The URL can be used to link to this page

Home My WebLink About101905 PC Agenda C. . ... f i;im(;:o~p!ian.ce ,^:ith the ~mericans VJith,?i~:;Il:>,ili~iE7s Act, if you n.eedspe<;i<l' as~1\!l~t;I~t!? ~. r;~Fl~rlc!pat!:llnthlsmeetlng, please contClctWeoffice of the City Clerk (951r;9~~;'~~;14, '. ...... .' .... ~?'IjJ~tific~tiqn 48 hour~prior to a meeting will~H~!2!~.ll1e City, to make .reasonablearr~rj~e:r;nents . .., ,to eris.ureaccessibility to that meetingl?fl;@Jj~j'~9)~p2.35.1 04 ADA Title II] , ......... AGENDA TEMECULA PLANNIN,G.CQMMISSION REGU~''t'MEJ~:TitJ.G CITY (lO~NGIJii.\Sfil~MBERS . "........,...:~/.~');...~:'.. ,-,,,'\-', ......-.<._.:.,~.,_.. " ", ,:' 43200 BUSINIiSS P.ARK DRIVE October19~ 2005 - 6:30 P.M. ******** :'.it;!e~l,jn;Qrder: Resolution No. 2005-061 S'~Y\:i); cALi.. Te!ORO'ER 1;~: ;;;~-'~TQ<_t'<~-'? i:.,;:"" t;.:";)(i.. ,,~,.,_, I' Flag 'Salute: RollCall: Chairman Mathewson' Chiniaeff, Guerriero, Harter, T elesio and Matl1ewso~"' PUBLIC COMMENTS ( '.. .>_ :';;:::' ..:.. ",~_ ..", '_..', ......".....0...... _ _'-:: --:,> ".-' .. - .. -:" A total of 15 minutes is provided S9,V'~rrl~~fS9Hhep!Jblic;: fTlay addressl~.Eil'S~I;l1n1iss.i9h on items that are. not listed on the fA[;le,nd~::"~peake~ are ~imited \o';i~r~ej(~)Tihpt~s each. If you deSire to speak to the' CommIssion about an Item not Qr;tth~ 1;I(gen,d,a"a salmon colored "Request to Speak" 'form should be filled out 'and ;fili!d with the Commission Secretary. ' WhenY9u are called to speak, please come fOIVl!~rd and state your name for the record. ': .,':,' For all, other ~genda items a "Reqi;le!ltto ,Speak" form must be. .filed. with the Coni~!sSiO~ ~e~r~tary pri~r.t9:\~,~~~?mmiSsidrHiddresSing that item. Th~ie is.a three (3) minute time limit for Indlllldg,al 's,peakers. . ! ' . ':.tt~;.1" , "tHE PUBLIC fi \C, '.,:,',:,,:,';' . atters listed under Conselit,Calllhdar arp considered-to be 'routine';ahdi.'all~iv.i11 '. ,i:!ie';llnacted by orie roll call vote: There will 'be n'o dis\:us'sionof itie~~;Tt~{h'~@l~~s. ,,' 'Members of the Planning Commission request specific' items be removed:irij'miije. Consent Calendar for separate action. . 1 Minutes ( \..:i*.:i/, "RECOMMENDA TION: 1.1 ':Approve the Minutes of October 5, 2005 R:\PLANCOMMlAgendas\2005\10-19-05.doc 2 DirectoRs Hearina Case Update RECOMMENDATION: 2.1 Approve the Director's Hearing Case Update for September, 2005 '~ ) COMMISSION BUSINESS PUBLIC HEARING ITEMS Any person may submit written comments to the Planning Commission before a public hearing or may appear and be heardinsupporiofor in opposition to the approval of the project(s) at the time of hearing.I,f you challenge any of the projects in court, you may be limited to raising only those issues you or someone else raised at the public hearing or in written correspondences delivered to the Corhmission Secretary at, or prior to, the public hearing. Any person dissatisfied with any decision of the Plarm.ingComlTlissio~ lTlay.file an appeal of the Commission's decision. Said appeal must be.fillil~xWitlHI}'~ calendar days after service of written notice of the de~ision,mustbe;filed:iifjt~e appropriate Planning Department application and'must,be accO"lPallied",;by the appropriate filing fee. Continued from September 21, 2005 3 Plan~i~a Application No. PA05-0064. a Development Plan. submitted bv Mattllew ~aaan.Jcir a Comorehensive Sian"Prooram for the Maraarita Crossinas,shoPolnaeerntenori;5,06acfE7s. '''', locateCfon the soUthwest corner of Maraarita Road and Overland Drive.. StiJart:.Fisk. ) AssdciatePlanner. ' Continued from October 5, 2005 4 Plannina Application ,Nos. PA05-0009 a Tentative Tract Map andPA0'51(jO'10 a Dev.el0oment Plan/Product Review. submitted bv Woodside Homes. to,sl.Ibdivide. ,11;65 .acreSinto, 92 lots for 71 detached sinale-familv "areen court"Jl'omeMWitKin Plllnni'ritiArea 1'0 of the Wolf Creek "SPecific Plan. located east of PechanaaRarkWaV.aI6no'th'EfeasfsiCle"iof Wolf Creek Drive South. south of Wolf VallevRoad,CheiVl'K.ilZer'ow.;~ss8cjat-ePlariner.' " 5 PlanninaAoplication Nos. PA05-0127 a Develooment Plan, PA05-0192a'T~ht~tiv~P,arc~r Map, andPA05"Ot40a Si~n Proaram. submitted bv Dean Smithot'jKen~SmiHHA,;rGniteCtMo ' ,;constructthree.liaht.lhdustri~1 buildi~QS totalin~, 64.211 saiJarefee.t;,aen~ralr~4Icidited.ot:ittie ,north."side;.ofReminafoh'Avenue. ''apprdXlmately'550' feeti'wesl' bf{niaz;'R~a'd;,1l$tuart'.iFisk. AssociateRlarmer. . , "" , ' ""';;' "'[ , New Items 6 Plannina Application Nos.. PA05-0155 a Pedestrian Plan and Sian proaram;.s~bniittEfHhl:lv Allen Robinson. on a 0.55 acre site for Butterfield Sauare. locatedaUhe.soutfireastcd'lfr:1l3,r;of Old Town'FrontStreet and Third Street. Stuart Fisk, Associate Planner.'" ',' , ',' .. ) R:\PlANCOMMlAgendas\2005\10-19-05.doc 2 c j,'/ c ( ',,, '0> ;"r0;:;, ':'{,;.<> ':,1i~~f;k~t?-:>",~",;:",\'" _' >, _,' " . -: --'" '" R\~l;1.!jq9$>MMV\gerida~\2005\~o-19-05,dqc, .' ":.., "/'1',,,- '.'" "-', -,' -' . -', , '. '''':30'PM,Qqu~qi(,r 3 , . . . m"- .......::::. , ',-.' ~~':'~'_~-; -i:::~~'.;;;;Z;~i::_~" ,_."__._:.::.:;t:'=l::..::'~",-.;~"'::....l'.;.... ITEM #1 -...;,;.;:::.d.X.~...;;::;:.;;:;~:. - . . . MINUTES OF A REGULAR MEETING OF THE CITY OF TEMECULA PLANNING COMMISSION OCTOBER 5, 2005 CALL TO ORDER The City of Temecula Planning Commission convened in a regular meeting at 6:30 P.M., on Wednesday, October 5, 2005, in the City Council Chambers of Temecula City Hall, 43200 Business Park Drive, Temecula, California. ALLEGIANCE Commissioner Harter led the aJdience in the Flag salute. ROLL CALL Present: Commissioners Chiniaeff, Guerriero, Harter, Telesio, and Chairman Mathewson Absent: None. PUBLIC COMMENTS A. Mr. Tom Barclay, Temecula, spoke regarding unsafe patient care practices at Inland Valley Medical Center, Rancho Springs, Corona Regional, and Lancaster Community, advising of the following: . That safe health care facilities are needed in the Temecula area . That Universal Health Systems, Inc. (UHS) must assure that safe care practices will be provided to patients . That nurses have been retaliated against for using their legal requirement as patient advocates . That nurses at Inland Valley Hospital have attempted to bring the unsafe patient care issues to hospital administrators but that their attempts have failed . That nurses have unionized with the California Nurses Association and won a democratic election in May, 2004 . That due to unsafe patient care, pay wages, and unfairness on nurses, there has been a high turn over rate with nurses; and that the loss of experienced Registered Nurses could be hazardous to the health and welfare of the community . That Universal Health Systems, Inc. hired expensive anti-union consultants to intimidate and misinform nurses into opposing the union . That millions of dollars that could have been diverted to patient care were squandered on opposing nurses . That he, Mr. Barclay, has been terminated for speaking out regarding the poor patient care at Inland Valley Medical Center . That charges have been filed with the Federal Labor Board against Inland Valley Medical Center R:\MinulesPC\092105 . That in the last three years, the Department of Health Services has documented 108 separate incidences, violating 14 different state laws contained in Title 22 of the A California Hospital Codes at Inland Valley Medical Center and Rancho Springs; and that - the amount of violations is doubled at Lancaster Community and Corona Regional. B. By way of photos, Ms. Diane Hirsch-Garcia, Murrieta, stated that she is employed by the California Nurses Association as a Chief Negotiator, and spoke regarding the unsafe patient care practices by Universal Health System, Inc. (UHS), noting the following: . That due to unsafe medical practices, patients, visitors and medical staff have been exposed to tuberculosis . That dry blood has been found on hospital beds . That it is imperative that the Planning Commission take into account the concerns raised by nurses employed by Universal Health Systems, Inc.; and that safe assurances must be given by hospitals when considering building another hospital by Universal Health Systems . That the Occupation Safety Health Administration (OSHA) violations continue. Ms. Patty Hinger wall called to the podium but chose not to speak. C. Mr. Sean Fulkerson, Murrieta, expressed concern with the many deficiency reports that Inland Valley Medical Center has incurred. Mr. David Monkawa was called to the podium but chose not to speak. Mr. Manny Martinez was called to the podium but chose not to speak. e D. Ms. Teresa Fleege, Director of Marketing for Southwest HealthCare Systems, relayed her regret that the union has selected an inappropriate forum in which to bring the concerns of nurses to the Planning Commission. E. Mr. Bob Rollins, Temecula, relayed the importance of having quality health care in a growing community. CONSENT CALENDAR 1 Minutes RECOMMENDATION: 1.1 Approve the Minutes of September 21, 2005. MOTION: Commissioner Guerriero moved to approve the Consent Calendar. Commissioner Chiniaeff seconded the motion and voice vote reflected unanimous approval. e R:\MinutesPCI092105 2 . PUBLIC HEARING ITEMS New Items MOTION: Due to a noticing issue, Commissioner Chiniaeff moved to continue Items No. 2 and 3 to the Wednesday, October 19, 2005, Planning Commission meeting. Commissioner Guerriero seconded the motion and voice vote reflected unanimous approval. 2 Plannina Application Nos. PA05-0009 a Tentative Tract Map and PA05-0010 a Development Plan/Product Review, submitted bv Woodside Homes. to subdivide 11.65 acres into 92 lots for 77 detached sinale-familv "areen court" homes within Plannina Area 10 of the Wolf Creek Specific Plan. located east of Pechanaa Parkway, alona the east side of Wolf Creek Drive South, south of Wolf Vallev Road 3 Plannina Application Nos. PA05-0127 a Development Plan. PA05-0192 a Tentative Parcel Map. and PA05-0140 a Sian Proaram. submitted bv Dean Smith of Ken Smith Architect, to construct three liaht industria' buildinas totalina 84.211 sauare feet, aenerallv located on the north side of Reminaton Avenue. approximately 550 feet west of Diaz Road COMMISSIONERS' REPORTS . No report at this time. PLANNING DIRECTOR'S REPORT No report at this time. ADJOURNMENT At 6:45 P.M., Chairman Mathewson formally adjourned this meeting to the next reqular meetinq to be held on Wed.lesdav. October 19. 2005 at 6:30 P.M., in the City Council Chambers, 43200 Business Park Drive, Temecula. Dave Mathewson Chairman Debbie Ubnoske Director of Planning . R:\MinutesPC\092105 3 . . . ,a:~<i;,'~,'.<< _, _"=t;:;~::;t~:~.~";:.2' -::::,:i.:_S:;;;~S ITEM #2 ~:, :::;~~,::~~~-'~: ~"".ii.;~_.i.,~;;:'f-'S~F- . CITY OF TEMECULA COMMUNITY DEVELOPMENT DEPARTMENT PLANNING DIVISION MEMORANDUM TO: Planning Commission FROM: Debbie Ubnoske, Director of Planning DATE: SUBJECT: October 19, 2005 Director's Hearing Case Update Planning Director's Agenda items for September 2005. September 8,2005 PA05-0181 A Conditional Use Permit to Gene Cipparone, APPROVED operate a will call center in a 2,072 Grainger Will Call square foot portion of an existing Center 6,292 square foot building in a service commercial zone, located at 41625 Enter rise Circle South. September 29,2005 PA05-0201 A Development Plan (Product Charlene Kussner, APPROVED Review) for 15 single-family Gallery Homes residences ranging in size from 4,297 to 5,680 square feet, containing two floor plans each with two different elevations, located on the north side of Santiago Road, west of Margarita Road. Attachment: 1. Action Agendas - Blue Page 2 . R,\DIRHEARIMEM0\2005\9-2005,doc . . u. R:IDIRHEARIMEM0I200,19,200"doc ~:e,.-~~~~-:==~ "f2"'-~----'"'-~~~~v'::Z ATTACHMENT NO.1 ACTION AGENDAS ....;.-. i;~~_;~_~i~:c.l rt-~i.~:~-" ,:"'::;;,~_::,2:.~ j J -...-1 , , . i~j ~i;-Fg:~ ;-::;-:iij~ -.:::-=::'" '-'.;:~:t T:~-";~""'",,- '_,',,-4,,_ . . . ACTION AGENDA TEMECULA PLANNING DIRECTOR'S HEARING REGULAR MEETING September 8, 2005 1 :30 PM TEMECULA CITY HALL MAIN CONFERENCE ROOM 43200 Business Park Drive Temecula, CA 92590 CALL TO ORDER: Don Hazen, Principal Planner PUBLIC COMMENTS A total of 15 minutes is provided so members 01 the public can address the Principal Planner on items that are not listed on the Agenda. Speakers are limited to three (3) minutes each. II you desire to speak to the Principal Planner about an item not listed on the Agenda, a white "Request to Speak" lorm should be filled out and Ii led with the Principal Planner. When you are called to speak, please come lorward and state vour name and address. Item No.1 1 :30 PM Project Information Project Number: Project Type: Project Title: Applicant: Project Description: PA05-0181 Conditional Use Permit Grainger Will Call Center Gene Cipparone A Conditional Use Permit to operate a will call center in a 2,072 square loot portion 01 an existing 6,292 square loot building in a service commercial zone. 41625 Enterprise Circle South, Suite A-4 Categorically Exempt per CEQA Section 15301, Class 1, Existing Facilities. Veronica McCoy APPROVED Location: Environmental Action: Project Planner: ACTION: P:\Planning\Directors-Hearing\2005\09-08"()5 Action Agenda.doc ACTION AGENDA TEMECULA PLANNING DIRECTOR'S HEARING REGULAR MEETING September 29, 2005 1 :30 PM e TEMECULA CITY HALL MAIN CONFERENCE ROOM 43200 Business Park Drive Temecula, CA 92590 CALL TO ORDER: Don Hazen, Principal Planner PUBLIC COMMENTS A total of 15 minutes is provided so members of the public can address the Principal Planner on items that are not listed on the Agenda. Speakers are limited to three (3) minutes each. If you desire to speak to the Principal Planner about an item not listed on the Agenda, a white "Request to Speak" form should be filled out and filed with the Principal Planner. When you are called to speak, please come forward and state vour name and address. Item No.1 Project Information Project Number: Project Type: Project Title: Applicant: Project Description: Location: Environmental Action: Project Planner: ACTION: 1 :30 PM PA05-0201 Development Plan (Product Review) Gallery Reserve Charlene Kussner, Gallery Homes Development Plan for 15 single-family residences ranging in size from 4,297 to 5,680 square feet, containing two floor plans each with two different elevations. North side of Santiago Road, west of Margarita Road Notice of Determination per Subsequent Negative Declaration Christine Damko APPROVED e e P:\Planning\Directors-Hearing\2005\09-29-05 Action Agenda.doc . ITEM #3 . . .;:,;-;,..:- -:-' ~~- /-,:':-~- _ ......:..:...;;;,~~__i~::: . . . CITY OF TEMECULA COMMUNITY DEVELOPMENT DEPARTMENT MEMORANDUM TO: FROM: DATE: SUBJECT: Planning Commission Stuart Fisk, Associate Planner October 19, 2005 Planning Application No. PA05-0064 - Margarita Crossings Planning Application No. PA05-0064 is a Comprehensive Sign Program for the "Margarita Crossings" shopping center, located on a 5.56 acre site at the southwest corner of Margarita Road and Overland Drive (A.P.N. 921-810-026). The project was reviewed by the Planning Commission at the September 21, 2005 hearing. The Planning Commission requested that the applicant revise the sign program to require wall signs that better integrate with the architectural style of Building "C" of the project. Staff requests that this item be continued to the November 2, 2005 Planning Commission hearing to provide additional time for the applicant to make the requested revisions to the sign program. G:\Planning\2005\PAOS-0064 Margarita Crossings-Sign Program\Planning\Continuance Memo#2.doc: 1 . . . ffl~~'-~oGi~';,~:~ ITEM #4 .~;c,---,--~;.~~~':~~i~iit-~:-~,~ ",,,,':i:c':-"it~,,,,;:i,:";:~~':~~"':G~:~_;:cd::::.-'-~-~,,,,^ '''~,.i,_~_~~~t~.:;:_~-;;;~~,\,. ,~;,-~,:j;.~;;;.:i'-E~:;:B~~~~I::~ 1 , -~,?;:--:~::ii~fS~ . . . TO: FROM: DATE: SUBJECT: CITY OF TEMECULA COMMUNITY DEVELOPMENT DEPARTMENT MEMORANDUM Planning Commissioners Cheryl Kitzerow, Associate Planner October 19, 2005 Planning Applications PA05-0009 and PA05-0010 These items were previously scheduled for the October 5, 2005 Planning Commission hearing. Due to incorrect on-site posting, these items were continued to the October 19, 2005 Planning Commission hearing. Please see the attached staff report and resolution(s) which reflect the current date of the meeting. G:\Planning\2005\PA05-0009 TIM Wolf Creek PA.1Q\PJanning\PC MEMO continuance.doc 1 . . . STAFF REPORT - PLANNING CITY OF TEMECULA PLANNING COMMISSION Date of Meeting: October 19, 2005 Prepared by: Cheryl Kitzerow/Matthew D. Peters Title: Associate Planners File Number PA05-0009 and PA05-0010 Application Type: Tentative Tract Map and Development Plan (Product Review/Planned Development) Project Description: Planning Application No. PA05-0009, submitted by Woodside Homes, is a Tentative Tract Map (No. 33124) to subdivide 11.65 acres within Planning Area 10 of the Wolf Creek Specific Plan into 92 lots (77 single family units) with a minimum lot size of 3,000 square feet. In conjunction, Planning Application No. PA05-0010, submitted by Woodside Homes, is a Development Plan (Product Review/Planned Development) for 77 detached single-family "green court" homes with associated planned development standards. The project site is located east of Pechanga Parkway and south of Wolf Valley Road. Plan 1, two-story 2,084 square feet (22 units) American Farmhouse (5 units) Spanish Colonial (10 units) English Cottage (7 units) Plan 2, two-story 2,082 square feet (29 units) American Farmhouse (12 units) Monterey (12 units) Bungalow (5 units) Plan 3, two-story 2,203 square feet (26 units) English Cottage (7 units) Spanish Colonial (8 units) Bungalow (11 units) Recommendation: (Check One) ~ Approve with Conditions o Deny o Continue for Redesign o Continue to: o Recommend Approval with Conditions o Recommend Denial G:\Planning\2005\PA05-0009 TfM Wolf Creek PA-IO\Planning\Draft STAFF REPORT template.doc I CECA: (Check One) [gI Categorically Exempt (Class) 15162 (Subsequent EIR) . D Negative Declaration D Mitigated Negative Declaration with Monitoring Plan DEIR PROJECT DATA SUMMARY Applicant: Woodside Homes Completion Date: July 26, 2005 Mandatory Action Deadline Date: October 5, 2005 General Plan Designation: Medium Density Residential Zoning Designation: SP 12 - Specific Plan 12 -Wolf Creek, Planning Area 10 Site/Surrounding Land Use: Site: Vacant . North: Vacant, Planning Area 14 of the Wolf Creek Specific Plan - Wolf Creek Fire Station and Civic Use parcel Vacant, Planning Area 15 of the Wolf Creek Specific Plan (Low Medium Residential) Vacant, Planning Area 15 of the Wolf Creek Specific Plan (Low Medium Residential) Vacant (across Wolf Creek Drive South), Planning Area 13 of the Wolf Creek Specific Plan (General Commercial) South: East: West: Lot Area: 3,000 SF minimum Total Floor Area/Ratio NA Landscape Area/Coverage 200 S.F minimum private/per lot Parking Required/Provided 2 covered spaces/unit required / 2 garages/unit provided plus on- street parking for guests BACKGROUND SUMMARY [gI1. Staff has worked with the applicant to ensure that all concerns have been addressed, and the applicant concurs with the recommended Conditions of Approval. . G:\Planning\2005\PAOS-00091TM Wolf Creek PA-IO\Planning\Draft STAFF REPORT template.doc 2 . ANALYSIS Tentative Tract Map, PA05-0009 Tentative Tract Map No. 33124 is located east of Wolf Creek Drive South and south of Wolf Valley Road in Planning Area 10 of the Wolf Creek Specific Plan. The proposed project will subdivide 11.65 net acres of land into 92 lots (including 77 single-family units). Per the requirements of the Subdivision Ordinance (Section 16.03.060,A), two points of access are proposed since there are more than 35 homes. Access to the site will be taken from Street 'D' and Wolf Creek Drive South, and, restricted right-in/right-out access from Street 'A' and Wolf Valley Road. The map proposes private interior streets and staff finds the design to be acceptable. All proposed access conforms to the requirements of the Specific Plan. . The Tentative Map creates 77 residential lots ranging in size from 3,000 square feet to 5,771 square feet, with an average lot size of 3,658 square feet. The project design accommodates a 'green court' design, which is a modification to the motor court concept approved in the Specific Plan. The Specific Plan zoning requirements for Planning Area 10 recognizes the courtyard home site planning is highly dependent on integration of product design and placement of homes on the lots. Units front onto pedestrian oriented green belts, with vehicular access provided from alleys. A 1.87 acre recreation lot is being created with the proposed map, for a private recreation facility for all Wolf Creek residents. This facility was originally planned for adjacent Planning Area 14, an Operating Memorandum was approved on August 18, 2005 to allow the boundaries between Planning Area 10 and 14 to be modified in order for the recreation facility to be located in Planning Area 10, adjacent to the linear park node along Wolf Creek Drive South. Staff has reviewed the conceptual recreation facility design and layout for conformance with the Specific Plan. This facility is consistent with the Specific Plan and will be constructed by the Wolf Creek master developer. Green Court Development Standards The Wolf Creek Specific Plan requires Planned Development Guidelines be reviewed and approved by the Planning Commission when courtyard homes are proposed. The applicant has submitted Planned Development Guidelines (see attached) which establish development standards applicable to the green court project design. As designed, the typical cluster for the courtyard includes 4 units with pedestrian access to the front of the unit from a green court (open space paseo) and vehicular access from an alley at the rear of the unit. The Planned Development Guidelines require the following minimum setbacks: . Front yard: 5 feet average . Corner Side yard: 10 feet . Interior Side yard: . Rear Yard: 5 feet 5 feet These standards as proposed achieve the intent of the courtyard design relative to open space and density as illustrated in the Wolf Creek Specific Plan. . The proposed green court design lot configuration created challenges for the provision 01 visitor parking and trash pick-up. The proposed internal streets are proposed as private streets with stub (dead-end) streets located in three locations (not exceeding six hundred feet in length per the Subdivision Ordinance). Due to this design, trash pick up must be handled uniquely since G:\Planning\2005\PA05-0009 TIM Wolf Creek P A-) O\Planning\Draft STAFF REPORT template.doc 3 the trash trucks are unable to turn around or back out of the stub streets. The applicant has submitted a Trash Bin Location Exhibit identifying a specified location for each unitto place trash . bins on pick-up days along the internal loop street. These areas would have curb markings and be identified in the project CC&R's. Signage would also be provided restricting parking in these areas on specified pick-up days. Another consideration for this type of green court design is the provision of adequate parking since the alley design does not accommodate parking and driveways are less than 18 feet from the curb. The applicant has submitted a Parking Exhibit illustrating the on-street parking. On-street guest parking spaces total 63 spaces (0,8 spaces/unit) for the site which staff feels is adequate. Staff is satisfied that the green court design proposal is functional and will promote innovative site design as envisioned by the Specific Plan. The proposed Tentative Tract Map is consistent with the Wolf Creek Specific Plan, Subdivision Ordinance, and General Plan. Development Plan, PA05-0010 Architectural Review The project proposes three (3) floor plans and five (5) architectural styles. The architectural styles include Spanish Colonial, American Farmhouse, Monterey, Bungalow and English Cottage styles which are consistent with the Residential Architectural Design Guidelines in the Wolf Creek Specific Plan Section IV (B). Staff feels that with the attached conditions of approval, the project exceeds the design requirements of the Wolf Creek Specific Plan. The proposed elevations achieve the overarching design principle stated in the Specific Plan to create a street scene with strong character as well . as function and visual variety. The various materials and features proposed include the following for each architectural style: . Spanish Colonial: Stucco finish, full "S" concrete roof tiles, covered and arched entryways, front balcony on select plans, 5:12 and 4:12 roof pitch, wrought iron details, decorative, window lights on garage doors, multi-paned windows, window trim and shutters, and exposed rafter tails. . American Farmhouse: Stucco finish and hardi plank siding, flat concrete roof tiles, front porches, 5:12 and 4:12 roof pitch, brick accents, wood siding at gables, wood shutters, and multi-paned windows. . Bungalow: Stucco finish, stone veneer,front porch, front balcony on select plans, 4:12 and 5:12 roof pitch, hip and gable roof, wood siding at gables, wood shutters, exposed rafter tails, window trim, multi-paned windows, and flat roof tile. . English Cottage: Stucco finish, 8:12 roof pitch, flat concrete roof tile, front balcony on select plans, window trim and shutters, multi-paned windows, front porches, decorative wood railing on porches, window lights on garage doors, and wood siding at gables. . Monterey: Stucco finish, brick veneer, second story balcony with wood posts, rail and corbels, multi-paned windows, 4:12 typical roof pitch, low "S" profile roof tiles, window trim and shutters. The applicant has provided specific details, which are unique to each style proposed on each elevation, including door and window types, window and door trim, garage door design including . G:\Planning\2005\PAOS-00091TM Wolf Creek PA-IO\Planning\Draft STAFF REPORT template.doc 4 . windows, materials such as wrought iron details, stone, brick, roof type and pitch, shutters and the overall silhouette. Buildinq Elements/Mass, Heiqht. and Scale The- Wolf Creek Specific Plan requires careful articulation and detailing of architecture for elevations adjoining major roads classified as collectors or greater, pedestrian corridors and open spaces, with large unbroken surfaces discouraged. A mixture of one and two story elements is encouraged, with single story elements used to reduce architectural massing on corner lots. Furthermore, the Specific Plan requires that highly visible front, side and rear elevations include architectural enhancements. Examples include changing roof lines, incorporating dormers with windows into roofs, varying siding material and/or colors, installation of window trim on second stories, and using window shutters. The proposed project includes two-story elevations that incorporate one-story elements. The units provide adequate articulation in roof forms and offsets to reduce massing and the elevations are visually broken up with offset stories, changes in materials, and/or sloping roof lines. Units adjacent to major roadways, pedestrian corridors and open spaces will provide enhanced elevations, as indicated on the product placement plan and architectural drawings. Proposed enhancements include additional window shutters on second story sides and rears, additional building materials on sides and rears, and second story pop-out elements. Staff feels the proposed enhancements meet the requirements of the Specific Plan. . The proposed units include well pronounced front entries as required in the Specific Plan with the use of covered and/or arched entries. Entry and garage doors are distinct and compatible with the architectural style. Varied unit entry is provided, which achieves a variation in the streetscape that is encouraged in the Specific Plan (page IV-34). Staff feels the proposed roof pitches provide variety in street scene and furthermore, they are representative of the architectural style. Materials and Colors The project includes variation in both building materials and colors which help to provide variation and interest, as well as break up the massing of two story units as required by the Specific Plan. Each of the proposed elevation styles provide four color schemes, which will result in twelve compatible color schemes for the development. Brick, tile and stone are encouraged as paving and wall accents, and have been adequately integrated into the proposed elevations. Roof materials are compatible with the elevation style and complement the primary building colors. The specific plan requires that roof colors compliment building colors and each residential subdivision shall offer homes with two or more different roof color options. Up to 70 percent of the homes will have the same dominant roof color. The proposed roof materials provide adequate color variations. Product Placement . The proposed product placement conforms with the Residential Architectural Guidelines of the Wolf Creek Specific Plan because architectural enhancements will be added on all elevations visible from major Circulation Element roadways, open space areas, and pedestrian corridors. Staff is recommending a condition specifying the locations of required second story architectural enhancements, where units will be visible from vehicular and pedestrian access points. Units have been plotted to avoid repetition in plan and elevation type, which creates an interesting and G:\Planning\2005\PA05-0009 TIM Wolf Creek PA-10\Planning\Draft STAFF REPORT template.doc 5 varied streetscape. No single-story units are proposed (and are not required in the Specific . Plan) however, single story elements on two-story products will avoid a "canyon" effect along the street. ENVIRONMENTAL DETERMINATION [8]1. In accordance with the California Environmental Quality Act, the proposed Project has been deemed to be categorically exempt from further environmental review. (CEQA Section 15162 subsequent EIR's and Negative Declarations). CONCLUSION/RECOMMENDATION Staff has determined that this project is consistent with the General Plan, Wolf Creek Specific Plan, Development Code and Subdivision Ordinance and recommends approval based on the following findings and subject to the attached Conditions of Approval. FINDINGS Tentative Tract Map (Code Section 16.09.1400) 1. The proposed subdivision and the design and improvements of the subdivision are consistent with the Development Code, General Plan, the Subdivision Ordinance and the City of Temecula Municipal Code. Tentative Tract Map No. 33124 is consistent with the General Plan, the Subdivision . Ordinance, the Development Code, and the Municipal Code because the project has been designed in a manner that it is consistent with the General Plan, Subdivision Ordinance, Development Code, Wolf Creek Specific Plan, and the Municipal Code. 2. The tentative map does not propose to divide land, which is subject to a contract entered into pursuant to the California Land Conservation Act of 1965. The proposed property has not been used as agricultural land for approximately 15 years. A Williamson Act contract applicable to the subject property expired in 1989; therefore the subject project will not result in the cancellation of a Williamson Contract. 