HomeMy WebLinkAbout02_032 PC ResolutionPC RESOLUTION NO. 2002-032
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF TEMECULA ADOPTING A MITIGATED NEGATIVE
DECLARATION AND MITIGATION MONITORING PROGRAM
BASED ON THE INITIAL STUDY AND ADOPTION OF THE
ENVIRONMENTAL FINDINGS PURSUANTTO THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT, AND APPROVAL OF
PLANNING APPLICATION NO. 01-0324, A CONDITIONAL USE
PERMIT AND DEVELOPMENT PLAN TO DESIGN AND OPERATE
A GOLFING ACADEMY AND NINE-HOLE PUBLIC GOLF COURSE
WITH DRIVING RANGE, A 10,000 SQUARE-FOOT EDUCATIONAL
BUILDING, 3,000 SQUARE-FOOT PRO-SHOP, AND A 1,900
SQUARE-FOOT CARETAKER'S RESIDENCE ON A 22-ACRE SITE
LOCATED ON THE SOUTH SIDE OF RANCHO VISTA ROAD,
BETWEEN MEADOWS PARKWAY AND MARGARITA ROAD,
KNOWN AS A PORTION OF ASSESSOR PARCEL NO. 955-020-
002.
THE PLANNING COMMISSION OF THE CITY OF TEMECULA DOES HEREBY RESOLVE AS
FOLLOWS:
Section 1. The Planning Commission of the City of Temecula does hereby find,
determine and declare that:
A. Professional Golfers Career College, filed Planning Application No. 01-0324,
Conditional Use Permit/Development Plan, for the property consisting of approximately 22 acres
located on south side of Rancho Vista Road, between Meadows Parkwayand Margarita Road, north
of Pauba Road; also known as Assessor Parcel Number 955-020-002.
B. The applications for the Project were processed and an environmental review
was conducted as required by law, including the California Environmental Quality Act.
C. The Planning Commission of the City of Temecula held a duly noticed public
hearing on August 21, 2002.
D. On August 21,2002, the Planning Commission of the City of Temecula held a
duly noticed public hearing on the Project at which time all persons interested in the Project had
the opportunity and did address the Planning Commission on these matters.
Section 2. Findin.qs. The Planning Commission, in approving Planning Application No.
01-0324 hereby makes the following findings as required by Section 17.04.010 (E) of the Temecula
Municipal Code:
FINDINGS- CONDITIONAL USE PERMIT (PRIVATE SCHOOL USE)
A. The proposed conditional use is consistent with the General Plan and the
Development Code.
Staff has reviewed the proposal and finds that the proposed conditional use permit is
consistent with the City of Temecula General Plan, and the applicable sections of the
R:\C U P~001~1-0324 Golf College & Course project,FINAL PC STAFF REPORT 8-12.doc
10
Development Code. The intended educational use is consistent with the Public Institutional
Zoning district and will provide private recreational opportunities.
B. The proposed conditional use is compatible with the nature, condition, and
development of adjacent uses, buildings, and structures and the proposed conditional use will not
adversely affect the adjacent uses, buildings, or structures.
Staff has reviewed the proposal and finds that the proposed conditional use, with conditions,
is compatible with the nature and development of adjacent uses and surrounding properties.
The purpose and intent of the public/institutional-zoning district includes both public and
private uses, which include schools and recreational facilities. The proposed golf college
conditional use satisfies this purpose by providing a passive Iow-density academic and
recreational development that is quite compatible with its surrounding land uses and
structures.
C. The site for the proposed conditional use is adequate in size and shape to
accommodate the yards, walls, fences, parking and loading facilities, buffer area, landscaping and
other development features prescribed in the Development Code and required by the Planning
Commission or Council in order to integrate the use with other uses in the neighborhood.
Planning staff has reviewed the requirements of the performance standards and parking
ordinance of the Development Code. The proposed conditional use, as conditioned, will
effectively meet the development standards for the PI zoning district, including the shared
parking allowance per Section 17.24.020 (E). The proposed project is quite adequate in size
and shape and will provide a substantial landscaped buffer area to the surrounding
properties. As a result, staff has determined that the proposed conditional use meets the
zoning requirements for integration into the surrounding neighborhood.
D. The nature of the proposed conditional use is not detrimental to the health, safety,
and we/fare of the community.
Provisions are made in the General Plan, the Development Code, and Mitigated Negative
Declaration, as well as the conditions and safety measures required by City staff to ensure
that the public health, safety, and welfare are safeguarded with the operation of the
proposed golf college and golf course facilities. The project is consistent with these
documents and will be conditioned to meet all applicable requirements.
E. The decision to conditionally approve the conditional use permit is based on
substantial evidence in view of the record as a whole before the Planning Commission.
The project has been completely reviewed, as a whole, in reference to all applicable codes
and ordinances before the Planning Commission.
Section 3. Findinqs. The Planning Commission, in approving Planning Application No.
01-0324 hereby makes the following findings as required by Section 17.05.010 (F) of the Temecula
Municipal Code:
FINDINGS- DEVELOPMENT PLAN (GOLF COURSE RECREATIONAL FACILITY)
A. The proposed use is in conformance with the General Plan for Temecula and with all
applicable requirements of state law and other ordinances of the city.
R:\C U P~2001~01-0324 Golf College & Course project\FINAL PC STAFF REPORT 8-12.doc
11
The proposed golf academy and golf course project in full conformance with the General
Plan Public Institutional Facilities land use designation and Community Design Element. The
PI land use designation identifies either public or private schools as a proper land use. The
General Plan Community Design Element encourages high quality site planning, amhitecture
and landscape architecture for future development. Policy 7.4 of the Community Design
Element encourages development of common areas and facilities within pdmadly residential
areas to provide gathering areas for social and recreational activities. The proposed public
golf facility will provide the surrounding residential community with a gathering area for
recreational activity. The proposed project, as conditioned, is consistent with the purpose
and intent of the public/institutional (PI) zoning district and the PI zone development code
performance standards, and with the provisions of the California Environmental Quality Act,
and state and local fire and building codes.
B. The overall development of the land is designed for the protection of the public health
safety, and general welfare.
Provisions are made in the General Plan, the Development Code, and Mitigated Negative
Declaration, as well as the conditions and safety measures required by the City to ensure
that the public health, safety, and welfare are safeguarded with the operation of the
proposed golf college and golf course facilities. The aesthetics' of the site and structures will
both compliment and enhance the surrounding homes and the community. The project will
be conditioned to meet all applicable requirements and all phases of construction will be
inspected to ensure compliance with the applicable building and fire codes.
Section 4. The Planning Commission of the City Of Temecula hereby approves
Planning Application No. PA01-0324, a Conditional Use Permit/Development Plan, to design and
operate a private golfing academy and nine-hole golf public golf course with driving range, a 10,000
square foot educational building, a 3,000 square foot commemial pro- shop building, a 1,900 square
foot caretaker's residence, on a 22-acre site located on the south side of Rancho Vista Road,
between Meadows Parkway and Margarita Road; known as a portion of Assessor Parcel Number
955-020-002 subject to the specific conditions of approval set forth in Exhibits A and B, respectively
attached hereto, and incorporated herein by this reference as though set forth in full.
Section 5.
Commission this 21st day of August 2002.
ATTEST:
PASSED, APPROVED AND ADOPTED by the City of Temecula Planning
~,,_B~nni~ ~,hin-iaeff, ~hairperson U~
D~6~6 b i b' 0 b~n~o.s k ~e, S~cretary
[SEAL1 ~;:
STATE OE-CALIFORN A )
COUNTY OF RIVERSIDE )ss
~ClTY~ ~EMECU~ )
R:~O U P~001~1-0324 Golf College & Course project,FINAL PC STAFF REPORT 8-12.doc
12
I, Debbie Ubnoske, Secretary of the Temecula Planning Commission, do hereby certifythat
PC Resolution No. 02-032 was duly and regularly adopted by the Planning Commission of the City
of Temecula at a regular meeting thereof held on the 21 st day of August, 2002, by the following vote:
AYES: 4
NOES: 0
ABSENT: 0
ABSTAIN: I
PLANNING COMMISSIONERS:
PLANNING COMMISSIONERS: None
PLANNING COMMISSIONERS: None
PLANNING COMMISSIONERS: Telesio
Guerriero, Mathewson, OIhasso, Chiniaeff
Debbie Ubnoske, Secretary
R:\C U P~2001~1-0324 Golf College & Course project\FINAL PC STAFF REPORT 8-12.doc
13
EXHIBIT A
CONDITIONAL USE PERMIT
CONDITIONS OF APPROVAL
R:\C U P~001~1-0324 Golf College & Course project\FINAL PC STAFF REPORT 8-12.doc
14
EXHIBIT A
CITY OF TEMECULA
CONDITIONS OF APPROVAL
Planning Application No.:
PA01-0324 (Conditional Use Permit)
Project Description:
A proposal to design, construct and operate a golfing
educational facility that includes classroom and pro shop
buildings, and a nine-hole public golf course with driving
range, and a residential caretaker's structure, located on
a 22-acre site within the Linfield School property on the
south side of Rancho Vista Road, between Margarita
Road and Meadows, Parkway, north of Pauba Road.
DIF Category:
Service Commerical
Assessor's Parcel No.:
Approval Date:
Expiration Date:
955-020-002
August 21, 2002
August 21,2004
PLANNING DEPARTMENT
Within Forty-Eight (48) Hours of the Approval of this Project
The applicant/developer 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 Fourteen Dollars ($1,314.00) 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 Sixty Four Dollars ($64.00) County administrative fee, to enable
the City to file the Notice of Determination for the Mitigated or Negative Declaration required
under Public Resources Code Section 21108(a) and California Code of Regulations Section
15075. If within said forty-eight (48) hour period the applicant/developer 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 failure of 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
R:\C U P~2001\01-0324 Golf College & Course project\FINAL PC STAFF REPORT 8-12.doc
15
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 land use approval without further notice to the applicant.
This approval shall be used within two (2) years of the approval date; otherwise, it shall
become null and void. By use is meant the beginning of substantial construction
contemplated by this approval within the two (2) year period which is thereafter diligently
pursued to completion or the beginning of substantial utilization contemplated by this
approval.
The applicant shall comply with all conditions of approval for Planning Application No. PA01 -
0324, unless superseded by these conditions of approval. All these conditions shall be
complied with prior to any occupancy or use allowed by this conditional use permit.
This Conditional Use Permit may be revoked pursuant to Section 17.03.080 of the City's
Development Code.
The permittee shall obtain City approval for any modifications or revisions to the approval of
this Conditional Use Permit.
The applicant shall comply with the Mitigation Monitoring Program for Planning Application
No. PA01-0324.
A minimum of one hundred seven (107) vehicle parking spaces, which includes four (4)
disabled access spaces, shall be provided and indicated on final construction plans.
Night lighting in the early evening is allowed with this approval. The lighting for the golf
course and driving range areas shall be turned off by 9:00 P.M. each evening.
10.
City shall promptly notify both the applicant and landowner of any claim, action, or
proceeding to which this condition is applicable and shall further cooperate fully in the
defense of the action. The City reserves its right to take any and all action the City deems to
be in the best interest of the City and its citizens in regards to such defense.
By placing my signature below, I confirm that I have read, I understand and I accept all the above-
mentioned 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's Signature
Date
Applicant's Printed Name
R:\C U P~2001~01-0324 Golf College & Course project"~FINAL PC STAFF REPORT 8-12.doc
16
EXHIBIT B
DEVELOPMENT PLAN
CONDITIONS OF APPROVAL
R:\C U P~001~01-0324 Golf College & Course project\FINAL PC STAFF REPORT 8-12.doc
EXHIBIT B
CITY OF TEMECULA
CONDITIONS OF APPROVAL
Planning Application No.:
PA01-0324 (Development Plan)
Project Description:
A proposal to design, construct and operate a golfing
educational facility that includes classroom and pro shop
buildings, and a nine-hole public golf course with driving
range, and a residential caretaker's structure, located on
a 22-acre site within the Linfield School property on the
south side of Rancho Vista Road, between Margarita
Road and Meadows Parkway, north of Pauba Road.
DIF Category:
Service Commercial
Assessor's Parcel No.:
Approval Date:
Expiration Date:
985-020-002
August 21,2002
August 21,2004
PLANNING DIVISION
PLANNING DEPARTMENT
Within Forty-Eight (48) Hours of the Approval of this Project
The applicant/developer 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 Fourteen Dollars ($1,314.00) 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 Sixty Four Dollars ($64.00) County administrative fee, to enable
the City to file the Notice of Determination for the Mitigated or Negative Declaration required
under Public Resources Code Section 21108(a) and California Code of Regulations Section
15075. If within said forty-eight (48) hour period the applicant/developer 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 failure of 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).
R:\C U P~001\01-0324 Golf College & Course project\FINAL PC STAFF REPORT 8-12.doc
18
10.
11.
The City shall promptly notify the permittee/applicant of any claim, action, or proceeding
brought fodh 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 land use approval without further notice to the applicant.
This approval shall be used within two (2) years of the approval date; otherwise, it shall
become null and void. By use is meant the beginning of substantial construction
contemplated by this approval within the two (2) year period which is thereafter diligently
pursued to completion or the beginning of substantial utilization contemplated by this
approval.
The applicant shall comply with all conditions of approval for Planning Application No. PA01 -
0324, unless superseded by these conditions of approval. All these conditions shall be
complied with prior to any occupancy or use allowed by the development plan or conditional
use permit.
