HomeMy WebLinkAbout17-21 PC Resolution 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 909-370-013)
Section 1. Procedural Findings. The Planning Commission of the City of
Temecula does hereby find, determine and declare that:
A. On May 10, 2016, Petra Jordan filed Planning Application No. PA16-0710
Development Plan Application in a manner in accord with the City of Temecula General
Plan and Development Code.
B. The Application was processed including, but not limited to a public notice,
in the time and manner prescribed by State and local law.
C. The Planning Commission, at a regular meeting, considered the
Application and environmental review on August 2, 2017, at a duly noticed public
hearing as prescribed by law, at which time the City staff and interested persons had an
opportunity to and did testify either in support or in opposition to this matter.
D. At the conclusion of the Planning Commission hearing and after due
consideration of the testimony, the Planning Commission approved Planning Application
No. PA16-0710 subject to and based upon the findings set forth hereunder.
E. All legal preconditions to the adoption of the Resolution have occurred.
Section 2. Further Findings. The Planning Commission, in approving the
Application hereby finds, determines and declares that:
Development Plans, Development Code Section 17.05.010.F
A. The proposed use is in conformance with the General Plan for Temecula
and with all applicable requirements of State law and other Ordinances of the City;
Industrial buildings are an allowable use within the Industrial Park General Plan
designation. Therefore, the use will be consistent with General Plan for
Temecula, as well as the requirements for State law and other Ordinances of the
City. The Economic Development element of the General Plan specifically states,
'A strong base of clean manufacturing activities which employs a skilled labor
force and can be successfully integrated into Temecula's community character."
The development of additional industrial space will allow for increased
manufacturing opportunities and subsequent employment.
B. The overall development of the land is designed for the protection of the
public health, safety, and general welfare.
The project has been reviewed and conditioned to ensure conformance with the
Development, Building, and Fire codes. These codes contain provisions
designed to ensure the protection of the public health, safety, and general
welfare.
Section 3. Environmental Findings. The Planning Commission hereby makes
the following environmental findings and determinations in connection with the approval
of the Development Plan Application:
A. In accordance with the California Environmental Quality Act, the proposed
project has been deemed to be categorically exempt from further environmental review
(Section 15332, Class 2, In-fill Development);
1. The project is consistent with the General Plan designation as the
Industrial Park use explicitly permits light industrial uses. Additionally, the
Light Industrial zoning designation permits industrial uses. The project is
located within the city limits and the parcel is under 5 acres (the parcel is
approximately 3.71 acres). No valuable habitat has been identified for
endangered, rare, or threatened species. Significant effects related to
traffic, noise, air quality or water quality are not projected outside of those
anticipated in the General Plan. The site is adjacent to a completed street
where utilities and public services can be adequately provided.
Section 4. Conditions. The Planning Commission of the City of Temecula
approves Planning Application No. PA16-0710, subject to the Conditions of Approval
set forth on Exhibit A, attached hereto, and incorporated herein by this reference.
Section 5. PASSED, APPROVED AND ADOPTED by the City of Temecula
Planning Commission this 2nd day of August, 2017.
John H. Telesio, Chairman
ATTEST:
Luke Watson
Secretary
[SEAL]
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE )ss
CITY OF TEMECULA )
I, Luke Watson, Secretary of the Temecula Planning Commission, do hereby
certify that the forgoing PC Resolution No. 17-21 was duly and regularly adopted by
the Planning Commission of the City of Temecula at a regular meeting thereof held on
the 2nd day of August, 2017, by the following vote:
AYES: 4 PLANNING COMMISSIONERS: Guerriero, Telesio, Turley-Trejo,
Youmans
NOES: 0 PLANNING COMMISSIONERS: None
ABSENT: 1 PLANNING COMMISSIONERS: Watts
ABSTAIN: 0 PLANNING COMMISSIONERS: None
uke Watson
Secretary
EXHIBIT A
CITY OF TEMECULA
FINAL CONDITIONS OF APPROVAL
Planning Application No.: PA16-0710
Project Description: A Development Plan for an approximately 53,574 square foot concrete
tilt-up 2 story shell industrial building located at 42006 Remington Avenue
Assessor's Parcel No.: 909-370-013
MSHCP Category: Industrial
DIF Category: Business Park/Industrial Park
TUMF Category: Industrial/Business Park
Quimby Category: N/A(non-residential)
New Street In-lieu of Fee: N/A(not located within the Uptown Temecula Specific Plan)
Approval Date: August 2, 2017
Expiration Date: August 2, 2020
PLANNING DIVISION
Within 48 Hours of the Approval
1. Filing Notice of Exemption. The applicant/developer shall deliver to the Planning Division a
cashier's check or money order made payable to the County Clerk in the amount of Fifty
Dollars ($50.00) for the County administrative fee, to enable the City to file the Notice of
Exemption as provided under Public Resources Code Section 21152 and California Code of
Regulations Section 15062. If within said 48-hour period the applicant/ developer has not
delivered to the Planning Division the check as required above, the approval for the project
granted shall be void by reason of failure of condition (Fish and Wildlife Code Section
711.4(c)).
General Requirements
2. Indemnification of the City. The applicant and owner of the real property subject to this
condition shall hereby agree to indemnify, protect, hold harmless, and defend the City and its
attorneys from any and all claims, actions, awards,judgments, or proceedings against the City
to attack, set aside, annul, or seek monetary damages resulting, directly or indirectly, from any
action in furtherance of and the approval of the City, or any agency or instrumentality thereof,
advisory agency, appeal board or legislative body including actions approved by the voters of
the City, concerning the Planning Application. The City shall be deemed for purposes of this
condition, to include any agency or instrumentality thereof, or any of its elected or appointed
officials, officers, employees, consultants, contractors, legal counsel, and agents. City shall
promptly notify both the applicant and landowner of any claim, action, or proceeding to which
this condition is applicable and shall further cooperate fully in the defense of the action. The
City reserves the right to take any and all action the City deems to be in the best interest of
the City and its citizens in regards to such defense.
3. Expiration. This approval shall be used within three years of the approval date; otherwise, it
shall become null and void. Use means the beginning of substantial construction
contemplated by this approval within the three-year period, which is thereafter diligently
pursued to completion, or the beginning of substantial utilization contemplated by this
approval, or use of a property in conformance with a Conditional Use Permit.