3. The site is physically suitable for the type and proposed density of development proposed by the tentative map. The project consists of a 92-lot (77 residential units) Tentative Tract Map on property designated for medium density residential uses, which is consistent with the General Plan, as well as, the development standards for Planning Area 10 of the Wolf Creek Specific Plan. 4. The design of the subdivision and the proposed improvements, with conditions of approval, will not be likely to cause significant environmental damage or substantially and avoidably injure fish or wildlife or their habitat. . G:\Planning\2005\PAOS-00091TM Wolf Creek PA-IO\Planning\Draft STAFF REPORT template.doc 6 . . . An Environmental Impact Report and Mitigation Monitoring Plan were approved for the Wolf Creek Specific Plan No. 12, which addressed environmental impacts on the site. Mitigation measures (described in the Mitigation Monitoring Program), and the Conditions of Approval for the Specific Plan have been incorporated as conditions for this application, as appropriate. The application is consistent with the project description analyzed in the EIR, and no subsequent environmental review is necessary per Section 15162 of the California Environmental Quality Act. 5. The design of the subdivision and the type of improvements are not likely to cause serious public health problems: The project has been reviewed and commented on by the Fire Prevention Division and the Building & Safety Division. As a result, the project will be conditioned to address their concerns. Further, provisions are made in the General Plan and the Development Code to ensure that the public health, safety and welfare are safeguarded. The project is consistent with these documents. 6. The design of the subdivision provides for future passive or natural heating or cooling opportunities in the subdivision to the extent feasible. The design of the subdivision provides for future passive or natural heating or cooling opportunities in the subdivision to the extent feasible. Prior to the construction of single- family residences the applicant will be required to submit building plans to the Building Department that comply with the Uniform Building Code, which contains requirements for energy conservation. 7. The design of the subdivision and the type of improvements will not conflict with easements acquired by the public at large for access through or use of property within the proposed subdivision. All required rights-of-way and easements have been provided on the Tentative Map. The Public Works Department and Community Services District have reviewed the proposed division of land and adequate conditions and/or modifications have been made to the Tentative Tract Map. 8. The subdivision is consistent with the City's parkland dedication requirements (Quimby). Per the Development Agreement approved with the Wolf Creek Specific Plan, Quimby fees will not be required. Appropriate parkland dedication and in-lieu fees have been provided. Development Plan (Code Section 17.05.010F) 1. The proposed use is in conformance with the General Plan for Temecula and with all applicable requirements of state law and other ordinances of the City. The proposed single-family courtyard homes are permitted in the Low Medium Density land use designation standards contained in the Wolf Creek Specific Plan and the City's Development Code. The project is also consistent with the Low Medium land use designation contained in the General Plan. The site is properly planned and zoned, and as conditioned, is physically suitable for the type and density of residential development G:\Planning\2005\PA05-0009 TIM Wolf Creek PA-IO\Planning\Draft STAFF REPORT template.doc 7 proposed. The project, as conditioned, is also consistent with other applicable .. requirements of State law and local ordinances, including the California Environmental ., Quality Act (CEQA), and fire and building codes. 2. The overall development of the land is designed for the protection of the public health, safety, and general welfare. The overall design of the single-family green court homes, including the site, building, parking, circulation and other associated site improvements, is consistent with, and intended to protect the health and safety of those living and working in and around the site. The project has been reviewed for, and as conditioned, has been found to be consistent with all applicable policies, guidelines, standards and regulations intended to ensure that the development will be constructed and function in a manner consistent with the public health, safety and welfare. ATTACHMENTS 1. Plan Reductions PA05-0009 (TTM 33124) - Blue Page 9 2. Plan Reductions PA05-0010 (Development Plan) - Blue Page 10 3. PC Resolution No. 2005-_ PA05-0009 (TIM 33124) - Blue Page 11 Exhibit A - Draft Conditions of Approval 4. PC Resolution No. 2005-_ PA05-0010 (Development Plan) - Blue Page 12 Exhibit A - Draft Conditions of Approval e 5. Wolf Creek Specific Plan Planning Area Map - Blue Page 13 6. Wolf Creek Specific Plan - Planning Area 10 Zoning Excerpt - Blue Page 14 7. Wolf Creek Specific Plan Residential Design Guideline Excerpt - Blue Page 15 8. Planned Development Guidelines - Blue Page 16 e G:\Planning\2005\P A05~OO09 TIM Wolf Creek PA-l O\P1anning\Draft STAFF REPORT template.doc 8 -. . ATl1ACHMENT NO.1 PLAN REDUCTIONS TENTATIVE TRACT MAP 33124 . . - .. - G:\Planoing\2005\PA05-Q009TI'M Wolf Creek PA-IO\PJanililI~iij$:rAFFREPORT template.doc f)~'f&~ . . "_,.~-~.,----"^- ~ ~ Ii I!!! ~""~ . n i! II Iii: ii ~dL,I, I~m~ ! "III ,I ! Ii "I I 11,lu _ I Hiii II II!; m I! ~;dl'! i q IMUiillll:dlil: f! i! ! ih lii'l" 11;111 I'!. I ~! Ii ~ll. I llllhlli, 1111 ',11 Ii i ~el !~ ! 1m . mm~!! ! !1;lJ !I! . ~~l;i~ ~:;< ;1,1 "" I II iii! ~ </l ~! ~i, 0" :I:J; ~J.ht O~ ~ V)'!! it Cl! I ~ , ' """I'" ~~! !I II! ,I!, '" lid! iii Ii I 1" " II " " 1 T' ~1 ii _ n ~ ~)I ::, !"~, '" ~ II ~: u @II' :5. .. , I' hn11nIIP!I';!j1 ~!lI!!I!I"'i' !I,. ~IIIIIIII!! If! I! I! I : Ii " ; I ,," , , , , , , , ,;, i/''-// r,:,", 1:.,1" :'" ,g":,,, 2 ;. ',. 2,' .. [ t\lrl'~;'"'r;,~,' ':@;: : '~; '; '--:.@;" 'I"~;--"!;~l;';;~' "-:'f.: C~--"'L.I'" 'ill' ,I,u.... 5" "~",j eI' "_~I if'! a@; J i ;[~ "0; I I -@; .- "0; t.} "0; 0 -@; C I..@; ~t .@; I ! o@i r~ ' II':, -A'" -A' ~ _~" t -, -A' ~ -A. ..A" '" , ! \~ l;~~l I,:~~l.:;,~;; ," :'~,.",:::I L?' .~,r o@;\ :@; j~ ,::) L .'.~-' ---,,:' ,,,~:~~"'" :--.~ . ,'il i(~n, .... -~-.@;-.@; ~i~;'Y/' o@; ill ~;: IJ[o@!~~ o@i," ,~Q1ii '. ~, ,"'"" 'I! " 01<' ,,' ! .. :"\ '" __i. '~IJ:tJ ~;:I"" ' ~ ....,- '..:..a.::", _ " ~ '_'-''I >- J" \ "" ' F;i_i o@; i,} '@i :l!,. _ ,,01 : ': o@i I@,o@; o@i ,L ,'1U: o@i ,:ii: .~! I ~ lift O@, , '~ : '.ii, o@; 1 ""i<l\'- c" _ _' ~ : , """0 .... ", . .1"'f ...,...iJ ,; ... ,_ ~ \ i ?; ',. '.: .@; I ! o@; ,'T" ~I ...' '" i 0< \ -";o@io@i .@;,,['~' "0'''' ",oTf ~,:<:g\ \' ,')' , ""eI! ',,-! ",,! ~!l: I . ,_, "1' I : ,- ,I ',[-, , "-., 'i'- ,i\i ! " ' > - >- . - , ' ~-~;,-t-'"', "-, ~- >~!: i " I g , "j., ;-;' , "I- i, o@j o@i o@; I f.@j o@i o@: o@. ! i i li:\\: 'I : ,1' ~'V . }\i' 1'0 \, i:," i ! """... :I~." ~"",!,. ~?', \..~~Illil:...... I, w41 t ~ ...Q'~~ 8A~ 1!!j !/ ,::;1;; : ....'.~.I'"\ "",'i~; :l~", : ~",~.ri. .J. "'= , I : ~"'i" li:,-.:, !j, '." , : f-';:"( I r -'-, . ~j:l , \ i ii~ ., t . A.r ':!'Ji I i ~'..c4-R@i<@;o@"~'LJ ,}); '\, ' , , ~ 'iI-il-l -- I ;. - "" NAP, " - ~ l_~ _" :,mu .~u_::u ~~~~~:t~~::u--~~:_---:-: :_~;:7(: ~- ___'-::c':::==: "',. t\l!)..!, "' ,~~~ ' -{!j~C:I' }-.~Q '1j1~ g;!:2 , ," , , I ['1::;<115' a , ;tN @~ fiI~ ~~ }-. f7JTVRE coMMEF/ClAL .,. 50-0r-9 O "'" a... <t C\I - ~..- ~ ~ I~<(f(' <( o""l::::::- 0... z ...:::::: <i! ~I- 0 W~ 1-15 WI-Ol!:! a:: W <t O~<(~ li.!z a: 0 ..J W I- ~ o I- !S! 3: W~ >~ -z 1-5 <(~ 1-5 Z~ WI!:! 1-15 ~ o $ ..-~;,: ----- ~ $ I , >?y! ~ ill ,I. !;l~, ., . ::-- , ~ . , , . -. -- , . , , , t-, $ "L I' ! I: I' I' , 1""11 " 81 ill ' ~ Ii , U!~ !!Il~ I "j.'ll "!,iu .Ii.d', ~ji!l, " - ..j i;1 II. 'L 'I' Iii ~a ~ t !~"+ , , 'It:,', . !l~, >-,;~-. , ,,. . "101---=-- ";_'? ~~ II' ;;~ ili ! 1h ~"',c~;!';. ,C~ ':' '.-::-;: ~~ "". i. , , !! @ . . s " " , Ii "'., 1:\]')..: ",~'::) 'ill",;! 8'r:~'~ t;~~ :;l;~t1 g:~u: / ~ , , " , 133tJ1.S ,0, I" $-," < '0' ; l' (0 ,'" ;;, IL, . rill.- :'~~:"'("~I::f;i'~"~'rj~- u,~_. I"'" u' ~:'l", i \ \ I@I. ,I. ~, 1 u) ~@ ;,G\luHi'j~@l:.~L .".L.L .uL ".l. :r: ~ ""<71 -{i) 1,1 R. -A ~'" -'G, eroi..l' " ~@~l ~'i\ ': \9\! ' ":" ~'" ~ :::: ~.l "@,... s@' ~@ ,"'. ~ \JL'~ 1H;o@, ,,~@'~:; :@ '~"G@l:j -@ ~ ~ fu'~ ,~. , , -::, J~ , ':, ,,:-;; ,;' '.. - ,." '~' .'~' ;\ ~_ ,_ _ ~1:1 y _ ,~ ~~_ i!Kf,.; :_~~~'lS"To;l ,;:'~ ~ ,,-,':._ .,,' ~J ::::I ::) cl~'f :>:~ .:@u ~~~@~@ :c;~.>'~ '''@ "~IR@-\~~~@~@~@~@,; .~ " L ' .Je@ i"l .@, '"",, I ,,'i:i 1 r: ~ ~"""'I:~':,' .~ a;J. .,I---:'i:-f::-;:-I-:-,~"tl', '0:.:: : L: p" 1'1',,- ;" r J' ,@", '~f--'J" c1; ,-,,::',: I 1.011- .~i! "'C) ..~@- ;. .. ..1)..,. , . '1W . I ,~,~I . '. . ;;:d \~ 01@ 'm@'~@ ~@ " J:"' ~@ H' ~@ , U'9@ @2@ o@:. "~ \' ". i,' @ I,'" .,' \. l} \', LOU''', ...~~> ~ ii J ~ ~, _:;..__--..__;,u,._-., __ --:...1 ~ ,.,.~o@,";;@2@, m@:: ~@::',: ~~I\\~:I '~~ t.. ,'u I' .@ t..L"@ 0 1\ 1.,-,1'-"')' \ ~_ , I ;'~_.~.~," -f-,":;..' ' I, ,~ ..... " ~'" 'f" . ,. " '-~I:"" ""~,',, ~ , : ill ,-L' ::.~' ;~,: -.....:."~ ~-ff,,, , @ \..;@.Z@;@","',ilQ,@,Q@,.@2@",.';.'\,,",'J:to li'",e ' . I ,: ", , .,"', ' . 'pi l-i I .-0'.. __.~;<,;,'~ .'.-."' -- > ./' ]--: ~ ,., lOT83.4)<'.., .. '~" . i' ' \~ .'" .".1....' '.iII~-.'f~T" 'E~'j.Y.' Ii> t','" tlJo! \'.@ .@, .@, .@r~ "", ~ ",' 9 a;fCUJ ~ .~,~, " , <:(w<: _ :~ /_ _I _~--.J'" - ........ "- 1 ~g~ ;:- ;-:~~~l~-~~',! ~ ~ " \ ' C'UJ ~ f" . "'",,' I, L~@ ,p\ ': ~..~.1.~~.~ te, .,::t ~ ~ "'PAfY<' , J ...., , ' ' i \:;~E: DNEAR.. -- ',~ ,~- ~....' r-\~~-=--c.--~~ wWeREEK 'O.,,"SOUlH F'JTURE caMMCRCJAL , 0; ii o < o " > ill ~ ~ < > :~ .0 \~ , :' .~ ' "',-" uAP \ ~--- ----- ~O-Of-9 0"'" Z <l: ~~ z I M<(a: --.J8 <(::5 ::::>~ I-m (L~ WO 05 z o o . . ~ en ,-", ~!, :r:;i ~d g; ~I: it or I ~ c jH pH Ill. . . . . ATTACHMENT NO.2 PlAN REDUCTIONS DEVELOPMENT PLAN G:\Planning\2005\PA05-0009 TTM Wolf Creek P A-) O\Plannin~ft$TAFF.REPORTternplate.doc - \. 1 10 ~~~_~~"C"; =i"""" ~ :~.~. '-~'., '. ~=-~-'f1F"-'-' 0 ".~':;!"- ,...l!!i!IIi ,--' ::~i'i_,,-~-'-",~'-""i_-- 'FiC~ ...,'....-..-. <.'i:,:-:';"T;:i --,~~ ~ "~F;--7iliZ-=i!"'-~_'",,~ \."'1' Icl i . 0 ;' 1 \ I I 1 i ~: I: ~:, \ , 1 ~: ! , 3:' 1,/, I; , II: i ' i: I, \: i i I I '.::_ flJTURE ~--_._.~-_.--_._.-- WOLF CREEK I i i j I' i I I i I I' ,- I I; i g .~_!.- I , i I , 1 I - "" ~:: . . . ! " I'~ L, > , i ' i I , ! I!I' . g ~ .. I:: ~ . - . ~ . - . ~ . - . ;. II ',II:: ;j 101 J - i g ~ , I ~: 0\;f(jJ.l3arS3& /'lIWlfd-; ISMS) (J-P-,gc;OS ,L:J'r;fliL '. c . 0; ;\ " , "'f;~~ . I , , , 1 w . I , , I i , . ; , 0 0 , , , I j . , . I , . - 0 ~ \ I- I ",'" f'~ n;~<: ;\~i'! "'''' G.Uj " . Lh\JE.AR () IJRI\IE SOUTH !:o-or-g to Q~2~ EE I C'),A"ll: ~!B ! <(C')",,~ en 'n 0 l-l I ~ s s U I!l u.... z --' <( J"J '" i 1,2,2 U;lf ill ~ a... ~ i ! ~ wa: w j~jl! 11 I a:~W!;;: ~ illl ,II ,II H ~! ill oi= I- to ~ ~;< Iili dt L u Inli~ LL ~ (J) g{ ..J w en of- -.J~ ~ <!~ O~ -::> 28 I1 O~ W~ 1-15 ~ () I!m~ II . . ~ ';; s ~-__L':" '!-- I~ -':"f' "1 " .' :) 'D ~ ~ Q r til >- ~ C' , hi -I ii- ! " i\1 Ii ~ ~ ~ ~ " \ J --- l.ll! 1lIl! - . ~ Vl "'I ;;:'1 O!, :I;i: UJ ,l Cl ;' ~ ~;; I ~ PARJ( N.J.\.P. ----------.-. --==-~-:..- FUWFlE. COMMERciAL ~ ~ [( <;( :z: 5! ~ ~ > ~ '- b..l~ Cl:'-' ,\.CU) u.;u.:7' ~ulQ ;z:;:jJ-; l-':"'( J:2}-.; 'U) J ~ ~ D 2~ ~~; i * igg U H --' _'Ix a ~ ~ t'H~~ s. ~ ~ z....~.i It' ~~~ ,j ~ ... -(l5'l1 :c.~ 5 --' I I ...J. : ~ Ii. ~ ~ . , . i! '1 . II II rnln\ hl" II [!<Jlml m !li!- , ,I',~ ! ' ~. . - ' Ii' 'I ' i i I' I!! liP, I n!!~l Ii! I! II I -II' I~~ !.1IIi I ~ III ~ Illi li~ !J j! Ii i. ,I i II I Il~~! 1111 I! Ii · I j! ! !! ~ !.!. l'" ill ~ Ii! 'ib'i! i I U I I I! II iill I11I1 , , ~ ~ 1111 III ; il1!IIIUIII II i II ji Iii illllH li!i!! _"':. J 0- ~ > < m II lldh ~ III ()~ 'qy ~00 \1") .-@ g@llll@!Ill@ r" i I lll~ :ll@ I <1;@ I ..,:. ~@ ~@ ~@ " ~@ ~~ ~@ \ , -@ \ \ lll~ \ '. \, '" g 2-t\FW:' N.AP, , WaF a&K DANE SOUTH ~ ~ I ~d .!!Ji ~ ..~Ih ~ ill! ~ ~ . ~ ~ ~p! _S~ Ol~ I til ~ il!!l. ~ gill! i l CJ>r ~ @J: t: o z z :$ <. z z~ ~ Sw !:l!l a..~ d 5~ ~~ ~ .La;. WZ a;. .Jill IL<. 0 =>_ ocs...J ii: oil; <.0 Wa: ...Jw ~5 ~~ 0 I-=> > " u.8 --,z m$f olE ~~ 13~ ~~ g:~ ~~ o~ 1-0 ~~ , Ii' l~ i,!r Ii! i I i liP IIII I' II! ibl i liiU i, II I illl 1,1I!!!1, Mhlllllb . ~ ; II II ji III >' Ii Il.i ill! ,Ii II ! i!l,ll I II ~ j~ls !! n illUlllmllllllll1 ;lllilllll!11 Ji liil i ilnl dl ~I o 0 EEl _ ~ ~ f~1 : . I' -~,h '! I!l ~ Iii! !! "Ii iii 3 I ~ h 11'1 ~ ~ in !s., ii. -I'! ~ i~f ~!!I < ri! ~dl gal I' :Ui oSS hll hil HI I i jUlli ;I!b! 0 ! il: !~! !'~lli : [ 8 !' ,-~ <, !l · . ! ; , 'II! il I' I! lil!l! ! I, ill I, I i~i I II;; : Iii II l! Ililllil I I: I I j il I Ii i I'll!! Iii lill!!!; I'! II II Ii II ,Ibl !'l oli 'I' i'l .. Iii !!!9fi i Ih il ~ j, iill.,' i I ~l! I Ii I! I ~!,l ! lml < 10' i I' 11'1,11 ' ~ 'I l~i il I; l ic~~~ ~ ~ illl III II illl!!l! I ! > II i I i IIi J II Iii II ~ ,1111 J'~ @ 4)00 6') \ \ i i ~ .~ . ..,,~ go. D i:'~ iilll 1I ~ i~s ~~ ~ ~ gh ~H ,,>, ~>- Z ~l/l. is. on it' ,g~ ,oj g ... :O5~ ~~ 5- ::i! j. ~ I I ~~ Z z :$ :5 z Zo. 0: :5w Ow o.d !!:" 0.<( ~ ~ ~g ~ CJ!;l zc::' ~r1.wzr1. ..J~ IL<( Q ='W ..JLL. CJ~ ocl<(iil~ UJ a: ::::Iw a... :::!:1- _0: "'\; wo --w -0.::E ..Ii! ~::E o-lz o~ ~CJ ~~ " '@J:T.;;lJ 'E;"'~ i~:J"E~i ;O~" '~~ I~,' '@}><;;J i~ I,,; .,_ 1(.:....--.:...., ~,.~-kt.=,J _'! ~ I~, ~ '!.i<"~ r-".,fJ ,... f:IJ r;;T4j., ',n '~Jc ~;I ;~ "O:r' !,I, · 'L-J , eeL"!; . ,,, ., - c,""LC:J" l'it:::..J"'- l~ ," ' ' , ,,",' h "', g ''''"'''',' m '-"'i 9 ,r.-"-1.=., r,>'; '-~' g '''' ,~!J ">:f ~:.,!U : 'LiCe ,-..: u' 8~ '-'--"' v L..N, ' " "I 'L-J , -W'U" 9 -"~.::: -1- -- '~<. -;I-' __~,,>:.. -"-"-'>"',,: "~,-' '~St~r:lrt']r~ \ r; \~ L';~? I ' ~-1,~ fil4, - I @{~~'\iJ 1~ :rt 1~17iJ '." 'Vii ~" " ' 'r.;;""'~',' ~Giil~ L , _', ;~~ ~:'l Il~~ -l,~ ;1..-t-r{: . '~~~, ~~, 1 ~': '}' ~,~ 1~'1J; i; ,!' ~~ ~', l;cJ "" r;J l'C I~~~ hxj, . IQ-q"~,,, iJ I ~.~\tl1 Pti' ~iTl! I ~~~~ , , I , ~ fL~ !",l. 1 '~,_,~,o," ~;j_:~' _ '; I' dJ~5~J ,G, , . -. -'lOT 83 ~\ -+--:_'<:lZ"l>:~'_.'" : ,.;- ~~ ~J':J Q , --.- '~\i02 '~ I~'~ ,~ ' " ~4r!1. ' . :tr1' 1"li ~J 11EL3 '~ p ~ \G)" G.J [~.J ,; I '~ ~",""" . F ~ F1J7lJRE: UNEAR. i... l2 I - , i I. 10 i~ i I " \ I ,If ~-~:r:~;:l- ~, ~'/~jl:::~--~ I ,cJV r ' . , ., .... s , , , i , , ~: ~ ~ > I ~: ;0 u; ~ hl~ ~U) U; , ::\)jJ~ ~2J-; ~~ ~O-Il-L O"<t Z I- <q ~C\I z.{ IC?--O:l <d: ~ (IUD ~ f o...z I<(~ I ()< m~ ><~ w g: 00<:( W f!! a::w <( > bl ()~a:Zuj LL!zI-O~ ..JW 0: o~ I-~ ~ <:(~ O~ 08_ -.J~ () w ::;; W I- U. o ~ () ~H , en jl ill & ss , , ~H ~llIhI ' , liill, I! ~n ill II ~Iil! " "' ", IL;;., UIl U ~~ !.! ~,d" , r_ '$ I CI';7JN301S'3U /7JWV3-TI9\'JS> c-vrE08 ;1-:J'i1'H1- . < ~ ,'I.' '0 ';g i l3 '~ ,u:; ~ PARi( NAP, '- COEEK rAVE SOUTH wOLF FUTURE coMMEF{ClAL :) " " ~ hi Q 'r) ~ It >- ,oJ " :;,; l' c '" -I ,', ~ !:! \ J ~ ~y '" 1 <, "'<,~ &1 [;l \-. , U ~ ~ '" "-l' ~q ::r:!: ~,! eLl -;, It r.J')I' iI' Q', I ~ . :r :~ . . III In * II/II i ~ ~ . " <----.. M Z :S ~ i, o I . -el' uo~- '. ..JZii It (-;5l'to' 3 ~'i' ol- ~:~ ~l ~NUll': flf .:::: -~ wwl'i ?-5> Iell 5 ~~. il ~v~!hl~ =Lehlilil $'<aaIJ w z ..::.::: w '" U (1) 'c <fl <5 ~ f- (1) <U W :t:: E w l... OJ 0 ~ U :r: f- U <fl ... -J -""0 '" .- :3 '+- -~ :J 0 - v 0 5: 0 ~ 5 w u $ Q) Z f- a u it I. --.-J ~i .~ ~[ ---Iii Il..____.LI I ~ g ~~ r-' . I I i ~ if I · , I , I , I , L :E '"', v:l1-..; i1'~ olM '" "'...... in ;:j.__<~J:_~": , :1:11,: u ' ~ "'" ~I ~ "'Ii:' ,,~~~:. ~11 \ . J .. ! . ~I ''\ Y jl:ij] i:lp'l!" i ~;:~.~. ! v>~i; ~ l~ ~ ~:;; 0."- ",' ill~ ~i~ '" n'lW, )~. > I --,I. Z <( ~ c.. (5~ 0" ~o ~'" .... 91 ~ -I' ~ o '" ~ z:::J OZ _0 ....'" u..~< V'lwwUJ ..,.td~<.J "'~ <( g-<:r:~ I zUtJ r-g~o! zO--< -i r ~ ~ Dti!ii:!-1~J;i -lZ~i~B ~-:sti~i .... (<,>~.ll~J ~ ~~~ 1;1 liiwft ~ J:~5 51 F" ~I ~()i!i!~ :::o:h!H! 3d.R. ..:;;;L.", CL> '1: 'l\~~ ...., 0 " . ~ E _ - 0 UL)J: " --0 ..n! "Vi ::t: B""8 o OJ 0 $ ~ ~ "';; 41 ",E [] :i j " iT H '[ I I ;iT I 'Ll Ii I Ii -:==4 . I I ; , , t-++--4 ~ ~ ... Jt .' '1='''t I 1 iT I I I ~ 1 'T I H: :: IJ if-J! :-J 1 ~ I I I iT ~!! . ' ~ IT - -I ~ ----- - I ->-', I 1 ___..l __,..1 I : I L_____ 2~ If .3 " ,. .., c " ~ I, , I ~~ Iti!li1$~ gZ!iB. (-;5ri:JtI' ::l(l)li.l!J/ _(-~ Ii! ~ ~u-~ ~I ~ ww. ", c::.-- r"'5 ai '-i' 'T" ~ui~ i =ah~i! ;:d.nl ~ '" CI) '1: ~ ~ Q) 0 Q) ~ E ..... <ii 0 :r: ~ U u c Q) - "0 '" '" .- a: -.;3 ::t:: => 0 u 0 0 ~ 3: 3; OJ I-' ---:g ~ 0: c _ o 0 ::: U ~ .c 2 ~ >- 0 - " ~ '" "-=' .= . ---TJ ~ '- .' , !_JJ 1- '" z o " ....we z.z Q128 tJ~.. ~zo 0.0 "'~;;; ~u~ ;:2~u o'u l::iz~ r:~~ HO ~~~ ~~9 <>. :Q~z i=~o OcU ~Oi:< .0, OP o<z w~~g .....0-'... ~~<::; ~g ~ l.J ~c < 5 lzl) ffi Vi u.;S< "<" U Z <~ ~~:S o~ ~i=<1. ot;:~3 6~~ g2~~ I13< :;'00-1 ~z:!;; <:OO~ ~8808~~:f ..........uO~ z :S~~1- .. 6--~-- ;;;:';';.:;~..g WO-'U:::;':u ~~~~~~ 10 00 '" -I .. . , o ~ - g c~ '" c ii:,g . ~ c ,Q 1; > . w "" ~ ~ "iJ~l!~~ 9zlw6a <{ - 6~;j:J I l5J.9;" ol.- (:~ h ~ ~o< "' =- ww' ~ r::;;.>:r"'5 - ~-.I :rl.l ~ ~o~h~ ...1a:hfil~ ;;: <!i~ Ai ~ Q) Q) I.- U '" 'C ~ ~ o (\) ~ E n; 0 UI (\) CU'" ~ :::J :;; U 0 <lJ 0 E 3: <lJ f- '+- o $ 'I i~1 ,1 ~--- ~ ~ . 0 0 " 0 ~ 0 . ~ ~ '" t . ~ o < ~ ~ ~z~~ '" <~ 8 ~~~~3 (j) 'c >>, g o~~8o k ~ "" (j) 0 '" i' ... ~;;gc~ - E z~ ~ 00 0:<: " .... - 0 o~Oc8og~ot;; '2 '" :r: o~go~~ ~3:~ ,... 0 U u '" uOl-gl- .. ;3 J:U'" "'~ c: ",' ." ~\5:J~~~ .. "' :a ii: . ::t:: " ~9~~~~ '2 u 0 . <lJ 0 Q. 0 ::: '" E $ <lJ I- il c ,8 e , ;9 ~ " > " . . '" ~ .E '" Q; '" z o c ~~~ Qf?S g~~ 0-0 ..:Iii ~u~ ~~u tn~ t::!i!ir o;:;~ ~~< ~>=6 ~~g "'~z E~~ Oou ~O<~ .0, oz. 0<' ....;:t:g ~o~.... z~<:g I [2] (j(j~m .Jz;ima (-;s~;s1 :i",iSJg.J .l- <-~ ~I ~~U~ l'tD '-",0:':: ww. "11 c:.----- r..r:i 11~ ~~; il ~u~hll :::!Ct:hflfS "<Ii.U f>; .~ .= ~r--J; ~---- - I(~ " . < 0 ~ 0 g ~ ~ ~ ~ c.;;.... ~:Qo"'u ~~ ~i:~g~ ~~ 2~~8g u"" 0000'" ~~o ooooo~ 8~~g~~~~~~ ;cul;;3;l;;,,;; :gu.:.:l~nZ uo....u::i:tl ~~~~~':i! C D 1 " {l . z o " !f:;:~ o~o F",U u". 53g ~~~ Fa :l~;:; tz::::; .." !::::::t12 o~~ ~z< oQI- ~~g ffi~~ Ie"" ~Q8 v>""< o~~ 00 ......t:o SCi~8 z~<'g c .2 ~ "' " ~ .. w . ,..." o c:U "'~ E:~ ,; " , I ~ i\um~ .JziiSi ~-;5tii1' .t- ....Il/)a.l!,J ~ ~~~, :1 ~ ~~9 ~1 ~-~ w,l (:r~ !l 3ullhli _IXhIUJ ;:<'~~l ~ Q) Q) L... U '" 'c ~ ~ o <I) :t: E -;;; 0 v:C '" ",' "0 ",:gj ~ g E 3: Q) I- ::= o $ ~i :I [j .--.---.----.--".~----- ----iI' -_.._._..'__m_'_'_'-"~:'-'--"'1iVii1\O-~m ;0...,4 ? A-~~'f .o-.,~ __.~ _w.._L_ _ _._,_-!~rSl "__.___~_~_. _M___ -_~,:~- ~ ----i "'..--+-.. . -'~ . "--, .- . -~. - '-' Jj ~[~ ro~--~': I I ~"" I ~' i 1;< O!~l :4: 9i,...1 ~I"'l , I I I I ,-~ b[~ ~~u_,__.___ '-'--.- -----" ------- --. " i ot....--- 1').);::: 1 2 < ~ c.. "'u. O~ 0", ~~ u.., t- ~ fE I'lll! Xu ii~ i,tf :15 dS ~ I! ~ " ij~ il! "'Q Llr~;[: L~ll~ iT ) (j) :;,'-"1' " " b~" , '\ o ~I~~ ~, -, L~~l ;,- z o ;:: c.. 20 Q.,. t- <::E G~ u.~0 V')WtOtJ NW_< ~~-t:fr <:"400< 1J:-lO N~-~ Z~j!:\5 <u.< ~ZaJN o..<N u;o, f&~ ::E- <::E '" o ., M nit . ! gill .., .-_~-"-.b'_, Mli~ !; ~il ~~I~J;j ~f~" !....' ,__a;v.-1") ......... "~. ~I ~ -"---1 ' . " I' . """ii'''~''lf''-'-q, NI, ",1 ',)1' ~~I 1.0" '~,','/', ~ i; iL", :3!~L_ , ~':;j ',v S 0:1 1 Tl -..~ ~ t:; =:-:::::: ~.- " ,'- - ;; ,1 I- II L _ , 0I:~;!l ~; [1/): I :"-.... O~ ,~~. "f::JI i ?iS~'" ; ~,; 7\ li';1j ;:~, 1,l...lID I: ~ 2: !)! J .'t: .."" <) ~-al~~] :< -- .=,--:;e;';:;--' , ~- -,--_.;~.,"'_. ,~. . I 'I 2 < ~ "- '" Ou. O~ tiN M oC' 2 o U w ~ ---, I ;J~ Id~~~~ gZii~a (-tSlIilSl 3<f)15JiJl .qill ~ ~U~ ~I s::: w.. " =>:1:-5 · ~;. i1 ~ol!m.ij ::!o:bll!il' 3d.RI ~'" OJ 'E OIl (1),8" L.. .;;; 5 U u J: '-l- o $ ~ ~' :gj u 0 Q) 0 E 3: Q) f- :j ~i [I: i _~__rj ,.-~------ .._-- , ft . ~ ~ I ,- ~ L' I~: l- ---, I , ~ \ ..~>~ I I ~~ ~ -, I I I ~ ~ ~ -+ -1 I I , ] I --1 ~ ~ ~ ~ " . . E ~ I I .1 I I 51 , 1 Iii E "g ~ a I; ~ . " .J;: "c 'E 8. :S ~ I, " N '" ;;: ~ -- 0::' 0 f2 ~~ oti~m .Jzj!i~a ~-;5~;si ~ ."I,g, _<- !Ii !P""~ ~u ~J ,,;;:Ji>-;;,. wwfl t; ~- ;r-il. F" ~I :iO ~~ ii ~Q:h{jH$ 3d'Ri .::,L.", Q) '1: Q) (; :J3 Us... ~ ~ uI " to'" :Q '-1-:; -lB _ u 0 o OJ 0 3 ~ 3: I ~= .= L~ ,"(==-- :i " .o-.6~ ~ o " "''''0 z"z Qr;?8 g~o 0-0 <<::Eo< ~uo Fu oh I-:z:::; u_" ~~~ 2 <0 ~:f~ ~Ol- z~9 <>. ~:':lZ ~::'<< e20 OUu ~Qi!;( .0, g~z ..,~~g 00........ z;';i!;(~ .9 g . w o ~ ". <0 uuo Vi lJ ~!<o ;( 5 =~lJ ~ Vi ~u~ !< "" z~u ~~~ <lJ"- ~::~ Q~5~ ol;;;: g2<ii~ J:5f ~OO.... ~t5o ogo~ .1;ulj8:j3:~::E Z~:lO:l Li...t;~t;;J!! ffi~:J~~~ ~~~~~~ ~ I, " e ~ if o c ~ N E t: .2 '" c 0::11 . E :$ c .e g c Ej '" -'1 ::!:: o 3: [mJ roij~~. ~Zlima (-<553' 3 Ug.i ..l- (=~ ~i ~ ~un: "I <:. wwQ 2SJ:ei g ,- II 'TO ~ol~-ii :o::hf1fJ :::<<<Ui ~ CJ) CJ) ~ U '" 'C ~ ~ o '" :t: E -;;; 0 U:r: '" "0 ;:g U 0 E 3: Cll f- p~ "-=' ,- ii If 1 I , i 'I c o " ~ . '" ~ '" g o 0 z 0 ~ ~ ~ !l",o < <ffiz~ :;: ~i= r;;5>~es3 ~~ o:r~8zo ffi:" ~~~c~~ !;eta oooa;:ou~ ~~lJ8tl~~~~~I ~8~~~.;; ~.l:.:.;~..~ OO-,U:Eu ~S!~~~~ 0 ~ c 0 '" > ~ . '" E '" '" '" ., oS " z o " ","'0 z.z Q~8 g~o 0-0 ~~~ fiB oh t;z:::; ~~3 -"< i5~~ ~~~ z~9 ~~~ ~j;o OoU ~ii< o~~ 0<' .....:~g 50........ z~l;(::; "I C"l ~ <:: . to 8 0:6 ~ g~I~I: ~-~li:il ....l"'~JeJl ..l- <"3 iii ~ ~U., .J ~ ~~s ttl d il ~u~M s"-!i~iS ;>dlni ~ CL> CL> L.. U ::t: o $ '" 'c ~ ~ o " ;t: E <ti 0 UJ: " ...- ]1 :; is u 0 ~ 3: '" f- 0= [----~ ,- c .2 ~ o '" & I' [;] c o .~ '" ~ ~ I '~.~. 9~~irii (-,sl'ii;si :I Ug' .l- (~S gl ~ ~O~ "' S;Z.... li::w19 ~ c:.-->I~!l . ~~Q il ~o~M ~o:_!iliH! 3dun! < ~ 0 0 ~ , 0 0 ., " . ~~~ ~ ~ ~ ~ ~g~~ ~ '" ~i= @ ~g~:t:ffi:;> (J) 'c ~ 2 ~ ~'< 05 cq~pt g (J) 0 '" a:.... x ...0;;; >a: :t: E ~::; ~ ggggz~ ~ '" 0 ~S@g@~~~~g~ ~ U U :c '" '" z::lO::l " "0 98l;;3;t;;v; c: ",' '" ~ :g ~u..:.:;~..~ n: 5 '+- :; ZQ....U::i:u = U ~2~~~~ 0 0 OJ) :;: E $ OJ) f- ^ z o " V'IWO z.z Q~8 ~~o 0-0 "':::;;< .-. <~8 ~~u I-Z::i u.. ~~i2 z<o ~~~ ~Ol- z~g <>. .-- '5~~ zo ou i;!iii':;( .0, oz- o<z ..;ttg ~o~w :i~,<~ c ,2 " > ~ '" ~ ~ ~ " c .2 ~ W "ii ~ :1 "~ [~}] ~ "'~ o~ 0", <co a- t;; "" ~ -- - ,~--~~~- ----- ~~.-===-k :ovum _,_ ^____ _ ""_ _ _____ _ _~_ j ,.0-.5 r- ..0-,5 1 - ~.- - --t - -.- ~ - _._.J I __ _ Illl~k--' /'.- T""'''''-';;:'P'' ~i.' 01 /" 0 ~ I' - '" / ~ I:lii:: } I j ~ 0 --- <. ' I' .. ~';: ~ ..:_t --: ~ i I GA ~--n?;) I u .- ll'~ ~~ [-~-~~; - ~---- 1.o-i - i i .t-lZ JG ~-=~. .... :1'--+-' ;t~ii tl . I ." I, 'I !-- ,,' , - \j, ) .~,'",! I 1 ,'t r- 1e=:= ~ ?" =- , ,~, I' -., \ ' !;;, j '~ i j j \ 1 \ t I o. I !! "~ \ l' l' , ~t , ! _,~\C=t::lll-"J- I ~'"",I~I"! ...: i t ~ .~--~,-., I "t ,r-',-, --< '. '; ,..;~ i 7','lJ):,;~ i! i ~ I \! \ \ ~ "I I' 'I L,,) _-}-~ I, ,: ~. , !____ ~ __-::::::!=-=- 1;i ,-~ :; ?l~ ~ "'I. I ,- --- '--- .r m'iBAo'::o:.'z.r-- "'-"", "-."" (f%.L,~lt8, r' '00 ":,-1~ ~, \'--" .:::>Ii "",!,: ':'!"'... o --.- ;Ii~ 0.:::::' 0.0 .. ,- 'r:jH+~-/ __:it- l:l -~M ~I ".!_~,- ';:: ~ Jl 1~ (1 ~ . i. I -" l~ H z o F 0- o zl- ~0;::S V'lj::O:::W M<I;;l) ~~Ct!~ N-,_< II.L.I:CU wI- MO<~ Z<lO< <t-NU '~OTN u'" ~ '" ~ ... z :s <>. '" gll. iig ol'l z o u ll( I ~ ~ ~~;m ~-iSm;S' .t- "~i'!' .". b ii ~l;jw!ld c--'" I... 5 ~I ~~. il ~U~hR ::!a~n_J3 3<~~~. ~ Q) Q) I- U '" 'c - ~ o " ~ a d:r.: " --0 ~ :gj u 0 OJ 0 E 3: ~ ::t::: o $ ~~ .= ..= [-] ~r i ~r -I . ~ II sl ~ II . I I ~ ~ .r-- " t t ,~ I I I I -l - -..-..