The permittee shall obtain City approval for any modifications or revisions to the approval of
this development plan.
The applicant shall comply with the Mitigation Monitoring Program for Planning Application
No. PA01-0324.
City shall promptly notify both the applicant and landowner of any claim, action, or
proceeding to which this condition is applicable and shall further cooperate fully in the
defense of the action. The City reserves its right to take any and all action the City deems to
be in the best interest of the City and its citizens in regards to such defense.
The development of the premises shall substantially conform to the approved Exhibits: "D"
(Site Plan Sheets SP1 and SP2), "E" (Building Elevations Sheets A2 and A4), "F" (Floor
Plan Sheet A1 and A3), "G" (Landscape Plan Sheets L1 - L4), "H" (Conceptual Grading
Plan Sheets I and 2), "1" (Rancho Vista Road Improvement Phasing Plan), "J" (Golf Ball
Trajectory Study Sheets N-2 - N-4), "K" (Course Netting Detail Sheet), "L" (Musco Lighting
Consultants Photometric Analysis), and "1" (Revised Color and Material Board) contained on
file with the Community Development Department - Planning Division or as modified by
these conditions of approval.
Landscaping installed for the project shall be continuously maintained to the reasonable
satisfaction of the Planning Director. If it is determined that the landscaping is not being
maintained, the Planning Director shall have the authority to require the property owner to
bring the landscaping into conformance with the approved landscape plan. The continued
maintenance of all landscaped areas shall be the responsibility of the developer or any
successors in interest.
Ail mechanical and roof equipment shall be fully screened from public view by being placed
below the lowest level of the surrounding parapet wall.
All Downspouts shall be internalized.
R:\C U P~2001\01-0324 Golf College & Course project\FINAL PC STAFF REPORT 8-12.doc
19
22.
Evidence of completion of required sensitive species protocol surveys shall be provided to
the Planning Department and Public Works Department, and documentation sent by the
applicant to the US Fish and Wildlife Service regional field office for verification.
23.
If development occurs between February 1 st and August 31st, a focused raptor survey shall
be done and evidence of its completion submitted to the Planning Department, and
documentation sent to the US Fish and Wildlife Service regional field office for verification.
24.
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.
25.
If cultural resources are found on the project site, all grading activity shall cease and an
archeologist for cultural resource and archeological impacts shall review the site.
Prior to Issuance of Building Permit
26. A Consistency Check fee shall be paid per the City of Temecula Fee Schedule.
27.
Three (3) copies of Construction Landscaping and Irrigation Plans shall be reviewed and
approved by the Community Development Department - Planning Division. These plans
shall conform substantially with the approved Exhibit "G", or as amended by these
conditions. The construction plans shall show a minimum of fifty-five (55) 15-gallon Italian
Stone Pine trees (Pir{us Pinea) of the total one hundred five (105) Italian Stone Pine trees
provided on the approved conceptual landscape plan Exhibit G. The location, number,
genus, species, and container size of the plants shall be shown. The plans shall be
consistent with the Water Efficient Ordinance. The cover page shall identifythe total square
footage of the landscaped area for the site. The plans shall be accompanied by the following
items:
a. Appropriate filing fee (per the City of Temecula Fee Schedule at time of submittal).
b. One (1) copy of the approved grading plan.
c. Water usage calculations per Chapter 17.32 of the Development Code (Water
Efficient Ordinance).
d. Total cost estimate of plantings and irrigation (in accordance with the approved
plan).
e. A landscape maintenance plan shall be submitted with the construction landscape
plans.
prior to Building Occupancy
28.
The property owner shall fully install all required landscaping and irrigation, and submit a
landscape maintenance bond in a form and amount approved by the Planning Department
for a period of one-year from the date of the first occupancy permit.
29.
Separate building permit applications for the installation of signage, including entrance
monument sign structure, shall be submitted in conformance with City Ordinances, Design
Guidelines, and Development Code.
R:\C U P~001~01-0324 Golf College & Course project\FINAL PC STAFF REPORT 8-12.doc
21
PUBLIC WORKS DEPARTMENT
30.
Unless otherwise noted, all conditions shall be completed by the Developer at no cost to any
Government Agency. It is understood that the Developer correctly shows on the site plan all
existing and proposed property lines, easements, traveled ways, improvement constraints
and drainage courses, and their omission may require the project to be resubmitted for
further review and revision.
General Requirements
31.
A Grading Permit for either rough and/or precise grading, including all on-site flat work and
improvements, shall be obtained from the Department of Public Works prior to
commencement of any construction outside of the City-maintained street right-of-way.
32.
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.
33.
The proposed main entrance shall have adequate stacking capacity (i.e., 100' minimum)
from the flow line to the proposed parking stall locations.
34.
Access to this project shall be provided via one (1) access opening on Rancho Vista Road
and shall conform to City Standards.
35.
Adequate screening or other means of protecting Rancho Vista Road from golf balls shall be
provided. Plans shall be reviewed and approved by the Planning and Public Works
Departments.
36.
All improvement plans and grading 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.
Prior to Issuance of a Grading Permit
37..
A Grading Plan shall be prepared by a registered Civil Engineer and shall be reviewed and
approved by the Department of Public Works. The grading plan shall include all necessary
erosion control measures needed to adequately protect adjacent public and private property.
38.
The Developer shall post security and enter into an agreement guaranteeing the grading and
erosion control improvements in conformance with applicable City Standards and subject to
approval by the Department of Public Works.
39.
A Soil Report shall be prepared by a registered Soil or Civil Engineer and submitted to the
Director of the Department 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 pavement sections.
40.
A Geological Report shall be prepared by a qualified engineer or geologist and submitted to
the Department of Public Works with the initial grading plan check. The report shall address
special study zones and the geological conditions of the site, and shall provide
recommendations to mitigate the impact of ground shaking and liquefaction.
R:\C U P~001~01-0324 Golf College & Course project\FINAL PC STAFF REPORT 8-12.doc
22
41.
The Developer shall have a Drainage Study prepared by a registered Civil Engineer in
accordance with City Standards identifying storm water runoff expected from this site and
upstream of this site. The study shall identify all existing or proposed public or private
drainage facilities intended to discharge this runoff. The study shall also analyze and identify
impacts to downstream properties and provide specific recommendations to protect the
properties and mitigate any impacts. Any upgrading or upsizing of downstream facilities,
including acquisition of drainage or access easements necessary to make required
improvements, shall be provided by the Developer.
42.
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.
43.
As deemed necessary by the Director of the Department of Public Works, the Developer
shall receive written clearance from the following agencies:
Riverside County Flood Control and Water Conservation District
Planning Department
Department of Public Works
Metropolitan Water District
Building and Safety Department
City of Temecula Fire Prevention Bureau
44.
The Developer shall comply with all constraints, which may be shown upon an
Environmental Constraint Sheet (ECS) recorded with any underlying maps related to the
subject property.
45.
Permanent landscape and irrigation plans shall be submitted to the Planning Department
and the Department of Public Works for review and approval.
46.
The Developer shall obtain any necessary letters of approval or slope easements for off-site
work periormed on adjacent properties as directed by the Department of Public Works.
47.
A flood mitigation charge shall be paid. The Area Drainage Plan fee is payable to the
Riverside County Flood Control and Water Conservation District by either cashier's check or
money order, prior 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.
Prior to Issuance of a Building Permit
48.
A Lot Line Adjustment shall be filed and approved for the relocation of the westerly lot line of
Parcel 1 to delineate a new internal lot line between the ground lease area for the
Professional Golfers Career College (PGCC) and the remaining Linfield school property.
Upon approval, the applicant shall provide the City with new grant deeds, which reflect the
approved Lot Line Adjustment.
49.
Post a bond as a security for the construction of Phase 2 street improvements, as shown on
the cross-section of the approved "Phase Plan - Rancho Vista Road."
R:\C U P~001\01-0324 Golf College & Course project\FINAL PC STAFF REPORT 8-12.doc
23
50.
51.
52.
Improvement plans and/or precise grading plans shall conform to applicable City of
Temecula Standards subject to approval by the Director of the Department of Public Works.
The following design criteria shall be observed:
a. Flowline grades shall be 0.5% minimum over P.C.C. and 1.00% minimum over A.C.
paving.
b. Driveways shall conform to the applicable City of Temecula Standard No. 207A.
c. Streetlights shall be installed along the public streets adjoining the site in accordance
with City Standard No. 800, 801,802 and 803.
d. Concrete sidewalks and ramps shall be constructed along public street frontages in
accordance with City of Temecula Standard Nos. 400, 401 and 402.
e. Improvement plans shall extend 300 feet beyond the project boundaries.
f. All street and driveway centerline intersections shall be at 90 degrees.
g. Public Street improvement plans shall include plan and profile showing existing
topography, utilities, proposed centerline, top of curb and flow line grades.
h. Landscaping shall be limited in the corner cut-off area of all intersections and
adjacent to driveways to provide for minimum sight distance and visibility.
i. All concentrated drainage directed towards the public street shall be conveyed
through undersidewalk drains.
The Developer shall construct the following public improvements to City of Temecula
General Plan standards unless otherwise noted. Plans shall be reviewed and approved by
the Director of the Department of Public Works:
a. Improve Rancho Vista Road (Secondary Highway Standards - 88' R/W) to include
installation of half-width street improvements, paving, curb and gutter, sidewalk,
streetlights, drainage facilities, signing and striping, utilities (including but not limited
to water and sewer).
b. The pavement section shall be of adequate width to allow for two (2)-travel lanes and
a two (2)-way left turn lane from the westerly property boundary to Pasco Goleta,
inclusively.
c. The improvements shall be completed in two phases. There shall be no more than a
four (4)-year duration to complete both phases. Adequate securities shall be placed
with the City of Temecula for Phase II improvements.
i. Phase one shall include but not be limited to street improvement design,
grading for both phases and installation of half-width street improvements
plus one foot and ten feet of a.c. grind and overlay, paving, temporary a.c.
berm, temporary a.c. sidewalk, streetlights, drainage facilities, signing and
striping, utilities (including but not limited to water and sewer), as approved
on the development plan.
ii. Phase two shall include but not be limited to installation of remaining 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), as approved on the development plan.
All street improvement design shall provide adequate right-of-way and pavement transitions
per Caltrans' standards for transition to existing street sections.
R:\C U P~001~1-0324 Golf College & Course project\FINAL PC STAFF REPORT 8-12.doc
24
53.
The Developer shall construct the following public improvements in conformance with
applicable City Standards and subject to approval by the Director of the Department of
Public Works.
a. Street improvements, which may include, but not limited to: pavement, curb and
gutter, sidewalks, drive approaches, street lights, signing, striping, traffic signal
systems, and other traffic control devices as appropriate.
b. Storm drain facilities
c. Sewer and domestic water systems
d. Under grounding of proposed utility distribution lines
54.
A construction area Traffic Control Plan shall be designed by a registered Civil or Traffic
Engineer and reviewed by the Director of 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.
55.
A Signing and Striping Plan shall be designed by a registered Civil Engineer and approved
by the Department of Public Works for Rancho Vista Road.
56.
The building pad shall be certified to have been substantially constructed in accordance with
the approved Precise Grading Plan by a registered Civil Engineer, and the Soil Engineer
shall issue a Final Soil Report addressing compaction and site conditions.
57.
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.
Prior to Issuance of a Certificate of Occupancy
58.
As deemed necessary by the Department of Public Works, the Developer shall receive
written clearance from the following agencies:
a. Rancho California Water District
b. Eastern Municipal Water District
c. Department of Public Works
59.
All public improvements shall be constructed and completed per the approved plans and
City standards to the satisfaction of the Director of the Department of Public Works.
60.
The existing improvements shall be reviewed. Any appurtenance damaged or broken shall
be repaired or removed and replaced to the satisfaction of the Director of the Department of
Public Works.
BUILDING AND SAFETY DEPARTMENT
61.
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.
R:\C U P~001~01-0324 Golf College & Course project\FINAL PC STAFF REPORT 8-12.doc
25
62.
63.
64.
65.
66.
67.
68.
69.
70.
71.
72.
73.
74.
75.
76.
7'7.
78.
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 streetlights 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 property or public rights-of-way.
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.
Obtain all building plans and permit approvals prior to commencement of any construction
work.
Obtain street addressing for all proposed buildings prior to submittal for plan review.
Disabled access from the public way to the main entrance of the 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 all details on plans. (California Disabled
Access Regulations effective April 1, 1998)
All building and facilities must comply with applicable disabled access regulations. Provide
all details on plans. (California Dissbled Access Regulations effective April 1, 1998)
Provide disabled access from the public way to th(~ main entrance of the building.
Provide van accessible parking located as close as possible to the main entry.
Show path of accessibility from parking to furthest point of improvement.
Provide house electrical meter provisions for power for the operation of exterior lighting, fire
alarm systems.
Restroom fixtures, number and type, to be in accordance with the provisions of the 1998
edition of the California Building Code Appendix 29. Obtain the Division of the State
Architect recommendation for the accessible restroom dimensions for toddlers from the
Building Official, to implement in the building design.
Provide an approved automatic fire sprinkler system.
Provide appropriate stamp of a registered professional with original signature on plans
submitted for plan review.
Provide electrical plan including Icad 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.
A pre-construction meeting is required with the building inspector prior to the start of the
building construction.
