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HomeMy WebLinkAbout081617 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 16, 2017 —6:00 PM Next in Order: Resolution: 17-29 CALL TO ORDER: Flag Salute: Gary Watts Roll Call: Guerriero, Telesio, Turley-Trejo, Watts and Youmans PUBLIC COMMENTS 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 August 2, 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 PA17-0712, a Conditional Use Permit to allow for a Type 42 (On Sale Beer & Wine - Public Premises) ABC license, and Planning Application Number PA17-0713 a Finding of Public Convenience or Necessity for a Type 21 (Off Sale General) ABC license and a Type 42 (On Sale Beer & Wine - Public Premises) ABC license at 40432 Winchester Road, 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. PA17-0712, A CONDITIONAL USE PERMIT TO ALLOW FOR A TYPE 42 (ON SALE BEER & WINE - PUBLIC PREMISES) ABC LICENSE, AND PLANNING APPLICATION NUMBER PA17-0713, A FINDING OF PUBLIC CONVENIENCE OR NECESSITY FOR A TYPE 21 (OFF SALE GENERAL) ABC LICENSE AND A TYPE 42 (ON SALE BEER & WINE — PUBLIC PREMISES) ABC LICENSE AT 40432 WINCHESTER ROAD, AND MAKING A FINDING OF EXEMPTION UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) (APN 910-470-002) 4 Planning Application Number PA17-0088, a Conditional Use Permit to allow for a Type 47 (On-Sale General for a Bona Fide Public Eating Place) ABC license for The Nightingale restaurant located at 41923 2nd Street, #102, Brandon Rabidou RECOMMENDATION: 2 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. PA17-0088, A CONDITIONAL USE PERMIT TO ALLOW FOR A TYPE 47 (ON-SALE GENERAL FOR A BONA FIDE PUBLIC EATING PLACE) ABC LICENSE FOR THE NIGHTINGALE RESTAURANT LOCATED AT 41923 2ND STREET, #102, AND MAKING A FINDING OF EXEMPTION UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) (APN 922-043-027) 5 Planning Application Number PA17-0109, a Specific Plan Amendment to relocate a portion of the Hotel Overlay within the Old Town Specific Plan. PA16-0270, a Development Plan application for a six-story, approximately 175,677 square foot hotel generally located along the south side of 3rd Street between Old Town Front Street and Mercedes Street. The hotel will contain 151 quest rooms. A parking structure will also be constructed directly across 3rd Street. The parking structure will total approximately 86,117 square feet and contain approximately 2,846 square feet of ground floor commercial space 213 parking spaces that will provide valet parking for hotel quests. PA17-1020 a Minor Exception to allow for an increase in building height for the parking garage, Eric Jones RECOMMENDATION: 5.1 Adopt a resolution entitled: PC RESOLUTION NO. 17- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA RECOMMENDING THAT THE CITY COUNCIL OF THE CITY OF TEMECULA CERTIFY THE FINAL SUBSEQUENT ENVIRONMENTAL IMPACT REPORT ADOPT FINDINGS PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT, ADOPT A STATEMENT OF OVERRIDING CONSIDERATIONS, AND ADOPT A MITIGATION MONITORING AND REPORTING PROGRAM FOR THE TRUAX HOTEL PROJECT, CONSISTING OF APPROXIMATELY 2.46 ACRES GENERALLY LOCATED ON THE NORTH AND SOUTH SIDE OF 3RD STREET BETWEEN OLD TOWN FRONT STREET AND MERCEDES STREET(APN 922-043-002, 922-043-004, 922-043-018, 922-043-024, 922-043-003, 922043-015, 922-043-023, 922-043-025, 922-044- 017, AND 922-044-020) 5.2 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 AN ORDINANCE ENTITLED "A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TEMECULA AMENDING SPECIFIC PLAN NO. 5 (OLD TOWN) TO RELOCATE A PORTION OF THE EXISTING HOTEL OVERLAY FOR THE 3 TRUAX HOTEL PROJECT, CONSISTING OF APPROXIMATELY 1.48 ACRES GENERALLY LOCATED ON THE SOUTH SIDE OF 3RD STREET BETWEEN OLD TOWN FRONT STREET AND MERCEDES STREET AND TAKE ACTIONS RELATED THERETO (APNS 922-043-002, 922-043-004, 922-043- 018, 922-043-024, 922-043-003, 922-043-015, 922-043-023, AND 922-043-025) (PA17-0109) 5.3 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 A RESOLUTION ENTITLED "A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TEMECULA APPROVING A DEVELOPMENT PLAN APPLICATION FOR THE TRUAX HOTEL PROJECT TO ALLOW FOR THE CONSTRUCTION OF A SIX-STORY, APPROXIMATELY 175,677 SQUARE FOOT HOTEL GENERALLY LOCATED ALONG THE SOUTH SIDE OF 3RD STREET BETWEEN OLD TOWN FRONT STREET AND MERCEDES STREET AND A PARKING STRUCTURE TOTALING APPROXIMATELY 86,117 SQUARE FEET AND CONTAINING APPROXIMATELY 2,846 SQUARE FEET OF GROUND FLOOR COMMERCIAL SPACE (APN: 922-043-002, 922-043-004, 922-043-018, 922-043-024, 922-043-003, 922-043-015, 922-043-023, 922-043- 025, 922-044-017, 922-044-020)" (PA16-0270) 5.4 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 A MINOR EXCEPTION APPLICATION TO ALLOW FOR AN INCREASE IN CONNECTION WITH THE TRUAX PARKING GARAGE (APNS: 922-044-017, 922-044-020)" (PA17-1020) REPORTS FROM COMMISSIONERS REPORTS FROM COMMISSION SUBCOMMITTEE(S) DIRECTOR OF COMMUNITY DEVELOPMENT REPORT DIRECTOR OF PUBLIC WORKS REPORT ADJOURNMENT Next regular meeting: Planning Commission, Wednesday, September 6, 2017, 6:00 PM City Council Chambers, 41000 Main Street, Temecula, California. NOTICE TO THE PUBLIC 4 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.goy—and will be available for public viewing at the respective meeting. 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. 5 ITEM 1 ACTION MINUTES TEMECULA PLANNING COMMISSION REGULAR MEETING CITY COUNCIL CHAMBERS 41000 MAIN STREET TEMECULA, CALIFORNIA AUGUST 2, 2017 —6:00 PM Next in Order: Resolution: 17-20 CALL TO ORDER: Chairperson Telesio (6:00 p.m.) Flag Salute: Gary Youmans led the Flag Salute ROLL CALL: Commissioners Present: Guerriero, Telesio, Turley-Trejo, and Youmans ABSENT: WATTS Staff Present: Watson, Fisk, Lehner, Marroquin, Thomas, Gonzalez, Cooper, Rabidou, Jones, Peters, Mosler, and Jacobo PUBLIC COMMENTS There were no requests to speak. 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 APPROVED 3-0-1-1; MOTION BY COMMISSIONER TURLEY- TREJO, SECOND BY COMMISSIONER GUERRIERO; AYE VOTES FROM COMMISSIONERS GUERRIERO, TELESIO, AND TURLEY-TREJO; YOUMANS ABSTAINED; WATTS ABSENT 1 Minutes RECOMMENDATION: 1.1 Approve the Action Minutes of July 19, 2017 2 Director's Hearing Summary Report RECOMMENDATION: 2.1 Receive and File Director's Hearing Summary Report City of Temecula Page 2 Planning Commission - Regular Meeting August 2, 2017 Action Minutes 6:00—7:23 p.m. PUBLIC HEARING ITEMS 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 APPROVED 4-0-1; MOTION BY COMMISSIONER GUERRIERO, SECOND BY COMMISSIONER YOUMANS; AYE VOTES FROM COMMISSIONERS GUERRIERO, TELESIO, TURLEY-TREJO, AND YOUMANS; WATTS ABSENT RECOMMENDATION: 3.1 Adopt a resolution entitled: PC RESOLUTION NO. 17-20 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 TH RU 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 APPROVED 4-0-1; MOTION BY COMMISSIONER YOUMANS, SECOND BY COMMISSIONER TURLEY-TREJO; AYE VOTES FROM COMMISSIONERS GUERRIERO, TELESIO, TURLEY-TREJO, AND YOUMANS; WATTS ABSENT RECOMMENDATION: 4.1 Adopt a resolution entitled: PC RESOLUTION NO. 17-21 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- 2 City of Temecula Page 3 Planning Commission - Regular Meeting August 2, 2017 Action Minutes 6:00—7:23 p.m. 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 APPROVED 4-0-1; MOTION BY COMMISSIONER YOUMANS, SECOND BY COMMISSIONER GUERRIERO; AYE VOTES FROM COMMISSIONERS GUERRIERO, TELESIO, TURLEY-TREJO, AND YOUMANS; WATTS ABSENT RECOMMENDATION: 5.1 Adopt a resolution entitled: PC RESOLUTION NO. 17-22 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 APPROVED 4-0-1; MOTION BY COMMISSIONER GUERRIERO, SECOND BY COMMISSIONER YOUMANS; AYE VOTES FROM COMMISSIONERS GUERRIERO, TELESIO, TURLEY-TREJO, AND WATTS; YOUMANS ABSENT RECOMMENDATION: 6.1 Adopt a resolution entitled: PC RESOLUTION NO. 17-23 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) 3 City of Temecula Page 4 Planning Commission - Regular Meeting August 2, 2017 Action Minutes 6:00—7:23 p.m. 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 APPROVED 4-0-1 (WITH THE REVISED CONDITION OF APPROVAL #23); MOTION BY COMMISSIONER GUERRIERO, SECOND BY COMMISSIONER YOUMANS; AYE VOTES FROM COMMISSIONERS GUERRIERO, TELESIO, TURLEY-TREJO, AND YOUMANS; WATTS ABSENT RECOMMENDATION: 7.1 Adopt a resolution entitled: PC RESOLUTION NO. 17-24 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. 17-25 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 City of Temecula Page 5 Planning Commission - Regular Meeting August 2, 2017 Action Minutes 6:00—7:23 p.m. 7.3 Adopt a resolution entitled: PC RESOLUTION NO.17-26 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. 17-27 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. 17-28 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) Jesse Walton, Temecula resident, addressed the Planning Commission Rick Carlyle, Temecula resident, addressed the Planning Commission 5 City of Temecula Page 6 Planning Commission - Regular Meeting August 2, 2017 Action Minutes 6:00—7:23 p.m. Chris Macon, Temecula resident, addressed the Planning Commission Matt Weaver, Temecula resident, addressed the Planning Commission Josh Bourgeois, Representative of Golden State Environmental Justice Alliance REPORTS FROM COMMISSIONERS REPORTS FROM COMMISSION SUBCOMMITTEE(S) DIRECTOR OF COMMUNITY DEVELOPMENT REPORT DIRECTOR OF PUBLIC WORKS REPORT ADJOURNMENT The Planning Commission meeting was adjourned at 7:23 p.m., to the next regular meeting: Planning Commission, Wednesday, August 16, 2017, 6:00 PM City Council Chambers, 41000 Main Street, Temecula, California. John H. Telesio, Chairperson Luke Watson Planning Commission Director of Community Development 6 ITEM 2 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 16, 2017 SUBJECT: Director's Hearing Summary Report Planning Director's Agenda item(s) for August 3, 2017 Date Case No. Proposal Applicant Action August 3, 2017 PA17-0320 A Conditional Use Permit to allow for indoor Payman APPROVED auto sales (limited to 600 square feet) located Rouhani at 42143 Avenida Alvarado, Suite Al August 3, 2017 PA17-0602 A Conditional Use Permit for a private fitness Kelsey APPROVED training facility to operate within an existing Chambers industrial building located at 42265 Winchester Road Attachments: Action Agendas ACTION AGENDAS a ACTION AGENDA TEMECULA COMMUNITY DEVELOPMENT DIRECTOR'S HEARING MEETING August 3, 2017 1:30 P.M. TEMECULA CITY HALL Great Oak Conference Room 41000 Main Street Temecula, CA 92590 Next in Order: DH Resolution: 17-03 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: PA17-0320 Project Type: Conditional Use Permit Project Title: Empire Auto CUP Applicant: Payman Rouhani Project Description: A Conditional Use Permit to allow for indoor auto sales (limited to 600 square feet). Location: 42143 Avenida Alvarado, Suite Al Environmental Action: Exempt, Section 15301, Class 1 Existing Facilities Project Planner: Brandon Rabidou ACTION: APPROVED Item No. 2 Project Number: PA17-0602 Project Type: Conditional Use Permit Project Title: Self Made Training CUP Applicant: Kelsey Chambers Project Description: A Conditional Use Permit for a private fitness training facility to operate within an existing industrial building. Location: 42265 Winchester Road Environmental Action: Exempt, Section 15301, Class 1 Existing Facilities Project Planner: Scott Cooper ACTION: APPROVED ADJOURNMENT The meeting was adjourned at 1:34 p.m. 3 ITEM 3 STAFF REPORT— PLANNING CITY OF TEMECULA PLANNING COMMISSION DATE OF MEETING: August 16, 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 PA17-0712, a Conditional Use Permit SUMMARY: to allow for a Type 42 (On Sale Beer & Wine - Public Premises) ABC license, and Planning Application Number PA17-0713 a Finding of Public Convenience or Necessity for a Type 21 (Off Sale General) ABC license and a Type 42 (On Sale Beer & Wine - Public Premises) ABC license at 40432 Winchester Road. 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: Steve Rawlings General Plan Specific Plan Implementation (SPI) Designation: Zoning Designation: Temecula Regional Center (Planning Area#1) Existing Conditions/ Land Use: Site: Community Commercial (CC)/Vacant Tenant Space North: Community Commercial/ Future DSW Warehouse South: Community Commercial/ Buy Buy Baby East: Community Commercial/ Lowe's West: Community Commercial/ Pacific Sales & Petco 1 BACKGROUND SUMMARY On April 27, 2017, the applicant, Steve Rawlings, submitted a Conditional Use Permit (CUP) application for a California Department of Alcoholic Beverage Control (ABC) Type 42 License (On Sale Beer & Wine - Public Premises) for a proposed Total Wine & More located at 40432 Winchester Road. The establishment would occupy a portion of the space that was previously occupied by Sports Chalet. The remaining space is expected to become a Designer Shoe Warehouse (DSW). On April 27, 2017, the applicant also submitted a Finding of Public Convenience or Necessity application (PC or N). A PC or N is requested for a Type 42 and a Type 21 license. Total Wine & More is proposed to be located in Census Tract 432.16. 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 Total Wine & More is large specialty retailer that sells beer, wine, and spirts. In addition to the sale of these items, Total Wine & More also provides tasting and wine education classes within the facility. The unique nature of Total Wine & More requires multiple ABC license types to allow for the various uses. In order to sell off-site, a Type 21 (Off-sale General) ABC license is required. The Type 21 license allows for the sale of beer, spirits, and wine. Liquor stores are permitted by right in the Temecula Regional Center Specific Plan (SP # 7) and no Conditional Use Permit is required. Additionally, Policy 3.4 of the General Plan Economic Development element states: Take advantage of Temecula's regional capture of taxable sales and continue to establish Temecula as a retail center. Total Wine & More claims to provide the largest wine selection of any retailer in the United States. In combination with educational classes, Total Wine & More could be an additional draw for residents, tourists, and surrounding communities. By co-locating with other retail establishments and being within reasonable proximity of competing retailers this should help Temecula continue to be the primary retail center in the region. Census Tract 432.16, where Total Wine & More is proposed, is currently considered "over concentrated" by ABC for off-sale licenses. Under ABC's formula, only three off-sale licenses are permitted within Census Tract 432.16. Fourteen licenses currently exist within Census Tract 432.16. Consequently, a PC or N is required to allow for the additional license. The over concentration of licenses can be explained by the regional draw of the mall, an influx of population from surrounding tracts, and the highly visible/trafficked commercial corridor along Winchester Road. The multi-facetted nature of Total Wine & More's business model also requires a Type 42 (On Sale Beer & Wine — Public Premises) ABC license. A Type 42 ABC license is technically described as a "Bar or Tavern". The Temecula Regional Center Specific Plan (SP # 7) requires a Conditional Use Permit for "Bars and Cocktail Lounges" within Planning Area #1. Census Tract 432.16, where Total Wine & More is proposed, is currently "over concentrated" by ABC for on-sale licenses. Six on-sale licenses are permitted within Census Tract 432.16, under ABC's formula. Census Tract 432.16 currently has 59 active licenses. A Finding PC or N is required for 2 the additional license. Again, the regional draw of the mall, influx of population from surrounding tracts, and the highly visible/trafficked commercial corridor along Winchester Road explains the prevalence of licenses in the tract. Economic Development Policy 2.5 of the General Plan states: Promote retail and other support activities that provide a broader selection of high-quality goods and services for residents, workers, and tourists, including apparel, general merchandise, home furnishings and appliances. Total Wine & More locations have become a regional destination as many of their products are only sold in their stores. Palm Desert and Laguna Hills are the closest locations to Temecula at this time. The expansion of available goods directly meets this policy of the General Plan. Finally, a Type 86 (Instructional Tasting License) ABC is required in order to allow manufacturers or wholesaler licensees to provide tastings on site. This license does not require a Conditional Use Permit as it is an ancillary use to the primary business. The instructional tasting license also does not require a PC or N as it does not fall into the on-sale or off-sale categories that ABC uses to determine "over concentration" levels. The Type 86 license is being discussed for informational purposes only. To recap, the following licenses require the following approvals: License Type Conditional Use PC or N Required? Permit Required? Type 21 (Off-Sale General) No Yes Type 42 (On Sale Beer&Wine- Public Premises) Yes Yes Type 86 (Instructional Tasting License)* No No *The Type 86 is being discussed for informational purposes only. Total Wine & More provides classes for their patrons to learn about the products they sell. Staff examined Total Wine & More's existing operations to provide information on the content of courses. Total Wine & More classes that were found online include "Wine 101: In Vino Veritas", "New World, New Wines: Exploring the Southern Hemisphere", and "Uncork the Legend of Champagne." The content of these classes includes education on how to pair wine with foods, shopping tips, history, and wine etiquette. Wine classes are provided in a 40 person "Wine Education Center' located in the southeast corner of the store. Tastings may also be provided in two additional areas located in the center of the store and in the northern portion of the store. These areas are identified on the proposed floors plans, and are required to utilize temporary barricades when tastings occur. Security cameras are generously placed throughout the store as indicated on the proposed floor plans. LEGAL NOTICING REQUIREMENTS Notice of the public hearing was published in the U-T San Diego on August 3, 2017, and mailed to the property owners within the required 600-foot radius. ENVIRONMENTAL DETERMINATION 3 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 42 (On Sale Beer & Wine - Public Premises) at Total Wine & More will be conducted in an existing building and involves a negligible expansion of the existing and expected uses. 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. Total Wine & More will operate as a specialty retail store that offers a unique assortment of beer, wine, and spirits. The proposed conditional use is consistent with the City of Temecula General Plan, which specifies Community Commercial for this site. Community Commercial identifies "specialty retail stores" as a desired use. The Temecula Regional Center Specific Plan identifies liquor stores as a permitted use and bars as a conditional use. Economic Development Policy 2.5 states, "Promote retail and other support activities that provide a broader selection of high-quality goods and services for residents, workers, and tourists, including apparel, general merchandise, home furnishings and appliances." The proposed use and conditional use adhere to this policy described in the General Plan. 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. Total Wine & More will operate within an existing building within the Temecula Regional Center Specific Plan area. As conditioned, the proposed conditional use for a Type 42 (On Sale Beer& Wine - Public Premises) 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. 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 site for the proposed conditional use was constructed in compliance with the development standards of the Temecula Regional Center and is therefore 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. 4 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 Temecula Regional Center Specific Plan area, 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. 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. Finding of Public Convenience or Necessity (Development Code Section 17.10.020.13.9) Whether or not the proposed use is consistent with the general plan and development code; Total Wine & More will operate as a specialty retail store that offers a unique assortment of beer, wine, and spirits. The proposed conditional use is consistent with the City of Temecula General Plan, which specifies Community Commercial for this site. Community Commercial identifies "specialty retail stores" as a desired use. The Temecula Regional Center Specific Plan identifies liquor stores as a permitted use and bars as a conditional use. Economic Development Policy 2.5 states, "Promote retail and other support activities that provide a broader selection of high-quality goods and services for residents, workers, and tourists, including apparel, general merchandise, home furnishings and appliances." Whether or not the proposed use is compatible with the nature, condition and character of adjacent land uses; Total Wine & More will operate within an existing building within the Temecula Regional Center Specific Plan area. As conditioned, the proposed conditional use for a Type 42 (On Sale Beer& Wine - Public Premises) 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. Whether or not the proposed use would have an adverse effect on adjacent land uses; The project meets all the requirements of the Temecula Regional Center Specific Plan area, 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. Whether or not the proposed use would result in an excessive number of similar establishments in close proximity. 5 While the proposed project has an "over-concentration"of licenses as defined by the California Department of Alcoholic Beverage Control for the Type 42 (On Sale Beer& Wine - Public Premises) and Type 21 (Off-Sale General) licenses, the calculation for"over-concentration" does not account for the regional draw of the mall, population influxes (seasonal and shopping), and the unique nature of the establishment which carries specific goods that are not available at other locations. Additionally, the multi-facetted nature of the business is not accounted for in the "over-concentration"calculation, which includes tasting, educational courses, On-site, and Off- site sales. The closet similar establishment is located outside of the Census Tract and Total Wine & More should not result in an excessive number of establishments within close proximity. ATTACHMENTS Aerial Map Plan Reductions Resolution Exhibit A - Draft Conditions of Approval Notice of Public Hearing 6 AERIAL MAP City of Temecula � PA17-0712 & 0713 POO ` 1b 5 F t r / 0 100 200 400 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 JL Department and the Transportation and Land ManagementAgency Riverside County-The City of Temecula assumes no warranty ar legal responsibib ility for the NORTH information contained on this map.Data and information represented an Ihis map re subject to updals and modification.The Geographic Information System and other sources should be queried For the most current information, This map is not for reprint or resale, Gr'Pgre -trv;frrfnyr�dEr�+r; SyRz�ms PLAN REDUCTIONS Typical Temporary Barricades when Tastings Occur �- Floor/Fixture Plan - Total Wine & More - t 1 40432 Winchester Road, Temecula, CA Wine Education Center =ABC type 42 Licensed Area i, Tastings may occur daily from Noon to 9pm. (ABC Type 42 License) Beer/Wine Tasting Area Most tasting/samplings occur on weekends. Wine classes take place typically on Thursdays �i (ABC Type 42 License Area &Type 86 Tasting Area) from 7pm to 9pm. + - Main Entrance/-_ , Exit _leg - : v a :� M— No smoking allowed in store including Humidor Room. Beer/Wine Tasting Area (ABC Type 42 License Area &Type 86 Tasting Area) DRAFT PLANNING COMMISSION RESOLUTION PC RESOLUTION NO. 17- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NO. PA17-0712, A CONDITIONAL USE PERMIT TO ALLOW FOR A TYPE 42 (ON SALE BEER & WINE - PUBLIC PREMISES) ABC LICENSE, AND PLANNING APPLICATION NUMBER PA17-0713, A FINDING OF PUBLIC CONVENIENCE OR NECESSITY FOR A TYPE 21 (OFF SALE GENERAL) ABC LICENSE AND A TYPE 42 (ON SALE BEER & WINE — PUBLIC PREMISES) ABC LICENSE AT 40432 WINCHESTER ROAD, AND MAKING A FINDING OF EXEMPTION UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) (APN 910-470-002) Section 1 . Procedural Findings. The Planning Commission of the City of Temecula does hereby find, determine and declare that: A. On April 27, 2017, Steve Rawlings filed Planning Application No. PA17- 0712, a Conditional Use Permit Application, and PA17-0713, a Finding of Public Convenience or Necessity 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 16, 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 Nos. PA17-0712 and PA17-0713 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 use is in conformance with the General Plan for Temecula and with all applicable requirements of State law and other Ordinances of the City; Total Wine & More will operate as a specialty retail store that offers a unique assortment of beer, wine, and spirits. The proposed conditional use is consistent with the City of Temecula General Plan, which specifies Community Commercial for this site. Community Commercial identifies "specialty retail stores"as a desired use. The Temecula Regional Center Specific Plan identifies liquor stores as a permitted use and bars as a conditional use. Economic Development Policy 2.5 states, "Promote retail and other support activities that provide a broader selection of high-quality goods and services for residents, workers, and tourists, including apparel, general merchandise, home furnishings and appliances." The proposed use and conditional use adhere to this policy described in the General Plan. 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. Total Wine & More will operate within an existing building within the Temecula Regional Center Specific Plan area. As conditioned, the proposed conditional use for a Type 42 (On Sale Beer & Wine - Public Premises) 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. 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 site for the proposed conditional use was constructed in compliance with the development standards of the Temecula Regional Center and is therefore 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. 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 Temecula Regional Center Specific Plan area, 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. Finding of Public Convenience or Necessity, Development Code Section 17.10.020.13.9 F. Whether or not the proposed use is consistent with the general plan and development code; Total Wine & More will operate as a specialty retail store that offers a unique assortment of beer, wine, and spirits. The proposed conditional use is consistent with the City of Temecula General Plan, which specifies Community Commercial for this site. Community Commercial identifies "specialty retail stores"as a desired use. The Temecula Regional Center Specific Plan identifies liquor stores as a permitted use and bars as a conditional use. Economic Development Policy 2.5 states, "Promote retail and other support activities that provide a broader selection of high-quality goods and services for residents, workers, and tourists, including apparel, general merchandise, home furnishings and appliances." G. Whether or not the proposed use is compatible with the nature, condition and character of adjacent land uses; Total Wine & More will operate within an existing building within the Temecula Regional Center Specific Plan area. As conditioned, the proposed conditional use for a Type 42 (On Sale Beer & Wine- Public Premises) 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. H. Whether or not the proposed use would have an adverse effect on adjacent land uses; The project meets all the requirements of the Temecula Regional Center Specific Plan area, 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. I. Whether or not the proposed use would result in an excessive number of similar establishments in close proximity. While the proposed project has an "over-concentration"of licenses as defined by the California Department of Alcoholic Beverage Control for the Type 42 (On Sale Beer & Wine - Public Premises) and Type 21 (Off-Sale General) licenses, the calculation for "over-concentration" does not account for the regional draw of the mall, population influxes (seasonal and shopping), and the unique nature of the establishment which carries specific goods that are not available at other locations. Additionally, the multi-facetted nature of the business is not accounted for in the "over-concentration" calculation, which includes tasting, educational courses, on- site, and off-site sales. The closet similar establishment is located outside of the Census Tract and Total Wine & More should not result in an excessive number of establishments within close proximity. 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 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 request for a Conditional Use Permit for a Type 42 (On Sale Beer & Wine - Public Premises) at Total Wine & More will be conducted in an existing building and involves a negligible expansion of the existing and expected uses. 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 Nos. PA17-0712, a Conditional Use Permit, and PA17- 0713, a Finding of Public Convenience or Necessity Application, 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 16th 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 16th 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 DRAFT CONDITIONS OF APPROVAL EXHIBIT A CITY OF TEMECULA FINAL CONDITIONS OF APPROVAL Planning Application No.: PA17-0712 & PA17-0713 Project Description: A Conditional Use Permit to allow for a Type 42 (On Sale Beer&Wine - Public Premises)ABC license, and Planning Application Number PA17-0713 a Finding of Public Convenience or Necessity for a Type 21 (Off Sale General)ABC license and a Type 42 (On Sale Beer&Wine - Public Premises)ABC license at 40432 Winchester Road. Assessor's Parcel No.: 910-470-002 MSHCP Category: N/A(no new grading) DIF Category: N/A(no additional square footage) TUMF Category: N/A(no additional square footage) Quimby Category: N/A(no additional square footage) New Street In-lieu of Fee: N/A(not located within the Uptown Temecula Specific Plan) Approval Date: August 16, 2017 Expiration Date: August 16, 2019 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 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. Consistency with Specific Plans. This project and all subsequent projects within this site shall be consistent with Specific Plan No.7. 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. 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. Graffiti. All graffiti shall be removed within 24 hours on telecommunication towers, equipment, walls, or other structures. 9. Modifications or Revisions. The permittee shall obtain City approval for any modifications or revisions to the approval of this project. 10. 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. 11. Statement of Operations. The applicant shall comply with their Statement of Operations dated July 24, 2017, 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. 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. 13. Postinq 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 at each of the tasting areas and the education center. Information to assist in the compilation of this sign may be obtained through the Temecula Valley Chamber of Commerce at (951) 676-5090. 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. Hours of Operation. Hours of operation for the business shall be 8:00 a.m. to 10:00 p.m. BUILDING AND SAFETY DIVISION General Requirements 16. Final Buildinq 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. 17. Compliance with Code. a. 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. b. Where food or drink is served for consumption at a counter exceeding 34" in height, a portion of the main counter 60" minimum in length shall be provided in compliance with Section 11 B-902.3 2016 CBC. 18. 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. 19. Obtain Approvals Prior to Construction. Applicant must obtain all building plans and permit approvals prior to commencement of any construction work. 20. 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. 21. Demolition. Demolition permits require separate approvals and permits. 22. 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. 23. 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 24. Submittinq 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. Prior to Issuance of Building Permit(s) 25. 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 26. Pre-Construction Meeting. A pre-construction meeting is required with the building inspector prior to the start of the building construction. POLICE DEPARTMENT General Requirements 27. Type 21 License. Off Sale General - (Package Store) Authorizes the sale of beer, wine for consumption off the premises where sold, no distilled spirits may be on the premises. Minors are allowed on the premises. 28. 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. 29. 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. 30. 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. 31. 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). 32. 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 33. Public Telephones. Any public telephones located on the exterior of the building should be placed in a well-lighted, 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 building. 34. 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). 35. 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. 36. 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). NOTICE OF PUBLIC HEARING Notice of Public Hearing A PUBLIC HEARING has been scheduled before the City of Temecula PLANNING 19X9 COMMISSION to consider the matter described below: CASE NO: PA17-0712 & PA17-0713 APPLICANT: Steve Rawlings PROPOSAL: A Conditional Use Permit for Total Wine & More to allow for a Type 42 (On Sale Beer & Wine- Public Premises)ABC license, and a Finding of Public Convenience or Necessity for a Type 21 (Off Sale General)ABC license and a Type 42 (On Sale Beer&Wine—Public Premises)ABC license at 40432 Winchester Road. 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 16, 2017 TIME OF HEARING: 6:00 p.m. Project Site -f� a ,04" L� 100 200 { (� Feel 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.aov—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. ITEM 4 STAFF REPORT— PLANNING CITY OF TEMECULA PLANNING COMMISSION DATE OF MEETING: August 16, 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 PA17-0088, a Conditional Use Permit SUMMARY: to allow for a Type 47 (On-Sale General for a Bona Fide Public Eating Place) ABC license for The Nightingale restaurant located at 41923 2nd Street, #102. 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: Brad Trevithick General Plan Specific Plan Implementation (SPI) Designation: Zoning Designation: Downtown Core (DTC) Existing Conditions/ Land Use: Site: Downtown Core (DTC)/Truax Building North: Downtown Core (DTC)/ Former Day Care South: Downtown Core (DTC) & Hotel Overlay/Vacant Land East: Civic (CV)/ City Parking Garage West: Downtown Core (DTC)/Temporary Construction Yard BACKGROUND SUMMARY On January 17, 2017, the applicant, Brad Trevithick, submitted a Conditional Use Permit (CUP) application for a California Department of Alcoholic Beverage Control (ABC) Type 47 License 1 (On-Sale General for a Bona Fide Public Eating Place) for a proposed restaurant located at 419232 nd Street, #102. The restaurant will occupy an existing vacant suite on the ground floor of the Truax Building. Mr. Trevithick currently operates the Goat and Vine restaurant located at 41911 5th Street, Suite 100. According to Mr. Trevithick, the success of the Goat and Vine has allowed him to expand his restaurant enterprise to include an additional restaurant. 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 proposed restaurant will be called "The Nightingale" and will feature wood fired entrees and pizza. Mr. Trevithick hopes to spark consumer interest by mixing various food styles into a "Wood Fire California Modern Concept." As a part of the proposed menu, specialty cocktails are proposed. This requires a Type 47 (On-Sale General for a Bona Fide Public Eating Place) license. Hours of operation for the proposed restaurant are from 8:00 a.m. to 2:00 a.m. seven days a week. No indoor or outdoor live entertainment is proposed for the restaurant. Subsequently, any live entertainment would require a Modification to the Conditional Use Permit or a Temporary Use Permit in accordance with the Old Town Specific Plan and Temecula Municipal Code. The applicant is requesting the Type 47 ABC license in order to provide a diverse menu to prospective patrons, remain economically competitive with surrounding restaurants, and ultimately provide a unique drink selection that is blended with the theme of the restaurant. An announcement for The Nightingale states, "The Nightingale will feature a full bar and specialize in hand crafted cocktails that focus on incorporating wood fired elements into a truly original cocktail program." According to ABC, three On-Sale license are permitted within Census Tract 512.00. before being considered "over-concentrated." Currently, 63 active licenses exist within the tract. Staff has confirmed with ABC that the Planning Commission does not make the finding of Public Convenience or Necessity (PC or N) 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 PC or N to ABC rather than to the local jurisdiction in the request of a Type 47 (On-Sale General for a Bona Fide Public Eating Place) license. LEGAL NOTICING REQUIREMENTS Notice of the public hearing was published in the U-T San Diego on August 3, 2017, and mailed to the property owners within the required 600-foot radius. ENVIRONMENTAL DETERMINATION 2 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 for a Bona Fide Public Eating Place) at The Nightingale will be conducted in an existing building and involves a negligible expansion of the existing and expected uses. 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. The Nightingale will operate as a full-service restaurant with the primary purpose of offering a full menu of food within an existing 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 for a Bona Fide Public Eating Place). The sale of distilled spirits would serve as an incidental use to the establishment's operations. 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 Nightingale will operate within an existing building within the Old Town Specific Plan area. As conditioned, the proposed conditional use for a Type 47 (On-Sale General for a Bona Fide Public Eating Place) 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. 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 existing building was constructed in conformance with the Old Town Specific Plan, Building Code, and Fire Code. Therefore, the site for the 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 nature of the proposed conditional use is not detrimental to the health, safety and general welfare of the community. 3 The project meets all the requirements of the Old Town 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. 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 Notice of Public Hearing 4 AERIAL MAP City of Temecula PA 17-0088 b_ • + t_ kit II R �I •r{r r � 1.. ff T.