Agenda. Speakers are limited to three minutes each. If you desire to speak to the Commission about an item not on the Agenda, a salmon colored "Request to Speak" form may be filled out and filed with the Commission Secretary. When you are called to speak, please come forward and state your name for the record. For all other agenda items a "Request to Speak" form may be filed with the Commission Secretary prior to the Commission addressing that item. There is a three-minute time limit for individual speakers. NOTICE TO THE PUBLIC All matters listed under Consent Calendar are considered to be routine and all will be enacted by one roll call vote. There will be no discussion of these items unless Members of the Planning Commission request specific items be removed from the Consent Calendar for separate action. CONSENT CALENDAR 1 Minutes RECOMMENDATION: 1.1 Approve the Action Minutes of July 19, 2017 1 2 Director's Hearing Summary Report RECOMMENDATION: 2.1 Receive and File Director's Hearing Summary Report PUBLIC HEARING ITEMS Any person may submit written comments to the Planning Commission before a public hearing or may appear and be heard in support of or in opposition to the approval of the project(s) at the time of hearing. If you challenge any of the projects in court, you may be limited to raising only those issues you or someone else raised at the public hearing or in written correspondences delivered to the Commission Secretary at, or prior to, the public hearing. Any person dissatisfied with any decision of the Planning Commission may file an appeal of the Commission's decision. Said appeal must be filed within 15 calendar days after service of written notice of the decision, must be filed on the appropriate Community Development Department application and must be accompanied by the appropriate filing fee. 3 Planning Application Number PA17-0167, a Maior Modification to a Development Plan for the Temecula Town Center to alter the existing exterior elevations with new paint, trim, canopies, walls, awnings, and tower elements, and a 433 square foot addition under an existing canopy at the existing shopping center located at the northeast corner of Ynez Road and Rancho California Road (Assessor Parcel Numbers 921-320-012, 016, 018, 021, 037, 038, 041, 045, & 921-320-052 thru 061), Brandon Rabidou RECOMMENDATION: 3.1 Adopt a resolution entitled: PC RESOLUTION NO. 17- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NO. PA17-0167, A MAJOR MODIFICATION TO A DEVELOPMENT FOR THE TEMECULA TOWN CENTER TO ALTER THE EXISTING EXTERIOR ELEVATIONS WITH NEW PAINT, TRIM, CANOPIES, WALLS, AWNINGS, AND TOWER ELEMENTS, AND A 433 SQUARE FOOT ADDITION UNDER AN EXISTING CANOPY AT THE EXISTING SHOPPING CENTER LOCATED AT THE NORTHEAST CORNER OF YNEZ ROAD AND RANCHO CALIFORNIA ROAD AND MAKING A FINDING OF EXEMPTION UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) (APN NUMBERS 921-320-012, 016, 018, 021, 037, 038, 041, 045, & 921-320-052 THRU 061) 4 Planning Application Number PA16-0710, a Development Plan for an approximately 53,574 square foot concrete tilt -up 2 story shell industrial building located at 42006 Remington Avenue, Brandon Rabidou 2 RECOMMENDATION: 4.1 Adopt a resolution entitled: PC RESOLUTION NO. 17- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NO. PA16-0710, A DEVELOPMENT PLAN FOR AN APPROXIMATELY 53,574 SQUARE FOOT CONCRETE TILT -UP 2 STORY SHELL INDUSTRIAL BUILDING LOCATED AT 42006 REMINGTON AVE, AND MAKING A FINDING OF EXEMPTION UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) (APN 909-370-013) 5 Planning Application No. PA17-0648, a Conditional Use Permit to operate an outpatient, non-medical behavioral treatment and counseling center located within an existing medical office suite at 44065 Margarita Road, Suite 100, Scott Cooper RECOMMENDATION: 5.1 Adopt a resolution entitled: PC RESOLUTION NO. 17- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NO. PA17-0648, A CONDITIONAL USE PERMIT TO OPERATE AN OUTPATIENT, NON- MEDICAL BEHAVIORAL TREATMENT AND COUNSELING CENTER LOCATED WITHIN AN EXISTING MEDICAL OFFICE SUITE AT 44065 MARGARITA RD., SUITE 100 AND MAKING A FINDING OF EXEMPTION UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) (APN 959-080-038) 6 Planning Application No. PA17-0090, a Conditional Use Permit to allow for Bastards American Canteen to obtain a California Alcoholic Beverage Control (ABC) Type 47 On - Sale General license for a Bona Fide Public Eating Place (Restaurant) and for live indoor entertainment. The restaurant is located at 27717 Jefferson Avenue, Scott Cooper RECOMMENDATION: 6.1 Adopt a resolution entitled: PC RESOLUTION NO. 17- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NO. PA17-0090, A CONDITIONAL USE PERMIT TO ALLOW FOR BASTARDS AMERICAN CANTEEN TO OBTAIN A CALIFORNIA ALCOHOLIC BEVERAGE CONTROL TYPE 47 ON -SALE GENERAL LICENSE FOR A BONA FIDE PUBLIC EATING PLACE (RESTAURANT) AND FOR LIVE INDOOR ENTERTAINMENT 3 LOCATED AT 27717 JEFFERSON AVENUE AND MAKING A FINDING OF EXEMPTION UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) (APN 921-400-025) 7 Cypress Ridge, a residential project including Planning Application Number PA15-1894, a General Plan Amendment to revise the General Plan designation from Professional Office (PO) to Medium (M) Density residential; PA15-1895, a Planned Development Overlay/Zone Change to revise the Zoning designation from Professional Office (PO) to Planned Development Overlay 15; PA15-1893, a Tentative Tract Map to allow for the creation of two lots from three; and PA15-1892, a Development Plan to allow for 245 residential market rate units consisting of detached and attached cluster units, and duplex/triplex units totaling approximately 439,341 square feet, the conversion of 0.67 acres of an off-site existing concrete drainage ditch into a landscaped infiltration basin, improvements to Pala Park and additional off-site landscape improvements north of the project site along Pechanga Parkway. The project is generally located at the northeast intersection of Pechanga Parkway and Loma Linda Road, Eric Jones RECOMMENDATION: 7.1 Adopt a resolution entitled: PC RESOLUTION NO. 17- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA RECOMMENDING THAT THE CITY COUNCIL CERTIFY AS ADEQUATELY PREPARED, IN ACCORDANCE WITH THE CALIFORNIA ENVIRONMENTAL QUALITY ACT, THE ENVIRONMENTAL IMPACT REPORT PREPARED FOR THE CYPRESS RIDGE PROJECT, CONSISTING OF APPROXIMATELY 22.73 ACRES GENERALLY LOCATED ON THE NORTHEAST CORNER OF PECHANGA PARKWAY AND LOMA LINDA ROAD AND TAKE ACTIONS RELATED THERETO (APN 961-450-003, 961- 450-012, 961-450-013) 7.2 Adopt a resolution entitled: PC RESOLUTION NO. 17- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA RECOMMENDING THAT THE CITY COUNCIL ADOPT A RESOLUTION ENTITLED "A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TEMECULA APPROVING A GENERAL PLAN AMENDMENT APPLICATION TO REVISE THE GENERAL PLAN DESIGNATION OF THREE EXISTING PARCELS FROM PROFESSIONAL OFFICE (PO) TO MEDIUM DENSITY (M) RESIDENTIAL IN CONNECTION WITH THE CYPRESS RIDGE PROJECT (APNS: 961-450-003, 961-450-012, 961-450-013) (PA15-1894) 4 7.3 Adopt a resolution entitled: PC RESOLUTION NO.17- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA RECOMMENDING THAT THE CITY COUNCIL ADOPT AN ORDINANCE ENTITLED "AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TEMECULA AMENDING TITLE 17 OF THE TEMECULA ZONING CODE TO ADD A NEW ARTICLE XVI (CYPRESS RIDGE PLANNED DEVELOPMENT OVERLAY DISTRICT 15) TO CHAPTER 17.22 (PLANNED DEVELOPMENT OVERLAY ZONING DISTRICT) ON A 22.73 ACRE SITE GENERALLY LOCATED ON THE NORTHEAST CORNER OF PECHANGA PARKWAY AND LOMA LINDA ROAD (APN: 961-450-003, 961-450-012, 961- 450-013) (PA15-1895)" 7.4 Adopt a resolution entitled: PC RESOLUTION NO. 17- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA RECOMMENDING THAT THE CITY COUNCIL ADOPT A RESOLUTION ENTITLED "A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TEMECULA APPROVING TENTATIVE TRACT MAP 37021 TO DIVIDE THREE EXISTING PARCELS TOTALING 22.73 ACRES INTO TWO LOTS (WITH THREE LETTERED LOTS) TO ALLOW FOR A RESIDENTIAL DEVELOPMENT ON THE NORTHEAST CORNER OF PECHANGA PARKWAY AND LOMA LINDA ROAD (APN 961-450-003, 961-450-012, 961- 450-013) (PA15-1893) 7.5 Adopt a resolution entitled: PC RESOLUTION NO. 17- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA RECOMMENDING THAT THE CITY COUNCIL ADOPT A RESOLUTION ENTITLED "A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TEMECULA APPROVING A DEVELOPMENT PLAN APPLICATION TO ALLOW FOR 245 RESIDENTIAL MARKET RATE UNITS CONSISTING OF DETACHED/ATTACHED CLUSTER, AND DUPLEX/TRIPLEX UNITS TOTALING APPROXIMATELY 439,341 SQUARE FEET. A 0.67 ACRE OFF- SITE EXISTING CONCRETE DRAINAGE DITCH INTO A LANDSCAPED INFILTRATION BASIN AND MAKING IMPROVEMENTS TO PALA PARK AND ADDITIONAL OFF-SITE LANDSCAPE IMPROVEMENTS NORTH OF THE PROJECT SITE ALONG PECHANGA PARKWAY (APN: 961-450-003, 961- 450-012, 961-450-013) (PA15-1892) REPORTS FROM COMMISSIONERS REPORTS FROM COMMISSION SUBCOMMITTEE(S) 5 DIRECTOR OF COMMUNITY DEVELOPMENT REPORT DIRECTOR OF PUBLIC WORKS REPORT ADJOURNMENT Next regular meeting: Planning Commission, Wednesday, August 16, 2017, 6:00 PM City Council Chambers, 41000 Main Street, Temecula, California. NOTICE TO THE PUBLIC The agenda packet (including staff reports) will be available for public viewing in the Main Reception area at the Temecula Civic Center (41000 Main Street, Temecula) after 4:00 PM the Friday before the Planning Commission meeting. At that time, the agenda packet may also be accessed on the City's website — TemeculaCA.gov — and will be available for public viewing at the respective meeting. Any petition for judicial review of a decision of the Planning Commission shall be filed within time required by, and controlled by, Sections 1094.5 and 1094.6 of the California Code of Civil Procedure. In any such action or proceeding seeking judicial review of, which attacks or seeks to set aside, or void any decision of the Temecula Planning Commission shall be limited to those issues raised at the hearing or in written correspondence delivered to the City Clerk at, or prior to, the public hearing described in this notice. Supplemental material received after the posting of the Agenda Any supplemental material distributed to a majority of the Commission regarding any item on the agenda, after the posting of the agenda, will be available for public viewing in the Main Reception area at the Temecula Civic Center (41000 Main Street, Temecula, 8:00 AM — 5:00 PM). In addition, such material may be accessed on the City's website — TemeculaCA.gov — and will be available for public viewing at the respective meeting. If you have questions regarding any item on the agenda for this meeting, please contact the Community Development Department at the Temecula Civic Center, (951) 694-6400. 6 ACTION MINUTES TEMECULA PLANNING COMMISSION REGULAR MEETING CITY COUNCIL CHAMBERS 41000 MAIN STREET TEMECULA, CALIFORNIA JULY 19, 2017 — 6:00 PM Next in Order: Resolution: 17-18 CALL TO ORDER: Flag Salute: ROLL CALL: Chairperson Telesio (6:00 p.m.) Turley-Trejo led the Flag Salute Commissioners Present: Guerriero, Telesio, Turley-Trejo, and Watts ABSENT: YOUMANS Staff Present: Watson, Fisk, Marroquin, Thomas, Cooper, Rabidou, and Jacobo PUBLIC COMMENTS There were no requests to speak during public comments. NOTICE TO THE PUBLIC All matters listed under Consent Calendar are considered to be routine and all will be enacted by one roll call vote. There will be no discussion of these items unless Members of the Planning Commission request specific items be removed from the Consent Calendar for separate action. CONSENT CALENDAR 1 Minutes RECOMMENDATION: 1.1 Approve the Action Minutes of June 21, 2017 APPROVED 3-0-1-1; MOTION BY COMMISSIONER WATTS, SECOND BY COMMISSIONER GUERRIERO; AYE VOTES FROM COMMISSIONERS GUERRIERO, TELESIO, AND WATTS; TURLEY-TREJO ABSTAINED; YOUMANS ABSENT PUBLIC HEARING ITEMS 2 Planning Application No. PA16-1550, a Modification to a Development Plan for the construction of an approximately 11,126 square foot parking deck located at 43500 Ridge Park Drive, Scott Cooper APPROVED 4-0; MOTION BY COMMISSIONER GUERRIERO, SECOND BY COMMISSIONER WATTS; AYE VOTES FROM COMMISSIONERS GUERRIERO, TELESIO, WATTS, AND TURLEY-TREJO; YOUMANS ABSENT City of Temecula Page 2 Planning Commission - Regular Meeting Action Minutes July 19, 2017 6:00 — 6:29 p.m. RECOMMENDATION: 2.1 Adopt a resolution entitled: PC RESOLUTION NO. 17-18 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NO. PA16-1550, A MODIFICATION TO A DEVELOPMENT PLAN FOR THE CONSTRUCTION OF AN APPROXIMATELY 11,126 SQUARE FOOT PARKING DECK LOCATED AT 43500 RIDGE PARK DRIVE, AND MAKING A FINDING OF EXEMPTION UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) (APN'S 940-310-030, 940-310-031) 3 Planning Application Number PA17-0626, a Major Modification to a Development Plan to allow Costco to redesign site access, re-stripe/add parking spaces, add five fuel dispensers, expand the fuel station canopy, add diesel to all existing stalls, and improve overall site circulation for the existing Costco located at 26610 Ynez Road, Brandon Rabidou APPROVED 4-0-1 (WITH THE ADDED CONDITIONS OF APPROVAL); MOTION BY COMMISSIONER WATTS, SECOND BY COMMISSIONER TURLEY-TREJO; AYE VOTES FROM COMMISSIONERS GUERRIERO, TELESIO, WATTS, AND TURLEY- TREJO; YOUMANS ABSENT RECOMMENDATION: 3.1 Adopt a resolution entitled: PC RESOLUTION NO. 17-19 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NO. PA17-0626, A MAJOR MODIFICATION TO A DEVELOPMENT PLAN TO ALLOW FOR COSTCO TO REDESIGN SITE ACCESS, RE-STRIPE/ADD PARKING SPACES, ADD FIVE FUEL DISPENSERS, EXPAND THE FUEL STATION CANOPY, ADD DIESEL TO ALL EXISTING STALLS, AND IMPROVE OVERALL SITE CIRCULATION FOR THE EXISTING COSTCO LOCATED AT 26610 YNEZ ROAD, AND MAKING A FINDING OF EXEMPTION UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) (APN'S 921-810- 013, 921-810-014,921-810-015, & 921-810-016) REPORTS FROM COMMISSIONERS REPORTS FROM COMMISSION SUBCOMMITTEE(S) DIRECTOR OF COMMUNITY DEVELOPMENT REPORT DIRECTOR OF PUBLIC WORKS REPORT 2 City of Temecula Page 3 Planning Commission - Regular Meeting Action Minutes July 19, 2017 6:00 — 6:29 p.m. ADJOURNMENT The Planning Commission meeting was adjourned at 6:29 p.m., to the next regular meeting: Planning Commission, Wednesday, August 2, 2017, 6:00 PM City Council Chambers, 41000 Main Street, Temecula, California. John H. Telesio, Chairperson Luke Watson Planning Commission Director of Community Development 3 CITY OF TEMECULA COMMUNITY DEVELOPMENT DEPARTMENT PLANNING DIVISION MEMORANDUM TO: Planning Commission Chairperson and members of the Planning Commission FROM: Luke Watson, Director of Community Development DATE: August 2, 2017 SUBJECT: Director's Hearing Summary Report Planning Director's Agenda item(s) for July 13, 2017 Date Case No. Proposal Applicant Action July 13, 2017 PA16-1451 A Tentative Parcel Map to merge eight parcels into one to allow development of a hotel generally located on the south side of 3rd Street between Old Town Front Street and Mercedes Street. The map will also allow for the merger of two parcels into one on the north side of 3rd Street between Old Town Front Street and Mercedes Street Bernard Truax 11 APPROVED Attachments: Action Agendas ACTION AGENDA 2 ACTION AGENDA TEMECULA COMMUNITY DEVELOPMENT DIRECTOR'S HEARING MEETING July 13, 2017 1:30 P.M. TEMECULA CITY HALL Great Oak Conference Room 41000 Main Street Temecula, CA 92590 Next in Order: DH Resolution: 17-02 CALL TO ORDER: The meeting was called to order by Director Watson at 1:30 p.m. PUBLIC COMMENT — There were no comments. Item No. 1 Project Number: PA16-1451 Project Type: Tentative Parcel Map Project Title: Truax Hotel TPM Applicant: Bernard Truax II Project Description: A Tentative Parcel Map to merge eight parcels into one to allow development of a hotel generally located on the south side of 3rd Street between OId Town Front Street and Mercedes Street. The map will also allow for the merger of two parcels into one on the north side of 3rd Street between OId Town Front Street and Mercedes Street. Location: 3rd Street between OId Town Front Street and Mercedes Street Environmental Action: Exempt, Section 15162, Subsequent EIRs and Negative Declarations Project Planner: Eric Jones ACTION: APPROVED Dick Fox, addressed the Director of Community Development ADJOURNMENT The meeting was adjourned at 1:38 p.m. 3 STAFF REPORT — PLANNING CITY OF TEMECULA PLANNING COMMISSION DATE OF MEETING: August 2, 2017 TO: Planning Commission Chairperson and members of the Planning Commission FROM: Luke Watson, Director of Community Development PREPARED BY: Brandon Rabidou, Case Planner PROJECT Planning Application Number PA17-0167, a Major Modification to a SUMMARY: Development Plan for the Temecula Town Center to alter the existing exterior elevations with new paint, trim, canopies, walls, awnings, and tower elements, and a 433 square foot addition under an existing canopy at the existing shopping center located at the northeast corner of Ynez Road and Rancho California Road (Assessor Parcel Numbers 921-320-012, 016, 018, 021, 037, 038, 041, 045, & 921-320-052 thru 061) RECOMMENDATION: Adopt a Resolution approving the project subject to Conditions of Approval CEQA: Categorically Exempt Section 15301, Class 1, Existing Facilities PROJECT DATA SUMMARY Name of Applicant: Citivest Commercial Investments General Plan Designation: Community Commercial (CC) Zoning Designation: Community Commercial (CC) Existing Conditions/ Land Use: Site: Community Commercial (CC)/ Temecula Town Center North: Community Commercial (CC) / Vacant Land South: Specific Plan #2 (Rancho Highlands), Community Commercial (CC), High Density Residential (H), Professional Office (PO)/ Temecula Duck Pond, Religious Institution, Temecula Terraces, and various Professional Office buildings East: Community Commercial (CC)/ Self Storage, Charter School, Gas Station, and Retail West: Community Commercial (CC), Highway/Tourist Commercial (HT)/ 1 Tower Plaza Shopping Center BACKGROUND SUMMARY On September 30, 1987, the Riverside County Planning Commission Approved Plot Plan Number 9985 for "Rancho California Town Center." The project was subsequently rebranded "Temecula Town Center" after the City's incorporation. On June 1, 2005, the Planning Commission approved a Major Modification to the previously approved Plot Plan/Development Plan to allow for facade changes throughout the center. On January 26, 2017, Citivest Commercial Investments (Citivest), submitted a Major Modification to allow Temecula Town Center to the Plot Plan/Development Plan to alter the existing exterior elevations with new paint, trim, canopies, walls, awnings, and tower elements, and a 433 square foot addition under an existing canopy at the existing shopping center located between Ynez and Rancho California Road. Staff has worked with the applicant to ensure that all concerns have been addressed, and the applicant concurs with the recommended Conditions of Approval. ANALYSIS Site Plan Temecula Town Center consists of in-line retail shops, retail pads, anchor stores, and major stores. Ownership of the center is divided among these various entities. A substantial number of properties are owned by Citivest, who is looking to update the following locations within the center: Proposed Facade Changes (See Attached Map for Location Details) Location Type Location Anchor 1, 2, 3, & 7 Major 2 Shops G, H, I, J, K, L, & M Pads 1, 2, 5 Other properties under Citivest's ownership are proposed to be updated under a second phase, or be redeveloped as a part of future projects. The proposed changes include a 433 square foot expansion to the "Shops M" building. The addition is proposed under the existing roof while also incorporating column, material, and paint schemes that are proposed for the rest of Shops M. In addition to the facade changes, the applicant is making several additional changes in order to comply with current regulations. Included in these changes are Americans with Disabilities Act (ADA) updates. This work entails updated ramps, railings, parking stalls and sidewalk improvements. Water quality issues are also being addressed on site as the applicant will be required to update all trash enclosures to covered trash enclosures. Architecture 2 Temecula Town Center consists of traditional materials (brick, stucco, and red tile roofs) as well as postmodern elements (exaggerated trellis structures, trellis insets, and non-traditional colors). The applicant is seeking to unify these various themes with an updated design that is more current. These changes include painting a majority of the stucco to "Extra White", and highlighting the white with various tans and browns. Cornices, decorative trims and caps will be highlighted with "Resort Tan", while new awnings are proposed to be a "Medium Bronze" finish. Existing brick is proposed to be repainted to "Canvas Tan." Staff has conditioned the project to ensure the proper maintenance of the brick in order to prevent undesirable peeling and cracking associated with some brick that is painted over. No changes are proposed for the existing roof colors. The proposed project will meet the City's Citywide Design Guidelines by maintaining roof and facade variations, emphasizing entrances, and retaining "heavy" materials on the bases and prominent elements. Trash enclosures throughout the center will be updated to match previously updated trash enclosures (i.e.; Enterprise Rent-A-Car). Due to the unique configuration of buildings and construction requirements, some smaller buildings will use variations of the color palette and facade changes based on the individual design of those buildings (Pads 1, 2, & 5). The variations in the color palette will retain the same basic colors but the prominent color will change based on the existing building's design. LEGAL NOTICING REQUIREMENTS Notice of the public hearing was published in the U -T San Diego on July 20, 2017, and mailed to the property owners within the required 600 -foot radius. ENVIRONMENTAL DETERMINATION In accordance with the California Environmental Quality Act, the proposed project has been deemed to be categorically exempt from further environmental review (Section 15301, Class 1 Existing Facilities). The proposed project would allow for the alteration of exterior elevations, colors, and materials at an existing commercial shopping center. A 433 square foot addition for the project is within an existing building's envelope and will not result in an increase of more than 50% of the floor area of the structure before the addition (while also being under 2,500 square feet). FINDINGS Modifications, Development Code Section 17.05.030.E 1 The proposed use is in conformance with the General Plan for Temecula and with all applicable requirements of state law and other ordinances of the city. As conditioned, the proposed Modification is consistent with the Development Code and policies reflected for Community Commercial (CC) designations in the City of Temecula General Plan. The Specific Plan and General Plan list retail as a permitted use in Community Commercial locations. The site is properly planned and zoned and is 3 physically suitable for the use proposed. The project is also consistent with other applicable requirements of State law and local ordinances, including the California Environmental Quality Act (CEQA), the City Wide Design Guidelines, and fire and building codes. Moreover, Policy 2.9 of the Community Design element of the General Plan states, "Establish rehabilitation programs for older commercial centers to prevent blight and maintain the quality of the built environment." The proposed project will significantly rehabilitate a portion of an existing commercial center with private funds. 2. The overall development of the land is designed for the protection of the public health, safety, and general welfare. As conditioned, the project will meet all requirements of the Development Code, General Plan, and Building and Fire Codes, which provide safeguards for the health, safety and general welfare of the community. The overall design of the site, building, landscaping, parking, circulation and other associated site improvements, is consistent with, and intended to protect the health and safety of those working in and around the site. The project has been reviewed for and has been found to be consistent with all applicable policies, guidelines, standards and regulations intended to ensure that the development will be constructed and function in a manner consistent with the protection of the public health, safety, and welfare. For example, the project will include updated ramps, railings, parking stalls and sidewalk improvements to comply with ADA regulations which will provide safeguards for the health, safety and general welfare of the community. Additionally, the trash enclosures will now be covered which will ensure that water quality issues are addressed. ATTACHMENTS Aerial Map Plan Reductions Resolution Exhibit A - Draft Conditions of Approval Notice of Public Hearing 4 AERIAL MAP City of Temecula PA 1 7-0167 NORTH 0 200 400 8O Feet This map was made by the City of Temecula Geographic Information System. The map is derived from base dela produced by the Riverside County Assessor's Deparimeni and the Transportalion and Land Management Agency of Riverside County. The City of Temecula assumes no warranty or legal respensibiily for !he information contained on !his map. Data and informalion represented on this map are subject to update and modification The Geographic Information System and Olhar IOUMS ihaYkl quu kir Nre erKett carom Imomation This map is nol for reprint or resale Geog rep,. • I ,4 IMMflatj On Systems PLAN REDUCTIONS ti EXLSBNG'ENTERPRISE CAR RENTAL' TRASH ENCLOSURE WITH ROOF RANCHOCN.ROWeAROAD MCITIVEST T MECULA TOWN CENTER TEJAECULA, CA T.E. • POTENTIAL REDEVELOPMENT PARCEL PHASE TWO - EJ(IST1NG BUILDINGS FACADE REMODEL SITE PLAN 2016-130 • TE ■ BUILDING ADDRESSES: SHOPS M: SHOPS L SHOPS H: MAJOR 2: SHOPS 1: SHOPS 1: SHOPS F: ANCHOR 1: SHOPS K: SHOPS G: ANCHOR2: PAD 1: PAD 2: PAD 5: BUILDINGS PART OF FUTURE SITE ENHANCEMENT 2317-03.32 27644 YNEZ ROAD 27636 YNEZ ROAD 27576 YNEZ ROAD 27560 YNEZ ROAD 27548 YNEZ ROAD 27540YNEZ ROAD 27536 YNEZ ROAD 29610 RANCHO CALIFORNIA ROAD 29588 RANCHO CALIFORNIA ROAD 29700 RANCHO CALIFORNIA ROAD 29720 RANCHO CALIFORNIA ROAD 29640 RANCHO CALIFORNIA ROAD 25776 RANCHO CALIFORNIA ROAD 27648 YNEZ ROAD • EXISTINGTRASH ENCLOSURE NEW ROOF , TOWER CHANGES FACADE CHANGES PAINT REVISIONS ONLY N SCALE: 1-=100'-0' f2.4."a, mrc SHEET 1 OF 20 ANCHOR 1 A NOTE: ALL SIGNAGE SHALL BE OBTAINED UNDER SEPARATE PERMITS AND IN ACCORDANCE WITH TEMECULA MUNICIPAL CODE AS WELL AS ANY APPLICABLE SIGN PROGRAMS, EXISTING BUILDING SCALE: 1/16"=1'-0" EXISTING STRUCTURE II11CITIVEST PARTIAL ROOF PLAN SCALE: 1/16"=1'-0" 5 1 0 D el SHEET 13 PROPOSED FACADE REMODEL SCALE: 1/16"=1-0" TEMECULA TOWN CENTER TEMECULA, CA FACADE REMODEL CVS, ANCHOR 1 DESIGN CONCEPT 2016-130 29610 RANCHO CALIFORNIA ROAD, TEMECULA, CA 201 Y0,22 MATERIAL LEGEND H (N) EIFS PLASTER TRIM (N) STANDING SEAM METAL AWNING p(N) FURRED OUT COLUMN OVER EXISTING (N) CORNICE, EIFS TRIM, MODIFIED TOWER ELEMENT WITH (N) BRICK BASE H (E) STUCCO BUILDING FACADE H(E) BRICK BASE TO REMAIN H (E) CLAY ROOF TILE (E) PLASTER WALL & BRICK BASE COLOR LEGEND H 1 ` 1 H 4 SW 7006"EXTRA WHITE" BY SHERWIN WILLIAMS SW 7531 "CANVAS TAN" BY SHERWIN WILLIAMS SW 6109"HOPSACK"BY SHERWIN WILLIAMS SW 7550'RE50RTTAN" BY SHERWIN WILLIAMS 'MEDIUM BRONZE" KYNAR 500 FINISH BY BERRIDGE KEY PLAN A 5 C /I i, E C' S ORANGE SHEET 2 OF 20 SHOPS EXISTING STRUCTURE KEY PLAN LII1CITIVEST EXISTING BUILDING SCALE: 1/16'=1'-0" PARTIAL PROPOSED ROOF PLAN SCALE: 1116'=1'-0" s ;T,1 a E M..�1� 3 o �' c N. F i �� a5 PROPOSED FACADE REMODEL SCALE 1/16'=1'-0" TEMECULA TOWN CENTER TEMECULA, CA FACADE REMODEL SHOPS I DESIGN CONCEPT 2016-130 27548 YNEZ ROAD, TEMECULA, CA 92591 2017-0322 MATERIAL LEGEND n 3 4 H 6 P1 (N) EIFS PLASTER TRIM (N) STANDING SEAM METAL AWNING (N) FURRED OUT COLUMN OVER EXISTING (N) CORNICE, EIFS TRIM, MODIFIED TOWER ELEMENT WITH (N) BRICK BASE (E) STUCCO BUILDING FACADE (E) BRICK BASE TO REMAIN (E) CLAY ROOF TILE (E) PLASTER WALL & BRICK BASE COLOR LEGEND A ri H SW 7006"EXTRA WHITE" BY SHERWIN WILLIAMS SW 7531 "CANVAS TAN" BY SHERWIN WILLIAMS SW6I09"HOPSACK" BY SHERWIN WILLIAMS SW 7550 "RESORTTAN" BY SHERWIN WILLIAMS R"MEDIUM BRONZE"KYNAR 500 FINISH BY BERRIDGE AL) SHEET 3 OF 20 EXISTING STRUCTURE EXISTING BUILDING SCALE: 1/16"=1'-0" PARTIAL ROOF PLAN SCALE 1/16"=1'-0" PROPOSED FACADE REMODEL SCALE: 1/16"=1'-0' MCITIVEST EXISTING BUILDING SCALE: 1/16-.1%.0. 11 PARTIAL ROOF PLAN SCALE: 1/16"=1'-0" _ I --t-' :, A PROPOSED FACADE REMODEL SCALE: 1/16"=1'-0" TEMECULA TOWN CENTER TEMECULA, CA FACADE REMODEL SHOPS J DESIGN CONCEPT 2016-130 27540 YNEZ ROAD, TEMECULA, CA 92591 2017 03-22 MATERIAL LEGEND (N) EIFS PLASTER TRIM 2 1 (9) STANDING SEAM METAL AWNING (N) FURRED OUT COLUMN OVER EXISTING n q (N)CORNICE, EIFS TRIM, MODIFIED TOWER ELEMENT WITH (N) BRICK BASE 5 I (E) STUCCO BUILDING FACADE 1 I 6 1 (E) BRICK BASE TO REMAIN n (E) CLAY ROOF TILE (E) PLASTER WALL & BRICK BASE COLOR LEGEND H f ` ' SW 7006 -EXTRA WHITE' BY SHERWIN WILLIAMS SW 7531 'CANVAS TAW BY SHERWIN WILLIAMS SW 6109"HOPSACK"BY SHERWIN WILLIAMS R SW 7550"RESORTTAN" BY SHERWIN WILLIAMS I "MEDIUM BRONZE"KYNAR 500 FINISH BY BERRIDGE • A R C H 1 1 E C T S ORANGE SHEET 4 OF 20 SHOPS K EXISTING STRUCTURE KEY PLAN EXISTING BUILDING SCALE: 1116•=11-0" PARTIAL PROPOSED ROOF PLAN SCALE: 1116"=1'-0" PROPOSED FACADE REMODEL SCALE: 1116"=1'-0" CITIVEST TEMECULA TOWN CENTER TEMECULA, CA FACADE REMODEL F SHOPS K DESIGN CONCEPT 2016-130 29588 RANCHO CALIFORNIA ROAD, TEMECULA, CA 2m2 03.22 MATERIAL LEGEND (N) EIFS PLASTER TRIM 2 (N) STANDING SEAM METAL AWNING ri (N) FURRED OUT COLUMN OVER EXISTING 4 n H 7 (N) CORNICE, EIFS TRIM, MODIFIED TOWER ELEMENT WITH (N) BRICK BASE (E) STUCCO BUILDING FACADE (E) BRICK BASE TO REMAIN (E) CLAY ROOF TILE • (E) PLASTER WALL & BRICK BASE COLOR LEGEND 7 - SW 7006 "EXTRA WHITE' BY SHERWIN WILLIAMS MSW 7531 'CANVAS TAN" BY SHERWIN WILLIAMS 8 SW 6109"HOPSACK" BY SHERWIN WILLIAMS SW 7550"RESORT TAN" BY SHERWIN WILLIAMS mi"MEDIUM BRONZE" KYNAR 500 FINISH BY BERRIDGE C ARCHITECTSAj:14 ORANGE SHEET 5 OF 20 SHOPS H FI EXISTING STRUCTURE fa EXISTING BUILDING SCALE: 1/16"=1'-0" PARTIAL PROPOSED ROOF PLAN SCALE: 1/16"=1'-0" • 7 1 rTt s • v- la! r J KEY PLAN PROPOSED FACADE REMODEL SCALE: 1/16"=1'-0" LIJCITIVEST TEMECULA TOWN CENTER TEMECULA, CA FACADE REMODEL SHOPS H DESIGN CONCEPT 2016-130 27576 YNEZ ROAD, TEMECULA, CA 92591 M,-01,22 MATERIAL LEGEND H 3 H 7 (N) EIF5 PLASTER TRIM (N) STANDING SEAM METAL AWNING (N) FURRED OUT COLUMN OVER EXISTING (N) CORNICE, EIFS TRIM, MODIFIED TOWER ELEMENT WITH (N( BRICK BASE (E) STUCCO BUILDING FACADE (E) BRICK BASE TO REMAIN (E) CLAY ROOF TILE R (E) PLASTER WALL & BRICK BASE COLOR LEGEND n B• H SW 7006"EXTRA WHITE" BY SHERWIN WILLIAMS SW 7531 "CANVAS TAN" BY SHERWIN WILLIAMS SW 6109"HOPSACK" BY SHERWIN WILLIAMS - 1 SW 7550"RESORTTAN" BY SHERWIN WILLIAMS D "MEDIUM BRONZE" KYNAR 500 FINISH BY BERRIDGE A H C N, c c r s ORANGE SHEET 6 OF 20 SHOPS L EXISTING STRUCTURE KEY PLAN rIT CITIVEST EXISTING BUILDING SCALE: 1/16'=1'-0" PARTIAL PROPOSED ROOF PLAN SCALE: 1/16'=1'-0" DLII PROPOSED FACADE REMODEL SCALE: 1/16'=1'-0' TEMECULA TOWN CENTER TEMECULA, CA FACADE REMODEL SHOPS L DESIGN CONCEPT 2016-130 27636 YNEZ ROAD, TEMECULA, CA 92591 ]017 03-22 MATERIAL LEGEND 1 (N) EIFS PLASTER TRIM 3 (N) STANDING SEAM METAL AWNING (N) FURRED OUT COLUMN OVER EXISTING R(N) CORNICE, EIFS TRIM, MODIFIED TOWER ELEMENT WITH (N) BRICK BASE (0 STUCCO BUILDING FACADE (E) BRICK BASE TO REMAIN (E) CLAY ROOF TILE (E) PLASTER WALL & BRICK BASE H 1 81 COLOR LEGEND H C SW 7006"EXTRA WHITE' BY SHERWIN WILLIAMS SW 7531 "CANVAS TAN" BY SHERWIN WILLIAMS SW 6109"HOPSACK" BY SHERWIN WILLIAMS FISW 7550"RESORT TAN" BY SHERWIN WILLIAMS H"MEDIUM BRONZE" KYNAR 500 FINISH BY BERRIDGE SHEET 7 OF 20 SHOPS M EXISTING STRUCTURE EXISTING BUILDING SCALE: 1116 - 1 -0' . 1,1 1,1 1, . 111 1.1 ,. 1,1 1.1 ,. 1.1 " L, PARTIAL PROPOSED FLOOR PLAN SCALE: 1/16"=1'-0" PROPOSED FACADE REMODEL SCALE: 1/16"=1'-0' JCITIVFST TEMECULA TOWN CENTER TEMECULA, CA FACADE REMODEL SNCCO SHOPS M DESIGN CONCEPT 2016-130 27644 YNEZ ROAD, TEMECULA, CA 92591 §E) STOREFRONT GLASS TO BE REMOVED FN? FILL-IN OF EXISTING OUTDOOR PATIO 433 SF "N.' STUCCO WALL 2017 03-22 IMF MATERIAL LEGEND (N) EIFS PLASTER TRIM 11 (N) STANDING SEAM METAL AWNING 3 (N) FURRED OUT COLUMN OVER EXISTING (N) CORNICE, EIFS TRIM, MODIFIED TOWER ELEMENT WITH (N) BRICK BASE 5 F H 8 (E) STUCCO BUILDING FACADE (E) BRICK BASE TO REMAIN (E) CLAY ROOF TILE (E) PLASTER WALL & BRICK BASE COLOR LEGEND HSW 7006'EXTRA WHITE' BY SHERWIN WILLIAMS SW 7531 "CANVAS TAN" BY SHERWIN WILLIAMS 11 SW 6109"HOPSACK" BY SHERWIN WILLIAMS SW 7550"RESORT TAN" BY SHERWIN WILLIAMS C D "MEDIUM BRONZE" KYNAR 500 FINISH BY BERRIDGE .i� ARCMIIECTS ORANGE SHEET 8 OF 20 SHOPS M EXISTING STRUCTURE MICITIVFST PARTIAL PROPOSED ROOF PLAN SCALE: 1l16r=r-0' Ea - PROPOSED FACADE REMODEL SCALE 1116"=1-0" EXISTING BUILDING SCALE 11 TEMECULA TOWN CENTER TEMECULA, CA FACADE REMODEL SHOPS M DESIGN CONCEPT 2016-130 27644 YNEZ ROAD, TEMECULA, CA 92591 2017-03 22 MATERIAL LEGEND rl� (9) EIFS PLASTER TRIM (N) STANDING SEAM METAL AWNING (N) FURRED OUT COLUMN OVER EXISTING 4 H H (N) CORNICE, EIFS TRIM, MODIFIED TOWER ELEMENT WITH (N) BRICK BASE (E) STUCCO BUILDING FACADE (E) BRICK BASE TO REMAIN (E) CLAY ROOF TILE (E) PLASTER WALL F. BRICK BASE COLOR LEGEND A m I SW 7006"EXTRA WHITE" BY SHERWIN WILLIAMS SW 7531 "CANVAS TAN" BY SHERWIN WILLIAMS SW 6109"HOPSACK"BY SHERWIN WILLIAMS SW 7550"RESORTTAN" BY SHERWIN WILLIAMS "MEDIUM BRONZE" KYNAR 500 FINISH BY BERRIDGE SHEET 9 OF 20 PHOENETIAN BOLLARD IRONSMITH BOLLARD POWDER COATED WITH TIGER DRYLAC RAL 8028 111�11nantegei T T EXISTING BUILDING SCALE: 1/16"=1'-0" EXISTING STRUCTURE PROPOSED ELEVATION PARTIAL ROOF PLAN SCALE: 1/16"=1'-0' NEW DECORATIVE PAVED COLOR CONCRETE CROS5 WALK SCOFIELD, SORRENTO RED (5059) EXISTING ELEVATION (11]CmvFST TEMECULA TOWN CENTER TEMECULA, CA FACADE REMODEL PROPOSED FACADE REMODEL SCALE: 1/16'=1-0" ANCHOR 2 DESIGN CONCEPT 2016-130 29720 RANCHO CALIFORNIA ROAD, TEMECULA, CA 1 MATERIAL LEGEND (N) EIFS PLASTER TRIM R (N) STANDING SEAM METAL AWNING (N) FURRED OUT COLUMN OVER EXISTING 3 4 1 IN) CORNICE, EIFS TRIM, MODIFIED TOWER ELEMENT WITH (N) BRICK BASE 5 (6) STUCCO BUILDING FACADE (E) BRICK BASE TO REMAIN (E) CLAY ROOF TILE )E) PLASTER WALL & BRICK BASE (N) BOLLARD BY IRON SMITH H 7 8 H 10 (N) INTEGRAL CONCRETE BY SCOFIELD COWR LEGEND HSW 7006"EXTRA WHITE' BY SHERWIN WILLIAMS SW 7531 "CANVAS TAN" BY SHERWIN WILLIAMS SW 6109"HOPSACK' BY SHERWIN WILLIAMS SW 7550 -RESORT TAN" BY SHERWIN WILLIAMS 'MEDIUM BRONZE" KYNAR 500 FINISH BY BERRIDGE E G RAL 8028 BY TIGER DRYLAC SORRENTO RED A, e, r e c. O R, N G c SHEET 10 OF 20 • EXISTING SHOPS F ELEVATIONS o PROPOSED SHOPS F ELEVATIONS ++� >� 0 ANCHOR 7 PROPOSED PARTIAL SITE HARDSCAPE PLAN �fllln[rI .:L CITIVEST SHOPS y{ SHOPS TEMECULA TOWN CENTER FACADE REMODEL TEMECULA, CA lei Da ma _ix • SHOPS F & ANCHOR 7 DESIGN CONCEPT 2016-130 27536 YNEZ ROAD, TEMECULA, CA 92591 2017-03-22 MATERIAL LEGEND 4 (N) EIFS PLASTER TRIM IN) STANDING SEAM METAL AWNING (N) FURRED OUT COLUMN OVER EXISTING (N) CORNICE, EIFS TRIM, MODIFIED TOWER ELEMENT WITH (N) BRICK BASE (E) STUCCO BUILDING FACADE 6 (E) BRICK BASETO REMAIN 1 1 7 (6) CLAY ROOF TILE • •i r(E) PLASTER WALL & BRICK BASE 1 COLOR LEGEND SW 7006 "EXTRA WHITE' BY SHERWIN WILLIAMS • I SW 7531 "CANVAS TAN' BY SHERWIN WILLIAMS B 1 RSW 6109'HOPSACK" BY SHERWIN WILLIAMS Hf SW 7550"RESORTTAN"BY SHERWIN WILLIAMS D "MEDIUM BRONZE" KYNAR 500 FINISH BY BERRIDGE E , ARCHITECTS ORANGE SHEET 11 OF 20 rr ff irgl 1."7 kl- SHOPS G ANCHOR 2 AND 3 EXISTING BUILDING SCALE: 1116'=1'-0' PARTIAL ROOF PLAN SCALE: 1116°=1'-0" 11 ;,1 EXISTING STRUCTURE PROPOSED FACADE REMODEL SCALE: 1/16"=1-0" C1T1VESI TEMECULA TOWN CENTER TEMECULA, CA - - - ' FACADE REMODEL SHOPS G, ANCHORS 2, 3A & B DESIGN CONCEPT 2016-130 29700 RANCHO CALIFORNIA ROAD, TEMECULA CA 20i 03-22 29720 RANCHO CALIFORNIA ROAD, TEMECULA CA MATERIAL LEGEND 3 IN) NFSPLASTER TRIM (N) STANDING SEAM METAL AWNING IN) FURRED OUT COLUMN OVER EXISTING 4 [ (N)CORNICE, EIFS TRIM, MODIFIED TOWER ELEMENT WITH (N) BRICK BASE 6 L. (E) STUCCO BUILDING FACADE (E) BRICK BASE TO REMAIN 7 (E) CLAY ROOF TILE (E) PLASTER WALL & BRICK BASE L - COLOR LEGEND FlSW 7006 'EXTRA WHITE' BY SHERWIN WILLIAMS SW 7531 'CANVAS TAN" BY SHERWIN WILLIAMS SW 6109 "HOPSACK" BY SHERWIN WILLIAMS j� SW 7550 "RESORT TAN" BY SHERWIN WILLIAMS "MEDIUM BRONZE"KYNAR 500 FINISH BY BERRIDGE KEY PLAN A R C !H I T E C I S ORANGE SHEET 12 OF 20 TOP OF NEW CORNICE HEIGHT VARIES ±27'b'NARIES) OUTLINE OF BUSTING ROOF STRUCTURE BEYOND EXISTING PRECAST COL TO REMAIN _ BOTTOM OF NEW TRIM 1-9' (VARIES) TOP OF NEW PRECASTTRIM ±3' (VARIES) NEW BMCKTO BE PAINTED WHITE YlfkdllUII9rl IIII.IN1R30liI nrlu)ullrbnl TO REMAIN SECTION TO REMAIN SECTION A SCALE: 1 /4"=1'-O" ECiniEsi TEMECULA TOWN 'CENTER •"•.-'` .. - FACADE REMODEL TEMECULA, CA TOP OF NEW CORIACE a 1GHT VARIES s34'tVARIESI SECTIONS 2016-130 OUTLINE OF EXISTING ROOF STRUCTURE BEYOND NEW METAL AWHWG3 EXISTING PRECAST COL. TO RENWN BOTTOM OF NEW TRIM a9'NARIESI NEW FURRED -OUT PLASTERED COLUMN — --- ----- TOP OF NEW PRECAST TRIM i3'NAR1ESI NEW BRICK TO BE PAINTEDWHTTE EXISTINGSOTERFRONI TO REMAIN mom TBU1 SECTION B SCALE: 1 /4" = 1'-0" • SHEET 13 OF 20 NORTHEAST ELEVATION SOUTHWEST ELEVATION SOUTHEAST ELEVATION NORTHWEST ELEVATION CtTIVEST TEMECULA TOWN CENTER TEMECULA, CA FACADE REMODEL PAD 1 SCHEMATIC DESIGN - EXISTING 2016-130 29640 RANCHO CALIFORNIA ROAD, TEMECULA, CA 2017 03 22 COLOR LEGEND SW 7006 "EXTRA WHITE -BY SHERWIN WILLIAMS Al 5W 7531 "CANVAS TAN" BY SHERWIN WILLIAMS 5W 6109"HOPSACK'BY SHERWIN WILLIAMS SW7550'RESORTTAN' BY SHERWIN WILLIAMS 'MEDIUM BRONZE"KYNAR 500 FINISH BY BERRIDGE a KEY PLAN A H C H I T E C T S ORANGE SHEET 14 OF 20 NORTHEAST ELEVATION SOUTHWEST ELEVATION SOUTHEAST ELEVATION IIIJCITIVEST NORTHWEST ELEVATION TEMECULA TOWN CENTER TEMECULA, CA FACADE REMODEL PAD 1 SCHEMATIC DESIGN - PROPOSED 2016-130 29640 RANCHO CALIFORNIA ROAD, TEMECULA, CA 2012 0322 COLOR LEGEND SW 7006 "EXTRA WHITE" BY SHERWIN WILLIAMS [Al SW 7531 'CANVAS TAN' BY SHERWIN WILLIAMS C SW 6109"HOPSACK" BY SHERWIN WILLIAMS SW 7550"RESORTTAN" BY SHERWIN WILLIAMS 'MEDIUM BRONZE' KYNAR 500 FINISH BY BERRIDGE KEY PLAN SHEET 1 OF 0 NORTHEAST ELEVATION SOUTHWEST ELEVATION SOUTHEAST ELEVATION CI_TIVEST NORTHWEST ELEVATION TEMECULA TOWN CENTER TEMECULA, CA FACADE REMODEL PAD 2 SCHEMATIC DESIGN - EXISTING 2016-130 25776 YNEZ CALIFORNIA ROAD, TEMECULA, CA eon o3 zz COLOR LEGEND SW 7006"EXTRA WHITE" BY SHERWIN WILLIAMS l 5W 7531 "CANVAS TAN" BY SHERWIN WILLIAMS B n5W 6109"HOPSACK"BY SHERWIN WILLIAMS C • 1 SW 7550'RESORTTAN' BY SHERWIN WILLIAMS 0 I E1 'MEDIUM BRONZE' KYNAR 500 FINISH BY BERRIDGE KEY PLAN at: n.TtC 011+1$4 SHEET 16 OF 20 NORTHEAST ELEVATION SOUTHWEST ELEVATION a SOUTHEAST ELEVATION NORTHWEST ELEVATION 1711c T vFST TEMECULA TOWN CENTER TEMECULA, CA FACADE REMODEL PAD 2 SCHEMATIC DESIGN - PROPOSED 2016-130 25776 YNEZ CALIFORNIA ROAD, TEMECULA, CA x.1, O3 2: COLOR LEGEND H SW 7006'EXTRA WHITE" BY SHERWIN WILLIAMS HR SW 7531 "CANVAS TAN" BY SHERWIN WILLIAMS HSW 6109"HOPSACK" BY SHERWIN WILLIAMS SW 7550"RESORTTAN" BY SHERWIN WILLIAMS "MEDIUM BRONZE"KYNAR 500 FINISH BY BERRIDGE D H KEY PLAN SHEET 17 OF 20 NORTHEAST ELEVATION SOUTHWEST ELEVATION SOUTHEAST ELEVATION NORTHWEST ELEVATION ®CITIVEST TEMECULA TOWN CENTER TEMECULA, CA FACADE REM00EL PAD 5 SCHEMATIC DESIGN - EXISTING 2016-130 27648 YNEZ ROAD, TEMECULA, CA 92591 20170322 • COLOR LEGEND SW7006'EXTRA WHITE" BY SHERWIN WILLIAMS SW 7531 'CANVAS TAN" BY SHERWIN WILLIAMS ��C SW 6109"HOPSACK"BY SHERWIN WILLIAMS HSW 7550"RESORT TAN" BY SHERWIN WILLIAMS "MEDIUM BRONZE"KYNAR 500 FINISH BY BERRIDGE KEY PLAN A R C H I T E C T S ORANGE SHEET 18 OF 20 NORTHEAST ELEVATION SOUTHWEST ELEVATION SOUTHEAST ELEVATION NORTHWEST ELEVATION R]CrrwEST TEMECULA TOWN CENTER TEMECULA, CA FACADE REMODEL PAD 5 SCHEMATIC DESIGN - PROPOSED 2016-130 27648 YNEZ ROAD, TEMECULA, CA 92591 0320 COLOR LEGEND SW 7006 "EXTRA WHITE" BY SHERWIN WILLIAMS SW 7531 "CANVAS TAN" BY SHERWIN WILLIAMS SW 6109 "HOPSACK" BY SHERWIN WILLIAMS SW7550"RESORT TAN" BY SHERWIN WILLIAMS D R"MEDIUM BRONZE" KYNAR 500 FINISH BY BERRIDGE KEY PLAN jA4)'` SHEET 19 OF 20 E_. _ GATES EXISTING i PARKING LOT T.E. FRONT ELEVATION 5010LE 1/4 = 1 -0- NEW 2 112' FISCIA BOARD NEW CORRUGATED METAL ROOFING ROOF PLAN SCALE 114---1-0' a NEW 2'i12 FASCIA BOARD Ma s 14 11mE COLU000 EXISTING STUCCO CMU WALLS T.E SIDE ELEVATION EXISTING TRASH ENCLOSURE ROOF AT ENTERPRISE RENTAL CAR COLOR LEGEND SW 7006 "EXTRA WHITE BY SHERWIN WILLIAMS SW 7531 "CANVAS TAN" SHERWIN WILLIAMS B SW6109"HOPSACK" BY SHERWIN WILLIAMS SW 7550"RESORTTAN" BY SHERWIN WILLIAMS "MEDIUM BRONZE"KYNAR 500 FINISH BY BERRIDGE 4 OF 7 EXISTING TRASH ENCLOSURES TO RECEIVE NEW ROOF CITIVEST TEMECULA TOWN CENTER TEMECULA, CA FACADE REMODEL NEW ROOFS ON EXISTING TRASH ENCLOSURES 2016-130 Zan 03 22 SHEET 20 OF 20 PC DRAFT RESOLUTION PC RESOLUTION NO. 17- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NO. PA17-0167, A MAJOR MODIFICATION TO A DEVELOPMENT FOR THE TEMECULA TOWN CENTER TO ALTER THE EXISTING EXTERIOR ELEVATIONS WITH NEW PAINT, TRIM, CANOPIES, WALLS, AWNINGS, AND TOWER ELEMENTS, AND A 433 SQUARE FOOT ADDITION UNDER AN EXISTING CANOPY AT THE EXISTING SHOPPING CENTER LOCATED AT THE NORTHEAST CORNER OF YNEZ ROAD AND RANCHO CALIFORNIA ROAD AND MAKING A FINDING OF EXEMPTION UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) (APN NUMBERS 921-320-012, 016, 018, 021, 037, 038, 041, 045, & 921-320-052 THRU 061) Section 1. Procedural Findings. The Planning Commission of the City of Temecula does hereby find, determine and declare that: A. On September 30, 1987, the Riverside County Planning Commission approved Plot Plan 9985. B. On June 1, 2005, the Planning Commission approved Planning Application No. PA04-0530. C. On January 26, 2017, Citivest Commercial Investments filed Planning Application No. PA17-0167, a Major Modification to the previously approved Development Plan to allow facade changes throughout the center. D. The Application was processed including, but not limited to a public notice, in the time and manner prescribed by State and local law. E. The Planning Commission, at a regular meeting, considered the Application and environmental review on August 2, 2017, at a duly noticed public hearing as prescribed by law, at which time the City staff and interested persons had an opportunity to and did testify either in support or in opposition to this matter. F. At the conclusion of the Planning Commission hearing and after due consideration of the testimony, the Planning Commission approved Planning Application No. PA17-0167 subject to and based upon the findings set forth hereunder. G. All legal preconditions to the adoption of the Resolution have occurred. Section 2. Further Findings. Consistent with Development Code Section 17.05.030.E the Planning Commission, in approving the Application hereby finds, determines and declares that: A. The proposed use is in conformance with the General Plan for Temecula and with all applicable requirements of State law and other Ordinances of the City; As conditioned, the proposed Modification is consistent with the Development Code and policies reflected for Community Commercial (CC) designations in the City of Temecula General Plan. The Specific Plan and General Plan list retail as a permitted use in Community Commercial locations. The site is properly planned and zoned and is physically suitable for the use proposed. The project is also consistent with other applicable requirements of State law and local ordinances, including the California Environmental Quality Act (CEQA), the City Wide Design Guidelines, and fire and building codes. Moreover, Policy 2.9 of the Community Design element of the General Plan states, "Establish rehabilitation programs for older commercial centers to prevent blight and maintain the quality of the built environment." The proposed project will significantly rehabilitate a portion of an existing commercial center with private funds. B. The overall development of the land is designed for the protection of the public health, safety, and general welfare. As conditioned, the project will meet all requirements of the Development Code, General Plan, and Building and Fire Codes, which provide safeguards for the health, safety and general welfare of the community. The overall design of the site, building, landscaping, parking, circulation and other associated site improvements, is consistent with, and intended to protect the health and safety of those working in and around the site. For example, the project will include updated ramps, railings, parking stalls and sidewalk improvements to comply with ADA regulations which will provide safeguards for the health, safety and general welfare of the community. Additionally, the trash enclosures will now be covered which will ensure that water quality issues are addressed. The project has been reviewed for and has been found to be consistent with all applicable policies, guidelines, standards and regulations intended to ensure that the development will be constructed and function in a manner consistent with the protection of the public health, safety, and welfare. Section 3. Environmental Findings. The Planning Commission hereby makes the following environmental findings and determinations in connection with the approval of the Major Modification Application: A. In accordance with the California Environmental Quality Act, the proposed project has been deemed to be categorically exempt from further environmental review (Section 15301, Class 1, Existing Facilities); 1. The proposed project would allow for the alteration of exterior elevations, colors, and materials at an existing commercial shopping center. A 433 square foot addition for the project is within an existing building's envelope and falls under 50% of the square foot of the existing building (while also being under 2,500 square feet). Section 4. Conditions. The Planning Commission of the City of Temecula approves Planning Application No. PA17-0167, subject to the Conditions of Approval set forth on Exhibit A, attached hereto, and incorporated herein by this reference. Section 5. PASSED, APPROVED AND ADOPTED by the City of Temecula Planning Commission this 2nd day of August, 2017. John H. Telesio, Chairman ATTEST: Luke Watson Secretary [SEAL] STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE )ss CITY OF TEMECULA I, Luke Watson, Secretary of the Temecula Planning Commission, do hereby certify that the forgoing PC Resolution No. 17- was duly and regularly adopted by the Planning Commission of the City of Temecula at a regular meeting thereof held on the 2nd day of August, 2017, by the following vote: AYES: PLANNING COMMISSIONERS: NOES: PLANNING COMMISSIONERS: ABSENT: PLANNING COMMISSIONERS: ABSTAIN: PLANNING COMMISSIONERS: Luke Watson Secretary DRAFT CONDITIONS OF APPROVAL EXHIBIT A CITY OF TEMECULA DRAFT CONDITIONS OF APPROVAL Planning Application No.: PA17-0167 Project Description: Assessor's Parcel No.: A Major Modification to Temecula Town Center to alter the existing exterior elevations with new paint, trim, canopies, walls, awnings, and tower elements, and a 433 square foot addition under an existing canopy at the existing shopping center located at the northeast corner of Ynez Road and Rancho California Road (Assessor Parcel Numbers 921-320-012, 016, 018, 021, 037, 038, 041, 045, & 921-320-052 thru 061) 921-320-012 921-320-016 921-320-018 921-320-021 921-320-037 921-320-038 921-320-041 921-320-045 921-320-052 921-320-053 921-320-054 921-320-055 921-320-056 921-320-057 921-320-058 921-320-059 921-320-060 921-320-061 MSHCP Category: N/A (no new grading) DIF Category: Retail Commercial (in accordance with TMC 15.06) TUMF Category: Retail Commercial (in accordance with TMC 15.08) Quimby Category: N/A (non-residential) New Street In -lieu of Fee: N/A (not located with the Uptown Temecula Specific Plan) Approval Date: August 2, 2017 Expiration Date: August 2, 2020 PLANNING DIVISION General Requirements 1 Indemnification of the City. The applicant and owner of the real property subject to this condition shall hereby agree to indemnify, protect, hold harmless, and defend the City and its attorneys from any and all claims, actions, awards, judgments, or proceedings against the City to attack, set aside, annul, or seek monetary damages resulting, directly or indirectly, from any action in furtherance of and the approval of the City, or any agency or instrumentality thereof, advisory agency, appeal board or legislative body including actions approved by the voters of the City, concerning the Planning Application. The City shall be deemed for purposes of this condition, to include any agency or instrumentality thereof, or any of its elected or appointed officials, officers, employees, consultants, contractors, legal counsel, and agents. City shall promptly notify both the applicant and landowner of any claim, action, or proceeding to which this condition is applicable and shall further cooperate fully in the defense of the action. The City reserves the right to take any and all action the City deems to be in the best interest of the City and its citizens in regards to such defense. 2. Expiration. This approval shall be used within three years of the approval date; otherwise, it shall become null and void. Use means the beginning of substantial construction contemplated by this approval within the three-year period, which is thereafter diligently pursued to completion, or the beginning of substantial utilization contemplated by this approval, or use of a property in conformance with a Conditional Use Permit. 3. Time Extension. The Director of Community Development may, upon an application being filed prior to expiration, and for good cause, grant a time extension of up to five extensions of time, one year at a time. 4. Conformance with Approved Plans. The development of the premises shall substantially conform to the approved site plan and elevations contained on file with the Planning Division. 5. Signage Permits. A separate building permit shall be required for all signage. All signage shall comply with the comprehensive Sign Program and/or the Temecula Municipal Code. Any revisions to the Sign Program shall be submitted through the Planning Department for review and approval. 6. Landscape Maintenance. Landscaping installed for the project shall be continuously maintained to the reasonable satisfaction of the Director of Community Development. If it is determined that the landscaping is not being maintained, the Director of Community Development shall have the authority to require the property owner to bring the landscaping into conformance with the approved landscape plan. The continued maintenance of all landscaped areas shall be the responsibility of the developer or any successors in interest. 7 Graffiti. All graffiti shall be removed within 24 hours on telecommunication towers, equipment, walls, or other structures. 8. Water Quality and Drainage. Other than storm water, it is illegal to allow liquids, gels, powders, sediment, fertilizers, landscape debris, and waste from entering the storm drain system or from leaving the property. To ensure compliance with this Condition of Approval: a. Spills and leaks shall be cleaned up immediately. b. Do not wash, maintain, or repair vehicles onsite. c. Do not hose down parking areas, sidewalks, alleys, or gutters. d. Ensure that all materials and products stored outside are protected from rain. e. Ensure all trash bins are covered at all times. 9. Materials and Colors. The Conditions of Approval specified in this resolution, to the extent specific items, materials, equipment, techniques, finishes or similar matters are specified, shall be deemed satisfied by City staffs prior approval of the use or utilization of an item, material, equipment, finish or technique that City staff determines to be the substantial equivalent of that required by the Conditions of Approval. Staff may elect to reject the request to substitute, in which case the real party in interest may appeal, after payment of the regular cost of an appeal, the decision to the Planning Commission for its decision. A) Sherwin Williams "Extra White" (SW 7006) B) Sherwin Williams "Canvas Tan" (SW 7531) C) Sherwin Williams "Hopsack" (SW 6109) D) Sherwin Williams "Resort Tan" (SW 7550) E) Kynar 500 "Medium Bronze" by Berridge F) Tiger 8028 by Tiger Drylac G) Sorrento Red Finish by Scofield 10. Modifications or Revisions. The permittee shall obtain City approval for any modifications or revisions to the approval of this project. 11. Covered Trash Enclosures. All trash enclosures on site shall include a solid cover and the construction plans shall include all details of the trash enclosures, including the solid cover. Prior to the finalization of any facade improvements, the corresponding trash enclosures shall be completed for that building that is requesting finalization. 12. Phased Construction. If construction is phased, a construction staging area plan or phasing plan for construction equipment and trash shall be approved by the Director of Community Development. 13. Previous Conditions of Approval. All previous Conditions of Approval from PP 9985 & PA 04 -0530 shall remain in full effect unless superseded herein. 14. Construction and Demolition Debris. The developer shall contact the City's franchised solid waste hauler for disposal of construction and demolition debris and shall provide the Planning Division verification of arrangements made with the City's franchise solid waste hauler for disposal of construction and demolition debris. Only the City's franchisee may haul demolition and construction debris. 15. Public Art Ordinance. The applicant shall comply with the requirements of the City's Public Art Ordinance as defined in Section 5.08 of the Temecula Municipal Code. 16. Property Maintenance. All parkways, including within the right-of-way, entryway median, landscaping, walls, fencing, recreational facilities, and on-site lighting shall be maintained by the property owner or maintenance association. 17. Brick Maintenance. The applicant shall utilize a paint that is designed to permanently adhere to the brick. The painted brick shall be maintained in a continuous manner and shall be free of cracking, peeling, and any other signs of disrepair to the satisfaction of the Community Development Department. Prior to Issuance of Building Permit 18. Transportation Uniform Mitigation Fee (TUMF). The City of Temecula adopted an ordinance on March 31, 2003 to collect fees for a Riverside County area wide Transportation Uniform Mitigation Fee (TUMF). This project is subject to payment of these fees at the time of building permit issuance. The fees are subject to the provisions of Chapter 15.08 of the Temecula Municipal Code and the fee schedule in effect at the time of building permit issuance. 19. Development Impact Fee (DIF). The developer shall comply with the provisions of Title 15, Chapter 15.06 of the Temecula Municipal Code and all its resolutions by paying the appropriate City fee. 20. Utility Screening. All utilities shall be screened from public view. Landscape construction drawings shall show and label all utilities and provide appropriate screening. Provide a three-foot clear zone around fire check detectors as required by the Fire Department before starting the screen. Group utilities together in order to reduce intrusion. Screening of utilities is not to look like an after -thought. Plan planting beds and design around utilities. Locate all light poles on plans and ensure that there are no conflicts with trees. Prior to Release of Power, Building Occupancy or Any Use Allowed by This Permit 21. Compliance with Conditions of Approval. All of the foregoing conditions shall be complied with prior to occupancy or any use allowed by this permit. Outside Agencies 22. Compliance with EMWD. The applicant shall receive a clearance from Eastern Municipal Water District for tenant improvements, non -construction certificates of occupancy, and expansions. BUILDING AND SAFETY DIVISION General Requirements 23. Final Building and Safety Conditions. Final Building and Safety conditions will be addressed when building plans are reviewed and submitted to Building and Safety. These conditions will be based on occupancy, use, the California Building Code (CBC), and related codes which are enforced at the time of building plan submittal. 24. Compliance with Code. All design components shall comply with applicable provisions of the 2016 edition of the California Building, Plumbing and Mechanical Codes; 2016 California Electrical Code; California Administrative Code,2016 California Energy Codes, 2016 California Green Building Standards, California Title 24 Disabled Access Regulations, Temecula Municipal Code. 25. ADA Access. Provide details of all applicable disabled access provisions and building setbacks on the plans to include: a. Disabled access from the public way to the main entrance of the building. b. Accessible parking located as close as possible to the main entry. c. Accessible path of travel from parking to furthest point of improvement. d. Accessible path of travel throughout the site. 26. Obtain Approvals and Permits. Applicant must obtain all building plans and permit approvals prior to commencement of any construction work. Prior to issuance of 1st building permit, a construction phasing plan shall be submitted to the Building Official for review and approval. Prior to the finalization of facade improvements for each phase, 'all" ADA improvements must be completed and approved by Building and Safety, concurrently with each building that is under construction. 27. Obtaining Separate Approvals and Permits. Trash enclosures, patio covers, light standards, and any block walls will require separate approvals and permits. Solid covers required over trash enclosures. 3000K maximum LED on exterior lighting. 28. Clearance from TVUSD. A receipt or clearance letter from the Temecula Valley Unified School District shall be submitted to the Building and Safety Department to ensure the payment or exemption from School Mitigation Fees. 29. House Electrical Meter. Provide a house electrical meter to provide power for the operation of exterior lighting, irrigation pedestals and fire alarm systems for each building on the site. Developments with single user buildings shall clearly show on the plans how the operation of exterior lighting and fire alarm systems when a house meter is not specifically proposed. 30. Non -construction C of O. A Non -construction Certificate of Occupancy shall be required prior to the release of the tenant space for operation. Prior to Issuance of Grading Permit(s) 31. Sewer and Water Plan Approvals. Onsite water and sewer plans, submitted separately from the building plans, shall be submitted to the Building Division for review and approval. 32. Demolition Permits. A demolition permit shall be obtained if there is an existing structure to be removed as part of the project. Prior to Issuance of Building Permit(s) 33. Plans Require Stamp of Registered Professional. Provide appropriate stamp of a registered professional with original signature on the plans. FIRE PREVENTION General Requirements 34. Fire Requirement. For any changes to the existing fire sprinkler systems on each building due to new walls, canopies, awnings and tower elements, sprinkler tenant improvement permits will be required by the fire department. NOTICE OF PUBLIC HEARING Notice of Public Hearing A PUBLIC HEARING has been scheduled before the City of Temecula PLANNING COMMISSION to consider the matter described below: CASE NO: PA17-0167 APPLICANT: Citivest Commercial Invests PROPOSAL: A Major Modification to Temecula Town Center to alter the existing exterior elevations with new paint, trim, canopies, walls, awnings, and tower elements, and a 433 square foot addition under an existing canopy at the existing shopping center located at the northeast corner of Ynez Road and Rancho California Road (Assessor Parcel Numbers 921-320-012, 016, 018, 021, 037, 038, 041, 045, & 921-320-052 through 061) ENVIRONMENTAL: In accordance with the California Environmental Quality Act (CEQA), the proposed project is exempt from further environmental review and a Notice of Exemption will be adopted in compliance with CEQA (Section 15301, Class 1, Existing Facilities) CASE PLANNER: Brandon Rabidou, (951) 506-5142 PLACE OF HEARING: 41000 Main St., Temecula, CA 92590, City of Temecula, Council Chambers DATE OF HEARING: August 2, 2017 TIME OF HEARING: 6:00 p.m. Project Site )03_ ` $.•`�''°` sem. O'sv 0 625 1,250 r Deus Notice of Public Hearing The complete agenda packet (including any supplemental materials) will be available for viewing in the Main Reception area at the Temecula Civic Center (41000 Main Street, Temecula) after 4:00 p.m. the Friday before the Planning Commission Meeting. At that time, the packet may also be accessed on the City's website — TemeculaCA.gov and will be available for public review at the respective meeting. Any writing distributed to a majority of the Commission regarding any item on the Agenda, after the posting of the Agenda, will be available for public review in the Main Reception area at the Temecula Civic Center (41000 Main Street, Temecula), 8:00 a.m. — 5:00 p.m. In addition, such material will be made available on the City's website — TemeculaCA.00v — and will be available for public review at the meeting. Any petition for judicial review of a decision of the Planning Commission shall be filed within time required by, and controlled by, Sections 1094.5 and 1094.6 of the California Code of Civil Procedure. In any such action or proceeding seeking judicial review of, which attacks or seeks to set aside, or void any decision of the Planning Commission shall be limited to those issues raised at the hearing or in written correspondence delivered to the City Clerk at, or prior to, the public hearing described in this notice. Questions? Please call the Community Development Department at (951) 694-6400. STAFF REPORT — PLANNING CITY OF TEMECULA PLANNING COMMISSION DATE OF MEETING: August 2, 2017 TO: Planning Commission Chairperson and members of the Planning Commission FROM: Luke Watson, Director of Community Development PREPARED BY: Brandon Rabidou, Case Planner PROJECT SUM MARY: Planning Application Number PA16-0710, a Development Plan for an approximately 53,574 square foot concrete tilt -up 2 story shell industrial building located at 42006 Remington Avenue RECOMMENDATION: Adopt a Resolution approving the project subject to Conditions of Approval CEQA: Categorically Exempt Section 15332, Class 32, In -fill Development PROJECT DATA SUMMARY Name of Applicant: General Plan Designation: Zoning Designation: Existing Conditions/ Land Use: Lot Area: Jordan Petra Industrial Park (IP) Light Industrial (LI) Site: Vacant Lot (IP) North: South: East: West: Total Floor Area/Ratio: Industrial Building/Light Industrial (IP) Industrial Building & Vacant Lot /Light Industrial (IP) Storage Complex / Light Industrial (IP) Industrial Building / Light Industrial (IP) Existinq/Proposed Min/Max Allowable or Required 162,043 square feet 40,000 square foot minimum 0.33 FAR Landscape Area/Coverage: 20.02% Parking Required/Provided: 103 provided 0.40 FAR 20% minimum 103 parking spaces required BACKGROUND SUMMARY On May 10, 2016, Petra Jordan filed Planning Application PA16-0213, a 53,574 square foot Development Plan for a concrete tilt -up industrial building located at 42006 Remington Avenue. Staff has worked with the applicant to ensure that all concerns have been addressed, and the applicant concurs with the recommended Conditions of Approval. ANALYSIS Site Plan The proposed project is located within a Light Industrial (LI) zone and is surrounded by various existing industrial buildings. Additionally, there are two vacant parcels to the south of the project that are also zoned for Light Industrial. The project is designed in a manner that serves the operational needs of future tenants while meeting also the requirements of the Citywide Design Guidelines and Development Code. This includes the placement of truck loading bays away from the primary street. The site includes outdoor lunch areas, prominent entry features, short and long-term bicycle racks, and entry amenities for employees/visitors. Two access points are provided off of Remington Avenue. Each of these access points is enhanced with scored concrete that will provide an aesthetically pleasing entry into the site. Pedestrian pathways are also delineated by scored concrete as a safety measure and aesthetic upgrade. Architecture The design of the building is made up of concrete tilt -up walls, glass, metal cladding, color, height, and depth variations. The north elevation that is visible from Remington Avenue incorporates a prominent entry point, variation in height, depth, and colors. Landscaping Landscaping for the site is provided in accordance with the City's Water Efficient Landscape Design ordinance. Trees are provided around the perimeter of the site, in landscape islands, around site amenities and around water quality basins. Huntington Carpet Rosemary highlights the entry points of the site and is paired with Confetti Lantana to provide an attractive and interesting design. LEGAL NOTICING REQUIREMENTS Notice of the public hearing was published in the U -T San Diego on July, 20 2017 and mailed to the property owners within the required 600 -foot radius. ENVIRONMENTAL DETERMINATION In accordance with the California Environmental Quality Act, the proposed project has been deemed to be categorically exempt from further environmental review (Section 15332, Class 2, In -fill Development). 2 The project is consistent with the General Plan designation as the Industrial Park use explicitly permits light industrial uses. Additionally, the Light Industrial zoning designation permits industrial uses. The project is located within the City limits and the parcel is under 5 acres (the parcel is approximately 3.71 acres). No valuable habitat has been identified for endangered, rare, or threatened species. Significant effects related to traffic, noise, air quality or water quality are not projected outside of those anticipated in the General Plan. The site is adjacent to a completed street where utilities and public services can be adequately provided. FINDINGS Development Plan (Code Section 17.05.010.F) The proposed use is in conformance with the General Plan for Temecula and with all applicable requirements of State law and other Ordinances of the City. Industrial buildings are an allowable use within the Industrial Park General Plan designation. Therefore, the use will be consistent with the General Plan for Temecula, as well as the requirements for State law and other Ordinances of the City. The Economic Development Element of the General Plan specifically states, "A strong base of clean manufacturing activities which employs a skilled labor force and can be successfully integrated into Temecula's community character" The development of additional industrial space will allow for increased manufacturing opportunities and subsequent employment. The overall development of the land is designed for the protection of the public health, safety, and general welfare. The project has been reviewed and conditioned to ensure conformance with the Development, Building, and Fire codes. These codes contain provisions designed to ensure the protection of the public health, safety, and general welfare. ATTACHMENTS Aerial Map Plan Reductions Resolution Exhibit A - Draft Conditions of Approval Notice of Public Hearing 3 AERIAL MAP City of Temecula PA16-0710 NORTH 0 200 400 800 Feet This map was made by the City of Temecula Geographic Infarmahon System The map is derived from base data produced by the Riverside County Assessor's Department and the Transportation and Land Management Agency of Riverside County, The City or Temecula assumes no warranty or legal responsibility for the information contained on This map, Data and information represented on Ihis map are subject to update and modtficallon„Tho Geographlo Information System and other sources should be queried for the most current information. This map is not for reprint or resale. Geographic IADrmadai PLAN REDUCTIONS NOTES • mo•• re, , '...'�."". OWNER m4.2 413,e 1 EXISTING BUILDING nuuCElat ZONE LI (LIGHT INOUSTRI0L ASe ADJACENT ZONE: LI (LIGHT INDUSTRIAL) A.., A'F, K:JYc is I1,1472x LUMP A7umF15 STORAGE, EXISTING BUILDING ilI ADJACENT ZONE ZONE LI (LIGHT INDUSTRIAL) SITE DATA STREET ADDRESS LEGAL cesownoN ,100410-017. 42005 RENNGTON AVENUE IENECIAA. CA 02590 PARCEL CF 1.5.05 24055-3 IN THE Ott t..S. TEMECULA COUNTY OF RIVERSIDE. STA, CP CALIFORNIA ACCCROING TO MAP MD .55 romo Aw ...m. Aborm .aeb. • TWO. mroOefOLOO Mum.. LOT AREA ICA I LOT AREA UPPER FLO. TOM ITAMMATIM MOOTTMLOTT PAREINGRAVO. AP FA LANDSCAPE AREA RwNG RATIO INFORMATION OFFICE MANUFACTURING MBREHOUSE SER¢NTAGFIOF eFr LOT AREA, 152 043 SO FT 1, ACP. in ors so FT 3 ACRES 0 S55 SO FT 33 Or, Om To er fano Oen Ao.x n,R GAR '' FT. 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CA ORM (441157 (74O) 1.1E-30+0 r 1760E "36-.656 00 70 0 BY REVISIONS DAIS ACCP w SCALE: 1' = 20' BENCHMARK SCALE A 110140 ROn-A, N/A CONSTRUCTION NOTES +O 00021 07 0 006 IR 01 r Maw SU m AGI C) SRN • IV OW 00106 52060 ms 6 000 COSMO COOT. 0011170 0Y Cr 010*1 s6 1 AN SIE SERO[ wO AA pour 00{ (PEP Om 0 007 1/ Q mau=l r PLC 1000/ 011.E 00110 ma Aa1 *DES nomµ Q TSN. MOT IC TY SIM Ole Q 0X676171'-_ P.CC =MO _ Or r moo SED 1 m pams(T 4140 001 747.61 or mow. O} 're 075 80 0 MC ROW 0.7/57 SOL a RPO MS MOMS (WIMP 0_ 1002 Q T6111L .TOWS IMO (ONES 000. COON NM 0 _ CUT Mr_ 01 CV 112.11.4 MMus On 0*Ib Designed By 4 Droon By 90 SN ___ COP__ _ __. SEE SHEET 2 VIC1"TY MAP dim 9SCAL 58. 6E 2 Checked By Aa PLANA PRIORI, MOP PE ■.wRxxP 0* 261 ACE 710. 6510 0** 1-»111 Corer 2.0100 r0nao®ee AC®mer ASSESSOR PARCEL NUMBER WFs0-0u OWNER NAWNN CC4IP- ANES 000 007110 WAY, O GRI. CA P2020 Pte WIT) 440-1426 COITACI: GRECS MANNAN ADDRESS 1201 *00207* PE 10E0CLA CA 22590 MP DMA 01 cn 0006 100 1X5 SGE W. SQA E6060 OPP Dm. _!1___ sr -ti: I. 6007010 LOOM T 461086,014 =ER 90/ 0_6 0 r 000170 TOMO AL SO01 OW ROYrROOM 2 00s so 0Ses r 00000X77 i osT 602TT. ss repo AO _ 0600f Nord pp R 106\0' - 110 00079X02 aiwzm moon mNo, 4.,112.a. r AS Mr KO.Ir 900 TS VOW*T •z or co rcc mr 001.7 rr+t MOS 00II VT 006 SSW. .SDI r WOE EO a0Z10 SOM 00* 5 !TAXON 9[110 r PCC MOST sou /PO IR nT limos T®aaa AN 6• Pct a0 MIM r PAINTS AIDS AO r ACC 60 NOW r 616.8 POI_ ARAE ▪ 7Ra17'[505 Roos 716016701TT =mop suA_7 a0•_NrR pc NIA' SENOLLT 0022720101000170 0100 0 L 010X07 0001 6EIf,WDO SERIEIO.E LYL 0 set 160E 6 0® 0I LFII 001 TOES a0 J NKl00 06x0*¢ 01 4 all NE 0 004016 0E 70010E IAI00 l % 5 WMX TSC K IDI M- 010/2] CITY OF TEMECULA DEPA0REM1 o 7100 KO OS CONCEPTUAL GRADING PLAN FIEVINOTON AVENUE Cc,aECIu PARCEL 2 PIA 280850 PA16-071D 1 • SEE SHEET 1 Nip =WM MI MI-_ --=_ 0 Wirt M..« PROPOSED BUILDING Swsa' -MVO LE PN k.& 041N RUM ..?Of !NSW SAWN SAW DWND 4N8 OVERLAY IMO 372701 yp E EXISTING BUILDING W AOA. ISO WNW NWL RIR OF RNLCIA 510 1n 01-13 retcc ISMO. n fir .021222“ 2011 DIRK Au nn esc RDmT w of Uneeg.e.ne Unice AWN Teel D74Y t—BO AS 1.o W�UAt••• DRAINAGE FLOW DETAIL nem 110 110,10 -SCALE EXISTING BUILDING O ADDw c PCI • CURB OPEwNG DEra4 M0,L -croN 001 -1.0 -SAL[ 51TH • AA DOWER tIZLZV sown aGAS." DOUBLE TYPE PEDESTRIAN ACCESS RAMP SO.1 Ei 20 10 0I lei SCALE r - 20' N1...14 0' 1121ttio 1M �•F.E >+ER'cNrrla�A. wan ni it .AeDa1a. ` IAN a, cA 92015 •L :921.0' 01n01 rx=al.!, Ir u. OW) Tx-.aaa CONSTRUCTION RECORD DATE BY REVISIONS NATE ACCV BENCHMARK Imps*. t 0m. C2mM.0 SCALE nONNRa A5 N01LD N/A Designed By Drown By Checked By .n Na AG .ECO.ODEU RAIN W'.R•D LTm 1.N[ !PROM d ACM.= WC — LDA. GANCIA WOW .em. MRRCW an oDm. MtlIXs RCL x0. 4551 Wm. T AI.1W RCE NO 1x11. 55' CITY OF TEMECULA EPA.N.GR v MIMIC WRNS kir CONCEPTUAL GRADING PLANEV Ff3TON AVENUE BEQ OF 1LA PARCEL R PM 91026.0 2 SNEET 2 or 3 PA18-O7k Underground S..k. ANTI +�4 CaA: Rai MEC •'t\ .-22 13x3 eomm MO= MI IN CONSTRUCTION RECORD BIORETENTION BASIN "A" SOUTH MEN 5144 .OMR OWE. EOL-10-5GtE DATE BY REVISIONS aria OUTLET STRUCTURE OFFAL FOR BASUN "A" NORTH A. -OK. WW1 WTAi -E n) WO +N W C .65e419 p a10 Er-'Va4741 DATE ACC'D I401. Co.0.101 'sort BENCHMARK BIORETENTION BASIN "A" NORTH Rine 5E44 • MEL aTr C MW Em-Eo-swE BIORETENT1ON BASIN "B" Emu 5144 • COLLET c91rad Em--ro-twE SECNONB- NO SERE OUTLET STRUCTURE DETAIL FOR BASIN x aKr .om ae= r.4 /1) AOM 0 OE aces .0 SECTION 6O NO Y4E Designed By I Dram By } Checked By tea_ N C<D 2251E e[ ermines g DPW MAN RLL n0. 45.1111 ENO. 1-21-111 SECTION C•C NO SGLLE .CC IKEA en DII AOSPImmnw csr wn OW, If .14LC RCE Na 05117 FspF.. T Car SECTION E -E NO SG, TSORETP FONNEFTIOE> DET4)L NO axE CITY OF TEMECULA amERT.IET o Reuc .u.s o..r.c un CONCEPTUAL GRADING PLAN REMINGTON AVENUE OF TBBEQLA PARCEL { PY maws 3 EXEET 3 0( 3 PA18-0711 Symbol PRELIMINARY PLANT LIST &B• erber Nam Gammon Name sllrmrry WUCOLS X0003 mit nyzi"'wardi.�cu �, 7+iCk�. i2—YC"7A—JC9 (4 Tiil !lY�3�A MULCH NOTE: ImlNa mirewn3laytr(3"unda lams and struts end 1.1D. under flatted rsoundcme0 of bark mulch (Mrdwood mulch albiorelentionbein) on r exposed soil surfaces of panting areas emu in furlams, creeping sanding gond mere, or direct seeding applications wkere mulch Is contraindicated. SITE CALCULATIONS Gross Site Asea 161,850 SF Vagamed orelenbal Mea. 8,146 SF Sloped Area 000 SF sxdposed Planta, Area 24585 SF Exhting Planting Mee 000 SF Proposed Planting in ROW 1,708 SF Tool Landscape Area 32,441 SF C.aaReexSy0 Small entry accent shah shrub: Gyi mines LlmFnlm evendula socha, VeBe' O Lge rqscreen ehrub:et000nyIlnSnit n • Large aotent sun/shade shrub: Mahonia aquifolium Cascad• annus 0. 'nHuu)ntngton Carper O Smell lowering light shade altrub: Rhaphidepis I 'Balledna' 0 Large screenshrub: Rh inlerirdi O Ribeses•cranetstiretesten aeteecpdkgtart some shrub O IAwaaa erea8sa?wC+enf Ve ate ry Tree Western Redbd 0esert Mallow Auslrallen Wilbw Coes) Lire Oak Chinese Evergreen Elm 7p S 2V 361.13 a 10'-1B' x 10-16 24" -Box 1530' x 10-20 24" -Box 20'-25' x 20' 15 -Gel 30'+70 .2044 WAS. 40,6".5040 11 Low 5 Low 11 Low 6 lame/ 27 Low 13 Low LNe.eNst Bdrk 0r5h -rTe 45 L 1(1511.118v2�, 14 s. Wneer9ce Lavender 1B" -3'x16'-3' 48 Low Texas Ranger5-Gal33 Low 6'.8' x 66' Oregon grape 15 -Gal 10 6,6.6,66' x 5' Hunhrglon Carpel Rosemary 5 -Gal 46 Low Ire iM.n Hoven.,Z Gal 100 Shawn Lemonade Bep 3'-10' x 3'-10 5 -Gal 26 Low FuWia Flowenrg 000xhrry4,_ z6'I10' 54 Law Blue Gem Coast Rosemary y 6 ,. 190 Low GR03.20 COVERS- SEOt7E9. iLlealGPLAWEB, and VINES PLAN NOTES L i act 0 m 0 O Gies Pans. Phve Dwarf Coyote Bush igf'elea 3' OC Low Sedge bbIaeention basin bottomCarex panse California Meadow Sedge Plugs 12" OC Llatrpa ggae ggaawasab gap 6"-8'xPshAdltp GYloatomanitinlig�i6b�des rc. Violet Trumpet Vine 15 -Gal 20 AJrpwmn 5aeeyg� 15' x 5' D3ose�ew4�ay�b sMgamw07es slyer Dymordla 2'F x20, 121 OC Low lxetaC drrvw strias Confetti Sgeeding Lantana Alt, 3' OC Low g.W bb Canyon Prince WIN Rye 1" ,3S 166 Low Huntington Carpet Rosemary 1-00 � 3' OC Low AUFmNis��>M�a Ci�p16 Berk MUMt Sea Mulch Note ( below) Existing tree to remain Noted In place. Appose.. location only Vehicle sigh) distance triangle: manbin shrubs 36 max he1ght tree kmbe dear 6 min above fin gO Existing lawn in parkway to be replaced with ow wafer use planta Paving sea She Plan wad Grading Plan Root bemers wig be provided for e11 trees vnlhm 5' of hardsape Vegetated daebntbn basin Sae Site Plat and Grading Plan Segmented web with path grid See Site Plan end Gadng Plan Pees wN ample benprl Stec Ai Pon Paas web gamete pore esAlsa &n Syr Put ap.1. r. SOD SU..., ✓ rd. ertnme. Sae Sea#w Loeb vine, (Clyloetoma) on all sides of trash enclosures in plentirg areae Enhanced paving see Site Fan and Grading Plan Lght fixtures, paling lot pole mounted and wall mounted Itghb (ypical) see Lighting Pin Bollard Tight ( (ypical) , see Lighting Plan Double Detection Check Valve, %rend with plantings, see Site Plan end Grading Pleas PLANTING and IRRIGATION NOTES AO. of Tma I. Planning Demeaned Clan be oiled prix to con enO g arty landscape Instebdn In oder to schedule moied landscape Impeelore B Dnp to be used whenever possible No allied mural allayed win 24- of • rmpermeade suds,. C Trees end times seg be placed a mrniam d5' sway Asn win meta. gas new or sewer laterals; a rrHmm of 16 sway hum utility pates: a mhnnum d8 nay from Are hyeents and Are depb8nem sweeter and abrylpe cwnMsliwn 0 Inigabon ehalleudea eeladyreles embersees wserreryeta seethe. Meed series capable of Hwang rte sea eea+Aecieuf rears 0 Oona shell nwiMein the landscape m e health disease flee condition HOA shell mndany maknen de R 0 W •1 1 APN 909-370-013 PAP 16-0710 Pan `6,14w r EFEE COMPANIES D..Ignw Jesse Haugh D.8. Oct 8 2015 Drawing No. 1 of 1 PC DRAFT RESOLUTION PC RESOLUTION NO. 17- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NO. PA16-0710, A DEVELOPMENT PLAN FOR AN APPROXIMATELY 53,574 SQUARE FOOT CONCRETE TILT -UP 2 STORY SHELL INDUSTRIAL BUILDING LOCATED AT 42006 REMINGTON AVE, AND MAKING A FINDING OF EXEMPTION UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) (APN 909-370-013) Section 1. Procedural Findings. The Planning Commission of the City of Temecula does hereby find, determine and declare that: A. On May 10, 2016, Petra Jordan filed Planning Application No. PA16-0710 Development Plan Application in a manner in accord with the City of Temecula General Plan and Development Code. B. The Application was processed including, but not limited to a public notice, in the time and manner prescribed by State and local law. C. The Planning Commission, at a regular meeting, considered the Application and environmental review on August 2, 2017, at a duly noticed public hearing as prescribed by law, at which time the City staff and interested persons had an opportunity to and did testify either in support or in opposition to this matter. D. At the conclusion of the Planning Commission hearing and after due consideration of the testimony, the Planning Commission approved Planning Application No. PA16-0710 subject to and based upon the findings set forth hereunder. E. All legal preconditions to the adoption of the Resolution have occurred. Section 2. Further Findings. The Planning Commission, in approving the Application hereby finds, determines and declares that: Development Plans, Development Code Section 17.05.010.F A. The proposed use is in conformance with the General Plan for Temecula and with all applicable requirements of State law and other Ordinances of the City; Industrial buildings are an allowable use within the Industrial Park General Plan designation. Therefore, the use will be consistent with General Plan for Temecula, as well as the requirements for State law and other Ordinances of the City. The Economic Development element of the General Plan specifically states, "A strong base of clean manufacturing activities which employs a skilled labor force and can be successfully integrated into Temecula's community character." The development of additional industrial space will allow for increased manufacturing opportunities and subsequent employment. B. The overall development of the land is designed for the protection of the public health, safety, and general welfare. The project has been reviewed and conditioned to ensure conformance with the Development, Building, and Fire codes. These codes contain provisions designed to ensure the protection of the public health, safety, and general welfare. Section 3. Environmental Findings. The Planning Commission hereby makes the following environmental findings and determinations in connection with the approval of the Development Plan Application: A. In accordance with the California Environmental Quality Act, the proposed project has been deemed to be categorically exempt from further environmental review (Section 15332, Class 2, In -fill Development); 1. The project is consistent with the General Plan designation as the Industrial Park use explicitly permits light industrial uses. Additionally, the Light Industrial zoning designation permits industrial uses. The project is located within the city limits and the parcel is under 5 acres (the parcel is approximately 3.71 acres). No valuable habitat has been identified for endangered, rare, or threatened species. Significant effects related to traffic, noise, air quality or water quality are not projected outside of those anticipated in the General Plan. The site is adjacent to a completed street where utilities and public services can be adequately provided. Section 4. Conditions. The Planning Commission of the City of Temecula approves Planning Application No. PA16-0710, subject to the Conditions of Approval set forth on Exhibit A, attached hereto, and incorporated herein by this reference. Section 5. PASSED, APPROVED AND ADOPTED by the City of Temecula Planning Commission this 2nd day of August, 2017. John H. Telesio, Chairman ATTEST: Luke Watson Secretary [SEAL] STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE )ss CITY OF TEMECULA ) I, Luke Watson, Secretary of the Temecula Planning Commission, do hereby certify that the forgoing PC Resolution No. 17- was duly and regularly adopted by the Planning Commission of the City of Temecula at a regular meeting thereof held on the 2nd day of August, 2017, by the following vote: AYES: PLANNING COMMISSIONERS: NOES: PLANNING COMMISSIONERS: ABSENT: PLANNING COMMISSIONERS: ABSTAIN: PLANNING COMMISSIONERS: Luke Watson Secretary DRAFT CONDITIONS OF APPROVAL EXHIBIT A CITY OF TEMECULA DRAFT CONDITIONS OF APPROVAL Planning Application No.: PA16-0710 Project Description: A Development Plan for an approximately 53,574 square foot concrete tilt -up 2 story shell industrial building located at 42006 Remington Ave Assessor's Parcel No.: 909-370-013 MSHCP Category: Industrial DIF Category: Business Park/Industrial Park TUMF Category: Industrial/Business Park Quimby Category: N/A (non-residential) New Street In -lieu of Fee: N/A (not located within the Uptown Temecula Specific Plan) Approval Date: August 2, 2017 Expiration Date: August 2, 2020 PLANNING DIVISION Within 48 Hours of the Approval 1. Filing Notice of Exemption. The applicant/developer shall deliver to the Planning Division a cashiers check or money order made payable to the County Clerk in the amount of Fifty Dollars ($50.00) for the County administrative fee, to enable the City to file the Notice of Exemption as provided under Public Resources Code Section 21152 and California Code of Regulations Section 15062. If within said 48-hour period the applicant/ developer has not delivered to the Planning Division the check as required above, the approval for the project granted shall be void by reason of failure of condition (Fish and Wildlife Code Section 711.4(c)). General Requirements 2. Indemnification of the City. The applicant and owner of the real property subject to this condition shall hereby agree to indemnify, protect, hold harmless, and defend the City and its attorneys from any and all claims, actions, awards, judgments, or proceedings against the City to attack, set aside, annul, or seek monetary damages resulting, directly or indirectly, from any action in furtherance of and the approval of the City, or any agency or instrumentality thereof, advisory agency, appeal board or legislative body including actions approved by the voters of the City, concerning the Planning Application. The City shall be deemed for purposes of this condition, to include any agency or instrumentality thereof, or any of its elected or appointed officials, officers, employees, consultants, contractors, legal counsel, and agents. City shall promptly notify both the applicant and landowner of any claim, action, or proceeding to which this condition is applicable and shall further cooperate fully in the defense of the action. The City reserves the right to take any and all action the City deems to be in the best interest of the City and its citizens in regards to such defense. 3. Expiration. This approval shall be used within three years of the approval date; otherwise, it shall become null and void. Use means the beginning of substantial construction contemplated by this approval within the three-year period, which is thereafter diligently pursued to completion, or the beginning of substantial utilization contemplated by this approval, or use of a property in conformance with a Conditional Use Permit. 4. Conformance with Approved Plans. The development of the premises shall substantially conform to the approved site plan and elevations contained on file with the Planning Division. 5. Signage Permits. A separate building permit shall be required for all signage. 6. Landscape Maintenance. Landscaping installed for the project shall be continuously maintained to the reasonable satisfaction of the Director of Community Development. If it is determined that the landscaping is not being maintained, the Director of Community Development shall have the authority to require the property owner to bring the landscaping into conformance with the approved landscape plan. The continued maintenance of all landscaped areas shall be the responsibility of the developer or any successors in interest. 7 Graffiti. All graffiti shall be removed within 24 hours on telecommunication towers, equipment, walls, or other structures. 8. Water Quality and Drainage. Other than stormwater, it is illegal to allow liquids, gels, powders, sediment, fertilizers, landscape debris, and waste from entering the storm drain system or from leaving the property. To ensure compliance with this Condition of Approval: a. Spills and leaks shall be cleaned up immediately. b. Do not wash, maintain, or repair vehicles onsite. c. Do not hose down parking areas, sidewalks, alleys, or gutters. d. Ensure that all materials and products stored outside are protected from rain. e. Ensure all trash bins are covered at all times. 9. Paint Inspection. The applicant shall paint a three -foot -by -three-foot section of the building for Planning Division inspection, prior to commencing painting of the building. 10. Photographic Prints. The applicant shall submit to the Planning Division for permanent filing two 8" X 10" glossy photographic color prints of the approved color and materials board and the colored architectural elevations. All labels on the color and materials board and elevations shall be readable on the photographic prints. 11. Materials and Colors. The Conditions of Approval specified in this resolution, to the extent specific items, materials, equipment, techniques, finishes or similar matters are specified, shall be deemed satisfied by City staffs prior approval of the use or utilization of an item, material, equipment, finish or technique that City staff determines to be the substantial equivalent of that required by the Conditions of Approval. Staff may elect to reject the request to substitute, in which case the real party in interest may appeal, after payment of the regular cost of an appeal, the decision to the Planning Commission for its decision. 12. Modifications or Revisions. The permittee shall obtain City approval for any modifications or revisions to the approval of this project. 13. Trash Enclosures. The trash enclosures shall be large enough to accommodate a recycling bin, as well as regular solid waste containers. 14. Trash Enclosures. Trash enclosures shall be provided to house all trash receptacles utilized on the site. These shall be clearly labeled on the site plan. 15. Covered Trash Enclosures. All trash enclosures on site shall include a solid cover and the construction plans shall include all details of the trash enclosures, including the solid cover. 16. Construction and Demolition Debris. The developer shall contact the City's franchised solid waste hauler for disposal of construction and demolition debris and shall provide the Planning Division verification of arrangements made with the City's franchise solid waste hauler for disposal of construction and demolition debris. Only the City's franchisee may haul demolition and construction debris. 17. Public Art Ordinance. The applicant shall comply with the requirements of the City's Public Art Ordinance as defined in Section 5.08 of the Temecula Municipal Code. 18. Property Maintenance. All parkways, including within the right-of-way, entryway median, landscaping, walls, fencing, recreational facilities, and on-site lighting shall be maintained by the property owner or maintenance association. 19. Compliance with Riverside County Env. Health. The applicant shall comply with the recommendations set forth in the County of Riverside's Department of Environmental Health letter dated January 3, 2017, a copy of which is attached. Prior to Issuance of Grading Permit 20. Placement of Transformer. Provide the Planning Division with a copy of the underground water plans and electrical plans for verification of proper placement of transformer(s) and double detector check valves prior to final agreement with the utility companies. 21. Placement of Double Detector Check Valves. Double detector check valves shall be installed at locations that minimize their visibility from the public right-of-way, subject to review and approval by the Director of Community Development. 22. Archaeological/Cultural Resources Grading Note. The following shall be included in the Notes Section of the Grading Plan: "If at any time during excavation/construction of the site, archaeological/cultural resources, or any artifacts or other objects which reasonably appears to be evidence of cultural or archaeological resource are discovered, the property owner shall immediately advise the City of such and the City shall cause all further excavation or other disturbance of the affected area to immediately cease. The Director of Community Development at his/her sole discretion may require the property owner to deposit a sum of money it deems reasonably necessary to allow the City to consult and/or authorize an independent, fully qualified specialist to inspect the site at no cost to the City, in order to assess the significance of the find. Upon determining that the discovery is not an archaeological/ cultural resource, the Planning Director shall notify the property owner of such determination and shall authorize the resumption of work. Upon determining that the discovery is an archaeological/cultural resource, the Planning Director shall notify the property owner that no further excavation or development may take place until a mitigation plan or other corrective measures have been approved by the Planning Director." 23. Cultural Resources Treatment Agreement. The developer is required to enter into a Cultural Resources Treatment Agreement with the Pechanga Tribe. The agreement shall be in place prior to issuance of a grading permit. To accomplish this, the applicant should contact the Pechanga Tribe no less than 30 days and no more than 60 days prior to issuance of a grading permit. This Agreement will address the treatment and disposition of cultural resources, the designation, responsibilities, and participation of professional of professional Pechanga Tribal monitors during grading, excavation and ground disturbing activities; project grading and development scheduling; terms of compensation for the monitors; and treatment and final disposition of any cultural resources, sacred sites, and human remains discovered onsite. The Pechanga monitor's authority to stop and redirect grading will be exercised in consultation with the project archaeologist in order to evaluate the significance of any potential resources discovered on the property. Pechanga and archaeological monitors shall be allowed to monitor all grading, excavation and groundbreaking activities, and shall also have the limited authority to stop and redirect grading activities should an inadvertent cultural resource be identified. 24. Discovery of Cultural Resources. The following shall be included in the Notes Section of the Grading Plan: "If cultural resources are discovered during the project construction (inadvertent discoveries), all work in the area of the find shall cease, and the qualified archaeologist and the Pechanga monitor shall investigate the find, and make recommendations as to treatment." 25. Archaeological Monitoring Notes. The following shall be included in the Notes Section of the Grading Plan: "A qualified archaeological monitor will be present and will have the authority to stop and redirect grading activities, in consultation with the Pechanga Tribe and their designated monitors, to evaluate the significance of any potential resources discovered on the property." 26. Tribal Monitoring Notes. The following shall be included in the Notes Section of the Grading Plan: "A Pechanga Tribal monitor will be present and will have the authority to stop and redirect grading activities, in consultation with the project archaeologist and their designated monitors, to evaluate the significance of any potential resources discovered on the property." 27. Relinquishment of Cultural Resources. The following shall be included in the Notes Section of the Grading Plan: "The landowner agrees to relinquish ownership of all cultural resources, including all archaeological artifacts that are found on the project area, to the Pechanga Tribe for proper treatment and disposition." 28. Preservation of Sacred Sites. The following shall be included in the Notes Section of the Grading Plan: "All sacred sites are to be avoided and preserved." 29. MSHCP Pre -Construction Survey. A 30 -day preconstruction survey, in accordance with MSHCP guidelines and survey protocol, shall be conducted prior to ground disturbance. The results of the 30 -day preconstruction survey shall be submitted to the Planning Division prior to scheduling the pre -grading meeting with Public Works. If construction is delayed or suspended for more than 30 days after the survey, the area shall be resurveyed. 30. Burrowing Owl Grading Note. The following shall be included in the Notes Section of the Grading Plan: "No grubbing/clearing of the site shall occur prior to scheduling the pre -grading meeting with Public Works. All project sites containing suitable habitat for burrowing owls, whether owls were found or not, require a 30 -day preconstruction survey that shall be conducted within 30 days prior to ground disturbance to avoid direct take of burrowing owls. If the results of the survey indicate that no burrowing owls are present on-site, then the project may move forward with grading, upon Planning Division approval. If burrowing owls are found to be present or nesting on-site during the preconstruction survey, then the following recommendations must be adhered to: Exclusion and relocation activities may not occur during the breeding season, which is defined as March 1 through August 31, with the following exception: From March 1 through March 15 and from August 1 through August 31 exclusion and relocation activities may take place if it is proven to the City and appropriate regulatory agencies (if any) that egg laying or chick rearing is not taking place. This determination must be made by a qualified biologist." If construction is delayed or suspended for more than 30 days after the survey, the area shall be resurveyed. 31. Rough Grading Plans. A copy of the Rough Grading Plans shall be submitted and approved by the Planning Division. 32. Archaeologist Retained. Prior to beginning project construction, the Project Applicant shall retain a Riverside County qualified/City of Temecula approved archaeological monitor to monitor all ground -disturbing activities in an effort to identify any unknown archaeological resources. Any newly discovered cultural resource deposits shall be subject to a cultural resources evaluation (See PL -4). The archaeological monitor's authority to stop and redirect grading will be exercised in consultation with the Pechanga Tribe in order to evaluate the significance of any potential resources discovered on the property. Pechanga and archaeological monitors shall be allowed to monitor all grading, excavation and groundbreaking activities, and shall also have the limited authority to stop and redirect grading activities should an inadvertent cultural resource be identified. The archaeologist shall provide a final monitoring report at the end of all earthmoving activities to the City of Temecula, the Pechanga Tribe and the Eastern Information Center at UC, Riverside. 