HomeMy WebLinkAbout17-38 PC Resolution PC RESOLUTION NO. 17-38
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF TEMECULA APPROVING PLANNING
APPLICATION NO. PA17-0328, A DEVELOPMENT PLAN
FOR THE CONSTRUCTION OF AN APPROXIMATELY
512,000 SQUARE FOOT INDEPENDENT LIVING,
ASSISTED LIVING, AND MEMORY CARE FACILITY
CONTAINING 420 UNITS LOCATED AT THE SOUTHEAST
CORNER OF DATE STREET AND YNEZ ROAD,
APPROVING EXCEPTIONS TO DEVELOPMENT
STANDARDS, AND MAKING A FINDING OF EXEMPTION
UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY
ACT (CEQA)
Section 1. Procedural Findings. The Planning Commission of the City of
Temecula does hereby find, determine and declare that:
A. On February 16, 2017, Greyson Zehnder filed Planning Application No.
PA17-0328 a Development Plan, 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 September 6, 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. PA17-0328, 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 Plan, 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;
The proposed project is in conformance with the General Plan and the Harveston
Specific Plan. The project is consistent with Goal 1 Policy LU-1.1 and LU-1.2 of
the General Plan Land Use Element in that it is contributing to the development of
a variety of residential product types in the form of congregate care housing and
has been designed to minimize impacts on surrounding land uses and
infrastructure through required and proposed design guidelines and development
standards, building orientation and location, and circulation and access
improvements. The project, as conditioned, is also consistent with other applicable
requirements of State law and local Ordinances, including the California
Environmental Quality Act (CEQA), the Citywide Design Guidelines, and Fire and
Building codes.
B. The overall development of the land is designed for the protection of the
public health, safety, and general welfare;
The overall design of the project, including the site, building, parking, circulation
and other associated site improvements, is consistent with, and intended to protect
the health and safety of those working and living in an around the site as the project
is consistent with the General Plan, City Wide Design Guidelines, Harveston
Specific Plan, and Development Code. The project has been reviewed for, and as
conditioned, has been found to be consistent with all applicable policies,
guidelines, standards and regulations intended to ensure that the development will
be constructed and function in a manner consistent with the public health, safety,
and welfare.
Section 3. Exceptions to Development Standards. Pursuant to Section 11.5 of
the Harveston Specific Plan, the Planning Commission, in approving an exception to the
development standards hereby finds, determines, and declares that:
A. The standard is inappropriate for the proposed use.
The development standard is inappropriate for the project in that other congregate
facilities developed in the City of Temecula have a FAR over 0.40.
B. Waiver or modification of the standard will not be contrary to the public health
and safety,
The site, building, parking, circulation and other associated site improvements, is
consistent with, and intended to protect the public health and safety of those
working and living in an around the site as the project is consistent with the
General Plan, City Wide Design Guidelines, Harveston Specific Plan, and
Development Code.
Section 4. Environmental Findings. The Planning Commission hereby makes
the following environmental findings and determinations in connection with the approval
of the Development Plan:
A. In accordance with the California Environmental Quality Act, the proposed
project has been deemed to be categorically exempt from further environmental review
(Section 15162, Subsequent EIRs and Negative Declarations);
1. The Harveston Specific Plan was formally adopted in 2001. An
Environmental Impact Report (EIR) was prepared and certified as part of
this effort. The proposed project has been determined to be consistent with
the previously adopted Harveston EIR and is exempt from further
environmental review (Section 15162, Subsequent EIRs and Negative
Declarations). The project meets all requirements and mitigation contained
in this document.
Section 5. Conditions. The Planning Commission of the City of Temecula
approves Planning Application No. PA17-0328, a Development Plan for the construction
of an approximately 512,000 square foot independent living, assisted living, and memory
care facility containing 420 units located at the southeast corner of Date Street and Ynez
Road, approves an exception to the development standards, and makes a finding of
exemption under the California Environmental Quality Act (CEQA), 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 6th day of September, 2017.