��, ffd� •I > 'w� �t f f 1 1 o so too zoo Feet ryry This map was made the City of Temecula Geographic Information System. J� The map a derived from base data produced by the Riverside County Assessor's Department and the emec.oda su and Land Management Agency ib Riverside A& County,The City of Temecula assumes no warranty or legal responsibility for the NORTH mrormation contained on this map.Data and information represented on this map �J H are subject to update and modification,The Geographic Information System and other sources shouldbe queried for the most current information, This map is not for reprint or resale, .,rf r• r rrfa n r..Int,^,r•�nR rw r IySCPmW PLAN REDUCTIONS J e ul fil Lu a ST w Z e z w T rt - _ w SCALE-j"=1' FINISH NOTES FINIS so EDUEE - - WiFVO EDCiLE WALL d CEILING FINISHES IN WORK FOOL)PREP KITCHEN 9TORAGE7PREP 2 5 B 7 T r j�, �pR WINDOWS DOORS B STORAGE AREAS TO RAVE A REFLECTANCE VALUE OF x GLASS STOREFRONT NWDOWS. EXTERKM DDDR,SELF 70`%OR HIGHER KITCHEN 2 B 6 7 Y WT INOPERABLE DT qND TIG1i QDOR S LOCKABLE SUBMIT SAMPLE OF CEILING TILE FO ENVIRONMENTAL BAR 2 4 6 7 % ail HEALTH PRIOR TO INSTALLATION [DINING YS 75 t5 15 YAL ASF © DZ INTERIOR DOOR,SELF-CLOSING, TIGNT-FITTING,LOCKABLE. SUBMIT SAMPLE OF FLOOR COVERING TO ENVIRONMENTAL HEALTH PRIOR TO INSTALLATION REST ROOMS 2 9 B ) - !NALKINCOOLER 13 13 6 14 x A. O D3 INTERIOR FULL-HEIGHT SWING DOOR _ SUBMIT SAMPLE OF"SLIMFOOT BASE TILE TO ENVIRONMENTAL a SAITV 1i' �;yY.''' HEALTH PRIOR TO INSTALLATION OFFICE 2 2 5 7 Ys W4 O _. W5 D5 K 1 T }yyA yAKVl IIAtWYa DRAFT PLANNING COMMISSION RESOLUTION DRAFT PLANNING COMMISSION RESOLUTION PC RESOLUTION NO. 17- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NO. PA17-0088, A CONDITIONAL USE PERMIT TO ALLOW FOR A TYPE 47 (ON-SALE GENERAL FOR A BONA FIDE PUBLIC EATING PLACE) ABC LICENSE FOR THE NIGHTINGALE RESTAURANT LOCATED AT 41923 2ND STREET, #102, AND MAKING A FINDING OF EXEMPTION UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) (APN 922-043- 027) Section 1. Procedural Findings. The Planning Commission of the City of Temecula does hereby find, determine and declare that: A. On August 16, 2017, Brad Trevithick filed Planning Application No. PA17- 0088, an Conditional Use Permit 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 16, 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. PA17-0088 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 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 Nightingale will operate as a full-service restaurant with the primary purpose of offering a full menu of food within an existing building. The proposed conditional use is consistent with the City of Temecula General Plan, which specifies Specific Plan Implementation (SP1) for this site, and conditionally allows for restaurants to operate with a Type 47 (On-Sale General for a Bona Fide Public Eating Place). The sale of distilled spirits would serve as an incidental use to the establishment's operations. 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 Nightingale will operate within an existing building within the Old Town Specific Plan area. As conditioned, the proposed conditional use for a Type 47 (On-Sale General for a Bona Fide Public Eating Place) 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 forrestaurant and retail 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 existing building was constructed in conformance with the Old Town Specific Plan, Building Code, and Fire Code. Therefore, the site for the 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. 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 Old Town 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 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 request for a Conditional Use Permit for a Type 47 (On-Sale General for a Bona Fide Public Eating Place) at The Nightingale will be conducted in an existing building and involves a negligible expansion of the existing and expected uses. 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. PA17-0088, 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 16th 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 16th 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 DRAFT CONDITIONS OF APPROVAL EXHIBIT A CITY OF TEMECULA FINAL CONDITIONS OF APPROVAL Planning Application No.: PA17-0088 Project Description: A Conditional Use Permit to allow for a Type 47 (On-Sale General for a Bona Fide Public Eating Place)ABC license for The Nightingale restaurant located at 41923 2nd Street, #102. Assessor's Parcel No.: 922-043-027 MSHCP Category: N/A(no new grading) DIF Category: N/A(no additional square footage) TUMF Category: N/A(no additional square footage) 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 16, 2017 Expiration Date: August 16, 2019 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 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. Consistency with Specific Plans. This project and all subsequent projects within this site shall be consistent with Specific Plan No. 5 (Old Town Specific Plan). 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. 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. Graffiti. All graffiti shall be removed within 24 hours on telecommunication towers, equipment, walls, or other structures. 9. Modifications or Revisions. The permittee shall obtain City approval for any modifications or revisions to the approval of this project. 10. Trash Enclosures. The trash enclosures shall be large enough to accommodate a recycling bin, as well as regular solid waste containers. 11. Bona Fide Eating Place. Type 47 (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. 12. Food Service. The bona fide public eating place shall serve a full menu at all hours that alcohol is served. 13. Statement of Operations. The applicant shall comply with their Statement of Operations dated January 24, 2017, 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. 14. Revocation of CUP. This Conditional Use Permit may be revoked pursuant to Section 17.03.080 of the City's Development Code. 15. 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. 16. 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. 17. 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. 18. Prohibition of Live Entertainment. Indoor & outdoor live entertainment (as defined in the Old Town Specific Plan) is prohibited. Live entertainment may be permitted on a temporary basis with the appropriate Temporary Use Permit, city sponsored event permit (which explicitly permits live entertainment in establishments), and/or an approved Modification to this Conditional Use Permit. 19. 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. BUILDING AND SAFETY DIVISION General Requirements 20. 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. 21. 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. 22. 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. Accessible path of travel from parking to furthest point of improvement. 23. 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. 24. 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. 25. Obtain Approvals Prior to Construction. Applicant must obtain all building plans and permit approvals prior to commencement of any construction work. 26. Obtaining 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. 27. Demolition. Demolition permits require separate approvals and permits. 28. Sewer and Water Plan Approvals. On-site sewer and water plans will require separate approvals and permits. 29. 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. 30. 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 31. Submittinq 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 or hard scape plan to verify accessibility for persons with disabilities. 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. Fire has no conditions that are required for the Type 47 ABC license. POLICE DEPARTMENT General Requirements 35. 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. 36. 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. 37. 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. 39. 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. 40. 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. 41. 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. 42. 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). 43. 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). 44. 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). 45. 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). 46. 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. 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: PA17-0088 APPLICANT: Brad Trevithick PROPOSAL: A Conditional Use Permit to allow for a Type 47 (On-Sale General for a Bona Fide Public Eating Place) ABC license for The Nightingale restaurant located at 41923 2nd Street, #102. 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, 16, 2017 TIME OF HEARING: 6:00 p.m. + Project Site fi \ �f 0 100 200 L / `_ "� �� 9 ` ■` NEW=Feet.. 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.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. ITEM 5 STAFF REPORT— PLANNING CITY OF TEMECULA PLANNING COMMISSION DATE OF MEETING: August 16, 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 Planning Application Number PA17-0109, a Specific Plan SUMMARY: Amendment to relocate a portion of the Hotel Overlay within the Old Town Specific Plan. PA16-0270, a Development Plan application for a six-story, approximately 175,677 square foot hotel generally located along the south side of 3rd Street between Old Town Front Street and Mercedes Street. The hotel will contain 151 guest rooms. A parking structure will also be constructed directly across 3rd Street. The parking structure will total approximately 86,117 square feet and contain approximately 2,846 square feet of ground floor commercial space 213 parking spaces that will provide valet parking for hotel guests. PA17-1020 a Minor Exception to allow for an increase in building height for the parking garage. RECOMMENDATION: Adopt a Resolution recommending City Council approval of the project subject to Conditions of Approval CEQA: Subsequent Environmental Impact Report (SEIR) PROJECT DATA SUMMARY Name of Applicant: Chris Campbell, Walter R. Allen Architect+ Associates General Plan Specific Plan Implementation (SPI) Designation: Zoning Designation: Downtown Core (SP-5 Old Town Specific Plan) Existing Conditions/ Land Use: Site: Existing Commercial Uses (Hotel Site)/Vacant Lots (Parking Structure Site) North: Existing Commercial Uses South: Existing Commercial Uses East: Existing Commercial Uses West: Existing Commercial Uses Existing/Proposed Min/Max Allowable or Required Lot Area: Hotel: 1.41 Acres 0.08 Acre Minimum Garage: 0.40 Acres Total Floor Area/Ratio: N/A N/A Landscape Area/Coverage: N/A N/A Parking Required/Provided: 213 Valet Only Spaces 181 Spaces Required BACKGROUND SUMMARY On February 18, 2016, Chris Campbell, representing Walter R. Allen Architect + Associates, submitted the original iteration of Planning Application PA16-0270, a Development Plan application within the Downtown Core District (DTC) of the Old Town Specific Plan (OTSP). This version of the project allowed for the creation of a five story, 155,630 square foot hotel along the south side of 3�d Street between Old Town Front Street and Mercedes Street. A 219 space, 50- foot-high parking garage located on the north side of 3�d street directly across from the main entrance to the hotel was also proposed. The project is located within the Downtown Core district of the OTSP and, as proposed, does meet the standards of this district. However, the Old Town Specific Plan contains a hotel overlay area located to the south of the project site that, if adjusted to cover the project site, would allow for the project. The overlay is designed to encourage the development of a hotel with conference facilities, restaurant and other guest services. These are some of the amenities that were proposed as part of the project. Furthermore, the overlay allows hotels to be constructed at a greater building height than other buildings (up to eight stories) in the underlying Downtown Core district. Staff has processed a Subsequent Environmental Impact Report to analyze the environmental impacts of relocating a portion of this overlay to the project site. On May 17, 2017 the applicant submitted plans with significant changes to the square footage, architecture, and site plan. These changes were reviewed by staff and presented to the Planning Commission Subcommittee on June 21, 2017. The project was also originally presented to the City Council In-Fill Land Use Subcommittee on March 28, 2017. The project was brought before both committees again to review the proposed changes. The plans contained within this report are the result of this review and feedback from the Planning Commission and City Council Subcommittees. These plans were also reviewed by the Old Town Local Review Board on July 17, 2017. The board unanimously recommended project approval. 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 Specific Plan Amendment The Old Town Specific Plan includes a Hotel Overlay that runs approximately from Second Street to First Street. The project is located within an area not covered by the Hotel Overlay. Maximum building height for non-overlay areas in the Downtown Core is fifty feet. Maximum building height in the overlay is eight stories or equivalent to no more than one hundred feet in height for full-service hotels. The overlay currently covers both right-of-way and private property. The Specific Plan Amendment will allow for a portion of the overlay to be relocated from the public right-of-way and be incorporated into the hotel project site. Approximately 61,569 square feet of overlay will be relocated. This will allow the hotel to be in conformance with the height requirements of the Specific Plan. Site Plan The hotel portion of the project is six stories and proposed to be located on the south side of 3 d Street, between Old Town Front Street and Mercedes Street. The hotel is approximately 175,677 square feet in size. The project is designed to provide active street frontages along Old Town Front Street and 3�d Street. This is accomplished by incorporating restaurant and retail space along these streets with multiple pedestrian access points. The ground floor located on the western portion of the project will contain retail and/or restaurant space. Outdoor dining can also be included in this area if a restaurant occupies the space. Multiple pedestrian entrances are provided. Moving east of this area along 3 d Street is the main vehicular access point to the project. This access will be located midblock and consist of a pick-up and drop-off area covered by a porte cochere. Finally, a gym is located to the east of the pick-up and drop-off area along Mercedes Street. The southern side of the project site will feature a walkway with landscaping and decorative paving. These features will add a pedestrian scale between the project site and existing building, as well as future development to the south. Internally the hotel will feature a lounge courtyard and a dining courtyard. The parking structure is proposed to provide 213 parking spaces at a height of 57'-5". The maximum height for structures in the Downtown Core of the Old Town Specific Plan is 50 feet. The applicant submitted a Minor Exception application to allow for the increased height. The structure will provide the required parking for hotel guests and will be valet only. This structure is proposed to be located on the north side of 3�d Street. Main vehicular access to this structure will be located along 3�d Street. Additional access is provided via an alley behind the structure. The applicant also proposes to include a retail suite on the ground level of the parking structure along 3�d Street totaling approximately 2,846 square feet. The Specific Plan establishes allowable frontage types appropriate for a vibrant public realm. The Downtown Core District allows the following frontage types: Shop Front, Arcade, Gallery, Two-Story Gallery, and Forecourt. The proposed project incorporates a combination of the Gallery, Forecourt, and two-story Gallery frontage types for the structures. The building meets all design requirements and standards for this type. The application is consistent with the OTSP and has proposed an effective design to create a vibrant streetscape. Architecture The architectural design of the building is consistent with the OTSP. The hotel is designed to look as though it was constructed over time. This structure incorporates the Mission Revival and American Mercantile architectural styles allowed by the Specific Plan and the project incorporates colors from the Sherwin Williams Preservation Palette (or similar). The American Mercantile sections include parapet walls with articulated cornices, vertical oriented windows with decorative pediments, brick facade, and display windows with transoms. The Mission Revival sections of the project include clay tile roofs, wrought iron detailing, and windows with recessed openings. Landscaping London Plane trees (36 inch box) will be planted on 3 d Street and Liquid Amber trees (36 inch box) will be located along Old Town Front Street. These trees will incorporate the tree grate specified in the OTSP and are in conformance with the Specific Plan. Minor Exception As previously mentioned, the maximum height within the Downtown Core District of the Old Town Specific Plan is fifty feet. A Minor Exception allows for a height increase of 15% of the maximum allowable height. This will allow for an additional seven feet five inches. The applicant has submitted a Minor Exception application for the parking garage portion of the project. The height of the parking garage will total fifty-seven feet and five inches. This height is within the allowances of a Minor Exception. LEGAL NOTICING REQUIREMENTS Notice of the public hearing was published in the U-T San Diego on August 3, 2017 and mailed to the property owners within the required 600-foot radius. ENVIRONMENTAL DETERMINATION On February 8, 1994, the City Council adopted the Old Town Specific Plan (OTSP). In 2010, pursuant to CEQA and the CEQA Guidelines, the City Council amended the OTSP to adopt a form-based code that established development regulations and standards in the Old Town area. On [insert date], the City Council certified the Program Environmental Impact Report for the OTSP (SCH #2009071049). Staff has reviewed the project in accordance with the California Environmental Quality Act (CEQA) and has determined the project could have a significant impact on the environment; therefore, a Subsequent Environmental Impact Report (SEIR) has been prepared for the project. On January 12, 2017, the City published and distributed a Notice of Preparation (NOP) 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 (SCH # 2017011029). The NOP was circulated from January 17, 2017 through February 15, 2017 to receive comments and input from interested public agencies and private parties on issues to be addressed in the SEIR. On January 23, 2017, 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 SEIR for the Project. Thereafter, City staff filed a Notice of Completion with the State Clearinghouse, and circulated a Notice of Availability with the Draft SEIR and Appendices to the public and other interested parties, for a 45-day comment period between May 2, 2017 through June 15, 2017. A Notice of Availability was also sent to adjacent property owners indicating a review period of May 2, 2017 through June 15, 2017. The City published a Notice of Availability for the Draft SEIR in the San Diego Union Tribune, a newspaper of general circulation within the City. 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. A Draft SEIR was prepared under staff's direction by Environmental Science Associates (ESA) and was distributed to responsible agencies, interested groups, organizations, and individuals. The Draft SEIR was made available for public review and comment for a period of 45 days. The public review and comment period for the Draft SEIR commenced on May 2, 2017, and concluded on June 15, 2017. Notices were mailed to surrounding property owners, signs were placed on the property, and a notice was placed in the local paper to provide a 45-day noticing period for the public. The City of Temecula received eight written comments and responded to each comment in the Final SEIR, which includes all timely received written comments and responses thereto. Comments were provided by the Riverside County Department of Environmental Health, California Department of Transportation, Riverside County Flood Control and Water Conservation District, Pechanga Band of Luiseno Indians, Temecula Valley Historical Society, Jackson Tidus (A law Corporation), and Mr. Rusty Rawnsley. The Final SEIR was provided to commenting agencies in compliance with State law. A copy of the Final SEIR, which includes the Draft SEIR, written comments, responses to comments, and revisions to the text of the Draft SEIR, has been provided to the Planning Commission. The environmental analysis identified six areas where no impacts were discovered. These areas are: Agriculture and Forestry Resources, Biological Resources, Mineral Resources, Population and Housing, Public Services, and Recreation. The analysis identified nine areas where impacts were not considered to be significant. These areas include: Aesthetics, Air Quality, Geology and Soils, Hazards and Hazardous Materials, Hydrology and Water Quality, Land Use Planning, Noise, Transportation and Circulation, and Utilities and Service Systems. The Final SEIR recommends feasible mitigation measures for environmental impacts that can be mitigated to a less than significant impact. These are located within the following areas: Aesthetics, Air Quality, Cultural Resources, Geology and Soils, Hazardous and Hazardous Materials, Hydrology and Water Quality, Noise, and Traffic and Circulation. Two areas have been identified as creating significant and unavoidable impacts. These areas are Greenhouse Gas Emissions and Noise and Vibration. In the event the Council opts to certify the Final SEIR and approve the project, and 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 significant and unavoidable 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. In addition, if the Council decides to approve the project, it will be required to adopt Findings and Facts in Support of Findings in connection with the Final SEIR and a Mitigation Monitoring and Reporting Program. FINDINGS Specific Plan Amendment (Section 17.16.020) The proposed specific plan is consistent with the General Plan and Development Code. Goal 6 of the Economic Development Element of the General Plan is about enhancing local tourism and pursues a comprehensive, recognizable tourist destination, offering a range of attractions throughout and beyond the Planning Area. This is accomplished by Policy 6.4. This policy encourages development of lodging along the freeway which interacts well with the professional office and tourism markets and enhances fiscal viability. The proposed amendment to the Old Town Specific Plan will allow for a portion of the existing Hotel Overlay to be relocated to the project site. Because the relocated section of overlay will be required to adhere to the same development requirements stipulated in the Old Town Specific Plan, General Plan and Development Code, the proposed Specific Plan Amendment is consistent with the Policy 6.4 of the General Plan and the Development Code. The proposed Specific Plan would not be detrimental to the public interest, health, safety, convenience or welfare of the city. The proposed amendment has been reviewed against the requirements of the Municipal Code, Building Code, and Fire Code. These codes contain requirements designed to protect the public interest, health, safety, convenience or welfare of the City. Because the Specific Plan Amendment is consistent with these Codes, the amendment is not anticipated to have a detrimental impact to the public interest, health, safety, convenience or welfare of the City. The subject property is physically suitable for the requested land use designations and the anticipated land use developments. The subject property is physically suitable to accept land uses that can take full advantage of the Hotel Overlay's expanded development opportunities. This is because the size of the area that will receive the overlay is large enough to allow for the construction of a full service hotel and parking garage. The proposed Specific Plan shall ensure development of desirable character which will be compatible with existing and proposed development in the surrounding neighborhood. The amendment will allow for the relocation of a portion of the existing Hotel Overlay to move north by approximately 230 feet. This distance will allow for a full service hotel to be located within the same general area of the remaining overlay in the southern portion of the Specific Plan. Therefore, full service hotels of the size allowed by the Hotel Overlay will continue to be concentrated in the southern portion of Old Town and development in this part of Old Town will continue with its originally envisioned character. Other uses that make up this area include mostly restaurants and retail establishments. Development Plan (Section 17.05.010) 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 application will allow for the construction of a full-service hotel. The project will be in conformance with the Goal 6 Policy 6.4 of the General Plan for Temecula. This goal and policy encourage lodging facilities along the freeway. The Project is also in compliance with all applicable requirements of State law and other Ordinances of the City once the Specific Plan Amendment is approved. This is because hotels of this scale are permitted in the Hotel Overlay of the Old Town Specific Plan. The overall development of the land is designed for the protection of the public health, safety, and general welfare. The project has been reviewed to ensure compliance with the Development, Building, and Fire Codes. The project has also been reviewed to ensure compliance with the Old Town Temecula Specific Plan. These codes and the Specific Plan contain provisions that are designed to ensure the protection of the public health, safety, and general welfare. Minor Exception (Section 17.03.060) That there are practical difficulties or unnecessary hardships created by strict application of the code due to the physical characteristics of the property; The property increases in slope between Old Town Front Street and Mercedes Street. This slope makes it difficult to design a parking garage with the appropriate maneuverability for vehicles. The additional 15% of building height permitted by the Minor Exception will allow enough extra space to ensure all design requirements are met in an aesthetically compatible manner. The minor exception does not grant special privileges which are not otherwise available to surrounding properties and will not be detrimental to the public welfare or to the property of other persons located in the vicinity; The Minor Exception does not grant special privileges which are not otherwise available to surrounding properties. The Minor Exception is not anticipated to be detrimental to the Public welfare or to the property of other persons located in the vicinity. This is because the Minor Exception will simply allow for an increase in height of 7'-5" for architectural elements of the parking structure. Lowering the structure to the height required by the Specific Plan will create elevations that are aesthetically substandard. The Minor Exception places suitable conditions on the property to protect surrounding properties and does not permit uses which are not otherwise allowed in the zone. The Minor Exception is part of a series of applications designed to allow for the construction of a full-service hotel and corresponding parking garage. A SE/R has also been prepared for the project. The conditions of approval and Mitigation Monitoring and Reporting Program will provide suitable conditions and mitigation for the project that will protect surrounding properties. ATTACHMENTS Vicinity Map Plan Reductions PC Resolution Recommending City Council Certification of SEIR and Actions Related Thereto City Council Resolution Certifying the SEIR and Actions Related Thereto PC Resolution —Specific Plan Amendment Exhibit A —City Council Resolution PC Resolution — Development Plan Exhibit A —City Council Resolution PC Resolution — Minor Exception Exhibit A —City Council Resolution Draft Subsequent Environmental Impact Report (SEIR) with Appendices which can be downloaded at: https://temeculaca.gov/362/Environmental-Review-CEQA Final Subsequent Environmental Impact Report (SEIR) which can be downloaded at: https:Htemeculaca.gov/362/Environmental-Review-CEQA Notice of Public Hearing VICINITY MAP City of Temecula TRUAX HOTEL 5� �F T 4 4 a�'gh Project Site \� 0� 0 n sT 5� _ r 0 250 500 Feet This map was made by the City of Temecula Geographic System. The map is derived From base data produced by the Riversidede County Assessor's Department and the Tr ation and Land Management Agency Riverside "3_ County.The City of Tem"ecUa Wa asshmes no warranty or legal responsibility ility for the NORTH information contained on the map.Data and information represented on this map are subject to update and modiricabon,The Geographic Information System and other sources should he queried for the most current information This map is not for reprinl or msale. G"r-A.phjt iAymallort Systems PLAN REDUCTIONS TRUAX HOTEL 28690 OLD TOWN FRONT STREET TEMECULA, CA 92590 z a � z � L� g TRUAX DEVELOPMENT PR-T It_DINF It4;ORMATIfJN CONTACTS INDEX TO DRAWINGS �MER.EDS STREET � AOc-96 AI ITECTI1 i 1 Y I _ eE ARCFIIrE'GT:—� �yy rna wawr�er r PROPOSED USE •A.Fa:tr .ar f :sN1X YRrM f 9 rW.R�1L 1/�r�v�. me.A-..aw 4aJn �.yF]..�YW11s. i .. 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SIXTFOOR PR-2.3 F3 VIIIVIfIIIVIIIIiIIfVf!"L1°',n(Ilul1!'[��"�„���aVVVIIIIIVIIVi�illVl.--- _ - o - [� 13 l FF FI t 11 rl i.. 11 . �ilili�: .a l!1 1ll�l'-. X11■: a ... - . o 0 m 0 0 � a ° IN-Evil ° D1:NOW :'F 111 n ^■ ��I� i ■���� .. - , -- � -I°-1�ilio! Q = � � „�V�I�VdI1VIIpVIIIfIIIIVIIVVVG�aU,allVlm� �.� � - It ..NO. r1�1i NAY T� Il■ ;� - �■ ISS_iFF11 i�p�� �; � ` - � c - � 0 — o F I !■■�■ o 0 2 etf liKlEi l■= 1 i �f =i�`= � IM a,!�I�1. 2 - �Ron WE■f1AR's 4st . ■ ° �: :: ::: Q�IP1Y19■9iFF x7R71A F ::: ' „ ■ . � = u �I ° w ���ir� 3 ■��■ IIII'lll�■�.. 0 v 4 44 4' q Jig <pLQ 4 -- -_ -� . ]TT L.] — � _7 11 Pi 4 ,© I --- - — Z • W -- __ - -� nl - _ xw Z LL ioo LEVEL 3 0 0 A►fAwtru aracL. � N LEVEL I LEVEL 2 1� Iti l I j—•-1----- — � i I i - - - M4 . _ ---I I 1 I Eg Ff I— i I I I 1 i I I I I f 1 I I I PLANS 1-6 g LEVEL d LEVEL 5 LEVEL 6 NORTH E ,.AAwVb.r.% b.A�..-L. .►�STALL. PR-3.0 TOTAL PAWINCs:213 SPACES rue.�n.•-r-r _ ------ I � t ! W + � r _ a m o Q #�A�- •maw�a w. o o � �j9oi 9ouT�ErLEVATION 1/�y1 T T 1 _--_ ____ -------- -------- -------} I. ......... ni gaz>r E i f 2Niw &!.4=T ELEYATIt,TJ ELEVATION: E PR-3.1 S W w a O saisrw.uso• O � y f O F EAST !IIATIOW of p cr 1D 04 i l OCX 00< 00< a � ld ELEVATION: g 11�9T ELEYATI[7td r _ .,.... PR-3.'g Z Ow 22.O y Z 2 SECyION A_A � ~ j N H . , - - ----- ---- ------- - ------------- ------------- ----------- ---------- ---- -- --- -------- - -_-_-__-_-- ------ N r_ ________________ Ty SECTION B-B - :y SECTIONS PR-3.%: REVISED WERCEMMIFIMI •�W+RC tea/00,0.1ORt.Wf - r � LL I LPA tti IR�eYiw aagWg 9 O.f�!}g¢*_ rUwnraN07E6 E151N+G BADING a 5 viWleA,awl aR.1v�axr�-tWMIM Awr r IS 1 as�� mr a mt<ua F I MMo llaa AAIw�AT Lv�i[WCaYI � - llluur)RYO OIll a awal a IIT Ile!ImRIIIX a[f9aKlp.awl f.Wlf �qlp Nb % wMmAaa aawLMiW wpafC! ��. PARKING 'am�°�.wr�i�a�a ilo na.,obi srr'�nm. C.VNGE i •+apli,..nn[A., r +p f00,04,NIC�tn mora i"� uwm�w nawla r e.v ..+r. .emwu 13[11.74YG "� mnA caa cor tw ny omy rar avA a/ �onai.-wnu'e m,wie,,u N, u,rwram,tt.lwaor a r _ wnno. F EXISTING BULDING U yy S� R.NANO LEY9O f,r0. enrwrx woe tn.+t...[ fa. afa gray �p V� tt 1 f�/]�// .uPwa lmwnrt-ammmC 4f0a�+uc� Olmi .1 ova A1.0. x�n i-e 4Yarr.ar.�5w'.tlM1fOlIW1' at[R11Y a O�o1s „ F. r.. ��. r uIXWrA.al01a' �Oua Aa iwwl 1 m mlw•nnusur s aa. nWs ® vaAwl rear wx a,Wwaov�w.a a o< nu a aa.r a r ac OLD TOWN FRONT STMEf . - wn Taw, .I�n+,u+n.+aa. !am I!t!a r•ac faa r�_w.ns me■ w-ww CUATK)N allEan: Y.Q cheowedt VA. MC 6-27-13 SHEET L-1 of 3 sheets JOB NO. n r.w...www...u�wrrr,�l....�r�.V�..�.o....r..�r r.wn ti.o�.�r........r..r...rw�i.s�.�-c.a•,..r.n.c�...rye.+.n...-- .�ti........,.v�nw+.v .....ra.ww.»n..r..wn.r rr.�,....4.f r�.R.��� FA 1E-DQ70 17-113 _ REVISED 4 00 VD VQ Ole 4 I .sr Y...r.. 7'Pyy11C BUILDING O, `� 7 7.t' 171 r - I Ef' �'���� �——•.,�-.ice� -� N r"4-� I ryi 73pi:^ } r — •I:ii yam. BUILDING $ 5 7ar"'�'R- ! FY OROUW LEVEL WERIOR . SECOND FLOOR HOTEL THIRD FLOOR HOTEL E FIRST FLOOR HOTEL Q ar ow wa e.nt vnem_r 1 � '� iMi u PLANING LEVO Ouxaes tmwax.• F sM1[ � RE.�.Y wYe Rw>r 1_e fOC y,�,4 VVV'� K 010 �+mEt OAQM_ OMr/MY �C•F �� . " r mat ave nw'.e O Wl,sa �4Lmis v_qe sma+ .u�u .t Oo i T.' 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' dale:6-27-17 I Rw�mrr SHEET [§ L-3 Fourth, Fifth and Sixth Floor PLANTING PLAN 0!3 sheets JOB NO- «w.r... ....�...�.............�s.^«..n..,.erer.rr��.�.�..�...rrrr.�.�..�.....R«.err-...«..4w.opN222-w...rd.,��. PA 160270 17-113 GRADING NOTES: GENEOU mom CITY OF TEMEOUCK- xwmw� ALL Gam�1cNM AID w.Awc•IA aD.eeY>4 nr.f0.GRC1A4 LAID REAwrt DR10bl N mrwr rT/PNpiAY YO COefM1I'Rm'rLMRaNw MA AIR[rCLR}W f1AW4M1A!F[ [Pa?R K GY/PIMA [>a Q TLVnA. PM 57081 me ALL NOW SHALL CONFORM O HE AEW6 EMEN 5 a HE L RAENi (AfNTTAW,D AAS f W WF4 fLr xraiE wrnl IIImoa J mm,pW(Yrryj-lmvM Rpyyq pxaw EDITION OF nK 0"MPROLEYENT STANDARD ONAWN)S FOR w1BLK MRRS LRE' PA18-0270 TRUAX HOTEL NLERM`AND s.na ArWrr sHN.R aBIAWrO AWI]R b 6DlrrmWNry Avr W]IW a ns A]r 2 GIOT7IB�'Tnrwerr•• (ANSRETRNG MACHINE IS NOT A=PTABLEA ! NoAISdDDES PUwM R DQN AAALA c NOirFO NA rl[NlM W]Irs wDSCIIGr lRF AT(SST)!s►ea!AT L[ASi N PRELIMINARY GRADING PLAN IIdMS N AOVANQ d 6COR%!O ANY CgRII11KMMAl]IAMAM aCRAIIDIf pINTACn 1105 JA[RSDN A 31SIILN AGR PN0 ACrINK3 9IM!R Oql w CpRGAYANR WM RCRMMARg15 a llL PRINRIMV (RESPoNABLE PERSai^KLOPER)(I-ANY)(11-HR PNaIE NUMBERJ . WHSIIWIIq!BY WIEO rav{]m• SAID-SHALL Q C0..'SCEIAfD A PMT a HIS gAdIC PE- !. C117QiL Xr (RESPGV9BLE PERSON CONMA-)(CDWMY)(StiesMAINAAM PNME NUMBER) - 1DM -'-� 1 IrsrrrF aarx Arerrr•n i AND fRl IlOP[S SHALL tl 11,IIWISS Ond%AE APNroLrO BY IIF Ory LHg1YCIL q WIN a PRAM 10TSTMT d ANY ROR1f.A 6AISNE55 LIttMSE WALL R R[RECDIEWAiIPVS a IrF-S RE 1 M IlaS2 SNALL NOT wLE L[55 MM as IIFlAn1(-I-WT TO OBTMVED iRON ME GDT: rRNlN IlKAQ. - a A4 W1LRrL rNYL Avr.[hAQO Nx[>Q+TRI aRRNa SAAR T.r ewaan NAS m prAA[O d KRY pL�,FH•+N. 0. A GRADING PERWT SHALL BE MTAINm,PRCR TO ANY WaPlf M TARgr.1Ne aTNW 611]1[MdFs]G efN[F Df%IR bEN CAQSSO.S I Alp p ArR RR RLY1 TRF F[ET,Tlr�YAw PRIVATE X Lg T.ME PERMIT AND M APPROLED SET OF t ArYry Am ONS 11rD A F ORfR ImOCN a lax 1tW,art oWrf.qO er M WandwJL.{I1dAr{t CONS ENT MANS M IST BE PRESENT AT 1HE J01SIT WMNO SrNMLABIItt GlC0.A1NR6 WM A FAOlL11-a-6Arttt a AT LEAST D1(AxD RN:TfNnS G.S) SHALL R SWT20 ro - � CONSIRI1CTIal. NAIICILR ABY A IIEOSifIICO ONL ENDIYER SORS ENLMEETI q Q0.0MSi rq GRN AMO M IldNS OKR b rtR w 4 Ahr110YAL Of fm l4AIIS eY IK QT Do AO[REEVE yywWW B +rE ANA{Ir Mlr A!Y fANN[EB tl brCDFfA0.1 K {M 1rF a �l g90�ifi SMALL R CCK UIIOER iR SYERNSq!tl A PE661ERED qK FNgILER,SQ. fHQR£R q QROgST,NHO Ogl�Crpy 0f rIM06/S1 yyryA)<O�qD DLpIR"�LCM 1CODM T IIID g15 d MMTRN mI1RICn1AR1 MAT NE rRtS aMnl OC TOOT W ORM HAH E[N PRDYIILY RACen ] N1rAA•` we QTY ORGNANEE NO..RA-ZS STADES MAT NO PETJSM STALL 6 Deew6Z BB�7'2 GACAdE+r Oo w.LLcr cainn.Cnpu unN n,IWCN TI(to mcna pm a 11WA DAF-AFwfF[N d•Aw.[aT aM Ktu+m 1=S ..RMM w MEIAq a AS AAYT%T 7 CdtR['Ir MAO er K iO CpYHr HIO-rCM sLgW IRQ f q WIOAa uMSO K4i ALSrt>Y! *F CJD PM AND 1-]D NI,MVAAI FIVWo1 MD-AAA,ANLL q'fcr r ff M lI a Au pIW b cRLs 0161 n�0 r�r M WrOaY A4plr q!PGI Mr NMAPdr lO WLAQO ASAS w 0W[CS Di cuwI CpLf> OpN cw"wwm Tw HWRS OF 1.AM AND 6:10 A>.rAcr A1Nvr Awr rRM,K r6.d 0.D1rt Au aRNrLAR RAApf 6kYi K walW.arW rrR PH+NIRrOr[D ALnln _ PARCEL 2 AIIOAft ON GRTIONA4r RYDarPi nYII SHALL BE LWDERTANEN M SUNDAY EDSiWG gAwnQ LL B, gIALL LDI/IINF ro N1IC11oN Ai Alt IVIES MO gSlMIC11Dl d N000 NANS q INIIPIAL PA=m STAMJ[Flll O wifR L0.N56 91AL1 BC PEIIYIrrla 6. RPR/NmRY+Qa'+a FAOAYiye ME ISSLIANCE a A PERMIT BY ME CITY DOES 1ElLMRARY I%AwAc%VEL c NMh1WO Lwli}LmYAIr arurµe SAkIMFs ARF�SMLNO PRORCnK cAWN[3 NDFYL NOT Ryi GR PRONDC MY REARANCES rROII STATE M FEDERAL AM- BE M- R.PLr11TNR.Tr ro Ar10ACr AO,prRAO NR OWwanIIY IWplRTr�rTTTw Sli CLIMWIION AHO PLI]1'Nr wAT[n BEWLA IMC THE PRONSNINS OF STATE GR FEDERAL ENDANCEM SPECIES ACTS GR DNS COLYT111R:IbnDTAf.p�A1R 1 - p WAMR WALITY REgSA1NY13.THE APMLWRIATE CLEARANCES FROM THESE APPMIAED PIm1ECllAF RASWEz A1D n1IVRMY q/NIAQ M04IDON5 YUSr a USIO ro PM1TLCr AODW W AOMRTeS AG-SHALL W OBTAINED FAX]N Irl ANY SIM R'STURBANCE GR GRADING 0.NR1G>NE gAAM PROEer. ). MY DON MANQ MUST BE FN4R ST SUTTED TO a OAMAQ EASAEMIS.fASE1[Nls SMALL BE HPr RCM a Alt 0651RTIL'IIDIIS MO AADNO q TRILLS SNAIL R PUQO WMw PIE W15 GG AS A Mp.INEA Mp.INE REVISION FOR RENEW AND APPROVAL P TO - k RgLEYENIpVL i"C GNNOE M ME ml.IKFLR TO RK a"ENGNELRWL AND S. ME AYAMRM q.AO[iq CgNgICR ANfAQ gAWAQ-1-SNAIL A R f]E-KALI-T(a:l# 1r CONSIRIICINM MANUAL ]. pT6BL�RLI.PRDETIry CgwERS SHALL R REAIMY ORRIEAIDJ IN Mr MD I11N1R TO C0.IbMRNT d ANT 0.!1-IflQ�r♦r1�D[&V A PRE-COIISTRIICIILN MEETING SHALL BE SCI MED CgISiRIM11011AAlA0IH6 nCRNTY.AS Or1FtiEa 6Y iR qtt LI.lEFR' illO HORN GAYS MIM i0 INE START tl i-TION.WRING CaVSTMkTICN,A L D DEPENOABLE AND RMON9VE OMTRACTGRS REPRESENTATILC SHALL BE AT THE 6 ROIs 9 W WrnHrvs neeR m W xmn pLRYT Mw(T;1TON5 STALL BE RFOUCSIEO NA llE wILM WAkS RCKCnq - JOB SITE AT ALL n S. LINr Ar psl!!e-A.e.na.r TIF FWOWI.F ° R TRO QTS a PM RFVATIDN QRRTGnq O.E..ROU611 GRADE)TO-A STATEMENT MAT THE PAD B.-TOTN O0.FLES I. lI➢LI➢fS APPROVAL tl THESE MANS BY iA1E GTY DOES NOT LIMSnM1E A M IXF WNwOAFO gAMNt MM QRTFKA11p1 NALl c ro CNF.GRADE,RCA'AIKN nro LOCATION a WTAhL 4OIA[S - � REAIEANTATION AS TO TIIE ACCMACY GR CQREMNM tl ME LOCAMM,Ana THE EMSiENQ M NM-EIOSTENQ a MY DAER6 W UI61TIE5 WTRW INE 1110 SE1S a PAO L IPACnOT!CgMIg11pN Rr.,EMAL QAmr ms Ski A[N!I)ID MRILC A STAn11ENr THAT INF M0.ECT LWM MY UMLTY INVADED WRING ME PERFOTBIANCE K 11K W gA0111G C0.M.fs WM RECCMONNINNS a M MfNrNMY MILS REPgi. - SHALL BE REPALRD M REPGQD lO MIE S"ALiKN tl INE mNRMNC AGENCY BY THE CM1RACiq.Ai HIS EAPENSE. S"" ••r+RFRR TO NF CITYS Lr1OFEAwG AND D-DON wNUAL - -- 'J:' - I I0.M%jr AACL r RC Rh,IM,T 8Li!'(l THE I�fErRA ko ro M7�L'11Y I0. RVT GEAIRIG ACMMMY DMML wRLWD kl MOT![1MreD RS IyTAMFp yvr AwryX,ArL E d>�or/QgILI Alp 10 o" AA3 LIXIMJC MDw Airs AF Wwrs q A CWg1W TrDr,s w ALLDInRa[yM ND%MCRAA 1RRr!yl ISL q ERGs mvuw. m cR awl pt,WNANQ Ra 1 Do P TCS 9Wa R meroe rRN F[Er w xMrrAL.awl IDwL we TprAFrrlr rdarPw srrm%HRI°�mLal SPECIAL NOT �AAQ 6;mANn&ALE�ETCFWD MSMAEkrAT (oo' Dai�EC SPECIAL NOTE: I F d ve eercerc z ,�TOars�51-ai0v R r ..el tRm xIDUL+wL cSeuLaf r rl Nn TwE aA.0 r?�...nwpamWreml v*Ie Mrt. 1 .YAPIf W�m M mGTrrvETLpAfP. uPDN AFDusI,uwr.o,M a¢rs muu sr ARMAf¢DgCIML e�LIa,MAL I1L]RIIQ],a ALIV MIWACn a bRq aMRCTS WAW AEASOAADV NAIEAq TO R RCCIIR V _ Ya,L10NAR ggLT Wuc [KawIClrD�i O q1�OAWEI d .L+r]A m wgTH[CGfGRp,i nr cObi�rH��en I 6O II MST CMM"T WALL BE CMTROLLFD BY MIERM M ONE R wn w- fRHUDIL a mLNRr�Y.d.Ap=T al r�Are sJL[00.f'KLpI yn1 REpelq bC EwOTpn qW(R 10 q>•WI A AW v tlVANJf RV4il.