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Home My WebLink About090600 PC Agendain compliance with the Americans with Disabilities Act, if you need special assistance to padicipate in this meeting, please contact the office of the City Clerk (909) 694-8444, Notification 48 hours prior to a meeting will enable the City to make reasonable arrangements to ensure accessibifity to that meeting [28 CFR 35,102,35,104 ADA T~le II] AGENDA TEMECULA PLANNING COMMISSION A REGULAR MEETING CITY COUNCIL CHAMBERS 43200 BUSINESS PARK DRIVE SEPTEMBER 6, 2000 - 6:00 P.M. Next in Order: Resolution: No. 2000-032 CALL TO ORDER: Flag Salute: Roll Call: Commissioner Mathewson Chiniaeff, Mathewson, Telesio, Webster, and Chairman Guerdero PUBLIC COMMENTS A total of 15 minutes is provided so members of the public may address the Commission on items that are listed on the Agenda. Speakers are limited to three (3) minutes each. If you desire to speak to the Commission about an item not on the Agenda, a pink "Request to Speak" form should be filled out and filed with the Commission Secretary. When you are called to speak, please come forward and state your name for the record. For all other agenda items a "Request to Speak" form must be filed with the Commission Secretary pdor to the Commission addressing that item. There is a three (3) minute time limit for individual speakers. CONSENT CALENDAR NOTICE TO THE PUBLIC All mattere listed under Consent Calendar are considered to be routine and all will be enacted by one roll call vote. There will be no discussion of these items unless Members of the Planning Commission request specific items be removed from the Consent Calendar for separate action. A,qenda RECOMMENDATION: 1.1 Approve the Agenda of September 6, 2000. R:~DLANCOMM~Agendas~L~-6-OO.doC 1 2 Minutes RECOMMENDATION: 2.1 Approve the minutes of July 19, 2000. COMMISSION BUSINESS PUBLIC HEARING ITEMS Any person may submit written comments to the Planning Commission before a public hearing or may appear and be heard in support of or in opposition to the approval of the project(s) at the time of hearing. If you challenge any of the projects in court, you may be limited to raising only those issues you or someone else raised at the public hearing or in written correspondences delivered to the Commission Secretary at, or prior to, the public hearing. 3 Planning3 Application No. 98-0481 (Wolf Creek Specific Plan No.12}; No. 98-0482 (Wolf Creek Environmental Impact Report); No. 98-0484 (Wolf Creek General Plan Amendment); and No. 00-0052 (Wolf Creek Tentative Tract Map No. 29305) on parcels totalinQ 557 acres located on the east side of Pala Road, between Loma Linda Road and Fairview Avenue - Carole Donahoe RECOMMENDATION: 3.1 Adopt a resolution entitled: PC RESOLUTION NO. 2000~ A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA RECOMMENDING THAT THE CITY COUNCIL APPROVE THE GENERAL PLAN AMENDMENT FOR WOLF CREEK (PLANNING APPLICATION NO. PA98-0484), AND APPROVE THE WOLF CREEK SPECIFIC PLAN (PLANNING APPLICATION NO. 98-0481) ON PROPERTY TOTALING 557 ACRES LOCATED ON THE EAST SIDE OF PALA ROAD, BETWEEN LOMA LINDA ROAD AND FAIRVIEW AVENUE, AND KNOWN AS ASSESSOR'S PARCEL NOS. 950- 110-002, -005, -033 AND 950-180-001, -005, -006 AND -010. R:~PLANCOMM%Agendas~2OOOtg-6-OO.doc 2 3.2 3.3 Adopt a resolution entitled: PC RESOLUTION NO. 2000-.__ A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NO. PA00-0052 (TENTATIVE TRACT MAP NO. 29305) TO SUBDIVIDE 557 ACRES INTO 47 PARCELS WHICH CONFORM TO THE PLANNING AREAS, OPEN SPACE AREAS, SCHOOL AND PARK SITES OF THE WOLF CREEK SPECIFIC PLAN, LOCATED ON THE EAST SIDE OF PALA ROAD, BETWEEN LOM ALINDA ROAD AND FAIRVIEW AVENUE, AND KNOWN AS ASSESSOR'S PARCEL NOS. 950-110-002, -005, -033 AND 950-180-001, -005, -006 AND -010. Adopt a resolution entitled: PC RESOLUTION NO. 2000- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA RECOMMENDING CERTIFICATION OF THE FINAL ENVIRONMENTAL IMPACT REPORT PREPARED FOR THE WOLF CREEK SPECIFIC PLAN AND RELATED ACTIONS (PLANNING APPLICATION NO. 98-0482) AND RECOMMENDING ADOPTION OF THE ENVIRONMENTAL FINDINGS PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT, A STATEMENT OF OVERRIDING CONSIDERATIONS, AND A MITIGATION MONITORING AND REPORTING PROGRAM IN CONNECTION THEREWITH FOR THE WOLF CREEK SPECIFIC PLAN, LOCATED ON THE EAST SIDE OF PALA ROAD, BETWEEN LOMA LINDA ROAD AND FAIRVIEW AVENUE, AND KNOWN AS ASSESSOR PARCEL NOS. 950-110-002, -005, -033 AND 950-180-001, -005, -006 AND -010. COMMISSIONER'S REPORTS PLANNING DIRECTOR'S REPORT ADJOURNMENT Next regular meeting: September 20, 2000, Council Chambers, 43200 Business Park Ddve Temecula, CA 92590 R:%PLANCOMM~gendas%2000L,o-6-00.doc 3 ITEM #2 CALL TO ORDER MINUTES OF A REGULAR MEETING OF THE CITY OF TEMECULA PLANNING COMMISSION JULY 19, 2000 The City of Temecula Planning Commission convened in a regular meeting at 6:01 P.M., on Wednesday July 19, 2000, in the City Council Chambers of Temecula City Hall, 43200 Business Park Ddve, Temecula, California. ALLEGIANCE The audience was led in the Flag salute by Commissioner Webster. Commissioners Chiniaeff, Mathewson, Telesio, Webster, and Chairman Gueniero. Absent None. Also Present: Director of Planning Ubnoske, Deputy Director of Public Works Parks, Attomey Cudey, Senior Planner Rockholt, Senior Management Analyst Brown, and Minute Clerk Hansen PUBLIC COMMENTS No comments. It was noted that the Consent Calendar Items were considered separately. CONSENT CALENDAR 1 A.qenda RECOMMENDATION: 1.1 Approve the Agenda of July 19, 2000. MOTION: Commissioner Chiniaeff moved to approve the agenda. The motion was seconded by Commissioner Mathewson and voice vote reflected unanimous approval. 2 Minutes RECOMMENDATION: 2.1 Approve the minutes of June 7, 2000. ROLL CALL Present: W~th respect to page 2, under Item No. 3, Commissioner Webster relayed that the request for a continuance should reflect that it was due to the need for additional time to prepare comments regarding the Negative Declaration; and noted that on page 13, the word Quick should be replaced with the word Quit. With respect to page 9, in the second paragraph, Commissioner Chiniaeff relayed that the phrase Forest Hills should be corrected to reflect Forest City. Commissioner Telesio noted that on page 8, under his concluding remarks, the minutes should reflect that he applauded the diversity of design in the context of the mall. MOTION: Commissioner Mathewson moved to approve the minutes, as revised. The motion was seconded by Commissioner Webster and voice vote reflected approval with the exception of Commissioner Chiniaeff who abstained. COMMISSION BUSINESS 3 General Plan Annual (Implementation) Report - Senior Planner Dave Ho.clan Senior Management Analyst Brown provided an overview of the staff report (of record), noting that the General Plan (Implementation) Report was a requirement of State Planning Law. Referencing the Land Use Element portion of the report, specifically Item No. 8 (regarding provision of park and recreation facilities), Commissioner Mathewson queded the denotation of No Action regarding the progress of the implementation action. In response, Senior Management Analyst Brown relayed that due to a shortage of staff personnel the implementation action had not been implemented; and confirmed, for Commissioner Chiniaeff, that the issue had been addressed on a project-by-project basis. Referencing the Open Space/Conservation element portion of the report, specifically Item No. 5 (regarding adoption of a hillside-grading ordinance), Commissioner Mathewson queded the timeframe of the development of the ordinance. In response, Deputy Director of Public Works Parks relayed that in approximately 60 days the ordinance would be presented to the Planning Commission, clarifying that the ordinance would be a general grading ordinance, inclusive of hillside grading. Director of Planning Ubnoske relayed that staff would take note of any comments from the Commission regarding hillside grading in the intedm pedod in order to incorporate the remarks into the ordinance. In response to Commissioner Mathewson's quedes, with respect to the Open Space/Conservation Element portion of the report, specifically Item No. 11 (regarding the Village Center concept), Senior Management Analyst Brown noted that the implementation measure would most likely be revised or deleted; and confirmed that it could be reported that it was no longer applicable. Referencing the Public Safety Element portion of the report, specifically Item No. 4 (regarding adoption of a hillside development ordinance), Commissioner Mathewson queried whether this ordinance would be developed in conjunction with the hillside- grading ordinance. Senior Management Analyst Brown confirmed that this was referencing the same ordinance. For Chairman Guerriero, Director of Planning Ubnoske provided information regarding the focus of discussions for the upcoming Joint City Council/Planning Commission Workshop. Commissioner Chiniaeff commended staff for their efforts with respect to the overall report; recommended presentation to the State, in a positive manner, of what the City has accomplished, specifically recommending that with respect to the Public Safety Element portion of the report, Item No. 8 (regarding routes for conveyance of hazardous materials) that the report indicate that this issue was addressed on a case-by-case basis, recommending that alternate portions of the report reflect progress as on a case- by-case basis when applicable (i.e., Growth Management/Public Facilities Element, Item Nos. 1, and 8). For Commissioner Chiniaeff, with respect to the Air Quality Element portion, Item No. 4, Senior Management Analyst Brown provided additional information regarding efforts associated with energy conservation standards. Commissioner Webster noted that since he would be unable to attend the Joint Workshop that he would provide his comments at this time to be forwarded to the City Council, as follows: with respect to the Land Use Element, Item No. 8 (regarding incorporating incentives within the Development Code for park and recreation facilities) recommended that this issue be given a higher pdority level; with respect to the Housing Element, recommended that there be consideration to incorporate additional implementation actions per the General Plan; with respect to the Open Space/Conservation Element, Item Nos. 3, and 4 (regarding recreation trails and a Citywide bicycle system) recommended that these items be pdodtized at a higher level in order to not further restrict the availability of trails as development progresses; with respect to Item No. 9 (regarding energy conservation guidelines), recommended that staff investigate adding additional specificity to the Development Code or at the Specific Plan level in order to provide stdcter regulations; with respect to Item No. 11 (regarding Agricultural Areas), recommended that this issue be addressed in the Rodpaugh Ranch and Wolf Creek areas; with respect to the Growth Management/Public Facilities Element, Item No. 5 (regarding the comments associated with installation of park reclaimed water systems) queded the use of the word encourage with respect to the implementation action, noting that the City could be making greater strides with respect to this issue; with respect to Item No. 14 (regarding the Growth Management Program) noted that the action plan was not in conformance with actions items that the Growth Management Program was intended to accomplish, noting that numerous specific goals and policies within the General Plan were in direct conflict with the action plan, querying the term completed regarding the progress of the Growth Management Program, advising that the process was not complete due to the inconsistencies. W~th respect to the Public Safety Element, Item No. 8 (regarding transportation routes for conveyance of hazardous matedais) Chairman Guerriero recommended that the City investigate establishment of a singular route (from the freeway) northbound and southbound that would enter the west side area, noting that a hazardous matedal incident could be better confined on the wast side of the freeway. With respect to the Open Space/Conservation Element, Item No. 11 (regarding the Village Center concept), Commissioner Mathewson noted that he had interpreted the language differently than Commissioner Webster. Senior Management Analyst Brown relayed that this issue could be better addressed at the Joint Workshop. Since this Agenda Item required no formal action, the Commission moved forward with Agenda Item No. 4. 4 ERACIT (Enfome Responsible Alcohol Consumption in Temecula) Proqram Presentation - Police Officer Robert Alexander Officer Alexander provided an overview of the ERACIT program, noting that the program was implemented approximately four years ago; provided additional information regarding the rove patrols, the DUI checkpoints, and the liquor store sting operations; invited the Commissioners to attend a DUI checkpoint, noting that the dates were published in the newspaper, relaying that the Commissioners could also contact him to obtain the dates for the scheduled DUI checkpoints; for Chairman Guerdere, provided additional information regarding the history of the ERACIT program; relayed that dudng the sting operations that if a business was cited three times the data would be turned over to the ABC, advising that the use could have its license suspended; noted that the majodty of arrests at the chec.,kpoints were adults; for Commissioner Webster, relayed that alternate cities had similar programs, noting that the arrests in the City of Temecula for ddving under the influence of alcohol were about average with alternate cities; advised that them was a requirement to publish the DUI checkpoint dates in the newspaper; noted that since the Shakespeare's nightclub had closed, there was not a spedtic area with a concentrated proliferation of ddvers driving under the influence; for Commissioner Mathewson, relayed that there had been checkpoints set up proximate to the wineries; for Commissioner Telesio, advised that at the checkpoints the Officers were also investigating for ddvers ddving under the influence of drugs; and for Deputy Director of Public Works Parks, advised that it appeared to him that the ddvers ddving under the influence of alcohol in the City of Temecula had decreased since the onset of the program. Since this Agenda Item required no formal action, the Commission moved forward with Agenda Item No. 5. PUBLIC HEARING ITEMS 5 Planning Application No. 99-0371 -GENERAL PLAN AMENDMENT RECOMMENDATION: 5.1 Adopt a resolution entitled: PC RESOLUTION NO. 2000-028 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA RECOMMENDING THAT THE CITY COUNCIL REMOVE THE WESTERN PORTION OF VIA RIO TEMECULA FROM THE GENERAL PLAN CIRCULATION MAP (PLANNING APPLICATION 99- 0371) Chairman Guerriero advised that he would be abstaining from this issue, and therefore left the dais, Vice Chairman Mathewson presiding. Senior Planner Rockholt presented the staff report (via agenda matedall, noting that the request for the General Plan Amendment had been made by Old Vail Partners and Land Grant Development to remove a portion of readway denoted on the General Plan (a segment of Via Rio Temecula); provided additional information regarding the purpose of originally placing the readway segment on the General Plan; provided additional information regarding the analysis of intersection delays at build-out, indicating that there would not be a significant negative impact if this segment of Via Rio Temecula was removed. For Commissioner Chiniaeff, Deputy Director of Public Works Parks relayed additional information regarding accidents proximate to this area; and provided the rationale for staff's recommendation to remove this segment of roadway from the General Plan. Commissioner Telesio recalled that this issue had been discussed when the project was presented; and queded whether there was a signal proposed for the center entrance into the project. In response to Commissioner Webster's quedes regarding the previous plan for Assessment District No. 159 to construct Temecula Creek Improvements further to the west, Deputy Director of Public Works Parks relayed that at this point in time the land was being utilized for wetland mitigation, noting that it was controlled by the Resource Agencies, advising that staff did not anticipate any additional improvements in this area to Temecula Creek with the exception of a bridge crossing proximate to this area; and confirmed that there was an open space conservation easement in this area. Commissioner Webster relayed that due to the above-mentioned data this was an additional reason to remove this element from the Circulation Plan. Mr. Chds Smith, representing Land Grant Development, for Commission Telesio, relayed that there was a proposed signal at the entry to the Village area, noting that the determination would ultimately be determined by Caltrans; noted that to the best of his recellection, them were proposed traffic signals at Jedediah Smith Road, and Avertida De Missions for a future date when the traffic warranted the installations; with respect to traffic generation, relayed that this particular project would generate less traffic than the Office Professional which was what the area was originally approved for, for Commissioner Chiniaeff, noted that the applicant was proposing an access easement point from Avenida De Missions; relayed that the access points onto Highway 79 would be restricted to right-ins, and right-outs only, with the exception of the center access point which would potentially be signalized. 5 Mr. Larry Markham, representing Mr. Ray Schooley (owner of the property east of this project), for Commissioner Webster, provided additional information regarding access issues to Avenida De Missions; and provided additional information regarding the area proximate to the proposed segment of roadway to be removed from the General Plan. For Vice Chairman Mathewson, Mr. Smith relayed that the traffic counts for this project reduced the vehicular trips by ten percent (10%) due to the opportunities to live and work at the site. The Commission relayed the followin~l closing comments: Commissioner Chiniaeff noted his concem which had been raised by Mr. Markham that if this segment of roadway was removed from the General Plan it could additionally remove a condition attached to the map associated with access to Avenida De Missions, advising that his concern was based on ensudng that the residents from Multi-Family Area B could access Avenida De Missions. In response, Deputy Director of Public Works Parks relayed that the City had conditioned Mr. Schooley's map to provide the right-of-way for that access due to the fact that the properly of discussion had been zoned as Office Professional which would be an attractor of traffic; advised that since the this current proposal had been presented with residential units which would not attract traffic, it reduced the need for a circulation element road as a major thoroughfare, requiring only a minor ddveway access. Commissioner Chiniaeff clarified that his concern was based on removing the segment of roadway from the General Plan since there would be no obligation for the adjacent property owner to provide access over to Avenida De Missions; queded whether the approval of this project had been inclusive of a requirement to provide access to Avenida De Missions via a signalized intersection for exiting the project. In response, Deputy Director of Public Wonts Parks relayed that the Schooley map had been conditioned to provide the right-of-way, noting that this map had been conditioned to provide an exit point at that location per a Public Works requirement, and a Fire and Safety requirement. Commissioner Chiniaeff noted his concem if the property owners could not come to an agreement, and the subsequent inadequate access to the property. In response, Deputy Director of Public Works Parks relayed that pdor to development on the Schooley map there would need to be development approval, noting that the City would still have the ability to condition the development with respect to the right-of-way area. Commissioner Webster concurred with Commission Chiniaeffs comments regarding ensudng adequate access to the property, recommending that staff address the access issue with future development proposals; and noted that the proposed residential area did have provision of two access points. Commissioner Telesio relayed that he could support the General Plan Amendment. Vice Chairman Mathewson relayed that his concern had been based on access to the project from the east, noting that he could support moving forward with the General Plan Amendment 6 MOTION: Commissioner Webster moved to close the public hearing; and to adopt the proposed resolution. The motion was seconded by Commissioner Telesio and voice vote reflected approval with the excel~tion of Commissioner Chiniaeff who voted n_.9o and Chairman Guerdero who abstained. COMMISSIONER'S REPORTS With respect to the memorandum regarding the status report on the Promenade Mall/Power Center, Commissioner Webster relayed that compared to the approved landscape plan for the parking area, the site did not have the correct number of trees planted. advising that there was a fifty percent (50%) shade coverage required per the Specific Plan, noting that even at full growth it did not appear that the landscaping would meet this requirement, specifically, proximate to the theater and the ring roads sinca there were no field trees in this area of the parking lot. For Commissioner Webster, Attomey Curley provided additional information regarding the Park N Ride facility within the mall area; relayed that after additional investigation it did not appear that there was a clearly stated Park N Ride requirement, advising that there was an inconsistency of language utilized from document to document; noted that to enforce a Mitigation Measure there needed to be evidence that the obligation existed and that there was a clear definition of what the obligation was; advised that the City was going to communicate with the mall developers to relay that while exact certainty needed to be clarified that this issue would be addressed under the odginal approvals or in the context of future approvals due to the Park N Ride facility being part of the expectations of the approvals; and clarified staff's intent to move the issue fo~vard with the developer. Commissioner Telesio queried whether staff was in the process of developing policy standards for Commission ex-parte communications. Attorney Curley relayed that staff was in the process of preparing the legal contours of the standards, and investigating other policies in altemate jurisdictions; and noted that staff would bdng options to the Commission at a future date. Director of Planning Ubnoske relayed that based on discussions with Deputy City Manager Thornhill that in past years there had been a Joint City Council/Planning Commission Workshop at which time the Council had provided clear direction of support for the ex-parte communications to the Planning Commission; and noted that of there was consideration for modifying the policy, this issue would need to be presented to the Council, as well. Chairman Guerdero recommended that if the ex-parte communications were to continue that the Commissioners disclose the meetings and the topics of discussion verbally or in wdtten form. For Commissioner Mathewson. Director of Planning Ubnoske relayed that since there was a full agenda for the August 1, 2000 Joint City Council/Planning Commission Workshop the issue of ex-parte communications could be addressed with the Council at a future date. PLANNING DIRECTOR'S REPORT Director of Planning Ubnoske provided an overview of the upcoming workshop topics (i.e., "The Role of the Commission"), inviting the Commission to provide comments for additional topics for discussion; and relayed that the workshop would be held in approximately 60 days. Chairman Guerdero requested that the Commission be provided copies of the segments of the Municipal Code that pertained to the Commission's responsibilities. For Commissioner Chiniaeff, Director of Planning Ubnoske clarified that the "Role of the Commission," was an important workshop topic of discussion due to various issues that had been addressed dudrig the Commissioners Report portion of the meeting, advising that further direction needed to be provided regarding discussion of non-agendized items; and relayed that dudng the workshop the Commission could provide additional input to staff (i.e., comments regarding the length of staff presentations, staff reports, analysis reports). Commissioner Telesio commented on the process of the Commission's approval procedure for projects. Attomey Cudey relayed that any questions the Commissioners had could be relayed to him via a written memorandum, advising that ha would address their concerns; and provided clarification regarding the Findings associated with a project's approval. Relaying that Mr. Timothy Miller had recently passed away, Chairman Guerdero expressed heartfelt sorrow to the family; noted his previous role on the Planning Commission and in the community; and relayed that Mr. Miller would be greatly missed. Director of Planning Ubnoske provided additional information regarding the August 1'~ Joint City Council/Planning Commission Workshop. ADJOURNMENT At 7:39 P.M. Chairman Guerdero formally adjoumed this meeting to Joint City Council/Planning Commission Workshop to be held on Tuesday. Au~3ust 1, 2000 at 6:00 P.M., in the City Council Chambers, 43200 Business Park Ddve, Temecula. Ron Guerdero, Chairman Debbie Ubnoske, Director of Planning ITEM #3 STAFF REPORT - PLANNING CITY OF TEMECULA PLANNING COMMISSION September 6, 2000 Planning Application No. 98-0481 - Wolf Creek Specific Plan No. 12 Planning Application No. 98-0482 - Wolf Creek Environmental Impact Report Planning Application No. 98-0484 - General Plan Amendment for Wolf Creek Planning Application No. 00-0052 - Tentative Tract Map No. 29305 Prepared By: Carole K. Donahoe, AICP, Associate Planner RECOMMENDATION: The Community Development Depadment - Planning Division Staff recommends the Planning Commission: 1. ADOPT a Resolution entitled: PC RESOLUTION NO. 2000- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA RECOMMENDING THAT THE CITY COUNCIL APPROVE THE GENERAL PLAN AMENDMENT FOR WOLF CREEK (PLANNING APPLICATION NO. 98-0484), AND APPROVE THE WOLF CREEK SPECIFIC PLAN (PLANNING APPLICATION NO. 98-0481) ON PARCELS TOTALING 557 ACRES LOCATED ON THE EAST SIDE OF PALA ROAD, BETWEEN LOMA LINDA ROAD AND FAIRVIEW AVENUE, AND KNOWN AS ASSESSOR PARCEL NOS. 950-110-002, -005, -033 AND 950-180-001, -005, -006 AND -010. 2. ADOPT a Resolution entitled: PC RESOLUTION NO. 2000- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NO. 00-0052 - TENTATIVE TRACT MAP NO. 29305, THE SUBDIVISION OF 557 ACRES INTO 47 LOTS WHICH CONFORM TO THE PLANNING AREAS, OPEN SPACE AREAS, SCHOOL AND PARK SITES OF THE WOLF CREEK SPECIFIC PLAN, LOCATED ON THE EAST SIDE OF PALA ROAD, BETWEEN LOMA LINDA ROAD AND FAIRVIEW AVENUE, AND KNOWN AS ASSESSOR PARCEL NOS. 950-110-002, -005, -033 AND 950-180-001, -005, -006 AND -010. R:%S P\Wolf Creek SP%STAFFRPT.PC for SP,EIR,GPA, map.doc 1 3. ADOPT a Resolution entitled: PC RESOLUTION NO. 2000- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA RECOMMENDING CERTIFICATION OF THE FINAL ENVIRONMENTAL IMPACT REPORT PREPARED FOR THE WOLF CREEK SPECIFIC PLAN AND RELATED ACTIONS (PLANNING APPLICATION NO. 98-0482) AND RECOMMENDING ADOPTION OF THE ENVIRONMENTAL FINDINGS PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT, A STATEMENT OF OVERRIDING CONSIDERATIONS, AND A MITIGATION MONITORING AND REPORTING PROGRAM IN CONNECTION THEREWITH FOR THE WOLF CREEK SPECIFIC PLAN, LOCATED ON THE EAST SIDE OF PALA ROAD, BETWEEN LOMA LINDA ROAD AND FAIRVIEW AVENUE, AND KNOWN AS ASSESSOR PARCEL N OS. 950-110-002, -005, -033 AND 950-180-001, - 005, -006 AND -010. APPLICATION INFORMATION APPLICANT: SP Murdy, LLC REPRESENTATIVES: Bill Gdffith and Camille Bahd, Spdng Pacific Properties, LLC Barry Bumell, T & B Planning Consultants, Inc. Donald Lohr and Tony Terich, Lohr + Associates, Inc. PROPOSAL: A mixed use specific plan which provides a full range of residential uses and product types, school sites, park sites, open space and drainage greenbelt, roadways, private recreation center, fire station site and commercial sites, specifically as follows: · From 2,144 to 2,601 dwelling units for an overall density of 3.8 to 4.7 dwelling units per acre. Residential product includes ~ acre estate lots, 7,200 square foot to 4,000 square foot lots, courtyard homes, an option for a senior community, and multi-family apartments. · School sites totaling 32 acres for an elementary and middle school. The middle school site includes lighted ballfields. · A 14-acre community park with lighted ballfields that anchors the Village Center, a 6.7 acre linear park with three activity nodes that traverses the entire length of the project, a 4.5 acre neighborhood park, and an additional 1.5 acre parking area for the Kent Hintergardt Park. Park sites were selected and coordinated for joint use with the Temecula Valley Unified School Distdct facilities. · A 15-acre drainage greenbelt along the full length of Pala Road, designed as passive open space. · Roadways and circulation system that provide pedestrian linkages, bicycle paths and interconnected uses throughout the project. · Pdvate recreation center, fire station and other public facility uses on 5 acres at the Village Center. · Neighborhood and Community Commercial areas totaling 20 acres at the Village Center. R:~S P\Wolf Creek SP~STAFFRPT.PC b' SP,EIR,GPA, map.doc 2 A General Plan Amendment that relocates and reallocates land use designations already appreved for the property, in order to align these designations to the Wolf Creek Specific Plan planning areas and amenities. The relocation of designations is depicted in the Exhibit entitled "General Plan Comparison" attached to this staff report. The reallocation details are as follows: Existing GP Proposed GP Acreage Acreage · Neighborhood Commercial 5 8 · Community Commercial 15 12 · Community &Neighborhood Parks 25 20 · Linear Park & Paseos 0 14.4 · Pdvate Recreation Facilities 0 5 · Drainage Greenbelt Open Space 0 15 · Major Roads 50 29 · Elementanj School 10 12 · Middle School 20 20 · High School 46 0 · Low Density Residential 0 4.1 · Low Medium Density (3-6 dus/acre) 328 370 · Medium Density Residential (7-12 dus/acre) 21 19.5 · High Density Residential (13-20 dus/acre) 37 28 Total 557 557 Tentative Tract Map No. 29305 which subdivides 557 acres into 47 lots, delineating the planning areas within the spedtic plan and lots for parks and schools. The Map is divided into two phases. Phase I is that portion of the project north of Wolf Valley Road, and Phase II is that podion of the project south of Wolf Valley Road. LOCATION: At the southern end of the City of Temecula, approximately two miles east of Interstate 15, south of State Highway 79 South, on the east side of Pala Road, between Loma Linda Road and Fairview Avenue. EXISTING ZONING: SP Specific Plan SURROUNDING ZONING: North: PO Professional Office South: Riverside County - Redhawk Specific Plan East: LM Low Medium Residential, Park and Riverside County West: LM Low Medium Residential, Pechanga Reservation PROPOSED ZONING: N/A EXISTING GENERAL PLAN DESIGNATIONS: LM Low Medium Residential - 3.0 to 6.0 dwelling units per acre M Medium Residential - 7.0 to 12.0 dwelling units per acre H High Residential - 13.0 to 20.0 dwelling units per acre NC Neighborhood Commercial CC Community Commerdal P Pubic Institutional Facilities OS Open Space / Recreation R:~S P\Wolf Creek SP~STAFFRPT.PC for SP,EIR,GPA, map.doc 3 PROPOSED GENERAL PLAN DESIGNATIONS: LM Low Medium Residential - 3.0 to 6.0 dwelling units per acre H High Residential - 13.0 to 20.0 dwelling units per acre NC Neighborhood Commercial CC Community Commercial P Pubic Institutional Facilities OS Open Space / Recreation EXISTING LAND USE: Vacant and light agricultural uses SURROUNDING LAND USES: North: Vacant and rural home sites South: Vacant and rural home sites East: Bridlevale subdivision, Kent Hintergardt Park and the Redhawk community West: Wolf Valley subdivision and the Pechanga Indian Reservation with gaming casino, recreational vehicle park, mini-market and vacant properly BACKGROUND City staff has worked on a specific plan proposal for the subject site for many years, initially with the former owner of the property who proposed the Murdy Ranch Specific Plan from 1995 to 1997. Spdng Pacific Properties began discussions with City staff in early 1998 and formally submitted the Wolf Creek Specific Plan on December 10, 1998. At the request of staff, the applicant hosted a community meeting on August 17, 1999, at the Temecula Creek Inn. A workshop was held with the Planning Commission on September 1, 1999, at which time Commissioners provided comments and recommendations to the developer. The developer and staff worked through several screencheck reviews prior to the submittal of the fifth version of the specific plan dated August 2000. Three weeks pdor to the public headrig on this case, the Temecula Valley Unified School Distdct Board indicated their preference for a high school site on property not within the Wolf Creek Specific Plan. While the middle school and elementary school sites remain within the plan, the proposed high school that will serve the southeast area of the District will be located either directly across Fairview Avenue from the project, or at a site further east. Wolf Creek Specific Plan designers anticipated the uncertainty of school district selection, and provided an alternative land use for the 46.5 acre Planning Area 24, for 233 residential dwellings with a minimum lot size of 5,500 square feet. The Environmental Impact Report prepared for the plan considered environmental impacts of the project both with schools and with residential development on these sites. PROJECT DESCRIPTION The VillaQe Center Because the General Plan identifies properhi at the intersection of Wolf Valley Road and Pala Road as a Village Center, the project was designed with all of the Village Center concepts in mind. The applicant chose to incorporate the Wolf Creek Village Center where Wolf Valley Road intersects with the project's loop road, thereby enhancing pedestrian access and community activities at all four comers of this project hub. The 14-acre community park and adjacent elementary school anchor one comer, while a private recreation facility, fire station and other public uses occupy another corner. The last two corners are slated for commercial development, both an 8 acre R:~S P~Wolf Creek SP~STAFFRPT. PC for SP,EIR,GPA, map.doc 4 neighborhood center, and a 12 acre community commercial area across the street, sized to meet the needs of the local community. Immediately adjacent to the south, and with carefully designed linkages to these centers, are multi-family residential dwellings, situated to encourage non- automotive modes of transportation. The community hub is complete with gathering places and plazas, monumentation and a community landmark. It is the main focal point for Wolf Creek community activities, providing a concentrated, cohesive mixture of compatible uses. The Linear Park, Activity Nodes and Trail System Integral to the design of the Wolf Creek community is the internal loop mad, which is bordered by a linear park along its entire length, and meandering Class I bicycle paths on both sides of the street. The linear park is an ideal recreation amenity for active residents who live anywhere within the project. The linear park is also accessible to non-residents. Benches, drinking fountains, tot lots and passive open spaces are provided at the activity nodes along the way. Joggers or cyclists can also stop at the par courses, parks, or the commercial canters at the hub. To complete the trail system for the project, Class II bicycle paths are also provided along Loma Linda Road, Via Del Coronado, Pala Road and Fairview Avenue, and both sides of Wolf Valley Road and Street "A". The DrainaQe Greenbelt Interface The Wolf Creek project proposes an open, grass-lined drainage channel along the length of Pala Road that varies in width from 100-feet to 128-feet. The developer has taken the opportunity to design this channel as a greenbelt, passive open space area that provides a visually pleasing buffer for existing development on the west side of Pala Road. The developer has proposed a semi- meandering sidewalk for this stretch of Pala Road, where parkway "pop-outs" will bring trees and foliage to the street at appropriate intervals. Coupled with the raised landscaped median proposed for Pala Road, the streetscape softens this major roadway. The Redhawk Interface Similarly, the applicant paid attention to the interface with the existing Redhawk community along its east boundary. Below the slopes which provide an existing urban interface zone lies a jogging trail that is used by Redhawk residents. The Wolf Creek plan intends to support continued use of this trail, with project openings along its own edge that encourage surveillance rather than tuming its back to it. Phasinf:l The Wolf Creek Specific Plan is projected to develop land uses in four phases, with Phase I and II starting along the north side of Wolf Valley Road. A maximum of 472 dwelling units will be constructed in Phase I, along with the 8 acre neighborhood commercial center, the middle and elementary school, and the community park. Phase II will add another 350 dwellings along the south side of Loma Linda Road. Infrastructure for the project, however, will be constructed in two phases, the first phase on the north side of Wolf Valley Road, and the last phase on the south side. Infrastructure will be constructed ahead of and accommodate the development of land uses. R:~S P\Wolf Creek SP~STAFFRPT. PC for SP,EIR,GPA, map.doe 5 Tentative Tract MaD No. 29305 The applicant has mapped the entire 557 acres into 47 lots for financing puq~oses. The lots conform to the specific plan land use map, with planning areas further subdivided into neighborhood areas. Tentative Tract Map No. 29305 delineates major street widths, cross-sections and access restrictions, as well as the lots designated for the drainage channel, schools and parks. ANALYSIS Consistency with the Growth Management Program Action Plan General Plan Amendment Densities The proposed General Plan changes in residential densities are as follows: Density Existing Existing Proposed Proposed Range @ Low end @ High end @Low end @ High End Low ~ - 2 0 0 2 8 Low Medium 3 - 6 1,122 2,244 1,110 2,220 Medium 7-12 147 252 137 234 High 13 - 20 481 740 364 560 Total 1,750 3,236 1,613 3,022 With respect to the range of dwelling units possible on the site, the proposed General Plan Amendment decreases the range numbers overell by 137 to 214 residential units. Specific Plan Densities The proposed Specific Plan offers the following allocation of dwelling units: Density Proposed Proposed Target Target Project Range @ Low end @ High end Density Units Units Low ~ - 2 2 8 1.3 22 8 Low Medium 3 - 6 1,110 2,220 4.5 1,665 1,833 Medium 7-12 137 234 9.5 185 128 High 13 - 20 364 560 16.5 462 408 Total 1,613 3,022 2,334 2,377 The total number of dwelling units proposed at 2,377 is 43 units greater than the target density of 2,334 units. However, it is 764 units greater than the lowest allowable density of 1,613. Staff supports the breadth of residential product proposed with the project. By providing a wide spectrum of housing opportunities, the project complies with the General Plan Housing Element. By concentrating higher densities near the Village Center, the project offers the best opportunity to attract public transit alternatives, such as bus service, smart shuttles or vanpools. Established Village Centers are more likely to be considered as connection points to larger forms of public transportation, such as express buses, light rail or Metrolink. R:~S P\Wolf Creek SP~STAFFRPT.PC for SP,EIR,GPA, rnap.doc 6 Infrestructure Iml~mvements As required by the Growth Management Program Action Plan, the project ensures that roadway improvements are in place prior to issuance of the first building permit. The project's Traffic Study recommends as mitigation that the following off-site improvements are completed pdor to issuance of the first building permit for either residential or commercial development within Wolf Creek: · Interim interchange improvements at 1-15 and State Route 79 South · Widening of State Route 79 South between 1-15 and Paia Road · Widening of Pala Road to four lanes from Clubhouse Drive to Wolf Valley Road Additionally, the project is conditioned to provide the following on-site improvements prior to the first building permit: · Ultimate improvements to Via Del Coronado from Via Cordoba to Loma Linda Road · Half-width improvements to Loma Linda Road from Via Del Coronado to Pala Road · Ultimate improvements to Wolf Valley Road from the eastedy Specific Plan boundary to Pala Road · Ultimate improvements for six lanes to Pala Road from Loma Linda Road to Via Gilberto · Installation of traffic signals at Pala Road and Loma Linda Road, Pala Road and Wolf Valley Road, and Pala Road and the Interior Loop Road North Similarly, additional roadway, drainage and other infrastructure improvements are required in conjunction with project phasing. Given these mitigation measures, the project ensures that infrastructure is constructed ahead of the new development that it proposes. Coordination with other A~lencies