�L
John Telesio, CNairperson
ATTEST:
Lu a atson
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. 17-38 was duly and regularly adopted by the Planning
Commission of the City of Temecula at a regular meeting thereof held on the 6th day of
September, 2017, by the following vote:
AYES: 5 PLANNING COMMISSIONERS: Guerriero, Telesio, Turley-Trejo, Watts,
Youmans
NOES: 0 PLANNING COMMISSIONERS: None
ABSENT: 0 PLANNING COMMISSIONERS: None
ABSTAIN: 0 PLANNING COMMISSIONERS: None
kA
Luke Watson
Secretary
EXHIBIT A
CITY OF TEMECULA
FINAL CONDITIONS OF APPROVAL
Planning Application No.: PA17-0328
Project Description: A Development Plan for the construction of an approximately 512,000 square
foot independent living, assisted living,and memory care facility containing 420
units located at the southeast corner of Date Street and Ynez Road
Assessor's Parcel No.: 916-400-043
916-400-044
916-400-045
916-400-048
916-400-047
MSHCP Category: Commercial
DIF Category: Service Commercial
TUMF Category: Service Commercial (Congregate Care Facilities and Nursing Homes)
Quimby Category: N/A(Commercial Project)
New Street In-lieu of Fee: N/A(Not within the Uptown Temecula Specific Plan Area)
Approval Date: September 6, 2017
Expiration Date: September 6, 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. Time Extension. The Director of Community Development may, upon an application being
filed prior to expiration, and for good cause, grant a time extension of up to five extensions of
time, one year at a time.
5. Consistency with Specific Plans. This project and all subsequent projects within this site shall
be consistent with Harveston Specific Plan (SP-13).
6. Compliance with EIR. The Harveston Specific Plan was formally adopted in 2001. An
Environmental Impact Report (EIR) was prepared and certified as part of this effort (EIR SCH
No. 99041033). The project and all subsequent projects within the site have been determined
to be consistent with the previously adopted Harveston EIR shall comply with all mitigation
measures identified within.
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. Focused Burrowing Owl Surveys. Per the recommendations in the Burrowing Owl Survey
performed by ESA dated June 12, 2017, due to the presence of suitable habitat and
previously recorded occurrences of burrowing owl in the vicinity of the project site, focused
protocol surveys should be conducted to determine the presence/absence of the species prior
to the start of construction. Focused surveys must follow the protocol outlined in Appendix D
of the Staff Report (CDFW 2012) for Breeding or Non-Breeding Season Surveys. During the
breeding season which takes place generally February to August, four survey visits should be
conducted, with at least one site visit between February 15 and April 15, and a minimum of
three survey visits, at least three weeks apart, between April 15 and July 15, with at least one
visit after 15 June. If breeding season surveys are not possible, non-breeding season surveys
will be conducted consisting of four surveys spaced out three weeks apart. Negative findings
during non-breeding season surveys may not be considered valid as a determination of
absence on the project site and therefore, a preconstruction survey would be conducted within
30 days prior to construction. If burrowing owl is determined to occupy the project site prior to
the start of construction, and may be impacted by construction activities, additional
avoidance/minimization measures will be required such as conserving land or passive
relocation outside the breeding season. Passive relocation would be conducted with approval
from CDFW.
11. 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.
pproval: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.
12. Paint Inspection. The applicant shall paint a three-foot-by-three-foot section of the building or
a mock-up wall for Planning Division inspection, prior to commencing painting of the building.
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.