R:\C U P",2001~1-0324 Golf College & Course project\FIN.AL PC STAFF REPORT 8-12.doc
26
79. Trash enclosures, patio covers, light standard and any block walls if not on the approved
building plans, will require separate approvals and permits.
80. Show all building setbacks.
81,
Signage shall be posted conspicuously at the entrance to the project that indicates the hours
of construction, shown below, as allowed by the City of Temecula Ordinance No. 0-90-04,
specifically Section G (1) of Riverside County Ordinance No. 457.73, for any site within one-
quarter mile of an occupied residence.
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 Holidays
FIRE PREVENTION BUREAU
82.
Final fire and life safety conditions will be addressed when building plans are reviewed by
the Fire Prevention Bureau. These conditions will be based on occupancy, use, the
California Building Code (CBC), California Fire Code (CFC), and related codes which are in
force at the time of building plan submittal.
83.
The Fire Prevention Bureau is required to set a minimum fire flow for the remodel or
construction of all commercial buildings per CFC Appendix III.A, Table A-Ill-A-I. The
developer shall provide for this project, a water system capable of delivering 1375 at 20-PSI
residual operating pressure, plus an assumed sprinkler demand of 400M for a total fire flow
of 1775 with a 2-hour duration. The required fire flow may be adjusted during 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)
84.
The Fire Prevention Bureau is required to set minimum fire hydrant distances per CFC
Appendix Ill-B, Table A-III-B-1. A minimum of I hydrant, in a combination of on-site and off-
site (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 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)
85.
As required by the California Fire Code, when any portion of the facility is in excess of 150
feet from a water supply on a public street, as measured by an approved route around the
exterior of the facility, on-site fire hydrants and mains capable of supplying the required fire
flow shall be provided. For this project on site fire hydrants are required. (CFC 903.2)
86.
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 902.2.2.2.3 and Subdivision Ord 16.03.020)
87.
If construction is phased, each phase shall provide approved access and fire protection prior
to any building construction. (CFC 8704.2 and 902.2.2)
R:\C U P~001~01-0324 Golf College & Course project\FINAL PC STAFF REPORT 8-12.doc
27
88.
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 lbs. GVW. (CFC 8704.2 and 902.2.2.2)
89.
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
portion of an exterior wall of the building(s). Fire Department access roads shall be an all
weather surface designed for 80,000 lbs. GVW with a minimum AC thickness of .25 feet.
(CFC sec 902)
90.
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)
91.
The gradient for fire apparatus access roads shall not exceed fifteen (15) percent. (CFC
902.2.2.6 Ord. 99-14)
92.
Prior to building construction, dead end roadways 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)
93.
Prior to building construction, this development shall have two (2) points of access, via all-
weather surface roads, as approved bythe Fire Prevention Bureau. (CFC 902.2.1)
94.
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
block; and conform to hydrant type, location, and 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 )
95.
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)
COMMUNITY SERVICES DEPARTMENT
96.
All perimeter landscaping and parkways shall be maintained by the property owner or private
maintenance association.
97.
The developer shall contact the City's franchised solid waste hauler for disposal of
construction debris. Only the City's franchisee may haul construction debris.
If additional streetlights are to be installed, due to this project, the following condition will apply.
98.
Prior to issuance of Building permits or installation of streetlights, whichever comes first, the
developer shall file an application with the TCSD and pay the appropriate energy fees
related to the transfer of said streetlights into the TCSD maintenance program.
R:\C U P~001\01-0324 Golf College & Course project\FINAL PC STAFF REPORT 8-12.doc
28
OTHER AGENCIES
99.
The applicant shall comply with the Rancho California Water District requirements for use
of reclaimed water for golf course and landscaping irrigation of the project site from the
transmittal letter dated July 31,2001.
100. The applicant shall comply with the Metropolitan Water District requirements as indicated on
the transmittal letters from August 1,2001 and April 25, 2002.
101. The applicant shall comply with the requirements of the County of Riverside Department of
Environmental Health from the transmittal letter dated July 17, 2001.
102. The applicant shall comply with the requirements of the United States Department of Fish
and Wildlife Service from the transmittal letter dated August 5, 2001.
103. The applicant shall comply with the requirements of the State Department of Toxic
Substances Control from the transmittal letter dated April 19, 2002.
By placing my signature below, I confirm that I have read, I understand and I accept all the above-
mentioned 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's Signature
Date
Applicant Printed Name
R:\C U P~001~01-0324 Golf College & Course project\FINAL PC STAFF REPORT 8-12.doc
29
EXHIBIT C
ENVIRONMENTAL INITIAL STUDY
R:\C U P~2001\01-0324 Golf College & Course project\FINAL PC STAFF REPORT 8-12.doc
30
~ City of Temecula
P.O. Box 9033, Temecula, CA 92589-9033
Environmental Checklist
Project Title Conditional Use Permit (Planning Application No. PA01-0324)
Lead Agency Name and Address City of Temecula
P.O. Box 9033,
Temecula, CA 92589-9033
Contact Person and Phone Number Michael McCoy, Project Planner
(909) 694-6400
Project Location South side of Rancho Vista Road, between Margarita Road and
Meadows Parkway (Assessor's Pamel Number: 955-020-002)
project Sponsor's Name and Address DAVCON Development
42389 Winchester Road, Ste. B
Temecula, CA 92520-4810
General Plan Designation Public Institutional (Pi)
Zoning PI
Description of Project PA01-0324 is a request to design, construct and operate a 10,000-sq.
ft. private golf learning center, 3,000-sq. ft. pm shop and a public nine-
~ hole par three golf course and driving range complex.
. urrounding Land Uses and Setting North: SP-3 (Specific Plan No. 199) - single-family residential
' housing
East: Low Density Residential (VL)
South: Public Institutional (PI) - Linfield private school
West: Public Institutional (PI) -Temecula Valley High School
Other public agencies whose approval Califomia Department of Fish & Game (Section 1601/1603 permit),
is required and Army Corps of Engineers (Section 404 Permit).
R:\C U 1~2.001~01-0324 Golf College & Course project~lNAL PC STAFF REPORT 8-12.doc
31
Environmental Factors Potentially Affected
The environmental factors checked below would be potentially affected by this project, involving at least one impact
that is a "Potentially Significant Impact" as indicated by the checklist on the following pages:
Land Use Planning
Population and Housing
Geologic Problems
Water ·
Air Quality
Transportation/Circulation
Biological Resources
Energy and Mineral Resources
Utilities and Service Systems
Aesthetics
Hazards
Noise
Public Services
Cultural Resources
Recreation
Mandatory Findings of Significance
J J None
JOn
Determination
the basis of this initial evaluation:
I find that the proposed project COULD NOT have a significant effect on the environment, and a
NEGATIVE DECLARATION will be prepared.
I find that although the proposed project could have a significant effect on the environment, there will not ~
be a significant effect in this case because revisions in the project have been made by or agreed to by the
A MITIGATED NEGATIVE DECLARATION will be prepared.
I find that the proposed project MAY have a significant'effect on the environment, and an
ENVIRONMENTAL IMPACT REPORT is required.
I find that the proposed project MAY have a "potentially significant impact" or "potentially significant unless
mitigated" impact on the environment, but at least one effect 1 ) has been adequately analyzed in an
earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation
measures based on the earlier analysis as described on attached sheets, if the effect is a "potentially
.significant impact" or "potentially significant unless mitigated." An ENVIRONMENTAL IMPACT REPORT
wired, but it must analyze only the effects that remain to be addressed.
I find that although the proposed project could have a significant effect on the environment, because all
potentially significant impacts have been analyzed adequately in an earlier EIR or NEGATIVE
DECLARATION pursuant to applicable standards, and (b) have b~en avoided or mitigated pursuant to
that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are
further is required.
'g ue /~
Michael McCoy
Printed name
March 19, 2002
Date
Pro eot Planner
Title
R:\C U P~001~)1-0324 Golf College & Course project,FINAL PC STAFF REPORT 8-12,doc
32
)
'1. LAND USE AND PLANNING. Would the project:
a. Physically divide an established community?.
b. Conflict with applicable land use plan, policy, or regulation of
an agency with jurisdiction over the project (including, but
not limited to the general plan, speCific plan, local coastal
program, or zoning ordinance) adopted for the purpose of
avoiding or mitigation an environmental effect?
c. Conflict with any applicable habitat conservation plan or
natural community conservation plan? ,
Comments:
The project will not disrupt or divide the physical arrangement of an established community. The project site
is vacant and is surrounded by Iow density residential zoned properties to the north and east, Public
Institutional (PI) zoned properties to the south and west, that includes both private and public school
facilities. The development of this site will be consistent with the surrounding properties. No impacts ara
anticipated as a result of this project.
The project will not conflict with applicable General Plan designation, environmental plans or policies
adopted by agencies with jurisdiction over the project. The project is consistent with the City's General Plan
land use and zoning designations of Public Institutional (PI). Impacts from all General Plan land use
designations were analyzed in the Environmental Impact Report (EIR) for the General Plan. Agencies with
jurisdiction within the City commented on the scope of the analysis contained in the EIR and how the land
uses would impact their particular agency. Mitigation measures approved with the EIR will be applied to this
project where necessary. Further, all agencies with jurisdiction over the project are also being given the
opportunity to comment on the project, and it is anticipated that they will make the appropriate comments as
to how the project relates to their specific environmental plans or policies. The project site has been
previously graded and services are available into the area. There will be no impacts on adopted
environmental plans or policies.
The proposed project will have a less than significant impact with any applicable habitat conservation plan
or natural community conservation plan. The site is located within the County of Riverside Habitat
Conservation Plan for the Stephen's Kangaroo Rat, which will require site disturbance mitigation fees to be
paid prior to grading activity. The site has been continuously grubbed for weed abatement and fire
protection.
R:\C U P'~2.001~01-0324 Golf College & Course project, FINAL PC STAFF REPORT 8-12,doc
33
2. POPULATION AND HOUSING. Would the project:
directly (for example, by proposing new homes and
businesses) or indirectly (for example, through extension of
roads or other infrastructure)?
b. Displace substantial numbers of existing housing, X
necessitating the construction of replacement housing
elsewhere?
c. Displace substantial numbers of people, necessitating the X
construction of replacement housing elsewhere?
Comments:
2.a. The project will not induce substantial growth in the area either directly or indirectly. The project is consistent
with the City's General Plan land use designations of Public Institutional (PI) as well as PI zoning
designations. No new impacts are anticipated as a result of this project.
2.b.c. The project will not displace substantial numbers of people or existing housing as the site is proposed fo~'
recreational development. Therefore, the project will neither displace housing nor people necessitating the
construction of replacement housing. No impacts are anti. cipated as a result of this project.
GEOLOGY AND SOILS. Would the project? ,.
X
ground failure, including liquefaction? X
1, Figure 7-2)
R:\C U P~001~I-O324 Golf College & Course projec~FINAL PC STAFF REPORT 8-12.doc
34
L~ iv) Landslides? (Source 1, Figure 7-2; Source 2, Geotechnical X
Report prepared for site by Petra Geotechnical, January 26,
2001)
b. Result in substantial soil erosion or the loss of topsoil? X
c. Be located on a geologic unit or soil that is unstable, or that X
would become unstable as a result of the project, and
potentially result in on- or off-site landslide, lateral
spreading, subsidence, liquefaction or collapse?
d. Be located on expansive soil, as defined in Table 1801-B of X
the Uniform Building Code (1998), creating substantial risks
to life or property?.
e. i Have soil incapable of adequately supporting the use of X
septic tanks or alternative waste-water disposal systems
where sewers are not available for the disposal of waste
water?.
Comments:
3.a.i. The General Plan Fault Hazard Zone map Figure 7-1 shows that there are no earthquake faults through the
project site; therefore, no ground shaking impacts are anticipated as a result of this project.
3.a.ii, and d.
Although, there are no known fault hazard zones on the property, the project is located in Southern
Califomia, an area that is seismically active. The project site is located within Groundshaking Zone II.
Grounshaking in Zone II is expected to vary from moderate to intense in the event of an earthquake,
depending on the composition of .the underlying geologic formations, the earthquake's epicenter, and the
order of magnitude of the seismic event. The geotechnical investigation report prepared for the project site
by Petra Geotechnical (January 26, 2001 )'concluded that "...onsite soils and bedrock materials exhibit a
very Iow expansion potential.in accordance with 1997 Uniform Building Code (UBC) table 18-I-B.' Any ·
potential significant impacts will be mitigated through building construction, which is consistent with the UBC
standards. Further, the project will be conditioned to provide soil reports prior to grading and if conditions
warrant mitigation, recommendations contained in this report will be followed during construction. The soil
reports will also contain recommendations for the compaction of the soil, which will serve to mitigate any
potentially significant impacts from seismic ground shaking, seismic ground failure, liquefaction, subsidence
and expansive soils.
3.a. iii, iv, c.
The project site is not located within an area delineated as a liquefaction hazard zone and is not within an
area of potential subsidence as indicated on the General Plan Subsidence/Liquifaction Harzards map
Figure 7-2. Development of this site will include building construction, which is consistent with engineered,
and Uniform Building Code standards. In addition, soil reports will be submitted and reviewed as part of
future grading permit application submittals. Conditions of approval will include implementing
recommendations contained in soils report(s) prior to the issuance of grading and building permits.
3ob.
While there may be a potential for loss of topsoil due to cOnsiderable grading activity for installing a golf
course and related construction, the loss would be less than significant given the fact that significant
amounts of replacement soil would be added for this type of development.