4. Conformance with Approved Plans. The development of the premises shall substantially
conform to the approved site plan and elevations contained on file with the Planning Division.
5. Signage Permits. A separate building permit shall be required for all signage.
6. Landscape Maintenance. Landscaping installed for the project shall be continuously
maintained to the reasonable satisfaction of the Director of Community Development. If it is
determined that the landscaping is not being maintained, the Director of Community
Development shall have the authority to require the property owner to bring the landscaping
into conformance with the approved landscape plan. The continued maintenance of all
landscaped areas shall be the responsibility of the developer or any successors in interest.
7. Graffiti. All graffiti shall be removed within 24 hours on telecommunication towers,
equipment, walls, or other structures.
8. Water Quality and Drainage. Other than stormwater, it is illegal to allow liquids, gels,
powders, sediment, fertilizers, landscape debris, and waste from entering the storm drain
system or from leaving the property. To ensure compliance with this Condition of Approval:
a. Spills and leaks shall be cleaned up immediately.
b. Do not wash, maintain, or repair vehicles onsite.
c. Do not hose down parking areas, sidewalks, alleys, or gutters.
d. Ensure that all materials and products stored outside are protected from rain.
e. Ensure all trash bins are covered at all times.
9. Paint Inspection. The applicant shall paint a three-foot-by-three-foot section of the building
for Planning Division inspection, prior to commencing painting of the building.
10. Photographic Prints. The applicant shall submit to the Planning Division for permanent filing
two 8" X 10" glossy photographic color prints of the approved color and materials board and
the colored architectural elevations. All labels on the color and materials board and
elevations shall be readable on the photographic prints.
11. Materials and Colors. The Conditions of Approval specified in this resolution, to the extent
specific items, materials, equipment, techniques, finishes or similar matters are specified, shall
be deemed satisfied by City staffs prior approval of the use or utilization of an item, material,
equipment, finish or technique that City staff determines to be the substantial equivalent of
that required by the Conditions of Approval. Staff may elect to reject the request to substitute,
in which case the real party in interest may appeal, after payment of the regular cost of an
appeal, the decision to the Planning Commission for its decision.
12. Modifications or Revisions. The permittee shall obtain City approval for any modifications or
revisions to the approval of this project.
13. Trash Enclosures. The trash enclosures shall be large enough to accommodate a recycling
bin, as well as regular solid waste containers.
14. Trash Enclosures. Trash enclosures shall be provided to house all trash receptacles utilized
on the site. These shall be clearly labeled on the site plan.
15. Covered Trash Enclosures. All trash enclosures on site shall include a solid cover and the
construction plans shall include all details of the trash enclosures, including the solid cover.
16. Construction and Demolition Debris. The developer shall contact the City's franchised solid
waste hauler for disposal of construction and demolition debris and shall provide the Planning
Division verification of arrangements made with the City's franchise solid waste hauler for
disposal of construction and demolition debris. Only the City's franchisee may haul
demolition and construction debris.
17. Public Art Ordinance. The applicant shall comply with the requirements of the City's Public
Art Ordinance as defined in Section 5.08 of the Temecula Municipal Code.
18. Property Maintenance. All parkways, including within the right-of-way, entryway median,
landscaping, walls, fencing, recreational facilities, and on-site lighting shall be maintained by
the property owner or maintenance association.
19. Compliance with Riverside County Env. Health. The applicant shall comply with the
recommendations set forth in the County of Riverside's Department of Environmental Health
letter dated January 3, 2017, a copy of which is attached.
Prior to Issuance of Grading Permit
20. Placement of Transformer. Provide the Planning Division with a copy of the underground
water plans and electrical plans for verification of proper placement of transformer(s) and
double detector check valves prior to final agreement with the utility companies.
21. Placement of Double Detector Check Valves. Double detector check valves shall be installed
at locations that minimize their visibility from the public right-of-way, subject to review and
approval by the Director of Community Development.
22. Archaeological/Cultural Resources Grading Note. The following shall be included in the
Notes Section of the Grading Plan: "If at any time during excavation/construction of the site,
archaeological/cultural resources, or any artifacts or other objects which reasonably appears
to be evidence of cultural or archaeological resource are discovered, the property owner shall
immediately advise the City of such and the City shall cause all further excavation or other
disturbance of the affected area to immediately cease. The Director of Community
Development at his/her sole discretion may require the property owner to deposit a sum of
money it deems reasonably necessary to allow the City to consult and/or authorize an
independent, fully qualified specialist to inspect the site at no cost to the City, in order to
assess the significance of the find. Upon determining that the discovery is not an
archaeological/cultural resource, the Planning Director shall notify the property owner of such
determination and shall authorize the resumption of work. Upon determining that the
discovery is an archaeological/cultural resource, the Planning Director shall notify the property
owner that no further excavation or development may take place until a mitigation plan or
other corrective measures have been approved by the Planning Director."
23. Cultural Resources Treatment Agreement. The developer is required to enter into a Cultural
Resources Treatment Agreement with the Pechanga Tribe. The agreement shall be in place
prior to issuance of a grading permit. To accomplish this, the applicant should contact the
Pechanga Tribe no less than 30 days and no more than 60 days prior to issuance of a grading
permit. This Agreement will address the treatment and disposition of cultural resources, the
designation, responsibilities, and participation of professional of professional Pechanga Tribal
monitors during grading, excavation and ground disturbing activities; project grading and
development scheduling; terms of compensation for the monitors; and treatment and final
disposition of any cultural resources, sacred sites, and human remains discovered onsite.
The Pechanga monitor's authority to stop and redirect grading will be exercised in consultation
with the project archaeologist in order to evaluate the significance of any potential resources
discovered on the property. Pechanga and archaeological monitors shall be allowed to
monitor all grading, excavation and groundbreaking activities, and shall also have the limited
authority to stop and redirect grading activities should an inadvertent cultural resource be
identified.
24. Discovery of Cultural Resources. The following shall be included in the Notes Section of the
Grading Plan: "If cultural resources are discovered during the project construction
(inadvertent discoveries), all work in the area of the find shall cease, and the qualified
archaeologist and the Pechanga monitor shall investigate the find, and make
recommendations as to treatment."
25. Archaeological Monitoring Notes. The following shall be included in the Notes Section of the
Grading Plan: "A qualified archaeological monitor will be present and will have the authority
to stop and redirect grading activities, in consultation with the Pechanga Tribe and their
designated monitors, to evaluate the significance of any potential resources discovered on the
property."