- -- 1 I J.."7:;...,. ~ :2 i o 0 U , ~ ~ '^ ::- - = [i!!. !!l "ii ~ a '5 u -Iii ~ 8 c: '" '" s:: 0: '" """ c:: g 0<: 1, [2J] ~~I;I: ~-<1G:11 ..1- ....l~ft.I!I.. ~ (-~ III !!"'...=- ~o. . ~~~~ i ::;-5, (%. i 3oW~i!i _ah~ft ~dUs ~'" (J) 'c ,." ~ ~ ..... 0 <l> L..~E U Ll ~ <l> cu'" :g ,+-"5 -l!J _ u 0 g ~ ~ >~ P! :1 ".= I [_Jl i .; e o 1l ~ ill - . !Ii I ~ e .9 ~ '" c e ~ ~~Im (-;sli;s! :5~~"!i.i ""- ~-2 Rl ~ NUa: ~f ~.; WW~ ~- c-- :1:-5' I- ;1 (Iii! !i 'U~~!1i ga_iIH! ,.d.U 3 . 0 0 g z ~ ~ ~ ~ " 0 < O"'~ ~ ffi~ ~ffiC~~ !<>= ~5~:3 ~~ 2~~8~ ~ '" U.... cece.... 0) <.... 00000< 'c 5~~8@g~~~~ ~ ~ 0) 0 '" uO:JO:J ~ ~ E ~~~~~~ '- -;;; 0 lJO-'V~u M ~ U U :c a1g~~~~ c: 8 '" '" -C I1l :!i ~ c: :::t: ::J " U 0 8 OJ 0 0 E 3!: $ OJ I- e .g ~ '" .E ... 01 ~ o " ","'0 z.z Q~8 t~. 8~8 .......~ ~~8 o~u !:iZ::; ~::::~ -.. 5::;!l ~Q~ zl;(9 ~C:;ffi ."z 5...~"" rO rOU ",iil;( ~~~ Od ",;tt:g 50':::... z~<=: c .2 ~ ill 'ii ~ ~i :j ~-- ] Tr=- c .E ~ ill ~ < ~ o 0 ~ (,) !;;: 0 ~ - t5 : = ~ :l ~ :l 0 < 2:[3oZ~~ ~ o~""~=? ~~ 2 ~~~8g :<r ?5 g:;:go~ zl=! 3: oooo~ 9588e~~~~:;E OzU :l ~8~~tn~ ~~::6i~ ~~~~~~ .,; z o " ","-'0 z'z 2:28 ~~o owo ""::Eo< ~uo :l ~u Oru uz~ t:~~ '<0 :i~~ ~Q~ 2:<9 <>. ::Q~z E~o Oou Bio<':( .0, oz~ o<z ~~bg ~~~~ .~ ~ . '" '" '" ~ .g -r M <:: '" 0: ;; '2 o C u -l< c . a. ~ I ~ ~ Iti~gijn 9z~ig6 (-OJilSl :t U!I' .t- (:~ it ~ ~Ull' ~I ~ww!l ~. ~:r:"!il ~~. i ~v~~ii ::!O::~i!U~ ~dUl ..:::&. Q) Q) .... U '" 'C ~ ~ o " .... E ';d 0 U :r: " cd"~ :J :g ~ 0 E S: Cll f- '+- o ~ ] I[=~ " " , .; z o " ","'0 z.z QQ8 l::i~", ~zo 0-0 a<::Eji .-. .Uo ~zu o~u ~Z~ uw. ~~i2 HO U.Z ~~~ z~9 <>. :Q:iz !:j:o ocu ~~!< o~~ .ug~g ,.....c....~ ~~!(:; c ,2 " ~ . o '" 3 ~ ~ ~ g ~ :J !( ~ ~." ~ '7 cffi~ < ; zCic;1~ - e ~9~~~ ~.... 9 "'55"'8" :S~ x 20<;; ~ ~..... ... 0000..... !;(t;;o~ogggg~ ~5ucus:s:~::::E $:zgog OOI-~"".. ~u"'."'~ ~t~5~tI ~~~~~~ c .2 1! . '" JE '" " I' ~ ~ "'~ r::- ",g. -, o...g; I ~ ~ g~iil: (-;sll:;sl jO'l~jlt. '*- <w~ al ~ ~U~ III "" ::==-' wwtl C'>J:w1i~, ,- !I <x. ~oll~ il ::!a::bwJ! J:dUi ~ Q) Q) .... U '" Oc V1 <5 Q) """ E OJ 0 UJ: Q) ." ~:jS U 0 OJ 0 E 3: Q) f- ::t: o $ ~I :I [=]) . . . r~l I ~,Il~ii 0 \ "==P' \i :..i.C__;;, }~) - ,~ , J,i"m,"':1 il:=E! L_, it ~--~ !(j [S~.,i, ---- 1'''EEi' , ,,' ,=_-=,1 ~, ~:t. " ~\,,~---- > ~ . o o "0 <~ -u z< O. "< ou U" I~ ~z z9 ~o ~u ..:~ z- 5Z 1>.& o . ~ z g ~ro ,~- ," I: ~~r] ml~: I ~'i~I,,11 '1 . , Ii I ,1,1 w -: mv'r ~ " , ' I, ' A'~ [1_='_1: ~ I ,d{11 ~ 8:11 1J.ll11 10001lllillI ' '\~r i ' '\,L ~'IJII]]]][J! ,. BIJ , -I -', [-'Il-_~- 18:-] Jlf,! \, 8. 81 , " li~. '. H CI. , Ii '~",~' ~ : l' C1 ) :' ;; I I' n~- i :- j!:r;'- ili54l !, 1/ !; ,,~,'/i,l _I l~, ,,-/i "'~- ':~ jG:Tn , : [~ LEI:Lr ,\ i' ~m 1- ] !r:{-"i ~..- -- .....> ,:- --l ,-,"-l ....- -- -- ~ ~ ~~ :gO 00 IO ,,~ .u ~~ z< ~~ .u ~< ~g ~U zO 5~ .0 z g g . o ~O ~O ~~ O~ U. I< ~u O~ uo z" ~< 'u NZ Z~ 5m .~ ~ Z ~ " - ',! I' ~ 00~~j!1 .....zli..ii! (-.,8111 3 ~Jltj .<- ~:i h ~NU fl c:> ~~~ 51 .::!~; ~I ~U~!i~ii ::!1!:!;:,Hlil! 3:<ill'lli ~ ~ '" " Q) '" o~ 6 ~ oz Q) ~ it: E 00 "- OJ 0 wi=' U I ~~ U ~ -~ ,,~ -5~ <w :::t:: 01- U 0 ~Z 0 Q) 0 <0 E ;;: u" a:w :s Q) ~ I- o~ *) ~j ij~jl !~ I 11__11 !_"~~,lp::J,,, -J ~T1 Ir.e';' [ ~ i{~ tTIl ~ I ~?,: 1105-' I""~'~ I ~ ~ I ,,,,,"" L::D 0 Q I I,:, I' .,- -'c:! ! \; " ~~ , [IL-.< \,',", "1[:- I ~~ 'ED";: ",< I~" \\j III ! I' 'O'D ~ I ~~~:I iOD l!}~~ml.i.~oo= l ! f]l=--'O~I I I' Li!ID ~ I' hTIii'- 0-1-1' ~I i @ "'c" .~ '--,,'].! ~ ln1 '-'-'-'~"~ '_: --~'i '" h ' ], ~ ,,']!mjJ, '~~~H-lll ~~ \ t3IJ, U z< ; ,,~ j:l..I.!:.l) -I 0 lJ \ li ,1, .::!:> , II ,I ' ~ "1/ 1m') li ~\~., I u 1 "1\:\ ~ \\ \\ \~ 1 - ~ .. ... " - , ! T .. " i= ~ . ... i If ~ Q " I- - - 0.... FH~ , z!:: , SO I ~~ ~ . .. '~~ 0 ~ ,"fr ~ z ;:"-1 ~ l~ 1 ii'" !~~j: [IT] t ,f~:i ~r 'H~' """:,',,, I I~ "~'! ,i I ! ~ '.' II , , "I j ! ' .:-'->-="' - ' . ..,,_"_._:c'__,Of ! \'" l~mCI,"-i' ! ", ' 'I I "\ - - : ~~_\. _JJ~~~ [I ~ ~ o o o ~ u OO!~I~ .jZ gEl ~t!'l!l (" Ii ~o " ~~ll; ~_l (:1:" I -oil! I J ii' go< !ill!! >-<!hlU ~ '" o~ OZ 00 tJ~ ~a; <~ O~ ~z 60 -'" ~~ ~ ~'" (]) '2 Q) .E :!l ..... = E U a ~ ",' -:; _ u o ~ ;: $~ ,- ~~ ..= ..= " , i:~, ..__ ""~' " '.ue . ATTACHMENT NO.3 PC RESOLUTION NO. 2005-_ TENTATIVE TRACT MAP 33124 ,.. "::- G:\Planning\2005\PA05-0009 TIM Wolf Creek PA-lO\PlaIinin~'P~*rt4tAFFREPORT template.doc , ",.,,''11 >- .'. .. . _ _ . .", '. - -,!,~'-,':.","'i::_-. . _. _ _ ._ .',., .'. :; ',_ _-. ~~.....-., ,,' ~~="~ifii~"""'~>'..""'~?""~~;.i:""~' -"~:!;,-; '",,' . PC RESOLUTION NO. 2005-_ A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NO. PA05-0009, TENTATIVE TRACT MAP NO. 33124 SUBDIVIDING 11.65 ACRES INTO 92 LOTS (77 SINGLE-FAMILY RESIDENTIAL UNITS) IN PLANNING AREA 10 OF THE WOLF CREEK SPECIFIC PLAN, GENERALLY LOCATED ALONG THE EAST SIDE OF WOLF CREEK DRIVE SOUTH, KNOWN AS ASSESSOR'S PARCEL NO. 962-010-006 WHEREAS, the City Council of the City of Temecula adopted the Wolf Creek Specific Plan on February 13, 2001; WHEREAS, Woodside Homes, filed Planning Application No. PA05-0009 (Tentative Tract Map No. 33124), in a manner in accord with the City of Temecula General Plan and Development Code; WHEREAS, the Application was processed including, but not limited to a public notice, in the time and manner prescribed by State and local law; . WHEREAS, the Planning Commission, at a regular meeting, considered the Application on October 19, 2005, at a duly noticed public hearing as prescribed by law, at which time the City staff and interested persons had an opportunity to and did testify either in support or in opposition to this matter; WHEREAS, at the conclusion of the Planning Commission hearing and after due consideration of the testimony, the Planning Commission approved Planning Application No. PA05-0009 subject to the conditions after finding that the project conformed to the City of Temecula General Plan and Subdivision Ordinance. NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF TEMECULA DOES HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS: Section 1. That the above recitations are true and correct and are hereby incorporated by reference. . Section 2. Findinas. The Planning Commission, in approving Planning Application No. PA05-0009 (TIM 33124) hereby makes the following findings as required by Section 16.09.140 of the Temecula Municipal Code; A. The proposed subdivision and the design and improvements of the subdivision are consistent with the Development Code, General Plan, the Subdivision Ordinance and the City of Temecula Municipal Code; Tentative Tract Map No. 33124 is consistent with the General Plan, the Subdivision Ordinance, the Development Code, and the Municipal Code because the project has been designed in a manner that it is consistent with the General Plan, Subdivision Ordinance, Development Code and the Municipal Code. G:\Planning\2005\PA05-0009 TTM Wolf Creek PA-10lPlanninglOraft PC Resa & COA's.doc 1 B. The tentative map does not propose to divide land, which is subject to a contract entered into pursuant to the California Land Conservation Act of 1965; . The proposed property has not been used as agricultural land for approximately 15 years. A Williamson Act contract applicable to the subject property expired in 1989; therefore the subject project will not result in the cancellation of a Williamson Contract. C. The site is physically suitable for the type and proposed density of development proposed by the tentative map; The project consists of a 92-lot (77 residential units) Tentative Tract Map on property designated for medium density residential uses, which is consistent with the General Plan, as well as, the development standards for Planning Area 10 of the Wolf Creek Specific Plan. D. The design of the subdivision and the proposed improvements, with conditions of approval, will not be likely to cause significant environmental damage or substantially and avoidably injure fish or wildlife or their habitat; An Environmental Impact Report and Mitigation Monitoring Plan were approved for the Wolf Creek Specific Plan No. 12, which addressed environmental impacts on the site. Mitigation measures (described in the Mitigation Monitoring Program), and the Conditions of Approval for the Specific Plan have been incorporated as conditions for this application, as appropriate. The application is consistent with the project description analyzed in the EIR, and no subsequent . environmental review is necessary per Section 15162 of the California Environmental Quality Act. E. The design of the subdivision and the type of improvements are not likely to cause serious public health problems; The project has been reviewed and commented on by the Fire Prevention Division and the Building & Safety Division. As a result, the project will be conditioned to address their concerns. Further, provisions are made in the General Plan and the Development Code to ensure that the public health, safety and welfare are safeguarded. The project is consistent with these documents. F. The design of the subdivision provides for future passive or natural heating or cooling opportunities in the subdivision to the extent feasible; The design of the subdivision provides for future passive or natural heating or cooling opportunities in the subdivision to the extent feasible. Prior to the construction of single-family residences the applicant will be required to submit building plans to tha Building Department that comply with the Uniform Building Code, which contains requirements for energy conservation. G, The design of the subdivision and the type of improvements will not conflict with easements acquired by the public at large for access through or use of property within the proposed subdivision; . G:\Planning\2005\PA05-0009 TIM Wolf Creek PA-10\Planning\Draft PC Resa & COA's_doc 2 . . . All required rights-at-way and easements have been provided on the Tentative Map. The Public Works Department and Community Services District have reviewed the proposed division of land and adequate conditions andlor modifications have been made to the Tentative Tract Map. H. The subdivision is consistent with the City's parkland dedication requirements (Quimby); Per the Development Agreement approved with the Wolf Creek Specific Plan, Quimby tees will not be required. Appropriate parkland dedication and in-lieu tees have been provided. Section 3. Environmental Compliance. An Environmental Impact Report and Mitigation Monitoring Plan were approved for the Wolf Creek Specific Plan No. 12, which addressed environmental impacts on the site. Mitigation measures (described in the Mitigation Monitoring Program), and the Conditions of Approval have been incorporated as conditions for this application. The application is consistent with the project description analyzed in the EIR, and no subsequent environmental review is necessary per Section 15162 of the California Environmental Quality Act. Section 4. Conditions. That the City of Temecula Planning Commission hereby approves Planning Application No, PA05-0009, a Tentative Map for 92 lots located within Planning Area 10 of the Wolf Creek Specific Plan, ranging from 3,000 square feet to 5,771 square feet, subject to the conditions of approval set forth on Exhibit A, attached hereto, and incorporated herein by this reference together with any other conditions that may be deemed necessary. Section 5. PASSED, APPROVED AND ADOPTED by the City of Temecula Planning Commission this 19th day of October, 2005. ' David Mathewson, Chairman ATTEST: Debbie Ubnoske, Secretary [SEAL] G:IPlanning\2005IPA05-0009 TTM Woif Creek PA-l0lPianninglOraft PC Reso & COA's.doc 3 STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss CITY OF TEMECULA ) . I, Debbie Ubnoske, Secretary of the Temecula Planning Commission, do hereby certify that PC Resolution No. 2005-_ was duly and regularly adopted by the Planning Commission of the City of Temecula at a regular meeting thereof held on the 19th day of October, 2005, by the following vote of the Commission: AYES: NOES: ABSENT: ABSTAIN: PLANNING COMMISSIONERS: PLANNING COMMISSIONERS: PLANNING COMMISSIONERS: PLANNING COMMISSIONERS: Debbie Ubnoske, Secretary . . G:\Planning\2005\PA05~0009 TTM Wolf Creek PA-10\Planning\Draft PC Rasa & COA's. doc 4 e . '. EXHIBIT A DRAFT CONDITIONS OF APPROVAL G:\Planning\2005\PAOS-0009 TTM Wolf Gra~k PA-10lPlanninglDraft PC Re~o & COA's,doc 5 ~-~ - "-~~_~,-~_r ~~ = ~" __, ~- ~ _~_T T _ _ - - ' ~:;L2'~:-------'-;;-.";"--- .liiq;,io:';:~~:_':"~~_ :_c-~:_, EXHIBIT A . CITY OF TEMECULA DRAFT CONDITIONS OF APPROVAL Planning Application No.: PA05-0009 Project Description: Tentative Tract Map No. 33124 subdividing 11.65 acres into 92 lots (77 single-family residential units) in Planning Area 10 of the Wolf Creek Specific Plan, generally located along the east side of Wolf Creek Drive South. Assessor's Parcel No.: Portion of 962-010-006 DIF Category: Per Development Agreement MSHCP Category: Not applicable per Development Agreement TUMF Category: Not applicable per Development Agreement Approval Date: October 19, 2005 Expiration Date: October 19, 2010 . WITHIN FORTY-EIGHT (48) HOURS OF THE APPROVAL OF THIS PROJECT Planning Department 1. The applicant/developer shall deliver to the Planning Department a cashier's check or money order made payable to the County Clerk in the amount of Sixty-Four Dollars ($64.00) for the County administrative fee, to enable the City to file the Notice of Determination as provided under Public Resources Code Section 21152 and California Code of Regulations Section 15162. If within said forty-eight (48) hour period the applicant/developer has not delivered to the Planning Department 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)). . G:\Planning\2005\PA05-0009 TTM Wolf Creek PA-l0\Planning\Draft PC Raso & COA's,doc 6 . . . GENERAL REQUIREMENTS G:\Planning\200SIPAOS-0009 TTM Wolf Creek PA-l0lPlanninglDraft PC Resa & COA's.dac 7 . . . Planning Department 2. The tentative subdivision shall comply with the State of California Subdivision Map Act and to all the requirements of Ordinance No. 460, unless modified by the conditions listed below. A time extension may be approved in accordance with the State Map Act and City Ordinance, upon written request, if made 30 days prior to the expiration date. 3. The applicant and owner of the real property subject to this condition shall hereby agree to indemnify, protect, hold harmless, and defend the City with Legal Counsel of the City's own selection from any and all claims, actions, awards, judgments, or proceedings against the City to attack, set aside, annul, or seek monetary damages resulting, directly or indirectly, from any action in furtherance of and the approval of the City, or any agency or instrumentality thereof, advisory agency, appeal board or legislative body including actions approved by the voters of the City, concerning the Planning Application. The City shall be deemed for purposes of this condition, to include any agency or instrumentality thereof, or any of its elected or appointed officials, officers, employees, consultants, contractors, legal counsel, and agents. City shall promptly notify both the applicant and landowner of any claim, action, or proceeding to which this condition is applicable and shall further cooperate fully in the defense of the action. The City reserves the right to take any and all action the City deems to be in the best interest of the City and its citizens in regards to such defense. 4. If Subdivision phasing is proposed, a phasinQ plan shall be submitted to and approved by the Planning Director. 5. This project and all subsequent projects within this site shall be consistent with Specific Plan No. 12 (Wolf Creek Specific Plan). 6. The project and all subsequent projects within this site shall be subject to Development Agreement Ordinance No. 01-02 (PAOO-0029). 7. The project and all subsequent projects within this site shall comply with all mitigation measures identified within EIR Resolution No. 01-11 (PA98-0482). 8. The applicant shall comply with all mitigation measures contained in the approved Mitigation Monitoring Program. 9. A Homeowners Association may not be terminated without prior City approval. Public Works Department The Department of Public Works recommends the following Conditions of Approval for this project. Unless stated otherwise, all conditions shall be completed by the Developer at no cost to any Government Agency. ' 10. It is, understood that the Developer correctly shows on the tentative map all existing and proposed easements, traveled ways, improvement constraints and drainage courses, and their omission may require the project to be resubmitted for further review and revision. G:IPlanning\2005\PA05-Q009 TTM Wolf Creek PA-10\PlanninglOraft PC Resa & COA's,dac 8 11. A Grading Permit for rough grading shall be obtained from the Department of Public Works prior to commencement of any construction outside of the City-maintained road right-of-way. . 12. 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. 13. All improvement plans, grading plans, landscape and irrigation plans shall be coordinated for consistency with adjacent projects and existing improvements contiguous to the site and shall be submitted on standard 24" x 36" City of Temecula mylars. Community Services Department 14. Perimeter open space lots 78,85,86 and recreation center lot 87 shall be designed with a mow curb or other delineation, as approved by TCSD, to separate these HOA maintained areas from the TCSD maintained areas. 15. All open space lots (lots 78-87) parkways along streets A - E, recreational center, walls, fencing and on street lights on private streets shall be maintained by the Homeowners' Association. 16. 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. Fire Department . 17. Any and all previous existing conditions for this project will remain in full force and effect unless superceded by more stringent requirements here. 18. The Fire Prevention Bureau is required to set a minimum fire flow for residential land division per CFC Appendix liLA, Table A-III-A-1. The developer shall provide for this project, a water system capable of delivering 1500 GPM at 20 PSI residual operating pressure with 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 IILA) 19. The Fire Prevention Bureau is required to set minimum fire hydrant distances per CFC Appendix 111.8, Table A-III-B-1. Standard fire hydrants (6" x 4" x 2 1/2" outlets) shall be located on Fire Department access roads and adjacent public streets. Hydrants shall be spaced at 500 feet apart, at each intersection and shall be located no more than 250 feet from any point on the street or Fire Department access 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 III-B) 20. Maximum cul-de-sac length shall not exceed 1320 feet. Minimum turning radius on any cul-de-sac shall be thirty-seven (37) feet for residential and forty-five (45) feet for commercial. (CFC 902.2.2.3, CFC 902.2.2.4) . G:\Planning\2005\PA05-0009 TIM Wolf Creek PA-10\Planning\Draft PC Reso & COA's.doc 9 . . . 21. 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) 22. 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 and Ord 99-14) 23. 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 and Ord 99-14) G:IPlanning1200SIPAOS-0009 TTM Wolf Creek PA-10lPlanninglDraft PC Reso & COA's,doc 10 . . . PRIOR TO ISSUANCE OF GRADING PERMITS G:\PlanningI2005\PA05-0009 TIM Wolf Creek PA-10IPlanninglDraft PC Reso & COA's,doc 11 . . . Planning Division 24. The following shall be included in the Notes Section of the Grading Plan: "If at any time during excavation/construction of the site, archaeological/cultural resources, or any artifacts or other objects which reasonably appears to be evidence of cultural or archaeological resource are discovered, the property owner shall immediately advise the City of such and the City shall cause all further excavation or other disturbance of the affected area to immediately cease. The Director of Planning at his/her sole discretion may require the property to deposit a sum of money it deems reasonably necessary to allow the City to consult and/or authorize an independent, fully qualified specialist to inspect the site at no cost to the City, in order to assess the significance of the find. Upon determining that the discovery is not an archaeological/cultural resource, the Director of Planning shall notify the property owner of such determination and shall authorize the resumption of work. Upon determining that the discovery is an archaeological/cultural resource, the Director of Planning shall notify the property owner that no further excavation or development may take place until a mitigation plan or other corrective measures have been approved by the Director of Planning." ' 25. A copy of the Rough Grading plans shall be submitted and approved by the Planning Department. 26, The Grading Plan shall comply with the recommendations set forth in the Acoustical Analysis prepared by Gordon Bricken & Associates dated April 4, 2005, including: a. A 5-foot high sound barrier shall be placed along the west property line on Lots 1, 2, and 3 parallel to Wolf Valley Drive at the top of the slope at pad grade. 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. 28. A qualified paleontologist/archaeologist shall be chosen by the developer for consultation and comment on the proposed grading with respect to potential paleontological/ archaeological impacts. A meeting between the paleontologist/ archaeologist, Planning Department staff, and grading contractor prior to the commencement of grading operations and the excavation shall be arranged. The paleontologist/archaeologist or representative shall have the authority to temporarily divert, redirect or halt grading activity to allow recovery of fossils and other significant finds. 27. a. A Native American observer shall be present onsite during grading activities to monitor ground disturbing or earth moving work and identify any cultural resources unearthed. Public Works Department 29. As deemed necessary by the Department of Public Works, the Developer shall receive written clearance from the following agencies: a. San Diego Regional Water Quality Control Board b. Riverside County Flood Control and Water Conservation District G:IPlanning1200SIPAOS-0009 TIM Wolf Creek PA-10lPlanninglDraft PC Reso & COA's,doc 12 33. c. d. Planning Department Department of Public Works 30. A Grading Plan shall be prepared by a registered Civil Engineer in accordance with City of Temecula standards and approved by the Department of Public Works prior to commencement of any grading. The plan shall incorporate adequate erosion control measures to protect the site and adjoining properties from damage due to erosion. 31. A Soils Report shall be prepared by a registered Civil or Soils Engineer and submitted to 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 preliminary pavement sections. 32. A Drainage Study shall be prepared by a registered Civil Engineer and submitted to the Department of Public Works with the initial grading plan check. The study shall identify storm water runoff quantities expected from the development of this site and upstream of the site. It shall identify all existing or proposed off-site or on-site, public or private, drainage facilities intended to discharge this runoff. Runoff shall be conveyed to an adequate outfall capable of receiving the storm water runoff without damage to public or private property. The study shall include a capacity analysis verifying the adequacy of all facilities. Any upgrading or upsizing of drainage facilities necessary to convey the storm water runoff shall be provided as part of development of this project. The basis for analysis and design shall be a storm with a recurrence interval of one hundred years. NPDES - The project proponent shall implement construction-phase and post- construction pollution prevention measures consistent with the State Water Resources Control Board (SWRCB) and City of Temecula (City) NPDES programs. Construction- phase measures shall include Best Management Practices (BMPs) consistent with the City's Grading, Erosion & Sediment Control Ordinance, the City's standard notes for Erosion and Sediment Control, and the SWRCB General Permit for Construction Activities. Post-construction measures shall be required of all Priority Development Projects as listed in the City's NPDES permit. Priority Development Projects will include a combination of structural and non-structural onsite source and treatment control BMPs to prevent contaminants from commingling with stormwater and treat all unfiltered runoff year-round prior to entering a storm drain. Construction-phase and post-construction BMPs shall be designed and included into plans for submittal to, and subject to the approval of, the City Engineer prior to issuance of a Grading Permit. The project proponent shall also provide proof of a mechanism to ensure ongoing long-term maintenance of all structural post-construction BMPs. 34. 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. 35. 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, G:\Planning\2005\PA05-0009 TIM Wolf Creek PA-10\Planning\Draft PC Reso & COA's.doc 13 e e . . . . 36. The Developer shall obtain letters of approval or easements for any off-site work performed on adjoining properties. The letters or easements shall be in a format as directed by the Department of Public Works. ' 37. All lot drainage shall be directed to the driveway by side yard drainage swales independent of any other lot. G:IPlanning\2005IPA05-0009 TIM Wolf Creek PA-10\PlanninglOraft PC Reso & COA's.doc 14 . . . PRIOR TO APPROVAL/RECORDATION OF FINAL MAP G:\Planning\2005\PA05-o009 TIM Wolf Creek PA-l0lPlanninglOraft PC Reso & COA's,doc 15 . Planning Division 38. The following shall be submitted to and approved by the Planning Department: a. A copy of the Final Map. b. A copy of the Environmental Constraint Sheet (ECS) with the following notes: i. This property is located within thirty (30) miles of Mount Palomar Observatory. All proposed outdoor lighting systems shall comply with the California Institute of Technology, Palomar Observatory recommendations, Ordinance No. 655. ii. The Wolf Creek Environmental Impact Report (EIR) (PA98-0482) was prepared for this project and is on file at the City of Temecula Planning Department. A copy of the recorded Covenants, Conditions, and Restrictions (CC&R's): i. CC&R's shall be reviewed and approved by the Planning Director. The CC&R's shall include liability insurance and methods of maintaining open space, recreation areas, parking areas, private roads, exterior of all buildings and all landscaped and open areas including parkways. ii. The CC&R's shall be prepared at the developer's sole cost and expense. iii. The CC&R's shall be in the form and content approved by the Planning Director, City Engineer and the City Attorney and shall include such provisions as are required by this approval and as said officials deem necessary to protect the interests of the City and it's residents. iv. The CC&R's and Articles of Incorporation of the Property Owner's Association are subject to the approval of the Planning and Public Works Departments and the City Attorney. They shall be recorded concurrent with the final map. A recorded copy shall be provided to the City. v. The CC&R's shall provide for the effective establishment, operation, management, use, repair and maintenance of all common areas, drainage and facilities. vi. The CC&R's shall provide that the property shall be developed, operated and maintained so as not to create a public nuisance. vii. ' The CC&R's shall provide that the association may not be terminated without prior City approval. viii. The CC&R's shall provide that if the property is not maintained in the condition required by the CC&R's, then the City, after making due demand and giving reasonable notice, may enter the property and perform, at the owner's sole expense, any maintenance required thereon by the CC&R's or the City Ordinances. The property shall be subject to a lien in favor of the City to secure any such expense not promptly reimbursed. . . c. ix. Every owner of a suite or lot shall own as an appurtenance to such suite or lot, either (1) an undivided interest in the common areas and facilities, or (2) a share in the corporation, or voting membership in an association owning the common areas and facilities. G:IPlanning\200SIPAOS-0009lTM Wolf Creek PA-10lPlanninglOraft PC Reso & COA's,doc 16 All open areas and landscaping shall be permanently maintained by the association or other means acceptable to the City. Such proof of this maintenance shall be submitted to the Planning and Public Works Department prior to the issuance of building permits. xi. Reciprocal access easements and maintenance agreements ensuring access to all parcels and joint maintenance of all roads, drives or parking areas shall be provided by the CC&R's or by deeds and shall be recorded concurrent with the map or prior to the issuance of building permit where no map is involved. 