Septic sewage~disposal systems are not proposed for this project. The project will be required to hook up to'
:~.e. the existing public sewer system. Therefore, no impacts are anticipated as a result of this project.
R;~C U P~2001~01-0324 Golf College & Course project, FINAL PC STAFF REPORT 8-12,doc
35
4. HYDROLOGY AND WATER QUALITY. Would the project:
a. Violate any water quality standards or waste discharge X
requirements?
b. Substantially deplete groundwater supplies or interfere X
substantially with groundwater recharge such that there
would be a net deficit in aquifer volume or a lowering of the
local groundwater table level (e.g., the production rate of
pre-existing nearby wells would drop to a level which would
not support existing land uses or planned'uses for which ' '
permits have been granted)?
c. Substantially alter the existing drainage pattern of the site or X
area, including through the alteration of the course of a
x
stream or river, in ~. manner that would result in substantial
erosion or siltation on- or off.s re?'
d. : Substanbally alter the ex~stmg drainage pattern of the s~te or
area, including through the alteration of the course of a
Stream or river, or substantially increase the rate or amount
of surface runoff in a manner, which would result in flooding
on- or off-site?
e. Create or contribute runoff water, which would exceed the
' capacity of existing or planned storm water drainage
systems or provide substantial additional soumes of polluted
runoff?
f. Otherwise substantially degrade water quality?.
g. Place housing within a lO0-year flood, hazard area as X
mapped on a federal Flood Hazard Boundary or Flood
Insurance Rate Map or other flood hazard delineation map?
would impede or redirect flood flows?
i. [xpose people or structures to a significant risk of loss, ' X
injury or death'involving flOoding, including flooding as a
result of the failure of a levee or dam?
j, Inundation by seiche, tsunami, or mudflow? ' X
R:\C U P~001~01.O324 Golf College & Course project~=lNAL PC STAFF REPORT 8-12.doc
36
omments:
4.a. The project as conditioned, will not violate any water quality standards or waste discharge requirements.
The subsequent development, will be required to comply with the requirements of the National Pollutant
Discharge Elimination System (NPDES) permit from the Regional Water Quality Control Board. No grading
shall be permitted until an NPDES Notice of Intent has been filed or the project is shown to be exempt. By
complying with the NPDES requirements, any potential impacts can be mitigated to a level less than
significant. No significant impacts are anticipated as a result of this project.
4.b.,f. The project will not substantially deplete groundwater supplies or interfere substantially with groundwater
recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table
level. The project will have a less than significant effect on the quantity and quality of ground watem, either
through direct additions or withdrawals or through interception of an aquifer by cuts or excavations or
through substantial loss of groundwater recharge capability. All landscaping will utilize reclaimed water as
required per the City of Temecula water efficiency ordinance. Further, construction on the site will not be at
depths sufficient to have a significant impact on ground waters or aquifer volume. Less than significant
impacts are anticipated as a result of this project.
4.c,d. The proposed project will not substantially alter the existing drainage pattern of the site or area, including
through the alteration of the course of a stream or river, in a manner, which would result in substantial
erosion or siltation and/or flooding on-site or off-site. Some changes to absorption rates, drainage patterns
and the rate and amount of surface runoff is expected whenever development occurs on previously
permeable ground. Previously permeable ground will be rendered impervious by construction of buildings,
accompanying hard scape and driveways. While absorption rates and surface runoff will change, potential
impacts shall be mitigated through site design. Drainage conveyances will be required for the project to
safely and adequately handle runoff, which is created. A Corps Nationwide 39 permit or a full Section 404
permit and a California Department of Fish and Game 1603 streambed alteration agreement will be required
to be obtained prior to any grading and development of the project site, as a condition of approval. Less
than significant impacts are anticipated as a result of this project.
The project will not create or contribute runoff water, which would exceed the capacity of existing or planned
storm water drainage systems or provide substantial additional sources of polluted runoff. The project will
be conditioned to accommodate the drainage created as a result of the subject site. In addition, the project
will be conditioned so that the drainage will not impact surrounding properties. A Clean Water Act Section
401 permit will be required prior to development of the project site to ensure water quality compliance. Less
than significant impacts are anticipated as a result of this project.
4.g-i. The project will have no impact on people or properb/to water related hazards such as flooding because the
project Site is located outside of the lO0-year floodway and the dam inundation area as identified in the City
of Temecula General Plan Final Environmental Impact Report. No impacts ara anticipated as a result of this
project.
4.j. The project site will not be subject to inundation by sieche, tsunami, or mudflow as these events are not
known to happen in this region. No impacts are anticipated as a result of this project.
4.e,f.
R:~C U P'G.001~01-0324 Golf College & Course project,FINAL PC STAFF REPORT 8-12.doc
37
5. AIR QUALITY. Would the project:
~, : ~JSSI3eS al3(]
a. Conflict with or obstruct implementation of the appli~ble air X
quali~ plan?
b. Violate any air quali~ standard or contribute substantially to X
~ an existing or projected air quali~ violation?
c. Result in a cumulatively considerable net increase of any X
criteria pollutant for which the project region is non-
a~ainment under an applicable federal or s~ta ambient air
quali~ standard (including releasing emissions which
exceed quantitative thresholds for ozone precursors?
d. Expose sensitive receptors to substantial pollutant X
concentrations?
e. Create objectionable odom affe~ng a substantial number of X
people?
Comments:
5.a-c.
The project will not conflict with applicable air quality plans nor violate air quality or pollution standards. Th~
project proposes to develop a nine-hole golf course and supporting administration buildings. The future
development is anticipated to be within the threshold for potentially significant air quality impact established
by the South Coast Air Quality Management Distdct as depicted in SCAQMD's CEQA Air Quality Handbook
(Soume 3) page 6-10, Table 6.2, No significant impacts are anticipated as a result of this project.
There are no known sensitive receptors to pollutant concentrations in the immediate vicinity. The future
development of the project will create minor pollutants during the grading and construction phase of the
project emanating from fugitive dust and small quantities Of construction equipment pollutants. These
impacts will be of short duration and are not considered significant. The future educational and recreational
uses are not likely to generate significant pollutants. Therefore, impacts'will be less than significant as a
result of this project.
The approval of this project will not create any significantly objectionable odors. While there may be some
objectionable odors related produced during the grading and construction of buildings, these impacts are
anticipated to be of short duration and should have no significant impact.
R:\C U P~2001~01-0324 Golf College & Course project, FINAL PC STAFF REPORT 8-12.d0c
38
(~. TRANSPORTATION/TRAFFIC. Would the project:
a. Cause an increase in traffic, which is substantial in relation X
to the existing traffic load and capacity of the street system
x
(i.e., result in a subStantial increase in either the number of
vehicle trips, the volume to capaci~ ratio on roads, or
congestion at intersections)? (Source 1, Ci~ of Temecula
General Plan.
b. Exceed, either individually or cumulatively, a level of se~ce
standa~ established by ~e coun~ congestion management
agency for designated roads or highWays?
.~. Result in a c~ange in a~ tr~i~'pa~erns, inclUding. either an
) increase in traffic levels or a change in Io~tion that results
: in substantial safe~ risks?
d. Substantially increase hazards due to a design feature (e.g,
sha~ cu~es or dangerous intemecaons) or incompatible
uses {e.g., fa~ equipment)?
e. Result in inadequate emergency a~ess?
f. Result in inadequate parking ~Paci~
g. Conflict wi~ adopted policies, plans, or programs suppo~ng
alternative transponaaon (e.g., bus turnout, bicycle racks?
Comments:
6.a, b. There will be an increase in vehicle trips on adjacent streets once the proposed project is developed and
Operating, particularly along Ranch Vista Road fronting the project site since a new recreational facility
would potentially attract people on a regular basis, although this impact is considered less than significant. A
traffic study is not required for this proposed project, although significant roadway improvements, including
widening, are required by the Public Works Department. The applicant provided a Traffic Impact
Assessment prepared by a traffic-engineering consultant on April 16, 2002 and the City Traffic Engineer
reviewed this assessment. The City Traffic Engineer determined that the trip generation data submitted did
not exceed the traffic levels established in the General Plan Circulation Element and thus will not pose a
significant impact on existing traffic conditions. The development of this project will be required to contribute
traffic signal and public facility development impact fees prior to the issuance of any building permits.
6.c The future development of this property will not result in a change in air traffic patterns, including either an
increase in traffic levels or a change in location that results in substantial safety risks. This site is not within
the French Valley Airport's flight overlay district and therefore will have no impact on the project.
R:~C U P~2001~01-0324 Golf College & Course proJect'~FINAL PC STAFF REPORT 8-12.doc
39
6.d
6.f,g.
The project will not result in hazards to safety from design features. The project is designed to current City~-~
standards and does not propose any hazards. No significant impacts are anticipated as a result of thi~.
project.
The project will not result in inadequate emergency access or inadequate access to nearby uses. The
project is designed to current City standards and has adequate emergency access. The project does not
interfere with access to nearby uses. No impacts are anticipated as a result of this project.
The proposed project will be required to comply with the City's Development Code parking requirements for
the specific uses proposed. The applicant has requested a 50 % parking reduction under the shared
parking provisions of the City Parking Ordinance. The proposed project will be conditioned to provide a
specific number of parking spaces and to provide a mechanism for separating day and evening uses to
ensure that adequate on-site parking is provided.
7. BIOLOGICAL RESOURCES: Would the project:
a. Have a substantial adverse effect, either directly or through
habitat modifications, on any species identified as a
candidate, sensitive, or special status species in local or l
regional plans, policies, or regulations, or by the California
Department of Fish and Game or U.S. Fish and Wildlife
Service?
b. Have a substantial adverse effect on any riparian habitat or X
other sensitive natural community identified in local or
regional plans, policies, and regulations or by the California
Department of Fish and Game or US Fish and Wildlife
Service?
c. Have a substantial adverse effect on federally protected X
wetlands as defined by Section 404 of the Clean Water Act
(including, but not limited to, marsh, vernal pool, coastal,
etc.) through direct removal, filing, hydrological interruption,
or other means?
d. Interfere substantially with the movement of any native X
resident or migratory fish' or wildlife species or 'with
established native resident or migratory wildlife corridors, or
impede the use of native wildlife nursery sites?
~. Conflict with any local policies or ordinances protecting . X
biological resources, such as a tree preservation policy or
ordinance?
f. Conflict with the provisions of an adopted habitat X
Conservation Plan, Natural Community Conservation Plan,
or other approved local, regional, or state habitat
conservation plan?
Comments:
R:\C U P~001~01-0324 Golf College & Course project, FINAL PC STAFF REPORT 8-12.doc
40
(~ a,b,d.
?C.
A General Biological Assessment Report was prepared and submitted to the City for PA01-0324 by L&
L Environmental, Inc. dated November 2001. The biological report states that: "ten (10) sensitive species
, were identified as either occurring or having a high or moderate potential of occurring on the project site,
although only two (2) species in this category are currently listed as threatened or endangered. The
flycatcher and vireo, listed as either threatened or endangered species, have a moderate potential for
occurring on the project site. The Ouino butterfly has a Iow probability of occurrence, due to poor on site
habitat and the project site is outside the species' critical habitat area." Focused surveys for the Quino
Checkerspot butterfly, Southwestern Willow Flycatcher and least Bell's vireo are recommended before
development occurs since the project site lies within the required focused survey area defined by the U.S.
Fish and Wildlife Service (USFWS). At the time of this writing, the requested focused surveys are being
conducted. Once completed, the results of these surveys will be reviewed by City Staff to determine what
mitigation measures if any are necessary. The California gnatcatcher has poor, isolated habi{at on site,
and the biological report does not recommend a focused survey for this species. The biological report also
recommends a focused raptor survey should be conducted prior to development if construction activity
occurs between February I and August 31 to identify active raptor nesting sites as regulated by the
Migratory Bird Treaty Act. Four (4) raptor species, the Cooper's hawk, White-tailed hawk, sharp-shinned
hawk and Loggerhead shrike, have a moderate to high potential for nesting on and around the project
site. Although field surveys of the project site did not identify suitable habitat area, the project site is
located within the Habitat Conservation Plan for the threatened Stephen's Kangaroo Rat in Western
Riverside County, which requires a mitigation fee per gross acre of land developed. The project site lies
within the sensitive habitat area for the Quino Checkerspot Butterfly and Califomia Gnatcatcher as
identified on the City General Plan Potential Environmentally Sensitive Habitat Areas map. Due to this
designation, the proposed project could have a potentially sensitive impact on these species unless
properly mitigated. As previously stated, the biological report recommends that a focused survey for the
Ouino butterfly be conducted despite poor habitat occurrence on the project site since it lies within the
· critical habitat area defined by the USFWS. The biological report does not recommend a focused survey
for the Gnatcatcher since the project site has poor, isolated habitat and is not located within a USFWS
defined cdtical habitat area. The report adds that if the recommended focused survey identify Federally
listed threatened or endangered species, a Section 7 consultation will be required. The required mitigation
measures as conditioned and described in the Mitigation Monitoring Program document should reduce
any potentially significant impacts to a less than significant impact.