26. Tribal Monitoring Notes. The following shall be included in the Notes Section of the Grading
Plan: "A Pechanga Tribal monitor will be present and will have the authority to stop and
redirect grading activities, in consultation with the project archaeologist and their designated
monitors, to evaluate the significance of any potential resources discovered on the property."
27. Relinquishment of Cultural Resources. The following shall be included in the Notes Section
of the Grading Plan: "The landowner agrees to relinquish ownership of all cultural resources,
including all archaeological artifacts that are found on the project area, to the Pechanga Tribe
for proper treatment and disposition."
28. Preservation of Sacred Sites. The following shall be included in the Notes Section of the
Grading Plan: "All sacred sites are to be avoided and preserved."
29. MSHCP Pre-Construction Survey. A 30-day preconstruction survey, in accordance with
MSHCP guidelines and survey protocol, shall be conducted prior to ground disturbance. The
results of the 30-day preconstruction survey shall be submitted to the Planning Division prior
to scheduling the pre-grading meeting with Public Works. If construction is delayed or
suspended for more than 30 days after the survey, the area shall be resurveyed.
30. Burrowing Owl Grading Note. The following shall be included in the Notes Section of the
Grading Plan: "No grubbing/clearing of the site shall occur prior to scheduling the
pre-grading meeting with Public Works. All project sites containing suitable habitat for
burrowing owls, whether owls were found or not, require a 30-day preconstruction survey that
shall be conducted within 30 days prior to ground disturbance to avoid direct take of burrowing
owls. If the results of the survey indicate that no burrowing owls are present on-site, then the
project may move forward with grading, upon Planning Division approval. If burrowing owls
are found to be present or nesting on-site during the preconstruction survey, then the following
recommendations must be adhered to: Exclusion and relocation activities may not occur
during the breeding season, which is defined as March 1 through August 31, with the following
exception: From March 1 through March 15 and from August 1 through August 31 exclusion
and relocation activities may take place if it is proven to the City and appropriate regulatory
agencies (if any) that egg laying or chick rearing is not taking place. This determination must
be made by a qualified biologist." If construction is delayed or suspended for more than 30
days after the survey, the area shall be resurveyed.
31. Rough Grading Plans. A copy of the Rough Grading Plans shall be submitted and approved
by the Planning Division.
32. Archaeologist Retained. Prior to beginning project construction, the Project Applicant shall
retain a Riverside County qualified/City of Temecula approved archaeological monitor to
monitor all ground-disturbing activities in an effort to identify any unknown archaeological
resources. Any newly discovered cultural resource deposits shall be subject to a cultural
resources evaluation (See PL-4). The archaeological monitor's authority to stop and redirect
grading will be exercised in consultation with the Pechanga Tribe in order to evaluate the
significance of any potential resources discovered on the property. Pechanga and
archaeological monitors shall be allowed to monitor all grading, excavation and
groundbreaking activities, and shall also have the limited authority to stop and redirect grading
activities should an inadvertent cultural resource be identified. The archaeologist shall provide
a final monitoring report at the end of all earthmoving activities to the City of Temecula, the
Pechanga Tribe and the Eastern Information Center at UC, Riverside.
33. Human Remains. If human remains are encountered, California Health and Safety Code
Section 7050.5 states that no further disturbance shall occur until the Riverside County
Coroner has made the necessary findings as to origin. Further, pursuant to California Public
Resources Code Section 5097.98(b) remains shall be left in place and free from disturbance
until a final decision as to the treatment and disposition has been made. If the Riverside
County Coroner determines the remains to be Native American, the Native American Heritage
Commission must be contacted within 24 hours. The Native American Heritage Commission
must then immediately identify the "most likely descendant(s)" of receiving notification of the
discovery. The most likely descendant(s) shall then make recommendations within 48 hours,
and engage in consultations concerning the treatment of the remains as provided in Public
Resources Code 5097.98 and the Treatment Agreement described in these conditions.
Prior to Issuance of Building Permit
34. Parking Area Landscaping. The Landscaping and Irrigation Plans shall provide a minimum
five-foot wide planter to be installed at the perimeter of all parking areas. Curbs, walkways,
etc. are not to infringe on this area.
35. Transportation Uniform Mitigation Fee (TUMF). The City of Temecula adopted an ordinance
on March 31, 2003 to collect fees for a Riverside County area wide Transportation Uniform
Mitigation Fee (TUMF). This project is subject to payment of these fees at the time of
building permit issuance. The fees are subject to the provisions of Chapter 15.08 of the
Temecula Municipal Code and the fee schedule in effect at the time of building permit
issuance.
36. Downspouts. All downspouts shall be internalized.
37. Development Impact Fee (DIF). The developer shall comply with the provisions of Title 15,
Chapter 15.06 of the Temecula Municipal Code and all its resolutions by paying the
appropriate City fee.
38. Photometric Plan. The applicant shall submit a photometric plan, including the parking lot, to
the Planning Division, which meets the requirements of the Development Code and the
Riverside County Palomar Lighting Ordinance 655. All exterior LED light fixtures shall be
3,000 kelvin or below. The parking lot light standards shall be placed in such a way as to not
adversely affect the growth potential of the parking lot trees.
40. Construction Landscaping and Irrigation Plans. Four (4) copies of Construction Landscaping
and Irrigation Plans shall be reviewed and approved by the Planning Division. These plans
shall be submitted as a separate submittal, not as part of the building plans or other plan set.
These plans shall conform to the approved conceptual landscape plan, or as amended by
these conditions. The location, number, height and spread, water usage or KC value, genus,
species, and container size of the plants shall be shown. The plans shall be consistent with
the Water Efficient Ordinance and Water Storage Contingency Plan per the Rancho California
Water District. The plans shall be accompanied by the appropriate filing fee (per the City of
Temecula Fee Schedule at time of submittal) and one copy of the approved Grading Plan.