Materials Color
Fiber Cement Board & Batten Woodstock Brown
Fiber Cement Siding Woodstock Brown
Trim Color Gauntlet Gray(SW7019)
Fiber Cement Siding Rookwood Terra Cotta (SW2803)
Rustic Fiber Cement Siding Cascade Slate
Manufactured Stone Madrona
Window West Clay
Fiber Cement Board & Batten Rookwood Dark Red (SW2801)
Fiber Cement Siding Rookwood Dark Red (SW2801)
Trim Color City Loft (SW7631)
Concrete Roof Tile Grown Gray Range
Standing Seam Metal Roofing Gray
Window West White
Downspout Match Trim Color Based on Location
Fiber Cement Siding Wall Street (SW7665)
Fiber Cement Siding Skyline Steel (SW1015)
Trim City Loft(SW7631)
Fiber Cement Panel Rookwood Terra Cotta (SW2803)
Rustic Fiver Cement Siding Cascade Slate
Manufactured Stone Sea Shell
Metal Fascias/Coping Charcoal Gray
Windows West White
Storefront Charcoal Gray
Railings Aluminum w/Glass Fill
Aluminum Awning Charcoal Gray
Accent Westchester Gray
Mechanical Screening Light Gray Kynar
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, 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. 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. 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.
26. 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
27. 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.
28. Develonment 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.
29. 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.
30. 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.
31. 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.
32. 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."
33. 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.
34. 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.
35. 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.
36. 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.
37. Hardscaping. The landscape plans shall include all hardscaping for pedestrian trails within
private common areas.
38. Precise Grading Plans. Precise Grading Plans shall be consistent with the approved
conceptual grading plans including all structural setback measurements.
39. Building Construction Plans for Outdoor Areas. Building Construction Plans shall include
detailed outdoor areas including but not limited to trellises, decorative furniture, fountains,
shade structures, accessory structures, hardscape, etc. to match the style of the building
subject to the approval of the Director of Community Development.
40. 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.
41. 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.
42. 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 Building Occupancy or Any Use Allowed by This Permit
43. 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.
44. 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.
45. 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.
46. Installation of Site Improvements. All site improvements, including but not limited to, parking
areas and striping shall be installed.
47. 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
48. Compliance with Dept. of Environmental Health. The applicant shall comply with the
recommendations set forth in the County of Riverside Department of Environmental Health's
transmittal dated July 26, 2017, a copy of which is attached.
49. Compliance with EMWD. The applicant shall comply with the recommendations set forth in
the Eastern Municipal Water District's transmittal dated March 10, 2017, a copy of which is
attached.
50. Compliance with RCWD. The applicant shall comply with the recommendations set forth in
the Rancho California Water District's transmittal dated June 8, 2017, a copy of which is
attached.
51. Compliance with Geotechnical. The applicant shall comply with the recommendations set
forth in the Geocon West, Inc. transmittal dated July 7, 2017, a copy of which is attached.
PUBLIC WORKS DEPARTMENT
General Requirements
52. 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.
53. 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.
54. Precise Grading Permit. A precise grading permit for on site improvements (outside of public
right-of-way)shall be obtained from Public Works.
55. 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.
56. 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.
57. 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.
58. 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.
59. Vehicular/Traffic Movement Restrictions. The developer shall comply with the following
vehicular movements restrictions:
a. The access on Ynez Road shall be restricted to a right-in/right-out movement.
b. The access on Date Street shall be restricted to a right-in/right-out movement.
60. Landscaped Medians. 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.
61. Underlying Approvals. The Applicant shall comply with all the underlying Conditions of
Approval for Tentative Parcel Map No. 36336 as approved on January 6, 2011.
62. Private Drainage Facilities. All onsite drainage and water quality facilities shall be privately
maintained.
Prior to Issuance of a Grading Permit
63. Environmental Constraint Sheet (ECS). The developer shall comply with all constraints per
the recorded ECS with any underlying maps related to the subject property.
64. 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
65. 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.
66. 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
67. 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
68. 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.
69. 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.
70. 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.
71. Geological Report. The developer shall complete any outstanding County geologist's
requirements, recommendations and/or proposed Conditions of Approval as identified during
entitlement.