39. No lot or suite in the development shall be sold, unless a corporation, association, property owner's group or similar entity has been formed with the right to assess all properties individually owned or jointly owned which have any rights or interest in the use of the common areas and common facilities in the development, such assessment power to be sufficient to meet the expenses of such entity, and with authority to control, and the duty to maintain, all of said mutually available features of the development. Such entity shall operate under recorded CC&R's, which shall include compulsory membership of all owners of lots and/or suites and flexibility of assessments to meet changing costs of maintenance, repairs, and services. Recorded CC&R's shall permit enforcement by the City for provisions required as Conditions of Approval. The developer shall submit evidence of compliance with this requirement to, and receive approval of, the City prior to making any such sale. This condition shall not apply to land dedicated to the City for public purposes. x. . Public Works Department Prior to Approval of the Final Map, unless other timing is indicated, the Developer shall . complete the following or have plans submitted and approved, subdivision improvement agreements executed and securities posted: 40. As deemed necessary by the Department of Public Works, the Developer shall receive written clearance from the following agencies: a. San Diego Regional Water Quality Control Board b. Rancho California Water District c. Eastern Municipal Water District d. Riverside County Flood Control and Water Conservation District e. City of Temecula Fire Prevention Bureau f. Planning Department g. Department of Public Works h. Riverside County Health Department i. Community Services District 41. The Developer shall design and guarantee construction of the following public improvements to City of Temecula General Plan standards unless otherwise noted. Plans shall be reviewed and approved by the Department of Public Works: a. Improve streets A - E (Local Road Standards - 56' RNI/) to include dedication of full-width street right-of-way, installation of full-width street improvements, paving, G:\Planning\2005\PA05-Q009 TIM Wolf Creek PA.1O\Planning\Draft PC Rasa & COA's.doc 17 . . curb and gutter, sidewalk, street lights, drainage facilities, signing and striping, utilities (including but not limited to water and sewer). 42. Unless otherwise approved the following minimum criteria shall be observed in the design of the street improvement plans: a. Street centerline 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 Standard No. 207A. c. Street lights shall be installed along the public streets shall be designed in accordance with City Standard No. 800. d. Concrete sidewalks shall be constructed in accordance with City Standard No. 400. e. Design of street improvements shall extend a minimum of 300 feet beyond the project boundaries to ensure adequate continuity of design with adjoining properties. Minimum centerline radii shall be in accordance with City Standard No. 113. All reverse curves shall include a 100-foot minimum tangent section, All street and driveway centerline intersections shall be at 90 degrees. All knuckles shall be constructed in accordance with City Standard No. 602. All cul-de-sacs shall be constructed in accordance in City Standard No. 600. All utility systems including gas, electric, telephone, water, sewer, and cable TV shall be provided underground. Easements shall be provided as required where adequate right-of-way does not exist for installation of the facilities. All utilities shall be designed and constructed in accordance with City Codes and the utility provider. I. All utilities, except electrical lines rated 34kv or greater, shall be installed underground. f. g. h. i. j. . k. . 43. Corner property line cut off for vehicular sight distance and installation of pedestrian facilities shall be provided at all street intersections in accordance with Riverside County Standard No. 805. 44. All easements and/or right-of-way dedications shall be offered for dedication to the public or other appropriate agency and shall continue in force until the City accepts or abandons such offers. All dedications shall be free from all encumbrances as approved by the Department of Public Works. 45. Pursuant to Section 66493 of the Subdivision Map Act, any subdivision which is part of an existing Assessment District must comply with the requirements of said section. Prior to City Council approval of the Final Map, the Developer shall make an application for reapportionment of any assessments with appropriate regulatory agency. 46. Any delinquent property taxes shall be paid. G:IPlanning\2005\PA05-0009 TIM Wolf Creek PA-10IPlanninglDraft PC Reso & COA's,doc 18 47. An Environmental Constraints Sheet (ECS) shall be prepared in conjunction with the Parcel Map\Final Map to delineate identified environmental concerns and shall be recorded with the map. A copy of the ECS shall be transmitted to the Planning Department for review and apwoval. . 48. The Developer shall comply with all constraints which may be shown upon an Environmental Constraint Sheet recorded with any underlying maps related to the subject property. 49. The Developer shall make a good faith effort to acquire the required off-site property interests, and if he or she should fail to do so, the Developer shall, prior to submittal of the Final Map for recordation, enter into an agreement to complete the improvements pursuant to the Subdivision Map Act, Section 66462 and Section 66462.5. Such agreement shall provide for payment by the Developer of all costs incurred by the City to acquire the off-site property interests required in connection with the subdivision. Security of a portion of these costs shall be in the form of a cash deposit in the amount given in an appraisal report obtained by the Developer, at the Developer's cost. The appraiser shall have been approved by the City prior to commencement of the appraisal. 50. A copy of the grading and improvement plans, along with supporting hydrologic and hydraulic calculations shall be submitted to the Riverside County Flood Control and Water Conservation District for approval prior to recordation of the Final Map or the issuance of any permit. A permit from Riverside County Flood Control and Water Conservation District is required for work within their right-of-way. 51. All utility systems including gas, electric, telephone, water, sewer, and cable TV shall be provided for underground, with easements provided as required, and designed and constructed in accordance with City Codes and the utility provider. Telephone, cable TV, and/or security systems shall be pre-wired in the residence. . 52. The Developer shall notify the City's cable TV Franchises of the Intent to Develop. Conduit shall be installed to cable TV Standards at time of street improvements. 53. Private drainage easements for cross-lot drainage shall be required and shall be delineated and noted on the final map. 54. Easements for sidewalks for public uses shall be dedicated to the City where sidewalks meander through private property. 55. Easements, when required for roadway slopes, landscape easements, drainage facilities, utilities, etc., shall be shown on the final map if they are located within the land division boundary. All offers of dedication and conveyances shall be submitted for review and recorded as directed by the Department of Public Works. On-site drainage facilities located outside of road right-of-way shall be contained within drainage easements and shown on the final map. A note shall be added to the final map stating "drainage easements shall be kept free of buildings and obstructions. " Community Services Department 56. The CC&R's shall be reviewed and approved by TCSD. The CC&R's shall address landscape maintenance including access, trash bin collection locations for each . G:\Planning\2005\PA05.Q009 TIM Wolf Creek PA-10\Planning\Draft PC Reso & COA's.doc 19 . . . residential unit; restricted parking on trash collection and street sweeping days; how residents and visitors will be informed of trash collection and parking restrictions and how the HOA will enforce these issues. 57. Open space lots 78-87 inclusive shall be dedicated to themselves for ownership and maintenance purposes. Fire Department 58. Prior to map recordation the applicant shall submit to the Fire Prevention Bureau a georectified (pursuant to Riverside County standards) digital version of the map including parcel and street centerline information. The electronic file will be provided in a ESRI Arclnfo/ArcView compatible format and projected in a State Plane NAD 83 (California Zone VI) coordinate system. The Bureau must accept the data as to completeness, accuracy and format prior to satisfaction of this condition. G;\Planning1200S\P AOS-0009 TIM Wolf Creek P A-1 O\Planning\Oraft PC Reso & COA's,doc 20 . PRIOR TO ISSUANCE OF BUILDING PERMITS . . G:IPlanning\2005IPA05-0009 TIM Wolf Creek PA-10IPlanninglOraft PC Reso & COA's,doc 21 . Planning Division 59. The Building Plans shall comply with the recommendations set forth in the Acoustical Analysis prepared by Gordon Bricken & Associates dated April 4, 2005, including: a. All windows at the second floor in the buildings on Lots 1, 2, and 3 nearest Wolf Valley Road with a visual sight-line to the roadway should have a Sound Transmission Class (STC) rating of STC 32. 60. A receipt or clearance letter from the Temecula Valley School District shall be submitted to the Planning Department to ensure the payment or exemption from School Mitigation fees. 61. . . The following shall be submitted to and approved by the Planning Department: a. Three (3) copies of Construction Landscaping and Irrigation Plans. The location, number, genus, species, and container size of the plants shall be shown. The plans shall be consistent with the Water Efficient Landscaping Ordinance. The cover page shall identify the total square footage of the landscaped area for the site. The plans shall be accompanied by the following items: i. Appropriate filing fee (per the City of Temecula Fee Schedule at time of submittal). ii. One (1) copy of the approved grading plan. iii. An agronomic soils study. iv. Water usage calculations per Chapter 17.32 of the Development Code (Water Efficient Ordinance). v. Total cost estimate of plantings and irrigation (in accordance with the approved plan). vi. The locations of all existing trees that will be saved consistent with the tentative map. vii. Automatic irrigation for all landscaped areas and complete screening of all ground mounted equipment from the view of the public from streets and adjacent property for: a) Front yards and slopes within individual lots prior to issuance of building permits for any lot(s). b) Private common areas prior to issuance of the first building permit. c) All landscaping excluding Temecula Community Services District (TCSD) maintained areas and front yard landscaping which shall include, but may not be limited to private slopes and common areas. d) Shrub planting to completely screen perimeter walls adjacent to a public right-of-way equal to sixty-six (66) feet or larger. viii. Hardscaping for the following: a) Pedestrian trails within private common areas. G:IPlanning\2005IPA05-0009 TTM Welf Creek PA-10lPlanninglDraft PC Rese & COA's,doc 22 Wall and Fence Plans consistent with the Conceptual Landscape Plans showing the height, location and the following materials for all walls and fences: i. Decorative block for the perimeter of the project adjacent to a public right- of-way equal to sixty-six (66) feet or larger and the side yards for corner lots. ii. Wrought iron or decorative block and wrought iron combination to take advantage of views for side and rear yards. iii. Wood fencing shall be used for all side and rear yard fencing when not restricted by i. and ii. above. c. Precise Grading Plans consistent with the approved rough grading plans including all structural setback measurements. b. 62. Slope banks 5' or greater in vertical height with slopes greater than or equal to 3:1 shall be landscaped at a minimum with an appropriate ground cover, one 15 gallon or larger size tree per 600 square feet of slope area, and one 1 gallon or larger shrub for each 100 square feet of slope area. Slope banks in excess of 8' in vertical height with slopes greater or equal to 2:1 shall also be provided with one 5 gallon or larger tree per 1,000 square feet of slope area in addition to the above requirements. 63. 24" box size multi-trunked Jacaranda trees shall be planted on selected project corners as approved by the Planning Director. 64. Roof-mounted mechanical equipment shall not be permitted within the subdivision; however solar equipment or any other energy saving devices shall be permitted with Director of Planning approval. Public Works Department 65. Final Map shall be approved and recorded. 66. A Precise Grading Plan shall be submitted to the Department of Public Works for review and approval. The building pad shall be certified by a registered Civil Engineer for location and elevation, and the Soils Engineer shall issue a Final Soils Report addressing compaction and site conditions. 67. Grading of the subject property shall be in accordance with the California Building Code, the approved grading plan, the conditions of the grading permit, City Grading Standards and accepted grading construction practices, The final grading plan shall be in substantial conformance with the approved rough grading plan. 68. 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. 69. The Developer shall pay to the City the Western Riverside County Transportation Uniform Mitigation Fee (TUMF) Program as required by, and in accordance with, Chapter 15.08 of the Temecula Municipal Code and all Resolutions implementing Chapter 15.08. G:\Planning\2005\PAOS.0009 TIM Wolf Creek PA-10\Planning\Draft PC Reso & COA's.doc 23 e e e . . . Community Services Department 70. The developer shall provide TCSD verification of arrangements made with the City's franchise solid waste hauler for disposal of construction debris. Fire Department 71. 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. 72. 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, all of the time, for 80,000 Ibs GVW. (CFC 8704.2 and 902.2.2.2) 73. Prior to building construction, dead end road ways and streets in excess of one hundred and fifty (150) feet which have not been completed shall have a turnaround capable of accommodating fire apparatus. (CFC 902.2.2.4) 74. Prior to building construction, this development, and any street within, serving more than 35 homes shall have two (2) points of access, via all-weather surface roads, as approved by the Fire Prevention Bureau. (CFC 902.2.1) 75. 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, 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) G:IPlanning\2005IPA05-Q009 TTM Wolf Creek PA-l0lPlanninglDraft PC Reso & COA's,doc 24 . . . PRIOR TO ISSUANCE OF OCCUPANCY G:\Planning\2005\PA05-o009 TTM Wolf Creek PA-10\Planning\Draft PC Reso & COA's,doc 25 . Planning Division 76. If deemed necessary by the Director of Planning, the applicant shall provide additional landscaping to effectively screen various components of the project. 77. All required landscape planting and irrigation shall be installed consistent with the approved construction plans and shall be in a condition acceptable to the Director of Planning. The plants shall be healthy and free of weeds, disease, or pests. The irrigation system shall be properly constructed and in good working order. 78. Front yard and slope landscaping within individual lots shall be completed for inspection. 79. Private common area landscaping shall be completed for inspection prior to issuance of the first occupancy permit. 80. Performance securities, in amounts to be determined by the Director of Planning, to guarantee the maintenance of the plantings within private common areas for a period of one year, in accordance with the approved construction landscape and irrigation plan, shall be filed with the Planning Department for one year from final certificate of occupancy. After that year, if the landscaping and irrigation system have been maintained in a condition satisfactory to the Director of Planning, the bond shall be released. 81. All of the foregoing conditions shall be complied with prior to occupancy or any use allowed by this permit. . Public Works Department 82. 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 83. All necessary certifications and clearances from engineers, utility companies and public agencies shall be submitted as required by the Department of Public Works. 84. All improvements shall be constructed and completed per the approved plans and City standards to the satisfaction of the Director of Public Works. 85. The existing improvements shall be reviewed. Any appurtenance damaged or broken due to the construction operations of this project shall be repaired or removed and replaced to the satisfaction of the Director of Public Works. Community Services Department 86. The developer shall submit the most current list of Assessor's Parcel Numbers assigned to the final project. . G:IPlanning\2005IPA05-0009 TIM Wolf Creek PA-l01PlanninglDraft PC Reso & CONs.doc 26 87. It shall be the developer's responsibility to provide written disclosure of the existence of TCSD and its service level rates and charges to all prospective purchasers. Fire Department 88. 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 Ibs. GVW with a minimum AC thickness of .25 feet. (CFC sec 902 and Ord 99-14) 89. 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) By placing my signature below, I confirm that I have read, understand and accept all the above Conditions of Approval. I further understand that the property shall be maintained in conformance with these conditions of approval and that any changes I may wish to make to the project shall be subject to Planning Department approval. Applicant's Signature Date Applicant's Printed Name G:\Planning\2005\PA05-0009 TIM Wolf Creek PA-10\Planning\Draft PC Resa & COA's.doc 27 . . . rc.::_ I;,~ ,- - ~---.~- --~----_.- " . r,. ,,),:~c,. - -- ....:.< . ATIACHMENT NO.4 PC RESOLUTION NO. 2005-_ DEVELOPMENT PLAN __ l>~- G:\PlanDing\gOo?:~~?~~??P91TM Wolf Creek PA- ~ O\P~~~~l~~~r'~~ AFF RE~~~~~ :emplat~.dOC . PC RESOLUTION NO. 2005-_ A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NO. PA05-0010, A DEVELOPMENT PLAN (PRODUCT REVIEW AND PLANNED DEVELOPMENT GUIDELINES) FOR 77 DETACHED SINGLE-FAMILY RESIDENTIAL GREEN COURT HOMES LOCATED WITHIN PLANNING AREA 10 OF THE WOLF CREEK SPECIFIC PLAN, SOUTH OF WOLF VALLEY ROAD AND EAST OF WOLF CREEK ROAD SOUTH. UNITS RANGE FROM 2,082 SQUARE FEET TO 2,203 SQUARE FEET WITH 3 DIFFERENT FLOOR PLANS AND 5 ARCHITECTURAL DESIGNS (ASSESSOR'S PARCEL NO. 962-010-006) WHEREAS, the City Council of the City of Temecula adopted the Wolf Creek Specific Plan on February 13, 2001; WHEREAS, Woodside Homes, filed Planning Application No. PA05-0010, in a manner in accord with the City of Temecula General Plan and Development Code; WHEREAS, Planning Application No. PA05-0010 was processed including, but not limited to a public notice, in the time and manner prescribed by State and local law; . WHEREAS, the Planning Commission, at a regular meeting, considered Planning Application No. PA05-0010 on October 19, 2005, at a duly noticed public hearing as prescribed by law, at which time the City staff and interested persons had an opportunity to and did testify either in support or in opposition to this matter; WHEREAS, at the conclusion of the Planning Commission Hearing and after due consideration of the testimony, the Planning Commission approved Planning Application No. PA05-0010, subject to the conditions after finding that the project proposed in Planning Application No. PA05-0010 conformed to the City of Temecula General Plan, Development Code and Wolf Creek Specific Plan. NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF TEMECULA DOES HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS: Section 1. That the above recitations are true and correct and are hereby incorporated by reference. Section 2. Findinas. The Planning Commission, in approving Planning Application No. PA05-0010 (Development Plan) hereby makes the following findings as required by Section 17.05.010F of the Temecula Municipal Code; A. The proposed use is in conformance with the General Plan for Temecula and with all applicable requirements of state law and other ordinances of the City; . The proposed single-family green court homes are permitted in the Medium Density land use designation standards contained in the Wolf Creek Specific Plan and the City's Development Code. The project is also consistent with the Medium land use designation contained in the General Plan. The site is properly planned and zoned, and G:\Planning\200S\PA05-001O Home Product Review PAID (Green Court) WolfCreek\Planning\DRAFf RESO AND COA template.doc 1 as conditioned, is physically suitable for the type and density of residential development proposed. The project, as conditioned, is also consistent with other applicable . requirements of State law and local ordinances, including the Califomia Environmental Quality Act (CEQA), the City Wide Design Guidelines, and fire and building codes. B. The overall development of the land is designed for the protection of the public health, safety, and general welfare; The overall design of the single-family green court homes, including the site, building, parking, circulation and other associated site improvements, is consistent with, and intended to protect the health and safety of those working in and around the site. The project has been reviewed for, and as conditioned, has been found to be consistent with all applicable policies, guidelines, standards and regulations intended to ensure that the development will be constructed and function in a manner consistent with the public health, safety and welfare. Section 3. Environmental Compliance. A Notice of Determination for Planning Application No. PA05-0010 was prepared per the California Environmental Quality Act Guidelines Section 15162. This section applies when an Environmental Impact Report (EIR) has been certified and there are not substantial changes not discussed or examined in the EIR. Section 4. Conditions. That the City of Temecula Planning Commission hereby approves Planning Application No. PA05-0010, a Product Review and Planned Development Guidelines for 77 detached single-family residential green court homes located within Planning Area 10 of the Wolf Creek Specific Plan, ranging from 2,082 square feet to 2,203 square feet with three (3) different floor plans and four (4) architectural designs, subject to the conditions of approval set forth on Exhibit A, attached hereto, and incorporated herein by this reference together with any other conditions that may be deemed necessary. . Section 5. PASSED, APPROVED AND ADOPTED by the City of Temecula Planning Commission this 19'h day of October 2005. David Mathewson, Chairman ATTEST: Debbie Ubnoske, Secretary [SEAL] . G:\Planning\2005\PA05-0010 Home Product Review PAlO (Green Court) WolfCreek\Planning\DRAFT RESO AND COA template.doc 2 . . . STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss CITY OF TEMECULA ) I, Debbie Ubnoske, Secretary of the Temecula Planning Commission, do hereby certify that PC Resolution No. 2005-_ was duly and regularly adopted by the Planning Commission of the City of Temecula at a regular meeting thereof held on the 19th day of October 2005, by the following vote of the Commission: AYES: NOES: ABSENT: PLANNING COMMISSIONERS: PLANNING COMMISSIONERS: PLANNING COMMISSIONERS: PLANNING COMMISSIONERS: ABSTAIN: Debbie Ubnoske, Secretary G:\Planning\2005\PA05-00 I 0 Home Product Review PAlO (Green Court) Wolf Creek\Planning\DRAFf RESO AND COA template.doc 3 !r~." - ~ :.\-.: - EXHIBIT A DRAFT CONDITIONS OF APPROVAL . e G:\Planning\2005\P A05~oq I 0 Hori:1eP[~u.at:R;c~Yj_~wP At 0 (qreen . . . EXHIBIT A CITY OF TEMECULA DRAFT CONDITIONS OF APPROVAL Planning Application No.: PA05-0010 Project Description: A Product Review and Planned Development Guidelines for 77 detached single-family residential green court homes located within Planning Area 10 of the Wolf Creek Specific Plan, located south of Wolf Valley Road and east of Wolf Creek Road South. Units range from 2,082 square feet to 2,203 square feet with three (3) different floor plans and five (5) architectural designs. DIF Category: Per Development Agreement MSHCP Category: Not Applicable Per Development Agreement TUMF: Not Applicable Per Development Agreement Tentative Tract Map No. 33124 Assessor's Parcel No: Portion of 962-010-006 Approval Date: October 19, 2005 October 19, 2007 Expiration Date: WITHIN FORTY-EIGHT (48) HOURS OF THE APPROVAL OF THIS PROJECT Planning Department 1. The applicant shall deliver to the Planning Department a cashier's check or money order made payable to the County Clerk in the amount of Sixty-Four Dollars ($64.00) for the County administrative fee, to enable the City to file the Notice of Determination as provided under Public Resources Code Section 21152 and California Code of Regulations Section 15062. If within said forty-eight (48) hour period the applicant has not delivered to the Planning Department 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 2. The applicant and owner of the real property subject to this condition shall hereby agree to indemnify, protect, hold harmless, and defend the City with Legal Counsel of the City's own selection from any and all claims, actions, awards, judgments, or proceedings against the City to attack, set aside, annul, or seek monetary damages resulting, directly or indirectly, from any action in furtherance of and the approval of the City, or any agency or instrumentality thereof, advisory agency, appeal board or legislative body G:\Planning\2005\PA05-0010 Home Product Review PAID (Green Court) WolfCreek\Planning\DRAFf RESO AND COA template.doc 5 including actions approved by the voters of the City, concerning the Planning Application. The City shall be deemed for purposes of this condition, to include any . agency or instrumentality thereof, or any of its elected or appointed officials, officers, employees, consultants, contractors, legal counsel, and agents. City shall promptly notify both the applicant and landowner of any claim, action, or proceeding to which this condition is applicable and shall further cooperate fully in the defense of the action. The City reserves the right to take any and all action the City deems to be in the best interest of the City and its citizens in regards to such defense. 