�N Nom:• AS APPROLED BY ME GTT ENRAIIER AND SHALL GILWLY WM SRIM COAST AN MWHr n[rDr!e[A9prAtr'IFceAn ro AAL6W m GR r0(yr'LNaf Yl0 AurraR][yr Ar]appp},Dw DIALRIQ WALITY MANAGEMENT DSMM(SCAOMO)RULE b1 'VIAWT m r c-4 eN Ai ND LrLn ro TK Gtt,W q[qr ro M WPNTTCAAaS>r RK TED LrDr R]r Tw4 E-6 06,02'u or,Sq iOEA 1K WfCaHRr n Aer AN AIIGMaAwif 1Ee11%M ASAgWOE,MC ry[CrOI a LNAaAIII{Tr RNsnWRDrY MWL WNFV - 1T.CMeTWH•TNw FETI�Ir-A-FOOT MAIN LINN FENIX IS REGIHFU M ALL rAE TALaAEMVV OW[M K rs1e1 O[ILNYrAy'AI Ap SNML AMi•rTMg n[R9fBlHY tl�rLC LI•iM OCNwID TWAT 1r( MMSIXIAI AND- PRGFCTS MX ROG'SYSTEMS ARE LOYFYETED M D'TeVIESn K All TJIu RC%SWQ,P;WRCLAI d mwICR RT41AWr4T AlY!]ROTr"r nt W61IY111Y I'l. I1AMAfL EnAEAi'K NMDIGIAS/R4MRB R'MO[Old[ri►Acr[0 fPE MNNTENANQ tl INE FENQ 5 THE S FogI-Of TM GAVIRALTM.ORrlr]L MAr10llAoMWCOATE WATER NTROL BOARD�Pi NO. URCES 11 MmF SIA ALL NMK PERFORMED M1HdIT PRGRER MS+ECnW iROw iNE GTT],pfroteRY n LWn%K RxAALe r O;ATLWAL e[xaEet�,L�p+r4o�eca aFrlo ve NLo=cT rnW,w , MAr BE macer ro RE,reTIM. OSDCONTACT.wS MnrrDWl PM:dAW Fti TL LaPREA QA� PIC ORAN INK ER.SEPI.03 101]TOST AND Lp4OIl[V W:AdR ALfxA w 4.� -KO-. 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L4.EABM JRr N01.101s NRK.FE1D BFLr NOMLL PAR R OD TO LLc aT:n,aQ c OJT:iJ00 c L=AL DESCRIPTION 4I213 gmND STREET. DV/r� RT 14. !SD CV i11: 0 CY IlJTE AM A Il EM'gi:IJ.Jp C EN.-gEDO Cy REN Ix"AN N POR RI,-SA o"'Mo IN(BASE TElICCLM G.f15B0 roiK RiOEG EMCRi:Ie,Am LY AlDDM RMS J E[SI a r I SWILL OM BADE (NBl)e]-]DOB �r AM LnW]AN w IIF ON a T[caRA DD.N'ry a RFa TraL I+¢ i WAND IA' SIDM ARE S I PEIRRT GATPOSES RIMIIIDE HATE a MraAli{DEAFWD AS FW0114 , BE- WrI�EE���6Ay 1 w BASED ED O MIABS CES M EXISTING ANO ��3 11 s ICLO, �Wr(,n✓ryP y I w1S INNE-I -f Ma°O.ffO CMi0UR5 aiLY,AIA m NOT NNSmE BLI Q! AW66R{WIP SUB-CXGVAIIM.SNMNNAQ,SIM90GAQ M DINER f a X T;M WnR R d IYfLM a TL1rRR;4 Rif yuD AES ry OLRY ARVSIYENIS n1E GRADING CMMALTOR SHALL aS m w'r'AS 5)dWI OI MM lFLOIQ]w aV[ 1w11 WOO W alerN HMFY RIANTITFS FOR BID PWPOSES a MyY 4<INr Nr iw PLRI FrElr a RIMMED p.. corsIRIADRGL ARGDRD BATE IT tiA1NG16 wTE Bores MARA WALE DL➢DI[D.• H1Aw fr GawED fr cMTRACTMMAMIL _w ,',1R "i° rlEcaPIENDED eY: DATE: CITY OF TEMECULA DFR+R+MorT a Plm+c MD+is ��T No YLLyN.erq MMS P TARED UNRT ME-so,OF 11=PTFD BY: DATE:_ INsccrM at� y W''�.aew�TmAel '°x1D' ]m DAH[ PA-MINAS PE PRIJILIMIMARY GRADINO PLAN srri u A AIp rRnlc P[xreR ran 4!JRlrA HCC: E{gNCNL DIRECTM 0'PUBLIC WORMS TY ENONEER DATE cMMETFD � EW.a Rr"mllcaW. s /G PANT-0270-TRUAX HOTEL sIEET No f yi.N.rley NA y A RCE N. NCE NO AAn] PA16-961-PM$7WI tl 3 SHEETS aEE vcn] w,lw w�iB�r s t, I .,. CONSTRIICTION Nd &S; -II awe TN:k on sux rpAA ` f GOhI iEiC XA.)9GYr[JwKs a'1MgC Dl4r Ed/AC30 Sfls G E i7" - _ C• YAO.fM M. La RA Ai RC[/LAA 31, - 12- r012' —Prr !A!6]C li l• -�7 r_. wu PPr FEE aFLST'a M' MJIA PRODUCT "*ASW - {�PLSTAY.AvtN' BROOKS PROWCT4TC1eA0IN - IISFALL eI—E TARDdICi rw bL peN 1LLYK NiiCW NOMP BBE—LENT FAOLITY PER DETNL III B 7 1IRA\ l i ! SSGIID 1II,.A:T 1'1tlq/f WTRP IQ WP Ew 9[i[] Q Ll. ®GPRfrNICT WTA~IIIAµ,ACR.vFPA W KE T _ ��y/•.�f __ - d "• u NRC!1'qA STgN W—YANNIXE r'n/11 CO— T•I-gl i 1 [ ONSTE SgEWAIK soEwur OLD TOw !STREET - /•� _MAN. *`Yui Yt.IIt✓ LII NpT F PNLe ;: - =.w r FJLia IIIg1eLNBLOf6 - n• �w•I EK. J EY AC PARKING LOT' fs lSaB• MAX ROLL WRBS elLcv - I I•, a 1' [ w%q N,K w EX NOODEN BOMD NICK TO - PADP.I[r BE R OrfD MD REPLACED !• .� — �' ! 1 _ GRRMD L MLOOt MM'FAU%—'STAMPED - JJ �]. �• 1003.BOFF v— CgICNEIE SOEWAlIt PER OLD _ i r 400D.13PE - `.A w1a/MB BD.00 SECTION A TOW�EWc PLM DES. Ir fIV'f5 NIS STMDAROS II 1 aver swEr aQFA,4K E EKIST IYPROLEYEilIS K BLDG . 1= .• I. Lfy SIOEAAIJ (PDfFA OEVILEY K 1 ! I I �R; P Y 1 4WN'A1A I-,.. rryL r n LES Sf+.rA.7 a SECTION B I f r C [r'r••c.`�]r•PEA MSiR. I<R "--� aTDAY DvwnA y A'/AmOr DJJlMY IAt 1/:a/Ds -�_Y �_ 1— Nis -r I -I .. _ OLD mwN FIRE I MV& 2ne1C SITING INN CAFE I' .:}{ lmwr "— eA I � I BEM01� _ 1RMI.- Is ANO _ 2_.. Fi?.C�- �• Ex MRY�tlf_ i r "Alas FLq>t � 'L, sr'L — Ac BEAM rNi - LAAS�AT Y nwrNs �..0 iC• _ '� '�I_f ._ Y� ..� - SECTION C SECTION 0 - ^ NR MLS m,v LtAwO aNLriT B.q SnBIeLIIFeiE � _—`—� -Yw �ih��• _ •� -� . 91P rwCI ——— m/.MY — �� � .� :-^cis ram�Rq�r�Ts�er"'__`�•_ LAApId � CY rwq.LD 4 4_ BEL sTIIer auYa - _— ?R AN t+K PA l+B¢Lp R-— 20. BIT ' awe BASEMENT NOTES - -, j� ( aAuerc acus l SECTION E E - I i! 40 I Nis SEE SMELT J IXLrs%o NCCCO'•rC.•%C[:p}Yn par aUI.0 r. ad AR'6 AT 3TC CpotAyCDpA KT.OIXl I Mti 6w.1l[Mtrr MMT. $4l1 cEsvto IIv WAw eT L�[Gio h ca11RACTOR °' PL. - I�[saANAaam Br.�.a CITY OF TEMECULA Dv+.xM p'LRIBMC ROIws sIE[r rva � NOYLUrti PLANS PrpmNap laLq>t 111PwYe0Y w INSPEMIR ACCEPTED Br: nATE:_ PRELIMINARY ORAOINO PLAN PATRICK MOIIAS,PE yrrA' P0"A"'^ „ t.~ A r9[LTDII L.CORTAJ DATE' DAECTM of MIIILC A S/Clrr ENaN¢R PAIS-0270-TRUAX HOTEL ogre cauxETEn NAII.p oe/]o/Ie r Ew OOf4 s+irM2Pl of Rr NA • iy RCE N. J1tlG [%PgES: R.CE NO IT2] PAIS-1461-PM 97057 SNEEi ND 2 s 7 seEh EASEMENT NOTES EX 20'ALLEY WAY e Alm E19!•tR7 M fA1oF R LtSA•f I[rWRN A•A•SR K UAS WS YRRNYNN•lET TO BE VACATED 91B�S Cum 4•fPBY [tWRB A'Ar]A 1911.AS w !'. K ] AN EAff A N fAWA q"TWMA RWND AID ELECARC C01 11IR MC.A . I L�LEBCS AE[r YBE'IIYX I I C:WF4RMA MAtlRAllgl F4R PAnPES PFCORLED SEPR•RER xi W AS Iyyyy��yy1 E6RAWENI N4 19E9ae 4R (CANNA!BE T. IRUI RC00'D r WE iDIQ EWAL PMA^OSE EKISi.KMPOVEYENIS I TB' 1p A"! I 510EWALK SIOEMALK A OLYTG OF WA KP.. ANO CASLLENI N as �MYIIA C E Inxpc rc' [ I I W AS;SBa Sr K 1r✓ r R6r tx M XFBSRR UNAC:RRARI,AELYNIEO ^� ROLXL CURB I EF OlM 92--l.0.R.( I iX 1 96lROD A• CA T BC HED 2.S MAX 2S �� I I R a AK Ga9dt rR raf9r W i[RWC RlDM'K ILO•REYAw[•CPAA'! `- i I , _ C 4M ilptRF MM ARO 9=nI9BRr9YP21,Ik2 rY �i...� ka r) IKgO PA•ONp EG2Y N4 LR19r x in p[EEB,flWIr19Tf tCG®rADAI AfW19RowWlBly u-�a f¢wn Yllq 510JCiW[ pgRgsORi rlo-a n rArr2a OCR lXhW,v RoxW Inn e i �Fau�E2q IV B—gRAAnsff1��r f� SECTION H SECTION I laurto FAYIY AIAWDRWAPpI) Nrs Ru SECTION F SECTION G NTS N S SEE SH LOCARET 2 FOR As AK fA9ErtWt rr t RX LE]•IADw gE►•PILt RMr W/WIY,A SEC ON RrtlRWT 1 a P2.[!i[�1{Ife9 _ TEMAMLA CITY HALL &AN EASENEN!N FANAR Q CdRYtt(E Av——PLHK UR 1—AID P E SEANCE FALUIE$M1£C4CDED APRIL 24 I9 AS AS N,WX 2S11491 f qF t REEEWI(D CTS PARCELS V AND TJ - ---- - 0 WATER MgISgA45 OP Riff f0 Ip RR.WCREA OR NO!06gO5ED BY M .. - 1 I ®AN CAffIENI W FAM1P❑M Ott T ALEQEA!OR PC•UC UlllllFS ANO --- r l��' PfAiK SERNCF fAlLAS REL'OFBED AM T;2005 AS 06RiL41FNT ALE \ ]005-OU32eT a 4R'gAL REY'gDS (AM-PARCELS•A:b'AID Y) ___gY MERCEDES STREET s I CONS'1'RUMON NOM- - — — — — &• — — _ _ — — _ Or r.Pr w c+w PER nrrrm 2nAA j,.yr s R}!•p . � Y _slu r:w _ I d .,�•p wln..• �_ EALfr PRIVATE CQNLWEIE KAArE4'.Vf - i �•�' �, .`— /191AE.E�'ARCX ONEA CONPACTEO SqL - - Q. PIu•!Apr WAr.f[A AMPRtr RR.9N .Y:1 _.� —--� :..-i _" �L. r - ll ( `.f - O Rla rG PIC GQolf IPE +Y I ry I i w 'Y• rq-il►•9 ^ '"' _ i I r y.r t ffJ A+a a• [Ha..16 iW' EWo1TT PRCGIIC°+Gibe WA1il [!}rrSTAEE iA'A7A' A•ed5 NEDU4"r 41"BASIN I. f ._4 I rs IOPaaol q[�YCa N•M4CK INC CD. AEZ r6"EN'•Io0.'S PW(DBBC1 WrPt BASWI _ C _ imuw 1141CR CWIECH WIw woWIEAl4W'FAgFM1 Ppp OETAE ql SLEET] <• - • {I. p _- StNL a'RIBBON W TAER PER ExtµPL AQF] LpISEI1LCi Ir'GM\"IEYL 9[R�16 rIRY1 `�. ' U I yI LOR6'rRVCT a Om OWN ORARA MAN Iq[ I 11..{ %- calliff I — — —�--1 I I _ I Irl1FfCE 1 M•!pl um t■!E f BIOTREATMENT FACMJTY M MOTMATMENT FAGILrrY• AC PM1 PAVEMENT a�A - 41 RIBBON GUTTER 2 BASE - NTS F- 1 IL IsngrrD BR• arsL— emBBlnarcrinr IIEEDPB eAOE •Y xrR•vRs wrz Bow,rARR uuE SEAL Bf•u[B{rr Y IWN or gcoeaa er .REcoNNErvoeo m— Dnt_ CITY OF TEMECULA eEWAW91�rt Lr R+rAc Wrn.a rr».war.9 rAFrw9.,Ae CONTNACT01?_ 'br I E'er .p'1pNgrµ PLANS PREPARED UNDER THE AIPERNSIW OF —T NO JYf?'a[ll�fw Opl{A,p N.W ACCEPTED BY: aAIE: wsPEcroR .rtt,.eeaw Q.a,eur ne nq.n., '•20' PRELIMINARY GRADING PLAN PATXInt n+aAs,PE oA1E caNIRETEa ��r�, +��NL� w r-ter '6VL • �� gRECTOR OF PUBLIC NVNKB/CIlY ENgNEER PA79-0270-TRUAX HOTEL tl Ar t i T tIP�L IN W RCE rva D6/00/+e r spRf�r 7Alfl• rxPwEs _-RCE No ane] PA1B-1461-PM 37087 a 3 sHEErs �pMR[N M.w.I[�a101,[f wrm umwl[I[was F"a.,o[ca mmr oaa male[slat,T w¢ REVISED cme�caa w eau elemwr rr�wl u rr Nsaa ..a1Me Mor ne.,�r{c a' ens-uw.�raa�rw of>tm iu.w .naa R,awrx usra e,ar.,�s wu mIY.ul� ww,eupn a,l ro>'w.rrt. _ NERCf�STfEET— n_. _. _ ,w = u� f r 1-, Z5 PLATANUS ACERIFOLIA'BLOODGOOD' LIOUIOAMBAR STYRACIFLUA'ROTUNOILOBA' a V I h I Q� 3tl I E ih ExiiivX;B17gCHC I .. �... • h . 1 OLEA EUROPAEA'WILSONII' PHOENIX DACTYLIFERA �'- PARKING GARAGE I +. .a�can[ux-0 '[nrr�mm cala¢t[wx tttt II 11011.1U.T. 'PURPUREA' NANDINA DOMESTICA JUNIPERUS C 'BLUE SPIRAL' LIGUSTRUM JAPONICA'TE%ANUM' � BUN.gNC P170SPORUM; 'WHEELERI' HEMEROCALLIS HYBRIDS GROUNDCOVER ROSE WISTERIA SINENSIS I •- �awe�iee�rs rn I mea su utsnx�moxa w - K-&KfwaoaM LE(80 nava+„t etlaa,l w,.e tia ■ru r� j .f:,�.,®.�, ,pawl�.a,� ,F �,•.� .�.,„-_,:.,.,a>...,r� kf I • _ � tna.t.l srwsu..�uwsr a once n.a wee„•-,r.weio>'-r r EXISTING BUILDINGr mw � �a+u new ''r Raa• � .� _ moo.wwl�wma� wa mwur�mors ec a ala ,m .ua.u.,r.r ee S I h I re.. ,om nml ww, na+c.aq ato, r Q. -n F,m, r pv-h 7-e ocax•urn s.>ra�m. p k9 1 N� — — — OLD TOWN FRONT STFEEf — v _ i >rro,..�..�,r< ••"°"a`„'°"'•,:•�`°`•,'^""�• TJ N thaw" V,D, r wlt=Nrt calla checked; V.D. date:6-27-17 ,q, r SHEET L-1 GROUND LEVEL PRELIMINARY COLOR PLANTING PLAN j 3 sheets JOB N0, A-M Eta..w.�.,,nwwa�.lr.w.a++rwrr�t�sa w.wr,.w r.rwwrw«rw rrwwrrw�wsnww+r•��rwu,.w,wwwwrr-r.n.�....aw.nr•r rr.ra�...>,.n.�w.w.�r«rr��.wrn..awo.r R.we - PA Ia-0270 17-113 REVISED r 1A CL Q.Y ¢z" 3� t 3 •� n p � tt� - - •- sK.: w wnm rc IxK]�iylUfp �1 � � >'e=wri+e.s+s dnf t ��,���� auAmlt •.. gyy• 0 �.. °ase Ada •��ssaasa ease � - n Asa r• � �r.3t4s'�lissai{ - -�`�'- � nlxtwlc � T I r ro. `; 4 Ise CFKXM LEVEL NTERIOR T}i13)BOOR HOTEL F FFST FLOOR HOTEL SECOND FLOOR HOTEL J R.AWIINO LEVO �1'"""var�•+e"�enr'R�mann�: i .ene caer:c nwrl.tm.�am. .� wo-so.+it•s .onw...w.e cue�on� sn .•nn w<ww rnn uv r+w0 a.a-at•a. M� um. �a io o.�aa ria�wnwoc ..n na nnere a:t+n+er P.R rsy �y q, eeae•+K J�.�....auw • .at.w ��.roe > 1 c, na.,•,w. w„u moy w - .unaxr •mx.r• anncr �ar. rui.•e.r w Hass .m.nlr.m unm�' • R,�..� nrrpyuw awn.••�v .mas sew rpr sea acs a wm.a r°.c drawn: v D 0 nor rr .w.r rerw .as..ua ;¢�.r. rtes•.ur••.°ax wu+ne��.... Tv� oscx checked: V D • ..o.�•t•tarvc. ia.ar Erse + • �•a date:6-27-17 �1 �G u•a�lYn v.o•F 1lC!•L' •.0 slUl w./lY ca. n,,y�Ilnr.�'R3 iwo l.f m�[m -� +mr roem n.ar.nw a ar. rttaa ro 1«nw SHEET ,r,,o; • ..�. n. L-2 �`•m'n °""° m ® "`��"""" r"" "'"' _ y Ground, First, Second, and Third Floor PRELIMINARY COLOR PLANTING PLAN 0(Dsheets JOB N0. PA 1!-f7/O 17-113 RENST_^� a w 8. ���� 3 aoj mtiaa ar w+mlm mum rsnu�ar-mo-s 1wr rear w mss mmar�c�nav''i �� Peal w-aan. � a 4Uil'Xw' _ MMANC 11111111111'��II��.��_ I,ei FOURTH BOOR HOTEL FIFTH FLOOR HOTEL BDRF1 FLOOR HOTEL F o� 2 4 � • .amo r w.sm .m�� tma.�rr.an nar aw.w rram nea+.uin reae rae. rem-�ti poor• .q.e..ww a1'r�••�� N drawn• v.D to 'sou' checked: v D SHEE—27-17 SHEET L-3 Fourth, Fifth and Sixth Floor PRELIMINARY COLOR PLANTING PLAN a,3 sheets 9 �.�..�....�.�..+....��.w.��..��.r.r.®�r+..a.....r...r.e.�...rre rra r.......r.......r.m�:_�+r....�.d.......r....�...m.��..r_...��.mm 2 JOB —11 rt.sa�+.rr.rm.�rar�a..r PA 1l-09O 17-113 r . 4 IL r' hal z O w a � o w = O oma •. ° o o � � MUT ELEVATION N y fir { 9 a s Mit COLORED g ELEVATION: � 3 I+AORTW ELEVATION PR ti�- ELEVATION IL ._ _ COLORED ELEVATION IL-V VP a '%long won _. TRVAX , '..� ..,. 0 rsa rr rr rr, rr err !!!r rr s■ ■■ ■ #i#i 11 11 ## Igo r it ■ .: .. s � a '� I 'l HT l l -� �� ea ■ 1111 11 11 i a row Nit Alt-V F ! .�i, it•+r ._- r ]i l f' el r 1 • y � I€ � _ — � I Y bs1�i I I _ r JYI JY a I �Y J�1 f nil, »_... -- --------- ----------------------- w� 1 U� III ; � 11 11 11 11 a 11 1 10, a.. i 41 � l � ixrx�ii _ e .1 1 t•"I eilil� ��r � M � .. � ff H � r ["L rr In, ■ :rr� rP. PP as cs Pd r 1 t: CP11 -11, P. - t Fig SUNNI Jim �I — �� � .� � ' .� :, + '•-•`:7 Ott �' � E � � STUCCO FIMSB #, LA HABRA}OR EQ) SMOOTH TEXTURE r TRUAX HOTEL MISSION REVIVAL O STANDING SEAM METAL ROOF COTA [:GREY BERRIDGE(OR EQ) CflL@Tt:CLAY COLOR:!S1Lip COLOR:ZINC GREY STANDING SEAM METAL ROOF BERRIDGE(OR EQ) CAST IRON COLUMN DOOR COLOR'TEiALNU7COLOR:ANTIQUE COPPER COTE COLOR:CHARCOAL SMOOT RAFT(OR EQ) MOOTH/ROCK1rACE PRECAST CONCRETE RENAISSANCE,MONTECITO CEMENTITIOUS WOOD SIDING CDI PAINT WHITE COLOR:MODERN GRAY WROUGHT IRON RAILWG _ f HOT DIPPED GALVAMZED STEEL COLOR&STYLE:BLACK McNEAR BRICK(OR EQ) ,4 COLOR b STYLE: CHARTHAM COLOR BLEND ARR BCRAp•r(OR F.Q} SMOOTIIIROCKFACE IZENAISSANC$,OAK MIDGE .ORATtV$SCREW PARTITIOII L ,. f, lk , 1V� . '' EHEDTUM BRONZE ML"TAL Id"H i TRUAX HOTEL DOORS/WINDOWS AMERICAN MERCANTILE SIERRA PACIFIC(OR EQl PATINA GREEN SEAWOLF t DECORATIVE STUCCO HEADER NATURAL CONCRETE COLOR WROUGHT IRON RAILING HOT DIPPED GALVANIZED STEEL COLOR!s STYLE:BLACK l PRECAST COSCMM - MODERN GRAY McNEAR BRICK(OR EQ) COLOR&STYLE: SANDMOLD MONTICELLO TW BROWN ARRISCRAFT(OR EQ) SMOOTH/ROCKFACE RENAISSANCE,GRAPHITE w �.... ,rte STUCCO FINISH LA HABRA(OR EQ( CAST IN PLACE CONCRETE ' CANVAS DRAFT PLANNING COMMISSION RESOLUTION CITY COUNCIL CERTIFICIATION OF SEIR AND ACTIONS RELATED THERETO PC RESOLUTION NO. 17- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA RECOMMENDING THAT THE CITY COUNCIL OF THE CITY OF TEMECULA CERTIFY THE FINAL SUBSEQUENT ENVIRONMENTAL IMPACT REPORT ADOPT FINDINGS PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT, ADOPT A STATEMENT OF OVERRIDING CONSIDERATIONS, AND ADOPT A MITIGATION MONITORING AND REPORTING PROGRAM FOR THE TRUAX HOTEL PROJECT, CONSISTING OF APPROXIMATELY 2.46 ACRES GENERALLY LOCATED ON THE NORTH AND SOUTH SIDE OF 3RD STREET BETWEEN OLD TOWN FRONT STREET AND MERCEDES STREET (APN 922-043-002, 922-043-004, 922-043-018, 922-043-024, 922-043-003, 922043-015, 922-043-023, 922-043-025, 922-044-017, AND 922-044-020) Section 1. The Planning Commission of the City of Temecula does hereby find, determine and declare that: A. On February 22, 2016, Chris Campbell of Walter R. Allen Architect + Associates filed Planning Application No. PA16-0270, a Development Plan. On January 23, 2017, Gary Thornhill, on behalf of the Truax Group submitted Planning Application No. PA17-0109, for a Specific Plan Amendment. On June 30, 2017, Ross Jackson on behalf of the Truax Group, submitted Planning Application PA17-1020, a Minor Exception. 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 relocation of a portion of the existing Hotel Overlay contained within the Old Town Specific Plan to allow for the development of a full service hotel. The Project also includes a Minor Exception to increase the allowable building height for a parking garage that will be constructed across the street from the hotel. 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. The Project was processed, including but not limited to all public notices, in the time and manner prescribed by State and local law, including CEQA. E. On February 8, 1994, the City Council adopted the Old Town Specific Plan (OTSP). In 2010, pursuant to CEQA and the CEQA Guidelines, the City Council amended the OTSP to adopt a form-based code that established development regulations and standards in the Old Town area. On May 25, 2010, the City Council certified the Program Environmental Impact Report for the OTSP (SCH #2009071049). F. CEQA encourages "tiering" EIRs for a sequence of actions so that later EIRs build on information in previous EIRs (Public Resources Code sections 21068.5 and 21093; CEQA Guidelines section 15152(d)). The Project is located within the OTSP area and, therefore, tiers off of the Program EIR for the OTSP. G. Pursuant to CEQA, City staff determined that the Project could have a significant effect on the environment and therefore a Subsequent Environmental Impact Report (SEIR) should be prepared for the Project. H. On January 12, 2017, the City published and distributed a Notice of Preparation (NOP) 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 (SCH # 2017011029). The NOP was circulated from January 17, 2017 through February 15, 2017 to receive comments and input from interested public agencies and private parties on issue to be addressed in the SEIR. I. On January 23, 2017, 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 SEIR for the Project. J. Thereafter, the City contracted for the independent preparation of a SEIR for the Project, including all necessary technical studies and reports in support of the Draft SEIR. 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. K. Thereafter, City staff filed a Notice of Completion with the State Clearinghouse, and circulated a Notice of Availability with the Draft SEIR and Appendices to the public and other interested parties, for a 45-day comment period between May 2, 2017 through June 15, 2017. A Notice of Availability was also sent to adjacent property owners indicating a review period of May 2, 2017 through June 15, 2017. The City published a Notice of Availability for the Draft SEIR in the San Diego Union tribune, a newspaper of general circulation within the City. 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 Ronald H. 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. L. During the comment period, the City received eight (8) written comments on the Draft SEIR from various agencies, individuals, and organization. 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 SEIR pursuant to CEQA Guidelines Section 15088.5. M. The "Final SEIR" consists of the Draft SEIR and all of its appendices, the comments and responses to comments on the Draft SEIR, an Errata to the SEIR, and the Mitigation Monitoring and Reporting Program. The Final SEIR was made available to the public and to all commenting agencies on August 2, 2017, which is at least 10 days prior to certification of the Final SEIR, in compliance with Public Resources Code Section 21092.5(x). N. On August 16, 2017, the Planning Commission, held a duly noticed public hearing to consider the Final SEIR and the Project, at which time the Planning 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. O. The Planning Commission has reviewed and considered the entire record, including the Final SEIR, evidence presented at the hearing, staff reports, technical studies, appendices, plans, and other materials: P. 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 SEIR 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 SEIR; 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, 3. 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 SEIR. Q. 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 SEIR 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 SEIR 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 SEIR 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. R. 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. S. 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 SEIR and the 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 SEIR and on 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 SEIR, the written and oral comments on the Draft SEIR and Final SEIR, responses to comments incorporated into the Final SEIR, staff reports and presentations, and all oral and written testimony. D. The Final SEIR 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 SEIR 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 SEIR, the responses to comments on the Draft SEIR, and the evidence presented in written and oral testimony does not constitute new information requiring recirculation of the SEIR 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 SEIR 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 16th day of August, 2017. John 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 16th 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 SEIR AND ACTIONS RELATED THERETO RESOLUTION NO. - A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TEMECULA CERTIFYING THE FINAL SUBSEQUENT 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 TRUAX HOTEL PROJECT, CONSISTING OF APPROXIMATLEY 2.46 ACRES, GENERALLY LOCATED ON THE NORTH AND SOUTH SIDE OF 3RD STREET BETWEEN OLD TOWN FRONT STREET AND MERCEDES STREET (APNS 922- 043-002, 922-043-004,922-043-018, 922-043-024, 922-043- 003, 922-043-015, 922-043-023, 922-043-025, 922-044-017, AND 922-044-020) 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 February 22, 2016, Chris Campbell of Walter R. Allen Architect + Associates filed Planning Application No. PA16-0270, a Development Plan. On January 23, 2017, Gary Thornhill, on behalf of the Truax Group submitted Planning Application No. PA17-0109, for a Specific Plan Amendment. On June 30, 2017, Ross Jackson, on behalf of the Truax Group, submitted Planning Application PA17-1020, a Minor Exception. 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 relocation of a portion of the existing Hotel Overlay contained within the Old Town Specific Plan to allow for the development of a full service hotel. The Project also includes a Minor Exception to increase allowable building height for a parking garage that will be constructed across the street from the hotel. 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. E. On February 8, 1994, the City Council adopted the Old Town Specific Plan (OTSP). In 2010, pursuant to CEQA and the CEQA Guidelines, the City Council amended the OTSP to adopt a form-based code that established development regulations and standards in the Old Town area. On May 25, 2010, the City Council certified the Program Environmental Impact Report for the OTSP (SCH #2009071049). F. CEQA encourages "tiering" EIRs for a sequence of actions so that later EIRs build on information in previous EIRs (Public Resources Code sections 21068.5 and 21093; CEQA Guidelines section 15152(d)). The Project is located within the OTSP area and, therefore, tiers off of the Program EIR for the OTSP. G. Pursuant to CEQA, City staff determined that the Project could have a significant effect on the environment and therefore a Subsequent Environmental Impact Report (SEIR) should be prepared for the Project. H. On January 12, 2017, in accordance with CEQA Guideline Section 15082, the City published and distributed a Notice of Preparation (NOP) 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 # 2017011029). The NOP was circulated from January 17, 2017 through Febrary 15, 2017 to receive comments and input from interested public agencies and private parties on issues to be addressed in the SEIR for the Project. On January 23, 2017, 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 SEIR. I. In response to the NOP, eight written comments were received from various individuals and organizations. These comment letters assisted the City in formulating the analysis in the Draft SEIR. J. Thereafter, the City contracted for the independent preparation of a Draft SEIR for the Project, including all necessary technical studies and reports in support of the Draft SEIR. 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. K. Upon completion of the Draft SEIR in May 2017, the City initiated a public comment period by filing a Notice of Completion with the State Office of Planning and Research on Thursday, April 27, 2017. The City also published a Notice of Availability for the Draft SEIR in San Diego Union Tribune, a newspaper of general circulation within the City. L. The Draft SEIR was circulated for public review from May 2, 2017 through June 15, 2017. Copies of the Draft SEIR 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 Ronald H. 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. M. In response to the Draft SEIR, the City received eight (8) written comments 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 SEIR pursuant to CEQA Guidelines Section 15088.5. Those comments and the Response to Comments, together with the Draft SEIR, the Errata to the SEIR, and the Mitigation Monitoring and Reporting Program, constitute the Final Subsequent Environmental Impact Report (Final SEIR). N. Pursuant to Public Resources Code Section 21092.5, at least 10 days prior to certification, the City prepared and provided the Final SEIR, including responses to comments, to the public and all commenting public agencies. O. On August 16, 2017, the Planning Commission held a duly notice public hearing to, consider the Project and the Final SEIR, at which time City staff presented its report and interested persons had an opportunity to and did testify regarding this matter. P. Following consideration of the entire record of information received at the public hearing and due consideration of the Project, the Planning Commission adopted Resolution No. 17-- recommending that the City Council certify the Final SEIR prepared for the Truax Hotel, 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 No. 17-_, thereby recommending that the City Council take various actions, including adoption of a Specific Plan Amendment, Minor Exception, and Development Plan related to the approval of the Project. Q. Section 15091 of the State CEQA Guidelines requires that the City, before approving a project for which a SEIR is required, make one or more of the following written finding(s) for each significant effect identified in the Final SEIR 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 SEIR; 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, 3. 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 SEIR. R. 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 SEIR 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 SEIR 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 SEIR 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. S. 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. T. 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. U. 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 SEIR, the written and oral comments on the Draft SEIR and Final SEIR, responses to comments, staff reports and presentations, technical studies, appendices, plans, and all oral and written testimony presented during the public hearings on the Project. V. 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 as though set forth in full. B. Find that agencies and interested members of the public have been afforded ample notice and opportunity to comment on the Final SEIR and on 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 SEIR, the written and oral comments on the Draft SEIR, responses to comments incorporated into the Final SEIR, staff reports and presentations, and all testimony related to environmental issues regarding the Project. D. Find and determine that the Final SEIR 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 SEIR 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 SEIR, 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 SEIR 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 SEIR 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 SEIR 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 SEIR or alleged in the record of proceedings. G. The City Council hereby imposes as a condition on the Truax Hotel 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. PASSED, APPROVED, AND ADOPTED by the City Council of the City of Temecula this day of ) 2017. 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 2017 by the following vote: AYES: COUNCIL MEMBERS: NOES: COUNCIL MEMBERS: ABSTAIN: COUNCIL MEMBERS: ABSENT: COUNCIL MEMBERS: Randi Johl, City Clerk EXHIBIT A 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. indings: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 Truax Hotel Project (the "Project"). These findings are based upon written and oral evidence included in the record of these proceedings, comments on the Draft Subsequent EIR (SEIR) and the written responses thereto, the Final SEIR, and reports presented to the Planning Commission and the City Council by City staff and the City's environmental consultants. II. Project Objectives. As set forth in the SEIR, the objectives of this Project (the "Project Objectives") are as follows: A. Provide an upscale lodging facility that will service both residents and tourists visiting Old Town Temecula, B. Provide additional conference room facilities within Old Town Temecula; and C. Create an aesthetically compatible development and minimize impacts to neighboring properties by designing with high quality architecture and signage. A-1 III. Background. In 2010, the City of Temecula certified the Old Town Specific Plan (OTSP) Program EIR ("Program EIR") which evaluated an amendment of the original OTSP. The purpose of the Amendment was to enhance design guidelines and encourage residential development within the Old Town area. The 2010 document served as a Program EIR for the OTSP that established development parameters, provided land use areas, but did not propose or evaluate any specific project development, since the exact development proposals for future projects, such as the proposed Project, were not yet known at the time. The Project proposes to develop a six-story boutique hotel, including 151 guest rooms and a basement, and a six-story, 219-stall parking garage in Old Town Temecula, on the 1 .8-acre Project site. The proposed Project site is located within the Old Town Specific Plan (OTSP) area and is located in the Downtown Core District (DTC) along Third Street between Mercedes Street and Old Town Front Street. A Development Plan Review would be required for development of the Project. The proposed Project would require approval of a Specific Plan Amendment (SPA) to the OTSP in order to relocate a portion of the Hotel Overlay (HO) that is currently sited approximately 200 feet southeast of the Project location. The SPA would relocate approximately 61 ,569 SF of the DTC zoning district at the intersection at First Street and Front Street. The SPA would then shift 61,569 SF of that zone to the proposed hotel site and rezone the area as DTC/HO zoning district. In addition, the proposed Project would require the approval of a Tentative Parcel Map in order to: (1) merge the two existing parcels into one parcel on the north side of Third Street for development of the parking structure and (2) merge the eight existing parcels into one parcel on the south side of Third Street to allow development of the hotel. Effects Determined to Be Less than Significant/No Impact in the Initial Study for the Program EIR and in the SEIR. 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. The impact areas discussed below were found to be less than significant or have no environmental impact in the Initial Study for the OTSP Amendment, and therefore were not evaluated in the 2010 OTSP Program EIR or the Draft SEIR for the Project. These impact areas include Agriculture and Forestry Resources, Biological Resources, Mineral Resources, Population and Housing, Public Services and Recreation. A summary of the impact discussions from the resource areas below can be found in Chapter 3.0 of the Draft SEIR. A-2 IV. Effects Determined to Be Less than Significant/No Impact in the Initial Study for the Program EIR and in the SEIR. A. AGRICULTURE AND FORESTRY RESOURCES 1 . The Project would not convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance to non-agricultural use. The 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. B. BIOLOGICAL RESOURCES 1 . The Project would not have a substantial adverse effect on any candidate, sensitive, or special status species, riparian habitat, sensitive natural communities, or federally protected wetlands. The Project site is located in a developed, urban area and would not impact these biological resources. 2. The Project would not have interfere substantially with the movement of any native resident, migratory fish or wildlife species, wildlife corridors, or impede the use of native wildlife nursery sites. The Project site is located in a developed, urban area and would not impact these biological resources. 3. The Project would not conflict with any local policies or ordinances protection biological resources, such as the City's Heritage Tree Ordinance. A-3 4. The Project would not conflict with the provisions of an adopted Habitat Conservation Plan or Natural Community Conservation Plan, such as the Riverside County Multiple Species Habitat Conservation Plan. C. 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. D. POPULATION AND HOUSING 1 . The Project would not induce substantial population growth in the area, either directly or indirectly. 2. The Project would not displace substantial numbers of existing housing or people, necessitating the construction of replacement housing elsewhere. The Project would be developed on non- operational commercial uses and vacant land. E. PUBLIC SERVICES 1 . The Project would not result in impacts associated with the need for additional public services from fire protection, police protection, schools, parks and other public facilities. Development of the OTSP area was anticipated in the Final EIR that was prepared for the City General Plan. Therefore, the need for public services was previously analyzed and determined, and no additional facilities would be required as a result of the Project. F. RECREATION 1 . The Project does not include or require construction of parks or recreational facilities and would not increase the use of existing parks or recreational facilities such that substantial physical deterioration of the facility would occur. V. Effects Determined to be Less Than Significant Without Mitigation in the SEIR. The SEIR 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 A-4 the following topic areas listed below, based on the more expansive discussions contained in the Final SEIR. A. AESTHETICS 1. The Project would not have a substantial adverse effect on a scenic vista, scenic resources, or a State Scenic Highway. The proposed six-story hotel and parking garage could potentially obstruct views of the foothills and ridgelines east of the Project, but the Project site has not been identified as a designated viewshed, nor is it located in the sightline of a nearby viewshed. Furthermore, the Project site is not visible from any State Scenic Highways, and no State Scenic Highways are visible from the Project site. 2. The Project would not substantially degrade the exiting visual character or quality of the site and its surroundings. The hotel development would be consistent with the Old Town Specific Plan design guidelines, architectural character, and surrounding land uses. The Project would likely enhance the visual character of the area because of the high-quality architecture with visually appealing elements, such as improved landscaping and new buildings. 3. 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 Project would not conflict with or obstruct implementation of an applicable air quality plan. The employment growth associated with the proposed hotel would be within the anticipated growth accounted for in the Southern California Association of Government (SCAG) growth assumptions for the City, and therefore the Project would be consistent with the regional Air Quality Management Plan. 2. The Project would not create objectionable odors affecting a substantial number of people. As a hotel development, it does not include any uses identified by the South Coast Air Quality Management District (SCAQMD) as being associated with odors and any potential sources of odors during construction would be temporary and intermittent in nature. 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. The Project area is located outside of any Alquist-Priolo Fault Rupture Zone. A-5 2. The Project would not expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving seismic-related ground failure, including landslides and liquefaction. The Project site is located on a relatively level area that has a low likelihood of being susceptible to landslides or liquefaction. 3. The Project would not have soils incapable of inadequately supporting the use of septic tanks or alternative wastewater systems. The Project development would deliver wastewater to the wastewater treatment plant in Temecula and would not have use for any septic tanks or alternative wastewater systems. 4. The 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. D. HAZARDS AND HAZARDOUS MATERIALS 1 . The Project would not create significant hazard to the public or the environment through the routine transport, use or disposal of hazardous materials. Construction and operation of the Project would comply with all required applicable regulations, such as the Hazardous Materials and Waste Management Plan of Riverside County, related to hazardous material handling, storage and removal. 2. The Project would not emit hazardous emissions or handle hazardous materials within one-quarter mile of an existing school. There are no schools located within a quarter mile of the proposed Project site. The closest school to the site is the Vail Elementary School located approximately 0.75 miles to the northeast. 3. The Project would not be located on a site which is included on a list of hazardous materials sites and would not create a significant hazard to the public or the environment. 4. The Project would not result in a safety hazard for people residing or working within an airport land use plan, two miles of a public airport, or the vicinity of a private airstrip. 5. The Project would not impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan. Construction of the Project would comply with all emergency vehicle access requirements. Operation of the Project would not impede emergency access routes or result in permanent road closures. A-6 6. The Project would not expose people or structures to a significant risk of loss, injury or death involving wildland fires. The Project is located in an urbanized section of Temecula and would be required to adhere to all fire suppression requirements and fire safety measures in accordance with the most recent Uniform Fire Code. 7. The Project would result in less than significant cumulative impacts related to hazards and hazardous materials. E. HYDROLOGY AND WATER QUALITY 1 . The 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 Rancho California Water District (RCWD) would have sufficient water supplies to accommodate the proposed Project as projected in its 2030 water demand forecast. The Project site is currently developed and largely covered in impermeable surfaces. After completion of construction, the Project site would continue to be largely covered by impermeable surfaces and thus would have no substantive change to the amount of groundwater recharge that occurs at the site. 2. The Project would not substantially alter the drainage pattern of the site such that it would result in substantial erosion or siltation on or off the site. Construction of the Project would be required to comply with the National Pollutant Discharge Elimination System (NPDES) Construction General Permit and to develop a Stormwater Pollution Prevention Plan (SWPPP), which would protect against substantial erosion or siltation on and off the Project site. The impermeable surfaces could result in changes in flows and drainages, but runoff from the Project site would be treated by implementation of Best Management Practices (BMPs), such as the proposed biotreatment facilities. 3. The Project would not 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, nor structures which would impede or redirect any flood flows. The Project area and structural development is not within the 100-year flood zone of Murrieta Creek. 4. The Project would not expose people or structures to a significant risk of loss, injury or death involving flooding as a result of the failure of a levee or dam. The Project site is located in the dam inundation areas for Lake Skinner, Vail Lake, and Diamond Valley Lake. However, compliance with applicable plans and programs, A-7 such as the City's Dam Inundation Evacuation Plan, would reduce risks associated with flooding and dam failure to less than significant. 5. The Project would not expose people to a significant risk of loss, injury or death involving inundation by a seiche or tsunami because the Project area is not located immediately near a coast or large body of water. The Project area is located over 20 miles from the Pacific Ocean, which is a large enough distance to avoid tsunami impacts and has no body of water in close proximity to the Project site. The site is relatively level and would not be subject to mudflow. 