Project developers have coordinated their efforts with many outside agencies concemed with growth in the area. The City has assisted in the collaboration of efforts towards the widening of Pala Road with the Pechanga Band of Luiseno Indians. The developer has contributed to the Pala area drainage solution, resolving existing flooding conditions and proposing to replace existing undersized facilities. The developers have met numerous times with the Temecula Valley Unified School District to meet their need for school sites in the project area. Along with the park and open space amenities offered in the project, the school sites in Wolf Creek will provide an impressive list of recreational and cultural amenities not currently available in this area. R:~S P\Wolf Creek SP~STAFFRPT.PC for SP,EIR,GPA, map.doc 7 WOLF CREEK MASTER COMMUNTrY Park Amenities Amenities Snack Bar Football Field Soccer Field Softball / Baseball Field Basketball Courts Basketball Half-Courts Tennis Courts Volleyball Courts Restrooms Existing Parks (Kent Hintergardt; Pala Community; Loma Unda; John Magee) = 23 acres 0 I lit (Combined with soccer field) 2 (KH) 0 I (Pala) 2 (Pala) 2 (Pala) 2 (Pala) at largest parks (K-H / Pala) Children's Play Areas (Tot4 Lot) Exercise / Par Course 0 Private Recreation Center 0 Swimming Pool 0 Gymnasium O Parking Spaces 108 (22 KH) (86 Pala) Community Center 0 Water Play Area 0 Wolf Creek (Community; Neighborhood; Linear; K- H addition; Private Rec.) = 30 + I- acres- excluding schools I (CP) 1 lit (MS) 3 lit (2-ES) (MS) 6 lit (2-MS) (2-ES) (2-CP) 12 (8-MS) (4-ES) 2 (NP) 12 (4-CP) (8-MS) 0 at schools, and community and neighborhood parks 8 (3-LP) (3-ES) (1-NP) (1- cP) 1 (LP) I (PRC) 1 (MS) 1653 (331 @ Parks & PRC) (1,322 @ Schools) 1 (PRC) 1 (pRc) CP = Community Park ES = BementaPf Sd~)ol KH = Kent Hinbs~rgardt LP = Uner Park MS = Middle Schod NP = Neighborhood Park PRC = Private Recreation Center R:%S P\Wdf Creek SP~STAFFRPT.PC for SP,EIR,GPA, map.doc 8 With amenities at the schools, parks and commercial areas of the plan, it is entirely feasible that the project could reverse existing traffic patterns by creating desirable land uses that would reduce or eliminate out-of-neighborhood vehicle tdps. Given the design of the Wolf Creek Specific Plan and the amenities proposed, staff believes that there are sufficient community benefits to warrant Planning Commission consideration of residential units above the lowest density. Specific Plan Design Guidelines, Zoning Standards, and Residential Development Matrix Planning Commissioners offered several suggestions to the applicant during the Commission Workshop in September, 1999, much of which has been addressed within the Design Guidelines, Zoning Standards and Residential Development Matrix. Senior Component The Wolf Creek Specific Plan allows for the opportunity to provide residential dwellings designed for seniors in Planning Area 18, which is adjacent to the commercial center and fronts Pala Road. The Design Guidelines specify pedestrian access to the commercial center and Loop Road, and identifies product design conducive to privacy, convenience and security. Residential Product Staff worked with the applicant to provide strong architectural guidelines for merchant builders in the specific plan text, including the mixture of one and two-story elements, vaded roof forms, structural enhancements, projections, recesses, articulated facades, treatment of comer lots, and the selection of materials for visual interest. A variety of garage alternatives are noted, in order to achieve a pleasing street scene, Staff had cencems regarding the smaller lots sizes proposed at 4,000 and 4,500 square feet. The applicant has provided a minimum 800 square foot rear yard for private recreational use on these lots, as well as full access to the pdvate recreational facility in Planning Area 14 for the homebuyers. These lot sizes will accommodate zero lot line product, which the applicant feels meets the market need for an alternative to conventional large single-family detached homes. Less yard maintenance, land, infrastructure and construction costs are attractive to that segment of the market with changing household requirements. The applicant is proposing lot coverage percentages greater than the City's Development Code. However, front, rear and interior yard setbacks are consistent with Code for the 7,200 and 6,000 square foot lots. In the smaller lot sizes, the 800 square foot minimum private rear yard is required, which is greater than the Code requirement for 200 square feet. The project is conditioned to correct the zoning standard text to comply with the Residential Development Matdx. Local Street Sections The Local Govemment Commission, in reviewing the Wolf Creek Specific Plan, has requested that the project be revised to parkway sidewalks with greater pavement shading and street canopies. The applicant offers parkway sidewalks on the local streets within the residential planning areas as an alternative cross-section option, for consideration by the City. R:~S P\Wolf Creek SP~STAFFRPT,PC for SP,EIR,GPA, map.doc 9 Future changes to the Specific Plan The Wolf Creek Specific Plan text proposes that processing of modifications to the plan which do not change the general intent of the plan, be approved administratively by the Director of Planning. While this proposal was dedved from the Minor Exceptions section of the Development Code, staff has conditioned the project to add language as follows: "At the sole discretion of the Director of Planning, any modification may be deemed a major or minor change to the specific plan. In any event, the Director of Planning may refer any request for modification to the Planning Commission or City Council." ENVIRONMENTAL DETERMINATION A Screencheck Draft Environmental Impact Report (EIR) was prepared and submitted forthe Wolf Creek Specific Plan on December 10, 1998. On October 13, 1999, a Notice of Completion and a Notice of Availability were prepared and the Draft EIR was circulated by the California State Clearinghouse under SC1-~99101094 for public review and comment from October 20, 1999 to Decamber 3, 1999. A total of 21 wdtten comments were received and considered in preparation of the Final Environmental Impact Report (FEIR), submitted August 1, 2000, with comments and responses to comments included within Section 8.0. An Addendure to the FEIR was also submitted on August 23, 2000 and is attached to this staff report as Attachment No. 5. The Addendum addresses updated information regarding active alcoholic beverage licenses at the Pechanga Casino. Previously, available information indicated that no such licenses had been issued. A summary of the FEIR analysis is as follows: Unavoidable, siClni~cant imDact: Air Quality Potentially siQnificant impacts that can be avoided or mitiClated: Soils & Geology Traffic Hazards Noise Drainage Impacts considered but not found to be si~3nificant: Land Use & Planning Water Resources Energy Resources Utilities Aesthetics Recreation Cumulative Impacts Population & Housing Biological Resources Public Services Service Systems Cultural Resources Agricultural Resources Traffic Study A comprehensive Traffic Study was prepared by Robert Kahn, John Kain & Associates dated December 17, 1998, to analyze the impacts of the Wolf Creek Specific Plan upon the surrounding roadway system. The study analyzed 14 intersections, from the 1-15 Freeway interchange, along State Route 79 South, and Pala Road, focusing on peak travel periods between 7:00 to 9:00 a.m. and 4:00 to 6:00 p.m. The analysis concluded that the project would generate approximately42,036 trips ends per day with schools, and 38,527 with residential development on the three school sites. R:~S P~Wolf Creek SP~STAFFRPT.PC for SP,EIR,GPA, map.doc 10 The Traffic Study lists roadway improvements required for the area, with or without the Wolf Creek project in order to achieve an acceptable Level of Service D (LOS D) or better at the intersections studied. When these identified roadway improvements are in place, LOS D or better is predicted at all intersections at opening year of the project and at build-out in the year 2015. Therefore, the FEIR identifies the completion of certain roadway improvements as mitigation measures to reduce traffic impacts to a less than significant level. Because the timing of infrastructure improvements is chticel, the project has been conditioned that no building permit can be issued for either residential or commercial development until certain improvements are completed. See the previous discussion under "Consistency with the Growth Management Program Action Plan - Infrastructure Improvements" above. Noise Study The City has included a Noise Study in conjunction with plans to widen Pala Road, to identify any impacts and mitigation measures associated with the Capital Improvement Project. The Wolf Creek project is conditioned to participate in any noise mitigation program established by the City and shall pay its fair share of mitigation commensurate with noise impacts attributable to traffic generated by the Wolf Creek Specific Plan. Sports Park There has been some discussion about the altemative use of the 46.5-acre Planning Area 24 former high school site as the City's Sports Park. While staff does not anticipate that any additional environmental impacts would occur that were not considered with the high school complex, staff does recommend that an addendum to the Final Environmental Impact Report be prepared and assessed once a conceptual plan for the sports park and its amenities is designed. Statement of Overridin~ Consideration Recluired In accordance with Section 15093 of the State CEQA Guidelines, the Planning Commission must recommend that the City Council adopt a Statement of Overriding Considerations priorto approving the Wolf Creek Specific Plan because the EIR has identified its impact to air qualify as a significant and unavoidable adverse impact. A Statement of Overriding Considerations states that any significant adverse project effects are acceptable if expected project benefits outweigh unavoidable adverse environmental impacts. GENERAL PLAN AND ZONING CONSISTENCY The Wolf Creek Specific Plan project includes a General Plan Amendment which relocates and reallocates land use designations already approved for the property, in order to align these designations to the Wolf Creek Specific Plan planning areas and amenities. The reallocation of acreages can be considered minimal and consistent with the odginal intent of the General Plan. The proposed Wolf Creek Specific Plan is consistent with the SP - Specific Plan zoning on the property. SUMMARY/CONCLUSIONS Staff recommends approval of the Wolf Creek Specific Plan because it is consistent with the General Plan and provides the Village Center as required by the General Plan Village Center Overlay designation. The project also provides a full range of residential product types in compliance with the General Plan Housing Element. The Wolf Creek proposal is a masteRplanned community offering schools, parks, commercial sites, and public facilities to serve its residents and R:~S P\Wolf Creek SP~STAFFRPT.PC for SP,EIR,GPA, map.doc tt surrounding communities. The project design has provided carefully planned interfaces with surrounding development and offers unique open space and recreational amenities, such as the 100-foot to 124-foot wide grass-lined and landscaped drainage greenbelt along Pala Road, the linear park that runs the full length of the Wolf Creek Intedor Loop Road, the 14-acre Community Park at the heart of the Village Center, and the neighborhood parks and activity nodes in the residential neighborhoods. FINDINGS Plannin{~ Al~lolication No. 98-0481 - Wolf Creek Sl~ecific Plan No. 12 and Plannina Application No. 98-0484 - General Plan Amendment The project as proposed and conditioned is compatible with the health, safety and welfare of the community. The project has been reviewed by agencies and staff and determined to be in conformance with the City's General Plan, Development Code, Design Guidelines and Growth Management Program Action Plan. These documents set policies and standards that protect the health, safety and welfare of the community. Access and circulation are adequate for emergency vehicles. The project is compatible with surrounding land uses. The project proposes similar residential neighborhoods adjacent to existing surrounding neighborhoods, with interface buffera and full roadway improvements. Project commercial development is proposed within a Village Center, across Pala Road from the Pechanga Casino. The proposed project will not have an adverse effect on the community because it remains consistent with the goals and policies of the adopted General Plan. The project does not represent a significant change to the planned land uses for the site. The General Plan Amendment is a relocation and reallocation of existing land use designations that conforms to the design of the specific plan. Tentative Tract MaD No. 29305 The proposed subdivision and the design and improvements of the subdivision is consistent with the Development Code, the proposed General Plan Amendment, the Wolf Creek Specific Plan, the City of Temecula Municipal Code and Subdivision Ordinance. The tentative map does not propose to divide land which is subject to a contract entered into pursuant to the Califomia Land Conservation Act of 1965. The Agdcultural Preserve status of the property expired in 1989 through the Notice of Nonrenewal Process initiated in 1979. The site is physically suitable for the type and density of development proposed by the tentative map. The site is generally flat topographically, with no unique land features. It is surrounded by existing and developing residential uses, as well as commercial uses generated by the Pechanga Indian Reservation property across Pala Road. 7. The design of the subdivision and the proposed improvements, with conditions of approval, are: Not likely to cause significant environmental damage or substantially and avoidably injure fish or wildlife or their habitat. There are no known fish, wildlife or habitat on the project site, and the project will not affect any fish, wildlife or habitat off-site. The site is surrounded by development and is an infill site. R:~S P\Wolf Creek SP~STAFFRPT.PC for SP.EIR,GPA, map.doc 12 9. 10. 11. 12. An environmental impact report has been prepared and a finding has been made, pursuant to Public Resources Code Section 21081(a) (3), finding that air quality considerations make infeasible mitigation measures or project alternatives identified in the environmental impact report. The design of the subdivision and the type of improvements are not likely to cause sedous public health problems. The design of the subdivision provides for future passive or natural heating or cooling opportunities in the subdivision to the extent feasible The design of the subdivision and the type of improvements will not conflict with easements acquired by the public at large for access through or use of property within the proposed subdivision, or the design of the alternate easements which are substantially equivalent to those previously acquired by the public will be provided. The subdivision is consistent with the City's parkland dedication requirements (Quimby). Quimby fees have been determined for the Wolf Creek Specific Plan, and the map has been conditioned to provide these fees. Attachments: PC Resolution for the Specific Plan - Blue Page 14 Exhibit A - Wolf Creek Specific Plan text - Under Separate Cover Exhibit B - Conditions of Approval- Blue Page 15 Exhibit C - General Plan Compadson PC Resolution for Tentative Tract Map No. 29305 - Blue Page 16 Exhibit A- Conditions of Approval- Blue Page 17 PC Resolution for the Final Environmental Impact Report- Blue Page 18 Exhibit A - FEIR text - Under Separate Cover Exhibit B - FEIR Technical Appendices - Under Separate Cover Exhibit C - Addendum to the FEIR dated August 23, 2000 - Blue Page 19 Exhibit D - Mitigation Monitoring Program - Blue Page 20 Project Exhibits - Blue Page 21 B. C. D. E. F. Vicinity Map Zoning Map General Plan Maps Surrounding Land Use Land Use Plan Tentative Tract Map No. 29305 R:~S P~Wolf Creek SP~STAFFRPT. PC for SP,EIR,GPA, map.doc 13 ATTACHMENT NO. 1 PC RESOLUTION NO. 2000- SPECIFIC PLAN R:~S P\Woff Creek SP~STAFFRPT.PC for SP,EIR,GPA, map.doc 14 ATTACHMENT NO. I RESOLUTION NO. 00- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA RECOMMENDING THAT THE CITY COUNCIL APPROVE THE GENERAL PLAN AMENDMENT FOR WOLF CREEK (PLANNING APPLICATION NO. PA98-0484), AND APPROVE THE WOLF CREEK SPECIFIC PLAN (PLANNING APPLICATION NO. 98-048t) ON PROPERTY TOTALING 557 ACRES LOCATED ON THE EAST SIDE OF PALA ROAD, BETWEEN LOMA LINDA ROAD AND FAIRVIEW AVENUE, AND KNOWN AS ASSESSOR'S PARCEL NOS. 950-110-002, -005, -033 AND 950-180-001, -005, -006 AND -010. WHEREAS, SP Murdy, LLC filed Planning Application Nos. PA98-0481, -0482 and -0484 (the "Application"), in a manner in accord with the City of Temecula General Plan, Development Code, CEQA Guidelines and Califomia State CEQA Guidelines; WHEREAS, the Application was processed including, but not limited to public notice, in the time and manner prescribed by State and local law; WHEREAS, the Planning Commission considered the Application on September 6, 2000, at a duly noticed public headng as prescribed by law, at which time the City staff and interested persons had an opportunity to, and did testify either in support or opposition to this matter; WHEREAS, at the conclusion of the Commission hearing and after due consideration of the testimony, the Commission recommended approval of the Application subject to conditions, and Certification of said EIR and Adoption of the Mitigation Monitoring Program after finding that the project proposed in the Application conformed to the City of Temecula General Plan; NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF TEMECULA DOES RESOLVE, DETERMINE AND ORDER AS FOLLOWS: Section 1. That the above recitations are true and correct and are hereby incorporated by reference. Section 2. Findings. That the Planning Commission, in recommending approval of the Application, hereby makes the following findings as required in Section 16.09.140 of the Temecula Municipal Code: A. The project as proposed and conditioned is compatible with the health, safety and welfare of the community. The project has been reviewed by agencies and staff and determined to be in conformance with the City's General Plan, Development Code, Design Guidelines and Growth Management Program Action Plan. These documents set policies and standards that protect the health, safety and welfare of the community. Access and circulation are adequate for emergency vehicles. B. The project is compatible with surrounding land uses. The project proposes similar residential neighborhoods adjacent to existing surrounding neighborhoods, with interface buffers and full roadway improvements. Project commercial development is proposed within a Village Center, across Pala Road from the Pechanga Casino. R:NS PXWolf Creek SP~RES-ZA.ImC .doc 1 C. The proposed project will not have an adverse effect on the community because it remains consistent with the goals and policies of the adopted General Plan. The project does not represent a significant change to the planned land uses for the site. The General Plan Amendment is a relocation and reallocation of existing land use designations that conforms to the design of the specific plan. Section 3. Environmental Compliance. An Initial Study prepared for this project indicates that although the proposed project could have a significant impact on the environment, there will not be a significant effect in this case because the mitigation measures described in the Conditions of Approval have been added to the project, and a Negative Declaration, therefore, is hereby granted. Section 4. Conditions. That the City of Temecula Planning Commission hereby recommends approval of the Application, to develop 557 acres of land with a mixed use specific plan known as the Wolf Creek Specific Plan No. 12, certification of the Final Environmental Impact Report and adoption of the Mitigation Monitoring Program, on property located on the east side of Pala Road, between Loma Linda and Fairview Avenue, and known as Assessor's Parcel Nos. 950-110- 002, -005, -033 and 950-180-001, -005, -006 and -010. Section 5. PASSED, APPROVED AND ADOPTED this sixth day of September, 2000. Ron Guerriero, Chairperson I HEREBY CERTIFY that the foregoing Resolution was duly adopted by the Planning Commission of the City of Temecula at a regular meeting thereof, held on the sixth day of September, 2000 by the following vote of the Commission: AYES: NOES: ABSENT: PLANNING COMMISSIONERS: PLANNING COMMISSIONERS: PLANNING COMMISSIONERS: Debbie Ubnoske, Secretary R:~S l~Wolf Creek Slm~tS-ZA.lmC 2 EXHIBIT B CONDITIONS OF APPROVAL R:~S P\Wolf Creek SP~STAFFRPT.PC for SP,EIR,GPA, map.doc 15 EXHIBIT B CITY OF TEMECULA CONDITIONS OF APPROVAL Planning Application No. PA98-0481 - (Specific Plan) - Wolf Creek Specific Plan No. 12 Project Description: A mixed use specific plan which provides a full range of residential uses and product types, school sites, park sites, open space and drainage greenbelt, roadways, pdvate recreation center, fire station site and commercial sites, specifically as follows: From 2,144 to 2,601 dwelling units for an overall density of 3.8 to 4.7 dwelling units per acre. Residential product includes ½ acre estate lots, 7,200 square foot to 4,000 square foot lots, courtyard homes, an option for a senior community, and multi-family apartments. School sites totaling 32 acres for an elementary and middle school. The middle school site includes lighted ballfields. A 14-acre community park with lighted ballfields that anchors the Village Center, a 6.7 acre linear park with three activity nodes that traverses the entire length of the project, a 4.5 acre neighborhood park, and an additional 1.5 acre parking area forthe Kent Hintergardt Park. Park sites were selected and coordinated for joint use with the Temecula Valley Unified School District facilities. A 15-acra drainage greenbelt along the full length of Pala Road, designed as passive open space. Roadways and circulation system that provide pedestrian linkages, bicycle paths and interconnected uses throughout the project. Pdvate recreation center, fire station and other public facility uses on 5 acres at the Village Center. Neighborhood and Community Commercial areas totaling 20 acres at the Village Canter. Development Impact Fee Category: All categories Assessor's Parcel Nos, 950-110-002, -005, -033 950-180-001, -005, 006 and -010 Approval Date: September 6, 2000 PLANNINGDIVISION Within Forty-Eight (48) Hours of the Approval of this Project The applicant shall deliver to the Community Development Department - Planning Division a cashier's check or money order made payable to the County Clerk in the amount of Nine Hundred Twenty-Eight Dollars ($928.00) which includes the Eight Hundred and Fifty Dollar ($850.00) fee, required by Fish and Game Cade Section 711.4(d)(3) plus the Seventy-Eight Dollars ($78.00) County administrative fee, to enable the City to file the Notice of Determination for the Environmental Impact Report required under Public Resources Code Section 21151 and California Code of Regulations Section 15904. If within said forty-eight (48) hour pedod the Applicant has not delivered to the Community Development Department R:~S P\Wolf Creek SP%COA-SP.doc 1 - Planning Division the check as required above, the approval for the project granted shall be void by reason of failure of condition (Fish and Game Code Section 711.4(c)). General Requirements The permittee/applicant shall indemnify, defend with counsel of City's own election, and hold harmless, the City and any agency or instrumentality thereof, and/or any of its officers, employees, and agents from any and all claims, actions, or proceedings against the City, or any agency or instrumentality thereof, orany of its officers, employees, and agents, to attack, set aside, void, annul, or seek monetary damages resulting from an 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, conceming the Planning Application which action is brought within the appropriate statute of limitations period and Public Resources Code, Division 13, Chapter 4 (Section 21000 et seq., including but not by the way of limitations Section 21152 and 21167). The City shall promptly notify the permittee/applicant of any claim, action, or proceeding brought forth within this time period. The City shall estimate the cost of the defense of the action and applicant shall deposit said amount with the City. City may require additional deposits to cover anticipated costs. City shall refund, without interest, any unused portions of the deposit once the litigation is finally concluded. Should the City fail to either promptly notify or cooperate fully, permittee/applicant shall not, thereafter be responsible to indemnify, defend, protect, or hold harmless the City, any agency or instrumentality thereof, or any of its officers, employees, or agents. All development within this site shall be in accordance with the requirements of all City ordinances, except as expressly modified herein or by development agreement, and State laws, and shall conform with the approved Specific Plan. Regulations or procedures not covered by the Specific Plan or appurtenant documents shall be subject to the City ordinances in effect at the time entitlement is required. Approval of this Specific Plan is contingent upon and shall not become effective nor shall it vest until a General Plan Amendment (GPA) is approved by the City Council, and an Environmental Impact Report (El R) or any other environmental review under the provisions of the Califomia Environmental Quality Act (CEQA) are certified by the City Council. The applicant shall comply with all mitigation measures contained in the approved Mitigation Monitoring Program. Prior to issuance of permits for any development or activities within the site, the developer shall demonstrate by submittal of a written report, that all mitigation measures identified in the Mitigation Monitoring Program within the Wolf Creek Specific Plan Environmental Impact Report have been satisfied. The applicant shall deposit sufficient funds with the City of Temecula to retain the services of a qualified consultant to administer and implement the Mitigation Monitoring Program approved for this project as part of the Wolf Creek Environmental Impact Report, in compliance with Assembly Bill 3180. The selection of the consultant shall be approved by the Planning Director. Prior to City Council approval of the Mitigation Monitodng Program for this project, the applicant shall update the Program to reflect all conditions of approval as approved by the Planning Commission and City Council. R:~S P\Wolf Creek SP~COA-SP,doc 2 II Within thirty (30) days of the final approval of the project by the City Council, the Specific Plan and Final Environmental Impact Report (FEIR) shall be submitted to the Planning Department in final form for review and approval. The final form shall include all conditions of approval and all modifications made by the Planning Commission and City Coundl. A master print copy (8.5" X 11") and four (4) copies of the documents shall be submitted. The final form shall matchup acreages as accurately as possible with approved Tentative Tract Map No. 29305. The final form shall correct any discrepancies as a result of final approvals by the 10. Prior to approval of any development projects, appropriate clearances, conditions and approvals from all agendes with jurisdiction on project review shall be obtained by the developer. These agencies shall be determined by the Planning Director and the City Engineer. 11. The developer or the developers successor-in-interest shall be responsible for maintaining the undeveloped portion of the site including weed abatement and litter removal. 12. Prior to approval of any development projects, the developer shall investigate the feasibility of a reclaimed water system, to irrigate landscaping within the roadway medians, parkways, drainage channel, schools, community park, linear park, neighborhood parks, and other common open space areas. 13. Subsequent residential subdivision maps shall require that the applicant provide a Disclosure Statement, signed by a new property owner whose residence is adjacent to the Pechanga Indian Reservation, including those across Pala Road and the drainage channel. Prior to the Issuance of Grading Permits 14. The applicant shall comply with the provisions of Chapter 8.24 of the Temecuia Municipal Code (Habitat Conservation) by paying the appropriate fee set forth in that ordinance or by providing documented evidence that the fees have already been paid. 15. A qualified paleontologist/archaeologist shall be chosen by the applicant for consultation and comment on the proposed grading with respect to potential paleontological/archaeological impacts. A meeting between the paleontologist/archaeologist, Community Development Department - Planning Division staff, and grading contractor prior to the commencement of grading operations and the excavation shall be arranged. The paleontologist/archaeologist or representative shall have the authority to temporarily divert, redirect or halt grading adivity to allow recovery of fossils. 16. The appiicent shall sign both copies of the final conditions of approval that,viii be provided by the Community Development Depadment - Planning Division staff, and return one signed set to the Community Development Depadment - Planning Division for their files. Prior to the Issuance of Building Permits 17. For any residential development abutting Pala Road the applicant shall provide project- specific noise studies which shall determine whether noise attenuation walls are necessary to comply with noise standards. The applicant shall comply with the recommendations that result from these studies. R:~S P~Woif Creek SP~OA-SP.doc 3 PUBLIC WORKS DEPARTMENT Unless otherwise noted, all conditions shall be completed by the Developer at no cost to any Govemment Agency. It is understood that the Developer correctly shows on the tentative site plan all existing and proposed easements, traveled ways, improvement constraints and drainage courses, and their omission will subject the project to further review and may require revision. GENERAL CONDITIONS 18. All utility systems such as electric, including those which provide direct service to the project site and/or currently exist along public rights-of-ways adjacent to the site (except electrical lines rated 33 kv or greater), gas, telephone, water, sewer, and cable TV shall be placed underground, with easements provided as required, and designed and constructed in accordance with City Codes and the utility provider. 19. Prior to the issuance of any grading permit, as deemed necessary by the Department of Public Works, the Developer shall consult with the State of Califomia Department of Fish and Game, U.S. Army Corps of Engineers, and U.S. Fish and Wildlife Service to determine if permits or approvals are necessary from such agencies for any action contemplated by this proposal. Such consultation shall be in writing, and copies of said correspondence, including responses from agencies, shall be submitted to the City. Where appropriate, the terms, conditions, and recommendations of the noted agencies shall be incorporated as Conditions of Approval into the areas of development. 20. Landscaping and permanent irrigation facilities shall be installed with street improvements. Perimeter walls, where required, shall be treated with graffiti-resistant coating and shall be installed adjacent to street improvements within each phase. 21. A phasing plan addressing the schedule of necessary infrastructure requirements shall be approved by the Department of Public Works and the Planning Director prior to approval of any subsequent application. 22. The Developer shall pay to the City the Public Facilities Development Impact Fee as required by, and in accordance with, Chapter 15.06 of the Temecula Municipal Code and all Resolutions implementing Chapter 15.06. CIRCULATION 23. Adequate primary and secondary access shall be provided for each phase of development as approved by the Department of Public Works. Access to office and commercial areas shall be reviewed by the Department of Public Works at the time of submittal of individual development applications. Additional rights-of-way at entries to the aforementioned sites may be required to provide for tuming lanes as directed by the Department of Public Works. 24. The exact location and number of access points shall be subject to review and approval by the Department of Public Works upon future tentative map and/or development plan approvals. 25. All street sections shall correspond with Typical Roadway Cross Sections and requirements of the Circulation Element of City's General Plan, City ordinances and standards or as approved with the Wolf Creek Specific Plan. 26. All intersection intervals shall comply with City standards and requirements. R:~S P\Wolf Creek SP%COA-SP .doc 4 27. The Developer shall provide bus bays and shelters within the Specific Plan. Location and number of bus bays shall be subject to approval of the City and Riverside Transportation Agency (RTA). Additional rights-of-way dedications associated with bus bays shall be provided by the Developer. 28. Necessary improvements have been/will be conditioned based on the project traffic studies and the conceptual phasing plan shown on Section III. 8. of the Specific Plan. Any substantive rephasing of the development must be approved by the Planning and Public Works Director through a rephasing application. Prior to the issuance of occupancy permits within any phase, all on and offsite improvements as referred to in the Traffic Reports and subsequent addenda along with additional requirements set herein, or as set by conditions on individual tracts, must be constructed and/or bonded as required by the Department of Public Works. 29. Ensuing Traffic Repods, analyzing traffic impacts associated with subsequent development stages of the Specific Plan, shall be submitted to identify implementation and timing of the necessary improvements to mitigate cumulative traffic impacts. 30. If the City has a Capital Improvement Project to design and construct Pala Road from Rainbow Canyon Road to Fairview Road to its ultimate configuration including environmental mitigation, the Developer shall pay their fair share and reimburse the City for their street improvement obligation. DRAINAGE 31. Drainage and flood control facilities shall be provided in accordance with the requirements of the City and/or Riverside County Flood Control and Water Conservation District (RCFC&WCD). 32. Prior to approval of any subsequent development applications, the Developer shall submit the master drainage plan to the City and RCFC&WCD to review the adequacy of the proposed and existing downstream drainage facilities. 33. Drainage facilities within each phase shall be constructed immediately after the completion of the site grading and prior to or concurrently with the initial site development within that phase. 34. All drainage facilities shall be designed to convey 100 year storm flows, subject to the approval of the Department of Public Works and RCFC&WCD, as applicable. 35. The Developer shall construct the proposed on and offsite drainage facility improvements and the interim detention basin provision as recommended in the Specific Plan and Drainage Study documents and/or as directed by the Department of Public Works and RCFC&WCD, as applicable. 36. As required by the Department of Public Works, additional Hydrology and Hydraulic Reports shall be submitted with subsequent development applications to study the drainage impacts and analyze necessary measures to mitigate the runoff created as part of the development of this project. 37. The Developer shall accept and properly dispose of all off-site drainage flowing onto or through the site. R:%S P\Wolf Creek SP\COA-SP.doc 5 38. The Developer shall protect downstream properties from damages caused by alteration of the drainage pattems; i.e. , concentration or diversion of flow. Protection shall be provided by constructing adequate drainage facilities, including enlarging existing facilities or by securing drainage easements. WATER AND SEWER 39. Water and sewer facilities shall be installed in accordance with the requirements and specifications of the City, Rancho California Water Distdct (RCWD), and Eastem Municipal Water Distdct (EMWD). Such requirements shall be applied at the subdivision or plot plan stages of the development. 40. Prior to the approval of subsequent development applications, the Developer shall submit the master water plan to RCWD to check for adequacy of the proposed water facilities. The Developer shall obtain written approval for the water system from RCWD. 41. Prior to the approval of subsequent development applications, the Developer shall submit the master sewer plan to EMWD to check for adequacy of the proposed sewer facilities. The Developer shall obtain written approval for the sewer system from EMWD. GRADING 42. No grading shall be permitted for any development area prior to tentative map or plot plan approval and issuance of grading permits for the specific area of development. 43. Prior to Final Map recordation or issuance of Grading Permit, the DeVeloper is responsible to bond for and construct the traffic signals at the project's accesses, as required, including the associated street improvements, based on traffic signal warrants analysis relative to subsequent tentative maps and/or development applications. 44. Grading plans and operations shall be in accordance with the Uniform Building Code, City Grading Standards, the recommendations contained in the Geotechnical Report, or any subsequent reports prepared for the project, the conditions of the grading permit, and accepted grading construction practices and the recommendations and standards specified in the Specific Plan and Environmental Impact Report (EIR) document. 45. Prior to issuance of any grading permit, erosion control plans shall be prepared in conformance with applicable City Standards and subject to approval by the Department of Public Works. The Developer shall post security and enter into an agreement guaranteeing the grading and erosion control improvements. 46. The Developer shall comply with the requirements of the National Pollutant Discharge Elimination System (NPDES) permit regulated by the State Water Resources Control Board, and the Storm Water Pollution Prevention Plan (SWPPP) implemented by the San Diego Regional Water Quality Control Board. 47. The site is in an area identified on the Flood Insurance Rate Maps as Flood Zone "A" and is subject to flooding of undetermined depths. Prior to the approval of any plans, the Developer shall demonstrate that the project complies with Chapter 15.12 of the Temecula Municipal Code for development within Flood Zone "A". Residential subdivisions shall obtain a Letter of Map Revision (LOMR) from the Federal Emergency Management Agency (FEMA). Commeroial subdivisions may obtain a LOMR at their discretion. 48. A Flood Plain Development Permit and Flood Study shall be submitted to the Department of Public Works for review and approval. The flood study shall be in a format acceptable to the Department and include, but not be limited to, the following criteria: R:%S P\Wolf Creek SP~COA-SP.doc 6 a. Drainage and flood protection facilities which will protect all structuras by divecling site runoff to streets or approved storm drain facilities. Adequate provision shall be made for the acceptance and disposal of surface drainage entedng the property from adjacent areas. The impact to the site from any flood zone as shown on the FEMA flood hazard map and any necessary mitigation to protect the site. d. Identity and mitigate impacts of grading to any adjacent floodway. The location of existing and post development 100-year floodplain and floodway shall be shown on the improvement plan. 49. Each ~ubsequent application for a phase of development shall include a conceptual grading plan to indicate at a minimum: 50. a. Preliminary quantity estimates for grading. b. Techniques and methods which will be used to prevent erosion and sedimentation dudng and after the grading process in compliance with the City Standards and NPDES requirements. c. Preliminary pad and roadway elevations. d. Designation of the borrow or stockpile site location for import/expod material. e. Approximate time frames for development including the identification of areas which will be graded during the rainy months. f. Hydrelogy and hydraulic concems and mitigations. Major grading activities shall be scheduled dudng the dry season wherever possible, or as otherwise appreved by the Department of Public Works. 51. Soils stabilization, which may include revegetation of graded areas, shall occur within 30 days of completion of grading activities as directed by the Department of Public Works. 52. The site shall be watered dudng grading operations to ccntrel dust. 53. Temporary drainage and sediment control devices shall be installed as directed by the Department of Public Works. 54. An import/export route shall be submitted to the Department of Public Works pdor to issuance of any grading permit. The plan shall include limitation to the duration of the grading operation and construction activities, a Traffic Control Plan, and a daily time schedule of operations. 