3. The applicant shall submit, to the Planning Department for permanent filing, two (2) 8" X 10" glossy photographic color prints of the color and Materials Boards and of the colored version of the approved colored architectural elevations. All labels on the Color and Materials Board, and Elevations shall be readable on the photographic prints. 4. The project shall meet all applicable Conditions of Approval for Tract Map Number 33124 (PA05-0009). 5. This approval is for product review only and shall in no way limit the City or other regulatory or service agencies from applying additional requirements and/or conditions consistent with applicable policies and standards upon the review of grading, building and other necessary permits and approvals for the project. 6. 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. . 7. The Director of Planning may, upon an application being filed within thirty days prior to expiration and for good cause, grant a time extension of up to three one-year extensions of time, one year at a time. 8. The development of tre premises shall substantially conform to the approved plans, contained on file with the Planning Department. 9. The colors and materials for this project shall substantially conform to the approved colors and materials contained on file with the Planning Department, or as amended herein. Any deviation from the approved colors and materials shall require approval of the Director of Planning. 10. The applicant shall sign both copies of the final conditions of approval that will be provided by the Planning Department staff, and return one signed set to the Planning Department for their files. 11. The Development Code requires double garages to maintain a minimum clear interior dimension of 20' x 20'. This shall be clearly indicated on the plans prior to the issuance of building permits for the project. Interior dimensions are measured from the inside of garage wall to the opposite wall, steps, landing, equipment pedestals, bollards or any similar type feature. When the top of the stem wall is more than 8" above the garage floor, the required dimension is measured from the inside edge of the stem wall. . G:\Planning\2005\PA05-001O Home Product Review PAlO (Green Court) WolfCreek\Planning\DRAFf RESO AND COA template.doc 6 . . . Prior to the Issuance of Building Permits The applicant shall comply with standards, conditions and requirements set forth in the Wolf Creek Specific Plan, Mitigation Monitoring Program, conditions of approval for Tract Map 29798 (PA01-0233), and Ordinance No. 00-02, the Development Agreement between the City of Temecula and S.P. Murdy, LLC for the Wolf Creek Specific Plan. 13. Prior to construction of the Model Home complex, the applicant shall apply for a Model Home complex permit. 12. 14. A separate building permit shall be required for all signage. 15. An appropriate method for screening the gas meters and other externally mounted utility equipment shall be reviewed and approved by the Planning Department. 16. Landscape plans for front yards, slopes and common lots, to include a plan for perimeter or "community" walls/fences, shall be submitted for review and approval by the Planning Director prior to the issuance of building permits for the project. Prior to Building Occupancy 17. All of the foregoing conditions shall be complied with prior to occupancy or any use allowed by this permit. 18. All required landscape planting and irrigation for each individual house shall have been installed consistent with the approved construction landscape plans and shall be in a condition acceptable to the Planning Director prior to occupancy for each house. The plants shall be healthy and free of weeds, disease, or pests. The irrigation system shall be properly constructed and in good working order. By placing my signature below, I confirm that I have read, understand, and accept all the above Conditions of Approval. I further understand that the property shall be maintained in conformance with these conditions of approval and that any changes I may wish to make to the project shall be subject to Planning Department approval. Applicant's Signature Date Applicant's Printed Name G:\Planning\2005\PA05-001O Home Product Review PAlO (Green Court) WolfCreek\Planning\DRAFT RESO AND COA template.doc 7 ~~;~.~;" _.-..... - ~~=c.~ . ATT~CHMENT NO.5 WOLF C~EEK SPECIFIC PLAN PLANNING AREA MAP . G:\Planning\2Q05\PA05~0009TI'MWolf Cre~f'EA~l O\Planning\Draft"STAFF":&EFORT template.doc ~,~, J3 _._....~,c..,--~.~>.;__" ,:; ~ -,- ~-~'-21" ~-- .-::::~:iiiY~:~ti1:~ ,~~ iJ -~E'"",:" -~ ~,..~:,~~llh~-' ....=-=.".."'''--~ .. - ";:~ ""'.':." .:".:.?j:ti:~' _ -. _o~ " ~,~~:t _...c-. ,..tlil, Q) ej ~ ...;l l:l-4 ~ en :-01 I ;;J ~~ ...;l :s i j z 0' s ffi i:l .. z < Q ;s < ! .. .11 .\ I; ~h ~ ~'ll lllll 1. d~ j 0,> 'I Iff ,I.ll Ii ItJll h 'j I I ~i "I Il'f i,l'l III I" _,I~ iijil '1~ "'j t;< ',I H II jJJ 1" i!l! HIlI " tll ll~l Iii,' III eijl H!lI -j' ~j I ~ I ~ i I!! ~~~ !!! . !-- ~~a ~ ~ ~ ila~iPa~:!;':ii .. S i ]ll!lL}!tl ~ .. ~ e fltn!BH .. w .. ~ . , ! Q i ~ "U!;i' , 0 , - z :s ~ ';12 ~:r ~ ~ e '..'1 ;c ..:- w :raH;~1 i to i . z E f E 'j . 1 '" ,....II! .. l! . ~ JHlBii.j i 3 - '" . 'c " ,,' P J,f' ~W"0'1I^30 '1Vll.N3OJS3H 311CUll:J . - '- -, _""'-:.,-..'.~' ~:'-' :- ~ tI) e ! .. u:: ~ --:::. ~ l w ~ . < o d: tl ..:l:I '0 .e -."" ..: = 1 .~ 1 I>< .tOO !~ p:c_ . ~:. '~":~-- ~~-."~-- ATliACHMENT NO.6 i , WOLF C~eEKSPECIFIC PLAN PLANNING AREA 10 ~ONING REGULATIONS (EXCERPT) G:\Planning\2~05\PA05~~ TIM Wblfc;~~~p-~~~ I O\PI!lnn~n~\I)~ftS.,T^ff~B~RT _tel1}phlte.doc = . -- "-=.,..,,'F~"""'""'io1.,. .~4j:;i~~... -"."~c5- . Wolf Creel~ Zoning PlanniDl!: Area 10 - M Zone Sinl!le Familv Residential (Courtyard Homes) (I) The uses permitted in Planning Area 10 of Specific Plan No. 12 shall be the same as those uses permitted in the M Residential District in Chapter 17.06 of the City of Temecula Development Code. (2) The development standards for Planning Area 10 of Specific Plan No. 12 shall be the same as those standards identified for the M Residential District in Section 17.06.040 of the City ofTemecula Development Code, except for the following: A. B. C. D. E, F. G. H. 1. J. . K. Minimum net lot area shall not be less than three thousand (3,000) square feet. The minimum width at the front setback shall no be less than thirty feet (30'). The minimum average width of a lot shall not be less than thirty feet (30'). The minimum depth of a lot shall not be less than sixty-five feet (65'). The front yard to a liveable structure shall not be less than an average of fifteen feet (15') and a minimum often feet (10'). The comer side yard shall be not less than ten feet (10'). The interior side yard shall have a minimum setback of zero feet (0). The rear yard shall be not less than five feet (5'). The maximum height shall not exceed thirty-five feet (35'). Minimum garage setbacks shall be eighteen feet (18') from the right-of-way entrances that face the street and ten feet (10') for a side-entry garage. Roll-up type garage doors shall be required. Patio covers for side and rear yards with vertical supports shall be a minimum of five feet (5') from the property line. Patio covers without vertical supports shall be a minimum of three feet (3') from the property line. L. Patio covers for fron~ yards with vertical supports shall be a minimum often feet (10') from the property line. Patio covers without vertical supports shall be a minimum ofthree feet (3') from the property line. (3) Except as provided above, all other zoning requirements shall be the same as those requirements identified in Chapter 17.06 of the City of Temecula Development Code. (4) "'I dl . I d . d . . I d '1 d' f n IGilGOtlllydl 1011l(,~a'c:.lJllp \.>IIlGjjtG ,p.Op"l SIt(, G5lgJ\.lHvO lOG.:> <.tal (, Il1tc..Ola. 1011 uf dldl!tcGtuuil fk'Vl pIau dC.S;51l naIl ploU;uE, Ahd ~ih.., dG5igu. TII\"'l(..t\~h(" a PlauuGd DG,d"pwGI.t O,G,la) (PDO) Plan apl'w,al by the PlaJmiI.g C"uuuissiuu sabje.e.t t" t1,c le.qu;,GJu~,jb of CI,al'tCt 17.1'2. of tile. Dc,dul'tue.I.l Cude. shall be . e.qtl;.e.d. TI,c Dc,clop/ue.hl Plan stlblHittal shall ;ududc aI. atd,;tee.lu,al dcsigh I'ac"age. iu~ldding n"olplau3 at,,:! d~,ati"u3 f\'ll all I',o.:ltlcl lYI'GS I',opu,e.d. Minimum rear yard requirements are set at five feet (5') for courtyard home products; however, courtyard home site planning is highly dependent on integration of product design and placement . Specific P]an No. 12 - .} Page 16 of39 2/14/2001 Wolf Creel~ Zoning of homes on the lots. Th" D",dol'","ht PI"u .uu,t J.:-mohsttat.:- a Il.i,lit.llllu of 2ee squa.~ fl:<-l uf usa!:,!<- pd,at" la.J sl'a~.:- fo. .:-ad. lot. (5) A detailed noise assessment. evaluating project and cumulative noise impacts, shall be provided for Planning Area 10 because of its location adjacentto WolfVallev Road. and where such areas lie within a noise environment proiected to exceed 65 CNEL. As necessary. the assessment shall describe noise reduction measures to be incorporated into the project to complv with state and local exterior noise standards. The assessment shall be completed to the satisfaction of the Citv prior to the approval of a tentative subdivision map or development plan, whichever is appropriate for the tvpe of development proposed. (6) When courtvard homes are implemented, Planned Development guidelines shall be submitted for review and approval bv the Planning Commission. a. The Development Plan shall include an architectural design package including f1oorolans and elevations for all product types. b. The Development Plan must demonstrate a minimum of two hundred (200) square feet of usable private vard space for each lot. Specific P]an No. 12 Page 17 of39 2/1412001 . . . :!~,~-- jc,--:,--.r"-< ;o:,:__~,~, H ~,,' --- . . ,'. , ATI'!ACHMENT NO.7 WOLF CIilEEK SPECIFIC PLAN , RESIDENTIAL DESIGN GUIDELINES (EXCIiRPT) G:\Planning\2005\P A05-0009 TI'M WolfCre~k P A-I O\Plann.l~~~~;~! AFF-REPORT templ<lt~~~?c ,,<_c~.,J5 "OS -- ~-_..- i } ~ ----!;-,:~ ,'~~ ''1 :".;:~ - '~ j I I i . . f. Wolf Creelz IV. Design Guidelines To give a better idea of the depth, separation, and treatment of WOLF CREEK from the adjacent land uses acroSs from Pala Road a perspective view of Pal a Road is shown in Figure IV-37. This exhibit gives a view from the curb of the Pata Road median looking southeast toward the WOLF CREEK Community. This view affords a realistic view of the drainage channel, the boulder-lined drop structure, and the block wall abutting the back of the residential uses in , Planning Area 7. To create visual breaks in the block wall "view fencing" (no access permitted) will abut residential cul-de-sacs so that wall design is not monolithic. Articulation and landscaping will also be used to visually enhance the block wall. Walls will not be constructed adjacent to commercial areas. B. Architecture The WOLF CREEK community has been conceived as a project with a historical California architectural design philosophy. The history ofthe Temecula area and its aesthetic compatibility within the WOLF CREEK can be considered the source of the style selection. California architecture is well adapted to the climate and the southern Califomia lifestyle as well. While architectural style is implied, these guidelines do not mandate specific details, materials or colors. This approach would create monotony and unifonnity, and discourage individual design expression and innovation. Instead, the intent of the architectural guidelines is to encourage and inspire individual developers and designers. "Early California" embodies an eclectic collection of different architectural styles that have been used throughout southern California; see Figures IV -34A-0, Early California Vignettes. The styles that are appropriate for WOLF CREEK are California Ranch (Figure IV -38A), Cottage (Figure IV -38B), Craftsman (Figure IV-38C), Monterey (Figure IV-38D), American Fannhouse (Figure IV-38E), Spanish Colonial (Figure IV-38F), and Traditional (Figure IV -380). These styles are compatible with one another, have a demonstrated market appeal and community acceptance and can be successfully adopted to a contemporary merchant builder's product tine. It is important that these guidelines assist in the design , of merchant builder product lines without being overly restrictive. Architects shall avoid harsh contrasts of materials and colors and shall be sensitive to the scale shown for the style they are emulating. Details and colors shall correlate with the styles selected. The overarching design principle is to create a street scene that has both a strong character as well as function and visual variety. Various techniques are described on the following pages that can achieve this goal. It is not necessary to utilize every method on every building as long as the goals of variety and character are achieved. See Figures IV-39A - IV-39D. Specific plan No. 12 IV-45 WaU Creelz IV. Design Guidelines e Figure IV-38B, Cottage Style Figure IV-38C, Craftsman Style e Figure IV-38D, Monterey Style Specific plan No. 12 IV-47 e . . . Wolf Creelz IV. Design Guidelines Figure IV-38E, American Farmhouse Style Figure IV-38F, Spanish Colonial Style Figure IV-38G, Traditional Style .T':'~~ ~..;;.; ~'?f~i \~~~ ~.~ .'o,6<II:nlJ- Specific P]an No. 12 IV -48 , wolf Creeli. ARCIDTECTURAL GUIDELINE~ MASSING, HEIGHT & SCALE VARIED ROOF FORMS, AND COMBINATIONS OF ONE AND TWO STORY ELEMENTS PROVIDE VARIETY. REDUCE MASS AND ACCOMODATE PEDESTRIAN SCALE t'l,M.~ ./,,' "" . ,- ,. . ,.- I t. ~J1:':" W . --. /' . _....-,-.: -. CAREFUL ARTICULATION AND DETAILING OF ARCHITECTURE ADJOINING MAJOR ROADS. COMMUNITY THEME WALL PUNCTUATED WITH' GENEROUS AMOUNTS OF LANDSCAPING IS ENCOURAGED &.pu.d For Spring Pacific Properties 1.1. C. 15751 ROCKFIElD BLVD.. SUITE 100 - IRVINE, CA. 92618 Page IV-49 Figure IV-39. .. . uC . . . Wolf Creel~ ARCIllTECTURAL GUIDELINES DOORS & WINnOWS ~.'- '...;: '--"'-~~.t: -.....-......- , ~ ". ~-tAA #' '"".~ ~.tIiItv "- ./~,,"2~ "-. 4oJ.<~ ~ ~.~ ~ .....0:. ~~N : ' '.. '.' :: . ~~ . .' WINDOW PEDIMENTS. SMAll ROOF ElEMENTS,OVERHANGSAND PROJECTIONS ARE ENCOURAGED 1Vt. ;.. A- ~ ~ ~'W. -'? " W' DEEP SET CASEMENT WINDOWS AND ARTICULATION OF GARAGE DOORS ARE ENCOURAGED 000::: Mu &."...d For ~ Spring Pacific Properties L.L.C. 15151 ROCKFIEW BLVD.. SUITE 100 - IRVINE, CA. 92618 Paile IV-50 ~ Figure IV-39B . f. ltC , wolf Creek.. ARCIDTECTURAL GUIDELINEr BALCONIES & PORCHES ''It\.' N .A~ l.i(pl PORCH PROVIDES DETAIL, SHADOW RELIEF, ~ AND ARTICULATES ENTRY i" . t: " t-.. F 4J>' ~ 0> IN ...,v.,.. -"-"-" ~ #WY '1i..t.>>> ~ ~~ ~ w '%r.~~ ~. '~-'" BALCONY LOCATION. ADJOINING OPEN SPACES REDUCES MASS --. --------- ._~ ---- s ~- - . I\.puod For Spring Pacific Properties L.L.C. 15151 ROCKFIELD BLVD.- SUITE 100 - IRVINE, CA. 92618 Page IV-51 Figure IV-3. .. . uC Wolf Creelz ARCHITECTURAL GUIDELINES DETAILS . EXPOSED BEAMS ARE SOFTENED Willi DETAIL . ARCHED ENTRIES , AND ARCHITECTURAL PROJECTIONS ACCENT DOOR QUA mEFOIL WINDOWS SHADE AND FORM ACCENT ENTRY COURTYARD ENmy . &p.rod For Spring Pacific Properties L.L.C. 15151 ROCKFlELD BLVD.- SUITE 100 - IRVINE, CA. 92618 Page IV-52 Figure IV-39D . f" UL W aU Creel~ IV. Design Guidelines . 1. Residential Architectural Desi!w Guidelines a. Mass, Height and Scale . Mass of buildings located adjacent to major vehicular and pedestrian corridors. and open spaces shall be carefully articulated, with large unbroken surfaces discouraged. . The use of a mixture of one and two story elements are encouraged. . Single story elements are encouraged to reduce architectural massing when located on a corner lot. . Homes shall maintain low lines and horizontal forms as feasible, especially on corner lots. . Varied roof forms are encouraged. . A hierarchy of form shall be present such as well-pronounced front entries. . The highly visible front, side, and rear elevations of homes located adjacent to major circulation corridors shall include architectural enhancements. Examples of possible enhancements to side and rear building elevations include: changing roof lines, incorporating dormers with windows into roofs, varying siding material(s) and/or color(s), installation of window trim on second stories, and using shutters to frame windows . . Residences that abut streets classified as collectors or greater shall be designed and built with enhanced architecture such as architectural decoration and trim, projections, and/or articulated facades on those elevations visible from such street(s). . . The use of articulated walls to create strong shadows and visual interest is encouraged. . Building projections and recesses shall be provided on the front facade of each residential structure. . Emphasis shall be placed on horizontal architectural lines including architectural trim and fascia lines. Specific plan No. 12 IV-53 . . . . W aU Creel~ IV. Design Guidelines . Two-story elevations shall be visually broken up with offset stories, changes in materials, architectural banding or other similar accents, and/or sloping roof- lines. This is especially important where two or more elevations of a residence are prominently visible, as at street corners. b. Materials and Colors . . . . .. . . . . Changes in building materials and/or colors are encouraged to help visually break up the massing and scale of two-story elevations. The color of buildings shall be compatible with and integral to the materials chosen. Accent colors that complement the designated color scheme may be applied to doors, windows, shutters, architectural trim and special features for visual interest. To promote visual interest, it is recommended that a mixture of cool and warm building materials and roof colors be incorporated into each residential structure. Several color schemes shall be provided for similar elevations to provide variation and interest. Clay, concrete or ceramic tiles that complement the primary building color(s) may be used at building entries to create visual focal points. Brick, tile and stone are encouraged as paving and wall accents. Smooth-textured stucco and plaster, may have uneven surface to recall hand worked appearance. Wood products shall be of sufficient quality to accept semi-transparent stains. Where timber is used as a decorative or structural element on a residential building, the size and scale of the timber shall be in proportion to the overall lines, size and massing of the building. Specific Plan No. 12 IV-54 WaU Creelz IV. Design Guidelines . c. Building Elements Roofscapes . Simple gable, hip or shed roofforms are encouraged. . Roof overhangs or clipped eves are encouraged. . Cornice banding on parapet walls is encouraged. . Long unbroken rooflines are discouraged. Variations in roofline heights and alignments are encouraged. . Roofpitches should, in general, vary from 5:12 to 3:12. .. Roofing materials shall be non-flammable (i.e., concrete tiles, clay tiles, slate). Asphalt shingle roofing is permitted if it is fire retardant. . Masonry materials with integral color are preferable to surface glazed materials, since integral colors tend to be more durable and long-lasting. . Roof color shall compliment the building colors. Each residential subdivision shall offer homes with two or more different roof color options. Each subdivision may have up to 70% of the homes with the same dominant roof color; a secondary roof color shall be used on the remaining homes. Both the primary and secondary colors shall be compatible. . . The roof material palette for each building shall contain more than one color to achieve a variegated appearance. This variegation should be noticeable, but . subtle. Colors may vary as long as they are compatible with each other. . Dramatic changes in roofing colors between buildings in the same subdivision are discouraged. For example, a few scattered cool grey roofs within a subdivision of mostly warm red roofs look out-of-place and artificial; however, a warm grey roof would look fine adjacent to a warm brown roof. The exception to this approach is when several different architectural styles are used within the same subdivision, in which case, different roofing colors and materials are appropriate. Specific plan No. 12 IV-55 . . . . W aU Creel~ IV. Design Guidelines Windows and Doors . Deep set openings are suggested to convey the impression of wall thickness and create strong shadows. . Window pediments, small roof elements, and overhangs and projections over windows, doors and garage doors are encouraged. . Deep set, corner and arched windows are encouraged. . Articulation of highly visible roll-up garage doors is encouraged. . Using pot shelves or flower boxes below windows will add visual interest and color. . Exterior doors shall be decorative and visually interesting. Plain, frosted and etched glass door panels and sidelines are desirable options. . French doors, dormer windows and decorative shutters are encouraged. . A variety of window treatments are encouraged, including unusual window placement, use of decorative grills and iron work, and incorporation of glass block windows where light is desired but privacy is an issue. . Divided lights will reduce the scale oflarge windows and provide visual interest. . High windows, transom windows, and clerestory windows are encouraged. Balconies and Porches . Balconies and porches may be used to articulate and reduce mass, as well as provide shadow relief. . Porches, balconies and trellis structures that are located in front yards shall be compatible with the overall architectural theming, style and design of the residence. . Balustrades of wood and iron are encouraged. . Any projections shall be simple and bold. . Cylindrical or square columns of stucco or concrete are encouraged. Specific plan No. 12 IV-56 w alf Creel~ IV. Design Guidelines . . Arch or column supports of balconies shall be used as entry elements where possible. . Materials used shall be appropriate to the designated style. Private Walls and Fences . Low garden walls which can serve as seating and flat display surfaces are recommended. . The use of gateways, portals, and openings which "frame" a view is encouraged. . Gates shall be placed to provide physical access to public open spaces, paseos or enhanced landscape edges. . The use of thematic materials and colors appropriate to the designated architectural style is encouraged. . Project wall design shall be consistent with the community wall program. . Height, proportions and scale must be sympathetic to architecture of adjacent buildings. . . Incorporating pilasters into private walls is encouraged. . Private rear and side yards shall be enclosed by a fence, wall, entry court or landscaping as appropriate. . Encourage substantial proportions, conveying the visual impression of solidity and permanence. . Decorative grillwork and see-through fencing shall be used wherever possible to provide visual access to open space. Details . . Quatrefoil window details are encouraged. A quatrefoil window is a window with four-lobes or leaf-shaped curves. These windows are usually smaller than typical windows and are often used for decorative purposes, rather than for ventilation. Specific plan No. 12 IV-57 . . . . W aU Creel~ IV. Design Guidelines . Potshelves, pilasters and brick and tile accents are encouraged around doors, windows and entries, particularly near front and side entries that are easily visible from the street. . Low and high walls shall be used to define courtyards, patios and entries. . Chimneys shall be simple, well scaled elements and trimmed to match the architecture. . Mailboxes shall be grouped in multi-family areas and designed to reflect the architectural motif. . All antennas shall be restricted to the attic or interior of the residences. . Solar panels, if any, shall be integrated into the roof form and flush with roof slope and color to blend with roof materials. . Skylights, if any, are to be designed as an integral part of the roof. The metal flashing surrounding the skylight should be painted to match the roof color. . Mechanical equipment such as gas meters, air conditioning and heating equipment shall be screened from public view, either by landscaping, fences, walls, earth berms or combination thereof. . Exposed, unpainted sheet-metal spouts are discouraged. Such spouts shall be painted to match the building or the architectural trim. . Design covered porches to have shallow pitched canopies and broad roof overhangs. . When using wood as a building material, incorporate subst~mtial posts, timbers, planks wide railings, and balusters into the architecture. . Use decorative porch supports with capitals, wrapped with wood trim, or turned portions. . For subdivisions with a minimum lot size of7,200 square feet or larger, consider providing some homes with covered breezeways or archways that link detached garages and/or structures to the main residence. . Rain gutters, flashing, and other architectural elements and trim constructed of sheet metal shall be painted with dark colors similar to the fascia. Specific plan No. 12 IV-58 Wolf Creel~ FRONT YARD SETBACKS (Typical Condition) STREET HOUSE . . I I . . 2-CAR GARAGE I I I I I '---- STANDARD RESIDENTIAL FRONT YARD SETBACK !m!!<;ill . STREET -j . . . . . . 3-CAR GARAGE . . . . . ...-------- HOUSE STANDARD RESIDENTIAl FRONT YARD SETBACK WITH SECOND-STORY OVERHANG .fu!>lg!) Prepared For Spring Pacific Properties L.L.C. 15751 ROCKFIELD BLVD. . SUITE 100. IRVINE, CA 92618 Page IV-36 Figure N-34A . .. . LlC Wolf Creelz FRONT YARD SETBACKS (Typical Condition) . STREET I 1U J 2..cAR GARAGE ---------- HOUSE . Note; Average front yard setback is 15 feet. TYRlCAl-SIDE-FACING GARAGE SETBACK ~ STREET r-- 1U J 1.cAR GARAGE 2-cAR GARAGE I : HOUSE I *1 Although a minimum garage secbad:.O(181eet is required, in actualily such garages will need kl be bcated 20-22 feet Ifom the right of way in order 10 provide access to !he side entry garage. *2 The "Split Garage" option shall be arranged so 1hat U1e front door of each home is visi:lIe from the street. . SPLIT GARAGE WITH IS-FOOT AVERAGE SETBACK (three-c:ar nrave condition only) Prepared fur Spring Pacific Properties L.L.C. 15751 ROCKFIELD BLVD. - SUITE 100 - IRVINE, CA 92618 Page IV-37 Figure IV-34B .. . uC Wolf Creel~. FRONT YARD SETBACKS (Typical Condition) STREET ARCHWAY~ (optional) "" .