6. The Project's incremental contribution to hydrology and water quality impacts would not be cumulatively considerable. F. LAND USE AND PLANNING 1 . The Project development would not physically divide an established community. There are residential apartments located approximately 70 feet southwest of the Project boundary, but the development of the Project would not divide this existing community. There are no other residential communities in the immediate vicinity of the Project site. 2. The Project would not conflict with any applicable land use plan, policy, or regulation or adopted for the purpose of avoiding or mitigating an environmental effect. The Project would be consistent with all applicable policies from the SCAG 2016-2040 Regional Transportation Plan/Sustainable Communities Strategy (RTP/SCS) and the City's OTSP. 3. The Project would not conflict with any applicable habitat conservation plan or natural community conservation plan. The proposed Project is located within the Western Riverside County Multiple Species Natural Community Conservation Plan (WRC MSHCP); however, the Project site is located in a developed, urban area, and is not located within a criteria area identified by the WRC MSHCP. A Habitat Evaluation and Acquisition Negotiation Strategy or Joint Powers Review is not required for the Project. 4. The Project would have a less than cumulatively considerable impact on land use and planning. G. NOISE 1 . The Project would not result in exposure of people within an airport land use plan, two miles of a public airport, or the vicinity of a private airstrip to excessive noise levels. There are no airports or A-8 airstrips located within two miles of the Project area. The closest airport to the plan area is the Billy Joe Airport located approximately five miles east. H. TRANSPORTATION AND CIRCULATION 1 . The Project would not conflict with an applicable congestion management program, including, but not limited to level of service standards and travel demand measures, or other standards established by the county congestion management agency for designated roads or highways. The Project would not conflict with the City of Temecula policies, including, but not limited to travel demand measures, or other standards established by the CMP for designated roads or highways for the Existing (2016) Plus Project and Opening Year (2018) Plus Project study scenarios. 2. The Project would not result in a change in air traffic patterns, including either an increase in traffic levels or a change in location that results in substantial safety risks. The Project area is not within the French Valley Airport or Billy Joe Airport influence areas. 3. The Project would not substantially increase hazards due to a design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment) or result in inadequate emergency vehicle access. The final grading, landscaping, and street improvement plans will demonstrate that design standards related to traffic and emergency access are met. 4. The Project would not conflict with adopted policies, plans, or programs regarding public transit, bicycle, or pedestrian facilities, or otherwise decrease the performance or safety of such facilities. None of the Project's public right of way improvements would impede existing bicycle facilities (i.e., the Class III facility on Old Town Front Street) or transit facilities. I. 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 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. 3. The Project would have sufficient water supplies available to serve the Project from existing entitlements and resources, and does not need new expanded entitlements. A-9 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. 5. 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 EI Sobrante Sanitary Landfill would be sufficient to accommodate solid waste generation by the Project during construction and at full build-out. 6. 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 SEIR identified the potential for the Project to cause significant environmental impacts in the areas of Aesthetics, Air Quality, Cultural Resources, Geology and Soils, Hazards and Hazardous Materials, Hydrology and Water Quality, 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 SEIR would reduce the Project's impacts to a less than significant level, with the exception of the unmitigable impacts discussed in Section VII. The City Council adopts all of the feasible mitigation measures for the Project described in the Final SEIR as conditions of approval of the Project and incorporates those into the Project, as discussed more fully in the 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. A-10 Mitigation Measure MM-AES-1: The Project applicant would be required to implement the lighting reduction mitigation proposed in the OTSP Program EIR. The following light and glare standards shall be applied to the proposed Project: • The applicant shall ensure that all lighting fixtures shall contain "sharp cut-off" fixtures, and shall be fitted with flat glass lenses and internal and external shielding. • The applicant shall ensure that all fixtures shall be parallel with the finished grade of the Project site; no fixtures shall be tilted above a 90-degree angle. • The applicant shall ensure that site lighting systems shall be grouped into control zones to allow for open, 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 site shall take advantage of landscaping, on-site architectural massing, and off-site architectural massing to block light sources and reflection from cars. • The applicant shall submit a lighting plan and photometric plan to be reviewed by the City of Temecula. The lighting plan shall include design features (such as those mentioned above) to minimize impacts of light and glare on the surrounding area. • The City shall complete a post-installation inspection to ensure that the site is not excessively illuminated (such that lighting is not creating excessive glare, unreasonably competing for the public's attention or creating any roadway safety hazard) and that lighting sources are properly shielded. • In order to mitigate potential impacts to the Mount Palomar Observatory, all lighting plans shall be reviewed by the City to assure utilization of low pressure sodium vapor lamps; step-down lighting techniques; shielding to prevent upward and outward illumination; and compliance with the County Ordinance No. 655. • The proposed Project shall prohibit the use of highly reflective construction materials on exterior wall surfaces. The exterior of permitted buildings shall be constructed of materials such as high performance tinted non-mirrored glass, painted metal panels and pre-cast concrete or fabricated wall surfaces. A-11 b. Facts in Support of Findings Currently, the Project Site includes onsite sources of light or glare from existing commercial buildings and street lights. However, these existing buildings would be demolished as part of the proposed Project and on-site existing light sources would be removed. During construction of the Project, there is the possibility of limited, temporary nighttime construction lighting for security. Once operational, the Project's hotel and parking garage uses would introduce new sources of light and glare from lighting for the buildings and streets, as well as from cars traveling through the Project site. The proposed Project is located approximately 20 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 light from on-site light sources. With the imposition of MM-AES-1 , impacts of the proposed Project related to light and glare would be less than significant. B. AIR QUALITY 1 . Construction — Violate an Air Quality Standard Impact AIR-4: The Project's construction emissions could exceed SCAQMD's regional significance thresholds for NOX, and therefore could would violate an air quality standard or contribute substantially to an existing or projected air quality violation. 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 violation of air quality standard. Specifically, the following measure has 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. A copy of each unit's certified tier specification or model year specification shall be available upon request at the time of mobilization of each applicable unit of equipment. b. Facts in Support of Findings A-12 Construction of the Project would produce maximum daily air pollutant emissions during the grading and excavation phase of construction. The maximum daily construction emissions generated by the Project's worst-case construction scenario (i.e. days with the most construction equipment operating) would produce approximately 105.56 pounds per day of NOx. SCAQMD's daily significance threshold for NOx is 100 pounds per day. Therefore, construction emissions would have a potentially significant regional air quality impact regarding NOx emissions and would require mitigation. Mitigation Measure MM-AIR-1 would require the use of EPA Rated Tier 4 (or equivalent) engines on construction equipment. The use of Tier 4 (or equivalent) engines is applied to all equipment greater than 50 horsepower in each phase in order to be reduced to below a significant level. With implementation of this mitigation measures, maximum daily emissions of NOx would be 50.39 pounds per day, which is below the significance threshold of 100 pounds per day. Therefore, impacts related to violation of an air quality standard are reduced to less than significant with mitigation. 2. Cumulative Net Increase of Any Nonattainment Pollutant Impact AIR-3: The Project's construction emissions could result in a cumulatively considerable net increase of any nonattainment pollutant. 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 the net increase of any nonattainment pollutant. Specifically, the following measure has been included to ensure that the Project's potential air quality impacts remain less than significant. Mitigation Measure MM-AIR-1. b. Facts in Support of Findings According to the SCAQMD, if an individual project results in air emissions of criteria pollutants (ROG, CO, NOx, SOx, PM 10, and PM2.5) that exceed the SCAQMD's recommended daily thresholds for project-specific impacts, then it would also result in a cumulatively considerable net increase of these criteria pollutants for which the proposed Project region is in non-attainment under an applicable federal or state ambient air quality standard. As discussed above, the Project's emissions during construction would exceed SCAQMD's regional threshold of significance for NOx. Therefore, when considered in addition to other projects in the cumulative scenario, the Project's incremental contribution of NOx emissions to impacts on air quality would be cumulatively considerable. However, with implementation of Mitigation Measure MM- AIR-1, the Project's NOx emissions would not exceed the SCAQMD regional threshold and cumulative air quality impacts would be reduced to a less than significant level. A-13 3. Construction — Expose Sensitive Receptors to Substantial Pollutant Concentrations Impact AIR-3: The Project's construction emissions 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 exposing sensitive receptors to substantial pollutant concentrations. 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 Mitigation Measure MM-AIR-2: During earthmoving and construction phases, use water trucks to spray unpaved roads and exposed soils on the Project site at least four times per day to keep all areas where vehicles move damp enough to prevent dust raised when leaving the site. In addition, require all vehicles and off-road equipment to limit maximum speed on unpaved roads within the Project site to 15 miles per hour. b. Facts in Support of Findings Residential apartment units located immediately adjacent to the southwest of the Project site, approximately 65 feet (25 meters) from the Project boundary, are the nearest sensitive receptors, which means that construction emissions were compared to the 1 .9-acre site localized significance thresholds (LST) (listed in Table 3.2-5 of the Draft SEIR) 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 (http-//www.agmd.gov/home/regulations/ceqa/air-quality-analysis-handbook/localized- significance-thresholds), the determination of significance based on 1.8 acres of disturbance per day was interpolated for this analysis. For PM10, the LST is 6.4 pounds per day; for PM2.5, the LST is 3.8 pounds per day. During grading and excavation phases of construction, emissions would exceed LSTs for PM10 (10.4 pounds per day) and PM2.5 (7.0 pounds per 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 5.6 pounds and maximum daily emissions of PM2.5 would be 3.1 , which are both below the LSTs for nearby sensitive receptors. Therefore, A-14 impacts related to exposure of sensitive receptors to pollutants are reduced to less than significant with mitigation. C. CULTURAL RESOURCES 1. Historical and Archaeological Resources Impact CUL-1: The results of archival research, geoarchaeological review, Tribal correspondence, and field survey 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 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 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 archeologist meeting the Secretary of the Interior's Professional Qualification Standards for archeology (U.S. Department of Interior 2012) and as approved by the City of Temecula, to provide archeological expertise in carrying out all mitigation measures related to archeological resources (Mitigation Measures CUL-2 and -3). Mitigation Measure MM-CUL-2: 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 logs. 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 California, Riverside. A-15 Mitigation Measure MM-CUL-3: At least 30 days prior to issuance of a grading permit and prior to the start of any ground-disturbing activity, the Project Applicant shall contact the Pechanga Tribe to notify the Tribe of grading, excavation and the monitoring program, and to coordinate with the Tribe to develop and enter into a Cultural Resources Treatment and Monitoring Agreement (Agreement). The Agreement will address the treatment of known cultural resources; appropriate treatment and procedure for inadvertent discoveries; the designation, responsibilities, and participation of Native American 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 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, as specified in the Agreement, and in consultation with the Project archeologist. If ground- disturbing activities occur simultaneously in two or more locations, additional Native American monitors may be required. Mitigation Measure MM-CUL-4: If inadvertent discoveries of subsurface cultural resources are discovered during ground-disturbing activities, the Project Applicant, the Project 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 Project Applicant and the Pechanga Tribe cannot agree on the significance or the mitigation for such resources, these issues will be presented to the Planning Director for decision. The Planning Director will make the determination based on the provisions of the California Environmental Quality Act with respect to archaeological resources and will 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 Planning Director will be appealable to the City Planning Commission and/or City of Temecula City Council. Mitigation Measure MM-CUL-5: 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-3). Mitigation Measure MM-CUL-6: All sacred sites, should they be encountered within the Project area, shall be avoided and preserved as the preferred mitigation, if feasible. A-16 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 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. The lack of identified subsurface archaeological materials within or immediately adjacent to the Project site 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-6 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: The Project could not directly or indirectly destroy a unique paleontological resource or site or unique geological feature. 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 measure has been included to ensure that the Project's potential paleontological resources impacts remain less than significant. Mitigation Measure MM-CUL-7: In the event paleontological resources are discovered during Project implementation, the Project Applicant will notify the City's Planning Director and a qualified paleontologist, defined as one meeting the Society of Vertebrate Paleontology standards (Society of Vertebrate Paleontology, 1995). The paleontologist shall document the discovery as needed, evaluate the potential resource, and assess the significance of the find under the criteria set forth in CEQA Guidelines Section 15064.5. If fossil or fossil bearing deposits are discovered during construction, excavations within 50 feet of the find shall be temporarily halted or diverted until the discovery is examined by a qualified paleontologist. The paleontologist shall notify the appropriate agencies to determine procedures that would be followed before construction is allowed to resume at the location of the find. If the City determines that avoidance is not feasible, the paleontologist shall prepare an excavation plan for mitigating the effect of the Project on the qualities that make the A-17 resource important. The plan will be submitted to the City for review and approval prior to implementation. b. Facts in Support of Findings The Project vicinity is underlain by older Quarternary alluvium and the Pauba Formation. Previous resource assessments indicate a wide range of vertebrate fauna from the Rancholabrean North American Land Mammal Age have been recovered from older Quarternary alluvium in the vicinity of the proposed Project. Furthermore, the Pauba formation is known to contain vertebrate fossils of late Irvingtonian and early Rancholabrean ages. As such, the older Quaternary alluvium and the Pauba Formation have a high paleontological sensitivity and there exists the possibility that proposed Project implementation may impact paleontological resource or unique geological feature. Implementation of Mitigation Measure MM-CUL-7 would reduce potential impacts to paleontological resources to less than significant. 3. Human Remains Impact CUL-3: Because the 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 measure has been included to ensure that the Project's potential human remain disturbance impacts remain less than significant. Mitigation Measure MM-CUL-8: 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 consultation concerning the treatment of the remains as provided in PRC Section 5097.98 and the Agreement described in Mitigation Measure MM-CUL-3. b. Facts in Support of Findings No known human remains exist within the proposed Project vicinity. However, since the proposed Project would involve ground-disturbing activities, it is possible that such actions could unearth, expose, or disturb previously unknown human remains. A-18 Implementation of Mitigation Measure MM-CUL-8 would ensure that impacts are less than significant. 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 Measures MM-CUL-3, MM-CUL-4, MM-CUL-S, and MM-CUL- 6 b. Facts in Support of Findings While no tribal cultural resources were identified within the Project site, at least four resources were identified by the Pechanga Tribe within the immediate vicinity. Given the sensitivity of the broader area for archaeological, ethno-historic, and tribal cultural resources, the Pechanga Tribe considers the entire area to be highly sensitive for tribal cultural resources. Project activities, particularly ground-disturbing activities, have the potential to uncover previously unidentified resources that could be identified as tribal cultural resources. In light of this sensitivity, the Pechanga tribe has requested Native American monitoring of all ground disturbing activities associated with the Project. This request has been incorporated into the mitigation measures presented in this section. Implementation of Mitigation Measures MM-CUL-3 through MM-CUL-6 would reduce potential impacts to tribal cultural resource to less than significant. D. GEOLOGY AND SOILS 1 . Seismic Groundshaking Impact GEO-1 b: The Project development could expose people or structures to potential substantial adverse effects from strong seismic groundshaking, including the risk of loss, injury or death. a. Findings The Project site is located in a seismically active region with active fault segments of the Elsinore fault zone located approximately 2,000 feet from the Project boundary. The Elsinore Fault Zone is one of the faults considered capable of producing significant groundshaking. If not designed appropriately, the proposed Project's structures could be A-19 damaged from significant groundshaking in a 6.7 or greater magnitude earthquake on the Elsinore or one of the other regional active faults. Changes or alterations have been required in or incorporated into the Project which avoid or substantially lessen the potentially significant environmental effects to groundshaking to less than significant. Specifically, the following measures have been included to ensure that the Project's potential impacts remain less than significant. Mitigation Measure MM-GEO-1: Prior to issuance of a building permit, a final design level geotechnical report shall be prepared by a California registered geotechnical engineer or engineering geologist and submitted to the City in accordance with City, California Building Code (CBC) and engineering standards. The final report shall be based on the recommendations contained within the Preliminary Geotechnical report prepared for the Project site and include measures to incorporate seismic design measures that meets CBC requirements. The report shall address all geotechnical hazards including seismic design, liquefaction, soil stability, and any other geotechnical hazard identified at the site. b. Facts in Support of Findings The Project would be constructed in accordance with applicable City ordinances and policies and consistent with the most recent version of the CBC, which requires structural design that can accommodate ground accelerations expected from known active faults. In addition, the design-level geotechnical investigations would be prepared by a California registered Geotechnical Engineer or Engineering Geologist and recommendations would include final design parameters for any retaining walls, foundations, foundation slabs, and surrounding related improvements (cut slopes, utilities, roadways, parking lots and sidewalks). These recommendations, based on those contained within the preliminary geotechnical investigation prepared for the site would be necessary to reduce potential impacts associated with groundshaking. Therefore, with implementation of the seismic design requirements into construction specification as required by Mitigation Measure GEO-1, the impacts associated with the effects associated with groundshaking would be reduced to less than significant levels. 2. Construction Impacts to Soil Erosion Impact GEO-2: 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 or incorporated into the Project which avoid or substantially lessen the potentially significant environmental effects to soil erosion to less than significant. Specifically, the A-20 following measures have been included to ensure that the Project's potential impacts remain less than significant. Mitigation Measure MM-HYD-1: As a condition of approval, the proposed Project shall be required to implement the Project-specific Water Quality Management Plan (WQMP), as required by the City of Temecula Stormwater Ordinance and as specified in the City's Jurisdictional Runoff Management Plan, which will ensure that the final Project designs implement specific water quality features to meet the City's Municipal Separate Storm Sewer System (MS4) Permit and Stormwater Ordinance requirements. The WQMP shall be reviewed and approved by the City of Temecula prior to the issuance of a building or grading permit. Mitigation Measure 3.5-1 (from OTSP Program EIR): Prior to the issuance of a grading or building permit for individual Projects, the Project developer shall file a Notice of Intent (NOI) with California to comply with the requirements of the NPDES General Construction Permit (Municipal Code, Chapter Chapter 8.24). This would include the preparation of a SWPPP incorporating construction BMPs for control of erosion and sedimentation contained in stormwater runoff. b. Facts in Support of Findings These mitigation measures require the implementation of construction BMPs, which would be detailed in the SWPPP as required by the Construction General Permit from the NPDES program, as further discussed in the Hydrology and Water Quality section, and the preparation of a WQMP, as required by the City Stormwater Ordinance. Although these measures are intended to prevent 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 these mitigation measures, potential construction-related erosion would be reduced to less than significant. 1 . Unstable or Expansive Soils Impact GEO-3 and GEO-4: The Project could result in subsidence, liquefaction, lateral spreading, expansion or collapse as a result of being located on a geologic unit or soil that is unstable or that would become unstable as a result of the proposed Project. 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 unstable or expansive soils to less than significant. Specifically, the following measure has been included to ensure that the Project's potential impacts remain less than significant. Mitigation Measure MM-GEO-1 A-21 b. Facts in Support of Findings The Project would be required to adhere to City building code requirements, which include the preparation of a design-level geotechnical investigation by a state licensed geotechnical engineer and included as part of Mitigation Measure MM-GEO-1 . The final required geotechnical report for the Project would determine the susceptibility of the subject site to settlement and prescribe appropriate engineering techniques for reducing its effects based on site specific data of subsurface soils. The preliminary geotechnical report prepared for the Project provides a basis of conditions that are expected to occur but a final geotechnical report with specific design criteria would be required to obtain a building permit. The final geotechnical report would determine appropriate foundation requirements, footing size, fill placement, grading, and then any structural engineering specific to the proposed elements of the Project. Therefore, implementation of standard geotechnical engineering practices, which includes a geotechnical investigation containing recommendations that are specific to the Project design, and adherence to City and CBC building code requirements would result in less than significant impacts from unstable soils and other adverse soil properties. E. HAZARDS AND HAZARDOUS MATERIALS 1 . Construction — Upset or Accidental Release of Hazardous Materials. Impact HAZ-2: The Project could 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. 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 measure has 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 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; A-22 • 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. 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. F. HYDROLOGY AND WATER QUALITY 1 . Construction —Water Quality or Waste Discharge Impact HYD-1 and HYD-6: Construction activities associated with the Project would not violate water quality standards or waste discharge requirements or 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 and waste discharge. Specifically, the following measure has been included to ensure that the Project's potential impacts remain less than significant. Mitigation Measure MM-HYD-1: As a condition of approval, the proposed Project shall be required to implement the Project-specific Water Quality Management Plan (WQMP), as required by the City of Temecula Stormwater Ordinance and as specified in the City's Jurisdictional Runoff Management Plan, which will ensure that the final Project designs implement specific water quality features to meet the City's Municipal Separate Storm Sewer System (MS4) Permit and Stormwater Ordinance A-23 requirements. The WQMP shall be reviewed and approved by the City of Temecula prior to the issuance of a building or grading permit. 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. The Project construction would require disturbance of more than one acre, and thus would be required to obtain coverage under the statewide NPDES Construction General Permit (as also required by Mitigation Measure MM-3.5-1), which is contained within the OTSP Program EIR and applies to this Project). The Construction General Permit requires the development to prepare and implement a SWPPP, which would identify the sources of sediment and other pollutants that may affect the quality of storm water discharges during construction and describe the implementation and maintenance various BMPs to reduce or eliminate the potential for sediment or pollutants to come into contact with stormwater runoff during construction. With the application of the these regulations, construction-related impacts to water quality from the Project would be less than significant. Operation of the new development at the Project site would be required to comply with the development planning requirements of the San Diego Regional Water Quality Control Board (SDRWQCB) MS4 permit in effect at the time of construction and prepare a Project-specific WQMP as required by the City of Temecula Stormwater Ordinance, per Mitigation Measure MM-HYD-1 . These regulations include implementation of non- structural, structural, and source control and treatment control BMPs during the planning process prior to Project approval for development projects. The SDRWQCB MS4 permit and the City of Temecula Stormwater Ordinance require that the Project- specific WQMP shall include a drainage hydrologic/hydraulic analysis that details the site's anticipated runoff calculations. With implementation of these requirements, the Project would not result in adverse impacts to water quality. 2. Drainage Pattern Alteration and Stormwater Facilities Impact HYD-4 and HYD-5: The Project could substantially alter the existing drainage pattern of the site such that increases in runoff result in flooding on or offsite or exceed the capacity of existing or planned infrastructure. 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 A-24 drainage patterns. Specifically, the following measure has been included to ensure that the Project's potential impacts remain less than significant. Mitigation Measure MM-HYD-2: Prior to issuance of a grading permit, a final 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 final 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, and shall identify all existing or proposed 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 final study shall include a capacity analysis verifying the adequacy of all facilities. If the receiving facilities are determined to be under capacity, then other improvements to existing or proposed drainage facilities shall be incorporated into the final design in accordance with Public Works requirements. b. Facts in Support of Findings Runoff generated on and off the site during construction would have the potential to exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff. The proposed drainage pattern would generally be the same during Project construction when compared with the pre-Project condition. As a result, runoff conditions would not substantially change during construction activities. However, construction BMPs would be in place during storm events as required by the Construction General Permit, which would reduce the potential for stormwater to come into contact with pollutants and integrate it into surface water, to the maximum extent practicable. BMPs have proven effective at substantially reducing or eliminating runoff during construction. As a result, construction activities would not result in runoff that would exceed the capacity of the adjacent existing drainage system capacity or provide substantial additional sources of polluted runoff. Impacts to existing stormwater drainage facilities during construction would be less than significant. A conceptual drainage plan and WQMP has already been prepared for the site to address how the Project would comply with drainage control requirements. The analyses determined drainage management areas for the Project, calculations for Low Impact Development (LID) BMP facilities, potential pollutants of concern, and a preliminary design. As part of Mitigation Measure MM-HYD-2, a final drainage study would be prepared by an engineer that would verify the capacity of the existing receiving drainage facilities in accordance with City of Temecula requirements. Implementation of Mitigation Measure HYD-2 and adherence to the requirements found in the MS4 permit would ensure no substantial increases in stormwater runoff would occur and that the existing capacity of storm water drainage systems would not be exceeded. A-25 G. NOISE 1 . Operations — Permanent Increase in Ambient Noise Levels Impact NOI-3: Operation of the proposed Project could result in a substantial permanent increase in ambient noise levels in the Project vicinity above existing levels. 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 permanent increase in noise levels. Specifically, the following measures have been included to ensure that the Project's potential impacts remain less than significant. Mitigation Measure MM-NOI-4: • Building equipment (e.g., HVAC units) shall be located away from nearby residences, on building rooftops, and properly shielded by either the rooftop parapet or within an enclosure that effectively blocks the line of sight of the source from the nearest receptors. The resultant HVAC noise level shall not exceed 45 dBA at the nearest receptors. • In order to avoid noise-sensitive hours, commercial and retail shall prohibit loading and unloading activities between the nighttime hours of 10:00 PM and 7:00 AM. • To further address the nuisance impact of loading dock/truck delivery noise, all loading areas for commercial and retail uses shall be located at the rear or sides of buildings within the commercial and mixed-use districts, where noise can be directed away from residential uses within the mixed use areas of the Project. Mitigation Measure MM-NOI-5: If necessary to comply with the interior noise requirements of the City of Temecula and achieve an acceptable interior noise level, noise reduction in the form of sound-rated assemblies (i.e., windows, exterior doors, and walls) shall be incorporated into Project building design, based upon recommendations of a qualified acoustical engineer. Final recommendations for sound-rated assemblies will depend on the specific building designs and layout of buildings on the site and shall be determined during the design phase. b. Facts in Support of Findings As part of the proposed Project, new mechanical equipment, such as heating, ventilation, and air conditioning units (HVAC), would be installed on the hotel building. Such rooftop HVAC units typically generate noise levels of approximately 55 dB at a A-26 reference distance of 100 feet from the operating units during maximum heating or air conditioning operations. The noise level of the HVAC, if on the edge of the building nearest the sensitive receptors, could exceed the City of Temecula's 65 dBA noise standard. Delivery trucks are expected to be used during on-site commercial operations. An idling truck at 50 feet was found to produce noise levels of 72 dBA Leq, and a passing truck at 50 feet was found to produce noise levels of 68 dBA Leq. Cal-OSHA also requires backup beepers to be at least 5 dBA above ambient noise levels. Because the truck delivery access point would be the furthest point of the Project site away from sensitive receptors (approximately 500 feet), the truck deliveries are not anticipated to impact nearby residences. The Project-specific traffic analysis revealed that traffic impacts for the proposed Project would be less than significant and no mitigation measures would be required. Therefore, noise impacts related to operational traffic are expected to be less than significant. The OTSP Program EIR determined that residences in the Project area would be subject to Title 24 of the California Code of Regulations, which requires an interior noise standard of DNL 45 dBA in any habitable room. Although the proposed Project is a hotel project, it is also subject to Title 24 Building Codes. Therefore, hotel rooms located along affected roads exceeding 65 dBA would require sound-rated assemblies at the exterior facades of project buildings. The OTSP Program EIR also included Mitigation Measures MM-NOI-4 and MM-NOI-5 to reduce indoor noise exposure to within City of Temecula and State standards. Compliance with the mitigation measures contained in the OTSP Program EIR, and herein incorporated by reference would reduce operational noise impacts to less than significant levels. H. TRAFFIC AND CIRCULATION 1 . Cumulative Intersection Level of Service Impact Cumulative CIR-1: The proposed Project would result in significant impacts at the following intersections under Cumulative Conditions: • Rancho California Road / Old Town Front Street (AM and PM peak hours) 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 measure has been included to ensure that the Project's potential impacts remain less than significant. Mitigation Measure MM-CUM-CIR-1. The Project applicant shall contribute fair-share funding (2%) towards the optimization of the AM peak hour traffic signal coordination timing plan. Since Rancho California Road A-27 operates an Adaptive Traffic Signal System, the entire corridor will require optimization. b. Facts in Support of Findings The City of Temecula's significance criteria states that a traffic impact is considered significant if the addition of Project traffic causes the intersection LOS to decrease to worse than LOS D during peak hours. For intersections currently operating at LOS E or F, a project impact will be considered significant if the project causes the delay at a signalized intersection to increase by more than 2 seconds or adds more than 20 peak hour trips to the critical movement of an unsignalized intersection. All of the study intersections would operate acceptably at LOS D or better with and without the proposed Project, with the exception of the following location, which would operate at LOS E during the AM peak hour and LOS F during the PM peak hour: • Rancho California Road / Old Town Front Street (AM and PM peak hours) The intersection at Rancho California Road and Old Town Front Street currently operates at LOS E (AM) and F (PM); the proposed Project's contribution to LOS E conditions during the AM peak hour in combination with cumulative projects, is considered a significant impact because the intersection delay would increase by more than two seconds. Therefore, a significant cumulative impact would occur at the Rancho California Road and Old Town Front Street intersection. However, implementation of Mitigation Measure MM-CUM-CIR-1 would require the Project applicant to contribute fair-share funding towards optimization of the AM peak hour traffic signal coordination timing plan. This would reduce delay time at the intersection and would reduce this cumulative impact to less than significant with the incorporation of mitigation. VII. Environmental Effects that Remain Significant and Unavoidable After Mitigation. In the environmental areas of Greenhouse Gas (GHG) Emissions and Noise and Vibration, there are instances where potential environmental impacts would remain significant and unavoidable, as discussed below: A. GREENHOUSE