33. Human Remains. If human remains are encountered, California Health and Safety Code Section 7050.5 states that no further disturbance shall occur until the Riverside County Coroner has made the necessary findings as to origin. Further, pursuant to California Public Resources Code Section 5097.98(b) remains shall be left in place and free from disturbance until a final decision as to the treatment and disposition has been made. If the Riverside County Coroner determines the remains to be Native American, the Native American Heritage Commission must be contacted within 24 hours. The Native American Heritage Commission must then immediately identify the "most likely descendant(s)" of receiving notification of the discovery. The most likely descendant(s) shall then make recommendations within 48 hours, and engage in consultations concerning the treatment of the remains as provided in Public Resources Code 5097.98 and the Treatment Agreement described in these conditions. Prior to Issuance of Building Permit 34. Parking Area Landscaping. The Landscaping and Irrigation Plans shall provide a minimum five-foot wide planter to be installed at the perimeter of all parking areas. Curbs, walkways, etc. are not to infringe on this area. 35. Transportation Uniform Mitigation Fee (TUMF). The City of Temecula adopted an ordinance on March 31, 2003 to collect fees for a Riverside County area wide Transportation Uniform Mitigation Fee (TUMF). This project is subject to payment of these fees at the time of building permit issuance. The fees are subject to the provisions of Chapter 15.08 of the Temecula Municipal Code and the fee schedule in effect at the time of building permit issuance. 36. Downspouts. All downspouts shall be internalized. 37. Development Impact Fee (DIF). The developer shall comply with the provisions of Title 15, Chapter 15.06 of the Temecula Municipal Code and all its resolutions by paying the appropriate City fee. 38. Photometric Plan. The applicant shall submit a photometric plan, including the parking lot, to the Planning Division, which meets the requirements of the Development Code and the Riverside County Palomar Lighting Ordinance 655. All exterior LED light fixtures shall be 3,000 kelvin or below. The parking lot light standards shall be placed in such a way as to not adversely affect the growth potential of the parking lot trees. 40. Construction Landscaping and Irrigation Plans. Four (4) copies of Construction Landscaping and Irrigation Plans shall be reviewed and approved by the Planning Division. These plans shall be submitted as a separate submittal, not as part of the building plans or other plan set. These plans shall conform to the approved conceptual landscape plan, or as amended by these conditions. The location, number, height and spread, water usage or KC value, genus, species, and container size of the plants shall be shown. The plans shall be consistent with the Water Efficient Ordinance and Water Storage Contingency Plan per the Rancho California Water District. The plans shall be accompanied by the appropriate filing fee (per the City of Temecula Fee Schedule at time of submittal) and one copy of the approved Grading Plan. 41. Landscaping Site Inspections. The Landscaping and Irrigation Plans shall include a note stating, "Three landscape site inspections are required. The first inspection will be conducted at installation of irrigation while trenches are open. This will verify that irrigation equipment and layout is per plan specifications and details. Any adjustments or discrepancies in actual conditions will be addressed at this time and will require an approval to continue. Where applicable, a mainline pressure check will also be conducted. This will verify that the irrigation mainline is capable of being pressurized to 150 psi for a minimum period of two hours without loss of pressure. The second inspection will verify that all irrigation systems are operating properly, and to verify that all plantings have been installed consistent with the approved construction landscape plans. The third inspection will verify property landscape maintenance for release of the one-year landscape maintenance bond." The applicant/owner shall contact the Planning Division to schedule inspections. 42. Agronomic Soils Report. The Landscaping and Irrigation Plans shall include a note on the plans stating, "The contractor shall provide two copies of an agronomic soils report at the first irrigation inspection." 43. Water Usage Calculations. The Landscaping and Irrigation Plans shall include water usage calculations per Chapter 17.32 of the Development Code (Water Efficient Ordinance), the total cost estimate of plantings and irrigation (in accordance with approved plan). Applicant shall use evapotranspiration (ETo) factor of 0.70 for calculating the maximum allowable water budget. 44. Landscape Maintenance Program. A landscape maintenance program shall be submitted to the Planning Division for approval. The landscape maintenance program shall detail the proper maintenance of all proposed plant materials to assure proper growth and landscape development for the long-term esthetics of the property. The approved maintenance program shall be provided to the landscape maintenance contractor who shall be responsible to carry out the detailed program. 45. Specifications of Landscape Maintenance Program. Specifications of the landscape maintenance program shall indicate, "Three landscape site inspections are required. The first inspection will be conducted at installation of irrigation while trenches are open. This will verify that irrigation equipment and layout is per plan specifications and details. Any adjustments or discrepancies in actual conditions will be addressed at this time and will require an approval to continue. Where applicable, a mainline pressure check will also be conducted. This will verify that the irrigation mainline is capable of being pressurized to 150 psi for a minimum period of two hours without loss of pressure. The second inspection will verify that all irrigation systems are operating properly, and to verify that all plantings have been installed consistent with the approved construction landscape plans. The third inspection will verify property landscape maintenance for release of the one-year landscape maintenance bond." The applicant/owner shall contact the Planning Division to schedule inspections. 46. Irrigation. The landscaping plans shall include automatic irrigation for all landscaped areas and complete screening of all ground mounted equipment from view of the public from streets and adjacent property for private common areas; front yards and slopes within individual lots; shrub planting to completely screen perimeter walls adjacent to a public right-of-way equal to 66 feet or larger; and, all landscaping excluding City maintained areas and front yard landscaping which shall include, but may not be limited to, private slopes and common areas. 47. Hardscaping. The landscape plans shall include all hardscaping for equestrian trails and pedestrian trails within private common areas. 48. Precise Grading Plans. Precise Grading Plans shall be consistent with the approved rough grading plans including all structural setback measurements. 49. Building Construction Plans for Outdoor Areas. Building Construction Plans shall include detailed outdoor areas (including but not limited to trellises, decorative furniture, fountains, hardscape, etc.) to match the style of the building subject to the approval of the Director of Community Development. 50. WQMP Landscape Compliance. The construction landscape plans shall be consistent with Appendix A, Table 31 of the Low Impact Development (LID) Manual for Southern California for plant materials and treatment facilities, and shall reference the approved precise grading plan for WQMP features. 51. Utility Screening. All utilities shall be screened from public view. Landscape construction drawings shall show and label all utilities and provide appropriate screening. Provide a three-foot clear zone around fire check detectors as required by the Fire Department before starting the screen. Group utilities together in order to reduce intrusion. Screening of utilities is not to look like an after -thought. Plan planting beds and design around utilities. Locate all light poles on plans and ensure that there are no conflicts with trees. Prior to Release of Power, Building Occupancy or Any Use Allowed by This Permit 52. Letter of Substantial Conformance. The applicant shall submit a letter of substantial conformance, subject to field verification by the Director of Community Development or his/her designee. Said letter of substantial conformance shall be prepared by the project designer and shall indicate that all plant materials and irrigation system components have been installed in accordance with the approved final landscape and irrigation plans. Such letter of substantial conformance shall be submitted prior to scheduling for the final inspection. 53. Screening of Loading Areas. The applicant shall be required to screen all loading areas and roof mounted mechanical equipment from view of the adjacent residences and public right-of-ways. If upon final inspection it is determined that any mechanical equipment, roof equipment or backs of building parapet walls are visible from any portion of the public right-of-way adjacent to the project site, the developer shall provide screening by constructing a sloping tile covered mansard roof element or other screening reviewed and approved by the Director of Community Development. 54. Landscape Installation Consistent with Construction Plans. All required landscape planting and irrigation shall have been installed consistent with the approved construction plans and shall be in a condition acceptable to the Director of Community Development. The plants shall be healthy and free of weeds, disease, or pests. The irrigation system shall be properly constructed and in good working order. 55. Performance Securities. Performance securities, in amounts to be determined by the Director of Community Development, to guarantee the maintenance of the plantings in accordance with the approved construction landscape and irrigation plan, shall be filed with the Planning Division for a period of one year from final Certificate of Occupancy. After that year, if the landscaping and irrigation system have been maintained in a condition satisfactory to the Director of Community Development, the bond shall be released upon request by the applicant. 56. Installation of Site Improvements. All site improvements, including but not limited to, parking areas and striping shall be installed. 57. Compliance with Conditions of Approval. All of the foregoing conditions shall be complied with prior to occupancy or any use allowed by this permit. Outside Agencies 58. Compliance with Dept. of Environmental Health. The applicant shall comply with the recommendations set forth in the County of Riverside Department of Environmental Health transmittal dated January 3, 2017, a copy of which is attached. 59. Compliance with RCWD. The applicant shall comply with the recommendations set forth in the Rancho California Water District's transmittal dated June 6, 2016, a copy of which is attached. PUBLIC WORKS DEPARTMENT General Requirements 60. Conditions of Approval. The developer shall comply with all Conditions of Approval, the Engineering and Construction Manual and all City codes/standards at no cost to any governmental agency. 61. Entitlement Approval. The developer shall comply with the approved site plan, the conceptual Water Quality Management Plan (WQMP) and other relevant documents approved during entitlement. Any significant omission to the representation of site conditions may require the plans to be resubmitted for further review and revision. 62. Precise Grading Permit. A precise grading permit for on site improvements (outside of public right-of-way) shall be obtained from Public Works. 63. Haul Route Permit. A haul route permit may be required when soils are moved on public roadways to or from a grading site. The developer/contractor is to verify if the permit is required. If so, he shall comply with all conditions and requirements per the City's Engineering and Construction Manual and as directed by Public Works. 64. Encroachment Permits. Prior to commencement of any applicable construction, encroachment permit(s) are required; and shall be obtained from Public Works for public offsite improvements. Prior to Issuance of a Grading Permit 65. Environmental Constraint Sheet (ECS). The developer shall comply with all constraints per the recorded ECS with any underlying maps related to the subject property. 66. Grading/Erosion & Sediment Control Plan. The developer shall submit a grading/erosion & sediment control plan(s) to be reviewed and approved by Public Works. All plans shall be coordinated for consistency with adjacent projects and existing improvements contiguous to the site. The approved plan shall include all construction -phase pollution -prevention controls to adequately address non -permitted runoff. Refer to the City's Engineering & Construction Manual at: www.TemeculaCA.gov/ECM 67. Erosion & Sediment Control Securities. The developer shall comply with the provisions of Chapter 24, Section 18.24.140 of the Temecula Municipal Code by posting security and entering into an agreement to guarantee the erosion & sediment control improvements. 68. NPDES General Permit Compliance. The developer shall obtain project coverage under the State National Pollutant Discharge Elimination System (NPDES) General Permit for Construction Activities and shall provide the following: a. A copy of the Waste Discharge Identification Number (WDID) issued by the State Water Resources Control Board (SWRCB); b. The project's Risk Level (RL) determination number; and c. The name, contact information and certification number of the Qualified SWPPP Developer (QSD) Pursuant to the State Water Resources Control Board (SWRCB) requirements and City's storm water ordinance, a Storm Water Pollution Prevention Plan (SWPPP) shall be generated and submitted to the Board. Throughout the project duration, the SWPPP shall be routinely updated and readily available (onsite) to the State and City. Review www.cabmphandbooks.com for SWPPP guidelines. Refer to the following link: http://www.waterboards.ca.gov/water issues/programs/stormwater/construction.shtml 69. Water Quality Management Plan (WQMP) and O&M Agreement. The developer shall submit a final WQMP (prepared by a registered professional engineer) with the initial grading plan submittal, based on the conceptual WQMP from the entitlement process. It must receive acceptance by Public Works. A copy of the final project -specific WQMP must be kept onsite at all times. In addition, a completed WQMP Operation and Maintenance (O&M) Agreement shall be submitted for review and approval. Upon approval from City staff, the applicant shall record the O&M agreement at the County Recorder's Office in Temecula. Refer to the WQMP template and agreement link below: www.TemeculaCA.gov/WQMP 70. Area Drainage Plan (ADP) Fee to RCFC&WCD. The developer shall demonstrate to the City that the flood mitigation charge (ADP fee) has been paid to RCFC&WCD. If the full ADP fee has already been credited to this property, no new charge will be required. 71. Drainage. All applicable drainage shall be depicted on the grading plan and properly accommodated with onsite drainage improvements and water quality facilities, which shall be privately maintained. Alterations to existing drainage patterns or concentration and/or diverting flows is not allowed unless the developer constructs adequate drainage improvements and obtains the necessary permissions from the downstream property owners. All drainage leaving the site shall be conveyed into a public storm drain system, if possible. The creation of new cross lot drainage is not permitted. 72. Drainage Study. A drainage study shall be prepared by a registered civil engineer and submitted to Public Works with the initial grading plan check in accordance with City, Riverside County and engineering standards. The study shall identify storm water runoff quantities (to mitigate the 100 -year storm event) from the development of this site and upstream of the site. It shall identify all existing or proposed offsite or onsite, public or private, drainage facilities intended to discharge this runoff. Runoff shall be conveyed to an adequate outfall capable of receiving the storm water runoff without damage to public or private property. The study shall include a capacity analysis verifying the adequacy of all facilities. Any upgrading or upsizing of drainage facilities necessary to convey the storm water runoff shall be provided as part of development of this project. 73. Floodplain/Floodway Development. The site is in an area identified on the Flood Insurance Rate Map. This project shall comply with Chapter 15.12 of the Temecula Municipal Code which may include obtaining a Letter of Map Revision from FEMA. A Flood Plain Development Permit shall be submitted to the Department of Public Works for review and approval. 74. Soils Report. A soils report, prepared by a registered soil or civil engineer, shall be submitted to Public Works with the initial grading plan submittal. The report shall address the site's soil conditions and provide recommendations for the construction of engineered structures and preliminary pavement sections. 75. Geological Report. The developer shall complete any outstanding County geologist's requirements, recommendations and/or proposed Conditions of Approval as identified during entitlement. 76. Letter of Permission/Easement. The developer shall obtain documents (letters of permission or easements) for any offsite work performed on adjoining properties. The document's format is as directed by, and shall be submitted to, Public Works for acceptance. The document information shall be noted on the approved grading plan. 77. Sight Distance. The developer shall limit landscaping in the corner cut-off area of all street intersections and adjacent to driveways to provide for minimum sight distance and visibility. 78. Habitat Conservation Fee. The developer shall comply with the provisions of Chapter 8.24 of the Temecula Municipal Code (Habitat Conservation) by paying the appropriate fee set forth in the ordinance or by providing documented evidence that the fees have already been paid. Prior to Issuance of Encroachment Permit(s) 79. Public Utility Agency Work. The developer shall submit all relevant documentation due to encroaching within City right-of-way; and is responsible for any associated costs and for making arrangements with each applicable public utility agency. 80. Traffic Control Plans. A construction area traffic control plan (TCP) will be required for lane closures and detours or other disruptions to traffic circulation; and shall be reviewed and approved by Public Works. The TCP shall be designed by a registered civil or traffic engineer in conformance with the latest edition of the Caltrans Manual on Uniform Traffic Control Devices (MUTCD) and City standards. 81. Improvement Plans. All improvement plans (including but not limited to street, storm drain, traffic) shall be reviewed and approved by Public Works. 82. Street Trenching. All street trenches shall conform to City Standard No. 407; refer to the City's Paving Notes. Prior to Issuance of Building Permit(s) 83. Western Bypass Corridor. The developer shall record a written offer to participate in, and waive all rights to object to the formation of an Assessment District, a Community Facilities District, or a Bridge and Major Thoroughfare Fee District for the construction of the the proposed Western Bypass Corridor in accordance with the General Plan. The form of the offer shall be approved by the City. 84. Certifications. Certifications are required from the registered civil engineer -of -record certifying the building pad elevation(s) per the approved plans and from the soil's engineer -of -record certifying compaction of the building pad(s). Prior to Issuance of a Certificate of Occupancy 85. Completion of Improvements. The developer shall complete all work per the approved plans and Conditions of Approval to the satisfaction of the City Engineer. This includes all on site work (including water quality facilities), public improvements and the executed WQMP Operation and Maintenance agreement. 86. Utility Agency Clearances. The developer shall receive written clearance from applicable utility agencies (i.e., Rancho California and Eastern Municipal Water Districts, etc.) for the completion of their respective facilities and provide to Public Works. 87. Replacement of Damaged Improvements/Monuments. Any appurtenance damaged or broken during development shall be repaired or removed and replaced to the satisfaction of Public Works. Any survey monuments damaged or destroyed shall be reset per City Standards by a qualified professional pursuant to the California Business and Professional Code Section 8771. 88. Certifications. All necessary certifications and clearances from engineers, utility companies and public agencies shall be submitted as required by Public Works. BUILDING AND SAFETY DIVISION General Requirements 89. Final Building and Safety Conditions. Final Building and Safety conditions will be addressed when building construction plans are submitted to Building and Safety for review. These conditions will be based on occupancy, use, the California Building Code (CBC), and related codes which are enforced at the time of building plan submittal. 90. Compliance with Code. All design components shall comply with applicable provisions of the 2016 edition of the California Building, Plumbing and Mechanical Codes; 2016 California Electrical Code; California Administrative Code, 2016 California Energy Codes, 2016 California Green Building Standards, California Title 24 Disabled Access Regulations, and City of Temecula Municipal Code. 91. ADA Access. Applicant shall provide details of all applicable disabled access provisions and building setbacks on plans to include: a. Disabled access from the public way to the main entrance of the building. b. Van accessible parking located as close as possible to the main entry. c. Path of accessibility from parking to furthest point of improvement. d. Path of travel from public right-of-way to all public areas on site, such as club house, trash enclosures ,and picnic areas. 92. County of Riverside Mount Palomar Ordinance. Applicant shall submit, at time of plan review, a complete exterior site lighting plan showing compliance with County of Riverside Mount Palomar Ordinance Number 655 for the regulation of light pollution. All streetlights and other outdoor lighting shall be shown on electrical plans submitted to the Building and Safety Division. Any outside lighting shall be hooded and aimed not to shine directly upon adjoining property or public rights-of-way. 3000K maximum LED on exterior lighting. 93. Street Addressing. Applicant must obtain street addressing for all proposed buildings by requesting street addressing and submitting a site plan for commercial or multi -family residential projects or a recorded final map for single-family residential projects. 94. Clearance from TVUSD. A receipt or clearance letter from the Temecula Valley Unified School District shall be submitted to the Building and Safety Department to ensure the payment or exemption from School Mitigation Fees. 95. Obtain Approvals Prior to Construction. Applicant must obtain all building plans and permit approvals prior to commencement of any construction work. 96. Obtaining Separate Approvals and Permits. Trash enclosures, patio covers, light standards, and any block walls will require separate approvals and permits. 97. Demolition. Demolition permits require separate approvals and permits. 98. Sewer and Water Plan Approvals. On-site sewer and water plans will require separate approvals and permits. 99. Hours of Construction. Signage shall be prominently posted at the entrance to the project, indicating the hours of construction, as allowed by the City of Temecula Municipal Ordinance 9.20.060, for any site within one-quarter mile of an occupied residence. The permitted hours of construction are Monday through Saturday from 7:00 a.m. to 6:30 p.m. No work is permitted on Sundays and nationally recognized Government Holidays. 100. House Electrical Meter. Provide a house electrical meter to provide power for the operation of exterior lighting, irrigation pedestals and fire alarm systems for each building on the site. Developments with single user buildings shall clearly show on the plans how the operation of exterior lighting and fire alarm systems when a house meter is not specifically proposed. 101. Protection of drains and penetration. Protection of joints and penetrations in fire resistance -rated assemblies shall not be concealed from view until inspected for all designed fire protection. Required fire seals/fire barriers in fire assemblies at fire resistant penetrations shall be installed by individuals with classification or certification covering the installation of these systems. Provide certification for the installation of each area and certification of compliance for Building Official's approval. At Plan Review Submittal 102. Submitting Plans and Calculations. Applicant must submit to Building and Safety four (4) complete sets of plans and two (2) sets of supporting calculations for review and approval including: a. An electrical plan including load calculations and panel schedule, plumbing schematic, and mechanical plan applicable to scope of work b. A precise grading plan to verify accessibility for persons with disabilities. c. Truss calculations that have been stamped by the engineer of record of the building and the truss manufacturer engineer. Prior to Issuance of Grading Permit(s) 103. Onsite Water and Sewer Plans. Onsite water and sewer plans, submitted separately from the building plans, shall be submitted to Building and Safety for review and approval. 104. Demolition Permits. A demolition permit shall be obtained if there is an existing structure to be removed as part of the project. Prior to Issuance of Building Permit(s) 105. Plans Require Stamp of Registered Professional. Applicant shall provide appropriate stamp of a registered professional with original signature on the plans. Prior to Beginning of Construction 106. Pre -Construction Meeting. A pre -construction meeting is required with the building inspector prior to the start of the building construction. FIRE PREVENTION General Requirements 107. Fire Hydrants. The Fire Prevention Bureau is required to set minimum fire hydrant distances per CFC Appendix C. Standard fire hydrants (6" x 4" x (2) 2 1/2" outlets) shall be located on fire access roads and adjacent public streets. For all Commercial projects hydrants shall be spaced at 350 feet apart, and shall be located no more than 210 feet from any point on the street or Fire Department access road(s) frontage to a hydrant. The required fire flow shall be available from any adjacent hydrant(s) in the system, wether its public or private. The fire line may be required to be a looped system. The upgrade of existing fire hydrants may be required (CFC Appendix C and Temecula City Ordinance 15.16.020). 108. Fire Hydrant Clearance. As required by the California Fire Code, when any portion of the facility or building hereafter constructed or moved into or within the jurisdiction is more than 400 feet from a hydrant on a fire apparatus road, as measured by an approved route around the exterior of the facility or building, on-site fire hydrants and mains shall be provided where required by the fire code official. (CFC Chapter 5). 109. Fire Dept. Plan Review. Final fire and life safety conditions will be addressed when building plans are reviewed by the Fire Prevention Bureau. These conditions will be based on occupancy, use, the California Building Code (CBC), California Fire Code (CFC), and related codes which are in force at the time of building plan submittal. 110. Fire Flow. The Fire Prevention Bureau is required to set a minimum fire flow for the remodel or construction of all commercial and residential buildings per CFC Appendix B. The developer shall provide for this project, a water system capable of delivering 4,000 GPM at 20 -PSI residual operating pressure for a 4 -hour duration for commercial projects. The fire flow as given above has taken into account all information as provided. (CFC Appendix B and Temecula City Ordinance 15.16.020). Prior to Issuance of Grading Permit(s) 111. Access Road Widths. Fire Department vehicle access roads shall have an unobstructed width of not less than 24 feet and an unobstructed vertical clearance of not less than 13 feet 6 inches (CFC Chapter 5 and City Ordinance 15.16.020). 112. Two Point Access. This development shall maintain two points of access, via all-weather surface roads, as approved by the Fire Prevention Bureau (CFC Chapter 5). 113. Turning Radius (Cul-de-sac). Minimum turning radius shall be 45 feet for commercial projects (CFC Chapter 5 along with Temecula City Ordinance 15.16.020). 114. All Weather Access Roads. Fire apparatus access roads shall be designed and maintained to support the imposed loads of fire apparatus and shall be with a surface to provide all-weather driving capabilities. Access roads shall be 80,000 lbs. GVW with a minimum of AC thickness of .25 feet. In accordance with Section 3310.1, prior to building construction, all locations where structures are to be built shall have fire apparatus access roads. (CFC Chapter 5 and City Ordinance 15.16.020). 115. Gradient Of Access Roads. The gradient for fire apparatus access roads shall not exceed 15 percent (CFC Chapter 5 and City Ordinance 15.16.020). 116. Turning Radius. Dead end roadways and streets in excess of 150 feet which have not been completed shall have a turnaround capable of accommodating fire apparatus (CFC Chapter 5 and City Ordinance 15.16.020). Prior to Issuance of Building Permit(s) 117. Required Submittals (Fire Underground Water). The developer shall furnish three copies of the water system plans to the Fire Prevention Bureau for approval prior to installation for all private water systems pertaining to the fire service loop. Plans shall be signed by a registered civil engineer, contain a Fire Prevention Bureau approval signature block, and conform to hydrant type, location, spacing and minimum fire flow standards. Hydraulic calculations will be required with the underground submittal to ensure fire flow requirements are being met for the on-site hydrants. The plans must be submitted and approved prior to building permit being issued (CFC Chapter 33 and Chapter 5). 118. Required Submittals (Fire Sprinkler Systems). Fire sprinkler plans shall be submitted to the Fire Prevention Bureau for approval. Three sets of sprinkler plans must be submitted by the installing contractor to the Fire Prevention Bureau. These plans must be submitted prior to the issuance of building permit. 119. Required Submittals (Fire Alarm Systems). Fire alarm plans shall be submitted to the Fire Prevention Bureau for approval. Three sets of alarm plans must be submitted by the installing contractor to the Fire Prevention Bureau. The fire alarm system is required to have a dedicated circuit from the house panel. These plans must be submitted prior to the issuance of building permit. Prior to Issuance of Certificate of Occupancy 120. Gates and Access. All manual and electronic gates on required Fire Department access roads or gates obstructing Fire Department building access shall be provided with the Knox Rapid entry system for emergency access by firefighting personnel (CFC Chapter 5). 121. Hydrant Verification. Hydrant locations shall be identified by the installation of reflective markers (blue dots) (City Ordinance 15.16.020). 122. Knox Box. A "Knox -Box" shall be provided. The Knox -Box shall be installed a minimum of six feet in height and be located to the right side of the fire riser sprinkler room (CFC Chapter 5). 123. Addressing. New and existing buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly legible and visible from the street or road fronting the property. These numbers shall contrast with their background. Commercial buildings shall have a minimum of 12 -inch numbers with suite numbers being a minimum of six inches in size. All suites shall have a minimum of 6 -inch high letters and/or numbers on both the front and rear doors. (CFC Chapter 5 and City Ordinance 15.16.020). 124. Site Plan. The applicant shall prepare and submit to the Fire Department for approval, a site plan designating fire lanes with appropriate lane painting and/or signs (CFC Chapter 5). County of Riverside DEPARTMENT OF ENVIRONMENTAL HEALTH January 3, 2017 City of Temecula Planning Department Attn: Brandon Rabidou 41000 Main Street Temecula, CA 92590 P.O. BOX 7909 • RIVERSIDE, CA 92513-7909 STEVE VAN STOCKUM, DIRECTOR SUBJECT: CITY OF TEMECULA — Planning Application PA16-0710 42006 Remington Avenue, Temecula APN:909-370-013 Dear Mr. Rabidou: The project listed in the subject heading of this letter is proposing a 53,574 square foot concrete tilt -up 2 story shell industrial building located at 42006 Remington Avenue in the City of Temecula. The Department of Environmental Health (DEH) offers the following comments: WATER AND WASTEWATER A general condition shall be placed on this project indicating that it will be serviced for water and sanitary sewer service by Rancho California Water District (RCWD). As the sewer agency, RCWD shall have the responsibility of determining any grease interceptor or other requirements, including but not limited to sizing capacity and other structural specifications. Please note that it is the responsibility of the proposed facility to ensure that all requirements to receive potable water service and sanitary sewer service are met with the appropriate purveyors, as well as, all other applicable agencies. Note: A General Condition shall be placed on this project indicating that any existing wells and/or existing onsite wastewater treatment systems (OWTS) shall be properly removed and/or abandoned under permit with the Department of Environmental Health (DEH). Office Locations • Blythe • Corona • Hemet • Indio • Murrieta • Palm Springs • Riverside Phone (888)722-4234 nor 1A/ rilir nol-1. nra ENVIRONMENTAL CLEANUP PROGRAM (ECP) The Environmental Cleanup Program (ECP) has reviewed the environmental site assessment report submitted for this project. Based on the information provided in the report and a site visit conducted by ECP staff and with the provision that the information was accurate and representative of site conditions, the ECP concludes no further environmental assessment is required for this project. If previously unidentified contamination or the presence of a naturally occurring hazardous material is discovered at the site, assessment, investigation, and/or cleanup may be required. Contact Riverside County Environmental Health - Environmental Cleanup Programs at (951) 955-8980, for further information. HAZARDOUS MATERIALS MANAGEMENT BRANCH (HMMB) Prior to conducting a Building Final, the facility shall require a business emergency plan for the storage of any hazardous materials, greater than 55 gallons, 200 cubic feet or 500 pounds, or any acutely hazardous materials or extremely hazardous substances. If further review of the site indicates additional environmental health issues, HMMB reserves the right to regulate the business in accordance with applicable County Ordinances. Please contact HMMB at (951) 358- 5055 to obtain information regarding any additional requirements. Should you have any further questions or require further assistance, please contact me by email at kakim(ct„rivcocha.org or by phone at (951) 955-8980. Sincerely, Kristine Kim, REHS Environmental Protection and Oversight Division Land Use and Water Resources Program SR35563 Rancho Water Board of Directors William E. Plummer President Ben R. Drake Senior Vice President Stephen J. Corona Lisa D. Herman John E. Hoagland Danny J. Martin Bill J. Wilson Officers Jeffrey D. Armstrong General Manager Richard R. Aragon, CPFO Director of Finance/Treasurer Jason A. Martin Director of Administration Rich Wolin', R.E.H.S., MSL Interim Director of Operations & Maintenance Andrew L. Webster, P.E. Chief Engineer Kelli E. Garcia District Secretary James B. Gilpin Best Best & Krieger LLP General Counsel June 6, 2016 Brandon Rabidou, Case Planner City of Temecula 41000 Main Street Temecula, CA 92590 SUBJECT: WATER AND SEWER AVAILABILITY REMINGTON INDUSTRIAL PARK DEVELOPMENT; 42006 REMINGTON AVENUE, CASE/PLAN NO. PA16- 0710; PARCEL NO. 2 OF PARCEL MAP NO. 24085-3; APN 909-370-013 [JORDAN PETRA] Dear Mr. Rabidou: Please be advised that the above -referenced project/property is located within the service boundaries of Rancho California Water District (RCWD/District). The subject project/property fronts an existing 12 -inch diameter water pipeline (1305 Pressure Zone) and an existing 8 -inch diameter sewer pipeline within Remington Avenue. Please refer to the enclosed exhibit map. Water/sewer service to the subject project/property does not exist. Additions or modifications to water/sewer service arrangements are subject to the Rules and Regulations (governing) Water/Sewer System Facilities and Service, as well as the completion of financial arrangements between RCWD and the property owner. Water/sewer service to individual lots will require the extension of water facilities within dedicated public and/or private right-of-ways. Individual water meters will be required for each lot and/or project unit, including separate water services/meters for domestic service, fire service, and landscape irrigation service, as applicable. Where private on-site water facilities (for water service, fire service, irrigation, or other purpose) will cross or will be shared amongst multiple lots/project units (only by special variance of the Rules and Regulations), and/or where such `common' facilities will be owned and maintained by a Property Owners' Association, RCWD requires execution and recordation of a Reciprocal Easement and Maintenance Agreement or equivalent document of covenants, codes, and restrictions. Water availability is contingent upon the property owner(s) destroying all on- site wells and signing an Agency Agreement that assigns water management rights, if any, to RCWD. In addition, water availability is subject to water supply shortage contingency measures in effect (pursuant to RCWD's Water Shortage Contingency Plan or other applicable ordinances and policy), and/or the adoption of a required Water Supply Assessment for the development, as determined by the Lead Agency. Rancho California 11`ater Ilititrict del 1c 1LS nr ham. ra. Rrv,rl . ell . 01.1Q0 0111 i .:os1 1105 /.WVI . C:1 V ,OZ )0A (.Qlll..,..,,.,, ..,n,.hr..,,n,<. nn... rr Brandon RabidoulCity of Temecula June 6, 2016 Page Two In accordance with Resolution 2007-10-5, the project/property will be required to use recycled water for all landscape irrigation, which should be noted as a condition for any subsequent development plans. Recycled water service, therefore, would be available upon construction of any required on-site and/or off-site recycled water facilities and the completion of financial arrangements between RCWD and the property owner. Requirements for the use of recycled water are available from RCWD. As soon as feasible, and prior to the preparation of California Environmental Quality Act (CEQA) documents, the project proponent should contact RCWD for a determination of existing water/sewer system capability, based upon project -specific demands and/or fire flow requirements, as well as a determination of proposed water/sewer facilities configuration and sewer pretreatment requirements. If new facilities are required for service, fire protection, or other purposes, the project proponent should contact RCWD for an assessment of project - specific fees and requirements. If you should have any questions or need additional information, please contact an Engineering Services Representative at the District office at (951) 296-6900. Sincerely, RANCHO CALIFORNIA WATER DISTRICT 777 fekit Kim Kerckhoff Engineering Services Representative Enclosure: Exhibit Map cc: Corey Wallace. Engineering Manager-CIP & Development Phillip Dauben, Associate Engineer Corry Smith, Engineering Services Supervisor Jordan Petra, Ken Smith Architects 16\KK:hab0221F450\FEG Exhibit Map Monday, June 06, 2016 0 NOTICE OF PUBLIC HEARING Notice of Public Hearing A PUBLIC HEARING has been scheduled before the City of Temecula PLANNING COMMISSION to consider the matter described below: CASE NO: PA16-0710 APPLICANT: Petra Jordan PROPOSAL: A Development Plan for an approximately 53,574 square foot concrete tilt -up 2 story shell industrial building located at 42006 Remington Ave ENVIRONMENTAL: In accordance with the California Environmental Quality Act (CEQA), the proposed project is exempt from further environmental review and a Notice of Exemption will be adopted in compliance with CEQA (Section 15332, Class 2, In -fill Development) CASE PLANNER: Brandon Rabidou, (951) 506-5142 PLACE OF HEARING: 41000 Main St., Temecula, CA 92590, City of Temecula, Council Chambers DATE OF HEARING: August 2, 2017 TIME OF HEARING: 6:00 p.m. Notice of Public Hearing The complete agenda packet (including any supplemental materials) will be available for viewing in the Main Reception area at the Temecula Civic Center (41000 Main Street, Temecula) after 4:00 p.m. the Friday before the Planning Commission Meeting. At that time, the packet may also be accessed on the City's website — TemeculaCA.gov and will be available for public review at the respective meeting. Any writing distributed to a majority of the Commission regarding any item on the Agenda, after the posting of the Agenda, will be available for public review in the Main Reception area at the Temecula Civic Center (41000 Main Street, Temecula), 8:00 a.m. — 5:00 p.m. In addition, such material will be made available on the City's website — TemeculaCA.qov — and will be available for public review at the meeting. Any petition for judicial review of a decision of the Planning Commission shall be filed within time required by, and controlled by, Sections 1094.5 and 1094.6 of the California Code of Civil Procedure. In any such action or proceeding seeking judicial review of, which attacks or seeks to set aside, or void any decision of the Planning Commission shall be limited to those issues raised at the hearing or in written correspondence delivered to the City Clerk at, or prior to, the public hearing described in this notice. Questions? Please call the Community Development Department at (951) 694-6400. STAFF REPORT — PLANNING CITY OF TEMECULA PLANNING COMMISSION DATE OF MEETING: August 2, 2017 TO: Planning Commission Chairperson and members of the Planning Commission FROM: Luke Watson, Director of Community Development PREPARED BY: Scott Cooper, Case Planner PROJECT Planning Application No. PA17-0648, a Conditional Use Permit to SUMMARY: operate an outpatient, non-medical behavioral treatment and counseling center located within an existing medical office suite at 44065 Margarita Road, Suite 100 RECOMMENDATION: Adopt a Resolution approving the project subject to Conditions of Approval CEQA: Categorically Exempt Section 15301, Class 1, Existing Facilities PROJECT DATA SUMMARY Name of Applicant: Eric McCoy General Plan Designation: Professional Office (PO) Zoning Designation: Planned Development Overlay (PDO -8) Existing Conditions/ Land Use: Site: Existing Office Building / Professional Office North: Existing office building / Professional Office South: Multi -Family Residential / Professional Office East: Margarita Road / Neighborhood Commercial West: Vacant Land / Professional Office Existinq/Proposed Min/Max Allowable or Required Lot Area: 0.94 Acres N/A Total Floor Area/Ratio: 4,628 Square Feet N/A Landscape Area/Coverage: N/A N/A Parking Required/Provided: 26 spaces 23 spaces 1 BACKGROUND SUMMARY On April 18, 2017, Eric McCoy submitted Planning Application No. PA17-0648, a Conditional Use Permit for Southern California Wellness Center to operate an outpatient, non-medical behavioral treatment and counseling center located within an existing medical office suite at 44065 Margarita Rd., Suite 100. Staff has worked with the applicant to ensure that all concerns have been addressed, and the applicant concurs with the recommended Conditions of Approval. ANALYSIS The project is located within the De Portola Road Planned Development Overlay (PDO -8) district at 44065 Margarita Rd., Suite 100 within an existing medical office suite. The project would operate an outpatient, non-medical behavioral treatment and counseling center for individuals recovering from drug and alcohol addiction within 4,628 square feet of office space consisting of individual counseling rooms, group therapy rooms, administrative offices, and reception areas. The outpatient behavioral treatment center does not dispense medications nor administer medical services. The center will solely be engaged in behavioral therapy, group sessions, and other non- medical counseling treatments. Hours of operation for the business are Monday through Friday from 9 a.m. to 5 p.m. The business will operate under the California Department of Health Services as a non-medical facility. LEGAL NOTICING REQUIREMENTS Notice of the public hearing was published in the U -T San Diego on July 20, 2017 and mailed to the property owners within 900 -foot radius. ENVIRONMENTAL DETERMINATION In accordance with the California Environmental Quality Act, the proposed project has been deemed to be categorically exempt from further environmental review (Section 15301, Class 1 Existing Facilities). The request for a Conditional Use Permit to operate an outpatient, non-medical behavioral treatment and counseling center will be conducted in an existing medical office suite and involves a negligible expansion of the existing use. All access and public utilities are available to the site. The proposed use, with issuance of a Conditional Use Permit, is in conformance with all zoning requirements of the Development Code. FINDINGS Conditional Use Permit (Development Code Section 17.04.010.E) The proposed conditional use is consistent with the General Plan and the Development Code. As proposed, the project will operate as an establishment with the primary purpose of an outpatient, non-medical behavioral treatment and counseling center. The proposed use is consistent with the City of Temecula General Plan and the De Portola Road Planned Development Overlay (PDO -8) which includes outpatient alcohol and drug treatment facilities serving the entire community with approval of a Conditional Use Permit. 2 The proposed conditional use is compatible with the nature, condition and development of adjacent uses, buildings and structures and the proposed conditional use will not adversely affect the adjacent uses, buildings or structures. The project is proposed within an existing medical office suite of the De Portola Road Planned Development Overlay (PDO -8). The proposed conditional use is consistent with all requirements of the Development Code and with the surrounding commercial and medical office uses and will therefore be compatible with the nature, condition and development of adjacent uses, buildings and structures because the surrounding area includes similar medical office uses. The proposed conditional use will not adversely affect the adjacent uses, buildings or structures because the proposed use in within a medical office center with similar uses in intensity and nature. The site for a proposed conditional use is adequate in size and shape to accommodate the yards, walls, fences, parking and loading facilities, buffer areas, landscaping, and other development features prescribed in the Development Code and required by the Planning Commission or City Council in order to integrate the use with other uses in the neighborhood. The development on the project site meets all of the requirements of the Development Code. The project does not involve the construction or expansion of a building. The project will be located within an existing medical office suite. Therefore, the site for the proposed conditional use is adequate in size and shape to accommodate the yards, walls, fences, buffer areas, landscaping, and other development features prescribed in this Development Code and required by the Planning Commission or City Council in order to integrate the use with other uses in the neighborhood. The nature of the proposed conditional use is not detrimental to the health, safety and general welfare of the community. As conditioned, the project will meet all requirements of the Building Code, Fire Code, Development Code and General Plan, which provided safeguards for the health, safety and general welfare of the community. Therefore, the project is not anticipated to be detrimental to the health, safety and general welfare of the community. The project has been reviewed for, and as conditioned, has been found to be consistent with, all applicable policies, guidelines, standards and regulations intended to ensure that the development will be constructed and function in a manner consistent with the public health, safety and welfare. That the decision to conditionally approve or deny the application for a Conditional Use Permit be based on substantial evidence in view of the record as a whole before the Planning Commission or City Council on appeal. The decision to conditionally approve the application for a Conditional Use Permit has been based on substantial evidence in view of the record as a whole before the Planning Commission. The project has been reviewed for, and as conditioned, has been found to be consistent with, all applicable policies, guidelines, standards and regulations intended to ensure that the development will be constructed and function in a manner consistent with the public health, safety and welfare. ATTACHMENTS Aerial Map Plan Reductions Resolution Exhibit A - Draft Conditions of Approval Statement of Operations Notice of Public Hearing 3 AERIAL MAP City of Temecula PAI 7-0648 Aik NORTH 0 250 500 r Feet This map was made by the City of Temecula Geographic Informafon System The map is derived from base data produced by the Riverside County Assessor's Department and the Transportation and Land Management Agency of Riverside County The City of Temecula assumes no warranty or legal responsibility for the information contained on this map Data and infomialion represented on this map are subject to update and mode fication The Geographic Information System and other sources should be queried for he most current information This map is not for reprint or resale Geogrtrphic Information Systems PLAN REDUCTIONS 3 ' < 0 1 De Portola Professional Building DAV. Dv ,msvia. Lle 72 cm.. ROA T. more rg.: seaman 1 0.016.1080 • ea ma, A • ••••• er▪ rE RAN BUILDING 2 z A1.1 VICINITY MAP tr DATA TABLE: OE PORTOLA PROFESSIONAL OFFICES moieNriow PRPovRACCORRA vAo ...rm. NUM. POOR Dow& # 1, .. ...., _...-%- -I, ....1,--- ---,---nra \ .,.... --- (DE FORMA S. MARGARET, RD x „Romeo, IONATIOR ............ --- ..... -.. -. .R.........., -R.C...... ..................... v . comp...p.R. Rom..., , ..,......., RAF.. RAG.. PAW. UR 10....0 ov ELIMPISSESISSLASILEASY-SILL-R2S9S-Vs--V-ASSESS. RoM.......,,,...011..... & P01.37.1V AMR lit ... rail I I AL 5 ORS.. .... RS PA.. smAces ............ .......--• 11. Gm v a RM.. WADES MMHG MERMEN 26-60 IMAMS 2 . 0 PARIONO IS RED.. .......... . 2 ......1 6 ......0 VAR.. PROVORDON MIS e.P.acE mount, GrE MOM. t ....R. RR.R. . In 1.................0.MO 1 MI 1 rl r .ft rte # i ./. ,..... . ### IL - - r.:1 .....,..„0 m I C; t ...... 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'4.....I..' A PA MIEOM. M.P.,. co'. APPROACH PAvERS _ , .......v...... .... MARGARITA R OAD — fl..........,.,-.. movrem#4........... ................_•,.... 4.1 .........olo MEI Egt...1.1010.01- W./7./ CD ........_.$1,....._. 3 ' < 0 1 De Portola Professional Building DAV. Dv ,msvia. Lle 72 cm.. ROA T. more rg.: seaman 1 0.016.1080 • ea ma, A • ••••• er▪ rE RAN BUILDING 2 z A1.1 LT, ICKECUCVE 0,FCICE _OFFICE /CI hi U - INT ee CROUP.. rc SPECIFIC NOTES: WALL LEGSNO _ INLNNArtmem.....N. W1414Fir YONNNaNA.N.La we, ,PNINNOP.,,,,PU,NNNa.,...N/19.17NX•Pa.• NONNVIRINN, meNNI. NNNetoraciNaNN., CLIENT 1,01.44GC ,Prk,KPF.F.F,L.N -1-7-1ro _Ow GROUP ROOM Oh IMIT4 - ; EXISTING KNOX NO% Et' 4,xoectorevAte,coran oNNNINuarli,N,Ite.11.0.0•NAINflYNNITY, Nro.eNotnNI,NINTON,N. InNIsm, 9NINVI PINT GoERAV. NPTE': FLOOR PLAN DATE, 04-10-16 riZt. dm* PC DRAFT RESOLUTION PC RESOLUTION NO. 17- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NO. PA17-0648, A CONDITIONAL USE PERMIT TO OPERATE AN OUTPATIENT, NON-MEDICAL BEHAVIORAL TREATMENT AND COUNSELING CENTER LOCATED WITHIN AN EXISTING MEDICAL OFFICE SUITE AT 44065 MARGARITA RD., SUITE 100 AND MAKING A FINDING OF EXEMPTION UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) (APN 959-080-038) Section 1. Procedural Findings. The Planning Commission of the City of Temecula does hereby find, determine and declare that: A. On April 18, 2017, Eric McCoy filed Planning Application No. PA17-0648, a Conditional Use Permit, in a manner in accord with the City of Temecula General Plan and Development Code. B. The Application was processed including, but not limited to a public notice, in the time and manner prescribed by State and local law. C. The Planning Commission, at a regular meeting, considered the Application and environmental review on August 2, 2017, at a duly noticed public hearing as prescribed by law, at which time the City staff and interested persons had an opportunity to and did testify either in support or in opposition to this matter. D. At the conclusion of the Planning Commission hearing and after due consideration of the testimony, the Planning Commission approved Planning Application No. PA17-0648, subject to and based upon the findings set forth hereunder. E. All legal preconditions to the adoption of the Resolution have occurred. Section 2. Further Findings. The Planning Commission, in approving the Application hereby finds, determines and declares that: Conditional Use Permit (Development Code Section 17.04.010.E) A. The proposed conditional use is consistent with the General Plan and the Development Code; As proposed, the project will operate as an establishment with the primary purpose of an outpatient, non-medical behavioral treatment and counseling center. The proposed use is consistent with the City of Temecula General Plan and the De Portola Road Planned Development Overlay (PDO -8) which includes outpatient alcohol and drug treatment facilities serving the entire community with approval of a Conditional Use Permit. B. The proposed conditional use is compatible with the nature, condition and development of adjacent uses, buildings and structures and the proposed conditional use will not adversely affect the adjacent uses, buildings or structures; The project is proposed within an existing medical office suite of the De Portola Road Planned Development Overlay (PDO -8). The proposed conditional use is consistent with all requirements of the Development Code and with the surrounding commercial and medical office uses and will therefore be compatible with the nature, condition and development of adjacent uses, buildings and structures because the surrounding area includes similar medical office uses. The proposed conditional use will not adversely affect the adjacent uses, buildings or structures because the proposed use in within a medical office center with similar uses in intensity and nature. C. The site for a proposed conditional use is adequate in size and shape to accommodate the yards, walls, fences, parking and loading facilities, buffer areas, landscaping, and other development features prescribed in the Development Code and required by the Planning Commission or City Council in order to integrate the use with other uses in the neighborhood; The development on the project site meets all of the requirements of the Development Code. The project does not involve the construction or expansion of a building. The project will be located within an existing medical office suite. Therefore, the site for the proposed conditional use is adequate in size and shape to accommodate the yards, walls, fences, buffer areas, landscaping, and other development features prescribed in this Development Code and required by the Planning Commission or City Council in order to integrate the use with other uses in the neighborhood. D. The nature of the proposed conditional use is not detrimental to the health, safety and general welfare of the community; As conditioned, the project will meet all requirements of the Building Code, Fire Code, Development Code and General Plan, which provided safeguards for the health, safety and general welfare of the community. Therefore, the project is not anticipated to be detrimental to the health, safety and general welfare of the community. The project has been reviewed for, and as conditioned, has been found to be consistent with, all applicable policies, guidelines, standards and regulations intended to ensure that the development will be constructed and function in a manner consistent with the public health, safety and welfare. E. That the decision to conditionally approve or deny the application for a Conditional Use Permit be based on substantial evidence in view of the record as a whole before the Planning Commission or City Council on appeal; The decision to conditionally approve the application for a Conditional Use Permit has been based on substantial evidence in view of the record as a whole before the Planning Commission. The project has been reviewed for, and as conditioned, has been found to be consistent with, all applicable policies, guidelines, standards and regulations intended to ensure that the development will be constructed and function in a manner consistent with the public health, safety and welfare. Section 3. Environmental Findings. The Planning Commission hereby makes the following environmental findings and determinations in connection with the approval of the Conditional Use Permit: A. In accordance with the California Environmental Quality Act, the proposed project has been deemed to be categorically exempt from further environmental review (Section 15301, Class 1, Existing Facilities); The request for a Conditional Use Permit to operate an outpatient, non-medical behavioral treatment and counseling center will be conducted in an existing medical office suite and involves a negligible expansion of the existing use. All access and public utilities are available to the site. The proposed use, with issuance of a Conditional Use Permit, is in conformance with all zoning requirements of the Development Code. Section 4. Conditions. The Planning Commission of the City of Temecula approves Planning Application No. PA17-0648, a Conditional Use Permit to operate an outpatient, non-medical behavioral treatment and counseling center located within an existing medical office suite at 44065 Margarita Rd., Suite 100 and making a finding of exemption under the California Environmental Quality Act (CEQA) (APN 959-080-038) subject to the Conditions of Approval set forth on Exhibit A, attached hereto, and incorporated herein by this reference. Section 5. PASSED, APPROVED AND ADOPTED by the City of Temecula Planning Commission this 2nd day of August, 2017. John H. Telesio, Chairperson ATTEST: Luke Watson, Secretary [SEAL] STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss CITY OF TEMECULA I, Luke Watson, Secretary of the Temecula Planning Commission, do hereby certify that the forgoing PC Resolution No. 17- was duly and regularly adopted by the Planning Commission of the City of Temecula at a regular meeting thereof held on the 2nd day of August, 2017, by the following vote: AYES: PLANNING COMMISSIONERS: NOES: PLANNING COMMISSIONERS: ABSENT: PLANNING COMMISSIONERS: ABSTAIN: PLANNING COMMISSIONERS: Luke Watson, Secretary DRAFT CONDITIONS OF APPROVAL Planning Application No.: Project Description: Assessor's Parcel No.: MSHCP Category: DIF Category: TUMF Category: Quimby Category: New Street In -lieu of Fee: Approval Date: Expiration Date: PLANNING DIVISION EXHIBIT A CITY OF TEMECULA DRAFT CONDITIONS OF APPROVAL PA17-0648 A Conditional Use Permit to operate an outpatient, non-medical behavioral treatment and counseling center located within an existing medical office suite at 44065 Margarita Rd., Suite 100 959-080-038 N/A (no new square footage / no grading) N/A (no new square footage) N/A (no new square footage) N/A (non-residential) N/A (not located within the Uptown Temecula Specific Plan area) August 2, 2017 August 2, 2019 Within 48 Hours of the Approval 1. Filing Notice of Exemption. The applicant/developer shall deliver to the Planning Division a cashiers check or money order made payable to the County Clerk in the amount of Fifty Dollars ($50.00) for the County administrative fee, to enable the City to file the Notice of Exemption as provided under Public Resources Code Section 21152 and California Code of Regulations Section 15062. If within said 48-hour period the applicant/ developer has not delivered to the Planning Division the check as required above, the approval for the project granted shall be void by reason of failure of condition (Fish and Wildlife Code Section 711.4(c)). General Requirements 2. Indemnification of the City. The applicant and owner of the real property subject to this condition shall hereby agree to indemnify, protect, hold harmless, and defend the City and its attorneys from any and all claims, actions, awards, judgments, or proceedings against the City to attack, set aside, annul, or seek monetary damages resulting, directly or indirectly, from any action in furtherance of and the approval of the City, or any agency or instrumentality thereof, advisory agency, appeal board or legislative body including actions approved by the voters of the City, concerning the Planning Application. The City shall be deemed for purposes of this condition, to include any agency or instrumentality thereof, or any of its elected or appointed officials, officers, employees, consultants, contractors, legal counsel, and agents. City shall promptly notify both the applicant and landowner of any claim, action, or proceeding to which this condition is applicable and shall further cooperate fully in the defense of the action. The City reserves the right to take any and all action the City deems to be in the best interest of the City and its citizens in regards to such defense. 3. Expiration. This approval shall be used within two years of the approval date; otherwise, it shall become null and void. Use means the beginning of substantial construction contemplated by this approval within the two year period, which is thereafter diligently pursued to completion, or the beginning of substantial utilization contemplated by this approval, or use of a property in conformance with a Conditional Use Permit. 4. Time Extension. The Director of Community Development may, upon an application being filed prior to expiration, and for good cause, grant a time extension of up to three extensions of time, one year at a time. 5. Conformance with Approved Plans. The development of the premises shall substantially conform to the approved site plan and elevations contained on file with the Planning Division. 6. Signage Permits. A separate building permit shall be required for all signage. The signage shall meet the requirements of the City of Temecula Sign Program #135 (De Portola Medical Buildings). 7 Modifications or Revisions. The permittee shall obtain City approval for any modifications or revisions to the approval of this project. 8. Statement of Operations. The applicant shall comply with their Statement of Operations on file with the Planning Division, unless a conflict exists between the Statement of Operations and these Conditions of Approval, in which case the Conditions of Approval control. 9. Revocation of CUP. This Conditional Use Permit may be revoked pursuant to Section 17.03.080 of the City's Development Code. 10. City Review and Modification of CUP. The City, its Director of Community Development, Planning Commission, and City Council retain and reserve the right and jurisdiction to review and modify this Conditional Use Permit (including the Conditions of Approval) based on changed circumstances. Changed circumstances include, but are not limited to, the modification of business, a change in scope, emphasis, size of nature of the business, and the expansion, alteration, reconfiguration or change of use. The reservation of right to review any Conditional Use Permit granted or approved or conditionally approved hereunder by the City, its Director of Community Development, Planning Commission and City Council is in addition to, and not in -lieu of, the right of the City, its Director of Community Development, Planning Commission, and City Council to review, revoke or modify any Conditional Use Permit approved or conditionally approved hereunder for any violations of the conditions imposed on such Conditional Use Permit or for the maintenance of any nuisance condition or other code violation thereon. FIRE PREVENTION Prior to Issuance of Building Permit(s) 11. Required Submittals (Fire Sprinkler Systems). Fire sprinkler plans shall be submitted to the Fire Prevention Bureau for approval for any changes made to the existing system. Three sets of sprinkler plans must be submitted by the installing contractor to the Fire Prevention Bureau. These plans must be submitted prior to the issuance of building permit. 12. Required Submittals (Fire Alarm Systems). Fire alarm plans shall be submitted to the Fire Prevention Bureau for approval. Three sets of alarm plans must be submitted by the installing contractor to the Fire Prevention Bureau. The fire alarm system is required to have a dedicated circuit from the house panel. These plans must be submitted prior to the issuance of building permit. Alarm plans will be required as additional fire alarm appliances will be requ ired. Prior to Issuance of Certificate of Occupancy 13. Gates and Access. All manual and electronic gates on required Fire Department access roads or gates obstructing Fire Department building access shall be provided with the Knox Rapid entry system for emergency access by firefighting personnel (CFC Chapter 5). 14. Hydrant Verification. Hydrant locations shall be identified by the installation of reflective markers (blue dots) (City Ordinance 15.16.020). 15. Addressing. New and existing buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly legible and visible from the street or road fronting the property. These numbers shall contrast with their background. Commercial buildings shall have a minimum of 12 -inch numbers with suite numbers being a minimum of six inches in size. All suites shall have a minimum of 6 -inch high letters and/or numbers on both the front and rear doors. (CFC Chapter 5 and City Ordinance 15.16.020). 16. Knox Box. A "Knox -Box" shall be provided. The Knox -Box shall be installed a minimum of six feet in height and be located to the right side of the fire riser sprinkler room (CFC Chapter 5). POLICE DEPARTMENT General Requirements 17. Health and Safety. The Wellness Center must not adversely affect the health and safety of the local community. 18. Upkeep. The Center must maintain and upkeep so that its operating characteristics are compatible with the surrounding neighborhood. 19. Nuisance Activities. The Wellness Center must not contribute to nuisance activities, such as disturbances of the peace, drug dealing, public drinking and inebriation, gambling, prostitution and sales of stolen goods. 20. Questions Regarding Conditions. Any questions regarding these conditions should be directed to Temecula Police Department Crime Prevention and Plans Unit at (951) 506-5132. STATEMENT OF OPERATIONS DESCRIPTION OF FACILITY & OPERATION The Southern California Wellness Center is a facility of Southern California Addiction Centers. The facility is an outpatient, non-medical behavioral treatment and counseling center for individuals recovering from drug and alcohol addiction. The facility is Building "2" of the De Portola Medical Center, located at 44065 DePortola Road in Temecula. The facility will be a state certified Outpatient Treatment Facility under the California Department of Health Services as a non-medical facility. Southern California Addiction Centers is seeking a conditional use permit in order to operate the facility in the PDO -08 zoning district. Southern California Addiction Centers, a privately held business based in Orange County, whose principals and administrators have over 55 years of combined experience in the field of behavioral health, addiction treatment and recovery services in Southern California. The principals have owned and operated residential and outpatient treatment centers in California for the past 8 years and have received no citations, suspensions, or other negative regulatory actions by the State of California on their facilities. The Treatment Center is to be located in a medical office building complex that consists of individual counseling rooms, group therapy rooms, administrative offices, and reception areas. As an Outpatient Behavioral Treatment Center, the Southern California Wellness Center does not dispense medications nor administer medical services. The Center will solely be engaged in behavioral therapy, group sessions and other non-medical counseling treatments. Outpatients will be brought to the facility from their residences around the region with company transportation, generally spend six to seven hours at the facility, and then be transported back to their residences. Patients are screened extensively for medical history, medications, and a criminal background check is done. Patients with violent criminal records are not accepted. No patients with records of sexual offenses are accepted. Patients with criminal records not related to their addiction are also not accepted. No patients are referrals from the California Department of Corrections and Rehabilitation, and patients transitioning from incarceration from state prison to general population are not accepted. Upon acceptance into the program, patients are seen by a medical doctor at a nearby facility who examines the patient and reviews their medical history. Patients' medical history is recorded. Patients also undergo regular drug and alcohol screenings while in this program for treatment of substance abuse. The Center will operate with 8 full time staff, consisting of 2 licensed therapists, 2 certified addiction counselors, 2 behavioral health technicians, 1 receptionist and 1 facility director. All employees, in addition to the physical screening, undergo background checks and must pass regular screenings for substance abuse. All internal and external improvements have already been completed and comply with all city regulations and code, and state and federal regulations, including the Americans' with Disabilities Act. Parking spaces provided meet city code for medical facilities, and are more than adequate, as most patients will be transported in multi -passenger vans. The facility will operate five days a week from 9am to 5pm. NOTICE OF PUBLIC HEARING Case No: Applicant: Proposal: Environmental: Notice of Public Hearing A PUBLIC HEARING has been scheduled before the City of Temecula PLANNING COMMISSION to consider the matter described below: Case Planner: Place of Hearing: Date of Hearing: Time of Hearing: PA 17-0648 Eric McCoy A Conditional Use Permit to operate an outpatient, non-medical behavioral treatment and counseling center located within an existing medical office suite at 44065 Margarita Rd., Suite 100 In accordance with the California Environmental Quality Act (CEQA), the proposed project is exempt from further environmental review and a Notice of Exemption will be adopted in compliance with CEQA (Section 15301, Class 1, Existing Facilities) Scott Cooper, (951) 506-5137 41000 Main St., Temecula, CA 92590, City of Temecula, Council Chambers August 2, 2017 6:00 p.m. The complete agenda packet (including any supplemental materials) will be available for viewing in the Main Reception area at the Temecula Civic Center (41000 Main Street, Temecula) after 4:00 p.m. the Friday before the Planning Commission Meeting. At that time, the packet may also be accessed on the City's website — TemeculaCA.gov and will be available for public review at the respective meeting. Any writing distributed to a majority of the Commission regarding any item on the Agenda, after the posting of the Agenda, will be available for public review in the Main Reception area at the Temecula Civic Center (41000 Main Street, Temecula), 8:00 a.m. — 5:00 p.m. In addition, such material will be made available on the City's website — TemeculaCA.gov — and will be available for public review at the meeting. Any petition for judicial review of a decision of the Planning Commission shall be filed within time required by, and controlled by, Sections 1094.5 and 1094.6 of the California Code of Civil Procedure. In any such action or proceeding seeking judicial review of, which attacks or seeks to set aside, or void any decision of the Planning Commission shall be limited to those issues raised at the hearing or in written correspondence delivered to the City Clerk at, or prior to, the public hearing described in this notice. Questions? Please call the Community Development Department at (951) 694-6400. STAFF REPORT — PLANNING CITY OF TEMECULA PLANNING COMMISSION DATE OF MEETING: August 2, 2017 TO: Planning Commission Chairperson and members of the Planning Commission FROM: Luke Watson, Director of Community Development PREPARED BY: Scott Cooper, Case Planner PROJECT Planning Application No. PA17-0090, a Conditional Use Permit to SUMMARY: allow for Bastards American Canteen to obtain a California Alcoholic Beverage Control (ABC) Type 47 On -Sale General license for a Bona Fide Public Eating Place (Restaurant) and for live indoor entertainment. The restaurant is located at 27717 Jefferson Avenue RECOMMENDATION: Adopt a Resolution approving the project subject to Conditions of Approval CEQA: Categorically Exempt Section 15301, Class 1, Existing Facilities PROJECT DATA SUMMARY Name of Applicant: Nicholas Velez General Plan Designation: Specific Plan Implementation (SPI) Zoning Designation: Uptown Temecula Specific Plan (SP -14); Uptown Center Existing Conditions/ Land Use: Site: Existing restaurant building / SP -14: Uptown Center North: Existing commercial center / SP -14: Uptown Center South: Existing commercial center / SP -14: Uptown Center East: Jefferson Avenue, existing commercial building / SP -14: Uptown Center West: Existing commercial center / SP -14: Uptown Center Lot Area: Total Floor Area/Ratio: Existinq/Proposed Min/Max Allowable or Required 0.80 Acres N/A 5,700 Square Feet N/A Landscape Area/Coverage: N/A N/A 1 Parking Required/Provided: N/A (existing restaurant N/A (existing restaurant with no with no proposed proposed expansion) expansion) BACKGROUND SUMMARY On January 17, 2017, Nicholas Velez submitted Planning Application No. PA17-0090, a Conditional Use Permit to allow for Bastards American Canteen to obtain a ABC Type 47 On - Sale General license for a Bona Fide Public Eating Place (Restaurant) and for live indoor entertainment. Staff has worked with the applicant to ensure that all concerns have been addressed, and the applicant concurs with the recommended Conditions of Approval. ANALYSIS Bastards American Canteen is a proposed restaurant located in the Uptown Temecula Specific Plan area. Operating hours are 12:00 p.m. to 12:00 a.m. Sunday through Thursday and 12:00 p.m. to 2:00 a.m. Friday and Saturday. Staff has confirmed with ABC that the Planning Commission does not make the finding of Public Convenience or Necessity (PCN) for restaurants. ABC will process the findings of Public Convenience or Necessity upon approval of the Conditional Use Permit after the license application process has been initiated. The applicant must state their case in support of the PCN to ABC rather than to the local jurisdiction in the request of a Type 47 On -Sale for Bona Fide Public Eating Place (Restaurant) license. Per the applicant's Statement of Operations, the proposed live entertainment would consist of live musical acts limited to easy listening jazz, country, and blues music. The live entertainment will perform within the designated performance area (stage area). LEGAL NOTICING REQUIREMENTS Notice of the public hearing was published in the U -T San Diego on July 20, 2017 and mailed to the property owners within 600 -foot radius. ENVIRONMENTAL DETERMINATION In accordance with the California Environmental Quality Act, the proposed project has been deemed to be categorically exempt from further environmental review (Section 15301, Class 1 Existing Facilities). The request for a Conditional Use Permit for a Type 47 On -Sale General license for Bona Fide Public Eating Place (Restaurant) at Bastards American Canteen will be conducted in an existing restaurant building and involves a negligible expansion of the existing use. All access and public utilities are available to the site. The proposed use, with issuance of a Conditional Use Permit, is in conformance with all zoning requirements of the Development Code. 2 FINDINGS Conditional Use Permit (Development Code Section 17.04.010.E) The proposed conditional use is consistent with the General Plan and the Development Code. Bastards American Canteen will operate as a full-service restaurant with the primary purpose of offering a full menu of food within an existing restaurant building. The proposed conditional use is consistent with the City of Temecula General Plan, which specifies Specific Plan Implementation (SPI) for this site, and conditionally allows for restaurants to operate with a Type 47 On -Sale General license for Bona Fide Public Eating Place (Restaurant). The sale of distilled spirits would serve as an incidental use to the establishment's operations. The Specific Plan also allows for indoor live entertainment uses, subject to a conditional use permit. The proposed conditional use is compatible with the nature, condition and development of adjacent uses, buildings and structures and the proposed conditional use will not adversely affect the adjacent uses, buildings or structures. Bastards American Canteen will operate within an existing restaurant within the Uptown Temecula Specific Plan area. As conditioned, the proposed conditional use for a Type 47 On - Sale General license for Bona Fide Public Eating Place (Restaurant) is compatible with the nature, condition and development of adjacent uses, buildings and structures because the surrounding area includes similar uses such as restaurant and retail uses. The proposed conditional use will not adversely affect the adjacent uses, buildings or structures because the surrounding buildings are designed for restaurant and retail uses. In addition, the live entertainment shall be conducted entirely indoors where all windows and doors that access the exterior are closed during the live entertainment and will not affect adjacent uses. The site for a proposed conditional use is adequate in size and shape to accommodate the yards, walls, fences, parking and loading facilities, buffer areas, landscaping, and other development features prescribed in the Development Code and required by the Planning Commission or City Council in order to integrate the use with other uses in the neighborhood. The application will allow for a Type 47 On -Sale General license for Bona Fide Public Eating Place (Restaurant) at an existing restaurant building location. The conditional use permit application does not involve the alteration of the existing restaurant as the live entertainment will occur within an existing indoor area. The site is consistent with the requirements of the Uptown Temecula Specific Plans, and is adequate to accommodate the proposed uses as prescribed in the Uptown Temecula Specific Plan and as required by the Planning Commission in order to integrate the use with other uses in the neighborhood. The nature of the proposed conditional use is not detrimental to the health, safety and general welfare of the community. The project meets all the requirements of the Uptown Temecula Specific Plan, Development Code, Fire Code and the Building Code, which provided safeguards for the health, safety and general welfare of the community. Therefore, the project is not anticipated to be detrimental to the health, safety and general welfare of the community. 3 That the decision to conditionally approve or deny the application for a Conditional Use Permit be based on substantial evidence in view of the record as a whole before the Planning Commission or City Council on appeal. The decision to conditionally approve the application for a Conditional Use Permit has been based on substantial evidence in view of the record as a whole before the Planning Commission. ATTACHMENTS Aerial Map Plan Reductions Resolution Exhibit A - Draft Conditions of Approval Statement of Operations Notice of Public Hearing 4 AERIAL MAP City of Temecula PA 17-0090 NORTH 0 250 500 Feet This map was made by the City of Temecula Geographic Information System. The map is derived from base data produced by the Riverside County Assessor's Department and the Transportation and Land Management Agency of Riverside County, The City of Temecula assumes no warranty or legal responsibility for the information contained on this map, Data and information represented on this map are subject to update and modification, The Geographic Information System and other sources should be queried for the most current information, This map is nol for reprint or resale, iiu s jraphhr Irrfvrr++:ati r Syst2ms PLAN REDUCTIONS FLOOR PLAN KEYNOTES D1110 = UNLESS NOTE° °THERMS, r14=EICDCNESNIr tR-"' PROPOSE° NEW STAGE N. IATICE COLUMN ...FOLDING WALL NEW GARAGE DOOR LIFT COUNTER HANDICAP .LINTER 2' 10 Furniture Schedule TeseMam I liTes comd bra. TiCr4dY,S10:11 117111 Dear lescfmn - Ale SeleCnbt me seam IOW C4 FAA., Welk Sat ell.Win &NOT rnmems eme 11 IS • I 1 SeeTti 1. m, esmcn_aSes.-.1 LeSdi Finenn J91 Senn 74Ime ia ti Fekon setetelier HKTT UP. 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SHOWER HEADS AND FAUCETS SHALL BE C E C CERTIFED ALL STEAM AND STEAN CONDENSATE RETURN rennin Pril0 ALL CONTNUOUSLY RE- NVErPTIZGIFITLTDE I"NtTLTErPNT PL..° OIVISPN TO TITLE REPORT FON INSULATION 10 GRIPS ON A...NLS SHALL HAVE A 1 Y.' '07F"E=4EV:IirP INTIEUrFET'A Dimension Not.. 1 ALL DIMENSIOND ARE 70 FACE OF STRUCTURE tF 0 S I UNLESS NOTED OTHERWISE TV MIST •Creit PAIT*Tftweres 3 ANY IN.NSISTENCIES OR UNFORESEEN 21'0‘1MgrR.::D7K7D17.1°C'OVNT4ERITfl'OTCT °.ALE°;.°;'1"Irctr7=1;%1.7=EZT?c, OTHERWISE 5 ALL RON.IENSPNED DOOFB SKALL BE OFFSET FROM THE HI.ESIDE WALL TO ALLOW FOR (2). STUDS AT THE JAMB 1.1.04 AIL.OLPOZZO,rffO'RTEITERT CTIR grS L'" UNLESS NOTE° OTHERWISE t rod. Water,. ieureeianers o.as i 1 EXTERIOR DOORS MUST OPEN ODER A LANDING NOT MORE TRANI., BELOW THE THRESHOLD E.EPTION PROVIDING THE MOUG'S'ISIAT N'O'T'S'ETC;r1r4rr BELOW THE THRESHOLD 2 LANDINGS AT OOORS SHALL RADE A LENGTH 'L 'IV 1 .7IT 2‘7,Z*,';'rcIZZ4-,7 N'T ITAR":=7,,V,r2,r.7;"17,TX,. ArrE1,0,E,,TF STAIR TO ACHIEVE 1HR OF 4 GARAGE PROVIDE 1 LATER OF 50 TYPE DTI:D°R.rl'hirtPgTVIllt111'121t1,1' -7=TET1T170°FAFTRTERI=EVIrni''' PC DRAFT RESOLUTION PC RESOLUTION NO. 17- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NO. PA17-0090, A CONDITIONAL USE PERMIT TO ALLOW FOR BASTARDS AMERICAN CANTEEN TO OBTAIN A CALIFORNIA ALCOHOLIC BEVERAGE CONTROL TYPE 47 ON -SALE GENERAL LICENSE FOR A BONA FIDE PUBLIC EATING PLACE (RESTAURANT) AND FOR LIVE INDOOR ENTERTAINMENT LOCATED AT 27717 JEFFERSON AVENUE AND MAKING A FINDING OF EXEMPTION UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) (APN 921-400-025) Section 1. Procedural Findings. The Planning Commission of the City of Temecula does hereby find, determine and declare that: A. On January 17, 2017, Nicholas Velez filed Planning Application No. PA17- 0090, a Conditional Use Permit, in a manner in accord with the City of Temecula General Plan and Development Code. B. The Application was processed including, but not limited to a public notice, in the time and manner prescribed by State and local law. C. The Planning Commission, at a regular meeting, considered the Application and environmental review on August 2, 2017, at a duly noticed public hearing as prescribed by law, at which time the City staff and interested persons had an opportunity to and did testify either in support or in opposition to this matter. D. At the conclusion of the Planning Commission hearing and after due consideration of the testimony, the Planning Commission approved Planning Application No. PA17-0090, subject to and based upon the findings set forth hereunder. E. All legal preconditions to the adoption of the Resolution have occurred. Section 2. Further Findings. The Planning Commission, in approving the Application hereby finds, determines and declares that: Conditional Use Permit (Development Code Section 17.04.010.E) A. The proposed conditional use is consistent with the General Plan and the Development Code; Bastards American Canteen will operate as a full-service restaurant with the primary purpose of offering a full menu of food within an existing restaurant building. The proposed conditional use is consistent with the City of Temecula General Plan, which specifies Specific Plan Implementation (SPI) for this site, and conditionally allows restaurants to operate with a Type 47 On -Sale General license for Bona Fide Public Eating Place (Restaurant). The sale of distilled spirits would serve as an incidental use to the establishment's operations. The Specific Plan also allows for indoor live entertainment uses, subject to a conditional use permit. B. The proposed conditional use is compatible with the nature, condition and development of adjacent uses, buildings and structures and the proposed conditional use will not adversely affect the adjacent uses, buildings or structures; Bastards American Canteen will operate within an existing restaurant within the Uptown Temecula Specific Plan area. As conditioned, the proposed conditional use for a Type 47 On -Sale General license for Bona Fide Public Eating Place (Restaurant) is compatible with the nature, condition and development of adjacent uses, buildings and structures because the surrounding area including similar uses such as restaurant and retail uses. The proposed conditional use will not adversely affect the adjacent uses, buildings or structures because the surrounding buildings are designed for restaurant and retail uses. In addition, the live entertainment shall be conducted entirely indoors where all windows and doors that access the exterior are closed during the live entertainment and will not affect adjacent uses. C. The site for a proposed conditional use is adequate in size and shape to accommodate the yards, walls, fences, parking and loading facilities, buffer areas, landscaping, and other development features prescribed in the Development Code and required by the Planning Commission or City Council in order to integrate the use with other uses in the neighborhood; The application will allow for a Type 47 On -Sale General license for Bona Fide Public Eating Place (Restaurant) at an existing restaurant building location. The conditional use permit application does not involve the alteration of the existing restaurant as the live entertainment will occur within an existing indoor area. The site is consistent with the requirements of the Uptown Temecula Specific Plans, and is adequate to accommodate the proposed uses as prescribed in the Uptown Temecula Specific Plan and as required by the Planning Commission in order to integrate the use with other uses in the neighborhood. D. The nature of the proposed conditional use is not detrimental to the health, safety and general welfare of the community; The project meets all the requirements of the Uptown Temecula Specific Plan, Development Code, Fire Code and the Building Code, which provided safeguards for the health, safety and general welfare of the community. Therefore, the project is not anticipated to be detrimental to the health, safety and general welfare of the community. E. That the decision to conditionally approve or deny the application for a Conditional Use Permit be based on substantial evidence in view of the record as a whole before the Planning Commission or City Council on appeal; The decision to conditionally approve the application for a Conditional Use Permit has been based on substantial evidence in view of the record as a whole before the Planning Commission. Section 3. Environmental Findings. The Planning Commission hereby makes the following environmental findings and determinations in connection with the approval of the Conditional Use Permit: A. In accordance with the California Environmental Quality Act, the proposed project has been deemed to be categorically exempt from further environmental review (Section 15301, Class 1, Existing Facilities); The request for a Conditional Use Permit for a Type 47 On -Sale General license for Bona Fide Public Eating Place (Restaurant) at Bastards American Canteen will be conducted in an existing restaurant building and involves a negligible expansion of the existing use. All access and public utilities are available to the site. The proposed use, with issuance of a Conditional Use Permit, is in conformance with all zoning requirements of the Development Code. Section 4. Conditions. The Planning Commission of the City of Temecula approves Planning Application No. PA17-0090, a Conditional Use Permit to allow for Bastards American Canteen to obtain a California Alcoholic Beverage Control Type 47 On -Sale General license for a Bona Fide Public Eating Place (Restaurant) and for live indoor entertainment located at 27717 Jefferson Avenue and making a finding of exemption under the California Environmental Quality Act (CEQA) (APN 921-400-025) subject to the Conditions of Approval set forth on Exhibit A, attached hereto, and incorporated herein by this reference. Section 5. PASSED, APPROVED AND ADOPTED by the City of Temecula Planning Commission this 2nd day of August, 2017. John H. Telesio, Chairperson ATTEST: Luke Watson, Secretary [SEAL] STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss CITY OF TEMECULA I, Luke Watson, Secretary of the Temecula Planning Commission, do hereby certify that the forgoing PC Resolution No. 17- was duly and regularly adopted by the Planning Commission of the City of Temecula at a regular meeting thereof held on the 2nd day of August, 2017, by the following vote: AYES: PLANNING COMMISSIONERS: NOES: PLANNING COMMISSIONERS: ABSENT: PLANNING COMMISSIONERS: ABSTAIN: PLANNING COMMISSIONERS: Luke Watson, Secretary DRAFT CONDITIONS OF APPROVAL Planning Application No.: Project Description: Assessor's Parcel No.: MSHCP Category: DIF Category: TUMF Category: Quimby Category: New Street In -lieu of Fee: Approval Date: Expiration Date: PLANNING DIVISION EXHIBIT A CITY OF TEMECULA DRAFT CONDITIONS OF APPROVAL PA17-0090 A Conditional Use Permit to allow for Bastards American Canteen to obtain a California Alcoholic Beverage Control (ABC) Type 47 On -Sale General license for a Bona Fide Public Eating Place (Restaurant) and for live indoor entertainment. The restaurant is located at 27717 Jefferson Ave. 921-400-025 N/A (no new grading) N/A (no new construction) N/A (no new construction) N/A (non-residential) N/A (no new square footage) August 2, 2017 August 2, 2019 Within 48 Hours of the Approval 1. Filing Notice of Exemption. The applicant/developer shall deliver to the Planning Division a cashier's check or money order made payable to the County Clerk in the amount of Fifty Dollars ($50.00) for the County administrative fee, to enable the City to file the Notice of Exemption as provided under Public Resources Code Section 21152 and California Code of Regulations Section 15062. If within said 48-hour period the applicant/ developer has not delivered to the Planning Division the check as required above, the approval for the project granted shall be void by reason of failure of condition (Fish and Wildlife Code Section 711.4(c)). General Requirements 2. Indemnification of the City. The applicant and owner of the real property subject to this condition shall hereby agree to indemnify, protect, hold harmless, and defend the City and its attorneys from any and all claims, actions, awards, judgments, or proceedings against the City to attack, set aside, annul, or seek monetary damages resulting, directly or indirectly, from any action in furtherance of and the approval of the City, or any agency or instrumentality thereof, advisory agency, appeal board or legislative body including actions approved by the voters of the City, concerning the Planning Application. The City shall be deemed for purposes of this condition, to include any agency or instrumentality thereof, or any of its elected or appointed officials, officers, employees, consultants, contractors, legal counsel, and agents. City shall promptly notify both the applicant and landowner of any claim, action, or proceeding to which this condition is applicable and shall further cooperate fully in the defense of the action. The City reserves the right to take any and all action the City deems to be in the best interest of the City and its citizens in regards to such defense. 3. Expiration. This approval shall be used within two years of the approval date; otherwise, it shall become null and void. Use means the beginning of substantial construction contemplated by this approval within the two year period, which is thereafter diligently pursued to completion, or the beginning of substantial utilization contemplated by this approval, or use of a property in conformance with a Conditional Use Permit. 4. Time Extension. The Director of Community Development may, upon an application being filed prior to expiration, and for good cause, grant a time extension of up to three extensions of time, one year at a time. 5. Consistency with Specific Plans. This project and all subsequent projects within this site shall be consistent with the Uptown Temecula Specific Plan No. (SP -14). 6. Conformance with Approved Plans. The development of the premises shall substantially conform to the approved site plan and elevations contained on file with the Planning Division. 7 Signage Permits. A separate building permit shall be required for all signage. 8. Modifications or Revisions. The permittee shall obtain City approval for any modifications or revisions to the approval of this project. 9. Bona Fide Eating Place. Type 41 (On Sale Beer and Wine), 47 (On Sale General), and 49 (On Sale General) licensees must operate and maintain their licensed premises as a bona fide eating place. The on-site sales and consumption of alcohol are an incidental and ancillary use to the restaurant use. A licensee is presumed to be operating as a bona fide eating place if the quarterly gross sales of food prepared and sold to guests on the premises exceeds the gross sales of alcoholic beverages for the same period. The licensee shall at all times maintain records which reflect separately the gross sales of food and the gross sale of alcoholic beverages on the licensed premises. The records shall be kept no less frequently than on a quarterly basis and shall be made available to the City, or its designee, upon demand. A full menu shall be available for order during all hours that alcohol is served. The premises where the licensee operates must possess a full restaurant kitchen facility containing conveniences for cooking such as a working refrigerator and cooking devices. The premises must offer sit down meal service and food menus. "Meals" means the usual assortment of food commonly ordered at various hours of the day. The service of only sandwiches or salads is not considered compliance with the requirement to provide meals. The premises must comply with all regulations of the health department. 10. Food Service. The bona fide public eating place shall serve a full menu at all hours that alcohol is served. 11. Statement of Operations. The applicant shall comply with their Statement of Operations on file with the Planning Division, unless a conflict exists between the Statement of Operations and these Conditions of Approval, in which case the Conditions of Approval control. 