55. Pdor to issuance of any grading permit, a soils reports shall be submitted to the Department of Public Works for review and approval, to address engineedng, geologic, seismic, and soils engineedng concems for each tentative map or commercial parcel map for each phase of proposed development. 56. A Geotechnical Report shall be prepared by a registered engineer or engineedng geologist and submitted to the Department of public Works with the initial grading plan check. The report shall address special study zones and identity any geotechnical hazards for the site including location of faults and potential for liquefaction. The report shall include recommendations to mitigate the impact of ground shaking and liquefaction. R:~S P\Wolf Creek SP~OA-SP.~oc 7 57. All public streets shall be maintained and cleaned if necessary on a daily basis during grading operation and construction activities. Cash deposit, letter of credit or posting of bond to guarantee maintenance of all public fights-of-way affected by the grading operations and construction activities, shall be posted pdor to issuance of grading permits. 58. If subsequent Geotechnical and Soils Reports determine that dewatering of the site is necessary during construction, necessary permits (ie. in compliance with NPDES permit) shall be obtained from apprepdate agencies prior to approval of the grading plans. PHASING 59. Construction of the development permitted by the Specific Plan, including recordation of final subdivision maps, may be carried out in stages provided that, adequate vehicular access is constructed for all dwelling units in each stage of development and further provided that such development conforms substantially with the intent and purpose of the Specific Plan Phasing Plan. 60. Development applications shall be submitted for each planning unit in each phase. Total acreage and land uses within each phase shall be substantially in accordance with the specifications of the Specific Plan. 2. INFRASTRUCTURE PHASE A a. CIRCULATION The following improvements shall be complete prior to the first building permit i. Improve Pala Road from Loma Linda Road to Via Gilbedo (Urban Artedal Highway Standards - 134' R/W) to include dedication of half_width street fight- of-way, installation of half-width street improvements, paving, curb and gutter, sidewalk, street lights, drainage facilities, signing and striping, utilities (including but not limited to water and sewer) and a 14 foot wide raised landscaped median. ii. Improve Pala Road from Via Gilberto to Wolf Valley Road (Arterial Highway Standards - 110' R/W) to include dedication of half-width street right-of-way, installation of half-width street improvements, paving, curb and gutter, sidewalk, street lights, drainage facilities, signing and striping, utilities (including but not limited to water and sewer), and a 14 foot wide raised landscaped median iii. Improve Pala Road from Wolf Valley Road to Fairview Road to accommodate a 60 foot wide pavement (four vehicular travel lanes including a center turn lane), signing and striping. iv. Via Del Coronado from Via Cordoba to Loma Linda Road (Collector Road Standards - 66' R/W) to include dedication of half-width street fight-of-way plus twelve feet, installation of the remainder of street improvements, paving, curb and gutter, sidewalk, street lights, drainage facilities, signing and striping, utilities (including but not limited to water and sewer) v. In the event that the interim improvements on Pala Road from Rainbow Canyon Road to Loma Linda Road are not complete prior to the first building permit, the Developer shall improve Pala Road to accommodate a 60 foot wide pavement (four vehicular travel lanes including a center tum lane), signing and striping. The City may reimburse the Developer for their fair share of the street improvement obligation as determined by the Director of Public Works. R:%S P\Wolf Creek SP\COA-SP.doc 8 vi. Intedor Loop Road from Pala Road to Wolf Valley Road (Modified Residential Collector Street - 85' R/W) to include dedication of full-width right-of-way, installation of full-width street improvements, paving, curb and gutter, sidewalk, street lights, drainage facilities, signing and striping, utilities (including but not limited to water and sewer) vii. Wolf Valley Road from the northerly Specific Plan boundary to Pala Road (Modified Secondary Highway - 110' R/VV) to include dedication of full-width right-of-way, installation of full-width street improvements, paving, curb and gutter, sidewalk, street lights, drainage facilities, signing and striping, utilities (including but not limited to water and sewed. viii. Loma Linda Road from Via [:)el Coronado to Pala Road (Principal Collector Highway - 78' R/W) to include to include dedication of half-width street right- of-way plus six feet, installation of half-width street improvements plus six feet, paving, curb and gutter, sidewalk, street lights, drainage facilities, signing and striping, utilities (including but not limited to water and sewer). Prior to the 473rd Building Permit: ix. An approved funding and implementation mechanism/fair share contribution program as approved by the Director of Public Works shall be in place to guarantee the improvement of Pala Road from Highway 79 South to Loma Linda Road (Urban Aderial Highway Standards - 134' RAN) to include acquisition of street right-of-way, installation of street improvements, paving, curb and gutter, sidewalk, street lights, drainage facilities, signing and striping and a 14 foot wide raised landscaped median. x. Street "A" from Interior Loop Road (North) to Loma Linda Road (Principal Collector Highway - 78' R/VV) to include dedication of full-width street right-of- way, installation of full-width street improvements, paving, curb and gutter, sidewalk, street lights, drainage facilities, signing and striping, utilities (including but not limited to water and sewer) b. DRAINAGE i. Construct backbone channel and/or drainage facilities and all associated improvements per Riverside County Flood Control and Water Conservation District and the City of Temecula requirements for the following: (1) Pala Road north of Wolf Valley (2) Wolf Valley Road from the northedy Specific Plan boundary to Pala Road (3) Loma Linda Road from Via [:)el Coronado to Pala Road (4) Interior Loop Road (North) from Wolf Valley Road to Pala Road (5) Street "A" from Interior Loop Road (North) to Loma Linda Road (6) Intedor storm drain facilities c, WATER AND SEWER i. Install water mains per Rancho California Water District requirements and sewer mains per Eastem Municipal Water District requirements for the following roadways: (1) Pala Road north of Wolf Valley Road (2) Wolf Valley Road from the northerly Specific Plan boundary to Pala Road R:%S P\Woff Creek SP%COA-SP.doc 9 (3) (4) (5) (6) Intedor Loop Road (North) from Wolf Valley Road to Pala Road Street "A" from Interior Loop Road (North) to Loma Linda Road Intedor Loop Road (North) Interior facilities d. TRAFFIC SIGNALS i. Prior to the first building permit, the developer shall install a traffic signal with conduits for future interconnect at the following intersections: (1) Pala Road and Loma Linda Road (2) Pala Road and Wolf Valley Road including provisions for a dual southbound left tum pocket from Pala Road to Wolf Valley Road (3) Pala Road and Interior Loop Road (North) ii. Prior to the 100TH Building Permit, the following signal shall be installed and operational: (1) Pala Road and Clubhouse Drive (2) Pala Road and Muirfield Drive INFRASTURCTURE PHASE B The following improvements shall be complete prior to the 823~ building permit a. CIRCULATION i. Improve Pala Road from Wolf Valley Road to Fairview Road (Arterial Highway Standards - 110' R/W) to include dedication of half-width street right-of-way, installation of full-width street improvements, paving, curb and gutter, sidewalk, street lights, drainage facilities, signing and striping, utilities (including but not limited to water and sewer), and a 14 foot wide raised landscaped median ii. Interior Loop Road (South) from Wolf Valley Road to Pala Road (Modified Residential Collector Street - 85' PJW) to include dedication of full-width right-of-way, installation of full-width street improvements, paving, curb and gutter, sidewalk, street lights, drainage facilities, signing and striping, utilities (including but not limited to water and sewed iii. Prior to the opening of the High School or the 1557b building permit, the Developer shall improve Fairview Road from Pala Road to the Specific Plan boundary ((Secondary Road Standards - 88' R/W) to include dedication of half-width right-of-way, installation of half-width street improvements, paving, curb and gutter, sidewalk, street lights, drainage facilities, signing and striping, utilities (including but not limited to water and sewer) b. DRAINAGE i. Construct backbone channel and/or drainage facilities and all associated improvements per Riverside County Flood Control and Water Conservation District and the City of Temecula requirements for the following: (1) Pala Road from Wolf Valley Road to Fairview Drive (2) Interior Loop Road (South) from Wolf Valley Road to Pala Road (3) Fairview Drive from Pala Road to the Specific Plan boundary R:~S P\Wolf Creek SP~COA-SP.doc 10 (4) Intedor storm drain facilities WATER AND SEWER i. Install water mains per Rancho Califomia Water District requirements and sewer mains per Eastern Municipal Water District requirements for the following roadways: (1) Pala Road from Wolf Valley Road to Fairview Drive (2) Interior Loop Road (South) from Wolf Valley Road to Pala Road (3) Fairview Drive from Pala Road to the Specific Plan boundary (4) Interior facilities TRAFFIC SIGNAL The following traffic signal shall be installed and operational with conduits for future interconnect at the following intersection: i. Prior to the 823~d Certificate of Occupancy (1) Wolf Valley Road and Interior Loop Road (South) ii. Prior to the 1,557th Certificate of Occupancy or opening of the High School, whichever occurs first (1) Pala Road and Interior Loop Road (South) (2) Pala Road and Fairview Road FIRE DEPARTMENT The following are the Fire Department Conditions of Approval for this project. All questions regarding the meaning of these conditions shall be referred to the Fire Prevention Bureau. 61. Prior to the first building permit issued in Planning Areas 7-24, the developer shall dedicate a 2.5 acre Fire Station site southeasterly of the intersection of Wolf Valley Parkway and Wolf Creek Loop Road, and pdor to the first final inspection in Planning Areas 7-24, the developer shall construct a fire station as approved by the Fire Department on the site described within Planning Area 14. 62. 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 Califomia Building Code (CBC), Califomia Fire Code (CFC), and related codes which are in force at the time of building plan submittal. 63. The Fire Prevention Bureau is required to set a minimum fire flow for residential land division per CFC Appendix Ill.A, Table A-Ill-A-1. The developer shall provide for this project, a water system capable of delivering 1500 GPM at 20-PSI residual operating pressure with a 2-hour duration. The required fire flow may be adjusted dudng the approval process to reflect changes in design, construction type, or automatic fire protection measures as approved by the Fire Prevention Bureau. The Fire Flow as given above has taken into account all information as provided. (CFC 903.2, Appendix Ill-A) R:%S P~Wolf Creek SP~COA-SP,doc 11 The Fire Prevention Bureau is required to set minimum fire hydrant distances per CFC Appendix Ill. B, Table A-Ill-B-1. Standard fire hydrants (6" x 4" x 2 1/2" outlets) shall be located on Fire Department access roads and adjacent public streets. Hydrants shall be spaced at 500 feet apart, at each intersection and shall be located no more than 250 feet from any point on the street or Fire Department access read(s) frontage to a hydrant. The required fire flow shall be available from any adjacent hydrant(s) in the system. (CFC 903.2, 903.4.2, and Appendix Ill-B) 65. The Fire Prevention Bureau is required to set a minimum fire flow for commercial land division per CFC Appendix Ill-A, Table A-Ill-A-1. The developer shall provide for this project, a water system capable of delivering 4000 GPM at 20-PSI residual operating pressure with a 4 hour duration. The required fire flow may be adjusted dudrig the approval process to reflect changes in design, construction type, or automatic fire protection measures as approved by the Fire Prevention Bureau. The Fire Flow as given above has taken into account all information as provided. (CFC 903.2, Appendix Ill-A) 68. The Fire Prevention Bureau is required to set minimum fire hydrant distances per CFC Appendix Ill-B, Table A-Ill-B-1. Super fire hydrants (6" x 4" x 2-2 1/2" outlets) shall be located on Fire Department access roads and adjacent public streets. Hydrants shall be spaced at 350 feet apart, at each intersection and shall be located no more than 210 feet from any point on the street or Fire Department access read(s) frontage to a hydrant. The required fire flow shall be available from any adjacent hydrant(s) in the system. (CFC 903.2, 903.4.2, and Appendix Ill-B) 67. Maximum cul-de-sac length shall not exceed 1320 feet. Minimum turning radius on any cul- de-sac shall be forty-five (45) feet. (CFC 902.2.2.3) 68. If construction is phased, each phase shall provide appreved access and fire protection pdor to any building construction. (CFC 8704.2 and 902.2.2) 69. Prior to building construction, all locations where structures are to be built shall have approved temporary Fire Department vehicle access roads for use until permanent roads are installed. Temporary Fire Department access roads shall be an all weather surface for 80,000 Ibs. GVVV. (CFC 8704.2 and 902.2.2.2) 70. Pdor to building final, all locations where structures are to be built shall have approved Fire Department vehicle access roads to within 150 feet to any portion of the facility or any portion of an exterior wall of the building(s). Fire Department access roads shall be an all weather surface designed for 80,000 Ibs. GVVV with a minimum AC thickness of .25 feet. ( CFC sec 902) 71. Fire Department vehicle access roads shall have an unobstructed width of not less than twenty-four (24) feet and an unobstructed vertical clearance of not less than thirteen (13) feet six (6) inches. (CFC 902.2.2.1) 72. Pdor to building construction, dead end road ways and streets in excess of one hundred and fifty (150) feet which have not been completed shall have a turnaround capable of accommodating fire apparatus. (CFC 902.2.2.4) 73. Pdor to building construction, this development shall have two (2) points of access, via all- weather surface roads, as approved by the Fire Prevention Bureau. (CFC 902.2.1) 74. Prior to issuance of building permits, the developer shall furnish one copy of the water system plans to the Fire Prevention Bureau for approval prior to installation. Plans shall be: signed by a registered civil engineer;, contain a Fire Prevention Bureau approval signature R:~S P\Wdf Cred( SP%COA-SP.doc 12 block; and conform to hydrant type, location, spacing and minimum fire flow standards. After the plans are signed by the local water company, the originals shall be presented to the Fire Prevention Bureau for signatures. The required water system including fire hydrants shall be installed and accepted by the appropriate water agency prior to any combustible building materials being placed on an individual lot. (CFC 8704.3, 901.2.2.2 and National Fire Protection Association 24 1-4.1) 75. Pdor to issuance of a Certificate of Occupancy or building final, approved numbers or addresses shall be provided on all new and existing buildings in such a position as to be plainly visible and legible from the street or road fronting the property. Numbers shall be of a contrasting color to their background. Commercial, multi-family residential and industrial buildings shall have a minimum twelve (12) inches numbera with suite numbers a minimum of six (6) inches in size. All suites shall gave a minimum of six (6) inch high letters and/or numbers on both the front and rear doors. Single family residences and multi-family residential units shall have four (4) inch letters and/or numbers, as approved by the Fire Prevention Bureau. (CFC 901.4.4) 76. Prior to issuance of a Certificate of Occupancy or building final, a directory display monument sign shall be required for apartment, condominium, townhouse or mobile home parks. Each complex shall have an illuminated diagrammatic layout of the complex which indicates the name of the complex, all streets, building identification, unit numbers, and fire hydrant locations within the complex. Location of the sign and design specifications shall be submitted to and be approved by the Fire Prevention Bureau pdor to installation. 77. Prior to issuance of a Certificate of Occupancy or building final, "Blue Reflective Markers" shall be installed to identify fire hydrant locations. (CFC 901.4.3) 78. 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 902.4) 79. Prior to final inspection of any building, the applicant shall prepare and submit to the Fire Department for approval, a site plan designating Fire Lanes with appropriate lane painting and or signs. Special Conditions 80. Prior to issuance of building permits, fuel modification plans shall be submitted to the Fire Prevention Bureau for review and approval for all open space areas adjacent to the wildland* vegetation interface. (FC Appendix II-A) Prior to issuance of building permits, plans for structural protection from vegetation fires shall be submitted to the Fire Prevention Bureau for review and approval. The measures shall include, but are not limited to, enclosing eaves, noncombustible barriers (cement or block walls), and fuel modification zones. (CFC Appendix II-A). TEMECULA COMMUNITY SERVICES DEPARTMENT The Temecula Community Services Distdct (TCSD) provides the following conditions of approval for the Wolf Creek Specific Plan: R:~S P\Wolf Creek SP\COA-SP.do¢ t3 General ReQuirements: If any of the following conditions of approval differ from the Specific Plan text or exhibits, the conditions enumerated heroin shall take precedent. 81. The current park dedication requirement (Quimby) of 27.49 acres (based on 2,144 dwelling units) shall be satisfied with the credits identified in the Wolf Creek Spedtic Plan No. 12. Additional park acreage or equivalent in-lieu fees shall be required, if proposed school sites are not acquired by the school district and additional residential units are constructed. In the event that the parkland credits fall short, the developer will either increase the size of the pdvate recreation facility in Planning Area 14, receive 50% credit forthe private recreational facilities in the multifamily areas, or increase the size of the 4.5 acre park in Planning Area 19. The developer may pay in-lieu fees to satisfy park requirements, if approved by the Director of Community Services. 82. Upon final approval of the spedtic plan, cortification of the EIR and the end of any appeal process the developer shall convey the 1.5 acres in Planning Area 4 to the City by grant deed free and clear of any liens, assessment fees, or easements that would preclude the City from utilizing the properly for public purposes. A policy of title insurance and a soils assessment repod shall also be provided at the time of conveyance. 83. The actual design of the community park in Planning Area 11, the neighborhood park in Planning Area 19 and the linear park along the Interior Loop Road shall be in substantial conformance with the conceptual design identified within the Spedtic Plan. Priorto submittal of construction plans, the developer shall meet with the Director of Community Services to determine the location and specifications of the park amenities to be provided on site. 84. All park and slope/landscape plans submitted for consideration shall be in conformance with the City of Temecula Landscape Development Plan Guidelines and Specifications. 85. The design of the parks in Planning Area 11 and 19 and the linear park along the Intedor Loop Road shall provide for pedestrian circulation and access for the disabled throughout the park. 86. Construction of the public park sites and proposed TCSD landscape maintenance areas shall commence pursuant to a pre-job meeting with the developer and TCSD Maintenance Superintendent. Failure to comply with the TCSD review and inspection process may preclude acceptance of these areas into the TCSD maintenance programs. 87. The developer, the developers successor or assignee, shall be responsible for all maintenance of the park sites and slopes/landscaping areas until such time as those responsibilities are accepted by the TCSD. 88. The parks shall be improved and dedicated to the City free and dear of any liens, assessment fees, or easements that would produde the City from utilizing the property for public purposes. A policy of title insurance and a soils assessment report shall also be provided with the dedication of the property. 89. All exterior slope/landscape areas contiguous to public streets that are adjacent to single family residential development shall be offered for dedication to the TCSD for maintenance purposes following compliance to existing City standards and completion of the application process. All other landscape areas, entW monumentation, signage, pedestrian portals, bus shelters, walls and the drainage channel along Pala Road shall be maintained by the Homeowners Assodation (HOA), private maintenance association or property owner. R:~S P\Woif Creek SP\COA-SP.dOC 14 90. 91. 92. A ten (10) foot wide pedestdan pathway/Class I bike lane will be constructed within the linear park (east side) and the paseo (west side) of the Intedor Loop Road. Class II bicycle lanes will be included on both sides of "A" Street, Wolf Valley Road, and the adjacent portion of Pala Road, Loma Linda Road and Fairview Road. Class II bike lanes, shall be constructed in concurrence with the street improvements. The developer is entitled to receive a credit against the park component of the City's Development Impact Fee (DIF) based upon the actual cost of improving the community park (Planning Area 11) and the neighborhood park (Planning Area 19). No DIF credits shall be provided for the development of the linear park other than the specific amenities proposed by the developer and approved by the Director of Community Services. The fee/credit issue shall be addressed pursuant to the execution of a Developer Agreement or a Park Improvement Agreement between the applicant and the City prior to approval of the final map. Prior to Approval of the Final Map: 93. The developer, or his assignee, shall offer for dedication, enter into an agreement and post security with the TCSD to improve the proposed parkland located in Planning Areas 11 and 19 and the linear park along the Intedor Loop Road in accordance with the City standards. 94. All TCSD slope/landscaping maintenance areas shall be offered for dedication on the final map. 95. All areas intended for dedication to the TCSD for maintenance shall be identified on the final map by numbered lots and indexed to identify said lots numbers as a proposed TCSD maintenance area. 96. The subdivider shall post secudty and enter into an agreement to improve all proposed TCSD maintenance areas. 97. Construction drawings for all proposed TCSD slope/landscape maintenance areas and the public park sites shall be reviewed and approved by TCSD. 98. A notice of intention to annex into the Temecula Community Services Distdct Service Levels B, C, and D shall be submitted to the TCSD pdor to approval of the final map. The property owner election costs involved in the distdct formation or annexation shall be bome by the developer. Pdor to Issuance of Building Permits: 99. Pdor to the installation of street lights or issuance of building permits, whichever comes first, the developer shall file an application and pay the appropdate fees to the TCSD for the dedication of artedal and residential street lights into the appropriate TCSD maintenance program. 100. The linear park including one activity node, north of Wolf Valley Road, shall be improved and dedicated to the City prior to the issuance of the 400th residential building permit for the overell project. R:%S P%Woif Creek SP%COA-SP.doc 15 101. 102. 103. The 14-acre community park in Planning Area 11 shall be improved and dedicated to the City pdor to the issuance of the 800th residential building permit for the overall project. The linear park including two activity nodes, south of Wolf Valley Road, shall be improved and dedicated to the City pdor to the issuance of the 1400th residential building permit for the overall project. The 4.5-acre neighborhood park in Planning Area 19 will be improved and dedicated to the City pdor to the issuance of the 1,600th residential building permit for the overall project. Prior to Issuance of Certificates of Occupancy: 104. Pdor to the issuance of the first certificate of occupancy within each phase map, the developer shall submit the most current list of Assessors Parcel Numbers assigned to the final project. 105. It shall be the developer's responsibility to provide written disclosure of the existence or TCSD and its service level rates and charges to all prospective purchasers. By placing my signature below, I confirm that I have read, understand and accept all the above Conditions of Approval. I further understand that the property shall be maintained in conformance with these conditions of approval and that any changes I may wish to make to the project shall be subject to Community Development Department approval. Applicant Name R:~S P~Wolf Creek SP~COA-SP,doc 16 EXHIBIT C GENERAL PLAN COMPARISON R:\S P\Wolf Creek SP\STAFFRPT.PC for SP,EIR,GPA, map.doc ~/ 0 "- / ' --- ATTACHMENT NO. 2 PC RESOLUTION NO. 2000- TENTATIVE TRACT MAP 29305 R:%S P%Wdf Credx SP%STAFFRPT.PC for SP,EIR,GPA, map.doe 16 A'R'ACHMENT NO. 2 PC RESOLUTION NO. 00- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA APPROVING PLANNING APPUCATION NO. PA00- 0052 (TENTATIVE TRACT MAP NO. 29305) TO SUBDIVIDE 557 ACRES INTO 47 PARCELS WHICH CONFORM TO THE PLANNING AREAS, OPEN SPACE AREAS, SCHOOL AND PARK SITES OF THE WOLF CREEK SPECIFIC PLAN, LOCATED ON THE EAST SIDE OF PALA ROAD, BETWEEN LOM ALINDA ROAD AND FAIRVIEW AVENUE, AND KNOWN AS ASSESSOR'S PARCEL NOS. 950-110-002, -005, -033 AND 950-180-001, -005, -006 AND- 010· WHEREAS, SP Murdy, LLC filed Planning Application No. PA00-0052 (the "Application") in a manner in accord with the City of Temecula General Plan, Development Code and Subdivision Ordinance; WHEREAS, the Application was processed including, but not limited to public notice, in the time and manner prescribed by State and local law; WHEREAS, the Planning Commission, at a regular meeting, considered the Application on September 6, 2000, 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 opposition to this matter; WHEREAS, at the conclusion of the Commission headng and after due consideration of the testimony, the Commission approved the Application subject to the conditions after finding that the project proposed in the Application conformed with the City of Temecula General Plan, Development Code and Subdivision Ordinance; NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF TEMECULA DOES RESOLVE, DETERMINE AND ORDER AS FOLLOWS: Sectiol~ 1 · reference. That the above recitations are true and correct and are hereby incorporated by Section 2. Findings. That the Temecula Planning Commission, in approving the Application, hereby makes the following findings as required in Section 16.09.140 of the Temecula Municipal Code. A. The proposed subdivision and the design and improvements of the subdivision is consistent with the Development Code, General Plan, any applicable specific plan and the City of Temecula Municipal Code; B. The tentative map does not propose to divide land which is subject to a contract entered into pursuant to the Califomia Land Conservation Act of 1965, or the land is subject to a Land Conservation Act contract but the resulting parcels following division of the land will not be too small to sustain their agricultural use; R:%S P\Wolf Creek SP%RES-TM.PC.dOC 1 C. The site is physically suitable for the type and proposed density of development proposed by the tentative map; D. The design of the subdivision and the proposed improvements, with conditions of approval, are either:. E. Not likely to cause significant environmental damage or substantially and avoidably injure fish or wildlife or their habitat; or F. An environmental impact report has been propared and a finding has been made, pursuant to Public Resources Code Section 21081(a) (3), finding that specific economic, social, or other considerations make infeasible mitigation measures or project altematives identified in the environmental impact report; G. The design of the subdivision and the type of improvements am not likely to cause serious public health problems; H. The design of the subdivision provides for future passive or natural heating or cooling opportunities in the subdivision to the extent feasible; I. The design of the subdivision and the type of improvements will not conflict with easements accluirad by the public at large for access through or use of property within the proposed subdivision, or the design of the altemate easements which are substantially equivalent to those previously accluirad by the public will be provided. J. The subdivision is consistent with the City's parkland dedication requirements (Quimby). Section 3. Environmental Coml}liance. An Initial Study prepared for this project indicates that although the proposed project could have a significant impact on the environment, there will not be a significant effect in this case because the mitigation measures described in the Conditions of Approval have been added to the project, and a Negative Declaration, therefore, is hereby granted. Section 4. Conditions. That the City of Temecula Planning Commission hereby conditionally approves the Application (Tentative Tract Map No. 29305) for the subdivision of a 557 acre parcel into 47 parcels which conform to the planning areas, open space areas, school and park sites of the Wolf Creek Specific Plan, located on the east side of Pala Road, between Loma Linda Road and Fairview Avenue, and known as Assessor's Parcel Nos. 950-110-002, -005, -033 and 950- 180-001, -005, -006 and -010, subject to the project specific conditions set fodh on Exhibit A, attached hereto, and incorporated herein by this reference. R:%S P\Wdf Creek Sp~RES-TM.PC.doC 2 Section 5. PASSED, APPROVED AND ADOPTED this sixth day of September, 2000. Ron Guerriero, Chairperson I HEREBY CERTIFY that the foregoing Resolution was duly adopted by the Planning Commission of the City of Temecula at a regular meeting thereof, held on the sixth day of September, 2000 by the following vote of the Commission: AYES: NOES: ABSENT: PLANNING COMMISSIONERS: PLANNING COMMISSIONERS: PLANNING COMMISSIONERS: Debbie Ubnoske, Secretary R:~S P\Wolf Creek SP~RES-TM.PC,doc 3 EXHIBIT A CONDITIONS OF APPROVAL TENTATIVE TRACT MAP 29305 R:~S P\Woif Creek SP~STAFFRPT.PC for SP,EIR,GPA, map.doc 17 EXHIBIT a CITY OF TEMECULA CONDITIONS OF APPROVAL Planning Application No. PA00- 0052 - Tentative Tract Map No. 29305 Project Description: Tentative Tract Map No. 29035 subdivides 557 acres into 47 lots, delineating the planning areas within the specific plan and lots for parks and schools. The Map is divided into two phases. Phase I is that portion of the project north of Wolf Valley Road, and Phase II is that portion of the project south of Wolf Valley Road. Assessor's Parcel Nos.: Approval Date: Expiration Date: 950-110-002, -005, -033 and 950-180-001, -005, -006 and -010 September 6, 2000 September 6, 2002 PLANNING DIVISION General Requiramente The tentative subdivision shall comply with the State of California Subdivision Map Act and to all the requirements of Ordinance No. 460, unless modified by the conditions listed below. A time extension may be appmved in accordance with the State Map Act and City Ordinance, upon written request, if made 30 days pdor to the expiration date. The permittee/applicant shall indemnity, protect and hold harmless, the City and any agency or instrumentality thereof, and/or any of its officers, employees, and agents from any and all claims, actions, or proceedings against the City, or any agency or instrumentality thereof, or any of its officers, employees, and agents, to attack, set aside, void, annul, or seek monetary damages resulting from an approval of the City, or any agency or instrumentality thereof, advisory agency, appeal board or legislative body including actions appmved by the voters of the City, conceming the Planning Application which action is brought within the appropriate statute of limitations period and Public Resources Code, Division 13, Chapter 4 (Section 21000 et. seq., including but not by the way of limitations Section 21152 and 21167). The City shall promptly notify the permittee/applicant of any claim, action, or proceeding brought forth within this time period. The City shall estimate the cost of the defense of the action and applicant shall deposit said amount with the City. City may require additional deposits to cover anticipated costs. City shall refund, without interest, any unused portions of the deposit once the litigation is finally concluded. Should the City fail to either promptly notify or cooperate fully, permittee/applicant shall not, thereafter be responsible to indemnify, defend, protect, or hold harmless the City, any agency or instrumentality thereof, or any of its officers, employees, or agents. Should the applicant fail to timely post the required deposit, the Director may terminate the lans use approval without further notice to the applicant. This project and all subsequent projects within this site shall be consistent with Specific Plan No. 12. The project and all subsequent projects within this site shall comply with all mitigation measures identified within the Final Environmental Impact Report for Wolf Creek, and the approved Mitigation Monitoring Program thereof. R:%S P\Wdf Creek SP%COA-TENT MAP 29306.doc 1 Prior to Issuance of Grading Permits A copy of the Rough Grading plans shall be submitted and approved by the Planning Division. The applicant shall comply with the provisions of Chapter 8.24 of the Temecula Municipal Code (Habitat Conservation) by paying the appropriate fee set forth in that ordinance or by providing documented evidence that the fees have already been paid. A qualified paleontologist/archaeologist shall be chosen by the developer for consultation and comment on the proposed grading with respect to potential paleontological/archaeological impacts. A meeting between the paleontologist/archaeologist, Community Development Department - Planning Division staff, and grading contractor pdor to the commencement of grading operations and the excavation shall be arranged. The paleontologisUarchaeologist or representative shall have the authority to temporarily divert, redirect or halt grading activity to allow recovery of fossils. Prior to Recordation of the Final Map A reciprocal ingress/egress agreement will be entered into with the Temecula Community Services District for parcels which are land locked as a result of the linear park lots. 9. The following shall be submitted to and approved by the Planning Division: a. A copy of the Final Map. b. A copy of the Environmental Constraint Sheet (ECS) with the following notes: 1) This property is located within thirty (30) miles of Mount Palomar Observatory. All proposed outdoor lighting systems shall comply with the Califomia Institute of Technology, Palomar Observatory recommendations, Ordinance No. 655. 2) The Wolf Creek Environmental Impact Report (EIR) was prepared for this project and is on file at the City of Temecula Community Development Department - Planning Division. 3) An Alquist-Pdolo Zone has been identified which affects the construction of habitable buildings. c. A copy of the Covenants, Conditions, and Restdctions (CC&R's) 1) CC&R's shall be reviewed and approved by the Planning Director. The CC&R's shall include liability insurance and methods of maintaining open space, recreation areas, parking areas, pdvate roads, extedor of all buildings and all landscaped and open areas including parkways. 2) No lot or dwelling unit in the development shall be sold unless a corporation, association, property owner's group or similar entity has been formed with the dght to assess all properties individually owned or jointly owned which have any dghts or interest in the use of the common areas and common facilities in the development, such assessment power to be sufficient to meet the expenses of such entity, and with authodty to control, and the duty to maintain, all of said mutually available features of the development. Such entity shall operate under recorded CC&R's which shall include compulsory R:%S P\Wolf Creek SP~COA-TENT MAP 29305.doc membership of all owners of lots and/or dwelling units and flexibility of assessments to meet changing costs of maintenance, repairs, and services. Recorded CC&R's shall permit enforcement by the City for provisions required as Conditions of Approval. The developershall submit evidence of compliance with this requirement to, and receive approval of, the city prior to making any such sale. This condition shall not apply to land dedicated to the City for public purposes. 3) Every owner of a dwelling unit or lot shall own as an appurtenance to such dwelling unit or lot, either (1) an undivided interest in the common areas and facilities, or (2) a share in the corporation, or voting membership in an association owning the common areas and facilities. Prior to Issuance of Building Permits 10. The following shall be submitted to and approved by the Planning Division: Three (3) copies of Construction Landscaping and Irrigation Plans. The location, number, genus, species, and container size of the plants shall be shown. The plans shall be consistent with the Water Efficient Landscaping Ordinance. The cover page shall identify the total square footage of the landscaped area for the site. The plans shall be accompanied by the following items: 1) Appropdate filing fee (per the City of Temecula Fee Schedule at time of submittal). 2) One (1) copy of the appmved grading plan, 3) Water usage calculations per Chapter 17.32 of the Development Code (Water Efficient Ordinance). 4) Total cost estimate of plantings and irrigation (in accordance with the approved plan). 5) The locations of all existing trees that will be saved consistent with the tentative map. 6) Automatic irrigation for all landscaped areas and complete screening of all ground mounted equipment from the view of the public from streets and adjacent property for: a) Front yards and slopes within individual lots prior to issuance of building permits for any lot(s). b) Private common areas prior to issuance of building permits. All landscaping excluding Temecula Community Services District (TCSD) maintained areas and front yard landscaping which shall include, but may not be limited to pdvate slopes and common areas. d) Shrub planting to completely screen perimeter walls adjacent to a public right-of-way equal to sixty-six (66) feet or larger. R:~S P~Wdf Creek SP~;OA-TENT MAP 29305,doc 3 7) Hardscaping for the following: a) Pedestrian trails within pdvate common areas Wall and Fence Plans consistent with the Conceptual Landscape Plans showing the height, location and the following materials for all walls and fences: 1) Decorative block for the perimeter of the project adjacent to a Public Right-of- Way equal to sixty-six (66) feet or larger and the side yards for comer lots. 2) Wrought iron or decorative block and wrought iron combination to take advantage of views for side and roar yards. 3) Wood fencing shall be used for all side and rear yard fencing when not restricted by a and b above. Procise Grading Plans consistent with the approved rough grading plans including all structural setback measuroments. 11. Roof-mounted mechanical equipment shall not be permitted within the subdivision, however solar equipment or any other energy saving devices shall be permitted with Planning Manager approval. Prior to Issuance of Occupancy Permits 12. If deemed necessary by the Planning Manager, the applicant shall provide additional landscaping to effectively scre,en various components of the project. 13. All roquired landscape planting and irrigation shall be installed consistent with the approved construction plans and shall be in a condition acceptable to the Planning Manager. The plants shall be healthy and free of weeds, disease, or pests. The irrigation system shall be propedy constructed and in good working order. 14. Front yard and slope landscaping within individual lots shall be completed for inspection. 15. Pdvate common area landscaping shall be completed for inspection prior to issuance of occupancy permits. 16. Performance securities, in amounts to be determined by the Planning Manager, to guarantee the maintenance of the plantings within private common areas for a pedod of one year, in accordance with the approved construction landscape and irrigation plan, shall be filed with the Community Development Department - Planning Division for 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 Planning Manager, the bond shall be released. 