GAS EMISSIONS 1 . Generation of GHG Emissions Impacts Impact GHG-1: The Project would generate GHG emissions, either directly or indirectly, that may have a significant impact on the environment. Impact GHG-2: The Project would conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the emissions of greenhouse gases. A-28 a. Findings The OTSP Program EIR determined that implementation of the full build-out of the OTSP Amendment would result in the generation of GHG emissions from construction and operations that would exceed SCAQMD's GHG screening threshold, and therefore would be considered a potentially significant impact. The GHG analysis contained in the OTSP Program EIR was incorporated in Chapter 3.0, Summary of Findings from the OTSP Program EIR, of the Project Draft SEIR. Changes or alterations have been required in or incorporated into the Project that reduce the impacts related to GHG emissions. The below mitigation measures from the OTSP Program EIR are required in order to reduce GHG emissions impacts to the maximum extent feasible. Mitigation Measure 3.3-1 (from the OTSP Program EIR): The applicant shall require implementation of all feasible energy efficiency and GHG reduction measures, including but not limited to the following measures. Energy Efficiency • Design buildings to be energy efficient. • Install efficient lighting and lighting control systems. Use daylight as an integral part of lighting systems in buildings. • Install light colored "cool" roofs, cool pavements. • Provide information on energy management services for large energy users. • Install energy efficient heating and cooling systems, appliances and equipment, and control systems. • Install light emitting diodes (LEDs) for traffic, street and other outdoor lighting. Water Conservation and Efficiency • Create water-efficient landscapes. • Install water-efficient irrigation systems and devices, such as soil moisture-based irrigation controls. • Design buildings to be water-efficient. Install water-efficient fixtures and appliances. • Restrict watering methods (e.g., prohibit systems that apply water to non-vegetated surfaces) and control runoff. A-29 • Restrict the use of water for cleaning outdoor surfaces and vehicles. • Implement low-impact development practices that maintain the existing hydrologic character of the site to manage storm water and protect the environment. (Retaining storm water runoff on-site can drastically reduce the need for energy-intensive imported water at the site.) • Devise a comprehensive water conservation strategy appropriate for the project and location. The strategy may include many of the specific items listed above, plus other innovative measures that are appropriate to the specific project. • Provide education about water conservation and available programs and incentives. Solid Waste Measures • Reuse and recycle construction and demolition waste (including, but not limited to, soil, vegetation, concrete, lumber, metal, and cardboard). • Provide interior and exterior storage areas for recyclables and green waste and adequate recycling containers located in public areas. Land Use Measures • Include mixed-use, infill, and higher density in development projects to support the reduction of vehicle trips, promote alternatives to individual vehicle travel, and promote efficient delivery of services and goods. Transportation and Motor Vehicles • Limit idling time for commercial vehicles, including delivery and construction vehicles. • Use low or zero-emission vehicles, including construction vehicles. b. Facts in Support of Findings The OTSP Program EIR determined that implementation of the full build-out of the OTSP Amendment would result in approximately 12,004 metric tons (MT) of CO2e per year from construction and approximately 192,657 MT CO2e per year from operations, which was considered a potentially significant impact. The OTSP Program EIR included a list of GHG reduction measures, incorporated above as Mitigation Measure 3.3-1 , from the State of California Attorney General's office that could be applied to a diverse range of projects in order to reduce GHG emissions. A-30 However, since the project would result in GHG emissions that would exceed the major source threshold (25,000 MT CO2e per year) and the SCAQMD GHG screening threshold (3,000 MT CO2e per year), the OTSP Amendment would potentially conflict with the state's ability to meet the AB 32 goals. Even with implementation of all measures that are feasible from Mitigation Measure 3.3-1 listed above, build-out of the OTSP Amendment was considered to be a major source of greenhouse gases and would exceed the SCAQMD GHG screening threshold. Consequently, the increase in greenhouse gases from implementation of the OTSP places the project in conflict with the goal of the state to reduce up to 169 million metric tons CO2e/year. The OTSP Program EIR determined impacts related to GHG emissions would be significant. Implementation of the proposed Project would not introduce any new land uses that were not already accounted for in the certified OTSP Program EIR. The Project would involve an amendment to the OTSP that would relocate a portion of the Hotel Overlay zone to the Project site and would not change the overall intensity or distribution of uses in the Specific Plan area. The GHG emissions resulting from the construction and operation of the Project are cumulative in nature. Therefore, Project-specific emissions are accounted for in the OTSP Program EIR and there would be no additional emissions as a result the Project. Since the OTSP Program EIR determined that impacts from GHG emissions would be considered significant and unavoidable, the proposed Project would also have significant and unavoidable impacts related to GHG emissions. B. NOISE AND VIBRATION 1 . Construction Noise Impacts Impact NOI-1: The Project would result in the exposure of persons to, or generation of, noise levels in excess of standards established in the local general plan or noise ordinance. Impact NOI-2: The Project would exposure of persons to, or generation of, excessive ground-borne vibration or ground-borne noise levels Impact NOI-4: The Project would result in a substantial temporary or periodic increase in ambient noise levels in the Project vicinity above levels existing without the project. 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 or ground- borne vibration 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 and vibration. The below mitigation A-31 measures are required in order to reduce construction noise and vibration impacts to the maximum extent feasible. Mitigation Measure MM-N0I-1: • The applicant shall ensure, as specified in City of Temecula Ordinance No. 94-25, that no construction may occur within one-quarter (1/4) of a mile of any occupied residence during the following hours: 0 6:30 PM to 6:30 AM, Monday through Friday. o Before 7:00 AM or after 6:30 PM, Saturday. o At any time on Sunday or any nationally recognized holiday. • The applicant shall ensure that all construction equipment will have properly operating mufflers. • The applicant shall ensure that all construction staging shall be performed as far as possible from occupied dwellings. • The applicant shall ensure that signs shall be posted at the construction sites that include permitted construction days and hours, and a contact number for the job site. Mitigation Measure MM-N0I-2: The construction contractor will conduct crack surveys before construction activities that could cause architectural damage to nearby structures. The survey will include any historic buildings or buildings in poor condition within 15 feet of construction. The surveys will be done by photographs, video tape, or visual inventory, and will include inside as well as outside locations. All existing cracks in walls, floors, and driveways should be documented with sufficient detail for comparison after construction to determine whether actual vibration damage occurred. A post-construction survey should be conducted to document the condition of the surrounding buildings after the construction is complete. The construction contractor would be liable for construction vibration damage to adjacent structures. Mitigation Measure N0I-3: Implement Temporary Noise Barriers. Implement the field-erected temporary noise barriers including but not limited to sound blankets on existing fences and walls or the use of freestanding portable sound walls, to block the line-of-site between construction equipment and noise-sensitive receptors during Project implementation. Noise barriers should be a minimum of 8-feet-tall and continuous between the source of noise and adjacent or nearby noise- sensitive receptors. Noise barriers are most effective when placed directly adjacent to either the noise source or receptor. Place sound barriers around stationary sources and near windows, where feasible. A-32 Barrier construction may include, but not necessarily be limited to, using appropriately thick wooden panel walls (at least 1/2 inch thick), as shown in Figure 3.8-1 , which are tall enough to block the line-of-sight between the dominant construction noise source(s) and the noise-sensitive receptor. Such barriers can reduce construction noise by 5 to 15 dBA at nearby noise-sensitive receptor locations, depending on barrier height and length, and the distance between the barrier and the noise-producing equipment or activity. Alternately, field-erected noise curtain assemblies could be installed around specific equipment sites or zones of anticipated mobile or stationary activity, resembling the sample shown in Figure 3.8-2. These techniques are most effective and practical when the construction activity noise source is stationary (e.g., auger or drill operation) and the specific source locations of noise emission are near the ground and can be placed as close to the equipment/activity-facing side of the noise barrier as possible. Barrier layout and other implementation details would vary by construction site. 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 of the residential apartment buildings located 65 feet southwest of the Project boundary. Because the nearest sensitive receptor is close to the Project site, construction activity would generate noise levels, which would result in a substantial increase in ambient noise levels at the nearby receptors. Therefore, the impact would be significant, as indicated in the OTSP Program EIR. A-33 To address significant construction noise impacts of a substantial increase in ambient noise levels, the proposed Project would be required to comply with noise Mitigation Measures MM-NOI-1 and MM-NOI-2, which were identified in the OTSP Program EIR. To further reduce construction noise levels at residences, Mitigation Measure MM-NOI- 3 would include the implementation of temporary noise barriers at construction activities. The barrier material is assumed to be solid and dense enough to demonstrate acoustical transmission loss that is at least 10 dBA greater than the estimated noise reduction effect. These suggested barrier types do not represent the only ways to achieve the indicated noise reduction in dBA; they represent examples of how such noise attenuation might be attained by an implemented measure under the right conditions. Implementation of Mitigation Measure MM-NOI-1 would reduce construction noise levels at the nearby receptors, thereby, reducing the increase in ambient noise levels due to Project construction. However, mitigation measure NOI-1 may not be feasible to physically implement at the construction activities to achieve blocking line-of-sight between the construction noise sources and the nearby sensitive receptors. For example, temporary barriers may not feasibly be tall and or wide enough to block line- of-sight, and/or and the placement of temporary barriers could endanger construction crew members and equipment. Therefore, impacts would be potentially significant and unavoidable with regard to resulting in a substantial increase in ambient noise levels. The OTSP Program EIR determined that use of a large bulldozer for Project construction generates vibration levels of up to 0.089 PPV or 87 RMS at a distance of 25 feet. Implementation of mitigations measures would reduce vibration impacts. A large bulldozer would reduce to 80 RMS at 45 feet and increase to 0.2 PPV at 15 feet from operation. The OTSP Program EIR determined that this impact would be less than significant with implementation of OTSP Mitigation Measures MM-NOI-1 and MM-NOI- 2. However, even with the implementation of these mitigation measures, construction of the proposed Project would result in significant and unavoidable temporary vibration impacts to the nearby sensitive receptors. Due to the proximity of the nearest residences to the Project site, it is anticipated that even with the implementation of the mitigation measures identified in the OTSP Program EIR, and additional measures proposed (i.e, noise barriers), construction of the proposed Project would potentially result in a substantial temporary increase in ambient noise levels at nearby sensitive receptors during construction. Therefore, the impact would be significant and unavoidable. No additional feasible mitigation measures are available to reduce construction noise impacts to sensitive receptors. VIII. Project Alternatives. The SEIR considered and analyzed three alternatives to the Proposed Project: Alternative 1—No Project Alternative (No Development); Alternative 2— Reduced Hotel with no Specific Plan Amendment Alternative; and Alternative 3— Commercial and Residential Use Alternative. A-34 The three alternatives that were analyzed in the SEIR are discussed below, including the basis for rejecting each alternative. In addition, comparison of the alternatives is available in Table 5-2 of the SEIR. 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. • Provide an upscale lodging facility that will service both residents and tourists visiting Old Town Temecula; • Provide additional conference room facilities within Old Town Temecula; and • Create an aesthetically compatible development and minimize impacts to neighboring properties by designing with high quality architecture and signage. 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 for the foreseeable future. The Project site is comprised of approximately 1.8 acres of predominantly developed land in Old Town Temecula. The Project site is currently developed with approximately 22,424 square feet (SF) of several vacant buildings. An undeveloped parcel approximately 17,500 SF is located across Third Street where the proposed parking garage would be constructed. Under this alternative, the Project site would remain vacant and the proposed hotel and parking garage would not be built. The site would continue to contain the existing structures on the hotel site and vacant land on the garage site. Unimproved areas along Third Street would not be landscaped or improved in any way. 2. Reason for Resecting 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 generally be reduced under this Alternative. For aesthetics impacts, the existing Project site under Alternative 1 would not feature any additional sources of light and glare. No impacts to scenic vistas or resources would occur under this alternative. Under the proposed Project, the site would be developed with an aesthetic character in accordance with the design guidelines specified in the Old Town Specific Plan and visual quality of the site would be enhanced. Under Alternative 1, the existing site would remain vacant which degrades the existing visual character or quality of the site and its surroundings due to its current lack of unkempt appearance. A-35 Therefore, implementation of Alternative 1 would result in more negative aesthetic impacts than 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. 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. Construction-related hazardous materials would not be brought to the site, nor would hazardous materials be used during operation of the proposed Project, such as landscaping sprays or household cleaning products. Therefore, this alternative would result in fewer impacts related to hazards and hazardous materials than 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. Under Alternative 1, no change would occur to the existing conditions at the Project site. This alternative would involve no amendment or rezoning associated with the Specific Plan. 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. Alternative 1 would not result in any change to existing ambient noise levels and would introduce no new source of noise. Because the site would remain with the existing non- operational uses under this alternative, traffic-related noise attributable to the Project would not occur. This alternative would result in no impact related to noise at or in the vicinity of 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 impacts would not occur. A-36 Under Alternative 1, no additional traffic would be generated by uses on the Project site, which is vacant or out of business, resulting in no impacts related to traffic and circulation. Thus, Alternative 1 would result in fewer impacts when compared to the proposed Project. Under Alternative 1, the Project site would not be developed and no increase demand for water, wastewater, or solid waste services would occur. No new water service or sewer line connections would be developed under Alternative 1. Thus, under Alternative 1, impacts to utilities and service systems would not occur. Overall, Alternative 1 would 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 an upscale lodging facility or conference room facilities that will service both residents and tourists visiting Old Town Temecula. 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 with a smaller, three-story hotel, which would include 90 rooms, and would be in accordance with the current Specific Plan land use designation for the Project site, which is Downtown Core (DTC). This alternative would still develop the parking garage. This alternative would not include the Specific Plan Amendment to relocate a portion of the Hotel Overlay (HO) onto the proposed Project site. The hotel would be developed on the existing DTC zoning district, where permitted uses include, but are not limited to hotels, art galleries, museums, restaurants, entertainment oriented uses, small scale boutique retailers such as gift, specialty food, and antique shops and similar retail uses, offices and service oriented uses. Hotels under three stories in the DTC zoning district are not subject to the Supplemental Standards and Special Use Standards in Section IV.G of the Old Town Specific Plan. 2. Reason for Resecting 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. A-37 Under Alternative 2, the site would be developed with a three-story hotel. Impacts to scenic vistas and scenic resources would be similar to the proposed Project since development of the hotel in either scenario would partially block views of the western viewshed from certain viewpoints. In addition, the hotel developed under Alternative 2 would also be required to comply with the DTC design guidelines and standards because these guidelines and standards apply to all buildings within the DTC or DTC/HO zoning districts. Therefore, the Alternative 2 hotel would be designed with architectural elements that are consistent with the Old Town Specific Plan and would be fitting with the visual character of its surroundings. Thus, implementation of Alternative 2 would result in similar aesthetic impacts compared to the proposed Project. Under Alternative 2, construction of the smaller hotel would result in a shorter construction schedule, fewer ground-disturbing activities and less construction equipment on site. Construction-related emissions from Alternative 2 would have fewer air quality impacts than the proposed Project. Operation of the smaller hotel would result in less energy usage by the building, fewer vehicle trips generated and reduced area source emissions produced on site, in comparison to the proposed Project. Therefore, implementation of Alternative 2 would have fewer air quality impacts than the proposed Project. Under Alternative 2, a similar area would be disturbed as the proposed Project, and thus, ground disturbing impacts to below ground cultural resources would be similar. The reduced building height under Alternative 2 would not impact cultural resources. However, the development envelope of Alternative 2 would be smaller, thus potential impacts to nearby potential historic structures would be reduced. Therefore, implementation of Alternative 2 would have fewer cultural resources impacts than the proposed Project. Under Alternative 2, the smaller hotel with a reduced building height would be developed with the same California Building Code guidelines and standards as the proposed Project, resulting in the same structural-related and geologic-hazard impacts as the proposed Project. Under Alternative 2, construction and operation of the smaller hotel would result in fewer amounts of hazardous materials that would be used, transported, stored and disposed in comparison to the proposed Project. However, the hotel developed under Alternative 2 would similarly be required to comply with all relevant permits and plans that address and limit the potential release of hazardous materials during construction and operation of the proposed Project. Therefore, Alternative 2 would result in similar, but slightly reduced, hazard-related impacts as the proposed Project. Similar to the proposed Project, Alternative 2 would increase impervious surfaces on the Project site. The smaller hotel under Alternative 2 would likewise be required to adopt a water quality management plan and best management practices to ensure that construction and operation of the hotel do not result in significant impacts to hydrology and water quality. The Project under Alternative 2 would require the same drainage A-38 modifications as the proposed Project. Alternative 2 would result in similar effects on hydrology and water quality as the proposed Project. Under Alternative 2, the smaller hotel would be developed on the current Specific Plan land use designation DTC zoning district and no OTSP amendment would be required, resulting in no land use impacts. According to the Specific Plan guidelines, a hotel under four stories is permitted in the DTC zoning district. The smaller hotel would be required to comply with the land use and urban development standards specified for the DTC and DTC/HO zoning districts, similar to the proposed Project. Therefore, Alternative 2 would result in similar land use impacts as the proposed Project. Like the proposed Project, Alternative 2 would increase ambient noise levels and would introduce a new source of noise at the Project site. Construction-related traffic would increase for both the proposed Project and Alternative 2. Traffic-related noise would also increase as a result of both this alternative and the proposed Project. Alternative 2 would generate less daily trips than the proposed Project. However, Alternative 2 would also have a significant and unavoidable temporary construction noise impact on the nearby sensitive receptors to the Project site. Under Alternative 2, the three-story hotel would have approximately 90 rooms, resulting in a total of approximately 735 daily trips, which is 499 daily trips less than the proposed Project's estimated 1,234 daily trips. Therefore, Alternative 2 would decrease the amount of vehicles in the surrounding circulation system and result in fewer impacts related to traffic and circulation compared to the proposed Project. The proposed Project would result in an increase in the demand for water, wastewater services, and solid waste disposal. Under Alternative 2, the Project site would be developed with a smaller hotel use and which would also increase the demand for water, wastewater, or solid waste services over existing conditions. However, because the hotel would be reduced in size and accommodate fewer guests under Alternative 2, there would be less water consumed and less wastewater generated than the proposed Project. Thus, implementation of Alternative 2 would result in fewer impacts related to utilities and service systems compared to the proposed Project. Overall, Alternative 2 would result in similar or reduced impacts in all environmental resource areas as compared to the proposed Project. Thus, Alternative 2 would overall result in lesser environment impacts. Alternative 2 would partially accomplish the objectives set forth by the Project. It would provide an upscale lodging facility, additional conference room facilities, and be aesthetically compatible within Old Town Temecula. However, Alternative 2 would provide only 90 lodging rooms, as compared to the 151 lodging rooms in the proposed Project. Because Alternative 2 would provide 61 fewer lodging rooms, it would not service the anticipated demand for lodging facilities for residents and tourists in the Old Town area and would not fulfill the DTC/HO designation's purpose of allowing a greater number of rooms to serve lodging needs. Thus, the City Council finds that Alternative 2 would not fully meet any of the Project Objectives. A-39 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. C. ALTERNATIVE 3—REDUCED DEVELOPMENT ALTERNATIVE 1 . Summary of Alternative Under this alternative, a mixed-use commercial retail and residential development would be developed on the Project site, currently designated as DTC zoning district according to the Specific Plan. This alternative would not involve the development of a hotel and would not provide conference facilities and banquet rooms, as is provided by the proposed Project. The Project would not require a Specific Plan Amendment for rezoning. The Old Town Specific Plan Land Use and Urban Development standards permit the use of commercial retail and residential uses in the DTC zoning district. However, only attached and non-ground floor residential uses permitted in the DTC area along Old Town Front Street and Main Street. Alternative 3 would develop approximately 61,000 square feet of commercial uses and approximately 123,000 square feet of residential uses, consisting of 120 residential units. 2. Reason for Resecting Alternative Under Alternative 3, the site would be developed with a mixed-use commercial and residential development with a four-story, 50 feet maximum height. Impacts to scenic vistas and scenic resources would be similar to the proposed Project, since development of the mixed-use building would also partially block views of the western viewshed from certain viewpoints. In addition, the development under Alternative 3 would also be required to comply with the DTC design guidelines and standards because these guidelines and standards apply to all buildings within the DTC or DTC/HO zoning districts. Therefore, the Alternative 3 development would be designed with architectural elements that are consistent with the Old Town Specific Plan guidelines and would be fitting with the visual character of its surroundings. Thus, implementation of Alternative 3 would result in similar aesthetic impacts compared to the proposed Project. Under Alternative 3, there would be a similar amount of construction-related emissions to the proposed Project due to comparable ground-disturbing activities, amount of construction equipment, and size of building footprint. Therefore, construction-related emissions from Alternative 3 would have similar air quality impacts than the proposed Project. Operation of the mixed-use commercial and residential development, however, would result in higher intensity energy usage by the building, greater vehicle trips generated and increased area source emissions produced on site in comparison to the proposed Project due to the permanent residency within the residential units. Therefore, implementation of Alternative 3 would have greater air quality impacts from operational emissions than the proposed Project. A-40 Under Alternative 3, a similar area would be disturbed as the proposed Project, and thus, impacts to below surface cultural resources would be similar. The development envelope of Alternative 3 would also be similar, thus potential impacts to nearby potential historic structures would be reduced. Therefore, implementation of Alternative 3 would have similar cultural resources impacts than the proposed Project. Under Alternative 3, the mixed-use development would also be developed with the same California Building Code guidelines and standards as the proposed Project, resulting in the same structural-related and geologic-hazard impacts as the proposed Project. Under Alternative 3, construction and operation of a mixed-use Project would result in similar amounts of hazardous materials that would be used, transported, stored and disposed in comparison to the proposed Project. In addition, the development under Alternative 3 would similarly be required to comply with all relevant permits and plans that address and limit the potential release of hazardous materials during construction and operation of the proposed Project. Therefore, Alternative 3 would result in similar hazard-related impacts as the proposed Project. Similar to the proposed Project, Alternative 3 would also increase impervious surfaces on the Project site. The mixed-use development under Alternative 3 would likewise be required to adopt a water quality management plan and best management practices to ensure that the construction and operation of the development does not result in significant impacts to hydrology and water quality. Alternative 3 would result in similar effects on hydrology and water quality as the proposed Project. Under Alternative 3, the site would be developed with a mixed-use development and would be developed on the current Specific Plan land use designation DTC zoning district. According to the Specific Plan guidelines, commercial and residential uses under four stories are permitted in the DTC zoning district. The development would be required to comply with the land use and development standards specified for the DTC and DTC/HO zoning districts, similar to the proposed Project. Additionally, development of Alternative 3 would not require a Specific Plan Amendment. Therefore, Alternative 3 would result in reduced land use impacts as the proposed Project. 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 traffic would increase in the Project area for both the proposed Project and Alternative 3. Similar to the proposed Project, Alternative 3 would also have a significant and unavoidable temporary construction noise impact. Similarly, traffic-related noise would also increase as a result of this alternative; however, traffic would increase more with Alternative 3 than the proposed Project. Overall, Alternative 3 would result in greater noise impacts than the proposed Project. The proposed Project would result in an increase in traffic congestion at nearby intersections and would generate 1,234 daily trips. With Alternative 3, the amount of trips generated from the commercial and residential uses would be increased to 3,427 A-41 daily trips, resulting in greater impacts to traffic and circulation than the proposed Project. The proposed Project would result in an increase in the demand for water, wastewater services, and solid waste disposal compared to the existing non-operational uses at the site. The proposed Project would also result in approximately 3.8 million gallons per year (MGY) of water consumed and produce approximately 82.7 tons of waste per year. Under Alternative 3, the Project site would be developed with mixed use, commercial and residential uses, which would also increase the demand for water, wastewater, or solid waste services over existing conditions. Implementation of Alternative 3 would result in approximately 20.1 MGY of water consumed and produce approximately 119.9 tons of solid waste per year. Thus, implementation of Alternative 3 would result in greater impacts related to utilities and service systems compared to the proposed Project. Overall, Alternative 3 would result in similar or reduced impacts to aesthetics, cultural resources, geology and soils, hazardous materials, hydrology and land use in comparison to the Project. However, Alternative 3 would result in increased impacts to air quality, noise, traffic and circulation, and utilities in comparison to the Project. Thus, Alternative 3 would result in greater environment impacts and it is considered not the environmentally superior alternative. In addition, Alternative 3 would not accomplish all of the Project Objectives. Although Alternative 3 would develop an aesthetically compatible mixed-use development in Old Town Temecula, it would not provide an upscale lodging facility or additional conference room facilities in Old Town Temecula. Thus, the City Council finds that Alternative 3 would not fully achieve the benefits of the Project Objectives and does not avoid the Project's significant environmental impacts. 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-42 EXHIBIT B Mitigation Monitoring and Reporting Program MITIGATION MONITORING AND REPORTING PROGRAM Responsible Action Verification of Compliance Monitoring Enforcement Monitoring Indicating Mitigation Measures Phase Agency Agency Compliance Initials Date Remarks Aesthetics Old Town Specific Plan Program EIR Mitigation Measures Measure 3.1-3a:The applicant shall ensure that all lighting fixtures shall Pre-Construction/ City of City of Issuance of contain"sharp cut-off'fixtures,and shall be fitted with flat glass lenses and Construction Temecula Temecula Building Permit internal and external shielding. Building Official and field or other verification and Designee sign-off by City of Temecula Measure 3.1-3b:The applicant shall ensure that all fixtures shall be Pre-Construction/ City of City of Issuance of parallel with the finished grade of the project site;no fixtures shall be tilted Construction Temecula Temecula Building Permit above a 90-degree angle. Building Official and field or other verification and Designee sign-off by City of Temecula Measure 3.1-3c:The applicant shall ensure that site lighting systems shall Pre-Construction/ City of City of Issuance of be grouped into control zones to allow for open,closing,and night Construction Temecula Temecula Building Permit light/security lighting schemes.All control groups shall be controlled by an Building Official and field automatic lighting system utilizing a time clock,photocell,and low voltage or other verification and relays. Designee sign-off by City of Temecula Measure 3.1-3d:The applicant shall ensure that design and layout of the Pre-Construction City of City of Issuance of site shall take advantage of landscaping,on-site architectural massing,and Temecula Temecula Building Permit off-site architectural massing to block light sources and reflection from cars. Building Official and field or other verification and Designee sign-off by City of Temecula Measure 3.1-3e:The applicant shall submit a lighting plan and photometric Pre-Construction City of City of Issuance of plan to be reviewed by the City of Temecula.The lighting plan shall include Temecula Temecula Building Permit design features(such as those mentioned above)to minimize impacts of Building Official and field light and glare on the surrounding area. or other verification and Designee sign-off by City of Temecula Measure 3.1-3f:The City shall complete a post-installation inspection to Post-Construction City of City of Issuance of ensure that the site is not excessively illuminated(such that lighting is not Temecula Temecula Building Permit creating excessive glare,unreasonably competing for the public's attention Building Official and field or creating any roadway safety hazard)and that lighting sources are or other verification and properly shielded. Designee sign-off by City of Temecula Truax Hotel Project ESA/160579 MMRP August 2017 Mitigation Monitoring and Reporting Program MITIGATION MONITORING AND REPORTING PROGRAM(CONTINUED) Responsible Action Verification of Compliance Monitoring Enforcement Monitoring Indicating Mitigation Measures Phase Agency Agency Compliance Initials Date Remarks Measure 3.1-3g:In order to mitigate potential impacts to the Mount Pre-Construction City of City of Issuance of Palomar Observatory,all lighting plans shall be reviewed by the City to Temecula Temecula Building Permit assure utilization of low pressure sodium vapor lamps;step-down lighting Building Official and field techniques;shielding to prevent upward and outward illumination;and or other verification and compliance with the County Ordinance No.655. Designee sign-off by City of Temecula Measure 3.1-3h:The proposed Specific Plan amendment shall prohibit the Pre-Construction/ City of City of City of use of highly reflective construction materials on exterior wall surfaces.The Construction/ Temecula Temecula Temecula exterior of permitted buildings shall be constructed of materials such as Post-Construction Building Official project approval high performance tinted non-mirrored glass,painted metal panels and pre- or other and field cast concrete or fabricated wall surfaces. Designee verification and sign-off by City of Temecula Project-specific Mitigation Measures Mitigation Measure MM-AES-1:The project applicant would be required Pre-Construction/ City of City of City of to implement the lighting reduction mitigation proposed in the OTSP Construction/ Temecula Temecula Temecula Program EIR.The following light and glare standards shall be applied to Post-Construction Building Official project approval the proposed project: or other and field • The applicant shall ensure that all lighting fixtures shall contain"sharp Designee verification and cut-off"fixtures,and shall be fitted with flat glass lenses and internal sign-off by City and external shielding. of Temecula • The applicant shall ensure that all fixtures shall be parallel with the finished grade of the project site;no fixtures shall be tilted above a 90-degree angle. • The applicant shall ensure that site lighting systems shall be grouped into control zones to allow for open,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 site shall take advantage of landscaping,on-site architectural massing,and off-site architectural massing to block light sources and reflection from cars. • The applicant shall submit a lighting plan and photometric plan to be reviewed by the City of Temecula.The lighting plan shall include design features(such as those mentioned above)to minimize impacts of light and glare on the surrounding area. • The City shall complete a post-installation inspection to ensure that the site is not excessively illuminated(such that lighting is not creating excessive QJare,unreasonably competing for the public's Truax Hotel Project 2 ESA/160579 MMRP August 2017 Mitigation Monitodng and Reporting Prograrn MITIGATION MONITORING AND REPORTING PROGRAM(CONTINUED) Responsible Action Verification of Compliance Monitoring Enforcement Monitoring Indicating Mitigation Measures Phase Agency Agency Compliance Initials Date Remarks attention or Creating any roadway safety hazard)and that lighting sources are properly shielded. • In order to mitigate potential impacts to the Mount Palomar Observatory,all lighting plans shall be reviewed by the City to assure utilization of low pressure sodium vapor lamps;step-down lighting techniques;shielding to prevent upward and outward illumination; and compliance with the County Ordinance No.655. • The proposed project shall prohibit the use of highly reflective construction materials on exterior wall surfaces.The exterior of permitted buildings shall be constructed of materials such as high performance tinted non-mirrored glass,painted metal panels and pre- cast concrete