41. Landscaping Site Inspections. The Landscaping and Irrigation Plans shall include a note
stating, "Three landscape site inspections are required. The first inspection will be conducted
at installation of irrigation while trenches are open. This will verify that irrigation equipment
and layout is per plan specifications and details. Any adjustments or discrepancies in actual
conditions will be addressed at this time and will require an approval to continue. Where
applicable, a mainline pressure check will also be conducted. This will verify that the
irrigation mainline is capable of being pressurized to 150 psi for a minimum period of two
hours without loss of pressure. The second inspection will verify that all irrigation systems
are operating properly, and to verify that all plantings have been installed consistent with the
approved construction landscape plans. The third inspection will verify property landscape
maintenance for release of the one-year landscape maintenance bond." The applicant/owner
shall contact the Planning Division to schedule inspections.
42. Agronomic Soils Report. The Landscaping and Irrigation Plans shall include a note on the
plans stating, "The contractor shall provide two copies of an agronomic soils report at the first
irrigation inspection."
43. Water Usage Calculations. The Landscaping and Irrigation Plans shall include water usage
calculations per Chapter 17.32 of the Development Code (Water Efficient Ordinance), the total
cost estimate of plantings and irrigation (in accordance with approved plan). Applicant shall
use evapotranspiration (ETo) factor of 0.70 for calculating the maximum allowable water
budget.
44. Landscape Maintenance Program. A landscape maintenance program shall be submitted to
the Planning Division for approval. The landscape maintenance program shall detail the
proper maintenance of all proposed plant materials to assure proper growth and landscape
development for the long-term esthetics of the property. The approved maintenance program
shall be provided to the landscape maintenance contractor who shall be responsible to carry
out the detailed program.
45. Specifications of Landscape Maintenance Program. Specifications of the landscape
maintenance program shall indicate, "Three landscape site inspections are required. The first
inspection will be conducted at installation of irrigation while trenches are open. This will
verify that irrigation equipment and layout is per plan specifications and details. Any
adjustments or discrepancies in actual conditions will be addressed at this time and will
require an approval to continue. Where applicable, a mainline pressure check will also be
conducted. This will verify that the irrigation mainline is capable of being pressurized to 150
psi for a minimum period of two hours without loss of pressure. The second inspection will
verify that all irrigation systems are operating properly, and to verify that all plantings have
been installed consistent with the approved construction landscape plans. The third
inspection will verify property landscape maintenance for release of the one-year landscape
maintenance bond." The applicant/owner shall contact the Planning Division to schedule
inspections.
46. Irrigation. The landscaping plans shall include automatic irrigation for all landscaped areas
and complete screening of all ground mounted equipment from view of the public from streets
and adjacent property for private common areas; front yards and slopes within individual lots;
shrub planting to completely screen perimeter walls adjacent to a public right-of-way equal to
66 feet or larger; and, all landscaping excluding City maintained areas and front yard
landscaping which shall include, but may not be limited to, private slopes and common areas.
47. Hardscaping. The landscape plans shall include all hardscaping for equestrian trails and
pedestrian trails within private common areas.
48. Precise Grading Plans. Precise Grading Plans shall be consistent with the approved rough
grading plans including all structural setback measurements.
49. Building Construction Plans for Outdoor Areas. Building Construction Plans shall include
detailed outdoor areas (including but not limited to trellises, decorative furniture, fountains,
hardscape, etc.) to match the style of the building subject to the approval of the Director of
Community Development.
50. WQMP Landscape Compliance. The construction landscape plans shall be consistent with
Appendix A, Table 31 of the Low Impact Development (LID) Manual for Southern California for
plant materials and treatment facilities, and shall reference the approved precise grading plan
for WQMP features.
51. Utility Screening. All utilities shall be screened from public view. Landscape construction
drawings shall show and label all utilities and provide appropriate screening. Provide a
three-foot clear zone around fire check detectors as required by the Fire Department before
starting the screen. Group utilities together in order to reduce intrusion. Screening of
utilities is not to look like an after-thought. Plan planting beds and design around utilities.
Locate all light poles on plans and ensure that there are no conflicts with trees.
Prior to Release of Power, Building Occupancy or Any Use Allowed by This Permit
52. Letter of Substantial Conformance. The applicant shall submit a letter of substantial
conformance, subject to field verification by the Director of Community Development or his/her
designee. Said letter of substantial conformance shall be prepared by the project designer
and shall indicate that all plant materials and irrigation system components have been
installed in accordance with the approved final landscape and irrigation plans. Such letter of
substantial conformance shall be submitted prior to scheduling for the final inspection.
53. Screening of Loading Areas. The applicant shall be required to screen all loading areas and
roof mounted mechanical equipment from view of the adjacent residences and public
right-of-ways. If upon final inspection it is determined that any mechanical equipment, roof
equipment or backs of building parapet walls are visible from any portion of the public
right-of-way adjacent to the project site, the developer shall provide screening by constructing
a sloping tile covered mansard roof element or other screening reviewed and approved by the
Director of Community Development.
54. Landscape Installation Consistent with Construction Plans. All required landscape planting
and irrigation shall have been installed consistent with the approved construction plans and
shall be in a condition acceptable to the Director of Community Development. The plants
shall be healthy and free of weeds, disease, or pests. The irrigation system shall be properly
constructed and in good working order.
55. Performance Securities. Performance securities, in amounts to be determined by the
Director of Community Development, to guarantee the maintenance of the plantings in
accordance with the approved construction landscape and irrigation plan, shall be filed with
the Planning Division for a period of one year from final Certificate of Occupancy. After that
year, if the landscaping and irrigation system have been maintained in a condition satisfactory
to the Director of Community Development, the bond shall be released upon request by the
applicant.
56. Installation of Site Improvements. All site improvements, including but not limited to, parking
areas and striping shall be installed.
57. Compliance with Conditions of Approval. All of the foregoing conditions shall be complied
with prior to occupancy or any use allowed by this permit.
Outside Agencies
58. Compliance with Dept. of Environmental Health. The applicant shall comply with the
recommendations set forth in the County of Riverside Department of Environmental Health
transmittal dated January 3, 2017, a copy of which is attached.
59. Compliance with RCWD. The applicant shall comply with the recommendations set forth in
the Rancho California Water District's transmittal dated June 6, 2016, a copy of which is
attached.
PUBLIC WORKS DEPARTMENT
General Requirements
60. Conditions of Approval. The developer shall comply with all Conditions of Approval, the
Engineering and Construction Manual and all City codes/standards at no cost to any
governmental agency.