17. All of the foregoing conditions shall be complied with prior to occupancy or any use allowed by this permit. PUBLIC WORKS DEPARTMENT The Department of Public Works recommends the following Conditions of Approval for this project. Unless stated otherwise, all conditions shall be completed by the Developer at no cost to any Government Agency. R:~S P\W~4f Creek SP\COA-TENT MAP 29305.doc 4 General Requirements 18. It is understood that the Developer correctly shows on the tentative map all existing and proposed easements, traveled ways, improvement constraints and drainage courses, and their omission may require the project to be resubmitted for furlher review and revision. 19, There is no phasing proposed by the Applicant as part of this Tentative Tract Map. However the Wolf Creek Specific Plan includes four phases. Any future phasing applications shall be consistent with the approved Wolf Creek Spedtic Plan phasing. 20. A Grading Permit for either rough or predse grading shall be obtained from the Depadment of Public Works pdor to commencement of any construction outside of the City-maintained read right-of-way. 21. An Encroachment Permit shall be obtained from the Department of Public Works prior to commencement of any construction within an existing or proposed City right-of-way, 22. All improvement plans, grading plans, landscape and irrigation plans shall be coordinated for consistency with adjacent projects and existing improvements contiguous to the site and shall be submitted on standard 24" x 36" City of Temecula mylars. 23. If the City has a Capital Improvement Project to design and construct Pala Road from Rainbow Canyon Road to Fairview Road to its ultimate configuration including environmental mitigation, the Developer shall pay their fair share and reimburse the City for its street improvement obligation. Prior to Approval of the Final Map, unless other timing is indicated, the Developer shall complete the following or have plans submitted and approved, subdivision improvement agreements executed and securities posted: 24. As deemed necessary by the Department of Public Works, the Developer shall receive written clearance from the following agencies: a. San Diego Regional Water Quality Control Board b. Rancho Califomia Water District c. Eastem Municipal Water Distdct d. Riverside County Flood Control and Water Conservation District e. City of Temecula Fire Prevention Bureau f. Planning Department g. Department of Public Works h. Riverside County Health Department i. Cable TV Franchise j. Community Services Distdct k. General Telephone R:%S P\Wolf Creek SP%COA-TENT MAP 29305.doc 5 25. I. Southern Califomia Edison Company m. Southern Califomia Gas Company n. Fish & Game o. Army Corps of Engineers The following public improvements shall be designed to City of Temecula Public Works standards unless otherwise noted. These plans shall be reviewed and approved by the Department of Public Works: Improve Pala Road from Loma Linda Road to Via Gilberto (Urban Artedal Highway Standards - 134' R/W) to include dedication of half-width street right-of-way, installation of half-width street improvements, paving, curb and gutter, sidewalk, street lights, drainage facilities, signing and striping, utilities (including but not limited to water and sewer), and a 14 foot wide raised landscaped median Improve Pala Road from Via Gilberto to Fairview Road (Arterial Highway Standards - 110' R/W) to include dedication of half-width street right-of-way, installation of half- width street improvements, paving, curb and gutter, sidewalk, street lights, drainage facilities, signing and striping, utilities (including but not limited to water and sewer), and a 14 foot wide raised landscaped median Wolf Valley Road from Pala Road to the northerly Specific Plan boundary (Modified Secondary Highway- 110' R/W) to include dedication of full-width right-of-way, installation of full-width street improvements, paving, curb and gutter, sidewalk, street lights, drainage facilities, signing and striping, utilities (including but not limited to water and sewer), and a 14 foot wide raised landscaped median Loma Linda Road from Via Del Coronado to Pala Road (Principal Collector Highway- 78' R/W) to include to include dedication of half-width street right-of-way plus six feet, installation of half-width street improvements plus six feet, paving, curb and gutter, sidewalk, street lights, drainage facilities, signing and striping, utilities (including but not limited to water and sewer). Fairview Road from Pala Road to the Specific Plan boundary (Secondary Road Standards - 88' R/W) to include dedication of half-width right-of-way, installation of full-width street improvements, paving, curb and gutter, sidewalk, street lights, drainage facilities, signing and striping, utilities (including but not limited to water and sewer) Intedor Loop Road (Modified Residential Collector Street - 85' R/W) to include dedication of full-width right-of-way, installation of full-width street improvements, paving, curb and gutter, sidewalk, street lights, drainage facilities, signing and striping, utilities (including but not limited to water and sewer) Via Del Coronado from Via Cordoba to Loma Linda Road (Collector Road Standards - 66' R/W) to include dedication of half-width street right-of-way plus twelve feet, installation of the remainder of street improvements, paving, curb and gutter, sidewalk, street lights, drainage facilities, signing and striping, utilities (including but not limited to water and sewed R:%S P\Wolf Creek SP~COA-TENT MAP 29305.doc 6 26. h. Street "A" from Intedor Loop Road (North) to Loma Linda Road (Principal Collector Highway- 78' R/W) to include dedication of full-width street right-of-way, installation of full-width street improvements, paving, curb and gutter, sidewalk, street lights, drainage facilities, signing and striping, utilities (including but not limited to water and sewer) i. All street improvement design shall provide adequate right-of-way and pavement transitions per Caltrans standards for transition to existing street sections. j. Traffic signals with conduits for future interconnect at the following intersections: i) Pala Road and Loma Linda Road ii) Pala Road and Wolf Valley Road iii) Pala Road and Interior Loop Road (North) iv) Pala Road and Clubhouse Ddve v) Pala Road and Muirfield Drive . vi) Wolf Valley Road and Interior Loop Road vii) Paia Road and Interior Loop Road (South) viii) Pala Road and Fairview Road k. Construct backbone channel and/or drainage facilities and all associated improvements per Riverside County Flood Control and Water Conservation Distdct and the City of Temecula requirements for the following: ix) Pala Road x) Wolf Valley Road xi) Loma Linda Road xii) Interior Loop Road xiii) Fairview Drive xiv) Street "A" xv) Interior storm drain facilities Unless otherwise approved the following minimum chteda shall be observed in the design of the street improvement plans: Street centedine grades shall be 0.5% minimum over P.C.C. and 1.00% minimum over A.C. paving. Driveways shall conform to the applicable City Standard Nos. 207, 207A and/or 208. Street lights shall be installed along the public streets shall be designed in accordance with Ordinance No. 461. 7 R:~S P\Wolf Creek SP\COA-TENT MAP 29305.doc d. Concrete sidewalks shall be constructed in accordance with City Standard Nos. 400 and 401. 27. 28. 29. 30. 31. 32. 33. Design of street improvements shall extend a minimum of 300 feet beyond the project boundaries to ensure adequate continuity of design with adjoining properties. f. Minimum centedine radii shall be in accordance with City Standard No. 113. g. All reverse curves shall include a 100-foot minimum tangent section. h. All street and driveway centedine intersections shall be at 90 degrees. All units shall be provided with zero clearance garage doors and garage door openers if the ddveway is less than 18 feet in depth from back of sidewalk. Landscaping shall be limited in the comer cut-off area of all intersections and adjacent to ddveways to provide for minimum sight distance and visibility. All utility systems including gas, electric, telephone, water, sewer, and cable TV shall be provided underground. Easements shall be provided as required where adequate right-of-way does not exist for installation of the facilities. All utilities shall be designed and constructed in accordance with City Codes and the utility provider. All utilities, except electrical lines rated 33kv or greater, shall be installed underground A construction area Traffic Control Plan shall be designed by a registered Civil Engineer and reviewed by the Department of Public Works for any street closure and detour or other disruption to traffic circulation as required by the Department of Public Works. Relinquish and waive dght of access on all roadways with the exception of the openings as delineated on Tentative Tract Map. Comer property line cut off for vehicular sight distance and installation of pedestrian facilities shall be provided at all street intersections in accordance with Riverside County Standard No. 805. All easements and/or right-of-way dedications shall be offered for dedication to the public or other appropriate agency and shall continue in force until the City accepts or abandons such offers. All dedications shall be free from all encumbrances as approved by the Department of Public Works. Pursuant to Section 66493 of the Subdivision Map Act, any subdivision which is part of an existing Assessment District must comply with the requirements of said section. Pdorto City Council approval of the Final Map, the Developer shall make an application for reapportionment of any assessments with appropriate regulatory agency. Any delinquent property taxes shall be paid. An Environmental Constraints Sheet (ECS) shall be prepared in conjunction with the Final Map to delineate identified environmental concerns and shall be recorded with the map. A copy of the ECS shall be transmitted to the Planning Department for review and approval. The following information shall be on the ECS: R:~S P\Wolf Creek SP~;OA-TENT MAP 29305.doc 8 34. 35. 36. 37. 38. 39. 40. 41. 42. a. The delineation of the area within the 100-year floodplain. b. Spedal Study Zones. c. Geotechnical hazards identified in the project's geotechnical repod. d. Archeological resources found on the site. The Developer shall comply with all constraints which may be shown upon an Environmental Constraint Sheet recorded with any underlying maps related to the subject property. The Developer shall make a good faith effort to acquire the required off-site property interests, and if he or she should fail to do so, the Developer shall, pdor to submittal of the Final Map for recordation, enter into an agreement to complete the improvements pursuant to the Subdivision Map Act, Section 66462 and Section 66462.5. Such agreement shall provide for payment by the Developer of all costs incurred by the City to acquire the off-site property interests required in connection with the subdivision. Secudty of a podion of these costs shall be in the form of a cash deposit in the amount given in an appraisal repod obtained by the Developer, at the Developer's cost. The appraiser shall have been approved by the City pdor to commencement of the appraisal. A copy of the grading and improvement plans, along with supporting hydrologic and hydraulic calculations shall be submitted to the Riverside County Flood Control and Water Conservation District for approval prior to recordation of the Final Map or the issuance of any permit. A permit from Riverside County Flood Control and Water Conservation Distdct is required for work within their right-of-way. All utility systems including gas, electric, telephone, water, sewer, and cable TV shall be provided for underground, with easements provided as required, and designed and constructed in accordance with City Codes and the utility provider. Telephone, cable TV, and/or secudty systems shall be pre-wired in the residence. The Developer shall notify the Citys cable TV Franchises of the Intent to Develop. Conduit shall be installed to cable TV Standards at time of street improvements. Bus bays will be provided at all existing and future bus stops as determined by the Department of Public Works. Pdvate drainage easements for cross-lot drainage shall be required and shall be delineated and noted on the final map. Easements for sidewalks for public uses shall be dedicated to the City where sidewalks meander through pdvate property. Easements, when required for readway slopes, landscape easements, drainage facilities, utilities, etc., shall be shown on the final map if they are located within the land division boundary. All offers of dedication and conveyances shall be submitted for review and recorded as directed by the Department of Public Works. On-site drainage facilities located outside of road dght-of-way shall be contained within drainage easements and shown on the final map. A note shall be added to the final map stating, "drainage easements shall be kept free of buildings and obstructions." R:%S P\Wolf Creek SP\COA-TENT MAP 29305.doc 9 Prior to Issuance of Grading Permits 43. As deemed necessary by the Department of Public Works, the Developer shall receive wdtten clearance from the following agencies: a. San Diego Regional Water Quality Control Board b. Riverside County Flood Control and Water Conservation District c. Planning Department d. Department of Public Works A Grading Plan shall be prepared by a registered Civil Engineer in accordance with City of Temecula standards and appreved by the Department of Public Works prior to commencement of any grading. The plan shall incorporate adequate erosion control measures to protect the site and adjoining properties from damage due to erosion. 45. A Soils Report shall be prepared by a registered Civil or Soils Engineer and submitted to the Depadment of Public Works with the initial grading plan check. The report shall address all soils conditions of the site, and provide recommendations for the construction of engineered structures and preliminary pavement sections. 46. A Geotechnicel Report shall be prepared by a registered engineer or engineering geologist and submitted to the Department of public Works with the initial grading plan check. The report shall address special study zones and identify any geotechnical hazards for the site including location of faults and potential for liquefaction. The report shall include recommendations to mitigate the impact of ground shaking and liquefaction. 47. A Drainage Study shall be prepared by a registered Civil Engineer and submitted to the Department of Public Works with the initial grading plan check. The study shall identify storm water runoff quantities expected from the development of this site and upstream of the site. It shall identify all existing or proposed off-site or on-site, 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 pad of development of this project. The basis for analysis and design shall be a storm with a recurrence interval of one hundred years. 48. The Developer must comply with the requirements of the National Pollutant Discharge Elimination System (NPDES) permit from the State Water Resources Control Board. No grading shall be permitted until an NPDES Notice of Intent (NOI) has been filed or the project is shown to be exempt, 49. The Developer shall post secudty and enter into an agreement guaranteeing the grading and erosion control improvements in cenformance with applicable City Standards and subject to approval by the Department of Public Works. 50. A flood mitigation charge shall be paid. The Area Drainage Ran fee is payable to the Riverside County Flood Control and Water Conservation Distdct by either cashiers check or money order, pdor to issuance of permits, based on the prevailing area drainage plan fee. If the full Area Drainage Plan fee or mitigation charge has already been credited to this property, no new charge needs to be paid. R:%S P\Wolf Creek SP~COA-TENT MAP 29305.doc 10 51. The Developer shall obtain letters of approval or easements for any off-site work performed on adjoining properties. The letters or easements shall be in a format as directed by the Depadment of Public Works. 52. The site is in an area identified on the Flood Insurance Rate Maps as Flood Zone "A" and is subject to flooding of undetermined depths. Pdor to the approval of any plans, the Developer shall demonstrate that the project complies with Chapter 15.12 of the Temecula Municipal Code for development within Flood Zone "A". Residential subdivisions shall obtain a Letter of Map Revision (LOMR) from the Federal Emergency Management Agency (FEMA). Commercial subdivisions may obtain a LOMR at their discretion. 53. A Flood Plain Development Permit and Flood Study shall be submitted to the Department of Public Works for review and approval. The flood study shall be in a format acceptable to the Department and include, but not be limited to, the following criteria: Drainage and flood protection facilities, which will protect all structures by diverting site runoff to streets or approved storm, drain facilities. Adequate provision shall be made for the acceptance and disposal of surface drainage entedng the property from adjacent areas. The impact to the site from any flood zone as shown on the FEMA flood hazard map and any necessary mitigation to protect the site. d. Identify and mitigate impacts of grading to any adjacent floodway. The location of existing and post development 100-year floodplain and floodway shall be shown on the improvement plan. 54. All lot drainage shall be directed to the ddveway by side yard drainage swales independent of any other lot. Prior to Issuance of Building Permits 55. Final Map shall be approved and recorded. 56. A Precise Grading Plan shall be submitted to the Department of Public Works for review and approval. The building pad shall be certified by a registered Civil Engineer for location and elevation, and the Soils Engineer shall issue a Final Soils Report addressing compaction and site conditions. 57. Grading of the subject property shall be in accordance with the Uniform Building Code, the approved grading plan, the conditions of the grading permit, City Grading Standards and accepted grading construction practices. The final grading plan shall be in substantial conformance with the approved rough grading plan. 58. The Developer shall pay to the City the Public Facilities Development Impact Fee as roquirod by, and in accordance with, Chapter 15.06 of the Temecula Municipal Code and all Resolutions implementing Chapter 15.06. 59. Prior to the first building permit, the following improvements shall be complete: R:~S P\Wolf Creek SPM:;OA-TENT MAP 29305.do¢ 11 Improve Pala Road from Loma Linda Road to Via Gilberto (Urban Arterial Highway Standards - 134' R/W) to include dedication of half-width street right-of-way, installation of half-width street improvements, paving, curb and gutter, sidewalk, street lights, drainage facilities, signing and striping, utilities (including but not limited to water and sewed and a 14 foot wide raised landscaped median. Improve Pala Road from Via Gilberto to Wolf Valley Road (Arterial Highway Standards - 110' PJW) to include dedication of half-width street right-of-way, installation of half-width street improvements, paving, curb and gutter, sidewalk, street lights, drainage facilities, signing and striping, utilities (including but not limited to water and sewer), and a 14 foot wide raised landscaped median Imprave Pala Road from Wolf Valley Road to Fairview Road to accommodate a 60 foot wide pavement (four vehicular travel lanes including a center tum lane), signing and striping. Via Del Coronado from Via Cordoba to Loma Linda Road (Collector Road Standards - 66' R/W) to include dedication of half-width street right-of-way plus twelve feet, installation of the remainder of street improvements, paving, curb and gutter, sidewalk, street lights, drainage facilities, signing and striping, utilities (including but not limited to water and sewer) In the event that the intedm improvements on Pala Road from Rainbow Canyon Road to Loma Linda Road are not complete prior to the first building permit, the Developer shall improve Pala Road to accommodate a 60 foot wide pavement (four vehicular travel lanes including a center tum lane), signing and striping. The City may reimburse the Developer for their fair share of the street improvement obligation as determined by the Director of Public Works. f. Interior Loop Road from Pala Road to Wolf Valley Road (Modified Residential Collector Street - 85' R/VV) to include dedication of full-width right-of-way, installation of full-width street improvements, paving, curb and gutter, sidewalk, street lights, drainage facilities, signing and striping, utilities (including but not limited to water and Sewer) Wolf Valley Road from the northerly Specific Plan boundary to Pala Road (Modified Secondary Highway - 110' R/W) to include dedication of full-width right-of-way, installation of full-width street improvements, paving, curb and gutter, sidewalk, street lights, drainage facilities, signing and striping, utilities (including but not limited to water and sewer). Loma Linda Road from Via Del Coronado to Pala Road (Principal Collector Highway - 78' R/W) to include to include dedication of half-width street right-of-way plus six feet, installation of half-width street improvements plus six feet, paving, curb and gutter, sidewalk, street lights, drainage facilities, signing and striping, utilities (including but not limited to water and sewer). The developer shall install a traffic signal with conduits for future interconnect at the following intersections: xvi) Pala Road and Loma Linda Road xvii) Pala Road and Wolf Valley Road including provisions for a dual southbound left rum pocket from Pala Road to Wolf Valley Road R:~S P\Wolf Creek SP\COA-TENT MAP 29305.doc 12 60. 61. 62. xviii) Pala Road and Interior Loop Road (North) Construct backbone channel and/or drainage facilities and all associated improvements per Riverside County Flood Control and Water Conservation Distdct and the City of Temecula requirements for the following: xix) Pala Road north of Wolf Valley xx) Wolf Valley Road from the northerly Specific Plan boundary to Pala Road xxi) Loma Linda Road from Via Del Coronado to Pala Road xxii) Interior Loop Road (North) from Wolf Valley Road to Pala Road xxiii) Street "A" from Interior Loop Road (North) to Loma Linda Road xxiv) Interior storm drain facilities Prior to the IOOTH Building Permit, the following signal shall be installed and operational: a. Pala Road and Clubhouse Drive b. Pala Road and Muirfield Drive Prior to the 473rd Building Permit: An approved funding and implementation mechanism/fair share contribution program as approved by the Director of Public Works shall be in place to guarantee the improvement of Pala Road from Highway 79 South to Loma Linda Road (Urban Arterial Highway Standards - 134' R/VV) to include acquisition of street right-of-way, installation of street improvements, paving, curb and gutter, sidewalk, street lights, drainage facilities, signing and striping and a 14 foot wide raised landscaped median. Street "A" from Interior Loop Road (North) to Loma Linda Road (Principal Collector Highway- 78' R/W) to include dedication of full-width street right-of-way, installation of full-width street improvements, paving, curb and gutter, sidewalk, street lights, drainage facilities, signing and striping, utilities (including but not limited towaterand sewer) The following improvements shall be complete prior to the 823rd building permit Improve Pala Road from Wolf Valley Road to Fairview Road (Arterial Highway Standards - 110' R/W) to include dedication of half-width street right-of-way, installation of full-width street improvements, paving, curb and gutter, sidewalk, street lights, drainage facilities, signing and striping, utilities (including but not limited to water and sewer), and a 14 foot wide raised landscaped median Interior Loop Road (South) from Wolf Valley Road to Pala Road (Modified Residential Collector Street - 85' R/W) to include dedication of full-width right-of-way, installation of full-width street improvements, paving, curb and gutter, sidewalk, street lights, drainage facilities, signing and striping, utilities (including but not limited to water and sewer) R:~S P\Wolf Creek SP~COA-TENT MAP 29305.doc 13 63. Construct backbone channel and/or drainage facilities and all associated improvements per Riverside County Flood Control and Water Conservation Distdct and the City of Temecula requirements for the following: xxv) Pala Road from Wolf Valley Road to Fairview Drive xxvi) Intedor Loop Road (South) from Wolf Valley Road to Pala Road xxvii) Fairview Ddve from Pala Road to the Spedtic Plan boundary xxviii) Interior storm drain facilities Install water mains per Rancho Califomia Water Distdct requirements and sewer mains per Eastern Municipal Water Distrial requirements for the following roadways: xxix) Pala Road from Wolf Valley Road to Fairview Drive xxx) Interior Loop Road (South) from Wolf Valley Road to Pala Road xxxi) Fairview Drive from Pala Road to the Specific Plan boundary xxxii) Intedor facilities Prior to the opening of the High School or the 1557th building permit The Developer shall improve Fairview Road from Pala Road to the Specific Plan boundary ((Secondary Road Standards - 88' PJVV) to include dedication of half-width right-of-way, installation of half-width street improvements, paving, curb and gutter, sidewalk, street lights, drainage facilities, signing and striping, utilities (including but not limited to water and sewer) Prior to Issuance of Certificates of Occupancy 64. Prior to the 823rd Cedi~cate of Occupancy The traffic signal at the intersection of Wolf Valley Road and Interior Loop Road (South) shall be installed and operational with conduits for future interconnect at the following intersection 65. Prior to the 1,557th Certificate of Occupancy or opening of the High School, whichever occurs first, the following traffic signals shall be installed and operational with conduits for future interconnect at the following intersection: a. Pala Road and Interior Loop Road (South) b. Pala Road and Fairview Road 66. As deemed necessary by the Depadment of Public Works, the Developer shall receive wdtten clearance from the following agencies: a. Rancho California Water District b. Eastern Municipal Water District c. Department of Public Works R:%S P\Wolf Creek SP~COA-TENT MAP 29~OS,doc 14 67. All necessary certifications and clearances from engineers, utility companies and public agencies shall be submitted as required by the Depadment of Public Works. 68. All improvements shall be constructed and completed per the approved plans and City standards to the satisfaction of the Director of Public Works. 69. The existing improvements shall be reviewed. Any appurtenance damaged or broken due to the construction operations of this project shall be repaired or removed and replaced to the satisfaction of the Director of Public Works. COMMUNITY SER~CES DEPARTMENT The Temecula Community Services Distdct (TCSD) provides the following conditions of approval for Wolf Creek - Tentative Tract Map No. 29305: General Requirements: 70. If any of the following conditions of approval differ from the Specific Plan text or exhibits, the conditions enumerated herein shall take precedent. 71. The current park dedication requirement (Quimby) of 27.49 acres (based on 2,144 dwelling units) shall be satisfied with the credits identified in the Wolf Creek Specific Plan No. 12. Additional park acreage or equivalent in-lieu fees shall be required, if proposed school sites are not acquired by the school district and additional residential units are constructed. In the event that the parkland credits fall short, the developer will either increase the size of the pdvate recreation facility in Lot No. 18, receive 50% credit for the private recreational fadlities in the multifamily areas, or increase the size of the 4.5 acre park (Lot No. 30). The developer may pay in-lieu fees to satisfy park requirements, if approved by the Director of Community Services. 72. Upon final approval of the specific plan, cedi~cation of the EIR and the end of any appeal process the developer shall convey the 1.5 acres of Lot No. 4 to the City by grant deed free and dear of any liens, assessment fees, or easements that would preclude the City from utilizing the property for public purposes. A policy of title insurance and a soils assessment report shall also be provided at the time of conveyance. 73. The actual design of the community park (Lot No. 15); the neighborhood park (Lot No. 30) and the linear park (Lot Nos. 45, 46 and 47) shall be in substantial conformance with the conceptual design identified within the Spedtic Plan. Pdor to submittal ofconstruction plans, the developer shall meet with the Director of Community Services to determine the location and specifications of the park amenities to be provided on site. 74. All park and slope/landscape plans submitted for consideration shall be in conformance with the City of Temecula Landscape Development Plan Guidelines and Specifications. 75. The design of the parks (Lot Nos. 15, 30, 45, 46 and 47) shall provide for pedestrian circulation and access for the disabled throughout the park. 76. Construction of the public park sites and proposed TCSD landscape maintenance areas shall commence pursuant to a pre-job meeting with the developer and TCSD Maintenance Superintendent. Failure to comply with the TCSD review and inspection process may preclude acceptance of these areas into the TCSD maintenance programs. R:%S P\Woif Creek SP~COA-TENT MAP 29305.doc t5 77. 78. 79. 80. 81. 82. The developer, the developers successor or assignee, shall be responsible for all maintenance of the park sites and slopes/landscaping areas until such time as those responsibilities are accepted by the TCSD. The parks shall be improved and dedicated to the City free and clear of any liens, assessment fees, or easements that would preclude the City from utilizing the property for public purposes. A policy of title insurance and a soils assessment report shall also be provided with the dedication of the property. All extedor slope/landscape areas contiguous to public streets that are adjacent to single family residential development shall be offered for dedication to the TCSD for maintenance purposes following compliance to existing City standards and completion of the application process. All other landscape areas, entry monumentation, signage, pedestrian portals, bus shelters, walls and the drainage channel along Pala Road shall be maintained by the Homeowners Association (HOA), pdvate maintenance association or property owner. A ten (10) foot wide pedestrian pathway/Class I bike lane will be constructed within the linear park (east side) and the paseo (west side) of the Intedor Loop Road. Class II bicycle lanes will be included on both sides of "A" Street, Wolf Valley Road, and the adjacent portion of Pala Road, Loma Linda Road and Fairview Road. Class II bike lanes, shall be constructed in concurrence with the street improvements. The developer is entitled to receive a credit against the park component of the City's Development impact Fee (DIF) based upon the actual cost of improving the community park (Lot No. 15) and the neighborhood park (Lot No. 30). No DIF credits shall be provided for the development of the linear park other than the specific amenities proposed by the developer and approved by the Director of Community Services. The fee/credit issue shall be addressed pursuant to the execution of a Developer Agreement or a Park Improvement Agreement between the applicant and the City pdor to approval of the final map. Prior to Approval of the Final Map: 83. The developer, or his assignee, shall offer for dedication, enter into an agreement and post security with the TCSD to improve the proposed parkland (Lot Nos. 15 and 30) and the linear park (Lot Nos. 45, 46 and 47) in accordance with the City standards. 84. All TCSD slope/landscaping maintenance areas shall be offered for dedication on the final map. 85. All areas intended for dedication to the TCSD for maintenance shall be identified on the final map by numbered lots and indexed to identify said lots numbers as a proposed TCSD maintenance area. 86. The subdivider shall post secudty and enter into an agreement to improve all proposed TCSD maintenance areas. 87. Construction drawings for all proposed TCSD slope/landscape maintenance areas and the public park sites shall be reviewed and approved by TCSD. 88. A notice of intention to annex into the Temecula Community Services Distdct Service Levels B, C, and D shall be submitted to the TCSD pdor to approval of the final map. The property owner election costs involved in the distdct formation or annexation shall be bome by the developer. R:~S P\Wolf Creek SP~COA-TENT MAP 29305,doc 16 Prior to Issuance of Building Permits: 89. Pdor to the installation of street lights or issuance of building permits, whichever comes first, the developer shall file an application and pay the appropriate fees to the TCSD for the dedication of artedal and residential street lights into the apprepdate TCSD maintenance program. 90. The linear park including one activity node (Lot Nos. 45 and 46) shall be improved and dedicated to the City pdor to the issuance of the 400th residential building permit for the overall project. 91. The 14-acre community park (Lot No. 15) shall be improved and dedicated to the City pdor to the issuance of the 800th residential building permit for the overall project. 92. The linear park including two activity nodes (Lot No. 47) shall be improved and dedicated to the City pdor to the issuance of the 1400th residential building permit for the overall project. 93. The 4.5-acre neighborhood park (Lot No. 30) will be improved and dedicated to the City pdor to the issuance of the 1,600th residential building permit for the overall project. Prior to Issuance of Certificates of Occupancy: 94. Pdor to the issuance of the first certificate of occupancy within each phase map, the developer shall submit the most current list of Assessor's Parcel Numbers assigned to the final project. 95. It shall be the developer's responsibility to provide wdtten disclosure of the existence or TCSD and its service level rates and charges to all prospective purchasers. BUILDING AND SAFETYDEPARTMENT Prior to the Issuance of a Building Permit 96. A receipt or clearance letter from the Temecula Valley School Distdct shall be submitted to the Planning Department to ensure the payment or exemption from School Mitigation fees. FIREDEPARTMENT The following are the Fire Department Conditions of Approval for this project. All questions regarding the meaning of these conditions shall be referred to the Fire Prevention Bureau. 97. Final fire and life safety conditions will be addressed when building plans are reviewed bythe Fire Prevention Bureau. These conditions will be based on occupancy, use, the California Building Cede (CBC), Califomia Fire Code (CFC), and related codes which are in force at the time of building plan submittal. R:~S P\Wolf Creek SPXCOA-TENT MAP 29305.doc 17 98. 99. 100. 101. 102. 103. 104. 105. 106. The Fire Prevention Bureau is required to set a minimum fire flow for residential land division perCFCAppendixllI.A, TableA-III-A-1. The developer shall provideforthis project, awater system capable of deiivedng 1500 GPM at 20-PSI residual operating pressure with a 2-hour duration. The required fire flow may be adjusted dudng the approval process to reflect changes in design, constroction type, or automatic fire protection measures as approved by the Fire Prevention Bureau. The Fire Flow as given above has taken into account all information as provided. (CFC 903.2, Appendix Ill-A) The Fire Prevention Bureau is required to set minimum fire hydrant distances per CFC Appendix Ill. B, Table A-Ill-B-1. Standard fire hydrants (6" x 4" x 2 1/2" outlets) shall be located on Fire Department access roads and adjacent public streets. Hydrants shall be spacad at 500 feet apart, at each intersection and shall be located no more than 250 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 upgrade of existing fire hydrants may be required. (CFC 903.2, 903.4.2, and Appendix Ill-B) The Fire Prevention Bureau is required to set a minimum fire flow for commercial land division per CFC Appendix Ill-A, Table A-Ill-A-1. The developer shall provide for this project, a water system capable of delivering 4000 GPM at 20-PSI residual operating pressure with a 4 hour duration. The required fire flow may be adjusted dudng the approval process to reflect changes in design, construction type, or automatic fire protection measures as approved by the Fire Prevention Bureau. The Fire Flow as given above has taken into account all information as provided. (CFC 903.2, Appendix Ill-A) The Fire Prevention Bureau is required to set minimum fire hydrant distances per CFC Appendix Ill-B, Table A-Ill-B-1. Super fire hydrants (6" x 4" x 2-2 1/2" outlets) shall be located on Fire Department access roads and adjacent public streets. Hydrants shall be spaced at 350 feet apart, at each intersection and shall be located no more than 210 feet from any point on the street or Fire Depadment access road(s) frontage to a hydrant. The required fire flow shall be available from any adjacent hydrant(s) in the system. The upgrade of existing fire hydrants may be required. (CFC 903.2, 903.4.2, and Appendix Ill-B) Maximum cul-de-sac length shall not exceed 1320 feet. Minimum fuming radius on any cul- de-sac shall be forty-five (45) feet. (CFC 902.2.2.3) If construction is phased, each phase shall provide approved access and fire protection pdor to any building construction. (CFC 8704.2 and 902.2.2) Pdor to building construction, all locations where structures are to be built shall have approved temporary Fire Department vehicle access roads for use until permanent roads are installed. Temporary Fire Department access roads shall be an all weather surface for 80,000 Ibs. GVVV. (CFC 8704.2 and 902.2.2.2) Prior to building final, all locations where structures are to be built shall have approved Fire Department vehicle access roads to within 150 feet to any portion of the facility or any podion of an exterior wall of the building(s). Fire Department access roads shall be an all weather surface designed for 80,000 Ibs. GVVV with a minimum AC thickness of .25 feet. ( CFC sec 902) Fire Department vehicle access roads shall have an unobstructed width of not less than twenty-four (24) feet and an unobstructed vertical clearance of not less than thirteen (13) feet six (6) inches. (CFC 902,2,2.1) R:~S P~Wolf Creek SP~COA-TENT MAP 29305.doc 18 107. Pdor to building construction, dead end mad ways and streets in excess of one hundred and fifty (150) feet which have not been completed shall have a tumareund capable of accommodating fire apparatus. (CFC 902.2.2.4) 108. Prior to building construction, this development shall have two (2) points of access, via all- weather surface reads, as appreved by the Fire Prevention Bureau. (CFC 902.2.1) 109. Prior to issuance of building permits, the developer shall fumish one copy of the water system plans to the Fire Prevention Bureau for approval prior to installation. 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. After the plans are signed by the local water company, the originals shall be presented to the Fire Prevention Bureau for signatures. The required water system including fire hydrants shall be installed and accepted by the apprepdate water agency pdor to any combustible building materials being placed on an individual lot. (CFC 8704.3, 901.2.2.2 and National Fire Protection Association 24 1-4.1 ) 110. Pdor to issuance of a Certificate of Occupancy or building final, "Blue Reflective Markers" shall be installed to identify fire hydrant locations. (CFC 901.4.3) 111. 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 entnj system for emergency access by firefighting personnel. (CFC 902.4) Special Conditions 112. Pdor to issuance of building permits, fuel modification plans shall be submitted to the Fire Prevention Bureau for review and approval for all open spaca areas adjacent to the wildland- vegetation interface. (FC Appendix II-A) 113. Pdor to issuance of building permits, plans for structural protection from vegetation fires shall be submitted to the Fire Prevention Bureau for review and approval. The measures shall include, but are not limited to, enclosing eaves, noncombustible barriers (cement or block walls), and fuel modification zones. (CFC Appendix II-A) BUILDING AND SAFETY DEPARTMENT 114. All design components shall comply with applicable provisions of the 1998 edition of the California Building, Plumbing and Mechanical Codes; 1998 National Electrical Code; California Administrative Code, Title 24 Energy and Disabled Access Regulations and the Temecula Municipal Code. 115. Submit at time of plan review, a complete exterior site lighting plans showing compliance with Ordinance No. 655 for the regulation of light pollution. All street lights and other outdoor lighting shall be shown on electrical plans submitted to the Department of Building and Safety. Any outside lighting shall be hooded and directed so as not to shine directly upon adjoining prepedy or public rights-of-way. 116. A receipt or clearance letter from the Temecula Valley School District shall be submitted to the Building & Safety Department to ensure the payment or exemption from School Mitigation Fees. 117. Obtain all building plans and permit approvals pdor to commencement of any construction work. R:',S P~Wolf Creek SP~COA-TENT MAP 29305,doc 19 118. 