72. 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.
73. Gate Entrances. If gates are being proposed at project entrances, the configuration, stacking
distance and turn-around ability shall be reviewed and approved by Public Works and the Fire
Department.
74. 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.
Prior to Issuance of Encroachment Permit(s)
75. 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.
76. 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.
77. Improvement Plans. All improvement plans (including but not limited to street, storm drain,
traffic) shall be reviewed and approved by Public Works.
78. 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)
79. Construction of Street Improvements. All street improvement plans (and the construction
plans for landscaped medians) shall be approved by Public Works. The developer shall start
construction of all public and/or private street improvements, as outlined below, in accordance
to the City's General Plan/Circulation Element and corresponding City standards. All street
improvement designs shall provide adequate right-of-way and pavement transitions per
Caltrans' standards to join existing street improvements.
a. Date Street from Ynez Road to property boundary Standard No. 1006— 134' (min) R/W)to
include installation of a raised landscaped median.
i. The developer shall start construction of the median per the approved plans or pay an
"in-lieu of construction" fee for half width raised landscape median on Date Street
(Urban Arterial Standards— 134' R/W)from Ynez Road to southerly property frontage.
80. Traffic Signal Modification. The developer shall design and guarantee the traffic signal
modification improvements to provide an eight phase operation, including but not limited to,
pavement and striping at the intersection of Ynez Road and Equity Drive. The plans shall be
prepared by a registered civil engineer, reviewed and approved by Public Works and conform
to the latest edition of the Caltrans Standard Plans and Specifications.
81. 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
82. 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
83. 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.
84. 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.
85. 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.
86. 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
87. 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.
88. 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.
89. 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. Accessible path of travel from accessible parking to furthest point of improvement.
d. Accessible path of travel from public right-of-way to all public areas on site, such as club
house, trash enclosure, tot lots, picnic areas, dog runs, etc. We will not require an
accessible path of travel to trash enclosure at phase 2 by Date St.
90. 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.
91. 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.
92. 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.
93. Obtain Approvals Prior to Construction. Applicant must obtain all building plans and permit
approvals prior to commencement of any construction work.
94. 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.
95. Demolition. Demolition permits require separate approvals and permits.
96. Sewer and Water Plan Approvals. On-site sewer and water plans will require separate
approvals and permits.
97. 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.
98. 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.
99. 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
100. 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)
101. 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.
102. 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)
103. 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
104. 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
105. 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. 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).
106. 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).
107. 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.
108. 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 this 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)
109. 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).
110. 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).
111. 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. Pavers will be allowed
through the center area of the two buildings as long as they meet the weight load
requirements for the fire apparatus. (CFC Chapter 5 and City Ordinance 15.16.020).
112. 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).
113. 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)
114. 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).
115. 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. Each building will have its own fire sprinkler riser room. This room
will house the fire sprinkler riser and fire alarm panel. It will not share with any other
equipment.
116. 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. Each building will have its own fire sprinkler riser room. This room will
house the fire sprinkler riser and fire alarm panel. It will not share with any other equipment.
Prior to Issuance of Certificate of Occupancy
117. 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).
118. Hydrant Verification. Hydrant locations shall be identified by the installation of reflective
markers (blue dots)(City Ordinance 15.16.020).
119. 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).
120. 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).
121. Site Plan. The applicant shall prepare and submit to the Fire Department for approval, a site
plan designating fire lanes with appropriate lane painting and/or signs (CFC Chapter 5).
POLICE DEPARTMENT
General Requirements
122. Landscape Height. The applicant shall ensure all landscaping surrounding all buildings are
kept at a height of no more than three feet or below the ground floor window sills. Plants,
hedges and shrubbery shall be defensible plants to deter would-be intruders from breaking
into the buildings utilizing lower level windows.