- . . . . . . . 2-CAR GARAGE · . . . I 15' (average) j . HOUSE ATTACHED REAR GARAGE SETBACK (typical) Prepared. For Spring Pacific Properties L.L.C. 15751 ROCKFIELD BLVD. - SUITE 100 - IRVINE, CA 92618 Page IV-38 Figure lV-34C . .. . uC . . . Wolf Creel~ FRONT YARD SETBACKS (Typical Condition) STREET I 15' HOUSE 2-CAR GARAGE - Option: granny flat pennitted over garage DETACHED REAR GARAGE SETBACK (typical) Prepared For Spring Pacific Properties L.L.C. 15751 ROCKFIELD BLVD. - SUITE 100. IRVINE, CA 92618 Figure IV-34D . . .. UL Page lV-39 -- . ATTACHMENT NO.8 PLANNED DEVELOPMENT GUIDELINES ! . G \Plannmg\2005\PA05-0009 TIM Wolf Creek P A-l O\Plannint\D-J~:;rAFF REPORT template doc I ;;'~ ..,b~O"~ ~~.....i>-"" ",,--" , tilo ......0 _ "_' .-. ~:: 0;:-,:0._> -;- .!E"".:=o;:;;co..:. ~:: -lt~--'-'J-' - >-~ .!;.,':" :-:::~[1 ~~::-_}'::::,~'l! ."+.~~ _0i~1 ..,...;::.:~..'E,:'~ . . . Wolf Creek PA - 10 Residential Development Standards Development Standards Minimum Lot Area Product T e Minimum Usable Private 0 LOT DIMENSIONS Minimum Lot Fronta e at Front Pro ert Line Minimum Lot Fronta e for a Fla Lot at Front Pro Minimum Lot Width at Front Setback Minimum Avera e Lot Width Minimum Lot De th SETBACKS Minimum Front Yard to Livable Structure Front Yard Enhancements Minimum Corner Side Yard Minimum Interior Side Yard Minimum Rear Yard Rear Yard Enhancements Gara e Setbacks Patio Covers Front Yards Onl 3,000 SF Court ard M 200 SF 30 ft 20 ft 30 ft 30 ft 65 ft 5 ft av 3 ft 10 ft 5' ft 5 It 4 ft 5 ft Overhan - 3 ft Overhan - 3 ft NA 35 ft NA . . . ~~~~~2j,~L,,__. ITEM #5 s~""~",.:;;i':iii:~I'iiiii;'~.i'.",:~~~~:'C-:',c. .,", ~~.-~- -~...i:;..;::. i .J ."~ 1 " , i ". "~~~~;"";;i~".:OfJ.-:,::;;--",~J . . . TO: FROM: DATE: SUBJECT: CITY OF TEMECULA COMMUNITY DEVELOPMENT DEPARTMENT MEMORANDUM Planning Commissioners Stuart Fisk, Associate Planner October 19, 2005 Planning Applications PA05-0127, PA05-0140 and PA05-0192 These items were previously scheduled for the October 5, 2005 Planning Commission hearing. Due to incorrect on-site posting, these items were continued to the October 19, 2005 Planning Commission hearing. Please see the attached staff report and resolution(s) which reflect the current date of the meeting. G:\Planning\2005\PAOS.0127 Industrial Condominium of Temecula\Planning\PC MEMO continuance.doc 1 . STAFF REPORT - PLANNING CITY OF TEMECULA PLANNING COMMISSION Date of Meeting: October 19, 2005 Prepared by: Stuart fisk Title: Associate Planner File Numbers: PA05-0127 PA05-0192 PA05-0140 Application Types: Development Plan Tentative Parcel Map Sign Program Project Description: A Development Plan to construct three light industrial buildings totaling 84,211 square feet, a Tentative Parcel Map for condominium purposes, and a Sign Program for a 5.55 acre site located on the north side of Remington Avenue, approximately 550 feet west of Diaz Road (A.P.N. 909-370-024). Recommendation: o Approve with Conditions (Check One) D Deny D Continue for Redesign D Continue to: . D Recommend Approval with Conditions D Recommend Denial CEQA: o Categorically Exempt Class: (Check One) o Negative Declaration o Mitigated Negative Declaration with Monitoring Plan (finding of consistency with Mitigated Negative Declaration dated December 15, 2004). DEIR . G:\Planning\2005\P A05-ot 27 Industrial Condominium of Temecula\Planning'Staff Report.doc I PROJECT DATA SUMMARY Applicant: Dean Smith; Ken Smith Architect . Completion Date: April 27, 2005 Mandatory Action Deadline Date: October 5, 2005 General Plan Designation: Business Park (BP) Zoning Designation: Light Industrial (L1) Site/Surrounding Land Use: Site: Vacant North: South: East: West: Existing industrial buildings & vacant property Existing industrial buildings & vacant property Existing industrial buildings & vacant property Existing industrial buildings & vacant property Lot Area: 5.55 acres Total Floor Area/Ratio 0.35 . Landscape Area/Coverage 51,677 sq. 11./21 % Parking Required/Provided 222 spaces required/222 spaces provided BACKGROUND SUMMARY [8] 1. Staff has worked with the applicant to ensure that all concerns have been addressed, and the applicant concurs with the recommended Conditions of Approval. On December 15, 2004, the Planning Commission approved PA04-0361, a Development Plan proposed by Kearny Real Estate Company to construct a single 86,175 square foot light industrial building on a 5.55 acre site. The Planning Commission also adopted a Mitigated Negative Declaration and Mitigation Monitoring program for the project. Since approval PA04- 0361, Industrial Condominiums of Temecula, LLC, has acquired the property and proposes a new Development Plan and Tentative Parcel Map for condominium purposes that would allow for three buildings totaling 84,211 square feet. The applicant has submitted a letter (Attachment 7) indicating agreement to the Planning Commission rescinding approval of PA04-0361, contingent upon approval of the proposed development plan. The project has been conditioned that approval of the proposed development plan renders the previous approval of PA04-0361 null and void (see Condition of Approval No.6). . G:\Planning\2005\PA05-0127 Industrial Condominium of Temecula\Planning\Staff Report.doc 2 . ANALYSIS Development Plan . Site Desiqn The proposed use is consistent with the General Plan designation of Business Park and zoning designation of Light Industrial. The buildings meet the minimum setback requirements of the Development Code and the proposed lot coverage of 32.6% is below the maximum allowed lot coverage of 40 percent. The proposed site plan provides adequate circulation for vehicles anticipated to utilize the site. Access to the site will be provided from two drive aisles off Remington Avenue that will loop around the proposed buildings. The Public Works Department has analyzed the projected traffic impact of the project and determined that the impacts are consistent with the traffic volumes projected for the site by the General Plan EIR. The Fire Department has also reviewed the plan and determined that there is proper access and circulation to provide emergency services to the site. Staff has determined that 222 parking spaces are required to serve the proposed buildings, and 222 parking spaces will be provided. Additionally, staff believes the distribution of parking is functional, providing access to all building entry points. An active trace of the Murrieta Creek Fault lies at the southwestern property line. The County of Riverside required that a 60 foot wide Restricted Use Zone (RUZ) from the property line be shown on the Site and Grading Plans. The Site Plan currently shows the 60 foot setback from the fault line, and the project has been conditioned to show this 60 foot RUZ from the property line on the Construction Plans and thE! Grading Plan (see Condition of Approval Nos. 38 and 58). Architecture . The proposed building design is consistent with the Development Code and Design Guidelines, and is compatible with the industrial, office, and self storage buildings in the surrounding area. The proposed one-story buildings provide multiple building planes, varied parapet heights, and generous window area at the elevations facing Remington Avenue. Building entries are inset to the building approximately 4.5 feet, creating focal points and cover for each entry. Roll up doors providing access to the manufacturing and warehouse areas of the buildings will be located along internal alleys between the buildings that will be adequately screen from public view by through the provision of decorative screen walls and through the provision of landscape screening. The main body of the concrete building panels will be painted Dunn-Edwards "Bungalow Taupe" with Dunn-Edwards "Antique White" trim, a three-foot base band in Dunn- Edwards "Natural Bridge", and Dunn-Edwards "Bamboo Screen" accents. Proposed window frames consist of clear anodized aluminum, and willow glass will be Vision Systems' "Versalux Blue 2000". The scale and colors of the building are in proportion and compatible with the surrounding area. Landscaoinq The landscape plan conforms to the landscape requirements of the Development Code and Design Guidelines. Tree and shrub placement will serve to effectively screen on site parking areas and effectively soften building elevations. The project proposes to landscape 51,677 square feet or approximately 21.4 percent of the site, which exceeds the minimum requirement of 20 percent in the Light Industrial zone. The project provides landscaping around the perimeter of the site, with a 20 foot landscaped setback along Remington Avenue and varied landscape planter widths of 5 to 11 feet around perimeter areas of the buildings not facing an G:\Planning\2005\PA05-0127 Industrial Condominium of Temecula\Planning\Staff Report.doc 3 Section 15315 applies when a project consists of the division of property in urbanized areas into four or fewer parcels when the division is n conformance with the General Plan and zoning and . all services and access to local standards are available. Siqn Proqram The proposed Sign Program is categorically exempt from environmental review (Class 11 - Accessory Structures) pursuant to section 15311 of the California Environmental Quality Act. Section 15311 applies when a project consists of construction, or replacement of minor structures accessory to existing commercial, industrial, or institutional facilities, including on- premise signs. Development Plan The Planning Commission adopted an Initial Study for a previously approved Development Plan (PA04-0361; Kearny Commerce Center) for this site on December 15, 2004. Per Section 15162 of the State CEQA Guidelines, when a negative declaration has been adopted for a project, no subsequent negative declaration shall be prepared for that project unless the lead agency determines that substantial changes are proposed or will occur, or that new information of substantial importance is available. The site plan, total square footage, and type of use substantially conform to the previous project for which a Mitigated Negative Declaration was adopted. The adopted Mitigation Monitoring Program has been included as a condition of approval. The impacts and mitigation measures are summarized below: IMPACT 1. Geology and Soils Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death. 2. 2. Aesthetics Create a new source of substantial light or glare which would adversely affect day or nighttime views in the area. MITIGATION . 1. The Restricted Use Zone (RUZ) of 60 feet from the southwest property line should be plotted on the grading and development plans for this project, and the RUZ should be staked in the field when the building footprint is staked, so as to confirm the location of the building outside the RUZ. Comply with Riverside County Mount Palomar Ordinance 655. All lighting shall be fully shielded, directed down and parking lot lighting shall be low pressure sodium Decorative lighting shall be shut-off by 11 :00 P.M. Prior to issuance of a building permit, the applicant shall submit a photometric plan detailing the proposed light levels for the entire project site and onto adjacent project boundaries. The applicant shall comply with the City of Temecula Development Code and Design Guidelines for lighting standards, which require minimum and maximum lighting levels in the parking lot areas, loading areas, pedestrian circulation areas, primary building entries, and lighting at project boundaries. . G:\Planning\2005\P A05-0127 Industrial Condominium of Temecula\Planning\Staff Report.doc 5 . . . 3. Air Quality The proposed project could potential expose sensitive receptors to substantial pollutant concentration and could potentially create objectionable odors affecting a substantial number of people working in the nearby area. 3. The applicant shall coordinate with the Riverside Transit Agency (RTA) to determine if a bus turn-out or other mass transit services are feasible for the project site. Written authorization shall be submitted to the City of Temecula. The applicant shall submit a final landscape plan for the project site incorporating native drought-resistant vegetation, mature trees. If more than 100 days elapses from the time grading is complete and beginning of construction, the City of Temecula may require temporary landscaping to reduce the amount of dust and prevent dust and erosion. Prior to the issuance of a grading permit, the applicant shall verify that all earth moving and large equipment are properly tuned and maintained to reduce emissions. In addition, alternative clean-fueled vehicles shall be used where feasible. Construction equipment should be selected considering emission factors and energy efficiency. Electrical and/or diesel-powered equipment should be utilized in-lieu of gasoline-powered engines. During construction and grading phases, the project site shall be watered down in the morning before grading and/or. construction begins and in the evening once construction and/or grading is complete for the day. The project site shall be watered down no less than three times. All fill being transported to and/or from the site shall be covered and the wheels and lower portion of transport trucks shall be sprayed with water to reduce soil from the trucks before they leave the construction area. CONCLUSION/RECOMMENDATION Staff has determined that the project is consistent with the General Plan and conforms to the Development Code, the City-Wide Design Guidelines, and the Temecula Subdivision Ordinance. Therefore, staff recommends that the Planning Commission approve the proposed Development Plan, Tentative Parcel Map, and Sign Program, subject to the attached conditions of approval. Staff also recommends that the Planning Commission find that the proposed Development Plan is consistent with the adopted Mitigated Negative Declaration for PA04-0361. G:\Planning\2005\PAOS-OI27 Industrial Condominium of Temecula\Planning\Staff Report.doc 6 FINDINGS . Development Plan (Code Section 17.05.010.F) 1. The proposed use is in conformance with the General Plan for Temecula and with all applicable requirements of State law and other City ordinances. The proposal is consistent with the General Plan land use policies for Business Park (BP) development in the City of Temecula General Plan. The proposal is also consistent with the development standards contained within the Development Code for Light Industrial (L1) as described in Section 17.08.040.B of the Development Code. The proposed light industrial buildings and uses are typical land uses found in the Business Park land use designation within the General Plan. The Land Use Element of the General Plan requires that proposed buildings be compatible with existing buildings. The proposed light industrial buildings have been designed to be compatible with the surrounding light industrial buildings currently located in the vicinity of the project site. 2. The overall development of the land is designed for the protection of the public health, safety, and general welfare. The proposed project is consistent with the development standards outlined in the City of Temecula Development Code. The proposed architecture and site layout for the project has been reviewed utilizing the Light Industrial Development Performance Standards of the Development Code. The proposed project has met the performance standards in regards to circulation, architectural design, and site plan design. The site design will provide adequate emergency access in the case of a need for emergency response to . the site. Tentative Parcel Map (Code Section 16.09.140) 1. The proposed subdivision and the design and improvements of the subdivision are consistent with the Subdivision Ordinance, Development Code, General Plan, and the City of Temecula Municipal Code. Staff has reviewed the proposal and finds that Tentative Parcel Map No. 33874 is consistent with the General Plan, the Subdivision Ordinance, the Development Code, and the Municipal Code because the project meets design standards as required in the General Plan, Subdivision Ordinance, Development Code and the Municipal Code. 2. The tentative map does not divide land, which is subject to a contract entered into pursuant to the California Land Conservation Act of 1965. The proposed map does not divide land designated for conservation or agricultural use. 3. The site is physically suitable for the type and proposed density of development proposed by the tentative map. The project consists of a Parcel Map for condominium purposes on property designated for light industrial use, which is consistent with the General Plan. The proposed tentative parcel map would create ownership units from building suites resulting from the proposed development plan. . G:\Planning\2005\PAOS-OI27 Industrial Condominium of Temecula\Planning\Staff Report.doc 7 . . . 4. The design of the subdivision and the proposed improvements, with conditions of approval, are not likely to cause significant environmental damage or substantially and avoidably injure fish or wildlife or their habitat. No impacts beyond those already identified in the Mitigated Negative Declaration for PA04-0361 (development plan) and anticipated for the proposed development plan are anticipated from the creation of condominium units. 5. The design of the subdivision and the type of improvements are not likely to cause serious public health problems. The project has been reviewed and commented on by the Fire Safety Department, the Public Works Department and the Building and Safety Department. As a result, the project has been conditioned to address their concerns. Further, provisions are made in the General Plan and the Development Code to ensure that the public health, safety and welfare are safeguarded. The project is consistent with these documents. 6. The design of the subdivision provides for future passive or natural heating or cooling opportunities in the subdivision to the extent feasible. To the extent feasible, the development plan and building plans allow for future passive or natural heating or cooling opportunities. The proposed tentative parcel map wil/ not affect the design of the development plan or the buildings. 7. The design of the subdivision and the type of improvements will not conflict with easements acquired by the public at large for access through or use of property within the proposed subdivision, or the design of the alternate easements which are substantially equivalent to those previously acquired by the public will be provided. All required rights-of-way and easements have been provided on the Tentative Map. The City has reviewed these easements and has found no potential conflicts. 8. The subdivision is consistent with the City's parkland dedication requirements (Quimby). This is a map for non-residential use and wil/ not be subject to Quimby fees. Sian Proaram (Code Section 17.28.080.B) 1. The proposed signs enhance the development, and are in harmony with, and visually related to all of the signs included in the sign program, the building and/or developments they identify by utilizing materials, colors, or design motifs included in the building being identified, and surrounding development by not adversely affecting surrounding land uses or obscuring adjacent approved signs. As conditioned, the proposed signs will enhance the development, and are in harmony with, and visually related to each other and the proposed buildings. The proposed sign program will not adversely affect surrounding land uses or obscure adjacent approved signs. 2. The sign program accommodates future revisions which may be required due to changes in building tenants. G:\Planning\2005\P A05-0127 Industrial Condominium of Temecula\Planning\Staff Report.doc 8 The proposed sign program accommodates future revisions which may be required due . to changes in building tenants. 3. The proposed sign program satisfies the intent of the Development Code, in that the sign program complies with all the regulations of this Development Code, except that flexibility is allowed with regard to sign area, number, location, and height. Further, to the extent the sign program does not comply with the requirements of the Development Code as to sign area, number, location, and height, the proposed sign program enhances the development and more fully accomplishes the objectives of the Development Code. The proposed sign program, as conditioned, satisfies the intent and objectives of the Development Code. As conditioned, the proposed sign program results in appropriate signage that compliments the building architecture and aesthetics. ATTACHMENTS 1. Plan Reductions - Blue Page 10 2. PC Resolution No. 2005_ (Development Plan) - Blue Page 11 Exhibit A - Conditions of Approval Exhibit B - Mitigation Monitoring Program 3. PC Resolution No. 2005_ (Tentative Parcel Map) - Blue Page 12 Exhibit A - Conditions of Approval . 4. PC Resolution No. 2005_ (Sign Program) - Blue Page 13 Exhibit A - Conditions of Approval 5. Initial Study and Mitigation Monitoring Program - Blue Page 14 6. Applicant Letter Rescinding Approval of PA04-0361 (Kearny Commerce Center Development Plan) - Blue Page 15 . G:\PJanning\2005\P A05+Q127 Industrial Condominium ofTemecula\Planning\Staff Report.doc 9 [L ~i ~oCc. "~~_..'_. ~-"----,~ - "_:',_e:._c ATTACHMENT NO.1 . PLAN REDUCTIONS -<. G:\Planning\2005\PA05-0127 Industrial'G_dI\iiQiWIIi_umofTemepula\PJ_~ntling\5!af:fReporr.doc . . _,_ .. .'10 .. -- ,. -. ~ ~~_~_~~~~".,=~-_-i"-o;~.-''''''-~'~.~"",':~ .'-.>,; ! i I I I I~i.' D ;; ~ 1.1. [ill' . .~ II o ~ "I' r, II 1 ~ ! 1 ~ .... .' ~t ~Il;i" ~ 1111 I <J<J<J<J<J<J<J<J<J """""'- ~ Rln:>awa 110 T""" swn!u!wopuo) IR!llsopul Cl :>>()j.DMOJd~MI<I Q - . I . ,,",1 i . .. 11. '1 II'! '1II,ll,!I.! II II 1'1 ii:. ,!I!I,,'lr'I!1 Ill' I I I 1'1 I' II ill I!!',~!!!,l!; -:. 'II' II i illl ' I!'!'l!!i ,'1111, I! III ' 'I' ill II :_-L,.._"-'-'"~"" ",J."', '~~ ~~ ,I I 'ili I ; I tJ '. ill I ! '11.'i:.,!'?,Ji: . i " III 1'11. 1,11'11 I I II i II, 'I 11111'" i !I, \ Il.l ,1...."".,;' Ii'!. I I II I I .!! I _'Ill I !llIl !l1!llili!',: Ii i ! Il/!!l !lll!!,l J I J I J ! IIII I,II ill!! I III !JIll! 1II1Iul !!ml~i!I' i ,I ! . I nll!~.. . . ..I~lldl! ~! i ! ! i ], I Y 'I] ~/: E1. , t I Z 1~:S1 ! <:no...! ~ g ...)~ ! ' ; gyl Ii I , I -.-0 ....",...-.......-" ./ / ! ! I I! 11, . I /il 11111/ j !l'1I1.1 Ill/l. !I I' II lilli' I r' '@@@GJd 'II 1111111'1 51! 1l1!!!Billll ~<< z 0 !;' ~ 5 51. II. .$ " I """'110 rnJ Sun1!lJ!WOPUOJ le~lSI1pul 0 -....,- 0 - . , /j. .. I I . I if;r I 'll'iI: ,! II !llli i 1ll,lllllll! ~!I!!!III!I!lil!ll!ll!il ~ ! ~. ~ I I! i ! : If ! I I 0 z z 0 0 !;' !;' ~ ~ ~ ~ 0 z , , ~ GJ~ , . , : I r I n :2 . ~O ,01- ~Q2 ;!;I- ! 9XLU; i u..J u::J I z o !;' ~ ~ ~. GJ ~<< ~<< ~. _. Ii ... r1 l I r Ii l~ I , ... ~<< . -~_-"_~'''''' .....-. ---0 -""""'" ...... eln:>awa 1 jO N swn!U!woPUO) le~lsnpuJ C =>>OJ!NJW.lOl3tOO:H<1IIli'tM3N 0 ",.. @,e I' -..& ~ M , I , I I , I ~ j '! !l ,Ill I I I '1'1 I I, I --i---+------ I ' . ! ~ : -----~-------i------------------- 1 ' smtrl ! ~~ "" I ~ , --+- i i ----- I , I -----~-----------l------------------- , I , I , ' -i---------L_____ I ' . ! I. I II' ,I, ! d I -_~------1----~------------------- , I , I , I --0-1 ",eo:: ~oz -o<("! ~-1....J I ~ L.L. a.. I '< ""'.... III " ~ &0.- ~ Ill! I, ill' '1"1 l(lli IIPI '1111 III ;11!Hllljll! ~111"I,!,1 @.--- ~1lI @..n- ....... .",.... -......-.-.....-,. I~~.' 6 ~ ill! ~I~ ~H;! DIl .:ii I <J<J<J<J<J<J<J<J<J -- ~ , -t ~ f .... .,..... ~ 1 , t , ____L_ ~ ~~~~~~~~~~~~~:~-~~~ ~~-~~~--------------------- - ~ -, ------':<T------T:TT--:1tf;-- --Lfff:------~:------Lfff:-- ______!ff!______!ff!___~___ ___~_______~_______~___ mT~=~--~-m-;~n~ m~:m~n@;=~~:-~ ___Fftl______!ff!______1!l7___ ___~_______ -------~--- ~!ff!---fh----------------- ----------------------------- 'r\m ' ---T:TT- - ----------:~-- ---~:------@:-----~~:-- ~~~~~~~~~-::y:~~~~~~---~~~ ~~~---~~~~~~~---~~~~~~~---~~~ _____________!ff!_____:~- ___ :----~:------~- w --- I:!ii-- --- - ___~------!tti--------~1 ~------------------------- ---tttt------1l1\------~-- -~-------~-------Lfff--- ___~x ~_____:~_____:~___ _~_~:______~:______~:__ ~ ---TTT'---------------------- ----------------------------- ---Fftl------1l1\------~--- -.:~-------Lfff-------Lfff--- ___!ff!_____:~______:~___ ~__\k!i:______~:______~:__ M , . -' -----::l1I\--l't1\- !h1---~- ~~~~~~~::~~~:::~~~~:~~ :::_--~:::~:~~~:~~~:~~~~: ::~~::::::~~::~::~:~ ::~:::::~:@::::~:~@:~: '"1:tt1 ~_!tti______________________ _____________________________ ---T:<'-----:~-----:~-- ---~:------~:------~:-- ___!ff!______~______~___ ___~_______~_______~_ ~ -. ~ ~.l1O N swn!lJ!Wopuo) IE!Jlsnpul Cl -....,- ..... Cl . :-eLl.. uOZ ~ :s l 90 . - . al~c..l ~ I .f. , ' 'I 1'1 i'IIII'I',' II' II. l ii, I III '"I II,! Illi mll!11 ~ oo::rn add ~ nit " 11"11111 II!'I . !l III ;!l!llli!lllllil ~ ~~ .lJI . 11111'11 1.,11 . I!lll~ II jlj!!llllill lli!lllII 11'1i' II'!!' 1!!ililli!lI!!!IIII!ill!1I (])~ II II' II I ~l . .' ,. '.' ::, ~', ';~',.." --'~-'- ". . ~ . . . . I _w_0 "'~"-_._-~"'--"_\ IE~.' D !; " II" ..~ II db. II 1[ill' I;~ ~~~i~' :~.' !Iii I<J<J<J<J<J<J<J<J<J z , 0 , z 0 . z !i! , 0 z . 0 !i! 0 , " ~ , ~ . ~ "' , '" ~ , , fj '" , , ~ ~ ~ , , , 0 z ~ j ~ ~ ~ ]0 j , , , , , . 0 : , j . t " , . , , , i , , ! II I I I II " I III 11I1I:ij ll,!llll 111111111 'Ii I Ii III II I 1'1, le<1)("@I;,'llIilll"1 II! II II! 18 hili @ , , , , , :0 , : i . I ". .. 'I I illll II lill: ,! III! Iii II .1 /,j ~!ll' 'ql II I I I'I III I!I I! ;!l !1!IIl!l! ~il ~Il !ll !II !i , I , 10 i~ l i Ii il i ...... JO rnJ""l swn~opuo) 1.~snpul C) -......''''''' C) ""'" V'l Z co:: 0 0- ",_I- l.:> co:: <( ;;:; 1-u.J > l Cl u.J . ......x~. 65 u.J u.J I -.-e _.._..,c.._....._. IE~.' !; ~ 11 '" ..,~ d ~ I " I!' ~~; ~~il ~\W ~ilj ~""~;jt~ -<: ,...... e.... @....- <1ll @.... &rr- ~ ~. II .' 1:I1I<l<l<l<l<l<l<l<l<l . ~v, lb II! I i ~ii I , , I "',., t-ij--- ________________l_____~ i i II ------------ - , I +----- , I , I ----------------i--------it----- , I , ~8 ~ I JL_ i If , I I' I ;1 11 _____________ j J/ ----l---J----~----- I , I ---T- ----- , I , ----------------~--------it----- I , I , --0-- woomo 'VmlMl ~ ejroaWal jO t'I"\ swn!UiWoPUO) le!Jjsnpul 0 :JOI !KI'UO"BW:>NIOW1:,\Q4 ~ 0 "'~ ~OZ -0< ! ~....J....J' iil LJ... 0... I IjJ lIlt II ill' 'l"l IIIH llijl ~i.!:!lllilll illl,~L!11 ~1lI . . ---0 -~--"._"""'-" I ........ f -t , I - -. e...- e...- e... e....- ~ -. ....... 1 rID 'fDiI'lAIIO M swn!U!WOPUO) j1?!QSnpul 0 Pifald~(~ :PifoI:l 0 Ecu.,. "'OZ ~ ::S' 00 ' ::l . ~~Q..l ~ I Ii 1'1 ',a !'llllil"'" II' II! I' I III ,", .Ii ,I. ~lIi ll!l IIII :E: [8L [jJ II!!! ('II ,; ih 111111 II'"I!!' lid 51!!illl!! illlil ~ .[iJj.~ 11111'1, 1.,11 . ,IUIIIII/'j!!llll,il 11111111: .1'1" IIUI, 1!lllilBi!I,!!!i!ll!ililll ()! 'I I,' II I II ". -""":~:'c "~',;'<'_',~,:".