119. 120. 121. 122. 123. 124. 125. 126. 127. Obtain street addressing for all proposed buildings pdor to submittal for plan review. Disabled access from the public way to the main entrance of any public building is required. The path of travel shall meet the California Disabled Access Regulations in terms of cross slope, travel slope stripping and signage. Provide atl details on plans. (California Disabled Access Regulations effective April 1, 1998) All public building and facilities must comply with applicable disabled access regulations. Provide all details on plans. (California Disabled Access Regulations effective Apdl 1, Provide appropriate stamp of a registered professional with original signature on plans submitted for plan review. Provide electrical plan including load calculations and panel schedule, plumbing schematic and mechanical plan for plan review. Truss calculations that are stamped by the engineer of record and the truss manufacturer engineer are required for plan review submittal. Provide precise grading plan for plan check submittal to check for handicap accessibility. Show all building setbacks Post conspicuously at the entrance to the project the hours of construction as allowed by City of Temecula Ordinance fffi-90-04, and specifically Section G (1) of the Riverside County Ordinance # 457.73, for any site within one-quarter mile of an occupied residence. Construction hours are as follows: Monday - Friday 6:30 a.m. - 6:30 p.m. Saturday 7:00 a.m. - 6:30 p.m. No work is permitted on Sunday or Government Code Holidays OTHER AGENCIES 128. Flood protection shall be provided in accordance with the Riverside County Flood Control Distdct's transmittal dated April 5, 2000, a copy of which is attached. The fee is made payable to the Riverside County Flood Control Water Distdct by either a cashiers check or money order, prior to the issuance of a grading permit (unless deferred to a later date by the District), based upon the prevailing area drainage plan fee. 129. The applicant shall comply with the recommendations set forth in the County of Riverside Department of Environmental Health's transmittal dated February 22, 2000, a copy of which is attached. 130. The applicant shall comply with the recommendations set forth in the Rancho California Water District's transmittal dated February 15, 2000, a copy of which is attached. 131. The applicant shall comply with the recommendations set forth in the City of Temecula Police Department transmittal dated, a copy of which is attached. R:~S P\Wolf Creek SP~COA-TENT MAP 29305.doc 20 By placing my signature below, I confirm that I have read, understand and accept all the above Conditions of Approval. I further understand that the property shall be maintained in conformance with these conditions of approval and that any changes I may wish to make to the project shall be subject to Community Development Department approval. Applicant Signature R:~S P\Woff Creek SP'~COA-TENT MAP 29305.doc 21 DAVID P. ZAPPE General Manager-Chief Engineer RIVERSIDE COUNTY FLOOD CONTROL AND WATER CONSERVATION DISTRICT City of Temecula Plannin De artment Post O .ce 9033 Temeeula, California 92589-9033 Attention: C O L t= Ladies and Gentlemen: 1995MARKET STREET RIVERSIDE, CA 92501 909.955.1200 909.788.9965 FAX 51180. I The District does not normally recommend conditions for land divisions or other land use cases in incorporated cities. The District also does not lan check city land use cases, or provide State Division of Real Estate letters or other flood hazard reports for suchp cases. District comment$/racommendations for such cases are normally limited to items of specific interest to the District including Distdct Master Drains e Plan facilities other re ional flood COntrol and drains e facilities which could be considered a Iogiea~ componen~or extension of a master ~Dian s stem and District Area C~rainaga Plan fees (development mitigation fees). in add t on, nformat on of a genera ns~ra s provided. The District has not reviewed the proposed project in detail and the following checked comments do not in any way constitute or imply District approval or endorsement of the proposed project with respect to flood hazard, public health and safety or any other such issue: This prpject would not be impacted by District Master Drainage Plan facilities nor are other facilities of regional ~nterest proposed. This project involves Distdct Master Plan facilities. The District will acce t ownership of such facilities on written request of the City, Facilities must be constructed to Distdct stan~lP~rds and District plan check and inspection will be required for Distdct acceptance. Plan check, inspection an'd administrative fees will be required. i,/This project proposes channels storm drains 36 inches or larger in diameter, or other facilities that could be considered regional in nature. YRe Distdct would consider acceptin ownership of such facilities on written request of the City, Facilities must be constructed to Distdct stgandards, and District plan check and inspection will be required for District acceptance. Plan check, inspection and administrative fees will be required. This project is located within the limits of the District's Area Drainage Plan for which draina e fees have been adopted; a plscaDle tees should be pasd by cashiers check or money order only to t~e Flood Control Distdct pdor ~o~ issuance of building or gradin permits, whichever comes first. Fees to be paid should be at the rate in effect at the time of issuance of?he actual permit. GENERAL INFORMATION This project ma re uire a National Pollutant Discharge Elimination System (NPDES permit from the State Water Resources Control ~]oard. Clearance for grading recordation or other final approval should not be given until the C ty has determined that the project has been granted a perm t or is shown to be exempt. If this project involves a Federal Emergency Management Agency (FEMA) mapped flood plain, then the City should require the applicant to provide all studies calculations plans and other reformation required to meet FEMA requirements and should further require that the a plicant obtain a Conditional Letter of Map Revision CLOMR) pdor to grad ng, recordat on or other final approva~Pof the project, and a Letter of Map Revision (LOMR(~ prior to occupancy. If a natural watercourse or mapped flood plain is im acted by this project, the City should require the a licant to obtain a Section 1601/1603 Agreement from the Ca~¢ornia Department of Fish and Game and a Clean P~ater Act Section 404 Permit from the U.S. Army Corps of Engineers or wdtten correspondence from these a encies indicating the project is exempt from these requsrements. A Clean Water Act Section 401 Water Quail Cert~cation may be required from the local California Regional Water Quality Control Board pdor to issuance of tt'Ke Corps 404 permit. c: Ol STUART E, MCKIBBIN Senior Civil Engineer February22,2000 City of Temecula Planning Department P.O. Box 9033 Temecula, CA 92589-9033 ATTN: Carole K. Donahoe, AICP RE: TENTATIVE TRACT MAP NO. 29305 (PA00-0052) BEING A SUBDIVISION OF THAT PORTION OF SECTION 28, TOWNSHIP 8 SOUTH, RANGE 2 WEST, S.B.M., A PORTION OF RANCHO TEMECULA IN THE COUNTY OF RIVERSIDE AS SHOWN IN BOOK 1 OF PATENTS AT PAGE 37 RECORDED IN' THE OFFICE OF THE COUNTY RECORDER OF THE COUNTY OF SAN DIEGO, STATE OF CALIFORNIA AND A PORTION OF THE LITTLE TEMEDULA RANCHO AS SHOWN BY MAP OF PARTITION OF SAID RANCHO ON FILE 1N THE OFFICE OF THE COUNTY CLERK OF SAID COUNTY OF SAN DIEGO, IN ACTION NO. 5756 IN THE SUPERIOR COURT OF SAID COUNTY OF SAN DIEGO. (31 lots) Dear Gentlemen: 1. The Department of Enviromnental Health has reviewed Tentative Tract Map No. 29305 and recommends: A water system shall be installed according to plans and specifications as approved by the xvater company and the Health Department. Permanent prints of the plans of the xvater system shall be submitted in triplicate, with a minimum scale not less than one-inch equal's 200 feet, along with the original drawing to the City of Temecula. The prints shall show the internal pipe diameter. location of valves and fire hydrants; pipe and joint specifications. and the size of the main at the junction of the new system to the existing system. The plans shall comply in all respects with Div. 5, Part l, and Chapter 7 of the California Health and Safety Code, Calitbmia Administrative Code. Title 11, Chapter 16, and General Order No. 103 of the Public Utilities Commission of the State of California. when applicable. The plans shall be signed by a registered engineer and water company with the following certification: "I certify that the design of the water system in Tentative Tract Map No. 29305, is in accordance with the water system expansion plans of the Rancho California Water District and that the water services, storage, and distribution system will be adequate to provide water service to such Tract Map". This certification does not constitute a guarantee that it will supply water to such Tract Map at any specific quantities, flows or pressures fbr fire protection or any other purpose. This certification shall be signed by a responsible official of the water company. The plans must be submitted to the City of Temecula to review at least TWO WEEKS PRIOR to the recmest for the recordation of the final maD. , FEB 2 5 2000 ~ By Local Enforcement Agency * t~O. Box 1280. Riverside. CA 92502-1280 * (909) 955-8982 !! FAX (909) 781-9653 * 4080 Lemon btreet. 9th l-loot. l~lverslcle. CA 9252 Land Use and Water Engineerin~l * RO. Box 1206, Riverside. CA 92502-1206 * (909) 955-8980 ~ FAX (909) 955-8903 * 4080 Lemon Street. 2nd Hoor. Riverside. CA 9252 Page T~vo Attn: Carole K. Donahoe, AICP February 24, 2000 This subdivision has a statement from Rancho California Water District agreeing to serve domestic water to each and every lot in the subdivision on demand providing satisliactory financial arrangements are completed with the subdivider. It will be necessary for financial an'angements to be made PRIOR to the recordation of the final map. This subdivision is within the Eastern Municipal Water District and shall be connected to the sewers of the District. The sewer system shall be installed according to plans and specifications as approved by the Eastem Municipal Water District, the City of Temecula and the Health Department. Permanent prints of the plans o:/' the sewer system shall be submitted in triplicate, along with the original drawing, to the City of Temecula. The prints shall show the internal pipe di,'uneter, location of manholes, complete profiles, pipe and joint specifications and the size of the sewers at the jtmction of the new system to the existing system. A single plat indicating location of sewer lines and waterlines shall be a portion of the sewage plans ~md profiles. The plans shall be signed by a registered engineer and the sewer district with the following certification: "1 certify.' that the design of the sewer system in Tract Map No. 29305, is in accordance with the sewer system expansion plans of the Eastern Municipal Water District and that the waste disposal system is adequate at this time to treat the anticipated wastes from the proposed Tract Map". The plans must be submitted to the City of Temecula to review at least two weeks PRIOR to the request for the recordation of the final map. 5. It will be necessary fbr financial arrangements to be completely finalized PRIOR to recordation of the final map. 6. It will be necessary for the annexation proceedings to be completely finalized PRIOR to the recordation of the final map. 7. Additional approval from Riverside County Environmental Health Depmtment will be required lbr all tenants operating a tbod Iiacility or generating any hazardous waste. Sincerely, H arence arrison, Environmental Health Specialist III CH:dr (909) 955-8980 citys~w,doc Water John F. Hennigar General Manager PhilIip L. Forbes Director of Finance E,P. '*Bob" Lemons Director of Englne~rlng Kennelh C, Dealy Director of Operations & Maintenance ]?err>' R, ~uck Controller Linda M. Frcgoso District Secretn~/A~inlstratxve Se~,ices Manager C Michael Cowerr Best Best & Krieger 1~ General Counsel February 15, 2000 Carole Donahoe, Case Planner City of Temecula Planning Department 43200 Business Park Drive Post Office Box 9033 Temecula, CA 92589-9033 SUBJECT: WATER AVAILABILITY, TRACT NO. 29305 APNS 950-110-002, 950-110-005, AN D 950-110-033; APNS 950-180-001,950-180-006, AND 950-180-010; PLANNING APPLICATION NO. PA00-0052 Dear Ms. Donahoe: Please be advised that the above-referenced property is located within the boundaries of Rancho California Water District (RCWD). Water service, therefore, would be available upon completion of financial arrangements between RCWD and the property owner. If fire protection is required, the customer will need to contact RCWD for fees and requirements. Water availability would be contingent upon the property owner signing an Agency Agreement that assigns water management rights, if any, to RCWD. If you have any questions, please contact an Engineering Services Representative at this office. Sincerely, RANCHO CALIFORNIA WATER DISTRICT Steve Brannon, P.E. Development Engineering Manager 00~SB:mc057~F012-T3~FCF ATTACHMENT NO. 3 PC RESOLUTION NO. 2000- FINAL ENVIRONMENTAL IMPACT REPORT R:~S P\Wdf Creek SP~STAFFRPT.PC fo~ SP,EIR,GPA, map.doc 18 RESOLUTION NO. 00- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA, CALIFORNIA, RECOMMENDING CERTIFICATION OF THE FINAL ENVIRONMENTAL IMPACT REPORT PREPARED FOR THE WOLF CREEK SPECIFIC PLAN AND RELATED ACTIONS AND RECOMMENDING ADOPTION OF THE ENVIRONMENTAL FINDINGS PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT, A STATEMENT OF OVERRIDING CONSIDERATIONS, AND A MITIGATION MONITORING AND REPORTING PROGRAM IN CONNECTION THEREWITH FOR THE WOLF CREEK SPECIFIC PLAN, LOCATED ON THE EAST SIDE OF PALA ROAD, BETWEEN LOMA LINDA ROAD AND FAIRVIEW AVENUE. AND KNOWN AS ASSESSOR PARCEL NOS; 950-110-002, -005, -033 AND 950- 180-001, -005, -006 AND -010. Statement of Findings and Fact Wolf Creek Specific Plan Project Description WHEREAS, the Wolf Creek Specific Plan and related actions ('Specific Plan' or the 'Project'), initiated and prepared on behalf of the City of Temecula. The Wolf Creek Specific Plan proposes the development of a 557_acre planned community in the City of Temecuta. The Project site is located at the southem end of the City of Temecola, approximately two miles east of Interstate 15, along the east side of Pala Road, south of State Highway 79 South, between Loma Linda Road and Fairview Avenue. The Specific Plan includes two options for development. The Project with School Sites option includes 2,144 residential dwelling units at a range of densities, commercial development within a "Village Center," three public school sites, one neighborhoed park. one community park, one linear park, and a five_acre site reserved for public institutional uses such as churches, libraries or multi_use facilities. The Project with Residential Use of School Sites option allows school sites to be developed with residential uses, resulting in a maximum total of 2,601 dwelling units. The Specific plan also includes plans for roadways, drainage, water, and sewer to support the level of development proposed; and Environmental Review Process WHEREAS, pursuant to the Califomia Environmental Quality Act ('CEQA'). the City is the lead agency for the Specific Plan as the public agency with both general governmental powers and the pdnciple responsibility for implementing the Specific Plan; and WHEREAS, a Notice of Preparation of a Draft Environmental Impact Report ("Draft EIR') was issued in March 1988, inviting comments from responsible agencies, other regulatory agencies, organizations and individuals pursuant to State CEQA Guidelines section 15082; and WHEREAS, written statements were received by the City in response to the Notice of Preparation, which assisted the City in narrowing the issues and altematives for analysis in the Draft EIR; and WHEREAS, a Draft EIR was prepared by the City Pursuant to State CEQA Guidelines section 15168 to analyze potential adverse environmental impacts of Specific Plan implementation pursuant to CEQA; and WHEREAS, upon completion of the Draft EIR dated October 1999, the City initiated a 45-day public comment pedod by filing a Notice of Completion with the State Office of Planning and Research in December 1999 and WHEREAS, the City also published a Notice of Availability for the Draft EIR in a newspaper of general drculafion. Copies of the Draft EIR were sent to public agencies, organizations, and individuals. In addition, the City placed copies of the Draft EIR in public libraries in Riverside County and made copies available for review at City offices; and WHEREAS, dudng and before the of~dal public review pedod for the Draft EIR, the City received 13 wdtten comments, all of which were responded to by the City. Those comments and the responses are included as pad of the Final Environmental Impact Report ("Final EIR"); and WHEREAS, in September 1999, a Planning Commission won~shop was conducted to provide information about the Specific Plan; WHEREAS, pursuant to Public Resources Code section 21092.5, the City provided its responses to all commentors on August 14, 2000; and Statutory Requirements for Findings WHEREAS, Section 15091 of the State CEQA Guidelines prevents the City from approving or carrying out a project for which an EIR has been completed that identifies any significant environmental effects unless the City makes one or more of the following written finding(s) for each of those significant effects accompanied by a brief explanation of the rationale for each finding: (~) Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effects as identified in the final EIR; or Such changes or alterations are within the responsibility and judsdiction of another public agency and not the agency making the finding. Such changes have been adopted by such other agency or can and should be adopted by such other agency; or (3) Specific economic, legal, social, technological, or other considerations, including provision of employment opportunities for highly trained workers, make infeasible the mitigation measures or project alternatives identified in the final EIR; and WHEREAS, Section 15093 of the State CEQA Guidelines requires that if the Specific Plan will cause significant unavoidable adverse impacts, the City must adopt a Statement of Overriding Considerations pdor to approving the project. A Statement of OverTiding Considerations states that any significant adverse project effects are acceptable if expected project benefits outweigh unavoidable adverse environmental impacts; and WHEREAS, environmental impacts identified in the Final EIR which the Planning Commission finds are less than significant and do not require mitigation are described in Section 2 hereof; and WHEREAS, environmental impants identified in the Final EIR as potentially significant, but which the Planning Commission finds can be mitigated to a less than significant level through the imposition of mitigation measures and/or conditions identified in the Final EIR and Specific Plan and set forth herein are described in Section 3 hereof; and WHEREAS, environmental impacts identified in the Final EIR as potentially significant but which the Planning Commission finds cannot be fully mitigated to a less than significant level despite the imposition of all feasible mitigation measures desc, dbed in Section 4 hereof, and WHEREAS, altematives to the Specific Plan that might eliminate or reduce significant environmental impacts are described in Section 5 hereof, and WHEREAS, a discussion of Specific Plan benefits identified by City staff and a Statement of Overriding Considerations for the environmental impacts that cannot be fully mitigated to a less than significant level are set forth in Section 6 hereof; and WHEREAS, Public Resources Code section .21081.6 requires the City to prepare and adopt a mitigation monitoring and reporting program for any project for which mitigation measures have been imposed to assure compliance with the adopted mitigation measures; and WHEREAS, pdor to taking action, the Planning Commission has heard, been presented with, reviewed and considered all of the information and data in the administrative record including the Final EIR, and all oral and wdtten testimony presented to it dudng meetings and headngs. The Final EIR reflects the independent judgment of the Planning Commission and is deemed adequate for purposes of making decisions on the merits of the Specific Plan and related actions. No comments or any additional information submitted to the City have produced any substantial new information requiring circulation or additional environmental review of the Final EIR under CEQA, nor do the minor modifications to the Final EIR made by the City Council require additional public review because no new significant environmental impacts were identified, no substantial increase in the seventy of any environmental impacts would occur and no feasible Project mitigation measures as defined in State CEQA Guidelines section 15088.5 were rejected. NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF TEMECULA, CALIFORNIA, DOES FIND AND DECLARE THAT: Section 1- Findings The Planning Commission of the City of Temecula, in a meeting assembled on September 6, 2000, determined that based on all of the evidence presented, including the Final EIR, wdtten and oral testimony given at meetings and hearings. and submission of testimony from the public, organizations, and mgulatory agencies. the following environmental impacts assodated with the Wolf Creek Spedtic Ran am potentially significant unless otherwise indicated and each of these impads will be avoided or substantially lessened by the identified mitigation measures: Section 2 - Environmental Impacts Considered Less Than Significant The Planning Commission hereby finds that the following potential environmental impacts of the Wolf Creek Specific Plan are less than significant and therefore do not require the imposition of mitigation measures: 2.1 Population and Housing 2.1.1 Population The proposed Project will provide a maximum of between 2,144 and 2,601 new housing unit in Temecula (Final EIR, p. 27). Based on the City's current average household size of 3.338 persons, this new housing has the potential to generate a maximum of between 7,157 to 8,682 new residents (Final EIR, p. 27). Even though not anticipated, the proposed Project is consistent with the regional population projections of the Southem Califomia Association of Govemment ("SCAG-), as set forth in the Regional Comprehensive Plan and Guide and the Subregional Comprehensive Plan prepared by the Western Riverside Council of Governments ('VVRCOG-). According to the General Plan, st buildout, the area within the City limits will have 39,658 dwelling units and a population of 112,254 persons (Final EIR, p. 27). By providing between 2,144 and 2,601, the Project will enable to the City to provide housing to meet the needs of this expected population growth. Therefore, the level of population generation are consistent with the General Plan and are not considered significant (Final EIR, p. 27). 2.1.2 Housing The Project will add between 2,144 (Projec~ with School Sites option) and 2,601 (Project with Residential Use of School Sites option) new housing units to the City's existing housing stock (Final EIR, p. 27). The Project is consistent with the City's land use policies contained in the City of Temecula General Plan ("General Plan'). Though pdmadly a single-family housing development. the Projecl also proposes the development of multi-family housing. The Project will provide housing opportunities for a range of people. The provision of housing of this type is consistent with the City's objective to encourage the provision of adequate sites for housing (City of Temecula, 1994-1999 Housing Element, p. 4-42). In addition, the development of the housing units proposed in the Project would help the City to achieve its 1998-2005 Regional Housing Needs Assessment ("RHNA') number as determined by SCAG and WRCOG. The RHNA is a key tool for SCAG and WRCOG to plan for projected growth in the region. As specified by the RHNA, the City of Temec, ula has a proje{;ted housing need for 7,798 housing units dudrig the 1998-2005 poded (WRCOG, July 23, 1999). Since the Project is consistent with the Temecula General Plan and City land use policies, impact will be less than significant. In a regional context, the Wolf Creek site lies within the WRCOG subregion, which is defined by SCAG to be housing_rich and jobs_poor (Regional Comprehensive Plan and Guide, SCAG, 1994). SCAG projects a jobs/housing ratio of 0.99 for the year 2015 (Final EIR, p. 28). Assuming an employment generation factor of 2 employees per 1,000 square feet of commerdal space, the Project can be expected to create approximately 600 jobs in the neighbonhood retail businesses of the Village Center (Final EIR, p. 28). Although the Project will result in the development of residential units in an already housing_rich subregion, SCAG projects a housing_rich ratio for the subregion in 2015. Therefore, the proposed Project is not in conflict with the SCAG projections. Fudhermore, SCAG's regional growth management policies are based on adopted General Plan development projections. As discussed above, the Wolf Creek Project is consistent with the City of Temecula's General Plan. Lastly, according to the General Plan EIR, the jobs/housing balance is measured on a citywide basis rather than a project_specific basis, and as a whole, Temecula's land use policy works toward achieving regional jobs/housing goals (City of Temecula General Plan EIR, p.199). VVith regard to the Project with School Sites, in addition to the approximately 600 jobs that are anticipated to be created due to the commercial development in the Specific Plan area, development of the schools will result in approximately 344 new jobs. As mentioned previously, the City of Temecula's land use policy is designed to achieve regional jobs/housing goals, and this Project is consistent with the City's land use policy. Therefore, no impact is anticipated for either sconado for the Specific Plan (Final EIR, p. 28). 2.2 Water Resources The Rancho California Water Distdct ('RCWD") provides water service to the site currently for agricultural use and will be responsible for providing domestic water service. In 1997, RCWD adopted an update to its Water System Master Plan. The current plan provides for water service fadlities and roseurce development to meet projected demands overthe next 20_year pedod based on the City's General Plan. The population density proposed under Wolf Creek Specific Plan is less than anticipated with development of the site under the General Plan. Therefore, the Wolf Creek development has been factored into the Water System Master Plan (Ibid., p. 42). Furthermore, sinco the Wolf Creek Spedtic Plan proposes population density and building intensity less than that provided under the City of Temecula General Ran, it is exempt under Water Code Section 10910(b) (Final EIR, p. 42). Project implementation will permanently eliminate agricultural use of the Project site and thereby serve to reduce agricultural runoff, including any associated fertilizer and/or pestidde residue. This impact is considered positive with respect to groundwater quality (fflid., p. 43). All construction actjvity associated with the Project will comply with NPDES roquiroments, as implemented and enforced by the San Diego Regional Water Quality Control Board. Also, all commercial development will comply with NPDES requirements for stormwater runoff control, as implemented and enforced by the San Diego Regional Water Quality Control Board. Pdor to the iseuanco of occupancy permits, the City will ensure that any required bernanent facilities are in place. Compliance with these standard requirements will be mandated forthe Project. Thus, no mitigation is required (Ibid., p. 44). 2.3 Biological Resources Implementation of the Project will replace current invasive weeds and any associated wil~llife with structures, madways, end other types of urban development. The structures and introduced landscope vegetation will limit potential re_establishment of native plant and animal species on the site. However, this is not considered a signi~ceat impact, given that native species have previously been displaced by Existing eucalyptus trees may be removed to fadlitete site development. Per the Migratory Bird Treaty Act of 1918, these trees cannot be removed during nesting season if raptors or other sensitive bird spedes maintain nest sites. Compliance with existing regulations will avoid potential impact (Final EIR, p. 72). Pdor studies revealed no evidence of Stephens' Kangaroo Rat ('SKR°; a federally-listed endangered species) occupation on the site or in the immediate vidnity. The City has not required the 1988 survey to be updated because historically, SKR has not been located in the area, the Temecula General Plan EIR did not identify suitable habitat in the area, and no change in cenditions has occurred that would suggest the presence of SKR. Therefore, no significant impacts to this spedes will result from Project implementation (Ibid., p. 73). According to a letter provided by the United States Fish and Wildlife Services ("USFVVS'), the Project will not result in any adverse impact to the endangered Quino Checkerspot Butterfly. Therefore, no significant impact will result from Project implementation (Final EIR, p. 73). 2.4 Energy Resources Southern Califomia Edison ("SCE") provides electdc power service to the Project site and region. Overhead power lines along Pala Road and reads accessing surrounding subdivisions provide electitc power to development in the area. The SCE line on the south side of Pala Road is a 12 kilovolt line, as is the line extending across the property from Pala Road to Kent Hintergardt Park (Ibid., p. 75). According to average electric power usage factors published by the South Coast Air Quality Management Distdct ("SCAQMD"), the Project with School Sites will use an average of 18,688 megawatt of electddty per year and the Project with Residential Use of School Sites will consume an average of 19,207 megawatt hours of electddty per year. SCE indicates that at beth local and regional scales, both levels of usage are less than significant (Ibid., p. 76). Natural gas service is provided by the Southem California Gas Company ("Gas Company"). The Gas Company maintains a fouLinch gas main in Pala Road (Ibid., p. 75). According to natural gas factors also published by the SCAQMD, the Project with School Sites will use an average of 184 million cubic feet and the Project with Residential Use of School Sites will use 213 million cubic feet of average natural gas per year. Gas Company offidals indicate that at beth local and regional scales, both levels of usage are less than significant (Ibid., p. 77). As required by state regulations, the Project will incorporate state building standards for energy conservation outlined in Title 24 of the California Administrative Cede as well as energy-saving devices as required by law. These standards are therefore considered pad of the Projed. The mandatory incoq~oration of these standards into the Project will further reduce the energy impact of the Project below a level of signiticance. As a result, no mitigation is required (Ibid., pp. 78-9). 2.5 Public Services 2.5.1 Fire Protection The Riverside County Fire Department ("RCFD"), which operates in conjunction with the California Department of Forestry and Fire Protection ('CDF"), provides fire protection services on a contract basis to the City of Temecula. Projected population increases are monitored and personnel levels are adjusted periodically dudng the contract renewal process (Ibid., p. 101). Currently, there are three permanent fire station sites (Station 73, Station 12, and Station 84) in Temecula. The fire station dosest to the Woff Creek site is Station 84 on Pauba Road, appreximately Station 73, located on Enterprise Circle, houses a track company and an engine company and is staffed by seven full_time fire personnel. Station 12 has an engine company with three full._~me rirefighters, as well as volunteer engine and a wildland fire engine. Station 84 maintains an engine company with three full._~me tiref'sghters. Response time from all stations is estimated at two minutes per mile (Final EIR, p. 101). According to the RCFD, current cuntract personnel provide adequate levels of service to the City. Three new fire stations, including one located within the Wolf Creek site are propesed by the Riverside County Fire Master Plan. RCFD's 2001/2 capital improvement plan provides for such a station to be established irrespective of whether the Wolf Creek development proceeds (Final EIR, pp. 101-2). Current RCFD Fire/Emergency Medical Service response time objectives for urban category II land uses (defined as general commercial uses and residential densities of 2 to 8 dwelling units per acre) is a 1 O_minute response time for 90 percent of all rites, and a 5_minute response time for emergency medical services. The response time objectives for heavy urban land uses (residential densities of 820 dwelling units per acre) is an 8_minute respense time for fire and a 5_minute response time for emergency medical service. Policy 3.2 of the City General Plan provides that the City will "stdve to provide a minimum response time of between 7 and 10 minutes of an alarm for 90 percent of all fires, in accordance with the Riverside County Fire Protedion and Emergency Master Plan" (Final EIR, p. 102). The southern podion of the Project area lies within a high_fire_hazard area, as designated by California Department of Forestry. This designation reflects the pdor undeveloped nature of the area, and hazard area boundaries are currently being redrafted to respond to and reflect development in the adjacent Rainbow Canyon and Redhawk communities. Until such redistdcting, however, properties within the designated high_fire_hazard area are required to provide brush clearance zones around structures (Final EIR, p. 102). Project with Residential Use of School Sites: Under this development sconado, most of the Project site will be developed at 3.8 to 6.6 du/ac. Thus, the objective will be a 10_minute response time. Only 30 acres of the 557_acre site will be developed at higher density, and that ponton of the site should have an 8_minute fire response time and a 5_minute emergency medical response time. In general, satisfaction of these objectives requires location within a three_mile radius of a rite station (Final EIR, p. 102). The Project site is located within the three_mile maximum travel distance from the existing fire station on Pauba Road. RCFD plans call for construction of an additional station within the Wolf Creek property. This station is planned to be constructed during fiscal year 2001/2 (Final EIR, p. 103). The City and RCFD review projects on a case_by_case to identify service needs and have adopted a development fee program to fund requirod fadlities. Developers within the Wolf Creek Project will be required to pay the fees to fund station improvements dtywide and construction of the new station within the Wolf Creek Project. The Spedtic Plan includes within Planning Area 14 an option for a fire station (Final EIR, p. 103). The Project applicant has committed to providing a peRion of the available 5 acres for construction of the fire station, and the Spedtic Plan and Project conditions of approval will reflect this commitment (Final EIR, p. 103). The developer(s) will be required to pay Development Impact Fees established by the City to fund long_term capital improvements related to fire protection services, and a fire station site will be provided consistent with RCFD's plans. No impact on fire sen/ices will result (Final EIR, p. 103). Project w/ffi School S/tes; The development of residential use of school sites is considered the worst_case scenario. No additional analysis is required since this has been addressed in the preceding discussion (Final EIR, p. 103). buffer between undeveloped brushland on the adjacent Pechanga Indian lands and proposed urban development at Wolf Creek. First, Pala Road will be widened to four lanes, creating an approximate 134_foot paved roadway. Second, the planned grass_lined drainage channel along Pala Road will be up to 120 feet in width. According to City Building staff, this 200+ foot buffer zone provides a level of protection consistent with California Department of Forestry standards. Exposure to fire hazards will be less than significant (Final EIR, p. 103). 2.5.2 Police Protection The City of Temecula contracts with the Riverside County Shedffs Department for law enforcement services. The contract provides for assignment of 31 swom officers and 7 non_swom officers to the City. These officem are supported by 2 lieutenants, 7 sergeants, and 6 investigatom. The Shedffs Department/County Justice Center serves the Temecula area. This fadlity is located nodh of Auld Road and east of Leon Road, outside the City limits but within its sphere of influence (Final EIR, p. 104). Under Policy 3.1 of the General Plan, the City stdves to provide a minimum of one full_time officer for 1,000 residents for police protection services. Police protection services are funded through general fund revenues of the City (Final EI R, p. 104). Project with Residential Use of School Sites: Under this development scenario, the proposed Project will result in a population of 8.682 persons, based on an average household size of 3.338 persons. At a ratio of I officer per 1,000 population, the Project will generate demand for 9 additional full._~me officers Project buildout. All staff will be based at existing sheriff radiities. No physical environmental impact will result from Project implementation (Final EIR, p. 104). Project with School Sites: In this scenario, the proposed Project will result in a population of 7,157 persons. At a ratio of 1 officer per 1,000 population, the Project will generate demand for 7 additional full_time officers at the end of Project build out. All staff will be based at existing shedff facilities. No physical environmental impact will result from Project implementation (Final EIR, p. 104). 2.5.3 Schools The Wolf Creek Specific Plan site lies within the Temecula Valley Unified School Distdct (TVUSD). The Distdct currently operates 10 elementary schools (grades K_5), 3 middle schools (grades 6_8), 2 comprehensive high schools (grades 9_12), and a continuation high school. The Distdct's enrollment has been rapidly growing. Total enrollment was 16,065 as of Apdl, 1999. According to Distdct staff, the Distdct has been using pertable dassreoms as temporary buildings to accommodate the rapidly growing student population. A total of 49% of the Distdct's dassrooms are portable and intedm facilities (Final EIR, p. 105). Policy 4.1 of the City's General Plan commits the City to supporting the Distdct in providing adequate school facilities for students from new development to the extent permitted by law. The pdmary mechanisms to sustain quality educational sen/ices, in cooperation with the School District, are the provision of school sites, imposition of statutory development fees, negotiated development fees as permitted by law, and the provision of infom~ation to the School District. To implement this policy, the City has adopted a school mitigation resolution and has adopted the school mitigation plan of the TVUSD. Developers are required to pay a per dwelling unit fee for new residential construction to offset impact. Any dedication of land for school puq~oses can be credited against the total requimcl school fee (Final EIR, p. 105). Project With Residen~al Use of School Sites: Based on the student generation cited in the Final EIR and assuming the worst_case scenado for student generation whereby the school sites are developed with residential uses, the project's proposed 2,385 detached single family units and 216 attached multi_family units will generate up to 2,035 new students. Approximately 1,092 will be elementary students, 466 will be middle school students, and 477 will be high school students. This number of SB50 and Proposition 1A, which addressed class size reduction and construction/maintenance of facilities, were passed in November of 1998. Proposition 1A includes a variety measures, such as the sale of public bonds and allowing local governments to assess fees on development, to ensure that enough schools and related infrastructure are built/maintained. Therefore, schools will be built to meet future demand. Under this scenario, future school sites have not been identified. Environmental review will be required by the Distdct for any new school construction. Physical environmental impact cannot be assessed at this time. Per Section 15165 of the CEQA Guidelines, further analysis is not appropriate (Final EIR, p. 108). Project wiffi School Sites: Under this scenario, the proposed Specific Plan designates 3 school sites within the Project site: a 12_acre elementary school site, a 20_acre middle school site, and a 46.5_acre high school site. No final determination has been made by the Distdct as to whether any or all of these sites will be acquired and developed as Distdct schools, although the Distdct has identified a clear need for these facilities (Final EIR, p. 106). Based on the generation factore cited above, the project's proposed 1,928 detached single family units and 216 attached multi_family units will generate up to 1,670 new students. Approximately 897 will be elementary students, 383 will be middle school students, and 390 will be high school students. This number of students is equivalent to 10 percent of the entire 1999 enrollment within the District (Final EIR, p. 106). As described above, SB50 and Proposition 1A include a vadety measures, such as the sale of public bonds and allowing local govemments to assess fees on development, to ensure that enough schools and related infrastructure are built/maintained. The proposed school sites will provide school facilities for Wolf Creek residents and other students in the area. The new schools will help address overcrowding and long_term growth needs (Final EIR, p. 106). Conatmction of new schools on the Project site will result in physicel changes to the local environment. These changes and associated impact are examined throughout this EIR. Impacts on air quality and cumulative impact on agdculturel resources are identified as significant and unavoidable. All other impacts can be reduced to acceptable levels. Once precise design plans for the schools have been prepared, TVUSD may be required to conduct further environmental review to determine whether any additional future mitigation may be necessary (Final EIR, p. 107). The Temecula Valley Unified School District, upon completion of preliminary plans for each proposed school within the Wolf Creek Specific Plan area, will undertake any required subsequent environmental review pursuant to CEQA and the Distdct's CEQA Guidelines (Final EIR, p. 107). The impacts associated with the location of schools within the Specific Plan area are considered less than significant; however, the impact on air quality and the cumulative loss of agdculturel lands will continue to be significant and unavoidable (as discussed in Sections 4.2 and 4.3). All other physicel environmental impacts related to school construction, as identified in Section 3.3, can be mitigated to less_than_significant levels (Final EIR, p. 107). 