61. Entitlement Approval. The developer shall comply with the approved site plan, the
conceptual Water Quality Management Plan (WQMP) and other relevant documents approved
during entitlement. Any significant omission to the representation of site conditions may
require the plans to be resubmitted for further review and revision.
62. Precise Grading Permit. A precise grading permit for on site improvements (outside of public
right-of-way) shall be obtained from Public Works.
63. Haul Route Permit. A haul route permit may be required when soils are moved on public
roadways to or from a grading site. The developer/contractor is to verify if the permit is
required. If so, he shall comply with all conditions and requirements per the City's
Engineering and Construction Manual and as directed by Public Works.
64. Encroachment Permits. Prior to commencement of any applicable construction,
encroachment permit(s) are required; and shall be obtained from Public Works for public
offsite improvements.
Prior to Issuance of a Grading Permit
65. Environmental Constraint Sheet (ECS). The developer shall comply with all constraints per
the recorded ECS with any underlying maps related to the subject property.
66. Grading/Erosion & Sediment Control Plan. The developer shall submit a grading/erosion &
sediment control plan(s) to be reviewed and approved by Public Works. All plans shall be
coordinated for consistency with adjacent projects and existing improvements contiguous to
the site. The approved plan shall include all construction-phase pollution-prevention controls
to adequately address non-permitted runoff. Refer to the City's Engineering & Construction
Manual at: www.TemeculaCA.gov/ECM
67. Erosion & Sediment Control Securities. The developer shall comply with the provisions of
Chapter 24, Section 18.24.140 of the Temecula Municipal Code by posting security and
entering into an agreement to guarantee the erosion & sediment control improvements.
68. NPDES General Permit Compliance. The developer shall obtain project coverage under the
State National Pollutant Discharge Elimination System (NPDES) General Permit for
Construction Activities and shall provide the following:
a. A copy of the Waste Discharge Identification Number (WDID) issued by the State Water
Resources Control Board (SWRCB);
b. The project's Risk Level (RL) determination number; and
c. The name, contact information and certification number of the Qualified SWPPP
Developer(QSD)
Pursuant to the State Water Resources Control Board (SWRCB) requirements and City's
storm water ordinance, a Storm Water Pollution Prevention Plan (SWPPP) shall be generated
and submitted to the Board. Throughout the project duration, the SWPPP shall be routinely
updated and readily available (onsite) to the State and City. Review
www.cabmphandbooks.com for SWPPP guidelines. Refer to the following link:
http://www.waterboards.ca.gov/water issues/programs/stormwater/construction.shtmi
69. Water Quality Management Plan (WQMP) and O&M Agreement. The developer shall submit
a final WQMP (prepared by a registered professional engineer) with the initial grading plan
submittal, based on the conceptual WQMP from the entitlement process. It must receive
acceptance by Public Works. A copy of the final project-specific WQMP must be kept onsite
at all times. In addition, a completed WQMP Operation and Maintenance (O&M) Agreement
shall be submitted for review and approval. Upon approval from City staff, the applicant shall
record the O&M agreement at the County Recorder's Office in Temecula. Refer to the WQMP
template and agreement link below:
www.TemeculaCA.gov/WQMP
70. Area Drainage Plan (ADP) Fee to RCFC&WCD. The developer shall demonstrate to the City
that the flood mitigation charge (ADP fee) has been paid to RCFC&WCD. If the full ADP fee
has already been credited to this property, no new charge will be required.
71. Drainage. All applicable drainage shall be depicted on the grading plan and properly
accommodated with onsite drainage improvements and water quality facilities, which shall be
privately maintained. Alterations to existing drainage patterns or concentration and/or
diverting flows is not allowed unless the developer constructs adequate drainage
improvements and obtains the necessary permissions from the downstream property owners.
All drainage leaving the site shall be conveyed into a public storm drain system, if possible.
The creation of new cross lot drainage is not permitted.
72. Drainage Study. A drainage study shall be prepared by a registered civil engineer and
submitted to Public Works with the initial grading plan check in accordance with City, Riverside
County and engineering standards. The study shall identify storm water runoff quantities (to
mitigate the 100-year storm event) from the development of this site and upstream of the site.
It shall identify all existing or proposed offsite or onsite, public or private, drainage facilities
intended to discharge this runoff. Runoff shall be conveyed to an adequate outfall capable of
receiving the storm water runoff without damage to public or private property. The study shall
include a capacity analysis verifying the adequacy of all facilities. Any upgrading or upsizing
of drainage facilities necessary to convey the storm water runoff shall be provided as part of
development of this project.
73. Floodplain/Floodway Development. The site is in an area identified on the Flood Insurance
Rate Map. This project shall comply with Chapter 15.12 of the Temecula Municipal Code
which may include obtaining a Letter of Map Revision from FEMA. A Flood Plain
Development Permit shall be submitted to the Department of Public Works for review and
approval.
74. Soils Report. A soils report, prepared by a registered soil or civil engineer, shall be submitted
to Public Works with the initial grading plan submittal. The report shall address the site's soil
conditions and provide recommendations for the construction of engineered structures and
preliminary pavement sections.
75. Geological Report. The developer shall complete any outstanding County geologist's
requirements, recommendations and/or proposed Conditions of Approval as identified during
entitlement.
76. Letter of Permission/Easement. The developer shall obtain documents (letters of permission
or easements) for any offsite work performed on adjoining properties. The document's format
is as directed by, and shall be submitted to, Public Works for acceptance. The document
information shall be noted on the approved grading plan.
77. Sight Distance. The developer shall limit landscaping in the corner cut-off area of all street
intersections and adjacent to driveways to provide for minimum sight distance and visibility.
78. Habitat Conservation Fee. The developer shall comply with the provisions of Chapter 8.24 of
the Temecula Municipal Code (Habitat Conservation) by paying the appropriate fee set forth in
the ordinance or by providing documented evidence that the fees have already been paid.
Prior to Issuance of Encroachment Permit(s)
79. Public Utility Agency Work. The developer shall submit all relevant documentation due to
encroaching within City right-of-way; and is responsible for any associated costs and for
making arrangements with each applicable public utility agency.
80. Traffic Control Plans. A construction area traffic control plan (TCP) will be required for lane
closures and detours or other disruptions to traffic circulation; and shall be reviewed and
approved by Public Works. The TCP shall be designed by a registered civil or traffic engineer
in conformance with the latest edition of the Caltrans Manual on Uniform Traffic Control
Devices (MUTCD) and City standards.