12. Revocation of CUP. This Conditional Use Permit may be revoked pursuant to Section 17.03.080 of the City's Development Code. 13. City Review and Modification of CUP. The City, its Director of Community Development, Planning Commission, and City Council retain and reserve the right and jurisdiction to review and modify this Conditional Use Permit (including the Conditions of Approval) based on changed circumstances. Changed circumstances include, but are not limited to, the modification of business, a change in scope, emphasis, size of nature of the business, and the expansion, alteration, reconfiguration or change of use. The reservation of right to review any Conditional Use Permit granted or approved or conditionally approved hereunder by the City, its Director of Community Development, Planning Commission and City Council is in addition to, and not in -lieu of, the right of the City, its Director of Community Development, Planning Commission, and City Council to review, revoke or modify any Conditional Use Permit approved or conditionally approved hereunder for any violations of the conditions imposed on such Conditional Use Permit or for the maintenance of any nuisance condition or other code violation thereon. 14. Posting of Local Transportation Providers. An 8.5" x 11" (or larger) sign listing local transportation service providers and corresponding telephone numbers shall be posted at a conspicuous location within the building. Information to assist in the compilation of this sign may be obtained through the Temecula Valley Chamber of Commerce at (951) 676-5090. 15. Compliance with City Noise Ordinance. The project shall operate in conformance with all requirements and regulations of Chapter 9.20 (Noise) of the Temecula Municipal Code. 16. Termination of Alcohol Sales. The last call indicating the termination of the sale of alcohol shall be no less than one half (1/2) hour prior to closing for all nights of operation. 17. Live Entertainment. The live entertainment is restricted to indoor venues and must be contained where all windows and doors that access the exterior, are closed during operations. BUILDING AND SAFETY DIVISION General Requirements 18. Final Building and Safety Conditions. Final Building and Safety conditions will be addressed when building construction plans are submitted to Building and Safety for review. These conditions will be based on occupancy, use, the California Building Code (CBC), and related codes which are enforced at the time of building plan submittal. 19. Compliance with Code. All design components shall comply with applicable provisions of the 2016 edition of the California Building, Plumbing and Mechanical Codes; 2016 California Electrical Code; California Administrative Code, 2016 California Energy Codes, 2016 California Green Building Standards, California Title 24 Disabled Access Regulations, and City of Temecula Municipal Code. 20. ADA Access. Applicant shall provide details of all applicable disabled access provisions and building setbacks on plans to include: a. Disabled access from the public way to the main entrance of the building. b. Van accessible parking located as close as possible to the main entry. c. Path of accessibility from parking to furthest point of improvement. d. Proposed stage must be accessible. 21. County of Riverside Mount Palomar Ordinance. Applicant shall submit, at time of plan review, a complete exterior site lighting plan showing compliance with County of Riverside Mount Palomar Ordinance Number 655 for the regulation of light pollution. All streetlights and other outdoor lighting shall be shown on electrical plans submitted to the Building and Safety Division. Any outside lighting shall be hooded and aimed not to shine directly upon adjoining property or public rights-of-way. All exterior LED light fixtures shall be 3,000 kelvin or below. 22. Clearance from TVUSD. A receipt or clearance letter from the Temecula Valley Unified School District shall be submitted to the Building and Safety Department to ensure the payment or exemption from School Mitigation Fees. 23. Obtain Approvals Prior to Construction. Applicant must obtain all building plans and permit approvals prior to commencement of any construction work. 24. Obtaining Separate Approvals and Permits. Trash enclosures, patio covers, light standards, and any block walls will require separate approvals and permits. Trash enclosures, patio covers, light standards, and any block walls will require separate approvals and permits. Solid covers are required over new and existing trash enclosures. 25. Demolition. Demolition permits require separate approvals and permits. 26. Sewer and Water Plan Approvals. On-site sewer and water plans will require separate approvals and permits. 27. Hours of Construction. Signage shall be prominently posted at the entrance to the project, indicating the hours of construction, as allowed by the City of Temecula Municipal Ordinance 9.20.060, for any site within one-quarter mile of an occupied residence. The permitted hours of construction are Monday through Saturday from 7:00 a.m. to 6:30 p.m. No work is permitted on Sundays and nationally recognized Government Holidays. 28. House Electrical Meter. Provide a house electrical meter to provide power for the operation of exterior lighting, irrigation pedestals and fire alarm systems for each building on the site. Developments with single user buildings shall clearly show on the plans how the operation of exterior lighting and fire alarm systems when a house meter is not specifically proposed. 29. Protection of drains and penetration. Protection of joints and penetrations in fire resistance -rated assemblies shall not be concealed from view until inspected for all designed fire protection. Required fire seals/fire barriers in fire assemblies at fire resistant penetrations shall be installed by individuals with classification or certification covering the installation of these systems. Provide certification for the installation of each area and certification of compliance for Building Official's approval. At Plan Review Submittal 30. Submitting Plans and Calculations. Applicant must submit to Building and Safety four (4) complete sets of plans and two (2) sets of supporting calculations for review and approval including: a. An electrical plan including load calculations and panel schedule, plumbing schematic, and mechanical plan applicable to scope of work. b. A hardscape plan to verify accessibility for persons with disabilities. Prior to Issuance of Grading Permit(s) 31. Onsite Water and Sewer Plans. Onsite water and sewer plans, submitted separately from the building plans, shall be submitted to Building and Safety for review and approval. Prior to Issuance of Building Permit(s) 32. Plans Require Stamp of Registered Professional. Applicant shall provide appropriate stamp of a registered professional with original signature on the plans. Prior to Beginning of Construction 33. Pre -Construction Meeting. A pre -construction meeting is required with the building inspector prior to the start of the building construction. FIRE PREVENTION General Requirements 34. Fire Requirement. The building will be required to be retrofitted with fire sprinklers and a fire alarm system. A hood extinguishing system will be required for kitchen equipment which will be required to be tied into the fire alarm system. A fire sprinkler riser room will be required with exterior access to house the fire sprinkler riser and fire alarm control panel. Prior to Issuance of Building Permit(s) 35. Required Submittals (Fire Underground Water). The developer shall furnish three copies of the water system plans to the Fire Prevention Bureau for approval prior to installation for all private water systems pertaining to the fire service loop. Plans shall be signed by a registered civil engineer, contain a Fire Prevention Bureau approval signature block, and conform to hydrant type, location, spacing and minimum fire flow standards. Hydraulic calculations will be required with the underground submittal to ensure fire flow requirements are being met for the on-site hydrants. The plans must be submitted and approved prior to building permit being issued (CFC Chapter 33 and Chapter 5). 36. Required Submittals (Fire Sprinkler Systems). Fire sprinkler plans shall be submitted to the Fire Prevention Bureau for approval. Three sets of sprinkler plans must be submitted by the installing contractor to the Fire Prevention Bureau. These plans must be submitted prior to the issuance of building permit. 37. Required Submittals (Fire Alarm Systems). Fire alarm plans shall be submitted to the Fire Prevention Bureau for approval. Three sets of alarm plans must be submitted by the installing contractor to the Fire Prevention Bureau. The fire alarm system is required to have a dedicated circuit from the house panel. These plans must be submitted prior to the issuance of building permit. Prior to Issuance of Certificate of Occupancy 38. Knox Box. A "Knox -Box" shall be provided. The Knox -Box shall be installed a minimum of six feet in height and be located to the right side of the fire riser sprinkler room (CFC Chapter 5). 39. Addressing. New and existing buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly legible and visible from the street or road fronting the property. These numbers shall contrast with their background. Commercial buildings shall have a minimum of 12 -inch numbers with suite numbers being a minimum of six inches in size. All suites shall have a minimum of 6 -inch high letters and/or numbers on both the front and rear doors. (CFC Chapter 5 and City Ordinance 15.16.020). POLICE DEPARTMENT General Requirements 40. Type 47 License. The applicant has applied for a Type 47 On -Sale General — Eating Place (Restaurant) which authorizes the sale of beer, wine and distilled spirits for consumption on the licensed premises and authorizes the sale of beer and wine for consumption off the licensed premises. Applicant must operate and maintain the licensed premises as a bona fide eating place. Minors are allowed on the premises. 41. Consumption of Alcoholic Beverages in Public Prohibited. The applicant shall comply with Temecula Municipal Code Section 9.14.010, Consumption of Alcoholic Beverages in Public Prohibited. 42. Ensure No Alcohol Sold or Consumed by Person Under the Age of 21. The applicant shall ensure that no alcohol is sold to or consumed by any person under the age of 21. 43. Identification Verification. Identification will be verified utilizing one of the following: (a) valid California driver's license; (b) valid California identification card; (c) valid military identification card (active/reserve/retired/dependent); (d) valid driver's license from any of the 50 States or Territories of the United States; (e) valid U.S. Passport; (f) valid government issued identification card issued by a Federal, State, County or City agency. 44. Acceptable Forms of Identification. As noted above, only a valid government issued identification card issued by a Federal, State, County or City agency is acceptable, providing it complies with Section 25660 of the Business and Profession Code (B&P), which includes the following requirements: (a) name of person; (b) date of birth; (c) physical description; (d) photograph; (e) currently valid (not expired). It is the responsibility of the business owner and any person who serves or sells alcohol to be aware of current laws and regulations pertaining to alcoholic beverages. 45. Section 303 (a) (PC). On -sale licensees may not: (a) employ hosts, hostesses, or entertainers who solicit others to buy them drinks, alcoholic or non-alcoholic; (b) pay or agree to pay such an employee a percentage of the receipts from the sales of drinks solicited; (c) permit any person whether an employee or not, to loiter for the purpose of soliciting an alcoholic drink. 46. Maintain Premises as a Bona Fide Eating Place. Type 41, 47 and 49 licensees must operate and maintain their licensed premises as a bona fide eating place. They must make actual and substantial sale of meals, during the normal meal hours that they are open, at least five days a week. Normal meal hours are: breakfast 6:00 a.m. — 9:00 a.m., lunch 11:00 a.m. — 2:00 p.m., and dinner 6:00 p.m. — 9:00 p.m. Premises that are not open five days a week must serve meals on the days they are open. The premises must be equipped and maintained in good faith. This means the premises must possess working refrigeration and cooking devices, pots, pans, utensils, table service, condiment dispensers, menus, posters, signs, and enough goods to make substantial meals. The premises must comply with all regulations of the local health department. Incidental, sporadic or infrequent sales of meals or a mere offering of meals without actual sales is not compliance. "Meals" means the usual assortment of food commonly ordered at various hours of the day. The service of only sandwiches or salads is not considered compliance. However, certain specialty entrees, such as pizza, fish or ribs, and an assortment of other foods, such as soups, salads or desserts, may be considered a meal. The Department will presume that a licensee is operating as a bona fide eating place if the gross sales of food prepared and sold to guests on the premises exceeds the gross sales of alcoholic beverages. "Prepared" means any processing preliminary to the final serving of food. (Note: Some licensees have a "conditional" license that requires food sales to be 50% or more of the total gross sales Sections 23038 and 23787 B&P). 47. No Alcohol Sales Between 2:00 am and 6:00 am. Licensees may not sell, give, or deliver alcohol (by the drink or by the package) between 2:00 a.m. and 6:00 a.m. of the same day. No person may knowingly purchase alcohol between 2:00 a.m. and 6:00 a.m. Section 25631 B&P Code). Licensees may not permit patrons or employees to consume alcohol between 2:00 a.m. and 6:00 a.m. of the same day (even if someone bought the drinks before 2:00 a.m. Section 25632 B&P). Some ABC licenses have special conditions (restrictions) as to hours of sale that are stricter that the law. Those licenses are marked "Conditional" (23805 B&P). 48. Inspections. Police officers, sheriff's deputies and ABC investigators are sworn law enforcement officers (peace officers) with powers of arrest. Whether in plainclothes or uniform, peace officers have the legal right to visit and inspect any licensed premises at any time during business hours without a search warrant or probable cause. This includes inspecting the bar and back bar, store room, office, closed or locked cabinets, safes, kitchen, or any other area within the licensed premises. It is legal and reasonable for licensees to exclude the public from some areas of the premises. However, licensees cannot and must not deny entry to, resist, delay, obstruct, or assault a peace officer (Sections 25616, 25753, and 25755 B&P; 148 and 241 (b) PC). 49. Disorderly House. Licensees may not permit their licensed premises to become a disorderly house. A disorderly house is a licensed outlet (on or off sale) that: (a) disturbs neighbors with noise, loud music, loitering, littering, vandalism, urination or defecation, graffiti, etc; and/or (b) has many ongoing crimes inside such as drunks, fights, assaults, prostitution, narcotics, etc. The licensed premise includes the parking lot (Section 25601 B&P; 316 PC). 50. Employee Training for Identification Checks. The applicant shall ensure all employees involved with the sales, service and identification checks for the purpose of any sales of alcoholic beverages is trained in the proper procedures and identification checks. The Temecula Police Department provides free training for all employers and employees involved in the service and sales of alcoholic beverages. It is the responsibility of the applicant to set up a training session for all new employees. Contact the Crime Prevention and Plans Unit at (951) 506-5132 to set up a training date. Training must be completed prior to the grand opening of this business and periodic updated training when new employees/ management are hired. 51. Entertainment Rules. On -sale licensees who offer entertainment must abide by the following rules: (1) No licensee shall permit any person to perform acts of or acts which simulate; (a) sexual intercourse, masturbation, sodomy, bestiality, oral copulation, flagellation or any sexual acts which are prohibited by law; (b) the touching, caressing or fondling on the breast, buttocks, anus or genitals; (c) the displaying of the pubic hair, anus, vulva or genitals; and (2) Subject to the provisions of subdivision (1) hereof, entertainers whose breasts and/or buttocks are exposed to view shall perform only upon a stage at least 18 inches above the immediate floor level and removed at least six feet from the nearest patron. No licensee shall permit any person to remain in or upon the licensed premises who exposes to public view any portion of her or her genitals or anus (Rule 143.3 CCR. Also violates Section 311.6 PC if conduct is "obscene," e.g. intercourse, sodomy, masturbation, etc.) 52. Under Number of Calls for Service. Licensees may not permit their licensed premises to be a problem for the local law enforcement agency by needing an undue number of calls for service. The licensed premise includes the parking lot (Sections 24200 (a) (B&P). 53. Questions Regarding Conditions. Any questions regarding these conditions should be directed to the Temecula Police Department Crime Prevention and Plans Unit at (951) 506-5132. STATEMENT OF OPERATIONS SECTION I. STATEMENT OF OPERATIONS Per request of Conditional Use Permit (CUP) Bastards American Canteen will operate as a bonafide restaurant providing food and alcohol, occupying the old Sizzlers on Jefferson St. Building is equipped with hoods, large walk-in cooler/ freezer, full kitchen and bar appliances to include grease trap and built in light fixtures. Available occupancy during operations will be approximately 300 guest. Bastards will operate between the hours of: 12pm to 12am Sunday -Thursday, 12pm 2am Friday -Saturday equipped with 25 employees including security. Live music and entertainment will be implemented through business hours. All passage ways and space will obey by ADA (handicap) regulations. We are proposing to provide live music performed by a live musical band as a band as an ancillary use to the primary bar and restaurant. The proposed live entertainment will have limited to easy listening jazz, country and blues music consisting of one to five live musicians including vocals. The types of musical instruments proposed are guitar, bass guitar, electric piano, vocals, wind instruments such as saxophone and drums. The live band will perform within the designated performance area. NOTICE OF PUBLIC HEARING Notice of Public Hearing A PUBLIC HEARING has been scheduled before the City of Temecula PLANNING COMMISSION to consider the matter described below: Case No: PA17-0090 Applicant: Nicholas Velez Proposal: A Conditional Use Permit to allow for Bastards American Canteen to obtain a California Alcoholic Beverage Control Type 47 On -Sale General license for a Bona Fide Public Eating Place (Restaurant) and for live indoor entertainment. The restaurant is located at 27717 Jefferson Ave. Environmental: In accordance with the California Environmental Quality Act (CEQA), the proposed project is exempt from further environmental review and a Notice of Exemption will be adopted in compliance with CEQA (Section 15301, Class 1, Existing Facilities) Case Planner: Scott Cooper, (951) 506-5137 Place of Hearing: 41000 Main St., Temecula, CA 92590, City of Temecula, Council Chambers Date of Hearing: August 2, 2017 Time of Hearing: 6:00 p.m. The complete agenda packet (including any supplemental materials) will be available for viewing in the Main Reception area at the Temecula Civic Center (41000 Main Street, Temecula) after 4:00 p.m. the Friday before the Planning Commission Meeting. At that time, the packet may also be accessed on the City's website — TemeculaCA.qov and will be available for public review at the respective meeting. Any writing distributed to a majority of the Commission regarding any item on the Agenda, after the posting of the Agenda, will be available for public review in the Main Reception area at the Temecula Civic Center (41000 Main Street, Temecula), 8:00 a.m. — 5:00 p.m. In addition, such material will be made available on the City's website — TemeculaCA.qov — and will be available for public review at the meeting. Any petition for judicial review of a decision of the Planning Commission shall be filed within time required by, and controlled by, Sections 1094.5 and 1094.6 of the California Code of Civil Procedure. In any such action or proceeding seeking judicial review of, which attacks or seeks to set aside, or void any decision of the Planning Commission shall be limited to those issues raised at the hearing or in written correspondence delivered to the City Clerk at, or prior to, the public hearing described in this notice. Questions? Please call the Community Development Department at (951) 694-6400. STAFF REPORT — PLANNING CITY OF TEMECULA PLANNING COMMISSION DATE OF MEETING: August 2, 2017 TO: Planning Commission Chairperson and members of the Planning Commission FROM: Luke Watson, Director of Community Development PREPARED BY: Eric Jones, Case Planner PROJECT Cypress Ridge, a residential project including Planning Application SUMMARY: Number PA15-1894, a General Plan Amendment to revise the General Plan designation from Professional Office (PO) to Medium (M) Density residential; PA15-1895, a Planned Development Overlay/Zone Change to revise the Zoning designation from Professional Office (PO) to Planned Development Overlay 15; PA15-1893, a Tentative Tract Map to allow for the creation of two lots from three; and PA15-1892, a Development Plan to allow for 245 residential market rate units consisting of detached and attached cluster units, and duplex/triplex units totaling approximately 439,341 square feet, the conversion of 0.67 acres of an off-site existing concrete drainage ditch into a landscaped infiltration basin, improvements to Pala Park and additional off-site landscape improvements north of the project site along Pechanga Parkway. The project is generally located at the northeast intersection of Pechanga Parkway and Loma Linda Road. RECOMMENDATION: Adopt a Resolution recommending City Council Approval of the project subject to Conditions of Approval CEQA: Environmental Impact Report (El R) PROJECT DATA SUMMARY Name of Applicant: John Fitzpatrick of RC Pechanga 20, LP General Plan Designation: Existing: Professional Office (PO) Proposed: Medium Density (M) Zoning Designation: Existing: Professional Office (PO) Proposed: Planned Development Overlay 15 (PDO -15) Existing Conditions/ Land Use: Site: Vacant Lots / Professional Office (PO) North: South: East: West: Existing Concrete Drainage Channel, Existing Single Family Residential / Low Medium (LM) Loma Linda Road, Existing Single Family Residential / Low Medium (LM) Temecula Lane, Existing Multi -Family Residential / Professional Office (PO) Pechanga Parkway, Existing Single Family Residential / Low Medium (LM) Lot Area: Total Floor Area/Ratio: Landscape Area/Coverage: Parking Required/Provided: BACKGROUND SUMMARY Existing/Proposed 22.73 Gross Acres Proposed Lot Coverage: 30% 22% On -Site and 16,604 Square Feet Off -Site 620 Spaces Provided Min/Max Allowable or Required N/A Maximum Lot Coverage: 35% N/A (no minimum requirement for residential) 620 Spaces Required On December 21, 2015, John Fitzpatrick submitted Planning Applications PA15-1894 (General Plan Amendment), PA15-1895 (Planned Development Overlay (PDO)), PA15-1893 (Tentative Tract Map), and PA15-1892 (Development Plan). These applications will allow for the development of a gated 245 unit market rate residential project known as Cypress Ridge. The development will consist of triplexes, duplexes, attached, and detached cluster housing units. The applicant has also proposed converting a concrete drainage channel into a landscaped infiltration basin, revisions to Pala Community Park, located immediately adjacent to the project, and the installation of off-site landscaping along a portion of Pechanga Parkway, north of the project site. An Environmental Impact Report was prepared for the project. Staff has worked with the applicant to ensure that all concerns have been addressed, and the applicant concurs with the recommended Conditions of Approval. ANALYSIS General Plan Amendment/Zone Change and Planned Development Overlay The proposed General Plan Amendment will revise the existing General Plan designation from Professional Office (PO) to Medium Density (M) residential. The Zone Change will revise the existing zoning from Professional Office (PO) to Planned Development Overlay 15 (PDO -15). The proposed Zone Change and Planned Development Overlay will allow for a residential project to be located on currently vacant land totaling 22.73 gross acres. PDO -15 will contain zoning and development requirements for the project area. The applicant has proposed a density of 12.4 dwelling units per acre (DU/AC) for the project. This density is consistent with the Medium Density range designation in the City of Temecula General Plan (7.0-12.9 DU/AC). Other General Plan designations surrounding the project site include Low Medium (LM) to the north, west, and south, Professional Office (PO) to the east, and Open Space (OS) to the northeast. Tentative Tract Map The proposed Tentative Tract Map will divide three existing parcels totaling 22.73 gross acres into two parcels to allow for development of a residential project. Lot one will be comprised of residential units. Lot two will contain a proposed Water Quality Management Plan (WQMP) basin. These two newly created parcels will meet all PDO, Municipal Code, and General Plan requirements. The map will create two primary vehicular access points directly from Temecula Lane. The southernmost access point will be aligned with Sunflower Way located directly across Temecula Lane. These access points will be enhanced with accent paving. Site Plan The project will be comprised of 245 residential units consisting of triplex, duplex, attached and detached cluster units. These will be two and three-story market -rate for sale units. Three-story units will only be located near the middle of the project site and not along the perimeter. The unit mix will include 79 detached cluster units ranging in size from 1,947 square feet to 2,364 square feet, 63 attached cluster units ranging in size from 1,575 square feet to 1,938 square feet, and 103 duplex/triplex units ranging in size from 1,374 square feet to 1,582 square feet. The Development Code requires that a project in a Medium Density zoning district contain a minimum of 25% open space and a minimum of 200 square feet of private open space. The project incorporates 27% open space and private open space ranges between 200 and 794 square feet depending on the unit. The project will feature a variety of amenities for use by the residents. These amenities will include four tot lots, five picnic/seating areas, and a bocce ball court. The project will also include a club house. The club house will include a conference/meeting room, great room with kitchen facilities, and an outdoor sitting area with a fireplace. A pool and spa will be located adjacent to the clubhouse. The project layout enhances the walkability of the community by providing varied building placement and pedestrian pathways that interconnect throughout the entire site. This connectivity extends to the outer perimeter as well, even though the project is gated. Multiple pedestrian access points have been provided along Loma Linda Road and Temecula Lane. The project will also include a public walkway along the northern boundary of the site. This walkway will allow connectivity between Pechanga Parkway and Temecula Lane. In addition, a gathering area has been added totaling approximately 3,200 square feet and will be located at the intersection of Pechanga Parkway and Loma Linda Road. This space has been added at the request of the Pechanga Tribe so that they may gather when they hold their annual Eviction Remembrance Walk. The northern border of the project currently contains a concrete culvert. The applicant will remove the concrete and replace it with landscaping. The City of Temecula Development Code provides parking requirements for residential projects. According to the Code, 620 parking spaces are required for the project. The applicant has provided 620 parking spaces. These are comprised of 490 covered parking spaces provided by the two car garage included with each unit. The remaining 130 spaces will be uncovered and include guest spaces. A Condition of Approval has been placed on the project to ensure the CC&Rs contain language requiring residents to maintain space for two cars to fit within the garages. The project will also feature buyer options that can accommodate special needs families. These options include the following: • Ground floor bedroom and bathroom • Wider doors • Sound absorbent ceilings and walls • Fiberglass reinforced plastic over walls and/or soft walls • Tempered glass windows and mirrors • Natural light with sky lights or sun tubes • Clerestory lighting • Bathrooms with 4 foot tiled walls and flooring with floor drains • Bathroom plumbing with scald -prevention • Fiberglass and Dutch doors • Automatic swing door operator • Pre -wire for security systems 148 units will have a downstairs bedroom. However, all 245 units will be able to be equipped with the other special needs options. Architecture The proposed architectural styles for the structures are Spanish Colonial, Spanish Monterey, Spanish Mission, and Tuscan. The proposed clubhouse is based on the Spanish Colonial architectural style. Four sided architecture is provided throughout the project. The project utilizes stucco and manufactured stone as primary wall materials. The various materials and features proposed include, but are not limited to, the following for each architectural style: Spanish Colonial: Multiple low pitched roofs, arch doorways and windows, decorative tile, wrought iron planters, Spanish roof tiles. Spanish Monterey: Exposed heavy timber balconies, square windows with false shutters, flat roof tiles. Spanish Mission: Thick arches on the ground level, semi-independent bell gables and missions curved Baroque gables, smooth stucco, Spanish roof tile. Tuscan: Stone base and arched entry, wooden shades and false shutters, same sized windows on the first and second floor, Roman roof tile. The proposed elevations for the project achieve an overarching design to create street scenes with strong character and visual variety. Landscaping Perimeter streetscape landscaping will include a mix of trees and ground cover. All perimeter trees will be a minimum of 24 -inch box size. Trees and ground cover will also be located throughout the interior of the project site including common areas. As previously discussed, the existing concrete culvert will be modified to have the concrete removed and replaced with landscaping. These plantings will soften the visual aesthetic of this drainage feature while still enhancing its function. Growth Master Plan/Community Amenities On March 21, 2000, the City Council adopted the Growth Management Program which is intended to serve as the City Council's policy for the study and implementation of growth management measures in the City of Temecula. A policy of the plan is to consider approving residential projects at the lowest allowable density in each density category. Projects may be approved above the lowest density if the project provides onsite amenities that benefit the community as a whole. The project has proposed off-site community amenities by providing upgrades to Pala Park. Upgrades to Pala Park include, but are not limited to: • Cleaning exterior walls • Painting bathroom doors and frames • Replacing door hardware, interior base tiles, light fixtures, patricians, stainless plumbing fixtures • Revising the existing parking area to provide the correct amount of disabled parking spaces with appropriate signage • Replacing all playground equipment with equipment compatible for play by special needs children The project applicant has also agreed to install off-site landscaping along the east side of Pechanga Parkway, north of the project site. This area is located at the western most portion of the project site and extends north along Pechanga Parkway for approximately 1,050 feet. This vacant area does not currently contain any landscaping. The placement of landscaping along this stretch of road will beautify the area and totals approximately 16,604 square feet. Fiscal Impact Analysis According to the City's fiscal policies, a fiscal impact analysis (FIA) has been completed. The City's fiscal policies require FIAs to be completed for Development that proposes an increase in residential density from what is currently allowed in the General Plan. The FIA will be used to inform the creation of a City Services Community Facilities District (CFD). The services financed by the CFD include, but are not limited to, police protection services, fire protection, and municipal services. LEGAL NOTICING REQUIREMENTS Notice of the public hearing was published in the U -T San Diego on July 22, 2017 and mailed to the property owners within the required 600 -foot radius. ENVIRONMENTAL DETERMINATION Staff has reviewed the project in accordance with the California Environmental Quality Act (CEQA). It has been determined the project could have a significant impact on the environment; therefore, an Environmental Impact Report (EIR) has been prepared for the project. A Draft EIR was prepared under staff's direction by Environmental Science Associates (ESA) and was distributed to responsible agencies, interested groups, organizations, and individuals. The Draft EIR was made available for public review and comment via the State Clearinghouse for a period of 45 days. The public review and comment period for the Draft EIR established by the State Clearinghouse commenced on March 2, 2017 and expired on April 17, 2017. Notices were mailed to surrounding property owners, signs were placed on the property, and a notice was placed in the local paper. The City of Temecula received eight written comments and responded to each comment. Comments were provided by Golden State Environmental Justice Alliance, Riverside County Flood Control, Riverside Transit Agency, Caltrans, and four local residents. A copy of the City's responses has been provided to commenting agencies as required by State law. A copy of the Draft EIR document has been provided to the Planning Commission via the link at the end of this report. The environmental analysis identified five areas where impacts were considered to be less than significant. These areas are: Geology/Soils and Seismicity, Greenhouse Gas and Emissions and Climate Change, Population and Housing, Public Services, and Utilities. Seven areas were identified where potentially significant impacts could be avoided or mitigated. These seven areas include Aesthetics, Air Quality, Biological Resources, Cultural Resources, Hazards and Hazardous Materials, Hydrology and Water Quality, and Land Use. The EIR contains mitigation measures for those environmental impacts that can be mitigated to a less than significant impact in the form of a Mitigation Monitoring and Reporting Program. Two areas were identified as resulting in Significant and Unavoidable Impacts. These areas are: 1) Noise due to temporary construction and; 2) Traffic at the 1-15 southbound ramps at Temecula Parkway operating at an unacceptable Level of Service (LOS) when evaluated under the Future Buildout (2035) Plus Project scenario. In accordance with Section 15093 of the State CEQA Guidelines, a Statement of Overriding Considerations must be adopted prior to approval of the project because of these impacts. A Statement of Overriding Considerations states that any significant adverse project effects are acceptable if the expected project benefits outweigh unavoidable adverse environmental impacts. The project provides four primary benefits to the community. The first is that families with special needs members will be able to find housing with options available that are advantageous to assisting them with their day-to-day living. Second, the project will include an enhancement to Pala Park which will include special needs compatible playground equipment, refurbishing the existing restrooms, and providing the appropriate number of disabled parking spaces and related signage. Third, the project will install off-site landscaping along Pechanga Parkway, north of the project site. This area is located at the beginning of the western most portion of the project site and extends north along Pechanga Parkway for approximately 1,050 feet. The placement of landscaping along this stretch of road will beautify an area that currently contains no landscaping. Additional landscape improvements include replacing the concrete in the existing culvert with landscaping. Fourth, a public trail installed along the northwestern project boundary will provide an access point from Pechanga Parkway to Temecula Lane and Pala Park. This trail will be accessible to both the residents of the project and surrounding communities. FINDINGS General Plan Amendment The General Plan Amendment is in the public interest. The current General Plan designation for the proposed project area is Professional Office (PO). The amendment would change this to Medium Density (M) residential. The revised designation will allow the project area to be consistent with the overall residential character of the Pechanga Parkway corridor. The General Plan Amendment is in the public interest because it provides for additonal residential options, enhancements to Pala Park, inclusion of landscaping to a portion of Pechanga Parkway to beautify this area, and connectivity of trails in this portion of the city. The General Plan Amendment is compatible with the health, safety and welfare of the community. The General Plan Amendment is compatible with the health, safety, and welfare of the community. The General Plan Amendment will ensure compliance with all Building, Fire, and Development Codes. These codes set policies and standards that protect the health, safety and welfare of the community. In addition, the General Plan Amendment is tied to a Planned Development Overlay that establishes specific design guidelines and standards that ensure compatibility and interface with the surrounding community. Therefore, the General Plan Amendment is compatible with the health, safety and welfare of the community. The General Plan Amendment is compatible with existing and surrounding uses. The proposed General Plan Amendment is compatible with surrounding land uses. The current land uses north, east and west of the project area consist primarily of residential, and a public park. The project would provide for additional residenital units that are in character with the surrrounding built environment. The amendment will not have an adverse effect on the community and are consistent with the goals and policies of the adopted General Plan. The proposed General Plan Amendment is consistent with the direction, goals and policies of the General Plan. The General Plan amendment will implement the goals and policies of the City's General Plan, provide for residential uses in an area comprised of residential development, and impose appropriate standards and requirements with respect to land development in order to maintain the overall quality of life and the environment within the City. The goals and policies in the Land Use Element of the General Plan encourage "a land use pattern that protects and enhances residential neighborhoods" (Goal 5). The project site is surrounded by existing residential and the current the Land Use designation is Profesional Office (PO). A commercial office complex can be constructed on the project site with the current land use desigation. This type of use would be out of character with the residential uses located in the surrounding area. The General Plan Amendment will allow for a market rate residential project to be located on the site by revising the land use designation to Medium Density (M) residential. Allowing residential development to occur in an area comprised of residential development will protect and enhance the existing neighborhoods. Zone Change/Planned Development Overlay The proposed Ordinance is in conformance with the General Plan for Temecula and with all applicable requirements of State law and other Ordinances of the City; The proposed Zone Change/Planned Development Overlay Ordinance conforms to the City of Temecula General Plan Land Use Element. Furthermore, the proposed Zone Change/Planned Development Overlay Ordinance directly responds to Goal 5, Policy 5.1, of the General Plan Land Use Element. In addition to employing the City's planned development overlay zoning district tool, the proposed project is also consistent with the above General Plan Land Use Element goal and policy in that it provides for a residential project in a predominately residential corridor of the City, has been planned and evaluated for consistency with the General Plan and its implementing programs (e.g., the planned development overlay zoning district). Furthermore, the project has been designed to minimize impacts on surrounding land uses and infrastructure through required design guidelines, building orientation, circulation and access improvements, and other features and requirements of proposed Planned Development Overlay 15. Additionally, mitigation measures are identified in the EIR to further reduce the potential for impacts to surrounding uses and infrastructure. The proposed Ordinance is consistent with the Municipal Code and Development Code for the City of Temecula. The proposed Zone Change/Planned Development Overlay Ordinance is consistent with the existing General Plan land use designation for the project site. Planned Development Overlay 15 will establish the design and development framework for the project. As proposed and conditioned, the project design will be consistent with the General Plan and all applicable requirements of State Law and other Ordinances of the City. Development Plan (Section 17.05.010) The proposed uses are in conformance with the General Plan for Temecula and with all applicable requirements of State law and other Ordinances of the City. The Project is in conformance with the General Plan. The site is properly planned and zoned, and as conditioned, is physically suitable for the type of development proposed. The project, as conditioned, is also consistent with other applicable requirements of State law and local Ordinances, including the California Environmental Quality Act (CEQA), the Citywide Design Guidelines, and Fire and Building codes. The overall development of the land is designed for the protection of the public health, safety, and general welfare. The overall design of the project, including the site, building, parking, circulation and other associated site improvements, is consistent with, and intended to protect the health and safety of those working and living in an around the site. The project has been reviewed for, and as conditioned, has been found to be consistent with all applicable policies, guidelines, standards and regulations intended to ensure that the development will be constructed and function in a manner consistent with the public health, safety, and welfare. Tentative Map (Section 16.09.140) The proposed subdivision and the design and improvements of the subdivision are consistent with the Development Code, General Plan, any applicable Specific Plan and the City of Temecula Municipal Code. As designed and conditioned, the proposed map is consistent with the Subdivision Ordinance, Temecula General Plan, and the City of Temecula Municipal Code. This is because it is consistent with size, setbacks, parking, water quality and other applicable standards. The Tentative Map does not propose to divide land which is subject to a contract entered into pursuant to the California Land Conservation Act of 1965, or the land is subject to a Land Conservation Act contract but the resulting parcels following division of the land will not be too small to sustain their agricultural use. The proposed map is not subject to the California Land Conservation Act of 1965 or Williamson Land Act. In addition, the project has not been used as agriculture in the recent past. The site is physically suitable for the type and proposed density of development proposed by the Tentative Map. The proposed map subdivides 22.73 acres to allow for residential uses. The proposed Tentative Tract Map design is consistent with the Temecula General Plan and the development standards for the Planned Development Overlay 15 zoning designation. The design of the subdivision and the proposed improvements, with conditions of approval, are not likely to cause significant environmental damage or substantially and avoidably injure fish or wildlife or their habitat. The project consists of a Tentative Tract Map on vacant property. An Environmental Impact Report (EIR) has been prepared for the project. As conditioned, the project is not likely to cause significant environmental damage or substantially and avoidably injure fish or wildlife or their habitat. The design of the subdivision and the type of improvements are not likely to cause serious public health problems. The project has been reviewed and conditioned by the Fire, Public Works, Planning, and Building and Safety Departments. As a result, the project is consistent or has been conditioned to be consistent with Fire and Building Codes and the City's General Plan and Municipal Code which contain provisions to protect the health, safety, and welfare of the public. The design of the subdivision provides for future passive or natural heating or cooling opportunities in the subdivision to the extent feasible. The design of the subdivision provides for future passive or natural heating or cooling opportunities to the extent feasible. All development must meet all appropriate Building and Fire Code requirements as they relate to passive or natural heating or cooling opportunities. The design of the subdivision and the type of improvements will not conflict with easements acquired by the public at large for access through or use of property within the proposed subdivision, or the design of the alternate easements which are substantially equivalent to those previously acquired by the public will be provided. All acquired rights-of-way and easements have been provided on the Tentative Map. The City has reviewed these easements and has found no potential conflicts. The subdivision is consistent with the City's parkland dedication requirements (Quimby Act). The project involves the construction of a residential development. The project will meet all Quimby requirements through the provision of park improvements and payment of Quimby fees. ATTACHMENTS Vicinity Map Plan Reductions PC Resolution Recommending City Council Certification of EIR and Actions Related Thereto City Council Resolution Certifying the EIR and Actions Related Thereto PC Resolution — General Plan Amendment Exhibit A — City Council Resolution PC Resolution — Zone Change and Planned Development Overlay Exhibit A — City Council Ordinance PC Resolution — Tentative Tract Map Exhibit A — City Council Resolution PC Resolution — Development Plan Exhibit A — City Council Resolution Draft Environmental Impact Report (DEIR) with Appendices which can be downloaded at: https://temeculaca.gov/362/Environmental-Review-CEQA Final Environmental Impact Report (FEIR) which can be downloaded at: https://temeculaca.gov/362/Environmental-Review-CEQA Public Correspondence Notice of Public Hearing VICINITY MAP EZ RD •Z. SAMANtHA up, Project Site <z\,. •:,•3 0 375 750 1,500 Feet 1 / PLAN REDUCTIONS 1 1 ;SITE 013dAYART ACCESSORS PARCEL NUMBER ADDRESS LEGAL DESCRIPTION CURRENT ZONING PROPOSED ZONING LAND AREA TOTAL GROSS TOTAL NET T47AL E LQ30 FPGA TOTAL RESIDENTIAL UNITS 06029TY {/1St LOT COVERAGE d. PARKING AREA LANDSCAPE AREA C8.1 TYPE 951-450-012 951-450-013 951-450-003 45100 Pechange Parkway (Appoox,malp) ronloeve Tract Map 37021 PO M (Medium Donato Res3pnl,ol) 9054008*'1142 5 •.099 cn 'w a+e 9.95", RESIDENTIAL rm.c00/ SPRINKLERED UMBER OF STORIES MAXIUM BUILDING HEIGHT PAcoglasiimw 990 252 M 22 73 AC 678.992 el 20 18 AC 439,341 01 245 unit. 12 14 OU/AC Spuare FT Parentage 299 258 sl 30% 241 715 al 27% 184.996 el 22% TYPE V-A (CRC -R3) TYPE V-A (CBC -82) REQUIRED 2 AND 3 STORY 2 -STORY 29-4' 3.5, x•c PARKING REQUIRED finAH I9-GL14LEaRAW 103)41Y 1TEo417C0 j(L_91 2 BORM UNITS (1 COVERED SPACE 1 UN- COVERED SPACE) 3 BORM 109 MORE) 12 COVERED SPACES 0 5 UNCOVERED SPACE . 1 GUEST SPACES UNITS) PARKING PROVIDED 50 195 100 487 5 32 50 Sita -0-5.L 51T75 3250 TOTAL REQUIRED SPACES UN -COUN -COVE VE 5_001rS RED SPACES roRAL PF[7'+IGED MOTORCYCLE SPACES 520.00 SPACES ,Includes 7 0 ADA 5pece64 490 SPACES '72597204 1 620 SPACES 1 (Includes B 0 ADA Spaces) 9 SPACES l� Bt. '1.l i - - NOT FO SCALE a• 6Jfl14JJ ld 8 RC PECHANGA 20 LPL, 11'1 ill REOUIRED OPEN SPACE REQUIRED COMMON OPEN SPACE ]1.1 1.077 w010µ 710749 8I PECII!(6Jf PPE7ATE b}}1 PACE 200 R 4.50T 60 OW et 'e•(+rrir a0...1Sr WOO,. en, MwrlowlN o, "1. 1, PROVIDED OPEN SPACE PROVIDED COMMON OPEN SPACE PROVIDED PRIVATE OPEN SPACE 2a.ma 95001 Y TOTAL PROVIDED OPEN SPACE 385, 16.8.03od Dom Smce .00,0)000402005 01881ok 0 and Poo Dock PROVIDED PRIVATE OPEN SPACE PER UNIT 320,420 5 MAN DBSIERE RC81 DETACHED CLUSTER P 2 Slpry 3BR / 3 5 BA . BEC ROOM B 2 StOly 3BR / 2 5 BA - PEC ROOM C 2SIOry,3BR/2BA+(2)HALF BA' REGRM ATTACHED CLUSTER A 2SLV, .1280. • 3SIOIy399/35 BA•DEN C 3 Slow 259 / 3 BA • 12)HALF BA - DEN D 2Slow 397(25 BA DUPLEXTEFUPLEX DUP - TRIP.A TRIP. 0. TRIP 1` 2Slow 309/25BA 2 51ory 209) 3 BA , DEN 2 Story 2BR /2 0 BA 'Carnage Un10 'o WON-. NO. 2511+ -DE, TotAL PPpyT1@PWATE CAEN VACS PO ATI 99. 576 91 794 pl 632 of 209 91 235 el 236 sl 200 sl 347 7 2E8 s1 275^.1 4Tir SUB TOTAL '82529 19 059 91 1759691 3 325 1 9 3 760 l 3 776 .I 3 000 sl 18 554 sl 556 sl 4 675 01 .•3134.1 ¢6691 [WEIR*ArtL44.013VeLO eit'SMN61An§ RESIDENTIAL DEVELOPMENT STANDARDS LOT AREA MINIMUM NET LOS AREA DENSITY RANGE IUNITS'ACI LOT DIMENSIONS MINIMUM AVERAGE WIDTH MINIMUM LOT DEPTH BUILDING SETBACK MINIMUM FRONT v490 MINIMUM INTERIOR SIDE YARD MINIMUM REAR YARD MINIMUM BUILDING SEPARATION OTHER REOIUREMENTS MAXIMUM BUILDING HEIGHT MAXIMUM LOT COVERAGE MINIMUM OPEN SPACE MINIMUM PRIVATE OPEN SPACE/LINIT 72005F 0 129051 50 130 10 aabO- 20 10 40 35T 259, 200 SF [AESDENTI9L UNIT S1LPAIA6IY [ IsTA - 00091 I UNIT .Yr .n 1E 5= 0.. DETACHED CLUSTER ? ry 3BR3 S BBBEC ROOM SraY 3892 + RED RD3'n C 2 Man. 180.3y.• .0d.,Sw 0220 51,9 ATTACHED CLUSTER A ry 3BR/2513A 93 Siory 30R, 3 S BA - DEN C 3Abry MP.10A• Dri4i6•• 1:04 t3 2Story.3BR/25BA DUPLEX/TRIPLEX 27 25 70I 15 2 243 .I ' 947 91 2.364 TI M.. 5751• 938 • 722 .1 1,936 01 OUP - A TRIP - A TRIP- B TRIP - C SUB TOTAL 5,cry 3E3,2 5 BA 2 Story SEP' BA - DEN 2 507,2 256' 2 2 0 BA i+ 060 a LIP6 2 Slow 286 12.5 BA DEN SUB TOTAL 83 / 265. ) 52 7 103 1 r 408 1 532 37. 31 1535 el 425, 1 60 56" Y 46 728 5 3519Q0 03491' r 25 200 S' 31 0013 rc' 29 152 0, 24.540 S 109 900 -I 27 696 e1 26 694 ,f 23 358 s1 26.095 :11 1 4 243 of CLUBHOUSE BUILDING NNW/•RF1 € 245 14*3 1 1.717 9 1 STORAGE REQUIRED INSIDE UNITS REFUSE/RECYCLE PICK UP PROVIDED 3/UNIT 3NNIT 735 SPACES 735 SPACES [67 ARCHITECTURAL A-01 A-02 A-03 4-04 A-05 A-26 A-07 A-09 4-09 A-10 A-11 A-12 A-13 A-14 2-15 A-16 A-17 4-18 A-19 A-20 A-21 A-22 A-23 A-24 A-25 A-26 4-27 A-28 A-29 A.-30 A-31 A-32 A-33 4.34 A-35 A-36 A-37 A-36 A-39 A-40 A-41 A-42 0-23 OJFCT SLIA/MA / SITZ PI_ An. 0E1 ACHED 00145550 0/11/4-4, FLOOR PANS DETACHED CLUSTER UNIT -A ROOF PLAN D614CHED CLUSTER UNIT -0 FLUOR PLANS DETACHED CAL/STEP UNIT B ROOF PLAN DETACHED CLUSTER 0595-0 2/'006 6: ANS EIS/ACHED OI-USTFR II1.T 02000 P- AN DETACHED CLUSTER 010 PLANS DETACHED G'_US LER BLDG RODE PLAN DETACHED CLUSTER BLDG EL FVATONS - DETACHED 0/ JSTER F OG ELEV ATI;.INS SPAN551 CO/ OV/A.1 D6-AC4ED 0.VSTER BLDG ELEVATIONS SPAN, .,5500^. PAti S-+ . DETAC3ED CLUSTER 6LDG ELEVATIONS 0/OLE COMPOSITION 01T<0-0000 101001/5 015 05-1 PI ANS ATTACHED CL U5TER '_'NIT -R PLANS ATTACHED DUSTER /350-0 PLANS ATTACHED CLU.STEP UNT C PLANS ATTACHED CI USTFP 510LY.3 Pt,AN0 ATTACHED CLUSTER BLDG PLANS ATTACHED CI LIS/ER BI x EL EJATIONS-SC+'t✓/ ATTACHED CLUSTER BLDG ELEVATIONS • SCHE/07 DUPLEX UNIT -A PLA\5 DUPLEX 71.00 PLANS DUPI. EX ROD= PLAN DUPLEX 5,16 ELEJ4T100.5 - 00451:05 0010011A. 01151.0/1 BLDG ELEVATIONS SPANISI I MO'4TER0A TRIPLEX UNIT " FLOOR 50/0215 TR/21 F0 UNIT. B FLOOR PLANS 'LOOP 21ANS TR., Ex uNR ' TRIPLEX BLDG PLANE PIPST .1000 PLAN TRIPLE4 2.000 PLAN SECOND 2'OOR PLAN TRIPE EY BLDG PLAN- ROOF PLAN TRIP{ E% 91 00 ELEVATIONS - SPANISH MONTE905 1119I0_01 4003 01E/AT.ONS SPANISH MON LEP-" TRIPLEX BLDG 00671 10515 SPANISH COLO' «L -RIPLEY. awn ELEVATONS SPANISH COLON, L CL:IBHOUSE FI DOR PI ANS CLUBHOUSE ELEVA' ONS - SPANISH 001 O1 iAI ORGANIC''VASTE ENCLOSURE MATERIAL BOAR, 1 TRIAL BOAPD 2 50111 DING S'-. LE 2 ACc1>T NT APPIJCANT.. AC 0734.20 T P 7d5 L HVAH 0 Aw SAWA 913.... CO. 51.5.23 a. 7 3437':'.:: 093' " ARCHITECT t��' IyiwO+r Ar.Y.Y'4- 0700 2201 W 180x. SIM % V 00504 03'0217 SABO P3102103305 Con_' t 004 5,169 Er, dlnclr:n +wl� 1C[�mnlc0lm cot. COIL 'JSe mgr Ire;/ooteemeierVe, 405'D Dourly Genic, Dr 517 (00 CA P 951 675 8042 .0015/ 05,'4100 2 PF. Er-�1r 51,E 1E0rlok,', r,bnk'Jnntl 000, LANDSCAPE The Alharrm .,, 000,15 .11335 Fn4o•or,e CI Ie Norn Surtr• C a C5 32590 P 55' 296 E007 Contact 5.nce pl DO^at' Enn, APCC nlhpmn'agro.. nc! PROJECT SUMMARY , _ A-1. n6 •-1.:l ;AN SUBMITTAL692 WITHEE MALCOLM ARCHITECTS a• ----------------------- z • it INditytU Mos,. 1 i • ' J.7 ld e ..dg PECHANGA 20 '_P. FDC LOCATION TYPICAL ON TRIPLEX AND H -FLEX DOOR SHALL BE LABELED AS FIRE SPRINKLER CLOSET 8 FACP IN CONTRASTING COLOR, RISER CLOSET SHALL BEA DEDICATED AREA AND SHALL NOT SE SHARE WITH ANY OTHER UTILITIES NORTH SITE PLAN n R OPMFNT PI AN SIJBMITTAI APN 961 466 919 PP, 189, WITHEE MALCOLM ARCHITECTS 7251 we• t99r„rvec Iareme' cn 90504 310 217 5986 �. o�N, Porno .rn. LJ second floor plan r i f Clir0JJ ii B RC PECHNGAr�20, LP first floor plan 3 BEDROOM + 3BA + 1/2 BA + REC ROOM GROSS AREA 2,243 SF DETACHED CLUSTER Unit -A Floor Plans DEVELOPMENT PLAN SUEMITAL •2 APn 96,_450-013 PA, 5,687 ' WITHEE MALCOLM ARCIIITECTS ', wc..1,60n ire. I Inrvice I ca 0054 I 31021 3395 I»,ttwwn.Imm com M. 05 to 20 i�S�! • roof plan DETACHED CLUSTER Unit -A Floor Plans PC4.1.0r4141 ra., A ` wi1-61Y.% PA,51592 ice' 4' 8 J J Riel;0 WITHEE MALCOLM +� 1M h vR . H 12 @ G Ti IJ'- R C PEC A N G A 2 0 LP rr� +r., .. sa �,+. ,rcx reeea 1,i second floor plan if..vvsi' i veW N/ 1Pelf rel eli N ve,We. /.ve..eve V lNenVei'.i H icrnvezvio r r J V i unor 1111 73110 r-. M\p rpgPn I. Qi 12.9N I 1 L _ I; t -N 11+ II •1 P ` i IIIIII minim — Lni g' -I-; ' ' 11 11 2 r gdfd®2 \I 1 Cd / I777 -77,7o77,7 t4 1 1 i \ 4 :v :yam. In 1 El III nlIl r \1\ 1 111 c '`I first floor plan 3 BDRM + 2 BA + 1 /2 BA + REC ROOM GROSS AREA 1,947 SF DETACHED CLUSTER Unit -B Floor Plans DEVELOPMENT PLAN SUBMRTAL n2 ClirPJ.1WITHEE ARCH MALCOL A R C H I T E C T S S •} E 1, H A N G A 7. 0 LPL/ 223,, 190�w,� �P I0s 0050, 2,0 2,7 EMS vArnTrn c,,,, roof plan DETACHED CLUSTER Unit -B Floor Plans C EVELOPMEM PL. sUOnnnt r •2 APV 801-450-013 : PAIS 1882 4yJJJL v A A R C H I i E Ci �o s zzsl vep+eon eer �' mm� eo' alo.znaw•+m. m� ev�u�ma RC PECHANGA 20 i.`TM o«0:1.., C jJ1JJ ie RC PECHANGA 20 4PL second floor plan MAO 13 „,_ first floor plan 3BORM + 2BA+ (2)1/2 BA + REC ROOM GROSS AREA 2,364 SF DETACHED CLUSTER Unit -C Floor Plans DEVELOPMENT PLAN SUBMITTAL <� A, 96,-550-013 PA -1515P, WITHEE MALCOLM ARCHITECTS 225^ ,,24 lg01P ',TAN h2'amco Ica 9056, 13,0 2,7 5585 w m222,2 corn C re JJ i�e RC aECHANGA 20 LPL J roof plan DETACHED CLUSTER Unit -C Floor Plans DEVELOPMENT PLAN SUBMITTAL ♦2 PN gel -050-01;1 PA, 51802 - -, WITHEE MALCOLM ARCHITECTS 22514 1111011107. 1 m'laee 1 n 00501 1 310 217 BEM 1 wpmmlcym mm Second Floor Plan First Floor Plan DETACHED CLUSTER BUILDING PLANS DEVELOPVENT PLAN SUEMITTAL x] X50 -a13 3,15 IVO cryi /I- B J J l 8 f �y W ITHEE MALCOLM AR CHITEC TS RC PECHANGA 20 _F'iJ 2251 x . �n,KK. 113.,iww 0o.ia1o]1T883534 0ka mm -m, G ,RC PECHANGA 20 LP Roof Plan DETACHED CLUSTER BUILDING PLANS DEVELOPMENT RAN S1A9MRTAL •2 APN Bal s50-013 PA -151 Be, WITHEE MALCOLM ARCKITCT S 225, v....l N.., menIb" n 1n D0504I 310217 Wee 1wmoombden oxn 1 . front elevation 2. rear side elevation 1 3. side elevation 4. side elevation TUSCAN - Multiple low-pitched roofs - Stone at base and arch entry - Same size windows with large spaces between on second level - Wood shades and false shutters - Roman roof tile with classic color bend 14 4 B§!, �F tra 4 + DETACHED CLUSTER BUILDING ELEVATIONS Tuscan DEVELOPNENT PLAN SUBMITTAL .2 APN 9 Cji J J 1 B WITHEE MALCOLM - 22s, .�.. Sint i R C H302176 IT �v �o r,_ S f., rixm- olc, rosea ,-«. �C HP,NGA 20 LP r .i: CER/reJJ 14 e RC PECHANGA 20 LP 1 f ont elevation 2, rear side elevation 3. side elevation \ 4. side elevation SPANISH COLONIAL - Multiple low -gable roofs - Arch doorways, garages and windows - Decorated tiles at entry - Wrought iron planters at second floor - Span sh roof tile with classic color bend 44 4 A 1 DETACHED CLUSTER BUILDING ELEVATIONS Spanish Colonial DEVELOPNEI, ALAN SUBMITTAL APT: 961-050-012 PA15 1892 WITHEE MALCOLM ARCHITECTS 225.<ol 1901,1wool i lorrnncaI ca 2050. 210 zn sees e.mAlroh-A corn 1. front elevation rear side elevation 111111 111111 mil Er Earn, j 3, side elevation 4. side elevation Cifia ..r A i Jo RC PECHANGA 20 LP SPANISH MISSION - Low -pitch roofs with wide eaves - Thick arches on ground level -semi-independent bell gables and prosperous missions curved 'Baroque' gables on the principal facade with towers - Simple and plain stucco - Spanish roof tile with classic color bend 14 DETACHED CLUSTER BUILDING ELEVATIONS Spanish Mission DEVELOPMENT PLAN SUBMrtTAL A2 ArN 961.250.01.3 PA1513,2 WITHEE MALCOLM ARCHITECTS y51 w031'9 011 51(901 1 022,62. ca 00500 1310 2113935ice-v.21Wt, can 7 . front elevation 2. rear side elevation u tfhi 4. side elevation NOTE: COLOR PLACEMENT BASED ON SITE PLAN, 4ypii id �f RC 2ECHANGA 20 LP4-1 E 5p5' , Mission 14 DETACHED CLUSTER BUILDING ELEVATIONS Style Placement within a Cluster DEVELOPMENT RAN SUBMITTAL 102 WITHEE MALCOLM ARCHITECTS 2Ei „„m,90mmop, I lo,ranco1ca Win. 3.0 217 eeas .111C,1111.1M second floor plan Utility Closet Pete first floor plan CI! I J acr RC PECHANGA 20 LPA/ ATTACHED CLUSTER 3BDRM + 2 BA + 1/2 BA GROSS AREA 1,575 SF ATTACHED CLUSTER Unit -A Floor Plans L£VeLOPMEM RAN sU&NITTAL u2 � APN P6,.,51, PAIS 189.2 WITHEE MALCOLM ,tr ARCHITECTS '.�'.+�t :++^'J•b Fb WI. aC2t sass .w epa�Kv}n. y,. third floor plan ra 1Mnp room kitchen second floor plan first floor plan ATTACHED CLUSTER 3 BDRM 1 3 BA i 12 BA i DEN GROSS AREA 1,664 SF ATTACHED CLUSTER Unit -B Floor Plans DEVELOPMENT RAN SUBMITTAL 92 APYv 90,-550-018 PM 51.2 jpi-e.r..r WITHEE MALCOLM A R C H 1 T EC T�8 vutl 190 , sired lormmm I u P0505 13,0 2.17 0885 SNcam RC PECHANGA 20 LP o P A0,a,67 third floor plan second tloor plan CAW IPI I\ II I 1 2car garage 1 1 Pi 1 1 1 1 P I ! / 5 J 1. 1 J L 1 6!j1_gJJ t o RC RECHANGA 20 LPL first floor plan ATTACHED CLUSTER 2 BERM 1 2 BA - (2) 1/2 BA + DEN GROSS AREA 1,822 SF ATTACHED CLUSTER Unit -C Floor Plans DEVELOPMENT RAN SUSMRTAL *2 APN -A„ PA,s,�2 WITHEE MALCOLM // ARCHITECTS 2251 won 190*, drool 1 Marc* 1. 90504 13+0 217 5983 1 wMeomaMPrn corn ow..m, ngill IL' 4rr e JJ ill B PECHANGA 20 LP second floor plan first floor plan ATTACHED CLUSTER 3 BDRM 2 BA 1/2 BA GROSS AREA 1,636 SF ATTACHED CLUSTER Unit -D Floor Plans DEVELOP/0El, R.N' SUBMITTAL ♦2 A1N 981-150-019 1,1518.2 WITHEE MALCOLM ARCHITECTS 225' w.p 190p� prod I IdrAKp n 90°A� 13'021 2 BB85 ' uMnmmlMmm. "4; ,FMFE1131 second floor plan Gas Utility Closet L/ ./""r 1-0JJ id RC PECHANGA 20 LP first floor plan ATTACHED CLUSTER BUILDING PLANS First Floor Plan + Second Floor PlaDEVELOPMENT P_ANS BM,AL APT. PP, -450-01f PA151592 WITHEE MALCOLM ARCHITECTS uS, tn. ,wm moa.' a l 90504i 217 09651wrtimmnalcolm re.rJ j tdr�JY}e RC PEOHAN SA 20, LPV roof plan third floor plan ATTACHED CLUSTER BUILDING PLANS Third Floor Plan + Roof Plan DEVELOPMENT PLAN SUBMITTAL e2 APN 961-450-011 PME 189, WITHEE MALCOLM ARCHITECTS s, of 1906+Prod 1 inwo. 1 u 20504 1 37 0 217 8885 i wucemWctlm mn yr n i.-0;17,120] 61,1-0JJ I RC PECHANGA 20 LP 1, front elevation 2 side elevation 7 r9 -- \\ 3. rear elevation SPANISH COLONIAL - Multiple low -gable roofs - Arch doorways, garages and windows - Decorated tiles at entry - Wrought iron planters at second floor - Spanish roof tile with classc color bend 2 2 ATTACHED CLUSTER ATTACHED CLUSTER BLDG ELEVATIONS Spanish Colonial - Scheme 1 �f• WITHEE MALCOLM ARCHITECTS 4tri JC PECwANGA 20 LP 1. front elevation 2. side elevation 3, rear elevation r \ \ SPANISH COLONIAL - Multiple low -gable roofs - Arch doorways• garages and windows - Decorated tiles at entry - Wrought iron planters at second floor - Spanish roof tile with classic color bend 2 ATTACHED CLUSTER ATTACHED CLUSTER BLDG ELEVATIONS Spanish Colonial - Scheme 2 N SUBMTTAL r2 nnl� v. 3 PA151.2 -'` WITHEE MALCOLM +�• ARCHITECTS second floor plan Pet. first floor plan Cital.O•rbf 1 id/e RC PECHANGA 20, LP DUPLEX BUILDING -TYPICAL 3 BDRM + 2 BA + 1/2 BA GROSS AREA 1 A98 SF DUPLEX Unit -A Floor Plans DEVELOPMENT PLAN SUSMRTAL 02 APN 951,50-013 PA151302 WITHEE MALCOLM ARCHITECTS 2251 ..19017.5.1133.3. 1. 90504 1 310 212 MD 1 4700&7 Jm corn i 42-5 33 4!�tIMlt�rkllteM��4raarlar4h�4 �LPhNN�i9d1YMN4M.FlrtlrrlMlaWhkY�^iMflw+l+rNfnrr11wya ,"•440i4i••'a40040M4r44/AA sh44.4.44-4 4,4444.i4,4+44444•44+FM4+rF/e4434441..4444 1 RC PECHANGA 20 second floor plan 2' 1.r___d I -:..ST 1 1 as 7_L' nrI _r_ k A III INT UM 11. ktti utility/gas meter L 1 U 1 1 1 1 t 1 1 � a first floor plan 4---utility/gas meter AC condenser DUPLEX BUILDING -TYPICAL DUPLEX BLDG PLANS D EVELOPMENT RAID Sl1BMfTTAL •2 � h .yl -1µ6'v 1331/ i1/12 WITHEE MALCOLM ARCHITECTS 22Y wey 19OP Aroyl I roaco I cm 90501 I 310 21.188/34 Iun% nca nem con. roof plan rtPECFI4NGA 20. LP✓ �,A e; DUPLEX BUILDING -TYPICAL DUPLEX BLDG PLAN Roof Plan DEVELCPA,BJ. FLAN SIB,MrTAL *2 APN 961450-013 PA151892 WITHEE MALCOLM ARCHITECTS 2251 vwd 1001 sed 1 I9+ence 10.056. 1 310 217 6886 1 wuwwrwaAn can — adjacent unit bedroom window adjacent unit Wino room window 2. side elevation 3, rear elevation 1. front elevation SPANISH COLONIAL - Multiple low -gable roofs - Arch doorways garages and windows - Decorated blas at onlry - Wrought iron planters at second floor - Spanish roof tile vs,lh classic color bend Cy171-0..%). idcf0 47.1` RC PECHANGA 20. LP461 2 A. 3 DUPLEX BLDG ELEVATIONS Spanish Colonial eco W , vaiS '892 WITHEE MALCOLM E C T 9 adjacent unit bedroom window adjacent unit living room window adjacent and living room window 2. side elevation 3. rear elevation 1 II ' 1. front 9e[evation SPANISH MONTEREY - Multiple low -gable roofs - Square shape and sharp lines of early craftsman homes - Exposed heavy limber balconies with main entry below - Square windows with false shutters - Flat concrete roof tiles with dark -gray charcoal color blend 4VJIJJ i 0, RC PECHANGA 20 LPA/ -- 1 11 I� 1110.11111 h1. ilt 1[IIII1I1 ,r la 2� A 42 3 DUPLEX BLDG ELEVATIONS Spanish Monterey N nUBMrflAL .2 900 90' 41 8 99,1892 WITHEE MALCOLM ARCHITECTS second floor plan 1 first floor plan CIA 1"12RG PECHANGA 20 LP/ illi •, Closet LEVEL 2 LEVEL 1 TRIPLEX BUILDING 2 BDRM + 3 BA + DEN GROSS AREA 1,582 SF TRIPLEX Unit -A Floor Plans DEVELDPMENT RAN SUBMITTAL •2 E, E 9-1.-0,PA1s,a92 '' WITHEE MALCOLM ARCHITECTS 225, uml 19Dm mod I b'ara I u 905W 13.0 217 SEES vnExwnel.m can 4/1 -JJ 1e PEi". HANGA 20 LPL second floor plan -first floor plan LEVEL 2 LEVEL 1 TRIPLEX BUILDING 2 BDRM + 2 BA GROSS AREA 1,374 SF TRIPLEX Unit -B Floor Plans DEVELOPMENT PLAN SUEVA TAL PAN 961_456u,3 PA15, 991 WITHEE MALCOLM ARCHITECTS .5,%WV lw. w001 1 bmco 1 u, 9050413,0 217 405,witheernrelrolrn vm second floor plan patio LJ a+�nrx+n Gas Meters r 4 first floor plan 1-eJJ :R11)0 RC PECHAN(;A 20 LPA+ LEVEL 2 LEVEL 1 TRIPLEX BUILDING 2 BDRM + 2 BA + 1/2 BA-LDEN GROSS AREA 1,535 SF TRIPLEX Unit -C Floor Plans DEVELOPMENT PLAN SUBMITTAL .2 APN 961-450.013 PAI 51 S92 WITHEE MALCOLM ARCHITECTS a 225, vatl 190., Wad 1 OVTW[n I rJ 90004 i 3,0217 0085 1 *Nnomeluwm rum BB° d -T 11 LAC condenser Gas Meters first floor plan re.t.r i i;re RC PECHANGA 20 i.P4-1 Fire Sprinkle Riser location and Alarm Panel Door shall be labeled as' Fire Sprinkler closet & FACP' in contrasting color. LEVEL 2 —.-7t /H . e1 LSL L.] LA LI LEVEL 1 TRIPLEX BUILDING TRIPLEX BLDG PLAN First Floor Plan DEVELOPMENT PLAN SUEMf1TAL �] APN 961,50-013 PA15 1322 '","" WITHEE MALCOLM AR CHITECTS 2251 vest 19012 217 0 01 I *100..0 175 00504 310 217 8225 I 7n117N771171colyn 0777 Cif jji-J R RC PECHANGA 20 L Fa ..7 second floor plan LEVEL 1 TRIPLEX BUILDING TRIPLEX BLDG PLAN Second Floor Plan DEVELOPMENT PLAN SUBNETTAL �2 w xTwSmm. mrs•1407 WITHEE MALCOLM A R C 11 1 T EC TS 225. v.1901158. l lnrtrcn l u S 21 90505 13,0 ] 9935 m m 4ji- RC PECHANGA 20 LPL/ SS-" roof plan LEVEL 2 L Iri 1 t I L JLLittffl LEVEL 1 TRIPLEX BUILDING TRIPLEX BLDG PLAN Roof Plan DEVELOPMENT PLAN SUBNETTAL A2 APN 961-450-013 PA1512E2 WITHEE MALCOLM 46 ARCHITECTS 225+ wes1 190E Orval 1 Vamp 1 a 9050 310 217 6865 1 wk V ttn.>Ym com Omie sz 4 1. front elevation - adjacent unit bedroom window adjacent unit Irving room window 2. side elevation G _ 1-e JJ RC PECHANGA 20 LP - Fire Sprinkler Riser location and Alarm Panel Door shall be labeled as Fire Sprinkler closet & FACP' contrasting color SPANISH MONTEREY - Multiple low -gable roofs - Square shape and sharp lines of early craftsman homes - Exposed heavy timber balconies wIth main entry below - Square windows w tb false shutters - Flat concrete roof tiles with dark -gray charcoal color blend � z Lal. LSLsti LSL 3 TRIPLEX BUILDING 1 TRIPLEX BLDG ELEVATIONS Spanish Monterey LAN SuefsmAL.z PAN 5 1 00.2 WITHEE MALCOLM A R C H 1 T E C TS 3 rear elevation adjacent unit den window adjacent and living room window 4 side elevation Cli1-PJJ RC PECHIANGA 20 LPL 3 TRIPLEX BUILDING TRIPLEX BLDG ELEVATIONS Spanish Monterey 'LAN sueM1rAL.2 WITHEE MALCOLM ARCHITECTS � l 1 JJ 7 , front elevation adjacent unit Irving room window adjacent unit bedroom window RC PECHANGA 20 .eics L 2 side elevation—r Fire Spnnkler Riser location and Alarm Panel Door shall be labeled as Fire Sprinkler closet & FACP' in contrasting color SPANISH COLONIAL - Multiple low -gable roofs - Arch doorways, garages and windows - Decorated tiles at entry - Wrought iron planters at second floor - Spanish root tile with classic color bend v C B A .1A I L A A A r n l 1! 1 1 LK Lai 1]E] 3 TRIPLEX BUILDING TRIPLEX BLDG ELEVATIONS Spanish Colonial WITHEE MALCOLM ARCHITECTS 3 rear elevation adjacent unit den window adjacent unit living room window Gyre JJ / 4 RC PECHANGA 20 LP 4. side elevation a•_ • 3 TRIPLEX BUILDING TRIPLEX BLDG ELEVATIONS Spanish Colonial WITHEE MALCOLM .^'� ASR C M I T E C T$ Yui cc -_____SL G=__ _ +y c_ �L e"1r - lr r_= 4gp6JJ PECHANGA 20 LP roof plan rVLdoor l n 1 it I r-cr 0==cl -IT iY--- -- - fli 3 - greet room letchen • �r' r i ar tt_J- entry first floor pian GROSS AREA 1,717 SF CLUBHOUSE FLOOR PLANS OEC/- AN SUB OPMENT PLAN •2 APN 96,_,60.0,3 PA, 5,992 WITHEE MALCOLM `F ARCHITECTS 225' 1005 225*11 Idra co 1. 90504 1 310 217 8665 vabeernelccirn nm w 3 south elevation . east elevation (front elevation) 4, north elevation 2. west elevation (stoat site elevation) SPANISH COLONIAL - Multiple low -gable roofs - Arch doorways, garages and windows - Decorated tiles at entry - Wrought iron planters at second floor - Spanish roof tile with classic color bend - Extenor Wall Paint to be Anti -Graffiti Paint 3 v CLUBHOUSE ELEVATIONS Spanish Colonial DEVELPRVENT PLAN SUBNAPTAL P2 ~rBo PA'S 180C/ JL� 4 WITHEE MALCOLM ARCHITECTS 2z5's/PPM Arr.P1 brmw l cn NO504 2'0 2128585 vRC PECHANGA 20 LP �.^ ^rye%, SLOPE side elevation rJre.r.r RC PECHANGA 20, L STANDALONE FRONT LOAD MAILBOXES - 'AF FLORENCE'#4CADD-10 OR APPROVED EQUAL, WITH STUCCO CAP AND PEDESTAL. TRELLIS STANDALONE FRONT LOAD MAILBOXES - 'AF FLORENCE'#4CADD-10 OR APPROVED EQUAL, WITH STUCCO CAP AND PEDESTAL front elevation STANDALONE FRONT LOAD MAILBOXES - AF FLORENCE #4CADD-10 OR APPROVED EQUAL, WITH STUCCO CAP AND PEDESTAL Pr _ TRELLIS : ''' n MAILBOX floor plan MISC. PLANS AND ELEVATIONS DEVELOPMENT RAN SUW IP TAL •2 WITHEE MALCOLM ARCHITECTS ATTACHEDOLU$TEFI - Spanish Colonial SCHEME - 1 s an 0 ® QUA ©$ d Ell `AR! li:I 1I il'll 141111 'WALT T 111:11 T iii �I =116 I♦11n� ATTACHED CLUSTER - Spanish Colonial SCHEME - 2 DUPLEX BUILDING - Spanish Cdonial DUPLEX BUILDING - Spanish Monterey I LA HABRA STUCCO SMOOTH FINISH 8-50 BASE 100 ©w• ROOF TILE Cope novine fl_C Mx" TILES LA HABRA STUCCO 20/30 float em. TRIPLEX BUILDING - Spanish Monterey ❑3 CONCRETE ROOF TILE rm. .whp - 6.TA^F PeX, n FS 100243 s. ,a to. e.e VINYL WINDOW/DOOR Jold-Won - V2500 Buildor Sonnr. Dark Chocolnle i Chaemw Bronze STONE VENEER Coronado Slone - HONEY LEDGE Slone a ® CONCRETE ROOF TILE apa Roar, FI•lfRr TILES 40. 44f4+.:t1 ,-.m 1 1 1 DETACHED CLUSTER - Spanish Colonial TRIPLEX BUILDING - Spanish Colonial BUILDING COLORS Panna match DUNN EDWMGs Oq SHITE FEVER 345 O OATMEAL COOKIE DECM] IVORY OATS O DEsss13 O DESERT SUEDE DEE208 e CREAM WAVE DEBIAB 10 VINYL SHUTTER 11 FIBERGLASS DOOR y 2 FIBERGLASS DOOR y 9 IRON WORK E IRON WORK MICAmence Four Board hhenaTru - dnhwic Crnll Rurmc TCFI205 u - Claxmc Crnll RIIFIIL ccazosA ccR2°s ■■ CLUB HOUSE - Spanish. Cdorral TRIM COLORS Pmol to match DUNN EDWARDS CHERRY COLA DEA, w RICH MOCHA Dvo ss LOG CABIN MAIO BISON BEIGE woteis BLACK RUSSIAN 'Demi B R. CERAMIC TILESrA TrERRACOTFA PIPE VENT e.Td-um,-rsrralA 3 .•aavtx-r ..LF IVIEWlr i.m LHpwOa.. F..t 044i +c.di2c.me..L.eTt die. +l_ re J.5 iL RC PECHA.NGA 20 LP GARAGE DOOR Owego Doors Four Board (Soar. edam, E Asir nl FT] GARAGE DOOR 16 GARAGE DOOR ?ln.un awn. Doc.o - Pour Boaro MATERIAL BOARD - 1 DEVELOPMENT PLAN SUBMITTAL 42 A, 94,_450-0111 PA, 5,902 WITHEE MALCOLM ARCHITECTS 251 west 100th SrHol• to,.non I c 9050:30 NT 58135 wlEcoonalcolm HH ATTACHED CLUSTER - Spanish Colan:al SCHEME -1 1❑ LA HABRA STUCCO X-50BA FINISH X-50 BASE 100 3CONCRETE ROOF TILE TT troy - fATET. SCCF TILES Lrta aellwe Ora 51 LA HABRA STUCCO raa•em o.r 51 VINYL WINDOW/DOOR 45 -Wen - V2500 BOAeer Sanaa Dark Chocolat CheamN Cron. ATTACHED CLUSTER - Spanish Colonial SCHEME - 2 ® CONCRETE ROOF TILE Ea,. Roo., FLAT RC, TILES 55710/TI1a. Blond BUILDING COLORS Punt to match DUNN DJWPROS WHITE FEVER DEWS -15 OATMEAL COOKIE DEC263 NORY OATS mass DESERT SUEDE 1>wor CREAM WAVE atom 7n, VINYL SHUTTER 11 FIEERGLASS DOOR 12 FIBERGLASS DOOR Mie-Amoriu- Four Board =fin*TN-Gear, C'e11 RUWC TT ir.elrr0 desalt CMl Ruellc Mid-Amonce Louver CC4.5t034 Gta)da DETACHED CLUSTER Tuscan TRIM COLORS ..-,..,..�,E N,rraw ra CHERRY COLA DE.65 RICH MOCHA LOG CABIN DE4152 BISON BEIGE OEC]so DETACHED CLUSTER - Spanish Mission DETACHED CLUSTER - Spanish Colonial BLACK RUSSIAN DE6391 g IRON WORK 14 CERAMIC TILES Ppee croon.O �r.Inaon. CMo1 AO. Capper Fe a Tee 04101 4riiJ i fie RC PECNANGA 20 LP — 101 4 r. TERRACOTA PIPE VENT For. Dermon Cm.e HOLE VON l me 3+5Au- HOLE VENT MATERIAL BOARD - 2 CEVELOPMEIJT ELAN SUBNITTTAL x2 A[N 951-450-0,3 P41515E2 WITHEE MALCOLM - .- ARCHITECTS 2251 vc.19.1.root I Torrance I ca 9050a 13'0212 6665 . ✓w .m.o. cm, `fi I flims k‘ \ .. ,�/;'. ED",,OZYA,ER / e�slnl N. 1J NTT., c RC PECHA.NGA 20 LP lir _MIL SITE PLAN .r tI CLUBHOUSE DUPLEX Spanish Colonial DUPLEX Spanish Monterey TRIPLEX Spanish Colonial TRIPLEX Spanish Monterey ATTACHED CLUSTER Spanish Colonial Scheme -1 ATTACHED CLUSTER Spanish Colonial Scheme -2 DETACHED CLUSTER Tuscan DETACHED CLUSTER Spanish Colonial DETACHED CLUSTER Spanish Mission BUILDING STYLE PLACEMENT DEVELOPMENT RAN SUBMIT, 012 APN 961-n50-013 PAIS 1E22 WITHEE MALCOLM ARCHITECTS 2251 we51190thSrm11 lo'ranw 1220050 31021]3235 malcdm OVA tx> i J7; a OPM•PPP rsia l GATE PIALIC AC.CEOB,TRAL.— 13 TIPMNOWIRMII t. m it akio 714-04-1 arom at gal. °� 1• 1 mkt i sit d i. —o won lira ___L I o 'ate vla�114.11. 1 FES:F.00 CYA PAFVCWAY 11C43.1.43 0' RCN SAME HIF$f ACE Ail Molar 001104122V VOL/ COPP la n..opp spa 1.561. nein 1 NI MP RAMP SP MOT PPOTOTE a 9L3 Lan OR PP ME up PWS PP r PPP W PPP PIE SaTI rlv1101 s+q offrin d u•li:li 1a �ivf e�6M6�YM. • Pr W Mg".I Ali. paspla • Map 1palovp PAL Br PROMO NY PPP a• OPP Pp IIET PI ilrwOf RE Imp soIf PPPur PT nasNIMINi. rnn MOMENT WALL ALHAMBRA GROUP LANDSCAPE rAR.e ARCHI#201TECTURE wawa a CaliforniPPM Pap l•RINTI PPP PE .2.10. TOP RECREATION FACILRIES PLANNING Lupo: s n Virtis a' o! FiiP'.e �re-ew F 15-1a 1-10-17 IAATNO PROMO IP SEM 9.11USS EN/ Cala HON INIENTED PPM G LI.fPISA F.W JY.IiV oppopLae pump.. dvY•1.4p New io NON rn+x.e•,t a.0 foes MEMORY / ENTRY KEYPAD EEONIIBIT WALL ACCENT PAWAZI VBK•LE GA1B3 IS IRAN GALE PLANING MOON) etio olt e eta Pp op pa. ma P a a • TEE IP PI alp PS MAR SCALE MORA.BNT WALLS PARC ENTRY PREPARED FOR: RC PECHANGA 20 LP 351 E ANOE38 C AVE, ARE A AIEIARC, CA FN502 RIME (359) 450-2334 CONTACT. JOIN FRSPATRCK JCB 41513! HdatlO__auISMEN SUL PCW IT IP TRTI 00 1NO +.a OP 73 4 to. Pt, la 21 TOP PP OP 100 R1E CALCLL.ATICIN P ▪ IA MP iunv w n. P P PPP MP UN b. n..2 a POMP. PPP MP x m n n TOM POICATE PIP + Pae mIT ma .TOP 91e LOPLICIPINua EWE 11.510mn CYPRESS RIDGE TEMECULA, CA. COLOR LANDSCAPE PLAN L-5 1—,1• I sa I..e i..,.. mx a.Pe. 'Papp. I+.wel Poe mor Yams. ESTOP NIPPIONa PIPMEIN +aiP rdNOYf PEP 111002102152N ma.irn• LELOINTILIP .+ xva.� Epp Mask coasasse ham.. IONIT Par pp•Paa Pimp. IMP PP mama PPM. GNP Nal• allPom NEP OPEN NO PP/ PIRA Na. Pae pap AMITE POPE llaer Paul MP paap INN PPM Ire Pt OS NT IP aq ft IN/4 1a1 .002 COLET Mc /2sPO.•H ..4+C r.:.1• w an NJ. pup - aa• a. .n m..a. ▪ m.[. I+e+^ fro ..4M I•a' 11. dOomdt Pod /On .1,0•611 iPp NUM MP 1. EP", PLEMPLUT.21-2TNE PAP ap. r.e4. w.d , 104+. Y.. ae r+ua 1•41.1 !-a+. aw. • r OE 1•v3 . Pam . Y.F •P•+ pp a..1•.NNW • ree fp ..r.+ n r .t SOC Nu. .a,. a Pc lva a SSP .Y 6.c ✓ ip .Yam •r.pp.. PPM.. NE PPR 022040110.2 ri• I NNW at IT pc op pce waw +..m sop am ..n. L; --.coir — C ..cm. 11• m1• I u poem PM .r. ▪ w...e..1.-P1am •ml.aa e . IN .®. w t. an APO 1181.401:1.00 I PALS -Vitt RES BTOP WALL LEGEND • BLOCK WALLS 0 4' TUBULAR STEEL FENCE ® VINYL FENCE 5' TUBULAR STEEL FENCE ® 2 RAIL WHITE VINYL FENCE® BEE 9EET L-3 FOR PEJO ANO WALL GETALB GRAPHIC SCA,. PREPARED FOR RC PECHANGA 20 LP 353 E ANGELENO AYE. BUTE A BMW CA 0 502 FFICRE (323) 450-2334 COMACT JOFN FR8ATRCK JOB •I6 -[IS ALHAMBRA GROUP LANDSCAPE ARCHITECTURE California license #2017 RECREATION FACILITIES PLANNING g26-63RR 'Re 1 „-,b enoi„ CYPRESS RIDGE T'EMECULA, CA. FENCE and WALL PLAN APs. 061-450-013 L-3 a a a PAI5-W92 ip FENCE huh°h A u•V ev. a.L1.9 MOM ■■ MIAMI lb MT b JZ Wan+, J z Q —Jz Q J 0_ Q z g LU 0— si IP W. axW a..g-+p �.'•� a�fM.v ...y. �... Tiff in o i f ms . 1 -N.. .r rerw nee. it •+.n.I wTh W. o.. maw I perm ma i it Iw '1a Jo 11 I; "pail •a1ppipp g 1' i o-c'�_rg ii3#i■■■ ;;;raj 9y R� ICr4 !Pill TRTYIIA Ae i 1 1 k111 k 11 It sttsd A4 844 tt 1>E 1 lIgli 111111 r I p Pg ydlhi4 yMil hii 4 Egli11 111 1i!111111i toiff ` fglge /14. 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SS3ddAO o '5 _ ., o I /j. - - <-,...,,-,) 14 21) _ti4 is. f: l g u. =a. 0 P E a BUILDING I R iiX 33 RESTROOM BUILDING AS -BUILT 1 Yf EXTERIOR ELEVATION 1 1.FLOOR PLAN N Z 0 J WI cc 0 W W 2. INTERIOR ELEVATIONS FAMILY BATHROOM-PALA COMMUNITY PARK O JULY 14, 2016 d3 `d1n3Jw31 AlVd t11Vd . • yr 1.FLOOR PLAN EXTERIOR ELEVATION 2 2. INTERIOR ELEVATIONS FAMILY BATHROOM-PALA COMMUNITY PARK Stainless Steel Security Fixtures Model #4110 304 Stainless Steel Blowout Flex -Flush Toilet • HET 1.28 gpf with large 2-3/8" waste waterway and 1.6 gpf with Targe 3" waste waterway for easy flushing and less stoppages • Flex -Flush designed trap will pass 2-5/8" diameter solid waste material •Durable stainless steel construction - great for public restrooms •#4110 model (pictured): 1-1/2" FIP back supply connection - for concealed flushometers •#4115 model: 1-1/2" MIP top supply connection - for exposed flushometers • Satin finish exposed surfaces except for integral seat area •Integral elongated seat area polished to bright mirror finish •Optional HS drilling to accommodate hinged solid plastic seat • Vandal resistant 14 gauge type 304 stainless steel • Designed to withstand 5000 Ib. load weight without damage •Self -draining flushing rim • Blowout flushing action • Fully enclosed trap • Requires 1" incoming supply line •2 3/8" OD (1.28 gpf) or 3" OD (1.6 gpf) toilet waste outlet extends 4" past back of fixture for no - hub connection • Can be installed to meet ADA height requirements Manually Operated Flushometers Back supply Sloan Model 9603 Series Flushometers Back supply Sloan 9603 Series • Alternative to a top supply valve when extreme vandal protection is needed. • The flushometer is mounted behind a wall and is conveniently hydraulically activated with the push of an exposed push button mounted into and through the wall. The push button is ADA Compliant with a non -hold -open feature and can be mounted to either the left or the right hand side of the toilet. •The 9603-1.28 MBFW or 9603-1.6 MBFW (metal button fixture wall actuator) include a wall clamp and threaded rod for through the wall installation for walls up to 8" thick. A spacer is provided for walls less than 2" thick. Stainless Steel Security Fixtures Model# 7165 Top Supply Urinals - Handicap Urinal Fixtures • Back mounted, wall hung • Designed for high security areas with an accessible pipe chase •Fixtures are fabricated using 14 -gauge type 304 stainless steel seamlessly welded to form a one piece, tamper resistant fixture •Flushing rim provides a full sanitary washdown of the interior • Flush valve sold separately • Integral trap is fully enclosed • Plated steel concealed anchor rods with nuts and washers •7160 back supply connection 1-1/2" FIPT •7164 top supply connection 1-1/2" MIPT •3" OD stainless steel fully enclosed trap with blowout jet • 3" OD stainless steel discharge waste pipe •Plain end waste extended 4" past back of fixture for flexible type pipe connection or no - hub • Fixture meets ADA requirements when properly installed per ADA guidelines •1.5 GPF Stainless Steel Security Fixtures Aero HSFHACCP Commercial Hand Wash Sinks • Includes HACCP approved metered faucet and basket • 20 gauge stainless steel • Aero sinks are NSF Approved and are made in the USA using an eco -friendly manufacturing processes. •Dimensions: BOWL: 10" width, 14" length, 5.5" deep UNIT: 15" width & 17" length Urinal Flushometer Exposed Urinal Flushometers - Regal® Series •Permee molded rubber diaphragm, handle packing, stop seat, & vacuum breaker provides chloramine corrosion resistance • 3/4" IPS screwdriver angle stop •Chrome plated • Spud coupling & flange for top spuds • One piece bottom hex coupling nut • High copper, low zinc brass casting for dezincification resistance ' Non -hold open handle to ensure maximum water conservation •Optional XL packages available - includes ADA handle, vandal resistant stop cap, and sweat solder adapter kit ' ASSE 1037, ANSI/ASME 112.19.6, & military spec V-29193 compliant •Buy American Act compliant (note symbol for participating products) Vandal Resistant - Linear LED Eaton FWLDL LED Confinement Lighting FWLDL FWLDL 1153mm1 • Fail -Safe FWLDL (down only) wall or ceiling fxture combines security features along with diminutive size, attractive styling and LED technology. • Less than 4" deep, a dedicated back -pan combined with a one-piece housing maximizes impact resistance and prevents unauthorized fxture penetration. •Available in 14 guage 18", 2', and 4' lengths with Polycarbonate sheilding up to 0.25" thick. ' Ideally suited for schools, mental health facilities, stairwells, corridors, detention centers, and public transportation areas. I 3.314_ [86mm1 Double Roll Toilet Tissue Dispenser Ex -Cell 200D WHITE •Indestructible Double Roll Toilet Tissue Dispenser in White Gloss. Vandal resistant 3/8" thick steel, available single and double styles. Solid Plastic TOILET PARTITIONS BUILT TO LAST lfaditats s solid plasty[ mitt partitions ;it horde ft= durable hips .Iraneaty poiyutb$irn (RIVE) rnaasrul ,add MC The tdrai el3uotrt for kVA abase Lai:bits rads as aclhoais. xsdturns. packs and &sports. Iiackties partxrrres acv dnagratt to zusd strong and oroacconw aib/asa_ They will not nidaas5nata. dant, (faker. crack at Image CERTIFIED CLASS 6 FIRE RATING Not all solid plaint is (mend equal. Mac sort you arc getting articted CLASS f± sold plastic and Aaept nothang less then that Wel of pencaer nce Li requited Rzatt►nd. s i.dl tarsen of camisisd c .A`.+'S B abort that meet 1 r rn41:ircti t of AS1.4 £ 84 SOLID 04RE WITH NO AIR POCKETS Kaifu/is pima mow iaY mounts.' s Ld cone !,hat dory not contain $osn#rse was. "shut can csuss the fpranatwrs of au packers. EASY TO MAMN1TAW Prows swan orananca point art rices. rrettarig /mild be esti rrT Hadrsrc s WWI plastic parttzstcns prat sliy tale arc ae aura urlves, trasktr /kerns dhow* for hat* w iihecwnt erartrooam+rnts. GRAFFITI RESISTANT lisdriaris sola plasm toile partitions affet v;rafft n ritlrsrtaiiLr., snowing most graffirt to be nrouarad. Vandal Resistant Partitions Hadrian HDPE Partitions THERE WHEN YOU NEW IT has t l7e r idM: it wi um= to sure/ any requirement_ Solid pfast !oa parrttitxs ship from stock within 3 besitr.w lays and iron- sole colors shop within 73.sachs. Wish 39% ma tilsu Aalurrnies. 1-#a+ffiari cannot s to ser the sta*aar'd far tan!. reliable shipping INDUSTRY LEADING WAiftANTY Wto h Mc last mist cam y in the buslrrm, 3iadriaa is confide= t as its pastiuons soli stand tau tact od nests. Hadrian's 25 year solid planta Velmary promos sptnal lwalttAt. ddsanmatun mad eaunrrom lb 406/1 f tilt t17Iazt ssiphigicj trwrA.AaChan-ine_cortt — 4� Vandal Resistant Partitions Hadrian HDPE Partitions Styles HEADRAIL BRACED Fieadrjil braced CCeinparrthents arca Area: c-horce for vtrrually any faciLty. The -se units are especially recommended n heavy use areas such AS schools, ,nsnru;nrs orad uxiuscr : settings. The anri-grip rop rad driers bsuscrrous actmry whA. ensx.rang a rigid and secure msriila:,on. CEILING HUNG Ceiling hung units present a clean, contemporary appearance. They permit quirk. easy door maintenance, especially wl•,en combined with wank ung nxc .res Ceiling hung par..nons are recommended for modernization where a drop ceiling or pen span cnrstrixnon can be used_ FLOORTO CEILING Poor to cei`ung; Lours are extremely strong and resstar.::o abase s they art securely connected to the door, celing and walls. This configuration is ideafor high abuse arras and irssraUarrans thar require ecru divabilir,. SCREENS WALL MOUNTED SCREEN -Simple and mar.or-dca: design • perrri,i. e::"!, n"iilr z n..f,Ce And fkioi clean.ng • ' h ga ro meet Intcrrs: Lott: Plumbing Lode reyp_iicrneiurs FLOOR MOUNTED SCREEN .ipparitsby:5' :_7rurjfk,utszwr.rte,?plus:er •the:t opt:on rut vandal pmts ins:alatwrs 3 Attul]tu r Soli] riasa: I E+Jzr..hd.]rieti ifiC.0 : r -I CLO C C CC a--+ 0) E Q i - W >- f0 0 a) 0 co L 2 1 L io 0 co co 0 4--J 0) to bDL Q D ustom products are shown as conce•tual CO aA c au c a) cc c a) E 0 Cr w co a a) U c0 L 2 1 L co 0 (0 Co 0 0 (Ji a) roL Q D Custom products are shown as conceptual. pgrases to Pala Park— Miracle Play Equipment Renderin: Custom products are shown as conceptual. roducts are shown as conCeptual Custom products are shown as conceptual. 11 AI • - • • 1•1 „sik • ;••• a , • .a• .1 I. • ],t ' • • • , - 0110nb4641r4c•-•..'• r. -4 S/F ART MEMORIAL zw Q w w Z_ z o c Q I- w 0 =o z d ab 0 ¢ w wm CC LLI N Q F Z g cc (") 2 m ciW y o U ccQ N f.f a w 01w c S/F STORY SIGNS CC W CCL O W Z � d } CL� U Z_ p 2 z Q O U 1- W H = Z CO a N F-1 U 1-- W cn d Q m O Z U 2 22 Z <Zo Io W W H H � O Z Q Z X Q a _ a MAP TUCSON GOLD MAP DARK BRONZE 1 1 fcr co N Cgro..ti �� e Ridge Crest Real Estate 353 East Angeleno Avenue, Suite A Burbank, California 91502 323-450-2331 Common Area Amenity Equipment Prepared For: RC—Pechanga 20, L.P. Recommendations By: Alhambra Group Landscape Architecture 41635 Enterprise Circle N, Suite C Temecula, CA 92590 Phone: (951) 296-6802 Fax: (951) 296-6803 March 2016 Tot Lot Play Equipment Miracle Play Examples of Play Equipment for the Amenities Areas as shown: Tot Lot Play Equipment Plan (Miracle Playground Components) r•'f. 4YCOVER SHADE TOPPER 18' X 18' PYRAMID 715-669—ISP TOT ROCK CLIMBER 718-787 BIG TIMBER BEAR PAW CUMBER (4 DELI ) - —r,1! b-2'.1 TEI4SILE i,ADDER j�91 {y—'.r MOGUL SLIDE 718-726-5 3 2) ATA 5T'^5 718--819--9 JJJ���jjj // ST STOP �—yJ LOW DECK) 8-715-76 SOUARE TRANSFER POINT. 3' DECK 718-851-359 pT PANE. It71 —714-7 8-990—P1 SIDE-6Y—SIDE SLIDE 718-700 -tar arcs climb: 45-55 1 q 'M.fll[M :n� pfl fV,'t "wren bf r-'�Y'rq NI lffn fRf [.�. � •• ani- d�rur.inn r JPn rq+; n'iirrl..+n Hnrm ar.nuft nLl ru �Ir.. THE PLAY COMPONF.NTS!ME NTIF1E0IN THIS PLAN ARE IPELIA CERTIFIED, IHF USE AND LAYOUT OF THESE COMPONENTS CONFORM TO THE REOUIREMENTS OF ASTM F 14117, (POS1BELL MOU 718-796—P1 BIG TIMBER LOG �~ —"-- CUMBER (4' DECK) 716-623—C DNA CUMBER TO DECK 718-661-5 ,.1� sort/ :nn ;r rta a I r�ih ri'":gr mu I•�rrlffm rrr_. ct�rrArgx; �v r�r Auf. rit slGroD IDII Ac4 SCALE: 1" = T-0" 5-12 718-S099K ✓ COMPLIES TO CPSC GROUND SPACE: 26' X 19' `� COMPLIES TO ASTM • DATE: 12/19/2013 Miracle AN ENERGY ABSORBING PROTECTIVE SURFACE IS PROTECTIVE AREA: 38' X 31',, COMPLIES TO ADA rYI'E. 4iJANTITV: REQUIRED UNDER & AROUND ALL PLAY SYSTEMS, CINDI p Miracle 11 716-5099K Seating Area Tables Quick Crete Products Precast Concrete Model# QR-42FC3 (Example Photos) iiSYaiti141 tt3titl 14110 !no Seating Area Tables • INSTALLATION IS REQUIRED BY OTHERS. • ALL EDGES TO HAVE 1 /4• RADIUS MIN. • MANUFACTURING TOLERANCE t1/A'. • PRODUCT: :,r .12 F T • QUANTITY: • COhCRE7E COLOR: • CONCRETE TEXTURE: • SEALER:IITANT.AFC GLQ EPLER • SE14I1:1LY • LAA{ L4:L.::iiU • '-W@P 1121E LLRGLE ''E`_ 4 ) APROX, WT. ',22? LLQ` Aullartted Signature bate opelpdMrw s r#a, ti Iwo; "gre>,,.f a 7•' rairsec, 4+•1 irtnae}ri r• {tit r7.I- t iris: Oren * due wk a •ri Nlr-nt PLAN VIEW 32 :2' r ELEVATION VIEW QUICK CRETE ! O D U C T I C O R '. 7a, AAA *intone Orn. M r, lS.• C A' • 0 0011717-6144 Tat A.N 737.7031 TVW.RM IC`0111TI.0011 CONSTRUCTION PLAN 1/2 -VN *At ROOM FOOD COI. 1 TABLE (0R-42FC3 .:41 3/i• = INS ! $4IE? rc Seating Area Benches, Trash Receptacles Seating Area Benches Quick Crete Products Precast Concrete Bench "El Monte" Model # Q1 EM84B El Monte f -I Q1 EM84B Trash Receptacles Quick Crete Products Precast Concrete "California" Model # QR-CAL2436W-A19. 3a ?R-CAL.24,36w A19,1319.1)19 CA.:PORN IA * Bocce Court (Example Photo) Cruf Al Site Lighting POST LIGHTS, STREETS & PARKING: Primary Circulation Streets (Spacing dependent on Photometric Study): 1527 LED (Dark Bronze color shown) Omega LED Area and Roadway Lighting OMEGA LEI) Medium Scale 1527LED The 1 `_'-RLED Omega series is a medium _.cafe. decorative down light fixture with a spun aluminum bell sr -led dome. The dome features a rour.d edge (Ri style. The lt;m pure measures "" outside diameter and 14-1 1" orerail height The luminaire has a hinged door for tool -less driver and LED access It is 6: L or E.T L listed in U.S. and Canada urbanl ling Secondary Alley Streets (Spacing dependent on Photometric Study): 1521 -LED (Dark Bronze color shown) Omega LED Area and Roadway Lighting OMEGA LED Small Scale 1521LED The 1=21LED Omega ,.erre, is a :mail scale. decorari-•e do', i inept fixture'.ith a spurn aluminum bell ;t,1ee donne The dome features a flared edge Fs =..t -71e The luminaire inea,ures 1" ot:t:ide ccar:leter,;ct 1 -1 1S" o- exalt Leteht The 1t:r_tutatre ha= a hinged door for tool-ieY, dr:-.er and LED aces:. it t UL or E i L 1c _.ted u: L S and C'atiaca PASEO PATHS Post Top (Dark Bronze finish) E260 LED (Dark Bronze color shown) Omega LED Area Lighting Bollards EURO LES) Stall Scale E260LED The E260 LED EURO - Small Scale fixture is part of the complete Euro Serres family Shorn here is the E26OFAf:ll lens fixture nisch features a frosted acr. lrc lees and LED opts: The E260 car support up to 100 ,+:atts of l-HTD or equr,. alert LED Illuminators Measures 1;"" x 19"" The Euro Serres fai i1',- consists oft different grouprr'gs ofsrzes that can be specified for any application The luminaire shall be LZ or ETL listed in U=.5 and Canada E260 LED — 887B (Dark Bronze color shown) Omega LED Area Lighting EURO E250/E260LED-887B The models E2.5 0 E160LED-S 'B decorat:ve Euro lighted holland- are small scale architectural designs They feature a cylindrical body decorative aluminum cage and donne roof The: measure 11- 5" wide 1v '0' tuax;room L'eurl:t Dwelling Exterior Convenience Light Fixtures (Entry and Patio Doors) Hickory Point 12" High Outdoor LED Light Style # Y6996 A classic carriage style outdoor wall light brought into the 21st century with LED technology, from the Franklin Iron WorksTM collection. Brighten your home's exterior with this outdoor LED wall light. The design features a classic carriage house look. It comes in a bronze finish with copper highlights and has frosted cream glass panels. Behind the panels is a 16 watt LED module that has the same light output as a regular 100 watt incandescent bulb, but uses far less energy. A Franklin Iron WorksTM outdoor light design. • Bronze finish. • Copper highlights. • Frosted cream glass panels. • Energy saving design. • 16 watt LED module. • California Title 24 compliant. • Equal to a 100 watt incandescent. • Light output of 1,300 lumens. • 12" high. • 7 1/2" wide. • Extends 9 1/4" from the wall. • Back plate 9"high x 5" wide. FRANXLIN IRON WORKS http://www.lampsplus.com/products/hickory-paint-12-inch-high-outdoor-led-light y6996.ihtml Primary Entry Directory and Gate Access Directory (Example Photo) Gate Access System Linear AE2000 Plus Provides an attractive, highly functional and rugged display. A temperature compensated, back -lit, VGA resolution, LCD display presents up to 24 names at a time on separate alphabetical screens. The three "soft keys," directly below the display change functions with each mode. In the Directory Mode the keys become A and Z directional controls for scrolling through alphabetical listings. In the Information Mode the keys permit switching between English and Spanish. Featuring a user capacity of up to 10,000 entries, the AE2000PIus provides control for up to four portals (gates and/or doors) along with a built-in radio for adding remote control via user transmitters. Directory will be similar in design to the example photo, set within a wall designed with complimentary materials alongside the Gate Access System. Linearbai (BLji AE2000PJus The Ultimate In Telephone Entry. • UI_. O51.) 1172 1728 0458 PC RESOLUTION RECOMMENDING CITY COUNCIL CERTIFICATION OF EIR AND ACTIONS RELATED THERETO PC RESOLUTION NO. 17- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA RECOMMENDING THAT THE CITY COUNCIL CERTIFY AS ADEQUATELY PREPARED, IN ACCORDANCE WITH THE CALIFORNIA ENVIRONMENTAL QUALITY ACT, THE ENVIRONMENTAL IMPACT REPORT PREPARED FOR THE CYPRESS RIDGE PROJECT, CONSISTING OF APPROXIMATELY 22.73 ACRES GENERALLY LOCATED ON THE NORTHEAST CORNER OF PECHANGA PARKWAY AND LOMA LINDA ROAD AND TAKE ACTIONS RELATED THERETO (APN 961-450-003, 961-450- 012, 961-450-013) Section 1. The Planning Commission of the City of Temecula does hereby find, determine and declare that: A. On December 21, 2015, John Fitzpatrick filed Planning Application Nos. PA15- 1894, a General Plan Amendment; PA15-1895, a Zone Change/Planned Development Overlay; PA15-1893, a Tentative Tract Map; and PA15-1892 a Development Plan. These applications (collectively "Project") were filed in a manner in accord with the City of Temecula General Plan and Development Code. B. Collectively, the proposed Project consists of a change in the General Plan designation on the site from Professional Office (PO) to Medium Density (M) residential and a rezone of the site from Professional Office (PO) to Cypress Ridge Planned Development Overlay District (to be known as PDO -15). PDO -15 is a series of standards and regulations that will govern all development on the property. These standards and regulations address architectural style, setbacks, and building height. Together, these regulations and standards seek to ensure cohesiveness in the design and aesthetic appearance, and compatibility with the surrounding community. In addition to the proposed PDO -15, the Project also includes a Tentative Tract Map and a Development Plan. C. Pursuant to the California Environmental Quality Act (CEQA) (Pub. Res. Code § 21000, et seq.) and the State CEQA Guidelines (14 Cal. Code Regs. § 14000, et seq.), the City is the lead agency for the Project. D. Pursuant to CEQA, City staff determined that the Project could have a significant effect on the environment and therefore an environmental impact report (EIR) should be prepared for the Project. E. On May 24, 2016, a Notice of Preparation was released to all agencies and persons that might be affected by the project. The NOP was also distributed through the State Office of Planning and Research, State Clearinghouse (2016051073). The NOP was circulated from May 25, 2016 through June 23, 2016 to receive comments and input from interested public agencies and private parties on issue to be addressed in the Environmental Impact Report ("EIR"). F. On June 15, 2016, a scoping session was held, at which time City staff and interested persons had an opportunity to determine the extent of issues to be addressed in the EIR for the Project. G. Thereafter, the City contracted for the independent preparation of a Draft EIR for the Project, including all necessary technical studies and reports in support of the Draft EIR. In accordance with CEQA and the CEQA Guidelines, the City analyzed the Project's potential impacts on the environment, potential mitigation, and potential alternatives to the Project. H. Thereafter, City staff circulated a Notice of Completion indicating the public comment period and intent to adopt the EIR as required by law. The public comment period commenced via the State Clearing House from March 2, 2017 through April 17, 2017. The City published a Notice of Availability for the Draft EIR in the San Diego Union tribune, a newspaper of general circulation within the City. A Notice of Availability was also sent to adjacent property owners indicating a review period of March 2, 2017 through April 17, 2017. Copies of the documents have been available for public review and inspection at the offices of the Department of Community Development, located at City Hall, 41000 Main Street, Temecula, California 92590; the Ron Roberts Temecula Public Library located at 30600 Pauba Road; Temecula Grace Mellman Community Library located 41000 County Center Drive; Chamber of Commerce located at 26790 Ynez Court, Ste. A, and the City of Temecula website. During the comment period, the City received eight (8) written comments on the Draft EIR from various agencies, individuals, and organizations. In compliance with CEQA Guidelines Section 15088, the City prepared written responses to all comments. None of the comments presented any new significant environmental impacts or otherwise constituted significant new information requiring recirculation of the Draft EIR pursuant to CEQA Guidelines Section 15088.5. J. The "Final EIR" consists of the Draft EIR and all of its appendices, the comments and responses to comments on the Draft EIR, and the Mitigation Monitoring and Reporting Program. The Final EIR was made available to the public and to all commenting agencies on July 18, 2017, which is at least 10 days prior to certification of the Final EIR, in compliance with Public Resources Code Section 21092.5(a). K. On August 2, 2017, the Planning Commission, held a duly noticed public hearing to consider the Final EIR and the proposed Project, at which time the Commission heard and considered information presented by City staff on the Project and its environmental review. In addition, interested persons had an opportunity to and did testify regarding this matter. L. The Planning Commission has reviewed and considered the entire record, including the Final EIR, evidence presented at the hearing, staff reports, technical studies, appendices, plans, and other materials. M. CEQA Guidelines Section 15091 requires that the City, before approving the Project, make one or more of the following written finding(s) for each significant effect identified in the Final EIR accompanied by a brief explanation of the rationale for each finding: 1. Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effects as identified in the Final EIR; or, 2. Such changes or alterations are within the responsibility and jurisdiction of another public agency and not the agency making the finding. Such changes have been adopted by such other agency or can and should be adopted by such other agency; or, Specific economic, legal, social, technological, or other considerations, including provision of employment opportunities for highly trained workers, make infeasible the mitigation measures or project alternatives identified in the Final EIR. N. These required written findings are set forth in Exhibit A, attached hereto and incorporated herein by reference. 1. Environmental impacts identified in the Final EIR as no impact or less than significant and do not require mitigation are described in Sections IV and V, respectively, of Exhibit A. 2. Environmental impacts, or certain aspects of impacts, identified in the Final EIR as potentially significant, but that can be reduced to less than significant levels with mitigation, are described in Exhibit A, Section VI. 3. Environmental impacts identified in the Final EIR as significant and unavoidable despite the imposition of all feasible mitigation measures are described in Exhibit A, Section VII. 4. Alternatives to the Project that might eliminate or reduce significant environmental impacts are described in Section VIII of Exhibit A. O. Public Resources Code Section 21081.6 requires the City to prepare and adopt a mitigation monitoring and reporting program for any project for which mitigation measures have been imposed to assure compliance with the adopted mitigation measures. The Mitigation Monitoring and Reporting Program is attached hereto as Exhibit B, and is incorporated herein by reference. P. CEQA Guidelines Section 15093 requires that if a project will cause significant unavoidable adverse impacts, the City must adopt a Statement of Overriding Considerations prior to approving the project. The Statement of Overriding Considerations is attached hereto as Exhibit C, and is incorporated herein by reference. Section 2. After due consideration of the proposed Project and in its independent judgment, the Planning Commission hereby finds and resolves that: A. All of the above recitals are true and correct, and are hereby incorporated into this section as though set forth in full. B. Agencies and interested members of the public have been afforded ample notice and opportunity to comment on the Final EIR and the Project. The Project has been environmentally reviewed pursuant to the provisions of CEQA and the State CEQA Guidelines. C. The Planning Commission has independently considered the administrative record before it, which is hereby incorporated by reference and which includes the Final EIR, the written and oral comments on the Draft EIR and Final EIR, responses to comments incorporated into the Final EIR, staff reports and presentations, and all oral and written testimony. D. The Final EIR fully analyzes and discloses the potential impacts of the Project, and that those impacts have been mitigated or avoided to the extent feasible for the reasons set forth in the Findings attached herein as Exhibit A, with the exception of those impacts found to be significant and unmitigable as discussed therein. E. The Final EIR reflects the independent judgment of the Planning Commission. The Planning Commission further finds that the additional information provided in the staff reports, in comments on the Draft EIR, the responses to comments on the Draft EIR, and the evidence presented in written and oral testimony does not constitute new information requiring recirculation of the EIR under CEQA. None of the information presented has deprived the public of a meaningful opportunity to comment upon a substantial environmental impact of the Project or a feasible mitigation measure or alternative that the City has declined to implement. F. The Planning Commission, in the exercise of its independent judgment, hereby recommends that the City Council certify the Final EIR for the Project, make appropriate environmental findings, adopt a Statement of Overriding Considerations, and adopt a Mitigation Monitoring and Reporting Program for the Project. The Planning Commission further recommends that the mitigation measures set forth therein be made applicable to the Project. PASSED, APPROVED AND ADOPTED by the City of Temecula Planning Commission this 2nd day of August, 2017. John Telesio, Vice Chairperson ATTEST: Luke Watson Secretary [SEAL] STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE )ss CITY OF TEMECULA ) I, Luke Watson, Secretary of the Temecula Planning Commission, do hereby certify that the forgoing PC Resolution No. 17- was duly and regularly adopted by the Planning Commission of the City of Temecula at a regular meeting thereof held on the 2nd day of August, 2017, by the following vote: AYES: PLANNING COMMISSIONERS: NOES: PLANNING COMMISSIONERS: ABSENT: PLANNING COMMISSIONERS: ABSTAIN: PLANNING COMMISSIONERS: Luke Watson Secretary CITY COUNCIL RESOLUTION CERTIFYING THE EIR AND ACTIONS RELATED THERETO RESOLUTION NO. - A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TEMECULA CERTIFYING THE FINAL ENVIRONMENTAL IMPACT REPORT , ADOPTING FINDINGS PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT, ADOPTING A STATEMENT OF OVERRIDING CONSIDERATIONS, AND ADOPTING A MITIGATION MONITORING AND REPORTING PROGRAM FOR THE CYPRESS RIDGE PROJECT, CONSISTING OF APPROXIMATLEY 22.73 ACRES, GENERALLY LOCATED ON THE NORTHEAST CORNER OF PECHANGA PARKWAY AND LOMA LINDA ROAD (APN 961-450-003, 961-450-012, 961-450-013) THE CITY COUNCIL OF THE CITY OF TEMECULA DOES HEREBY RESOLVE AS FOLLOWS: Section 1. Procedural Findings. The City Council of the City of Temecula does hereby find, determine and declare that: A. On December 21, 2015, John Fitzpatrick filed Planning Application Nos. PA15-1894 (General Plan Amendment), PA15-1895 (Zone Change/Planned Development Overlay), PA15-1893 (Tentative Tract Map), and PA15-1892 (Development Plan). These applications (collectively "Project") were filed in a manner in accord with the City of Temecula General Plan and Development Code. B. Collectively, the proposed Project consists of a change in the General Plan designation on the site from Professional Office (PO) to Medium Density (M) residential and a rezone of the site from Professional Office (PO) to Cypress Ridge Planned Development Overlay District (to be known as PDO -15). PDO -15 is a series of standards and regulations that will govern all development on the property. These standards and regulations address architectural style, setbacks, and building height. Together, these regulations and standards seek to ensure cohesiveness in the design and aesthetic appearance, and compatibility with the surrounding community. In addition to the proposed PDO -15, the project also includes a Tentative Tract Map and a Development Plan. C. The Project was processed, including but not limited to all public notices, in the time and manner prescribed by State and local law, including the California Environmental Quality Act, Public Resources Code § 21000, et seq. (CEQA) and the CEQA Guidelines, 14. Cal. Code Regs. § 15000 et seq.. D. Pursuant to CEQA, the City is the lead agency for the Project because it is the public agency with the authority and principal responsibility for reviewing, considering, and potentially approving the Project. X:\Planning\2015\PA15-1892 Cypress Ridge DP\Planning\Hearing\City Council Resolution CEQA.docx E. On May 24, 2016, in accordance with CEQA Guidelines Section 15082, the City published a Notice of Preparation (NOP) of a Draft Environmental Impact Report (Draft EIR) to all agencies and persons that might be interested in or affected by the Project. The NOP was also distributed through the State Office of Planning and Research, State Clearinghouse (SCH # 2016051073). The NOP was circulated from May 25, 2016, through July 23, 2016, to receive comments and input from interested public agencies and private parties on issues to be addressed in the Environmental Impact Report ("EIR") for the Project. On June 15, 2016 in accordance with CEQA Guidelines Section 15082(c)(1), the City held a public scoping meeting to obtain comments from interested parties on the scope of the Draft EIR. F. In response to the NOP, written comments were received from various individuals and organizations. These comment letters assisted the City in formulating the analysis in the Draft EIR. G. Thereafter, the City contracted for the independent preparation of a Draft EIR for the Project, including all necessary technical studies and reports in support of the Draft EIR. In accordance with CEQA and the CEQA Guidelines, the City analyzed the Project's potential impacts on the environment, potential mitigation, and potential alternatives to the Project. H. Upon completion of the Draft EIR in February 2017, the City initiated a public comment period by filing a Notice of Completion with the State Office of Planning and Research on Monday, February 27, 2017. The City also published a Notice of Availability for the Draft EIR in the San Diego Union Tribune, a newspaper of general circulation within the City. I. The Draft EIR was circulated for public review from March 2, 2017 through April 17, 2017. Copies of the Draft EIR were sent to various public agencies, as well as to organizations and individuals requesting copies. In addition, copies of the documents have been available for public review and inspection at the offices of the Department of Community Development, located at City Hall, 41000 Main Street, Temecula, California 92590; the Ron Roberts Temecula Public Library located at 30600 Pauba Road; Temecula Grace Mellman Community Library located 41000 County Center Drive; Chamber of Commerce located at 26790 Ynez Court, Ste. A, and the City of Temecula website. J. In response to the Draft EIR, seven (7) written comments were received from various agencies, individuals, and organizations. The City responded to all written comments. Those comments and the Responses to Comments, together with the Draft EIR and Mitigation Monitoring and Reporting Program, constitute the Final Environmental Impact Report (Final EIR). K. Pursuant to Public Resources Code Section 21092.5, at least 10 days prior to certification, the City prepared and provided the Final EIR, including responses to comments, to the public and all commenting public agencies. X:\Planning\2015\PA15-1892 Cypress Ridge DP\Planning\Hearing\City Council Resolution CEQA.docx L. On June 21, 2017, the Planning Commission, at its regularly scheduled and duly noticed meeting, considered the Project and the Final EIR, at which time the City staff presented its report and interested persons had an opportunity to be heard and to present evidence regarding the Project and the Final EIR. M. Following consideration of the entire record of information received at the public hearing and due consideration of the proposed Project, the Planning Commission adopted Resolution No. 17- recommending that the City Council certify the Final EIR prepared for the Cypress Ridge Project, adopt Findings pursuant to the CEQA, adopt a Statement of Overriding Considerations, and adopt a Mitigation Monitoring and Reporting Program for the Project. The Planning Commission also adopted Resolution Nos. 17- , recommending that the City Council take various actions, including adoption of a General Plan Amendment, Zone Change/Planned Development Overlay, Tentative Tract Map, and Development Plan related to the approval of the Project. N. Section 15091 of the CEQA Guidelines requires that the City, before approving a project for which an EIR is required, make one or more of the following written finding(s) for each significant effect identified in the EIR accompanied by a brief explanation of the rationale for each finding: 1. Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effects as identified in the Final EIR; or, Such changes or alterations are within the responsibility and jurisdiction of another public agency and not the agency making the finding. Such changes have been adopted by such other agency or can and should be adopted by such other agency; or, Specific economic, legal, social, technological, or other considerations, including provision of employment opportunities for highly trained workers, make infeasible the mitigation measures or project alternatives identified in the final EIR. O. These required written findings are set forth in Exhibit A, attached hereto and incorporated herein by reference as if set forth in full. 1. Environmental impacts identified in the Final EIR as no impact or less than significant and do not require mitigation are described in Sections IV and V, respectively, of Exhibit A. Environmental impacts, or certain aspects of impacts, identified in the Final EIR as potentially significant, but that can be reduced to Tess than significant levels with mitigation, are described in Exhibit A, Section VI. X:\Planning\2015\PA15-1892 Cypress Ridge DP\Planning\Hearing\City Council Resolution CEQA.docx Environmental impacts identified in the Final EIR as significant and unavoidable despite the imposition of all feasible mitigation measures are described in Exhibit A, Section VII. 4. Alternatives to the Project that might eliminate or reduce significant environmental impacts are described in Section VII of Exhibit A of this Resolution. P. CEQA Section 21081.6 requires the City to prepare and adopt a Mitigation Monitoring and Reporting Program for any project for which mitigation measures have been imposed to ensure compliance with the adopted mitigation measures. The Mitigation Monitoring and Reporting Program is attached to this Resolution as Exhibit B, and is herein incorporated by reference as if set forth in full. Q. CEQA Guidelines Section 15093 requires that if a project will cause significant unavoidable adverse impacts, the City must adopt a Statement of Overriding Considerations prior to approving the project. A Statement of Overriding Considerations states that any significant adverse project effects are acceptable if expected project benefits outweigh unavoidable adverse environmental impacts. The Statement of Overriding Considerations is attached hereto as Exhibit C, and is incorporated herein by reference as if set forth in full. R. Prior to taking action, the City Council has heard, been presented with, reviewed, and considered the information and data in the administrative record, including the Final EIR, the written and oral comments on the Draft EIR and Final EIR, responses to comments, staff reports and presentations, and all oral and written testimony presented during the public hearings on the Project.. S. Custodian of Records. The City Clerk of the City of Temecula is the custodian of records, and the documents and other materials that constitute the record of proceedings upon which this decision is based are located at the Office of the City Clerk, City of Temecula, 41000 Main Street, Temecula, California 92590. Section 2. Substantive Findings. The City Council of the City of Temecula, California does hereby: A. Declare that the above Procedural Findings are true and correct, and hereby incorporates them herein by this reference. B. Find that agencies and interested members of the public have been afforded ample notice and opportunity to comment on the Final EIR and the Project. C. Find and declare that the City Council has independently considered the administrative record before it, which is hereby incorporated by reference and which includes the Final EIR, the written and oral comments on the Draft EIR, staff reports and responses to comments incorporated into the Final EIR, and all testimony related to environmental issues regarding the Project. X:\Planning\2015\PA15-1892 Cypress Ridge DP\Planning\Hearing\City Council Resolution CEQA.docx D. Find and determine that the Final EIR fully analyzes and discloses the potential impacts of the Project, and that those impacts have been mitigated or avoided to the extent feasible for the reasons set forth in the Findings attached as Exhibit A and incorporated herein by reference, with the exception of those impacts found to be significant and unmitigable as discussed therein. E. Find and declare that the Final EIR reflects the independent judgment of the City Council. The City Council further finds that the additional information provided in the staff reports, in comments on the Draft EIR, the responses to comments on the Draft EIR, and the evidence presented in written and oral testimony does not constitute new information requiring recirculation of the EIR under CEQA. None of the information presented has deprived the public of a meaningful opportunity to comment upon a substantial environmental impact of the Project or a feasible mitigation measure or alternative that the City has declined to implement. F. Certify the Final EIR as being in compliance with CEQA. The City Council further adopts the Findings pursuant to CEQA as set forth in Exhibit A; adopts the Mitigation Monitoring and Reporting Program attached as Exhibit B; and adopts the Statement of Overriding Considerations as set forth in Exhibit C. The City Council further determines that all of the findings made in this Resolution (including Exhibit A) are based upon the information and evidence set forth in the Final EIR and upon other substantial evidence that has been presented at the hearings before the Planning Commission and the City Council, and in the record of the proceedings. The City Council further finds that each of the overriding benefits stated in Exhibit C, by itself, would individually justify proceeding with the Project despite any significant unavoidable impacts identified in the Final EIR or alleged in the record of proceedings. G. The City Council hereby imposes as a condition on the Temecula Gateway Project each mitigation measure specified in Exhibit B, and directs City staff to implement and to monitor the mitigation measures as described in Exhibit B. X:\Planning\2015\PA15-1892 Cypress Ridge DP\Planning\Hearing\City Council Resolution CEQA.docx PASSED, APPROVED, AND ADOPTED by the City Council of the City of Temecula this day of Maryann Edwards, Mayor ATTEST: Randi Johl, City Clerk [SEAL] STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss CITY OF TEMECULA ) I, Randi Johl, City Clerk of the City of Temecula, do hereby certify that the foregoing Resolution No. - was duly and regularly adopted by the City Council of the City of Temecula at a meeting thereof held on the 11th day of July, 2017, by the following vote: AYES: COUNCIL MEMBERS: NOES: COUNCIL MEMBERS: ABSTAIN: COUNCIL MEMBERS: ABSENT: COUNCIL MEMBERS: Randi Johl, City Clerk X:\Planning\2015\PA15-1892 Cypress Ridge DP\Planning\Hearing\City Council Resolution CEQA.docX EXHIBIT A FINDINGS OF FACT IN SUPPORT OF FINDINGS Exhibit A FINDINGS AND FACTS IN SUPPORT OF FINDINGS I. Introduction. The California Environmental Quality Act, Public Resources Code § 21000, et seq. ("CEQA") and the State CEQA Guidelines, 14 Cal. Code Regs. § 15000, et seq. ("Guidelines") provide that no public agency shall approve or carry out a project for which an Environmental Impact Report ("EIR") has been certified that identifies one or more significant effects on the environment caused by the project unless the public agency makes one or more of the following findings: 1. Changes or alterations have been required in, or incorporated into, the project, which avoid or substantially lessen the significant environmental effects identified in the EIR. 2. Such changes or alterations are within the responsibility of another public agency and not the agency making the finding. Such changes have been adopted by such other agency or can and should be adopted by such other agency. 3. Specific economic, social, or other considerations make infeasible the mitigation measures or project alternatives identified in the EIR. Pursuant to the requirements of CEQA, the City Council of the City of Temecula ("Temecula" or "City") hereby makes the following environmental findings in connection with the proposed Cypress Ridge Project (the "Project"). These findings are based upon written and oral evidence included in the record of these proceedings, comments on the Draft EIR and the written responses thereto, the Final EIR, and reports presented to the Planning Commission and the City Council by City staff and the City's environmental consultants. 11. Project Objectives. As set forth in the EIR, the objectives of this Project (the "Project Objectives") are as follows: A. Develop a high-quality residential community on the Project Site that focuses on providing a variety of medium -density housing types that would serve various age groups and household sizes. B. Provide a housing product that is desirable in light of the competitive market and the increased availability of attached and detached single-family homes for purchase. C. Provide a project that is compatible in density and character to the surrounding residential communities. A-1 11086-0191\2074636v2.doc III. Background. The proposed Project involves the residential development of approximately 20.18 total acres located in the southern portion of Temecula ("Project Site"). The Project Site is currently designated and zoned as Professional Office (PO) in the General Plan and zoning code. The Site includes disturbed, undeveloped land that varies from approximately level to slightly undulating with drainage flowing to the north and northwest. It contains non-native grasses, ruderal herbs and forbs, remnants of native scrub (associated with drainages), and a number of isolated mature trees as well as a concrete drainage channel. Recent disking for fuel modification is evident at the site. The Site is not developed with any structures. The proposed Project consists of a General Plan Amendment, zoning code amendment, adoption of a Planned Development Overlay District, a tentative tract map, and a development plan review. The proposed Project would change the Project Site's General Plan designation to Medium Density Residential (M) and its zoning to Planned Development Overlay District (PDO). The Project would consist of 245 residential units (attached and detached) and several common use areas, including a club house, four tot lots, five picnic areas, a bocce court, and a trail. IV. Effects Determined to Be Less than Significant/No Impact in the EIR. The City of Temecula issued a Notice of Preparation ("NOP") and in the course of the environmental review, the Project was found to have no impact in certain impact categories because a project of this type and scope or in this location would not create such impacts or because of the absence of project characteristics producing effects of this type. In the following categories of environmental impacts, the proposed Project was found to have no impact or a less than significant impact for the reasons set forth in the EIR. The impacts were not analyzed in detail in the EIR because they required no additional analysis to determine whether the effects could be significant. A. AESTHETICS 1. The Project would not have a substantial adverse effect on a scenic vista. The Site has not been identified as a scenic view -shed, nor is the Project located near an identified scenic view -shed. 2. The Project would not substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway. The Project Site is not located near a state scenic highway. The nearest designated state scenic highway is State Route 74, located approximately 30 miles northeast. B. AGRICULTURE AND FORESTRY RESOURCES 1. The Project would not convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance to non-agricultural use. The A-2 11086-0191\2074636v2.doc Project Site does not contain any Forest Land, Prime Farmland, Unique Farmland, or Farmland of Statewide Importance. 2. The Project would not conflict with existing zoning for agricultural use or a Williamson Act contract. The Project Site does not contain any land subject to a Williamson Act contract. 3. The Project would not conflict with existing zoning for, or cause rezoning of, forest land, timberland, or timberland zoned Timberland Production. The Project Site does not contain any type of land zoned for forest land or timberland. 4. The Project would not result in the loss of forest land or conversion of forest land to non -forest use. The Project site does not contain any type of forest land. 5. The Project would not involve any changes in the existing environment which, due to their location or nature, could result in conversion of Farmland to non-agricultural use or conversion of forest land to non -forest use. 6. The Project would not result in cumulative impacts related to agriculture or forestry resources. C. GEOLOGY AND SOILS 1. The Project would not expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving rupture of a known earthquake fault. 2. The Project would not be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the Project, and potentially result in on- or off-site landslide, lateral spreading, subsidence, liquefaction or collapse. The Project Site is not located in an area susceptible to collapse, karsts, or subsidence due to groundwater withdrawal. 3. The Project would not have soils incapable of adequately supporting the use of septic tanks or alternative waste water disposal systems where sewers are not available for the disposal of waste water. Sewers are available to deliver wastewater to the Eastern Municipal Water District, so this issue is not applicable to the Project. D. HAZARDS AND HAZARDOUS MATERIALS 1. The Project would not emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste A-3 11086-0191\2074636v2.doc within one-quarter mile of an existing or proposed school. As a residential project, the anticipated use, transport, and disposal of hazardous materials would be in relatively small quantities commonly associated with a typical home. 2. The Project would not be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5. The Project would not be located within the vicinity of a private airstrip, within an airport land use plan, or within two miles of a public airport or public use airport. The Project would not impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan. It would be designed in accordance with Fire Codes and other emergency response requirements made by the City of Temecula. The Project would not expose people or structures to a significant risk of Toss, injury or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands. The Project Site is located in a developed urban area that is not at high risk of wildland fires. E. HYDROLOGY AND WATER QUALITY 1. The Project would not result in impacts related to inundation by seiche, tsunami, or mudflow. The Project Site is not located near a Targe surface water body and there is no potential for inundation by tsunami, seiche, or mudflow. F. LAND USE AND PLANNING 1. The Project would not physically divide an established community. The residential units would be consistent with the surrounding residential uses, and the Project would not involve the construction of major roadways or other major structures within an established community that would result in division of that community. G. MINERAL RESOURCES 1. The Project would not result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state or a locally -important mineral resource recovery site. The area is not considered to contain mineral resources of significant economic value and the Project would not result in cumulative impacts related to mineral resources. A-4 11086-0191 \2074636v2.doc H. NOISE 1. The Project would not be located within the vicinity of a private airstrip, or within an airport land use plan or within two miles of a public airport or public use airport. The closest public airport is approximately six miles north. The closest private airstrip is approximately four miles northeast. I. POPULATION AND HOUSING 1. The Project would not displace substantial numbers of existing housing or people, necessitating the construction of replacement housing elsewhere. The Project would construct housing on vacant, undeveloped land. J. TRANSPORTATION AND CIRCULATION 1. The proposed Project would have a less than significant or no impact on traffic air patterns. The Project is not within the influence area of an airport. The Project would not adversely impact policies, plans, or programs regarding public transit, bicycle, or pedestrian facilities, and would not otherwise decrease the performance or safety of such facilities. V. Effects Determined to be Less Than Significant Without Mitigation in the EIR. The EIR found that the proposed Project will have a less than significant impact without the imposition of mitigation on a number of environmental topic areas listed below. A less than significant environmental impact determination was made for each of the following topic areas listed below, based on the more expansive discussions contained in the Final EIR. A. AESTHETICS 1. The Project would not substantially degrade the exiting visual character or quality of the site and its surroundings. The residential development would be consistent with the suburban residential character of the surrounding land uses and would include high- quality development with visually appealing elements such as improved landscaping and natural -like building materials. Meandering walking paths would border the Project Site, and would feature understory and over -story trees along the perimeter of the site to provide privacy for the development and shade for pedestrians. A-5 11086-0191\2074636v2.doc The Project, in conjunction with other cumulative projects, would not result in a cumulatively considerable contribution to aesthetic impacts. Cumulative impacts would be less than significant. B. AIR QUALITY 1. The proposed Project would not conflict with or obstruct implementation of an applicable air quality plan. The proposed Project would not conflict with or obstruct implementation of regional air quality management planning. 2. The Project would not violate any air quality standard or contribute substantially to an existing air quality violation. 3. The Project would not result in a cumulatively considerable net increase of any criteria pollutant for which the region is in nonattainment. Neither emissions during construction nor operational emissions would exceed the SCAQMD's thresholds of significance for any criteria pollutant. When considered in addition to other projects in the cumulative scenario, the Project's incremental contribution to air quality would not be cumulatively considerable. 4. Operation of the Project would not expose sensitive receptors to substantial pollutant concentrations. 5. The Project would not create objectionable odors affecting a substantial number of people. As a residential development, it does not include any uses identified by the SCAQMD as being associated with odors and any potential sources of odors during construction would be temporary and intermittent in nature. 6. When considered in addition to other projects in the cumulative scenario, the Project's incremental contribution to impacts on air quality would not be cumulatively considerable. C. BIOLOGICAL RESOURCES 1. The Project would not have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, or regulations or by the California Department of Fish and Wildlife or US Fish and Wildlife Service. Implementation of the proposed Project could result in impacts to sensitive biological communities, including jurisdictional waters. No naturally occurring riparian habitat occurs onsite; patches of mulefat scrub in the southern portion of the Project Site are supported by periodic runoff from the street and not a part of a natural riparian system. Other vegetation onsite is non-native grassland, mesquite A-6 11086-0191 \2074636v2.doc thicket, disturbed habitat, and developed land, all of which are not considered sensitive habitats. 2. The Project would not have a substantial adverse effect on federally protected wetlands as defined by Section 404 of the Clean Water Act (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means. 3. The Project would not interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites. Implementation of the proposed Project would not interfere with the movement of native resident or migratory fish or wildlife species. 4. The Project would not conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance. The Project would be required to pay applicable development fees levied by the City's Multispecies Habitat Conservation Mitigation Fees Ordinance as part of the City's cooperation with the Western Riverside County Multi -Species Habitat Conservation Plan (WRC MSHCP). The proposed development is consistent with local policies and ordinances, including the General Plan's goals for biological resources and the City's tree preservation ordinance. 5. The Project would not conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan. The Project Site is located within the WRC MSHCP area and the City of Temecula is a participating entity and permittee of the WRC MSHCP. The Project Site falls within the fee payment area for the Stephens' kangaroo rat, but is not located within identified occupied habitat and has a low potential for the species to occur due to lack of geographic connectivity. The Project must pay development fees pursuant to the WRC HSHCP and the City's Multispecies Habitat Conservation Mitigation Fees Ordinance. 6. The Project's incremental contribution to impacts on biological resources would not be cumulatively considerable. D. GEOLOGY AND SOILS 1. The proposed Project would not expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving strong seismic ground shaking, seismic - A -7 11086-0191\2074636v2.doc related ground failure, including liquefaction, or landslides. The Project Site is characterized by gentle slopes that do not exceed 1.5:1 and is generally characterized as consisting of gentle slopes. Compliance with building safety design standards also would reduce potential impacts associated with ground shaking and liquefaction to less than significant levels. Operation of the Project would not result in substantial soil erosion or the loss of topsoil. Following construction activities, disturbed areas would be either revegetated or covered by impervious surfaces such as asphalt. The Project would not be located on expansive soil, creating substantial risks to life or property. 4. The proposed Project, in combination with existing, approved, proposed, and reasonably foreseeable development in Temecula and nearby areas of Riverside County, would not contribute to cumulative geologic and soils impacts. The Project would have a less than cumulatively considerable impact on geology and soils. E. GREENHOUSE GAS EMISSIONS 1. The Project would not generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the environment. Total GHG emissions, when divided by the number of residents at the Project Site, would equal an emissions ratio of 4.41 MT CO2e per service population per year and would not exceed SCAQMD's recommended GHG efficiency threshold of 4.8 MT CO2e per service population per year. 2. The proposed Project would not conflict with any applicable plan, policy, or regulation of an agency adopted for the purpose of reducing the emissions of greenhouse gases. Implementation of the proposed Project would be consistent with the goals of applicable greenhouse gas reduction plans. 3. The Project would result in Tess than significant GHG and climate change cumulative impacts. F. HAZARDS AND HAZARDOUS MATERIALS 1. Operation of the Project would not create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials. Hazardous wastes used in the residential or maintenance areas may include small quantities of A-8 11086-0191 \2074636v2.doc lubricants or fuels used in maintaining residents' personal vehicles, pesticides or herbicides, solvents, paints and lubricants. These common consumer products would be used for the same purposes as in any residential setting and the health effects associated with them are not considered significant. The proposed Project would not create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment. The Project Site is located more than 25 miles, but less than 50 miles, from the San Onofre Nuclear Generating Station. The facility is in decommission status and existing emergency procedures are in place. The Project would result in less than significant cumulative impacts related to hazards and hazardous materials. G. HYDROLOGY AND WATER QUALITY 1. The proposed Project would not substantially deplete groundwater supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level. The proposed development would include a permanent infiltration basin, infiltration swale, and open space located throughout the site in order to maximize infiltration into the ground and assist with restoring groundwater supplies. The Rancho California Water District provided a Will Serve letter to provide water service to the proposed Project, indicating there are adequate water supplies available to meet the Project's anticipated water demand. The proposed Project would not expose people or structures to a significant risk of loss, injury or death involving flooding, including flooding as a result of the failure of a levee or dam. The City maintains a Dam Inundation Evacuation Plan and California Emergency Management Agency coordinates with the California Division of Safety of Dams to provide effective dam incident response procedures and planning. Additionally, the City coordinates with the State Office of Emergency Services to ensure that dam safety plans reflect the level of development within the community. As such, failure of a dam has an extremely low probability of occurring and is not considered to be a reasonably foreseeable event. 3. The Project's incremental contribution to water quality and quantity impacts would not be cumulatively considerable. A-9 11086-0191 \2074636v2.doc H. LAND USE AND PLANNING 1 The proposed Project would not conflict with any applicable land use plan, policy, or regulation adopted for the purpose of avoiding or mitigating an environmental effect. 2. The Project would have a less than cumulatively considerable impact on land use and planning. I. NOISE 1. Operation of the Project would not expose persons to or generate excessive groundborne vibration or groundborne noise levels. The proposed residential uses would not generally include stationary equipment that would result in high vibration levels; as such, vibration impacts associated with operation of the future residential uses under the proposed Project would be less than significant. 2. The Project would not result in a substantial permanent increase in ambient noise levels in the Project vicinity above levels existing without the Project. The development's noise levels would not exceed the significance thresholds at the identified offsite sensitive receptors. 3. The Project's contribution to cumulative noise impacts attributable to cumulative development would not be cumulatively considerable, and impacts would be less than significant. J. POPULATION AND HOUSING 1. The proposed Project would not induce substantial population growth in an area, either directly or indirectly. The proposed residential uses would constitute approximately six percent of the population growth expected in the City between 2010 and 2020. As such, the population associated with the proposed residential uses would be within the anticipated population growth for the City and would not exceed the projections on which the City has based plans. 2. The Project would result in less than significant cumulative impacts related to population and housing. K. PUBLIC SERVICES 1. The proposed Project would not result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, or create the need for new or physically altered governmental facilities, the construction of which A-10 11086-0191 \2074636v2.doc could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for fire protection, police protection, schools, or other public facilities. The fire department already has the staff and necessary equipment to accommodate the proposed residential uses. No additional police facilities would need to be constructed and while the Project could require additional officers, adding officers to the staff would not result in adverse environmental impacts. The proposed residences would increase the student population and require payment of a school impact fees to offset any new school services. The proposed residences would require payment of impact fees and the Project would involve park improvements, any impacts of which were analyzed in the EIR. The Project would not increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated. The Project would not include recreational facilities or require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment. 4. The Project would not have a cumulatively considerable contribution to impacts related to fire protection, police protection, schools, or other public facilities. L. TRANSPORTATION AND CIRCULATION 1. The Project would not conflict with an applicable congestion management program, including travel demand measures. There are no policies in the Temecula General Plan Circulation Element in regards to TDM or other standards that apply to a development of this type. There are also no CMP locations near the study area. The Project would not substantially increase hazards due to a design feature or incompatible uses. 3. The Project would not result in inadequate emergency access. The most likely emergency vehicle access route would be from the Principal Arterials Temecula Parkway and Pechanga Parkway and the Collector Roadway Loma Linda Road to ultimately reach Temecula Lane and the Project Site. Given the number and placement of these driveway locations along with adequate roadway widths, the emergency vehicle access is therefore sufficient. A-11 11086-0191 \2074636v2.doc M. UTITILIES AND SERVICE SYSTEMS 1 The Project would not exceed wastewater treatment requirements of the applicable Regional Water Quality Control Board. 2. The Project would have sufficient water supplies available to serve the Project from existing entitlements and resources and new or expanded entitlements not needed. The Project would not require or result in the construction of new water or wastewater treatment facilities or expansion of existing facilities, the construction of which could cause significant environmental effects. 4. The Project would not result in a determination by the wastewater treatment provider that it has inadequate capacity to serve the Project's projected demand in addition to the provider's existing commitments. The Temecula Valley Regional Water Reclamation Facility would have sufficient capacity to process the additional average wastewater flow that would be generated by the Project. In addition, EMWD provided a Will Serve letter to provide sewer service to the Project. The Project would be served by a landfill with sufficient permitted capacity to accommodate the Project's solid waste disposal needs and would comply with federal, state, and local statutes and regulations related to solid waste. The existing capacity of the El Sobrante Sanitary Landfill would be sufficient to accommodate solid waste generation by the Project during construction and at full build -out. The Project would result in less than significant cumulative impacts related to utilities and service systems. VI. Potentially Significant Environmental Impacts Determined to be Mitigated to a Less Than Significant Level. The EIR identified the potential for the Project to cause significant environmental impacts in the areas of Aesthetics, Air Quality, Biological Resources, Cultural Resources, Geology and Soils, Hazards and Hazardous Materials, Hydrology and Water Quality, Land Use and Planning, Noise, and Transportation and Circulation. Measures have been identified that would mitigate all of the impacts in this section to a less than significant level. The City Council finds that mitigation measures identified in the Final EIR would reduce the Project's impacts to a less than significant level, with the exception of the A-12 11086-0191 \2074636v2.doc unmitigable impacts discussed in Section VII. The City Council adopts all of the feasible mitigation measures for the Project described in the Final EIR as conditions of approval of the Project and incorporates those into the Project, as discussed more fully in Mitigation Monitoring and Reporting Program. A. AESTHETICS 1. Light and Glare Impact AES -4: The Project would create a new source of light and glare throughout the Project area. a. Findings Changes or alterations have been required in or incorporated into the Project which avoid or substantially lessen the potentially significant environmental effects related to light and glare. Specifically, the following measure has been included to ensure that the Project's potential light and glare impacts remain less than significant. MM -AES -1: The following light and glare standards shall be applied to all development within the project area: • Temporary nighttime construction lighting shall be shielded and directed downward such that no light spillage will occur on adjacent properties. • The applicant shall ensure that all outdoor lighting fixtures in public areas contain "sharp cutoff fixtures, and shall be fitted with flat glass and internal and external shielding. • The applicant shall ensure that site lighting systems shall be grouped into control zones to allow for opening, closing, and night light/security lighting schemes. All control groups shall be controlled by an automatic lighting system utilizing a time clock, photocell, and low voltage relays. • The applicant shall ensure that design and layout of the development shall take advantage of landscaping, on-site architectural massing, and off—site architectural massing to block light sources and reflection from cars. • The use of highly reflective construction materials on exterior wall surfaces shall be prohibited. • Prior to the issuance of construction permits for any phase of the project that includes outdoor lighting, the applicant shall submit an outdoor lighting plan and photometric plan to be reviewed and approved by the City of Temecula. The lighting plan shall be in compliance with A-13 11086-0191\2074636v2.doc Ordinance No. 655 as adopted by the Riverside County Board of Supervisors and shall include, but not be limited to, the following information and standards: o Light fixtures shall not exceed 4,050 lumens; o Light fixtures shall be fully shielded so that light rays emitted by the fixtures are projected below the horizontal plan passing through the lowest point of the shield; o A map showing all Tamp locations, orientations, and intensities, including security, roadway, and task lighting; o Specification of each light fixture and each light shield; o Total estimated outdoor lighting footprint, expressed as lumens per acre; and o Specification of motion sensors and other controls to be used, especially for security lighting. • The City shall conduct a post -installation inspection to ensure that the development is in compliance with the design standards in Mitigation Measure MM -AES -1 and Riverside County Ordinance No. 655. b. Facts in Support of Findings Currently, the Project Site is undeveloped with no onsite sources of light or glare. During construction of the Project, there is the possibility of limited, temporary nighttime construction lighting for security. Once operational, the Project's residential uses would introduce new sources of light and glare from lighting for residential buildings and streets, as well as from cars traveling through the Project Site. The proposed Project is located approximately 17 miles from the Palomar Observatory, which is in Zone B (45 - mile Radius Lighting Impact Zone) according to the Palomar Observatory Light Pollution Ordinance (Riverside County's Light Pollution Ordinance No. 655). The Project would be required to comply with Ordinance No. 655, which lessens "sky glow" from nighttime light sources by requiring a variety of measures. These measures, which are included as part of Mitigation Measure MM -AES -1, include the preparation of an outdoor lighting plan and photometric plan to reduce the effects of light pollution from nighttime light sources. Mitigation Measure MM -AES -1 imposes lighting design and placement requirements that would further reduce "sky glow" and the spilling of Tight from on-site Tight sources. With the imposition of MM -AES -1, impacts of the proposed Project related to light and glare would be less than significant. A-14 11086-0191\2074636v2.doc B. AIR QUALITY Construction -- Exposure of Sensitive Receptors to Pollutant Concentrations. Impact AIR -4: The Project's construction emissions could exceed SCAQMD's localized significance thresholds for PM10 and PM25, and therefore could expose sensitive receptors to substantial pollutant concentrations. a. Finding Changes or alterations have been required in or incorporated into the Project which avoid or substantially lessen the potentially significant environmental effects related to exposure of sensitive receptors to air quality pollutants. Specifically, the following measures have been included to ensure that the Project's potential air quality impacts remain less than significant. Mitigation Measure MM -AIR -1: All off-road construction equipment with a horsepower (HP) greater than 50 shall be required to have USEPA certified Tier 4 interim engines or engines that are certified to meet or exceed the emission ratings for USEPA Tier 4 engines. Mitigation Measure MM -AIR -2: The site shall be watered four times per day during ground disturbance (grading) activities for all project development phases. During drought conditions, defined as Water Shortage Stages 4 or 5 as determined by the Rancho California Water District, use of reclaimed water or non -water chemical stabilizers shall be implemented such that fugitive emissions reductions are comparable. Permission to use potable water for dust control activities during drought conditions shall be granted by the City of Temecula Building Official if the General Contractor shows in writing that (1) Reclaimed water is not available in sufficient quality and quantity from recycled wastewater treatment facilities located within 10 miles of the construction site; and (2) Well water or groundwater is not available in sufficient quality and quantity from wells and groundwater sources located within 10 miles of the construction site. b. Facts in Support of Findings Residential units located immediately adjacent to the west of the Project Site, approximately 40 feet (12.2 meters) from the Project boundary, are the nearest sensitive receptors, which means that construction emissions were compared to the two -acre site localized significance thresholds (LST) (listed in Table 3.2-5 of the Draft EIR) for a receptor distance of 82 feet (25 meters) from the site boundary. Based on SCAQMD guidance (specifically, the Fact Sheet for Applying CaIEEMod to Localized Significance Thresholds (Fact Sheet), found under the heading Appendix C- Mass Rate LST Look -up Table under the guidance page located at A-15 11086-0191 \2074636v2.doc (http://www.agmd.gov/home/regulations/ceqa/air-quality-analysis-handbook/localized- significance-thresholds), the determination of significance based on two acres of disturbance per day is appropriate for this analysis. For PM10, the LST is 7 pounds per day; for PM2.5, the LST is 4 pounds per day. During the first year of construction, emissions would exceed LSTs during the site preparation phase for PM10 (9.45 lbs/day) and PM2.5 (6.21 lbs/day) and would exceed the LST during the grading phase for PM2.5 (4.29 lbs/day). Mitigation Measure MM -AIR -1 requires all construction equipment to have EPA Rated Tier 4 (or equivalent) engines during each phase. Mitigation Measure MM -AIR -2 requires the Project Site's unpaved roads used for any vehicular travel to be watered at least four times per eight hour workday to reduce fugitive dust emissions to below a significant level. With implementation of these mitigation measures, maximum daily emissions of PM10 would be 5.38 pounds and maximum daily emissions of PM2.5 would be 2.99, which are both below the LSTs for nearby sensitive receptors. Therefore, impacts related to exposure of sensitive receptors to pollutants are reduced to less than significant with mitigation. C. BIOLOGICAL RESOURCES 1. Sensitive and Special Status Species. Impact BI0-1: Impacts to raptors and other migratory birds include direct loss of potential foraging and nesting habitat. Potential nesting habitat onsite includes mature trees and shrubs as well as grassland (in the case of ground -nesting birds such as northern harrier and mourning dove). It is possible that raptors and other migratory birds would nest onsite due to the proximity to open space and preserved lands such as Temecula Creek and the Pechanga Reservation lands. Impact 13I0-2: Burrowing owls could inhabit the site prior to Project construction as appropriate burrowing owl foraging and nesting habitat is present. Potential impacts to this species would include loss of foraging and nesting (i.e., burrowing) habitat. Individuals present during grading and other construction related activities have the potential to be killed or displaced through burrow collapse and other impacts. a. Findings Changes or alterations have been required in or incorporated into the Project which avoid or substantially lessen the potentially significant environmental effects related to sensitive or special status species. Specifically, the following measures have been included to ensure that the Project's potential biological impacts remain less than significant. Mitigation Measure MM BI0-1: To the extent feasible, clearing and grubbing activities shall take place outside of the avian breeding season, which occurs from February 1 to September 15. If clearing and grubbing A-16 11086-0191 \2074636v2.doc activities are necessary during the breeding season, a focused survey for active nests of raptors and migratory birds shall be conducted by a qualified biologist having demonstrated experience conducting breeding bird and nest surveys. The survey shall occur no more than 7 days prior to any clearing, grubbing, construction or ground -disturbing activities. If active nest(s) (with eggs or fledglings) are identified within the project area, the nest shall not be disturbed until the young have hatched and fledged (matured to a state that they can leave the nest on their own and are no longer relying on the nest for survival). A 500 -foot construction setback from any active raptor nesting location (or a distance to be determined by the qualified biologist, based on species, construction activity, the birds' response/habituation to human presence, and/or topographic features that could limit construction activity disturbance to the nest) shall be adhered to in order to avoid disturbance of the nest until the young have fledged or the nest has failed, as determined by a qualified biologist. A 300 -foot construction setback (or a distance to be determined by the qualified biologist, based on species, construction activity, and the birds' response/habituation to human presence, and/or topographic features that could limit construction activity disturbance to the nest) shall be established for all other migratory birds. If no active nests are identified, construction may commence. All construction setbacks shall be clearly demarcated in the field with appropriate material (flagging, staking, construction fencing, etc.) and verified by a qualified biologist. Such fencing shall be maintained and monitored until the nest is confirmed to be inactive. If an avoidance buffer is not feasible, as determined by a qualified biologist in consultation with the City, noise walls or other noise attenuation devices may be installed as needed to prevent disturbance to the nest. Mitigation Measure MM BIO -2: A pre -construction survey for burrowing owl shall be conducted within 30 days of ground disturbing activities in accordance with the Western Riverside County Multiple Species Habitat Conservation Plan (WRC MSHCP). The one -day survey shall be conducted by a qualified biologist within all suitable habitat areas on the project site, and will focus on areas previously identified as containing suitable habitat and potentially suitable burrows. A qualified biologist is one who has the appropriate education and experience to accomplish pre - construction burrowing owl surveys. If no burrowing owls are observed construction may commence. If burrowing owls are observed, the Regional Conservation Authority and the City will be notified and additional measures, such as avoidance or installation of exclusion devices to evict the owls, will be required to demonstrate compliance with the WRC MSHCP. Mitigation Measure MM BIO -3: The applicant shall pay applicable Local Development Mitigation fees, as established and required by the Conservation Authority and City of Temecula, for continued A-17 11086-0191\2074636v2.doc implementation of the Western Riverside County MSHCP and Habitat Conservation for the Stephens' Kangaroo Rat. b. Facts in Support of Findings Eleven special -status wildlife species are likely to occur within or in proximity of the Project Site, six of which have been documented within the Project Site. (See Draft EIR, Table 3.3-3.) The majority of the species observed onsite are raptors and other migratory birds protected under the MBTA, including red-tailed hawk, kestrel, mourning dove, killdeer, northern rough -winged swallow, and white-tailed kite. All bird species observed onsite are likely using the Project Site's non-native grassland areas for foraging (and nesting in the case of the mourning dove) and the trees and shrubs for perching, but supplementing these activities with the surrounding open space parks, Temecula Creek, and other fallow fields. If it is found that any of these species have established an active nest on the Project Site and that the nest would be lost as a result of site -preparation, significant impacts to these species could occur without mitigation. Mitigation Measure MM BIO -1 requires any clearing and grubbing activities to occur outside the avian breeding season to the extent possible. If these activities are necessary during the breeding season, it requires a focused survey for active nests and a 500 -foot or 300 -foot construction setback from any nesting location. This mitigation measure would ensure that Project construction would not result in impacts by avoiding construction activities that would impact any birds nesting on the Project Site. Therefore, impacts to protected birds would be less than significant with mitigation. In addition, the following species covered by the WRC MSHCP are likely to occur on the Project Site: coyote, coastal western whiptail, northern red diamondback rattlesnake, and burrowing owl. With the exception of the burrowing owl, these WRC MSHCP Covered Species are considered adequately conserved through implementation of the WRC MSHCP and the payment of associated development fees, as required by Mitigation Measure MM -BIO -3. The burrowing owl would be adequately conserved with the implementation of Mitigation Measure MM BIO -2, which includes preconstruction surveys, to ensure no active burrows or owls are impacted by Project development. Therefore, impacts would be less than significant with the implementation of these mitigation measures. D. CULTURAL RESOURCES 1. Historical and Archaeological Resources Impact CUL -1: The results of the Phase I and Extended Phase I investigation conducted in 2012, which included archival research, geoarchaeological review, Native American contact, field survey, and Extended Phase I testing, suggest the Project area is sensitive for cultural resources. Although the lack of identified subsurface archaeological materials greatly reduces the likelihood of encountering buried archaeological resources as a result of Project implementation, it does not A-18 11086-0191\2074636v2.doc preclude this possibility entirely. The possibility exists of encountering buried archaeological resources that may be considered historical resources or unique archaeological resources pursuant to CEQA. a. Findings Changes or alterations have been required in or incorporated into the Project which avoid or substantially lessen the potentially significant environmental effects related to historical and archaeological resources. Specifically, the following measures have been included to ensure that the Project's potential historical and archaeological resources impacts remain less than significant. Mitigation Measure MM -CUL -1: Prior to the issuance of a grading permit and prior to the start of any ground -disturbing activity, the applicant shall retain a qualified archaeologist, defined as an archaeologist meeting the Secretary of the Interior's Professional Qualification Standards for archaeology (U.S. Department of the Interior 2012) and as approved by the City of Temecula to provide archaeological expertise in carrying out all mitigation measures related to archaeological resources (Mitigation Measures MM CUL -2, -3 and -5). Mitigation Measure MM -CUL -2: The qualified archeologist, or an archaeologist working under the direction of the qualified archaeologist, along with a representative designated by the Pechanga Tribe, shall conduct pre -construction cultural resources worker sensitivity training to inform construction personnel of the types of cultural resources that may be encountered, and to bring awareness to personnel of actions to be taken in the event of a cultural resources discovery. The applicant shall ensure that construction personnel are made available for and attend the training and shall retain documentation demonstrating attendance. Mitigation Measure MM -CUL -3: Prior to the start of ground- disturbing activities, the qualified archaeologist shall designate an archaeological monitor to observe ground -disturbing activities, including but not limited to, brush clearance and grubbing, grading, trenching, excavation, and the construction of fencing and access roads, in consultation with the Pechanga monitor. If ground -disturbing activities occur simultaneously in two or more areas located more than 500 feet apart, additional archaeological monitors may be required. The archaeological monitor shall keep daily Togs. After monitoring has been completed, the qualified archaeologist shall prepare a monitoring report that details the results of monitoring activities, which shall be submitted to the City, Pechanga Tribe, and to the EIC at the University of California, Riverside. Mitigation Measure MM -CUL -4: At least 30 days prior to issuance of a grading permit and prior to the start of any ground -disturbing activity, the applicant shall contact the Pechanga Tribe to notify the Pechanga Tribe of A-19 11086-0191 \2074636v2.doc grading, excavation and the monitoring program, and to coordinate with the Pechanga Tribe to develop a Cultural Resources Treatment and Monitoring Agreement (Agreement). The Agreement shall address the treatment of known cultural resources; the designation, responsibilities, and participation of Native American Tribal monitors during grading, excavation and all ground disturbing activities; project grading and development scheduling; terms of compensation for the monitors; and treatment and final disposition of any cultural resources, sacred sites, and human remains discovered on the site. The Pechanga Tribal monitor shall monitor all ground -disturbing activities including, but not limited to, brush clearance and grubbing, grading, trenching, excavation, and the construction of fencing and access roads, as specified in the Agreement, in consultation with the project archaeologist. If ground -disturbing activities occur simultaneously in two or more locations, additional Native American monitors may be required. Mitigation Measure MM -CUL -5: If inadvertent discoveries of subsurface archaeological/cultural resources are made during ground -disturbing activities, the applicant, the qualified archaeologist, and the Pechanga Tribe shall assess the significance of such resources and shall meet and confer regarding the mitigation for such resources. Pursuant to PRC Section 21083.2(b) avoidance is the preferred method of preservation for archaeological resources. If the applicant, the qualified archaeologist, and the Pechanga Tribe cannot agree on the significance or the mitigation for such resources, these issues will be presented to the City Planning Director for decision. The City Planning Director shall make the determination based on the provisions of the CEQA with respect to archaeological resources and shall take into account the religious beliefs, customs, and practices of the Pechanga Tribe. Notwithstanding any other rights available under the law, the decision of the City Planning Director shall be appealable to the City Planning Commission and/or City Council. Mitigation Measure MM -CUL -6: The landowner shall relinquish ownership of all cultural resources, including sacred items, burial goods and all archaeological artifacts that are recovered as a result of project implementation to the Pechanga Tribe for proper treatment and disposition as outlined in the Agreement (Mitigation Measure CUL -4). Mitigation Measure MM -CUL -7: All sacred sites, should they be encountered within the project area, shall be avoided and preserved as the preferred mitigation, if feasible. b. Facts in Support of Findings There are no current, known archeological or built environment resources in the Project Site that are listed in or eligible for listing in the California Register or local register, or A-20 11086-0191 \2074636v2.doc that may be considered unique archaeological resources. As such, there would be no impact to known historical or unique archaeological resources. Nonetheless, archival research indicates the Project Site lies within an area that is highly sensitive for cultural resources. Within a 1 -mile radius of the Project Site, there have been a total of 37 previously recorded cultural resources, of which 17 were archaeological sites, 14 were isolated artifacts, and six were historic -period built resources. In addition, geoarchaeological review suggests that the Project Site, particularly the southern portion, would have been a suitable location for prehistoric human settlement. Phase I and Extended Phase I investigations conducted in 2012 identified four prehistoric isolated artifacts, which are not eligible for listing in the California Register or local register because they are isolated artifacts that lack archaeological context and do not otherwise meet CEQA's definitions for historical resources or unique archaeological resources. However, the presence of these resources suggest that there is a potential for encountering additional previously unrecorded cultural materials during Project related ground disturbing activities. The lack of identified subsurface archaeological materials greatly reduces the likelihood of encountering buried archaeological resources, but it does not preclude this possibility entirely. As such, there exists the possibility of encountering buried archaeological resources that may be considered historical resources or unique archaeological resources pursuant to CEQA. Mitigation Measures MM -CUL -1 through MM -CUL -7 require specific measures to ensure that any such resources would be identified and any impacts to the resources would be avoided. Therefore, these mitigation measures would ensure that impacts would be reduced to less than significant. 2. Paleontological Resources Impact CUL -2: If site preparation activities require grading 10 or more feet below the ground surface, there could be the potential to disturb and impact significant paleontological resources. a. Findings Changes or alterations have been required in or incorporated into the Project which avoid or substantially lessen the potentially significant environmental effects related to paleontological resources. Specifically, the following measures have been included to ensure that the Project's potential paleontological resources impacts remain less than significant. Mitigation Measure MM -CUL -8: Prior to construction, a training session on the recognition of the types of paleontological resources that could be encountered within the project area and the procedures to be followed if they are found shall be presented to project construction personnel by a qualified cultural resources professional. This training may be conducted concurrently with the cultural resources training required in Mitigation Measure MM -CUL -2. A-21 11086-0191\2074636v2.doc Mitigation Measure MM -CUL -9: During construction, should excavations be greater than 10 feet in depth, a qualified paleontologist shall be retained and shall designate a paleontological monitor to observe the sediments. Should these sediments appear to have a greater potential for fossils, paleontological monitoring of ground disturbing activities below 10 feet shall commence until such a time as the excavation of these sediments has ceased, or upon determination by the qualified paleontologist that the likelihood of encountering paleontological resources is unlikely. Mitigation Measure MM -CUL -10: If construction or other project personnel discover any potential fossils during construction, or project operations and maintenance, regardless of the depth of work, work within 100 feet of the discovery location should cease and a qualified paleontologist should be called to further assess the discovery and make further recommendations as necessary. b. Facts in Support of Findings This Project is mapped as lying entirely within recent (Holocene) alluvial sediments and Quaternary alluvium. These sediments are generally considered too young to contain fossils of any significance. In addition, man-made or affected sediments (artificial fill) have been noted and observed on portions (two units) of the Project. These sediments are too young to contain paleontological resources. Although both of these units have low sensitivity rating, the San Bernardino County Museum records search notes the possibility of higher potential, potentially fossiliferous formations beneath these two units in the Project Site at an unknown depth but as shallow as 10 feet below the ground surface. Mitigation Measures MM -CUL -8, MM, CUL -9, and MM -CUL -10 ensure that impacts to potential unknown paleontological resources would be less than significant by requiring the identification, avoidance, and assessment by a qualified paleontologist. Therefore, impacts would be less than significant with mitigation incorporated. 3. Human Remains Impact CUL -3: Because the proposed Project would involve ground - disturbing activities, it is possible that such actions could unearth, expose, or disturb previously unknown human remains interred outside of a formal cemetery. a. Findings Changes or alterations have been required in or incorporated into the Project which avoid or substantially lessen the potentially significant environmental effects related to human remains. Specifically, the following measures have been included to ensure that the Project's potential human remain disturbance impacts remain less than significant. A-22 11086-0191 \2074636v2.doc Mitigation Measure MM -CUL -11: If human remains are encountered, California Health and Safety Code Section 7050.5 states that no further disturbance shall occur until the Riverside County Coroner has made the necessary findings as to origin. Further, pursuant to PRC Section 5097.98(b) remains shall be left in place and free from disturbance until a final decision as to the treatment and disposition has been made. If the Riverside County Coroner determines the remains to be Native American, the NAHC must be contacted within 24 hours. The NAHC must then immediately identify the MLD upon receiving notification of the discovery. The MLD shall then make recommendations within 48 hours, and engage in consultations concerning the treatment of the remains as provided in PRC Section 5097.98 and the Agreement described in Mitigation Measure MM -CUL -4. b. Facts in Support of Findings No formal cemeteries or the presence of human remains have been documented within the Project Site. However, because the nature of the proposed Project would involve ground -disturbing activities, it is possible that such actions could unearth, expose, or disturb previously unknown human remains interred outside of a formal cemetery. Mitigation Measure MM -CUL -11 would ensure identification and proper handling of any previously unknown human remains and impacts would therefore be less than significant with mitigation incorporated. 4. Tribal Cultural Resources Impact CUL -4: Project implementation may cause a substantial adverse change in the significance of a tribal cultural resource as defined in PRC 21074. a. Findings Changes or alterations have been required in or incorporated into the Project which avoid or substantially lessen the potentially significant environmental effects related to tribal cultural resources. Specifically, the following measures have been included to ensure that the Project's potential tribal cultural resources impacts remain less than significant. Mitigation Measure MM -CUL -12: The applicant shall provide open space area(s) for the congregation of participants during the Pechanga Tribe's "Trail of Tears" commemorative eviction walk, which shall consist of the area near the corner of Pechanga Parkway and Loma Linda Road and the sidewalk along Loma Linda Road, near the intersection with Temecula Lane; both areas shall be outside the walls of the community, and be designated by an exhibit as part of the construction plans, on the dates described in the access agreement. The applicant and the Pechanga Tribe shall develop and enter into an access agreement formalizing the A-23 11086-0191 \2074636v2.doc Pechanga Tribe's right to access the open space area and upon which days and times, permitted and unpermitted activities within the open space area, donation by applicant of a temporary shade structure for use by the Pechanga Tribe, as necessary, provisions for the transfer of rights and obligations under the access agreement to future owners, including any Home Owner's Association or similar entity, and any other provisions deemed necessary to carry out the purpose of accessing the open space. The applicant shall insert language into the Covenants, Conditions, and Restrictions (CC&Rs) allowing the Tribe access to the designated space(s) during this annual two-day event and incorporating into its terms the access agreement. Both the access agreement and CC&Rs shall include an exhibit designating the open space(s) area for use by the Pechanga Tribe during the commemorative eviction walk. Mitigation Measure MM -CUL -13: The applicant shall consult with the Pechanga Tribe on the creation and installation of commemorative public art (e.g., plaques, signage, patterned pavers, etc.) related to the eviction of the Temeku peoples. The public art shall commemorate the eviction and "Trail of Tears," and shall be designed in collaboration with the Pechanga Tribe. The applicant shall be responsible for the costs associated with providing and installing the commemorative public art. The dedication and the cost of the public art shall be in conformance with the City of Temecula's public art dedication process and cost estimating per Municipal Code, Title 5 Business Licenses and Regulations, Section 5.08.070, Procedure for donation or installation of public artwork. b. Facts in Support of Findings During the government -to -government consultation undertaken by the City pursuant to Public Resources Code Section 21080.2.152, the Pechanga Tribe identified a Tribal Cultural Resource related to the eviction of the Temeku peoples within the Project area. Because a Tribal Cultural Resource has been identified within the Project area, Mitigation Measures MM -CUL -12 and MM -CUL -13 shall be implemented to reduce Project -related impacts to less than significant. E. GEOLOGY AND SOILS 1. Construction Impacts to Soil Erosion Impact GEO-4: Construction of the Project could result in soil erosion of the loss of topsoil on the Project Site. a. Findings Construction of the Project has a potential to result in soil erosion or the loss of topsoil on the Project Site because construction would involve significant earthwork activities, including grading and stockpiling of soils. Changes or alterations have been required in A-24 11086-0191 \2074636v2.doc or incorporated into the Project which avoid or substantially lessen the potentially significant environmental effects to soil erosion to Tess than significant. Specifically, the following measures have been included to ensure that the Project's potential impacts remain less than significant. Measure MM -HYDRO -1: The applicant shall retain a Qualified Storm Water Pollution Prevention Plan (SWPPP) Developer to prepare a SWPPP in accordance with Construction General Permit requirements. The SWPPP must be completed prior to filing a Notice of Intent (NOI) to apply for coverage under the Construction General Permit. The SWPPP shall contain a detailed project description and best management practices (BMPs) to be implemented onsite during and post -construction; BMP categories are expected to include, but are not limited to erosion control, sediment control, waste management and good housekeeping BMPs. Examples of BMPs include: • Revegetation of landscaped areas; • Hydro -seeding, mulching, or other erosion controls for inactive exposed areas; • Sediment controls such as check dams, desilting basins, fiber rolls, and silt fencing; • Catch basin inlet protection; • Construction materials management; and • Cover and containment of construction materials and wastes. The project operator shall also submit an Erosion and Sediment Control Plan (ESCP) to the City of Temecula Department of Public Works for approval as part of the project's grading permit application process. The ESCP shall detail planned erosion control measures on the construction site including but not limited to filtration of runoff, erosion controls, sediment controls, site perimeter protection, stabilization of construction access points, and slope protection. The ESCP shall be approved by the City prior to the start of construction activities. b. Facts in Support of Findings This mitigation measure requires the implementation of construction best management practices (BMPs), which would be detailed in the Storm Water Pollution Prevention Plan (SWPPP) as required by the Construction General Permit from the National Pollution Discharge Elimination System (NPDES) program, as further discussed in the Hydrology and Water Quality section. Although these measures are intended to prevent A-25 11086-0191\2074636v2.doc sedimentation from entering runoff from the site, they generally prevent soil erosion and loss of topsoil occurring at a construction site. Therefore, with adherence to the BMPs, potential construction -related erosion would be reduced to less than significant. F. HAZARDS AND HAZARDOUS MATERIALS 1. Construction — Transport, Use, or Disposal of Hazardous Materials. Impact HAZ-1: Hazardous materials used onsite during construction activities (i.e., petroleum products, solvents, paints, etc.) could be released to the environment through improper handling or storage, resulting in a potentially significant impact. a. Findings Changes or alterations have been required in or incorporated into the Project which avoid or substantially lessen the potentially significant environmental effects related to hazardous materials. Specifically, the following measures have been included to ensure that the Project's potential hazardous material impacts remain less than significant. Mitigation Measure MM HAZ-1: As a condition of approval for a grading permit, the use of construction best management practices (BMPs) shall be implemented as part of construction to minimize the potential negative effects of accidental release of hazardous materials to groundwater and soils. These shall include the following: • Follow manufacturer's recommendations on use, storage and disposal of chemical products used in construction; • Avoid overtopping construction equipment fuel gas tanks; • During routine maintenance of construction equipment, properly contain and remove grease and oils; and • Properly dispose of discarded containers of fuels and other chemicals in accordance with manufacturer's specifications and local and state regulations. All the BMPs shall be in accordance with the most recent version of the California Stormwater Quality Association (CASQA) BMP Handbook for construction and included in contract specifications. b. Facts in Support of Findings The onsite storage and/or use of large quantities of materials capable of impacting soil and groundwater are not typically required for a project of this proposed size and type. A-26 11086-0191\2074636v2.doc However, construction activities would require the use of certain hazardous materials such as fuels, oils, solvents, and glues. The inadvertent release of large quantities of these materials into the environment could adversely impact soil, surface waters, or groundwater quality. As such, Mitigation Measure MM-HAZ-1 requires the implementation of best management practices to minimize the potential negative effects of accidental release of hazardous materials to groundwater and soils. Therefore, with implementation of Mitigation Measure MM-HAZ-1, impacts would be reduced to less than significant. G. HYDROLOGY AND WATER QUALITY 1. Water Quality or Waste Discharge Impact HYDRO -1: The Project could degrade water quality as a result of proposed construction and/or operational activities. a. Findings Changes or alterations have been required in or incorporated into the Project which avoid or substantially lessen the potentially significant environmental effects related to water quality and waste discharge. Specifically, the following measures have been included to ensure that the Project's potential impacts remain less than significant. Mitigation Measure MM -HYDRO -1: The applicant shall retain a Qualified Storm Water Pollution Prevention Plan (SWPPP) Developer to prepare a SWPPP in accordance with Construction General Permit requirements. The SWPPP must be completed prior to filing a Notice of Intent (NOI) to apply for coverage under the Construction General Permit. The SWPPP shall contain a detailed project description and best management practices (BMPs) to be implemented onsite during and post -construction; BMP categories are expected to include, but are not limited to erosion control, sediment control, waste management and good housekeeping BMPs. Examples of BMPs include: • Revegetation of landscaped areas; • Hydro -seeding, mulching, or other erosion controls for inactive exposed areas; • Sediment controls such as check dams, desilting basins, fiber rolls, and silt fencing; • Catch basin inlet protection; • Construction materials management; and • Cover and containment of construction materials and wastes. A-27 11086-0191\2074636v2.doc The project operator shall also submit an Erosion and Sediment Control Plan (ESCP) to the City of Temecula Department of Public Works for approval as part of the project's grading permit application process. The ESCP shall detail planned erosion control measures on the construction site including but not limited to filtration of runoff, erosion controls, sediment controls, site perimeter protection, stabilization of construction access points, and slope protection. The ESCP shall be approved by the City prior to the start of construction activities. Mitigation Measure MM -HYDRO -2: The applicant shall implement the best management practices (BMPs) contained in the Water Quality Management Plan (WQMP) prepared for the project in March 2016. The project WQMP proposes implementation of various Structural Source Control BMPs (permanent, structural features), Operational Source Control BMPs (implemented by the site's occupant or users), and Low Impact Development (LID) BMPs. Source Control BMPs specified in the WQMP include, but are not limited to, marking all inlets to indicate that they drain to the ocean, designing landscaping to minimize irrigation and runoff, minimizing fertilizer and pesticide use, designating of trash receptacle areas, and avoiding the use of unprotected metals that could leach into runoff. Operational BMPs specified in the WQMP include, but are not limited to, repainting or replacing inlet markings, providing Integrated Pest Management plan information to owners, tenants, and employees, and inspecting and maintaining drains to prevent blockages and overflow. LID BMPs include a large infiltration basin, encouragement of natural infiltration, and conversion of a concrete -lined flood control channel to an infiltration swale. b. Facts in Support of Findings During construction, potential impacts on water quality are related to sediments, turbidity, and certain pollutants that might be associated with sediments (e.g., phosphorus and legacy pesticides). Construction -related activities that are primarily responsible for sediment releases are related to exposure of soils to rainfall/runoff and wind and include removal of vegetation, grading, and excavation. Other pollutants that are of concern during construction include waste materials, chemicals, concrete, and petroleum products used in building construction or the maintenance of heavy equipment. In accordance with Municipal Code Chapter 18.18, the Project operator would be required to comply with construction runoff -related measures including avoidance of grading during the rainy season when possible, minimizing exposure time of disturbed soil areas, stabilization of disturbed areas as soon as possible, and implementation of landscaping as early as feasible. Further, Mitigation Measure MM -HYDRO -1 would require the applicant to prepare a Stormwater Pollution Prevention Plan (SWPPP) in accordance with the Construction General Permit, which would utilize erosion control, sediment control, waste management and good housekeeping BMPs to prevent construction -related pollutants A-28 11086-0191 \2074636v2.doc from mixing with stormwater and being discharged into receiving waters. Erosion control refers to any source control practice that protects the soil surface and prevents soil particles from being detached by rainfall, flowing water, and wind. Sediment control refers to any practice that traps soil particles after they have been detached and moved by rain, flowing water, and wind. Mitigation Measure MM -HYDRO -1 also requires the Project operator to submit an Erosion and Sediment Control Plan (ESCP) to the City as part of the grading permit application in order to prevent erosion and sedimentation from occurring during construction. These required measures would reduce potential for erosion and sedimentation to occur onsite. With implementation of the SWPPP, ESCP, and Municipal Code requirements, water quality impacts from construction would be less than significant. Operation of the Project would introduce residential and recreational land uses to the Project Site, which have the potential to impact the existing water quality of the Project Site's receiving water bodies. To reduce impacts to water quality, Mitigation Measure MM -HYDRO -2 would require the Project operator to prepare a Water Quality Management Plan (WQMP) in compliance with the City's Stormwater Management Plan (SWMP) and Stormwater Ordinance. By cross-referencing pollutants that currently impair the Project Site's receiving waters and those associated with proposed residential and recreational land uses, the following priority pollutants of concern were identified for the WQMP: bacteria, metals, nutrients, pesticides, and toxic organic compounds. The Project WQMP's would implement various Structural Source Control BMPs and Operational Source Control BMPs, including both physical structures and actions that would prevent onsite priority pollutants of concern from coming into contact with runoff. The WQMP also recommends infiltration as a Low Impact Development (LID) BMP and infiltration will be achieved through a large infiltration basin appropriately sized to capture runoff and conversion of the existing concrete -lined flood control channel into an infiltration swale. The infiltration basin and infiltration swale would be used to remove targeted pollutants from stormwater runoff onsite during operation through the absorption and filtering of runoff. With implementation of the Project -specific WQMP recommendations, the Project would achieve compliance with the City's SWMP and Stormwater Ordinance and impacts to water quality during operation would be less than significant. 2. Drainage Pattern Alteration through Stream or River Alteration, Erosion, or Surface Runoff — Siltation or Flooding Impact HYDRO -3: The Project could substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, in a manner which would result in substantial erosion or siltation on- or off-site. a. Findings 11086-0191 \2074636v2.doc A-29 Changes or alterations have been required in or incorporated into the Project which avoid or substantially lessen the potentially significant environmental effects related to drainage patterns. Specifically, the following measures have been included to ensure that the Project's potential impacts remain less than significant. Mitigation Measure MM -HYDRO -1: The applicant shall retain a Qualified Storm Water Pollution Prevention Plan (SWPPP) Developer to prepare a SWPPP in accordance with Construction General Permit requirements. The SWPPP must be completed prior to filing a Notice of Intent (NOI) to apply for coverage under the Construction General Permit. The SWPPP shall contain a detailed project description and best management practices (BMPs) to be implemented onsite during and post -construction; BMP categories are expected to include, but are not limited to erosion control, sediment control, waste management and good housekeeping BMPs. Examples of BMPs include: • Revegetation of landscaped areas; • Hydro -seeding, mulching, or other erosion controls for inactive exposed areas; • Sediment controls such as check dams, desilting basins, fiber rolls, and silt fencing; • Catch basin inlet protection; • Construction materials management; and • Cover and containment of construction materials and wastes. The project operator shall also submit an Erosion and Sediment Control Plan (ESCP) to the City of Temecula Department of Public Works for approval as part of the project's grading permit application process. The ESCP shall detail planned erosion control measures on the construction site including but not limited to filtration of runoff, erosion controls, sediment controls, site perimeter protection, stabilization of construction access points, and slope protection. The ESCP shall be approved by the City prior to the start of construction activities. Mitigation Measure MM -HYDRO -2: The applicant shall implement the best management practices (BMPs) contained in the Water Quality Management Plan (WQMP) prepared for the project in March 2016. The project WQMP proposes implementation of various Structural Source Control BMPs (permanent, structural features), Operational Source Control BMPs (implemented by the site's occupant or users), and Low Impact Development (LID) BMPs. Source Control BMPs specified in the WQMP include, but are not limited to, marking all inlets to indicate that A-30 11086-0191\2074636v2.doc they drain to the ocean, designing landscaping to minimize irrigation and runoff, minimizing fertilizer and pesticide use, designating of trash receptacle areas, and avoiding the use of unprotected metals that could leach into runoff. Operational BMPs specified in the WQMP include, but are not limited to, repainting or replacing inlet markings, providing Integrated Pest Management plan information to owners, tenants, and employees, and inspecting and maintaining drains to prevent blockages and overflow. LID BMPs include a large infiltration basin, encouragement of natural infiltration, and conversion of a concrete -lined flood control channel to an infiltration swale. b. Facts in Support of Findings During construction, excavation, grading, and stockpiling of materials would alter the ground surface, consequently altering drainage patterns. Further, a portion of the Project Site is located within a flood zone, indicating that flood flows have a chance of inundating the area and being altered by construction activities. Altered drainage patterns have the potential to result in erosion, sedimentation and/or flooding on or offsite by redirecting or concentrating flows onsite. To reduce these potential impacts, Mitigation Measure MM -HYDRO -1 would require the Project operator to implement a SWPPP that would include erosion and sediment control BMPs, which minimize the potential for erosion and sedimentation to occur during construction. The Project operator would also be required to submit an ESCP that includes erosion and sedimentation control measures as well as BMPs designed to filter (and slow the velocity of) runoff onsite during construction. Further, compliance with Municipal Code Chapter 18.18 would avoid grading operations during the rainy season to the maximum extent possible, minimize exposure time of disturbed soil areas, and implement landscaping as early as feasible. These measures and BMPs would minimize the potential for erosion, sedimentation and flooding to occur during construction. Therefore, major alterations to the drainage pattern would occur over a relatively limited time frame and would be timed to avoid rainy season/flooding events when possible. Impacts to drainage patterns and associated erosion, sedimentation and/or flooding during construction would be less than significant with the above mitigation measures incorporated. During operation, the Project Site would consist of new residences, recreational areas, parking spaces, and landscaped areas. Approximately 52 percent of the Project Site (or approximately 12 of the 23 total acres) would be impervious. Therefore, compared to existing undeveloped conditions, the Project would permanently alter the drainage pattern of the Site. Mitigation Measure MM -HYDRO -2 requires implementation of the BMPs specified in the Project -specific WQMP, including low Impact Development (LID) BMPs requiring conversion of the existing Project Site concrete -lined channel to an infiltration swale with A-31 11086-0191\2074636v2.doc grass sides and cobblestone bottom. With implementation of these measure and BMPs, drainage would drain similarly to existing conditions (in a northwest direction) to the swale that would then direct surface flows into a newly -constructed infiltration basin at the northern end of the Project Site. The infiltration swale and infiltration basin would promote absorption of floodwaters onsite and would thus attenuate flooding potential. Therefore, the Project's permanent alterations in topography and drainage on the Project Site are not expected to result in erosion, sedimentation, or flooding with the implementation of Mitigation Measures MM -HYDRO -1 and MM -HYDRO -2. Impacts would be less than significant. 