2.5.4 Libraries The City of Temecula is a member of the Riverside County Library District. One facility, the 15,000 square_foot Temecola Library located in the Walt Abraham Administrative Center, serves the residents of Temecula and Munieta. Plans for a new library branch on Pauba Road adjacent to a new sports pa~k are being considered (Final EIR, p. 107). Revenue for the Distdct is obtained from a Special Diatdct tax collected by the County. In addition, a portion of the City's Development Impact Fees go towards the provision of library facilities (Final EIR, p. 107). Project Wiffi Residential Use of School Sites: Under this development scenario, the proposed Project will generate a residential population of approximately 8,682 persons. Based on the adopted service standards of the Library District, this population could rasult in the need for an additional 10,418 volumes and 4,341 square feet of librap/space. The developer will be required to pay Librap/Mitigation Fees to offset the cost of providing any additional librap/facilities (Final EIR, p. 108). This Project, in itself, will not raquira construction of any new librap/facilities. The Librap/District has already initiated plans to construct a new facility on Pauba Road absent the Wolf Creek Project. No physical environmental impact will result due to the Project (Final EIR, p. 108). Project With School Sites: Development of residential use of school sites is the worst_case scenario. No additional analysis is required. Thus, the analysis listed above applies to this development scenado (Final EIR, p. 108). 2.6 Utilities and Sen/ice Systems 2.6.1 Water The Rancho Califomia Water Diatdct ('RCWD") currently provides water service to the site for agricultural use and will be responsible for providing domestic water service. In late 1997, RCWD adopted a comprehensive update of its Water System Master Plan. The Master Plan addresses water resource management. The plan provides for water storage and distribution facilities, water resource development, and acquisition of imported water supplies to meet anticipated needs for the next 20 years based on the City's General Ran. The Plan recognizes urban development densities on the Wolf Creek site similar to or more intensive than that proposed the Wolf Creek Specific Plan. Furthermore, since the Wolf Creek Specific Plan proposes population density and building intensity less than provided under the General Plan, it is exempt underWater Code Section 10910(b) (Final EIR, p. 119). Water facilities on the Project site include a 24_inch ateel water main along Pala Road from Loma Linda to Wolf Valley Road, 12._inch and 16_inch water mains on the northeast boundary, and a 16_inch main located on the northwest boundary along Loma Linda Road. The major source of potable water distributed by the RCWD is groundwater from the Murdeta_Temecula basin. The groundwater is supplemented with imported water from the Metropolitan Water Distdct ("MWD'). The RCWD has a current annual supply capability of 59,000 acre_feat per year, which is adequate to meet current demand for potable water (Final EIR, pp. 119-20). The proposed new development will require constru~on of a new on_site water distribution system to serve the proposed uses. Sinca the proposed Project includes the provision of the necessary water infrastructure subject to appropriate approvals, impact on water facilities is considered less than significant (Final EIR, p. 120). Development under the proposed Specific Plan will create demand for additional potable water from residences, commercial uses, and for irrigation of greenpelts, parks, and other landscaped areas. The proposed Project is estimated to require approximately 1,343 acre feat per year ('AFY'). W~h the school sites, the proposed Project will consume approximately 1,162 AFY of water (Final EIR, p. 120). The actual use of water on the site will be lower than the above estimates bocause the Project is roquirod to comply with existing mandatop/state requirements for water_conserving toilets, shower heads, faucets, and other appliances in all development, which will reduce the average daily consumption below 400 gallons per day per dwelling unit. The RCWD indicates that water service is available to the Project, and water availability would be contingent upon the property owner signing an agreement to assign water management dghts, if any, to RCWD. In addition, the RCWD's 20_year water service master plan assumes development of the Wolf Creek area with residential and commercial uses (Final EIR, p.121). lo water service master plan assumes development of the site, impact on water facilities and resources will be less than significant (Final EIR, p. 121). 2.6.2 Sewer Sewer service to the Project site will be provided by the Eastern Municipal Water Distdct CEMVVD"). EMVVD is under the judsdidion of the San Diego Water Quality Control Board. EMVVD is currently meeting treatment demand in Temecula and is treating approximately 5.5 million gallons of wastewater per day at the Rancho Califomia Treatment Plan. The fadlity was expanded in 1996 to provide tertiary treatment capadty of 8 million gallons of wastewater per day ('mgd"), with secondary treatment capadty of 10 mgd. This capadty is considered adequate to accommodate new development within the Distdct's service area (Final EIR, p. 121). Project With Residential Use of School Sites: Development pursuant to the proposed Wolf Creek Specific Plan will generate, on average, 868,200 gallons of wastewater per day from residential uses and commercial uses will generate, on average, an additional 60,000 gallons per day. The Rancho California Treatment Plan has adequate capacity to treat this amount of additional sewage. Project impact on treatment radiities will be less than significant (Final EIR, p. 122). The proposed Specific Plan includes a sewer plan forthe site. The sewer plan proposes a system layout that is based on EMWD's overall system master planning forthe Rancho Villages Assessment Distdd No. 159, which sized and financed the sewer infrastrudura based upon up to 2,700 units within Wolf Creek, or more units than currently proposed under the worst_case scenario. Sinco the proposed Project will provide sewer system improvements in accordance with existing requirements, Project impact on sewer infrastructure will be less than significant (Final EIR, p. 122). Project With School Sites: W~h schools, the proposed Plan will generate approximately 792,064 gallons of wastewater per day. This represents a lesser amount of wastewater than would be generated under the development of residential uses on the school sites. Therafora, the residential use of school sites is considered the worst_case scanado. This scenado also will not result in a significant impact on sewer infrastructure (Final EtR, p. 122). 2.6.3 Solid Waste Solid waste from the Wolf Creek area is hauled by CR&R, Inc. under contract to the City of Temecula. The waste is disposed of at the Badlands Sanitary Landfill or other fadlity in the vidnity accepting domestic waste. The landfill encompasses approximately 1,081 acres, with a current disposal area of 141 acres and an annual capadty of 432,000 tons. The estimated closure date is 2010 (Final EIR, p. 123). Project With Residential Use of School Sites: Based on the factors identified in the Final EIR, the proposed Spedtic Plan, without school sites, will generate approximately 5,586 tons of waste per year (Final EIR, p. 123). This waste will be picked up and once recydable materials have been extracted, disposed of at the Badlands Sanitary Landfill or other ragionai fadlity. The Project, similar to all other development in the City of Temecula, is subject to mandatory City requirements, polides, and programs for solid waste reduction developed in conformance with the Integrated Waste Management Act of 1989, and amendments. Since the Project is required to include these mandatory programs and preceduras, Project impact will be less than significant (Final EIR, pp. 123-4). Project W'~h School Sites: If schools are provided, the proposed Plan will generate approximately 4,879 tons of waste per year (based on 0.136 tons of waste per person, 2,562 students, and 344 staff). This represents a lesser amount of waste than that assodated with residential use of the school sites, as a result the Project impact would be less than significant (Final EIR, p. 124). ]1 2.7 Recreation Five public park. s exist within a five_mile radius of the Wolf Creek site: Throe in the City of Temecula and two within unincorporated Riverside County. The City parks are Loma Linda Park, Kent Hintergardt Park, and Pala Community Park. County parks in the area include Paseo Park in the Redhawk community near Redhawk Elementary School (Final EIR, p. 133). Project With Residential Use of School Sites: Implementation of the Wolf Creek Plan will increase the demand for park and recreation facilities in the City of Temecula. Pursuant to the City's General Plan policy and Quimby Act Ordinance, the mandatory park dedication requirement for 2,601 dwelling units is 33.24 acres, based on 5 acres per 1,000 population. (The Quimby Act Ordinance establishes population factors of 2.59 persons per single_family unit and 2.34 persons per multi_family unit. Final EIR, p. 134). Land credits totaling 28.21 acres have been applied to the overall park land dedication of the Wolf Creek Specific Plan; however, this falls short of those mandatory roquiroments for development of 2,601 dwelling units (Final EIR, p. 134). The scenario involving 2,601 residential units would require a total of 33.4 acres of park land and open space, or 6.4 acres more than the Project with School Sites scenario (Final EIR, p. 12). To address the shodfall for this maximum rosidential buildout scenario, the Specific Plan includes a provision which states "In the event the Project falls short (of parkland credit), the developer will either increase the size of the private rocreation facility in Planning Area 14, get 50% credit for the pdvate rocreational facilities in the multi_family aroas, or increase the size of the 4.5_acro park in Planning Area 19. The developer may pay Quimby fees to satisfy park roquiroments if appreved by the City of Temecula." These provisions will ensuro that parkland dedication or fees aro provided consistent with City ordinances. Impact will theroby be roduced to a less_than_significant level (Final EIR, pp. 134- 5). Project wiffi School Sites: Under this development scenario, park dedication requirements for 2,144 dwelling units is 27.49 acres. Land credits and credits anticipated from private recreation facilifies total 28.21 acros. This amount falls short of the requirements for development of 2,144 dwelling units. However, as indicated above, the Specific Plan includes provisions to ensuro full ceompliance with City roquiroments. Recreation impacts under this development scenario are less than significant. 2.8 Local Agricultural Resources The 557_acre Project site historically has supported agricultural operations. The Murdy family operated a livestock ranch on the property for over 30 years dating back to the 1940s and up until 1972, conducted farming operations. Since 1972, a majodty of the property has been leased for the commercial production of turf and groundcover, as well as minor field crops. The Agricultural Preserve status of the property expired in 1989 through the Notice of Nonrenewal Process (initiated in 1979) (Final EIR, p. 137). Today, agricultural activity has virtually disappeared from this aroa of the Temecula Valley, with the remnant farming operations on the Wolf Croek site ropresenting the only such use. As described in Section 2.1 (Land Use and Planning) of the Final EIR, surrounding properties have been developed with and/or have pending development plans for residential subdivisions, golf courses, and the Pechanga Casino and its related uses. The City of Temecala General Plan Land Use map designates the subject property and all surrounding lands within the City's sphere of influence for urban uses (Final EIR, p. 137). The Williamson Act contract applicable to the property explrod in 1989. Thus, the Project will not result in the cancellation of a Wdliamson Act contract (Final EIR, p. 138). At the local level, the existing agricultural use of the property is anomalous, given that surrounding properties support urban type uses. City land use policy provides for the eventual development of the Wolf Creek site with residential, commercial, school, and open space uses. The cenversion from agricultural to urban use is not inconsistent with land use policy. Current on_site agricultural activities aro 12 receives no Williamson Act property tax benefits. Thus, in a local context, the site does not appear to represent a pdme agdculturel property (Final EIR, p. 138). To identify the significance of this land in a more regional context, a Land Evaluation and Site Assessment (LESA) was conducted using a model developed by the California Department of Conservation, Office of Land Conservation. The analysis indicated that, based on the scodng thresholds contained in the LESA manual, the loss of this agricultural resource represents a significant impact. Since the Agricultural Preserve status of the site expired in 1989 and since the General Plan Land Use map designates the prepedy and all surrounding lands for urban uses, the impact on local agricultural resources. However, the cumulative impacts due to the loss of agricultural lands are significant and are discussed in Section 4.3 (Final EIR, p. 137-9). 2.9 Cumulative Impacts (except for Air Quality and Agricultural Land) The Temecula General Plan EIR examined impacts assodated with build out within the corporate city limits, its sphere of influence, and a larger "area of interest." The entire study area encompasses approximately 60 square miles and at build out (40_.year time pedod), will provide for up to 79,299 housing units. The Wolf Creek Spedtic Plan is accounted for within the total unit count. Regional growth plans were also examined in evaluating cumulative impacts on a regional basis (Final EIR, p. 157). The General Plan polides and standards which serve as mitigation measures for the potential cumulative effects of all development under the General Plan have been applied to the Wolf Creek Spedtic Plan whenever applicable. Among the many General Plan pelides applied to the Wolf Creek Spedfic Plan are the following (Final EIR, p. 158): [] Establishing setbacks along Alquist-Pdolo Special Studies zones; [] Incorporating the village concept into large master-planned developments; [] Incorporating pedestrian and bicycle trails into project design; Providing adequate circulation improvements to support the level of development proposed; and Providing development standards that ensure high quality design. The incorporation of the General Plan polides and standards in the Spedtic Plan from the start have ensured that cumulative impacts assodated with the development are less than significant with the the exception of air quality and the loss of agricultural land (Final EtR, p. 157-8). Section 3 Environmental Impacts Mitigated To A Less Than Significant Level The Planning Commission hereby finds that mitigation measures outlined in the Final EIR have been incorporated into the Wolf Creek Specific Plan that avoid or substantially lessen the following potentially significant environmental impacts identified in the Spedtic Plan Final EIR to a less than significant level. The potentially significant Project impacts and the mitigation measures which have been adopted to mitigate them to a less than significant level are as follows: O. I L~IIU U~I;~ I"1~11111111,~ 3.1.1 Potential Significant Impact - Land Usa Compatibility Project With Residential Use of School Sites: Residential land uses at suburban densities currently exist immediately north, nodheast, and west of the Wolf Valley Ranch site. Additional subdivision activity and development are antidpated consistent with the specific plans that have been approved for these areas. The Wolf Creek Specific Plan proposas residential densities similar to the densities currently existing and planned in the immediate vidnity, with a dmulation system planned to tie into existing reads and trails. The level of commerdal development proposad is similar to other cummeroial businesses currently operating in other areas of the City, such as the retail complex on Rancho Califomia Road near 1_15. As such, the Project continues the existing physical arrangement of the established and planned community (Final EiR, p. 24). On the adjacent Pechanga Indian Reservation, the dosest development consists of the gambling casino located on Pala Road at Wolf Valley Road, directly across from the Wolf Creek prepedy. The casino, which began operations in 1995, is open 24 hours a day and offers card games, slot machine play, and video poker. No alcohol is served. The associated gas station/mini_market is east of the casino on Pala Road. A golf course and resort hotel are planned west of the casino (Final EIR, p. 24). The 24_hour operation of the casino has the potential to create compatibility cuncoms with regard to the residential usas proposed along Pala Road. Potentially adverse impacts include traffic and parking lot noise, and light and glare from the panking lot. The width of Pala Road, the proposad 100o to 128_foot wide flood cuntrel greenbelt, and buffers which will be incorporated into residential site design (for noise control) will provide a 2000 to 300_foot buffer and thereby minimize impact. Land use compatibility impacts with respect to the casino will not be significant (Final EIR, pp. 24-5). Project With School Sites: The proposed high school site (Planning Area 24) is located on Pala Road at the south eastem end of the Project site. The high school site is across the street from the Pechanga Casino. The casino may be curtsidereal an attractive nuisance becausa it has the potential to create compatibility cuncems with regard to daily high school activities. Potentially adverse impacts include traffic and parking lot noise from the casino. Most of the high school students are minors and are prohibited from casino grounds. The width of Pala Road and the 100_ to 128 foot wide flood control channel will provide a buffer between the high school and the casino. However, additional satback of buildings on school grounds may be necessary to minimize impact (Final EIR, p. 25). The mini_market located across the street from the high school has the potential to create compatibility concams with regards to safety issues if students cross Pala Road to patronize the mini_market. The City has no judsdiction over the design and construction of the high school. However, the Temecula Valley Unified School Distdct has indicated its intention to design the high school to incurporete measures to ensure student safety and minimize potential impacts. Land use compatibility impacts with respect to the mini_market and casino will not be significant (Final EIR, p. 25). 3.1.2 Findings The Project will not result in any significant land usa impacts. However, to minimize potential secondary impacts on residential usas and the high school within the Wolf Creek Specific Plan from the presence of the gambling casino and mini_market, the following mitigation measures are recommended to further raduca impact: For any residential development abutting Pala Road across from the casino, subdivision and site design shall incorporate noisa attenuation walls if project_specific noisa studies indicate that such features am necassan/to achieve noise standards. If such walls are provided, landscaping shall be provided along the walls to achieve aesthetic improvements and to reduce potential for vandalism. Any such required walls and landscaping shall be provided pdor to the issuance of 14 The Temecula Valley Unified School Distdct will ensure that the high school site design incoq~orates safety features such as fences, walls, and landscape buffera to discourage student pedestrian traffic across Pala Road to the mini_market (Final EIR, p. 26). 3.1.3 Suppoding Explanation A General Plan Amendment application has been filed to amend the Land Use Plan to m~ed the pattern of land uses proposed by the Wolf Creek Specific Ran. The pdndpal change involves marranging the pattern of residential uses, locating commercial uses on beth sides of Wolf Valley Road, establishing new park locations, and accommodating potential school sites (Final EIR, p. 25). Project With Residential Use of School Sites: The Wolf Creek Specific Plan proposes land use types and development intensities consistent with the designations shown on the existing General Plan Land Use Plan. The proposed General Plan Amendment will rearrange the land use pattem designated forthe site but retain the same overall maximum densities and dwelling units allowed on the site. The Project incorporates the "Village Center' concept described in the Land Use Element by providing central commerdal, institutional, and recreational fadlifies and higher_density residential uses linked by pedestrian/bicycle paths. The Project is consistent with General Plan land use palicy (Final EIR, p. 25). Project Vlr~h School Sites: As discussed above, the proposed land use types and intensities are consistent with General Plan land use policy. The General Plan also antidpates the development of public/institutional uses in the Wolf Creek Plan area. Therefore, development under this scanado is consistent with General Plan land use policy final EIR, p. 25). 3.2 Geotechnical Issues 3.2.1 Potentially Significant Impact Detailed geotechnical investigations revealed the following: Presence of Wildomar fault trace across Planning Areas 21 and 22, No evidence of Wolf Valley fault on the site, and No evidence of subsidence. The development standards for Planning Areas 21 and 22 include a raquirament for a 75_foot setback from the Wildomar fault for all structures. This requirement assures avoidance of potential impact (Final EIR, pp. 31-39). Grading and soil recempadion will require further review at the subdivision stage. Mitigation is required to avoid potential impact (Final EIR, p. 39). 3.2.2 Findings The following mitigation measure is required to avoid site_specific impact at the subdivision level: As specific development proposals are advanced for individual planning eraas, construction_level geological and soils analyses will be performed as required by the City (Final EIR, p. 39). the Specific Plan that will reduce geotechnical impacts to a less than significant level. 3.2.3 Supporting Explanation Groundshaking and Surface Fault Rupture Project With Residential Use of School Sites: The Project site is subject to eadhquake groundshaking hazards typical of the Califomia seismic environment. During the life of the Project, on_site development likely will be subject to ground accelerations generated from eadhquakes produced along area faults (Final EIR, p. 37). Structures in the proposed development will be located on alluvial materials underlying the site, which generally tend to amplify ground motion. Secondary ground displacements in response to a nearby seismic event or a large regional earthquake are possible. Future seismic events could result in structural damage to buildings within the Project area. However, these effects would be expected under similar conditions throughout the ragion. State and local building codes require seismic hazard mitigation features to be incorporated into building design and construction. All Project construction will comply with these codes. Impacts relative to groundshaking will thereby be reduced to a less_than_significant level (Final EIR, p. 37). W~hin an Alquist_Pdolo Earthquake Fault Zone, habitable structures must maintain a minimum 50_foot setback distance from the fault trace per State law. Project specific geotechnical studies recommend a 75_foot setback zone or either side of the fault trace on the property (Figure 9, Final EIR, p. 38). The Specific Plan includes language for Planning Areas 21 and 22 to address this potential hazard and the required setback. Planning Areas 21 and 22 are the only two areas containing the fault trace (Final EIR, p. 37). Due to the lack of evidence of suggesting the presence of the Wolf Valley segment on the site, and because a 75 foot no build buffer zone will be provided for the Wildomar segment, surface fault rupture hazards are I~s than ~ignificant (Final EIR. p. 37). Project With School Sites: The above analysis and conclusion for Project with Residential Use of School Sites applies to this alternative. None of the school sites lies within the Alquist_Pdolo Earthquake Fault Zone (Final EIR, p. 37). Liquefaction Project With Residential Use of School Sites: The Project geotechnical reports concluded that liquefaction potential on the site is low. Under "worst case" conditions, the soils engineer indicates that liquefaction would be limited in occurrence and manifested as minor potential settlements of a uniform nature. No special mitigation for liquefaction is necessary. Therefore, potential impact will be less than significant (Final EIR, p. 39). Project Wiffi School Sites: The above analysis and conclusion for Project with Residential Use of School Sites applies to this alternative (Final EIR, p. 39). Topography Project With Residential Use of School Sites: Because the site is relatively level, minimal landform alteration will be mcluired to prepare the site for development. Project implementation will require some grading to create building pads, parking facilities, parks, and utilities, as well as to complete drculation and drainage system improvements. Overall landform alteration will be leis than significant (Final FIR, p, 39). Findings Wolf Creek Specific Plan August 2000 City of Temecuta Project Wiffi School Sites: The above analysis and conclusion for Project with Residential Use of School Sites applies to this altemative (Final EIR, p. 39). Ground Subsidence Project With Residential Use of School Sites: Subsidence and settlement monitoring on the site has revealed no evidence of vertical movement indicative of subsidence. Thus, no impact on development is expected (Final EIR, p. 39). Project With School Sites: The above conclusion for Project with Residential Use of School Sites applies to this altemative (Final EIR, p. 39). 3.3 Air Quality (Short-Term Construction-Related) 3.3.1 Potential Significant Impact The estimated average amount of .quarterly construction is below the SCAQMD thresholds of significance. However, dudng certain quarters, market demand has the potential to result in a greater level of construction, which may result in a significant impact (Final EIR, p. 48). 3.3.2 Findings Incorporation into the Specific Plan of the following mitigation measures will result in changes or alterations to the Specific Plan that will reduce short-term construction-related air quality impacts to a less than significant level: Construction contractors will maintain and service construction equipment to minimize exhaust emissions (Final EIR, p. 52). SCAQMD Rules 402 and 403 shall be adhered to, reducing airbome particulate matter and ensuring the cleanup of construction-related dirt on approach routes to construction sites (Final EIR, p. 53). Dudng grading activities, topsoil mounds shall be stabilized to prevent wind erosion and release of dust and particulates. This may be accomplished through regular watering, hydroseeding, netting, chemical applications, and other methods determined acceptable by the City (Final EIR, p. 53). All unpaved reads and parking areas will be watered down or chemically treated to control dust. Such mitigation shall occur on a daily basis or as otherwise apprepdate, given weather conditions as determined by the City of Temecula. The City will monitor the construction site on a regular basis to ensure compliance (Final EIR, p. 53). Trucks leaving construction sites will be washed off. A Monitoring Prugrem of the construction site to ensure compliance shall be the responsibility of the developer (Final EIR, p. 53). 17 Wolf Creek Specific Plan F'mclings City of Temecula August 2000 Project With Residential Use of School Sites: The amount of construction-generated air pollutant emissions is generally proportional to the size of the Project under construction. The proposed Wolf Creek Specific Plan anticipates development to occur in two phases over a pedod of ten or more years, depending upon market conditions (Final EIR, p. 48). Over the next 10 years, development within the Wolf Valley Ranch site will consist of between 2,144 and 2,601 dwelling units, 300,000 square feet of commercial use, three schools (if so determined by the Temecula Valley Unified School District), and supporting infrastructure, including major roadways. If schools are not built on the three sites provided in the Specific Plan, 2,601 residential units will be built (Final EIR. p. 48). The 557_acre site is level land, and extensive grading will not be required for this development. Mass grading in excess of the quarterly emissions threshold is not planned. The developer plans to construct the proposed 2,144 to 2,601 units over a 5_ to 1 O_year pedod. Based on past development trends in the region dudng aggressive building cycles, the average level of development in any given quarter con be estimated at 56 to 65 units (Final EIR, p. 48). According to the Project applicant, commercial development probably will occur following the residential development. The estimated average amount of quarterly residential development, which is considered aggressive, is below the SCAQMD thresholds. Dudrig certain quarters, markat demand has the potential to result in a greater number of units being constructed. However. compliance with standard SCAQMD requirements can reduce potentially significant impacts to acceptable levels (Final EIR, p. 48). Project With School Sites: The above analysis for Project with Residential Use of School Sites is valid for this scenado because the residential component represents the worst_case analysis for short_term impacts (Final EIR, p. 48). Implementation of the above referenced mitigation measures will reduce impacts to air quality impacts (with the exception of long-term air quality) to a less than significant level (Final EIR, p. 48). For a discussion of long-term air quality and the cumulative impacts to air quality please refer to Section 4.1 and 4.2. 3.4 Transportation and Circulation 3.4.1 Potential Significant Impact At buildout, the proposed Project with schools is forecast to generate approximately 42,036 new vehicle tdps, while the scenado involving no schools would generate 38,527 (Final EIR, p. 56). The traffic impact analysis for the Specific Plan indicates that the Project will significantly impact levels of service at several intersections in the Project area, one dudng the morning peak hour, two dudrig the evening peak hour, and one dudng both the rooming and evening peak hour. In the absence of any roadway improvements, Project traffic impacts will be significant (Final EIR, p. 63). 3.4.2 Findings The traffic study indicates that the following on-site roadway improvements must be incorporated into the Project to reduce impacts to acceptable levels: On-site Improvements The traffic study indicates that the following on_site roadway improvements must be incorporated into the Project to reduce impacts to acceptable levels: Findings Woff Cre~k Specific Plan August 2000 City of Temecula In conjunction with Project development, Pala Road from 300 feet south of Loma Unda Road to Fairview Avenue will be constructed at its ultimate haft_section width as an Arterial Highway (110_foot right_of_way). Pala Road should be improved at a halLsection width as an Urban Arterial Highway (134..foot right_of_way) from Loma Unda Road to a point 300 feet south of the Loma Linda intersection. and then transition to the Arterial Highway section. A 14 foot wide landscaped median shall be constructed in accordance with City standards (Final EIR, p. 67). In conjunction with Project development, Wolf Valley Road from Pala Road to the eastem Project boundary will be constructed at its ultimate cross_section width as a Secondary Highway (88_foot right_of_way) in conjunction with adjacent development (Final EIR, p. 67). In conjunction with Project development, construct Loma Linda Road from Pala Road to Via Del Coronado to its ultimate haft_section width as a Collector (66_foot fight_of_way) in conjunction with adjacent development, or a 78_foot roadway if the Circulation Element Update of the General Plan is approved (Final EIR, p. 67). In conjunction with Project development, Fairview Avenue from Pala Road to the eastem Project boundary will be constructed at its ultimate haft_section width as a Secondary Highway (88_foot dght_of._way) (Final EIR, p. 67). Site distance at each entrance to the Project shall be reviewed with respect to standard Caltrans/City of Temecula sight_distance standards at the time of preparation of tentative maps (Final EIR, p. 67). Off-site Improvements The traffic study and Circulation Element Update of the General Plan indicate that the following off_site roadway improvements must be accomplished to reduce impads to acceptable levels: Properly owner(s) within the Project area, or the developer(s), shall contdbute to the construction of the Pala Road bddge crossing of Temecula Creek on a faiLshara basis through Assessment Distrial No. 159 (Final EIR, p. 68). Prior to the issuance of the first building permit for the Wolf Creek Spedtic Plan, the Pala Road bddge crossing of Temecula Creek shall be constructed to accommodate four travel lanes, consistent with plans approved by the City of Temecula. At the time of tentative subdivision map approval or commerdal development plan approval, traffic volumes at the Pala Road bridge shall be monitored and approval may be subject to confirmation of available bridge_carrying caparty (Final EIR, p. 68). Prior to issuance of the first building permit, the following improvements shall have been completed to the satisfaction of the City (Final EIR, p. 68): Interim interchange improvements at I_15/SR 79S, Widening of SR 79S between Pala Road and I_15, and WKlening of Pala Road to 4 lanes from Clubhouse Drive to Loma linda Road. The developer(s) shall design and install traffic signals for project_impacted intemections when 19 Woff Creek Specific Plan Findings City of Temccula August 2000 Transportation System Management Actions To accommodate transit services within the specific plan, bus turnouts shall be provided at locations designated by Riverside Transit Agency or the City of Temecula Depadment of Public Works. Safe pedestrian access to and from the bus tumout shall be provided (Final EIR, p. 68). Additional Measures Subsequent focused traffic studies may be required as the Project develops to identify actual future conditions and to determine whether additional improvements are required of the Project to meet City Level of Significance ('LOS') objectives (Final EIR, p. 68). Phased on_site street improvements will be identified and pdoritized at the subdivision map stage (Final EIR, p. 68). The incorporation of the readway and intersection improvements into the Specific Plan and their implementation as planned over the short and long terms, Project impacts in the short-term (year 2002) and in the long-term (year 2015) will be less than significant (Final EIR, p. 69). 3.4.3 Supporting Explanation In order to lessen the need for vehicle tdps and to facilitate pedestrian and bicycle movement throughout the Project, the Specific Plan provides system of bikeways and pedestrian pathways. These amenities will be provided along Wolf Valley Road, "A" Street, Pala Road, Fairview Road, Loma Linda Road, Via Del Coronado, and within the linear park to link neighborhoods within Wolf Creek as well as to other nearby development (Final EIR, p. 11). Furthermore, with respect to automobile ciroulstion, no interior road system has been designed for the Plan. with the exception of roadways providing access to the entire site (Figure 2, Final EIR, p.5). The Intedor Loop Road, which will be the pdmanj circulation route through Wolf Creek, is envisioned as a landscaped parkway, with a right_of_way width of 85 feet. This accommodates a 44_foot road width, with wide parkway stdps on either side. "A" Street will be constructed as a collector street with a 66_foot dght_of way or, if the City's currently proposed General Plan Amendment is adopted, a 78_foot principal collector. Roadways adjacent to the site will be improved to provide efficient access. All other residential road, cul de sac, and alley designs will be developed in conjunction with tentative tract maps for individual planning areas (Final EIR, p. 11). 3.5 Hazards 3.5.1 Potential Significant Impact Asbestos and possibly contaminated soils exist on the site (Final EIR, pp. 81-83). 3.5.2 Findings The following mitigation measure will be implemented to reduce potential impacts to hazards at the proposed site to a less than significant level. Soil undemeath and adjacent to the concrete slab where it is suspected that contaminated sell from the waste_oil UST lies within Planning Areas 2 and 3 shall be tested to determine if it is Findings Woff Creek Specific Plan August 2000 City of Temecula accordan;,~'Cvith state and fe;l~ral regulatory ;'e~uirements (Final EIR 84-5) , Pp. . All known asbestos_containing materials on the site, including the transite pipe and materials in the four structures, shall be removed or stabilized pursuant to EPA requirements by a codified asbestos_removing contractor. Such remedistion shall occur pdor to the issuance of any grading permits, other than those that may be necessary to facilitate underground pipe removal (Final EIR, p. 85). 3.5.3 Suppoding Explanation The Wolf Creek site currently is in agdculturel use and has been sinco at least as eady as the 19608. Over the course of this agricultural use, a vadety of potentially hazardous materials and substances may have been deposited on the site (Final EIR, p. 81). Project With Residential Use of School Sites Underground Storage Tanks ('USTs~: All on_site USTs in the vidnity of Planning Areas 2 and 3 have been removed. However, soil remediation for the six USTs removed in 1988 may not have been suffident to reduce levels of hydrocarbon contamination to less_than_significant levels. It is suspected that contaminated soil may exist undemeath a concrete slab at this location. This is a petentially significant impact (Final EIR, pp. 83-4). Additional soil contaminated with hydrocarbons from gasoline and diesel fuel that was aerated in 1988 may exist elsewhere on the properly at an unknown location or locations. There is no way to determine where this soil may be because there is no record of where this soil was moved. However, aeration, oxidization, and photo_reduction sinco 1988 will have reduced contamination levels in this soil to less_than_significant levels (Final EIR, p. 84). Pesticides: The consentrations of p,p-dichloro-diphenyl-didoroethelyene ("4,4'_DDE) detected at the site are well below state and federal regulatory limits. Only 8 out of the 40 soil samples obtained across the site have been found to be impacted by one pestidde at yew low concontretions. According to state and federal standards, these levels do not pose a dsk due to either dust inhalation or direct skin contact. Potential irapad and dsk to human health are less than significant (Final EiR, p. 84). Asbestos: Four structures on the site and the existing inlgation pipes contain asbestos. Federal regulatory standards require that asbestos_containing materials, where they will be disturbed, must be removed in accordance with stdct precadures. Developer compliance with existing regulations will reduce impact to a less_than_significant level (Final EIR, p. 84). Project With School Sites The conclusion for the no school sIte alternative is the same for the Project with school sites scenario. State requirements for school construction include provisions for safeguarding school children against any known or suspected health hazards. Pdor to acquisition of any site for school construction, the Temecula Valley Unified School Distdct ("'I'VUSD") will conduct further, independent studies to ensure that each school site is environmentally sound and free of contaminants that peso potential health hazards. TVUSD compliance with existing regulatory requirements will reduce potential impact to a less_than_significant level (Final EIR, p. 84). Future land uses on the sIte include residential, commercial, and institutional development. None of these land use types involve the use, storage, or production of hazardous materials other than materials generally used for cleaning. Any cleaning or similar substanc~ u~ed will Gon~istent of approved household, commemial, or institutional products approved by state and federal agerides. No impact will 2] Wolf Creek Specific Plan Findings City of Temccula August 2000 3.6 Noise 3.6.1 Potential significant Impact construction noise and traffic noise will result in potentially significant adverse impacts. Noise associated with events at the community park con be controlled via existing City and Temecula Community Services Distdct regulations. 