123. Tree Pruning. The applicant shall ensure all trees surrounding all building rooftops be kept at
a distance to deter roof accessibility by "would-be burglars." Since trees also act as a natural
ladder, the branches must be pruned to have a six-foot clearance from the buildings.
124. Berm Height. Berms shall not exceed three feet in height.
125. Parking Lot Lighting. All parking lot lighting shall be energy saving and minimized after hours
of darkness and in compliance with Title 24, Part 6, of the California Code of Regulations.
126. Exterior Door Lighting. All exterior doors shall have a vandal resistant light fixture installed
above the door. The doors shall be illuminated with a minimum one-foot candle illumination at
ground level, evenly dispersed.
127. Exterior Building Lighting. All lighting affixed to the exterior of buildings shall be wall mounted
light fixtures to provide sufficient lighting during hours of darkness.
128. Outdoor Lighting During Non-Business Hours. The applicant shall comply with the Governor's
order to address the power crisis. This order became effective March 18, 2001 calling for a
substantial reduction from businesses to cut usage during non-business hours. The order, in
part, states, "All California retail establishments, including, but not limited to, shopping centers,
auto malls and dealerships, shall substantially reduce maximum outdoor lighting capability
during non-business hours except as necessary for the health and safety of the public,
employees or property." Failure to comply with this order following a warning by law
enforcement officials shall be punishable as a misdemeanor with a fine not to exceed $1,000
in accordance with Title 24, Part 6, of the California Code of Regulations.
129. Commercial or Institutional Grade Hardware. All doors, windows, locking mechanisms,
hinges, and other miscellaneous hardware shall be commercial or institution grade.
130. Graffiti Removal. Any graffiti painted or marked upon the buildings must be removed or
painted over within 24 hours of being discovered. Report all such crimes to the Temecula
Police 24-hour dispatch Center at(951)696-HELP.
131. Alarm System. Upon completion of construction, the buildings shall have a monitored alarm
system installed and monitored 24 hours a day by a designated private alarm company to
notify the Temecula Police Department of any intrusion. All multi-tenant
offices/suites/businesses located within a specific building shall have their own alarm system.
This condition is not applicable if the business is opened 24/7.
132. Roof Hatches. All roof hatches shall be painted "International Orange."
133. Rooftop Addressing. The construction plans shall indicate the application of painted rooftop
addressing plotted on a nine-inch grid pattern with 45-inch tall numerals spaced nine inches
apart. The numerals shall be painted with a standard nine-inch paint roller using fluorescent
yellow paint applied over a contrasting background. The address shall be oriented to the
street and placed as closely as possible to the edge of the building closest to the street.
134. Public Telephones. Any public telephones located on the exterior of the buildings shall be
placed in a well-lit, highly visible area, and installed with a "call-out only" feature to deter
loitering. This feature is not required for public telephones installed within the interior of the
buildings.
135. ADA Parking. All disabled parking stalls on the premises shall be marked in accordance with
Section 22511.8 of the California Vehicle Code.
136. Crime Prevention Through Environmental Design. Crime prevention through environmental
design as developed by the National Crime Prevention Institute (NCPI) supports the concept
that"the proper design and effective use of the built environment can lead to a reduction in the
fear and incidence of crime and an improvement in the quality of life." The nine primary
strategies that support this concept are included as conditions below: a. Provide clear border
definition of controlled space. Examples of border definition may include fences, shrubbery or
signs in exterior areas. Within a building, the arrangement of furniture and color definition can
serve as a means of identifying controlled space. b. Provide clearly marked transitional zones.
Persons need to be able to identify when they are moving from public to semi-public to private
space. c. Gathering or congregating areas to be located or designated in locations where
there is good surveillance and access control. d. Place safe activities in unsafe locations.
Safe activities attract normal users to a location and subsequently render the location less
attractive to abnormal users due to observation and possible intervention. e. Place unsafe
activities in safe locations. Placing unsafe activities in areas of natural surveillance or
controlled access will help overcome risk and make the users of the areas feel safer. f.
