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HomeMy WebLinkAbout00-13 CC OrdinanceORDINANCE NO. 2000-13 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TEMECULA AMENDING THE ZONING MAP OF THE CITY OF TEMECULA FOR THE SOUTH SIDE OF STATE ROUTE 79 (SOUTH) EAST OF JEDEDIAH SMITH ROAD AND KNOWN AS ASSESSOR'S PARCEL NO. 961-010-006, AND ADDING SECTIONS 17.22.130 THROUGH 17.22.138 TO THE TEMECULA MUNICIPAL CODE FOR PLANNED DEVELOPMENT OVERLAY DISTRICT NO. 4 (PLANNING APPLICATION NO. 99-0261) WHEREAS, Section 65800 of the Government Code provides for the adoption and administration of zoning laws, ordinances, rules and regulations by cities to implement such general plans as may be in effect in any such city; and WHEREAS, Sections 65860 of the Government Code requires that a zoning ordinance shall be consistent with the adopted General Plan of the city; and WHEREAS, there is a need to amend the Zoning Map to accurately reflect private property and to be consistent with the adopted General Plan; and WHEREAS, the Planning Commission held duly noticed public hearings on June 27, 2000, and recommended that the City Council approve the attached amendments to the City Zoning Map and Municipal Code; and WHEREAS, this Ordinance complies with all the applicable requirements of State law and local ordinances; and, WHEREAS, notice of the proposed Ordinance was posted at City Hall, Temecula Library, Pujol Street Community Center, and the Temecula Valley Chamber of Commerce; and, WHEREAS, the City Council has held a duly noticed public hearing on September 26, 2000 to consider the proposed amendments to the City Zoning Map and the Temecula Municipal Code. THE CITY COUNCIL OF THE CITY OF TEMECULA DOES HEREBY ORDAIN AS FOLLOWS: Section 1. Amendments To The City Zoninq Map The City Council hereby amends the Zoning Map for the City of Temecula for a parcel identified as APN 961-010-006 from Professional Office (PO) to Planned Development Overlay No. 4 (PDO-4). Section 2. Planned Development Overlay No. 4 Sections 17.22.130 through 17.22.138 are hereby added to the Temecula Municipal Code to read as set forth in the supplemental standards and requirements for PDO-4, Planned Development Overlay District No. 4 as contained in Exhibit 1 of this Ordinance. PDO-4 is subject to the Conditions of Approval contained in Exhibit 2. Section 3. Environmental Review. The City Council, on the basis of the whole record before it including the Initial Environmental Study, finds that there is no substantial evidence that the project will have a significant effect on the environment and further that the Mitigated Negative Declaration reflects its independent judgment, and hereby adopts a Mitigated Negative Declaration for Planning Application 99-0261. The Mitigation Monitoring Program contained in Exhibit 3 of this Ordinance. Ords~2000-13 I Section 4. Severability. The City Council hereby declares that the provisions of this Ordinance are severable and if for any reason a court of competent jurisdiction shall hold any sentence, paragraph, or section of this Ordinance to be invalid, such decision shall not affect the validity of the remaining parts of this Ordinance. Section 5. Notice of Adoption. The City Clerk shall certify to the adoption of this Ordinance and shall cause the same to be posted as required by law. Section 6. The City Clerk of the City of Temecula shall certify to the passage and adoption of this Ordinance and shall cause the same or a summary thereof to be published and posted in the manner required by law. PASSED, APPROVED AND ADOPTED this 28th day of November, 2000. ,ATTEST:' ' ,- ~ ":¢[S'EAL] ' '.. : STATE'OF'CALIFORNIA ) COUNTY OF RIVERSIDE ) ss CITY OF TEMECULA ) Jeffrey E. Stone, Mayor I, Susan W. Jones, CMC, City Clerk of the City of Temecula, do hereby certify that the foregoing Ordinance No. 2000-13 was duly introduced and placed upon its first reading at a regular meeting of the City Council on the 24t~ day of October, 2000 and that thereafter, said Ordinance was duly adopted and passed at a regular meeting of the City Council on the 28th day of November, 2000, by the following vote: AYES: 5 NOES: 0 ABSENT: 0 COUNCILMEMBERS: COUNCILMEMBERS: COUNCILMEMBERS: Comerchero, Naggar, Pratt, Roberts and Stone None None Susan . Jones, CMC City Clerk Ords~000-13 2 EXHIBIT t PLANNED DEVELOPMENT OVERLAY DISTRICT NO. 4 Ords~2000-13 3 TEMECULA CREEK VILLAGE pLANNED DEVELOPMENT OVERLAY DISTRICT 17.22.130 Title Sections 17.22.130 through 17.22.138 shall be known as 'PDO-4' (Temecula CreekVillage Planned Development Overlay District). 