or fabricated wall surfaces. Air Quality Old Town Specific Plan Program EIR Mitigation Measures Measure 3.2-2a:The applicant shall ensure that a fugitive dust control Construction City of City of Issuance of program is implemented pursuant to the provision of SCAQMD Rule 403. Temecula Temecula Grading Permit Building Official and field or other verification and Designee sign-off by City of Temecula Measure 3.2-2b:Prior to grading and construction,the applicant shall be Pre-Construction City of City of Issuance of responsible for compliance with the following: Temecula Temecula Grading Permit • During clearing,grading,earth moving,or excavation,maintain Building Official and field equipment engines in proper tune. or other verification and • After clearing,grading,earth moving,or excavation: Designee sign-off by City of Temecula • Wet the area down,sufficient enough to form a crust on the surface with repeated soakings,as necessary,to maintain the crust and prevent dust pick up by the wind. • Spread soil binders. • Implement street sweeping as necessary. • During construction: • Use water trucks or sprinkler systems to keep all areas where vehicles move damp enough to prevent dust raised when leaving the site. • Wet down areas in the late morning and after work is completed for the day. Truax Hotel Project 3 ESA/160579 MMRP August 2017 Mitigation Monitoring and Reporting Program MITIGATION MONITORING AND REPORTING PROGRAM(CONTINUED) Responsible Action Verification of Compliance Monitoring Enforcement Monitoring Indicating Mitigation Measures Phase Agency Agency Compliance Initials Date Remarks • Use low sulfur fuel(0.05 percent by weight)for construction equipment. • Discontinue construction during second stage smog alerts. Measure 3.2-2c:Prior to grading and construction,the applicant shall be Pre-Construction/ City of City of Issuance of responsible for compliance with the following. Construction Temecula Temecula Grading Permit • Require a phased schedule for construction activities to minimize Building Official and field daily emissions. or other verification and Designee sign-off by City • Schedule activities to minimize the amount of exposed excavated soil of Temecula during and after the end of work periods. • Treat unattended construction areas with water(disturbed lands which have been,or are expected to be,unused for four or more consecutive days). • Require the planting of vegetative ground cover as soon as possible on construction sites. • Install vehicle wheel-washers before the roadway entrance at construction sites. • Wash off trucks leaving the site. • Require all trucks hauling dirt,sand,soil,or other loose substances and building materials to be covered,or to maintain a minimum freeboard of two feet between the top of the load and the top of the truck bed sides. • Use vegetative stabilization,whenever possible,to control soil erosion from stormwater,especially on super pads. • Require enclosures or chemical stabilization of open storage piles of sand,dirt,or other aggregate materials. • Control off-road vehicle travel by posting driving speed limits on these roads,consistent with City standards. • Use electricity from power poles rather than temporary diesel or gasoline power generators. Measure 3.2-2d: Prior to grading and construction,the applicant shall be Pre-Construction/ City of City of Issuance of responsible for the paving of all access aprons to the project site and the Construction Temecula Temecula Grading Permit maintenance of the paving. Building Official and field or other verification and Designee sign-off by City of Temecula Truax Hotel Project 4 MMRP ESA/160579 August 2017 Mitigation Monitoring and Reporting Program MITIGATION MONITORING AND REPORTING PROGRAM(CONTINUED) Responsible Action Verification of Compliance Monitoring Enforcement Monitoring Indicating Mitigation Measures Phase Agency Agency Compliance Initials Date Remarks Measure 3.2-2e:Prior to issuance of grading permits,the applicant shall Pre-Construction City of City of Issuance of be responsible for assuring that construction vehicles are equipped with Temecula Temecula Grading Permit proper emission control equipment to substantially reduce emissions. Building Official and field or other verification and Designee sign-off by City of Temecula Measure 3.2-2f:Prior to issuance of grading permits,the applicant shall be Pre-Construction City of City of Issuance of responsible for the incorporation of measures to reduce construction- Temecula Temecula Grading Permit related traffic congestion into the project grading permit. Measures,subject Building Official and field to the approval and verification by the Public Works Department,shall or other verification and include,as appropriate: Designee sign-off by City • Provision of rideshare incentives. of Temecula • Provision of transit incentives for construction personnel. • Configuration of construction parking to minimize traffic interference. • Measures to minimize obstruction of through traffic lanes. • Use of a flagman to guide traffic when deemed necessary. Measure 3.2-2g:Prior to the building/construction operations,applicant Construction City of City of Issuance of and individual contractors shall commit in writing to the following: Temecula Temecula Grading Permit • Scheduling receipt of construction materials outside of the peak travel Building Official and field period hours(i.e.,7:30—8:30 AM and 4:00—6:00 PM); or other verification and • Routing construction traffic through areas of least impact sensitivity; Designee sign-off by Cityof Temecula and � • Limiting lane closures and detours to off-peak travel periods. Where Feasible: Pre-Construction/ City of City of Issuance of Measure 3.2-3a:Construct on-site or off-site bus turnouts,passenger Construction Temecula Temecula Grading Permit benches,and shelters. Building Official and field or other verification and Designee sign-off by City of Temecula Measure 3.2-3b:Provide shuttles to major rail transit centers of multi- Pre-Construction/ City of City of Issuance of modal stations. Construction Temecula Temecula Grading Permit Building Official and field or other verification and Designee sign-off by City of Temecula Truax Hotel ProjectcJ ESA/160579 MMRP Augus[2017 Mitigation Monitoring and Reporting Program MITIGATION MONITORING AND REPORTING PROGRAM(CONTINUED) Responsible Action Verification of Compliance Monitoring Enforcement Monitoring Indicating Mitigation Measures Phase Agency Agency Compliance Initials Date Remarks Measure 3.2-3c:Contribute to regional transit systems(e.g.,right-of-way, Pre-Construction/ City of City of Issuance of capital improvements,etc.). Construction Temecula Temecula Grading Permit Building Official and field or other verification and Designee sign-off by City of Temecula Measure 3.2-3d:Synchronize traffic lights on streets impacted by Pre-Construction/ City of City of Issuance of development. Construction Temecula Temecula Grading Permit Building Official and field or other verification and Designee sign-off by City of Temecula Measure 3.2-3e:Set up resident worker training programs to improve Pre-Construction/ City of City of Issuance of job/housing balance. Construction Temecula Temecula Grading Permit Building Official and field or other verification and Designee sign-off by City of Temecula Project-specific Mitigation Measures Mitigation Measure MM-AIR-1:All off-road construction equipment with a Pre-Construction/ City of City of Issuance of horsepower(HP)greater than 50 shall be required to have USEPA certified Construction Temecula Temecula Grading Permit Tier 4 interim engines or engines that are certified to meet or exceed the Building Official and field emission ratings for USEPA Tier 4 engines.A copy of each unit's certified or other verification and tier specification or model year specification shall be available upon Designee sign-off by City request at the time of mobilization of each applicable unit of equipment. of Temecula Mitigation Measure MM-AIR-2: During earthmoving and construction Construction City of City of Issuance of phases,use water trucks to spray unpaved roads and exposed soils on the Temecula Temecula Grading Permit project site at least four times per day to keep all areas where vehicles Building Official and field move damp enough to prevent dust raised when leaving the site. In or other verification and addition,require all vehicles and off-road equipment to limit maximum Designee sign-off by City speed on unpaved roads within the project site to 15 miles per hour. of Temecula Truax Hotel Project 6 ESA/160579 MMRP August 2017 Mitigation MoniWring and Reporting Program MITIGATION MONITORING AND REPORTING PROGRAM(CONTINUED) Responsible Action Verification of Compliance Monitoring Enforcement Monitoring Indicating Mitigation Measures Phase Agency Agency Compliance Initials Date Remarks Cultural Resources Old Town Specific Plan Program EIR Mitigation Measures Mitigation Measure 3.4-1 a:Consistent with the City of Temecula's Pre-Construction City of City of Issuance of General Plan Goal 6 and Implementation Procedure OS-26 and OS-39,the Temecula Temecula Grading Permit Specific Plan Amendment shall include a new policy which requires that all qualified and field areas slated for development or other ground-disturbing activities shall be Archaeologist verification and subject to a Phase I survey(including records search and archaeological sign-off by City survey)for archaeological resources on a project-specific basis prior to the of Temecula City's approval of project plans.The survey shall be carried out by a qualified archaeologist in consultation with local Native American groups. If potentially significant archaeological resources are encountered during the surrey,the City shall require that the resources are evaluated for their eligibility for listing on the National Register or California Register,and that recommendations are made for treatment of these resources if found to be significant,in consultation with the appropriate Native American groups. Any identified resources shall be avoided if feasible.Ground-disturbing activity in areas determined to be sensitive for cultural resources shall be monitored by a qualified archaeologist and Native American representative. Mitigation Measure 3.4-1 b:Consistent with the City of Temecula's Pre-Construction City of City of Issuance of General Plan Goal 6 and Implementation Procedure OS-26 and OS-39,the Temecula Temecula Grading Permit Specific Plan Amendment shall include a new policy which states that qualified and field during construction,should prehistoric or historic subsurface cultural Archaeologist verification and resources be discovered,all activity in the vicinity of the find shall stop and sign-off by City a qualified archaeologist will be contacted to assess the significance of the of Temecula find according to CEQA Guidelines Section 15064.5.If any find is determined to be significant,the City and the archaeologist will determine, in consultation with local Native American groups,appropriate avoidance measures or other appropriate mitigation.All significant cultural materials recovered will be,as necessary and at the discretion of the consulting archaeologist and in consultation with local Native American groups, subject to scientific analysis,professional museum curation,and documentation according to current professional standards. Mitigation Measure 3.4-2a:Consistent with the City of Temecula's Pre-Construction City of City of Issuance of General Plan Goal 6 and Implementation Procedure OS-2,the Specific Temecula Temecula Grading Permit Plan Amendment shall include a new policy which states that all areas qualified and field slated for development or other ground-disturbing activities in the Specific Archaeologist verification and Plan Area which contain structures 50 years old or older be surveyed and sign-off by City evaluated for their potential historic significance prior to the City's approval of Temecula of project plans.The survey shall be carried out by a qualified historian or architectural historian meeting the Secretary of the Interior's Standards for Architectural History.If potentially significant resources are encountered Truax Hotel Project 7 ESA/160579 MMRP August 2017 Mitiga6ort Monitoring and Reporting Program MITIGATION MONITORING AND REPORTING PROGRAM(CONTINUED) Responsible Action Verification of Compliance Monitoring Enforcement Monitoring Indicating Mitigation Measures Phase Agency Agency Compliance Initials Date Remarks during the survey,demolition or substantial alteration of such resources identified shall be avoided.If avoidance of identified historic resources is deemed infeasible,the City shall prepare a treatment plan to include,but not limited to,photo-documentation and public interpretation of the resource. Mitigation Measure 3.4-4a:Consistent with State law,CEQA Guidelines, Construction City of City of Issuance of and the City of Temecula's General Plan Goal 6 and Implementation Temecula Temecula Grading Permit Procedure OS-26 and OS-39,the Specific Plan Amendment shall include a qualified and field new policy which states that if human skeletal remains are uncovered Archaeologist verification and during project construction,work in the vicinity of the find shall cease and sign-off by City the Riverside County coroner will be contacted to evaluate the remains, of Temecula following the procedures and protocols set forth in Section 15064.5(e)(1) of the CEQA Guidelines. If the County coroner determines that tete remains are Native American,he or she will contact the Native American Heritage Commission,in accordance with Health and Safety Code Section 7050.5, subdivision(c),and Public Resources Code 5097.98(as amended by AB 2641).The NAHC will then identify the person(s)thought to be the Most Likely Descendent of the deceased Native American,who will then help determine what course of action should be taken in dealing with the remains. Per Public Resources Code 5097.98,the landowner shall ensure that the immediate vicinity,according to generally accepted cultural or archaeological standards or practices,where the Native American human remains are located,is not damaged or disturbed by further development activity until the landowner has discussed and conferred,as prescribed in this section(PRC 5097.98),with the most likely descendants regarding their recommendations,if applicable,taking into account the possibility of multiple human remains. Mitigation Measure 3.4-5a:The Specific Plan Amendment shall include a Construction City of City of Issuance of new policy which states that in the event that paleontological resources are Temecula Temecula Grading Permit discovered,the project proponent will notify a qualified paleontologist.The qualified and field paleontologist will document the discovery as needed,evaluate the Paleontologist verification and potential resource,and assess the significance of the find under the criteria sign-off by City set forth in CEQA Guidelines Section 15064.5. If fossil or fossil bearing of Temecula deposits are discovered during construction,excavations within 50 feet of the find will be temporarily halted or diverted until the discovery is examined by a qualified paleontologist(in accordance with Society of Vertebrate Paleontology standards(Society of Vertebrate Paleontology, 1995)).The paleontologist will notify the appropriate agencies to determine procedures that would be followed before construction is allowed to resume at the location of the find.If the City determines that avoidance is not feasible,the paleontologist will prepare an excavation plan for mitigating Truax Hotel Project $ ESA/160579 MMRP August 2017 Mitigation Monitoring and Reporting Program MITIGATION MONITORING AND REPORTING PROGRAM(CONTINUED) Responsible Action Verification of Compliance Monitoring Enforcement Monitoring Indicating Mitigation Measures Phase Agency Agency Compliance Initials Date Remarks the effect of the project on the qualifies that make the resource important. The plan will be submitted to the City for review and approval prior to implementation. Project-specific Mitigation Measures Mitigation Measure MM-CUL-1: Prior to issuance of a grading permit and Pre-Construction City of City of Issuance of prior to the start of any ground-disturbing activity,the applicant shall retain Temecula Temecula Grading Permit a quaiiffed archaeologist,defined as an archeologist meeting the Secretary qualified and field of the Interior's Professional Qualification Standards for archeology(U.S. Archaeologist verification and Department of Interior 2012)and as approved by the City of Temecula,to sign-off by City provide archeological expertise in carrying out all mitigation measures of Temecula related to archeological resources(Mitigation Measures CUL-2 and-3). Mitigation Measure MM-CUL-Z:Prior to the start of ground-disturbing Pre-Construction City of City of Issuance of activities,the qualified archaeologist shall designate an archaeological Temecula Temecula Grading Permit; monitor to observe ground-disturbing activities,including but not limited to qualified verification by brush clearance and grubbing,grading,trenching,excavation,and the Archaeologist City of construction of fencing and access roads,in consultation with the and Pechanga Temecula in Pechanga monitor.If ground-disturbing activities occur simultaneously in tribal consultation two or more areas located more than 500 feet apart,additional representatives with Pechanga archaeological monitors may be required.The archaeological monitor shall Tribe keep daily logs.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 California,Riverside. Mitigation Measure MM-CUL-3:At least 30 days prior to issuance of a Pre-Construction/ City of City of Issuance of grading permit and prior to the start of any ground-disturbing activity,the Construction Temecula Temecula Grading Permit; project Applicant shall contact the Pechanga Tribe to notify the Tribe of qualified verification by grading,excavation and the monitoring program,and to coordinate with the Archaeologist City of Tribe to develop and enter into a Cultural Resources Treatment and and Pechanga Temecula in Monitoring Agreement(Agreement).The Agreement will address the tribal consultation treatment of known cultural resources;appropriate treatment and representatives with Pechanga procedure for inadvertent discoveries;the designation,responsibilities,and Tribe participation of Native American 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 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,as specified in the Agreement,and in consultation with the project archeologist. If ground- disturbing activities occur simultaneously in two or more locations, Truax Hotel Project 9 ESA/160579 MMRP August2017 Mitigation Monitoring and Reporting Program MITIGATION MONITORING AND REPORTING PROGRAM(CONTINUED) Responsible Action Verification of Compliance Monitoring Enforcement Monitoring Indicating Mitigation Measures Phase Agency Agency Compliance Initials Date Remarks additional Native American monitors may be required. Mitigation Measure MM-CUL-4:If inadvertent discoveries of subsurface Construction City of City of Verification by cultural resources are discovered during ground-disturbing activities,the Temecula Temecula City of project Applicant,the project qualified Archaeologist,and the Pechanga qualified Temecula in Tribe shall assess the significance of such resources and shall meet and Archaeologist consultation confer regarding the mitigation for such resources.Pursuant to PRC and Pechanga with Pechanga Section 21083.2(b),avoidance is the preferred method of preservation for tribal Tribe archaeological resources. If the project Applicant and the Pechanga Tribe representatives cannot agree on the significance or the mitigation for such resources,these issues will be presented to the Planning Director for decision.The Planning Director will make the determination based on the provisions of the California Environmental Quality Act with respect to archaeological resources and will 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 Planning Director will be appealable to the City Planning Commission and/or City of Temecula City Council. Mitigation Measure MM-CUL-S:The landowner shall relinquish ownership Construction City of City of Verification by of all cultural resources,including sacred items,burial goods and all Temecula Temecula City of archaeological artifacts that are recovered as a result of project qualified Temecula in implementation to the Pechanga Tribe for proper treatment and disposition Archaeologist consultation as outlined in the Agreement(Mitigation Measure CUL-3). and Pechanga with Pechanga tribal Tribe representatives Mitigation Measure MM-CUL-6:All sacred sites,should they be Pre-Construction/ City of City of City of encountered within the project area,shall be avoided and preserved as the Construction Temecula Temecula Temecula preferred mitigation,if feasible. qualified Project Archaeologist Approval Mitigation Measure MM-CUL-7: In the event paleontological resources Construction City of City of Issuance of are discovered during project implementation,the project Applicant will Temecula Temecula Grading Permit, notify the City's Planning Director and a qualified paleontologist,defined as qualified review of plans, N one meeting the Society of Vertebrate Paleontology standards(Society of Paleontologist field verification Vertebrate Paleontology, 1995).The paleontologist shall document the and City and sign-off by discovery as needed,evaluate the potential resource,and assess the Planning City of significance of the find under the criteria set forth in CEQA Guidelines Director Temecula Section 15064.5. If fossil or fossil bearing deposits are discovered during construction,excavations within 50 feet of the find shall be temporarily halted or diverted until the discovery is examined by a qualified paleontologist.The paleontologist shall notify the appropriate agencies to determine procedures that would be followed before construction is allowed to resume at the location of the find. If the City determines that avoidance is not feasible,the paleontologist shall prepare an excavation plan for Truax Hotel Project 10 ESA/160579 MMRP August 2017 Mitigation Monitoring and Reporting Program MITIGATION MONITORING AND REPORTING PROGRAM(CONTINUED) Responsible Action Verification of Compliance Monitoring Enforcement Monitoring Indicating Mitigation Measures Phase Agency Agency Compliance Initials Date Remarks mitigating the effect of file project on the qualities that make the resource important.The plan will be submitted to the City for review and approval prior to implementation. Mitigation Measure MM-CUL-8: If human remains are encountered, Construction City of City of Verification by California Health and Safety Code Section 7050.5 states that no further Temecula Temecula City of disturbance shall occur until the Riverside County Coroner has made the qualified Temecula necessary findings as to origin. Further,pursuant to PRC Section Archaeologist 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 Most Likely Descendant(MLD)upon receiving notification of the discovery.The MLD shall then make recommendations within 48 hours and engage in consultation concerning the treatment of the remains as provided in PRC Section 5097.98 and the Agreement described in Mitigation Measure MM-CUL-3. Geology,Soils and Seismicity Old Town Specific Plan Program EIR Mitigation Measures Mitigation Measure 3.5-1:Prior to the issuance of a grading or building Pre-Construction/ City of . City of Issuance of permit for individual projects,the project developer shall file a NOI with Construction Temecula Temecula Grading or California to comply with the requirements of the NPDES General Building Official Building Permit, Construction Permit(Municipal Code,Chapter 8.24).This would include or other review of plans, the preparation of a SWPPP incorporating construction BMPs for control of Designee field verification erosion and sedimentation contained in stormwater runoff. and sign-off by City of Temecula Project-specific Mitigation Measures Mitigation Measure MM-GEO-1:Prior to issuance of a building permit,a Pre-Construction/ City of City of Issuance of final design level geotechnical report shall be prepared by a California Construction Temecula Temecula Building Permit registered geotechnical engineer or engineering geologist and submitted to Building Official and field the City in accordance with City,CBC and engineering standards.The final or other verification and report shall be based on the recommendations contained within the Designee sign-off by City Preliminary Geotechnical report prepared for the project site and include of Temecula measures to incorporate seismic design measures that meets CBC requirements.The report shall address all geotechnical hazards including seismic design,liquefaction,soil stability,and any other geotechnical hazard identified at the site. Truax Hotel Project I ESA/160579 MMRP August 2017 Mitigation Monitoring and Reporting Program MITIGATION MONITORING AND REPORTING PROGRAM(CONTINUED) Responsible Action Verification of Compliance Monitoring Enforcement Monitoring Indicating Mitigation Measures Phase Agency Agency Compliance Initials Date Remarks Greenhouse Gas Emissions Old Town Specific Plan Program EIR Mitigation Measures Mitigation Measure 3.3-1:The applicant shall require implementation of Pre-Construction/ City of City of 1 Issuance of all feasible energy efficiency and GHG reduction measures,including but Construction Temecula Temecula Building Permit not limited to the following measures.(Feasibility of measure will be Building Official and field determined through consultation with the City and applicant.) or other verification and Energy Efficiency Designee sign-off by City • Design buildings to be energy efficient. of Temecula • Install efficient lighting and lighting control systems. Use daylight as an integral part of lighting systems in buildings. • Install light colored`cool'roofs,cool pavements. I • Provide information on energy management services for large energy users. • Install energy efficient heating and cooling systems,appliances and equipment,and control systems. • Install light emitting diodes(LEDs)for traffic,street and other outdoor lighting. Water Conservation and Efficiency • Create water-efficient landscapes. • Install water-efficient irrigation systems and devices,such as soil moisture-based irrigation controls. • Design buildings to be water-efficient.Install water-efficient fixtures and appliances. • Restrict watering methods(e.g.,prohibit systems that apply water to non-vegetated surfaces)and control runoff. • Restrict the use of water for cleaning outdoor surfaces and vehicles. • Implement low-impact development practices that maintain the existing hydrologic character of the site to manage storm water and protect the environment(Retaining storm water runoff on-site can drastically reduce the need for energy-intensive imported water at the site.) • Devise a comprehensive water conservation strategy appropriate for the project and location.The strategy may include many of the specific items listed above,plus other innovative measures that are appropriate to the specific project. • Provide education about water conservation and available programs and incentives. Truax Hotel Project 12 ESA 1160579 MMRP August 2017 Mitigation Monitoring and Reporting Program MITIGATION MONITORING AND REPORTING PROGRAM(CONTINUED) Responsible Action Verification of Compliance Monitoring Enforcement Monitoring Indicating Mitigation Measures Phase Agency Agency Compliance Initials Date Remarks I Solid Waste Measures • Reuse and recycle construction and demolition waste(including,but not limited to,soil,vegetation,concrete,lumber,metal,and cardboard). • Provide interior and exterior storage areas for recyclables and green waste and adequate recycling containers located in public areas. Land Use Measures • Include mixed-use,infill,and higher density in development projects to support the reduction of vehicle trips,promote alternatives to individual vehicle travel,and promote efficient delivery of services and goods. Transportation and Motor Vehicles • Limit idling time for commercial vehicles,including delivery and construction vehicles. • Use low or zero-emission vehicles,including construction vehicles. Hazards and Hazardous Materials Project-specific Mitigation Measures Mitigation Measure MM-HAZ-1:As a condition of approval for a grading Pre-Construction/ City of City of Issuance of permit,the use of construction best management practices(BMPs)shall be Construction Temecula Temecula Grading Permit implemented as part of construction to minimize the potential negative Building Official and field effects of accidental release of hazardous materials to groundwater and or other verification and soils.These shall include the following: Designee sign-off by City • Follow manufacturer's recommendations on use,storage and disposal of Temecula 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. Truax Hotel Project 13 MMRP ESA/160579 August 2017 Mitigation Monitoring and Reporting Program MITIGATION MONITORING AND REPORTING PROGRAM(CONTINUED) Responsible Action Verification of Compliance Monitoring Enforcement Monitoring Indicating Mitigation Measures Phase Agency Agency Compliance Initials Date Remarks Hydrology and Water Quality Old Town Specific Plan Program EIR Mitigation Measures Mitigation Measure 3.5-1:Prior to the issuance of a grading or building Pre-Construction/ City of City of Issuance of permit for individual projects,the project developer shall file a NOI with Construction Temecula Temecula Grading Permit California to comply with the requirements of the NPDES General Building Official and field Construction Permit(Municipal Code,Chapter 8.24).This would include or other verification and the preparation of a SWPPP incorporating construction BMPs for control of Designee sign-off by City erosion and sedimentation contained in stormwater runoff. of Temecula Project-specific Mitigation Measures Mitigation Measure MM-HYD-1:As a condition of approval,the proposed Pre-Construction/ City of City of Issuance of project shall be required to implement the project-specific Water Quality Construction/ Temecula Temecula Building or Management Plan(WQMP),as required by the City of Temecula Post-Construction Building Official Grading Permit, Stormwater Ordinance and as specified in the City's Jurisdictional Runoff or other review of plans, Management Plan,which will ensure that the final project designs Designee field verification implement specific water quality features to meet the City's MS4 Permit and sign-off by and Stormwater Ordinance requirements.The WQMP shall be reviewed City of and approved by the City of Temecula prior to the issuance of a building or Temecula grading permit. Mitigation Measure MM-HYD-2:Prior to issuance of a grading permit,a Pre-Construction/ City of City of Issuance of final drainage study shall be prepared by a registered civil engineer and Construction/ Temecula Temecula Grading Permit, submitted to Public Works with the initial grading plan check in accordance Post-Construction Engineer or review of plans, with City, Riverside County and engineering standards.The final study other Designee field verification shall identify storm water runoff quantities(to mitigate the 100-year storm and sign-off by event)from the development of this site and upstream of the site,and shall City of identify all existing or proposed drainage facilities intended to discharge Temecula 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 final study shall include a capacity analysis verifying the adequacy of all facilities.If the receiving facilities are determined to be under capacity,then other improvements to existing or proposed drainage facilities shall be incorporated into the final design in accordance with Public Works requirements. Truax Hotel Project 14 ESA/160579 MMRP August 2017 Mitigation Monitoring and Reporting Program MITIGATION MONITORING AND REPORTING PROGRAM(CONTINUED) Responsible Action Verification of Compliance Monitoring Enforcement Monitoring Indicating Mitigation Measures Phase Agency Agency Compliance Initials Date Remarks Noise Old Town Specific Plan Program EIR Mitigation Measures Measure 3.7-1 a:The applicant shall ensure,as specified in City of Construction City of City of Issuance of Temecula Ordinance No.94-25,that no construction may occur within one- Temecula Temecula Grading Permit quarter(1/4)of a mile of any occupied residence during the following Building Official and field hours: or other verification and • 6:30 PM to 6:30 AM,Monday through Friday. Designee sign-off by City • Before 7:00 AM or after 6:30 PM,Saturday. of Temecula • At any time on Sunday or any nationally recognized holiday. Measure 3.7-1 b:The applicant shall ensure that all construction equipment Pre-Construction/ City of City of Issuance of will have properly operating mufflers. Construction Temecula Temecula Grading Permit Building Official and field or other verification and Designee sign-off by City of Temecula Measure 3.7-1c:The applicant shall ensure that all construction staging Pre-Construction/ City of City of Issuance of shall be performed as far as possible from occupied dwellings. Construction Temecula Temecula Grading Permit Building Official and field or other verification and Designee sign-off by City of Temecula Measure 3.7-1d:The applicant shall ensure that signs shall be posted at Construction City of City of Issuance of the construction sites that include permitted construction days and hours, Temecula Temecula Grading Permit and a contact number for the job site. Building Official and field or other verification and Designee sign-off by City of Temecula Measure 3.7-2a:The construction contractor will conduct crack surveys Pre-Construction/ City of City of Issuance of before construction activities that could cause architectural damage to Construction Temecula Temecula Grading Permit nearby structures.The survey will include any historic buildings or buildings Building Official and field in poor condition within 15 feet of construction.The surveys will be done by or other verification and photographs,video tape,or visual inventory,and will include inside as well Designee sign-off by City as outside locations.All existing cracks in walls,floors,and driveways of Temecula should be documented with sufficient detail for comparison after construction to determine whether actual vibration damage occurred.A post-construction survey should be conducted to document the condition of the surrounding buildings after the construction is complete.The construction contractor would be liable for construction vibration damage to Truax Hotel Project 15 ESA/160579 MMRP August 2017 Mitigation Monitoring and Reporting Program MITIGATION MONITORING AND REPORTING PROGRAM(CONTINUED) Responsible Action Verification of Compliance Monitoring Enforcement Monitoring Indicating Mitigation Measures Phase Agency Agency Compliance Initials Date Remarks adjacent structures. Measure 3.7-3a:Building equipment(e.g.,HVAC units)shall be located Construction City of City of Issuance of away from nearby residences,on building rooftops,and properly shielded Temecula Temecula Grading Permit by either the rooftop parapet or within an enclosure that effectively blocks Building Official and field the line of sight of the source from the nearest receptors.The resultant or other verification and HVAC noise level shall not exceed 45 dBA at the nearest receptors. Designee sign-off by City of Temecula Measure 3.7-3b: In order to avoid noise-sensitive hours,commercial and Post-Construction City of City of Issuance of retail shall prohibit loading and unloading activities between the nighttime Temecula Temecula Grading Permit hours of 10:00 PM and 7:00 AM. Building Official and field or other verification and Designee sign-off by City of Temecula Measure 3.7-3c:To further address the nuisance impact of loading Post-Construction City of City of Issuance of dock/truck delivery noise,all loading areas for commercial and retail uses Temecula Temecula Grading Permit shall be located at the rear or sides of buildings within the commercial and Building Official and field mixed-use districts,where noise can be directed away from residential or other verification and uses within the mixed use areas of the project. Designee sign-off by City of Temecula Measure 3.7-4: If necessary to comply with the interior noise requirements Pre- City of City of Issuance of of the City of Temecula and achieve an acceptable interior noise level, Construction/Post Temecula Temecula Grading Permit noise reduction in the form of sound-rated assemblies(i.e.,windows, -Construction Building Official and field exterior doors,and walls)shall be incorporated into project building design, or other verification and based upon recommendations of a qualified acoustical engineer. Final Designee sign-off by City recommendations for sound-rated assemblies will depend on the specific of Temecula building designs and layout of buildings on the site and shall be determined during the design phase. Project-specific Mitigation Measures Mitigation Measure MM-NOI-1:The applicant shall ensure: Construction City of City of Issuance of • As specified in City of Temecula Ordinance No.94-25,that no Temecula Temecula Grading Permit construction may occur within one-quarter(1/4)of a mile of any Building Official and field occupied residence during the following hours: or other verification and — 6:30 PM to 6:30 AM,Monday through Friday. Designee sign-off by Cityof Temecula — Before 7:00 AM or after 6:30 PM,Saturday. — At any time on Sunday or any nationally recognized holiday. • That all construction equipment will have properly operating mufflers. • That all construction staging shall be pd as far as possible from erforme Truax Hotel Project 16 ESA/160579 MMRP August 2017 Mitigation Monitoring and Reporting Program MITIGATION MONITORING AND REPORTING PROGRAM(CONTINUED) Responsible Action Verification of Compliance Monitoring Enforcement Monitoring Indicating Mitigation Measures Phase Agency Agency Compliance Initials Date Remarks occupied dwellings. • That signs shall be posted at the construction sites that include permitted construction days and hours,and a contact number for the job site. Mitigation Measure MM-NOI-2:The construction contractor will conduct Pre-Construction/ City of City of Issuance of crack surveys before construction activities that could cause architectural Construction/ Temecula Temecula Grading Permit damage to nearby structures.The survey 411 include any historic buildings Post-Construction Building and field or buildings in poor condition within 15 feet of construction.The surveys will Official, verification and be done by photographs,video tape,or visual inventory,and will include construction sign-off by City inside as well as outside locations.All existing cracks in walls,floors,and contractor,or of Temecula driveways should be documented with sufficient detail for comparison after other Designee construction to determine whether actual vibration damage occurred.A post-construction survey should be conducted to document the condition of the surrounding buildings after the construction is complete.The amstruction contractor would be liable for construction vibration damage to ado,cent structures. Mitigation Measure MM-NOI-3: Implement Temporary Noise Barriers. Construction City of City of Issuance of Implement the field-erected temporary noise barriers including but not Temecula Temecula Grading Permit limited to sound blankets on existing fences and walls or the use of Building Official and field freestanding portable sound walls,to block the line-of-site between or other verification and construction equipment and noise-sensitive receptors during project