Redesign the use of space to provide natural barriers. Separate activities that may conflict
with each other (outdoor basketball court and children's play area, for example) by distance,
natural terrain or other functions to avoid such conflict. g. Improve scheduling of space. The
timing in the use of space can reduce the risk for normal users and cause abnormal users to
be of greater risk of surveillance and intervention. h. Redesign space to increase the
perception of natural surveillance. Abnormal users need to be award of the risk of detection
and possible intervention. Windows and clear lines-of-sight serve to provide such a
perception of surveillance. i. Overcome distance and isolation. This strategy may be
accomplished through improved communications (portable two-way radios, for example) and
design efficiencies, such as the location of restrooms in a public building.
137. Business Security Survey. Businesses desiring a business security survey of their location
can contact the Crime Prevention and Plans Unit of the Temecula Police Department at (951)
695-2773.
138. Questions Reciardina Conditions. Any questions regarding these conditions should be
directed to the Temecula Police Department Crime Prevention and Plans Unit at (951)
695-2773.
County of Riverside
DEPARTMENT OF ENVIRONMENTAL HEALTH
P.O.BOX 7909 • RIVERSIDE,CA 92513-7909
STEVE VAN STOCKLIM,DIRECTOR
July 26,2017
City of Temecula
Planning Department
Attn: Scott Cooper
41000 Main Street
Temecula,CA 92590
SUBJECT: CITY OF TEMECULA—PA17-0328 DEVELOPMENT PLAN FOR
WESTLIVING,CONGREGATE CARE LIVING
Dear Mr. Cooper:
The project listed in the subject heading of this is the development plan for WESTliving to
develop a 512,000 square foot congregate care facility in a campus like environment developed
in 3 Phases located at the southwest comer of Date Street and Ynez Road in the City of
Temecula.The Department of Environmental Health(DEH)offers the following comments:
WATER AND WASTEWATER
A general condition shall be placed on this project indicating that it will be serviced by Rancho
California Water District(RCWD) for water and Eastern Municipal Water District(EMWD)for
sanitary sewer service.As the sewer agency, EMWD shall have the responsibility of determining
any grease interceptor or other requirements, including but not limited to sizing capacity and
other structural specifications.
Please note that it is the responsibility of the proposed facility to ensure that all requirements to
receive potable water service and sanitary sewer service are met with the appropriate purveyors,
as well as,all other applicable agencies.
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).
Office Locations • Blythe • Corona • Hemet • Indio • Murrieta • Palm Springs • Riverside
Phone(888)722-4234
www.rivcoeh,wa
Page 1 PA16-0270, PA16-1450, PA16-1451
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 with the
provision that the information was accurate and representative of site conditions,the ECP
concludes no further environmental assessment is required for this project.
If contamination or the presence of a naturally occurring hazardous material is discovered at the
site,assessment,investigation, and/or cleanup may be required. Contact Riverside County
Environmental Health- Environmental Cleanup Programs at(951)955-8980, for further
information.
HAZARDOUS MATERIALS MANAGEMENT BRANCH (HMMB)
Prior to conducting a Building Final, the facility shall require a business emergency plan for the
storage of any hazardous materials, greater than 55 gallons,200 cubic feet or 500 pounds, or any
acutely hazardous materials or extremely hazardous substances. If further review of the site
indicates additional environmental health issues, HMMB reserves the right to regulate the
business in accordance with applicable County Ordinances. Please contact HMMB at(951) 358-
5055 to obtain information regarding any additional requirements.
DISTRICT ENVIRONMENTAL SERVICES—PUBLIC/SEMI-PUBLIC FOOD
FACILITY AND POOL AND SPA
Prior to issuance of a building permit,the applicant shall be required to contact DEH District
Environmental Services to determine the appropriate food facility or pool plan check and/or
permitting requirements. For further information,please call(951)461-0284.