17.22.132 Purpose and Intent The Temecula Creek Village Planned Development Overlay Distdct (PDO-4) is intended meet the planned mixed use criteria contained in the Land Use Element of the General Plan. These requirements are intended to provide regulations for the creative design of, and the safe and efficient operation of a unique mixed area within the City. 17.22.t34 Relationship with the Development Code and Citywide Design Guidelines A. The list of permitted, conditionally permitted, and prohibited uses for the Temecula Creek Village Planned Development Overlay District is contained in Table 17.22.136. B. Except as modified by the provisions of Section 17.22.138, the following rules and regulations shall apply to all planning applications in this area. 1. The development standards in the Development Code that would apply to any development within a Professional Office zoning district that are in effect at the time an application is deemed complete. The Citywide Design Guidelines that are in effect at the time an application is deemed complete. 3. The approval requirements contained in the Development Code that are in effect at the time the application is deemed complete. 4. Any other relevant rule, regulation or standard that is in effect at the time an application is deemed complete. 17.22.136 Use Regulations The list of permitted land uses for the Temecula Creek Village Planned Development Ove~tay district is contained in Table 17.22.136.B. Planned Development Overlay- 4 contains three different planning areas. Two of the areas are commercial, the third is residentially based. A copy of the Planning Area map for this PDO is contained in Exhibit 17.22.136. The three areas are identified as follows: · Retail/Support Commercial. (identified as Planning Area PDO-4R in Table 17.22.136.B), · Village Commercial Area. (identified as Planning Area PDO-4V in Table 17.22.136.B); and, · Multi-Family Residential Planning Areas. Unless specific standards are provided for this Planning Development Overlay, the residential development standards for the High Density Zoning District contained in Section 17.06 shall apply to this Planning Area. O~s~00~13 4 Table 17.22.136A Planning Area Exhibit Temecula Creek Village Planned Development Overlay District Ords~000-13 5 Where indicated with a letter "P" the use shall be a permitted use. A letter "C" indicates the use shall be conditionally permitted subject to the approval of a conditional use permit. Where indicated with a "-", the use is prohibited within the zone. Table 17.22.136B Schedule of Permitted Uses Temecula Creek Village Planned Development Overlay District Description of Use I PDO-4R I PDO-4V8 A Adult business Aerobics/dance/gymnastics/jazzercise/martial arts studios (less than p p 5,000 sq. ft.) Aerebics/dancelgymnasticsljazzercise/martial arts studios (greater p than 5,000 sq. ft.) Airports Alcoholism or drug treatment facilities Alcohol and drug treatment (outpatient) P Alcoholic beverage sales C~ Ambulance services Animal hospital (indoor only) C Antique restoration Antique sales P Apparel and accessory shops P P~ Appliance sales and repairs (household and small appliances) P Amades (pinball and video games) Art supply stores P P~ Auction houses Auditoriums and conference facilities Automobile dealers (new and used) Automobile sales (brokerage)-showroom only (new and used)-no outdoor display Automobile Oil Change/Lube Services with no major repairs Automobile painting and body shop Automobile repair services Automobile rental C Automobile salvage yards/impound yards Automobile service stations with or without an automated car wash Automotive parts - sales P Automotive service stations selling beer and/or wine - with or without an automated car wash Ords~000-13 6 Table 17.22.t 36B Schedule of Permitted Uses Temecula Creek Village Planned Development Overlay District Description of Use I PDO-4R I PDO-4V* Bakery goods distribution Bakery retail P p~ Bakery wholesale Banks and financial institutions P p Barber and beauty shops P P Bed and breakfast C Bicycle (sales, rentals, services) p pS Billiard parlor/pool hall Binding of books and similar publications Blood bank Blueprint and duplicating and copy services P Bookstores p p~ Bowling alley P I Building material sales _ Butcher shop P C Cabinet shop Camera shop (sales/minor repairs) p p6 Candy/confectionery sales P p Car wash, full service Carpet and rug cleaning C Catering services P Clothing sales p p6 Coins, pumhase and sales p p Cold storage facilities C - Communications and microwave installations2 Communications equipment sales Community care facilities C Computer sales and service P Congregate care housing for the elderly~ C Construction equipment sales, service or rental Contractor's equipment, sales, service or rental Convenience market P C Costume rentals p p Crematoriums Ords~2000-13 7 Table 17.22.136B Schedule of Permitted Uses