3.6.2 Findings The following mitigation measures will be implemented to reduce potential noise impacts to a less than signiticont level: Short-term Construction Noise The following measure is required to reduse shod-term construction noise impacts: All construction activities will comply with applicoble City noise regulations designed to protect quiet residential areas from stationary noise sources. The City will be responsible for ensuring compliance (Final EIR, p. 99). Long-term Traffic Noise The following measures are required to achieve compliance with City standards for land use compatibility with respect to interior and exterior noise: All new construction will incorporate insulation features designed to achieve interior noise standards established by State and local ordinances (Final EIR, p. 99). Any residential planning area within the Project adjacent to Pala Road or Wolf Valley Road, and where such areas will lie within a noise environment projected to exceed 65 CNEL, the property owner and/or developer shall provide a detailed noise assessment. The noise assessment shall evaluate Project and cumulative noise impacts and as necessary, descdbe noise reduction measures to be incorporated into the Project to comply with state and Iocol exterior noise standards. The noise assessment shall be completed to the satisfaction of the City prior to the approval of a tentative subdivision map or development plan, whichever is appropriate for the type of development proposed (Final EIR, p. 99). Noise reduction measures may include, but are not limited to, noise attenuation walls or other bardera, increased setbacks, or other measures which will effectively achieve the Clty's desired level of mitigation (Final EIR, p. 99). As directed by the City, a property owner and/or developer may be required to provide the noise assessment described in mitigation measure #3 for any residential development located along the proposed Interior Loop Road within the Wolf Creek Spocitic Plan. If such assessment shows that projected traffic noise will create noise levels in residential neighborhoods inconsistent with City policies and standards, the City will require noise reduction features in the form of sound walls, increased setbacks, or any combination of measures that will achieve City standards (Final EIR, p, 99). 22 Findings Woff Creek Specific Plan August 2000 City of Temecula The City plans to undertake noise mitigation in conjunction with plans to widen Pala Road south of the Pala Road bddge crossing of Temecula Creek. The developer shall be required to partialpate in any noise mitigation program established by the City and shall pay toward a fair share of mitigation commensurate with noise impacts attributable to Wolf Creek traffic (Final EIR, p. 99). The Temecula Valley Unified School Distdct will ensure that school design achieves the inte/lor and extedor noise standards established by the State for new school construction (Final EIR, p. 99). Site design techniques will be used as the pdmary means to minimize noise impacts. Developers will be required to consider altemative architectural layouts as a means of meeting noise reduction requirements (Final EIR, p. 100). Community Park Facility Noise If deemed necessary, the City shall limit the hours of operation of the fadlity or place other restrictions on the use of amplified sound at the fadlity in order to protect adjacent uses from noise impacts (Final EIR, p. 100). 3.6.3 Suppoding Explanation Short-term Construction Noise Project vtrrth Residential Use of School Sites: Construction activities on the Project site could cause noise/land use compatibility standards to be exceeded in surrounding residential subdivisions. During the construction period, noise levels typically range from 75 to 105, according to the A_weighted decibel scale ("dBA") at a distance of 50 feet from the source (Final EIR, p. 93). Project With School Sites: The timing of school construction is not known. The potential exists, however, for construction of residential units within Planning Areas adjacent to school sites to occur once a school has been completed and is operational. Schools will be built per Department of Education requirements for sound proofing. Also, potential noise from construction activity will be shod_term, though as in the no school scenario, construction activities could cause noise/land use compatibility standards to be exceeded in surrounding residential subdivisions (Final EIR, p. 93). Long_term Noise Impact Project Wiffi Residential Use of School Sites: Development with school uses is considered the worst_case scenario since a school rapresents a noise_sensitive land use (Final EIR, p. 93). Project With School Sites: Project and cumulative traffic levels on collector and artedal roadways have the potential to generate significant noise impacts on adjacent residential neighborhoods and schools (Final EIR, p. 93). As part of the traffic impact analysis, noise level projections were estimated for 2002, the start date of the Project, and 2015, the estimated date of Project buildout (Final EIR, p. 93). Year 2002. For residences and school structures located close to Pala Road, noise impacts will be potentially signicant in the absence of any mitigation. Existing homes west of Pala Road will experience an increase in noise levels. This level of increase due to Project traffic is significant (Final EIR, pp. 93_5). Year 2015, Impacts similar to those reported for year 2002 will result. Sensitive land uses within the Project along Pala Road and Wolf Valley Road may be located in noise environments where exterior 23 Wolf Creek Specific Plan Findings City of Tomeerda August 2000 along Pala Road will experience an increase in traffic noise levels. In the absence of any mitigation, impacts will be significant (Final EIR, p. 95). The Wolf Creek Project will also continue to contribute to high traffic volumes along SR 79S and Redhawk Parkway, although in the longer term, the percentage contdbution will decline. However, because Project traffic will contdbute a 0.5 CNEL increase or greater, Project impacts on surrounding uses will be significant (Final EIR, p. 95). Community Park Facility The Community Park, located in the Village Center, will have a concessions building, four lighted tennis courts, a tot lot, two lighted ball fields, and surface parking and supporting facilities. The Community Park will be dedicated to the City of Temecula. The City will have the ability to design the park to incorporate buffers, landscaping, and setbacks, and to limit the hours of operation to mitigate potential noise impacts on surrounding uses. If amplified sound is used in the park facility, adjacent residences could experience noise impacts (Final EIR, p. 98). In addition to the mitigation measures identified above, additional discussion outlines additional rastdctions and guidelines that in combination with the measures above will reduce noise impacts to a level that is less than significant. Short-term Construction Noise Construction activities will be sho~...term and will occur generally between the hours of 7:00 a.m. and 5:00 p.m.. All construction activity will be required to comply with the City of Temecula noise ordinance. Thus, impacts will be less than significent (Final EIR, p. 93). Long-term Noise As part of the proposed Project development, the proposed Pala Creek greenbelt channel will create a minimum 100- to 128-foot buffer between Pala Road and the nearest residences, so residences will be set back at least 115 feet (100-foot wide channel plus 15-foot rear yard setback). At a distance 200 feet from the Pala Road centedine, noise levels will drop off substantially (Final EIR, p. 95). Community Park Facility Project Vlr~th Residential Use of School Sites: Under this scenario, single_family residential uses would surround two sides of the community park facility. Other uses, including commercial and public facility, would be separated from the site by the proposed Intedor Loop Road and Wolf Valley Road, respectively. The City has the ability to control design and use of the park to guard against potential noise impacts (Final EIR, p. 98). If amplified sound is used in the park facility. adjacent residences could experience noise impacts. However, per City ordinance, the use of amplified sound is not permitted in public parks unless approved in advance by the Temecula Community Services Distdct. As a result, potential impact will be less than significant (Final EIR, p. 98). Project With School Sites: Under this development scenario, the park will be surrounded by single_family, elementary school, commercial, and public facility uses. As indicated above, City design and use control over the park will avoid impact (Final EIR, p. 98). If amplified sound is used in the park facility, single_family and school uses may experience noise impacts. The State building code roquiros schools to be designed to meet interior and exterior noise 24 Findings Woff Creek Sl~cific Plan August 2000 City of Temect~a potential noise impacts on the elementary school to a less_than_ significant level. Also, as discussed above, existing City ordinances will work to avoid impact assodated with amplified sound (Final EiR, p. 98). Other Noise Sources Other sources of noise within the new community will include ambient noise in residential neighborhoods (e.g. lawnmowers, outdoor activity, stemos), mechanical equipment and loading activities assodated with commercial uses, and ongoing construction activity. All such use and activity will be required to comply with City noise regulations. Enforcement of existing standards and regulations will work to avoid impact (Final EIR, p. 98). 3.7 Drainage 3.7.1 Potential Significant Impact The development of the site will increase runoff into existing inadequate flood control radiities. The Specific Plan includes provisions for on_site drainage radiities to correct existing problems and to accommodate project_related runoff. However, improvements beyond those incorporated into the project are necessary to avoid impact. 3.7.2 Findings In addition to the drainage improvements included in the Spedtic Plan, implementation of the following mitigation measures will reduce impads to drainage and flood control to a less than significant level: All storm drainage and flood sontrel radiities will be designed and constructed to the satisfaction of the City Engineer and the Riverside County Water Conservation and Flood Control District, and in accordance with any required pem~its and conditions that may be required by the U.S. Army Corps of Engineers pursuant to the Clean Water Act (Final EIR, p. 117). Final drainage system designs for the Wolf Creek Spedtic Plan shall be consistent with the provisions of the Wolf Valley Drainage Basin Regional Drainage Analysis Repod approveq by the City, with supporting Project hydrelogy and drainage studies. Design flow rates will be based on City of Temecola and Riverside County Flood Control and Water Conservation Distdd standards for lO_to lO0_yearstorm runoff(Final EIR, p. 117). The proposed Pala Creek Road channel will be sized for on-site and off-site storm flows to include the Pechanga Creek overflow at Fairview Road. This facility must be designed to accommodate 100_year flows, as well as to coordinate or mitigate the connection with existing regional radiities previously appreved by the County of Riverside and City of Temecula (Final EIR, p. 117). The collector storm drain in Wolf Valley Road will be sized to include off-site flows from the adjacent Redhawk Project (Final EIR, p. 11 7). The 100_year level of protection shall meet National Flood Insurance program standards as administered by the Federal Emergency Management Agency (FEMA), and development of the site shall comply with the provisions of the City of Temecula's Floodplain Management Ordinance. The developer will coordinate with the City Public Works Department and FEMA to amend the Flood Insurance Rate Maps on the basis of proposed drainage plans In order to Woff Creek Specific Plan Findings City of Temecula August 2000 As development of the Wolf Creek Specific Plan area proceeds, intedm flood control radiities and/or measures will be implemented, pending phasing and the need for and completion of proposed backbone improvements (Final EIR, p. 117). All storm drains and flood control devices will be extended to suitable points of disposal for proper control of storm mnoff on and off the site (Final EIR, p. 117). The channel downstream of Loma Linda Road to Temecuta Creek will require reconstruction to provide capacity for 100_year flows. The timing of such improvements shall be as directed by the Director of Public Wodcs. The Project applicant may be required to prepare designs and proceed with such reconstruction, with a possibility of reimbursement from Assessment Distdd No. 159 or other approved funding mechanisms (Final EIR, p. 11 7). Erosion control and Storm Water Pollution Prevention Plans ("SWPPP") incorporating Best Management Practices (BMP) shall be praparod and implemented for the Project grading and constraction phases in accordance with City and San Diego Regional Water Quality Control Board and National Pollutant Discharge Elimination System ("NPDES") requirements (Final EIR, p. 118). 3.7.3 Supporting Explanation The Wolf Creek site lies within the lower Wolf Valley watershed, adjacent to Pala Road Creek. Pala Road Creek is a largely unimproved stream channel extending south and west of the site, and ultimately joining Temecola Creek via an earthen channel parallel to Jedediah Smith Road. Most of the upstream area is undeveloped (Final EIR, p. 111). Project With Residential Use of School Sites: Development of the proposed Wolf Creek Spedflc Plan will result in increased runoff due to coveitng of currently vacant land with impervious surfaces such as roadways, buildings, parking lots, and driveways. New local and regional drainage fadlities will be required to accommodate both Project runoff and cumulative runoff of development within the Wolf Valley watershed, to protect prepedies downstream from the Project site from increased runoff, and to provide improved regional flood control (Final EIR, p. 113). In general, existing fadlities are inadequate to accommodate existing flows (Final EIR, p. 112). In the absence of the facilities, Project impacts will be significant (Final EIR, p. 113). Furthermore, the Loma Linda Roadrremecula Creek channel is inadequate to handle 100-year storm flows and will require removal and replacement with an adequately sized fadlib/. In the absence of improvements to the Loma Linda Roadrremecola Creek channel, the Wolf Creek Project will contribute to existing drainage problems. Cumulative impact is considered significant (Final EIR, p. 114). Project With School Sites: Similarly, in the absence of the radiities and improvements, Project impacts will be significant. Therefore, the same drainage/flood control approach will be used for the Project with School Sites scenario. Given the high debds production potential and the existing drainage and flooding problems at the site, the Project applicant prepared a drainage analysis and plan for the Wolf Valley watershod, to assess Project drainage requirements at both the local and regional levels [Wolf Valley Drainage Basin Regional Drainage Analysis Report, Apdl 1999 (Revised)] (Final EIR, p. 111-13). The plan addresses both on_site improvements and improvements required to address existing off_site problems (Final EIR, p. 113). The drainage report proposes a plan for collecting stormwater runoff and conveying it across the property 26 Findings Woff Creek Specific Plan August 2000 City of T,'mecula grass_lined swale with a slope of about 4:1, within a va~ing easement width of 100 to 128 feet. Existing drainage will be captured at the south end of the property at Pala Road and Fairview Avenue, through a storm drain system constructed as pad of the Redhawk development or other system appreved by the City Engineer, and then discharged into the proposed grass_lined swale along Pala Road. The grass_lined swale will connect to the existing Pala Road channel at the nodh end of the Project site. The swale, parallel to Pala Road, will have grass_lines side slopes and bottom section, with a 4 foot wide, concrete_lined, low_flow "~r' channel in the center. A sedes of drop structures are proposed to limit flow velocities to 8 feet per second or less. No fenring or other barriers will be erected along the channel. Box culverts will be constructed under Fairview Road, Wolf Valley Road, and Loma Linda Road (Final EIR, p. 113). The existing 293 cfs of flow that enters the property from the Redhawk development at Wolf Valley Road at present will be conveyed to the Pala Road channel via underground facilities. Additional fadlities planned include all on_street and underground facilities required to capture runoff within residential subdivisions and other planned development, and to convey those flows to the Pala Road Channel. These fadlities will be sized according to calculated demand, and all plans will require City approval. Standard engineering practices will mitigate localized drainage impact to a less_than_significant level (Final EIR, p. 113-4). A small area in the nodbeast comer of the properly is tributary to an existing storm drain constructed by the Redhawk Development, which discharges directly into Temecula Creek. Project drainage to the nodbeast will tie into this existing fad[ity (Final EIR, p. 114). The greenbelt Pala Road Channel represent the pdmanj regional drainage fadlity requidng improvements to accommodate increased flows from the Wolf Creek development and to mitigate existing flooding problems related to pdor urbanization in the area. As such, the following will be required: The main channel drain will be sized for on_site and off_site storm flows to include the Pechanga Creek overflow at Fairview Road. The channel will be financed by Assessment Distdct No. 159. This fadlity must be designed to accommodate the 100_year flows, as well as to coordinate or mitigate the connection with existing regional facilities previously approved by the County and City of Temecula (Final EIR, p. 114). Of major concorn is the future connection of the Pala Road swale to the existing undersized trapezoidal channel between Loma Linda Road and Temecula Creek, parallel to Jedediah Smith Road. The channel's capadty is inadequate to handle 100_year storm flows and will require removal and replacement with an adequately sized fadlity. The Prejent drainage report recommends two alternatives to widen the existing earthen channel, as well as a proposal for a box culvert improvement at Loma Linda Road and other locations (undefined). In the absence of such improvements, the Wolf Creek Project will contribute to existing drainage problems. Cumulative impact is considered significant (Final EIR, p. 114). However, the incorporation of the mitigation measures identified above and improvements identified in the Specific Plan will reduce these drainage and flood control problems to a less than significant level (Final EIR, p. 118). 27 Woff Creek Specific Plan Findings City of Temecula August 2000 3.0 ~,~UILUIdl I'%,~.~UUIU~ 3.8.1 Potential Significant Impect The sun'ounding area has been o~,upied histodce~ly by native peoples. Though no historic or prehistodo resoumes have been identified on the site, the potenfisl exists for subeurfs~e sdifacts to be uncovered during grading operafions (Final EIR, p. 131). 3.8.2 Findings The following measure is required to avoid potenfial irepact on any subsurface deposits: If, during construction, cultural resources are encountered, work shall be halted or divetied in the immediate area while a qualified archaeologist evaluates the finds and makes recommendations. In addition, the developer will coordinate with the Pechanga Band of Luiseito Mission Indians to allow a representative of the Pechanga to monitor and partialpate in archaeological investigations if and when resources are encountered, including partidpation in discussions regarding the disposition of cultural items and adifacts (Final EIR, p. 132). The inco~orafion of this mitjgafion measure will reduce any potential impad to cultural resources to a less than significant level. 3.9 Aesthetics 3.9.1 Potential Significant Impact Aesthetic compatibility and light pollution are potentially significant impacts. While the Spedtic Plan includes provisions to ensure quality design and compatibility, ongoing review and monitoring will be required to avoid impact. In addition, roughly one-third of the southeastern portion of the Wolf Creek Specific Plan site lies within a City-restricted nighttime lighting area that is within a 15-mile radius of Palomar Observatory. A potential exists for a significant aesthetic impact if the Project results in substantial light and glare (Final EIR, p. 126). 3.9.2 Findings Implementation of the following mitigation measures will reduce aesthetic irepads control to a less than significant level: All development within the Project area will confomq to the development standards and design and arohitecturel guidelines contained in the Wolf Creek Spedtic Plan (Final EIR, p. 129). All outdoor lights in the Wolf Creek Spedtic Plan area shall consist of low.pressure sodium lamps odented and shielded to minimize sky glow interference in accordance with applicable City ordinances and regulations (Final EIR, p. 129). All development in the Wolf Creek Specific Plan area shall comply with the City's Light Pollution Control Ordinance to minimize nighttime light interference and light impacts on light_sensitive uses (Final EIR, p. 12g). The following measure is required to reduce lighting impacts: 28 Findings Wolf Creek S~c Plan August 2000 City of Tcmccuta All athletic field and security lighting at all parks and schools shall be designed and constructed to avoid adverse light and glare effects on any adjacent residential use (Final EIR, p. 129). 3.9.3 Suppoding Explanation The following details from the Final EIR and Specific Plan illustrate that the Project will not have any significant impact upon aesthetics and that any potential aesthetic irapad will be reduced to a less than significant level through requirements and standards in the Spedtic Plan and the mitigation measure identified above: The Spedfic Plan contains detailed development standards and design guidelines aimed toward ensudng land use compatibility and providing "the City of Temecula, developers, and ultimately residents of Wolf Creek with the necessary assurance that proposed individual developments will conform to the same high standards of design proposed (in the Spedtic Plan)" (Final EIR, p. 126). The Plan includes requirements for entryway, intersection, and median and parkway landscape treatments to enhance the visual environment and to create edges and linkages throughout the development. Site planning guidelines emphasize podestdan_scale development within the village center, as well as coordinated architectural treatment of buildings and other features (e.g. lighting r~ures, street furniture, kiosks, signage). The design guidelines for residential development provide for community theme walls and accent landscaping, streetscape vadety through varying setbacks and a mix of one_ and two_story residences, and pedestrian throughways connecting the neighborhoods (Final EIR, p. 126-7). Architectural guidelines are also provided in the Plan. The architectural guidelines call for articulated building facades, porches and balconies on single_family residences, and paving accents (Final EIR, p. 127). The standards and guidelines contained in the Specific Plan will provide the City of Temecula with the tools necessary to ensure that development within Wolf Creek will complement surrounding development and will not result in any unappealing aesthetic conditions, as viewed from Pala Road or surrounding preperties. The Project will not result in any significant adverse aesthetic impact (Final EIR, p. 127). In addition, this scale of development, and the fact that the site topographically lies lower than development to the north, will ensure that views toward the Palomar and San Jacinto Mountains are maintained from surrounding properties (Final EIR, p. 126). Furtherefore, the Wolf Creek Spedtic Plan area currently does not create a light and glare impact on surrounding areas because the site does not have any significant light sources. The Project site is located within the Mount Palomar Observatory Special Lighting Area, which requires unique nighttime lighting restrictions (Final EIR, p. 126). Section 4 - Significant Environmental Impacts Not Fully Mitigated To A Less Than Significant Level The Planning Commission hereby finds that, despite the incorporation of mitigation measures outlined in the Final EIR, the following impads connot be fully mitigated to a less than significant level, and a Statement of Overhding Considerations is therefore included herein: 4.1 Air Quality (Long Term) 29 Wolf Creek Specific Ran Findings City of Temccula August 2000 4.1.1 Potential Significant Impact Under both Project options, long-term operational emissions (due to vehicular travel and on-site energy consumption) of carbon monoxide, oxides of nitrogen, and reactive organic gases will exceed the SCAQMD thresholds of significance (Final EIR, pp. 49-51). 4.1.2 Findings Implementing the following mitigation measures will mcluce long term air quality impacts to the extent feasible: Transportation_related Emissions The following measures 1 through 4 are required to reduce mobile and stationary source emissions. Upon identifying a demand for bus service to the Project area, the Riverside Transit Agency, or other responsible public transit provider, will establish bus routes and stops to service the residents in the specific plan area (Final EIR, p. 53). The developer shall provide bus turnouts at strategic locations throughout the Project as determined by the Riverside Transit Agency and approved by the City of Temecula (Final EIR, p. 53). Energy Conservation Measures The developer shall comply with applicable energy conservation guidelines for construction in accordance with the most recent edition of the Uniform Building Code and any other City requirements (Final EIR, p. 53). 4. The developer shall install energy_efficient lighting for all lighting systems (Final EIR, p. 53). VV'~ implementation of the above mitigation measures, air quality impacts will be slightly lessened, and the Project will be consistent with the AQMP. However, the project's level of average daily pollutant emissions will continue to represent a significant and unavoidable impact (Final EIR, p. 53). 4.1.3 Supporting Explanation The Project includes a mix of complementary residential and local_serving commercial uses in close proximity to one another. This land use pattern works to reduce vehicle tdps, a pdmary goal of the Air Quality Management Plan ('AQMP"). Development of the schools in the Wolf Creek area would generate approximately 344 more new jobs in the area than residential use of the school sites. Also, placing schools within easy walking or biking distance to residential uses further meets AQMP objectives to reduce vehicle tdps (Final EIR, p. 52). The Specific Plan provides system of bikeways and pedestdan pathways that are designed to lessen the need for vehicle trips and to facilitate pedestrian and bicycle movement throughout the Project. These amenities will be provided along Wolf Valley Road, "A" Street, Pala Road, Fairview Road, Loma Linda Road, Via Del Coronado, and within the linear park to link neighborhoods within Wolf Creek as well as to other nearby development (Final EIR, p. 11). 3O Findings Wolf Creek Specific Plan August 2000 City of Temecula '".1../_ ~UIIIUF,"iLIV~ IIIl[Ji;l(~l. UII/"~11 ~.,,~u~lll. y 4.2.1 Potential Significant Impact The Temecula General Plan EIR concludes that cumulative air quality impacts will be regionally significant and constitute an unavoidable significant impact. The Wolf Creek Specific Plan will contribute incrementally to this cumulative effect (Final EIR, p. 157). 4.2.2 Findings The same mitigation measures identified in Section 4.1 above will help to slightly lessen the cumulative air quality impacts. Yet, no feasible mitigation measures exist which would reduce the cumulative impact of average daily pollutant emissions to a less than significant level (Final EIR, p. 53). 4.2.3 Supporting Explanation W~h implementation of the above mitigation measures, air quality impacts will be slightly lessened, and the project will be consistent with the AQMP. However, the project's level of average daily pollutant emissions will continue to represent a significant and unavoidable impact (Final EIR, p. 53). 4.3 Cumulative Impact on Agricultural Uses 4.3.1 Potential Significant Impact The Temecula General Plan EIR states that development will result in a significant cumulative impact on agdcuiturel uses within the San Jacinto/Temecula Valley District. The removal of the Wolf Creek property from agdculturel use will contribute incrementally to this unavoidable cumulative impact (Final EIR, p. 158). 4.3.2 Findings No feasible mitigation exists (Final EIR, p. 158). 4.3.3 Supporting Explanation Though the Project results in a significant cumulative impact on agricultural uses within the San Jacinto/Temecula Valley District, both the Project scenarios are consistent with the City's General Plan land use policy. The City of Temecula General Plan Land Use map designates the subject property and all surrounding lands within the City's sphere of influence for urban uses. Agdculturel activity has essentially disappeared from this area of the Temecula Valley. The properties adjacent to the Wolf Creek site have been developed or are planned to be developed with urban uses (e.g. residential, commercial, and recreational uses) (Final EIR, p. 137). 31 Wolf Creek Specific Plall Findiqgs City of Temecula August 2000 The Planning Commission hereby declares that it has considered and rejected as infeasible the alternatives identified in the Final EIR and described below. CEQA requires that an EIR evaluate a reasonable range of alternatives to a Project, or to the location of the Project, which: (1) offer substantial environmental advantages over the Project proposal, and (2) may be feasibly accomplished in a successful manner within a reasonable pedod of time considering the economic, environmental, social and technological factore involved. An EIR must only evaluate reasonable alternatives to a Project which could feasibly attain most of the Project objedives, and evaluate the comparative ments of the alternatives. In all cases, the consideration of alternatives is to be judged against a "rule of reason." The lead agency is not required to choose the "environmentally superior" alternative identified in an EIR if the alternative does not provide substantial advantages over the proposed Project and (1) through the imposition of mitigation measures the environmental effeds of a Project con be reduced to an acceptable level, or (2) there are social, economic, technological or other considerations which make the alternative infeasibte. The City's General Plan identifies goals and policies that are relevant to the Spedtic Plan and the City as a whole, which are to provide for the ordedy development of Temecula, in general, and also spedtic. ally forthe Wolf Creek site. These include: A complete and integrated mix of residential, commercial, industdal, recreational, public and open space land uses (Goal 1, City of Temecula Land Use Element, p. 2-9). Including such polides as: < < < < Review all proposed development plans for consistency with the community goals, polides, and implementation programs of the General Plan (Policy 1.1, Final EIR, p. 2-9). Promote the use of innovative site planning techniques that contribute towards the development of a vadety of residential product styles and designs, including housing suitable to the community's labor force (Policy 1.2, City of Temecula Land Usa Element, p. 2-9). Require the development of unified or clustered community_level and neighborhood_level commerdal centera and discourage development of stdp commerdal uses (Policy 1.3, Final EIR, p. 2-9). Consider the impacts on surrounding land uses and infrastructure when reviewing land uses and infrastructure when reviewing proposals for new development (Policy 1.4, Final EIR, p. 2-9). Require the preparation of specific plans as designated on the Specific Plan Oveday to achieve the comprehensive planning and phasing of development and infrastructure (Policy 1.7, Final EIR, p. 2-9). Encourage flexible zoning techniques in appropriate locations to preserve na. turel features, achieve innovative site design, achieve a range of transition of densities, provide open spaca and recreational radiities, and provide necessary amenities and radiities (Policy 1.9, Final EIR, p. 2-9). A land use pattem that will protect and enhance residential neighborhoods (Goal 3, Final EIR, p. 2-10). Including such polides as: Consider the compatibility of proposed projects on surrounding uses in terms of 32 Findings Woff Creek Specific Plan August 2000 City of Temecula preservation of existing vegetation and land form, the location of access routes, noise impacts, traffic impacts, and other environmental conditions (Policy 3.1, Final EIR, p. 2-10). A development pattem that preserves and enhances the environmental resources of the Study Area (Goal 4, Final EtR, p. 2-11). Consider altemative flood control methods to reduce capital and maintenance costs and provide recreational and open space opportunities (Policy 4.6, Final EIR, p. 2-12). A land use pattem and intensity of development that encourages alternative modes of transportation, including transit, bioyding, and walking (Goal 5, Final EIR, p. 2-12). Including such polides as: Require the provision of pedestrian and bicycle linkages from residential areas to open space/recreation fadlities, cemmerdal, and employment centers (Policy 5.2, Final EIR, p. 2-12). Encourage vadety in the design of sidewalks and trails with raspent to alignment and surface matedais to provide a convenient and enjoyable expedence for the users (Policy 5.3, Final EIR, p. 2-13). Designate Village Centera on the Land Use Plan to provide areas within the community that are urban in character, contain a mixture of compatible uses, and are designed to reduce or eliminate the need for automobile in traveling to or within Village Centers (Policy 5.5, Final EIR, p. 2-13). Encourage higher density residential, mixed_use development, and support public and community facilities within Village Centers (Policy 5.6, City of Temecula Land Use Element, p. 2-13). Insure that adequate public gathering areas or plazas are incorporated within Village Centers to allow for social interaction and community activities (Policy 5.10, City of Temecula Land Use Element, p. 2-13).. Discourage the development of stdp commercial centers that increase auto- dependency (Policy 5.11, City of Temecula Land Use Element, p. 2-13). A City which is compatible and coordinated with regional land use pattems (Goal 8, City of Temecula Land Use Element, p. 2-15). Stdve to maintain a Level of Service 'D' or better at all intersections within the City dudng peak hours and Level of Service 'C" or better dudng non-peak hours (Goal 1, City of Temecula Circulation Element. p. 3-8). Safe and effident alternatives to motodzed travel throughout the City (Goal 6, City of Temecula Circulation Element, p. 3-12). Including such polides as: 33 Wolf Creek Specific Plan Findings City of Temecula August 2000 residential areas and commercial/employment activity centera, public institutions, and recreation areas (Policy 6.5, City of Temecula Circulation Element, p. 3-13). A diversity of housing opportunities that satisfy the physical, social and economic needs of existing and future residents fo Temecula (Goal 1, City of Temecula Housing Element, p. 4-42). Including such polides as: Provide an inventory of land at varying densities sufficient to accommodate the existing and projected housing needs in the City (Policy 1.1, City of Temecula 1994-1999 Housing Element, p. 4-42). Require a mixture of diverse housing types and densities in new developments around the village centers to enhance their people-orientation and diversity (Policy 1.3, City of Temecula 1994-1999 Housing Element, p. 4-42). A high quality parks and recreation system that meats the varying recreational needs of residents (Goal 1, City of Temecula Open Space/Conservation Element, p. 5-25). Including such polides as: Require developers of residential projects greater than fiRy dwelling units to dedicate land based on the paffi acre standard of five (5) acres of usable parkland to one thousand (1,000) population, or the payment of in-lieu fees in accordance with the Parks and Recreation Master Plan (Policy 1.3, City of Temecula Open Space/Conservation Element, p. 5-25). Maximize pedestrian and bicycle access to existing and new parks as an altemative to automobile access (Policy 1.10, City of Temecula Open Space/Conservation Element, p. 5-26). Conservation and protection of surface water, groundwater and imported water resources (Goal 2, City of Temecula Open Spaca/Conservation Element, p. 5-26). Including such polides as: Conserve potable water by requiring water conservation techniques in all new development (Policy 2.3, City of Temecula Open Space/Conservation Element, p. 5-26). Conservation of energy resources through the use of available technology and conservation practices (Goal 4, City of Temecola Open Space/Conservation Element, p. 5-28). A trail system that serves both recreational and transportation needs (Goal 8, City of Temecula Open Space/Conservation Element, p. 5-32). Protection of dark skies from intrusive light sources which may impact the Palomar Observatory (Goal 9, City of Temecula Open Space/Conservation Element, p. 5-32). 34 Findings Wolf Creek Specific Plan August 2000 City of Tcmecula for residents (Goal 2, City of Temecula Growth Management/Public Facilities Element, p. 6-25). Including such polides as: Encourage development of Village Centers, as defined in the Land Use and Community Design Elements, to reduce public service costs and environmental impacts through compatible land use relationships, and eftdent drculation and open space systems (Policy 2.4, City of Temecula Growth Management/Public Facilities Element, p. 6-25). Effective and cost effident shedif, fire and emergency medical services within the City (Goal 3, City of Temecula Growth Management/Public Fadlities Element, p. 6-26). Including such polides as: Require new development to address fire and police protection in a proactive and preventative way through street design, orientation of entryways, siting of structures, landscaping, lighting and other security features (Policy 3.3, City of Temecula Growth Management/Public Fadlities Element, p. 6-26). A quality school system that contains adequate fadlities and funding to educate the youth of Temecula (Goal 4, City of Temecula Growth Management/Public Fadlities Element, p. 6-27). Including such polides as: Provide information to the Temecula Valley Unified School District, when considering General Plan amendments, specific plans, zone changes, or other legislative land use policy dealsions, to support the School Distdct in providing adequate school radiities for students for new development to the extent permitted by law (Policy 4.1, City of Temecula Growth Management/Public Facilities Element, p. 6-28). An effective, safe and environmentally compatible flood control system (Goal 7, City of Temecula Growth Management/Public Facilities Element, p. 6-30). Protection from natural hazards associated with geologic instability, seismic events, and flooding (Goal 1, City of Temecula Public Safety Element, p. 7-16). Consider noise issues in the planning process (Goal 3, City of Temecula Noise Element, p. 8-17). Including such policies as: Encourage the use of site design and building design techniques, including the use of landscaped setbacks or berms, building orientation, and buffering of noise sensitive areas, as a means to minimize noise impacts (Policy 3.3, City of Temecula Noise Element, p. 6-17). · Enhanced mobility to minimize air pollutant emissions (Goal 2, City of Temeoula Air Woff Creek Specific Plan Finclin~,gs City of Temecula August 2000 A streetscape system that provides cohesiveness and enhances community image (Goal 4, City of Temecula Community Design Element, p. 10-6). 