County of Riverside,Department of Environmental Health
District Environmental Services-Murrieta Office
38740 Sky Canyon Drive, Suite"A"
Murrieta CA 92563
INDUSTRIAL HYGIENE (IH)
Based on the report provided(WEST LIVING SENIOR HOUSING CAMPUS PROJECT by
ESA,dated July 2017),the consulted conducted their evaluation of the project for operational
noise only. Please see letter issued by Heidi Barrios issued on July 26,2017 in regards to
additional items that will continue to be recommended by this Department to be evaluated.
This department will no longer be conducting noise evaluations and review of any future noise
reports will be the responsibility of the City of Temecula.
Should you have any further questions or require further assistance,please contact me by email
at kaki,u,r,ri\co.org or by phone at(951) 955-8980.
Sincerely,
Kristine Kim, REHS
Environmental Protection and Oversight Division
Land Use and Water Resources Program
Page 2 PA17-0328
March 10, 2017
Mr. Scott Cooper
City of Temecula
41000 Main Street
Temecula, CA 92589
Subject: Case No. PA 17-0328
APN: 916-400-043, -044 thru-050
Location: SWC of Date Street and Ynez Road
Project Description: Development of Congregate Care Facility for the Ederly
Project Name: WESTliving at Temecula -Harveston
Dear Mr. Cooper:
Thank you for the opportunity to review the above-referenced project. The subject Project
may require either water, sewer and/or recycled water service from EMWD. Detail of the
proposed development requires a submittal to EMWD by the project proponent. Upon receipt
of submittal, EMWD will review further and provide requirements for obtaining service which
include but are not limited to:
1. Review of the project within the context of existing infrastructure.
2. Evaluation of the project's preliminary design and points of connection.
3. Formal Application for Service detailing applicable fees and deposits to proceed with
EMWD approved service connections.
To begin the submittal process the project proponent may contact EMWD's New Business
Department at:
Eastern Municipal Water District
New Business Department
2270 Trumble Road
Perris, CA 92570
(951) 928-3777, Extension 2081
2270 Trumble Road • P.O.Box 8300 • Perris,CA 92572-8300
T 951.928.3777 1 F 951.9286177 emwd.org j
Mr.Scott Cooper
March 10,2017
Page 2
Again, EMWD appreciates the opportunity to comment on this project.
Sincerely,
!ILt 'ld
Mindy D. Pryor` f
Administrative Assistant I
New Business Department
Eastern Municipal Water District
mdp
i EASTERN MUNICIPAL WATER DISTRICT
June 8, 2017
Rancho
water
Case Planner
City of Temecula
Planning Department
Board of Directors 41000 Main Street
Stephen J.Corona Temecula, CA 92590
President
Ben R.Drake
Senior Vice President SUBJECT: WATER AVAILABILITY
PA17-0328;LOT NOS. 10, 11,AND 12 OF TRACT MAP NO.
Lisa D.Herman 36336; APNs 916-400-043,916-400-045,AND 916-400-047
John E.Hoagland [HARVESTON SAB-SOUTH,LLC]
Danny J.Margin
William F.Plummer Dear Case Planner:
BHI 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.Annslrong subject project/property fronts an existing 16-inch diameter water pipeline(1380
General Manager
Pressure Zone) within Date Street, and an existing 16-inch diameter water
Eva Plajmr,P.E.
Assistant General Mara ger pipeline within Ynez Road. Please refer to the enclosed exhibit map.
Engineering and Operations
Richard R.Aragon,CPFO Water service to the subject project/property does not exist. Additions or
Director of h"ancerrrcasurer
modifications to water service arrangements are subject to the Rules and
Jason A.Marlin Regulations (governing) Water System Facilities and Service, as well as the
Director of Adaunisnadon
completion of financial arrangements between RCWD and the property owner.
Andrew L.Webster,P.E.