The biological report identified two drainage channels on the project site. The biological report states:
"Channel I has standing water with saturated or surface moist soils and extends from north of the project
site to the southwest; feeding into an offsite blueline stream outside the project boundary. Channel 1 is a
substantial, woodland/riparian stream system that supports multi-level wetland and dpadan woodland
habitats ranging from upland ruderals.in sandy bottom streams to standing water with willow-cottonwood
and sycamore groves. Channel 2, which receives drainage off the local topography, is extremely sparse
and disturbed, but contains isolated California sycamore, mulefat, arroyo willow, and non-native grasses
but does not meet the vegetation cdtedon as wetlands." The report recommends that the applicant apply
for a Clean Water Act Section 401 permit, a Corps Nationwide 39 permit and a CDFG 1603 Streambed
Alteration Agreement pdor to development to mitigate potential impacts to existing onsite jurisdictional
streambeds and wetlands.
The project will have a less than significant impact to locally designated species. Several mature tree
species are located on the project site, including scattered eucalyptus, sycamore and willow trees. The
Temecula General Plan Open Space and Conservation Element Implementation Policy item IV. F(5)
encourages the conservation of mature trees in preserving the City's open space character. Several mature
· trees found on the project site may be preserved and integrated into the project development. An arborist
assessment will be required during the project review phase to identify any healthy trees that should be
preserved. Impact to local mature tree species will be less than significant.
R:\C U P~2001~01-0324 Golf College & Course proiec'N=lNAL PC STAFF REPORT 8-12.doc
41
The project site is located within the Stephen's Kangaroo Rat Habitat Fee Area. The project will 'b~'~ \
conditioned to comply with provisions of Chapter 8.24 of the' Temecula Municipal Code (Habita[ !
Conservation), which requires payment of the Stephens Kangaroo Rat fee prior to the issuance of a grading
permit. No impacts are anticipated as a result of this project.
Recommended mitigation measures:
(a & b) Prior to development or ground disturbance, the applicant shall submit to City Staff written results of
focused surveys by a qualified biologist for the Quino Checkerspot butterfly, Southwestern Willow
Flycatcher and least Bell's ~/ireo. In addition, if construction occurs between February and August,
results of a focused raptor survey will be required prior to tree removal or construction.
(c) Prior to any grading within the streambed/flood control channel traversing the project site, the
applicant shall first apply for and receive approval of: (1) a Clean Water Act Section 401 Permit; (2)
a Section 1603 Streambed Alteration Agreement from the California Department of Fish and Game;
and (3) a Corps Nationwide 39 permit from the Army Corps of Engineers.
(d) In order to satisfy Federal Migratory Bird Treaty Act requirements, vegetation removal should not
occur between March and August. If vegetation removal must occur between March and August,
then a nesting bird survey must be conducted by a qualified ornithologist. Trees and shrubs
containing active nests may not be removed until the nesters have finished. Finishing is defined as
having successfully raised a brood until they leave the nest or nest abandonment. Renesting by
birds requires the process begin again. Raptors may nest during most any time of the year.
Therefore, the raptor nests must be surveyed prior to removal regardless of time of year. Removal
of trees may occur when it is determined that they ara finished nesting or are not nesting.
I
8. MINERAL RESOURCES. Would the project:
a. Result in the loss of availabili~ of a known mineral reecurca X
.that would be of value te the region and the residents of the
s~ts?
b. Result in the loss of availabili~ of a I~lly-impe~nt mineral X
reseurco recoveW site delineated ena le~l general plan,
specific plan or other land use plan?
Comments:
8.a,b. The project will not result in the loss of available, known mineral resources or in the loss of an available,
locally important mineral resource recovery site. The State Geologist has classified the City of Temecula a
classification of MRZ-3a, containing areas of sedimentary deposits, which have the potential for supplying
sand and gravel for concrete and crushed stone for aggregate. However, these areas ara determined as
not containing deposits of significant economic value based upon available data in reports praparad in
accordance with the Surface Mining and Reclamation Act (SMARA) of 1975. No impacts are anticipated as
a result of this project.
R:~C U P~2001',01-0324 Golf College & Course project, FINAL PC STAFF REPORT 8-~12.doc
42
J'~. HAZARDS AND HAZARDOUS MATERIALS. Would the project:
a. Create a significant hazard to the public or the environment X
through the routine transpo~ation, use, or disposal of
hazardous materials?
b. Create a significant h~ard to the public or the environment X
through reasonably foreseeable upset and accident
conditions involving the release of ha~rdous materials into
the environment?
c. Emit ha~rdous emissions or handle hazardous or acutely X
hazardous materials, substances, or acutely ha~rdous
materials, subs~nces, or waste within one~ua~er mile of
an existing or proposed school?
d. Be located on a site which is included on a list of hazardous X
materials sites compiled pumuant to Government Code
Section 65962.5 and, as a result, would, it create a
Significant hazard to the public or the environment?
e. For a project Io~ted within an ai~o~ land use plan or, X
where such a plan has not been a-dopted, within ~o miles
or a public ai~o~ or public use ai~o~, would the project
result in a safe~ hazard for people residing or wo~ing in the
project area?
f. For a proje~ within the vicini~ of a private airstrip, would the X
project result in a safe~ hazard for people residing or
working in ~e project area?
g. Impair implementation of or physically intedere with an X
adopted emergency response plan or emergency
evacuation plan?
h. Expose people or structures to a significant risk or loss, X
inju~ or death involving wildland fires, including where
wildlands are adjacent to, u~anized areas or where
residences are inte~ixed with wildlands?
Comments:
9.a,b,c. Golf course maintenance includes the use of pesticides, herbicides, insecticides, fungicides and
algaecides. The operations of the project will need to demonstrate proper use, storage, quantities and
disposal of these materials. There may also be hazardous materials used for the maintenance of
equipment used on the site. This site is adjacent to existing public and private schools. However, these
materials should pose a less than significant impact when used in normal golf course maintenance
cimumstances and handled properly. The future use of this project site is designated for educational and
R;~C U P~2001~1-0324 Golf College & Course project, FINAL PC STAFF REPORT 8-12,doc
43
recreational uses. The operation of construction equipment and machinery during the development of thi.~----~
site may emit some hazardous emissions and/or handle some hazardous material. However, these.
emissions and material should be of limited quantities over a short temporary duration of time. No
significant imPacts are anticipated. The project will~ be conditioned to provide a hazardous materials
disclosure form prior to construction.
This project site is not nor is it located near a site; which is included on a list of hazardous materials sites
compiled pursuant to Government Code Section 65962.5 that would it create a significant hazard to the
public or the environment. Therefore, no impacts are anticipated as a result of this project.
9.e, f. The project site is not located within an airport land use plan or within two miles of a public or pdvate airstrip.
No impact upon airport uses will result from this proposal.
The project will take access from maintained public streets and will not impede'emergency response or
evacuation plans, No impacts are anticipated as a result of this project.
This project site is not adjacent to wildlands and therefore would be susceptible to high fire danger.
However, during development review the proposed project will be required to comply with Fire and Building
Codes to assure that all development is safe from fire danger. Therefore, no impacts are anticipated as a
result of this project.
10. NOISE, Would the project result in:
a. Exposure of people to severe noise levels in excess of X
standards established in the local general plan or noise
ordinance, or applicable standards of other agencies?
b. Exposure Of persons to or generation of excessive X
groundborne vibration or groundborne noise levels?
c. A substantial permanent increase in ambient noise levels'in X
the project vicinity above levels existing without the project?
d. A Substantial temporary or pedodic increase in ambient - X
noise levels in the project vicinity above levels existing
without the project?
e. For a project located within an airport land use plan or, X
where such a plan has not been adopted, within two miles of
a public airport or public use airport, would the project
expose people residing or working in the project area to
excessive noise levels?
f. For a project within the vicinity of a pdvate airstdp would the X
project expose people residing or working in the project area
to excessive noise levels?
Comments:
10.a. This project site is designated for the development of a private college and nine-hole golf course. The sit~
is mostly undeveloped and future development of the land logically will result in increases to noise levels
R:\C U P~.001~1-0324 Golf College & Course project, FINAL PC STAFF REPORT 8-12.doc
44
during construction phases as well as increases to noise in the area over the long run. However, the
Proposed project will not create any significant noise levels over those of the existing school sites adjacent
to the project site. No impacts will result from this project.
lO.b.
This project site is designated for the development of educational and recreational use buildings. There will
be no activities related to this project that would lead to exposure of persons to or generation of excessive
gmundborne vibration or groundbome noise levels. During the grading and land disturbance phase of
development, construction vehicles will likely be transporting dirt to or from the project site, which could
potentially increase the level of groundbome noise. Future occupants of the buildings will not be exposed to
high levels of noise according to the noise contours shown in the General Plan. No impacts are anticipated.
10.c.
The project will result in the development of educational and recreational facilities, such as a 10,000 sq. ft.
class reom building and a nine-hole golf course, which will create some noise levels over that currently
emanating from the vacant land, primarily due to vehicle trips generated, uses of heating, air conditioning,
ventilation, and landscape maintenance equipment. However, those noises will not be substantial and are
not anticipated to create a substantial permanent increase in ambient noise levels in the project vicinity
above levels existing without the project. Therefore, only less than significant impacts are anticipated as a
result of this project.
1O.d. The project may result in temporary or periodic increases in ambient noise levels during construction.
Construction machinery is capable of producing noise in the range of 100+ DBA at 100 feet, which is
considered very disruptive. However, this soume of noise from construction of the project will be of short
duration and therefore would not be considered significant. Furthermore, construction activity will comply
with City ordinances regulating the hours of activity in industrial areas. No significant impacts are
anticipated.
{~O.e&f. This project is not within two miles of a public airport or public or private use airport, therefore, people
working in the project area will not be exposed to excessive noise levels generated by an airport.
11. PUBLIC SERVICES: Would the proposal have an effect upon, or result in a need for new or
altered Government services in any of the following areas:
a. ! Would the project result in substantial adverse physical X
i impacts associated with the provisions of new or physically
altered governmental facilities, need for new or physically
altered governmental facilities, the construction of which
could cause significant environmental impacts, in order to
maintain acceptable service ratios response times or other
performance objectives for any of the public services?
b. Fire protection? X
c. Police protection? X
d. Schools? X
R:\C U P~001~)1-0324 Golf College & Course project'~FINAL PC STAFF REPORT 8-12.doc
45
Parks?
Other public facilities?
Comments:
11 .a., b., c·, e. and f.
The project will have a less than significant impact upon, or result in a need for new or altered fire, police,
recreation or other public facilities. The educational and recreational development created by this project
will incrementally increase the need for these services. However, this development will contribute its fair
· share through the City's Development Impact Fees to the maintenance or provision of services from these
entities. However, park fees will not be assessed for non-residential uses. Less than significant impacts are
anticipated from the proposed project.
11 .d.
The proposed project is not creating residential uses and will therefore, have no direct impact upon, or result
in a need for new or altered school facilities. Future development of the parcel will not cause significant
numbers of people to relocate within or to the City. The cumulative effect from the project will be mitigated
through the payment of applicable School Fees at the time the parcel is developed. No significant impacts
are anticipated with the development of this property.
12. UTILITIES AND SERVICE SYSTEMS: Would the' project:
a. Exceed wastewater treatment requirements of the X
applicable Regional Water Quality Control Board?
b. Require or result in the construction of new water or X
wastewater treatment facilities or exj~ansion of existing
facilities, the construction of which could cause significant
environmental effects?
¢. Require or result in the construction of new storm water X
drainage facilities or expansion of existing facilities, the
construction of which could cause significant environmental
effects?
d· Have sufficient water supplies available to serve the project X
from existing entitlements and resources, or are new or
expanded entitlements needed?
e. Result in a determination by the wastewater treatment X
provider, which serves or may serve the project that it has
adequate capacity to serve the project's projected demand
in addition to the provider's existing commitments?
f. Be served by a landfill with sufficient permitted capacity to X
accommodate the project's solid waste disposal needs?
g. Comply with federal, state, and local statutes and X I
regulations related to Solid waste?
R:\C U P~2001~01-0324 Golf College & Course project, FINAL PC STAFF REPORT 8-'12.doc
46
(~2°mments:
.a., b. and e.
The development of the property will not exceed wastewater treatment requirements, require the
construction of new treatment facilities, nor affect the capacity of treatment providers. The project will have
an incremental.effect upon existing systems. However, the Final Environmental Impact Report (FEIR) for
the City's General Plan states: "implementation of the proposed General Plan would not significantly impact
wastewater services." Since the project is consistent with the City's General Plan, no significant impacts are
anticipated as a result of this project. Moreover, the project will be conditioned to comply with Regional
Water Quality Control Board standards that will be monitored by the Department of Public Works. No
significant impacts are anticipated.
12.c.
The development of the parcel will require or result in the construction of new storm water drainage facilities
on site that will connect to the existing system currently in place. The design of the existing system is
sufficient to handle this project and will not require the expansion of existing facilities, the construction of
.which could cause significant environmental effects. Drainage fees are required by the Riverside County
Flood Control and Water Conservation District to reimburse the county for the Murrieta Creek/Temecula
Valley Area Drainage Plan. No significant impacts are anticipated.
12.d.
The project will not significantly impact existing water supplies nor require expanded water entitlements.
Future development of the project area will have. an. incremental effect upon existing systems. While the
project will have an incremental impact upon existing systems, the Final Environmental Impact Report
(FEIR) for the City's General Plan states: "Both EMWD and RCWD have indicated an ability to supply as
much water as is required in their services areas (p. 39)." The FEIR further states: "implementation of the
proposed General Plan would not significantly impact wastewater services (p. 40)." Since the project is
consistent with the City's General Plan, no significant impacts are anticipated as a result of this project.