5.1 "No Development" Alternative 5.1.1 Description The "no development" altemative assumes continued use of the site for agdcultural purposes since this represents the most recent use of the subject property. Implementation of this alternative would not result in any of the environmental impaCts assodated with construction and development of the proposed Project. The land use, hydrologic, and circulation characteristics of the site would remain in their present state, and any drculation and traffic impaCts assodated with the Project development would not occur. In addition, noise and air quality impacts due to increased traffic development would not be generated (Final EIR, p. 142). 5.1.2 Finding The Planning Commission find that the 'No Development" Aitemative is fails to address many of the Goals identified in the City's General Plan. 5.1.3 Suppoding Explanation Under the No Development Alternative, the Spedtic Plan would not be adopted or implemented. Therefore, the No Development Aitemative is centran/to several of the City's goals as identified in the Land Use Element. In particular, the failure to adopt a Spedtic Plan forthe area would be in contradiction to Land Use Policy 1.7 which requires the preparation of specific plans to achieve the comprehensive planning and phasing of development and infrastmdure (City of Temecula Land Use Element, p. 2-9). Continued use of the site for agricultural production would not be consistent with General Plan land use policy (City of Temecula Land Use Element, p. 2-9). In the long term, as urban development continues to surround the site, land use confliCts between agricultural activity and urban uses could be significant. Dust generation (from plowing), pestidde use, and farm equipment noise would represent potential irritants to the adjacent residential neighborhoods (Final EIR, p. 142). The No Development Aitemative would also not be consistent with Goal 2 and Goal 4 of the Growth Management/Public Fadlities Element since this alternative would not provide growth that 'enhances the quality of life for residents' nor would it provides sites for schools to serve the neighboring communities (City of Temecula Growth Management/Public Fadlities Element, pp. 6-256). Fudhermore, the infrastructure improvements associated with the Project would not occur. Some of these improvements include the construction of Fairview Avenue as a Secondan/Highway (88-foot right- of-way), the construction of Pale Road to its ultimate half-section width as an Artedal Highway (110-foot right-of-way), the construction of Loma Linda Road as a Collector (66-foot right-of-way), and the construction of Wolf Valley Road as a Secondan/Highway (88-foot right-of-way) (Final EIR, p. 67). Without these improvements. the No Development Aitemative would fails to address Goal 4 of the Community Design Element, which emphasizes a need for a cohesive streetscape system (City of Temecula Community Design Element, p. 10-6). In addition, the existing flood and drainage infrastructure is insuffident or has inadequate capacity to pmpedy handle runoff from the upstream watershed (Final EI R, p. 111 ). The Project applicant prepared a drainage analysis and plan for the Wolf Creek watershed, whioh identified existing problems. Without 36 Findings Woff Creek Specific Plan August 2000 City of Temecula existing problems would continue (Final EIR, pp. 111~3). No development of residential housing units on the Wolf Creek Site may also make more difficult for the City to achieve its present Regional Housing Needs Assessment number of 7,798 housing units or future number as identified by SCAG and WRCOG (WRCOG, July 23, 2000, p. 5). The No Development Altemafive would fail to meet the Goal 1 of the 1994-1999 Housing Element, which calls for a diversity of housing oppodunities that meet the existing needs of existing and future residents (City of Temecula 1994-1999 Housing Element, p. 4-42). Thus, the No Development Altemafive would be infeasible because it is in contradiction to the City's Goals as identified above. 5.2 All Single-Family Development Alternative 5.2.1 Description' The Specific Plan provides for the option of developing planning area 10, which is designated for multi_family use, with single_family courtyard residential subdivisions at an average density of 12 units per acre. Under this scenario, up to 2,529 units could be constructed on the site, assuming that all three schools are not constructed (Final EIR, p. 145). 5.2.2 Finding The Planning Commission finds that the All Single-Family Development Altemative is not environmentally superior to the Specific Plan and is infeasible because the altemative is contrary to one of the key goals of the City's 1994-1999 Housing Element and is also not consistent with the City's General Plan. 5.2.3 Supporting Explanation The All Single Family Development Alternative would not be consistent with the General Plan land use designations for the site. The General Plan envisions a "village" concept, whereby a range of residential densities and rental versus owner/occupied uses, together with complementary commercial and institutional uses are developed in an integrated manner. Unlike the proposed Project, this altemative may not achieve General Plan land use goals and for this reason would be considered infedor to the Project (Final EIR, p. 145). Since this alternative would generate 72 fewer housing units and would eliminate multi-family housing as part of the Specific Plan, this alternative would also not be consistent with Goal I of the 1994-1999 Housing Element Odentified above) In addition, this altemative contradicts Policy 1.1 and 1.3 which identify the need for a diversity of housing types and densities (including rental units) and the development of diverse housing types around village centera (City of Temecula 1994-1999 Housing Element, p. 4-42). 5.3 Low-Density Alternative 5.3.1 Description The low_density residential altemstive assumes less than one unit per acre across the entire site, yielding 500 units, or 2,101 fewer units than the Wolf Creek Specific Plan (assuming no school sites). This altemative is considered to be the environmentally supedor alternative due to its ability to minimize air qualify impacts (Final EIR, p. 147). 37 Wolf Creek Specific Plan Findings City of Temecula August 2000 Though the Low-Density AltemaUve is environmentally supedor to the SpeciFic Plan, the Planning Commission finds that it is infeasible because it fails to meet the City's goals as identified in the General Plan. 5.3.3 Supporting Explanation Since this alternative would not "provide a balance of uses with commercial and public uses serving the surrounding area" (Temecula General Plan, p. 2_37), this altemative would not be consistent with objectives defined in the City of Temecula General Plan. Furthermore, this alternative would not be consistent with surrounding development pattems. Fudhermora, a reduction in the number of housing units constructed would make it more difficult for the City to meet its current or future Regional Housing Needs Assessment number of housing units as required by the Western Riverside Council of Governments and the Southern California Association of Governments ONRCOG, July 23, 1999, p. 5). The Low-Density Alternative would fail to provide a diversity of housing opportunities for current and future Temecula residents, as stated in Goal 1 of the 1994-1999 Housing Element and would also be contrary to Policy 1.1 which raquiras a vadsty of densities in new developments around village centers (City of Temecula 1994-1999 Housing Element, p. 4-42). With regard to air quality effects, this aitereative would have the potential to result in less_than_significant Project impacts on air quality, however, the cumulative air quality impads would remain significant (Final EIR, p. 149). In addition, the altemafive might not provide the same level of flood control improvements assodated with the Project nor generate property assessment fees adequate to fund regional improvements. In this regard, the alternative is infedorto the Project (Final EIR, p. 150). Though, the Low-Density Alternative is environmentally supedor to the proposed Project, it fails to meet important goals identified in the Temecula General Plan. 5.4 "No Project" Alternative 5.4.1 Description The "no Project" altemative considers the case whereby the site is developed in accordance with existing General Plan policy. The General Plan land use map designates the site for a range of urban uses, with a "village center" as a community focal point (Figure 5, Final EIR, p. 20). The Plan designates similar types of uses, intensities of use, and site design as the proposed Wolf Valley Ranch Specific Plan analyzed in this EIR. Existing policy provides for development under two scenados: one with schools and one without schools. Forthe puq~ose of this analysis, under the option with schools, up to 2,250 housing units is assumed. Under the option without schools, this alternative is assumed to result in 2,607 housing units. Under both options, 20 acres of land would be developed with commerdal uses (Final EIR, p. 150). 5.4.2 Finding The Planning Commission finds that though this altemative is enviranmehtally comparable to the Project and similar in many respects to the proposed Project, the alternative is infeasible because it fails to meet the goals identified in the City's General Plan. 5.4.3 Supporting Explanation One of the most important differences between the No Project Altemative and the proposed Project is that it lacks several key features -features that are identified repeatedly as part of the City's General 38 Findings Wolf Creek Specific Plan August 2000 City of Temecula Plan, does not have a linear parkway that ties together a variety of land uses (Figure X, Wolf Creek Specific Plan, p. XX). Thus the development of the No Project Alternative is contrary to Goal 5 of the Temecula Land Use Element, which encourages a land use pattern that 'encourages alternative modes of transportation, including transit, bicyding, and walking' (City of Temecula Land Use Element, p. 2-12). The use of the linear parkway for walking and bicycling that connect the parks, schools, and the commercial uses in the Village Center are designed to reduse the need for automobiles in traveling to or within these areas, which is consistent with Policy 5.5 of the Land Use Element (City of Temecula Land Use Element, p. 2-13). The No Project Aitemafive lacks this means of reducing vehicle trips. Similady, Goal 6 and, in particular, Policy 6.5 of the Circulation Element cell for adequate linkages for non-motorized modes of transportation between residential and commercial areas in the City (City of Temecula Circulation Element, p. 3-13). Again, Policy 1.10 of the City's Open Space Element emphasizes the need to 'maximize pedestrian and bicycle access to existing and new patios' and Goal 8 identifies the need for a trail system that serves beth recreational and trenspodation (City of Temecula Open Space/Conservation Element, p. 5-26). As shown in Figure 4 and Figure 2 of the Final EIR, the proposed Project develops a streetsoape system that is provides cohesiveness and enhances community image,' consistent with the Goal 4 of the Community Design Element (City of Temecula Community Design Element, p. 10-6). In addition, the linear perk system proposed in the Specific Plan creates enhanced resident mobility without the need for additional vehicular tdps and the air pollutants associated with those trips. This is consistent with Goal 2 of the Air Quality Element. (City of Temecula Air Quality Element, p. 9-7). Again, this is a key feature that the No Project Altemative lacks. Finally, according to goals and pelicles in the Temecula Noise Element, a Project should encourage the use of site design and building techniques including "building orientation and buffering of noise sensitive areas, as a means to minimize noise impacts' (City of Temecula Noise Element, p. 8-17). As shown in Figure X of the Specific Plan, three residential areas (2 high density uses and one median density use) are Ioceted on Pala Road which may expose these future residents to unnecessary noise impacts from the traffic on Pala Road. In the proposed Project, commercial uses are Ioceted adjacent to Pala Road and Wolf Valley Road, increasing their access and removing more of the residential uses to the interior of the site (Figure X, Wolf Creek Specitic Plan, p. XX). Though similar in nature to the Specific Plan, the No Project Alternative fails to address many of the identified goals of the City's General Plan and overall is not a superior alternative. 5.5 Other Alternatives Not Analyzed W~th regard to alternative Iocetions for a Project, the CEQA Guidelines state that such analysis should be performed if "significent effects of the Project would be avoided or substantially lessened by putting the Project in another Iocetion" (Section 15126[d][5][B]). This EIR does not consider an altemative site forthe following reasons: (a) Since the Project covers such a large area (557 acres), a similar site with existing infrastructure improvements, and one that is not already master planned for urban development, does not exist within the City of Temecula; (b) the significent, unavoidable impacts assodated with the Project result largely from the intensity of development; and (c) the Project proponent could not reasonably acquire an alternative site. Loceting the same Project at another site would not avoid or lessen the identified unavoidable significent effects of the Project (Final EIR, p. 141). Section 6 Project Benefits and Statement of Overriding Considerations Pursuant to State CEQA Guidelines section 15093, the Planning Commission must balance the benef'~ 39 Wolf Creek Specific Plan Findings City of Temecula August 2000 recommend approval of the Wolf Creek Specific Plan. If the benefits of the Specific Plan outweigh the unavoidable adverse environmental impacts, those impaCts may be considered "acceptable." The Planning Commission hereby finds that the Final EIR has identified and discussed significant effeCts that will occur as a result of the Specific Plan. W'~h the implementation of the mitigation measures discussed in the Final EIR and Spedtic Plan, these effeds can be mitigated to a less than significant level except for the unavoidable significant impacts as discussed in Section 4 of these Findings. The Planning Commission declares that it has made a reasonable and good faith effort to eliminate or substantially mitigate the potential impacts resulting from the Specific Plan. The Planning Commission finds that to the extent any mitigation measures recommended in the Final EIR and/or Specific Plan could not be incorporated, such mitigation measures are infeasible because they would impose restrictions on the Specific Plan that would prohibit the realization of specific economic, sodal, and other beneffis that this Planning Commission finds outweigh the unmitigated. The Planning Commission further finds that e~cept forthe SpeciFic Plan, all other aitematives set forth in the Final EIR are infeasible because they would prohibit the realization of Specific Plan objectives and/or of specific economic, social, and other benefits that this Council finds outweigh any environmental benefits of the alternatives, or have greater environmental impaCts. The Planning Commission declares that, having reduced the adverse significant environmental effects of the Specific Plan to the extent feasible by recommending adopting of the proposed mitigation measures, having considered the entire administrative record on the Specific Plan, and having weighed the benefits of the SpeciFic Plan against its unavoidable adverse impacts after mitigation, the Planning Commission has determined that the following serial, economic. and environmental benefits of the Specific Plan outweigh the potential unavoidable adverse impacts and render those potential adverse environmental impaCts acceptable based upon the following overriding considerations: 2. 3. 4. 5. The Specific Plan will allow the ordedy, well planned development of the Wolf Creek site, providing a range of housing types complementary to existing development in the City. The Specific Plan will provide for the development of a Village Center concept that centralizes activities, consistent with General Plan policy (Final EIR, p. 4). The Specific Plan will provide active and passive recreational park space as a basic community theme (Final EIR, p. 11). The Specific Plan will integrate into the community an open space network comprised of parks, greenbelts, and conneding pedestdanroicyde routes (Final EtR, p. 11,134-5). The Specific Plan will provide for the development of neighbonhood and community commercial centera to provide needed services and reduce the number of cars traveling across the City for these services (Final EIR, p. 4). The Specific Plan will provide housing to meet anticipated population growth throughout the Temecula Valley (Final EIR. p. 4, 11,27-8). The Specific Plan will provide for new school sites (Final EIR, p. 4, 105). The Spedtic Plan will provide a site for the construction of a new fire station to provide fire protedion to residents at the Wolf Creek site and surrounding areas (Final EIR, p. 11, 40 Findings Wolf Creek Specific Plan August 2000 City of Tcmecula 10. 11. The Specific Plan will provide for the improvement of currently inadequate regional flood control facilities to provide 100_year storm protection (Final EIR, p. 13, 117-8). The Specific Plan will provide read improvements consistent with the General Plan Circulation Element (Final EIR, p. 12, 67-8). The Specific Plan accomplishes and implements the Temecula General Plan goals and policies. The Planning Commission finds that the foregoing benefits provided to the public through approval and implementation of the Specific Plan outweigh the identified significant adverse environmental impacts of the Specific Plan which cannot be mitigated. The Planning Commission further finds that each of the Specific Plan benefits outweighs the unavoidable adverse Environmental effects identified in the Final EIR and therefore finds those impacts to be acceptable. Each of the benefits listed above, standing alone, is sufficient justification for the Planning Commission to ovenide these unavoidable environmental impacts. The Planning Commission finds that it has reviewed and considered the Final EIR in evaluating the Specific Plan, that the Final EIR is an accurate and objective statement that fully complies with the CEQA, State CEQA Guidelines and the City's local CEQA Guidelines and that the Final EIR reflects the independent judgment of the Planning Commission. The Planning Commission hereby recommends that the City Council certifies the Environmental Impact Report based on the following findings and conclusions: 6.1 Findings The following significant environmental impacts have been identified in the Final EIR and will require mitigation as set forth in Section 4 of this Resolution but cannot be mitigated to a level of insignificance: air quality (long-term), the cumulative impact on air quality, and the cumulative impact on agricultural uses. 6.2 Conclusions All significant environmental impacts from implementation of the Specific Plan have been identified in the Final EIR and, with implementation of the mitigation measures identified, will be mitigated to a level of insignificance, except for those impacts listed in Section 6.1 above. Other reasonable alternatives to the Specific Plan, which could feasibly achieve the basic objectives of the Specific Plan, have been considered and rejected in favor of the Specific Plan. Environmental, economic, social and other considerations and benefits dedved from the development of the Specific Plan overdde and make infeasible any altematives to the Specific Plan or further mitigation measures beyond those incorporated into the Specific Plan. Section 7 - Adoption of Recommendation for the Adoption of a 4] Woff Creek Specific Plan Findings City of Temecula August 2000 Mitigation Monitoring and Reporting Program The Planning Commission hereby recommends adoption of the Mitigation Monitoring and Reporting Program attached to this Resolution as Exhibit A. In the event of any inconsistencies between the mitigation measures as set forth herein and the Mitigation Monitodng and Reporting Program. the Mitigation Monitoring and Reporting Program shall control. Section 8 - Location of Records The documents and matedais that constitute the record of proceedings on which these Findings have been based are located at the City of Temecola, 43200 Business Park Ddve, Temecola, California 92590. The custodian for these records is the City of Temecula Planning Director. This information is provided in compliance with Public Resources Code section 21081.8. 42 The Resolution shall become effective upon its adoption. PASSED. APPROVED AND ADOPTION this sixth day of September 6, 2000. Ron Guerdem, Chairman Planning Commission ATTEST: Debbie Ubnoske Secretary 43 EXHIBIT C ADDENDUM TO THE FEIR DATED AUGUST 23, 2000 R:~S P\Wolf Creek SP~STAFFRPT. PC for SP,EIR,GPA, map.doc 19 Wolf Creek Specific Plan Addendum to the Final EIR SCH No. 88030705 (99101094) August 23, 2000 A Final Environmental Impact Pepon (FEIR) for the Wolf Creek Specific Plan project (State Clearin~onse No. 88030705) was completed in August of 2000. This Addendum has been prepared to provide updated information to the public and City decision makers about the project and its environmental effects. Since preparation of the FEIR, upda~d information has been received by the City regarding alcoholic beverage licenses in effect at the Pechanga Casino (casino) loca~l across Pala Road from the project site. At the time of Final EIE preparation, available information indicated that no such licenses had been issued. Information now indic;ate,~ that two licenses have been issued to the casino: a Type 20 license (off-sale beer and wine) and a Type 41 license (on-sale boer and wine). This Addendure has been prepared to address this change in circumstances and to clarify information regarding medical emergency response times discussed in Section 2.11 (Public Services) of the FEI1L Introduction Under the California Environmental Quality Act (CEQA) and the CEQA Guidelines (California Code of Regulations) Section 15164, an addendum to an EIR may be prepared when: (A) The EIR requires minor technical changes or additions; and (B) None of the following conditions described in the CEQA Guidelines (California Code of Regulations) Section 15 162 Callin~ for preparation of a subsequent EIR has occurred: (x) Substantial changes arc proposed in the project which require major revisions of the EIP, due to the involvement of new significant environmental effects or substantial increase in the severity of previously identified significant effects; (2) Substantial chang occur with respect to the circumstances under which the project is undertaken which will require major revisions of the previous EIR due to involvement of new sjSmi~cant environmental effects or a substantial increase in the severity of previously identified sL~ni~cant effects; and/or O) New information of substantial importance, which was not known and enuid not have been known with the exe~ise of reasonable diligence at the time the pre~,ions EIR was completed shows any of the following: The revised project will have one or more significant effects not discussed in the previous EIR; Significant effects previously examined will be substantially more severe than shown in the previous EIR; · Mitigation measures or alternatives previously found not to bo feasible would in fact be feasiblc and would substaDfially reduce one or more significant effects of the project, but the project R:XS P\WolfCn:ek SP~ddendum to EIR ,I,~,-a g-23-O0,doc proponents decline to adopt the mitigation measure or alternative; or · Mitigation measures or alternatives which are considerably different from those analyzed in the previous EIR would substantially reduce one or more significant effects on the environment, but the project proponents decline to adopt the mitigation measme or alternative. Sections 15164Co) and (c) of the CEQA Guidelines also indicate that an addendum need not be circulated for public ~'view, but can be included in or attached to the FEIR, and that the decision-making body shall consider the addendure with the FEIR prior to making a decision on the project. This Addendure to the Wolf Creek Specific Plan FEIR is appropriate because the change in conditions with reganl to alcoholic beverage sales necessitates only minor technical changes or additions to the FEIR, and none of the conditions described in CEQ A Guidelines Section 15162 calling for preparation of a subsequent EIR has occurred. This conclusion is supported by substantial evidence identified within the FEIR and this Addeadum. Change in Conditions As described above, since preparation of the FEIR, information has been received by the City that the casino has been issued licenses for the sale of beer and wine for beth on-site and off-site consumption. On page 2 4 of the FEIR, the following statement is made with reganl to the casino: "No alcohol is served." This statement was based upon information provided by casino employees. The City is now aware that the casino has Type 20 and Type 41 alcoholic beverage licenses. The issue of alcohol sales is considered relevant given that the proposed high school site (Planning Area 24) is located on Pala Road across the street fxom the Pechanga Casino. The FEIR concluded that land use compatibility impacts with respect to the casino will not be significant (FEIR, p. 25). Environmental Impact and Mitigation Measures - Conclusion The FEIR, on page 25, examines land use compatibility impacts with respect to the casino and the existing mini-market adjacent to the casino. The prin~W issues of concorn are the atUactive nuisance characteristics of these uses and safety haTards to sindents who my cross Pala Road. As discussed on page 25 of the FEIR, "The City has no jurisdiction over the design and construction of the high school. However, the Temecula Valley Unified School District (FVUSD) has indicated its intention to design the high school to incorponte measures to ensure student safety and rnlnlntize potential impacts." TVUSD staff has investigated ~e appropriateness of ~e high school site and has determined that the location does not present any undue safety risks to future students and staff. The statement that school design will incorporate safety considerations continues to be valid and applicable to all safety concerns, including the sale of beer and wine at the casino. No new impact will result, and no additional mitigation is required. Other Modifications to the FEIR On page 102 of the FEIR, in the paragraph be~t~inning Project With Residential Use of School Sites; the second sentence should be modified to read 'Tans, the objective will be a 10-minute response lime ~ii~ (new text highlighted). This information is provided as a clarification. As stated on page 103 of the FEIR, the project includes provision of a fire station site, with Wolf Creek Specific Plan City of Temecula Addendum to Final EIR August 23, 2000 plans for fire station consreaction to be funded during fiscal year 2001/2. Conclusion As discussed above, the new information regarding conditions at the Pechanga Casino and the clarification with regard to emergency response do not require major revisions to the FEIR due to the involvement of new significant environmental effects or increases in the severity of p~wiously identified significant effects. Given that the FEIR was completed in August of 2000 and that this Addendure was prepared shortly thereafter, no substantial changes have occurred with respect to the circumstances under which the pwject is undertaken. Thus, no major revisions of the previous FEIR are required due to involvement of new significant environmental effects or a substantial increase in the severity of previously identified sLonificant effects. No informalion of substantial importance has been identified indicating that the project will have significant effects not already discussed in the FEIR or that the significant effects pre~,ioasly examined in the repo~ will be sub~anliaHy more severe. In addition, no information of substanlial intportance has been identified indicating that mitigation measures or alternatives that are considerably different or were previously found infeasible, are now feasible and would substantially reduce significant impacts. Wolf Creek Specific Plan City of Temecula ,4ddendum to Final EJR August 23, 2000 EXHIBIT D MITIGATION MONITORING PROGRAM R:%S P\WOtf Creek SP%STAFFRPT.PC for SP,EIR,GPA, map.doc 20 Mitigation Monitoring Program Planning Application No. PA98-0481 (Specific Plan) Wolf Creek Specific Plan No. 12 AIR QUALITY 1. General Impact: Mitigation Measure: Specific Process: Mitigation Milestone: Responsible Monitor: Long-term operational emissions due to vehicular travel will exceed SCAQMD thresholds. Establish bus routes and stops to service the residents within the specific plan area. The City shall notify the Riverside Transit Agency or other responsible public transit prorider of pending development applications within the specific plan, in order that the agency may assess and identify demand for bus service. Prior to the approval of development plans or tentative tract maps Planning Department AIR QUALITY 2. General Impact: Mitigation Measure: Specific Process: Mitigation Milestone: Responsible Monitor: Long-term operational emissions due to vehicular travel will exceed SCAQMD thresholds. The developer shall provide bus turnouts at strategic locations throughout the project. The City shall review and condition project entitlements which are adjacent to or include identified bus routes that serve the residents in the specific plan area. Prior to the approval of development plans or tentative tract maps Department of Public Works and Planning Department ENERGY CONSERVATION 3. General Impact: Long-term operational emissions due to on-site energy consumption will exceed SCAQMD thresholds. R:\S P\WolfCreek SP\Mitigation Monitoring Program.doc Mitigation Measure: Specific Process: Compliance with applicable energy conservation guidelines for construction in accordance with the most recent edition of the Uniform Building Code and any other City requirements. The developer shall submit planchecks that include compliance with energy conservation guidelines for City review and approval. Mitigation Milestone: Responsible Monitor: ENERGY CONSERVATION 4. General Impact: Mitigation Measure: Specific Process: Mitigation Milestone: Responsible Monitor: Prior to the issuance of building permits. Building Department Long-term operational emissions due to on-site energy consumption will exceed SCAQMD thresholds. The developer shall install energy-efficient lighting for all lighting systems. The developer shall submit planchecks that include energy- efficient lighting. Prior to issuance of building permits. Building Department LAND USE PLANNING 1. General Impact: Mitigation Measure: Specific Process: Mitigation Milestone: Responsible Monitor: Conflict with habitat conservation plans Compliance with the Stephens Kangaroo Rat (SKR) Long- Term Habitat Conservation Plan Payment of $500.00 per acre SKR mitigation fee Prior to the issuance of a grading permit Department of Public Works and Planning Department GEOLOGY AND SOILS General Impact: Exposure to seismic ground shaking R:\S PXWolfCreek SPXMitigation Monitoring Program.doe 2 Mitigation Measure: Specific Process: Mitigation Milestone: Responsible Monitor: Ensure that soil compaction is to City Standards A soils report prepared by a registered Civil Engineer shall be submitted to the Department of Public Works with the initial grading plan check. Building pads shall be certified by a registered Civil Engineer. Prior to the issuance of a grading permit or building permit Department of Public Works and the Building and Safety Department General Impact: Mitigation Measure: Specific Process: Mitigation Milestone: Responsible Monitor: Exposure to seismic ground shaking Utilize construction techniques that are consistent with the Uniform Building Code Submit construction plans to the Building and Safety Department for review and approval Prior to the issuance of a building permit Building and Safety Department General Impact: Mitigation Measure: Specific Process: Mitigation Milestone: Responsible Monitor: Exposure to soil erosion, subsidence and expansion Ameliorate hazards from unstable soils Compliance with the recommendations of the Geotechnical report Prior to the issuance of a grading permit Department of Public Works General Impact: Mitigation Measure: Specific Process: Mitigation Milestone: Exposure to soil erosion, subsidence and expansion Identify adverse soil conditions and implement measures to ameliorate impacts Submit a Soils Report for review and approval Prior to the issuance of a grading permit R:\S P\WolfCreek SP\Mitigation Monitoring Pro~ram.doc Responsible Monitor: Department of Public Works General Impact: Mitigation Measure: Specific Process: Mitigation Milestone: Responsible Monitor: Exposure to soil erosion Stabilize slopes and unstable soils by the planting of slopes consistent with Ordinance No. 457 Submit an Erosion Control Plan for review and approval Prior to the issuance of a grading permit Department of Public Works General Impact: Mitigation Measure: Specific Process: Mitigation Milestone: Responsible Monitor: Exposure to soil erosion Stabilize slopes and unstable soils Submit a Slope Planting Plan for review and approval Prior to the issuance of a grading permit Planning Department General Impact: Mitigation Measure: Specific Process: Affecting the capacity of soils to adequately support the use of septic systems Conduct a Soils Percolation Test The submittal of the results of the Soils Percolation Test and clearance from the Department of Environmental Health for septic sewage disposal systems Mitigation Milestone: Responsible Monitor: HYDROLOGY AND WATER QUALITY Prior to the issuance of a grading permit General Impact: Mitigation Measure: Department of Public Works The degradation of water quality and/or waste discharge Compliance with water quality and waste requirements discharge R:XS P\WolfCreek SP\Mitigation Monitoring Program.doc 4 Specific Process: Mitigation Milestone: Responsible Monitor: Obtain clearance from the San Diego Regional Water Quality Control Board and comply with the requirements of the NPDES permit from the State Water Resources Board. Prior to the issuance of a grading permit Department of Public Works General Impact: Mitigation Measure: Specific Process: Mitigation Milestone: Responsible Monitor: Create excessive runoff exceeding the capacity of existing facilities Identify drainage impacts and implement measures to mitigate impacts Submit a Drainage Study for review and approval Prior to the issuance of a grading permit Department &Public Works TRANSPORTATION/TRAFFIC General Impact: Mitigation Measure: Specific Process: Mitigation Milestone: Responsible Monitor: BIOLOGICAL RESOURCES General Impact: Mitigation Measure: An increase in traffic in relation to existing traffic and the capacity of the existing street system Payment of fees to contribute to City-wide traffic improvements Payment of the Development Impact Fee (DIF) for commercial development Prior to the issuance of a building permit Department of Public Works Alter federally protected wetlands Compliance with the requirements of the U.S. Fish and Wildlife Service, the California Department of Fish and Game, and the Army Corps of Engineers R:\S P\WolfCreek SPXMitigation Monitoring Prognun.doc 5 Specific Process: Mitigation Milestone: Responsible Monitor: Obtain a 1601-1603 Streambed Alteration Agreement from the Department of Fish and Game and a 404 Permit from the Army Corps of Engineers Prior to the issuance of grading permits Planning Department General Impact: Mitigation Measure: Specific Process: Mitigation Milestone: Responsible Monitor: HAZARDS General Impact: Mitigation Measure: Endangered, threatened or rare species or their habitats (including but not limited to plants, fish, insects, animals and birds) Pay Mitigation Fee for impacts to the Stephens Kangaroo Rat Pay $500.00 per acre of disturbed area of Stephens Kangaroo Rat habitat Prior to the issuance of a grading permit Department of Public Works and the Planning Department Specific Process: Mitigation Milestone: Responsible Monitor: PUBLIC SERVICES General Impact: Mitigation Measure: Specific Process: R:~S P\WolfCreek SP\Mitigation Monitoring Program,doe Exposure to significant hazard Obtain clearances from the Department of Environmental Health, Fire and Building Departments for the use of hazardous substances, their storage, quantities, security and handling Submit clearance letters and/or signatures to the Building Department Prior to the issuance of building permits Building and Safety Department and the Fire Department Need for new/altered governmental services regarding fire or police protection Payment of Development Impact Fees for Fire and Police Mitigation Payment of D1F to the Building Department Mitigation Milestone: Responsible Monitor: General Impact: Mitigation Measure: Specific Process: Mitigation Milestone: Responsible Monitor: Prior to the issuance of building permits Building Department Need for new/altered schools. Payment of School Fees Payment of current mitigation fees to the Temecula Valley Unified School District Prior to the issuance of building permits Building Department General Impact: Mitigation Measure: Specific Process: Mitigation Milestone: Responsible Monitor: AESTHETICS General Impact: Mitigation Measure: Specific Process: UTILITIES AND SERVICE SYSTEMS Adequate capacity of existing downstream drainage facilities Verify the adequacy of existing facilities and require upgrading or upsizing of these facililties where necessary Prepare and submit a Hydrology Report to the Public Works Department for review and approval Prior to the issuance of grading permits Department of Public Works The creation of new light sources will result in increased light and glare that could affect the Palomar Observatory Use lighting techniques that are consistent with Ordinance No. 655 Submit lighting plans that conform to the requirements of Ordinance No. 655 to the Building and Safety Department for review and approval R:XS P\WolfCreek SPXMitigation Monitoring Program.doe 7 Mitigation Milestone: Prior to the issuance of building permits Responsible Monitor: Building and Safety Department; Planning Department CULTURAL RESOURCES General Impact: Adverse change in the significance of a historical or archaeological resource Mitigation Measure: Identify, recover, preserve and document resources of historical and archaeological significance Specific Process: Condition the project upon the requirement that if any cultural resources or human remains are exposed during grading, ground disturbance activities in the vicinity of the discovery shall be terminated immediately and the City shall be contacted and a qualified archaeologist shall be brought to the site to evaluate the resource. If discovered resources merit long-term consideration, adequate funding shall be provided to collect, curate and report these resources. Mitigation Milestone: Prior to the issuance of grading permits and during grading operations Responsible Monitor: Planning Department and Department of Public Works R:~S P\WolfCreek SPXMitigation Monitoring Program.doe 8 ATTACHMENT NO. 4 EXHIBITS R:~S P\Woff Creek SP\STAFFRPT. PC for SP,EIR,GPA, map.doc 21 CITY OF TEMECULA ' I'''''~J' PECIIANGA | INDIAN | _.,J RESERVATION CASE NO. -PA98-0481; PA98-0482; PA98-0484; PA00-0052 EXHIBIT - A PLANNING COMMISSION DATE - September 6, 2000 VICINITY MAP R:~S P\Wolf Creek SP~STAFFRPT.PC for SP,EIR,GPA, map.doc 14 CITY OF TEMECULA EXHIBIT B - ZONING MAP DESIGNATION - SP Specific Plan EXHIBIT C - GENERAL PLAN DESIGNATION - NC Neighborhood Commercial, CC Community Commercial, OS Open Space, P Public Institutional Facilities, LM Low Medium, M Medium, H High Density Residential CASE NO.- PA98-0481; PA98-0482; PA98-0484; PA00-0052 PLANNING COMMISSION DATE - September 6, 2000 R:\S P\Wolf Creek SP\STAFFRPT.PC for SP,EIR,GPA, rnap.doc CITY OF TEMECULA .,~ ::~ Home/= '~ ;'; Stables ." /' Te._n~_'cula Creek Inn :.an~ Golf '2 Course ', ' ;' Rainbow ,;~ ....~,;Canyon and J ., '.:- R~ideotial . ./- 4:~ ~du/ac Redha~'k Residential , 10-11~.9 du/ac (planned) ~-. .< "pe~qanga~ · ~_ ~-dndian ' "· R~r:vation 'f _ ~ ~L~'~ _ ',_;.~.., CASE NO. - PA98-0481; PA98-0482; PA98-0484; PA00-0052 EXHIBIT- D PLANNING COMMISSION DATE - September 6, 2000 SURROUNDING LAND USE R:~S P\Wolf Creek SP%STAFFRPT.PC for SP,EIR,GPA, map.doc 16 CITY OF TEMECULA CASE NO. - PA98-0481; PA98-0482; PA98-0484; PA00-O052 EXHIBIT- E PLANNING COMMISSION DATE -September 6, 2000 LAND USE PLAN R:\S P\Wolf Creek SP~STAFFRPT.PC for SP,EIR,GPA, map.dee CITY OF TEMECULA TENTATIVE TRACT No. 29305 CASE NO. - PA98-O481; PA98-O482; PA98-0484; PA00-0052 EXHIBIT- F PLANNING COMMISSION DATE - September 6, 2000 TENTATIVE TRACT MAP 29305 R:~S P\Wolf Creek SP~STAFFRPT.PC for SP,EIR,GPA, map.doc 18