Temecula Creek Village Planned Development Overlay District Description of Use I PDO-4R I PDO4V Cut e I I Data processing equipment and systems P Day care centers C C~ Delicatessen P P DiscountJdepartment store (less than 20,000 square feet) P Distribution facility Drug store/pharmacy P P~ Dry cleaners P P Dry cleaning plant E Emergency shelters Equipment sales and rentals (no outdoor storage) P Equipment sales and rentals (outdoor storage) F Feed and grain sales P Financial, insurance, real estate offices p p6 Fire and police stations P P Floor covering sales P FIodst shop P P~ Food processing Fortune telling, spiritualism, or similar activity P P Freight terminals Fuel storage and distribution Funeral padors, mortuary Furniture sales (less than 20,000 sq. ft.) P PU Furniture transfer and storage G Garden supplies and equipment sales and service C Gas distribution, meter and control station General merchandise/retail store less than 10,000 sq. ft. P Glass and mirrors, retail sales P Governmental offices p p6 Grocery store, retail (less than 20,000 sq. ft.) P P~ Grocery store, wholesale Guns and firearm sales P Ords~2000-13 8 Table 17.22.136B Schedule of Permitted Uses Temecula Creek Village Planned Development Overlay District Description of Use I PDO-4R I PDO-4Va H Hardware stores Health and exercise clubs (less than 5,000 sq. ft.) Health and exercise clubs (greater than 5,000 sq. ft.) Health food store Health care facility Heliports Hobby supply shop Home and business maintenance service Hospitals Hotels/motels P P P P P P C pU P P P po Ice cream pallor Impound yard Interior decorating service P P p p~ J Junk or salvage yard K Kennel I C I L Laboratories, film, medical, research or testing centers Laundromat P Laundry service (commercial) Libraries, museums and galleries (private) P Liquefied petroleum, sales and distribution Liquor stores C Lithographic service Locksmith P M Machine shop Machinery storage yard Mail order businesses P Ords~2000-13 9 Table 17.22.136B Schedule of Permitted Uses Temecula Creek Village Planned Development Overlay District Description of Use IPDO'4R I PDO'4V* Manufacturing of products similar to, but not limited to, the following: Custom-made product, processing, assembling, packaging, and fabrication of goods within enclosed building (no outside storage), such as jewelry, fumiture, art objects, clothing, labor intensive manufacturing, assembling, and repair processes which do not involve frequent truck traffic. Compounding of materials, processing, assembling, packaging, treatment or fabrication of materials and products which require frequent truck activity or the transfer of heavy or bulky items. Wholesaling, storage, and warehousing within enclosed building, freight handling, shipping, truck services and terminals, storage and wholesaling from the premises of unrefined, raw or semi- refined products requiring further processing or manufacturing, and outside storage. Uses under 20,000 sq. ft. with no outside storage Massage P p Medical equipment sales/rental P Membership clubs, organizations, lodges C Mini-storage or mini-warehouse4 Mobile home sales and service Motion picture studio Motorcycle sales and service !Movie theaters 'Musical and recording studio N Nightclubsltavemslbarsldance club/teen club · Nurseries (retail) C Nursing homes/convalescent homes C O Office equipment/supplies, sales/services P Offices, administrative or corporate headquarters with greater than 50,000 sq. ft. Offices, professional services with less than 50,000 sq. ft., including, but not limited to, business law, medical, dental, veterinarian, p pS chiropractic, architectural, engineering, real estate, insurance P Paint and wallpaper stores I P I Ords~2000-13 10 Table 17.22.136B Schedule of Permitted Uses Temecula Creek Village Planned Development Overlay District Description of Use I PDO-4R I PDO4V~ Parcel delivery services Parking lots and parking structures Pawnshop - Personal service shops P P Pest control services Pet grooming/pet shop P P Photographic studio P P Plumbing supply yard (enclosed or unenclosed) Postal distribution Postal services p p Pdnting and publishing (newspapers, periodicals, books, etc.) Pdvate utility facilities (Regulated by the Public Utilities Commission) P Q Reserved I R Radio and broadcasting studios, offices P Radio/television transmitter Recreational vehicle parks Recreational vehicle sales Recreational vehicle, trailer, and boat storage within an enclosed building Recreational vehicle, trailer and boat storage-exterior yard Recycling collection facilities Recycling processing facilities Religious institution, without a day care or pdvate school C Religious institution, with a pdvate school C Religious institution, with a day care C