81. Improvement Plans. All improvement plans (including but not limited to street, storm drain,
traffic) shall be reviewed and approved by Public Works.
82. Street Trenching. All street trenches shall conform to City Standard No. 407; refer to the
City's Paving Notes.
Prior to Issuance of Building Permit(s)
83. Western Bypass Corridor. The developer shall record a written offer to participate in, and
waive all rights to object to the formation of an Assessment District, a Community Facilities
District, or a Bridge and Major Thoroughfare Fee District for the construction of the the
proposed Western Bypass Corridor in accordance with the General Plan. The form of the
offer shall be approved by the City.
84. Certifications. Certifications are required from the registered civil engineer-of-record
certifying the building pad elevation(s) per the approved plans and from the soil's
engineer-of-record certifying compaction of the building pad(s).
Prior to Issuance of a Certificate of Occupancy
85. Completion of Improvements. The developer shall complete all work per the approved plans
and Conditions of Approval to the satisfaction of the City Engineer. This includes all on site
work (including water quality facilities), public improvements and the executed WQMP
Operation and Maintenance agreement.
86. Utility Agency Clearances. The developer shall receive written clearance from applicable
utility agencies (i.e., Rancho California and Eastern Municipal Water Districts, etc.) for the
completion of their respective facilities and provide to Public Works.
87. Replacement of Damaged Improvements/Monuments. Any appurtenance damaged or
broken during development shall be repaired or removed and replaced to the satisfaction of
Public Works. Any survey monuments damaged or destroyed shall be reset per City
Standards by a qualified professional pursuant to the California Business and Professional
Code Section 8771.
88. Certifications. All necessary certifications and clearances from engineers, utility companies
and public agencies shall be submitted as required by Public Works.
BUILDING AND SAFETY DIVISION
General Requirements
89. Final Building and Safety Conditions. Final Building and Safety conditions will be addressed
when building construction plans are submitted to Building and Safety for review. These
conditions will be based on occupancy, use, the California Building Code (CBC), and related
codes which are enforced at the time of building plan submittal.
90. Compliance with Code. All design components shall comply with applicable provisions of the
2016 edition of the California Building, Plumbing and Mechanical Codes; 2016 California
Electrical Code; California Administrative Code, 2016 California Energy Codes, 2016
California Green Building Standards, California Title 24 Disabled Access Regulations, and City
of Temecula Municipal Code.
91. ADA Access. Applicant shall provide details of all applicable disabled access provisions and
building setbacks on plans to include:
a. Disabled access from the public way to the main entrance of the building.
b. Van accessible parking located as close as possible to the main entry.
c. Path of accessibility from parking to furthest point of improvement.
d. Path of travel from public right-of-way to all public areas on site, such as club house, trash
enclosures ,and picnic areas.
92. County of Riverside Mount Palomar Ordinance. Applicant shall submit, at time of plan
review, a complete exterior site lighting plan showing compliance with County of Riverside
Mount Palomar Ordinance Number 655 for the regulation of light pollution. All streetlights
and other outdoor lighting shall be shown on electrical plans submitted to the Building and
Safety Division. Any outside lighting shall be hooded and aimed not to shine directly upon
adjoining property or public rights-of-way. 3000K maximum LED on exterior lighting.
93. Street Addressing. Applicant must obtain street addressing for all proposed buildings by
requesting street addressing and submitting a site plan for commercial or multi-family
residential projects or a recorded final map for single-family residential projects.
94. Clearance from TVUSD. A receipt or clearance letter from the Temecula Valley Unified
School District shall be submitted to the Building and Safety Department to ensure the
payment or exemption from School Mitigation Fees.
95. Obtain Approvals Prior to Construction. Applicant must obtain all building plans and permit
approvals prior to commencement of any construction work.
96. Obtaining Separate Approvals and Permits. Trash enclosures, patio covers, light standards,
and any block walls will require separate approvals and permits.
97. Demolition. Demolition permits require separate approvals and permits.
98. Sewer and Water Plan Approvals. On-site sewer and water plans will require separate
approvals and permits.
99. Hours of Construction. Signage shall be prominently posted at the entrance to the project,
indicating the hours of construction, as allowed by the City of Temecula Municipal Ordinance
9.20.060, for any site within one-quarter mile of an occupied residence. The permitted hours
of construction are Monday through Saturday from 7:00 a.m. to 6:30 p.m. No work is
permitted on Sundays and nationally recognized Government Holidays.
100. House Electrical Meter. Provide a house electrical meter to provide power for the operation
of exterior lighting, irrigation pedestals and fire alarm systems for each building on the site.
Developments with single user buildings shall clearly show on the plans how the operation of
exterior lighting and fire alarm systems when a house meter is not specifically proposed.
101. Protection of drains and penetration. Protection of joints and penetrations in fire
resistance-rated assemblies shall not be concealed from view until inspected for all designed
fire protection. Required fire seals/fire barriers in fire assemblies at fire resistant penetrations
shall be installed by individuals with classification or certification covering the installation of
these systems. Provide certification for the installation of each area and certification of
compliance for Building Official's approval.
At Plan Review Submittal
102. Submitting Plans and Calculations. Applicant must submit to Building and Safety four (4)
complete sets of plans and two (2) sets of supporting calculations for review and approval
including:
a. An electrical plan including load calculations and panel schedule, plumbing schematic,
and mechanical plan applicable to scope of work
b. A precise grading plan to verify accessibility for persons with disabilities.
c. Truss calculations that have been stamped by the engineer of record of the building and
the truss manufacturer engineer.
Prior to Issuance of Grading Permit(s)
103. Onsite Water and Sewer Plans. Onsite water and sewer plans, submitted separately from the
building plans, shall be submitted to Building and Safety for review and approval.
104. Demolition Permits. A demolition permit shall be obtained if there is an existing structure to
be removed as part of the project.
Prior to Issuance of Building Permit(s)
105. Plans Require Stamp of Registered Professional. Applicant shall provide appropriate stamp
of a registered professional with original signature on the plans.
Prior to Beginning of Construction
106. Pre-Construction Meeting. A pre-construction meeting is required with the building inspector
prior to the start of the building construction.