3. Create or Contribute Stormwater Runoff Water or Require New Storm Water Drainage Facilities or Expansion of Existing Facilities. Impact HYDRO -4: The Project could create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff. a. Findings Changes or alterations have been required in or incorporated into the Project which avoid or substantially lessen the potentially significant environmental effects related to stormwater drainage runoff or drainage. Specifically, the following measures have been included to ensure that the Project's potential impacts remain less than significant. See Mitigation Measures MM -HYDRO -1 and MM -HYDRO -2 above. b. Facts in Support of Findings Currently, the Project Site's drainage flows to the northwest corner into an open channel that eventually discharges into Temecula Creek and, as further discussed above, construction activities and materials would alter the drainage pattern. Construction of the Project would require the use of water onsite for various purposes including dust control, concrete mixing, and sanitation, which would potentially increase flow into the drainage system. Mitigation Measure MM -HYDRO -1 requires implementation of an ESCP, which requires filtration of discharge leaving the Project Site, thereby slowing discharge flows and preventing runoff from overwhelming storm drains. With implementation of Mitigation Measure MM -HYDRO -1, construction of the Project would not exceed the existing capacity of storm drains during construction. During operation, the Project Site would consist of new residences, recreational areas, parking spaces, and landscaped areas. Approximately 52 percent of the Project Site (or approximately 12 of the 23 total acres) would be impervious. Compared with existing undeveloped site conditions, operation of the Project could reduce the site's capacity to A-32 11086-0191 \2074636v2.doc capture and filter stormwater runoff and, during a storm event, an increase in runoff could potentially overwhelm receiving storm drains. However, the proposed Project includes the installation of storm drains on the Project Site that would connect with the existing storm drain in the northwest corner. Mitigation Measure MM -HYDRO -2 would require the implementation of infiltration LID BMPs by way of an infiltration basin, conversion of the concrete -lined channel to an infiltration swale, and maximization of pervious, open space areas throughout the Project Site. The Preliminary Drainage Study prepared for the Project concluded the Project would have no negative impacts downstream post -development, indicating that flows leaving the Project Site would not overwhelm or exceed storm drain capacity Therefore, operation of the proposed Project would result in Tess than significant impacts related to the capacity of existing and planned stormwater drainage systems with the implementation of mitigation measure MM -HYDRO -2. 4. Degradation of Water Quality Impact HYDRO -5: The Project could otherwise substantially degrade water quality. a. Findings Changes or alterations have been required in or incorporated into the Project which avoid or substantially lessen the potentially significant environmental effects related to water quality. Specifically, the following measures have been included to ensure that the Project's potential impacts remain less than significant. See Mitigation Measures MM -HYDRO -1 and MM -HYDRO -2 above. b. Facts in Support of Findings As discussed above in Sections VI.G, impacts to water quality from the introduction of sediment or other pollutants into receiving water bodies during construction and operation would be reduced through the implementation of the SWPPP and ESCP required as part of Mitigation Measure MM -HYDRO -1 and the implementation of the BMPs specified in the Project -specific WQMP required as part of Mitigation Measure MM -HYDRO -2. Given the depth of the local groundwater table (approximately 63 feet beneath the ground surface), ground -disturbing construction activities, including excavation and trenching, would not likely reach groundwater such that groundwater contamination would occur. During operation, surface water infiltration would be subject to natural treatment via percolation prior to entering the groundwater basin, and would thus not substantially affect groundwater quality. As such, the Project would not have the potential to otherwise substantially degrade water quality. Therefore, impacts to the degradation of water quality would be less than significant with the implementation of Mitigation Measures MM -HYDRO -1 and MM -HYDRO -2. A-33 11086-0191 \2074636v2.doc 5. Housing or Structures Within 100 -Year Flood Hazard Area — Flooding and Flood Flows Impact HYDRO -6: The Project could place housing within a 100 -year flood hazard area as mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map; or place within a 100 -year flood hazard area structures which would impede or redirect flood flows. a. Findings Changes or alterations have been required in or incorporated into the Project which avoid or substantially lessen the potentially significant environmental effects related to water quality. Specifically, the following measures have been included to ensure that the Project's potential impacts remain less than significant. Mitigation Measure MM -HYDRO -2: The applicant shall implement the best management practices (BMPs) contained in the Water Quality Management Plan (WQMP) prepared for the project in March 2016. The project WQMP proposes implementation of various Structural Source Control BMPs (permanent, structural features), Operational Source Control BMPs (implemented by the site's occupant or users), and Low Impact Development (LID) BMPs. Source Control BMPs specified in the WQMP include, but are not limited to, marking all inlets to indicate that they drain to the ocean, designing landscaping to minimize irrigation and runoff, minimizing fertilizer and pesticide use, designating of trash receptacle areas, and avoiding the use of unprotected metals that could leach into runoff. Operational BMPs specified in the WQMP include, but are not limited to, repainting or replacing inlet markings, providing Integrated Pest Management plan information to owners, tenants, and employees, and inspecting and maintaining drains to prevent blockages and overflow. LID BMPs include a large infiltration basin, encouragement of natural infiltration, and conversion of a concrete -lined flood control channel to an infiltration swale. b. Facts in Support of Findings The northern portion of the Project Site is located within a 100 -year flood zone and has the potential to become flooded when major rainstorms cause stream overflows in Temecula Creek. (See Draft EIR, Figure 3.8-1.) However, the Preliminary Drainage Study prepared for the Project Site determined there would be no negative downstream impacts during Project operation regarding post -development flows, indicating the Project would not worsen flooding. During operation, the proposed Project would consist of 245 residential units (attached and detached), a clubhouse including a spa and pool, tot lots, picnic areas, a bocce court, and a meandering trail. Potential impacts to the site's hydrology resulting from A-34 11086-0191 \2074636v2.doc placing housing and recreational structures in the flood zone include increased runoff volume and velocity; reduced infiltration; increased flow frequency, duration, and peaks; faster time to reach peak flow; and water quality degradation. In the event of a flood, the Project Site would be able to infiltrate portions of flood flows. Specific building standards, as described in Municipal Code Chapter 15.12, apply to flood -prone areas, including anchoring, use of flood -resistant building materials, use of adequate drainage paths, and elevating the structures to or above the base flood elevation. The City also reviews development plans for projects within the floodplain to ensure compliance with the California Building Code, the City's Municipal Code, and FEMA floodplain development requirements to resist flood -related damage. As part of compliance with Mitigation Measure MM -HYDRO -2, the proposed Project would implement LID BMPs, including an infiltration basin, conversion of the concrete -lined channel to an infiltration swale, and pervious surfaces throughout the site to increase site infiltration. With implementation of these measures, the Project Site would be able to infiltrate portions of flood flows in the event of a flood. Therefore, impacts related to placement of housing and structures within a 100 -year flood hazard area would be less than significant with mitigation. H. LAND USE AND PLANNING 1. Consistency with Conservation Plans. Impact LAN -3: The Project is located within the WRC MSHCP area and the payment of development fees to the Stephens' kangaroo fund is required. a. Findings Changes or alterations have been required in or incorporated into the Project which avoid or substantially lessen the potentially significant environmental effects related to consistency with conservation plans. Specifically, the following measures have been included to ensure that the Project's potential impacts remain less than significant. Mitigation Measure MM BIO -3: The applicant shall pay applicable Local Development Mitigation fees, as established and required by the Conservation Authority and City of Temecula, for continued implementation of the Western Riverside County MSHCP and Habitat Conservation for the Stephens' Kangaroo Rat. b. Facts in Support of Findings The Project Site is located within the Western Riverside County Multiple Species Habitat Conservation Plan (WRC MSHCP) area, where the City of Temecula is a participating entity and permittee of the WRC MSHCP. A full WRC MSHCP compliance report for the Project determined that the Project was consistent with the WRC MSHCP. Additionally, a subsequent Biological Technical Report and MSHCP Consistency A-35 11086-0191 \2074636v2.doc Analysis was prepared in 2016 to document the current existing conditions on the Project Site to determine if conditions have changed since the previous survey reports. Based on the surveys in these reports, the proposed Project is in compliance with the WRC MSHCP. Specifically, the Project Site is located within two criteria cells -7445 and 7446—of the WRC MSHCP, which requires the conservation of Proposed Constrained Linkage 14 (Temecula Creek) and species-specific surveys for burrowing owl. As described under Biological Resources above, implementation of Mitigation Measure MM -BIO -2 requires preconstruction surveys to confirm the presences or absence of this species, which would reduce any potentially significant impacts related to burrowing owls. Thus, implementation of this mitigation measure would ensure consistency with the WRC MSHCP as it relates to the burrowing owls. Additionally, the Project Site falls within the federal Habitat Conservation Program (HCP) fee payment area for the Stephens' kangaroo rat. This fee payment area generally encompass the historic range of the Stephens' kangaroo rat in Western Riverside County. However, the Project Site is not located within identified occupied habitat for the Stephens' kangaroo rat and the species has a low potential to occur due to lack of geographic connectivity. Therefore, impacts to the Stephen's kangaroo rat would be less than significant, but development fees into the Stephens' kangaroo rat fund are required by Mitigation Measure MM BIO -3 and City of Temecula Municipal Code (Section 3.2.3) for consistency with the WRC MSHCP. Therefore, the proposed Project would not conflict with applicable conservation plans and impacts would be less than significant with mitigation incorporated. I. NOISE 1. Operations – Exposure to Noise Levels in Excess of Standards. Impact NOI-1: Operation of the proposed Project could expose nearby sensitive resources to noise levels exceeding 5 dB due to operation of HVAC equipment at the Project Site. Impact NOI-2: The proposed duplex/triplex units could be exposed to noise levels exceeding 70 dBA CNEL due to traffic noise along adjacent roadways. a. Findings Changes or alterations have been required in or incorporated into the Project which avoid or substantially lessen the potentially significant environmental effects related to exposure to excessive noise levels. Specifically, the following measures have been included to ensure that the Project's potential impacts remain less than significant. Mitigation Measure MM -N01-3: Prior to the issuance of a certificate of occupancy, the applicant shall ensure that all new HVAC or mechanical A-36 11086-0191\2074636v2.doc equipment associated with the proposed project be designed with adequate shielding (e.g., via rooftop parapet or enclosure) or noise muffling devices to ensure that noise levels would not exceed the ambient noise level on the premises of other occupied residential properties located offsite by more than 5 dBA CNEL. Mitigation Measure MM -N01-4: Prior to the issuance of a certificate of occupancy, the applicant shall ensure that all exterior windows associated with the proposed residential uses at the project site along Pechanga Parkway, west of Loma Linda Road shall be constructed to provide a sufficient amount of sound insulation to ensure that interior noise levels would be below 45 dB Ldn or CNEL in any habitable room. b. Facts in Support of Findings As part of the proposed Project, new mechanical equipment, such as heating, ventilation, and air conditioning units (HVAC), may be installed on the residential units. The noise levels generated by the new HVAC units and exhaust fans could potentially disturb the existing residential uses surrounding the Project Site. In particular, the residential uses located immediately west of the Project Site, across the concrete -lined flood channel, would be exposed to the highest noise levels due to their proximity to the Project Site. According to Municipal Code Section 9.20.030 (Exemptions), sound emanating from heating and air conditioning equipment are exempt from the City's noise standards. Nonetheless, as an industry practice and Project design, the onsite HVAC units and other noise -generating mechanical equipment on new residential units would typically be installed on the rooftops and would be equipped with noise muffling devices or shielding to reduce noise levels that may affect nearby noise -sensitive uses. To ensure that the nearby noise -sensitive uses to the Project Site would not be adversely affected by any HVAC equipment noise, Mitigation Measure MM NOI-1 requires the use shielding or noise muffling devices that ensure noise levels would not exceed the noise level on the premises of offsite residential properties by more than 5 dBA CNEL. Therefore, noise impacts associated with HVAC equipment would be mitigated to less than significant. The new residential uses on the Project Site would be considered noise sensitive, so the Project itself would locate new noise -sensitive uses on the Project Site in an existing urban setting. The Project's detached cluster units along Pechanga Parkway, west of Loma Linda Road, would be exposed to maximum ambient noise levels up to approximately 73 dBA CNEL at 40 feet from Pechanga Parkway, which would exceed the City's land use compatibility standard of 70 dBA CNEL for multiple -family housing. Mitigation Measure MM -N01-4 would require the applicant to construct the residential units in the detached cluster along Pechanga Parkway west of Loma Linda Road with A-37 11086-0191 \2074636v2.doc sound insulating windows that ensure that interior noise levels would be below 45 dB Ldn or CNEL. With implementation of this mitigation measure, noise impacts to these on-site residences are reduced to less than significant. Increased traffic associated with the proposed Project would not result in a significant increase to current baseline or future (2020) baseline conditions. The Project would increase local noise levels by a maximum of 0.5 dBA CNEL at the nearest roadway segment of Loma Linda, which would not exceed the identified threshold of significance and, thus, the Project's impact to traffic noise would be less than significant without mitigation. J. TRAFFIC AND CIRCULATION The EIR identified the potential for the Project to cause significant traffic impacts at six intersections under either Existing (2016) Baseline Conditions or Opening Year (2020) Baseline Conditions, as further discussed below. In addition, the EIR identified the potential for the Project to cause a significant cumulative impact to four intersections. Measures have been identified that would mitigate impacts at each of these intersections to a less than significant level. 1. Effectiveness of Circulation System -- Existina (2016) Conditions. Impact Circ -la: The proposed Project would result in significant impacts at the following intersections under Existing (2016) Conditions: • 1-15 SB Ramps & Temecula Parkway (AM and PM peak hours) • 1-15 NB Ramps & Temecula Parkway (PM peak hour) • Loma Linda Road & Pechanga Parkway (PM peak hour) a. Findings Changes or alterations have been required in or incorporated into the Project which avoid or substantially lessen the potentially significant environmental effects related to traffic under existing (2016) conditions. Specifically, the following measures have been included to ensure that the Project's potential impacts remain less than significant. Mitigation Measure MM -CIRC -1: To mitigate the project impact, the following improvements are required: • Optimize the AM and PM peak hour traffic signal cycle lengths and splits within the coordinated timing plan for the 1-15 SB Ramps & Temecula Parkway and 1-15 NB Ramps & Temecula Parkway intersections. • Optimize the AM and PM peak hour traffic signal cycle lengths and splits within the coordinated timing plan for the Loma Linda Road & Pechanga Parkway intersection. Since Pechanga A-38 11086-0191 \2074636v2. doc Parkway operates an Adaptive Traffic Signal System, the entire corridor will need to be optimized. b. Facts in Support of Findings The City's Traffic Impact Analysis Guidelines sets a standard of LOS "D" for all City facilities in this Project's study area for this Project. For intersections that already operate at an LOS "E" or worse, an increase in delay of 2.0 seconds or more is considered a significant impact. Projects are not responsible for mitigating intersections unless the project causes an increase in delay of 2.0 or more seconds, even if the intersection is operating at an unacceptable LOS. The Caltrans Guide for the Preparation of Traffic Impact Studies sets a desired standard of either LOS "C" or "D," but the higher standard of LOS "C" was applied to all Caltrans facilities for a conservative analysis of this Project's impacts. For intersections that already operate at LOS "D" or worse, any increased delay is considered a significant impact. At the following three intersections, the Project would result in impacts that exceed the above LOS standards: (a) I-15 SB Ramps/Temecula Parkway (during AM and PM peak hours); (b) I-15 NB Ramps/Temecula Parkway (during PM peak hour); and (c) Loma Linda Road/Pechanga Parkway (during PM peak hour). The 1-15 SB Ramps/Temecula Parkway intersection is a Caltrans facility that operates at the unacceptable LOS "D," and the Project would result in an increased delay of 0.7 seconds during AM and PM peak hours. During PM peak hour, the 1-15 NB Ramps/Temecula Parkway intersection also operates at LOS "D," and the Project would result in an increased delay of 5.1 seconds during PM peak hour. The required improvements to these two Caltrans intersections in Mitigation Measure MM -CIRC -1 would improve the LOS at both intersections to LOS "C," which is acceptable under the Caltrans standard. Therefore, impacts to these two intersections would be less than significant with mitigation. The Loma Linda Road/Pechanga Parkway is a City facility that operates at an acceptable LOS "D" during PM peak hour. The Project would degrade this intersection's LOS to an unacceptable LOS "E," and increase delays by 26.3 seconds, during PM peak hour. The required improvements to this City intersection in Mitigation Measure MM -CIRC -2 would maintain the intersection's LOS at "C," and would improve delays from 39.2 to 29.0 seconds, during PM peak hour. Therefore, impacts to this this intersection would be less than significant with mitigation. 2. Effectiveness of Circulation System — Openinci Year (2020) Conditions 11086-0191‘2074636v2.doc A-39 Impact Circ -lc: The proposed Project would result in a significant impact at the 1-15 NB Ramps & Temecula Parkway intersection under Opening Year (2020) Conditions. Impact Circ -1d: The proposed Project would result in a significant impact at the Loma Linda Road & Pechanga Parkway intersection under Opening Year (2020) Conditions. Impact Circ -le: The proposed Project would result in a significant impact at the La Paz Road & Temecula Parkway intersection under Opening Year (2020) Conditions. a. Findings Changes or alterations have been required in or incorporated into the Project which avoid or substantially lessen the potentially significant environmental effects related to traffic under opening year (2020) conditions. Specifically, the following measures have been included to ensure that the Project's potential impacts remain less than significant. Mitigation Measure MM CIRC -1: To mitigate the project impact, the following improvements are required: • Optimize the AM and PM peak hour traffic signal cycle lengths and splits within the coordinated timing plan for the 1-15 SB Ramps & Temecula Parkway and 1-15 NB Ramps & Temecula Parkway intersections. • Optimize the AM and PM peak hour traffic signal cycle lengths and splits within the coordinated timing plan for the Loma Linda Road & Pechanga Parkway intersection. Since Pechanga Parkway operates an Adaptive Traffic Signal System, the entire corridor will need to be optimized. Mitigation Measure MM CIRC -2: To mitigate the project impact, the project proponent/developer is required to pay a fair -share contribution for the following additional improvements: • Modify the southbound approach to add a right -turn overlap phase. Mitigation Measure MM CIRC -3: To mitigate the project impact, the project proponent/developer is required to pay a fair -share contribution for the following improvements: • Optimize the AM and PM peak hour traffic signal cycle lengths and splits within the coordinated timing plan. Since Temecula A-40 11086-0191\2074636v2.doc Parkway operates an Adaptive Traffic Signal System, the entire corridor will need to be optimized. • Modify the westbound approach to provide a right turn lane with 300 feet of storage. b. Facts in Support of Findings The City's Traffic Impact Analysis Guidelines sets a standard of LOS "D" for all City facilities in this Project's study area for this Project. For intersections that already operate at an LOS "E" or worse, an increase in delay of 2.0 seconds or more is considered a significant impact. Projects are not responsible for mitigating intersections unless the project causes an increase in delay of 2.0 or more seconds, even if the intersection is operating at an unacceptable LOS. The Caltrans Guide for the Preparation of Traffic Impact Studies sets a desired standard of either LOS "C" or "D," but the higher standard of LOS "C" was applied to all Caltrans facilities for a conservative analysis of this Project's impacts. For intersections that already operate at LOS "D" or worse, any increased delay is considered a significant impact. At the following three intersections, the Project could result in impacts that exceed the above LOS standards without mitigation: (a) I-15 NB Ramps/Temecula Parkway (during PM peak hour); (b) Loma Linda Road/Pechanga Parkway (during AM peak hour); and (c) La Paz Road/Temecula Parkway (during AM peak hour). The 1-15 NB Ramps/Temecula Parkway intersection is a Caltrans facility that is expected to operate at the unacceptable LOS "D" during PM peak hour under Opening Year (2020) Conditions (Without Project). The Project would result in an increased delay of 0.9 seconds during PM peak hour. The required improvements to this Caltrans intersection in Mitigation Measure MM - CIRC -1 would improve the LOS at this intersection to LOS "C" during PM peak hour, which is acceptable under the Caltrans standard. Therefore, impacts to the 1-15 NB Ramps/Temecula Parkway intersection would be less than significant with mitigation. The Loma Linda Road/Pechanga Parkway is a City facility that is expected to operate at an acceptable LOS "D" under Opening Year (2020) Conditions (Without Project). The Project would result in a degradation of this intersection to an LOS "E," and result in an increased delay of 11.7 seconds, during AM peak hour. The required improvements in Mitigation Measures MM -CIRC -1 and MM -CIRC -2 would maintain the intersection's acceptable LOS at "D," and improve the delay from 47.9 under baseline conditions to 41.4, during AM peak hour. Therefore, impacts to the Loma Linda Road/Pechanga Parkway intersection would be less than significant with mitigation. A-41 11086-0191 \2074636v2.doc The La Paz Road/Temecula Parkway intersection is a City facility that is expected to operate at an unacceptable LOS "F" under Opening Year (2020) Conditions (Without Project) during AM peak hour. During AM peak hour, the Project would result in an increased delay of 5.7 seconds. The required improvements to this intersection in Mitigation Measure MM -CIRC -3 would result reduce delays at this intersection by 34.4 seconds (from 145.6 seconds under baseline conditions to 111.2 seconds with the Project and MM -CIRC -3). Therefore, impacts to the La Paz Road/Temecula Parkway intersection would be less than significant with mitigation. Therefore, with the implementation of Mitigation Measures MM -CIRC -1, MM -CIRC -2, and MM -CIRC -3, impacts to circulation under Opening Year (2020) Conditions would be less than significant. 3. Cumulative Traffic Impacts — Future Buildout (2035) Conditions. Impact CUM -CIRC -1 b: Under Future Buildout (2035) Plus Project conditions, the 1-15 NB Ramps and Temecula Parkway intersection would operate at an unacceptable LOS, resulting in a potentially significant impact. Impact CUM -CIRC -1c: Under Future Buildout (2035) Plus Project conditions, the Pechanga Parkway and Temecula Parkway intersection would operate at an unacceptable LOS, resulting in a potentially significant impact. Impact CUM -CIRC -1d: Under Future Buildout (2035) Plus Project conditions, the Loma Linda Road and Pechanga Parkway intersection would operate at an unacceptable LOS, resulting in a potentially significant impact. Impact CUM -CIRC -le: Under Future Buildout (2035) Plus Project conditions, the La Paz Road and Temecula Parkway intersection would operate at an unacceptable LOS, resulting in a potentially significant impact. a. Findings Changes or alterations have been required in or incorporated into the Project which avoid or substantially lessen the cumulatively considerable impacts to local roadways. Specifically, the following measures have been included to ensure that the impacts remain less than cumulatively considerable. Mitigation Measure MM CIRC -1: To mitigate the project impact, the following improvements are required: A-42 11086-0191 \2074636v2.doc • Optimize the AM and PM peak hour traffic signal cycle lengths and splits within the coordinated timing plan for the 1-15 SB Ramps & Temecula Parkway and 1-15 NB Ramps & Temecula Parkway intersections. • Optimize the AM and PM peak hour traffic signal cycle lengths and splits within the coordinated timing plan for the Loma Linda Road & Pechanga Parkway intersection. Since Pechanga Parkway operates an Adaptive Traffic Signal System, the entire corridor will need to be optimized. Mitigation Measure MM CIRC -2: To mitigate the project impact, the project proponent/developer is required to pay a fair -share contribution for the following additional improvements: • Modify the southbound approach to add a right -turn overlap phase. Mitigation Measure MM CIRC -3: To mitigate the project impact, the project proponent/developer is required to pay a fair -share contribution for the following improvements: • Optimize the AM and PM peak hour traffic signal cycle lengths and splits within the coordinated timing plan. Since Temecula Parkway operates an Adaptive Traffic Signal System, the entire corridor will need to be optimized. • Modify the westbound approach to provide a right turn lane with 300 feet of storage. Mitigation Measure MM -CUM -CIRC -2: To mitigate the project impact, the following improvements are required: • Modify the northbound approach to add a second right -turn lane. • Modify the eastbound approach to add a third right -turn lane. • Modify the westbound approach to add a third left -turn lane. • Optimize the AM and PM peak hour traffic signal cycle lengths and splits within the coordinated timing plan. Since the Temecula Parkway and Pechanga Parkway intersection operates Adaptive Traffic Signal Systems, both corridors will require optimization. A-43 11086-0191 \2074636v2.doc b. Facts in Support of Findings The City's Traffic Impact Analysis Guidelines sets a standard of LOS "D" for all City facilities in this Project's study area for this Project. For intersections that already operate at an LOS "E" or worse, an increase in delay of 2.0 seconds or more is considered a significant impact. Projects are not responsible for mitigating intersections unless the project causes an increase in delay of 2.0 or more seconds, even if the intersection is operating at an unacceptable LOS. The Caltrans Guide for the Preparation of Traffic Impact Studies sets a desired standard of either LOS "C" or "D," but the higher standard of LOS "C" was applied to all Caltrans facilities for a conservative analysis of this Project's impacts. For intersections that already operate at LOS "D" or worse, any increased delay is considered a significant impact. At the following four intersections, the Project could result in impacts that exceed the above LOS standards without mitigation: (a) I-15 NB Ramps/Temecula Parkway (during AM peak hour); (b) Pechanga Parkway/Temecula Parkway (during PM peak hour); (c) Loma Linda Road/Pechanga Parkway (during AM peak hour); and (d) La Paz Road/Temecula Parkway (during AM and PM peak hours). The 1-15 NB Ramps/Temecula Parkway intersection is a Caltrans facility that is expected to operate at the unacceptable LOS "D" during AM peak hour under Future Buildout (2035) Conditions (Without Project). The Project would result in an increased delay of 0.2 seconds during AM peak hour. The required improvements to this Caltrans intersection in Mitigation Measure MM - CIRC -1 would improve the LOS at this intersection to LOS "A" during AM peak hour, which is acceptable under the Caltrans standard. Therefore, cumulative impacts to the I- 15 NB Ramps/Temecula Parkway intersection would be less than significant with mitigation. The Pechanga Parkway/Temecula Parkway intersection is expected to operate at the unacceptable LOS "F" during PM peak hour under Future Buildout (2035) Conditions (Without Project). The Project would result in an increased delay of 5.7 seconds during PM peak hour. The required improvements to this intersection in Mitigation Measure MM -CUM -CIRC -1 would improve the LOS at this intersection to LOS "D" during PM peak hour, which is acceptable under the City standard. Therefore, cumulative impacts to the Pechanga Parkway/Temecula Parkway intersection would be less than significant with mitigation. The Loma Linda Road/Pechanga Parkway intersection is expected to operate at the unacceptable LOS "D" during AM peak hour under Future Buildout (2035) Conditions (Without Project). The Project could result in degraded operations at this intersection to an LOS "E" an increased delay of 9.3 seconds during AM peak hour. A-44 11086-0191 \2074636v2.doc The required improvements to this intersection in Mitigation Measures MM -CIRC -1 and MM -CIRC -2 would maintain the LOS at this intersection to LOS "D" during PM peak hour, which is acceptable under the City standard, and improve delays from 47.9 seconds without the Project to 45.6 with the Project and mitigation. Therefore, cumulative impacts to the Loma Linda Road/Pechanga Parkway intersection would be less than significant with mitigation. The La Paz Road/Temecula Parkway intersection is expected to operate at the unacceptable LOS "F" during AM peak hour and LOS "E" under Future Buildout (2035) Conditions (Without Project). The Project could result an increased delay of 4.4 seconds during AM peak hour and 3.9 seconds during PM peak hour. These increased delays would exceed the 2 -second threshold applicable to intersections that already operate at an unacceptable LOS. The required improvements to this intersection in Mitigation Measure MM -CIRC -3 would maintain the expected service levels at LOS "F" during AM peak hour and LOS "E" during PM peak hour. Although the intersection would still operate at an unacceptable LOS, implementation of MM -CIRC -3 would result in reduced delays compared to baseline Future Buildout (2035) Conditions. During AM peak hour, delays would be reduced from 132.6 seconds under baseline conditions to 106.2 seconds with implementation of the Project and MM -CIRC -3. During PM peak hours, the Project with mitigation would maintain operations at pre -Project conditions. Therefore, cumulative impacts to the La Paz Road/Temecula Parkway intersection would be less than significant with mitigation. Therefore, with the implementation of Mitigation Measures MM -CIRC -1, MM -CIRC -2, MM -CIRC -3, and MM -CUM -CIRC -1, cumulative traffic impacts to the following intersections would be less than significant: (a) I-15 NB Ramps/Temecula Parkway; (b) Pechanga Parkway/Temecula Parkway; (c) Loma Linda Road/Pechanga Parkway; and (d) La Paz Road/Temecula Parkway. As discussed below in Section VII, cumulative impacts to the 1-15 SB Ramps/Temecula Parkway intersection would remain significant and unavoidable. VII. Environmental Effects that Remain Significant and Unavoidable After Mitigation. In the environmental areas of Noise and Traffic and Circulation, there are instances where potential environmental impacts would remain significant and unavoidable, as discussed below: A. NOISE 1. Construction Noise Impacts Impact NOI-1: Construction activities occurring at each individual development site in the Project area would potentially expose their respective adjacent or nearby receptor(s) to substantial increases in ambient noise levels. A-45 11086-0191 \2074636v2.doc Impact NOI-4: Construction activities associated with the proposed Project would generate a substantial temporary or periodic increase in ambient noise levels in the Project vicinity and would expose nearby sensitive receptors to substantial increases in noise levels. These noise levels would result in substantial temporary or periodic ambient noise levels at the following surrounding sensitive land uses: residences southeast of the Project Site across Loma Linda Road, residences west of the Project Site across the concrete -lined flood channel, residences northeast of the Project Site across Temecula Lane, and at the Pala Community Park. a. Findings During construction, the proposed Project has a potential to temporarily generate noise levels that may result in (1) exposure of persons to or generation of noise levels in excess of applicable local standards and (2) a substantial temporary or periodic increase in ambient noise levels in the Project vicinity above levels existing without the Project. Changes or alterations have been required in or incorporated into the Project that reduce the impacts related to construction noise. The below mitigation measures are required in order to reduce construction noise impacts to the extent feasible. Mitigation Measure MM -N01-1: Prior to the issuance any grading or building permits for a phase or sub phase (project -specific future development within a construction phase), the applicant shall provide evidence to the City that the development will not exceed the City's exterior noise standards for construction (see Table 3.10-8). If it is determined that City noise standards for construction activities would be exceeded, the applicant shall submit a construction- related exception request to the City Manager at least one week in advance of the project's scheduled construction activities, along with the appropriate inspection fee(s), to ensure that the project's construction noise levels would be granted an exception from the noise standards set forth in Section 9.20.040 of the City of Temecula Municipal Code. Factors the City shall consider when granting a noise exception include, but are not limited to, the consideration of the level of noise, duration of noise, constancy or intermittency of noise, time of day or night, place, proximity to sensitive receptors, nature and circumstances of the emission or transmission of any such loud noise. If a construction -related exception request is not approved by the City, design measures shall be taken to reduce the construction noise levels to the maximum extent feasible to achieve compliance with the City's construction noise standards. These measures may include, but are not limited to, the erection of noise barriers/curtains, use of advanced or state-of-the-art mufflers on construction equipment, and/or reduction in the amount of equipment that would operate concurrently at the development site. A-46 11086-0191 \2074636v2.doc Mitigation Measure MM -N01-2: The applicant shall comply with the following noise reduction measures during construction: • Ensure that noise and groundborne vibration construction activities whose specific location on a construction site may be flexible (e.g., operation of compressors and generators, cement mixing, general truck idling) shall be conducted as far as possible from the nearest noise- and vibration -sensitive land uses. • Ensure that the use of construction equipment or construction methods with the greatest peak noise generation potential will be minimized. Examples include the use of drills and jackhammers. When impact tools (e.g., jack hammers, pavement breakers, and caisson drills) are necessary, they shall be hydraulically or electrically powered wherever possible to avoid noise associated with compressed air exhaust from pneumatically powered tools. Where use of pneumatic tools is unavoidable, an exhaust muffler on the compressed air exhaust shall be used; this muffler can lower noise levels from the exhaust by up to about 10 dBA. External jackets on the tools themselves shall be used where feasible; this could achieve a reduction of 5 dBA. Quieter procedures, such as use of drills rather than impact tools, shall be used whenever feasible, as determined by the City of Temecula's Building Official based on the circumstances such as exposure to sensitive receptors, type and number of equipment used, and duration of noise. • Locate stationary construction noise sources away from adjacent receptors and muffled and enclosed within temporary sheds, incorporate insulation barriers, or other measures to the extent feasible, as determined by the City's Building Official based on the circumstances such as exposure to sensitive receptors, type and number of equipment used, and duration of noise. • Construction truck traffic shall be restricted to routes approved by the City of Temecula, and shall avoid residential areas and other sensitive receptors, to the extent feasible. • Designate a construction relations officer to serve as a liaison with surrounding residents and property owners who is responsible for responding to address any concerns regarding construction noise and vibration. The liaison's telephone number(s) shall be prominently displayed at construction locations. A-47 11086-0191 \2074636v2.doc • Hold a preconstruction meeting with the City's job inspectors and the general contractor or onsite project manager to confirm that noise and vibration mitigation and practices (including construction hours, sound buffers, neighborhood notification, posted signs, etc.) are implemented. b. Facts in Support of Findings Construction of the proposed Project would require the use of heavy equipment during the grading and excavation activities at the Project Site, installation of new utilities, paving, and building fabrication for the proposed residential buildings. Development activities would also involve the use of smaller power tools, generators, and other sources of noise. During each stage of development, there would be a different mix of equipment, which means that construction activity noise levels at and near the Project Site would fluctuate depending on the particular type, number, and duration of use of the various pieces of construction equipment. Under Municipal Code Section 9.20.040, the exterior noise standard for single-family residential use receptors is 65 dBA Ldn/CNEL. However, Section 9.20.070 (Exceptions) allows for construction -related exceptions from these noise standards if approved by the City Manager. The request for construction -related exceptions must be submitted in writing at least three working days in advance of the scheduled and permitted construction activity, and be accompanied with the appropriate inspection fee(s). Further, construction activities are prohibited between the hours of 6:30 P.M. and 7:00 A.M. Monday through Friday, and are allowed on Saturday only between 7:00 A.M. and 6:30 P.M.. Construction activities are prohibited on Sundays and nationally recognized holidays. Existing sensitive receptors in the vicinity of the Project Site consist primarily of single- family residential uses located nearby the Project Site to the southeast, southwest, west, and northwest. A community park is also located north of the Project Site. During construction of the Project, these nearby offsite land uses could be located less than 30 feet from a construction site. To provide a conservative or "worst-case" analysis, the EIR assumed that the highest noise level would occur continuously for an entire hour during a construction day. But it should be noted that construction equipment would rarely operate continuously for a full hour at a construction site because the operating cycle for construction equipment would typically involve one or two minutes of full power operation followed by three or four minutes at lower power settings. Additionally, construction equipment engines would likely be intermittently turned on and off over the course of an hour. Based on the types of equipment that would be required for construction, noise levels could reach up to 90 dBA Leq at the nearest land uses, which are located within 30 feet of the Project. Based on the conservative "worst case" analysis, it was assumed that hourly construction noise levels would be 90 dBA Leq for up to eight hours. Given that construction noise levels generated by the Project could reach as high as 90 dBA Ldn at A-48 11086-0191 \2074636v2.doc 30 feet from a construction site, it is likely that the City's exterior noise levels would be exceeded at land uses farther from the Project Site. Exterior noise levels could exceed the 65 dBA Leq/CNEL standard up to 550 feet from construction activities. The existing daytime noise levels measured at locations surrounding the Project Site range from approximately 48.5 dBA to 71.2 dBA Leq. As construction noise levels associated with the Project could reach as high as 90 dBA Leq at a distance of 30 feet from a construction site, an increase in noise levels of 13 to 38 dBA could occur at a neighboring receptor to the construction site. The highest increase in ambient daytime noise levels would be approximately 38 dB, which would occur at the existing single- family residential uses located west of the Project Site, across the flood channel. Such an increase in the ambient noise levels at a neighboring receptor would be considered substantial, since a change in noise levels of 10 dBA is subjectively heard as doubling of the perceived loudness. As such, construction noise associated with the proposed Project would be substantially greater than existing noise levels at these nearby sensitive receptor locations. Mitigation Measure MM -N01-1 would require the applicant to provide evidence to the City that construction activities would not exceed the City's noise standard. If it is determined that City noise standards would be exceeded during construction, the applicant must submit an exception request at least one week in advance of construction activities. Although this exception would allow for the City's noise standards to be exceeded from a regulatory perspective, the construction noise levels generated by the Project would be considered a significant environmental impact because the resultant noise levels could still result in a substantial temporary increase in noise levels at offsite receptors. Mitigation Measure MM -N01-2 which would require the implementation of noise reduction devices and techniques during construction activities for the new developments occurring under the Project, would be implemented to reduce the construction -related noise levels at nearby receptors to the maximum extent feasible. Nonetheless, under the circumstances where future construction sites within the Project Site are located immediately adjacent to other land uses, the noise reduction devices and techniques prescribed under Mitigation Measure MM -N01-2 would not be able to fully attenuate construction noise levels. As a result, noise impacts related to a substantial temporary or periodic increase in ambient noise levels above existing levels existing would remain significant. Although Mitigation Measure MM -N01-2 would reduce the Project's construction noise levels to the maximum extent feasible, it is anticipated that the nearest existing land uses to each of the proposed developments in the Project Site would continue to experience a substantial temporary or periodic increase in ambient noise levels during construction activities. Therefore, the Project's construction noise would be a temporary significant and unavoidable impact on the nearby existing land uses and the proposed Project would generate a substantial temporary or periodic increase in ambient noise levels in the A-49 11086-0191 \2074636v2.doc Project vicinity. Mitigation Measures MM -N01-1 and MM -N01-2 reduce temporary construction noise to the extent feasible and no additional feasible mitigation is available due to the inherent noise associated with construction activities and the proximity of nearby receptors. B. TRAFFIC AND CIRCULATION 1. Cumulative Traffic Impacts on 1-15 SB Ramps/Temecula Parkway Intersection Impact CUM -CIRC -la: Under Future Buildout (2035) Plus Project conditions, the 1-15 SB Ramps and Temecula Parkway intersection would operate at an unacceptable LOS, resulting in a potentially significant impact. a. Findings The proposed Project has a potential to result in significant traffic impacts to the 1-15 SB Ramps/Temecula Parkway intersection under Future Buildout (2035) Conditions. Changes or alterations have been required in or incorporated into the Project that reduce the impacts related to construction noise. The below mitigation measures are required in order to reduce construction noise impacts to the extent feasible. Mitigation Measure MM -CUM -CIRC -1: To mitigate the project impact, the following improvements are required: • Modify the northbound approach from one left -turn lane, one through lane, one shared through/right lane and one right -turn lane to one left -turn lane, one through lane and three right -turn lanes with a right -turn overlap phase. • Modify the eastbound approach from one left -turn lane, one through lane and one shared through/right-turn lane to one left - turn lane, two through lanes and two right -turn lanes with a right -turn overlap phase. • Modify the southbound approach from one left -turn lane, one through lane and one shared through/right lane to two left -turn lanes, one through lane and one shared through/right lane. • Optimize the AM and PM peak hour traffic signal cycle lengths and splits within the coordinated timing plan. b. Facts in Support of Findings The EIR calculated traffic volumes for the Future Buildout (2035) Plus Project scenario by adding volumes generated by the proposed Project to the Future Buildout (2035) A-50 11086-0191\2074636v2.doc Base conditions. The Caltrans Guide for the Preparation of Traffic Impact Studies sets a desired standard of either LOS "C" or "D," but the higher standard of LOS "C" was applied to all Caltrans facilities for a conservative analysis of this Project's impacts. For intersections that already operate at LOS "D" or worse, any increased delay is considered a significant impact. At the 1-15 SB Ramps/Temecula Parkway intersection (during AM and PM peak hours), the Project would result in impacts that exceed the above LOS standards without mitigation. This intersection is a Caltrans facility that is expected to operate at LOS "E" during AM peak hour and at LOS "F" during PM peak hour under Future Buildout (2035) Conditions (Without Project). The Project would result in an increased delay of 0.9 seconds during AM peak hour and 5.7 seconds during the PM peak hour. Because any increased delay is considered a significant impact to a Caltrans facility, impacts would be significant. The required improvements to this Caltrans intersection in Mitigation Measure MM - CUM -CIRC -1 would improve the LOS at this intersection to LOS "C" during both AM and PM peak hour, which is acceptable under the Caltrans standard. As such, if these improvements are constructed, impacts to the 1-15 SB Ramps/Temecula Parkway intersection would be less than significant. However, neither the applicant nor the City can guarantee that the improvements because they would require the acquisition of right-of-way to accommodate the additional lanes and the intersection falls under the jurisdiction of Caltrans. Therefore, the impact is considered significant and unavoidable. No additional feasible mitigation is available because improvements that necessitate an expanded right-of-way are needed to improve this intersection's operations to Caltrans standards. VIII. Proiect Alternatives. The EIR considered and analyzed three alternatives to the Proposed Project: Alternative 1—No Project Alternative (No Development); Alternative 2—General Plan Alternative; and Alternative 3—Reduced Development Alternative. The three alternatives that were analyzed in the EIR are discussed below, including the basis for rejecting each alternative. In addition, comparison of the alternatives is available in Table 5-2 of the EIR. Each alternative's environmental impacts are considered and analyzed, along with an analysis of whether it achieves any of the Project Objectives as shown below. • Develop a high-quality residential community on the project site that focuses on providing a variety of medium -density housing types that would serve various age groups and household sizes. • Provide a housing product that is desirable in light of the competitive market and the increased availability of attached and detached single- family homes for purchase. A-51 11086-019112074636v2. d oc Provide a project that is compatible in density and character to the surrounding residential communities. A. ALTERNATIVE 1—NO PROJECT ALTERNATIVE (NO DEVELOPMENT) 1. Summary of Alternative Alternative 1 evaluates the environmental impacts if the Project Site were to remain in its current state as vacant land for the foreseeable future. The Project Site in its entirety is approximately 23 acres of previously disturbed, undeveloped land. Vegetation at the site consists of previously disturbed areas containing non-native grasses, ruderal herbs and forbs, remnants of native scrub, and a number of isolated mature trees. Disking for fuel modification is evident at the site. The topography on the site ranges from a high elevation of 1,031 feet above mean sea level (amsl) at the eastern portion of the site, to a low elevation of 1,015 feet amsl near the northern portion of the site. An existing watercourse traverses the property, flowing from east to west into an existing drainage channel. Under this Alternative 1, the Project Site would be left undeveloped and the proposed residential Project would not be built. The site would continue to contain the remnants of a previous structure and several trees as well as ruderal vegetation. In addition, the concrete culvert along the western edge of the Project Site would remain as is and would not be converted into a bioswale. Unimproved areas along Pechanga Parkway would not be landscaped or improved in any other way. 1. Reason for Rejecting Alternative Alternative 1 is the "No Build" alternative in which no development would occur on the Project Site. The Site would remain vacant, undeveloped land. Because no development or change would occur on the Project Site, no impacts would occur. As such, the proposed Project's impacts would be reduced under this Alternative. For aesthetic impacts, Alternative 1 would not impact views, scenic resources, or the visual character and quality of the Project Site because no development would occur and the Site would remain in its current condition. The Project's aesthetics impacts are all less than significant without mitigation, except that mitigation is required for light and glare. Alternative 1 would not introduce new sources of light and glare. This Alternative would have no impacts to aesthetics and would therefore reduce impacts compared to the proposed Project. Air quality impacts would be reduced compared to the proposed Project because Alternative 1 would result in no construction -related emissions (from construction activities, vehicles, and equipment), and no operational emissions (associated with increased traffic). With no construction and no additional traffic volumes or operational emissions, air emissions in the vicinity would remain unchanged. No impact to air quality would occur as a result of this alternative, so impacts would be reduced as compared to the proposed Project. A-52 11086-0191\2074636v2.doc No impacts to biological resources would occur under Alternative 1 because no residential units would be constructed and all impacts related to biological resources would be avoided. The proposed Project could result in a loss of foraging and nesting habitat for raptors and other migratory birds, and a loss of habitat for the burrowing owl and, but mitigation reduces these impacts to less than significant. Because no impacts to biological resources would occur under Alternative 1, impacts would be reduced. No potential impacts to cultural resources would occur under Alternative 1 because no grading activities would occur that could unearth cultural resources or disturb paleontological resources. Under this alternative, there would be no changes to the site and thus no impact to cultural resources would occur, eliminating any potential project impacts. Potential impacts to geology and soils, such soil erosion during construction, would not occur under Alternative 1. The Project Site would not be developed. However, geology and soils effects under the proposed Project are not anticipated to be significant, so these differences would be negligible. Greenhouse gas emissions would similarly be reduced under Alternative 1. Under Alternative 1, the Project Site would not be developed and increased GHG emissions would not occur. Therefore, this alternative would result in fewer effects related to global warming and climate change than the proposed Project. However, the proposed Project would not result in significant climate change effects, so the differences would be negligible. Construction -related hazardous materials would not be brought to the site under Alternative 1, nor would hazardous materials be used. Therefore, this alternative would result in fewer impacts related to Hazards and Hazardous Materials compared to the proposed Project. No increase of impervious surfaces and no change to the natural drainage patterns of the Project Site would occur under Alternative 1. No improvements would be required for water quality treatment. Overall, this alternative would result in fewer effects related to hydrology and water quality than the proposed Project. The proposed Project would result in a land use change, whereas Alternative 1 would result in no change to the existing conditions at the Project Site. Because no change to the existing land use or land use plans and policies related to the Project Site would occur, this alternative would have no direct impact on land use at the site or in the vicinity. However, no significant land use compatibility or detrimental environmental effects are associated with the land use change under the proposed Project. Noise would be unaffected under Alternative 1. It would result in no change to existing ambient noise levels and would not introduce no new source of noise. Because the site would remain undeveloped under this alternative, traffic -related noise would not increase. This alternative would result in no impact related to noise at or in the vicinity of A-53 11086-0191 \2074636v2.doc the Project Site. The significant and unavoidable temporary construction noise impact would be completely avoided. Impacts would be reduced and the proposed Project construction -phase significant impacts would not occur. Alternative 1 would not include new housing and no increase in population would occur. The proposed Project would not induce greater population growth than what is already forecasted for the City of Temecula and impacts would be less than significant. Thus, Alternative 1 would result in fewer effects related to population and housing, but these differences are not significant from an environmental perspective. No impacts to public services would occur under Alternative 1 because it would not result in any additional population at the Project Site, and, therefore, would not result in an increased demand on existing fire protection, police protection, public schools, libraries, or hospitals. Although impacts would be reduced under Alternative 1, the proposed Project's impacts to public services are all less than significant. Under Alternative 1, the Project Site would not be developed and no increase demand for water, wastewater, or solid waste services would occur. Thus, under Alternative 1, impacts to utilities and service systems would not occur. However, the proposed Project would not result in significant utilities impacts. Therefore, the difference in impacts to utilities between the proposed Project and Alternative 1 are negligible. Overall, Alternative 1 would therefore reduce environmental impacts compared to the proposed Project. However, Alternative 1 does not satisfy any of the three Project Objectives. Because Alternative 1 would result in no development of the Project Site, it would not provide high-quality residential uses compatible in density and character with the surrounding uses. Whereas the proposed Project satisfies each Project Object, Alternative 1 fulfills none of the Objectives. Thus, the City Council finds that Alternative 1 would not meet any of the Project Objectives. The City Council hereby finds that each of the reasons set forth above would be an independent ground for rejecting Alternative 1, and by itself, independent of any other reason, would justify rejection of Alternative 1. B. ALTERNATIVE 2—GENERAL PLAN ALTERNATIVE 1. Summary of Alternative Under this alternative, the Project Site would be developed according to the current General Plan land use designation for the Project Site, which is Professional Office (PO). Development under the PO designation is intended to include low-rise offices situated in a landscaped garden arrangement and may include mid -rise structures at appropriate locations. Typical professional uses include legal, design, engineering, or medical offices, corporate and governmental offices, and community facilities and may include supporting convenience retail and personal service commercial uses to serve the needs of the on-site employees. The General Plan establishes an intensity range of 0.30 to 1.0 A-54 11086-0191 \2074636v2.doc for the floor to area ratio (FAR) for the PO designation, with a target net FAR of 0.35. Under the target net FAR of 0.35, this alternative would develop approximately 307,600 square feet of office space on the Project Site. This alternative would also include landscaping and the required parking spaces per the City's Municipal Code. The site would also be served by bus and shuttle services. 2. Reason for Reiectinq Alternative Environmental impacts in the Biological Resources, Cultural Resources, Geology and Soils, and Hydrology and Water Resources correlate primarily with the footprint of site development because they relate to the location of a project and the development of vacant land. A similar area would be disturbed under either Alternative 2 and the proposed Project. Therefore, Alternative 2 would have the same impact in these areas when compared to the proposed Project. Under Alternative 2, a similar amount of construction -related emissions (from construction activities, vehicles and equipment) would occur as compared to the proposed Project. However, operational emissions (associated with increased traffic) would increase under Alternative 2 because office uses would generate more traffic than residential uses. Under Alternative 2, operation of the office buildings would generate approximately 3,393 daily trips, which results in 1,677 more daily trips than the proposed Project. Thus, Alternative 2 would result in greater air quality impacts than the proposed Project due to the increase traffic volumes during operation. Alternative 2 would result in a similar amount of emissions from construction -related activities. However, operation of Alternative 2 would generate almost double the amount of daily trips as the proposed Project, which would result in greater effects related to global warming and climate change than the proposed Project. Because the Alternative 2 would generate more traffic, it would have a greater impact than the proposed Project. Hazardous materials used in construction and operation of the Project Site would be similar under Alternative 2. Therefore, Alternative 2 would have similar impacts related to hazards and hazardous materials as the proposed Project. Under this alternative, the Project Site would be developed with office uses, which is currently allowed under the existing General Plan designation and zoning. The proposed Project would require a General Plan Amendment and zoning change, but would otherwise be consistent with planning documents and policies. This alternative would also be consistent, and thus, land use effects would be similar. Like the proposed Project, Alternative 2 would increase ambient noise levels and would introduce a new source of noise at the Project Site. Alternative 2 would also have a significant and unavoidable temporary construction -noise impact. Both this alternative and the proposed Project would result in increased traffic -related noise. However, traffic would increase by about twice as much under Alternative 2 than it would under the proposed Project. Therefore, noise impacts would be greater for Alternative 2 than the proposed Project. A-55 11086-0191 \2074636v2.doc Effects associated with population growth would be Tess under Alternative 2 than under the proposed Project. Alternative 2 would not result in an increase in residential population as it would develop an office use building. Although the proposed Project would not induce greater population growth than what is already forecasted for the City, Alternative 2's effects would be reduced. Because Alternative 2 would not generate population growth, Alternative 2 would not result in student generation and would result in fewer effects related to schools. In addition, because the site would include office space, it would not generate population growth in the city and, as such, would not increase demand for police, fire, and medical emergency services. Therefore, Alternative 2 would result in fewer effects related to public services. The proposed Project would result in 3,393 daily trips and Alternative 2 would increase the number of vehicles using the surrounding circulation system and result in more congestion. Thus, Alternative 2 results in greater impacts related to traffic and circulation and would also require the implementation of several limited intersection improvements. Because there would be no permanent residents under Alternative 2, there would be Tess water consumed and less wastewater generated than the proposed Project. Thus, under Alternative 2, effects related to utilities and service systems would be less than the proposed Project. Overall, Alternative 2 would result in increased impacts in areas such as air quality, GHG emissions, noise, and traffic and circulation as compared to the proposed Project. It would somewhat reduce impacts related to population and housing and public services. Thus, Alternative 2 would overall result in greater environment impacts, particularly in areas that require mitigation and in areas where impacts are unavoidable. In addition, Alternative 2 fails to satisfy the Project Objectives. It would not develop a high-quality residential community with a variety of medium -density housing types to serve various age groups and household types and it would not provide a competitive housing product. Moreover, it would be less compatible in density and character to the surrounding residential communities. Thus, the City Council finds that Alternative 2 would not fully meet the Project Objectives; it is not the environmentally superior alternative; and does not avoid significant environmental impacts. The City Council hereby finds that each of the reasons set forth above would be an independent ground for rejecting Alternative 2, and by itself, independent of any other reason, would justify rejection of Alternative 2. A-56 11086-0191 \2074636v2.doc C. ALTERNATIVE 3—REDUCED DEVELOPMENT ALTERNATIVE 1. Summary of Alternative Under Alternative 3, a residential project would be developed that would include similar components as the proposed Project, but would involve a smaller version. Specifically, this Alternative 3 would include development of approximately 59 single family homes and 125 townhouses, which represents an approximate 25 percent reduction from the proposed Project. While this alternative would reduce the number of dwelling units developed, site amenities, such as a clubhouse with a swimming pool, would still be provided. 2. Reason for Rejecting Alternative Environmental impacts in the Biological Resources, Cultural Resources, Geology and Soils, and Hydrology and Water Resources correlate primarily with the footprint of site development because they relate to the location of a project and the development of vacant land. Although Alternative 3 reduces the number of residential units, a similar overall area would be disturbed under either Alternative 3 and the proposed Project. Therefore, Alternative 3 would have similar impacts in these areas when compared to the proposed Project. For air quality, Alternative 3 would result in a similar amount of construction -related emissions (from construction activities, vehicles and equipment) as with the proposed Project, but operational emissions (associated with increased traffic) would be reduced. Under Alternative 3, traffic volumes would increase by a smaller amount than they would under the proposed Project and, thus, air emissions would decrease under this alternative. Overall, Alternative 3 would have fewer air quality impacts as compared to the proposed Project. Similarly, greenhouse gas emissions under the development in Alternative 3 would be reduced, as would emissions from traffic, as compared to the proposed Project. Effects related to global warming and climate change from Alternative 3 would be reduced compared to the proposed Project. Similar types and amounts of hazardous materials would be used in the construction and operation of the proposed Project and Alternative 3. Although Alternative 3 would reduce the number residential units, this reduction would not reduce is a substantial reduction in hazardous materials, and thus, impacts would be similar. Land use impacts under Alternative 3 would be similar because it would require the same General Plan Amendment and Zone Change. After the implementation of the General Plan Amendment and Zone Change, the proposed Project would be consistent with planning documents and policies. This alternative would also be consistent with these policies and, thus, effects related to land use would be similar. Like the proposed Project, Alternative 3 would increase ambient noise levels and would introduce a new source of noise at the Project Site. Construction -related noise would A-57 11086-0191\2074636v2.doc increase in the Project area under both the proposed Project and Alternative 3, but the amount of construction would be reduced. Nonetheless, similar to the proposed Project, Alternative 3 would also have a significant and unavoidable temporary construction noise impacts. Traffic -related noise would also increase as a result of both this alternative and the proposed Project. However, traffic would increase more under the proposed Project than under Alternative 3. Overall, noise impacts would be reduced under Alternative 3 construction noise would remain significant and unavoidable. Because Alternative 3 would involve fewer residential units than the proposed Project, this alternative would generate a smaller population increase within the City. Effects related to population growth would be reduced under this alternative as compared to the proposed Project. Similarly, the increased demand on public services would be reduced due to the reduced number of residential units under Alternative 3. The proposed Project would result in additional population at the Project Site, and therefore, would result in an increased demand on existing fire protection, police protection, public schools, libraries, or hospitals. Under Alternative 3, demand for public services would not increase by as much as compared to the proposed Project. Therefore, effects related to public services would be reduced under Alternative 3. As compared to the proposed Project, Alternative 3 would reduce the number of trips generated by the Project Site from 1,716 to 1,287 daily trips (25 percent reduction from the proposed Project trips). The proposed Project would result in an increase in traffic congestion at nearby intersections and, under Alternative 3, traffic and circulation impacts would be reduced to less than significant. However, cumulative impacts associated with Future Buildout (2035) Plus Project Conditions at the 1-15 SB Ramps/Temecula Parkway intersection would remain significant and unavoidable, operating at unacceptable LOS. Overall, Traffic and Circulation impacts would be reduced under Alternative 3. Overall, Alternative 3 would result not increase any impacts and would reduce impacts related to air quality, GHG emissions, noise, population and housing, public services, and utilities. The reduced number of residential uses results in reduced impacts associated with the number of residents in the vicinity. All other impacts would be similar. Thus, Alternative 3 would result in reduced environment impacts and it is the environmentally superior alternative. As such, the EIR identified Alternative 3 as the environmental superior alternative after it determined that the Alternative 1 (No Project) satisfied none of the Project Objectives. However, the reduced number of residential units will not allow Alternative 3 to achieve the benefits of the Project Objectives. Although residential units would be developed, Alternative 3 would not similarly provide the variety of medium -density housing types to serve various age groups and household types. It also would not similarly increase the availability of attached and detached single-family homes for purchase. A-58 11086-0191 \2074636v2.doc Thus, the City Council finds that Alternative 3 is the environmentally superior alternative but would not fully achieve the benefits of the Project Objectives and does not avoid the Project's significant environmental impacts. Further, as noted above, the reduced impacts under Alternative 3 correlate with the reduced number of new residents to the Project Site. Because the number of residential units proposed by the Project is within the City's and the region's growth projections, it is likely that the reduced number of residential uses would be developed elsewhere in the City to meet growth projections. However, Alternative 3 does not reduce the environmental impacts associated with the development of vacant land. The City Council hereby finds that each of the reasons set forth above would be an independent ground for rejecting Alternative 3, and by itself, independent of any other reason, would justify rejection of Alternative 3. A-59 11086-0191 \2074636v2.doc EXHIBIT B MITIGATION MONITORING AND REPORTING PROGRAM Mitigation Monitoring and Reporting Program MITIGATION MONITORING AND REPORTING PROGRAM rification of Compliance c.) c c c o <SE C O —U a) a c �, N 'C C o C N O < v E 0 oQ W _ 0) o r ca 2 Mitigation Measures Aesthetics co > c T 2 co co a c Tco thflLco D 2 L N , UF- 0- > ( 0 0 0) O a) 0) a) 0 a) C O 0) •—C E O (7 UHm `00 a) 0 0)) w m UH ) ) m 0) a) � >'' w -o ym-o -m CD 'ET) .(.7) >.$_,) X L u) L O) C() O a) o c a) O w u! N y Q— -• O cn 0 al o T L Y c o E CO O a C N Cuj U jrgi cn 0) 0)c >ic .c0Ua C C C 2) Q) T a) a) E O N o 3 c n"ii O L C c E N C I/3 .CI) > o O X 0)0.00 N U U iu a 0 U a) j in L C C) 2 O X O C o vUi 03 0) C c O LE E -o E `o o) a c > L '0 �L .-cL t �F C 0)3 EDCDC - c`•) O` O c aaL 0]L 0)Da c 4 �N r o o m w? mta 0 G) c 2L o o rn� �� _ o 0 O E O E a ca7 E u) O °) a) t a N co •U pj O V N 0 cLq 'C �O O ` 3 C L n c "6 ,?•—,T5- a Y c 4' U O c '00 3 0 N c co CD n' 3 0 °7 c c °) o 0 0 _0 °) �> 'O > �0 0 .0 > a Oa co o 0 -o a c °c co v) ` = o o n a) f° ca w N (C0 .� c0 03 t ma c a) co m a) c rna E maa caa) m m a) .E� a)0 o p 0 0 — c — O= To -- •� i U O ci)U L �p — c11 o 0 0 m o c c0 c CO Z rn 2 a E -o 0 a��iL c c� 3 N 0 c E ul •m 0 a<° a~ aC a)m i'`ccu.3 0cv3 °a�iog= .o -m of° wU)aa)in° 7 a) c`a� O aU� O -j aa6�L a) O C °) a) C 04-0 cya Q C co O CO) O E c• ca0 0a) 0 j .° 2 0 U E E C 'a a) o a) Ti E 0— a) a� a) m .7) t "6 co a) >`� a) 0 `o_ 0 a 0 H'6 m w rL L (1):5'a L a) L a) O O T— L a) L X L a.0 0 C cn H cn N H e _o F— L 0 0 u) i) H -o c0 9 1— a) Cl- a c0 a 0 0 00 �O O N Ca CD • • � y m Light fixtures shall not exceed 4,050 lumens; 4-a 3 O N cp oL yam a)ED. 0 L co -e cn 0) c w c 0 a co 0 c ro L T a.w cn -0 C0 u) 2aCa) w o X w 0 0 0) > J coo c d c .O A •N c 0 4 c o 'o 'c -o) o a ff) E m c 0) O ' 7y L c a0 m— E� < c6 0 0 0 0 O 0 2a $C U � MITIGATION MONITORING AND REPORTING PROGRAM (CONTINUED) r 0o. 0 0 C 0) Verification of Compliance o • C C O o. v !a avE C o cn = C C O C O CD CL C 0 0 < CD 2 v E o CD C w Mitigation Measures 6) cm m C o S ° E-0 o c TD • - L U V) 0 U u! C 0 a U Q) N U U N . O O 12 O. a) Cp L — L (0 = O (n N H aa)) (n U= L a V >,L.. y 51 0 a O O O 0 i a) c •N a) 1- a) 0 W >, E O N 0 (0 Q U SOJ _ 0 .5 .io O EE N 0)ccoOH (0 U a) O • a) a) 4- 0 o a) c O N L O) y E O (7 OHm `oaa) m U al a) o-. U c O C O a)• -w• 0) > E = 0 0 OHm o0 c0 O a0) w 6 O H (0 0E 0.) 61) O1 - c 0 ▪ C O 0 U C ` U N ,) c CL U Construction a) E>wa) c .5 L N .0) N O U 0 d o • a) 2 N • L ~ C a) 0 CL O L o) - a] ) 0 cV ' o c0 .0 u . O U . Q O C p 1"3 U O U O CD O ,> O CO C o) O C 0) 73 2= a) 16 9 O C E 0 .L. Ol ,• C .S 7 a) 01 C w o Y c 3 0 0 0 al N a'5c�a)0En 0�yasw? a7 N =. ;Du) m�a�i3 0Ern°0��c =ONp '�NNd °0)U NO7 • a) 0 m CD a) o�� m E w o� H ya) a) m CO a)) c ••• co = m� QQa m c � as ° Q 0 ce 73 a) U 55 p) 0 .7 C a) o)19. a) U L • (0 O~ 0 0 2 Ov u) 0 3 0 w a) "cc (22Co>,�ao•- 7 •- 0 0 o O C U. to w •- • E N U O U a) C O (0 0 O - a) _ = U 00 a) V) gena) asa)2, - ,(7=' ca a>i� m w Nom o.S � c E O d , cc • a) C 0 0 r Q }, (n E 0 0 '12a• t U • 29 C' - E.>00030Uca.mo•3 Biological Resources >, L O a)0 a) O U 01 0) � . q) 0 cf,'2 o)ccc0 (0 0 0 Y E OH 0 0 U C . O U U C 0 .v c 0 CL N E rn O 0), t 0 a) ceU C (0 0) C O 0 0 07' 2 MITIGATION MONITORING AND REPORTING PROGRAM (CONTINUED) Verification of Compliance W 10 E 0 O: m m rn0 c c o o. <5E c O _v a) ca c T U!'C V C O C 0. C C) 00 Q CD 2 Mitigation Measures co 0 m E m H >+ -E - -Q oao m & 0 a0 .) -0 E y c m a) m U 1- ›... a m co>m •- a)o wawi� ma t �.. O 0)M a, 0. c C (6 rwn. C=/) C' 3 C o) 13 (0 O C y0 ._. P 0 Q L.. C p) y C - `' a) ..8 a) -C3 Co0E� in -0m0 a)Co0) F,�tavY m 3 .2-D - m m.c7n -0 no > o D Oco `% m di C N N .Lm+ O _o 2 4.2 7Pu 0 0) L -00 0)13 c .0 O c 0 i m (CO _E O 'c > o- C O N L U-0 C a N a) C = C- U C m 0 coI- �_c o- c•o)-_a m o m 0 CO g 30'0 > E w a), _a)� NQ w 0 2 >'E-0. aitn -2 o)S•5 D D TA U .F.. O T) O C 0 0 w w a) .N m` 2 f' .5 < '41' -C Em 2 wCI3>-0m aa)) -8>Y> o�aiya�wi-m$cai->Zcw"-aa _ m Z am cv C 0 o 0 c ° C 0 •> C L m 0.-• a a 4- o=.0 0 U a N t` C O <o ° U �° 5 '.°ac"v 3 0- - P Cr a0 C C cn 5 E E o co` coag) O O O)w C_a oCVN Ly 2 m a) €m r ` T 2 c) C a UC . a 0) Otco E C 0w5•' wC>., Y O RI .(n 0 . EO m0 -2w m -0'o.. 0o cc0)4_0C a 73 m - 0> ma 0 O O_ 07 L w - OI 0 c C C 2 C C 0 o C N, 0 03 !.. '- t) CU .� T Y C to _ N N= c ..+ C N o 'L"' O) Y E. C -0 Q-0 a f0 +-' ._ E _o co •c U) C O U 0 y C C o 0 03 •- .0. 4' (I) N "O ) w U V' to >. O O) O) ,0., :-V >� m `` a) .> (q w C w t 7 N 0 02 O) .L.. u) co Z ow= C0 d• O 0 O 8 N 0 Ca •O ,_CO? d d� -003 l E 'L , 00 -0-0 N U`,_02 Om O` U w a` O C C -0 d w a) c Y m C o w m N O a) O V) w C O c w ) U (0 N m U ._ •y 0= •- N O 0 U a co C a) f0 (o m C w m E c .L-+ C 0) (0 o d- 15 OS O' O 0) a) To o Q c ... m m >, a o o O c 3 lar), CD c c m c m ai -o w m CO m w C C . -0 C (D m2E0) j C U C m w '> . U0 m O C 0 m c m 'O C O U C ON C N -8' O C O C 7 CO 0 n3 o 00) > E UH Pre -Construction d 0 w o 0 0 2 w o m� u) o r 3 �a �g rno o oa) 2 >> o > c in o- m co m c m Z. -,- w coo o>EKa3;gm- 7a) C w E c (C (7.2 O w O) O) "O o 0 0 co �o a)N nc § m 0 0 c 6y:11 v_) EO 3 p �,a u) 0 O U .0. O U>> .p > cis� °) Za o � ° oma � y r o «, m 0) !co t w in a) , ate) m U C 0 a'>0cy 0 . < o C t0 0 0 0 03 m ,3-, E C1.7 w w 0O.0wUc 5 EmLm co ¢O=am N0 w U C ti ) me8- =_ oa _o 3o>U0 a rp0wO3o w 0 E E m 0 CO . L .. C C0)CC( C U >,wNm 7 •O•_•O C`- w a o La0 U O.-. o�1)U 00 �>- w>0_w :V 'O 0w 'Om _Cw7] m C o CO2 U ,>,:' CO CO C O N > (0 v0) O O) o)� C C a) - 0) 0 « 0 NL i.0 UH w O c O -0 0) C'3 V a s (0 aco a` a) a) 0 wCO oa)w mm roma)' Q 0_00♦. 0 0 0 osaco00 0 0 C M v 0 22 2 0 2 IGATION MONITORING AND REPORTING PROGRAM (CONTINUED) Mitigation Monitoring and Repo Verification of Compliance O)V C C O ro. !� .5E co ) 0) C T C 0 C 0 0. C N 0 < as 2E LI i 0 oa W 0) C_ 0 8 O 10 c oa Mitigation Measures d rn O O E o UHCYm oGG) �a UH c 0 U O 0 c CTcu30 U Er; CC D r — L 5 OU o C m U O >O O N O .) N N o D 0 >. La U 0 (/) (0 O O C > •- 7 7 0-c a)0 a co ai a) N -- co L U 0 0 a0c E OmN N 0 w N H N c (vj w L 7 Y m O c �O o o0 e•.a)c aa)OE ami aU a 2 2 •E c > ° 0 0 N 7 ias To cc + 0 0 C 2 J.L. U Cultural Resources > O000 E'oa UH11Q >' CO .0 c c cf CO • - 0 CO •0 7 U >'� 0 •D L 0 0 0 0 0 7 d z•. 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N 5 N O a) '- C C 7 07 >. N U d 0 O 0 O0)0. 2 5' > p= O) j c) °1 E O Y (0 y a) O c Uw a)-0 N.L. - _O (00 U) -O O O V 0 .0) U O C y w o _ O p) (n O 0 0 a) `0 7 (.0 0 tu0 50 I o�UcE•c(0 0-'� U • al, ris 0 o)�) o E -0-3 0 O.c 2 O 2 2 g- (n.T+ d O U C U C N U O L 0 (o d J w 2 a) 0 7 0. 0 E 0.L C �' a.0L«t(o28::"' U m c) 0 5 U C ) U_c 2LN o 0 c c c00. a0i. 0> i Mitigation Monitoring and Reporting Program MITIGATION MONITORING AND REPORTING PROGRAM (CONTINUED) Verification of Compliance 0 E C T c O c o c 1:71 0 0 < c d E CD Cp Mitigation Measures T 01 0) a C c CO O O ° t U >(13 c� U w o a) p 2 U o a) E c d N > E' n•- > . o UHd<>UH 8'3H > co a C C C o ca _C co 0 '- T E C L_ >UH 0 3I- >, .0 c c c 0 m= @ 3 co �U- O O O "E. E >U1-0 co ami n O) > co o2 L0 �-0 O U w U a) a) a) 47 0 a) !E co a. — (YUO C a ti t HQQO co o aa) > E UH Construction E -0 ate) C ca CO c 0) .- f0 I- 2 0° �� c L U N e:O .0. C O O) 7 .. 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C O N N E 0 (n 0 `p to U CO 0 •O N ,0 y a) 0 0) U) c 0— 0)o co —c o O o c n O N O O C 0 U N N- a r 0 0 c 0) 0 a 03 03 w 0 'E !n N '0 N 9 C :r 0`. .0 •0 2 i N N O c O> L 0 � cn mas o E co O co'tiaa acv am cnU .7 U) O N N N O f0 a) 0- 'o) a) O O U N Cu) U) O) c C i5 1,1 0Y c0 O « OC L •- U ~ N (13 ,P O'c a) J p CO c O Ta V O O 0 0 M 0) 0 10 MITIGATION MONITORING AND REPORTING PROGRAM (CONTINUED) Mitigation Monitoring and Reporting Program Verification of Compliance 0 0) U C 0 !° < E c o a) r c O c o N 0 < a)2 c c w E 0ac) cQ cnC W rn C 0 O N ca O Mitigation Measures Archaeologist (0 7 CO O 0 N 2 >E'oa UF0-d< w o) 0) 0 p 0 O 7 D O 7 -O O 0 N w (00 O 2 (0 C0 >.E m ` >.E7,1)7 UH aQ UH o-1 co 0 U O a) .T- N 0 I - Pre -Construction v .0 0) 0) ao yQ- 7 0 C 0 L N N O •N 0 p N L ((0 L NNai Q 0 r2 �•N 0 w J •?•p • u C E L_ w c 2 d 0 a) a C _Co 0 2 aci N(a Construction N J O)2 O w c 7 N Y U o 2_ 2 c 7 Tar U V0) � ° �' N U +L-• O O C O a) 0 0 0 (0 U 2 C 0 L ''' C O 7 O c a) 0 L U U 0 0 a 0-0 0 pa, 0) p C 0 .5'7'7 dO aO-C a) N p 0 0 a 0 CO 0 C_ >. L L - ~ • ) 0 N C)°�-cE C -0 -0 O 0) O) O o a) C C 2 a) 3 a) C C 0) C 2 0-E3•(� 0 7 0 C y C 0 0 00 N a) 0 0) 0 0 2~ 7 g C .0(1) N C (0 (°n 0 p C Q (0 0 0 - U N (0 2,-50800 �+ m 2 2 2 5 2 0) a O. a UN O 0 0)) 3 Q)) 0 w _w 0 0 a L ° (0 O 7 fn N C 7 C w co0L•t)• 0 a) QCT 0 U >+ 0) (DC �O O) N L C c t o Eco --e.9.5.2.2 a) o. 0 a c 7 "' (0 7 0)-0o O u .0 8 7 o. 73 0 m a) o 0 C a) Y 7 0 O cn 0 L 0 0 0 -0 O -0 0 p)L C O _ U C 0 0 0 p N L C) O Y rL a) a) O L O L' 0 a) « N C O O O C N O) r E (0 E 0 U L )o0N m E •-E 0 L N U d U E 0 in N o)0) (0 O •O) L •0) N 0 0.900 N L 0 0 c 0 To c O U a°)°E°NE°o (v a)) a0) aw usa 2 aa. 9-') 0 2 0 O -p O = O 0a�)E0 00)):F0 Y E•�a a) >,E m a) UI� a UH 6d UH Construction m U _ 0 O 0 0 a) 0) a) ao a)• -m7 O 2 0 N c p0 O 0 O 0 N O cI 0000) N CO a--0 := U U L 0 na)v):E .•2 O� N 0 Q) L O J c a) O N D .2 c O .h 2r C>,0 2i or "Ow O c ) 0 N 0 > m _ O La E 2 2 3.2 C c 0 Y = 0 O C 47, C 3 0- a) 0)N )DY f0 8 5oo2(1) O O. a 3 0 c 0 0 (1) U a) C 0 N C (0 O a) w N UF - c 0 U C 2 0 U 0 2 0 Uin C 0-U c (n ° c Q P o o Z a C .co')=wU 0 s 1C m L p L 'L'' C 0 `) C .O Q" O N N` C.2 U O fn C 0 0 U 0) a) �0 O C 0 0 8 5 U 0 E-2 a) 2 .0 a) E E p 7 0+LQV - N O �O a Zop Zo 0 g (np = ELF- 2 m O N 8 C C O N a)- C 0 U C 0 0 co 7 0. 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C O) Ca O < c C d E Gf C L N OQ v o E a 0 Mitigation Measures EXHIBIT C STATEMENT OF OVERRIDING CONSIDERATIONS STATEMENT OF OVERRIDING CONSIDERATIONS The following Statement of Overriding Considerations is made in connection with the proposed approval of the Cypress Ridge Residential Development (the "Project"). CEQA requires the decision-making agency to balance the economic, legal, social, technological or other benefits of a project against its unavoidable environmental risks when determining whether to approve a project. If the benefits of the project outweigh the unavoidable adverse effects, those effects may be considered acceptable. CEQA requires the agency to provide written findings supporting the specific reasons for considering a project acceptable when significant impacts are unavoidable. Such reasons must be based on substantial evidence in the EIR or elsewhere in the administrative record. The reasons for proceeding with this Project despite the adverse environmental impacts that may result are provided in this Statement of Overriding Considerations. The City Council finds that the economic, social and other benefits of the Project outweigh the significant and unavoidable impacts to noise generated by temporary construction activities, and the significant and unavoidable traffic impacts to the 1-15 SB Ramps/Temecula Parkway intersection under Future Buildout (2035) Conditions. In making this finding, the City Council has balanced the benefits of the Project against its unavoidable impacts and has indicated its willingness to accept those adverse impacts. The City Council finds that each one of the following benefits of the Project, independent of the other benefits, would warrant approval of the Project notwithstanding the unavoidable environmental impacts of the Project. A. The City Council finds that all feasible mitigation measures have been imposed to either lessen Project impacts to Tess than significant or to the extent feasible, and furthermore, that alternatives to the Project are infeasible because they generally have similar impacts, or they do not provide the benefits of the Project, or are otherwise socially or economically infeasible as fully described in the Findings and Facts in Support of Findings. B. The Project will provide high quality housing with various options to serve housing needs in the City, including available options that are advantageous to assisting special needs residents with their day-to-day living. C. The Project will include an enhancement to Pala Park, which will include special -needs compatible playground equipment, refurbishing the existing restrooms, and providing the appropriate number of disabled parking spaces and related signage. D. The Project will install off-site landscaping along Pechanga Parkway, north of the project site. This area is located at the beginning of the western most portion of the project site and extends north along Pechanga Parkway for approximately 1,050 feet. The placement of landscaping along this stretch of road will beautify an area that currently contains no landscaping. Additional landscape improvements include replacing the concrete in the existing drainage located north of the project site with landscaping. X:\Planning\2015\PA15-1892 Cypress Ridge DP\Planning\Hearing\Statement Of Overriding Considerations.DOCX E. A public trail installed as part of the Project along the northwestern project boundary will provide an access point from Pechanga Parkway to Temecula Lane and Pala Park. This trail will be accessible to both the residents of the Project and surrounding communities. The City Council finds that the foregoing benefits provided through approval of the Project outweigh the identified significant adverse environmental impacts. The City Council further finds that each of the Project benefits discussed above outweighs the unavoidable adverse environmental effects identified in the Final EIR and therefore finds those impacts to be acceptable. The City Council further finds that each of the benefits listed above, standing alone, is sufficient justification for the City Council to override these unavoidable environmental impacts. X:\Planning\2015\PA15-1892 Cypress Ridge DP\Planning\Hearing\Statement of Overriding Considerations.DOCX PC RESOLUTION - GENERAL PLAN AMENDMENT PC RESOLUTION NO. 17- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA RECOMMENDING THAT THE CITY COUNCIL ADOPT A RESOLUTION ENTITLED "A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TEMECULA APPROVING A GENERAL PLAN AMENDMENT APPLICATION TO REVISE THE GENERAL PLAN DESIGNATION OF THREE EXISTING PARCELS FROM PROFESSIONAL OFFICE (PO) TO MEDIUM DENSITY (M) RESIDENTIAL IN CONNECTION WITH THE CYPRESS RIDGE PROJECT (APNS: 961-450-003, 961-450-012, 961- 450-013) (PA15-1894) Section 1. Procedural Findings. The Planning Commission of the City of Temecula does hereby find, determine and declare that: A. On December 21, 2015, John Fitzpatrick filed Planning Application Nos. PA15-1894, a General Plan Amendment; PA15-1895, a Zone Change/Planned Development Overlay; PA15-1893, a Tentative Tract Map; and PA15-1892 a Development Plan. These applications (collectively "Project") were filed in a manner in accord with the City of Temecula General Plan and Development Code. B. Collectively, the Project consists of a change in the General Plan designation on the site from Professional Office (PO) to Medium Density (M) residential and a rezone of the site from Professional Office (PO) to Cypress Ridge Planned Development Overlay District (to be known as PDO -15). PDO -15 is a series of standards and regulations that will govern all development on the property. These standards and regulations address architectural style, setbacks, and building height. Together, these regulations and standards seek to ensure cohesiveness in the design and aesthetic appearance, and compatibility with the surrounding community. In addition to the proposed PDO -15, the Project also includes a General Plan Amendment, Tentative Tract Map, and a Development Plan for the construction of 245 residential market rate units consisting of detached and attached cluster units and duplex/triplex units, the conversion of 0.67 -acres of an off-site existing concrete drainage ditch into a landscaped infiltration basin, improvements to Pala Park and additional off-site landscape improvements north of the Project site along Pechanga Parkway. C. The Project was processed including, but not limited to a public notice, in the time and manner prescribed by State and local law, including the California Environmental Quality Act. D. An Environmental Impact Report (EIR), Mitigation Monitoring and Reporting Program, and Statement of Overriding Considerations were prepared for the Project in accordance with the California Environmental Quality Act and the California Environmental Quality Act Guidelines ("CEQA"). Thereafter, City staff circulated a Notice of Completion indicating the public comment period and intent to adopt the EIR as required by law. The public comment period commenced via the State Clearing House from March 2, 2017 through April 17, 2017. A Notice of Availability was also sent to adjacent property owners indicating a review period of March 2, 2017 through April 17, 2017. Copies of the documents have been available for public review and inspection at the offices of the Community Development Department, located at City Hall, 41000 Main Street, Temecula, California 92590; the Ronald H. Roberts Temecula Public Library located at 30600 Pauba Road; Temecula Grace Mellman Community Library located 41000 County Center Drive; and the City of Temecula website. E. On August 2, 2017, the Planning Commission considered the Final Environmental Impact Report ("EIR"), Planning Application Nos. PA15-1894, a General Plan Amendment; PA15-1895, a Zone Change/Planned Development Overlay; PA15-1893, a Tentative Tract Map; and PA15-1892, a Development Plan, at a duly noticed public hearing as prescribed by law, at which time the City staff and interested persons had an opportunity to, and did testify either in support of or opposition to this matter. F. Following consideration of the entire record of information received at the public hearing, the Planning Commission adopted Resolution No. 17- "A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA RECOMMENDING THAT THE CITY COUNCIL CERTIFY THE ENVIRONMENTAL IMPACT REPORT, ADOPT ENVIRONMENTAL FINDINGS PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT, ADOPT A STATEMENT OF OVERRIDING CONSIDERATIONS, AND ADOPT A MITIGATION MONITORING AND REPORTING PROGRAM FOR THE CYPRESS RIDGE PROJECT, CONSISTING OF APPROXIMATELY 22.73 ACRES GENERALLY LOCATED ON THE NORTHEAST CORNER OF PECHANGA PARKWAY AND LOMA LINDA ROAD (APNS: 961-450-003, 961-450-012, 961-450-013)." Resolution No. 17- and the findings therein are hereby incorporated by this reference as set forth in full. G. The Planning Commission, at a regular meeting, considered the Project and environmental review on August 2, 2017, at a duly noticed public hearing as prescribed by law, at which time the City staff and interested persons had an opportunity to and did testify either in support or in opposition to this matter. H. All legal preconditions to the adoption of this Resolution have occurred, Section 2. Provisions for Fiscal Impact Payments A. The City and owner estimate that the increased costs to the City of providing public safety and other municipal services to the area resulting from the General Plan Amendment and change of zone for the Project will substantially exceed the municipal revenue from the Project ("City Services Deficit"). The City has received a Fiscal Impact Analysis, dated as of July, 2017 ("FIA"), documenting the City Services Deficit. The owners of the property within the Project, and their successors in interest, shall pay the City the sum of four hundred twenty dollars ($420.00) per residential dwelling unit within the Project each year as mitigation for the City Services Deficit. Owner and its successors to the property within the Project may fulfill this obligation through a community facilities district established by the City pursuant to the Mello -Roos Community Facilities District Act of 1982, Government Code Section 53311, et seq., or other appropriated financing mechanism approved by the City; provided, however, the obligation of each owner and their successors to pay the City Services Deficit payment under this obligation remains an obligation of the owner and its successors regardless of the financing mechanism used to pay it and regardless of whether there is a financing mechanism to pay it. Section 3. Further Findings. The Planning Commission, in recommending approval of the General Plan Amendment Application No. PA15-1894, hereby finds, determines and declares that: A. The General Plan Amendment is in the Public Interest; The current General Plan designation for the Project area is Professional Office (PO). The amendment would change this to Medium Density (M) residential. The revised designation will allow the Project area to be consistent with the overall residential character of the Pechanga Parkway corridor. The General Plan Amendment is in the public interest because it provides for additional residential options, enhancements to Pala Park, inclusion of landscaping to a portion of Pechanga Parkway to beautify this area, and connectivity of trails in this portion of the city. B. The General Plan Amendment is compatible with the health, safety and welfare of the community. The General Plan Amendment is compatible with the health, safety, and welfare of the community. The General Plan Amendment will ensure compliance with all Building, Fire, and Development codes. These codes set policies and standards that protect the health, safety and welfare of the community. In addition, the General Plan Amendment is tied to a Planned Development Overlay that establishes specific design guidelines and standards that ensure compatibility and interface with the surrounding community. Therefore, the General Plan Amendment is compatible with the health, safety and welfare of the community. C. The General Plan Amendment is compatible with existing and surrounding uses. The proposed General Plan Amendment is compatible with surrounding land uses. The current land uses north, south, east and west of the Project area consist primarily of residential and a public park. The Project would provide for additional residential units that are in character with the surrounding built environment. D. The amendment will not have an adverse effect on the community and are consistent with the goals and policies of the adopted General Plan. The proposed General Plan Amendment is consistent with the direction, goals and policies of the General Plan. The General Plan amendment will implement the goals and policies of the City's General Plan, provide for residential uses in an area comprised of residential development, and impose appropriate standards and requirements with respect to land development in order to maintain the overall quality of life and the environment within the City. The goals and policies in the Land Use Element of the General Plan encourage "a land use pattern that protects and enhances residential neighborhoods" (Goal 5). The project site is surrounded by existing residential and the current the Land Use designation is Professional Office (PO). A commercial office complex can be constructed on the project site with the current land use designation. This type of use would be out of context with the residential uses of the surrounding area. The General Plan Amendment will allow for a market rate residential project to be located on the site by revising the land use designation to Medium Density (M) residential. Allowing residential development to occur in an area comprised of existing residential development will protect and enhance the existing neighborhoods. Section 4. Recommendation. The Planning Commission of the City of Temecula recommends that the City Council adopt a Resolution entitled "A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TEMECULA APPROVING A GENERAL PLAN AMENDMENT APPLICATION TO REVISE THE GENERAL PLAN DESIGNATION OF THREE EXISTING PARCELS FROM PROFESSIONAL OFFICE (PO) TO MEDIUM DENSITY (M) RESIDENTIAL IN CONNECTION WITH THE CYPRESS RIDGE PROJECT (APNS: 961-450-003, 961-450-012, 961-450-013) (PA15-1894) in the form attached to this Resolution as Exhibit "A", attached hereto, and incorporated herein by this reference. Section 5. PASSED, APPROVED AND ADOPTED by the City of Temecula Planning Commission this 2nd day of August, 2017. John Telesio, Chairman ATTEST: Luke Watson Secretary [SEAL] STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE )ss CITY OF TEMECULA ) I, Luke Watson, Secretary of the Temecula Planning Commission, do hereby certify that the forgoing PC Resolution No. 