Residential (one dwelling unit on the same parcel as a commercial or industrial use for use of the proprietor of the business) Residential, multiple-family housing Restaurant with drive-through window Restaurants and other eating establishments p po Restaurants with lounge or live entertainment I Retail support use (15 percent of total development square footage in BP and LI) Rooming and boarding houses Ords~.000-13 11 Table 17.22.136B Schedule of Permitted Uses Temecula Creek Village Planned Development Overlay District Description of Use IPDO4R I PDO'4V~ Scale, public Schools, business and professional Schools, private (kindergarten through Grade 12) Scientific research and development offices and laboratories Senior citizen housing (see also congregate care)~ C Solid waste disposal facility Sports and recreational facilities Swap Meet, entirely inside a permanent building3 Swap Meet, outdoor Swimming pool supplies/equipment sales P T Tailor shop P P Taxi or limousine service P Tile sales P Tobacco shop P Tool and die casting Transfer, moving and storage Transportation terminals and stations Truck rentals (no sales or/service) TV/VCR repair P P~ U Upholstery shop I P I V Vending machine sales and service I I W Warehousing/distribution Watch repair P P Wedding chapels Welding shop Welding supply and service (enclosed) Y I I Reserved J I Z Reserved J I Ords~2000-13 12 1. The CUP will be subject to Section 17.08.050(G), special standards for the sale of alcoholic beverages. 2. Subject to the requirements of Chapter 17.40 of the Temecula Municipal Code. 3. See Section 17.08.050.(E), special standards for indoor swap meets. 4. See Section 17.080.050(R), special standards for self-storage or mini-warehouse facilities. 5. In PDO-4, all senior housing residential projects shall use the development and performance standards for the High Density Residential zone and the provisions contained in Section 17.06.050.H. 6. The size of the use or activity is limited to 5,000 square feet. 7. Outdoor entertainment in conjunction with an eating establishment is permitted provided that the outside noise levels do not interfere with off-site conversation. 8. Drive through facilities are not allowed in the Village Planning Area. Retail/Support Commercial Planning Area is identified as PDO-4R. Village Commercial Planning Area is identified as PDO-4V. Multi-Family Planning Areas A & B use the High Density column in Table 17.06.030. 17.22.138 Supplemental Design and Setback Standards A. Multi-Family. The requirements of the residential component shall depend upon the final approved residential density. Residential densities less than 12 units per acre shall comply with the Medium Density Residential zone standards set forth in Chapter 17.06 of the Development Code. Residential densities in excess of 12 units per acre shall comply with the High Density Residential zone standards set forth in Chapter 17.06 of the Development Code. The final maximum residential density shall be determined by a traffic analysis provided to the City when an application for development is submitted. The total future project trip generation shall not exceed the number of tdps allowable under the General Plan designation for the site. B. Retail/Support Commercial. The development standards for the Professional Office zoning designation set forth in Chapter 17.06 of the Development Code shall be utilized for the Retail/Support Commercial planning area. The Village Planning Area for the Temecula Creek Village Planned Development Oveday has supplemental design guidelines integrated into this PDO. These guidelines are intended to augment the previously adopted Citywide Design Guidelines with requirements specific to this area and are as follows: Ords~.000-13 13 Village The Village area will serve as the vital activity center of Temecula Creek Village. Centrally located within the project, this group of buildings will contain a welcome mixture of goods and services to complement life in the multi-family neighborhoods. A state-of-the-art clubhouse facility will provide space for meeting rooms, a library and reading rooms, computer rooms and other resident amenities, as well as a "signature" pool and spa. A. MIX OF USES The site of the proposed Village area is approximately seven acres, and will contain a varlet of shops and services, including: a. Retail stores b. Restaurants c. Recreational facilities d. Commercial services e. Medical and dental offices in some cases, office uses could be located above ground floor retail spaces. In addition, the ancillary uses of the residential. Neighborhoods, such as the Community Clubhouse with its amenities and Support Retail will be located in the Central Retail Hub. '1 B. SITE ORGANIZATION The buildings in the village core will be organized around the A central spine, which is also the primary entry corridor to the development. ' 1. The mixed-use buildings planned for the Village Hub area will be sited in such a way tha! their walls help to define the streetscape. I a. The buildings closest to State Highway 79 will be located at the minimum required front setback from that road. 2. The primary driveway into the complex will be framed by buildings on either side, creating a "gateway" into the central circulation corridor. 