Designee sign-off by City implementation.Noise barriers should be a minimum of 8-feet-tall and of Temecula continuous between the source of noise and adjacent or nearby noise- sensitive receptors. Noise baniers are most effective when placed directly adjacent to either the noise source or receptor.Place sound barriers around stationary sources and near windows,where feasible. Barrier construction may include,but not necessarily limited to,using appropriately thick wooden panel walls(at least%2 inch thick),as shown in Figure 3.8-1,which are tall enough to block the line-of-sight between the dominant construction noise source(s)and the noise-sensitive receptor. Such barriers can reduce construction noise by 5 to 15 dBA at nearby noise-sensitive receptor locations,depending on barrier height and length, and the distance between the barrier and the noise-producing equipment or activity.Alternately,field-erected noise curtain assemblies could be installed around specific equipment sites or zones of anticipated mobile or stationary activity,resembling the sample shown in Figure 3.8-2.These techniques are most effective and practical when the construction activity noise source is stationary(e.g.,auger or drill operation)and the specific source locations of noise emission are near the ground and can be placed as close to the equipment/activity-facing side of the noise barrier as possible.Barrier layout and other implementation details would vary by construction site. Truax Hotel Project 17 ESA/160579 MMRP August 2017 MIUgatinn Monitoring and Reporting Program MITIGATION MONITORING AND REPORTING PROGRAM(CONTINUED) Responsible Action Verification of Compliance Monitoring Enforcement Monitoring Indicating Mitigation Measures Phase Agency Agency Compliance Initials Date Remarks Mitigation Measure MM-NOI-4: Post-Construction City of City of Issuance of • Building equipment(e.g.,HVAC units)shall be located away from Temecula Temecula Building Permit nearby residences,on building rooftops,and property shielded by Building Official and field either the rooftop parapet or within an enclosure that effectively blacks or other verification and the line of sight of the source from the nearest receptors.The resultant Designee sign-off by City HVAC noise level shall not exceed 45 dBA at the nearest receptors. of Temecula • In order to avoid noise-sensitive hours,commercial and retail shall prohibit loading and unloading activities between the nighttime hours of 10:00 PM and 7:00 AM. • To further address the nuisance impact of loading dock/truck delivery noise,all loading areas for commercial and retail uses shall be located at the rear or sides of buildings within the commercial and mixed-use districts,where noise can be directed away from residential uses within the mixed use areas of the project. Mitigation Measure MM-NOI-5: If necessary to comply with the interior Post-Construction City of City of Issuance of noise requirements of the City of Temecula and achieve an acceptable Temecula Temecula Building Permit interior noise level,noise reduction in the form of sound-rated assemblies Building Official and field (i.e.,windows,exterior doors,and walls)shall be incorporated into project or other verification and building design,based upon recommendations of a qualified acoustical Designee sign-off by City engineer. Final recommendations for sound-rated assemblies will depend of Temecula on the specific building designs and layout of buildings on the site and shall be determined during the design phase. Traffic and Circulation Old Town Specific Plan Program EIR Mitigation Measures Measure 3.9-1:The project applicant shall incorporate the following Construction City of City of Issuance of features into the design of the Specific Plan area: Temecula Temecula Building Permit At the intersection of Old Town Front Street and Rancho California Road Building Official and field provide a northbound through/right-turn lane combination with a right-turn /Public Works verification and overlap. Department or sign-off by City Provide subsequent Traffic Impact Analyses,as development occurs,to other Designee of Temecula determine thresholds for implementation of Roundabouts at the intersections of Old Town Front Street and First Street/Santiago Road/Mercedes Street and Old Town Front Street and Mercedes Street. Provide pedestrian facilities from Old Town Front Street which connect the east and west neighborhood cores with the Old Town Core District. Truax Hotel Project 18 ESA/160579 MMRP August 2017 Mitigation Monitoring and Reporting Program MITIGATION MONITORING AND REPORTING PROGRAM(CONTINUED) Responsible Action Verification of Compliance Monitoring Enforcement Monitoring Indicating Mitigation Measures Phase Agency Agency Compliance Initials Date Remarks Measure 3.9-2:The project applicant shall incorporate the following Construction City of City of Issuance of features into the design of the Specific Plan area: Temecula Temecula Building Permit At the intersection of Old Town Front Street and Rancho California Road Building Official and field provide a westbound right-turn overlap. /Public Works verification and Provide subsequent Traffic Impact Analyses,as development occurs,to Department or sign-off by Cityother Designee of Temecula determine thresholds for implementation of Roundabouts at the intersections of Old Town Front Street and First Street/Santiago Road/Mercedes Street and Old Town Front Street and Mercedes Street. I Provide pedestrian facilities from Old Town Front Street which connect the east and west neighborhood cores with the Old Town Core District. Project-specific Mitigation Measures Mitigation Measure MM-CUM CIR-1:The project applicant shall Construction/ City of City of Issuance of contribute fair-share funding(2%)towards the optimization of the AM peak Post-Construction Temecula Temecula Grading Permit hour traffic signal coordination timing plan.Since Rancho California Road Engineer or and Issuance of operates an Adaptive Traffic Signal System,the entire corridor will require other Designee a Certificate of optimization. Occupancy Utilities Old Town Specific Plan Program EIR Mitigation Measures Measure 3.8-4: Prior to construction in any undeveloped areas,EMWD Pre-Construction EMWD EMWD Issuance of shall review the plans for consistency with design criteria.Once approved Engineer or Grading Permit by the EMWD engineer,the applicant shall pay the required connection fee other Designee and verification to EMWD prior to construction of the sewer line. and sign-off by City of Temecula Measure 3.8-5:Prior to construction,the project applicant and/or each Pre-Construction EMWD EMWD Issuance of subsequent project applicant will pay its fair share in mitigation fees to Engineer or Grading Permit EMWD to upgrade the First Street and the Pujol Street sewer lines. other Designee and verification and sign-off by City of Temecula Measure 3.8-6:All proposed development plans shall designate adequate Pre-Construction EMWD EMWD Issuance of and convenient space on the property to be used for collecting all Engineer or Grading Permit recyclable materials generated on the premises. other Designee and verification and sign-off by City of Temecula Truax Hotel Project 19 ESA/160579 MMRP August 2017 EXHIBIT C STATEMENT OF OVERRIDING CONSIDERATIONS The following Statement of Overriding Considerations is made in connection with the proposed approval of the Truax Hotel 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 effects 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 all feasible mitigation measures have been imposed to either lessen Project impacts to less 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. The City Council finds that the economic, social and other benefits of the Project outweigh the significant and unavoidable impacts in the areas of Noise and Vibration and Greenhouse Gas Emissions. In making this finding, the City Council has balanced the benefits of the Project against its unavoidable impacts. The City Council finds that each one of the following benefits of the Project independently warrant approval of the Project notwithstanding the unavoidable environmental impacts of the Project. Each of the following benefits, standing alone, is sufficient justification for the City Council to override these unavoidable environmental impacts. A. Hotels were identified as a desirable use for Old Town during the Old Town Specific Plan visioning process (Land Use/Economic Policy 9 —Old Town Specific Plan). As a result, the Old Town Specific Plan provided for the Downtown Core/Hotel Overlay district with the intent to encourage the development of a full service hotel with conference facilities, restaurant and other guest services. The Project is a full service hotel with conference facilities, restaurant, valet parking, gym, and pool. B. The Project is anticipated to stimulate continued development growth within Old Town. Land Use/Economics Objective 5 of the Old Town Specific Plan seeks to establish Old Town as a "24 hour' destination. The overnight guests are anticipated to contribute to the overall Old Town economy during their stay by shopping in local stores and eating at local restaurants. C. Temecula Valley visitor volume has consistently increased, which has increased demand for additional hotel rooms within Temecula. The Project will help satisfy this growing demand by creating 151 new hotel rooms as part of a full-service hotel. DRAFT PC RESOLUTION -SPECIFIC PLAN AMENDMENT PC RESOLUTION NO.17- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA RECOMMENDING THAT THE CITY COUNCIL ADOPT AN ORDINANCE ENTITLED "A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TEMECULA AMENDING SPECIFIC PLAN NO. 5 (OLD TOWN) TO RELOCATE A PORTION OF THE EXISTING HOTEL OVERLAY FOR THE TRUAX HOTEL PROJECT, CONSISTING OF APPROXIMATELY 1.48 ACRES GENERALLY LOCATED ON THE SOUTH SIDE OF 3RD STREET BETWEEN OLD TOWN FRONT STREET AND MERCEDES STREET AND TAKE ACTIONS RELATED THERETO (APNS 922-043-002, 922-043-004, 922-043-018, 922-043-024, 922-043-003, 922-043-015, 922-043-023, AND 922-043-025) (PA17-0109) Section 1 . Procedural Findings. The Planning Commission of the City of Temecula does hereby find, determine and declare that: A. On February 22, 2016, Chris Campbell of Walter R. Allen Architect + Associates filed Planning Application No. PA16-0270, a Development Plan. On January 23, 2017, Gary Thornhill, on behalf of the Truax Group submitted Planning Application No. PA17-0109, a Specific Plan Amendment. On June 30, 2017, Ross Jackson, on behalf of the Truax Group, submitted Planning Application PA17-1020, a Minor Exception. 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 relocation of a portion of the existing Hotel Overlay contained within the Old Town Specific Plan to allow for the development of a full service hotel. The Project also includes a Minor Exception to increase the allowable building height of a parking garage that will be constructed across the street from the hotel. 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. The Old Town Specific Plan was amended in 2010. An Environmental Impact Report was prepared and certified at a public hearing as part of the amendment process. E. A Subsequent Environmental Impact Report (SEIR), 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 SEIR as required by law. The public comment period commenced via the State Clearinghouse from May 2, 2017 through June 15, 2017. A Notice of Availability was also sent to property owners contiguous to the Project area indicating a review period of May 2, 2017 through June 15, 2017. The Notice of Availability was also printed in the San Diego Union Tribune, a newspaper of general circulation within the City of Temecula. 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. F. On August 16, 2017, the Planning Commission considered the Final SEIR, Planning Application Nos. PA17-0109, Specific Plan Amendment; PA17-1020, a Minor Exception; and PA16-0270, 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. G. 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 RECOMMENDING THAT THE CITY COUNCIL CERTIFY THE FINAL SUBSEQUENT 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 TRUAX HOTEL PROJECT, CONSISTING OF APPROXIMATELY 2.46 ACRES GENERALLY LOCATED ON THE NORTH AND SOUTH SIDE OF 3RD STREET BETWEEN OLD TOWN FRONT STREET AND MERCEDES STREET (APNS: 922-043-002, 922-043-004, 922-043-018, 922-043-024, 922-043-003, 922-043-015, 922-043-023, 922-043-025, 922-044-017, AND 922-044- 020." Resolution No. 17- and the findings therein are hereby incorporated by this reference as set forth in full. H. All legal preconditions to the adoption of this Resolution have occurred. Section 2. Further Findings. The Planning Commission, in recommending approval the Specific Plan Amendment Application No. PA17-0109, hereby finds, determines and declares that: A. The proposed specific plan is consistent with the General Plan and Development Code. Goal 6 of the Economic Development Element of the General Plan is about enhancing local tourism and pursues a comprehensive, recognizable tourist destination, offering a range of attractions throughout and beyond the Planning Area. This is accomplished by Policy 6.4. This policy encourages development of lodging along the freeway which interacts well with the professional office and tourism markets and enhances fiscal viability. The proposed amendment to the Old Town Specific Plan will allow for a portion of the existing Hotel Overlay to be relocated to the project site. Because the relocated section of overlay will be required to adhere to the same development requirements stipulated in the Old Town Specific Plan, General Plan and Development Code, the proposed Specific Plan Amendment is consistent with the Policy 6.4 of the General Plan and the Development Code. B. The proposed specific plan would not be detrimental to the public interest, health, safety, convenience or welfare of the city. The proposed amendment has been reviewed against the requirements of the Municipal Code, Building Code, and Fire Code. These codes contain requirements designed to protect the public interest, health, safety, convenience or welfare of the City. Because the Specific Plan Amendment is consistent with these Codes, the amendment is not anticipated to have a detrimental impact to the public interest, health, safety, convenience or welfare of the City. C. The subject property is physically suitable for the requested land use designations and the anticipated land use developments. The subject property is physically suitable to accept land uses that can take full advantage of the Hotel Overlay's expanded development opportunities. This is because the size of the area that will receive the overlay is large enough to allow for the construction of a full service hotel and parking garage. D. The proposed specific plan shall ensure development of desirable character which will be compatible with existing and proposed development in the surrounding neighborhood. The amendment will allow for the relocation of a portion of the existing Hotel Overlay to move north by approximately 230 feet. This distance will allow for a full service hotel to be located within the same general area of the remaining overlay in the southern portion of the Specific Plan. Therefore, full service hotels of the size allowed by the Hotel Overlay will continue to be concentrated in the southern portion of Old Town and development in this part of Old Town will continue with its originally envisioned character. Other uses that make up this area include mostly restaurants and retail establishments. 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 AMENDING SPECIFIC PLAN NO. 5 (OLD TOWN) TO RELOCATE A PORTION OF THE EXISTING HOTEL OVERLAY FOR THE TRUAX HOTEL PROJECT, CONSISTING OF APPROXIMATELY 1 .48 ACRES GENERALLY LOCATED ON THE SOUTH SIDE OF 3RD STREET BETWEEN OLD TOWN FRONT STREET AND MERCEDES STREET AND TAKE ACTIONS RELATED THERETO (APN 922-043-002, 922-043-004, 922- 043-018, 922-043-024, 922-043-003, 922-043-015, 922-043-023, AND 922-043-025)" in substantially the same form attached hereto as Exhibit A, and incorporated herein by this reference. Section 4. PASSED, APPROVED AND ADOPTED by the City of Temecula Planning Commission this 16th 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 16th 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 RESOLUTION NO. - A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TEMECULA AMENDING SPECIFIC PLAN NO. 5 (OLD TOWN) TO RELOCATE A PORTION OF THE EXISTING HOTEL OVERLAY FOR THE TRUAX HOTEL PROJECT, CONSISTING OF APPROXIMATELY 1.48 ACRES GENERALLY LOCATED ON THE SOUTH SIDE OF 3RD STREET BETWEEN OLD TOWN FRONT STREET AND MERCEDES STREET AND TAKE ACTIONS RELATED THERETO (APN 922-043, 922-043-004, 922-043-018, 922- 043-024, 922-043-003, 922-043-015, 922-043-023, AND 922-043-025) (PA17-0109) 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 February 22, 2016, Chris Campbell of Walter R. Allen Architect + Associates filed Planning Application No. PA16-0270, a Development Plan. On January 23, 2017, Gary Thornhill, on behalf of the Truax Group submitted Planning Application No. PA17-0109, a Specific Plan Amendment. On June 30, 2017, Ross Jackson, on behalf of the Truax Group, submitted Planning Application PA17-1020, a Minor Exception. 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 relocation of a portion of the existing Hotel Overlay contained within the Old Town Specific Plan to allow for the development of a full service hotel. The project also includes a Minor Exception to increase the allowable building height of a parking garage that will be constructed across the street from the hotel. 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. The Old Town Specific Plan was amended in 2010. An Environmental Impact Report was prepared and certified at a public hearing as part of the amendment process. E. A Subsequent Environmental Impact Report (SEIR), 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 SEIR as required by law. The public comment period commenced via the State Clearinghouse from May 2, 2017 through June 15, 2017. A Notice of Availability was also sent to property owners contiguous to the Project area indicating a review period of May 2, 2017 through June 15, 2017. The Notice of Availability was also printed in the San Diego Union Tribune, a newspaper of general circulation within the City of Temecula. 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. F. On August 16, 2017, the Planning Commission considered the Final SEIR, Planning Application Nos. PA17-0109, Specific Plan Amendment; PA17-1020, a Minor Exception; and PA16-0270, 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. G. 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 RECOMMENDING THAT THE CITY COUNCIL CERTIFY THE FINAL SUBSEQUENT 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 TRUAX HOTEL PROJECT, CONSISTING OF APPROXIMATELY 2.46 ACRES GENERALLY LOCATED ON THE NORTH AND SOUTH SIDE OF 3RD STREET BETWEEN OLD TOWN FRONT STREET AND MERCEDES STREET (APNS: 922-043-002, 922-043-004, 922-043-018, 922-043-024, 922-043-003, 922-043-015, 922-043-023, 922-043-025, 922-044-017, AND 922-044- 020." H. 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 AMENDING SPECIFIC PLAN NO. 5 (OLD TOWN) TO RELOCATE A PORTION OF THE EXISTING HOTEL OVERLAY FOR THE TRUAX HOTEL PROJECT, CONSISTING OF APPROXIMATELY 1 .48 ACRES GENERALLY LOCATED ON THE SOUTH SIDE OF 3RD STREET BETWEEN OLD TOWN FRONT STREET AND MERCEDES STREET AND TAKE ACTIONS RELATED THERETO (APN 922-043, 922-043-004,922-043-018, 922-043-024, 922-043-003,922- 043-015, 922-043-023,922-043-025)" I. On , the City Council of the City of Temecula considered the Project and the Final SEIR, 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 SEIR, Mitigation Monitoring and Reporting Program, and Statement of Overriding Considerations prior to and at the public hearing. J. Following the public hearing, the Council adopted Resolution No. 17- "A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TEMECULA CERTIFYING THE FINAL SUBSEQUENT 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 TRUAX HOTEL PROJECT, CONSISTING OF APPROXIMATELY 2.46 ACRES GENERALLY LOCATED ON THE NORTH AND SOUTH SIDE OF 3RD STREET BETWEEN OLD TOWN FRONT STREET AND MERCEDES STREET (APNS: 922- 043-002, 922-043-004, 922-043-018, 922-043-024, 922-043-003, 922-043-015, 922- 043-023, 922-043-025, 922-044-017, AND 922-044-020).)" Resolution No. 17- and the findings therein are hereby incorporated by this reference as set forth in full. K. All legal preconditions to the adoption of this Resolution have occurred. Section 2. Legislative Findings. The City Council in approving the Specific Plan Amendment hereby makes the following findings: A. The proposed specific plan is consistent with the General Plan and Development Code. Goal 6 of the Economic Development Element of the General Plan is about enhancing local tourism and pursues a comprehensive, recognizable tourist destination, offering a range of attractions throughout and beyond the Planning Area. This is accomplished by Policy 6.4. This policy encourages development of lodging along the freeway which interacts well with the professional office and tourism markets and enhances fiscal viability. The proposed amendment to the Old Town Specific Plan will allow for a portion of the existing Hotel Overlay to be relocated to the project site. Because the relocated section of overlay will be required to adhere to the same development requirements stipulated in the Old Town Specific Plan, General Plan and Development Code, the proposed Specific Plan Amendment is consistent with the Policy 6.4 of the General Plan and the Development Code. B. The proposed specific plan would not be detrimental to the public interest, health, safety, convenience or welfare of the city. The proposed amendment has bee n reviewed against the requirements of the Municipal Code, Building Code, and Fire Code. These codes contain requirements designed to protect the public interest, health, safety, convenience or welfare of the City. The amendment is not anticipated to have a detrimental impact to the public interest, health, safety, convenience or welfare of the City. C. The subject property is physically suitable for the requested land use designations and the anticipated land use developments. The subject property is physically suitable to accept land uses that can take full advantage of the Hotel Overlay's expanded development opportunities. This is because the size of the area that will receive the overlay is large enough to allow for the construction of a full service hotel and parking garage. D. The proposed specific plan shall ensure development of desirable character which will be compatible with existing and proposed development in the surrounding neighborhood. The amendment will allow for the relocation of a portion of the existing Hotel Overlay to move north by approximately 230 feet. This distance will allow for a full service hotel to be located within the same general area of the remaining overlay in the southern portion of the Specific Plan. Therefore, full service hotels of the size allowed by the Hotel Overlay will continue to be concentrated in the southern portion of Old Town and development in this part of Old Town will continue with its originally envisioned character. Other uses that make up this area include mostly restaurants and retail establishments. Section 3. Specific Plan Amendment. The City Council hereby amends Specific Plan No. 5 (Old Town) by relocating a portion of the existing Hotel Overlay as described in Exhibit A, attached to this Ordinance and incorporated herein as thought set forth in full. Section 4. Certification. The City Clerk shall certify to the adoption of this Resolution and shall 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 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 SPECIFIC PLAN EXHIBIT 5r� J 5� oko 'a qQO � RO �5 F 1 n 50 COQ 200 DRAFT 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 FOR THE TRUAX HOTEL PROJECT TO ALLOW FOR THE CONSTRUCTION OF A SIX-STORY, APPROXIMATELY 175,677 SQUARE FOOT HOTEL GENERALLY LOCATED ALONG THE SOUTH SIDE OF 3RD STREET BETWEEN OLD TOWN FRONT STREET AND MERCEDES STREET AND A PARKING STRUCTURE TOTALING APPROXIMATELY 86,117 SQUARE FEET AND CONTAINING APPROXIMATELY 2,846 SQUARE FEET OF GROUND FLOOR COMMERCIAL SPACE (APN: 922-043- 002, 922-043-004, 922-043-018, 922-043-024, 922-043-003, 922-043-015, 922-043-023, 922-043-025, 922-044-017, 922- 044-020)" (PA16-0270) Section 1 . Procedural Findings. The Planning Commission of the City of Temecula does hereby find, determine and declare that: A. On February 22, 2016, Chris Campbell of Walter R. Allen Architect + Associates filed Planning Application No. PA16-0270, a Development Plan. On January 23, 2017, Gary Thornhill, on behalf of the Truax Group submitted Planning Application No. PA17-0109, a Specific Plan Amendment. On June 30, 2017, Ross Jackson on behalf of the Truax Group, submitted Planning Application PA17-1020, a Minor Exception. 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 relocation of a portion of the existing Hotel Overlay contained within the Old Town Specific Plan to allow for the development of a full service hotel. The Project also includes a Minor Exception to increase the allowable building height for a parking garage that will be constructed across the street from the hotel. 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. The Old Town Specific Plan was amended in 2010. An Environmental Impact Report was prepared and certified at a public hearing as part of the amendment process. E. A Subsequent Environmental Impact Report (SEIR), 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 SEIR as required by law. The public comment period commenced via the State Clearinghouse from May 2, 2017 through June 15, 2017. A Notice of Availability was also sent to adjacent property owners indicating a review period of May 2, 2017 through June 15, 2017. The Notice of Availability was also printed in the San Diego Union Tribune, a newspaper of general circulation within the City of Temecula. 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. F. On August 16, 2017, the Planning Commission considered the Final Subsequent Environmental Impact Report ("SEIR"), Planning Application Nos. PA17-0109, Specific Plan Amendment; PA17-1020, Minor Exception PA16-0270; and 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. G. 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 RECOMMENDING THAT THE CITY COUNCIL CERTIFY THE FINAL SUBSEQUENT 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 TRUAX HOTEL PROJECT, CONSISTING OF APPROXIMATELY 2.46 ACRES GENERALLY LOCATED ON THE NORTH AND SOUTH SIDE OF 3RD STREET BETWEEN OLD TOWN FRONT STREET AND MERCEDES STREET (APNS: 922-043-002, 922-043-004, 922-043-018, 922-043-024, 922-043-003, 922-043-015, 922-043-023, 922-043-025, 922-044-017, AND 922-044- 020." Resolution No. 17- and the findings therein are hereby incorporated by this reference as set forth therein H. 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 No. PA16-0270, 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 application will allow for the construction of a full-service hotel. The project will be in conformance with the Goal 6 Policy 6.4 of the General Plan for Temecula. This goal and policy encourage lodging facilities along the freeway. The Project is also in compliance with all applicable requirements of State law and other Ordinances of the City once the Specific Plan Amendment is approved. This is because hotels of this scale are permitted in the Hotel Overlay of the Old Town Specific Plan. 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 to ensure compliance with the Development, Building, and Fire Codes. The project has also been reviewed to ensure compliance with the Old Town Temecula Specific Plan. These codes and the Specific Plan contain provisions that are designed to ensure for the protection of the public health, safety, and general 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 A DEVELOPMENT PLAN APPLICATION FOR A SIX- STORY, APPROXIMATELY 175,677 SQUARE FOOT HOTEL GENERALLY LOCATED ALONG THE SOUTH SIDE OF 3RD STREET BETWEEN OLD TOWN FRONT STREET AND MERCEDES STREET. THE HOTEL WILL CONTAIN 151 GUEST ROOMS. A PARKING STRUCTURE WILL ALSO BE CONSTRUCTED DIRECTLY ACROSS 3RD STREET. THE PARKING STRUCTURE WILL TOTAL APPROXIMATELY 86,117 SQUARE FEET AND CONTAIN APPROXIMATELY 2,846 SQUARE FEET OF GROUND FLOOR COMMERCIAL AND 213 PARKING SPACES THAT WILL PROVIDE VALET PARKING FOR HOTEL GUESTS. (APN's: 922-043-002, 922-043-0047922-043-0187 922-043-0247 922-043-0037922043-0157 922-043-023,922-043-025, 922-044-017, 922-044-020)" subject to conditions of approval 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 161h day of August, 2017. John 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 16th 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 RESOLUTION NO. - A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TEMECULA APPROVING A DEVELOPMENT PLAN APPLICATION FOR THE TRUAX HOTEL PROJECT TO ALLOW FOR THE CONSTRUCTION OF A SIX-STORY, APPROXIMATELY 175,677 SQUARE FOOT HOTEL GENERALLY LOCATED ALONG THE SOUTH SIDE OF 3RD STREET BETWEEN OLD TOWN FRONT STREET AND MERCEDES STREET, AND A PARKING STRUCTURE TOTALING APPROXIMATELY 86,117 SQUARE FEET AND CONTAINING APPROXIMATELY 2,846 SQUARE FEET OF GROUND FLOOR SPACE (APN: 922-043-002, 922-043-004, 922-043-018, 922-043-024, 922- 043-003, 922043-015, 922-043-023, 922-043-025, 922-044- 017, AND 922-044-020) (PA16-0270) 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 February 22, 2016, Chris Campbell of Walter R. Allen Architect + Associates filed Planning Application No. PA16-0270, a Development Plan. On January 23, 2017, Gary Thornhill, on behalf of the Truax Group submitted Planning Application No. PA17-0109, a Specific Plan Amendment. On June 30, 2017, Ross Jackson on behalf of the Truax Group, submitted Planning Application No. PA17-1020, a Minor Exception. 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 relocation of a portion of the existing Hotel Overlay contained within the Old Town Specific Plan to allow for the development of a full service hotel. The Project also includes a Minor Exception to increase the allowable building height for a parking garage that will be constructed across the street from the hotel. 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. The Old Town Specific Plan was amended in 2010. An Environmental Impact Report was prepared and certified at a public hearing as part of the amendment process. E. A Subsequent Environmental Impact Report (SEIR), 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 SEIR as required by law. The public comment period commenced via the State Clearinghouse from May 2, 2017 through June 15, 2017. A Notice of Availability was also sent to adjacent property owners indicating a review period of May 2, 2017 through June 15, 2017. The Notice of Availability was also printed in the San Diego Union Tribune, a newspaper of general circulation within the City of Temecula. 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. F. On August 16, 2017, the Planning Commission considered the Final Subsequent Environmental Impact Report (SEIR) Planning Application Nos. PA17- 0109, Specific Plan Amendment; PA16-0270, Minor Exception; Development Plan; PA17-1020at 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. G. 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 RECOMMENDING THAT THE CITY COUNCIL CERTIFY THE FINAL SUBSEQUENT 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 TRUAX HOTEL PROJECT, CONSISTING OF APPROXIMATELY 2.46 ACRES GENERALLY LOCATED ON THE NORTH AND SOUTH SIDE OF 3RD STREET BETWEEN OLD TOWN FRONT STREET AND MERCEDES STREET (APNS: 922-043-002, 922-043-004, 922-043-018, 922-043-024, 922-043-003, 922-043-015, 922-043-023, 922-043-025, 922-044-017, AND 922-044- 020"". H. 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 FOR THE TRUAX HOTEL PROJECTTO ALLOW FOR THE CONSTRUCTION OF A SIX-STORY, APPROXIMATELY 175,677 SQUARE FOOT HOTEL GENERALLY LOCATED ALONG THE SOUTH SIDE OF 3RD STREET BETWEEN OLD TOWN FRONT STREET AND MERCEDES STREET, AND CONTAINING APPROXIMATELY 2,846 SQUARE FEET OF GROUND FLOOR COMMERCIAL SPACE. (APN: 922-043-002, 922-043-004, 922-043-018, 922-043-024, 922-043-003, 922043-015, 922-043-023, 922-043-025, 922-044-017, AND 922-044- 020)" I. On the City Council of the City of Temecula considered the Project and the Final SEIR, 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 SEIR, Mitigation Monitoring and Reporting Program, and Statement of Overriding Considerations prior to and at the public hearing. J. Following the public hearing, the Council adopted Resolution No. 17- "A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TEMECULA CERTIFYING THE FINAL SUBSEQUENT 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 TRUAX HOTEL PROJECT, CONSISTING OF APPROXIMATELY 2.46 ACRES GENERALLY LOCATED ON THE NORTH AND SOUTH SIDE OF 3RD STREET BETWEEN OLD TOWN FRONT STREET AND MERCEDES STREET (APNS: 922-043, 922-043-004, 922-043-018, 922-043-024, 922-043-003, 922-043-015, 922-043-023, 922-043-025, 922-044-017, AND 922-044-020)." Resolution No. 17- and the findings therein are hereby incorporated by this reference as set forth in full. K. 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 application will allow for the construction of a full-service hotel. The project will be in conformance with the Goal 6 Policy 6.4 of the General Plan for Temecula. This goal and policy encourage lodging facilities along the freeway. The Project is also in compliance with all applicable requirements of State law and other Ordinances of the City once the Specific Plan Amendment is approved. This is because hotels of this scale are permitted in the Hotel Overlay of the Old Town Specific Plan. 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 to ensure compliance with the Development, Building, and Fire Codes. The project has also been reviewed to ensure compliance with the Old Town Temecula Specific Plan. These codes and the Specific Plan contain provisions that are designed to ensure for the protection of the public health, safety, and general welfare. Section 3. Conditions of Approval. The City Council of the City of Temecula approves Planning Application No. PA16-0270, a Development Plan application for a six-story, approximately 175,677 square foot hotel generally located along the south side of 3rd Street between Old Town Front Street and Mercedes Street, and a parking structure to be constructed directly across 3rd Street, subject to the Conditions of Approval set forth in Exhibit A, attached hereto, and incorporated herein by this reference. Section 4. Certification. The City Clerk shall certify to the adoption of this Resolution and shall casue 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 EXHIBIT A CITY OF TEMECULA DRAFT CONDITIONS OF APPROVAL Planning Application No.: PA16-0270 Project Description: Boutique Hotel Development Plan:A Development Plan application for a six-story, approximately 175,677 square foot hotel generally located along the south side of 3rd Street between Old Town Front Street and Mercedes Street. The hotel will contain 151 guest rooms.A parking structure will also be constructed directly across 3rd Street. The parking structure will total approximately 86,117 square feet and contain approximately 2,846 square feet of ground floor commercial space 213 parking spaces that will provide valet parking for hotel guests. Assessor's Parcel No.: 922-044-017 922-043-018 922-044-015 922-043-003 922-043-002 922-043-004 922-043-015 MSHCP Category: Commercial DIF Category: Service Commercial for Hotel and Restaurant/ Retail Commercial for Retail TUMF Category: Service Commercial for Hotel and Restaurant/ Retail Commercial for Retail Quimby Category: Non-Residential Project New Street In-lieu of Fee: Not Located within the Uptown Temecula 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 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 3 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 5 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 Specific Plan No. 5 (Old Town). 6. Compliance with EIR. The project and all subsequent projects within this site shall comply with all mitigation measures identified within EIR No. 2017011029. 7. 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. 8. Signage Permits. A separate building permit shall be required for all signage. 9. 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. 10. 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. 11. 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. 12. 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. 13. 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. Roof Tiles -Terra Cotta Blend Roman Pan Standing Seam Metal Roof- Berridge or eq. Zinc Gray,Antique Copper Cote Stucco Finish - Cast in Place Concrete Pattern Texture, Troweled Lace, Smooth Textures, Colors: Clay, Silverado, Dove Grey, Canvas Brick- Sandmold Monticello, Fluted Brick, MCnear Color Blend Chartham Simulated Tile Domes - Bronze Patina Stone Veneer-Arriscraft, Renaissance, Oak Ridge, Smooth/Rackface, Renaissance, Graphite Pre-Cast Concrete, Modern Gray, Column Wrought Iron Railing - Hot Dipped Galvanized Steel, Black with Decorative Elements Windows- Colors: Hemlock Green, Linen, TW Brown, Seawolf Doors -Colors: Walnut, Hemlock Green, Linen, TW Brown, Seawof Decorative Tile - Cal Pottery&Tile Works Cementitious Wood Siding -Color White Cast Iron Column - Color Charcoal Baluster- Color Natural 14. Modifications or Revisions. The permittee shall obtain City approval for any modifications or revisions to the approval of this project. 15. Trash Enclosures. The trash enclosures shall be large enough to accommodate a recycling bin, as well as regular solid waste containers. 16. 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. 17. 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. 18. 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. 19. 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. 20. 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. 21. 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. Prior to Issuance of Grading Permit 22. 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. 23. 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. 24. 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." 25. 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 on site. 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 ground breaking activities, and shall also have the limited authority to stop and redirect grading activities should an inadvertent cultural resource be identified. 26. 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." 27, 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 archaeological resources discovered on the property." 28. 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." 29. 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." 30. 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." 31. Rough Grading Plans. A copy of the Rough Grading Plans shall be submitted and approved by the Planning Division. 32. Archaeoiogist 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. 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. 35. Downspouts. All downspouts shall be internalized. 36. 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. 37. 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. 38. 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. 39. 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. 40. 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." 41. 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. 42. 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. 43. 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. 44. Irritation. 