FIRE PREVENTION
General Requirements
107. Fire Hydrants. The Fire Prevention Bureau is required to set minimum fire hydrant distances
per CFC Appendix C. Standard fire hydrants (6" x 4" x (2) 2 '/2" outlets) shall be located on
fire access roads and adjacent public streets. For all Commercial projects hydrants shall be
spaced at 350 feet apart, and shall be located no more than 210 feet from any point on the
street or Fire Department access road(s) frontage to a hydrant. The required fire flow shall
be available from any adjacent hydrant(s) in the system, whether its public or private. The fire
line may be required to be a looped system. The upgrade of existing fire hydrants may be
required (CFC Appendix C and Temecula City Ordinance 15.16.020).
108. Fire Hydrant Clearance. As required by the California Fire Code, when any portion of the
facility or building hereafter constructed or moved into or within the jurisdiction is more than
400 feet from a hydrant on a fire apparatus road, as measured by an approved route around
the exterior of the facility or building, on-site fire hydrants and mains shall be provided where
required by the fire code official. (CFC Chapter 5).
109. Fire Dept. Plan Review. Final fire and life safety conditions will be addressed when building
plans are reviewed by the Fire Prevention Bureau. These conditions will be based on
occupancy, use, the California Building Code (CBC), California Fire Code (CFC), and related
codes which are in force at the time of building plan submittal.
110. Fire Flow. The Fire Prevention Bureau is required to set a minimum fire flow for the remodel
or construction of all commercial and residential buildings per CFC Appendix B. The
developer shall provide for this project, a water system capable of delivering 4,000 GPM at
20-PSI residual operating pressure for a 4-hour duration for commercial projects. The fire flow
as given above has taken into account all information as provided. (CFC Appendix B and
Temecula City Ordinance 15.16.020).
Prior to Issuance of Grading Permit(s)
111. Access Road Widths. Fire Department vehicle access roads shall have an unobstructed
width of not less than 24 feet and an unobstructed vertical clearance of not less than 13 feet 6
inches (CFC Chapter 5 and City Ordinance 15.16.020).
112. Two Point Access. This development shall maintain two points of access, via all-weather
surface roads, as approved by the Fire Prevention Bureau (CFC Chapter 5).
113. Turning Radius (Cul-de-sac). Minimum turning radius shall be 45 feet for commercial
projects (CFC Chapter 5 along with Temecula City Ordinance 15.16.020).
114. All Weather Access Roads. Fire apparatus access roads shall be designed and maintained
to support the imposed loads of fire apparatus and shall be with a surface to provide
all-weather driving capabilities. Access roads shall be 80,000 lbs. GVW with a minimum of
AC thickness of .25 feet. In accordance with Section 3310.1, prior to building construction, all
locations where structures are to be built shall have fire apparatus access roads. (CFC
Chapter 5 and City Ordinance 15.16.020).
115. Gradient of Access Roads. The gradient for fire apparatus access roads shall not exceed 15
percent(CFC Chapter 5 and City Ordinance 15.16.020).
116. Turning Radius. Dead end roadways and streets in excess of 150 feet which have not been
completed shall have a turnaround capable of accommodating fire apparatus (CFC Chapter 5
and City Ordinance 15.16.020).
Prior to Issuance of Building Permit(s)
117. Required Submittals (Fire Underground Water). The developer shall furnish three copies of
the water system plans to the Fire Prevention Bureau for approval prior to installation for all
private water systems pertaining to the fire service loop. Plans shall be signed by a
registered civil engineer, contain a Fire Prevention Bureau approval signature block, and
conform to hydrant type, location, spacing and minimum fire flow standards. Hydraulic
calculations will be required with the underground submittal to ensure fire flow requirements
are being met for the on-site hydrants. The plans must be submitted and approved prior to
building permit being issued (CFC Chapter 33 and Chapter 5).
118. Required Submittals (Fire Sprinkler Systems). Fire sprinkler plans shall be submitted to the
Fire Prevention Bureau for approval. Three sets of sprinkler plans must be submitted by the
installing contractor to the Fire Prevention Bureau. These plans must be submitted prior to
the issuance of building permit.
119. Required Submittals (Fire Alarm Systems). Fire alarm plans shall be submitted to the Fire
Prevention Bureau for approval. Three sets of alarm plans must be submitted by the
installing contractor to the Fire Prevention Bureau. The fire alarm system is required to have
a dedicated circuit from the house panel. These plans must be submitted prior to the
issuance of building permit.
Prior to Issuance of Certificate of Occupancy
120. Gates and Access. All manual and electronic gates on required Fire Department access
roads or gates obstructing Fire Department building access shall be provided with the Knox
Rapid entry system for emergency access by firefighting personnel (CFC Chapter 5).
121. Hydrant Verification. Hydrant locations shall be identified by the installation of reflective
markers (blue dots) (City Ordinance 15.16.020).
122. Knox Box. A "Knox-Box" shall be provided. The Knox-Box shall be installed a minimum of
six feet in height and be located to the right side of the fire riser sprinkler room (CFC Chapter
5).
123. Addressing. New and existing buildings shall have approved address numbers, building
numbers or approved building identification placed in a position that is plainly legible and
visible from the street or road fronting the property. These numbers shall contrast with their
background. Commercial buildings shall have a minimum of 12-inch numbers with suite
numbers being a minimum of six inches in size. All suites shall have a minimum of 6-inch
high letters and/or numbers on both the front and rear doors. (CFC Chapter 5 and City
Ordinance 15.16.020).
124. Site Plan. The applicant shall prepare and submit to the Fire Department for approval, a site
plan designating fire lanes with appropriate lane painting and/or signs (CFC Chapter 5).
,,ME N iq t y
F9 County of Riverside
DEPARTMENT OF ENVIRONMENTAL HEALTH
n P.O. BOX 7909 • RIVERSIDE, CA 92513-7909
G�TyOFRNSTEVE VAN STOCKUM, DIRECTOR
January 3, 2017
City of Temecula
Planning Department
Attn: Brandon Rabidou
41000 Main Street
Temecula, CA 92590
SUBJECT: CITY OF TEMECULA—Planning Application PA16-0710
42006 Remington Avenue, Temecula APN:909-370-013
Dear Mr. Rabidou:
The project listed in the subject heading of this letter is proposing a 53,574 square foot concrete
tilt-up 2 story shell industrial building located at 42006 Remington Avenue in the City of
Temecula. The Department of Environmental Health (DEH) offers the following comments:
WATER AND WASTEWATER
A general condition shall be placed on this project indicating that it will be serviced for water
and sanitary sewer service by Rancho California Water District(RCWD). As the sewer agency,
RCWD shall have the responsibility of determining any grease interceptor or other requirements,
including but not limited to sizing capacity and other structural specifications.