3. Additional buildings will be organized along the corridor, with their entries pushed to the "imagined" property line along the circulation road (the back of the sidewalk), creating an "urban" environment. Pedestrian pass-through will be created in the gaps between building~ ("paseos") to give access from parking areas. , / 4. The buildings sited along the boulevard will be separated to allow vehicular entry into.the parking areas, which will be located behind (and in some cases beside) the buildings. 5. The visual axis of the central corridor will be terminated by the community center building a.' its associated open space. Ords~000-13 14 C. PARKING AND CIRCULATION The clustering of related used in the Village Retail Core makes shared parking opportunities possible. The mix of offices, with their predominant daytime use, with retail and restaurants, busy primarily at night, creates a reciprocal parking condition. For this reason, the village parking demand would be lower than what is otherwise required by the City of Temecula's Development Code. It is proposed that the total.demand of the anticipated uses will be five spaces per thousand square feet of leasable retail/office area. Direct vehicular access to the Village will be available via a proposed controlled intersection along Highway 79 South onto the project's principal entry drive. This tree-lined street will provide easy ingress to the egress from the parking areas serving the facilities, in addition to angled parking spaces located on the drive itself. Auto circulation will feature a continuous loop through the public area of the village, helping to alleviate congestion in this part of the site. AUTO CIRCULATION IN VILLAGE HUB ~ Vellicular Path of Travel Ords~2000-13 15 Parking lots will be located behind (and in some cases beside) the proposed buildings, so that the buildings help to screen the parking areas. The lots will be landscaped to soften the hard edges of the paving, and provide pockets of shade. PARKING CONFIGURATION ~1 RE'JAIL VILLAGE The "downtown" core will also be served by double rows of diagonal parking, angled in the direction of travel both in and out of the village area. Pedestrian "collector" walks will be detailed with contrasting paving materials leading to identified crosswalks. a. Accessible parking will be located in the angled parking, which is curbside near retail entries. b. Crosswalks will be laid out to coincide with pedestrian plaza areas. Convenient bike parking will be provided in the Village core to encourage human-powered travel in this area. D. PEDESTRIAN OPEN SPACES Generous landscaped plaza areas are planned in the midst of the retail village to encourage the accumulation of patrons in the core who will visit a number of establishments on any given outing. 1. These outdoor gathering areas will be linked to the system of waikways and bike paths, which traverse the site, creating convenient access for residents. Ords~2000-13 16 Eo Pedestrian gathering areas will be made comfortable through the inclusion of amenities which encourage rest stops: a. Benches and shade structures or trees b. Trash cans and (where applicable) as urns c. Kiosks BUILDING SCALE AND DESIGN 1. The Village area structures will be limited to one or two stories, and will be designed to be complementary to the existing residential scale of the neighborhood. RETAIL ELEVATION ~ ENTRY Buildings will be designed to include sufficient articulation of their mass to provide an adequate sense of scale. Specific details which may be used for the purpose include: a. Offsetting portions of the buildings to avoid long expanses of unbroken wall surface. b. Locating entries and fenestration in recesses to provide additional shade and shadow on the building faces. c. Use of awnings, canopies, and blade signs to provide additional light/shadow play and visual rhythms. d. Large openings with clear glass will be provided at the street level to provide increased visibility into the retail spaces. e. Select staggering of upper and lower floors to avoid unbroken two-'story wall surfaces. f. Use of staggered parapet heights and sloping roof forms to give variety to building "skylines." Buildings with