There are no septic tanks on site or proximate to the site. No significant impacts are anticipated as a result
of this project. The project will be conditioned to use reclaimed water for irrigation.
12.f,g.
The project will not result in a need for new landfill capacity. Any potential impacts from solid waste created
by future development can be mitigated through participation in Source Reduction and Recycling Programs,
which are implemented by the City. No significant impacts are anticipated as a result of this project.
13. AESTHETICS. Would the project:/
a. Have a substantial adverse effect on a scenic vista?
within a state scenic highway?.
Substantially degrade the existing visual character or quality
of the site and its surroundings?
Create a new source of substantial light or glare which
would adversely affect day or nighttime views in the area?
X
X
R:\C U P~2001~01-0324 Golf College & Course project, FINAL PC STAFF REPORT 8-12.doc
47
Comments: ~- )
13.a. The project will not affect a scenic vista or scenic highway. The project is not located in an area where there
is a scenic vista. The City does not have any designated scenic highways. No impacts are anticipated as a
result of this project.
13.b.
Although a substantial amount of trees and groundcover will be removed from the project site to
accommodate the site development, the additional plantings and quality of landscape design for the
proposed project will make up for the lost vegetation and result in a more aesthetically appealing project
area that complements its surroundings. No impacts are anticipated as a result of this project.
13.c.
The proposed project will add a buffer of evergreen trees along the eastern and southern property lines to
maintain aesthetic integrity, provide a natural buffer between the project site and residential properties to the
east, and soften the visual impacts of the containment netting, in addition, the project proposes to install
thirty-nine light poles throughout the project site that will range from forty to eighty feet high. The project as
reviewed and conditioned will have a less than significant impact to the visual character of the project site.
13.d.
The project will have the potential for creating significant impacts from light and glare. Future development
on the pamel created bythe project will produce and result in light and glare with the installation of new light
sources. All light and glare has the poteritial to impact the Mount Palomar Observatory and adjacent
residential properties. All development in the City is required to comply with Riverside County Ordinance
No. 655 Ordinance Regulating Light Pollution and minimize light glare and spillover to adjacent properties.
Staff reviewed a photometric study prepared by Musco lighting consultants on January 15, 2002 that
describes the direction, intensity, and technological design of the proposed pole-mounted golf course
lighting. The study indicates that the potential impact of night lighting on adjacent properties will be less than.
significant because the spill light onto adjoining areas will be restricted and meet the same criteda of 60°/I
total light in the lower portion Of the projected light below the maximum candlepower. However, the nuisance
factors of lighting cannot be quantified and will potentially be a significant factor in determining the land use
compatibility of this project.
14. CULTURAL RESOURCES. Would the project:
a. Cause a substantial adverse change in the significance of a X
historical resource as defined in Section 1506.57
b. Cause a substantial adverse change in the significance of X
an archaeological resource pursuant to Section 1506.57
c. Directly or indirectly destroy a unique paleontological X
resource or site or unique geologic feature?
d. Disturb any human remains, including those interred outside X
of formal cemeteries?
CommentS:
R:~C u F~00~01-0324 Golf College & Course projecl'J=lNAL PC STAFF REPORT 8-12.doc
48
(~4 a, b, &d
The project site is not located in an area of sensitivity for amhaeological resoumes pursuant to the General
Plan (Soume 1, Figure, 5-6). The Eastern Information Center of the University of California at Rivemide
(UCR) recommended in its response dated July 24, 2001, that a Phase I Cultural Resource Management
Report be prepared to identify the potential for historical or cultural resources at the project site. The results
of a historical/archaeological resources survey report performed by CRM TECH in November 2001,
concluded that no histo#cal resources exist within or adjacent to the project area, and thus the proposed
project will have no significant effect to any known historical resources. The report recommended that any
buried cultural materials unearthed dudng soil disturbance or construction activity be examined and
evaluated by a qualified archaeologist before recommencing development activity. Therefore, with a
condition that any cultural resources unearthed during grading activity are to be evaluated by a qualified.
archaeologist prior to further soil disturbance, a less than significant impact is anticipated as a result of this
project.
14c
The project site is located in an area that has high paleontological sensitivity pursuant to the General Plan
(Source 1, Figure, 5-7). Therefore, at least one Paleontological Monitor will be present on the site at the
commencement of and during all grading operations as a condition of approval. With this condition of
approval, the potentially significant impacts will be reduced to a less that significant level of impact.
ht have an adverse physical effect on the environment?
Comments:
· 15.a,b. The project will have no impact on the demand for neighborhood or regional parks or other recreational
facilities, or affect' existing recreational opportunities. The proposed nine-hole public golf course would in
fact add to the availability of outdoor recreational facilities available to local residents. The project
boundaries will not infdnge upon the dpadan tree grove on the western portion of the project site to prevent
any adverse environmental impacts on natural resources. In addition, prio~' to any grading within the
streambed/flood control channel traversing the project site, the applicant shall first'apply for and receive
approval of: (1) a Section 404 permit from the Army Corps of Engineers, and (2) a Section 1601/1603 permit
from the California Department of Fish and Game. No impacts are anticipated as a result of this project.
Agricultural Resources. Would the project:
R:~C U 1:~2001~O1-0324 Golf College & Course project~ClNAL PC STAFF REPORT 8-12.doc
49
a. Convert Prime Farmland, Unique Farmland, or Farmland of X
Statewide Importance (Farmland), as shown on the maps
prepared pursuant to the Farmland Mapping and Monitoring
Program of the California Resources Agency, to non-
agricultural use?
b. Conflict with the existing zoning for agricultural use, or a X
Williamson Act contract?
c. Involve other changes in the existing environment which, X
due to their location or nature, could result in conversion of
farmland, to non-agricultural use?
Comments:
16a,c. The project site is not currently in agricultural production. In addition, this property is not considered prime
or unique of Farmland of statewide importance pursuant the Farmland Mapping and Monitoring Program of
the California Resources Agency or the City of Temecula's General Plan. Therefore, there are no impacts
related to this issue.
16b. The project site does not have an agricultural zoning designation by the City of Temecula, and the site is not
regulated by a Williamson Act contract. As a consequence, there are no impacts related to this issue.
17. MANDATORY FINDINGS OF SIGNIFICANCE.
a. Does the project have the potential to degrade the quali~ of
· e en~ronment, subs~ntially reduce the habitat of a fish or
wildlife species, ~use a fish or wildlife population to drop
below self-sus~ining levels, threaten to eliminate a plant or
, animal communi~, reduce the number of restrict the range
of a rare or endangered plant or animal or eliminate
impo~ant examples of the major pe~ods of California histo~
or prehisto~ ·
b. Does the project have impacts that are individually limited,
but cumulatively ~nsiderable? ("Cumulative~ considerable"
means that the incremental effects of a project are
considerable when viewed in ~nnection with the effec~ of
past projects, the effects of other current projects, and the
effects of probable future project?
R:\C U P'~001~01-0324 Golf College & Course project~=lNAL PC STAFF REPORT 8-12,doc
5O
IDoes the project have environmental effects which will
cause substantial adverse effects on human beings, either
directly or indirectly?.
Comments:
17.a.
This site has been previously disturbed and already contains existing residential structures. Although some
tree and plant species will be removed during construction, the project will add a considerable amount of
new tree and plant species to the project site and will preserve the most sensitive native habitat outside the
project boundaries. Given the limited amount of new construction and primary development area, this
project does not have the potential to: degrade the quality of the environment, substantially reduce the
habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels,
threaten to eliminate a plant or animal community, reduce the number of restrict the range of a rare or
endangered plant or animal or eliminate important examples of the major periods of California history or
prehistory. Unless impacts are anticipated as a result of required spring USFWS protocal surveys for the
QCB, Willow Flycatcher, and Least Bell's Vireo and if such surveys do detect the presence of such species
on the project site, no further mitigation is necessary, and therefore the proposed project would not have an
impact on fish and wildlife species.
17.b.
The cumulative effects from the project are not considered significant because the subject site is being
developed in conformance with the City of Temecula's General Plan and Development Code. All
cumulative effects for the various land uses of the subject site as well as the surrounding developments
were analyzed in the General Plan Environmental Impact Report. Given the project's consistency with the
General Plan and Development Code, the cumulative impact related to the development of the college and
golf course will not have a significant impact.
17.c.
The proposed development of a golf course and educational buildings would not have environmental effects
that would cause substantial adverse effects on human beings, directly or indirectly. The project is
designed and will be developed consistent with the Development Code and General Plan. No Significant
impacts are anticipated as a result of this project.
18. EARLIER ANALYSES. Earlieranalyses may be used where, pursuant to the tiering, program EIR,
or other CEQA process, one or more effects have been adequately analyzed in an earlier EIR or
negative declaration. Section 15063(c)(3)(D). In this case a discussion should identify the following
on attached sheets.
a. Earlier analyses used. Identify earlier analyses and state where they are available for review.
b. Impacts adequately addressed. Identify which affects from the above checklist were within the scope of
and adequately analyzed !n an earlier document pursuant to applicable legal standards, and state
whether such effects were addressed by mitigation measures based on the earlier analYSis.
c. Mitigation measures. For effects that are "Less than Significant with Mitigation Incorporated,"
describe the mitigation measures which were incorporated or refined from the earlier document and
the extent to which they address site-specific conditions for the project.
18.a. Earlier analyses specifically related fo this project site were not used because they were outdated. The
City's General Plan and Final Environment Impact Report were used as a referenced source in
preparing this Initial Study
R:\C U P'2001~01-0324 Golf College & Course project,FINAL PC STAFF REPORT 8-12.doc
51
18.b.
18.c.
2.
3.
4.
There were earlier impacts, which affected this project, however it was difficult to assess whether they ,~ -
were adequately addressed as mitigation measures. .
The mitigation measures are addressed in the Mitigation Monitoring Program, which is attached.
SOURCES
(Available in the Temecula Planning Department)
City of Temecula General Plan, dated November 9, 1993..
City of Temecula General Plan Final Environmental Impact Report, dated July 2, ~ 993.
South Coast Air Quality Management District CEQA Air Quality Handbook.
General Biological Assessment by L & L Environmental, Inc. for PA01-0324 APN 955-020-002,
November 2001.
Professional Golfers Career College Lighting Project prepared by Musco Lighting, LLC for PA01-0324
APN 955-020-002, and January 15, 2002 and on June 28, 2002.
Traffic Impact Assessment for the Proposed Professional Golfers Career College Temecuia, CA
prepared by Linscott, Law and Greenspan Engineers, April 16, 2002.
Historical/Archaeological Resources Survey Report for the Professional Golfer's College Temecula, CA
prepared by CRM Tech, Riverside, CA on December 10, 2001.
R:\C U P~2001~01-03~4 Golf College & Course project'FINAL PC STAFF REPORT 8-12.doc
52
EXHIBIT D
MITIGATION MONITORING PROGRAM DOCUMENT
R:\C U P~001~)1-O324 Golf College & Course project',FINAL PC STAFF REPORT 8-12.doc
53
Hydroloqy and Water
General Impact:
Mitigation Measure:
Mitigation Miles{one:
· Responsible Monitoring Party:
Mitigation Monitoring Program
Planning Application No. PA01-0324
(Conditional Use Permit)
The project will result in changes to absorption rates, drainage patterns
and the rate and amount of surface runoff, and eventual grading in a
streambed.
Project applicant shall submit streambed alteration and grading plan as
part of a Corps Nationwide 39 permit or a full Section 404 permit
application to the Army Corps of Engineers; a Section 1603 Streambed
Alteration Agreement with the California Department of. Fish and Game
(CDFG) for review and approval prior to grading in any portion of the
drainage channel traversing the project site; and a Clean Water Act
Section 401 permit. Copies of the Section 401 permit, Nationwide 39
permit, and Section 1603 agreement shall be submitted to the Public
Works Department with a grading permit application.
Prior to the issuance of grading permit.
Department of Public Works, Army Corps of Engineers, and the CDFG.
, Bioloqlcal Resources
General Impact: Affect endangered, threatened or sensitive species or their habitats
(including but not limited to plants, fish, insects, animals and birds).
Mitigation Measures:
(a) Pay Mitigation Fee for impacts to Stephens Kangaroo Rat.
(b) Require focused surveys, following USFWS survey protocol, for the Quino checkerspot
butterfly, southwestern willow flycatcher and least Bell's vireo.
(c) A focused raptor survey should be conducted prior to construction to determine if active
raptor nest exist on the project site, if construction will occur between February I and August
31. If active nests are located on site, proper measures shall be taken to avoid raptor impacts
until fledging has occurred.
(d) In order to satisfy Federal Migratory Bird Treaty Act requirements, vegetation removal shall
not occur between March and August. If vegetation removal must occur between March and
August, then a nesting bird survey must be conducted by a qualified ornithologist. Trees and
shrubs containing active nests may not be removed until the nesters have finished. Finishing
is defined as having successfully raised a brood until they leave the nest or nest
abandonment. Re-nesting by birds requires the process begin again. Raptors may nest
during most any time of the year.
Specific Process: As part of the grading plan check review process, Planning staff will
check PA01-0324 conditions of approval to verify compliance with the
above mitigation measures. In addition, the applicant shall submit copies
of required focused Surveys to the Planning Department for review.
Mitigation Milestone:
Responsible Monitoring Party:
Prior to the issuance of a grading permit.