~ :,. ! . -.-0 .....--..-."......----\ IE~.' ~ . i'.. ..~ d p'! r, l!l ~g~ ~illl ~\W. ~t$ ~.o4I~.ll~.! DII ,dil~~~~~~~~~ lID. ~l.lO -.::t SWn!lJ!WopuO) ler.qsnpul 0 P*"t~{MiN 0 -- z 0 Z ~ 0 ~ oj . a:; J: ~ l;< ~ 0 Z ~ 0 I ,II I ,I, I . fdl j Ii hill b dllli f 11,1I" I IIPI!' I,lludlli Ii 111.1, 'I ii I ! I. .llllll/ 1111 I Iii Iii I! ~ ,1!!ll!li I II !~'l III II! s!l!! 1111 11! !il ~II ,II !II I ~ 11 II l Ii al I I II If I ~~ . uOI- -~<C '-'LU> ~I- ' ~x::l; alLUu.J1 . ---0 ................._-"... -,,,...._\ IPII' e ~ :111 ~n ~i!;j . DIl lIiil<l<l<l<l<l<l<l<l<l rID ~lJO ~ SWO!lJ!wopuo) W!l1snpUJ 0 P'/CIl,j....rNN 0 .... I ,II I I Ii, I i Ii III1 sj W,l;, I II Ill;! I'i I; Iii. ~ JI!~!!lli III !!' !1I1111 il,. .. i I i -"! I 'I !',i!: ! 'PI" I. 11'1111 111'111 I I ill l'l'iill! '1111'1111'111'1,: ~!I!1 !lll 11! !il ~II ,11!1I ~ , i , , , , , , , :0 @ z z " , @ 0 l 0 : I ~ ~ I @ a:; @ ~ I ~ I :c ~ U >- I ::; ~ ;: 0 ~ ,~ ~ , , , , : : 10 !I ri l I Il !1 ! l II '! 11 ! Vl Z c.::O uO~ -c.::< "'LU> ~1- l Cl ... . ~x-. - -J ;6 u.J LoU I -..-.......-...... ,.-.............\ -.-@ @.rr 8=' e... tl @... @... ~ I 1 1--- I ,. I , I , ~ -t--- , I I ----r-------~----------- Ii! I II! I' I I!i I! ~ 'I ~ -+--- ~~ 1 g I , -- ----------1--------- --- , I , I ~ 1--- , I , I --0-- e... III ~ &-. @.rr 8=' ""","",'>1rDlM1 ~ ellOOwa 1 jO '<i swn!lJ!wopUO) lelllsnpul 0 :roJ.lNJ'U01WO::lNaInI1:MlN ~ 0 Ill! II ill' '11'1 Ilia 11111 ~i.!:!lllilll illll~I~!11 ~ . ~. ~~ tJ~ uOZ a;o< , 9-J..J' ~ LJ... Q.. I ~ -. , < -, I' --, I I III II i II j'l "I , I ______8_____L___________ , I , I , ~ -t--- ~ ! 1 ------ - -----r------------ , I , ~-+ I , I , ------------~----------- , I , I ~ 1--- , 1 t . III ~ . -.-@ -..-....".-.....-, I~~.' d ~ 11'1 ~n ~n!! ~h ~4~dt.! DIl 'Iii 1<1<1<1<1<1<1<1<1<1 rID orr-110 . swn!U!WOPUO) /E!JjSnpul 25 -.....''"" ""'" Cl C:); ,! I,' II 11111'11 1.,11 _ ll!illlll 1,1 I ',ill'lI !l1'11'" 111111" 'i' II. I 1!lllllli!II!!!l!II!ill!1I II ! I ,:-'-'.,,,,'.'. '.;.~;'."."~-' "', .' ! - " I I ~f. . II!' ' 'I I', '11.11' 1111' j-Ill''!' II' II. !!liiill!l illll, 111!i 11,1 Ilil jil, ~ -00i'~. ~ I8C m nil! Yu. "'OZ ;;:; <( I ~O-J; iil~c...! < '€y! ~ ~ - ~ ---0 -..-.......-."...--\ o ! ~ __..____'""'__IV_".,_ ,,-....-- cid,! >,;~ 4BWIO ,,.~ ;i ti S -1!W'" ~ti:g ~ """" ..... ,.. l:B.I.N3O SS3NSl'lB 3CISJ.S3M 'I g ","'" I ~~Z~U I~ Willi . , ," " i .. IH;hl I ~ d:f - .l. .I. ~ .... ~ 1'\0 11I11I ; r 11111!! 1!!II!!! ! ! ,I I i!!!!!l ill;;;;; ! , !I . " I .. Q;~'~ ~~~~i~S. ~ I ;i , " i i::=:~~ !~~!~~~~ ~ i ~~ 1 I II ! I i II I 1111:!1 >:Iliill i i II . II II I I ~l I I I 'ilil!l I, i I II I III!il. .. I I Il~l il ::1:1:, ::/1,:'1 , j.11 ~ Ill/llill,;li.li/llllll! gIOffiOO'0@. f['lllliJ ~ @OO e. 0 0 I!, i ,! II 1'!1 I> ,I ii, ~! I ,iI: Iii g 1:111 I'll ~hl " " ~.. .. ~ 1"" l,t III i : :; - ;:j .. '"::r ~ ~ l!i l!i InN , IIII I . tt'r::r::t'1:' " ri Ksllltlli Imli I!" Ii I ~ 3 ~ ! ; ! !I !III Iii! ~ d ~11l! I !! '.,. ,.. I .."- illli,! Ii lI11i ~!. ~I. > o .. 8 , ~ , :5 I ll.. >- !1i1 z, ~i w, lEi ! I , i , i I , I i I I I I I , , I , , I , , I I ! I I i DD':ii!<l<l<l<l<l<l<l<l<l ilO i;t ~I'I II JR .~ W, ,. ~ ~ll ei! i~ j.lwi ;l i,11"1,' ."il' I.. "" , 11~l!i .. "'~ i~ !i l jOl : ._lr. W i :i .; WRio2 ~h.l~i i Ii ji ~I~~r r~w!r~i 'l" .,l,ll"l'I.:" . '1""1'---," '" l~-J" iJ kj" 2~ it: ~~, ~ ::!:l~I!.~ "-"~"ih ::j!il..I;",'lliilli1iil ~!i~~,!Jt~ :!Q!~I!!5f= ! 11 l! i! I, -, ' ! I : , " 'i! 1 - , , n I i ~! i ; !~ ~ I l Ill!'! i . I'lh. ,. '! "--.1" 1 - ~ 11 ~ ~ I,.! 1'1, .', ".i .~~. Ih~ . ,,- .. -~ . ~hi~ IllllJ 1- ~ ~ . " \ ~\ I ~ i I J '.'.';1; jot iff ,I I i 1\' r, ~ '-I!-- !,~ . ., !p ~il j;; ~:~ ~n! t. I ., _:~j!':z ~ z iil... i~ -=-.. If"""'... "'" ",."2;;;Lz' --'.:J · ,.,.,-= ....,'. >- ~ , ; -. II ::;: i ;!, ~ IJ -I...~t I ~, :. .:.zr ' ~ .....; ".'" o~ _..__.____.._u____._____._~___.._.._.._.__.._.._ .__.~-:--._.-_..-.__.__.._..____ N018NI~3iJ. , ""~~, " [ZJ swnlulwopuoJ IOIJ)snpu , Pa!'OJdDUJI!nSf,uN U :1:>;(oJd < o :; ~ E@ ~ o . ;; d: " . ",,;....0" ~i l! ~ I Iii . <: · --.J "C ::;0: , f-:: \.:) :~<: · c..J CS l<:"C1 C)Q:: c..J\.:) ~ . .. , il II ~! I ~~ ~ r I' ,.. ,- , II ~ ~ !2 "! L~ .. ~ ~* :i( f~ i' :! , . . s = u ~ e ~ - .81 . U", 0 Z:\" _N - :; fIj r:f) ~~ a :=;;~ = U~ S5! .... ::I ~~ .... e c?6 E- o Uo "= ~~ ::I - 05 Q ~i5 U :z::3 .. t:~ !U L- .... , f, , b fIj = . "= ::I ...~ - - . U I :1 ~ .1, i I i I;i Ii I elll;l! !II " 1I111111:hSI fi gill .!!LLL ~~ I ~UVd il ! L III :I I U~li I I ~11;1I1 I IIII I ~ dJ~i=..1 I I t IIliW I I . I I II ..., I Iii I ~ !!!IHh:1 1.1 : 110 II I z " ~ La'"98 'all I 'Wd (n) 9N1HOZ I ~UVd . 3tltG\V NCUDNIPI3H . I I, i II~' III I ~ B : . . f.f /' I I ?I{ ./ . <( . aie; IJ) z t " ~ E . :>IJ) 0 !:! ~ 8 - 0 0 f "l"c ~ ;, ZOI 01 o ~ . "':;: ~ . "'m o . . ~ ~~ 0 u c~ C) 01 '" ~i ~ :0 - '" (J) l- .. '-, ','~ ',C:'1 [i~ , ~ . . . . . il ~ ~ ~.!! ..~ c$ 0'- ~o cc '- '" e.- ~'" =~ ~ "'- ..~ ,,~ ~:;; ~<> *""'~ ~ ~ ~ o ~ ." E ~ " E . ~ ~ :Q l! " . D <ii-"" -5il!l .. 1*= .0 ~. ~~ D. ~~ ~g .0 .=2 ~.5 '~:E ~. .~ :g .g~ 8':: grii q; ~o o u .. -gSi .. ~-~ o. 1;':: ~. ~~~ ~~~ ].~ !5 "'~~ .~ 0 '" .~ m"g u~c: o~ 0 ~.s.~ fiZi'! .~ 0 =~~ti. ~.!::! E~ Zi5~~ .. :;; o ~~ ~ri "0 g ~ s.!: .5iO E - .0 ~; ~, O. ~o :~ ~~ 00 :;~ fig. be. o~ ~" ~.s .I!:l'E .0 .0 "u .- ~ -S~ _0 o. .0 ~~ :;E ;'.':~ l g , t ~ ." -~~ ~~ 00 ~o .5'5 ~~ ~~ Zi' ..g--g "0 "'= ~ al] "5 l~ ~ "Dt! c. -5] o~ .!!!-5 ~, 8~ a'~ ~~ . <;jEll!! >~ , ~$d ~.. ~~ ~ -::2~ ~-5-g ~-~ ::; ~:::';ij ;~~ -~ ~... ~ E~ <: .. ~ 8'~ I 'jij.5 E .~ ~.~~ a: !alloE ~&.~ .M Kg ... a ~ ~ '0 ,., " . ~ ~ '5 o ~ ." ~ o . . o . o 'e o ~ .. li .~ 8 D " a:;- G c: ... -g15 ~~~ -5 >-:~ ~-s ~ 'E,...~ g,8 ~ ;:.~ ~:s 1ii-g':::~ ~~ a.~;;:: o~-a:';; ~.;;; ~~-s s:<ti ~1ii 'iij g-:E E;;-l: g>~ E e;;;lG _~~.~"'~ ]~.2.~~;s liiial c:3~aoo;:fij:n .g ~-s:ai g~i;.2 ~~M~ a:~.s!ij ~ ~."'~ ~ :a'e-:B:t; 3: '-'~BE-;;:""~-S~ ~~~~-s.s ~Ei"~ G~:;;.c.sg~]o ~Ui!iU: .E ~ <5~~.5 ~-;.,:U ii>11 il~~~ ~~j ~OE~~~<l>g>g> ~ ~e.g 8~-g:E:2 ,,:~:;;-g~~~T(fj ~lij'g:::;i3~2 !jj~:~'f!l~ = g>~ :'~i ~.~~ ~~il!~~~j -~;e!-g;;;~l!lm~ a:.=_...t-S-~ ID"v ~a:; "'c."'t .--'::a . !:: 8.~ ~]:s~Zi'~~ ;; ~=~~:E~];'~ ";~oo~""""5c;c; ~~ ~-=-t.3.2 ;e'g.a ~~~~ ~lf~~] 2 .9~ 01.;:: 00 ....-5 ., e~ .. 0- .25:i .g.~ s:~ ~g, -g= .. .0 "~~ .. eo. ~:;ij .- --"E ~.g a.~ ~. .~ ~. ~5f .. .~ ~ -~ .0 -- . ~i3 "u - . .g~ 6--'" .. .. ~ii!c. o~ 0 ,;~:g E.. D.- a~~ ~~~ m'~~ 5-8: R: ~~~ ~~- w o o .~ . - ~o;;;:;o~ .E2! ~~1:l~ <:> "'..:: E- >. ~~; ~~~ c..:: a..", = o_-:;.o~ '" '~ggg~~ ]54=o.::=.g ~~~~~~ HUil "':::>"''''0..... n; ~ 5:iE g~ . !~ ~~:;:-g.g !!!.215 o'~ ~::! ~ ~~-~~ ji.~ ~~EE~il~ .s~~~-g.~e .~.~ ~~ ~:=~ !H!nj :;*6~5:i?:~ '" '" _:::> CIa.. ~ E~~~~E~ ~-";;;~.o .. ~~!l~6~'S ~:c.~ ~;~g .lj~~jf! "'-0 "'c "'_a.. i~~jj~.~ ~o~'E~ ~-s GO " ~ - . -. . 5:i.l!l~ E"U E.~b ..0 ~~~ ~oo ff~~ -o5:i.= o~ , :::[e ..~ 8~~ ~'iij.2 ?: ~ ~.s~ .u~ 1L~.s .0. .~~~ ;g"al';; ~~~ .~ 0 ~]~ ... E~~ ~~~ <iE ..; E ~. 0';;; ~ u_. :;: ~.s 'o~ Ec;15 i~.~.!!! ~'~3~ r:!'2.~;S .::; E c ~~~~ ]~.~~ r:!.~~::E 0105 o.~ ~~~~ G ------~---------~---~~----~----------~-~----- ~l "I ~j z, " 5' 3nN3hVN0l9NtW311 ~ :c ~ ~ " ~ . .~ E . . ]1::; 0-. <;:' So: .". ....-' .~ 15~ ...at:: ::33 ~8 .~ g- E. [~ -5~ 0.2 -- <51:l .g. "'. ~. .0 E~ .g~ -5~ g~ a..";;; u, -a~ 00 -. ~, ~,g 0" :;ij-a.. 1:l~ =~ ~g> ~:~ .~ ~.s '" . , ~ ~ ~ ~ ~" _u g.~ -~ ;;; ~ '" ~~ ~ "2'aJ .~ "'", ~ . > e ~ '5 9 ~-j 0" .,.; ~"~ ~~ /;'- ~] .- EO -:;e o~ ~~ ~Z = c: . . ~o - . -:~ o~ .g. el;' .~"'l ~~ ~.S ~. OD 31.9 ~5. iiiV'> ~i .u ~.5 , ~i " -, ", . i , . I , i . . , , . , , i , . I , ~---------------------------------------------------------------- .l".W'ld o :- ~ z '3 ~ . ~ ~ ., .11 'E 8 ~ ~ . ~ ~~ <~ ~::l i.~ ,,~ .g * ~E ". ~~ .g-s "go . . .!:!~ ~1ij ;~ ~ .5 g. O. ~~ ~o "" , , I . . I . .i '" ." ~I ". . I , . go ~ " ~ ~ " 0 ~ i'i ~ ~ I m I ~ N m ~ U "' a ~ ~ E . 6, o Ii: c '" Vi es€~n~& ~_",~U_5;;!e u 5.a~~"2~ ~ ~l~~~~i,:: i3-",.g.s-2KU' gE~o~I~l Z I !:2 t ~:: t Q~; w"-l ~~l "'~ I we to- Z jail .~ N o ~ ~ 'C'- g ~ - , o ~ 9 ~:g . .~ o - ~ . ~ 1l . N o - ~O . " ~ " " . ~ " 8 ~. ~ o ~ ~ ~ . ~ . I I ! = i< ~...I -ci ~ '"Os..,; x~ .~ c_~ ,,~ <<l,j-c z- =_ 0 ~= ~ c~v lt~ ~ ~ "2 vi" 01 =~ ~ -ci E w""'O.5 -~ m '" ~ E.Q~ ~S - .- c E - ~]~ = ~ -~ '" ~ ~ .5 ",3:"3 :0 ~ ~ e!O:t: " m ~ w~E ~ - ~ cc~ m ~ -ci .2 ~=~ " E c "' :'S?"ii'io = -'" '" ~ ~~~ c " ~ ~ a.tiiO ~ ~ c C = m .~ =.!:-o 0 m .5 0 ~>-t: ." ~ ~ c - "'~~ ~ -ci a c .g = B~~ '" ~ -~ ~ m :li m c m -- u E 0 .E ~ Esg ~ .~ ~ ... m ~ :0 o=E '" ~ m vc~ -;; 0 0 0 v c'u.E z z z 0 =m C - z Vi..o3 " c " = '" 'i: '" G i< <> @ = i< ~~ ~Z 5~ ~~ =~ ~~ !3~ >- ~!;(~ ;:}3~ g~~ Cl:ailiil ~ = i< ~..,; ~:.: o~ z- ~= :t~ =0 :;:~ ~ - ~ N ~ % ~ ~ '" - ;; I :J: . 0 . . 5 c " ~ .1j 1l ~ ~ .0 . 9 3 " . Co v is . ~ - c a 0 ~ 2 v ~ c ~ it = . s... ~~~- ~"!!,.". ~ ,~[~ i~~!l ~.!~.~,. ~ ~11~~ K!i o ..o~~5~ <l,!Cia. z " iii- f 5l=i ~~I ,,-l W= I- Z ... ~J i . N ~I ~ ~ M I- . . i = e ~..... . v XW Be; ~~ .~ .~ ~" ~:l ! . " ~ 3 'i 111 w i5 = e :cc.,; . - v Xw <' ~ ceo ~ 0 ~~ ~ g .~ u -' .~ c ~" ~ a ~:l ~ ~ m ~ m ~ V '" a ~ 1- " . = = e :r ~:j !D", Xw ~:.i i5e; i5e; ~~ ~~ .~ .~ . ~!; ~o w~ ~ ~o ~:l w~ ~:l ~ E c 0 ~ '" 0, c 0 ~ li: c ~ . 0- ~ Vi = e~~,li,U~~ e :C....r ~ ''''i~~-<; ~e v 5. :ui1:. ~ -v ~ 'i-"'- $~ Xw :!~, Z'_ a."C se; ~ ~~~-~ ~_!K~ ~" ~~ ~~ ~!; o ;(1:~ll. ~t; ~o gjg w~ ~:l Z i ;:~'" '" O<z . Z_O - . iOj:: VI- i 9g~ w $ ~~~ Q~ <~w ! 1.1.I< ~~ "'- I 1.1.I< ... :2 . ... ~ I ---1 N ~ .:;! .. ~ :Cvl i!S~ Q~ Z~ ~~ i ~~ . <0 ~S! \ ~:l ! .. I ~ ~tj , ~~ Q~ z~ ~~ ~5 . 5' <0 ~ ~5 , 1l 5' I S i .. ~ ?tvl , :::~ I Q~ I Z~ ~~ ~!; .. <0 ~ mS ! ! I .. ~ ~ ~ E c ~ 8 '" g' 0 E 0: & c ~ '" " 0 Vi ~ . g' ~ .0. .~ I u c ~ e '- .. < m ~ (1)..0 . ::;So< ~-g-i.~ ::g-5 c:"'g 'En;! ~1l1 .2~a.~ ~jgV1c[ gt;;~~ -j~ ~ E~:~ ~!il"":t: loll :0 ~~ b ~ E-,._Vl '" .... C ~ ~ . , -J . a: 5:.~ a.o~E ~~~ j~~ ~~1; ~.~~ ~Q.OVI "'~O ~~~ 0:> 0 ~~~ ~~~ QJO~ ~~~O ~~~~ -gk-c %'~~~ OLL"C VI -= C5~'~ <( ~'E:: Q.i,aCi;'Qj ~~~ !ilCi;";,a: ~.c a.::J ~'~8s '" z ~ o 5 ~ ~ .. ~O~ -SZ:ci o....:c -~~ W::::Q. v~~ ~:;ij-; cacv <LI.v>~ c~-g .g.~ ~ ov"'C= ~~~ ~o~ ~~= ~ . .!!!~~ v ~ ~ :::: E.;:;; -;~-g -5=E 6'~'iii ~~ ~~~ ~~o .~~~ ~c:l:'> G ~ ~ffi ~5 ;fc! ~~ Q}'3: -5~ .S~ ~o ~~ _0 ~- ='-0"'; E~~ ~o ::{::tio ~~~ l:3~~ ~~ 0 ..2.::: e- "2:<( 8 ~-"".= ~V~ E..!!!-S ~n ~ ~!il~ ~;;s o-~ Cfij w -q' ~.~.~ ~~~ 0"'0. 8~1: 0- ~ c o ." u 't: 1;: ~ .. " N ;;; ~ ~~ ':::-5 0_ ~~ ~~ ~~ ~~ ~- ~Q; ~> 00 -~ O~ ~~ -~ ~o ~- ~~ai -g~c8 .~ ~-; ~~- >0'0 o~c ~~" ~~~ -"'~ ~~c( ~g "C...:_ ~~~ "'~~ 3~~ '" ..: ~ < ~ ~ ~ o z I ~ ~ w o z o 6 w on 0- J-- Z: . ; ;jjjjJifI ~ Z W I-- j J.VM3)'rf/J ~o I IHJO%06 """'JOIH"XVW.G-,[ J..''1M3JYO ~~ 1 , , S , I ~ ~ CJ I 1 ~ l ~t J , I , j : , ~ f!. , 1 J J , l\' ~ ~ a.n % ~ ~ w I , -I I ~ 0 ~ 9 , - ~ i 0 . go .a ~ " c e ~ & 6 1ii ~ go ! ~ o i'l u < I 1 I .; a ~ " E ~ '" o Q: ~ ~ Vi ~- ~ c o 0, c ~ . i'l . , 1- -~j "~.H=., u_,~_c, ~"~~-g~~ '-' s<'c.",1t '-:~_ u'''''-l.' ~~~~-;K 2"'Wo~~_s~ ~....... :(1fo z 1 ~ . Vi::;! QI-~ w< I ~~I ~:;: I w" .... z ill ~ ~ ~ ~ QJ'~ .:::-s .,; 0_ -~ J EMu 00 cgQ.l ~o ~O~ ~~8 -~ 51 QJ.;;;;~ O~ c:;"'..!!!:z: " E ~a: ~{:* c~ 'i5e~O ~ .g.S ~ "0 :s ~~:g orou C_ ~uo ~ Q.I"'O= E~ e- :1l:3ai ~O 0 ~ -5"'10 1!':i.i~'~ ~ ~~~ -g<i: 8 -g~ol:I .... > . > Ii: ~..::.i..= .~~~ ......11I-w ~ o~_ Oq;~Qj vi {il 0";:: rou~ ~ E~-5 ~o.'!::::o ~ ro ~u_ ro~~ ~-;:QJ >0"" "il 1= :?~'v; E 'v-g & o~" ~ ~w~ ~UM ~ e.::c ~ w C ::a E-v:; ":'t:o .c~Q. <l>lIJ=QJ..s:::. ro -;;~-g CM_ --... ~'=..6;S~ C o-~ ~ 5~c( )!< ~-- l::m w -- C C OlZ g ..... "Q.ll:;_ c'3:'~ -c" 0 C::lZlI.J:; 0 II) ~ <(.e"e C . ~.~ Sa:,e ?: o~~ tJ '~Qj~ ~~u ~~~ ~ C~o 'i: ~[~ g-g :5~-g ~- 2; 'Vi!rj~ EEQJ 1;; Tii ~~"i6-g 8'0..0 M ~ > Q.O>w w ~ ~C:'> '" M ~<'Vi..oc:: M ... N ;;;: >0 on "' <> " a;- 0 ~ ;;;: on .. ~ <~ z~ ~~ ;;:q Ou Zu " ~ 12 6 Z L\ ..,1 I ..... ;! ~ C Z o >= u ~ '" I- Z'.'- " //< -"~ c( 0-- ~ -~ !;; \Dii: -I . ~-;:~ ~ 00 . ~ ~ c " ~ -' u ~ a < < m ~ N m < u .; a . I ~ I '" i r < c E 0 ro ~ 0, c 0 ~ a: ~ C < rn 2 Vi < " ."'! ... "E" :11::8 ~;~~:;2" 8:;a~li"-H - ""'~1io ~~~~a!~~ ~;!: lilo ~i'~'a Z i ~::f Q~b w< II' ~~ Ii ~:;: Ii W'" ,_ I- I Z I .... =J . ~~ ~ 7 ~ I w ~ 1- ~~ E c == ~ .~ I ~ 0, ~ I ~Z 0 <r: Q: I c ~ Z Z- I . '" i'l -> Vi . ., I- o..w I z Q..(.) <r: ;:~.".c:g~!~ Z - LI.I ~ &5r~c:~:;! ::Ca: ~"'o"-g'- .... u s.a~",ll'-ii W ~ ~,~ 2'B~ i_~ en -_~':lii'~a~;: I- '=~~-~"C:<5 ~""'''o~.8-a-&. I I z ~ ~ f VI::; C~ > ..... w"l "";:;1 ~O! ,,:;: I W" .... z i!!I ~ I -~-) . cio ,; .s c :;; ~ .J;> olii ~ ~ ~ m- ID ~>. ~ c.=: = v ~> v :;; -E~ ." 3 ~ .2 '~:3 ;0 a ]!-;; ~ :;; ~ ~.~ ~ n v n ~ . x ~ -~ ~ Q.I.~ B ~ D= ~ c3 15 ~ ~3 c ~ ~ E ~c i': ~ ~.~ - c C ~ .V ~ ~ cQ; )( c c )!! Q.t C:._ ~u 0; i5~1 ~ o~ oE~ c 0._ Z, .g ~" ~~n ~c ~ ~c'" v~ ~ ~ '~'Ec[ e "S D. ~ ~~~ ~... ... ~ ~- ~ .J(< '" ~ ~~ ~ ,... '" c ~ '" in '< "' in '< . . ~"'~ . o ~ ..~ ~ 0 ijl il . N ~ .::; ~o . 0 " -" . "i u is ;., . g' ~ " 0 ~ i'l u c 0 " ~ ~ m ~ m ~ U .; 3 ~ " '\. >~" Z"'..: .., < ,\... ..... '\.Z <w ''F. " \ ,;". :0 _c ~.- c .2:C '" o~ 5: _u -0'= i3 ~- ,. .~"<t E~ ~ =::;1 ~..S! a sa: ,. 0. ;:~ 0. o~ ~ -gse 5: ~ .~o.~ ~ ~C... c~" E mC~ '" .....";:; 0. C g~~ m ~~'" C l' ~Qj~ w ~ c<1l"'; ~ " o-~ 0 ~ ~ 01'-'- ~ cm~ M !'! .;:;::;I..i:: ~ . ~- 0. ~ -~~ ~ ~ ~~~ ~ " .. '" ~ ;;; " N ;;; " L '~ . ~..- -,... '-';"""~'._'--'----".-.~; ." " " ",,\ if ',~, ,< .'. ", '." ~ E, '" . ."'^. II: \.,' ,J ~ ." \, '\ . : ~ '" - , i~il " .~,:~; li!!iif . . \.' ", "j ~~--' ~----,-.-'.L.. ._ ~_ .,.~_..,-j -'i 1 I " ", i. co ~ ~ ~ w ! , I I . . c . ~ ~ 83 50 N 0 " 3 '" i5 ~ ;;; . :> ~ .~ 0 ~ e: u ~ c ~ ~ . ~ ~ . v .; a ~ ~ . ~ ! E m 0, e ~ c ~ Vi . ~~j-- . .--0..'.... - ATTACHMENT NO.2 PC RESO~UTl()N NO. 2005-_ DEV~LOPMENT PLAN . --, G:\Planning\200S~~O~~01271n~ustrialc:ondo:~~~mof Teme?ula\pJaJlning~~^!tR~P~r:t.qoC _, . -Jlc-:'" -. . _-~ - -.,. .-- iiiiIiiil~ ~~H""'-~ar~'~ . . . PC RESOLUTION NO. 2005-_ A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA APPROVING A DEVELOPMENT PLAN TO CONSTRUCT THREE LIGHT INDUSTRIAL BUILDINGS TOTALING 84,211 SQUARE FEET ON A 5.55 ACRE SITE LOCATED ON THE NORTH SIDE OF REMINGTON AVENUE, APPROXIMATELY 550 FEET WEST Of' DIAZ ROAD (A.P.N. 909-370-024) WHEREAS, Dean Smith of Ken Smith Architect filed Planning Application No. PA05-0127 (Development Plan) in a manner in accordance with the City of Temecula General Plan and Development Code; WHEREAS, the Application was processed including, but not limited to a public notice, in the time and manner prescribed by State and local law; WHEREAS, the Planning Commission, at a regular meeting, considered the Application on October 19, 2005, at a duly noticed public hearing as prescribed by law, at which time the City staff and interested persons had an opportunity to and did testify either in support or in opposition to this matter; WHEREAS, at the conclusion of the Commission hearing and after due consideration of the testimony, the Commission approved Planning Application No. PA05-0127 subject to conditions of approval after finding that the project proposed in Planning Application No. P A05-0127 conformed to the City of Temecula General Plan and Development Code. NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF TEMECULA DOES HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS: Section 1. by reference. That the above recitations are true and correct and are hereby incorporated Section 2. Findinqs. The Planning Commission, in approving the Application, hereby makes the following findings as required by Section 176.05.01 O.F of the Temecula Municipal Code: A. The proposed use is in conformance with the General Plan for Temecula and with all applicable requirements of state law and other ordinances of the City. The proposal is consistent with the General Plan land use policies for Business Park (BP) development in the City of T emecula General Plan. The proposal is also consistent with the development standards contained within the Development Code for Light Industrial (LI) as described in Section 17.08.040.8 of the Development Code. The proposed light industrial buildings and uses are typical land uses found in the Business Park land use designation within the General Plan. The Land Use Element of the General Plan requires that proposed buildings be compatible with existing buildings. The proposed light industrial buildings have been designed to be compatible with the surrounding light industrial buildings currently located in the vicinity of the project site. B. The overall development of the land is designed for the protection of the public health, safety, and general welfare. G:\Planning\2005\PA05-0127 Industrial Condominium of Temecula\Planning\Draft DP Reso & COAs.doc 1 The proposed project is consistent with the development standards outlined in the City of . T emecula Development Code. The proposed architecture and site layout for the project has been reviewed utilizing the Light Industrial Development Performance Standards of the Development Code. The proposed project has met the performance standards in regards to circulation, architectural design, and site plan design. The site design will provide adequate emergency access in the case of a need for emergency response to the site. Section 3. Environmental Compliance. The Planning Commission adopted an Initial Study for a previously approved Development Plan (PA04-0361; Kearney Commerce Center) forthis site on December 15, 2004. Per Section 15162 of the State CEQA Guidelines, when a negative declaration has been adopted for a project, no subsequent negative declaration shall be prepared for that project unless the lead agency determines that substantial changes are proposed or will occur, or that new information of substantial importance is available. The proposed project substantially conforms to the approved plans for the Kearny Commerce Center Development Plan and Mitigated Negative Declaration and no new information of substantial importance regarding the environmental review of the project has arisen since the Mitigated Negative Declaration was adopted. Therefore, the Planning Commission finds that the proposed project is consistent with the Mitigated Negative Declaration for the Kearny Commerce Center. Section 4. Conditions. That the City of Temecula Planning Commission hereby conditionally approves the Application, a request to construct three light industrial buildings totaling 84,211 square feet on a 5.55 acre site located on the north side of Remington Avenue, approximately 550 feet west of Diaz Road, known as Assessor Parcel No. 909-370-024, as set forth on Exhibits A and B, attached hereto, and incorporated herein by this reference as though set forth in full. Section 5. PASSED, APPROVED AND ADOPTED by the City of Temecula Planning Commission this 19th day of October, 2005. . David Mathewson, Chairman ATTEST: Debbie Ubnoske, Secretary [SEAL] . G:\Planning\2005\PA05-0127 Industrial Condominium of Temecula\Planning\Draft DP Resa & COAs.doc 2 . . . STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss CITY OF TEMECULA ) I, Debbie Ubnoske, Secretary ofthe Temecula Planning Commission, do hereby certify that PC Resolution No. 2005-_ was duly and regularly adopted by the Planning Commission of the City of T emecula at a regular meeting thereof held on the 19th day of October, 2005, by the following vote of the Commission: AYES: NOES: PLANNING COMMISSIONERS: PLANNING COMMISSIONERS: PLANNING COMMISSIONERS: PLANNING COMMISSIONERS: ABSENT: ABSTAIN: Debbie Ubnoske, Secretary G:\Planning\2005\PAOS.0127 Industrial Condominium of Temecula\PJanning\Draft DP Rase & COAs.doc 3 r,~,:,,:- fj- . EXHIBIT A DRAFT CO~Dl'rIONS OF APPROVAL .-.... ~7~- - G:IPlanning\2005IPAQj):9127 Industrial CondominiumqJ, -~!€~~\PI~pnin.g\Q~a~.op Rese ~ COAs,dec ""C' ':4' . . . EXHIBIT A CITY OF TEMECULA DRAFT CONDITIONS OF APPROVAL Planning Application No.: PA05-0127 Project Description: A Development Plan to construct three light industrial buildings totaling 84,211 square feet on a 5.55 acre site located on the north side of Remington Avenue, approximately 550 feet west of Diaz Road. Assessor's Parcel No.: 909-370-024 MSHCP Category: DIF Category: TUMF Category: Industrial Business Park/Industrial IndustriaVBusiness Park Approval Date: October 19, 2005 Expiration Date: October 19, 2007 WITHIN FORTY-EIGHT (48) HOURS OF THE APPROVAL OF THIS PROJECT Planning Department 1. The applicanVdeveloper shall deliver to the Planning Department a cashier's check or money order made payable to the County Clerk in the amount of Sixty-four Dollars ($64.00) forthe County administrative fee, to enable the City to file the Notice of Determination with a DeMinimus Finding for the Mitigated or Negative Declaration required under Public Resources Code Section 211 08(b) and California Code of Regulations Section 15075. If within said forty-eight (48) hour period the applicanVdeveloper has not delivered to the Planning Department 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)). 2. The applicant shall sign both copies of the final conditions of approval that will be provided by the Planning Department staff, and return one signed set to the Planning Department for their files. G:\Planning\2005\PA05-0127 Industrial Condominium of Temecula\Planning\Draft DP Reso & CQAs.doc 5 . . . GENERAL REQUIREMENTS G:\Planning\2005\PA05-0127 Industrial Condominium of Temecula\Planning\Draft DP Reso & COAs.doc 6 . . . Planning Department 3. The applicant and owner of the real property subject to this condition shall hereby agree to indemnify, protect, hold harmless, and defend the City with Legal Counsel of the City's own selection from any and all claims, actions, awards, judgments, or proceedings against the City to attack, set aside, annul, or seek monetary damages resulting, directly or indirectly, from any action in furtherance of and the approval of the City, or any agency or instrumentality thereof, advisory agency, appeal board or legislative body including actions approved by the voters of the City, concerning the Planning Application. The City shall be deemed for purposes of this condition, to include any agency or instrumentality thereof, or any of its elected or appointed officials, officers, employees, consultants, contractors, legal counsel, and agents. City shall promptly notify both the applicant and landowner of any claim, action, or proceeding to which this condition is applicable and shall further cooperate fully in the defense of the action. The City reserves the right to take any and all action the City deems to be in the best interest of the City and its citizens in regards to such defense. 4. The permittee shall obtain City approval for any modifications or revisions to the approval of this development plan. 5. The applicant shall comply with the Mitigation Monitoring Program for Planning Application No. PA04-0361 (Exhibit B). 6. Approval of this development plan renders the previous approval of PA04-0361 (Kearny Commerce Center) null and void. 7. 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. 8. The Director of Planning may, upon an application being filed within thirty days prior to expiration, and for good cause, grant a time extension of up to three one-year extensions of time, one year at a time. 9. A separate building permit shall be required for all signage. 10. The development of the premises shall substantially conform to the approved site plan and elevations contained on file with the Planning Department. 11. Any outside wall-mounted lighting shall be hooded and directed so as not to shine directly upon adjoining property or public rights-of-way. Details of these lights shall be submitted to the Planning Department during plan check for review prior to installation. 12. The conditions of approval specified in this resolution, to the extent specific items, materials, equipment, techniques, finishes or similar matters are specified, shall be deemed satisfied by staffs prior approval of the use or utilization of an item, material, equipment, finish or technique that City staff determines to be the substantial equivalent of that required by the condition of approval. Staff may elect to reject the request to substitute, in which case the real party in interest may appeal, after payment of the regular cost of an appeal, the decision to the Planning Commission for its decision. G:\Planning\2005\PAOS-0127 Industrial Condominium of Temecuta\Planning\Dratt DP Reso & COAs.doc 7 Material Concrete (walls) - Main Body Concrete (walls) - Base Band Concrete (walls) - Trim Roll-Up Doors Window Frames Window Glazing Color Dunn-Edwards "Bungalow Taupe" Dunn-Edwards "Natural Bridge" Dunn-Edwards "Antique White" Dunn-Edwards "Bungalow Taupe" Clear Anodized Aluminum Vision Systems "Versalux Blue 2000" . 13. 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. Public Works Department 14. A Grading Permit for 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. 15. 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. All 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. . 16. Building Department 17. Submit at time of plan review, a complete exterior site lighting plans showing compliance with Ordinance No. 655 for the regulation of light pollution. All street lights and other outdoor lighting shall be shown on electrical plans submitted to the Department of Building and Safety. Any outside lighting shall be hooded and directed so as not to shine directly upon adjoining property or public rights-of-way. 18. Obtain all building plans and permit approvals prior to commencement of any construction work. 19. Obtain street addressing for all proposed buildings prior to submittal for plan review. 20. Provide precise grading plan at plan check submittal to check accessibility for persons with disabilities. 21. Trash enclosures, patio covers, light standards, and any block walls if not on the approved building plans, will require separate approvals and permits. 22. 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. 94-25, . G:\Planning\2005\PAOS-Q127 Industrial Condominium of Temecula\Planning\Draft DP Resa & COAs.doc 8 . . . 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 Sundays or Government Holidays Fire Department 23. 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. 24. 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-III-A-1. The developer shall provide for this project, a water system capable of delivering 1875 GPM at 20 PSI residual operating pressure, plus an assumed sprinkler demand of 1850 GPM fora total fire flow of 3725 GPM with a 3 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 III-A) 25. The Fire Prevention Bureau is required to set minimum fire hydrant distances per CFC Appendix III-B, Table A-III-B-1. A rninimum of 2 hydrants, in a combination of on-site and off-site (6" x 4" x 2-21/2" outlets) on a looped system shall be located on fire access roads and adjacent to public streets. Hydrants shall be spaced at 450 feet apart, at each intersection and shall be located no more than 225 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 III-B). 26. 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) 27. 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) 28. 