16- was duly and regularly adopted by the Planning Commission of the City of Temecula at a regular meeting thereof held on the 2nd day of August, 2017, by the following vote: AYES: PLANNING COMMISSIONERS: NOES: PLANNING COMMISSIONERS ABSENT: PLANNING COMMISSIONERS ABSTAIN: PLANNING COMMISSIONERS Luke Watson Secretary EXHIBIT A - CITY COUNCIL RESOLUTION GENERAL PLAN AMENDMENT RESOLUTION NO. - A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TEMECULA APPROVING A GENERAL PLAN AMENDMENT APPLICATION TO REVISE THE GENERAL PLAN DESIGNATION OF THREE EXISTING PARCELS FROM PROFESSIONAL OFFICE (PO) TO MEDIUM DENSITY (M) RESIDENTIAL IN CONNECTION WITH THE CYPRESS RIDGE PROJECT (APNS: 961-450-003, 961- 450-012, 961-450-013) (PA15-1894) THE CITY COUNCIL OF THE CITY OF TEMECULA DOES HEREBY RESOLVE AS FOLLOWS: Section 1. Procedural Findings. The City Council of the City of Temecula does hereby find, determine and declare that: A. On December 21, 2015, John Fitzpatrick filed Planning Application Nos. PA15-1894, a General Plan Amendment; PA15-1895, a Zone Change/Planned Development Overlay; PA15-1893, a Tentative Tract Map; and PA15-1892 a Development Plan. These applications (collectively "Project") were filed in a manner in accord with the City of Temecula General Plan and Development Code. B. Collectively, the Project consists of a change in the General Plan designation on the site from Professional Office (PO) to Medium Density (M) residential and a rezone of the site from Professional Office (PO) to Cypress Ridge Planned Development Overlay District (to be known as PDO -15). PDO -15 is a series of standards and regulations that will govern all development on the property. These standards and regulations address architectural style, setbacks, and building height. Together, these regulations and standards seek to ensure cohesiveness in the design and aesthetic appearance, and compatibility with the surrounding community. In addition to the proposed PDO -15, the Project also includes a General Plan Amendment, Tentative Tract Map, and a Development Plan for the construction of 245 residential market rate units consisting of detached and attached cluster units and duplex/triplex units, the converstion of 0.67 -acres of an off-site existing concrete drainage ditch into a landscaped infiltration basin, improvements to Pala Park and additional off-site landscape improvements north of the Project site along Pechanga Parkway. C. The Project was processed including, but not limited to, a public notice, in the time and manner prescribed by State and local law, including the California Environmental Quality Act. D. An Environmental Impact Report (EIR), Mitigation Monitoring and Reporting Program, and Statement of Overriding Considerations were prepared for the Project in accordance with the California Environmental Quality Act and the California Environmental Quality Act Guidelines ("CEQA"). Thereafter, City staff circulated a X:\Planning\2015\PA15-1892 Cypress Ridge DP\Planning\Hearing\City Council Resolution General Plan Amendment.docx Notice of Completion indicating the public comment period and intent to adopt the EIR as required by law. The public comment period commenced via the State Clearing House from March 2, 2017 through April 17, 2017. A Notice of Availability was also sent to adjacent property owners indicating a review period of March 2, 2017 through April 17, 2017. Copies of the documents have been available for public review and inspection at the offices of the Community Development Department, located at City Hall, 41000 Main Street, Temecula, California 92590; the Ronald H. Roberts Temecula Public Library located at 30600 Pauba Road; Temecula Grace Mellman Community Library located 41000 County Center Drive; and the City of Temecula website. E. On August 2, 2017, the Planning Commission considered the Final Environmental Impact Report (EIR), Planning Application Nos. PA15-1894, a General Pian Amendment; PA15-1895, a Zone Change/Planned Development Overlay; PA15- 1893, a Tentative Tract Map; and PA15-1892, a Development Plan, at a duly noticed public hearing as prescribed by law, at which time the City staff and interested persons had an opportunity to, and did testify either in support of or opposition to this matter. F. Following consideration of the entire record of information received at the public hearing, the Planning Commission adopted Resolution No. 17- "A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA RECOMMENDING THAT THE CITY COUNCIL CERTIFY THE ENVIRONMENTAL IMPACT REPORT, ADOPT ENVIRONMENTAL FINDINGS PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT, ADOPT A STATEMENT OF OVERRIDING CONSIDERATIONS, AND ADOPT A MITIGATION MONITORING AND REPORTING PROGRAM FOR THE CYPRESS RIDGE PROJECT, CONSISTING OF APPROXIMATELY 22.73 ACRES GENERALLY LOCATED ON THE NORTHEAST CORNER OF PECHANGA PARKWAY AND LOMA LINDA ROAD (APNS: 961-450-003, 961-450-012, 961-450-013)." G. Following consideration of the entire record of information received at the public hearings and due consideration of the proposed Project, the Planning Commission adopted Resolution No. 17- "A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA RECOMMENDING THAT THE CITY COUNCIL ADOPT A RESOLUTION ENTITLED "A RESOLUTION OF THE CITY COUNCIL FO THE CITY OF TEMECULA APPROVING A GENERAL PLAN AMENDMENT APPLICATION TO REVISE THE GENERAL PLAN DESIGNATION OF THREE EXISTING PARCELS FROM PROFESSIONAL OFFICE (PO) TO MEDIUM DENSITY (M) RESIDENTIAL IN CONNECTION WITH THE CYPRESS RIDGE PROJECT (APN 961-450-003, 961-450-012, 961-450-013). H. On July 11, 2017, the City Council of the City of Temecula considered the Project and the EIR, Mitigation Monitoring and Reporting Program, and Statement of Overriding Considerations, at a duly noticed public hearing at which time all interested persons had an opportunity to and did testify either in support or in opposition to this matter. The Council considered all the testimony and any comments received regarding X:\Planning\2015\PA15-1892 Cypress Ridge DP\Planning\Hearing\City Council Resolution General Plan Amendment.docx the Project and the EIR, Mitigation Monitoring and Reporting Program, and Statement of Overriding Considerations prior to and at the public hearing. I. Following the public hearing, the Council adopted Resolution No. 17- "A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TEMECULA CERTIFYING THE FINAL ENVIRONMENTAL IMPACT REPORT, ADOPTING FINDINGS PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT, ADOPTING A STATEMENT OF OVERRIDING CONSIDERATIONS, AND ADOPTING A MITIGATION MONITORING AND REPORTING PROGRAM FOR THE Cypress Ridge PROJECT, CONSISTING OF APPROXIMATELY 22.73 ACRES, GENERALLY LOCATED ON THE NORTHEAST CORNER OF PECHANGA PARKWAY AND LOMA LINDA ROAD (APNS: 961-450-003, 961-450-012, 961-450-013)." Resolution No. 17 - and the findings therein are hereby incorporated by this reference as set forth in full. J. All legal preconditions to the adoption of this Resolution have occurred. Section 2. Provisions for Fiscal Impact Payments The City and owner estimate that the increased costs to the City of providing public safety and other municipal services to the area resulting from the General Plan Amendment and change of zone for the Project will substantially exceed the municipal revenue from the Project ("City Services Deficit"). The City has received a Fiscal Impact Analysis, dated as of July, 2017 ("FIA"), documenting the City Services Deficit. The owners of the property within the Project, and their successors in interest, shall pay the City the sum of four hundred twenty dollars ($420.00) per residential dwelling unit within the Project each year as mitigation for the City Services Deficit. Owner and its successors to the property within the Project may fulfill this obligation through a community facilities district established by the City pursuant to the Mello -Roos Community Facilities District Act of 1982, Government Code Section 53311, et seq., or other appropriated financing mechanism approved by the City; provided, however, the obligation of each owner and their successors to pay the City Services Deficit payment under this obligation remains an obligation of the owner and its successors regardless of the financing mechanism used to pay it and regardless of whether there is a financing mechanism to pay it. Section 3. The City Council in approving the General Plan Amendment hereby finds, determines and declares that: General Plan Amendment A. The General Plan Amendment is in the Public Interest; The current General Plan designation for the Project area is Professional Office (PO). The amendment would change this to Medium Density (M) residential. The revised designation will allow the Project area to be consistent with the overall X:\Planning\2015\PA15-1892 Cypress Ridge DP\Planning\Hearing\City Council Resolution General Plan Amendment.docx residential character of the Pechanga Parkway corridor. The General Plan Amendment is in the public interest because it provides for additional residential options, enhancements to Pala Park, inclusion of landscaping to a portion of Pechanga Parkway to beautify this area, and connectivity of trails in this portion of the city. B. The General Plan Amendment is compatible with the health, safety and welfare of the community. The General Plan Amendment is compatible with the health, safety, and welfare of the community. The General Plan Amendment will ensure compliance with all Building, Fire, and Development Codes. These codes set policies and standards that protect the health, safety and welfare of the community. In addition, the General Plan Amendment is tied to a Planned Development Overlay that establishes specific design guidelines and standards that ensure compatibility and interface with the surrounding community. Therefore, the General Plan Amendment is compatible with the health, safety and welfare of the community. C. The General Plan Amendment is compatible with existing and surrounding uses. The proposed General Plan Amendment is compatible with surrounding land uses. The current land uses north, east and west of the project area consist primarily of residential, and a public park. The project would provide for additional residential units that are in character with the surrounding built environment. D. The amendment will not have an adverse effect on the community and are consistent with the goals and policies of the adopted General Plan. The proposed General Plan Amendment is consistent with the direction, goals and policies of the General Plan. The General Plan amendment will implement the goals and policies of the City's General Plan, provide for residential uses in an area comprised of residential development, and impose appropriate standards and requirements with respect to land development in order to maintain the overall quality of life and the environment within the City. The goals and policies in the Land Use Element of the General Plan encourage "a land use pattern that protects and enhances residential neighborhoods" (Goal 5). The Project site is surrounded by existing residential and the current the Land Use designation is Professional Office (PO). A commercial office complex can be constructed on the Project site with the current land use designation. This type of use would be out of context with the residential of the surrounding area. The General Plan Amendment will allow for a market rate residential project to be located on the site by revising the land use designation to Medium Density (M) residential. Allowing residential development to occur in an area comprised of residential development will protect and enhance the existing neighborhoods. Section 4. Amendment to the Land Use Policy Map. The Land Use Policy Map Figure LU -3 in the Land Use Element of the General Plan is hereby amended to identify that the designation of Parcels APNs 961-450-003, 961-450-012 and 961-450- X:\Planning\2015\PA15-1892 Cypress Ridge DP\Planning\Hearing\City Council Resolution General Plan Amendment.docx 013 is changing from Professional Office (PO) to Medium Density (M) Residential as provided in Exhibit "A," attached hereto incorporated herein by this reference as though set forth in full. Section 5. City Manager Authorization. The City Manager is hereby authorized and directed to take all steps necessary to implement this General Plan Amendment. Section 6. Consistency with General Plan. The Land Use Element of the General Plan, as amended by this Resolution, is consistent with the other elements of the General Plan, in conformity with Government Code Section 65300.5. Insofar as other portions of the General Plan need to be revised to effectuate this General Pian Amendment, the City Clerk is hereby authorized and directed to make all necessary revisions to effectuate this General Plan Amendment. Section 7. Severability. If any portion, provision, section, paragraph, sentence, or word of this Resolution is rendered or declared to be invalid by any final court action in a court of competent jurisdiction, or by reason of any preemptive legislation, the remaining portions, provisions, sections, paragraphs, sentences, and words of this Resolution shall remain in full force and effect and shall be interpreted by the court so as to give effect to such remaining portions of the Resolution. Section 8. Effective Date. This Resolution shall take effect upon the effective date of Ordinance No. "AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TEMECULA AMENDING TITLE 17 OF THE TEMECULA ZONING CODE TO ADD A NEW ARTICLE XVI (CYPRESS RIDGE PLANNED DEVELOPMENT OVERLAY DISTRICT 15) TO CHAPTER 17.22 (PLANNED DEVELOPMENT OVERLAY ZONING DISTRICT) ON A 22.73 ACRE SITE GENERALLY LOCATED ON THE NORTHEAST CORNER OF PECHANGA PARKWAY AND LOMA LINDA ROAD (APNS: 961-450-003, 961-450-012, 961-450-013) AND AMENDING THE TEMECULA ZONING MAP (PA15- 1895)." Section 9. Notice of Adoption. The City Clerk shall certify to the adoption of this Resolution and cause it to be published in the manner required by law. X:\Planning\2015\PA15-1892 Cypress Ridge DP\Planning\Hearing\City Council Resolution General Plan Amendment.docx PASSED, APPROVED, AND ADOPTED by the City Council of the City of Temecula this day of , 2017. ATTEST: Randi Johl, City Clerk [SEAL] STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss CITY OF TEMECULA ) Maryann Edwards, Mayor I, Randi Johl, City Clerk of the City of Temecula, do hereby certify that the foregoing Resolution No. - was duly and regularly adopted by the City Council of the City of Temecula at a meeting thereof held on the day of , by the following vote: AYES: COUNCIL MEMBERS: NOES: COUNCIL MEMBERS: ABSTAIN: COUNCIL MEMBERS: ABSENT: COUNCIL MEMBERS: Randi Johl, City Clerk X:\Planning\2015\PA15-1892 Cypress Ridge DP\Planning\Hearing\City Council Resolution General Plan Amendment.docx EXHIBIT A PROPOSED GENERAL PLAN 0'O PI Feet 0 500 1,000 Proposed General Plan PC RESOLUTION - ZONE CHANGE AND PLANNED DEVELOPMENT OVERLAY PC RESOLUTION NO.17- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA RECOMMENDING THAT THE CITY COUNCIL ADOPT AN ORDINANCE ENTITLED "AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TEMECULA AMENDING TITLE 17 OF THE TEMECULA ZONING CODE TO ADD A NEW ARTICLE XVI (CYPRESS RIDGE PLANNED DEVELOPMENT OVERLAY DISTRICT 15) TO CHAPTER 17.22 (PLANNED DEVELOPMENT OVERLAY ZONING DISTRICT) ON A 22.73 ACRE SITE GENERALLY LOCATED ON THE NORTHEAST CORNER OF PECHANGA PARKWAY AND LOMA LINDA ROAD (APN: 961-450-003, 961-450-012, 961-450-013) (PA15- 1895)" Section 1. Procedural Findings. The Planning Commission of the City of Temecula does hereby find, determine and declare that: A. On December 21, 2015, John Fitzpatrick filed Planning Application Nos. PA15-1894, a General Plan Amendment; PA15-1895, a Zone Change/Planned Development Overlay; PA15-1893, a Tentative Tract Map; and PA15-1892 a Development Plan. These applications (collectively "Project") were filed in a manner in accord with the City of Temecula General Plan and Development Code. B. Collectively, the Project consists of a change in the General Plan designation on the site from Professional Office (PO) to Medium Density (M) residential and a rezone of the site from Professional Office (PO) to Cypress Ridge Planned Development Overlay District (to be known as PDO -15). PDO -15 is a series of standards and regulations that will govern all development on the property. These standards and regulations address architectural style, setbacks, and building height. Together, these regulations and standards seek to ensure cohesiveness in the design and aesthetic appearance, and compatibility with the surrounding community. In addition to the proposed PDO -15, the Project also includes a General Plan Amendment, Tentative Tract Map, and a Development Plan for the construction of 245 residential market rate units consisting of detached and attached cluster units and duplex/triplex units, the conversion of 0.67 -acres of an off-site existing concrete drainage ditch into a landscaped infiltration basin, improvements to Pala Park and additional off-site landscape improvements north of the Project site along Pechanga Parkway. C. The Project was processed including, but not limited to a public notice, in the time and manner prescribed by State and local law, including the California Environmental Quality Act. D. An Environmental Impact Report (EIR), Mitigation Monitoring and Reporting Program, and Statement of Overriding Considerations were prepared for the Project in accordance with the California Environmental Quality Act and the California Environmental Quality Act Guidelines ("CEQA"). Thereafter, City staff circulated a Notice of Completion indicating the public comment period and intent to adopt the EIR as required by law. The public comment period commenced via the State Clearing House from March 2, 2017 through April 17, 2017. A Notice of Availability was also sent to property owners contiguous to the Project area indicating a review period of March 2, 2017 through April 17, 2017. Copies of the documents have been available for public review and inspection at the offices of the Community Development Department, located at City Hall, 41000 Main Street, Temecula, California 92590; the Ronald H. Roberts Temecula Public Library located at 30600 Pauba Road; Temecula Grace Mel!man Community Library located 41000 County Center Drive; and the City of Temecula website. E. On August 2, 2017, the Planning Commission also considered the Final Environmental Impact Report ("EIR"), Planning Application Nos. PA15-1894, a General Plan Amendment; PA15-1895, a Zone Change/Planned Development Overlay; PA15- 1893, a Tentative Tract Map; and PA15-1892, a Development Plan, at a duly noticed public hearing as prescribed by law, at which time the City staff and interested persons had an opportunity to, and did testify either in support of or opposition to this matter. F. Following consideration of the entire record of information received at the public hearing, the Planning Commission adopted Resolution No. 17- " A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA RECOMMENDING THAT THE CITY COUNCIL CERTIFY THE ENVIRONMENTAL IMPACT REPORT, ADOPT ENVIRONMENTAL FINDINGS PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT, ADOPT A STATEMENT OF OVERRIDING CONSIDERATIONS, AND ADOPT A MITIGATION MONITORING AND REPORTING PROGRAM FOR THE CYPRESS RIDGE PROJECT, CONSISTING OF APPROXIMATELY 22.73 ACRES GENERALLY LOCATED ON THE NORTHEAST CORNER OF PECHANGA PARKWAY AND LOMA LINDA ROAD (APNS: 961-450- 003, 961-450-012, 961-450-013)." Resolution No. 17- and the findings therein are hereby incorporated by this reference as set forth in full. G. All legal preconditions to the adoption of this Resolution have occurred. Section 2. Provisions for Fiscal Impact Payments A. The City and owner estimate that the increased costs to the City of providing public safety and other municipal services to the area resulting from the General Plan Amendment and change of zone for the Project will substantially exceed the municipal revenue from the Project ("City Services Deficit"). The City has received a Fiscal Impact Analysis, dated as of July, 2017 ("FIA"), documenting the City Services Deficit. The owners of the property within the Project, and their successors in interest, shall pay the City the sum of four hundred twenty dollars ($420.00) per residential dwelling unit within the Project each year as mitigation for the City Services Deficit. Owner and its successors to the property within the Project may fulfill this obligation through a community facilities district established by the City pursuant to the Mello -Roos Community Facilities District Act of 1982, Government Code Section 53311, et seq., or other appropriated financing mechanism approved by the City; provided, however, the obligation of each owner and their successors to pay the City Services Deficit payment under this obligation remains an obligation of the owner and its successors regardless of the financing mechanism used to pay it and regardless of whether there is a financing mechanism to pay it. Section 3. Further Findings. The Planning Commission, in recommending approval the Zone Change/Planned Development Overlay Application No. PA15-1895, hereby finds, determines and declares that: Zone Change/Planned Development Overlay Planning Application No. PAI 5-1895 is consistent with the General Plan for the City of Temecula and with all applicable requirements of State law and other Ordinances of the City: A. The proposed Ordinance is in conformance with the General Plan for Temecula and with all applicable requirements of State law and other Ordinances of the City; The proposed Zone Change/Planned Development Overlay Ordinance conforms to the City of Temecula General Plan Land Use Element. Furthermore, the proposed Zone Change/Planned Development Overlay Ordinance directly responds to Goal 5 Policy 5.1 of the General Plan Land Use Element. In addition to employing the City's planned development overlay zoning district tool, the Project is consistent with the above General Plan Land Use Element goal and policy in that it provides for a residential project in a predominately residential corridor of the City, has been planned and evaluated for consistency with the General Plan and its implementing programs (e.g., the planned development overlay zoning district). Furthermore, the Project has been designed to minimize impacts on surrounding land uses and infrastructure through required design guidelines, building orientation, circulation and access improvements, and other features and requirements of proposed Planned Development Overlay 15. Additionally, mitigation measures are identified in the EIR to further reduce the potential for impacts to surrounding uses and infrastructure. B. The proposed Ordinance is consistent with the Municipal Code and Development Code for the City of Temecula; The proposed Zone Change/Planned Development Overlay Ordinance is consistent with the existing General Plan land use designation for the project site. Planned Development Overlay 15 will establish the design and development framework for the project. As proposed and conditioned, the project design will be consistent with the General Plan and all applicable requirements of State Law and other Ordinances of the City. Section 4. Recommendation. The Planning Commission of the City of Temecula recommends that the City Council adopt an Ordinance entitled "AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TEMECULA AMENDING TITLE 17 OF THE TEMECULA ZONING CODE TO ADD A NEW ARTICLE XVI (CYPRESS RIDGE PLANNED DEVELOPMENT OVERLAY DISTRICT 15) TO CHAPTER 17.22 (PLANNED DEVELOPMENT OVERLAY ZONING DISTRICT) ON A 22.73 ACRE SITE GENERALLY LOCATED ON THE NORTHEAST CORNER OF PECHANGA PARKWAY AND LOMA LINDA ROAD (APNS: 961-450-003, 961-450-012, 961-450-013) AND AMENDING THE TEMECULA ZONING MAP (PA15-1895)" in the form attached hereto as Exhibit A, attached hereto, and incorporated herein by this reference. Section 5. PASSED, APPROVED AND ADOPTED by the City of Temecula Planning Commission this 2nd day of August, 2017. John Telesio, Chairman ATTEST: Luke Watson Secretary [SEAL] STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE )ss CITY OF TEMECULA ) I, Luke Watson, Secretary of the Temecula Planning Commission, do hereby certify that the forgoing PC Resolution No. was duly and regularly adopted by the Planning Commission of the City of Temecula at a regular meeting thereof held on the 2nd day of August, 2017, by the following vote: AYES: PLANNING COMMISSIONERS: NOES: PLANNING COMMISSIONERS: ABSENT: PLANNING COMMISSIONERS: ABSTAIN: PLANNING COMMISSIONERS: Luke Watson Secretary EXHIBIT A - CITY COUNCIL ORDINANCE ZONE CHANGE AND PLANNED DEVELOPMENT OVERLAY ORDINANCE NO. AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TEMECULA AMENDING TITLE 17 OF THE TEMECULA ZONING CODE TO ADD A NEW ARTICLE XVI (CYPRESS RIDGE PLANNED DEVELOPMENT OVERLAY DISTRICT 15) TO CHAPTER 17.22 (PLANNED DEVELOPMENT OVERLAY ZONING DISTRICT) ON A 22.73 ACRE SITE GENERALLY LOCATED ON THE NORTHEAST CORNER OF PECHANGA PARKWAY AND LOMA LINDA ROAD (APNS: 961-450-003, 961-450-012, 961-450-013) AND AMENDING THE TEMECULA ZONING MAP (PA15-1895)" THE CITY COUNCIL OF THE CITY OF TEMECULA DOES HEREBY ORDAIN AS FOLLOWS: Section 1. Procedural Findings. The City Council of the City of Temecula does hereby find, determine and declare that: A. On December 21, 2015, John Fitzpatrick filed Planning Application Nos. PA15-1894, a General Plan Amendment; PA15-1895, a Zone Change/Planned Development Overlay; PA15-1893, a Tentative Tract Map; and PA15-1892 a Development Plan. These applications (collectively "Project") were filed in a manner in accord with the City of Temecula General Plan and Development Code. B. Collectively, the Project consists of a change in the General Plan designation on the site from Professional Office (PO) to Medium Density (M) residential and a rezone of the site from Professional Office (PO) to Cypress Ridge Planned Development Overlay District (to be known as PDO -15). PDO -15 is a series of standards and regulations that will govern all development on the property. These standards and regulations address architectural style, setbacks, and building height. Together, these regulations and standards seek to ensure cohesiveness in the design and aesthetic appearance, and compatibility with the surrounding community. In addition to the proposed PDO -15, the Project also includes a General Plan Amendment, Tentative Tract Map, and a Development Plan for the construction of 245 residential market rate units consisting of detached and attached cluster units and duplex/triplex units, the conversion of 0.67 -acres of an off-site existing concrete drainage ditch into a landscaped infiltration basin, improvements to Pala Park and additional off-site landscape improvements north of the Project site along Pechanga Parkway. C. The Project was processed including, but not limited to a public notice, in the time and manner prescribed by State and local law, including the California Environmental Quality Act. D. An Environmental Impact Report (EIR), Mitigation Monitoring and Reporting Program, and Statement of Overriding Considerations were prepared for the Project in accordance with the California Environmental Quality Act and the California Environmental Quality Act Guidelines ("CEQA"). Thereafter, City staff circulated a Notice of Completion indicating the public comment period and intent to adopt the EIR as required by law. The public comment period commenced via the State Clearing House from March 2, 2017 through April 17, 2017. A Notice of Availability was also sent to adjacent property owners indicating a review period of March 2, 2017 through April 17, 2017. Copies of the documents have been available for public review and inspection at the offices of the Community Development Department, located at City Hall, 41000 Main Street, Temecula, California 92590; the Ronald H. Roberts Temecula Public Library located at 30600 Pauba Road; Temecula Grace Mellman Community Library located 41000 County Center Drive; and the City of Temecula website. E. On August 2, 2017, the Planning Commission considered the Final Environmental Impact Report ("EIR") Planning Application Nos. PA15-1894, a General Plan Amendment; PA15-1895, a Zone Change/Planned Development Overlay; PA15- 1893, a Tentative Tract Map; and PA15-1892, a Development Plan at a duly noticed public hearing as prescribed by law, at which time the City staff and interested persons had an opportunity to, and did testify either in support of or opposition to this matter. F. Following consideration of the entire record of information received at the public hearing, the Planning Commission adopted Resolution No. 17- "A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA RECOMMENDING THAT THE CITY COUNCIL CERTIFY THE ENVIRONMENTAL IMPACT REPORT, ADOPT ENVIRONMENTAL FINDINGS PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT, ADOPT A STATEMENT OF OVERRIDING CONSIDERATIONS, AND ADOPT A MITIGATION MONITORING AND REPORTING PROGRAM FOR THE CYPRESS RIDGE PROJECT, CONSISTING OF APPROXIMATELY 22.73 ACRES GENERALLY LOCATED ON THE NORTHEAST CORNER OF PECHANGA PARKWAY AND LOMA LINDA ROAD (APNS: 961-450- 003, 961-450-012, 961-450-013)." G. Following consideration of the entire record of information received at the public hearings and due consideration of the proposed Project, the Planning Commission adopted Resolution No. 17- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA RECOMMENDING THAT THE CITY COUNCIL ADOPT AN ORDINANCE ENTITLED "AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TEMECULA AMENDING TITLE 17 OF THE TEMECULA ZONING CODE TO ADD A NEW ARTICLE XVI (CYPRESS RIDGE PLANNED DEVELOPMENT OVERLAY DISTRICT 15) TO CHAPTER 17.22 (PLANNED DEVELOPMENT OVERLAY DISTRICT) ON A 22.73 ACRE SITE GENERALLY LOCATED ON THE NORTHEAST CORNER OF PECHANGA PARKWAY AND LOMA LINDA ROAD (APNS: 961-450-003, 961-450-012, 961-450-013) AND AMENDING THE TEMECULA ZONING MAP (PA15-1895).". H. On July 11, 2017, the City Council of the City of Temecula considered the Project and the EIR, Mitigation Monitoring and Reporting Program, and Statement of Overriding Considerations, at a duly noticed public hearing at which time all interested persons had an opportunity to and did testify either in support or in opposition to this matter. The City Council considered all the testimony and any comments received regarding the Project and the EIR, Mitigation Monitoring and Reporting Program, and Statement of Overriding Considerations prior to and at the public hearing. I. Following the public hearing, the Council adopted Resolution No. 17- "A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TEMECULA CERTIFYING THE FINAL ENVIRONMENTAL IMPACT REPORT, ADOPTING FINDINGS PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT, ADOPTING A STATEMENT OF OVERRIDING CONSIDERATIONS, AND ADOPTING A MITIGATION MONITORING AND REPORTING PROGRAM FOR THE Cypress Ridge PROJECT, CONSISTING OF APPROXIMATELY 22.73 ACRES, GENERALLY LOCATED ON THE NORTHEAST CORNER OF PECHANGA PARKWAY AND LOMA LINDA ROAD (APNS: 961-450-003, 961-450-012, 961-450-013)." Resolution No. 17 - and the findings therein are hereby incorporated by this reference as set forth in full. I. All legal preconditions to the adoption of this Resolution have occurred. Section 2. Provisions for Fiscal Impact Payments A. The City and owner estimate that the increased costs to the City of providing public safety and other municipal services to the area resulting from the General Plan Amendment and change of zone for the Project will substantially exceed the municipal revenue from the Project ("City Services Deficit"). The City has received a Fiscal Impact Analysis, dated as of July, 2017 ("FIA"), documenting the City Services Deficit. The owners of the property within the Project, and their successors in interest, shall pay the City the sum of four hundred twenty dollars ($420.00) per residential dwelling unit within the Project each year as mitigation for the City Services Deficit. Owner and its successors to the property within the Project may fulfill this obligation through a community facilities district established by the City pursuant to the Mello -Roos Community Facilities District Act of 1982, Government Code Section 53311, et seq., or other appropriated financing mechanism approved by the City; provided, however, the obligation of each owner and their successors to pay the City Services Deficit payment under this obligation remains an obligation of the owner and its successors regardless of the financing mechanism used to pay it and regardless of whether there is a financing mechanism to pay it. Section 3. Legislative Findings. The City Council in approving the Planned Development Overlay/Zone Change hereby makes the following findings: A. The proposed Ordinance is in conformance with the General Plan for Temecula and with all applicable requirements of State law and other Ordinances of the City.. The proposed Zone Change/Planned Development Overlay Ordinance conforms to the City of Temecula General Plan Land Use Element. Furthermore, the proposed Zone Change/Planned Development Overlay Ordinance directly responds to Goal 5 Policy 5.1 of the General Plan Land Use Element. The project is consistent with the above General Plan Land Use Element goal and policy in that it provides for a residential project in a predominately residential corridor of the City. Furthermore, the Project has been designed to minimize impacts on surrounding land uses and infrastructure through required design guidelines, building orientation, circulation and access improvements, and other features and requirements of proposed Planned Development Overlay 15. Additionally, mitigation measures are identified in the EIR to further reduce the potential for impacts to surrounding uses and infrastructure. B. The proposed Ordinance is consistent with the Municipal Code and Development Code for the City of Temecula; The proposed Zone Change/Planned Development Overlay Ordinance is consistent with the existing General Plan land use designation for the project site. Planned Development Overlay 14 will establish the design and development framework for the project. As proposed and conditioned, the project design will be consistent with the General Plan and all applicable requirements of State Law and other Ordinances of the City. Section 4. Zoning Code Amendment. The City Council hereby amends Chapter 17.22 (PLANNED DEVELOPMENT OVERLAY ZONING DISTRICT (PDO-)) of Title 17 (Zoning) of the Temecula Municipal Code by adding a new Article XVI, entitled "Cypress Ridge Planned Development Overlay District 15" to read as provided in Exhibit A, attached to this Ordinance and incorporated herein as thought set forth in full. Section 5. Zoning Map Amendment. The City Council hereby amends the Official Zoning Map of the City of Temecula to change the zoning classification for the property located on 22.73 acres generally located at the northwest corner of Temecula Parkway and La Paz Road (APNs 961-450-003, 961-450-012, 961-450-013) from Professional Office to Planned Development Overlay (Cypress Ridge Planned Development Overlay -15). The amended Zoning Map is attached as Exhibit "B" to this Ordinance and is incorporated herein by this reference as though set forth in full. Section 6. Consistency with General Plan. On , the City Council adopted Resolution No. , which amended the Land Use Element Map of the Temecula General Plan to change the zoning designation of the Oroject area from Professional Office (PO) to Medium Density (M) residential. Therefore, the foregoing amendments outlined in this Ordinance are consistent with the goals and policies of the General Plan for the City of Temecula. Section 7. Severability. If any portion, provision, section, paragraph, sentence, or word of this Ordinance is rendered or declared to be invalid by any final court action in a court of competent jurisdiction, or by reason of any preemptive legislation, the remaining portions, provisions, sections, paragraphs, sentences, and words of this Ordinance shall remain in full force and effect and shall be interpreted by the court so as to give effect to such remaining portions of the Ordinance. Section 8. Effective Date. This Ordinance shall take effect thirty (30) days after its adoption. Section 9. Notice of Adoption. The City Clerk shall certify to the adoption of this Ordinance and cause it to be published in the manner required by law. PASSED, APPROVED, AND ADOPTED by the City Council of the City of Temecula this day of ATTEST: Randi Johl, City Clerk [SEAL] STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss CITY OF TEMECULA ) Maryann Edwards, Mayor I, Randi Johl, City Clerk of the City of Temecula, do hereby certify that the foregoing Ordinance No. - was duly introduced and placed upon its first reading at a meeting of the City Council of the City of Temecula on the day of , and that thereafter, said Ordinance was duly adopted by the City Council of the City of Temecula at a meeting thereof held on the day of , by the following vote: AYES: COUNCIL MEMBERS: NOES: COUNCIL MEMBERS: ABSTAIN: COUNCIL MEMBERS: ABSENT: COUNCIL MEMBERS: Randi Johl, City Clerk EXHIBIT A CYPRESS RIDGE PLANNED DEVELOPMENT OVERLAY 15 (PDO -15) Article XVI. Cypress Ridge Planned Development Overlay District -15 17.22.286 Title. Sections 17.22.286 through 17.22.300 shall be known as "PDO -15" (Cypress Ridge Planned Development Overlay District). (Ord. xxxxxxx) 17.22.288 Purpose. The Cypress Ridge planned development overlay district (PDO -15) is intended to provide regulations for a creative mixture of uses where a specific plan or village center overlay is not appropriate. The planned development overlay is intended to provide a mechanism to allow for flexibility in the development regulations and design standards to allow variations of land uses which are typically outside of conventional zoning standards. Through this flexibility of certain standards many of the objectives of the general plan can best be achieved. It is the intent of the city to create special regulations that will combine clustered detached and attached single-family residential homes with open space to serve as a transitional medium density residential development between existing medium density single-family residential areas to the north and single family residential properties to the west. The current zoning on the site is Professional Office (PO). 17.22.290 Fiscal Impact Analysis (FIA) Any development within Planned Development Overlay 15 will be required to address impacts to the City's budget as a result of the increased costs to the City of providing public safety and other municipal services to the Project area substantially exceeding the municipal revenue generated from the Project ("City Services Deficit"). The City has received a Fiscal Impact Analysis, dated as of July, 2017 ("FIA"), documenting the City Services Deficit. The owners of the property within the Project, and their successors in interest, shall pay the City the sum of four hundred twenty dollars ($420) per residential dwelling unit within the Project each year as mitigation for the City Services Deficit. Owner and its successors to the property within the Project may fulfill this obligation through a community facilities district established by the City pursuant to the Mello -Roos Community Facilities District Act of 1982, Government Code Section 53311, et seq., or other appropriated financing mechanism approved by the City; provided, however, the obligation of each owner and their successors to pay the City Services Deficit payment under this obligation remains an obligation of the owner and its successors regardless of the financing mechanism used to pay it and regardless of whether there is a financing mechanism to pay it. 17.22.292 Relationship with the development code and citywide design guidelines. A. The permitted uses for the Cypress Ridge planned development overlay are described in Section 17.22.292. B. Medium (M) Density residential uses permitted in Table 17.06.030 of the Development Code will be allowed throughout the Cypress Ridge development. C. Except as modified by the provisions of Section 17.22.294, the following rules and regulations shall apply to all planning applications in the area. 1. The citywide design guidelines that are in effect at the time an application is deemed complete. 2. The approval requirements contained in the development code that are in effect at the time the application is deemed complete. 3. Any other relevant rule, regulation or standard that is in effect at the time an application is deemed complete. 17.22.294 Use regulations. The Cypress Ridge planned development overlay district (PDO -15), located within Pechanga Parkway, Loma Linda Avenue and Temecula Lane, is intended to provide for the development of two hundred forty- five single-family detached and attached homes within fee simple condominium unit boundaries, on 22.7 gross acres / 20.18 net acres, with a proposed average density of 12.14 dwelling units per net acre. The proposed project is comprised entirely of private residential land uses designed to enhance housing opportunities, consider natural features, incorporate private and common open space, private recreation, and develop a common community theme. The project will provide housing opportunities consistent with the city's general plan policies in response to local market demands and will provide for a visually pleasing environment through adaptation of supplemental performance standards that have been provided to ensure transitional compatibility with adjacent neighborhoods. 17.22.296 Development standards. The residential component shall comply with the development standards set forth in Table 17.22.294. The maximum residential density shall be 12.14 units per net acre. Table 17.22.294 Residential Development Standards Cypress Ridge Planned Development Overlay District PDO -15 Residential Development Standards Detached Cluster Attached Cluster Duplex / Triplex Unit Boundary Area Minimum Unit area 1,945 sq. ft. 1,575 sq. ft. 1,370 sq. ft. Maximum number of dwelling units per gross acre 11.4 19.2 16.1 Unit Dimensions Minimum average width 126 ft. 92 ft. 42 ft. Minimum average depth 128 ft. 119 ft. 50 ft. Building Setbacks Minimum front yard 1 5.0 ft. 5.0 ft. 6.0 ft. Minimum corner side yard 5.0 ft. 5.0 ft. 7.5 ft. Minimum interior side yard 5.0 ft. 8.0 ft. 7.5 ft. Minimum rear yard 5.0 ft. 8.0 ft. Alley Minimum building separation 10 ft. 2 16 ft. 15 ft. Other Requirements Maximum building height 27 ft. 36.5 ft. 29.5 ft. Notes: 1. Measured to private street parkway or sidewalk.. 2. First floors and portion between the Unit -A and Unit -B Plan second floors. 17.22.298 Project setting. A. Setting and Location. The Cypress Ridge project is comprised of 22.73 gross acres within Pechanga Parkway, Loma Linda Avenue and Temecula Lane, which are all fully developed public right-of-way streets with the exception of Temecula Lane which shall be realigned at the north property boundary during the development of Cypress Ridge. Additionally a storm drain easement will be dedicated for the City's existing underground facilities at the intersection of Pechanga Parkway and Loma Linda Avenue in exchange for the inclusion of parcel 961-450-003 within the Cypress Ridge development for onsite storm water treatment and retention.. B. Existing Site Conditions. The property consists of undeveloped land. Topographical relief ranges from a high elevation of one thousand thirty one in the eastern portion of the property, to a low elevation of one thousand fifteen near the north portion of the property. An existing watercourse traverses the property, flowing from east to west into an existing open drainage channel. C. Surrounding Land Uses and Development. Single-family homes exist to the west and south of the project, with a master planned multi -family development to the east and existing Pala Park to the northeast. Project Site e* r f' C,. fAipair;„ l `121 r -. r 17.22.300 Supplemental design standards. The development shall be consistent with the following exhibits: Exhibit 17.22.300.A — Landscape Site Plan CItri. - ware OM. -. _ waAia.. I\MJc BOOM MY6 . , OttIVOOA uesaamt An. OBBOTORf J DOM MYRAY YO.L}R RAu •OCfR 1%110 ALHAAMA CROUP -moo 220el KM.. tsn,*cs nw.w 1CMAINI, WC. tcaa E�MtA�x�D IIOIAr/f WW1 w rdIw? PREPARED Fon PC PECIW IA m U ft.5 tFAnM.9l1� MEOW CA Ea ROB MEO tl?ENE CORACO JMEI PRM PS:It JOB WEI .111d144A14.4 ISCOS CYPRESS RIDGE TEMECULA, CA. 1.% COLOR LANDSCAPE PLAN L-5 .-=rr F, sstm a • O.. 71e4•04 L.t uifis Exhibit 17.22.300.B — Detached Cluster Building Separation (Unit A and Unit B Plans) The Cypress Ridge Detached Cluster homes are 2 -story with a 10 foot separation at the first level featuring the second levels setback from the first level around the perimeter of each of the three plans and meet the 15 foot separation per Section 17.06.050, B, 1 with the exception of a portion of an area between the Unit A and Unit B Plans where the separation at the second level is at 10 foot throughout a 26 foot length area. The rooms of the Unit A and Unit B Plans where this occur is the recreation room, stair and volume ceiling over the first level of the Unit -A and the recreation room of the Unit -B. There are no opposing windows across from these Plans in this area. It should also be noted that all of the Detached Cluster homes feature downstairs bedrooms with full baths to accommodate a multitude of lifestyle stages. Unit B Second Floor 10 Open to Below Rec Room Unit A Second Floor Exhibit 17.22.300.0 — Private Street Parallel Parking and Traffic Calming Features Cypress Ridge private streets are based on City Standard No. 104 where a 40' curb to curb width is provided for one 12' wide travel lane in each direction and room for parallel parking on both sides. This is similar to other residential projects in Temecula such as nearby `Classic Way'. Private street pavement width is reduced to 32' where parallel parking is provided on one side and both 12' wide travel lanes are preserved. As Cypress Ridge will be a gated community, traffic calming features have been included such as curb returns which narrow at driveways and intersections and define the parallel parking spaces, reducing the pavement width to 24' in order to delineate the travel lanes and separate the parking spaces to aid in enforcing the proposed 15 m.p.h. speed limit. This design is also partially modeled after Section 16.51.060. A., where the Land Use is described as `Attached homes/small lot detached homes' where the travel lanes in each direction are listed at '2 at 10' including parallel parking listed at '8' on both sides'. Although 12' wide travel lanes are being provided at Cypress Ridge per Fire Department requirements and to ease traffic circulation throughout. Below is an example of one of these circulation streets where parking is shown on both sides with curb returns to define the parking spaces along with providing a defined space for Refuse/Recycle Bins. A 3 1 P€FUSE CYCLE PICKUP —{UNITS PROVIDE broriAca. I1rY'i 0 b M �do 1 3 rkul' r -r B AJ B .- Exhibit 17.22.3OO.D - Mailbox Cluster Box Units USPS approved CBU's (8, 12 & 16 box units) Parkview Stucco CBU Cap & Pedestal, Sandstone Color with overhead Trellis • . d 1 y r d 10 • 3 • 11 6 6 1P • fl 11 11 El Q TRELLIS STANDALONE FRONT LOAD MAILBOXES - AF FLORENCE'#4CADD-10 OR APPROVED EQUAL, WITH STUCCO CAP AND PEDESTAL. front elevation Exhibit 17.22.300.E Parking Step -out width The parking lot islands shall be 5' wide excluding curbs with and a 1' step -out adjacent to the parking stall. Concrete step outs per the City's ordinance (12" separate walk adjacent to 6" curb) would be poured separately which can be problematic when one portion settles or raises causing an uneven surface. Cypress Ridge uses a design the Consultant Team has used successfully in Temecula where the curb is installed as a monolithic 12" width to provide sufficient step -out space without the issues of a two -pour section (see attached detail). This design provides durability for the curb and step -out surface while reducing overall impervious surfaces to meet water quality requirements. 12" 3/4" RADIUS 14" a LI 2- '1-18 "`1". 3/4" RADIUS 6" CURB FACE a I PAVEMENT 4 10" 4.1 CLASS 520-C-2500 CONCRETE STEP OUT CURB DETAIL 15 ruSC: +r•, - r.+il nolo daw-pllMad rots - Bdm at lama and arab in•.v,.. - Bora alai Moan. Mit Watt mama CONveaCi Col 60=10 14.41 - Wood Lhadas .mn7 1114 7, W no s - Ramon alar Meath donde =tar bead Exhibit 17.22.300.F - Architectural Styles Detached Cluster Homes 2� Spanish Colonial 110 „1 . 111; 111 111 111 Spanish Mission 3 ,4 V A-- )1 L =}A SPANtS$-. COLONIAL -6aap. awaad]d4 nods -Arch der]lwx.s. garage. and Landow. - O.oaalad Ma n aVr, - V.teuart.Ola 011111019 al monad flow - Sbonlan raw as wh doe.d color (sand SPANISH AISSION - Lc+wWmMOW Van Mal. saran - Thick waw. at ¢,a. nd Iau.l -aaRl6rwn:colc tot COL coni s p.ncomiaa Mogi aned'BaRtiaaR Q.]tNae Cn FIN3 phrcaP7t facaa4 aim Iowa. - Scrota and sail. SILO= - BpanR (OW tin t.fh cioss,a c.cice tion S 1, front elevation 2. rear side elevation 1 3. side elevation 0 O 4 side elevation Attached Cluster Homes 1 front elevalion 2 eitle ele abort 3 rear olovauon I franlolavolair SPANISH COLONIAL •SP.as.c ca, rm3 1 t51UF�1(�y►1•iA ATTACHED CLUSTER 13 BLDG ELEVATIONS Spanish Colonial - Scheme 1 EP 4SH r OLootAL •aJ •0 r). r -K1 Aft. v;Tryy wipe. W rgLv� • 00:046w1 krat aF evr •SYVnSN 00 *.twv A 2 ATTACHED CLUSTER BLDG ELEVATIONS Spanish Colonial - Scheme 2 Duplex Homes 2 side elevation 3 rear elevation ewe,. waww•..n,r. SPANISH COLONIAL • Mr Ocera+.+ er.g.a r•.a • eezwe.v. orbs. re,xw •.ry • tler..A ryq M h. Vee..c;.wr wv 2/ r 42 dux 3 DUPLEX BLDG ELEVATIONS Spanish Colonial 1.1 1 .: •1 1111 111 I IIII II 2 side elevation 3 rear e'evallon 1 eon', gv+nacrt SPsNGN MO fEY . Wm.u.•rwa.w. .m rel.} use, WWI awl m.,rwro.xrr., V DUPLEX BLDG ELEVATIONS Snanosh Monterey Triplex Homes Ake am11 11111 1111 sill Hill I front elevation 2 side elevation ..�_ PweSarn,lef Alarm P3,1 &,C,. F -e SFi iot 9=ACP i„ cava s��:cr. 3 rear elevation ovinelI Oe 1 aawcon- w Imnp man w.dow 4 side elevelron SPdMSH NIONTEPEY yrnes y na.r • s"or -raw •Crwmw,.n 3 TRIPLEX BLDG ELEVATIONS SPanlsh Monterey TRIPLEX BLDG ELEVATIONS Spanish Monterey 3 rear elevation 4 aide elevation A 3 eocesc r14'4AX EVA WKS 1 front elevation 2 side elevation . M*. r.M„ahrlr+' 000r vaa Do iaoe+ . S arkW fox: 6 FAG.n ,ra A.V char Clubhouse SPANISH COLONIAL -4iupa low -gars ants • =c mance n kw,=AM eareew 3 TRIPLEX BLDG ELEVATIONS Spanish Colonial i wnn awitm 1 east oovalinll Ilronl .10,' AZ on) .l 1 tiih e m al.nr 2 arra. cu.:nl.on lent =:c1e c.a .oar SPA.OW, COLONIAL 4M_423 mi wµY- .cr.er.vn....l «+�. et. Om mos wn,am 4 CLUBHOUSE ELEVATIONS Span!sh Ccicnfal EXHIBIT A FISCAL IMPACT ANALYSIS CYPRESS RIDGE FISCAL IMPACT ANALYSIS TEMECULA, CALIFORNIA Prepared for: CITY OF TEMECULA Prepared by: KEYSER MARSTON ASSOCIATES, INC. JULY 2017 CYPRESS RIDGE FISCAL IMPACT ANALYSIS TEMECULA, CALIFORNIA Prepared for: CITY OF TEMECULA Prepared by: KEYSER MARSTON ASSOCIATES, INC. 555 West Beech St., Suite 460 San Diego, California 92101 500 South Grand Avenue, Suite 1480 Los Angeles, California 90071 Golden Gateway Commons 160 Pacific Avenue, Suite 204 San Francisco, California 94111 JULY 2017 TABLE OF CONTENTS I. Introduction 1 II. Key Findings 2 III. Fiscal Impact — 20 -Year Projection 3 IV. Fiscal Impact at Build -Out 10 V. Limiting Conditions 14 APPENDIX A: DEMOGRAPHIC PROFILE AND CITY GENERAL FUND BUDGET 16 APPENDIX B: FISCAL IMPACT— 20 -YEAR PROJECTION 20 APPENDIX C: FISCAL IMPACT AT BUILD -OUT 42 KEYSER MARSTON ASSOCIATES I. INTRODUCTION A. Objective In accordance with Keyser Marston Associates, Inc.'s (KMA's) June 27, 2016 contract with the City of Temecula (City), KMA has undertaken a Fiscal Impact Analysis (FIA) for the Cypress Ridge Development Plan (Project). As background, Ridge Crest Real Estate (Developer) has proposed a Development Plan (Plan) for a 22.73 -acre property at the northeast corner of Pechanga Parkway and Loma Linda Road (Property). The Developer has applied for a General Plan Amendment to change the Property's land use designation from Professional Office (PO) to Medium Density Residential (M); and a zone change from PO to Planned Development Overlay (PDO). The proposed Plan will include up to 245 housing units, consisting of 79 detached cluster units, 63 attached cluster units, and 103 duplex/triplex units. The Project will also feature four tot lots, three picnic areas, a dog park, and a 1,800 square foot (SF) clubhouse with a spa and pool. The FIA prepared by KMA evaluated the recurring General Fund revenues and expenditures generated by the proposed Project over a 20 -year time period, beginning upon the sale of the Project's first residential unit in Fiscal Year (FY) 2018 and ending in FY 2037. B. Methodology In completing this assignment, KMA undertook the following principal work tasks: • Reviewed background materials and resource documents relevant to the Project. • Reviewed the City's FY 2016-2017 Mid -Year Adjusted General Fund Budget to understand the City's current fiscal condition and revenue/expenditure parameters. • Collected and reviewed demographic and economic trends for the Temecula area. • Reviewed residential market data provided by the Developer. Estimated recurring annual revenues and municipal service expenditures as a result of completion of the Project. City of Temecula — Cypress Ridge — Fiscal Impact Analysis 1 Keyser Marston Associates, Inc. 17049ndh 19545.041.001 C. Report Organization Following this introduction, this FIA is organized as follows: • Section II presents a summary of the KMA key findings. • Section III provides an estimate of fiscal impact of the Project on the City's General Fund over a 20 - year time period. • Section IV provides an estimate of fiscal impact of the Project at build -out. • Section V presents limiting conditions pertaining to this report. II. KEY FINDINGS A. 20 -Year Fiscal Impact Projection • The Project is projected to yield a negative net fiscal impact to the City's General Fund, inclusive of Project -generated revenues from Measure 5, each year over the projected 20 -year time period. • The major revenue categories generated by the Project during this 20 -year time period include sales tax and Measure 5 revenue generated by residents, property tax, property tax in lieu of vehicle license fees (VLF), property transfer tax, and franchise fees. • The major expenditure categories generated by the Project during this 20 -year time period include Police, Asset Management Fund, Fire, Public Works, and Recreation Funding. • The Project's fiscal impact is estimated at negative $118,000 at build -out in Year 3 (FY 2020 dollars) and is projected to reach negative $300,000 by Year 20 (FY 2037 dollars). B. Fiscal Impact at Build -out (FY 2017 Dollars) • On a static basis, upon build -out, the Project is projected to generate annual revenues to the General Fund estimated at about $283,000 (FY 2017 dollars), inclusive of Project -generated revenues from Measure S. Revenues are primarily driven by sales tax generated by residents, property taxes, and property tax in -lieu of VLF, which together account for approximately 74.2% of total General Fund revenues generated by the completion of the Project. City of Temecula — Cypress Ridge — Fiscal Impact Analysis 2 Keyser Marston Associates, Inc. 17049ndh 19545.041.001 • Total annual service costs to the General Fund upon stabilization of the Project are estimated at $386,000 (FY 2017 dollars). The major expense categories are Police; Asset Management Fund; Public Works — Land Development, Public Works, etc.; and Recreation Funding, which together account for approximately 75.1% of total General Fund expenditures generated by the completion of the Project. • As shown in Table II -1 below, the Project is projected to generate a net fiscal impact to the City of negative $103,000 (FY 2017 dollars) at build -out. This finding is not surprising for a residential development. New households require additional municipal services, and the cost to provide these services is only partially offset by the revenue generation from the Project's new resident retail spending, property taxes, and other major revenue sources. Table II -1: Recurring Annual Fiscal Impact at Build -out (FY 2017 Dollars) (1) Cypress Ridge General Fund Revenues (2) $283,000 General Fund Expenditures ($386,000) Annual Net Fiscal Impact to City ($103,000) Revenue to Expense Ratio 0.73 Deficit per Unit per Year ($420) (1) Figures are expressed in FY 2017 dollars. (2) Includes Project -generated Measure S revenues. III. FISCAL IMPACT — 20 -YEAR PROJECTION A. Overview of Methodology This section presents the KMA methodology used to estimate the fiscal impact to the City of Temecula General Fund resulting from development of the proposed Project. The detailed KMA 20 -Year fiscal impact model is provided in Appendices A and B and summarized below. Demographic Overview Table 111-1 below presents the findings of the KMA review of demographic factors for the City. The data consist of population, number of households, number of housing units, and total jobs. More detail is presented in Appendix A, Table A-1. City of Temecula — Cypress Ridge — Fiscal Impact Analysis 3 Keyser Marston Associates, Inc. 17049ndh 19545.041 001 Table III -1: Demographic Overview, City of Temecula 2017 Estimate $71,859,000 Population 111,024 Households 34,959 Housing Units 36,320 Jobs 50,218 Overview of the City of Temecula Budget Table III -2 below provides an overview of the City's Mid -Year FY 2016-2017 Adjusted General Fund Budget. A more detailed analysis can be found in Appendix A, Table A-2. As shown, the City is projected to experience a net surplus of $363,000 in FY 2016-2017. Table 111-2: City of Temecula, Mid -Year FY 2016-2017 Adjusted General Fund Budget General Fund Revenues $71,859,000 General Fund Expenditures ($71,496,000) Net Surplus/(Deficit) $363,000 (1) Total before deduction of Program Revenues. It is important to note that through discussions with City staff, estimated revenues from Measure 5 and projected expenditures for Recreation Funding and Asset Management Fund were further modified by KMA. These modifications are presented in Table III -3 below, with additional details presented in Appendix A, Tables A-3 and A-4. Table III -3: KMA Modifications to Mid -Year FY 2016-2017 Adjusted General Fund Budget FY 2016-2017 KMA Modifications to Mid -Year Mid -Year Adjusted FY 2016-2017 Adjusted (1) 1. Revenues A. Measure S $1,236,000 $14,468,000 (2) I1. Expenditures A. Recreation Funding $4,823,000 $6,200,000 B. Asset Management Fund $0 $6,000,000 (1) (2) Per City of Temecula, Finance Department, May 2017. KMA estimate. Based on FY 2017-2018 estimates provided by the City Finance Department for Measure S, reduced by 4.69% to reflect a full year for FY 2016-2017. City of Temecula — Cypress Ridge — Fiscal Impact Analysis Keyser Marston Associates, Inc. 17049ndh 19545.041.001 4 As a result of the modifications presented above, the Mid -Year FY 2016-2017 Adjusted General Fund Budget is projected to experience a net surplus of $6.2 million as presented in Table 111-4 below. Table 111-4: KMA Modifications to Mid -Year FY 2016-2017 Adjusted General Fund Budget General Fund Revenues General Fund Expenditures (1) Net Surplus/(Deficit) $85,092,000 ($78,873,000) $6,219,000 (1) Total before deduction of Program Revenues. Appendix A, Tables A-3 and A-4 also show the departmental revenues and expenditures used to calculate the per capita impacts to the General Fund from the development of the proposed Project. The revenues shown are strictly departmental revenues and exclude such revenues as property and sales tax, which are estimated based on projected increases in assessed value and taxable sales from incremental development, respectively. The expenditures reflect the gross General Fund expenditures less the associated General Fund departmental charges for services. By isolating the net expenditure, the actual impact to the General Fund can be calculated. B. Key Fiscal Impact Assumptions As shown below in Table 111-5, the Project will include 245 attached and detached residential units. A more detailed description of the Project can be found in Appendix B, Table B-2. City of Temecula — Cypress Ridge — Fiscal Impact Analysis 5 Keyser Marston Associates, Inc. 17049ndh 19545.041.001 Table III -5: Project Description Detached Cluster Plan A Plan B Plan C Total Detached Cluster Attached Cluster Plan A Plan B Plan C Plan D Total Attached Cluster 2,243 SF 27 Units 1,947 SF 24 Units 2,364 SF 28 Units 2,196 SF 79 Units 1,575 SF 16 Units 1,864 SF 16 Units 1,822 SF 16 Units 1,636 SF 15 Units 1,726 SF 63 Units Duplex/Triplex Duplex A 1,498 SF 52 Units Triplex A 1,582 SF 17 Units Triplex B 1,374 SF 17 Units Triplex C 1,535 SF 17 Units Total Duplex/Triplex 1,498 SF 103 Units Total 1,781 SF 245 Units Table III -6 below presents the assumed annual absorption for the Project. The Developer anticipates the first closing to occur during FY 2018 with four homes sold per month per product type, or 12 homes per month through FY 2020. A more detailed analysis of the projected annual absorption for the Project can be found in Appendix B, Table B-3. Table III -6: Anticipated Schedule of Development (Annual Absorption) (.0 FY 2018 FY 2019 FY 2020 Total Detached Cluster Attached Cluster Duplex/Triplex Total 24 24 48 39 7 0 24 48 31 72 135 38 79 63 103 245 (1) Source: Developer, November 2, 2016. Adjusted by KMA to reflect a 6 -month deferment from initial projected absorption. City of Temecula — Cypress Ridge — Fiscal Impact Analysis 6 Keyser Marston Associates, Inc. 17049ndh 19545.041.001 Assumptions used in the FIA are based upon an assessment of future circumstances regarding population, employment, property valuation, and taxable sales. Table III -7 provides a summary of the key assumptions used in this analysis, as follows: Table 111-7: Key Assumptions Population Resident Equivalents Residential Value 2.5 — 3.5 persons per unit 0.33 employees per resident $355,000 - $443,000 per unit (FY 2017$) (1) (1) Source: Developer, November 2, 2016. The FIA also estimates other General Fund revenues and expenditures based on a modified per capita measure known as "resident equivalents." This approach combines residents and employees to form a single service population. As summarized below, the resident equivalent approach weights an employee as 0.33 residents, such that three employees are viewed as having the same impact as one resident. Table 111-8: Total Resident Equivalents Total Population Total Employment Total Population + Jobs Total Resident Equivalents (1) City of Temecula 111,024 50,218 161,242 127,596 Cypress Ridge 688 0 688 688 (1) Assumes a resident equivalent factor of 0.33 (three employees have approximately the same impact as one resident). C. Key Fiscal Impact Assumptions General Fund Revenues This section discusses the recurring General Fund revenue assumptions utilized to estimate the impact of the proposed Project. Annual recurring revenues for the Project, such as Property Tax and Sales and Use Tax, were estimated based on assumed real estate market factors such as market values of the residential uses. One-time revenues such as Development Impact Fees and building permits used to offset one-time City costs were not evaluated in the fiscal impact model. Franchise Fees; Licenses and Permits; and Fines and Forfeitures; and other revenues were estimated by applying a per capita or "per resident equivalent" to the number of new residents anticipated for the Project. City of Temecula — Cypress Ridge — Fiscal Impact Analysis 7 Keyser Marston Associates, Inc. 17049ndh 19545.041.001 As shown in Table III -9 below, KMA applied the following escalation factors to estimate the annual General Fund revenues to the City over a 20 -year period. The annual escalation factors were based on KMA's review of recent historical valuation trends in the City. Table III -9: Annual Revenue Escalation Factors Escalation Factor Assessed Value (1) Pre -Build -out Post -Build -out Sales Tax Special Tax (Measure C) Other General Fund Revenues 5.0% 2.0% 5.0% (2) 0.0% 2.5% (1) Reflects assumed market escalation. (2) Escalation is reduced to 2.50% after Year 8. General Fund Expenditures This section discusses the recurring annual General Fund expenditure assumptions utilized to estimate the impact of the Project at build -out. Annual recurring expenditures, including Fire, Public Works, and City Council, were estimated by applying a per capita or "per resident equivalent" cost estimate to the number of new residents anticipated from build -out of the Project, with the exception of Police. To estimate Police expenditures, KMA applied the Project's pro rata share of one (1) new police officer at $300,000 per 1,000 population added to the City. Annual escalation factors for each major expenditure category were estimated by KMA based on five- year financial projections for the General Fund presented in the City's Budget. As shown in Table III -10, General Fund expenditures are anticipated to increase at escalation rates ranging between 1.0% and 3.0% per year, with the exception of expenditures associated with Police and Fire which are expected to increase between 3.0% and 6.0% per year. KMA also applied a marginal cost adjustment to each expenditure category to reflect that General Fund expenditures do not typically have a 1:1 relationship between population and projected growth. As shown in Table III -10, the marginal cost adjustments assumed by KMA ranged between 0% and 40%. City of Temecula — Cypress Ridge — Fiscal Impact Analysis 8 Keyser Marston Associates, Inc. 17049ndh 19545 041.001 Table III -10: Annual Expenditure Escalation Factors Marginal Cost Escalation Impact Factor Adjustment Police 6.00% (1) 5.0% Public Works — Land Development, Public Works, etc. 2.50% 10.0% Recreation Funding 3.00% 20.0% Fire 5.00% (2) 5.0% Public Works — Parks & Maintenance 2.50% 10.0% City Manager 2.50% 40.0% Community Development 2.75% 20.0% Finance 2.75% 30.0% City Clerk 3.00% 30.0% Retiree Medical Contribution 3.00% 0.0% City Attorney 2.00% 40.0% Animal Control 1.00% 10.0% City Council 2.75% 40.0% Community Support 2.00% 20.0% PERS Replacement Benefit 3.00% 0.0% Property Tax Administration 3.00% 30.0% Asset Management Fund 2.00% 0.0% (1) Reflects escalation factor for first 5 years, escalation is reduced to 4.0% beginn ng in Year 6. (2) Reflects escalation factor for first 5 years, escalation is reduced to 3.0% beginning in Year 6. D. Annual General Fund Impact Comparison of the annual revenues and annual expenditures generated by the Project indicates that it will yield a negative net fiscal impact to the City's General Fund each year over the 20 -year period. As shown in Table III -11, the Project's net fiscal impact is estimated at negative $118,000, or negative $482 per unit, at build -out in Year 3 (FY 2020 dollars). The Project's net fiscal impact reaches negative $300,000, or negative $1,224 per unit, by Year 20 (FY 2037 dollars). A more detailed analysis is presented in Appendix B, and summarized below. City of Temecula — Cypress Ridge — Fiscal Impact Analysis 9 Keyser Marston Associates, Inc. 17049ndh 19545 041 001 Table 111-11: Annual General General Fund Revenues (1) Fund Impact• General Fund Expenditures Recurring Surplus/(Deficit) Per Unit Per Year (2) Revenues to Expenditures Ratio Fiscal Year 2018 $102,000 $122,000 ($20,000) ($278) 0.84 2019 $287,000 $366,000 ($79,000) ($382) 0.78 2020 $328,000 $446,000 ($118,000) ($482) 0.74 2021 $343,000 $467,000 ($124,000) ($506) 0.73 2022 $355,000 $488,000 ($133,000) ($543) 0.73 2023 $364,000 $504,000 ($140,000) ($571) 0.72 2024 $372,000 $521,000 ($149,000) ($608) 0.71 2025 $387,000 $539,000 ($152,000) ($620) 0.72 2026 $395,000 $557,000 ($162,000) ($661) 0.71 2027 $404,000 $576,000 ($172,000) ($702) 0.70 2028 $413,000 $595,000 ($182,000) ($743) 0.69 2029 $422,000 $615,000 ($193,000) ($788) 0.69 2030 $431,000 $636,000 ($205,000) ($837) 0.68 2031 $441,000 $658,000 ($217,000) ($886) 0.67 2032 $451,000 $680,000 ($229,000) ($935) 0.66 2033 $461,000 $703,000 ($242,000) ($988) 0.66 2034 $471,000 $727,000 ($256,000) ($1,045) 0.65 2035 $481,000 $752,000 ($271,000) ($1,106) 0.64 2036 $492,000 $778,000 ($286,000) ($1,167) 0.63 2037 $504,000 $804,000 ($300,000) ($1,224) 0.63 (1) Includes Project -generated Measure S revenues. (2) Represents annual General Fund impact per unit based on anticipated annual absorption for the Project. Full build- out of the Project does not occur until Year 2020. IV. FISCAL IMPACT AT BUILD -OUT (FY 2017 DOLLARS) It is estimated that the Project will generate a net fiscal impact to the City of negative $103,000 (FY 2017 dollars) at build -out. This section provides a detailed analysis of the Project's fiscal impact to the City's General Fund. A more detailed analysis can be found in Appendix C. A. Annual Recurring General Fund Revenues Table IV -1 summarizes the KMA estimate of recurring General Fund revenues at build -out. As shown, the Project at build -out is estimated to generate approximately $283,000 annually in General Fund City of Temecula - Cypress Ridge - Fiscal Impact Analysis 10 Keyser Marston Associates, Inc. 17049ndh 19545.041.001 revenues. A more detailed analysis is provided in Appendix C, Tables C-3 through C-7. Table IV -1: Recurring General Fund Revenues at Build -out (1) Total (FY 2017$) % of Total Sales Tax - Resident Spending (2) $98,000 34.6% Property Tax $59,000 20.8% Property Tax in -lieu of VLF $53,000 18.7% Franchise Fees $19,000 6.7% Special Tax (Measure C) $18,000 6.4% Gas Tax Fund $13,000 4.6% Capital Improvement Program $12,000 4.2% Property Transfer Tax $5,000 1.8% Fines and Forfeitures $3,000 1.1% Licenses and Permits $2,000 0.7% Law Enforcement Fund $1,000 0.4% Intern Fellow Fund $0 0.0% Sales and Use Tax $0 0.0% Miscellaneous Revenue $0 0.0% Vehicle License Fees SSI 0.0% Total Annual Revenues $283,000 100.0% (1) Source: Appendix C, Table C-7. (2) Includes Project -generated Measure S revenues. Sales Tax, inclusive of Measure S revenues, from new resident spending represents the largest component of General Fund revenues as a result of the development of the Project. The Project's 688 new residents are expected to generate $98,000 of new sales tax revenues to the City at build -out. This represents about 34.6% of total revenues generated by the Project. Property Tax revenues are the second largest source of General Fund revenues to be generated by the Project's 245 residential units. At build -out, the project is projected to generate approximately $59,000 per year in property tax revenues, comprising of 20.8% of the total General Fund revenues generated by the Project. Property Tax in Lieu of VLF represent the third largest component of General Fund revenues. The increase in gross assessed value will generate approximately $53,000 in additional motor vehicle license fee revenues to the City, representing 18.7% of the total General Fund revenues to be generated by the Project. City of Temecula — Cypress Ridge — Fiscal Impact Analysis 11 Keyser Marston Associates, Inc. 17049ndh 19545.041.001 The other sources of revenue including Franchise Fees, Special Tax (Measure C), Gas Tax Fund, Miscellaneous Revenue, and all other revenue sources are anticipated to account for 25.8% of General Fund revenues generated by the Project. The breakout of revenues generated by the Project at build- out is further illustrated in Exhibit IV -1 below. Exhibit IV -1: Recurring General Fund Revenues at Build -out ■ Sales Tax/Measure S ■ Property Tax ■ Property Tax in -lieu of VLF Franchise Fees Special Tax (Measure C) Gax Tax Fund Other B. Annual Recurring General Fund Expenditures This section discusses the recurring annual General Fund expenditure assumptions utilized to estimate the impact of the Project at build -out. A more detailed analysis can be found in Appendix C, Tables C-8 and C-9. Annual recurring expenditures, including Fire, Public Works, and City Council, were estimated by applying a per capita or "per resident equivalent" cost estimate to the number of new residents anticipated from build -out of the Project, with the exception of Police. To estimate Police expenditures, KMA applied the Project's pro rata share of one (1) new police officer at $300,000 per 1,000 population added to the City. As a result of this method, at build -out, the Project's 688 new residents are anticipated to add $196,000 in Police expenditures to the City's General Fund due to the need of approximately one new police officer generated by the Project. As shown in Table IV -2, the total annual General Fund expenditures to provide services to the new development are estimated at $386,000 at build -out. Major expenditure categories were estimated based on projections from current service levels. Additionally, City staff identified the need to evaluate the cost to fund the City's Asset Management Fund, an annual reserve for periodic facilities maintenance and repair costs for City parks and public facilities. City of Temecula — Cypress Ridge — Fiscal Impact Analysis 12 Keyser Marston Associates, Inc. 17049ndh 19545.041.001 Table IV -2: Recurring General Fund Expenditures at Build -out Total (FY 2017$) % of Total Police (i) $196,000 50.8% Asset Management Fund $32,000 8.3% Public Works - Land Development, Public Works, etc. $31,000 8.0% Recreation Funding $31,000 8.0% Fire $26,000 6.7% Public Works - Parks & Maintenance $20,000 5.2% City Manager $11,000 2.8% Community Development $11,000 2.8% Finance $9,000 2.3% Retiree Medical Contribution $8,000 2.1% City Clerk $5,000 1.3% City Attorney $2,000 0.5% Animal Control $2,000 0.5% City Council $1,000 0.3% Community Support $400 01% PERS Replacement Benefit $400 0.1% Property Tax Administration $300 0.1% Total Annual Recurring Expenditures $386,000 100% (1) Based on the cost for staffing one Police Officer ($300,000) per 1,000 population. As shown in Table IV -2 above, the Project's pro rata cost for Police represents the largest of Project - generated General Fund expenditures at $196,000, or 50.8%. The City's Asset Management Fund represents the second largest expenditure at $32,000, or 8.3% of total Project -generated expenditures. The remaining departmental expenditures including, but not limited to, Recreation Funding, Fire, City Council, Community Development, and other Public Works services account for a combined $158,000 (41.0% of total). The breakout of expenditures generated by the Project at build -out is further illustrated in Exhibit IV -2 below. City of Temecula — Cypress Ridge — Fiscal Impact Analysis 13 Keyser Marston Associates, Inc. 17049ndh 19545.041.001 Exhibit IV -2: Recurring General Fund Expenditures at Build -out Police Asset Management Fund Public Works - Land Development, etc. Recreation Funding Other V. LIMITING CONDITIONS 1. The KMA analysis is based, in part, on data provided by secondary sources such as State and local governments, planning agencies, real estate brokers, and other third parties. While KMA believes that these sources are reliable, we cannot guarantee their accuracy. 2. The accompanying projections and analyses are based on estimates and assumptions which were developed using currently available economic data, Project -specific data, and other relevant information. It is the nature of forecasting, however, that some assumptions may not materialize and unanticipated events and circumstances may occur. Such changes are likely to be material to the projections and conclusions herein and, if they occur, require review or revision of this document. 3. Any estimates of revenue or cost projections are based on the best Project -specific and fiscal data available at this time as well as experience with comparable projects. They are not intended to be projections of actual future performance of any specific project. 4. Revenue estimates are based on the assumption that sufficient market support exists for the proposed uses and that the Project will achieve industry standard productivity levels. 5. KMA assumes that all applicable laws and governmental regulations in place as of the date of this document will remain unchanged throughout the projection period of our analysis. In the event that this does not hold true, i.e., if any tax rates change, the analysis would need to be revised. City of Temecula — Cypress Ridge — Fiscal Impact Analysis 14 Keyser Marston Associates, Inc. 17049ndh 19545.041.001 6. Value estimates assume that any necessary entitlements or zoning changes for development can be obtained in a reasonable time frame. It is also assumed that property titles are good and marketable; no title search has been made, nor has KMA attempted to determine property ownership. The value estimates are given without regard to any questions of boundaries, encumbrances, liens or encroachments. 7. Property tax projections reflect KMA's understanding of the assessment and tax apportionment procedures employed by the County. The County procedures are subject to change as a reflection of policy revisions or legislative mandate. While we believe our estimates to be reasonable, taxable values resulting from actual appraisals may vary from the amounts assumed in the projections. 8. No assurances are provided by KMA as to the certainty of the projected tax revenues shown in this document. Actual revenues may be higher or lower than what has been projected. attachments City of Temecula — Cypress Ridge — Fiscal Impact Analysis 15 Keyser Marston Associates, Inc. 17049ndh 19545.041.001 APPENDIX A FISCAL IMPACT ANALYSIS CYPRESS RIDGE Demographic Profile and City of Temecula General Fund Budget TABLE A-1 DEMOGRAPHIC PROFILE - CITY OF TEMECULA, 2017 ESTIMATES CYPRESS RIDGE CITY OF TEMECULA 2017 Estimate I. Population and Households Population (1) 111,024 Households (2) 34,959 Average Household Size (1) 3.15 Jobs (3) 50,218 II. Housing Units (1) Single -Family 29,816 Multi -Family 6,345 Mobile Homes 159 Total 36,320 III. Occupied Units (1) 33,707 IV. Percent Vacant (1) 7.2% (1) Source: California Department of Finance, January 1, 2017. (2) Source: The Nielsen Company, 2017. (3) Source: The Nielsen Company, 2017. Reflects employment by place of work. Prepared by: Keyser Marston Associates Inc. Filename i:\Cypress Ridge - FIA - v4 - 07-25-17;7/25/2017;mdt Page 16 TABLE A-2 SUMMARY OF CITY OF TEMECULA GENERAL FUND BUDGET - FISCAL YEAR 2016-2017 CYPRESS RIDGE CITY OF TEMECULA Mid -Year FY 16-17 Adjusted (1) I. Revenues Taxes and Franchises $52,691,000 73.3% Intergovernmental Revenues $7,478,000 10.4% Licenses, Permits and Service Charges $4,348,000 6.1% Operating Transfers In $3,536,000 4.9% Reimbursements $2,856,000 4.0% Fines and Forfeitures $736,000 1.0% Miscellaneous Revenue (2) $330,000 0.5% Use of Money and Property ($116,000) -0.2% Total Revenues $71,859,000 100.0% II. Expenditures Police $28,830,000 40.3% Non Departmental (3) $12,383,000 17.3% Public Works - Land Development, Public Works, etc. $7,333,000 10.3% Fire $6,088,000 8.5% Community Development $4,608,000 6.4% Public Works - Parks & Maintenance $3,637,000 5.1% City Manager $3,329,000 4.7% Finance $2,332,000 3.3% City Clerk $1,215,000 1.7% City Attorney $736,000 1.0% Animal Control $463,000 0.6% City Council $453,000 0.6% Community Support $89,000 0.1% Total Expenditures $71,496,000 100.0% III. Net Surplus/(Deficit) Revenues to Expenditures Ratio $363,000 1.01 (1) Source: City of Temecula, Mid -Year FY 2016-2017 Adjusted General Fund Budget. (2) Includes Prior Year Contractual Obligations. (3) Includes Property Tax Administration, Recreation Funding, Retiree Medical Contribution, and PERS Replacement Benefits. Prepared by: Keyser Marston Associates Inc. Filename i:\Cypress Ridge - FIA - v4 - 07-25-17;7/25/2017;mdt Page 17 TABLE A-3 SUMMARY OF GENERAL FUND REVENUES CYPRESS RIDGE CITY OF TEMECULA Revenues Included in Analysis Taxes and Franchises Property Tax Sales and Use Tax Franchise Fees Special Tax (Measure C) Total Licenses and Permits Business Licenses Bids and Proposals Total Fines and Forfeitures Intergovernmental Revenues Property Tax In Lieu of VLF Vehicle License Fees Total Operating Transfers in Gas Tax Fund Law Enforcement Fund Intern Fellowship Fund Measure 5 Total Capital Improvement Program Miscellaneous Revenue Mid -Year FY 36.17 KMA Modifications to Adjusted Mid -Year FY 16-17 Adjusted General Fund Revenues FY 2016-2017 $7,598,000 $36,392,000 53,580,000 51.853.000 $49,423,000 5300,000 $7.000 $307,000 5547,000 57,430,000 $49.000 57,478,000 52,073,000 5218,000 $9,000 51.236.000 53,536,000 52,167,000 542,000 General Fund Revenues JY 2016-2017 549,423,000 Comments projected based on increase in gross AV (excludes RDA properties) projected based on taxable sales from incremental development projected based on population and employment based on residential units and commercial acreage developed projected based on population and employment projected based on population and employment $547,000 projected based on population and employment projected based on increase in gross AV (includes RDA properties) projected based on population 5307,000 57,478,000 52,073,000 protected based on population 5218,000 projected based on population and employment 59,000 projected based on population and employment 524 Q68.O00 01 projected based on population and employment $16,768,000 $2,167,000 projected based on population and employment $42.000 projected based on population and employment Total Included Items 563,499,000 576,732,000 II. Charges for Services Deducted from Community Development Planning - Various Building and Safety - Various Total Deducted from Public Works - Land Development Land Development - Various Public Works - NPDES Permit Fee Plan Check Permits Inspection Fees Total Deducted from Public Works - Parks & Maintenance Lease Income Deducted from Police Citations and Bookings Miscellaneous Vehicle Impound Fees Reimbursements Total Deducted from Fire Various Charges for Services III. Excluded Items Pechanga IGA Taxes and Franchises Transient Occupancy Tax Use of Money and Property Investment Interest Lease/Rental lncome Total Reimbursements Other Total Sponsorship Change in Fair Value of Investments Prior Year Contractual Obligations Total Excluded Items $672,000 51.423.000 52,095,000 5988,000 $4,000 $1,000 0100O $994,000 551,000 $100,000 $96,000 590,000 $143 000 5428,000 5952.000 $4,520,000 5451,000 $3,268,000 $0 SR6.000 $86,000 $96.000 598,000 $2,000 (5252,000) $190.000 53,840,000 $4,520,000 $3,840,000 protected based on population and employment hotel use not planned as part of Project independent of projected incremental development Independent of projected incremental development independent of projected incremental development independent of projected incremental development independent of projected incremental development independent of projected incremental development IV, Total Revenues $71,859,000 585,092,000 (1) KMA estimate. Based on FY 2017-2018 estimates provided by the City Finance Department for Measure S, deflated by 4.69% to reflect a full year for FY 2016-2017 Source: City of Temecula, Fiscal Year 2016-17 Mid -Year Budget Adjustment. Prepared by: Keyser Marston Associates Inc. Filename is\Cypress Ridge - FIA - v4 - 07-25-17;7/25/2017;mdt Page 18 TABLE A-4 SUMMARY OF GENERAL FUND EXPENDITURES CYPRESS RIDGE CITY OF TEMECULA I. Expenditures Included in Analysis City Council Community Support Mid -Year FY 16-17 Adjusted General Net After Deduction Fund Expenditures of Program Revenues FY 2016-2017 jTable A-31 $453,000 $0 5453,000 $89,000 $0 $89,000 City Manager City Manager 51,406,000 Economic Development 51,009,000 Human Resources 5777,000 Emergency Management Si 37,000 Total General Government 53,329,000 City Clerk City Attorney $0 $3,329,000 51,215.000 $0 $1,215,000 $736,000 $0 Finance Finance $2,332,000 Animal Control 5463 000 Total Finance 52,795,000 KMA Modifications to Mid -Year FY 16-17 Adjusted General Fund Net After Deduction Expenditures of Program Revenues FY 2016-2017 ITable A-31 Comments $453,000 $0 5453,000 projected based on population and employment $89,000 $0 $89,000 projected based on population and employment 53,329,000 $0 $3,329,000 projected based on population and employment 51,215,000 50 51,215,000 projected based on population and employment $736,000 50 $736,000 $736,000 projected based on population and employment 50 Community Development Planning 52,113,000 Building & Safety 52495.000 Total Community Development 54.608.000 Public Works Land Development Public Works Total Public Works Public Works 52,795,000 (52.095.000) 52,513,000 __ $2,795,000 $0 52,795,000 projected based on population and employment 54,608,000 (52,095,000) 52,513,000 projected based on population and employment 51,561,000 $5.773.000 $7,333,000 (5994,000) 57,333,000 (5994,000) $6,339,000 56,339,000 projected based on population and employment Parks & Maintenance 53,637,000 (551,000) 53,637,000 (551,000) Total Public Works 53,586,000 53,586,000 projected based on population and employment Fire 56,088,000 (5952,000) $6,088,000 (5952,0001 $5,136,000 55,136,000 projected based on population and employment Property Tax Administration 578,000 $0 578,000 $0 Recreation Funding Recreation Funding Library Funding Total Recreation Funding Retiree Medical Contribution PERS Replacement Benefit Total Included Items $4,273,000 5550.000 $4,823,000 578,000 ) $78,000 51,554,000 56,200,000 $4,823,000 1 56,200,000 (1) $0 1 $1554,000 50 51,554,000 51,554,000 581,000 50 581,000 So 581,000 536,819,000 $32,727,000 Add: Asset Management Fund 50 $0 538,196,000 $6,000,000 R1,000 $34,104,000 $6,000,000 (1) Grand Total Included Items 536,819,000 532,727,000 544,196,000 540,104,000 11. Excluded Items Police $28,830,000 (2) Service Level B Funding $331,000 CIP Administration $2,442,000 Classification Plan Stipend (Non -GF) $250,000 2011 Financing Lease - 2001 & 2008 COPs $2,140,000 PHS/Medicine Sales Tax Sharing 5454,000 Separation CAL Payout 73f) flan Total Excluded Items $34,677,000 534,677,000 534,677,000 $34,677,000 1111. Total General Fund Expanditures 571,495,000 557,404,000 � $79,873,000 574,761,000 (1) KMA adjustment for Measure S -related expenditures per City of Temecula, Finance Department, May 2017. (2) Police expenditures included In analysis use alternative method than General Fund to reflect project pro rata share of one new police officer per 1,000 population. See Table 8-12. Source: City of Temecula, Fiscal Year 2016-17 Mid -Year Budget Adjustment. Prepared by: Keyser Marston Associates Inc. Filename is\Cypress Ridge - FIA - v4 - 07-25-17;7/25/2017;mdt Page 19 APPENDIX B FISCAL IMPACT ANALYSIS CYPRESS RIDGE 20 -Year Projection TABLE B-1 SUMMARY OF ANNUAL GENERAL FUND IMPACT GENERATED BY PROJECT CYPRESS RIDGE CITY OF TEMECULA Fiscal Year General Fund Revenues General Fund Expenditures Recurring Surplus/(Deficit) Per Unit Absorbed to Date Revenues to Expenditures Ratio 2018 $102,000 $122,000 ($20,000) ($278) 0.84 2019 $287,000 $366,000 ($79,000) ($382) 0.78 2020 $328,000 $446,000 ($118,000) ($482) 0.74 2021 $343,000 $467,000 ($124,000) ($506) 0.73 2022 $355,000 $488,000 ($133,000) ($543) 0.73 2023 $364,000 $504,000 ($140,000) ($571) 0.72 2024 $372,000 $521,000 ($149,000) ($608) 0.71 2025 $387,000 $539,000 ($152,000) ($620) 0.72 2026 $395,000 $557,000 ($162,000) ($661) 0.71 2027 $404,000 $576,000 ($172,000) ($702) 0.70 2028 $413,000 $595,000 ($182,000) ($743) 0.69 2029 $422,000 $615,000 ($193,000) ($788) 0.69 2030 $431,000 $636,000 ($205,000) ($837) 0.68 2031 $441,000 $658,000 ($217,000) ($886) 0.67 2032 $451,000 $680,000 ($229,000) ($935) 0.66 2033 $461,000 $703,000 ($242,000) ($988) 0.66 2034 $471,000 $727,000 ($256,000) ($1,045) 0.65 2035 $481,000 $752,000 ($271,000) ($1,106) 0.64 2036 $492,000 $778,000 ($286,000) ($1,167) 0.63 2037 $504,000 $804,000 ($300,000) ($1,224) 0.63 Prepared by: Keyser Marston Associates, Inc. Filename i:\Cypress Ridge - FIA - v4 - 07-25-17;7/25/2017;mdt Page 20 TABLE B-2 PROJECT DESCRIPTION CYPRESS RIDGE CITY OF TEMECULA I. Land Area Gross 22.73 Acres Net 20.18 Acres II. Unit Mix A. Detached Cluster Plan A Plan B Plan C Total Detached Cluster B. Attached Cluster Plan A Plan B Plan C Plan D Total Attached Cluster C. Duplex/Triplex Duplex A Triplex A Triplex B Triplex C 27 Units 24 Units 28 Units 79 Units 16 Units 16 Units 16 Units 15 Units 63 Units 52 Units 17 Units 17 Units 17 Units 2,243 SF 1,947 SF 2.364 SF 2,196 SF 1,575 SF 1,864 SF 1,822 SF 1.636 SF 1,726 SF 1,498 SF 1,582 SF 1,374 SF 1.535 SF Total Duplex/Triplex 103 Units 1,498 SF D. Total Units 245 Units 1,781 SF III. Number of Stories 2 - 3 Stories IV. Construction Type Type V V. Density 12.1 Units/Net Acre VI. Parking Covered 490 Spaces Un -Covered 130 Spaces Total Spaces 620 Spaces Parking Ratio 2.5 Spaces/Unit Source: City of Temecula Prepared by: Keyser Marston Associates Inc. Filename is\Cypress Ridge - FIA - v4 - 07-25-17;7/25/2017;mdt Page 21 CITY OF TEMECULA O O N N 0 N }N LL N N O N } LL N 0 O O LL 01 O N >- u. O 1-1O N LL - M co g O v O. 1-- m n � 1/4o � O r r � O ^ i O lmp i 0 MO 7 1 O n O b O ^ ? O O O I ti 0 n � 41 O p� N O1 00 • N crN N Detached Cluster O b O M O � � d N N V) m II. Attached Cluster 0) z E U O M ti O M ry m co N N III. Duplex/Triplex 0 IA O h N M N N N N N IV. Total Residential Cumulative (1) Assumes first closing to occur during first quarter 2018. Four homes homes sold per month per product type, or 12 homes per month through December 2020. Source: City of Temecula, November 2, 2016. N N 0) 00 a v E N O . .a G V1 — N G N 0 o Qa Co LL 4) o v > O. 2 FE Y U 5.a v 0) a LL CITY OF TEMECULA N O N N N 0' H O O O N m N m N lm0 m m N w O ti 00 H uQ i 03 tri N N Ln N a N n N l0 311 3 0 0 O m M O Lf( Detached Cluster Attached Cluster O N O 0 Duplex/Triplex m O1 00 0 a E N N N N C VI — N N O a ' Q Q c LL s 0• t • K °1 Y > W N a i -i CC }N LL r �} LL N N m v m m 1D O N dN V1 CO ' NN r4 Ln 00 V ✓ 1 ,-i .- m o al N 0 Cr VI N a .N-1 o0o .i o 'i 00 - .7 0 rt1n 10 a .-i m Np met QOQ1� N O m 01 N N t/1 tri. a1 m N N .- 0▪ i v H 01 N 111 m N N 10l1 00 H 00 m 14 1'4 .- r N N ID 00 gymo N N V! N ON W ry N 01 0 N r0/1 N 0i .7 N 000 N 1011 01 Li N m N VI to VT U3 01 VI 00 CO • N 0000 1^D 01 V N I01 A M 'Cr N 00 O m 00 m to ID 00 10 N 1-1 .-1 in tri 10 N N vi N N N m 10 T g 411. N O N N m 00 10 0 H 111 C 10 0 0 0 0 0 0 d 0 0 0 a« M 111 Di E jl o m m ✓ F MT VT Detached Cluster Attached Cluster III. Duplex/Triplex Total Assessed Value (1) Assessed Value inflation rate based on 5.0% per year up to Project build -out. After Project build -out assessed value inflation reduced to 2.0%. CrLIP O W V1 01 W (7 _O u1 a C CO a VI C m Z a < < i CITY OF TEMECULA a Ln Om `op m m m n 000 m m Ln in or N m on '.4 on m m .-1 00 m m N 00 o in ti 00 Om, vo, 0 in co l0 .-i Al O N m N 1 1R .~-I 00 mQ 0 o r- a 1 03 cr O N N' m 0 N ori. m N N 1n• m rNq N m m WN m' ott\ YI m 00'0 0 a 14 Ni oi N m Mmin 00 0 m .r N 0000 a 8 2 S 00 10 Li,m inn T 1A to 1 M A N pp V In O oo IO 000 m 00 MN a N N �J 00 V, N O LLI1/i +fin m N O N N ti NN LL .m0 00, ,D N 00 .-I 0 N m m ..-I a ,0 m 00 m 00 0 .-i .i N IA 44 .mi 44 in .O im�p m N (0 pO N 00 m N O O ,0 "1. 00 00 N 0 0 1.4 IA AA 41 4-1 UV Li -, m 00 N ..4 N O 01 m 00 o c+1 N or m n 000 co ,D 01 01 10 14 N 4 N 14 00 .-IV m o ,r, m 0n 0 .-1 V .-I .-1" n r 000or ti co 0 00 14 IN IR rm 01 0 0 0 a Y M .fl 01 ELn M M 14 44 14 0. Detached Cluster Attached Cluster Duplex/Triplex N Total Assessed Value N 00 ro a E E N N N n tiN O 0 rei 0 v CO 0 v 2's y n Y I1 a -o E O. d ANNUAL RECURRING REVENUES - PROPERTY TAXES CYPRESS RIDGE CITY OF TEMECULA c 00 Ln N 0 LL N 0 )- 0 O yNy ryyy fi N yN LL N O C N?? Li m ry 0 0 N O1 0 N ri n 00 n N ih 01 00 n LD N iR 00 n m n n M O n N iR N Ln N in• 0, N ih N ih Ln O L0 N Ln N 0, L0' in• O Ln Ln 00 iR .-I 00 01 n N i/T Ln N N m -a - N in in. 01 n N m -Ln.tri !tS t -i in I R m Lf1 -4 CO Lt) N i? Ln Lf1 O Ln 00 LI" W O Ln n H N c1 L0 L/1 in• N In 01 LO i/F O1 N l'0 N to 00 aA a N N ih ti Ln I. Detached Cluster II. Attached Cluster III. Duplex/Triplex . Total Property Tax to City N 0) 00 10 a E N 0 0 IN N n N C N W N oo > > ▪ Q C LL 0 i ▪ 000 m v iFe G W T Y U -0• v E rao. 0) a` ii ANNUAL RECURRING REVENUES - PROPERTY TAXES CYPRESS RIDGE CITY OF TEMECULA m cc ;N} ti ti a M yN LL H O LL mN 9-1 01 N O >• LL 00 ~N N n m m m 01 O m m m .-iN m in in 00 00 4-1 rP N LD Nrsi. lNN M i N L? ! in.11 ko ! ti 0 1 m N.' m N 00 00 M H m N N N O m Vf 01 LD O m 4/F N N N 01' N ID 00 Leim M O 01 N M 00 O m cn Tr ai i m i 03 �i IN i/4 VF 1.D 00 !-I 01 rl t/T O 00 DD 00 01 4 01 1J { 01 000 0 co" cci N I M} I 4/T I 1 1 r -I N m .-i -1 N m 1./1- a) m 00 0 m w ry Detached Cluster II. Attached Cluster III. Duplex/Triplex IV. Total Property Tax to City $76,796 $78,332 $79,898 $81,496 $83,126 $84,789 $86,484 $88,214 $89,978 $91,778 N 00 0. a E N O U1 P4 N . C N N N O O Q Q O LL O 0 h 0 t0 L 2 CZ OJ,,_ > a Y -a hi E m m a 5 vv ait ANNUAL RECURRING REVENUES - PROPERTY TAX IN -LIEU OF VLF 5 W W • 2 C F CA LL C • r u 0 ›- LL }N LL H N N O N 0 LL } uLL LEI up N O M N LA' tO N '-I 1f M m o N 01 00 n V vi N .-1 1.4 IA N-4 00 M a d' vi N .-1 H N 4,N 0 N 00 N M 1!1 .-1 "T N 0 m 2 N N I 00 00 M 00 m 4n N N N N 00 N 00 0 M N N .-1 IA O 7 N ei N N 0 M Tr 0 N 01 M 1-1 44 N aN N C in M 011 I. Detached Cluster II. Attached Cluster III. Duplex/Triplex Y u a O N (1) Source: California State Controller's Office. LL 1 u. O W J z cc 0: a 0 0. o.z cc z C M W O V n K K CO Q VI D zCC 0. 1Q- <u CITY OF TEMECULA 0 N LL O m N ti m o N N N m 0 in N M Ol R 00 to 00 M m ..-I m i11 n co in vv 8 N N N N 0 0l N . m H m 00 V M -VT N M N M ^O W 0 rl N (-1 N m pVp� OIf) 00 Y1 N in. .Mir Un! N co 0000 ti m N N M V1 N m cr. m al co N I. N N N N H m u1 INTI V C N O N N N N LO N M CO Ot 00 O UD L6 N 00 N N N al 1- .-1 n it in I. n CO N 0 H tc c oo .-i in. .: N N N 00 r1 H in N N 00 00 R ul n tri t0 N 01 N .--1 N IO K 1/40 1/40 h 0 I. Detached Cluster I1. Attached Cluster III. Duplex/Triplex E E N 0 0 N N N C Ill NN O 0 y Q Q 0 LL - m p 2 s Y V 0) E n c a ii W cc u. 1A z 1- c. a 0 z a w Z W l7 z • W U • �_ O 0 OC 0C m < N Q H 02 - Z - Q 0 CITY OF TEMECULA Ni _ 0 N LTI 10 }N 0 N O N ›- es) O N N N O N 1-1 � O LL N N N N v 1n m N Lf1 m N 01 N m m CO N N N CO m N O1 H 'i '-I N m m N 00 UlN '4 '4 L, 1n • M '-i 00 N V1 N N 10 01 m -4 00 N N m COift m N' 00 m m 'i 001 10 U1 I.0Otj CO 'i m0 3 NJ N H 1' O ,� , IIA mN i LL i C1 ; m • � ry 0 V} • i4 N 1 LL 00 0 N LL N 10 10 M N a 10 VF N N a 10 H C1 N 10 N m 10 O 10 N T O\ Tv '1 ouv K h h I I. Detached Cluster II. Attached Cluster III. Duplex/Triplex 0 m 0) O0 CO CL E N O N N C J1 O 0 C 0 LL • m CO72 2 ccw a Y U v • ui a ii to CC U1 o. O O. U1 LUUJ C l7 C • W O l7 • p 00 C OC J H co a 03 - Z a. I— a 0 CITY OF TEMECULA • O 114 3.2 ET) {� _ ir, 41,3 a i c W W OEt g 11.:13 °::111: z• E L rEj m M o ▪ N co m 0 - }N LL M m a N t A T LL m N M ▪ 0 NN N � N ›- u. O m rn N LL 01 ry ▪ N LL 00I 0 niLL m ; ▪ 1 0 a1 rn m 01 m N 00 N 00 -1 a1 0 m N 1 m tra al • 0 00 00 ` 00 f O Q • Q N en 111 111 0 00 00 O N • E m +n yr .n m 00 n M 01 1/1 n 0 N N m N .ti N t o 1 .1 lD N N i '-P N l0 N IJ1 Ln N' 03 LD V1. N 01O N M O 00 00 n N Ara 1.11 a1 � N ti a N M Detached Cluster Attached Cluster LD CO U3 III. Duplex/Triplex 00 m 0d 00 VHF en %0 V. Total Property Transfer Tax to City m a1 m 0 45 E ,-1 N 0 0 0. c N—r, w • 0 o > a c 0 1-12 v i0 v N > o. v � Y 1.1 } d 0 W 01 0_ it N o }N LL ‘so O N 0 m_ N r N 0 vi }N •i O 01 N N N N 00 O N In m 0 LOLO LD a Ln 01 LPI 01 01 0 LPI O v m 00 0 m iA 0 O 4 N 01 01 IJ1 m 1 00 01 u1 01 m N m 00 m CO 00 CO 1 01 US 1 ri j N ! f 1 m 1 O M ; V n ! N Ln L11 ! N N' ! m m in an ! N 4 1 N N LD 0 01 01' co m4.▪ 4 n N lD 01 111.N H 0▪ 1 I. Detached Cluster II. Attached Cluster III. Duplex/Triplex 4 00 4 IV. Total Residential Spending Airlocotion of Measure S Revenues to General Fun "i)71 N m 0I 00 N 0 v E 0 I� . .ti c ul N w ayyo > C LL 2 ' 0 i0 v 2 re `w y Y U L w E E • w w z c z W a m Zit z W 0 N W W I z W w cc z 2 0 U CC E 11.1 0o a Ul m 7 ccz Q CITY OF TEMECULA M O }N LL lD Crl}N LL O N M kl)N V1 N O N m NN 4 ^^N :0 N e0a t N N O LO rI r4 T 1 ON1 00 N Ol N DO 00 00 4/1 N o 00 in N 1 n uo Ln V N N T 0 = 000 V). V! V} U3 to to N N O l0 L.° N 00 VT N O O n 00 1 N O 0011 1 LID LLri N in. a 1 V>• rl m m 0 00 N N W0 N N N rl 0 0 0 00 4 a LD N LO l!1 LO - N 4.4 00 u, N N n Vf to 00 00 N VT O 0 VT 00 n N J. 8 14. u! ni !F 4 Ln 0 V4 0 m cis 0 VF 01 M ter t. i+0 L/i W 3 P4 vti• I. Detached Cluster 1 II. 111. IV. Total Residential Spending v M M 01 ca a TABLE B-10 W D W W v W cc D ccS W ED IL X o g J h W Q Wte W a vat �i u N O N 4.0 N � N co}N} LL � N NIv:7N O ei N O N rfl ry 01I N N LL CO 0 N m QJ 0- 0 0 • H C N n O Nzo Q C LL m o v K 7 � m E O. 2! N a TABLE B-10 m 0 N N t0 NN LL N °° N M N M ;° N Ln N LL r1 M N N O M mN } LL N NN 00 N r1 00 CO LK 00 00 0 01 1D O 01 t0 ri 0 00 to M t N 00 V1 O cri N '.D lD ntn- N '.D lD n '.0 t0 n 1 CO 1�� N 1 co 00 in 00 r1 00 00 V1' N 00 00 V1 .