Department of Public Works and Planning Department
R:\C U P~2.001~01-0324 Golf College & Course project, nit. Study Mitigation Monitoring Progrsm.doc
Aesthetics
General Impact:
Mitigation Measure:
Mitigation Milestone:
Responsible Monitoring Party:
The project will create a new soume of substantial light or glare which
would adversely affect day or nighttime views in the area.
Although the applicant is providing glare reduction and light spill
technology, the overall glare produced on the golf course and driving
range will result in an unmitigatable impact on nighttime views and
aesthetics for the surrounding property owners. As a Conditional Use
Permit (CUP). the City has the authority to minimize significant impacts
through the CUP approval process. As an unmitigatable impact, the
remedy will be to not approve nighttime use lighting for the golf course
and driving range.
Conditioning of the land use entitlement.
Final decision making body.
R:\C U P'~001~01-0324 Golf College & Course project, nit. Study Mitigation Monfto~tng Program.doc
EXHIBIT E
LETrER WITH ATTACHED SIGNATURES FROM GOLF COLLEGE
EXECUTIVE DIRECTOR DATED AUGUST 12, 2002
R:\C U P~001~01-0324 Golf College & Course project~ClNAL PC STAFF REPORT 8-12.doc
54
Ill
PROFESSIONAL
GOLFERS .
,, COl J ~F. GE
Educating the fi~ture leaders in the workl of
Ms. Debbie Ubnoske
Director of Planning
City of Temecula
43200 Business Park Drive
Temecula, CA 92589
August 12, 2002
Dear Ms. Ubnoske;
In an effort to keep you informed of my activities as I walk the neighborhood and speak to
neighbors adjacent to our proposed project, I am forwarding copies of letters of support for our
project, with night lighting, for your review. I am requesting that they be included in the
Planning Commission StaffReport. Some of the attached letters were signed on the spot and
others were mailed to our office. To date I have talked to no one who opposes the project and I
am expecting more support letters before oar meeting before the planning commission Aug 21".
Thank you for your efforts.
Executive Director
cc: Don Hazen Michael McCoy
Members of the City Council
?
P.O. Box 892319 · Tcmccula. CA 92'389-2319 · 800-8-7--t381 · 91)9¥~93-2963 · FAX: 909¥)93-2803
Dear Planning Commission:
I have evaluated the proposed college campus. Par three golf course, and practice range,
submitted to the Planning Commission by the Professional Golfers Career College. I
understand the facility will be open to the public and night lit in order to allow more
families to take advantage of the golf opportunities. Please add my name to the list of
supporters for the pr6ject.
Date ~-~'0 - 0~,
Names
Address
city
Dear Planning Commission:
I have evaluated the proposed college campus. Par three golf course, and practice range,
submitted to the Planning Commission by the Professional Golfers Career College. I
understand the facility will be open to the public and night lit in order to allow more
families to take advantage of the golf opportunities. Please add my name to the list of
supporters for the project.
Dear Planning Commission:
I have evaluated the proposed college campus. Par three golf course, and practice range,
submitted to the Planning Commission by the Professional Golfers Career College. !
understand the facility will be open to the public and night lit in order to allow more
families to take advantage of the golf opportunities. Please add my name to the list of
supporters for the project.
Date ~>'-- ~'
Signatures ~ -'"'--~
Address _~.~L~,~.~_~
Dear Planning Commission:
I have evaluated the proposed college campus. Par three golf course, and practice range,
submitted to the Planning Commission by the Professional Golfers Career College. I
understand the facility will be open to the public and night lit in order to allow more
families to take advantage of the golf opportunities. Please add my name to the list of
supporters for the project.
Dear Planning Commission:
I have evaluated the proposed college campus. Par three golf course, and practice range,
submitted to the Planning Commission by the Professional Golfers Career College. I
understand the facility will be open to the public and night lit in order to allow more
families to take advantage of the golf opportunities. Please add my name to the list of
supporters for the project.
Date ~
Names ~7~ ~3~/
Signatures
Address
Dear Planning Commission:
I have evaluated the proposed college campus. Par three golf course, and practice range,
submitted to the Planning Commission by the Professional Golfers Career College. I
understand the facility will be open to the public and night lit in order to allow more
families to take advantage of the golf opportunities. Please add my name to the list of
supporters for the project.
Date ~/,°4 ~ z-oo'Z~
Address
Dear Planning Commission:
I have evaluated the proposed college campus. Par three golf course, and practice range,
submitted to the Planning Commission by the Professional Golfers Career College. I
understand the facility will be open to the public and night lit in order to allow more
families to take advantage of the golf opportunities. Please add my name to the list of
supporters for the project.
Date
Names
Address ~/~-~1
Dear Planning Commission:
I have evaluated the proposed college campus. Par three golf course, and practice range,
submitted to thee Planning Commission by the Professional Golfers Career College. I
understand the facility will be open to the public and night lit in order to allow more
families to take advantage of the golf opportunities. Please add my name to the list of
supporters for the project.
()
Dear Planning Commission:
I have evaluated the proposed college campus. Par three golf course, and practice range,
submitted to the Planning Commission by the Professional Golfers Career College. I
understand the facility will be open to the public and night lit in order to allow more
families to take advantage of the golf opportunities. Please add my name to the list of
supporters for the project.
Date ~
Name~t 7-/4~'0~o ~ ~
Signatures
Address ~q/
EXHIBIT F
LE'FI'ER OF JUSTIFICATION BY APPLICANT
R:\C U P'~.001~01-0324 Golf College & Course project, FINAL PC STAFF REPORT 8-12.doc
55
PROI ESSIONAL
GOI -ERS
CAREER
COLI EGE
"Educating the future leaders in the world of golf."
SECTION G
Letter. of Jus_fification
The Professional Golfers Career ColIgg~.~GCc) has a signed lease with The Linfleld
School for 23 acres. PGCC will build~it~ ?~s on this site that .will include an
administrative and classroom~ bUitd!~g ~li~e~'US~w. iH also include a dri~ng range,
pro ~h6P, ~a.~ 9-hole par 3_ g:off'c~ff~e.
~I~Gcc p~owd~S it~
1:20 Pfbfes~ional G6lf
~Manageinent. ~_~ad~hte S;:~. gener, al
also ~ !-club compa6ies,~nd
the college
from over 20 the golf world.
To give o~n golf facility
where:
out on th~ ~ and also
The
will al
a
college
The 1;
It willbe
of the ~ : should be
no '~
Th~ the
resj~entg'and very frien~lty, ~ami, ly
6'~e~d golf facility. '~ '~i , . ' : 3 ~'
The design Of the project fits in perfectly with the surrounding area which includes
lighted athletic and recreation facilities.
P.O. Box 892319 · Temecula, California 92589-2319 * 800~877-4380 · 909493,2963 ° FAX: 909493-2863
EXHIBIT G
STATEMENT OF OPERATION
R:\C U P~2.001~01-0324 Golf College & Course project~=lNAL PC STAFF REPORT 8-12.doc
56
PRO~IONAL
GOLFERS
CAREER
COII.EGE
"Educating the future leaders in the world of golf."
tf )
SECTION H
Statement of Operation
The Professional Golfers Career Coll6g~)'~G~ C) operates its classes for its students
from 8:00amuntil ll:45am. Students tl~'eni!e~.ve to playgolfat thel0ca118-holegolf
~Th. ~ drivi0g mnge,~.and par 3}g61f coUrse.xvill b~q,ghil~ for m~ht nl~v ~T~ hou~}~of
~operat~on mil be, daffy ~om 8:Qgaffiofitjl~9:OOpm. ,:v'. ' ': ,~
~e'~reqUired parhng '~ll~be,~p~'ib~i~if~l~ 100. pargihg sp~ces Mth 4 h~ndieap
DF.
P.O. Box 892319 · Temecula, California 92589-2319 · 800-877-4380 · 909-693-2963 · FAX: 909693-2863
PROFESSIONAL
GOLFERS
CAREER
CO1 ] .~GE
"lMu~ating the future leaders in the world of golf."
January 20, 2002
Mr. Michael McCoy
Project Planner
City of Ten~cula
43200 Busioess Park Drive
Temecul~ CA 92590
Re: Page #1 paragraph #2 concerning compliance and clarification of parking to conform to
Section 17.24.040 of the City Parking Ordinat~¢.
Dear Mr. McCoy;,
This letter is to r, erve as a Statcraent of Operatior~ in order to clarify the use of the shared parking
facilities at thc Professional Oolfers Career Collcgc and thc accompatlylag practice facility which
will be open ,to the public.
It is thc intention of tim school to use the parking in thc morning only from $:00 A.M. til 11:30
with tho n~ority ofth~ available spaoes being allocated for ~tudent usc during that time, Since
public usc will peak in the afternoon and evening w~ wlql b~ able to very comfortably provide
parking for everyone who enters our gate for school or recreation.
~ FEB3OZOOZ ~
P.O. Box 892319 ,. Ten~:cula, C.A 92589-2319 · 800.877,4380 · (.~.)-0.).~-2~)~ · FAX: 9Ot, M~)3-2863
¢41~ai1: I~Ccl @earlhlJflk.n(.:l · Visit our web Mit. al: www.pncgolft'd.t'tml
July 31, 2001
Michael McCoy, Case Planner
City of Temecula
Planning Department
43200 Business Park Drive
Post Office Box 9033
Temecula, CA 92589-9033
SUBJECT:
WATER AVAILABILITY
A PORTION OF RANCHO TEMECULA,
PAGE 37 OF MAPS, SAN DIEGO COUNTY
APN 955-020-002
PLANNING APPLICATION NO. PA01-0324
PROFESSIONAL GOLFERS CAREER COLLEGE
Dear Mr. McCoy:
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. RCWD will require that the developer
use reclaimed water for the irrigation of the golf course. Extension of reclaimed
water facilities will be the responsibility of the developer.
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 should have any questions, please contact an Engineering Services
Representative at this office.
Sincerely,
RANCHO CALIFORNIA WATER DISTRICT
Steve Brannon, P.E.
Development Engineering Manager
0BSB:at 185~F012-T3~FCF
Andrew Webster, Planning & Capital Projects Manager
Laurie Williams, Engineering S~rvices Supervisor
MWD
METROPOLITAN WATER DISTRICT OF SOUTHERN CALIFORNIA
Of/ice of the General Manager
2001
Your Case No. PA01-0324
MWD San Diego Pipeline 1 and 2
Sra. 1440+00 to 1476+00
Substr. Job No. 2029-01-006
Mr. Michael McCoy
Case Planner
Planning Department
City of Temecula
P.O. Box 9033
Temecula, CA 92589-9033
Dear Mr. McCoy:
Professional Golfers Career College Golf Course--Request for Utility Information
Thank you for your Development Review Committee notice, which we received on July 20,
2001, and a site plan (Sheets SP1 and SP2) for the proposed golf course project on the south
side of Rancho Vista Road in the City of Temecula.
As shown on the enclosed map, our 75-inch-inside-diameter San Diego Pipeline No. 3 and
100-foot-wide easement right-of-way are located within or in the vicinity of the golf course
project area. We are transmitting a copy of our "Guidelines for Developments in the Area of
Facilities, Fee Properties, and/or Easements of The Metropolitan Water Dis~ct of Southern
Cfilifornia," and prints of our Drawing Nos. B-13765 through B-13767 and Right-of-Way Map
No. SDA-P-4.
We request that our facilities be fully shown and identified as Metropolitan's on the project
plans, if applicable, and that prints of all pertinem plans be submitted for our review and written
approval as they pertain to our facilities. We also request that all applicable portions of the
enclosed guidelines be incorporated into the project plans.
We also request that a stipulation be included in the project plans or specifications to notify
Mr. Gene Patricio of our Water System Operations Group, telephone (909) 926-1501, extension
5809, at least two working days prior to starting any work in the vicinity of our facilities.
700 N. Alameda Street, Los Angeles, California 90012 · Mailing address: Box 54153, Los Angeles, California 90054-0153 · Telephone (213) 217-6000
THE METROPOLITAN WATER DIST£1£T 0£ S00THE£N CALIFOBNIA
Mr. Michael McCoy
Page 2
For any further correspondence with Metropolitan relation to this project, please make reference
to the MWD Substructure Job Number shown in the upper right-hand comer of the first page
of this letter. Should you require any additional information, please contact Mr. Ken Chung,
telephone (213) 217-7670.
Very truly yours,
Susan M. Walters
Engineering Technician III
Substructures Team
SMW/KC/km
DOC#: 2227golfers
Enclosures (6)
CC'
Mr. David Neault Associates, Inc.
41877 Enterprise Circle North
Temecula, CA 92590
w/encl.
MWD
METROPOLITAN WATER DISTRICT OF SOUTHERN CALIFORNIA
Executive O~ce
April 22, 2002
Michael McCoy, Project Planner
Planning Department
City of Temecula
P.O. Box 9033
Temecula, CA 92589-9033
Dear Mr. McCoy:
Mitigated Negative Declaration for the Professional Golf Course Project
The Metropolitan Water District of Southern California (Metropolitan) has received a copy of the
Mitigated Negative Declaration (MND) for the Professional Golf College Project (Project). The
proposed project consists of the construction and OPeration of a ~ 0,000-sq.fi. education building
to accommodate 120 students, a 3,000-sq.fi. pro shop building, a nine-hole par 3 public golf
course, and a 40 tee driving range on a 22.3-acre parcel. The existing topography 0fthe project
site will be reconfigured by the grading to accommodate the golf course and driving range. An
estimate 61,000 cubic yards of soil are expected to be cut and 129,000 cubic yards of soil are
expected as fill, including 68,000 cubic yards of import soil. This letter contains our response as
a potentially affected public agency.