ground floor retail will be set close to the streets to facilitate pedestrian access. Restaurants and food uses within the village will be encouraged to provide outdoor dining facilities. Where possible, these "fresh-air" eating patios should adjoin pedestrian walkways. Ords~O00-13 17 EXTERIOR PERSPECTIVE ~ VILLAGE AREA 5. Exterior building finishes should consist of a complementary variety of quality materials, including the following: a. Exterior plaster in various textures and colors b. Exposed colored concrete block of split face, fluted, burnished, or sandblasted textures c. Brick and natural or cultured stone d. Decorative architectural metals, such as grilles or railings. e. Metal or concrete (not mission) tile roof f. Metal or fabric canopies or awnings Ords~000-13 18 EXHIBIT 2 CONDITIONS OF APPROVAL Ords~2000-13 19 EXHIBIT B CITY OF TEMECULA CONDITIONS OF APPROVAL Planning Application No: PA99-0261 (Planned Development Overlay) Project Description: A Planned Development Overlay District to include 32.6 acres within the Professional Office (PO) zone and General Plan Amendment located on the south side of State Highway 79 South, west of Avenida De Missions and east of Jedediah Smith Road Assessor's Parcel No: 909-290-058 PLANNING DEPARTMENT 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 One Thousand Three Hundred Twenty-Eight Dollars ($1,328.00) which includes the One Thousand Two Hundred and Fifty Dollar ($1,250.00) fee, required by Fish and Game Code 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 Mitigated Negative Declaration required under Public Resoumes Code Section 21108(a) and Califomia Code of Regulations Section 15075. If within said forty-eight (48) hour period the applicant has not delivered to the Community Development Department - Planning Division the check as required above, the approval for the project granted shall be void by reason of such failure of to satisfy this condition (Fish and Game Code Section 711.4(c)). General Requirements The permittee/applicant shall indemnify, 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 approved by the voters of the City, concerning 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 Ords~000-13 20 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. The applicant shall revise the site plan and text to include a public multi-purpose trail along Temecula Creek. This approval shall have no force or effect until such time as the General Plan Amendment has been approved by the City Council, modifying the Circulation Element Map. 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 Ords~000-13 21 EXHIBIT 3 MITIGATION MONITORING PROGRAM PLANNED DEVELOPMENT OVERLAY DISTRICT NO. 4 Ords~2000-13 22 Mitigation Monitoring Program . Planning Application No. 99-0261 (Planned Development Overlay District No. 4) Planning Application No. 99-0371 (General Plan Amendment) TRANSPORTATION/TRAFFIC General Impact: Mitigation Measure: To ensure that any future traffic impacts originating from this site are equal to or less than the number of average daily trips identified in the traffic study for the General Plan. Submit a traffic study with the first subsequent Planning Application. Specific Process: Submit a comprehensive traffic study with the first subsequent Planning .Application to determine the maximum number of residential units and commercial equara footage that can be constructed on the site. The assumptions and results of the study shall be approved by the. Public Works and Planning Departments pnor to any completeness determinations. Mitigation Milestone: Prior to the 'being determined complete and being scheduled for any public hearing. Responsible Monitoring Party:. Planning Department. General Impact: The removal of an east/west connector road between Avenida de Missions and Jedediah Smith. Mitigation Measure: An access shall be provided that is publicly accessible that will provide an east/west connection between Avenida de Missions and Jedediah Smith Road. Specific Process: Incorporate a public travel way east/west connection between Avenida de Missions and the intersection of Jedediah Smith Road with Highway 79 - South. Mitigation Milestone: Prior to the approval of any subsequent Planning Applications on this site. Responsible Monitor:. Planning Department R.'~P D 0~99-0261 79 Soulh~it Mmt'g Pmg.do~ 1 CULTURAL RESOURCES General Impact: Adverse change in the significance of a historical or archaeological resource Mitigation Measure: Identify, rece~er, 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 dudng 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 all grading operations Responsible Monitor. Planning Department and Department of Public Works fl:~P D O~99-026t 79 8oulhV~l# Mo~g Pmg.~loe 2