-i CO 00 V1 e0 CO 00 111 O 'M0 O 01 tD O 01 N 10 1D 4.4 n N 1.0 1D '.0 l0 n l0 lD N CO M 00 rN 0000 N 00 N 00 N co N 00 V" 00 00 CO N 00' ,i 00 m 0000 N I 00 m N 00 I. Detached Cluster Y M II. Attached Cluster III. Duplex/Trlplex Y U1 m v CO roa TABLE B-11 ANNUAL GENERAL FUND REVENUES CYPRESS RIDGE CITY OF TEMECULA N o O LL 10 0 a NN cC m ry 1!1 >- U. N N 0r LL N N N 0 N >- u. O N O LL O1 O N ›- U. CO O c,„ 0 0000 001 000 000 .4-1 1/1 m N 10 00 l0 d' m N .-I in VT N N N V1 1/ VT VT 4A in w w CO $ 1111 00 0 v m CO LO nyr ur N .0-1 N VT VT VT VT VT VT m N m n 00 m m CO000 00 0104 m m .^-I m N N 101/1 V1 t0 N 141 0 V m N VI VT -1./1N .V 1-I 1 4A to VT V} VF co co 10 O 01 10 00 1-1 .-1 01 00 i00 CO 0011 N 000 L 01 00 M N 14j/1 VT in N . emi 4A in VT in 4A in 00 0 lCO 00 O m N m 00 10 00 co01141 v T M m N 4141 NI cl 01 141i ri r -I in in i" in In 4/T V! co co E N f011 N 0 41 to Lt 00 103 00 V1 N m CO m m N V1 N ..-I .mV -4 VT VT VT T V! VT 4/F VT 00 1O0 CO W N 04 01 N f>•1 mN ei N K1 ei 1./}ri N 4.41- in VT in 1co 00 0 10 00CO 00 N00 00 .-11 N N m CO N NI 4%1 O M' N 00 .-1 ei VT 4A M In Vri T in V! in 411 01 01 VN1 In140 0 N N N N 141 1//4 VT 4/F to 4A VI O O 011 N 400 0 0 0 011 00 01 1 40 e011 N N CO 01 V) 01 4VT 4/T V1 in in I. Total Residential Population Total Resident Equivalents Other Annual General Fund Revenues W UJ LU W W WCC CC CCCCCC CC CC W 0 ID 001 01 V n 4 00 0 N � ,to 4 � 4 IA In in M M in Franchise Fees Gas Tax Fund Capital Improvement Program Fines and Forfeitures Licenses and Permits Law Enforcement Fund Vehicle License Fees Miscellaneous Revenue Intern Fellow Fund IV. Total Other Revenues J $15,330 545,222 $54,052 555,404 $56,789 558,208 $59,664 561,155 $62,684 564,251 (1) Assumes escalation factor of 2.5%. m 01 00 10 E 0 N N . ti C N — N d n O 0 o c 0 LL o `2; v w` w v V J] v ti E a 0 v v a ii TABLE B-11 ANNUAL GENERAL FUND REVENUES 5 W !7 w 0 00 W VI ILL }O O D. {J V m CD 0 N )- U. LL 10 0 Ifl 0 N H N ti r0rl N N N N O N 00 M N N N }N LL 00 1 0 N 03 COti V 00 00 .~-1 N 01 N 00 00 LC/ 0 .1 oo N m 00 N N O1 N r44. 00 N H 1/ iA to VT M 14 00 00 cocuo 00 n co ca n 0000 co Nn D LO co .n ID N 00.M m M m N m N N 44 44 44 n co P7 w .O-� 0 N lD vii 000 00 iA ,. d ad of d VT to LT 44 44 oo co m .i .N Vr 44 rA 0g3 00 V1 N co M N N .- 4.4 .V1' 44 W to uo O 00 N n a m 00 01 1 a N .-i V! an. N th /F V t} {A 00 UN1 p0p CO 0101 N CO LID 01 l0 01 N 0od N N N N 00 rmn 03 N .moi co~ .' -I 0 10 M ID a 00 lID VT M 1-1 A. an 4/ 1/ N V? l�0 IIo 1� .Oi ID N lNo 14 44 V0T N .Ni --I 1 IA M V 1 1 +/N A N CO VI Lt1 03 CO ID roil 03 N N 4-1 ID 11 0 0 ID 4n 10 leo CI N 01 ll1 r V1 0 N N th 44 44 N 00 coo to 00 u1 .-4 O N N CO N. N In 0N N a 01 01 0 00 0 00 .-4 V1 0 N ao co .moi co rri 1/ N N 44 VT 44 A 0 N 00 iA o444 a 00 N N In N a 1A 0 00 00 IID y/► Al i10 Oa Ol 3 H Q a I. Total Residential Population II. Total Resident Equivalents 111. Other Annual General Fund Revenues N W W W W W W 00 n' 00 00 00 0: d 0 o 0 ry v n v m o cd LID ni N .�-1 .. VT VT 44 44 � 1 N Franchise Fees Gas Tax Fund Capital Improvement Program Fines and Forfeitures Licenses and Permits Law Enforcement Fund Vehicle License Fees 01 C O1 01 C C K LL 7 C) O1 — C 71, LL ry C 7') Ol IV. Total Other Revenues (1) Assumes escalation factor of 2.5%. TABLE B-12 04 N R 00 N .-1 N 00 N .-1 M M Al Al CO N 00 40000 N N 0 00 .-1 et N 0 0 00 N 1O 00 W N 01 M M 01 .0 N N N 01 V O 0 O1 f O1 rl m 01 00 V1 m 00 N .D N N ei V! N - 00 a M M N e1 .a 01 e1 N V/ V! V/ VI. VI VI N VA 1/1 IA 1/1V1 VI 0 1 o N10 N el 01 0 01 V V 00 001 V CO0N_ N 0 00 000 O .N/1 .0 Ga co N . m le 0 Lei' Al.‘ N rl N 46 0 V 00 M M N .-1 .-1 .-1 .-1 VI I/O VI 14 VI V1 V/ IA 1/1 N N 1/1N I/O CO CO m .O Q .1 .) CO N 00 N .Il 0 M .1 0 m CO 10 01 .D 00 00 m N •VO m 00 00 e w 00 LO v.01 113 .000 .-1 01 1n N 00 01 CA p00p N .0 O T .l O d N N N O N 1.0 N .m/1 N V1 I/O I/O VI N vt N N I/O in COCe el IN CO 03 CO 03 00 n 00 40 N 40) .0. 40 00 •40 00 A. 00 01 W M' N N .0 Le M N 001 d O N N N N Vt VVle N N NN VI I/O N VI Al VI VI VI VI IA I/O 00 CO 100 100D 000 00 000 110 f10 . O N m S crg q .O 00 Al 00 INr1 VI ONI 01 a N I/O VN1 I/O re el e4 I/O I/O I/O~N N N 1A v1 VI 01 N m.MO O N N N 40/0 al 1001 .00 ..-4 O O 00 0101 00D M .0O a00 0041 N .0.1 .0i N VIV/1 I/O I/O I/O~V1 VI N N N N N 00 OD 03 00 0�1 Q N 00 N 00 m N m .~D 100 CO N Pmt 001 I/1 oaN el 01 O 00 O CO tt H VI m 1O a N N N V! Vml /A .N// 41 VI VVI I/O I/On1 ei el �4/1 I/O V1 I/O I/ CO00000 1D lD O 01 00N 01 A4 1 A N N 00 H 00 LA N 00 .41 O )04 0 00 < O 001 00 01 M 00.+� N ti .ti 01 O1 10 N N .y VVVIII N NV0/ N I/O tn I/O N I/O 14 I/O N VI I/O N N m In m .O a 01 m 00 01 m N / 00 N 0 N m .D N e1 N .1 0 .0 0D N N Al .D Al V 0l 01 00 H N CO 0 n 00 01 00 N 01 41'1 0001 m p0p0 n 1'01 04 Ti, 00 01 01 N N a N N VI el Al N VN1 VNj V1 1/1 N I/O I/O N I/O VI I/O O 10 O M 40gp 11 0 01 m O W 01 IA 01 00 0 N 00 01 el N N 01 00 m 01 N .0 N m .O V1 0 N N el el N N .y Ot H 01 00 .0 RI M N N N 1/1 I/O .0 N N 1.1 I/O VI V! V• I/O A 1 0,3 E. c W D. a s c z a OC CC U.1 CC s CDz z z CD cc N O N 4001 a N C N 0 0 m 0 0 0 0 0 0 X 00 0 0 0 0 S S S S S 8 S 01 LA N N S 0 0 0 00 .O m N 4V VI N N N N M CO N el N N 111 m W �+ C O lO N M .0 N .0-1 1011 10 10 LnLD 01 0 .O el d C 01 O N .O 01 00 N O1 ul 0 M O O O 0 7 9 9 H H aA h IA N H v♦ uF u! N u! VI u! N E G • I11. Annual General Fund Expenditures Asset Management Fund Public Works - Land Development, Public Works, etc. LL Public Works - Parks & Maintenance Retiree Medical Contribution Community Support Property Tax Administration IV, Total General Fund Expenditures $121,870 $366,386 $446,409 $466,558 $487,743 $504,103 $521,038 $538,571 $556,723 $575,516 EZL'955$ TLS'BES$ 8£0'TZS$ EOT1,05$ ;7/25/2017;mdr TABLE B-12 N C F 0 W X O z O. 5 z {� W O LO C W a W o z - 4 V V r_ 00 00 0 00 00 N CO 00 C 0 00 N 00 CO M CO CO 400 00 0 N VMQ CO00n CO IV CO l0/1 0 V m N Onl m 0 0 N. W OA V N m N n � .1 .i N N n «0 LA n ni VI N O N N ti co- 01 VI 00 MI N N u• � N N N N V1 m .i I/O VI I/O VI V VI VI VI VI Vt VI VI I/O I/O .i l0 l0 00 01 m N.I CO m .I 01 .VV 01 l0 01 01 l0 r• CO n V1 m 00 b I N N 10 CA W .-1 .i IN 01 N .-1 n l0 V IN V H N 10. V LY;V 0l O .1 n 00 V 00 M N N mLelLn Q N m 1-1 1-1 .-1 V) 1/1 I/O 1/1a V/ N V/ V1 VI VI VI VI .A V IN O1 ON/1 .I 0011 CA . 1-1 m-1 n 1100 N V. 8 2 LD b Oen 01 N .D N M I` RO1 .-1 l0 IN V V I` f/1 N NWIr WI' V N N I N 01 I/O VI I/O VI VI I/O O 440 CO n m CO 01 V1 N W m l0 N 01 03 N 03 w 0 CO 00 V' m .I m w In m 10 m In n O O N l0 n de n R1 AI n m N N1/1 0) N 01 In V V 01 .-1 H .0 .0 VI VI VI I/O V VI 1/I V/ V! VI IA I/O VI V/ CO 00 40 00m CO 01 m 0 l0 V 10 01 I. VI 01 m N 40 N lA N V V N x a INA VI V/ VI N VII VMI I/Oi. NI/O N N VI V 00 N 00 10 m .gI Vl .-1 CO N L.P m X, N N N N pO1 N 1, 0 S Lel 011 H Ol VO11 N N O N N l0 0 IA b O Tr• V N .oi N-1 .0 .m-1 .m-1 1.//0 I/O I/O I/ONN In 1//I I/O I/O I/O VI VI I/O VI n ON 0 co VD V a O en d n V 51 N V W N N CO VD CO Vl 01 ti 0a00 ..-1 .N1 .NI I/Omo00 N 00 VI I/O VI VI I/O CO 00 8 00 LID 01 g o O1 N 0y0 N N n 10 VI N N l0 m N N VI T V N H H N N VI I/O I/O I/O I/O VI 00 � b m N N ID 01 V v'1 01 Ips CO O N O1 n m W N M CO V O .�'1 V CA LA O Vm1 O CO l00 Vi yM n .a0 l0 V VI N .-I l0 M r N IA N A A.3 a N H V 1//1 ~/ //1 V I/O I/O I/O 01 4 1-1 IN L/1 IN LA ON N pmp pOp N .ml l0 0000 1.11m T N Ont 40 b fP.1 N a a N .V-1 .V 0 ..0 -1 . N VI INA I/O IA N N I/O N I/O N VI I/O VF 11 A $635,985 $657,588 $679,960 $703,128 $727,122 $751,973 $777,711 01 N UJ _ 0: 0_ C a K K 40 UJ K 0_ K LU LU 0 0_ 0_ 00 00 ra 5V.,$ g b o b c b pbp b g g b o o b o c SE VI N O .�+ L. .�1 V N T a Oi N 0 R O i W 8 e 0 O ZO Z] a b N g g Z] N O O O o 01 o IA ul N N O O 00I,0O N (V V1 !V N 10 rl f/1 M N N N m m tOD �' O 00 O CO N T O1 lm0 N CO N n IMO N On b b 9 0. C: it 0 lA V O1 O N lD cn 00 N O1 N m m O O O J �.r W O LA N V V m N 4-1 .i N VI N N VI N U) m 1+ m V/ VI V! VI VI N N VI V/ n J d N }O E K C 1. Total Residential Population II. Total Resident Equivalents III. Annual General Fund Expenditures Asset Management Fund Public Works - Parks & Maintenance Community Development Retiree Medical Contribution Community Support Property Tax Administration TABLE B-13 ANNUAL GENERAL FUND IMPACT 5 W • 1.11 O 2 • F In Inn O 'A- LLA O Yr u u N , 0 LLO 0 N LL N N O LL 0 N 0 N O N NN N o m l0 0 00 00 n IO 01 111 O 01 �M Q 10 01 rl 0 '-1 M V1 N .'-1 0 01 00 10 8 r1 N a 10 N N 01 n 00 V1 NM .1 N tri 00 V0 a 00 ID a al N ri 14 `^ • .n-1 M M M VT VT VT VT L-1 N 111 VT 0 0 Al 01 N 00 M N ( A n 00 M 01 00 01 00 O 10/1 0 N aAIO N M ka O a ka N M M 8 O US' Ai n ID a 00 ID a M N r1 VT VT u1 .0N Al Al Al 1 VI VI �Nto 1A 1A 1A VIN VI. M V1 V/ a ID ID N 01 00 N ID a NNW 0 Al l0 11 10-1 Al M 11 M0) .--1 M N N 111 01 Al N a 11 N IO Al 01 0 a N Al N N 11 ID f11 00 11 V M N N ur 1� 10 N 10 V! Al r1 Al Al uV VT VI Op Al V VT I VT VT V` VT RI VT VT .-1A/CO8 1001 001 ID 01 001 N N 00 1011 01 M N LID 1 O N' O I0 10 N 00 IN AL 0 M M .-1 ./ N A▪ l Al VI M J1 V1 VT VT u} VI AT V1 VT CO ID 11 O 10D 000 0001 0001 101 0 0 110 LMC. 1NA 8 a 11 Al Al M Al 00 00 a O1 M N M O 00 01 M ID N 00 0' M rt1 N N Vi "4 a V0 ID V} N Al Al Al Ur VT VI 1p N Vr VF N V/ 1A VI AINvtlO IMl1 .Mi O ID N M N 00 0n0 M N rt01 l/71 O M 00' rl ui ti 00 •1f M ni H V! 1/ W LET r01 i�/I unun un N N VI VT VV f011 VI N 00 11 01 00 N CO 0 00 ID N N 0 ut M N Cr Al O M CO 01 111 N 01 11'1 M 01 CO N. 01 M N 00 00 N CO N N M 11 lD O 11 rl 00 a Nm rl .41AA 1 M ID ID VT N Al Al Al Vl in 1A .-1 Vl VI. Ill 00 in VI /A a 00 1A 00 00 0 M ID M IIDp aa N N N 00 11 0 00 m m 00 N 00 lD V 0 111111AAAAA(1 lA 10 N N CO 1A rl N N N 0 O u1 0 O' O 00 ni N Ki .ti ri VI V/ N 10 11 N N .-I rl N 1A VT VT .--1 VF Vl in 111 1h iA VI VI aO fn b 00 N 00 N N. CO Al 01 a N N rl 01a00aO 0 8 00 N 00 N M v 101 1011 IMO 00 0 N N O .--i' O1 N n 11 N O N H N VT VT 01 111 a Al Al Al Al Al VT u! V} CO VT VI VT VT VT VI VT VI N N 00 LA a ID ID O M 01 Al l0 01 01 M 11 Qp ID 00 m m 01 10 (V l0 0 0 111 l0 01 8 ar. 0 a 0 00 M 01 In 01 11 M VT VT M CO'. -1 N N ill in. H S N VF VT 0 in VT VT VT N 01 a 111 00 n e-1 00 n 11 00 M m N N N 00 lD Al M 0011 M 0 IDD Al n 111 N ID 001 00 0011 10A0 v M Q1 In 00' Ol H 111' a M N .--1 lD N N H VT jr, r1 a M M a N Al .-I Al Al 100 1A N VT tn. N VT VT T VVT 1A VT VT V} m m 00 O n m 111 M M 00 I'D C; N r M CO0 Ql a 0 a r1 01 00 00 N 01 01 a 00 111 a 1M O 0 00 Q a M M '-I O u1 N N '-1 '4 0 M 0 V01 N Al Al Al Al /A 14 1h 1/00 H VT V1 V1 VT in in VT in IMO M 0 01 p00 M l0 lD Al Al 00 O 01 Al Al U 1 1 1 n A ul ID a 01 Al a Al 01 lD CO N 0 CO IA a m 0UiAi1 00 n l0 o0 TF M 111 r400 O O 11 N N 4V4 VT N 10/1 1//00 1/1 1//00 ill 1" 1/T 1A Vf V} u! 1A Al 01 Al IO N M n Al M IA 11 01 N n 00 N 00 O N ID O N O O a 0 M v N M A ID 00 0 ID 111 00 n r1 00 lD m n n In Al M N 00 ID n M 11'I N O O u1 N N Al. VT Vt 00 0 M M M N N r1 N N 1A 1A in. 1/1 /N VT VT VT VT VT 1A ill / VT U1 N 1A 11 00 a ID 0 00 LI) LO Al LA 11 N N N 01 n 00 N O 01 11 Q1 111 O n 00 CO Al N M N 00 CO 11 10 N N A. a M 0 01 l0 M N 11 a 1'A N rl a u1 ID M N N O O 11 N N rl VI V! N N M M M N N Al Al Al in VT 1A V/ N ▪ VT 1A 1A V. VI All in. 1A O 00 VT O M N O N w O LC. vt 01 11 N 0 (N+1 N r0l 00 00 .0-I r01 N l0 0N0 0 N a G Al 0 111 CO l0 %I,a N O N M ID M ID VIa INO a M M Al Al .rLi N-1 .Ni N A" VT 1A VI V} Al N 1/1 V1 VT VF V! /A 1A VI vl .4 .4- .D 00 ID 01 N CO p000 A Al IDIDN M ( 1 000 Affil M 1!i N 00 0011 0111 O o 00 00 a r1 N m TO 1vt //1 M ri�p n O N M a' N N r1 / Qi u1 N N N N Al 10A ill N 0//T 1//T VN Al ~T VI VT VT VF V} VF VT M 1 1 u01 N 000 M 1M11 0c11 v 0A 0 N N 001 n AA N N a a -1 N V1 N u1 11 Al 0 LA M 11 d' (Y1' Qi O M M N r1 00 0) 01 ui N N N N N N VT N 1M 1" 1" � in. in. VF tn. Vl iA VI M M a ID M 01 a M 01 00 N a lD 0 N M 00 M N N N ID Al Al 0 ID N 0 N ID N 01 0 ID 01 AI 00 0 01 0 CO 0 O1 ID Al Al 01 Al Al M N 00 M a n n 00 01 01 N n a N rl ./ 11,- co T00 M N N N N VT VI V1 411 VF VT VT VT 1-1 VT VT VT Vr VT N O .-i 111 M 00 01 Ol 111 N N a ID 01 a 0 M O M Q1 M O N 00 01 0 O N 0IO ID 00 M N 01 00 r4 11'f 11 00 0 Al Al .4 $ 00 01 6 1D M 111 N N H VT VT V1 V! VI ID rl VT V! VT VT VT VT VT VT VT V1 V1 O ori lO N d 2m E 0 '5 0 K a _ lA > u ao v 2 LC NC 0X O N W N uC O 101 01 E ate+ E C LL 01 E °1 > w w 2 O cc N N W C E O u EO U 1- F 1- 10 lL a LL 10 Ol •_ X >>> i0i1 H 0 C J 10 1- ` t t' t 7. g T. 10 N C � 01 Cy a a a •1- " cu-, u u NN m a w v r,WC ) aaO i n LD U 00 = _ C > Intern Fellow Fund II. Total Revenues PERS Replacement Benefit Community Support Property Tax Administration IV. Total Expenditures (1) Includes Project -generated Measure S revenues. TABLE B-13 ANNUAL GENERAL FUND IMPACT W iLi c g 00 LI - LO 0 CC a u u ^ 0 10 M o N VI O A LL M • O LL M }N LL M LL 0 N N 1• 1 O u. N co 0n co LO w o n - .1 01 .4 n 01I g 0. n m -1 00 00 0 1-100_1,010)M 00 0 1 LSI a6 Il E o 01 m o0 .4 00' Al 0i Ni N O L. N0�'^4m0N4~ 00 ✓ } N n CO 0 CO 01 CO l0 01 ul 0. 01 N N w p 00 n O n 01 M M n .-1 00 n l0 00 n 8 I, 01 n 01 CO N ul 0 n 00 m 7 M 6 4 n O 00 O 00' V' N 4 N N w w VT M N N N VT VT VT QI N vT vT uti VT vT u! 00 7 n N n w to 7 0 0 m M 7 LO .4 01 N O M M ry w M 01 n 00 N N w 0 N O N ID ul 00 m 7 V1 o0 000' a O n O 00 O 0 O 00 VT m .4 N N V) V! VT N U/ VT VT VT VT VT VT 00 NOONO) 00 0101 00 011 100 M N 7!1 00 00 A 00 01 n M 00 N. O M l0 00 n O1 00 01 n N .ti 1J H O w n uV N .-1 .4 .-1 N VT N VT VT VT VT VT 40 IPI 01 00 w 10 w O l0 w n00 00 l0 001 00 N 8 n 0 LID N 0 r0i Inn 111 rmrl 00 O O wl 00 n N N 0i 6 o6 N N 1/ V/ VT ri V< .i VT VT VT VT 1/ VT 4/T 00 04 00 M 0011 N 10 001 N 0n On M O M M V1 t` n 00 00' 16 N H N O1 00 n VF N 00 00 .4 1/ VT YI N N VT N N VT VF VQ, VT O l0 N 10 01 COL -101,01,1001 p M 01 01 N n fn 001 00 10 M 1D N N 00 8 01 7 0 N N N N 00 N M l0 M 00' m n 00 00 10 N N V4 w w n VT NAL --1A-0 th VT N VT VT VT VT VT VT VT NO3 0.70 00 00 n lD N O N O1 n N 01 0 00 L-101 O O t0 w N 00 00 00 00 00 ID O lD N n .4 O N l0 00 ayAI, N000�N� / 01 T 4/T VT VT VT VT VT nN n 10 00 w n 7 n l0 010 � Q wN M n •7 10 M n .i 1D N 00 w 0 0 g M N 01 01 N n V1 N 01 N M Ol 00 00 l0 001 00 n 001 M 10 .i VT N AL N .n-1 1//0 V! `h VT V T V T V T N�� VT I. 00)000010000000000000000000 0) 031 0)00000000000 m n n 00 01 O1 00 n n w M N w MOO 0 N min 001 1 01' /00010000 001 M N. V!"4 M1 AL 0 n VV O T N .i .4 Al VT VT VT 11 1 .i VT VT VT VT VT VT VT rnracOMALUDA 0 00 n Ol 1,0003 0 .4 .0N0003 00 01 00 00 m UP. n m 7 N w n m m N N m 00 n .-1 .4 N 001 n 001 n 001 01 • 01 N O ul N o0 00 00 .0 00' /0 N N VT "4 44 n V / / / m .4 .4 N .4 Vr V! VT ut VT VT VT 4h vT Vr vtvT vF .4 00 01 00 l0 M .4 n w M 00 01 7 7 10 01 l0 al 0 00 n a1 n ul .i M Ol 7 00 .4 01 00 001 .4 m .-1 n .4 00 01 .i N n 10 0 7 n 7 n 01 uT 7 7 0 of m .-1 00' n V 7 oo M N N t4 V0 V1 01 01 01 7 N m 00 00 00 .4 VT VT VT VT 00 VT VT VT VT VT VF Vr VF VI 00 V 0 CO n M 001 CO M 001 n .-1 CO 00 00 00 .+ .4 0 4-1 n N 01 10 01 00 l0 0 0 CO CO 00 0 al .0 1 01 M .i l0 n M N w 7 l0 M n In 01 l0 M r 1D 'o 7 n M .4 N 4/T V} Vl M 001 7 7 001 m .4 .4 .4 .0 VT VT VT VT 00 VT VT u• U! V} v! 1.0 VT VT COMMOOMAIN 0001 0 0 7 .0 7 00 00 n .-1 10 n 0 0 M 01 CO 01 001 CO M 00 N N M .0 0 CO CO CO 7 .0 M 01 00 ul M 10 M n V1 O N 00 000 0 O n 0M M n M N N "4"4 N 00 7 7 01 M .4 .-1 .-I .4 VT VT ur VT 00 T VT VT VVT VT 4/0 N VT ur N N 01 LO 00 O N w l0 0 01 01 Ln N N n N 01 V. n l0 N 01 M w 00 00 001 00 m 1D 0 N n 10 01 7 n1 LO n 01 01MN 00 N n 001 7 M M n M N VT M 1 t0 001 01 01 10 001 " 0VI ul 0 7 7 NAL -IAA -0000 VT VF V0 V0 VrVT VT VT VT VT ▪ 0 • N 0011 0x00 001 ft N 0 .7i 0 l0 0 l0 LCQ in M NL-LtN VT VT 400 00.0 A 1//F VMT N 4Nh V/ VT uV t0 O N 00 N T w w 7 n Al m m N n 111 N ‘p .-1 VD 01 In .-1 10 n M 7 00 7 00 0 7 0 CO 00 7 N N CO 1D 0l .4 007 A 10 001 M cri M M vi 00 vi 00 N N ui M N .4 44 44 44 N 7 7 7 7 N 00 .4 .4 .i in. VT VT VT 401 I/O VVVT VVT 0 T T VT VT VT 00 00 001 0G0 n 0 7 n 7 001 001 0 n ul .4 n N .~4 O VM1 00 .M-1 In/1 a 070 0001 M n O IVA08 l70 V V 01 00 0 0 001 10 001 00 N N l0 M N N ti* VF Vi 001 7 7 N .-I .4 .4 .4 VT VT VT VT M VT VF 4/0 VT VT 4/F VT VF O 01 00 N rn n N Q1 n CO 0 N 01 m n 0 0 001 01 n N O1 .4 00 w 7 M N M N N w N M .--1 N M CO CO 0 7 .'1 01 001 O Vf 0 10 Cf L:1 - di 001 n .0 .i M l0 0011 O N' .i 000 00 N N Vt VF VV LI -00 VI VT 47/0 M VT V0 111 -VT VF VT VT VT ur 01 0 m N l0 .4 01 .4 M 01 00 N n 001 In n CO .4 M 01 00 7 0 00 10 01 7 IO 0 n 0 n 0 0 N 0 M N LID .4 CO 001 M01 001 01 00 7 N. 0 0 N IO 00 7 .4 .0 10 N N / t4 M• .0 7 7 7 N m N N m V? VT VT VF N I/O VT VT VT VT I/O VT VT V} O n a N 25 ✓ T O VI 00 a 00 VT O O N Gi 0�1 N 771 N O 8rn00 vT O 0 0 N �p 8 0 00 .4 N Miscellaneous Revenue II. Total Revenues Community Support C Property Tax Administ IV. Total Expenditures (1) Includes Project -generated Measure S revenues. APPENDIX C FISCAL IMPACT ANALYSIS CYPRESS RIDGE At Build -Out (FY 2017 Dollars) ESTIMATE OF TOTAL POPULATION CYPRESS RIDGE CITY OF TEMECULA Total Resident O CO o in o0 N NI to O Persons/Unit (2) to C a c 0 0 0 to 0 to o0 m m N r.l 0• O 0I O 0 0 ui U1 in in to in Y i+ N Y c c c c m m ml to 1- to o a Detached Cluster Attached Cluster 00 to ` N C C 7 01 N c T C Ol ,,,•'-' 'c V c 'a >- 4' 4' w c N O yr Y y O ro t E _o Si N O C9 i T '.-r.. V C -, n rC N ra ..., u .-1 c V1 m Z N a0 ^O y 7v N Cr N C p > 00 c LI c o a 0J O1 O LL iN N N L UO O o T v L.a LaY N N 5 % TABLE C-2 ESTIMATE OF ASSESSED VALUE CYPRESS RIDGE CITY OF TEMECULA I. Residential For -Sale Detached Cluster Attached Cluster Duplex/Triplex Total For -Sale Add: View Premiums @ 0.0% Grand Total For -Sale Units 79 Units 63 Units 103 Units 245 Units 245 Units FY 2017 Price/Unit (1) Assessed Value $443,205 $355,106 $359,467 $385,347 $385,347 $35,013,195 $22,371,678 $37.025,101 $94,409,974 $94,409,974 II. Grand Total Assessed Valuation $94,410,000 (1) Per Developer, November 2, 2016. Prepared by: Keyser Marston Associates Inc. Filename is\Cypress Ridge - FIA - v4 - 07-25-17;7/25/2017;mdt Page 43 TABLE C-3 ESTIMATE OF ANNUAL RECURRING REVENUES - PROPERTY TAXES AND PROPERTY TRANSFER TAX CYPRESS RIDGE CITY OF TEMECULA Annual Recurring Revenues I. Property Tax Estimated Value Property Tax Levy City Portion 5.64% $94,410,000 $1,038,510 $59,000 Total Property Tax to City $59,000 II. Property Tax in -lieu of VLF Estimated Value License Fee (per $1,000 in AV growth) $94,410,000 $o.5636 (1) Total Property Tax in -lieu of VLF $53,000 III. Property Transfer Tax Residential Property Valuation (FMV) - Residential Transfer Tax (per $500) Total Transfer Tax City Share of Transfer Tax 50.0% Turnover Rate (Residential) Net Transfer Tax - Residential $94,410,000 $0.55 $103,851 $51,926 10.0% $5,000 Total Property Transfer Tax $5,000 (1) Source: California State Controller's Office. Prepared by: Keyser Marston Associates Inc. Filename i:\Cypress Ridge - FIA - v4 - 07-25-17;7/25/2017;mdt Page 44 F D m 2 O 2 a LU DC2 W w 2 00 C u W 1 J Q us V LL W C W awLU ILI 0 m I= F o �IN go .4" m v v X 0J m N V1 NNis 01 7 'C 0 1- r1 ••n• 1 ry m , Q lD YNn Lfl In 1 N 1/ V/ ) III ^lm an VI. In N L L C C 2 i S4.0 N N W N M 00 4 mcn S N ) 7 O V L L 0)0) O O 2 i 0 N ' V�• VT 0 al o 00 10 U lO 0 In m m N CO N V, V* o 00 0 0 m O uzZ m an o i CIO C O a 0 O Q C as 01 0: c N E O 8 0 C c m C c Number of Households N cn 0 m N v v O 0J r a C > o - LU w E al OJ E 0C LL O ) O L N uD E C E z a z fG H O H FO - II. Aggregate Household Income IV. Annual Spending by Households 0 0 0 0 O 0 0 oo ry v o w 1-1-1 o�LID o .i o VF an. VT in V). VF 000� oio(ri�o LI 0 0 o am Total Spending Spending Captured in City of Temecula City Portion of Sales Tax @ Estimate of Measure 5 - Effective Revenues m u a ui Measure 5 Revenues to General Fund @ Total Sales Tax - Resident Spending - N m a 0) TABLE C-5 SPECIAL TAX (MEASURE C) CYPRESS RIDGE CITY OF TEMECULA Special Tax (Measure C) $74.44 per Equivalent Dwelling Unit I. Residential - Developed Single -Family Multi -Family Total Residential 245 Parcels 0 Units EDU Factor $74.44 /Parcel 0.75 EDU per unit Total Special Tax Revenue $18,000 $18,000 II. Total Special Tax (Measure C) $18,000 Prepared by: Keyser Marston Associates Inc. Filename is\Cypress Ridge - FIA - v4 - 07-25-17;7/25/2017;mdt Page 46 W z v1 ILI z ILIW 0 Z_ 0 cC u Q z z Q W LL O C 4.1 fJ QQC 1�/1 N Leti} F ▪ W (.7 CITY OF TEMECULA Equivalents (3) 01 CO 417N N 00 03 C ▪ N l0 S GI r0.1 1- a 0 0. N 0 10 H Equivalents (2) Employment mc 0 A O 7 0 a Demographic Profile: City of Temecula Cypress Ridge Amount Per New Residents/ Resident or r 0 10 F Equivalents 0 0 0 0 0. i,5;. a is,' 0 0 0 0 0 0 O1 m N M N H N H i -i i!? 4/1 i/1 411 411• v1. CO00 00 03 CO 03 03 00 00 00 00 03 00 CO 00 00 CO la O l0 001 Cr) -1 n rrn O C C 00 00 l0 si N H O O O y 9 N - i/1 4h 1/1 4/1 1/1 4h CC W FY 2016-2017 UJ CC CC CC CL W w Of CC 0 0 0 0 0 0 0 0 0 00 0 0 0 0 0 0 0 00 d 00o N l^0 V 0 °r'1° a N 7 00 0 ri r11 m N 4n 4n 7 m N N m 411• 411 411 Franchise Fees Gas Tax Fund Capital Improvement Program Fines and Foreitures Licenses and Permits Law Enforcement Fund Vehicle License Fees Miscellaneous Revenue Intern Fellow Fund Total Other Revenues TABLE C-7 SUMMARY OF ANNUAL RECURRING REVENUES AT BUILD -OUT (1) CYPRESS RIDGE CITY OF TEMECULA General Fund I. Sales Tax - Resident Spending (2) II. Property Tax III. Property Tax in -lieu of VLF IV. Franchise Fees V. Special Tax (Measure C) VI. Gax Tax Fund VII. Capital Improvement Program VIII. Property Transfer Tax IX. Fines and Forfeitures X. Licenses and Permits XI. Law Enforcement Fund XII. Intern Fellow Fund XIII. Sales and Use Tax XIV. Miscellaneous Revenue XV. Vehicle License Fees Total $98,000 $59,000 $53,000 $19,000 $18,000 $13,000 $12,000 $5,000 $3,000 $2,000 $1,000 $0 $0 $0 Percent 34.6% 20.8% 18.7% 6.7% 6.4% 4.6% 4.2% 1.8% 1.1% 0.7% 0.4% 0.0% 0.0% 0.0% 0.0% XVI. Total Annual Recurring Revenues to General Fund $283,000 100.0% (1) Reflects stabilized annual revenue in constant 2017 dollars at build -out. (2) Includes Project -generated Measure S revenues. Prepared by: Keyser Marston Associates Inc. Filename i:\Cypress Ridge - FIA - v4 - 07-25-17;7/25/2017;mdt Page 48 W 00 r z a W U' z cc u W 7 Q W W w o i 00la 2 W r V Q N i a }}a W U U 0 A I- . 0. a 03 N 10 N CO N O N rnographit Profile: City of Temecula W z 0z1 z 'Marginal Cost' Residents/ osoo§§g§§§§§§§ffg le .i .-I 00 O .-i iH Oi 00 N N Cr L ti N rn V I. N 1/1VNO I/O Vii I/O I/O I/O N N N y� N (000000(00000000000000000000000 C C yl .-1 N 00 y1 .-I .1 y1 CO 00 N N N V1 pp W 10 10 yl lD l0 00 a u1 a C a l0 a 00 .2 C O CO CO CO CO CO CO 03 CO oo oo co co oo co oo oo co co co CO 03 CO d e d 8 7 o N m s1 00 ra0 CO+vN n 00 o^ 00 00 7 9 12 3 ��/} I/OmI/O N 1-1 N V~1 t�/1 VN! am/1 H N VO! N O IAO Q C ¢ W 100(00000(00000000000000000000000 04 N O1 01 N 01 01 01 01 01 a1 01 al 01 O1 a1 1/1 O y1 V1 O Y1 y1 y1 V1 1l1 �/1 N V1 N N y1 N r N ri n n 000000000000000000000000000000 '411 44'i 4-1 . i r,.-1 .'i H N H H N H N a O •E w w w w w Jt j K a K K a K K K K K K K K K K K N o § § § § E § o § S § § § § 8 N EL) 0i o 0 1e .e ai ((0 00 v yi .e rri m ac .; Oo ib m 0 0 m 0o N .-1 m 1!1 .i m 10 y1 CO 00 N tb m N 0 .ti y1 m 01 m 01 N ^ O a V! N 4/1,u & 1e 1e yi ni tri N N 1 N V N N N N N N N I/O I/O N N LL a' w c 0 EO a O .% 0 0 0 N Y v E a J0 a Y oY N 0 0 0 0 00 c A :41'1 ii -3 i Q n > a 0 a ¢ ¢ LL a 0 Community Development u LL O 0 0 w 0) C C 0 • - o-?>>>> 3 TL 0 0 O r N N m a 01 TABLE C-9 SUMMARY OF ANNUAL RECURRING EXPENDITURES (1) (2) CYPRESS RIDGE CITY OF TEMECULA General Fund I. Police II. Asset Management Fund III. Public Works - Land Development, Public Works, etc. IV. Recreation Funding V. Fire VI. Public Works - Parks & Maintenance VII. City Manager VIII. Community Development IX. Finance X. Retiree Medical Contribution Xl. City Clerk XII. City Attorney XIII. Animal Control XIV. City Council XV. Community Support XVI. PERS Replacement Benefit XVII. Property Tax Administration Total Percent $196,000 $32,000 $31,000 $31,000 $26,000 $20,000 $11,000 $11,000 $9,000 $8,000 $5,000 $2,000 $2,000 $1,000 $400 $400 S300 50.8% 8.3% 8.0% 8.0% 6.7% 5.2% 2.8% 2.8% 2.3% 2.1% 1.3% 0.5% 0.5% 0.3% 0.1% 0.1% 0.1% XVIII. Total Annual Recurring Expenditures $386,000 100% (1) Reflects stabilized annual expenditures in constant 2017 dollars at build -out. (2) Excludes capital improvement costs. Prepared by: Keyser Marston Associates Inc. Filename i:\Cypress Ridge - FIA - v4 - 07-25-17;7/25/2017;mdt Page 50 TABLE C-10 ESTIMATE OF STABILIZED FISCAL IMPACT (1) CYPRESS RIDGE CITY OF TEMECULA Cypress Ridge City of Temecula - General Fund Totals I. Annual Recurring Revenues Percent Sales Tax - Resident Spending (2) $98,000 34.6% Property Tax $59,000 20.8% Property Tax in -lieu of VLF $53,000 18.7% Franchise Fees $19,000 6.7% Special Tax (Measure C) $18,000 6.4% Gax Tax Fund $13,000 4.6% Capital Improvement Program $12,000 4.2% Property Transfer Tax $5,000 1.8% Fines and Forfeitures $3,000 1.1% Licenses and Permits $2,000 0.7% Law Enforcement Fund $1,000 0.4% Intern Fellow Fund $0 0.0% Sales and Use Tax $0 0.0% Miscellaneous Revenue $0 0.0% Vehicle License Fees SQ 0.0% Total Annual Revenues $283,000 100.0% II. Annual Recurring Expenditures Police Asset Management Fund Public Works - Land Development, Public Works, etc. Recreation Funding Fire Public Works - Parks & Maintenance City Manager Community Development Finance Retiree Medical Contribution City Clerk City Attorney Animal Control City Council Community Support PERS Replacement Benefit Property Tax Administration Total Annual Recurring Expenditures $196,000 50.8% $32,000 8.3% $31,000 8.0% $31,000 8.0% $26,000 6.7% $20,000 5.2% $11,000 2.8% $11,000 2.8% $9,000 2.3% $8,000 2,1% $5,000 1.3% $2,000 0.5% $2,000 0,5% $1,000 0.3% $400 0.1% $400 0.1% 5300 Q, ¢ $386,000 100.0% III. Annual Recurring Surplus/(Deficit) ($103,000) Per Unit Per Year ($420) Revenues to Expenditures Ratio 0.73 (1) Reflects stabilized annual revenues and expenditures in constant 2017 dollars at build -out. (2) Includes Project -generated Measure S revenues. Prepared by: Keyser Marston Associates, Inc. Filename is\Cypress Ridge - FIA - v4 - 07-25-17;7/25/2017;mdt Page 51 EXHIBIT B REVISED ZONING MAP Pik., P En In ,Se, S J MIw i� o: z liftb m i mos me oce /Go • man imp Er go gvi. s , MIN mom__ 104 ow �ea!"'� 6k4P ow 40 ' . CCi111,41/4* ,i1, Se 4 BF�e]U3E pR • Bee440 t► r -%, 500 1 000 o?sum AV S 0 C+NITERFIELD DR w "1/4N 4 ,0' toiTiflum :. 1 os -c PR r r PDO -15 Po St P TS z�. HrCKpR1 F'4 u 0014 fid. } A�g0R9' 414* 410 SP -12 Tot i AW sir %at 14011, / 0411, Wof.r CREEK pR N Proposed Zoning PC RESOLUTION - TENTATIVE TRACT MAP PC RESOLUTION NO. 17- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA RECOMMENDING THAT THE CITY COUNCIL ADOPT A RESOLUTION ENTITLED "A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TEMECULA APPROVING TENTATIVE TRACT MAP 37021 TO DIVIDE THREE EXISTING PARCELS TOTALING 22.73 ACRES INTO TWO LOTS (WITH THREE LETTERED LOTS) TO ALLOW FOR A RESIDENTIAL DEVELOPMENT ON THE NORTHEAST CORNER OF PECHANGA PARKWAY AND LOMA LINDA ROAD (APN 961-450-003, 961-450-012, 961- 450-013) (PA15-1893) Section 1. Procedural Findings. The Planning Commission of the City of Temecula does hereby find, determine and declare that: A. On December 21, 2015, John Fitzpatrick filed Planning Application Nos. PA15-1894, a General Plan Amendment; PA15-1895, a Zone Change/Planned Development Overlay; PA15-1893, a Tentative Tract Map; and PA15-1892 a Development Plan. These applications (collectively "Project") were filed in a manner in accord with the City of Temecula General Plan and Development Code. B. The Project was processed including, but not limited to a public notice, in the time and manner prescribed by State and local law, including the California Environmental Quality Act. C. An Environmental Impact Report (EIR), Mitigation Monitoring and Reporting Program, and Statement of Overriding Considerations were prepared for the Project in accordance with the California Environmental Quality Act and the California Environmental Quality Act Guidelines ("CEQA"). Thereafter, City staff circulated a Notice of Completion indicating the public comment period and intent to adopt the EIR as required by law. The public comment period commenced via the State Clearing House from March 2, 2017 through April 17, 2017. A Notice of Availability was also sent to adjacent property owners indicating a review period of March 2, 2017 through April 17, 2017. Copies of the documents have been available for public review and inspection at the offices of the Community Development Department, located at City Hall, 41000 Main Street, Temecula, California 92590; the Ronald H. Roberts Temecula Public Library located at 30600 Pauba Road; Temecula Grace Mel!man Community Library located 41000 County Center Drive; and the City of Temecula website. D. On August 2, 2017, the Planning Commission considered a Final Environmental Impact Report ("EIR"), Planning Application Nos. PA15-1894, a General Plan Amendment; PA15-1895, a Zone Change/Planned Development Overlay; PA15-1893, a Tentative Tract Map; and PA15-1892, a Development Plan, at a duly noticed public hearing as prescribed by law, at which time the City staff and interested persons had an opportunity to, and did testify either in support of or opposition to this matter. X:\Planning\2015\PA15-1892 Cypress Ridge DP\Planning\Hearing\PC Resolution Tentative Tract Map.docx E. Following consideration of the entire record of information received at the public hearing, the Planning Commission adopted Resolution No. 17- ,"A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA RECOMMENDING THAT THE CITY COUNCIL CERTIFY THE ENVIRONMENTAL IMPACT REPORT, ADOPT ENVIRONMENTAL FINDINGS PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT, ADOPT A STATEMENT OF OVERRIDING CONSIDERATIONS, AND ADOPT A MITIGATION MONITORING AND REPORTING PROGRAM FOR THE CYPRESS RIDGE PROJECT, CONSISTING OF APPROXIMATELY 22.73 ACRES GENERALLY LOCATED ON THE NORTHEAST CORNER OF PECHANGA PARKWAY AND LOMA LINDA ROAD (APNS: 961-450-003, 961-450-012, 961-450-013)." Resolution No. 17- and the findings therein are hereby incorporated by this reference as set forth in full. F. All legal preconditions to the adoption of this Resolution have occurred. Section 2. Further Findings. The Planning Commission, in recommending approval of Tentative Tract Map application PA15-1893, makes the following findings as required by Temecula Municipal Code Section 16.09.140: A. The proposed subdivision and the design and improvements of the subdivision are consistent with the Development Code, General Plan, any applicable Specific Plan and the City of Temecula Municipal Code.; As designed and conditioned, the proposed map is consistent with the Subdivision Ordinance, Temecula General Plan, and the City of Temecula Municipal Code. This is because it is consistent with size, setbacks, parking, water quality and other applicable standards. B. The Tentative Map does not propose to divide land which is subject to a contract entered into pursuant to the California Land Conservation Act of 1965, or the land is subject to a Land Conservation Act contract but the resulting parcels following division of the land will not be too small to sustain their agricultural use.; The land identified in the proposed map is not subject to the California Land Conservation Act of 1965 or Williamson Land Act. In addition, the land has not been used as agriculture in the recent past. C. The site is physically suitable for the type and proposed density of development proposed by the Tentative Map. The proposed map subdivides 22.73 acres to allow for residential uses. The proposed Tentative Tract Map design is consistent with the Temecula General Plan and the development standards for the Planned Development Overlay 15 zoning designation. This land is currently vacant and will accommodate the medium residential project as proposed. D. An environmental impact report has been prepared and a finding has been made, pursuant to Public Resources Code Section 21081(a) (3), finding that specific X:\Planning\2015\PA15-1892 Cypress Ridge DP\Planning\Hearing\PC Resolution Tentative Tract Map.docx economic, social, or other considerations make infeasible mitigation measures or project alternatives identified in the environmental impact report. The project consists of a Tentative Tract Map on vacant property. An Environmental Impact Report (EIR) has been prepared for the project. Two impacts have been determined to remain significant and unavoidable after all mitigation has been taken into account (Traffic, Temporary Construction Noise). A Statement of Overriding Considerations has been prepared for the project. E. The design of the subdivision and the type of improvements are not likely to cause serious public health problems. The project has been reviewed and conditioned by the Fire, Public Works, Planning, and Building and Safety Departments. As a result, the project is consistent or has been conditioned to be consistent with Fire and Building Codes and the City's General Plan and Municipal Code which contain provisions to protect the health, safety, and welfare of the public. F. The design of the subdivision provides for future passive or natural heating or cooling opportunities in the subdivision to the extent feasible. The design of the subdivision provides for future passive or natural heating or cooling opportunities to the extent feasible. All development must meet all appropriate Building and Fire Code requirements as they relate to passive or natural heating or cooling opportunities. G. The design of the subdivision and the type of improvements will not conflict with easements acquired by the public at Targe for access through or use of property within the proposed subdivision, or the design of the alternate easements which are substantially equivalent to those previously acquired by the public will be provided. All acquired rights-of-way and easements have been provided on the Tentative Map. The City has reviewed these easements and has found no potential conflicts. H. The subdivision is consistent with the City's parkland dedication requirements (Quimby Act). The project involves the construction of a residential development. The project will meet all Quimby requirements through the provision of park improvements and payment of Quimby fees. Section 3. Recommendation. The Planning Commission of the City of Temecula recommends that the City Council adopt a resolution entitled "A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TEMECULA APPROVING TENTATIVE TRACT MAP 37021 TO DIVIDE THREE EXISTING PARCELS TOTALING 22.73 ACRES INTO TWO LOTS (WITH THREE LETTERED LOTS) TO ALLOW FOR RESIDENTIAL DEVELOPMENT ON THE NORTHEAST CORNER OF PECHANGA PARKWAY AND LOMA LINDA ROAD (APNS: 961-450-003, 961-450-012, 961-450-013) (PA15-1893)"in the form attached to this Resolution as Exhibit "A", attached hereto, and incorporated herein by this reference. X:\Planning\2015\PA15-1892 Cypress Ridge DP\Planning\Hearing\PC Resolution Tentative Tract Map.docx Section 4. PASSED, APPROVED AND ADOPTED by the City of Temecula Planning Commission this 2nd day of August, 2017. John Telesio, Chairman ATTEST: Luke Watson Secretary [SEAL] STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE )ss CITY OF TEMECULA ) I, Luke Watson, Secretary of the Temecula Planning Commission, do hereby certify that the forgoing PC Resolution No. 17- was duly and regularly adopted by the Planning Commission of the City of Temecula at a regular meeting thereof held on the 2nd day of August, 2017, by the following vote: AYES: PLANNING COMMISSIONERS: NOES: PLANNING COMMISSIONERS ABSENT: PLANNING COMMISSIONERS ABSTAIN: PLANNING COMMISSIONERS Luke Watson Secretary X:\Planning\2015\PA15-1892 Cypress Ridge DP\Planning\Hearing\PC Resolution Tentative Tract Map.docx EXHIBIT A - CITY COUNCIL RESOLUTION TENTATIVE TRACT MAP RESOLUTION NO. - A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TEMECULA APPROVING TENTATIVE TRACT MAP 37021 TO DIVIDE THREE EXISTING PARCELS TOTALING 22.73 ACRES INTO TWO LOTS (WITH THREE LETTERED LOTS) TO ALLOW FOR A RESIDENTIAL DEVELOPMENT ON THE NORTHEAST CORNER OF PECHANGA PARKWAY AND LOMA LINDA ROAD (APNS 961-450-003, 961-450-012, 961-450-013) (PA15-1893) THE CITY COUNCIL OF THE CITY OF TEMECULA DOES HEREBY RESOLVE AS FOLLOWS: Section 1. Procedural Findings. The City Council of the City of Temecula does hereby find, determine and declare that: On December 21, 2015, John Fitzpatrick filed Planning Application Nos. PA15- 1894, a General Plan Amendment; PA15-1895, a Zone Change/Planned Development Overlay; PA15-1893, a Tentative Tract Map; and PA15-1892 a Development Plan. These applications (collectively "Project") were filed in a manner in accord with the City of Temecula General Plan and Development Code. B. The Project was processed including, but not limited to, a public notice, in the time and manner prescribed by State and local law, including the California Environmental Quality Act. C. An Environmental Impact Report (EIR), Mitigation Monitoring and Reporting Program, and Statement of Overriding Considerations were prepared for the Project in accordance with the California Environmental Quality Act and the California Environmental Quality Act Guidelines ("CEQA"). Thereafter, City staff circulated a Notice of Completion indicating the public comment period and intent to adopt the EIR as required by law. The public comment period commenced via the State Clearing House from March 2, 2017 through April 17, 2017. A Notice of Availability was also sent to adjacent property owners indicating a review period of March 2, 2017 through April 17, 2017. Copies of the documents have been available for public review and inspection at the offices of the Community Development Department, located at City Hall, 41000 Main Street, Temecula, California 92590; the Ronald H. Roberts Temecula Public Library located at 30600 Pauba Road; Temecula Grace Mellman Community Library located 41000 County Center Drive; and the City of Temecula website. D. On August 2, 2017, the Planning Commission considered the Final Environmental Impact Report ("EIR"), Planning Application Nos. PA15-1894, a General Plan Amendment; PA15-1895, a Zone Change/Planned Development Overlay; PA15- 1893, a Tentative Tract Map; and PA15-1892, a Development Plan at a duly noticed public hearing as prescribed by law, at which time the City staff and interested persons had an opportunity to, and did testify either in support of or opposition to this matter. E. Following consideration of the entire record of information received at the public hearing, the Planning Commission adopted Resolution No. 17- "A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA RECOMMENDING THAT THE CITY COUNCIL CERTIFY THE ENVIRONMENTAL IMPACT REPORT, ADOPT ENVIRONMENTAL FINDINGS PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT, ADOPT A STATEMENT OF OVERRIDING CONSIDERATIONS, AND ADOPT A MITIGATION MONITORING AND REPORTING PROGRAM FOR THE CYPRESS RIDGE PROJECT, CONSISTING OF APPROXIMATELY 22.73 ACRES GENERALLY LOCATED ON THE NORTHEAST CORNER OF PECHANGA PARKWAY AND LOMA LINDA ROAD (APNS: 961-450-003, 961-450-012, 961-450-013)." F. Following consideration of the entire record of information received at the public hearings and due consideration of the proposed Project, the Planning Commission adopted Resolution No. 17- "A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA RECOMMENDING THAT THE CITY COUNCIL ADOPT A RESOLUTION ENTITLED "A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TEMECULA APPROVING TENTATIVE TRACT MAP 37021 TO DIVIDE THREE EXISTING PARCELS TOTALING 22.73 ACRES INTO TWO LOTS (WITH THREE LETTERED LOTS) TO ALLOW FOR A RESIDENTIAL DEVELOPMENT ON THE NORTHEAST CORNER OF PECHANGA PARKWAY AND LOMA LINDA ROAD (APNS: 961-450-003, 961-450-012, 961-450-013) (PA15-1893)."" G. On July 11, 2017, the City Council of the City of Temecula considered the Project and the EIR, Mitigation Monitoring and Reporting Program, and Statement of Overriding Considerations, at a duly noticed public hearing at which time all interested persons had an opportunity to and did testify either in support or in opposition to this matter. The City Council considered all the testimony and any comments received regarding the Project and the Final EIR, Mitigation Monitoring and Reporting Program, and Statement of Overriding Considerations prior to and at the public hearing. H. Following the public hearing, the City Council adopted Resolution No. 17- "A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TEMECULA CERTIFYING THE FINAL ENVIRONMENTAL IMPACT REPORT, ADOPTING FINDINGS PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT, ADOPTING A STATEMENT OF OVERRIDING CONSIDERATIONS, AND ADOPTING A MITIGATION MONITORING AND REPORTING PROGRAM FOR THE Cypress Ridge PROJECT, CONSISTING OF APPROXIMATELY 22.73 ACRES, GENERALLY LOCATED ON THE NORTHEAST CORNER OF PECHANGA PARKWAY AND LOMA LINDA ROAD (APNS: 961-450-003, 961-450-012, 961-450-013)." Resolution No. 17 - and the findings therein are hereby incorporated by this reference as set forth in full. I. All legal preconditions to the adoption of this Resolution have occurred. Section 2. The City Council in approving the Tentative Parcel Map hereby makes the following findings as required by Temecula Municipal Code Section 16.09.140: A. The proposed subdivision and the design and improvements of the subdivision are consistent with the Development Code, General Plan, any applicable Specific Plan and the City of Temecula Municipal Code. As designed and conditioned, the proposed map is consistent with the Subdivision Ordinance, Temecula General Plan, and the City of Temecula Municipal Code. This is because it is consistent with size, setbacks, parking, water quality and other applicable standards. B. The Tentative Map does not propose to divide land which is subject to a contract entered into pursuant to the California Land Conservation Act of 1965, or the land is subject to a Land Conservation Act contract but the resulting parcels following division of the land will not be too small to sustain their agricultural use. The land identified in the proposed map is not subject to the California Land Conservation Act of 1965 or Williamson Land Act. In addition, the land has not been used for agriculture in the recent past. C. The site is physically suitable for the type and proposed density of development proposed by the Tentative Map. The proposed map subdivides 22.73 acres to allow for residential uses. The proposed Tentative Tract Map design is consistent with the Temecula General Plan and the development standards for the Planned Development Overlay 15 zoning designation. This land is currently vacant and will accommodate the medium residential project as proposed. D. An environmental impact report has been prepared and a finding has been made, pursuant to Public Resources Code Section 21081(a) (3), finding that specific economic, social, or other considerations make infeasible mitigation measures or project alternatives identified in the environmental impact report. The project consists of a Tentative Tract Map on vacant property. An Environmental Impact Report (EIR) has been prepared for the project. Two impacts have been determined to remain significant and unavoidable after all mitigation has been taken into account (Traffic, Temporary Construction Noise). A Statement of Overriding Considerations has been prepared for the project. E. The design of the subdivision and the type of improvements are not likely to cause serious public health problems. The project has been reviewed and conditioned by the Fire, Public Works, Planning, and Building and Safety Departments. As a result, the project is consistent or has been conditioned to be consistent with Fire and Building Codes and the City's General Plan and Municipal Code which contain provisions to protect the health, safety, and welfare of the public. F. The design of the subdivision provides for future passive or natural heating or cooling opportunities in the subdivision to the extent feasible. The design of the subdivision provides for future passive or natural heating or cooling opportunities to the extent feasible. All development must meet all appropriate Building and Fire Code requirements as they relate to passive or natural heating or cooling opportunities. G. The design of the subdivision and the type of improvements will not conflict with easements acquired by the public at large for access through or use of property within the proposed subdivision, or the design of the alternate easements which are substantially equivalent to those previously acquired by the public will be provided. All acquired rights-of-way and easements have been provided on the Tentative Map. The City has reviewed these easements and has found no potential conflicts. H. The subdivision is consistent with the City's parkland dedication requirements (Quimby Act). The project involves the construction of a residential development. The project will meet all Quimby requirements through the provision of park improvements and payment of Quimby fees. Section 3. Conditions of Approval. The City Council of the City of Temecula hereby approves Planning Application No. PA15-1893, Tentative Tract Map 37021 to divide three existing parcels totaling 22.73 acres into two lots (with three lettered lots) to allow for a residential development on the northeast corner of Pechanga Parkway and Loma Linda Road (APNs 961-450-003, 961-450-012, 961-450-013), subject to the Conditions of Approval set forth on Exhibit A, attached hereto, and incorporated herein by this reference. Section 4. Effective Date. This Resolution shall take effect upon the effective date of Ordinance No. "AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TEMECULA AMENDING TITLE 17 OF THE TEMECULA ZONING CODE TO ADD A NEW ARTICLE XVI (CYPRESS RIDGE PLANNED DEVELOPMENT OVERLAY DISTRICT 15) TO CHAPTER 17.22 (PLANNED DEVELOPMENT OVERLAY ZONING DISTRICT) ON A 22.73 ACRE SITE GENERALLY LOCATED ON THE NORTHEAST CORNER OF PECHANGA PARKWAY AND LOMA LINDA ROAD (APNS: 961-450-003, 961-450-012, 961-450-013) AND AMENDING THE TEMECULA ZONING MAP (PA15- 1895)." Section 5. Notice of Adoption. The City Clerk shall certify to the adoption of this Resolution and cause it to be published in the manner required by law. PASSED, APPROVED, AND ADOPTED by the City Council of the City of Temecula this day of Maryann Edwards, Mayor ATTEST: Randi Johl, City Clerk [SEAL] STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss CITY OF TEMECULA ) I, Randi Johl, City Clerk of the City of Temecula, do hereby certify that the foregoing Resolution No. - was duly and regularly adopted by the City Council of the City of Temecula at a meeting thereof held on the day of by the following vote: AYES: COUNCIL MEMBERS: NOES: COUNCIL MEMBERS: ABSTAIN: COUNCIL MEMBERS: ABSENT: COUNCIL MEMBERS: Randi Johl, City Clerk EXHIBIT A DRAFT CONDITIONS OF APPROVAL EXHIBIT A CITY OF TEMECULA DRAFT CONDITIONS OF APPROVAL Planning Application No.: PA15-1893 Project Description: Assessor's Parcel No.: Cypress Ridge Tentative Tract Map: A Tentative Tract Map to allow for the creation of two lots that will be used for residential purposes. The project is generally located on the northeast corner of Pechanga Parkway and Loma Linda Road. Related application - PA15-1892) 961-450-012 961-450-013 961-450-003 MSHCP Category: Greater than 14.1 DU DIF Category: Residential -Attached TUMF Category: Residential -Multi -Family Quimby Category: Multi -Family Attached (5 or More Units)/Single Family (Attached Garage) New Street In -lieu of Fee: Not Located in the Uptown Jefferson Specific Plan Approval Date: Expiration Date: PLANNING DIVISION Within 48 Hours of the Approval 1. Filing Notice of Determination. The applicant/developer shall deliver to the Planning Division a cashiers check or money order made payable to the County Clerk in the amount of Three Thousand One Hundred and Twenty-eight Dollars and Zero Cents ($3,128.00) which includes the Three Thousand and Seventy-eight Dollars and Zero Cents ($3,078.00) fee, required by Fish and Wildlife Code Section 711.4(d)(3) plus the Fifty Dollars ($50.00) County administrative fee, to enable the City to file the Notice of Determination for the Environmental Impact Report required under Public Resources Code Section 21152 and California Code of Regulations Section 15904. If within said 48-hour period the applicant/developer has not delivered to the Planning Division the check as required above, the approval for the project granted shall be void by reason of failure of condition (Fish and Wildlife Code Section 711.4(c)). General Requirements Indemnification of the City. The applicant and owner of the real property subject to this condition shall hereby agree to indemnify, protect, hold harmless, and defend the City and its attorneys from any and all claims, actions, awards, judgments, or proceedings against the City to attack, set aside, annul, or seek monetary damages resulting, directly or indirectly, from any action in furtherance of and the approval of the City, or any agency or instrumentality thereof, advisory agency, appeal board or legislative body including actions approved by the voters of the City, concerning the Planning Application. The City shall be deemed for purposes of this condition, to include any agency or instrumentality thereof, or any of its elected or appointed officials, officers, employees, consultants, contractors, legal counsel, and agents. City shall promptly notify both the applicant and landowner of any claim, action, or proceeding to which this condition is applicable and shall further cooperate fully in the defense of the action. The City reserves the right to take any and all action the City deems to be in the best interest of the City and its citizens in regards to such defense. 3. Expiration. This approval shall be used within three years of the approval date; otherwise, it shall become null and void. Use means the beginning of substantial construction contemplated by this approval within the three year period, which is thereafter diligently pursued to completion, or the beginning of substantial utilization contemplated by this approval, or use of a property in conformance with a Conditional Use Permit. 4. Time Extension. The Director of Community Development may, upon an application being filed prior to expiration, and for good cause, grant up to five extensions of time, one year at a time. 5. Compliance with EIR. The project and all subsequent projects within this site shall comply with all mitigation measures identified within EIR No. 2016051073. 6. Conformance with Approved Plans. The development of the premises shall substantially conform to the approved site plan and elevations contained on file with the Planning Division. 7. Modifications or Revisions. The permittee shall obtain City approval for any modifications or revisions to the approval of this project. 8. Reciprocal Use Agreement. Parking for the project shall be shared across the site, including parking spaces in all lots that are a part of the project. If the project involves multiple Tots, the applicant shall submit to the Planning Division a copy of a recorded Reciprocal Use Agreement, which provides for cross -lot access and parking across all lots. 9. Subdivision. Map Act. The tentative subdivision shall comply with the State of California Subdivision Map Act and to all the requirements of Ordinance No. 460, unless modified by the conditions listed below. An Extension of Time may be approved in accordance with the State Map Act and City Ordinance, upon written request, if made 60 days prior to the expiration date. 10. Public Art Ordinance. The applicant shall comply with the requirements of the City's Public Art Ordinance as defined in Section 5.08 of the Temecula Municipal Code. 11, Property Maintenance. All parkways, including within the right-of-way, entryway median, landscaping, walls, fencing, recreational facilities, and on-site lighting shall be maintained by the property owner or maintenance association. 12. Class I Multi -Use Trails. Class I multi -use trails shall be provided as per the City of Temecula's Multi -Use Trails and Bikeways Master Plan. The construction plans for the Class 1 trails shall be included on the perimeter landscape plans and constructed in concurrence with the installation of the landscaping. 13. Fiscal Impact Analysis Compliance. Any development within Planned Development Overlay 15 will be required to address impacts to the City's budget as a result of the increased costs to the City of providing public safety and other municipal services to the Project area substantially exceeding the municipal revenue generated from the Project ("City Services Deficit"). The City has received a Fiscal Impact Analysis, dated as of July, 2017 ("FIA"), documenting the City Services Deficit. The owners of the property within the Project, and their successors in interest, shall pay the City the sum of four hundred twenty dollars ($420) per residential dwelling unit within the Project each year as mitigation for the City Services Deficit. Owner and its successors to the property within the Project may fulfill this obligation through a community facilities district established by the City pursuant to the Mello -Roos Community Facilities District Act of 1982, Government Code Section 53311, et seq., or other appropriated financing mechanism approved by the City; provided, however, the obligation of each owner and their successors to pay the City Services Deficit payment under this obligation remains an obligation of the owner and its successors regardless of the financing mechanism used to pay it and regardless of whether there is a financing mechanism to pay it. Prior to Release of Power, Building Occupancy or Any Use Allowed by This Permit 14. Compliance with Conditions of A€proval. All of the foregoing conditions shall be complied with prior to occupancy or any use allowed by this permit. Prior to Recordation of the Final Map 15. Final Map. A copy of the Final Map shall be submitted to, and approved by, the Planning Division. 16. Quimby Requirements. The developer shall satisfy the City's parkland dedication (Quimby) requirement through the payment of in -lieu fees equivalent to 3.07 acres of parkland, based upon the City's then current land evaluation. Said requirement includes a 10.69% credit for private recreational opportunities provided. 17. Environmental Constraint Sheet. A copy of the Environmental Constraint Sheet (ECS) shall be submitted to, and approved by, the Planning Division with the following notes: a. This property is located within 30 miles of Mount Palomar Observatory. All proposed outdoor lighting systems shall comply with the California Institute of Technology, Palomar Observatory recommendations, Ordinance No. 655. b. Environmental Impact Report (EIR) No. 2016051073 was prepared for this project and is on file at the City of Temecula Planning Division. d. This project is within a 100 -year Flood Hazard Zone. e. This project is within a Liquefaction Hazard Zone. 18. Submittal of CC&Rs. A copy of the Covenants, Conditions, and Restrictions (CC&Rs) shall be submitted and approved by the Director of Community Development. The CC&Rs shall include liability insurance and methods of maintaining open space, recreation areas, parking areas, private roads, exterior of all buildings, and all landscaped and open areas, including parkways. Applicants shall provide a deposit in the amount of $3,750 for the review of new CC&Rs. Amended CC&Rs will require a deposit of $2,000. The applicant shall be responsible for all costs incurred during the review of the CC&Rs and additional fees may be required during the course of the review. 19. Form and Content of CC&Rs. The CC&Rs shall be in the form and content approved by the Director of Community Development, 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 interests of the City and its residents. 20. Preparation of CC&Rs. The CC&Rs shall be prepared at the developer's sole cost and expense. 21. Review of CC&Rs. The CC&Rs and Articles of Incorporation of the Property Owners Association are subject to the approval of the Director of Community Development, Public Works Director, and the City Attorney. 22. CC&Rs and Management/Maintenance of Common Areas. The CC&Rs shall provide for the effective establishment, operation, management, use, repair, and maintenance of all common areas, drainage facilities, and pollution prevention devices outlined in the project's Water Quality Management Plan. 23. CC&Rs and Public Nuisance. The CC&Rs shall provide that the property shall be developed, operated, and maintained so as not to create a public nuisance. 24. Termination of CC&Rs. The CC&Rs shall provide that the association may not be terminated without prior City approval. 25. CC&Rs and Maintenance of Property. The CC&Rs shall provide that if the property is not maintained in the condition required by the CC&Rs, then the City, after making due demand and giving reasonable notice, may enter the property and perform, at the owner's sole expense, any maintenance required thereon by the CC&Rs or the City Ordinances. The property shall be subject to a lien in favor of the City to secure any such expense not promptly reimbursed. 26. Interest in Association. Every owner of a suite or lot governed by CC&Rs shall own as an appurtenance to such suite or lot, either: (1) an undivided interest in the common areas and facilities, or (2) a share in the corporation, or voting membership in an association owning the common areas and facilities. 27. Maintenance of Oen Areas. All open areas and landscaping governed by CC&R shall be permanently maintained by the association or other means acceptable to the City. Such proof of this maintenance shall be submitted to the Planning Divisions and Public Works Department prior to the issuance of building permits. 28. Reciprocal Easements. Reciprocal access easements and maintenance agreements ensuring access to all parcels and joint maintenance of all roads, drives, parking areas, drainage facilities, and water quality features, shall be provided by the CC&Rs or by deeds and shall be recorded concurrent with the map or prior to the issuance of building permit where no map is involved. 29. Consent of City of Temecula. An Article must be added to every set of CC&Rs, following the Declarant's signature, to read as follows: CONSENT OF CITY OF TEMECULA The Conditions of Approval for Tentative Tract Map No. (#37021) require the City of Temecula to review and approve the CC&Rs for the Parcel. The City's review of these CC&Rs has been limited to a determination of whether the proposed CC&Rs properly implement the requirements of the Conditions of Approval for the Parcel. The City's consent to these CC&Rs does not contain or imply any approval of the appropriateness or legality of the other provisions of the CC&Rs, including, without limitation, the use restrictions, private easements and encroachments, private maintenance requirements, architecture and landscape controls, assessments, enforcement of assessments, resolutions of disputes or procedural matters. Subject to the limitations set forth herein, the City consents to the CC&Rs. Luke Watson Director Community Development Approved as to Form: Peter M. Thorson City Attorney 30. Consent of City of Temecula. An Article must be added to every set of CC&Rs to read as follows: Article CONSENT OF CITY OF TEMECULA 1. The Conditions of Approval of Tentative Tract Map Number requires the City to review and approve the CC&Rs for the Parcel. 2. Declarant acknowledges that the City has reviewed these CC&Rs and that its review is limited to a determination of whether the proposed CC&Rs properly implement the requirements of the Conditions of Approval for the Parcel. The City's consent to these CC&Rs does not contain or imply any approval of the appropriateness or legality of the other provisions of the CC&Rs, including, without limitation, the use restrictions, private easements and encroachments, private maintenance requirements, architecture and landscape controls, assessment procedures, assessment enforcement, resolution of disputes or procedural matters. 3. In the event of a conflict between the Conditions of Approval of the land use entitlements issued by the City for the Parcel or Federal, State, or local laws, ordinances, and regulations and these CC&Rs, the provisions of the Conditions of Approval and Federal, State or local laws, ordinances, and regulations shall prevail, notwithstanding the language of the CC&Rs. 4. These CC&Rs shall not be terminated, amended or otherwise modified without the express written consent of the Director Community Development of the City of Temecula. 31. Operation of Association. No lot or suite in the development shall be sold unless a corporation, association, property owners group or similar entity has been formed with the right to assess all properties individually owned or jointly owned which have any rights or interest in the use of the common areas and common facilities in the development, such assessment power to be sufficient to meet the expenses of such entity, and with authority to control, and the duty to maintain, all of said mutually available features of the development. Such entity shall operate under recorded CC&Rs, which shall include compulsory membership of all owners of lots and/or suites and flexibility of assessments to meet changing costs of maintenance, repairs, and services. Recorded CC&Rs shall permit enforcement by the City for provisions required as Conditions of Approval. The developer shall submit evidence of compliance with this requirement to, and receive approval of, the City prior to making any such sale. This condition shall not apply to land dedicated to the City for public purposes. 32. Recordation of CC&Rs. CC&Rs shall be finalized and recorded at the time of Final Map Recordation. 33. Copies of CC&Rs. Three copies of the final recorded CC&Rs shall be provided to the Planning Division. 34. Public Access Easement. A public access easement shall be provided, on the final map, for the Class I trail located along Pechanga Parkway. 35. General. The CC&Rs shall contain a provision requiring the developer, developer's successor or assignee, or HOA to maintain the landscaping along Temecula Parkway and former concrete drainage. 36. General. The CC&Rs shall contain a provision requiring the HOA to perform yearly inspections of garages to ensure at least two cars be parked inside. PUBLIC WORKS DEPARTMENT General Requirements 37. Subdivision Map. The developer shall submit a complete Final Map submittal for review and approval. Any omission to the representation of the site conditions may require the plans to be resubmitted for further review and revision. 38. Grading Permit. A grading permit for rough and/or precise grading shall be obtained from Public Works prior to commencement of any construction within private property. Grading shall be in accordance with the approved grading plan, grading permit conditions and City codes/standards. 39. Encroachment Permits. Prior to commencement of any applicable construction, encroachment permit(s) are required and shall be obtained from Public Works for public offsite improvements. 40. PW -005: Improvement Plans. The developer shall submit improvement plans (to include public/private street plans, storm drain plans, signage and striping plans, etc.) as required for review and approval by Public Works. The designs shall be in compliance with Caltrans, Riverside County Flood Control and Water Conservation District and City codes/standards. 41. Private Drainage Facilities. All onsite drainage and water quality facilities shall be privately maintained. 42. Perimeter improvements. All perimeter landscaping and D.G. trail shall be privately maintained. Prior to Recordation of the Final Map 43. Land Exchange. The Developer shall process the required documents to affect the proposed sale of Lot 87 of Tract Map No. 21067 (APN 961-450-003) from the City to the Developer, including costs of the appraisal and staff/legal review. 44. Drainage Easement. The Developer shall provide a drainage easement at the southwest corner of the property to accommodate the storm drain facility as shown on the City of Temecula Capital Improvement Project No. PW99-11. 45. Plans, Agreements & Securities. The developer shall have approved improvement plans, executed subdivision improvement agreements and posted securities. 46. Right -of -Way Dedications. All easements and/or right-of-way dedications shall be offered for dedication to the public or other appropriate agency and shall continue in force until the City accepts or abandons such offers. All dedications shall be free from all encumbrances as approved by Public Works. 47. Environmental Constraint Sheet (ECS). The developer shall prepare and record an ECS with the Tract Map to delineate identified environmental concerns. The developer shall comply with all constraints per the recorded ECS along with any underlying maps related to the property. 48. Required Clearances. As deemed necessary by Public Works, the developer shall receive written clearance from the following agencies: a. Riverside County Flood Control and Water Conservation District; b. Rancho California Water District; c. Eastern Municipal Water District; d. Verizon; e. Frontier; f. Southern California Edison Company; g. The Gas Company; or other affected agencies. 49. Right of Access. Relinquish and waive right of access to and from Pechanga Parkway on the Tract Map with the no openings as delineated on the approved Tentative Tract Map. 50. Right of Access. Relinquish and waive right of access to and from Loma Linda Road on the Tract Map with the exception of no openings as delineated on the approved Tentative Tract Map. 51. Right of Access. Relinquish and waive right of access to and from Temecula Lane on the Tract Map with the exception of two openings as delineated on the approved Tentative Tract Map. 52. Easements. Note the following: a. Easements and access rights for meandering sidewalks for public use (through private property) shall be dedicated to the City. b. Easements (when required for roadway slopes, landscape, drainage facilities, utilities, etc.) shall be shown on the Tract Map if they are located within the land division boundary. All offers of dedication and conveyances shall be submitted for review and recorded, as directed by Public Works. Onsite drainage facilities located outside of road right-of-way shall be contained within drainage easements and shown on the Tract Map. A note shall be added to the Tract Map stating: "Drainage easements shall be kept free of buildings and obstructions." 53. Public Street Improvements and Securities. The developer shall design and guarantee construction (i.e., posting of security and entering into agreements) of the following public improvements to the City's General Plan standards unless otherwise noted. Plans shall be approved by Public Works. All street improvement designs shall provide adequate right-of-way and pavement transitions per Caltrans' standards to join existing street improvements. a. Improve Pechanga Parkway (Urban Arterial Modified Standard No. 100B — 134' R/W with a 18' wide parkway) to include dedication of half -width street right-of-way, installation of parkway improvements to include a D.G. trail with a rail fence, and utilities (including but not limited to water and sewer) b. Improve Loma Linda Road (Modified Secondary Arterial (4 lanes undivided) Modified Standard No. 102 — 88' R/W with a 16' wide parkway) to include dedication of half -width street right-of-way, including removal of existing sidewalk, installation of meandering sidewalk, drainage facilities, signing and striping and utilities (including but not limited to water and sewer). c. Improve Temecula Lane (Local Street) Standard No. 104 — 60' RNV) to include dedication of half -width street, installation of half -width street improvements plus 12 feet, paving, curb and gutter, sidewalk, streetlights, drainage facilities, signing and striping and utilities (including but not limited to water and sewer) and removal of existing raised landscaped median. 54. Parkway Landscaping. All parkway landscaping areas, including D.G. trail and fencing shall be privately maintained. 55 Fair Share Contribution analysis. Prior to map recordation or any grading permit, whichever comes first, the developer shall prepare and submit a cost analysis for its fair share contribution for approval, per City requirements, for offsite improvements as identified in the Project's Transportation Impact Analysis dated November 2016 (Appendix H of the EIR). a. 1-15 SB Ramps & Temecula Parkway i. Optimize the AM and PM peak hour traffic signal cycle lengths and splits within the coordinated timing plan. 1. The project's fair share contribution towards this improvement is 100%. b. 1-15 NB Ramps & Temecula Parkway i. Optimize the AM and PM peak hour traffic signal cycle lengths and splits within the coordinated timing plan. ii. The project's fair share contribution towards this improvement is 100%. iii. Loma Linda Road & Pechanga Parkway iv. Optimize the AM and PM peak hour traffic signal cycle lengths and splits within the coordinated timing plan. Since Pechanga Parkway operates an Adaptive Traffic Signal System, the entire corridor will need to be optimized. 1. The project's fair share contribution towards this improvement is 100%. c. 1-15 NB Ramps & Temecula Parkway i. Optimize the AM and PM peak hour traffic signal cycle lengths and splits within the coordinated timing plan. 1. The project's fair share contribution towards this improvement is 4%. d. Loma Linda Road & Pechanga Parkway i. Modify the southbound approach to add a right -turn overlap phase. ii. Optimize the AM and PM peak hour traffic signal cycle lengths and splits within the coordinated timing plan. Since Pechanga Parkway operates an Adaptive Traffic Signal System, the entire corridor will need to be optimized. 1. The project's fair share contribution towards this improvement is 11%. e. La Paz Road & Temecula Parkway i. Optimize the AM and PM peak hour traffic signal cycle lengths and splits within the coordinated timing plan. Since Temecula Parkway operates an Adaptive Traffic Signal System, the entire corridor will need to be optimized. ii. Modify the westbound approach to provide a right turn lane with 300 feet of storage. 1. The project's fair share contribution towards this improvement is 5%. f. 1-15 NB Ramps & Temecula Parkway i. Optimize the AM and PM peak hour traffic signal cycle lengths and splits within the coordinated timing plan. 1. The project's fair share contribution towards this improvement is 3%. g. Pechanga Parkway & Temecula Parkway i. Modify the northbound approach to add one right -turn lane. ii. Modify the eastbound approach to add one right -turn lane. iii. Modify the westbound approach to add one left -turn lane. iv. Optimize the AM and PM peak hour traffic signal cycle lengths and splits within the coordinated timing plan. Since Temecula Parkway and Pechanga Parkway operates Adaptive Traffic Signal Systems, both corridors will require optimization. 1. The project's fair share contribution towards this improvement is 4%. h. Loma Linda Road & Pechanga Parkway i. Modify the southbound approach to add a right -turn overlap phase. ii. Optimize the AM and PM peak hour traffic signal cycle lengths and splits within the coordinated timing plan. Since Pechanga Parkway operates an Adaptive Traffic Signal System, the entire corridor will need to be optimized. 1. The project's fair share contribution towards this improvement is 14%. i. La Paz Road & Temecula Parkway i. Optimize the AM and PM peak hour traffic signal cycle lengths and splits within the coordinated timing plan. Since Temecula Parkway operates an Adaptive Traffic Signal System, the entire corridor will need to be optimized. ii. Modify the westbound approach to provide a right turn lane with 300 feet of storage. 1. The project's fair share contribution towards this improvement is 6%. 56. Undergrounding Utility Systems. All utility systems including gas, electric, telephone, water, sewer and cable TV shall be provided underground (with the required easements); and shall be designed and constructed in accordance with City codes and utility provider's standards. Telephone, cable TV and/or security systems shall be pre -wired in the residence. The developer shall notify the City's cable TV franchisees of the Intent to Develop. Conduit shall be installed to cable TV standards at time of street improvements. 57. Acquisition of Offsite Property. The developer shall make a good faith effort to acquire required offsite property interests, and if he or she should fail to do so, the developer shall, prior to submittal of the Tract Map for recordation, enter into an agreement to complete the improvements pursuant to Subdivision Map Act, Sections 66462 and 66462.5. The agreement shall provide for payment by the developer of all costs incurred by the City to acquire the offsite property interests required in connection with the subdivision. Security of a portion of these costs shall be in the form of a cash deposit in the amount given in an appraisal report obtained by the developer (at developer's cost). The appraiser shall be approved by the City prior to commencement of the appraisal. 58. Assessments. Pursuant to Section 66493 of the Subdivision Map Act, any subdivision, which is part of an existing Assessment District, must comply with the requirements of said section. The developer shall submit an application for reapportionment of any assessments with the appropriate regulatory agency. 59. Property Taxes. Any delinquent property taxes shall be paid. 60. RCFC&WCD Approval. A permit from Riverside County Flood Control and Water Conservation District shall be obtained for any work within its easement. Prior to Issuance of a Grading Permit 61. Required Clearances. As deemed necessary by Public Works, the developer shall receive written clearance from the following agencies: a. San Diego Regional Water Quality Control Board; b. Army Corps of Engineers; c. California Department of Fish and Wildlife; d. Riverside County Flood Control and Water Conservation District; or other affected agencies. 62. Grading/Erosion & Sediment Control Flan. The developer shall submit a grading/erosion & sediment control plan(s) to be reviewed and approved by Public Works. All plans shall be coordinated for consistency with adjacent projects and existing improvements contiguous to the site. The approved plan shall include all final WQMP water quality facilities and all construction -phase pollution -prevention controls to adequately address non -permitted runoff. Refer to the City's Engineering & Construction Manual at: www.TemeculaCA.gov/ECM 63. Erosion & Sediment Control Securities. The developer shall comply with the provisions of Chapter 24, Section 18.24.140 of the Temecula Municipal Code by posting security and entering into an agreement to guarantee the erosion & sediment control improvements. 64. NPDES General Permit Compliance. The developer shall obtain project coverage under the State National Pollutant Discharge Elimination System (NPDES) General Permit for Construction Activities and shall provide the following: a. A copy of the Waste Discharge Identification number (WDID) issued by the State Water Resources Control Board (SWRCB); b. The project's Risk Level (RL) determination number; and c. The name, contact information and certification number of the Qualified SWPPP Developer (QSD). Pursuant to the State Water Resources Control Board (SWRCB) requirements and City's storm water ordinance, a Storm Water Pollution Prevention Plan (SWPPP) shall be generated and submitted to the Board. Throughout the project duration, the SWPPP shall be routinely updated and readily available (onsite) to the State and City. Review www.cabmphandbooks.com for SWPPP guidelines. Refer to the following link: http://www.waterboards.ca.gov/water issues/programs/stormwater/construction.shtml 65. Water Quality Management Plan (WQMP) and O&M Agreement. The developer shall submit a final WQMP (prepared by a registered professional engineer) with the initial grading plan submittal, based on the conceptual WQMP from the entitlement process. It must receive acceptance by Public Works. A copy of the final project -specific WQMP must be kept onsite at all times. In addition, a completed WQMP Operation and Maintenance (O&M) Agreement shall be submitted for review and approval. Upon approval from City staff, the applicant shall record the O&M agreement at the County Recorder's Office in Temecula. Refer to the WQMP template and agreement link below: www.TemeculaCA.gov/WQMP 66. Area Drainage Plan (ADP) Fee to RCFC&WCD. The developer shall demonstrate to the City that the flood mitigation charge (ADP fee) has been paid to RCFC&WCD. If the full ADP fee has already been credited to this property, no new charge will be required. 67. Drainage Study. A drainage study shall be prepared by a registered civil engineer and submitted to Public Works with the initial grading plan check in accordance with City, Riverside County and engineering standards. The study shall identify storm water runoff quantities (to mitigate the 100 -year storm event) from the development of this site and upstream of the site. It shall identify all existing or proposed offsite or onsite, public or private, drainage facilities intended to discharge this runoff. Runoff shall be conveyed to an adequate outfall capable of receiving the storm water runoff without damage to public or private property. The study shall include a capacity analysis verifying the adequacy of all facilities. Any upgrading or upsizing of drainage facilities necessary to convey the storm water runoff shall be provided as part of development of this project. 68. Soils Report. A soils report, prepared by a registered soil or civil engineer, shall be submitted to Public Works with the initial grading plan submittal. The report shall address the site's soil conditions and provide recommendations for the construction of engineered structures and preliminary pavement sections. 69. Geological Report. The developer shall complete any outstanding County geologist's requirements, recommendations and/or proposed Conditions of Approval as identified during entitlement. 70. Letter of Permission/Easement. The developer shall obtain documents (letters of permission or easements) for any offsite work performed on adjoining properties. The document's format is as directed by, and shall be submitted to, Public Works for acceptance. The document information shall be noted on the approved grading plan. 71. Habitat Conservation Fee. The developer shall comply with the provisions of Chapter 8.24 of the Temecula Municipal Code (Habitat Conservation) by paying the appropriate fee set forth in the ordinance or by providing documented evidence that the fees have already been paid. Prior to Issuance of Building Permit(s) 72. Final Map. Prior to issuance of the first building permit, except for Model Homes, Tract Map No. 37021 shall be approved and recorded. 73. Fair Share Contribution. Prior to the issuance of the first building permit, the developer shall pay its fair share contribution, per City requirements, for offsite improvements as identified in the Project's Transportation Impact Analysis dated November 2016 (Appendix H of the EIR) 74. Street Lights. The developer shall submit a completed SCE street Tight application, an approved SCE Streetlight Plan and pay the advanced energy fees. If not obtaining a building permit, this shall be done prior to installation of additional street lighting. All costs associated with the relocation of any existing street lights shall be paid by the developer. 75. Precise Grading Plan. A precise grading plan shall be submitted to Public Works for review and approval. The plan shall be in substantial conformance with the approved rough grading plan; and shall show all lot drainage directed to the driveway by side yard drainage swales independent of any other lot. The building pad shall be certified by a registered civil engineer for location and elevation; and the soils engineer shall issue a final soils report addressing compaction and site conditions. Prior to Issuance of a Certificate of Occupancy 76. Completion of Improvements. The developer shall complete all work per the approved plans and Conditions of Approval to the satisfaction of the City Engineer. This includes all on site work (including water quality facilities), public improvements and the executed WQMP Operation and Maintenance agreement. 77. Letter of Map Revision. The Developer shall obtain a Letter of Map Revision (LOMR) from Federal Emergency Management Agency (FEMA). 78. Utility Agency Clearances. The developer shall receive written clearance from applicable utility agencies (i.e., Rancho California and Eastern Municipal Water Districts, etc.) for the completion of their respective facilities and provide to Public Works. 79. Replacement of Damaged Improvements/Monuments. Any appurtenance damaged or broken during development shall be repaired or removed and replaced to the satisfaction of Public Works. Any survey monuments damaged or destroyed shall be reset per City Standards by a qualified professional pursuant to the California Business and Professional Code Section 8771. 80. Certifications. All necessary certifications and clearances from engineers, utility companies and public agencies shall be submitted as required by Public Works. FIRE PREVENTION General Requirements 81. Life Safety Conditions. Final fire and life safety conditions will be addressed when building plans are reviewed by the Fire Prevention Bureau. These conditions will be based on occupancy, use, the California Building Code (CBC), California Fire Code (CFC), and related codes which are in force at the time of building plan submittal PC RESOLUTION - DEVELOPMENT PLAN PC RESOLUTION NO. 17- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA RECOMMENDING THAT THE CITY COUNCIL ADOPT A RESOLUTION ENTITLED "A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TEMECULA APPROVING A DEVELOPMENT PLAN APPLICATION TO ALLOW FOR 245 RESIDENTIAL MARKET RATE UNITS CONSISTING OF DETACHED/ATTACHED CLUSTER, AND DUPLEX/TRIPLEX UNITS TOTALING APPROXIMATELY 439,341 SQUARE FEET. A 0.67 ACRE OFF-SITE EXISTING CONCRETE DRAINAGE DITCH INTO A LANDSCAPED INFILTRATION BASIN AND MAKING IMPROVEMENTS TO PALA PARK AND ADDITIONAL OFF-SITE LANDSCAPE IMPROVEMENTS NORTH OF THE PROJECT SITE ALONG PECHANGA PARKWAY (APN: 961-450-003, 961-450-012, 961-450-013) (PA15-1892) Section 1. Procedural Findings. The Planning Commission of the City of Temecula does hereby find, determine and declare that: A. On December 21, 2015, John Fitzpatrick filed Planning Application Nos. PA15-1894, a General Plan Amendment; PA15-1895, a Zone Change/Planned Development Overlay; PA15-1893, a Tentative Tract Map; and PA15-1892 a Development Plan. These applications (collectively "Project") were filed in a manner in accord with the City of Temecula General Plan and Development Code. B. Collectively, the Project consists of a change in the General Plan designation on the site from Professional Office (PO) to Medium Density (M) residential and a rezone of the site from Professional Office (PO) to Cypress Ridge Planned Development Overlay District (to be known as PDO -15). PDO -15 is a series of standards and regulations that will govern all development on the property. These standards and regulations address architectural style, setbacks, and building height. Together, these regulations and standards seek to ensure cohesiveness in the design and aesthetic appearance, and compatibility with the surrounding community. In addition to the proposed PDO -15, the Project also includes a General Plan Amendment, Tentative Tract Map, and a Development Plan. C. The Project was processed including, but not limited to a public notice, in the time and manner prescribed by State and local law, including the California Environmental Quality Act. D. An Environmental Impact Report (EIR), Mitigation Monitoring and Reporting Program, and Statement of Overriding Considerations were prepared for the Project in accordance with the California Environmental Quality Act and the California Environmental Quality Act Guidelines ("CEQA"). Thereafter, City staff circulated a Notice of Completion indicating the public comment period and intent to adopt the EIR as required by law. The public comment period commenced via the State Clearing House from March 2, 2017 through April 17, 2017. A Notice of Availability was also sent to adjacent property owners indicating a review period of March 2, 2017 through April 17, 2017. Copies of the documents have been available for public review and inspection at the offices of the Community Development Department, located at City Hall, 41000 Main Street, Temecula, California 92590; the Ronald H. Roberts Temecula Public Library located at 30600 Pauba Road; Temecula Grace Mellman Community Library located 41000 County Center Drive; and the City of Temecula website. E. On August 2, 2017, the Planning Commission also considered the Final Environmental Impact Report ("EIR"), Planning Application Nos. PA15-1894, a General Plan Amendment; PA15-1895, a Zone Change/Planned Development Overlay; and PA15-1893, a Tentative Tract Map, at a duly noticed public hearing as prescribed by law, at which time the City staff and interested persons had an opportunity to, and did testify either in support of or opposition to this matter. F. Following consideration of the entire record before it at the public hearing and due consideration of the Project the Planning Commission adopted Resolution No. , "A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA RECOMMENDING THAT THE CITY COUNCIL CERTIFY THE ENVIRONMENTAL IMPACT REPORT, ADOPT ENVIRONMENTAL FINDINGS PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT, ADOPT A STATEMENT OF OVERRIDING CONSIDERATIONS, AND ADOPT A MITIGATION MONITORING AND REPORTING PROGRAM FOR THE CYPRESS RIDGE PROJECT, CONSISTING OF APPROXIMATELY 22.73 ACRES GENERALLY LOCATED ON THE NORTHEAST CORNER OF PECHANGA PARKWAY AND LOMA LINDA ROAD (APN 961-450-003, 961- 450-012, 961-450-013)." G. All legal preconditions to the adoption of this Resolution have occurred. Section 2. Further Findings. The Planning Commission, in recommending approval of Development Plan application PA15-1892, pursuant to Temecula Municipal Code section 17.05.010 hereby finds, determines and declares that Development Plan application No. PA15-1892 is consistent with the General Plan for the City of Temecula and with all applicable requirements of State law and other Ordinances of the City: A. The proposed use is in conformance with the General Plan for Temecula and with all applicable requirements of State law and other Ordinances of the City; The Project proposes a General Plan amendment. The current General Plan amendment designation for the Project area is Professional Office (PO). The amendment would change this to Medium Density (M) residential. The revised designation will allow the Project area to be consistent with the overall residential character of the Pechanga Parkway corridor. The Project is in conformance with the General Plan. The site is properly planned and zoned, and as conditioned, is physically suitable for the type of development proposed. The Project, as conditioned, is also consistent with other applicable requirements of State law and local Ordinances, including the California Environmental Quality Act (CEQA), the Citywide Design Guidelines, and Fire and Building codes. B. The overall development of the land is designed for the protection of the public health, safety, and general welfare; The overall design of the Project, including the site, building, parking, circulation and other associated site improvements, is consistent with, and intended to protect the health and safety of those working and living in an around the site. The Project has been reviewed for, and as conditioned, has been found to be consistent with all applicable policies, guidelines, standards and regulations intended to ensure that the development will be constructed and function in a manner consistent with the public health, safety, and welfare. Section 3. Recommendation. The Planning Commission of the City of Temecula recommends that the City Council adopt a resolution entitled "A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TEMECULA APPROVING A DEVELOPMENT PLAN APPLICATION TO ALLOW FOR 245 RESIDENTIAL MARKET RATE UNITS CONSISTING OF DETACHED/ATTACHED CLUSTER, AND DUPLEX/TRIPLEX UNITS TOTALING APPROXIMATELY 439,341 SQUARE FEET. A 0.67 ACRE OFF-SITE EXISTING CONCRETE DRAINAGE DITCH INTO A LANDSCAPED INFILTRATION BASIN AND MAKING IMPROVEMENTS TO PALA PARK AND ADDITIONAL OFF-SITE LANDSCAPE IMPROVEMENTS NORTH OF THE PROJECT SITE ALONG PECHANGA PARKWAY (APN: 961-450-003, 961-450-012, 961-450-013) (PA15-1892)" in the form attached to this Resolution as Exhibit "A', attached hereto, and incorporated herein by this reference. Section 4. PASSED, APPROVED AND ADOPTED by the City of Temecula Planning Commission this 2nd day of August, 2017. ATTEST: Luke Watson Secretary [SEAL] STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE )ss CITY OF TEMECULA John Telesio, Chairman I, Luke Watson, Secretary of the Temecula Planning Commission, do hereby certify that the forgoing PC Resolution No. 16- was duly and regularly adopted by the Planning Commission of the City of Temecula at a regular meeting thereof held on the 2nd day of August, 2017, by the following vote: AYES: PLANNING COMMISSIONERS: NOES. PLANNING COMMISSIONERS ABSENT: PLANNING COMMISSIONERS ABSTAIN: PLANNING COMMISSIONERS Luke Watson Secretary EXHIBIT A - CITY COUNCIL RESOLUTION DEVELOPMENT PLAN RESOLUTION NO. A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TEMECULA APPROVING A DEVELOPMENT PLAN APPLICATION TO ALLOW FOR 245 RESIDENTIAL MARKET RATE UNITS CONSISTING OF DETACHED/ATTACHED CLUSTER AND DUPLEX/TRIPLEX UNITS TOTALING APPROXIMATELY 439,341 SQUARE FEET. AND THE CONVERSION OF A 0.67 -ACRE OFF-SITE EXISTING CONCRETE DRAINAGE DITCH INTO A LANDSCAPED INFILTRATION BASIN AND MAKING IMPROVEMENTS TO PALA PARK AND ADDITIONAL OFF-SITE LANDSCAPE IMPROVEMENTS NORTH OF THE PROJECT SITE ALONG PECHANGA PARKWAY (APNS: 961-450-003, 961-450-012, 961-450- 013) (PA15-1892) THE CITY COUNCIL OF THE CITY OF TEMECULA DOES HEREBY RESOLVE AS FOLLOWS: Section 1. Procedural Findings. The City Council of the City of Temecula does hereby find, determine and declare that: A. On December 21, 2015, John Fitzpatrick filed Planning Application Nos. PA15-1894, a General Plan Amendment; PA15-1895, a Zone Change/Planned Development Overlay; PA15-1893, a Tentative Tract Map; and PA15-1892 a Development Plan. These applications (collectively "Project") were filed in a manner in accord with the City of Temecula General Plan and Development Code. B. Collectively, the Project consists of a change in the General Plan designation on the site from Professional Office (PO) to Medium Density (M) residential and a rezone of the site from Professional Office (PO) to Cypress Ridge Planned Development Overlay District (to be known as PDO -15). PDO -15 is a series of standards and regulations that will govern all development on the property. These standards and regulations address architectural style, setbacks, and building height. Together, these regulations and standards seek to ensure cohesiveness in the design and aesthetic appearance, and compatibility with the surrounding community. In addition to the proposed PDO -15, the Project also includes a General Plan Amendment, Tentative Tract Map, and a Development Plan for the construction of 245 residential market rate units consisting of detached and attached cluster units and duplex/triplex units, the conversion of 0.67 -acres of an off-site existing concrete drainage ditch into a landscaped infiltration basin, improvements to Pala Park and additional off-site landscape improvements north of the Project site along Pechanga Parkway. X:\Planning\2015\PA15-1892 Cypress Ridge DP\Planning\Hearing\City Council Resolution Development Plan.docx C. The Project was processed including, but not limited to, a public notice, in the time and manner prescribed by State and local law, including the California Environmental Quality Act. D. An Environmental Impact Report (EIR), Mitigation Monitoring and Reporting Program, and Statement of Overriding Considerations were prepared for the Project in accordance with the California Environmental Quality Act and the California Environmental Quality Act Guidelines ("CEQA"). Thereafter, City staff circulated a Notice of Completion indicating the public comment period and intent to adopt the EIR as required by law. The public comment period commenced via the State Clearing House from March 2, 2017 through April 17, 2017. A Notice of Availibility was also sent to adjacent property owners indicating a review period of March 2, 2017 through April 17, 2017. Copies of the documents have been available for public review and inspection at the offices of the Community Development Department, located at City Hall, 41000 Main Street, Temecula, California 92590; the Ronald H. Roberts Temecula Public Library located at 30600 Pauba Road; Temecula Grace Mel!man Community Library located 41000 County Center Drive; and the City of Temecula website. E. On August 2, 2017, the Planning Commission considered The Final Environmental Impacts Report (EIR) Planning Application Nos. PA15-1894, a General Plan Amendment; PA15-1895, a Zone Change/Planned Development Overlay; PA15- 1893, a Tentative Tract Map; and PA15-1892, a Development Plan at a duly noticed public hearing as prescribed by law, at which time the City staff and interested persons had an opportunity to, and did testify either in support of or opposition to this matter. F. Following consideration of the entire record before it at the public hearing and due consideration of the Project the Planning Commission adopted Resolution No. , "A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA RECOMMENDING THAT THE CITY COUNCIL CERTIFY THE ENVIRONMENTAL IMPACT REPORT, ADOPT ENVIRONMENTAL FINDINGS PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT, ADOPT A STATEMENT OF OVERRIDING CONSIDERATIONS, AND ADOPT A MITIGATION MONITORING AND REPORTING PROGRAM FOR THE CYPRESS RIDGE PROJECT, CONSISTING OF APPROXIMATELY 22.73 ACRES GENERALLY LOCATED ON THE NORTHEAST CORNER OF PECHANGA PARKWAY AND LOMA LINDA ROAD (APNS: 961-450-003, 961-450-012, 961-450-013).". G. At the conclusion of the Planning Commission hearing and after due consideration of the entire record before the Planning Commission hearing, and after due consideration of the testimony regarding the proposed Project, the Planning Commission adopted Resolution No. , "A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA RECOMMENDING THAT THE CITY COUNCIL ADOPT A RESOLUTION ENTITLED "A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TEMECULA APPROVING A DEVELOPMENT PLAN APPLICATION TO ALLOW FOR 245 RESIDENTIAL MARKET RATE UNITS CONSISTING OF DETACHED/ATTACHED CLUSTER, AND DUPLEX/TRIPLEX UNITS X:\Planning\2015\PA15-1892 Cypress Ridge DP\Planning\Hearing\City Council Resolution Development Plan.docx TOTALING APPROXIMATELY 439,341 SQUARE FEET AND THE CONVERSION OF A 0.67 -ACRE OFF-SITE EXISTING CONCRETE DRAINAGE DITCH INTO A LANDSCAPED INFILTRATION BASIN AND MAKING IMPROVEMENT TO PALA PARK AND ADDITIONAL OFF-SITE LANDSCAPE IMPROVEMENTS NORTH OF THE PROJECT SITE ALONG PECHANGA PARKWAY (APNS: 961-450-003, 961-450-012, 961-450-013) (PA15-1892)." H. On the City Council of the City of Temecula considered the Project and the EIR, Mitigation Monitoring and Reporting Program, and Statement of Overriding Considerations, at a duly noticed public hearing at which time all interested persons had an opportunity to and did testify either in support or in opposition to this matter. The City Council considered all the testimony and any comments received regarding the Project and the EIR, Mitigation Monitoring and Reporting Program, and Statement of Overriding Considerations prior to and at the public hearing. I. Following the public hearing, the Council adopted Resolution No. 17- "A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TEMECULA CERTIFYING THE FINAL ENVIRONMENTAL IMPACT REPORT, ADOPTING FINDINGS PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT, ADOPTING A STATEMENT OF OVERRIDING CONSIDERATIONS, AND ADOPTING A MITIGATION MONITORING AND REPORTING PROGRAM FOR THE Cypress Ridge PROJECT, CONSISTING OF APPROXIMATELY 22.73 ACRES, GENERALLY LOCATED ON THE NORTHEAST CORNER OF PECHANGA PARKWAY AND LOMA LINDA ROAD (APNS: 961-450-003, 961-450-012, 961-450-013)." Resolution No. 17 - and the findings therein are hereby incorporated by this reference as set forth in full. J. All legal preconditions to the adoption of this Resolution have occurred, Section 2. Legislative Findings. The City Council in approving the Project, pursuant to Temecula Municipal Code Section, 17.05.010, hereby finds, determines and declares that: A. The proposed use is in conformance with the General Plan for Temecula and with all applicable requirements of State law and other Ordinances of the City; The Project proposes a General Plan amendment. The current General Plan amendment designation for the Project area is Professional Office (PO). The amendment would change this to Medium Density (M) residential. The revised designation will allow the Project area to be consistent with the overall residential character of the Pechanga Parkway corridor. The Project is therefore in conformance with the General Plan. The site is properly planned and zoned, and as conditioned, is physically suitable for the type of development proposed. The Project, as conditioned, is also consistent with other applicable requirements of State law and local Ordinances, including the California Environmental Quality Act (CEQA), the Citywide Design Guidelines, and Fire and Building codes. X:\Planning\2015\PA15-1892 Cypress Ridge DP\Planning\Hearing\City Council Resolution Development Plan.docx B. The overall development of the land is designed for the protection of the public health, safety, and general welfare; The overall design of the Project, including the site, building, parking, circulation and other associated site improvements, is consistent with, and intended to protect the health and safety of those working and living in an around the site. The Project has been reviewed for, and as conditioned, has been found to be consistent with all applicable policies, guidelines, standards and regulations intended to ensure that the development will be constructed and function in a manner consistent with the public health, safety, and welfare. Section 3. Conditions of Approval. The City Council of the City of Temecula approves Planning Application No. PA15-1892, a development plan application to allow for the construction of 245 residential market rate units consisting of cluster, and duplex/triplex units totaling approximately 439,341 square feet, the conversion of a 0.67 acre existing concrete drainage ditch into a landscaped infiltration basin, improvements to Pala Park and additional off-site landscape improvements north of the Project site along Pechanga Parkway, subject to the Conditions of Approval set forth in Exhibit A, attached hereto, and incorporated herein by this reference. Section 4. Effective Date. This Resolution shall take effect upon the effective date of Ordinance No. , "AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TEMECULA AMENDING TITLE 17 OF THE TEMECULA ZONING CODE TO ADD A NEW ARTICLE XVI (CYPRESS RIDGE PLANNED DEVELOPMENT OVERLAY DISTRICT 15) TO CHAPTER 17.22 (PLANNED DEVELOPMENT OVERLAY ZONING DISTRICT) ON A 22.73 ACRE SITE GENERALLY LOCATED ON THE NORTHEAST CORNER OF PECHANGA PARKWAY AND LOMA LINDA ROAD (APNS: 961-450-003, 961-450-012, 961-450-013) AND AMENDING THE TEMECULA ZONING MAP (PA15- 1895)." Section 5. Certification. The City Clerk shall certify to the adoption of this Resolution and shall casue it to be publiched in the manner required by law. X:\Planning\2015\PA15-1892 Cypress Ridge DP\Planning\Hearing\City Council Resolution Development Plan.docx PASSED, APPROVED, AND ADOPTED by the City Council of the City of Temecula this day of . Maryann Edwards, Mayor ATTEST: Randi Johl, City Clerk [SEAL] STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss CITY OF TEMECULA ) I, Randi Johl, City Clerk of the City of Temecula, do hereby certify that the foregoing Resolution No. - was duly and regularly adopted by the City Council of the City of Temecula at a meeting thereof held on the day of , by the following vote: AYES: COUNCIL MEMBERS: NOES: COUNCIL MEMBERS: ABSTAIN: COUNCIL MEMBERS: ABSENT: COUNCIL MEMBERS: Randi Johl, City Clerk X:\Planning\2015\PA15-1892 Cypress Ridge DP\Planning\Hearing\City Council Resolution Development Plan.docx EXHIBIT A DRAFT CONDITIONS OF APPROVAL EXHIBIT A CITY OF TEMECULA DRAFT CONDITIONS OF APPROVAL Planning Application No.: PA15-1892 Project Description: Assessor's Parcel No.: Cypress Ridge Development Plan: A Development Plan to allow for the construction of a 245 unit multi -family development generally located on the northeast corner of Pechanga Parkway and Loma Linda Road 961-450-013 961-450-012 961-450-003 MSHCP Category: Greater than 14.1 DU DIF Category: Residential Attached TUMF Category: Residential Multi -Family Quimby Category: Multi -Family Attached (5 or More Units)/Single-Family (Attached Garage) New Street In -lieu of Fee: Not Located in the Uptown Jefferson Specific Plan Approval Date: Expiration Date: PLANNING DIVISION Within 48 Hours of the Approval 1 Filing Notice of Determination. The applicant/developer shall deliver to the Planning Division a cashiers check or money order made payable to the County Clerk in the amount of Three Thousand One Hundred and Twenty-eight Dollars and Zero Cents ($3,128.00) which includes the Three Thousand and Seventy-eight Dollars and Zero Cents ($3,078.00) fee, required by Fish and Wildlife Code Section 711.4(d)(3) plus the Fifty Dollars ($50.00) County administrative fee, to enable the City to file the Notice of Determination for the Environmental Impact Report required under Public Resources Code Section 21152 and California Code of Regulations Section 15904. If within said 48-hour period the applicant/developer has not delivered to the Planning Division the check as required above, the approval for the project granted shall be void by reason of failure of condition (Fish and Wildlife Code Section 711.4(c)). General Requirements Indemnification of the City. The applicant and owner of the real property subject to this condition shall hereby agree to indemnify, protect, hold harmless, and defend the City and its attorneys from any and all claims, actions, awards, judgments, or proceedings against the City to attack, set aside, annul, or seek monetary damages resulting, directly or indirectly, from any action in furtherance of and the approval of the City, or any agency or instrumentality thereof, advisory agency, appeal board or legislative body including actions approved by the voters of the City, concerning the Planning Application. The City shall be deemed for purposes of this condition, to include any agency or instrumentality thereof, or any of its elected or appointed officials, officers, employees, consultants, contractors, legal counsel, and agents. City shall promptly notify both the applicant and landowner of any claim, action, or proceeding to which this condition is applicable and shall further cooperate fully in the defense of the action. The City reserves the right to take any and all action the City deems to be in the best interest of the City and its citizens in regards to such defense. Expiration. This approval shall be used within three years of the approval date; otherwise, it shall become null and void. Use means the beginning of substantial construction contemplated by this approval within the three year period, which is thereafter diligently pursued to completion, or the beginning of substantial utilization contemplated by this approval, or use of a property in conformance with a Conditional Use Permit. 