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. 45. Hardscapinp. The landscape plans shall include all hardscaping for equestrian trails and pedestrian trails within private common areas. 46. Precise Grading Plans. Precise Grading Plans shall be consistent with the approved rough grading plans including all structural setback measurements. 47, 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. 48. 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. 49. 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. 50. 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 51. 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. 52, 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. 53. 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. 54. Installation of Site Improvements. All site improvements, including but not limited to, parking areas and striping shall be installed. 55. 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 56. Flood Protection. Flood protection shall be provided in accordance with the Riverside County Flood Control Districts transmittal dated March 1, 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. 57. Compliance with Dept. of Environmental Heaith. The applicant shall comply with the recommendations set forth in the County of Riverside Department of Environmental Healths transmittals dated May 10, 2017 and June 15, 2017, copies of which are attached. 58. Compliance with EMWD. The applicant shall comply with the recommendations set forth in the Eastern Municipal Water District's transmittal dated April 22,2016,a copy of which is attached. 59. Compliance with RCW D. The applicant shall comply with the recommendations set forth in the Rancho California Water District's transmittal dated April 25,2017,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. 65. 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. 66. 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. 67. 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. 68. Landscaped Parkways. The developer: a. shall contact the Park/Landscape Maintenance Supervisor for a pre-design meeting to discuss design parameters. The design shall be in conformance with the Temecula Landscape Standards b. shall set a pre-construction meeting with the appropriate parties including Public Works and Building & Safety, prior to start of work. The developer shall comply with the Public Works' review and inspection process c. his successor or assignee, shall be responsible for the maintenance of the landscaped median until such time Public Works accepts that responsibility 69. Private Drainage F=acilities. All onsite drainage and water quality facilities shall be privately maintained. Prior to Issuance of a Grading Permit 70. Environmental Constraint Sheet(ECS). The developer shall comply with all constraints per the recorded ECS with any underlying maps related to the subject property. 71. 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 72. 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. 73. 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 74, 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.govNVQMP 75. 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. 76. 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. 77. 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. 78. Soils Resort. 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. 79. Geoloclical Report. The developer shall complete any outstanding County geologist's requirements, recommendations and/or proposed Conditions of Approval as identified during entitlement. 80. 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. 81. 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. 82. 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) 83. 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. 84. 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. 85. Improvement Plans. All improvement plans (including but not limited to street, storm drain, traffic) shall be reviewed and approved by Public Works. 86. 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) 87. Final Mac. Prior to the issuance of the first building permit, Parcel Map No. 37081 shall be approved and recorded. 88. Construction of Street Improvements. All street improvement plans shall be approved by Public Works. The developer shall start construction of all public street improvements, as outlined below, in accordance to the City's Old Town Specific Plan 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 Old Town Front Street along property frontage—(Old Town Specific Plan Standard) to include installation of sidewalk, streetlights, drainage facilities, signing and striping, utilities (including but not limited to water and sewer) b. Improve Mercedes Street along property frontage — (Old Town Specific Plan Standard) to include installation of half-width street improvements plus twelve feet, paving, rolled curb and gutter, sidewalk, streetlights, drainage facilities, signing and striping, utilities (including but not limited to water and sewer). c. Improve Third Street along property frontage—(Old Town Specific Plan Standard modified) to include installation of half-width street improvements plus twelve feet, paving, rolled curb and gutter, sidewalk, streetlights, drainage facilities, signing and striping, pavers, utilities (including but not limited to water and sewer). d. Complete Third Street improvements from Old Town Front Street to Mercedes Street to include full width (40 feet wide) paving. e. Improve alley along Parcel 2 — (City of Temecula Standard modified width to 20 feet) —to include installation of full alley improvements from the westerly property boundary to Mercedes Street, paving, concrete ribbon gutter, drainage facilities, utilities (including but not limited to water and sewer). 89. Undergrounding Wires. All existing and proposed electrical and telecommunication lines, except electrical lines rated 34KV or greater, shall be installed underground per Title 15, Chapter 15.04 of the Temecula Municipal Code and utility provider's standards. The developer is responsible for any associated costs, for making arrangements with each utility agency and for obtaining the necessary easements 90. 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. 91. 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 92. 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. 93. UtilityAgency 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. 94. Replacement of Damaged Imorovements/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. 95. 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 96. 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. 97. 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. 98. ADAAccess. 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. Disabled access from parking to furthest point of improvement. d.. Disabled access from public right-of-way to all public areas on site, such as club house, trash enclose tot lots and picnic areas. 99. 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. 100. Street Addressin . 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. 101. 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. 102. Obtain Approvals Prior to Construction. Applicant must obtain all building plans and permit approvals prior to commencement of any construction work. 103. 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. 104. Demolition. Demolition permits require separate approvals and permits. 105. Sewer and Water Plan Approvals. On-site sewer and water plans will require separate approvals and permits. 106. 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. 107. 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. 108. 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 109. 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) 110. 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. 111. 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) 112. 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 113. 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 114. 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 '/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. The required fire flow shall be available from any adjacent hydrant(s) in the system, public or private. This applies to both the Hotel and Parking Structure. The upgrade of existing fire hydrants may be required (CFC Appendix C and Temecula City Ordinance 15.16.020). 115. Fire Del? . 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. 116. 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. This applies to all private and public fire hydrants. If public hydrants are being used to protect your property,they must meet the required fire flow set forth by the city of Temecula Municipal Code. (CFC Appendix Band Temecula City Ordinance 15.16.020). 117. Fire Requirement. The fire sprinkler riser room on the hotel will require direct exterior access on to Mercedes and will house the detector check valve assembly unit,the fire sprinkler riser(s) and fire alarm control panel. It will not share with any other equipment, including trash. The fire sprinkler riser room for the parking structure will face Third Street with direct exterior access and will house the detector check valve assembly unit, the fire sprinkler riser(s) and fire alarm control panel. It will not share with any other equipment, including trash. Prior to Issuance of Grading Permit(s) 118. 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). 119. 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). Prior to Issuance of Building Permit(s) 120. Required Submittals (Fire Unde[ground 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 line. 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 public fire hydrants. The plans must be submitted and approved prior to building permit being issued. Any equipment being placed inside the fire sprinkler riser room needs to be indicated on this plan and coordinated with Rancho California Water District. The detector check valve assembly unit will be required to be placed inside the fire sprinkler riser room.Two sets of plans and permits will be required as the parking structure will have a permit for their underground and the hotel will have a permit for their underground. (CFC Chapter 33 and Chapter 5). 121. 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. This equipment will be placed in the fire sprinkler riser room that will house only fire suppression equipment. The fire sprinkler riser room will be located off of Mercedes Drive and the door will be accessible off of Mercedes Drive.Afire sprinkler riser room for the parking structure will be located off of Third Street.A permit will be required for the parking structure and a separate permit will be required for the hotel. 122. 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. The fire alarm control panel will be located in the fire sprinkler riser room.A permit will be required for the parking structure and a separate permit will be required for the hotel. Prior to Issuance of Certificate of Occupancy 123. Hydrant Verification. Hydrant locations shall be identified by the installation of reflective markers (blue dots). This applies to both public and private hydrants. (City Ordinance 15.16.020). 124. Addressing. New 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). 125. 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. This will be located off of Mercedes Drive. (CFC Chapter 5). 126, Site Plan. Prior to final inspection of any building,the applicant shall prepare and submit to the Fire Department for approval, a site plan designating fire lanes with appropriate lane painting and/or signs (CFC Chapter 5) WARREN D. WILLIAMS 1995 MARKET STREET Ciencral Manager-Chief Fngmccr RIVERSIDE:,CA 92501 951.955.1200 FAX 951.788.9965 www.reflood.org 202968 RIVERSIDE COUNTY FLOOD CONTROL AND WATER CONSERVATION DISTRICT March 1, 2016 City of Temecula Planning Department Post Office Box 9033 Temecula,CA 92589-9033 Attention: Eric Jones Ladies and Gentlemen: Re: PA 16-0270 The District does not normally recommend conditions for land divisions or other land use cases in incorporated cities. The District also does not plan check city land use cases, or provide State Division of Real Estate letters or other flood hazard reports for such cases. District comments/recommendations for such cases are normally limited to items of specific interest to the District including District Master Drainage Plan facilities, other regional flood control and drainage facilities which could be considered a logical component or extension of a master plan system, and District Area Drainage Plan fees (development mitigation fees). In addition, information of a general nature is provided. The District has not reviewed the proposed project in detail and the following comments do not in any way constitute or imply District approval or endorsement of the proposed project with respect to flood hazard,public health and safety or any other such issue: 1. This project would not be impacted by District Master Drainage Plan facilities nor are other facilities of regional interest proposed. 2. This project is located within the limits of the District's Murrieta Creek/Temecula Valley Area Drainage Plan for which drainage fees have been adopted; applicable fees should be paid by cashier's check or money order only to the Flood Control District or City prior to issuance of grading permits. Fees to be paid should be at the rate in effect at the time of issuance of the actual permit. GENERAL INFORMATION This project may require a National Pollutant Discharge Elimination System(NPDES)permit from the State Water Resources Control Board. Clearar_ce for grading, recordation or other final approval should not be given until the City has determined that the project has been granted a permit or is shown to be exempt. If this project involves a Federal F.mereencv Management Agency (FEMA) mapped floodplain,the City should require the applicant to provide all studies, calculations, plans and other information required to meet FEMA requirements, and should further require the applicant obtain a Conditional Letter of Map Revision (CLOMR) prior to grading, recordation or other final approval of the project, and a Letter of Map Revision(LOMR)prior to occupancy. If a natural watercourse or mapped floodplain is impacted by this project, the City should require the applicant to obtain a Section 1602 Agreement from the California Department of Fish and Wildlife and a Clean Water Act Section 404 Permit from the U.S. Army Corps of Engineers,or written correspondence from these agencies indicating the project is exempt from these requirements. A Clean Water Act Section 401 Water Quality Certification may be required from the local California Regional Water Quality Control Board prior to issuance of the Corps 404 permit. Very truly yours, 4 1U4�zmIV(� Engineering Project Manager c: Riverside County Planning Department Attn: K~inti Lovelady SKM:blm OOOF,WTA(h County of Riverside DEPARTMENT OF ENVIRONMENTAL HEALTH P.O. BOX 7909 • RIVERSIDE, CA 92513-7909 ¢FRS`°' STEVE VAN STOCKUM, DIRECTOR May 10, 2017 City of Temecula Planning Department Attn: Eric Jones 41000 Main Street Temecula, CA 92590 SUBJECT: CITY OF TEMECULA— PA16-0270—Boutique Hotel Development Plan APN: 922-043-002 PA16-1450—Parcel Map to convert two existing parcels into one APN:922- 044-020 PA16-1451 —Parcel Map to merge eight parcels into one to allow the development of a hotel APN: 922-043-002 Dear Mr. Jones: The projects listed in the subject heading of this are projects that have been proposed for the development of a 5 story hotel generally located along the south side of aid street between Old Town Front Street and Mercedes Street 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. utriCe LoCations + Blythe • Corona ® Hemet 9 Indic s Murrieta • Palm Springs • www.rivcoeh.or 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 documents submitted for this project and has the following comments and conditions. The "Phase I Environmental Site Assessment, 41934 and 41956 Third Street, APN's 922-043- 002, 003, 004, 015, and 018"prepared by LGC Geo-Environmental, Inc., dated March 3, 2017, states that paint cans and a full unlabeled 50-gallon drum were observed onsite. The 50-gallon drum is located adjacent to the paint cans behind building 3. The paint and 50-gallon drum are to be disposed of in accordance with applicable regulations. Soil sampling may be necessary if soil staining or contamination is discovered. The report also states that due to the age of the structures on site that an asbestos and lead survey be conducted prior to demolition. It was also noted that a well is located on the property in a small well house in the southern portion of the property. The well shall be destroyed according to all applicable regulations.A well destruction permit shall be obtained from our office prior to conducting work. The "Phase I Environmental Site Assessment, APNs 922-043-023, -024 And-025"prepared by GeoTek, Inc., dated September 9, 2014, states that"...soils near or in contact with the numerous railroad ties associated with the Site structures should be sampled and testing in the laboratory for elevated concentrations of creosote, dioxins, total petroleum hydrocarbons (TPH) and volatile organic compounds (VOC)". The ECP concurs with the recommendation of soil sampling and analysis of Site soils near or in contact with the railroad ties. Based on the results additional assessment may be required. Soil sampling and analysis shall be conducted and reported to the ECP for review and acceptance prior to issuance of a grading permit. 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 EWIRONMENTAT. SF,RVICES —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 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 Should you have any further questions or require further assistance, please contact me by email at kakim@rivcocha.org or by phone at(951) 955-8980. Sincerely, Kristine Kim, REHS Environmental Protection and Oversight Division Land Use and Water Resources Program SR35512 U EPA Lit 47 ,,¢ { County of Riverside DEPARTMENT OF ENVIRONMENTAL HEALTH ��. P.O. BOX 7909 • RIVERSIDE, CA 92513-7909 X"'OFRO STEVE VAN STOCKUM, DIRECTOR �'4M1ww•1 June 15, 2017 Eric Jones City of Temecula Planning Department 41000 Main Street Temecula, CA 92590 RE: CITY OF TEMECULA—Proposed Truax Hotel Development. Planning Applications PA 16-0270(APN 922-043-002); PA 16-1450 (APN 922-044-020); and PA 16-1451 (APN 922-043-002). Dear Mr. Jones, As a condition of project approval,the City of Temecula requires the Riverside County Department of Environmental Health Environmental Cleanup Program (RCDEH-ECP) to provide clearance for PA16-0270, PA16-1451 and PA16-1450. RCDEH-ECP has reviewed the Phase I Environmental Site Assessment, 41934 and 41956 Third Street, APN's 922-043-002, 003, 004, 015, and 018 (LGC Geo-Environmental, Inc., March 3, 2017); Phase I Environmental Site Assessment, APNs 922-043-023, -024 And -025 (GeoTek, Inc., September 9, 2014); Revised Addendum Report on Interpretation of Laboratory Data of Soil Specimen Testing; of APN's 922- 043-023, -024, and -025, in the City of Temecula, Riverside County, California (LGC Geo- Environmental, Inc., June 15, 2017) and other site data. These documents present the findings of the environmental assessment and sampling conducted at the Site. Based on the information provided in the documents, and with the provision that the information was accurate and representative of site conditions, RCDEH-ECP concludes that no further environmental assessment is required for this project. RCDEH-ECP recommends the City of Temecula provide clearance for Planning Applications PA 16-0270, PA 16-1451 and PA 16-1450. This clearance pertains only to the environmental site assessment conducted for this project. Additional clearances may be required from other programs within the Department. As with any real property, if a previously unidentified release or threatened release of a hazardous material or the presence of a naturally occurring hazardous material is discovered during development at the site, construction activities shall cease and RCDEH-ECP shall be notified immediately. If you have any questions, please contact me by telephone at (951) 955-8980 or by email at avreves�a rivco.or(_y. Sincerely, Reviewed by, Y. one Reyes, REHS Sharon Boltinghouse -- Environmental Health Specialist IV Associate Public Hea t Professional Geologist EASTERN April 22, 2016 MUNICIPAL emw WATER DISTRICT Hector Correa HLC Civil Engineering 39281 Via Cadiz Murrieta, CA 92563 Subject: SAN53 —Will Serve TPM 37081 and APNs: 922-043-002 thru 004, 922-043-015, 922- 043-018 & 922-043-023 thru 025, 922-044-017 & 922-044-020 — Boutique Hotel Development Plan Dear Mr. Correa 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 one 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 4309. Sincerely, lcldl�llhcw Civil Engineering Associate New Business Department Eastern Municipal Water District EC:cros 7270 Trumble Road • PO. Box 8300 • Perris, CA 925728300 T951.928,3777 0 F951,928.6177 emwd.org April 25, 2017 Rancho water Eric Jones City of Temecula Post Office Box 9033 Temecula, CA 92589-9033 Board of Directors Stephen J.Corona SUBJECT: WATER AVAILABILITY ('resident 41934 3RD STREET; PARCEL NOS. 1, 2, AND 3, BLOCK Ben R.Drake NOS. 17 THROUGH 26; APNS 922-043.002, 922-043.003, Senior Vice President 922-043-004, 922-043-015, 922-043-017, 922-043-018, Lisa D.Herman 922-043-020, 922-043-022, 922-043-023, 922-043-024, AND John E.Hoagland 922-043-025; PA 16-0270 [CHRISTOPHER CAMPBELL] Danny J.Marlin Dear Mr. Jones: William E.Plummer Bill J.Wilson Please be advised that the above-referenced project/property is located within the Officers service boundaries of Rancho California Water District (RCWD/District), The Jeffrey D.Armstrong subject project/property fronts an existing 6-inch diameter water pipeline (1305 General klanaser Pressure Zone) within 3rd Street and an existing 24-inch diameter water pipeline Eva Plajzer,P.E. (1305 Pressure Zone) within Mercedes Street. Please refer to the enclosed exhibit Assistant General Manager Engineenng and Operations map. Richard R.Aragon,CPFO Director of Finance/Treasurer Water service to the subject project/property exists under Account No. 3004796, Jason A.Martin Location No. 2003818. Additions or modifications to water/sewer service Director ofAdministration arrangements are subject to the Rules and Regulations (governing) Water System Andrew L.Webster,P.E. Facilities and Service, as well as the completion of financial arrangements Chief Engineer between RCWD and the property owner. Kelli E.Garcia District Secretaiy James B.Gilpin Water service to individual lots will require the extension of water facilities within Best Best&Krieger LLP dedicated public and/or private right-of-ways. Individual water meters will be GeneralCuunsel required for each lot and/or project unit, including separate water services/meters for domestic service, fire service, and landscape irrigation service, as applicable. Beginning in 2018, newly constructed multi-unit residential structures are required to measure the quantity of water supplied to each individual residential dwelling unit. 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' 1 Association, RCWD requires execution and recordation of a Reciprocal Easement and Maintenance Agreement or equivalent document of covenants, codes, and restrictions. Rancho California Water District. Eric Jones/City of Temecula April 25,2017 PaEe 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. There is no recycled water currently available within the limits established by Resolution 2007- 10-5. Should recycled water become available in the future, the project/property may be required to retrofit its facilities to make use of this availability in accordance with Resolution 2007-10-5. 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 Sewer service to the subject project/property, if available,would be provided by Eastern Municipal Water District. If no sewer service is currently available to the subject project/property, all proposed waste discharge systems must comply with the State Water Resources Control Board, health department, and/or other requirements as they relate to the protection of groundwater quality, pursuant to RCWD's Groundwater Protection Policy. If you should have any questions or need additional information, please contact an Engineering Services Representative at the District office at (95 1) 296-6900. Sincerely, RANCHO CALIFORNIA WATER DISTRICT IE Erica Peter Engineering Technician Enclosure: Exhibit Map cc: Jefl'Kirshberg, Water Resources Manager Gregory Gill, Associate Engineer Corry Smith. Engineering Services Supervisor Christopher Campbell, Walt Allen Architects 17\FPhab014 450\FEG Rancho Calitornin water District I;� R'mchr,ser i�o,ul=Pc=r �tllce t3e901" rLnx:_ula,Cnhiornia 93589-')Gi;=i95 f i 3�6-b9C`0=F Vii'+9:;,_ {t,y6U=. s:t,rnch + titer c�n - LU � . � ¥ � � � ■ a � � © . �^ . � DRAFT PC RESOLUTION - MINOR EXCEPTION 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 MINOR EXCEPTION APPLICATION TO ALLOW FOR AN INCREASE IN CONNECTION WITH THE TRUAX PARKING GARAGE (APNS: 922-044-017, 922-044-020)" (PA17-1020) Section 1 . Procedural Findings. The Planning Commission of the City of Temecula does hereby find, determine and declare that: A. On February 22, 2016, Chris Campbell of Walter R. Allen Architect + Associates filed Planning Application No. PA16-0270, a Development Plan. On January 23, 2017, Gary Thornhill, on behalf of the Truax Group submitted Planning Application No. PA17-0109, a Specific Plan Amendment. On June 30, 2017, Ross Jackson on behalf of the Truax Group, submitted Planning Application PA17-1020, a Minor Exception. 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 relocation of a portion of the existing Hotel Overlay contained within the Old Town Specific Plan to allow for the development of a full service hotel. The Project also includes a Minor Exception to increase the allowable building height for a parking garage that will be constructed across the street from the hotel. 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. 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. E. The Old Town Specific Plan was amended in 2010. An Environmental Impact Report was prepared and certified at a public hearing as part of the amendment process. F. A Subsequent Environmental Impact Report (SEIR), 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 SEIR as required by law. The public comment period commenced via the State Clearing House from May 2, 2017 through June 15, 2017. A Notice of Availability was also sent to adjacent property owners indicating a review period of May 2, 2017 through June 15, 2017. The Notice of Availability was also printed in the San Diego Union Tribune, a newspaper of general circulation within the City of Temecula. 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. G. On August 16, 2017, the Planning Commission considered the Final Subsequent Environmental Impact Report ("SEIR"), Planning Application Nos. PA17-0109, Specific Plan Amendment; PA16-0270, Minor Exception, and Development Plan; PA17- 1020, 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. H. 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 RECOMMENDING THAT THE CITY COUNCIL CERTIFY THE FINAL SUBSEQUENT 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 TRUAX HOTEL PROJECT, CONSISTING OF APPROXIMATELY 2.46 ACRES GENERALLY LOCATED ON THE NORTH AND SOUTH SIDE OF 3RD STREET BETWEEN OLD TOWN FRONT STREET AND MERCEDES STREET (APNS: 922-043-002, 922-043-004, 922-043-018, 922-043-024, 922-043-003, 922-043-015, 922-043-023, 922-043-025, 922-044-017, AND 922-044- 020." Resolution No. 17- and the findings therein are hereby incorporated by this reference as set forth therein. I. All legal preconditions to the adoption of this Resolution have occurred. Section 2. Further Findings. The Planning Commission, in recommending approval of Minor Exception application PA17-1020, pursuant to Temecula Municipal Code section 17.03-060 hereby finds, determines and declares: A. That there are practical difficulties or unnecessary hardships created by strict application of the code due to the physical characteristics of the property; The property increases in slope between Old Town Front Street and Mercedes Street. This slope makes it difficult to design a parking garage with the appropriate maneuverability for vehicles. The additional 15% of building height permitted by the Minor Exception will allow enough extra space to ensure all design requirements are met in an aesthetically compatible manner. B. The minor exception does not grant special privileges which are not otherwise available to surrounding properties and will not be detrimental to the public welfare or to the property of other persons located in the vicinity; The Minor Exception does not grant special privileges which are not otherwise available to surrounding properties. The Minor Exception is not anticipated to be detrimental to the public welfare or to the property of other persons located in the vicinity. This is because the Minor Exception will simply allow for an increase in height of 7'-5" for architectural elements of the parking structure. Lowering the structure to the height required by the Specific Plan will create elevations that are aesthetically substandard. C. The Minor Exception places suitable conditions on the property to protect surrounding properties and does not permit uses which are not otherwise allowed in the zone. The Minor Exception is part of a series of applications designed to allow for the construction of a full-service hotel and corresponding parking garage. A SEIR has also been prepared for the project. The conditions of approval and Mitigation Monitoring and Reporting Program will provide suitable conditions and mitigation for the project that will protect surrounding properties. 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 MINOR EXCEPTION APPLICATION TO ALLOW FOR AN INCREASE IN BUILDING HEIGHT FOR A PARKING GARAGE IN CONNECTION WITH THE TRUAX HOTEL PROJECT,' subject to the conditions of approval, in substantially the same form attached to this Resolution as Exhibit "A", and incorporated herein by this reference. Section 4. PASSED, APPROVED AND ADOPTED by the City of Temecula Planning Commission this 161h 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 16th 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 RESOLUTION NO. - A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TEMECULA APPROVING A MINOR EXCEPTION APPLICATION TO ALLOW FOR AN INCREASE IN BUILDING HEIGHT FOR A PARKING GARAGE IN CONNECTION WITH THE TRUAX HOTEL PROJECT (APN: 922-044-017, 922-044-020) (PA17-1020) 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 February 22, 2016, Chris Campbell of Walter R. Allen Architect + Associates filed Planning Application No. PA16-0270, a Development Plan. On January 23, 2017, Gary Thornhill, on behalf of the Truax Group submitted Planning Application No. PA17-0109, a Specific Plan Amendment. On June 30, 2017, Ross Jackson on behalf of the Truax Group, submitted Planning Application PA17-1020, a Minor Exception. 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 relocation of a portion of the existing Hotel Overlay contained within the Old Town Specific Plan to allow for the development of a full service hotel. The Project also includes a Minor Exception to allow for an increase in allowable building height for a parking structure that will be constructed across the street from the hotel. 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. 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. E. The Old Town Specific Plan was amended in 2010. An Environmental Impact Report was prepared and certified at a public hearing as part of the amendment process. F. A Subsequent Environmental Impact Report (SEIR), 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 SEIR as required by law. The public comment period commenced via the State Clearing House from May 2, 2017 through June 15, 2017. A Notice of Availability was also sent to adjacent property owners indicating a review period of May 2, 2017 through June 15, 2017. The Notice of Availability was also printed in the San Diego Union Tribune, a newspaper of general circulation within the City of Temecula. 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. G. On August 16, 2017, the Planning Commission considered the Final Subsequent Environmental Impact Report (SEIR) Planning Application Nos. PA17- 0109, Specific Plan Amendment; PA17-1020, Minor Exception; and PA16-0270, 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. H. 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 RECOMMENDING THAT THE CITY COUNCIL CERTIFY THE FINAL SUBSEQUENT 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 TRUAX HOTEL PROJECT, CONSISTING OF APPROXIMATELY 2.46 ACRES GENERALLY LOCATED ON THE NORTH AND SOUTH SIDE OF 3RD STREET BETWEEN OLD TOWN FRONT STREET AND MERCEDES STREET (APNS: 922-043-002, 922-043-004, 922-043-018, 922-043-024, 922-043-003, 922-043-015, 922-043-023, 922-043-025, 922-044-017, AND 922-044- 020.". I. 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 MINOR EXCEPTION APPLICATION TO ALLOW FOR AN INCREASE IN BUILDING HEIGHT FOR A PARKING GARAGE IN CONNCECTION WITH THE TRUAX HOTEL PROJECT. (APN: 922-044-017, 922-044-020)" J. On the City Council of the City of Temecula considered the Project and the Final SEIR, 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 SEIR, Mitigation Monitoring and Reporting Program, and Statement of Overriding Considerations prior to and at the public hearing. K. Following the public hearing, the Council adopted Resolution No. 17- "A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TEMECULA CERTIFYING THE FINAL SUBSEQUENT 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 TRUAX HOTEL PROJECT, CONSISTING OF APPROXIMATELY 2.46 ACRES GENERALLY LOCATED ON THE NORTH AND SOUTH SIDE OF 3RD STREET BETWEEN OLD TOWN FRONT STREET AND MERCEDES STREET (APNS: 922- 043-002, 922-043-004, 922-043-018, 922-043-024, 922-043-003, 922-043-015, 922- 043-023, 922-043-025, 922-044-017, AND 922-044-020)." Resolution No. 17- and the findings therein are hereby incorporated by this reference as set forth in full. L. All legal preconditions to the adoption of this Resolution have occurred. Section 2. Legislative Findings. The City Council in approving the Minor Exception, pursuant to Temecula Municipal Code Section, 17.03.060, hereby finds, determines and declares that: A. That there are practical difficulties or unnecessary hardships created by strict application of the code due to the physical characteristics of the property; The property increases in slope between Old Town Front Street and Mercedes Street. This slope makes it difficult to design a parking garage with the appropriate maneuverability for vehicles. The additional 15% of building height permitted by the Minor Exception will allow enough extra space to ensure all design requirements are met in an aesthetically compatible manner. B. The minor exception does not grant special privileges which are not otherwise available to surrounding properties and will not be detrimental to the public welfare or to the property of other persons located in the vicinity; The Minor Exception does not grant special privileges which are not otherwise available to surrounding properties. The Minor Exception is not anticipated to be detrimental to the Public welfare or to the property of other persons located in the vicinity. This is because the Minor Exception will simply allow for an increase in height of 7'-5" for architectural elements of the parking structure. Lowering the structure to the height required by the Specific Plan will create elevations that are aesthetically substandard. C. The Minor Exception places suitable conditions on the property to protect surrounding properties and does not permit uses which are not otherwise allowed in the zone. The Minor Exception is part of a series of applications designed to allow for the construction of a full-service hotel and corresponding parking garage. A SEIR has also been prepared for the project. The conditions of approval and Mitigation Monitoring and Reporting Program will provide suitable conditions and mitigation for the project that will protect surrounding properties. Section 3. Conditions of Approval. The City Council of the City of Temecula approves Planning Application No. PA17-1020, a Minor Exception to allow for an increase in building height for the parking garage, subject to the Conditions of Approval set forth in Exhibit A, attached hereto, and incorporated herein by this reference. Section 4. Certification. The City Clerk shall certify to the adoption of this Resolution and shall 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 EXHIBIT A CITY OF TEMECULA DRAFT CONDITIONS OF APPROVAL Planning Application No.: PA17-1020 Project Description: Truax Hotel Parking Structure Minor Exception:A Minor Exception to allow for a height increase for the Truax Hotel parking garage (APN: 922-044-017). Assessor's Parcel No.: 922-044-017 MSHCP Category: Commercial DIF Category: Service Commercial for Hotel / Retail Commercial for Retail / Restaurant TUMF Category: Service Commercial-Hotel / Retail Commercial for Retail / Restaurant Quimby Category: Non-Residential Project New Street In-lieu of Fee: Not Located within the Uptown 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 cashier's 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 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. 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. Consistency with Specific Plans. This project and all subsequent projects within this site shall be consistent with Specific Plan No. 5 (Old Town). 6. Compliance with EIR. The project and all subsequent projects within this site shall comply with all mitigation measures identified within EIR No. 2017011029. 7. 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. 8. Modifications or Revisions. The permittee shall obtain City approval for any modifications or revisions to the approval of this project. DRAFT SUBSEQUENT ENVIRONMENTAL IMPACT REPORT WITH APPENDICIES https://temeculaca.gov/362/Environmental-Review-CEQA FINAL SUBSEQUENT ENVIRONMENTAL IMPACT REPORT https://temeculaca.gov/362/Environmental-Review-CEQA NOTICE OF PUBLIC HEARING I--�_MN Notice of Public Hearing A PUBLIC HEARING has been scheduled before the City of Temecula PLANNING 1989 COMMISSION to consider the matter described below: CASE NO: PA17-0109, PA17-1020, PA16-0270 APPLICANT: Ross Jackson on behalf of Truax Group PROPOSAL: PA17-0109, a Specific Plan Amendment to relocate a portion of the Hotel Overlay within the Old Town Specific Plan. PA16-0270, a Development Plan application for a six-story, approximately 175,677 square foot hotel generally located along the south side of 3rd Street between Old Town Front Street and Mercedes Street. The hotel will contain 151 guest rooms. A parking structure will also be constructed directly across 3rd Street. The parking structure will total approximately 86,117 square feet and contain approximately 2,846 square feet of ground floor commercial and 213 parking spaces that will provide valet parking for hotel guests. PA17-1020, a Minor Exception to allow for an increase in building height for the parking garage. 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 (Greenhouse Gas Emissions and Noise and Vibration) based upon a completed Subsequent Environmental Impact Report (SEIR) 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 SEIR 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 16, 2017 TIME OF HEARING: 6:00 p.m. ��5 0 kpJ� M 0' Project Site P\�C� fid. to GO 5� A 500 too c 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.