Chief Engineer �
Kelli E.Carcia Water service to individual lots will require the extension of water facilities within
District Secretary dedicated public and/or private right-of-ways. Individual water meters will be '...
James B.Cilpin required for each lot and/or project unit, including separate water services/meters
Bat
nernI Counsel +&Krieger LLP
Cicrreral 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'
iAssociation,RCWD requires execution and recordation of a Reciprocal Easement
and Maintenance Agreement or equivalent document of covenants, codes, and
restrictions,
f
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Rancho California Water District
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Letter to Case Planner/City of Temecula
June S,2017
Page Two
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.
In accordance with Resolution 2007-10-5 and subject to a Notice of Determination by RCWD,the
project/property may be required to use recycled water for all landscape irrigation, which should
be noted as a condition for any subsequent development plans. Recycled water service, therefore,
would be available upon construction of any required on-site and/or off-site recycled water
facilities and the completion of financial arrangements between RCWD and the property owner.
Requirements for the use of recycled water are available from RCWD.
As soon as feasible,and prior to the preparation of California Environmental Quality Act(CEQA)
documents, the project proponent should contact RCWD for a determination of existing water
system capability,based upon project-specific demands and/or fire flow requirements, as well as
a determination of proposed water facilities configuration.If new facilities are required for service,
fire protection,or other purposes, the project proponent should contact RCWD for an assessment
of project-specific fees and requirements. As a result of anticipated low water service pressure to
the subject project/property, property owner(s) may be required to sign an acknowledgement of
low water service pressure when service arrangements are made or modified.
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
Technician at the District office at(951) 296-6900.
Sincerely,
RANCHO CALIFORNIA WATER DISTRICT
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Erica Peter
Engineering Technician j
Enclosure: Exhibit Map
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cc* Jeff Kirshberg,Water Resources Manager
Gregory Gill,Associate Engineer
Corry Smith,Engineering Services Supervisor
WL Temecula Property,LLC
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GEOCON
W E B T, I N C.
G E O T E C H N I C A L ■ ENVIRONME N T A L • MATERIALS
Project No.T2652-22-03
July 7,2017
Leighton and Associates,Inc.
41715 Enterprise Circle North,Suite 103
Temecula,California 92590-5661
Attention: Mr.Ken Cox,GE
Subject: GEOTECHNICAL THIRD-PARTY REVIEW
WEST LNING—HARVESTON
LOTS 10, 11,& 12 OF PARCEL MAP 26336
SOUTH CORNER OF YNEZ ROAD AND DATE STREET,
TEMECULA,CALIFORNIA
Reference: 1) Update Seismic Recommendations and Response to Review Comments, West Living—
Harveston, Lots 10, 11 & 12 of Parcel Map 26336, South Corner of Ynez Road and
Date Street, Temecula, California, prepared by Leighton and Associates, Inc., dated
July 5,2017.
2) Geotechnical Exploration Report, West Living — Harveston, Lots 10, 11, & 12 of
Parcel Map 26336, South Corner of Ynez Road and Date Street, Temecula California,
Project No. 11362.003 prepared by Leighton and Associates,Inc.on November 9, 2016
Dear Mr.Cox:
In accordance with the request of Mr. Scott Cooper with the city of Temecula, Geocon West, Inc.
(Geocon)has performed a third-party review of Leighton and Associates,Inc. (Leighton's)response to
Geocon's review comments dated June 13,2017.
The response to comments (Reference 1) adequately addresses the outstanding geotechnical design
information with respect to the site.
Please note that while the pavement section provided by Leighton in Section 4.7 of Reference 2 does
provide a structural equivalent to Temecula Standard Plan 115,it does not meet the minimum asphaltic
concrete thickness of 4 inches as required by the City. This requirement may not apply to private
paved areas however,it does apply to public roadways.
41571 Corning Place,Suite 101 a Murrieta,California 92562-7065 a Telephone 951 304 2300 -4 Fox 951.304.2392