4. Time Extension. The Director of Community Development may, upon an application being filed prior to expiration, and for good cause, grant up to five extensions of time, one year at a time. 5. Compliance with EIR. The project and all subsequent projects within this site shall comply with all mitigation measures identified within EIR No. 2016051073. 6. Conformance with Approved Plans. The development of the premises shall substantially conform to the approved site plan and elevations contained on file with the Planning Division. 7, Landscape Maintenance. Landscaping installed for the project shall be continuously maintained to the reasonable satisfaction of the Director of Community Development. If it is determined that the landscaping is not being maintained, the Director of Community Development shall have the authority to require the property owner to bring the landscaping into conformance with the approved landscape plan. The continued maintenance of all landscaped areas shall be the responsibility of the developer or any successors in interest. 8. Burrowing Owl Study Submittal. A Burrowing Owl Study shall be submitted prior to plan check approval for the grading permit. If construction is delayed or suspended for more than 30 days after the survey, the area shall be resurveyed. 9. Water Quality and Drainage. Other than stormwater, it is illegal to allow liquids, gels, powders, sediment, fertilizers, landscape debris, and waste from entering the storm drain system or from leaving the property. To ensure compliance with this Condition of Approval: a. Spills and Teaks shall be cleaned up immediately. b. Do not wash, maintain, or repair vehicles onsite. c. Do not hose down parking areas, sidewalks, alleys, or gutters. d. Ensure that all materials and products stored outside are protected from rain. e. Ensure all trash bins are covered at all times. 10. Paint Inspection. The applicant shall paint a three -foot -by -three-foot section of the building for Planning Division inspection, prior to commencing painting of the building. 11. Photographic Prints. The applicant shall submit to the Planning Division for permanent filing two 8" X 10" glossy photographic color prints of the approved color and materials board and the colored architectural elevations. All labels on the color and materials board and elevations shall be readable on the photographic prints. 12. Materials and Colors. The Conditions of Approval specified in this resolution, to the extent specific items, materials, equipment, techniques, finishes or similar matters are specified, shall be deemed satisfied by City staffs prior approval of the use or utilization of an item, material, equipment, finish or technique that City staff determines to be the substantial equivalent of that required by the Conditions of Approval. Staff may elect to reject the request to substitute, in which case the real party in interest may appeal, after payment of the regular cost of an appeal, the decision to the Planning Commission for its decision. Main Walls: White Fever (DEW345), Oatmeal Cookie (DEC763), Ivory Oats (DE5358), Desert Suede (DE6206), Cream Wave (DE6198); Trim: Cherry Cola (DEA156), Rich Mocha (DEA159), Log Cabin (DEA162), Bison Beige (DEC750), Black Russian (DE6391); Roof Tiles: S-type roof Santa Barbara blend (SMC8403), flat roof Kona Red Range (4698) - Eagle blend (4680) - Sierra blend (SHP8707); Garage Doors: Amarr Garage Doors - Four Board; Front Doors: ThermaTru, Classic Craft Rustic CCR205A, CCR205; Ceramic Tiles: Dal Tile, aged copper clover inserts and field tile CM01; Vinyl Shutters: Mid-America Four Board; Stone Veneer: Coronado Stone - Honey Ledge 13. Modifications or Revisions. The permittee shall obtain City approval for any modifications or revisions to the approval of this project. 14 Trash Enclosures. The trash enclosures shall be large enough to accommodate a recycling bin, as well as regular solid waste containers. 15. Trash Enclosures. Trash enclosures shall be provided to house all trash receptacles utilized on the site. These shall be clearly labeled on the site plan. 16. Covered Trash Enclosures. All trash enclosures on site shall include a solid cover and the construction plans shall include all details of the trash enclosures, including the solid cover. 17. Subdivision Map Act. The tentative subdivision shall comply with the State of California Subdivision Map Act and to all the requirements of Ordinance No. 460, unless modified by the conditions listed below. An Extension of Time may be approved in accordance with the State Map Act and City Ordinance, upon written request, if made 60 days prior to the expiration date. 18. Construction and Demolition Debris. The developer shall contact the City's franchised solid waste hauler for disposal of construction and demolition debris and shall provide the Planning Division verification of arrangements made with the City's franchise solid waste hauler for disposal of construction and demolition debris. Only the City's franchisee may haul demolition and construction debris. 19. Public Art Ordinance. The applicant shall comply with the requirements of the City's Public Art Ordinance as defined in Section 5.08 of the Temecula Municipal Code. 20. Property Maintenance. All parkways, including within the right-of-way, entryway median, landscaping, walls, fencing, recreational facilities, and on-site lighting shall be maintained by the property owner or maintenance association. 21. Class I Multi -Use Trails. Class I multi -use trails shall be provided as per the City of Temecula's Multi -Use Trails and Bikeways Master Plan. The construction plans for the Class 1 trails shall be included on the perimeter landscape plans and constructed in concurrence with the installation of the landscaping. 22. Class II Bicycle Lanes. Class II bicycle lanes, as specified in the City of Temecula Multi -Use Trails and Bikeways Master Plan, shall be identified on the street improvement plans, and constructed in concurrence with the street improvements. 23. Fiscal Impact Analysis Compliance. Any development within Planned Development Overlay 15 will be required to address impacts to the City's budget as a result of the increased costs to the City of providing public safety and other municipal services to the Project area substantially exceeding the municipal revenue generated from the Project ("City Services Deficit"). The City has received a Fiscal Impact Analysis, dated as of July, 2017 ("FIA"), documenting the City Services Deficit. The owners of the property within the Project, and their successors in interest, shall pay the City the sum of four hundred twenty dollars ($420) per residential dwelling unit within the Project each year as mitigation for the City Services Deficit. Owner and its successors to the property within the Project may fulfill this obligation through a community facilities district established by the City pursuant to the Mello -Roos Community Facilities District Act of 1982, Government Code Section 53311, et seq., or other appropriated financing mechanism approved by the City; provided, however, the obligation of each owner and their successors to pay the City Services Deficit payment under this obligation remains an obligation of the owner and its successors regardless of the financing mechanism used to pay it and regardless of whether there is a financing mechanism to pay it. 24. General. Each unit shall be combatable with available special needs options if ordered by the original purchaser. These options include, but are not limited to: Sound absorbent ceilings and walls Fiberglass reinforced plastic over walls and/or soft walls Tempered glass windows and mirrors Natural light with sky lights or sun tubes Clerestory lighting Bathroom with 4' tiled walls and flooring with floor drains Bathroom plumbing with scald -prevention Fiberglass and Dutch doors Automatic swing door operator Pre -wiring for security systems Wider doors Prior to Issuance of Grading Permit 25. Placement of Transformer. Provide the Planning Division with a copy of the underground water plans and electrical plans for verification of proper placement of transformer(s) and double detector check valves prior to final agreement with the utility companies. 26. Placement of Double Detector Check Valves. Double detector check valves shall be installed at locations that minimize their visibility from the public right-of-way, subject to review and approval by the Director of Community Development. 27. Archaeological/Cultural Resources Grading Note. The following shall be included in the Notes Section of the Grading Plan: "If at any time during excavation/construction of the site, archaeological/cultural resources, or any artifacts or other objects which reasonably appears to be evidence of cultural or archaeological resource are discovered, the property owner shall immediately advise the City of such and the City shall cause all further excavation or other disturbance of the affected area to immediately cease. The Director of Community Development at his/her sole discretion may require the property owner to deposit a sum of money it deems reasonably necessary to allow the City to consult and/or authorize an independent, fully qualified specialist to inspect the site at no cost to the City, in order to assess the significance of the find. Upon determining that the discovery is not an archaeological/ cultural resource, the Planning Director shall notify the property owner of such determination and shall authorize the resumption of work. Upon determining that the discovery is an archaeological/cultural resource, the Planning Director shall notify the property owner that no further excavation or development may take place until a mitigation plan or other corrective measures have been approved by the Planning Director." 28. Cultural Resources Treatment Agreement. The developer is required to enter into a Cultural Resources Treatment Agreement with the Pechanga Tribe. The agreement shall be in place prior to issuance of a grading permit. To accomplish this, the applicant should contact the Pechanga Tribe no less than 30 days and no more than 60 days prior to issuance of a grading permit. This Agreement will address the treatment and disposition of cultural resources, the designation, responsibilities, and participation of professional of professional Pechanga Tribal monitors during grading, excavation and ground disturbing activities; project grading and development scheduling; terms of compensation for the monitors; and treatment and final disposition of any cultural resources, sacred sites, and human remains discovered onsite. The Pechanga monitor's authority to stop and redirect grading will be exercised in consultation with the project archaeologist in order to evaluate the significance of any potential resources discovered on the property. Pechanga and archaeological monitors shall be allowed to monitor all grading, excavation and groundbreaking activities, and shall also have the limited authority to stop and redirect grading activities should an inadvertent cultural resource be identified. 29. Discovery of Cultural Resources. The following shall be included in the Notes Section of the Grading Plan: "If cultural resources are discovered during the project construction (inadvertent discoveries), all work in the area of the find shall cease, and the qualified archaeologist and the Pechanga monitor shall investigate the find, and make recommendations as to treatment." 30. Archaeological Monitoring Notes. The following shall be included in the Notes Section of the Grading Plan: "If cultural resources are discovered during the project construction (inadvertent discoveries), all work in the following shall be included in the Notes Section of the Grading Plan: "A qualified archaeological monitor will be present and will have the authority to stop and redirect grading activities, in consultation with the Pechanga Tribe and their designated monitors, to evaluate the significance of any potential resources discovered on the property." 31. Tribal Monitoring Notes. The following shall be included in the Notes Section of the Grading Plan: "A Pechanga Tribal monitor will be present and will have the authority to stop and redirect grading activities, in consultation with the project archaeologist and their designated monitors, to evaluate the significance of any potential resources discovered on the property." 32. Relinquishment of Cultural Resources. The following shall be included in the Notes Section of the Grading Plan: "The landowner agrees to relinquish ownership of all cultural resources, including all archaeological artifacts that are found on the project area, to the Pechanga Tribe for proper treatment and disposition." 33. Preservation of Sacred Sites. The following shall be included in the Notes Section of the Grading Plan: "All sacred sites are to be avoided and preserved." 34. MSHCP Pre -Construction Survey. A 30 -day preconstruction survey, in accordance with MSHCP guidelines and survey protocol, shall be conducted prior to ground disturbance. The results of the 30 -day preconstruction survey shall be submitted to the Planning Division prior to scheduling the pre -grading meeting with Public Works. If construction is delayed or suspended for more than 30 days after the survey, the area shall be resurveyed. 35. Burrowing Owl Grading Note. The following shall be included in the Notes Section of the Grading Plan: "No grubbing/clearing of the site shall occur prior to scheduling the pre -grading meeting with Public Works. All project sites containing suitable habitat for burrowing owls, whether owls were found or not, require a 30 -day preconstruction survey that shall be conducted within 30 days prior to ground disturbance to avoid direct take of burrowing owls. If the results of the survey indicate that no burrowing owls are present on-site, then the project may move forward with grading, upon Planning Division approval. If burrowing owls are found to be present or nesting on-site during the preconstruction survey, then the following recommendations must be adhered to: Exclusion and relocation activities may not occur during the breeding season, which is defined as March 1 through August 31, with the following exception: From March 1 through March 15 and from August 1 through August 31 exclusion and relocation activities may take place if it is proven to the City and appropriate regulatory agencies (if any) that egg laying or chick rearing is not taking place. This determination must be made by a qualified biologist." If construction is delayed or suspended for more than 30 days after the survey, the area shall be resurveyed. 36. Rough Grading Plans. A copy of the Rough Grading Plans shall be submitted and approved by the Planning Division. 37. Archaeologist Retained. Prior to beginning project construction, the Project Applicant shall retain a Riverside County qualified/City of Temecula approved archaeological monitor to monitor all ground -disturbing activities in an effort to identify any unknown archaeological resources. Any newly discovered cultural resource deposits shall be subject to a cultural resources evaluation (See PL -4). The archaeological monitor's authority to stop and redirect grading will be exercised in consultation with the Pechanga Tribe in order to evaluate the significance of any potential resources discovered on the property. Pechanga and archaeological monitors shall be allowed to monitor all grading, excavation and groundbreaking activities, and shall also have the limited authority to stop and redirect grading activities should an inadvertent cultural resource be identified. The archaeologist shall provide a final monitoring report at the end of all earthmoving activities to the City of Temecula, the Pechanga Tribe and the Eastern Information Center at UC, Riverside. 38. Human Remains. If human remains are encountered, California Health and Safety Code Section 7050.5 states that no further disturbance shall occur until the Riverside County Coroner has made the necessary findings as to origin. Further, pursuant to California Public Resources Code Section 5097.98(b) remains shall be left in place and free from disturbance until a final decision as to the treatment and disposition has been made. If the Riverside County Coroner determines the remains to be Native American, the Native American Heritage Commission must be contacted within 24 hours. The Native American Heritage Commission must then immediately identify the "most likely descendant(s)" of receiving notification of the discovery. The most likely descendant(s) shall then make recommendations within 48 hours, and engage in consultations concerning the treatment of the remains as provided in Public Resources Code 5097.98 and the Treatment Agreement described in these conditions. Prior to Issuance of Building Permit 39. Transportation Uniform Mitigation Fee (TUMF). The City of Temecula adopted an ordinance on March 31, 2003 to collect fees for a Riverside County area wide Transportation Uniform Mitigation Fee (TUMF). This project is subject to payment of these fees at the time of building permit issuance. The fees are subject to the provisions of Chapter 15.08 of the Temecula Municipal Code and the fee schedule in effect at the time of building permit issuance. 40. Development Impact Fee (DIF). The developer shall comply with the provisions of Title 15, Chapter 15.06 of the Temecula Municipal Code and all its resolutions by paying the appropriate City fee. 41. Construction Landscaping and Irrigation Plans. Four (4) copies of Construction Landscaping and Irrigation Plans shall be reviewed and approved by the Planning Division. These plans shall be submitted as a separate submittal, not as part of the building plans or other plan set. These plans shall conform to the approved conceptual landscape plan, or as amended by these conditions. The location, number, height and spread, water usage or KC value, genus, species, and container size of the plants shall be shown. The plans shall be consistent with the Water Efficient Ordinance and Water Storage Contingency Plan per the Rancho California Water District. The plans shall be accompanied by the appropriate filing fee (per the City of Temecula Fee Schedule at time of submittal) and one copy of the approved Grading Plan. 42. Landscaping Site Inspections. The Landscaping and Irrigation Plans shall include a note stating, "Three landscape site inspections are required. The first inspection will be conducted at installation of irrigation while trenches are open. This will verify that irrigation equipment and layout is per plan specifications and details. Any adjustments or discrepancies in actual conditions will be addressed at this time and will require an approval to continue. Where applicable, a mainline pressure check will also be conducted. This will verify that the irrigation mainline is capable of being pressurized to 150 psi for a minimum period of two hours without loss of pressure. The second inspection will verify that all irrigation systems are operating properly, and to verify that all plantings have been installed consistent with the approved construction landscape plans. The third inspection will verify property landscape maintenance for release of the one-year landscape maintenance bond." The applicant/owner shall contact the Planning Division to schedule inspections. 43. Agronomic Soils Report. The Landscaping and Irrigation Plans shall include a note on the plans stating, "The contractor shall provide two copies of an agronomic soils report at the first irrigation inspection." 44. Water Usage Calculations. The Landscaping and Irrigation Plans shall include water usage calculations per Chapter 17.32 of the Development Code (Water Efficient Ordinance), the total cost estimate of plantings and irrigation (in accordance with approved plan). Applicant shall use evapotranspiration (ETo) factor of 0.70 for calculating the maximum allowable water budget. 45. Landscape Maintenance Program. A landscape maintenance program shall be submitted to the Planning Division for approval. The landscape maintenance program shall detail the proper maintenance of all proposed plant materials to assure proper growth and landscape development for the long-term esthetics of the property. The approved maintenance program shall be provided to the landscape maintenance contractor who shall be responsible to carry out the detailed program. 46 Specifications of Landscape Maintenance Program. Specifications of the landscape maintenance program shall indicate, "Three landscape site inspections are required. The first inspection will be conducted at installation of irrigation while trenches are open. This will verify that irrigation equipment and layout is per plan specifications and details. Any adjustments or discrepancies in actual conditions will be addressed at this time and will require an approval to continue. Where applicable, a mainline pressure check will also be conducted. This will verify that the irrigation mainline is capable of being pressurized to 150 psi for a minimum period of two hours without loss of pressure. The second inspection will verify that all irrigation systems are operating properly, and to verify that all plantings have been installed consistent with the approved construction landscape plans. The third inspection will verify property landscape maintenance for release of the one-year landscape maintenance bond." The applicant/owner shall contact the Planning Division to schedule inspections. 47. Irrigation. The landscaping plans shall include automatic irrigation for all landscaped areas and complete screening of all ground mounted equipment from view of the public from streets and adjacent property for private common areas; front yards and slopes within individual lots; shrub planting to completely screen perimeter walls adjacent to a public right-of-way equal to 66 feet or larger; and, all landscaping excluding City maintained areas and front yard landscaping which shall include, but may not be limited to, private slopes and common areas. 48. Hardscaping. The landscape plans shall include all hardscaping for equestrian trails and pedestrian trails within private common areas. 49. Wall and Fence Plans. Wall and fence plans shall be consistent with the Conceptual Landscape Plans showing the height, location and the following materials for all walls and fences: Choose those that apply. Decorative block for the perimeter of the project adjacent to a public right-of-way equal to 66 feet or larger and the side yards for corner lots. Wrought iron or decorative block and wrought iron combination to take advantage of views for side and rear yards. Wood fencing shall be used for all side and rear yard fencing when not restricted/conditioned outlined above. 50. Precise Grading Plans. Precise Grading Plans shall be consistent with the approved rough grading plans including all structural setback measurements. 51. Building Construction Plans for Outdoor Areas. Building Construction Plans shall include detailed outdoor areas (including but not limited to trellises, decorative furniture, fountains, hardscape, etc.) to match the style of the building subject to the approval of the Director of Community Development. 52. Landscaping Requirement for Phased Development. If any phase or area of the project site is not scheduled for development within six months of the completion of grading, the landscaping plans shall indicate it will be temporarily landscaped and irrigated for dust and soil erosion control. 53. WQMP Landscape Compliance. The construction landscape plans shall be consistent with Appendix A, Table 31 of the Low Impact Development (LID) Manual for Southern California for plant materials and treatment facilities, and shall reference the approved precise grading plan for WQMP features. 54. Roof -Mounted Mechanical Equipment. Roof -mounted mechanical equipment shall not be permitted within the subdivision; however, solar equipment or any other energy saving devices shall be permitted with Director of Community Development approval. 55. Utility Screening. All utilities shall be screened from public view. Landscape construction drawings shall show and label all utilities and provide appropriate screening. Provide a three-foot clear zone around fire check detectors as required by the Fire Department before starting the screen. Group utilities together in order to reduce intrusion. Screening of utilities is not to look like an after -thought. Plan planting beds and design around utilities. Locate all light poles on plans and ensure that there are no conflicts with trees. 56. General. All off-site landscape improvements along Pechanga Parkway north of the project site and landscape improvements within the former concrete drainage shall be installed prior to issuance of the first certificate of occupancy. The applicant shall provide the City with a completion bond before the start of work. This off-site landscaping shall be maintained by the developer, developer's successor or assignee, or HOA in perpetuity. 57. General. Improvements to Pala Park shall begin no later than after receiving 25% of occupancy. These improvements shall be completed no later than after receiving 50% of occupancy. The applicant shall provide the City with a completion bond before the start of work. Prior to Release of Power, Building Occupancy or Any Use Allowed by This Permit 58. Screening of Loading Areas. The applicant shall be required to screen all loading areas and roof mounted mechanical equipment from view of the adjacent residences and public right-of-ways. If upon final inspection it is determined that any mechanical equipment, roof equipment or backs of building parapet walls are visible from any portion of the public right-of-way adjacent to the project site, the developer shall provide screening by constructing a sloping tile covered mansard roof element or other screening reviewed and approved by the Director of Community Development. 59. Landscape Installation Consistent with Construction Plans. All required landscape planting and irrigation shall have been installed consistent with the approved construction plans and shall be in a condition acceptable to the Director of Community Development. The plants shall be healthy and free of weeds, disease, or pests. The irrigation system shall be properly constructed and in good working order. 60. Performance Securities. Performance securities, in amounts to be determined by the Director of Community Development, to guarantee the maintenance of the plantings in accordance with the approved construction landscape and irrigation plan, shall be filed with the Planning Division for a period of one year from final Certificate of Occupancy. After that year, if the landscaping and irrigation system have been maintained in a condition satisfactory to the Director of Community Development, the bond shall be released upon request by the applicant. 61. Installation of Site Improvements. All site improvements, including but not limited to, parking areas and striping shall be installed. 62. Compliance with Conditions of Approval. All of the foregoing conditions shall be complied with prior to occupancy or any use allowed by this permit. 63. Front Yard and Slope Landscaping. Front yard and slope landscaping within individual lots shall be completed for inspection. 65. Private Common Area Landscaping. Private common area landscaping shall be completed for inspection prior to issuance of the occupancy permit. 67. HOA Landscaping. HOA landscaping shall be completed for inspection for those lots adjacent to HOA landscaped area. Outside Agencies 69. Flood Protection. Flood protection shall be provided in accordance with the Riverside County Flood Control Districts transmittal dated February 10, 2016, a copy of which is attached. The fee is made payable to the Riverside County Flood Control Water District by either a cashier's check or money order, prior to the issuance of a grading permit (unless deferred to a later date by the District), based upon the prevailing area drainage plan fee. 70. Compliance with Dept. of Environmental Health. The applicant shall comply with the recommendations set forth in the County of Riverside Department of Environmental Health's transmittal dated June 22, 2017, a copy of which is attached. 71 Compliance with EMWD. The applicant shall comply with the recommendations set forth in the Eastern Municipal Water District's transmittal dated October 29, 2015, a copy of which is attached. 72. Compliance with RCWD. The applicant shall comply with the recommendations set forth in the Rancho California Water District's transmittal dated November 16, 2015, a copy of which is attached. PUBLIC WORKS DEPARTMENT General Requirements 73. Conditions of Approval. The developer shall comply with all Conditions of Approval, the Engineering and Construction Manual and all City codes/standards at no cost to any governmental agency. 74. Entitlement Approval. The developer shall comply with the approved site plan, the conceptual Water Quality Management Plan (WQMP) and other relevant documents approved during entitlement. Any significant omission to the representation of site conditions may require the plans to be resubmitted for further review and revision. 75. Precise Grading Permit. A precise grading permit for on site improvements (outside of public right-of-way) shall be obtained from Public Works. 76. Haul Route Permit. A haul route permit may be required when soils are moved on public roadways to or from a grading site. The developer/contractor is to verify if the permit is required. If so, he shall comply with all conditions and requirements per the City's Engineering and Construction Manual and as directed by Public Works. 77. Encroachment Permits. Prior to commencement of any applicable construction, encroachment permit(s) are required; and shall be obtained from Public Works for public offsite improvements. 78. Street Improvement Plans. The developer shall submit public/private street improvement plans for review and approval by Public Works. The plans shall be in compliance with Caltrans and City codes/standards; and shall include, but not limited to, plans and profiles showing existing topography, existing/proposed utilities, proposed centerline, top of curb and flowline grades. 79. Right -of -Way Dedications. All easements and/or right-of-way dedications shall be offered to the public or other appropriate agency and shall continue in force until the City accepts or abandons such offers. All dedications shall be free from all encumbrances as approved by Public Works. 80. Signing & Striping Plan. A signing & striping plan, designed by a registered civil engineer per the latest edition of Caltrans MUTCD standards, shall be included with the street improvement plans for approval. 81. Storm Drain Improvement Plans. The developer shall submit storm drain improvement plans if the street storm flows exceeds top of curb for the 10 -year storm event and/or is not contained within the street right-of-way for the 100 -year storm event. A manhole shall be constructed at right-of-way where a private and public storm drain systems connect. The plans shall be approved by Public Works. 82. Private Drainage Facilities. maintained. 83. Perimeter improvements. maintained. Prior to Issuance of a Grading Permit All onsite drainage and water quality facilities shall be privately All perimeter landscaping and D.G. trail shall be privately 84. Environmental Constraint Sheet (ECS). The developer shall comply with all constraints per the recorded ECS with any underlying maps related to the subject property. 85. Required Clearances. As deemed necessary by Public Works, the developer shall receive written clearance from the following agencies: a. San Diego Regional Water Quality Control Board; b. Army Corps of Engineers; c. California Department of Fish and Wildlife; d. Riverside County Flood Control and Water Conservation District; or other affected agencies. 86. Grading/Erosion & Sediment Control Pian. The developer shall submit a grading/erosion & sediment control plan(s) to be reviewed and approved by Public Works. All plans shall be coordinated for consistency with adjacent projects and existing improvements contiguous to the site. The approved plan shall include all construction -phase pollution -prevention controls to adequately address non -permitted runoff. Refer to the City's Engineering & Construction Manual at: www.TemeculaCA.gov/ECM 87. Erosion & Sediment Control Securities. The developer shall comply with the provisions of Chapter 24, Section 18.24.140 of the Temecula Municipal Code by posting security and entering into an agreement to guarantee the erosion & sediment control improvements. 88. NPDES General Permit Compliance. The developer shall obtain project coverage under the State National Pollutant Discharge Elimination System (NPDES) General Permit for Construction Activities and shall provide the following: a. A copy of the Waste Discharge Identification Number (WDID) issued by the State Water Resources Control Board (SWRCB); b. The project's Risk Level (RL) determination number; and c. The name, contact information and certification number of the Qualified SWPPP Developer (QSD) Pursuant to the State Water Resources Control Board (SWRCB) requirements and City's storm water ordinance, a Storm Water Pollution Prevention Plan (SWPPP) shall be generated and submitted to the Board. Throughout the project duration, the SWPPP shall be routinely updated and readily available (onsite) to the State and City. Review www.cabmphandbooks.com for SWPPP guidelines. Refer to the following link: http://www.waterboards.ca.gov/water_issues/programs/stormwater/construction.shtml 89. Water Quality Management Plan (WQMP) and O&M Agreement. The developer shall submit a final WQMP (prepared by a registered professional engineer) with the initial grading plan submittal, based on the conceptual WQMP from the entitlement process. It must receive acceptance by Public Works. A copy of the final project -specific WQMP must be kept onsite at all times. In addition, a completed WQMP Operation and Maintenance (O&M) Agreement shall be submitted for review and approval. Upon approval from City staff, the applicant shall record the O&M agreement at the County Recorder's Office in Temecula. Refer to the WQMP template and agreement link below: www.TemeculaCA.gov/WQMP 90. Area Drainage Plan (_ADP) Fee to RCFC&WCD. The developer shall demonstrate to the City that the flood mitigation charge (ADP fee) has been paid to RCFC&WCD. If the full ADP fee has already been credited to this property, no new charge will be required. 91. RCFC&WCD Approval. A copy of the grading and improvement plans, along with supporting hydrologic and hydraulic calculations, shall be submitted to the Riverside County Flood Control and Water Conservation District for approval. 92. Drainage. All applicable drainage shall be depicted on the grading plan and properly accommodated with onsite drainage improvements and water quality facilities, which shall be privately maintained. Alterations to existing drainage patterns or concentration and/or diverting flows is not allowed unless the developer constructs adequate drainage improvements and obtains the necessary permissions from the downstream property owners. All drainage leaving the site shall be conveyed into a public storm drain system, if possible. The creation of new cross lot drainage is not permitted. 93. Drainage Study. A drainage study shall be prepared by a registered civil engineer and submitted to Public Works with the initial grading plan check in accordance with City, Riverside County and engineering standards. The study shall identify storm water runoff quantities (to mitigate the 100 -year storm event) from the development of this site and upstream of the site. It shall identify all existing or proposed offsite or onsite, public or private, drainage facilities intended to discharge this runoff. Runoff shall be conveyed to an adequate outfall capable of receiving the storm water runoff without damage to public or private property. The study shall include a capacity analysis verifying the adequacy of all facilities. Any upgrading or upsizing of drainage facilities necessary to convey the storm water runoff shall be provided as part of development of this project. 94. Soils Report. A soils report, prepared by a registered soil or civil engineer, shall be submitted to Public Works with the initial grading plan submittal. The report shall address the site's soil conditions and provide recommendations for the construction of engineered structures and preliminary pavement sections. 95. Geological Report. The developer shall complete any outstanding County geologist's requirements, recommendations and/or proposed Conditions of Approval as identified during entitlement. 96. Letter of Permission/Easement. The developer shall obtain documents (letters of permission or easements) for any offsite work performed on adjoining properties. The document's format is as directed by, and shall be submitted to, Public Works for acceptance. The document information shall be noted on the approved grading plan. 97. Driveways. All units shall be provided with zero clearance garage doors and garage door openers if the driveway is Tess than 18' in depth from back of sidewalk. 98. Gate Entrances. If gates are being proposed at project entrances, the configuration, stacking distance and turn -around ability shall be reviewed and approved by Public Works and the Fire Department. 99. Sight Distance. The developer shall limit landscaping in the corner cut-off area of all street intersections and adjacent to driveways to provide for minimum sight distance and visibility. 100. Habitat Conservation Fee. The developer shall comply with the provisions of Chapter 8.24 of the Temecula Municipal Code (Habitat Conservation) by paying the appropriate fee set forth in the ordinance or by providing documented evidence that the fees have already been paid. 101. Fair Share Contribution analysis. Prior to map recordation or grading permit, whichever comes first, the developer shall prepare and submit a cost analysis for its fair share contribution for approval, per City requirements, for offsite improvements as identified in the Project's Transportation Impact Analysis dated November 2016 (Appendix H of the EIR). a. 1-15 SB Ramps & Temecula Parkway i. Optimize the AM and PM peak hour traffic signal cycle lengths and splits within the coordinated timing plan. 1. The project's fair share contribution towards this improvement is 100%. b. 1-15 NB Ramps & Temecula Parkway i. Optimize the AM and PM peak hour traffic signal cycle lengths and splits within the coordinated timing plan. ii. The project's fair share contribution towards this improvement is 100%. iii. Loma Linda Road & Pechanga Parkway iv. Optimize the AM and PM peak hour traffic signal cycle lengths and splits within the coordinated timing plan. Since Pechanga Parkway operates an Adaptive Traffic Signal System, the entire corridor will need to be optimized. 1. The project's fair share contribution towards this improvement is 100%. c. 1-15 NB Ramps & Temecula Parkway i. Optimize the AM and PM peak hour traffic signal cycle lengths and splits within the coordinated timing plan. 1. The project's fair share contribution towards this improvement is 4%. d. Loma Linda Road & Pechanga Parkway i. Modify the southbound approach to add a right -turn overlap phase. ii. Optimize the AM and PM peak hour traffic signal cycle lengths and splits within the coordinated timing plan. Since Pechanga Parkway operates an Adaptive Traffic Signal System, the entire corridor will need to be optimized. 1. The project's fair share contribution towards this improvement is 11 %. e. La Paz Road & Temecula Parkway i. Optimize the AM and PM peak hour traffic signal cycle lengths and splits within the coordinated timing plan. Since Temecula Parkway operates an Adaptive Traffic Signal System, the entire corridor will need to be optimized. ii. Modify the westbound approach to provide a right turn lane with 300 feet of storage. 1. The project's fair share contribution towards this improvement is 5%. f. 1-15 NB Ramps & Temecula Parkway i. Optimize the AM and PM peak hour traffic signal cycle lengths and splits within the coordinated timing plan. 1. The project's fair share contribution towards this improvement is 3%. g. Pechanga Parkway & Temecula Parkway i. Modify the northbound approach to add one right -turn lane. ii. Modify the eastbound approach to add one right -turn lane. iii. Modify the westbound approach to add one left -turn lane. iv. Optimize the AM and PM peak hour traffic signal cycle lengths and splits within the coordinated timing plan. Since Temecula Parkway and Pechanga Parkway operates Adaptive Traffic Signal Systems, both corridors will require optimization. 1. The project's fair share contribution towards this improvement is 4%. h. Loma Linda Road & Pechanga Parkway i. Modify the southbound approach to add a right -turn overlap phase. ii. Optimize the AM and PM peak hour traffic signal cycle lengths and splits within the coordinated timing plan. Since Pechanga Parkway operates an Adaptive Traffic Signal System, the entire corridor will need to be optimized. 1. The project's fair share contribution towards this improvement is 14%. i. La Paz Road & Temecula Parkway i. Optimize the AM and PM peak hour traffic signal cycle lengths and splits within the coordinated timing plan. Since Temecula Parkway operates an Adaptive Traffic Signal System, the entire corridor will need to be optimized. ii. Modify the westbound approach to provide a right turn lane with 300 feet of storage. 1. The project's fair share contribution towards this improvement is 6%. Prior to Issuance of Encroachment Permit(s) 102. Public Utility Agency Work. The developer shall submit all relevant documentation due to encroaching within City right-of-way; and is responsible for any associated costs and for making arrangements with each applicable public utility agency. 103. Traffic Control Plans. A construction area traffic control plan (TCP) will be required for lane closures and detours or other disruptions to traffic circulation; and shall be reviewed and approved by Public Works. The TCP shall be designed by a registered civil or traffic engineer in conformance with the latest edition of the Caltrans Manual on Uniform Traffic Control Devices (MUTCD) and City standards. 104. Improvement Plans. All improvement plans (including but not limited to street, storm drain, traffic) shall be reviewed and approved by Public Works. 105. Street Trenching. All street trenches shall conform to City Standard No. 407; refer to the City's Paving Notes. Prior to Issuance of Building Permit(s) 106. Final Map. Prior to issuance of the first building permit, except for Model Homes, Tract Map No. 37021 shall be approved and recorded. 107. Fair Share Contribution. Prior to the issuance of the first building permit, the developer shall pay its fair share contribution, per City requirements, for offsite improvements as identified in the Project's Transportation Impact Analysis dated November 2016 (Appendix H of the EIR) 108. Construction of Street Improvements. All street improvement plans (and the construction plans for landscaped medians) shall be approved by Public Works. The developer shall start construction of all public and/or private street improvements, as outlined below, in accordance to the City's General Plan/Circulation Element and corresponding City standards. All street improvement designs shall provide adequate right-of-way and pavement transitions per Caltrans' standards to join existing street improvements. a. Improve Pechanga Parkway (Urban Arterial Modified Standard No. 100B — 134' R/W with a 18' wide parkway) to include dedication of half -width street right-of-way, installation of parkway improvements to include a D.G. trail with a rail fence, and utilities (including but not limited to water and sewer) b. Improve Loma Linda Road (Modified Secondary Arterial (4 lanes undivided) Modified Standard No. 102 — 88' R/W with a 16' wide parkway) to include dedication of half -width street right-of-way, including removal of existing sidewalk, installation of meandering sidewalk, drainage facilities, signing and striping and utilities (including but not limited to water and sewer). c. Improve Temecula Lane (Local Street) Standard No. 104 — 60' R/W) to include dedication of half -width street, installation of half -width street improvements plus 12 feet, paving, curb and gutter, sidewalk, streetlights, drainage facilities, signing and striping and utilities (including but not limited to water and sewer) and removal of existing raised landscaped median. 109. Street Lights. The developer shall submit a completed SCE street light application, an approved SCE Streetlight Plan and pay the advanced energy fees. If not obtaining a building permit, this shall be done prior to installation of additional street lighting. All costs associated with the relocation of any existing street lights shall be paid by the developer. 110. Certifications. Certifications are required from the registered civil engineer -of -record certifying the building pad elevation(s) per the approved plans and from the soil's engineer -of -record certifying compaction of the building pad(s). Prior to Issuance of a Certificate of Occupancy 111. Completion of Improvements. The developer shall complete all work per the approved plans and Conditions of Approval to the satisfaction of the City Engineer. This includes all on site work (including water quality facilities), public improvements and the executed WQMP Operation and Maintenance agreement. 112. Letter of Map Revision. The Developer shall obtain a Letter of Map Revision (LOMR) from Federal Emergency Management Agency (FEMA) 113. Utility Agency Clearances. The developer shall receive written clearance from applicable utility agencies (i.e., Rancho California and Eastern Municipal Water Districts, etc.) for the completion of their respective facilities and provide to Public Works. 114. Replacement of Damaged Improvements/Monuments. Any appurtenance damaged or broken during development shall be repaired or removed and replaced to the satisfaction of Public Works. Any survey monuments damaged or destroyed shall be reset per City Standards by a qualified professional pursuant to the California Business and Professional Code Section 8771. 115. Certifications. All necessary certifications and clearances from engineers, utility companies and public agencies shall be submitted as required by Public Works. BUILDING AND SAFETY DIVISION General Requirements 116. Final Building and Safety Conditions. Final Building and Safety conditions will be addressed when building construction plans are submitted to Building and Safety for review. These conditions will be based on occupancy, use, the California Building Code (CBC), and related codes which are enforced at the time of building plan submittal. 117. Compliance with Code. All design components shall comply with applicable provisions of the 2016 edition of the California Building, Residential, Plumbing and Mechanical Codes; 2016 California Electrical Code; California Administrative Code, 2016 California Energy Codes, 2016 California Green Building Standards, California Title 24 Disabled Access Regulations, and City of Temecula Municipal Code. 118. ADA Access. Applicant shall provide details of all applicable disabled access provisions and building setbacks on plans to include: a. All ground floor units to be adaptable. b. Disabled access from the public way to the main entrance of the building. c. Van accessible parking located as close as possible to the main entry. d. Path of accessibility from parking to furthest point of improvement. e. Path of travel from public right-of-way to all public areas on site, such as club house, trash encloser tot lots and picnic areas. 119. County of Riverside Mount Palomar Ordinance. Applicant shall submit, at time of plan review, a complete exterior site lighting plan showing compliance with County of Riverside Mount Palomar Ordinance Number 655 for the regulation of light pollution. All streetlights and other outdoor lighting shall be shown on electrical plans submitted to the Building and Safety Division. Any outside lighting shall be hooded and aimed not to shine directly upon adjoining property or public rights-of-way. All exterior LED light fixtures shall be 3,000 kelvin or below. 120. Street Addressing. Applicant must obtain street addressing for all proposed buildings by requesting street addressing and submitting a site plan for commercial or multi -family residential projects or a recorded final map for single-family residential projects. 121. Clearance from TVUSD. A receipt or clearance letter from the Temecula Valley Unified School District shall be submitted to the Building and Safety Department to ensure the payment or exemption from School Mitigation Fees. 122. Obtain Approvals Prior to Construction. Applicant must obtain all building plans and permit approvals prior to commencement of any construction work. 123. Obtaining Separate Approvals and Permits. Trash enclosures, patio covers, light standards, and any block walls will require separate approvals and permits. Trash enclosures, patio covers, light standards, and any block walls will require separate approvals and permits. Solid covers are required over new and existing trash enclosures. 124. Demolition. Demolition permits require separate approvals and permits. 125. Sewer and Water Plan Approvals. On-site sewer and water plans will require separate approvals and permits. 126. Hours of Construction. Signage shall be prominently posted at the entrance to the project, indicating the hours of construction, as allowed by the City of Temecula Municipal Ordinance 9.20.060, for any site within one-quarter mile of an occupied residence. The permitted hours of construction are Monday through Saturday from 7:00 a.m. to 6:30 p.m. No work is permitted on Sundays and nationally recognized Government Holidays. 127. House Electrical Meter. Provide a house electrical meter to provide power for the operation of exterior lighting, irrigation pedestals and fire alarm systems for each building on the site. Developments with single user buildings shall clearly show on the plans how the operation of exterior lighting and fire alarm systems when a house meter is not specifically proposed. 128. Protection of drains and penetration. Protection of joints and penetrations in fire resistance -rated assemblies shall not be concealed from view until inspected for all designed fire protection. Required fire seals/fire barriers in fire assemblies at fire resistant penetrations shall be installed by individuals with classification or certification covering the installation of these systems. Provide certification for the installation of each area and certification of compliance for Building Official's approval. At Plan Review Submittal 129. Submitting Plans and Calculations. Applicant must submit to Building and Safety four (4) complete sets of plans and two (2) sets of supporting calculations for review and approval including: a. An electrical plan including load calculations and panel schedule, plumbing schematic, and mechanical plan applicable to scope of work. b. A Sound Transmission Control Study in accordance with the provisions of the Section 1207, of the 2016 edition of the California Building Code. c. A precise grading plan to verify accessibility for persons with disabilities. d. Truss calculations that have been stamped by the engineer of record of the building and the truss manufacturer engineer. Prior to Issuance of Grading Permit(s) 130. Onsite Water and Sewer Plans. Onsite water and sewer plans, submitted separately from the building plans, shall be submitted to Building and Safety for review and approval. 131. Demolition Permits. A demolition permit shall be obtained if there is an existing structure to be removed as part of the project. Prior to Issuance of Building Permit(s) 132. Plans Require Stamp of Registered Professional. Applicant shall provide appropriate stamp of a registered professional with original signature on the plans. Prior to Beginning of Construction 133. Pre -Construction Meeting. A pre -construction meeting is required with the building inspector prior to the start of the building construction. FIRE PREVENTION General Requirements 134. Fire Hydrants. The Fire Prevention Bureau is required to set minimum fire hydrant distances per CFC Appendix C. Standard fire hydrants (6" x 4" x (2) 21/2" outlets) shall be located on fire access roads and adjacent public streets. For all Commercial and multi -family projects hydrants shall be spaced at 350 feet apart, and shall be located no more than 210 feet from any point on the street or Fire Department access road(s) frontage to a hydrant. The required fire flow shall be available from any adjacent hydrant(s) in the system. The fire line will be required to be a looped fire system. (CFC Appendix C and Temecula City Ordinance 15.16.020). 135. Fire Hydrant Clearance. As required by the California Fire Code, when any portion of the facility or building hereafter constructed or moved into or within the jurisdiction is more than 400 feet from a hydrant on a fire apparatus road, as measured by an approved route around the exterior of the facility or building, on-site fire hydrants and mains shall be provided where required by the fire code official. (CFC Chapter 5). 136. Fire Dept. Plan Review. Final fire and life safety conditions will be addressed when building plans are reviewed by the Fire Prevention Bureau. These conditions will be based on occupancy, use, the California Building Code (CBC), California Fire Code (CFC), and related codes which are in force at the time of building plan submittal. 137. Fire Flow. The Fire Prevention Bureau is required to set a minimum fire flow for the remodel or construction of all commercial and residential buildings per CFC Appendix B. The developer shall provide for this project, a water system capable of delivering 2,000 GPM at 20 -PSI residual operating pressure for a 2 -hour duration. The fire flow as given above has taken into account all information as provided. (CFC Appendix B and Temecula City Ordinance 15.16.020). 138. Fire Requirement. The Tri-Plex Buildings and 8-plex buildings will all have their own dedicated fire sprinkler riser room. Each of these buildings will have a room that will house only the fire sprinkler riser and fire alarm control panel for each building. It will not share with any other equipment. The fire department connection for these type buildings can be wall mounted and placed on the riser room wall on the exterior of the building. They must be completely accessible. The fire riser room door shall not be blocked in any manner and be easily accessible from the street. The duplexes and single family dwellings will be equipped with residential fire sprinklers and those fire sprinkler risers will be located in the garage of each of those buildings. Prior to Issuance of Grading Permit(s) 139. Access Road Widths. Fire Department vehicle access roads shall have an unobstructed width of not less than 24 feet and an unobstructed vertical clearance of not Tess than 13 feet 6 inches (CFC Chapter 5 and City Ordinance 15.16.020). 140. Gradient of Access Roads. The gradient for fire apparatus access roads shall not exceed 15 percent (CFC Chapter 5 and City Ordinance 15.16.020). 141. Fire Dept. Turnaround. Dead end roadways and streets in excess of 150 feet shall have a turnaround capable of accommodating fire apparatus (CFC Chapter 5 and City Ordinance 15.16.020). Prior to Issuance of Building Permit(s) 142. Required Submittals (Fire Underground Water). The developer shall furnish three copies of the water system plans to the Fire Prevention Bureau for approval prior to installation for all private water systems pertaining to the fire service loop. Plans shall be signed by a registered civil engineer, contain a Fire Prevention Bureau approval signature block, and conform to hydrant type, location, spacing and minimum fire flow standards. Hydraulic calculations will be required with the underground submittal to ensure fire flow requirements are being met for the on-site hydrants. The plans must be submitted and approved prior to building permit being issued (CFC Chapter 33 and Chapter 5). 143. Required Submittals (Fire Sprinkler Systems). Fire sprinkler plans shall be submitted to the Fire Prevention Bureau for approval. Three sets of sprinkler plans must be submitted by the installing contractor to the Fire Prevention Bureau. These plans must be submitted prior to the issuance of building permit. A separate fire sprinkler permit is required for each building not building type. 144. Required Submittals (Fire Alarm Systems). Fire alarm plans shall be submitted to the Fire Prevention Bureau for approval. Three sets of alarm plans must be submitted by the installing contractor to the Fire Prevention Bureau. The fire alarm system is required to have a dedicated circuit from the house panel. These plans must be submitted prior to the issuance of building permit. A fire alarm permit is required for each building, not building type. Prior to Issuance of Certificate of Occupancy 145. Address Directory (Mufti -Family). A directory display monument sign shall be required for apartment, condominium, townhouse or mobile home parks. Each complex shall have an illuminated diagrammatic layout of the complex which indicates the name of the complex, all streets, building identification, unit numbers, and fire hydrant locations within the complex. Location of the sign and design specifications shall be submitted to and be approved by the Fire Prevention Bureau prior to installation. 146. Gates and Access. All manual and electronic gates on required Fire Department access roads or gates obstructing Fire Department building access shall be provided with the Knox Rapid entry system for emergency access by firefighting personnel (CFC Chapter 5). 147. Hydrant Verification. Hydrant locations shall be identified by the installation of reflective markers (blue dots) (City Ordinance 15.16.020). 148. Knox Box. A "Knox -Box" shall be provided. The Knox -Box shall be installed a minimum of six feet in height and be located to the right side of the fire riser sprinkler room on each building. The Owner/Developer also has an option to key all the fire sprinkler riser rooms alike and then have one master Knox box at each entrance that holds the master keys (CFC Chapter 5). 149. Addressing. New and existing buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly legible and visible from the street or road fronting the property. These numbers shall contrast with their background. Multi -family residential and industrial buildings shall have a minimum of 12 -inch numbers with suite numbers being a minimum of six inches in size. Single family residences and multi -family residential units shall have 4 -inch letters and/or numbers, as approved by the Fire Prevention Bureau (CFC Chapter 5 and City Ordinance 15.16.020). 150. Site Plan. The applicant shall prepare and submit to the Fire Department for approval, a site plan designating fire lanes with appropriate lane painting and/or signs (CFC Chapter 5). POLICE DEPARTMENT General Requirements 151. Landscape Height. The applicant shall ensure all landscaping surrounding all buildings are kept at a height of no more than three feet or below the ground floor window sills. Plants, hedges and shrubbery shall be defensible plants to deter would-be intruders from breaking into the buildings utilizing lower level windows. 152. Tree Pruning. The applicant shall ensure all trees surrounding all building rooftops be kept at a distance to deter roof accessibility by "would-be burglars." Since trees also act as a natural ladder, the branches must be pruned to have a six-foot clearance from the buildings. 153. Berm Height. Berms shall not exceed three feet in height. 154. Parking Lot Lighting. All parking lot lighting shall be energy saving and minimized after hours of darkness and in compliance with Title 24, Part 6, of the California Code of Regulations. 155. Exterior Door Lighting. All exterior doors shall have a vandal resistant light fixture installed above the door. The doors shall be illuminated with a minimum one -foot candle illumination at ground level, evenly dispersed. 156. Exterior Building Lighting. All lighting affixed to the exterior of buildings shall be wall mounted light fixtures to provide sufficient lighting during hours of darkness. 157. Commercial or Institutional Grade Hardware. All doors, windows, locking mechanisms, hinges, and other miscellaneous hardware shall be commercial or institution grade. 158. Graffiti Removal. Any graffiti painted or marked upon the buildings must be removed or painted over within 24 hours of being discovered. Report all such crimes to the Temecula Police 24-hour dispatch Center at (951) 696 -HELP. 159. Alarm System. Upon completion of construction, the buildings shall have a monitored alarm system installed and monitored 24 hours a day by a designated private alarm company to notify the Temecula Police Department of any intrusion. All multi -tenant offices/suites/businesses located within a specific building shall have their own alarm system. This condition is not applicable if the business is opened 24/7. 160. Roof Hatches. All roof hatches shall be painted "International Orange." 161. Rooftop Addressing. The construction plans shall indicate the application of painted rooftop addressing plotted on a nine -inch grid pattern with 45 -inch tall numerals spaced nine inches apart. The numerals shall be painted with a standard nine -inch paint roller using fluorescent yellow paint applied over a contrasting background. The address shall be oriented to the street and placed as closely as possible to the edge of the building closest to the street. 162. Public Telephones. Any public telephones located on the exterior of the buildings shall be placed in a well -lit, highly visible area, and installed with a "call -out only" feature to deter loitering. This feature is not required for public telephones installed within the interior of the buildings. 163. Questions Regarding Conditions. Any questions regarding these conditions should be directed to the Temecula Police Department Crime Prevention and Plans Unit at (951) 506-5132. 164. Crime Prevention Through Environmental Design. Crime prevention through environmental design as developed by the National Crime Prevention Institute (NCPI) supports the concept that "the proper design and effective use of the built environment can lead to a reduction in the fear and incidence of crime and an improvement in the quality of life." The nine primary strategies that support this concept are included as conditions below: a. Provide clear border definition of controlled space. Examples of border definition may include fences, shrubbery or signs in exterior areas. Within a building, the arrangement of furniture and color definition can serve as a means of identifying controlled space. b. Provide clearly marked transitional zones. Persons need to be able to identify when they are moving from public to semi-public to private space. c. Gathering or congregating areas to be located or designated in locations where there is good surveillance and access control. d. Place safe activities in unsafe locations. Safe activities attract normal users to a location and subsequently render the location less attractive to abnormal users due to observation and possible intervention. e. Place unsafe activities in safe locations. Placing unsafe activities in areas of natural surveillance or controlled access will help overcome risk and make the users of the areas feel safer. f. Redesign the use of space to provide natural barriers. Separate activities that may conflict with each other (outdoor basketball court and children's play area, for example) by distance, natural terrain or other functions to avoid such conflict. g. Improve scheduling of space. The timing in the use of space can reduce the risk for normal users and cause abnormal users to be of greater risk of surveillance and intervention. h. Redesign space to increase the perception of natural surveillance. Abnormal users need to be award of the risk of detection and possible intervention. Windows and clear lines -of -sight serve to provide such a perception of surveillance. i. Overcome distance and isolation. This strategy may be accomplished through improved communications (portable two-way radios, for example) and design efficiencies, such as the location of restrooms in a public building. 165. Business Security Survey. Businesses desiring a business security survey of their location can contact the Crime Prevention and Plans Unit of the Temecula Police Department at (951) 695-2773. 166. PD-126: Disabled Parking.. All disabled parking stalls on the premises shall be marked in accordance with Section 22511.8 of the California Vehicle Code. 167. Knox Boxes: Knox Boxes with Police access are required at each gate leading into the property. "Where access to or within a structure or an area is restricted because of secured opening or where immediate access is necessary for life-saving purposes, the Temecula Police Department is authorized to require a key box to be installed in an approved location. The key box shall be of an approved type and shall contain keys to gain necessary access. /sewrill 11.1•141 ,...x t.P.... ,. County of Riverside DEPARTMENT OF ENVIRONMENTAL HEALTH June 22, 2017 City of Temecula Planning Department Attn: Eric Jones 41000 Main Street Temecula, CA 92590 P.O. BOX 7909 • RIVERSIDE, CA 92513-7909 STEVE VAN STOCKUM, DIRECTOR SUBJECT: CITY OF TEMECULA — PA16-1892 — Development Plan to allow for the construction of a 245 multi- family development APN: 961-450-013 PA16-1893 — Parcel Map to create two lots that will be used for residential purposes APN: 961-450-003 PA16-1894 — GPA application to allow for existing zoning to be changed to Medium density residential APN: 961-450-013 PA16-1894 — Planned Development Overlay to change zoning from Professional office to Planned Development Overlay 15 APN: 961-450-013 Dear Mr. Jones: The projects listed in the subject heading of this are projects that have been proposed for the development of a 245 unit multi -family generally located on the northeast corner of Pechanga Parkway and Loma Linda Road in the City of Temecula. The Department of Environmental Health (DEH) offers the following comments: WATER AND WASTEWATER A general condition shall be placed on this project indicating that it will be serviced by Rancho California Water District (RCWD) for water and Eastern Municipal Water District (EMWD) for sanitary sewer service. As the sewer agency, EMWD shall have the responsibility of determining any grease interceptor or other requirements, including but not limited to sizing capacity and other structural specifications. Please note that it is the responsibility of the proposed facility to ensure that all requirements to receive potable water service and sanitary sewer service are met with the appropriate purveyors, as well as, all other applicable agencies. Office Locations • Blythe • Corona • Hemet • Indio • Murrieta • Palm Springs • Riverside Phone 388)722-a234 www.rivcoeh.org 0 ,-, Note: A General Condition shall be placed on this project indicating that any existing wells and/or existing onsite wastewater treatment systems (OWTS) shall be properly removed and/or destroyed under permit with the Department of Environmental Health (DEH). ENVIRONMENTAL CLEANUP PROGRAM (ECP) The Environmental Cleanup Program (ECP) has reviewed the environmental site assessment reports submitted for this project. Based on the information provided in the reports and with the provision that the information was accurate and representative of site conditions, the ECP concludes no further environmental assessment is required for this project. If contamination or the presence of a naturally occurring hazardous material is discovered at the site, assessment, investigation, and/or cleanup may be required. Contact Riverside County Environmental Health - Environmental Cleanup Programs at (951) 955-8980, for further information. HAZARDOUS MATERIALS MANAGEMENT BRANCH (HMMB) Prior to conducting a Building Final, the facility shall require a business emergency plan for the storage of any hazardous materials, greater than 55 gallons, 200 cubic feet or 500 pounds, or any acutely hazardous materials or extremely hazardous substances. If further review of the site indicates additional environmental health issues, HMMB reserves the right to regulate the business in accordance with applicable County Ordinances. Please contact HMMB at (951) 358- 5055 to obtain information regarding any additional requirements. DISTRICT ENVIRONMENTAL SERVICES — PUBLIC/SEMI-PUBLIC FOOD FACILITY AND POOL AND SPA Prior to issuance of a building permit, the applicant shall be required to contact DEH District Environmental Services to determine the appropriate food facility or pool plan check and/or permitting requirements. For further information, please call (951) 461-0284. County of Riverside, Department of Environmental Health District Environmental Services - Murrieta Office 38740 Sky Canyon Drive, Suite "A" Murrieta CA 92563 INDUSTRIAL HYGIENE (IH) Planning projects are routed to multiple departments prior to being approved. Staff with specific knowledge and expertise from each department review and comment on particular aspects of the project that fall under their Department's jurisdiction. As you are aware, the City of Temecula regularly requests DEH -IH review and comment on a project's potential noise sources. Our staff, who work under the direction of a DEH Industrial Hygienist, have years of experience evaluating these types of projects. Based on the information/reports provided, the consultant has not conducted their study on roadway noise modeling as outlined in the document issued to applicant. For Pechanga Parkway, the future level "C" average daily traffic volume must be used along with the required traffic mix and modeling assumptions as outlined in the document titled "Traffic Noise Requirements Memo 2012 — updated 2017." Also, mitigation must take into consideration of the roadways at future volume by themselves. If the roadways modeled at future build -out exceed 65 CNEL at sensitive receptors, noise barriers would need to be proposed. This continues to be the recommendation from Riverside County Industrial Hygienist, Steven Uhlman. Page 2 PAlb 695 Should you have any further questions or require further assistance, please contact me by email at kakim@rivco.ore or by phone at (951) 955-8980. Sincerely, Kristine Kim, REHS Environmental Protection and Oversight Division Land Use and Water Resources Program Board of Directors President Randy A Record 1 ice President Da%idJ Slauson Directors Joseph J Kuebler, CPA Philip E Paule Ronald 1V Sullnan General,lfanager Paul D Jones 11, F' E Treasurer Joseph J Kueblcr. CPA Chairman of the Board, The ,Metropolitan Water District of So. Calif RandN A Record Legal Counsel Lemieux & O'Neill EASTERN MUNICIPAL WATER DISTRICT SINCE 1950 October 29, 2015 MR. JOHN FIZPATRICK RC PECHANGA 20, LP 353 E ANGELENO AVE., #A BURBANK, CA 91502 Dear John Fitzpatrick: Re: SAN53 — Will Serve TRACT MAP 37021, APNS: 961-450-012, -013, -003 — TEMECULA LANE PROJECT Eastern Municipal Water District (EMWD) is willing to provide sewer service to the subject project. The provisions of service are contingent upon the developer completing the necessary arrangements in accordance with EMWD rules and regulations. EMWD expects the developer to provide proper notification when a water demand assessment is required pursuant to Senate Bill 221 and/or 610. EMWD expects the developer to coordinate with the approving agency for the proper notification. Further arrangements for the service from EMWD may also include plan check, facility construction, inspection, jurisdictional annexation, and payment of financial participation charges. The developer is advised to contact EMWD's New Business Development Department early in the entitlement process to determine the necessary arrangements for service, and to receive direction on the preparation of a facility Plan -of -Service, which is required prior to final engineering. EMWD's ability to serve is subject to limiting conditions, such as regulatory requirements, legal issues, or conditions beyond EMWD's control. Expiration - ane year from date of issue Thank you for your cooperation in serving our mutual customers. If you have any questions, please call me at (951) 928-3777, extension 4467 . Sincerely, Brian A. Raines, P.E. Civil Engineer II New Business Department Eastern Municipal Water District Mailing .addre,s.s: Post Office Box 8300 Perris, CA 92572-8300 Telephone: (951) 928-3777 Fax: (951) 928-6177 Location 2270 Trumble Road Perris. CA 92570 Internet www.emwd org Ii��CVI0 (-.AI IFORNI t U)t1I t1 EJ11rrtiCr Board of Directors John E. Hoagland President James "Stew" Stewart Sr Vice President Stephen J. Corona Ben R. Drake Lisa D. Herman William E. Plummer Roger C. Ziemer Officers Jeffrey D. Armstrong General Manager Fred F. Edgecomb, MPA Director of Operations & Maintenance Andrew L. Webster, P.E. Chief Engineer Kelli E. Garcia District Secretary James B. Gilpin Best Best & Krieger LLP General Counsel November 16, 2015 Case Planner City of Temecula Planning Department Post Office Box 9033 Temecula, CA 92589-9033 SUBJECT: WATER AVAILABILITY TENTATIVE TRACT MAP NO. 37021 PORTIONS OF PARCEL NO. 1 AND PARCEL NO. 2 OF PARCEL MAP NO. 8856; APNs 961-450-012, 961-450-013 AND 961-450-003 [RC PECHANGA 20, LP] Dear Case Planner: Please be advised that the above -referenced project/property is located within the service boundaries of Rancho California Water District (RCWD/District). The subject project/property fronts an existing 24 -inch diameter water pipeline (1305 Pressure Zone) within Temecula Parkway, an existing 16 -inch diameter water pipeline (1305 Pressure Zone) within Loma Linda Road, an existing 8 - inch diameter water pipeline (1305 Pressure Zone) within Temecula Lane, and existing 8 -inch and 16 -inch diameter recycled water pipelines fronting portions of the parcel along Loma Linda Road. Water service to the subject project/property exists (under Account No. 3009542/Location No. 2007439 and Account No. 3009822/Location No. 2007600). Additions or modifications to water/sewer service arrangements are subject to the Rules and Regulations (governing) Water System Facilities and Service, as well as the completion of financial arrangements between RCWD and the property owner. Water service to individual lots will require the extension of water facilities within dedicated public and/or private right-of-ways. Individual water meters will be required for each lot and/or project unit, including separate water meters for landscape irrigation, as applicable. Rancho California Water District Letter to Case Planner/City of Temecula November 16, 2015 Page Two Water availability is contingent upon the property owner(s) signing an Agency Agreement that assigns water management rights, if any, to RCWD. In addition, water availability is subject to water supply shortage contingency measures in effect (pursuant to RCWD's Water Shortage Contingency Plan or other applicable ordinances and policy), and/or the adoption of a required Water Supply Assessment for the development, as determined by the Lead Agency. In accordance with Resolution 2007-10-5, the project/property will be required to use recycled water for all landscape irrigation, which should be noted as a condition for any subsequent development plans. Recycled water service, therefore, would be available upon construction of any required on-site and/or off-site recycled water facilities and the completion of financial arrangements between RCWD and the property owner. Requirements for the use of recycled water are available from RCWD. As soon as feasible, and prior to the preparation of California Environmental Quality Act (CEQA) documents, the project proponent should contact RCWD for a determination of existing water system capability, based upon project -specific demands and/or fire flow requirements, as well as a determination of proposed water facilities configuration If new facilities are required for service, fire protection, or other purposes, the project proponent should contact RCWD for an assessment of project -specific fees and requirements. Please note that separate water meters will be required for all landscape irrigation. Sewer service to the subject project/property, if available, would be provided Municipal Water District. If no sewer service is currently available to project/property, all proposed waste discharge systems must comply with the Resources Control Board and/or health department requirements. If you should have any questions or need additional information, please contact an Services Representative at the District office at (951) 296-6900. Sincerely, RANCHO CALIFORNIA WATER DISTRICT Kim'Kerckhoff Engineering Services Representative cc Corey Wallace, Engineering Manager-CIP & Development Phillip Dauben, Associate Engineer Heath McMahon, Construction Contracts Manager Corry Smith, Engineering Services Supervisor John Fitzpatrick - RC Pechanga 20, LP 15\KK_1m0391F S01FEG 11ancho California Water Distrii by Eastern the subject State Water Engineering DRAFT ENVIRONMENTAL IMPACT REPORT (DEIR) (AVAILIBLE AT http://temeculaca.gov/362/Environmental-Review-CEQA) FINAL ENVIRONMENTAL IMPACT REPORT (FEIR) (AVAILIBLE AT http://temeculaca.gov/362IEnvironmental-Review-CEQA) PUBLIC CORRESPONDENCE INLAND REGIONAL CENTER Serving Individuals with Oevelopmental Disabilities in San Bernardino and Riverside Counties June 12, 2017 Eric Jones City of Temecula 41000 Main St Temecula, CA 92590 Re: Support for the Cypress Ridge Project Dear Mr. Jones, As the Chair of the Board of Trustees for the Inland Regional Center ("IRC"), I am writing this letter to support the proposed Cypress Ridge community. For 45 years, the IRC's qualified and supportive employees strive daily to serve more than 32,000 individuals with developmental disabilities in San Bernardino and Riverside counties. As the largest of the regional centers in the State of California, Inland Regional Center is a nonprofit, private community-based agency that is proud to help obtain services and support for our constituents. Our core values of independence, inclusion and empowerment are the foundation that drives all staff in interactions, provisions of services, and program planning processes. I recently met with the development team and reviewed their concepts to assist residents with developmental disabilities. Their proposal will provide a positive impact to the special needs community for both the residents of Cypress Ridge, by including an "option program" to ease adaptation of their homes for individuals with special needs, and those in the wider community, by upgrading Pala Park. It is unique to see a private project make such investments to improve the lives of those with developmental disabilities. As the Chair of the Board of Trustees for IRC, I would like to offer my support for this important project. Sincerely, Keith J. Nelson, Ph.D. Chair - Board of Trustees Inland Regional Center 1365 S. WATERMAN AVENUE SAN BERNARDINO, CA. 92408 KNELS0N@INLAN DRC.INFO AUTISM CENTER Eric Jones City of Temecula 41000 Main St Temecula, CA 92590 Re: Support for the Cypress Ridge Project Dear Mr. Jones, We are writing this letter in support for the Cypress Ridge Project, We recently met with Ridge Crest Real Estate and learned about their plans to improve Pala Park so that the play area is accessible to children with special needs. This will be an important resource for our community. During this meeting, we were also informed about their plans to include an "option program" so that the homes can be upgraded to be suitable for families with members who have special needs. Due to the development team's efforts to be forward thinking and accommodate this community, we offer our support for this project. Thank y ( Ch 's = cken Autism Center i, L 951-813-4034 F 951-813-4035 L info@ 41951 Remington Ave, Suite 210 Temecula, CA 92591 September 21, 2016 Re: Letter of Support for Residential Development, located at 45100 Pechanqa Parkway, Temecula, California To Whom It May Concern, 1 live at C yar.,f^ { G t; Temecula, California, and I am a neighbor of the proposed Cypress Ridge residential community, and I understand Ridge Crest Real Estate is proposing to develop the site with detached and attached cluster homes and duplex and triplex homes. I am signing this letter to express my support for this residential development on the property. Sincerely, .L. ( Date Date September 21, 2016 Re: Letter of Support for Residential Development, located at 45100 PechanQa Parkway, Temecula, California To Whom It May Concern, live at , M e (-q (-- Temecula, -Temecula, California, and I am a neighbor of the proposed Cypress Ridge residential community, and I understand Ridge Crest Real Estate is proposing to develop the site with detached and attached cluster homes and duplex and triplex homes. I am signing this letter to express my support for this residential development on the property. Sincerely, 1- AO) -4 t40.0-)4\ 4 (7__ c r e.1_ 1 02_,12_0,e Date t Date September 21, 2016 Re: Letter of Support for Residential Development. located at 45100 Pechanaa Parkway. Temecula. California To Whom It May Concern, live at l (‘ 3 Ncc,c \ Temecula, California, and I am a neighbor of the proposed Cypress Ridge residential community, and I understand Ridge Crest Real Estate is proposing to develop the site with detached and attached cluster homes and duplex and triplex homes. I am signing this letter to express my support for this residential development on the property. Sincerely, i .%/2//H c7/j/ //6 - Date Date 4/12/2017 Ridge Crest Mail - cypressridgetemecula.com Show Your Support: Form Submission Matthew Livingston <mlivingston@ridgecrestre.com> cypressridgetemecula.com Show Your Support: Form Submission donotreply@godaddy.com <donotreply@godaddy.com> To: mlivingston@ridgecrestre.com Sun, Apr 9, 2017 at 9:26 AM Name: 44972 Bellflower Ln Temecula CA 92592 This message was submitted from your website contact form: http://www.cypressridgetemecula.com/show-your-support.html Use your free GoDaddy Email Marketing Starter account to follow up with contacts who agreed to receive email campaigns! Click here to get started. https://mai I.google.com/m ail/u/0/?ui=2&i k=5f18256147&view=pt&cat= Fol Iow%20up&sear ch=cat&msg=15b5389af0ad0a44&si m 1=15b5389af0ad0a44 1/1 10/6/2016 Ridge Crest Mail - cypressridgetemecula.com Show Your Support: Form Submission Matthew Livingston <mlivingston@ridgecrestre.com> cypressridgetemecula.com Show Your Support: Form Submission donotreply@godaddy.com <donotreply@godaddy.com> To: mlivingston@ridgecrestre.com Thu, Oct 6, 2016 at 7:46 PM Name: Dimer Alexander Vasquez This message was submitted from your website contact form: http://www.cypressridgetemecula.com/show-your-support.html Use your free GoDaddy Email Marketing Starter account to follow up with contacts who agreed to receive email campaigns! Click here to get started. https://mail.google.com/mail/u/0/?ui=2&ik=5f18256147&view=pt&search=inbox&msg=1579d08cd155652a&sim1=1579d08cd155652a 1/1 9/20/2016 Ridge Crest Mail - cypressridgetemecula.com Show Your Support: Form Submission Fe -7; Matthew Livingston <mlivingston@ridgecrestre.com> cypressridgetemecula.com Show Your Support: Form Submission 1 message donotreply@godaddy.com <donotreply@godaddy.com> Tue, Sep 20, 2016 at 1:38 AM To: mlivingston@ridgecrestre.com Name: Diane welsh This message was submitted from your website contact form: http://www.cypressridgetemecula.com/show-your-support.html Use your free GoDaddy Email Marketing Starter account to follow up with contacts who agreed to receive email campaigns! Click here to get started. https://mail.google.com/mail/u/0/?ui=2&ik=5f18256147&view=pt&search=inbox&th=15746bedda3d6e80&sim1=15746bedda3d6e80 1/1 1/3/2017 Ridge Crest Mail - cypressridgetemecula.com Show Your Support: Form Submission Matthew Livingston <mlivingston@ridgecrestre.com> cypressridgetemecula.com Show Your Support: Form Submission 1 message donotreply@godaddy.com <donotreply@godaddy.com> To: mlivingston@ridgecrestre.com Sat, Dec 31, 2016 at 12:11 PM Name: James kim This message was submitted from your website contact form: http://www.cypressridgetemecula.com/show-your-support.html Use your free GoDaddy Email Marketing Starter account to follow up with contacts who agreed to receive email campaigns! Click here to get started. https://m ail.google.com/mail/u/0/?ui=2&ik=5f18256147&view=pt&cat=Follow%20up&search=cat&th=15956821 c12cc451 &sim 1=15956821 c12cc451 1/1 4/12/2017 Ridge Crest Mail - cypressridgetemecula.com Show Your Support: Form Submission Matthew Livingston <m1ivingston@ridgecrestre.com> cypressridgetemecula.com Show Your Support: Form Submission donotreply@godaddy.com <donotreply@godaddy.com> To: mlivingston@ridgecrestre.com Wed, Apr 12, 2017 at 9:01 AM Name: Jesse Lopez This message was submitted from your website contact form: http://www.cypressridgetemecula.com/show-your-support.html Use your free GoDaddy Email Marketing Starter account to follow up with contacts who agreed to receive email campaigns! 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I U) (I (D SV Q `fig R r o � � s 3 0 ry 3 Q a V! c 0 I --i' -n 0 r�r 11 V l c 0 -n Q co a co a) CLh 0 R v NOTICE OF PUBLIC HEARING Notice of Public Hearing A PUBLIC HEARING has been scheduled before the City of Temecula PLANNING COMMISSION to consider the matter described below: CASE NO: PA15-1892, 1893, 1894, 1895 APPLICANT: John Fitzpatrick PROPOSAL: Cypress Ridge, a residential project including Planning Application Number PA15-1894, a General Plan Amendment to revise the General Plan designation from Professional Office (PO) to Medium (M) Density residential; PA15-1895, a Planned Development Overlay/Zone Change to revise the Zoning designation from Professional Office (PO) to Planned Development Overlay 15; PA15-1893, a Tentative Tract Map to allow for the creation of two lots from three; and PA15-1892, a Development Plan to allow for 245 residential market rate units consisting of detached and attached cluster units, and duplex/triplex units totaling approximately 439,341 square feet. An additional 0.67 acres of project area is located off-site immediately north of the project site. This area will convert an existing concrete drainage ditch into a landscaped infiltration basin. The project also proposes improvements to Pala Park and additional off-site landscape improvements north of the project site along Pechanga Parkway. RECOMMENDATION: Adopt Resolutions recommending City Council approval of the project ENVIRONMENTAL: The project has been reviewed in accordance with the California Environmental Quality Act (CEQA). The proposed project will have two significant impacts upon the environment (temporary construction noise, and traffic, 1-15 SB Ramps and Temecula Parkway Intersection) based upon a completed Environmental Impact Report (EIR) and Mitigation Monitoring and Reporting Plan. As a result, a Statement of Overriding Considerations will be required in compliance with CEQA. Staff is recommending that the Planning Commission take action on a recommendation that the City Council adopt the EIR for the project. CASE PLANNER: Eric Jones, (951) 506-5115 PLACE OF HEARING: 41000 Main St., Temecula, CA 92590, City of Temecula, Council Chambers DATE OF HEARING: August 2, 2017 TIME OF HEARING: 6:00 p.m. Project Site =4' ills. 41pa �� I "11/46.-41�. Ill• fl Oso 504 t000 Feel The complete agenda packet (including any supplemental materials) will be available for viewing in the Main Reception area at the Temecula Civic Center (41000 Main Street, Temecula) after 4:00 p.m. the Friday before the Planning Commission Meeting. At that time, the packet may also be accessed on the City's website — TemeculaCA.gov and will be available for public review at the respective meeting. Any writing distributed to a majority of the Commission regarding any item on the Agenda, after the posting of the Agenda, will be available for public review in the Main Reception area at the Temecula Civic Center (41000 Main Street, Temecula), 8:00 a.m. — 5:00 p.m. In addition, such material will be made available on the City's website — TemeculaCA.gov — and will be available for public review at the meeting. Any petition for judicial review of a decision of the Planning Commission shall be filed within time required by, and controlled by, Sections 1094.5 and 1094.6 of the California Code of Civil Procedure. In any such action or proceeding seeking judicial review of, which attacks or seeks to set aside, or void any decision of the Planning Commission shall be limited to those issues raised at the hearing or in written correspondence delivered to the City Clerk at, or prior to, the public hearing described in this notice. Questions? Please call the Community Development Department at (951) 694-6400.