Please note that it is the responsibility of the proposed facility to ensure that all requirements to
receive potable water service and sanitary sewer service are met with the appropriate purveyors,
as well as, all other applicable agencies.
Note: A General Condition shall be placed on this project indicating that any existing wells
and/or existing onsite wastewater treatment systems (OWTS) shall be properly removed and/or
abandoned under permit with the Department of Environmental Health (DEH).
Office locations • Blythe • Corona • Hemet * Indio • Murrieta • Palm Springs • Riverside
Phone (888)722-4234
www rivr ph nrn
ENVIRONMENTAL CLEANUP PROGRAM(ECP)
The Environmental Cleanup Program(ECP) has reviewed the environmental site assessment
report submitted for this project. Based on the information provided in the report and a site visit
conducted by ECP staff and with the provision that the information was accurate and
representative of site conditions, the ECP concludes no further environmental assessment is
required for this project. If previously unidentified contamination or the presence of a naturally
occurring hazardous material is discovered at the site, assessment, investigation, and/or cleanup
may be required. Contact Riverside County Environmental Health - Environmental Cleanup
Programs at(951) 955-8980, for further information.
HAZARDOUS MATERIALS MANAGEMENT BRANCH(HMMB)
Prior to conducting a Building Final, the facility shall require a business emergency plan for the
storage of any hazardous materials, greater than 55 gallons, 200 cubic feet or 500 pounds, or any
acutely hazardous materials or extremely hazardous substances. If further review of the site
indicates additional environmental health issues, HMMB reserves the right to regulate the
business in accordance with applicable County Ordinances. Please contact HMMB at(951) 358-
5055 to obtain information regarding any additional requirements.
Should you have any further questions or require further assistance, please contact me by email
at kakim(&rivcocha.org or by phone at(951) 955-8980.
Sincerely,
Kristine Kim, REHS
Environmental Protection and Oversight Division
Land Use and Water Resources Program
SR35563
i
June 6, 2016
Brandon Rabidou, Case Planner
Rancho City of Temecula
water 41000 Main Street
Temecula, CA 92590
SUBJECT: WATER AND SEWER AVAILABILITY
Board of Directors REMINGTON INDUSTRIAL PARK DEVELOPMENT;
42006 REMINGTON AVENUE, CASE/PLAN NO. PA16-
Presiideennt am E.Plummer 42006
PARCEL NO. 2 OF PARCEL MAP NO. 24085-3;
President
Ben R.Drake APN 909-370-013 [JORDAN PETRA]
Senior Vice President
Stephen J.Corona Dear Mr. Rabidou:
Lisa D.Herman Please be advised that the above-referenced project/property is located within
John E.Hoagland the service boundaries of Rancho California Water District (RCWD/District).
Danny J.Martin The subject project/property fronts an existing 12-inch diameter water pipeline
Bill J.Wilson (1305 Pressure Zone) and an existing 8-inch diameter sewer pipeline within
Officers Remington Avenue. Please refer to the enclosed exhibit map.
Jeffrey D.Armstrong
General Manager eager Water/sewer service to the subject project/property does not exist. Additions or
Richard R.Aragon,CPFO modifications to water/sewer service arrangements are subject to the Rules and
Director of Financefrreastmr Regulations (governing) Water/Sewer System Facilities and Service, as well as
Jason A.Martin the completion of financial arrangements between RCWD and the property
Director of Administration
owner.
Rich Ottolini,R.E.H.S.,MSL
Interim Director of Operations
&Maintenance Water/sewer service to individual lots will require the extension of water
Andrew L.Webster,P.E. facilities within dedicated public and/or private right-of-ways. Individual water
Chief Engineer meters will be required for each lot and/or project unit, including separate water
Kelli E.Garcia services/meters for domestic service, fire service, and landscape irrigation
District Secretary
service, as applicable.
James B.Gilpin
Best Best&Krieger LLP
General Counsel Where private on-site water facilities (for water service, fire service, irrigation,
or other purpose) will cross or will be shared amongst multiple lots/project units
(only by special variance of the Rules and Regulations), and/or where such
`common' facilities will be owned and maintained by a Property Owners'
Association, RCWD requires execution and recordation of a Reciprocal
Easement and Maintenance Agreement or equivalent document of covenants,
codes, and restrictions.
Water availability is contingent upon the property owner(s) destroying all on-
site wells and signing an Agency Agreement that assigns water management
rights, if any, to RCWD. In addition, water availability is subject to water
supply shortage contingency measures in effect (pursuant to RCWD's
Water Shortage Contingency Plan or other applicable ordinances and
policy), and/or the adoption of a required Water Supply Assessment for the
development,as determined by the Lead Agency.
Rancho California Water District
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Brandon a o ty of Temecula
June 6,2016
Page Two
In accordance with Resolution 2007-10-5, the project/property will be required to use recycled
water for all landscape irrigation, which should be noted as a condition for any subsequent
development plans. Recycled water service, therefore, would be available upon construction of
any required on-site and/or off-site recycled water facilities and the completion of financial
arrangements between RCWD and the property owner. Requirements for the use of recycled
water are available from RCWD.
As soon as feasible, and prior to the preparation of California Environmental Quality Act
(CEQA) documents, the project proponent should contact RCWD for a determination of existing
water/sewer system capability, based upon project-specific demands and/or fire flow
requirements, as well as a determination of proposed water/sewer facilities configuration and
sewer pretreatment requirements. If new facilities are required for service, fire protection, or
other purposes, the project proponent should contact RCWD for an assessment of project-
specific fees and requirements.
If you should have any questions or need additional information, please contact an Engineering
Services Representative at the District office at (951) 296-6900.
Sincerely,
RANCHO CALIFORNIA WATER DISTRICT
Kim Kerckhoff
Engineering Services Representative
Enclosure: Exhibit Map
cc: Corey Wallace,Engineering Manager-CIP&Development
Phillip Dauben,Associate Engineer
Corry Smith,Engineering Services Supervisor
Jordan Petra,Ken Smith Architects
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Exhibit Map