Our review of the MND indicates that Metropolitan's San Diego Pipeline No. 3 borders the
project site to the west. The San Diego Pipeline No. 3 is a 75-inch diameter precast concrete
pipe, within a 50-foot permanent easement owned by Metropolitan. Metropolitan is concerned
with potential impacts to Metropolitan facilities associated with the 129,000 cubic yards of fill
required for construction, the 68,000 cubic yards which must be imported to the project site, and
general construction activities as a result of the proposed project. Metropolitan requests that the
project applicant take these facilities into consideration in its project planning.
Metropolitan must be allowed to maintain its right-of-way and access to its facilities at all times.
It will be necessary for the applicant to consider these facilities in its project planning.
In order to avoid potential conflicts with Metropolitan's rights-of-way, we request that any
preliminary engineering design drawings or improvement plans for any activity in the area of
Metropolitan's pipelines and rights-of-way be submitted for our review and written approval.
The applicant may obtain detailed prints of drawings of Metropolitan's pipelines and rights-of-
700 N. Alameda Street, Los Angeles, California 90012 · Uailing Address: Box 54153, Los Angeles, California 90054-0153 ,, Telephone (213) 217~000
Mr. Michael McCoy
Page 2
April 22, 20O2
applicant in preparing plans that are compatible with Metropolitan's facilities and easements, we
have enclosed a copy of the "Guidelines for Developments in the Area of Facilities, Fee
Properties, and/or Easements of The Metropolitan Water District of Southern California." Please
note that all submitted designs or plans must clearly identify Metropolitan's facilities and rights-
of-way.
We appreciate the opportunity to provide input to your planning process and we look forward to
receiving future environmental documentation on this project. If we can be of further assistance,
please contact John Vrsalovich of the Environmental Planning Unit at (213) 217-6066.
Very truly yours,
Manager, Environmental Planning Unit
CDM: rdl
(Public Folders/Environmental Planning Unit/Let~ers/22-APR-O2.~doc - Michael McCoy)
Iq COUNTY OF RIVERSIDE · HEAL H SERVICES AGENCY Iq
DEPARTMENT OF ENVIRONMENTAL HEALTH
July 17, 2001
City of Temecula Planning Department
P.O. Box 9033
Temecula, CA 92589
RE: Conditional Use Permit PA01 ;0324
Dear M/chael McCoy:
1. The Departracnt of Environmental Health has reviewed the Conditional Use Permit PA01-0324 and has no
objections. Sanitary sewer and water services may be available in this area.
2. PRIOR TO ANY PLAN CHlgCK SUBMITTAL for health clearance, the following items are required:
a) "Will-serve" letters from the appropriate water and sewering agencies.
b) Three complete sets of plans for each food establishment (to include vending machines) will be
submitted, including a fixture schedule, a finish schedule, and a plumbing schedule in order to ensure
compliance with the California Uniform Retail Food Facilities Law. For specific reference, please
contact Food Facility Plan examiners at (909) 600-6330).
Sincerely,
SM
(909) 955-8980
NOTE:
Any current additional requirements not covered can be applicable at time of Building Plan
review for final Department of Environmental Health clearance.
Local Enforcement Agency · RO. Box 1280, Riverside. CA 92502-1280 · (909) 955-8982 · FAX (909) '781-9653 · 4080 LemoJ Street, 9th Floor. Riverside. CA 92501
Land Use and Water Engineering · RO. Box 1206, Riverside, CA 92502-1206 · (909) 955 8980 · FAX (909) 955-8903 · 4080 Lemon Street, 2nd Floor, Riverside, CA 92501
United States Department of the Interior
Fish and Wildlife Service
Ecological Services
Carlsbad Fish and Wildlife Office
2730 Loker Avenue West
Carlsbad, California 92008
In Reply Refer To:
FWS-WRIV-2080.1
Michael McCoy
Project Planner
City of Temecula Planning Department
Post Office Box 9033
Temecula, California 92589-9033
AUG § 2001
Re:
PA01-0324, Professional Golfers Career College, City of Temecula, Riverside County,
California ·
Dear Mr. McCoy:
We have reviewed PA01-0324, Professional Golfers Career College, City of Temecula, Riverside
County, California, that we received on July 16, 2001. The proposed action is to design and
construct a 10,000 square foot golf learning center and pro shop with an 9 hole par 3 golf course.
The proposed project site is located on the south side of Rancho Vista Road between Margarita
Road and Meadows Parkway. We offer the following comments pursuant to the Endangered
Species Act of 1973 (Act), as amended, California Environmental Quality Act (CEQA)
guidelines, and consistency with the Western Riverside Multiple Species Habitat Conservation
Plan (MSHCP) planning effo/I.
We provide these comments in keeping with our agency's mission to work "with others to
conserve, protect, and enhance fish, wildlife, and plants and their habitats for the continuing
'benefit of the American people." Moreover, we provide comments on public notices issued.for a
Federal permit or license affecting the Nation's waters pursuant to the Clean Water Act. We also
administer the Act. Section 9 of the Act prohibits the "take" (e.g., harm, harass, pursue, injure,
kill) of federally listed wildlife. "Harm" is further defined to include habitat modification or
degradation where it kills or injures wildlife by impairing essential behavioral patterns including
breeding, feeding, or sheltering. Take incidental to otherwise lawful activities can be authorized
under sections 7 (Federal consultations) and 10 (habitat conservation plans) of the Act, or
through a special role under section 4(d) of the Act for federaily threatened species. Section 7 of
the Act requires Federal agencies to consult with us if their actions may affect federaily listed
species or designated critical habitat.
The project area supports habitat for the federally endangered Quino checkerspot butterfly
(Euphydryas editha quino, "butterfly"), least Bell's vireo (Vireo bellii pusillus), and Stephens'
kangaroo rat (Dipodomys stephensi, "SKR"); threatened coastal California gnatcatcher
Michael McCoy (FWS-WRIV-2080.1)
(Polio£tila californica californica, "gnatcatcher"); and sensitive burrowing owl (Athene
canicularia). Butterflies have been documented approximately 1.5 miles east oftbe proposed
project site (i.e., east of Sage Road and south of Rancho California Road). Least Bell's vireo
have been documented approximately one mile west of the proposed project site, (i.e., south of
Rancho Vista Road and west of Margarita Road). Gnatcatchers have been documented adjacent
to the property (i.e., south of Pauba Road and west of Margarita Road).
If habitat for federally listed species occurs on the proposed project site, then protocol surveys
should be conducted to assess if the siie is occupied. If any federally listed species are detected
during these surveys, then the project proponent should contact our office to obtain appropriate
incidental take authorization pursuant to either section 7 or 10 of the Act prior to the initiation of
ground-disturbing activities. Because the proposed project site occurs within the boundary of the
"Habitat Conservation Plan for the Stephens' Kangaroo Rat in Western Riverside County,
California" (March 1996), compliance with the regional incidental take permit will be required
prior to any ground disturbing activities. Furthermore, if wetlands or jurisdictional waters of the
United States are proposed to be affected by the proposed project, then a section 404 permit from
the U.S. Army Corps of Engineers and/or a 1600 permit from the California Department ofFish
and Game may be required.
We understand that the CEQA guidelines mandate a finding of significance for any project that
has the potential to reduce the abundance or restrict the range of an endangered, threatened, or
· rare species. To ensure that future projects are adequately addressed under the CEQA, any
potential adverse effects to federally listed and other sensitive species should be considered
significant, and the City should require all feasible mitigation. For example, any impacts to
habitat and/or open space for federally listed and other sensitive species should be considered a
direct, significant, adverse, environmental impact under CEQA; even if habitat has been
degraded and/or none of these species are detected onsite. In addition, any loss of habitat and/or
open space should be considered a significant cumulative impact because other probable future
projects, in combination with the effects of past projects and ongoing activities (e.g., urban
development), will contribute to a significant loss of these resources and the federally listed and
other sensitive species that depend on them for their long-term survival.
Prior to approving any development applications for this site, the City should evaluate the
regional biological significance of the project site and environs, and how the proposed project
would contribute to further fragmentation, constraints to wildlife movement, loss of habitat, and
alterations of hydrology and other ecosystem processes on a regional scale. Projects within
sensitive habitat areas have the potential to limit opportunities for long term conservation
planning, and could preclude the creation of a viable reserve system before the MSHCP for
western Riverside County is adopted.
2
We request that the City condition the issuance of all future building or grading permits within
the zoning area on written confirmation from our agency that the project proponent(s) have
complied with the Act. We appreciate the opportunity to provide comments on the proposed
action and are available to work with the City and future project proponent(s) to avoid, minimize,
Michael McCoy (FWS-WRIV-2080.1)
and mitigate impacts to federally listed and sensitive species. If you have any questions or
comments regarding this letter, please contact Daniel Marquez of my staff at (760) 431-9440.
Sincerely,
Karen A. Evans
Assistant Field Supervisor
CC:
Jeff Drongeson (CDFG, Chino Hills)
JenT Jolliffe/Richard Lashbrook (County of Riverside)
Winston H. Hickox
Agency Secretary
California Environmental
Protection Agency
April 19, 2002
Department of Toxic Substances Control
Edwin F. Low~, Director
5796 Corporate Avenue
Cypress, California 90630
APR g $ 2002
Gray Davis
Governor
Mr. Michael McCoy
Project Planner
City of Temecula
43200 Business Park Drive
Temecula, California 92590
NEGATIVE DECLARATION FOR THE PLANNING APPLICATION NO. PA01-0324 -
(SCH # 2002031123)
Dear Mr. McCoy:
The Department of Toxic Substances Control (DTSC) has received your Negative
Declaration (ND) for the above-mentioned Project.
Based on the review of the document, DTSC's comments are as follows:
1)
The ND needs to identify and determine whether current or historic uses have
resulted in any release of hazardous wastes/substances at the site.
2)
The ND needs to identify any known or potentially contaminated site within the
proposed Project area. For all identified sites, the ND needs to evaluate whether
conditions at the site pose a threat to human health or the environment.
3)
The ND should identify the mechanism to initiate any required investigation
and/or remediation for any site that may require remediation, and the
government agency to provide appropriate regulatory oversight.
4)
An environmental assessment should be conducted in the project area to
evaluate whether the project area is contaminated with hazardous substances
from the potential past and current uses including storage, transport, generation,
and disposal of toxic and hazardous waste/materials. Potential hazard to the
public or the environment through routine transportation, use, disposal or release
of hazardous materials should be discussed in the ND.
The energy cha//enge facing California is maL Eve~ Californian needs to take immediate action to reduce energy consumption.
For a list of simple ways you can reduce demand and cut your energy costs, see our Web-site at vv~/v, dtsc. ca. gov.
Printed on Recycled Paper
Mr. Michael McCoy
April 19, 2002
Page 2
5)
The project construction will require soil excavation and soil filling in cedain
areas. Appropriate sampling is required prior to disposal of the excavated soil. If
the soil is contaminated, properly dispose the soil rather than placing it in another
location. Land Disposal Restrictions (LDRs) may be applicable to these soils.
Also, if the project is planning to import soil for backfilling the areas excavated,
proper sampling should be conducted to make sure that the imported soil is free
of contamination.
6)
Any hazardous wastes/materials encountered during construction should be
remediated in accordance with local, state, and federal regulations. Prior to
initiating any construction activities, an environmental assessment should be
conducted to determine if a release of hazardous wastes/substances exists at
the site. If so, further studies should be carried out to delineate the nature and
extent of the contamination. Also, it is necessary to estimate the potential threat
to public health and/or the environment posed by the site. It may be necessary
to determine if an expedited response action is required to reduce existing or
potential threats to public health or the environment. If no immediate threat
exists, the final remedy should be implemented in compliance with state
regulations and policies rather than excavation of soil pdor to any assessments.
7)
The project site may have prior vegetation and agricultural use. Onsite soils
could contain pesticide residues and the site may have contributed to soil and
groundwater contamination. Proper investigation and remedial actions should be
conducted at the site prior to the new development. As long as the proposed
project is for the development of residential dwellings, proper environmental
studies should be conducted to evaluate the health risks associated with these
chemicals.
If during construction of the project, soil and/or groundwater contamination is
suspected, construction in the area should cease and appropriate Health and
Safety procedures should be implemented. If it is determined that contaminated
soil and/or groundwater exist, the ND should identify how any required
investigation and/or remediation will be conducted, and the govemment agency
to provide appropriate regulatory oversight.
DTSC provides guidance for the Preliminary Endangerment Assessment (PEA)
preparation and cleanup oversight through the Voluntary Cleanup Program (VCP). For
additional information on the VCP, please visit DTSC's web site at www.dtsc.ca.qov.
Mr. Michael McCoy
April 19, 2002
Page 3
if you have any questions regarding this letter, please contact Ms. Rania A. Zabaneh,
Project Manager at (714) 484-5479.
Sincerely,
Haissam Y. Salloum, P.E.
Unit Chief
Southem California Cleanup Operations Branch
Cypress Office
CC:
Govemor's Office of Planning and Research'
State Clearinghouse
P.O. Box 3044
Sacramento, California 95812-3044
Mr. Guenther W. Moskat, Chief
Planning and Environmental Analysis Section
CEQA Tracking Center
Department of Toxic Substances Control
P.O. Box 806
Sacramento, California 95812-0806