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) 29. All manual and electronic gates on required Fire Department access roads or gates obstructing Fire Department building access shall be provided with the Knox Rapid entry system for emergency access by fire fighting personnel. (CFC 902.4) 30. Prior to final inspection of any building, the applicant shall prepare and submit to the Fire Department for approval, a site plan designating Fire Lanes with appropriate lane painting and or signs. G:\Planning\2005\PA05-0127 Industrial Condominium of Temecula\Planning\Draft DP Resa & COAs.doc 9 31. If there are changes to underlying maps then prior to map recordation the applicant shall . submit to the Fire Prevention Bureau a georectified (pursuant to Riverside County . standards) digital version of the map including parcel and street centerline information. The electronic file will be provided in a ESRI Arclnfo/ArcView compatible format and projected in a State Plane NAD 83 (California Zone VI ) coordinate system. The Bureau must acceptthe data as to completeness, accuracy and format prior to satisfaction of this condition. 32. The applicant shall comply with the requirements of the Fire Code permit process and update any changes in the items and quantities approved as part of their Fire Code permit. These changes shall be submitted to the Fire Prevention Bureau for review and approval per the Fire Code and is subject to inspection. (CFC 105) 33. The applicant shall submit for review and approval by the Riverside County Department of Environmental Health and City Fire Department an update to the Hazardous Material Inventory Statement and Fire Department Technical Report on file at the City; should any quantities used or stored onsite increase or should changes to operation introduce any additional hazardous material not listed in existing reports. (CFC Appendix II-E) Community Services Department 34. The trash enclosures shall be large enough to accommodate a recycling bin, as well as, regular solid waste containers. 35. 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. 36. The Applicant shall comply with the Public Art Ordinance. . 37. All parkways, landscaping, fencing and on site lighting shall be maintained by the property owner or maintenance association. . G:\Planning\2005\PA05~0127 Industrial Condominium of Temecula\Planning\Draft DP Reso & COAs.doc 10 . . . PRIOR TO ISSUANCE OF GRADING PERMITS G:\Planning\2005\PA05-0127 Industrial Condominium of Temecula\Planning\Draft DP Resa & CQAs.doc 11 . . . Planning Department 38. The Restricted Use Zone (RUZ) of 60 feet from the southwest property line shall be shown on the grading plans. 39. Provide the Planning Department with a copy of the underground water plans and electrical plans for verification of proper placement of transformer(s) and double detector check prior to final agreement with the utility companies. 40. 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. 41. The following shall be included in the Notes Section of the Grading Plan: "If at any time during excavation/construction of the site, archaeological/cultural resources, or any artifacts or other objects which reasonably appears to be evidence of cultural or archaeological resource are discovered, the property owner shall immediately advise the City of such and the City shall cause all further excavation or other disturbance of the affected area to immediately cease. The Director of Planning at his/her sole discretion may require the property to deposit a sum of money it deems reasonably necessary to allow the City to consult and/or authorize an independent, fully qualified specialist to inspect the site at no cost to the City, in order to assess the significance of the find. Upon determining that the discovery is not an archaeological/cultural resource, the Director of Planning shall notify the property owner of such determination and shall authorize the resumption of work. Upon determining that the discovery is an archaeological/cultural resource, the Director of Planning shall notify the property owner that no further excavation or development may take place until a mitigation plan or other corrective measures have been approved by the Director of Planning." 42. The following shall be included in the Notes Section of the Grading Plan: "Prior to the issuance of grading permits, the Project Applicant/Developer is required to enter into a Pre- Excavation Agreement with the Pechanga Band of Luiseiio Indians. This Agreement will address the treatment and disposition of cultural resources and human remains that may be uncovered during construction as well as provisions for tribal monitors." 43. The following shall be included in the Notes Section of the Grading Plan: 'Tribal monitors from the Pechanga Band of Luiseiio Indians shall be allowed to monitor all grading, excavation, and ground-breaking activities within native soils in the Tribe's aboriginal territory, including further surveys, to be compensated by the Project Applicant/Developer. The Pechanga Tribal monitors will have the authority to temporarily stop and redirect grading activities to evaluate the significance of any archaeological resources discovered on the property, in conjunction with the archeologist and the Lead Agency." 44. The following shall be included in the Notes Section of the Grading Plan: 'The land owner agrees to relinquish ownership of all cultural resources, including all Luiseiio sacred items, burial goods, and all archeological artifacts that are found on the Project area to the Pechanga Band of Luiseiio Indians for proper treatment and disposition." 45. The following shall be included in the Notes Section of the Grading Plan: "All sacred sites within the Project area are to be avoided and preserved." G:\Planning\2005\PAOS-0127 Industrial Condominium of Temecula\Planning\Draft DP Reso & COAs.doc 12 46. The following shall be included in the Notes Section of the Grading Plan: "CA-RIV 237, a culturally significant sacred site, is in close proximity to the Project area. If significant . resources are uncovered during any ground-disturbing activities these resources may be considered to be a part of site CA-RIV 237. If additional culturally significant areas not specifically evaluated in the Project environmental review process are located within the Project impact area, such areas will be subject to further archeological and cultural significance evaluation by the Project Applicant/Developer, the City of Temecula, as Lead Agency, and the Pechanga Tribe to determine if additional mitigation measures are necessary to treat cultural resources in an appropriate manner consistent with requirements for mitigation of impacts to cultural resources and sacred sites." Public Works Department 47. 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. 48. 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. 49. 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. 50. 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. . 51. 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. 52. NPDES - The project proponent shall implement construction-phase and post-construction pollution prevention measures consistent with the State Water Resources Control Board (SWRCB) and City of Temecula (City) NPDES programs. Construction-phase measures shall include Best Management Practices (BMPs) consistent with the City's Grading, Erosion & Sediment Control Ordinance, the City's standard notes for Erosion and Sediment Control, and the SWRCB General Permit for Construction Activities. Post-construction measures shall be required of all Priority Development Projects as listed in the City's NPDES permit. Priority Development Projects will include a combination of structural and non-structural onsite source and treatment control BMPs to prevent contaminants from commingling with stormwater and treat all unfiltered runoff year-round prior to entering a storm drain. Construction-phase and post-construction BMPs shall be designed and included into plans for submittal to, and subject to the approval of, the City Engineer prior to issuance of a . G:\Planning\2005\PA05-0127 Industrial Condominium of Temecula\Planning\Draft DP Reso & COAs.doc 13 . . . 53. 54. 55. 56. 57. Grading Permit. The project proponent shall also provide proof of a mechanism to ensure ongoing long-term maintenance of all structural post-construction BMPs. As deemed necessary by the Director of the Department of Public Works, the Developer shall receive written clearance from the following agencies: a. San Diego Regional Water Quality Control Board b. Riverside County Flood Control and Water Conservation District c. Planning Department d. Department of Public Works 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. The Developer shall obtain any necessary letters of approval or slope easements for off-site work performed on adjacent properties as directed by the Department of Public Works. 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. The site is in an area identified on the Flood Insurance Rate Map. This project shall comply with Chapter 15, Section 15.12 of the City Municipal Code which may include obtaining a Letter of Map Revision from FEMA. A Flood Plain Development Permit shall be submitted to the Department of Public Works for review and approval. G:\Planning\2005\PA05-0127 Industrial Condominium of Temecula\Planning\Draft DP Resa & COAs.doc 14 . . . PRIOR TO ISSUANCE OF BUILDING PERMIT G:\Planning\2005\PA05-0127 Industrial Condominium of Temecula\Planning\Draft DP Resa & COAs.doc 15 . . . Planning Department 58. The Restricted Use Zone (RUZ) of 60 feet from the southwest property line shall be shown on the construction plans. 59. The following shall be included in the Notes Section of the construction plans: "The Restricted Use Zone (RUZ) of 60 feet from the southwest property line shall be staked in the field when the building footprint is staked so as to confirm the location of the building outside the RUZ. 60. The applicant shall submit a photometric plan, including the parking lot to the Planning Department, which meets the requirements of the Development Code and the Palomar Lighting Ordinance. The parking lot light standards shall be placed in such a way as to not adversely impact the growth potential of the parking lot trees. 61. The applicant shall submit to the Planning Department for permanent filing two (2) 8" X 10" glossy photographic color prints of the approved Color and Materials Board and the colored architectural elevations. All labels on the Color and Materials Board and Elevations shall be readable on the photographic prints. 62. Trash enclosures shall be provided to house all trash receptacles utilized on the site. These shall be clearly labeled on site plan. 63. All downspouts shall be internalized. 64. Three (3) copies of Construction Landscaping and Irrigation Plans shall be reviewed and approved by the Planning Departrnent. These plans shall conforrn to the approved conceptual landscape plan, or as amended by these conditions. The location, nurnber, genus, species, and container size of the plants shall be shown. The plans shall be consistent with the Water Efficient Ordinance. The plans shall be accornpanied by the following items: a. Appropriate filing fee (per the City of Temecula Fee Schedule at tirne of submittal). b. Provide a minimum five foot wide planter to be installed at the perimeter of all parking areas. Curbs, walkways, etc. are not to infringe on this area. c. Provide an agronornic soils report with the construction landscape plans. d. Detail of outdoor employee eating area. This area shall include a trellis with appropriate vines to shade the outdoor employee break area, decorative furniture and hardscape to match the style of the building subject to the approval of the Planning Director. e. One (1) copy of the approved grading plan. f. Water usage calculations per Chapter 17.32 of the Development Code (Water Efficient Ordinance). g. Total cost estimate of plantings and irrigation (in accordance with approved plan). h. A landscape maintenance program shall be submitted for approval, which details the proper maintenance of all proposed plant materials to assure proper growth and landscape development for the long-term esthetics of the property. The approved maintenance program shall be provided to the landscape maintenance contractor who shall be responsible to carry out the detailed program. G:\Planning\2005\PA05-0127 Industrial Condominium of Temecula\Planning\Draft DP Raso & COAs.doc 16 65. All utilities shall be screened from public view. Landscape construction drawings shall show and label all utilities and provide appropriate screening. Provide a 3' clear zone around fire check detectors as required by the Fire Department before starting the screen. Group utilities together in order to reduce intrusion. Screening of utilities is not to look like an after- thought. Plan planting beds and design around utilities. Locate all light poles on plans and insure that there are no conflicts with trees. 66. Building plans shall indicate that all roof hatches shall be painted "International Orange". 67. The construction plans shall indicate the application of painted rooftop addressing plotted on a 9-inch grid pattern with 45-inch tall numerals spaced 9-inches apart. The numerals shall be painted with a standard 9-inch paint roller using fluorescent yellow paint applied over a contrasting background. The address shall be oriented to the street and placed as closely as possible to the edge of the building closest to the street. Public Works Department 68. 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: Flowline grades shall be 0.5% minimum over P.C.C. and 1.00% minimum over A.C. paving. Driveways shall conform to the applicable City of Temecula Standard No. 207A. Street lights shall be installed along the public streets adjoining the site in accordance with City Standard No. 800, 801, 802 and 803. Concrete sidewalks and ramps shall be constructed along public street frontages in accordance with City of Temecula Standard Nos. 400. 401 and 402. e. All street and driveway centerline intersections shall be at 90 degrees. a. b. c. d. f. 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. 69. 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 Remington Avenue (Principal Collector Highway Standards - 78' R/W) to include installation of sidewalk, drainage facilities, utilities (including but not limited to water and sewer). 70. 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: sidewalk and drive approaches, storm drain facilities, sewer and domestic water systems, and under grounding of proposed utility distribution lines The Developer shall vacate and dedicate the abutters rights of access along Remington Avenue pursuant to the new location of the driveway. 71. G:\Planning\2005\PAOS-Q127 Industrial Condominium of Temecula\Planning\Draft DP Reso & COAs.doc 17 . . . . 72. 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. 73. 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. 74. The Developer shall obtain an easement for reciprocal ingress and egress over the adjacent property for the joint use driveway. 75. 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. 76. The Developer shall record a written offer to participate in, and waive all rights to object to the formation of an Assessment District, a Community Facilities District, or a Bridge and Major Thoroughfare Fee District for the construction of the proposed Western Bypass Corridor in accordance with the General Plan. The form of the offer shall be subject to the approval of the City Engineer and City Attorney. 77. The Developer shall pay to the City the Western Riverside County Transportation Uniform Mitigation Fee (TUMF) Program as required by, and in accordance with, Chapter 15.08 of the Temecula Municipal Code and all Resolutions implementing Chapter 15.08. . Building Department 78. All design components shall comply with applicable provisions of the 2001 edition of the California Building, Plumbing and Mechanical Codes; 2004 California Electrical Code; California Administrative Code, Title 24 Energy Code, California Title 24 Disabled Access Regulations, and the Temecula Municipal Code. 79. The City of Temecula has adopted an ordinance to collect fees for a Riverside County area wide Transportation Uniform Mitigation Fee (TUMF). Upon the adoption of this ordinance on March 31, 2003, this project will be subject to payment of these fees at the time of building permit issuance. The fees shall be subject to the provisions of Ordinance 03:01 and the fee schedule in effect at the time of building permit issuance. 80. 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. 81. All building and facilities must comply with applicable disabled access regulations. Provide all details on plans. (California Disabled Access Regulations effective April 1, 1998) 82. Provide house electrical meter provisions for power for the operation of exterior lighting, fire alarm systems. 83. Restroom fixtures, number and type, to be in accordance with the provisions of the 2001 edition of the California Building Code Appendix 29. . G:IPlanning\2005IPA05-0127 Industrial Condominium of TemeculalPlanninglDraft DP Reso & COAs.doc 18 84. Provide an approved automatic fire sprinkler system. . 85. Provide appropriate stamp of a registered professional with original signature on plans prior to permit issuance. 86. Provide electrical plan including load calculations and panel schedule, plumbing schematic and mechanical plan for plan review. 87. A pre-construction meeting is required with the building inspector prior to the start of the building construction. 88. Show all building setbacks on plot plan. Fire Department 89. Prior to building construction, all locations where structures are to be built shall have approved temporary Fire Department vehicle access roads for use until permanent roads are installed. Temporary Fire Department access roads shall be an all weather surface for 80,000 Ibs. GVW. (CFC 8704.2 and 902.2.2.2) 90. Prior to building construction, this development shall have two (2) points of access, via all- weather surface roads, as approved by the Fire Prevention Bureau. (CFC 902.2.1) 91. 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, 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) . Community Services Department 92. The developer shall provide TCSD verification of arrangements made with the City's franchise solid waste hauler for disposal of construction debris. . G:\Planning\2005\PA05-0127 Industrial Condominium of Temecula\Planning\Draft DP Resa & COAs.doc 19 . . . PRIOR TO RELEASE OF POWER, BUILDING OCCUPANCY OR ANY USE ALLOWED BY THIS PERMIT G:\Planning\2005\PAOS-D127 Industrial Condominium of Temecula\Planning\Draft DP Resa & COAs.doc 20 . . . Planning Department 93. Prior to the release of power, occupancy, or any use allowed by this permit, the applicant shall be required to screen all loading areas and roof mounted mechanical equipment from view of the adjacent residences and public right-of-ways. If upon final inspection it is determined that any mechanical equipment, roof equipment or backs of building parapet walls are visible from any portion of the public right-of-way adjacent to the project site, the developer shall provide screening by constructing a sloping tile covered mansard roof element or other screening if reviewed and approved by the Director of Planning. 94. All required landscape planting and irrigation shall have been installed consistent with the approved construction plans and shall be in a condition acceptable to the Director of Planning. The plants shall be healthy and free of weeds, disease, or pests. The irrigation system shall be properly constructed and in good working order. 95. Performance securities, in amounts to be determined by the Director of Planning, to guarantee the maintenance of the plantings in accordance with the approved construction landscape and irrigation plan shall be filed with the Planning Department for a period of one year from final certificate of occupancy. After that year, if the landscaping and irrigation system have been maintained in a condition satisfactory to the Director of Planning, the bond shall be released upon request by the applicant. 96. Each parking space reserved for the handicapped shall be identified by a permanently affixed reflectorized sign constructed of porcelain on steel, beaded text or equal, displaying the International Symbol of Accessibility. The sign shall not be smaller than 70 square inches in area and shall be centered at the interior end of the parking space at a minirnum height of 80 inches from the bottom of the sign to the parking space finished grade, or centered at a minimum height of 36 inches frorn the parking space finished grade, ground, or sidewalk. A sign shall also be posted in a conspicuous place, at each entrance to the off- street parking facility, not less than 17 inches by 22 inches, clearly and conspicuously stating the following: "Unauthorized vehicles parked in designated accessible spaces not displaying distinguishing placards or license plates issued for persons with disabilities rnay be towed away at owner's expense. Towed vehicles may be reclaimed by telephoning 951 696-3000." 97. In addition to the above requirements, the surface of each parking place shall have a surface identification sign duplicating the Symbol of Accessibility in blue paint of at least 3 square feet in size. 98. All site improvements including but not limited to parking areas and striping shall be installed prior to occupancy or any use allowed by this permit. 99. All of the foregoing conditions shall be complied with prior to occupancy or any use allowed by this perrnit. Public Works Department 100. As deemed necessary by the Departrnent of Public Works, the Developer shall receive written clearance from the following agencies: a. Rancho California Water District G:\Planning\2005\PAOS.0127 Industrial Condominium of Temecula\Planning\Draft DP Rese & COAs.doc 21 b. Eastern Municipal Water District Department of Public Works . c. 101. 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. 102. 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. Fire Department 103. 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 Ibs. GVW with a minimum AC thickness of .25 feet. (CFC sec 902) 104. 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) 105. Prior to issuance of a Certificate of Occupancy or building final, approved numbers or addresses shall be provided on all new and existing buildings in such a position as to be plainly visible and legible from the street or road fronting the property. Numbers shall be of a contrasting color to their background. Commercial, multi-family residential and industrial buildings shall have a minimum twelve (12) inches numbers with suite numbers a minimum . of six (6) inches in size. All suites shall gave a minimum of six (6) inch high letters and/or numbers on both the front and rear doors. Single family residences and multi-family residential units shall have four (4) inch letters and lor numbers, as approved by the Fire Prevention Bureau. (CFC 901.4.4) 106. Prior to issuance of Certificate of Occupancy or building final, based on square footage and type of construction, occupancy or use, the developer shall install a fire sprinkler system. Fire sprinkler plans shall be submitted to the Fire Prevention Bureau for approval prior to installation. (CFC Article 10, CBC Chapter 9) 107. Prior to issuance of Certificate of Occupancy or building final, based on a requirement for monitoring the sprinkler system, occupancy or use, the developer shall install an fire alarm system monitored by an approved Underwriters Laboratory listed central station. Plans shall be submitted to the Fire Prevention Bureau for approval prior to installation. (CFC Article 10) 108. Prior to the issuance of a Certificate of Occupancy or building final, a "Knox-Box" shall be provided. The Knox-Box shall be installed a minimum of six (6) feet in height and be located to the right side of the fire sprinkler riser door. (CFC 902.4) 109. Prior to the building final, speculative buildings capable of housing high-piled combustible stock, shall be designed with the following fire protection and life safety features: an automatic fire sprinkler system(s) designed for a specific commodity class and storage arrangement, hose stations, alarm systems, smoke vents, draft curtains, Fire Department access doors and Fire department access roads. Buildings housing high-piled combustible stock shall comply with the provisions California Fire Code Article 81 and all applicable . National Fire Protection Association standards. (CFC Article 81) G:\Pfanning\2005\PA05-0127 Industrial Condominium of Temecula\Planning\Draft DP Resa & COAs.doc 22 . . . 110. Prior to the issuance of a Certificate of Occupancy or building final, the developer/applicant shall be responsible for obtaining underground and/or aboveground tank permits for the storage of combustible liquids, flammable liquids or any other hazardous materials from both the County Health department and Fire Prevention Bureau.(CFC 7901.3 and 8001.3) 111. Prior to issuance of a Certificate of Occupancy or building final a simple plot plan and a simple floor plan, each as an electronic file of the .DWG format must be submitted to the Fire Prevention Bureau. Alternative file formats may be acceptable, contact fire prevention for approval. G:\Planning\2005\PA05-0127 Industrial Condominium of Temecula\Planning\Draft DP Rese & COAs.doc 23 . . . OUTSIDE AGENCIES G:\Planning\2005\PAOS-Q127 Industrial Condominium of Temecula\Planning\Draft DP Reso & CQAs.doc 24 . . . 112. The applicant shall comply with the attached letter dated May 2, 2005, from the Rancho California Water District. 113. The applicant shall comply with the attached letter dated May 17, 2005 from the Riverside County Flood Control and Water Conservation District. By placing my signature below, I confirm that I have read, understand and accept all the above Conditions of Approval. I further understand that the property shall be maintained in conformance with these conditions of approval and that any changes I may wish to make to the project shall be subject to Community Development Department approval. Applicant's Signature Date Applicant's Printed Name G:\Planning\2005\PAOS.0127 Industrial Condominium of Temecula\Planning\Draft DP Reso & COAs.doc 25 @ Rancho later Board of Directors Csaba F. Ko President Ben R. Drake Sr. Vice President Stephen J. Corona Ralph H. Daily Lisa D. Herman John E. Hoagland Michael R. McMillan Officers: Brian J. Brady General Manager Phillip L. Fl)rbes Director of Finance-Treasurer E.P. "Bob~ Lemons Director of Engineering Perry R. Louck Director of Planning JeffD. Armstrong Controller Linda M. Fregoso District Secretary/Administrative Services Manager C. Michael Cowett Best Best & Krieger LLP General Counsel May 2, 2005 ...-~_.- 1--" ,. ---_._---~ ., .--\ '" Stuart Fisk, Project Planner City of Temecula Planning Department Post Office Box 9033 Temecula, CA 92589 - 9033 MAY 0 6 Z005 '!,. j, L__~' \,~,;,~-;~; -c:-:;=~j SUBJECT: WATER AND SEWER AVAILABILITY INDUSTRIAL CONDOMINIUMS OF TEMECULA PARCEL NO.2 OF PARCEL MAP NO. 28657-1 APN 909-370-024; PA05-0127 [INDUSTRIAL CONDOMINIUMS OF TEMECULA, LLC] Dear Mr. Fisk: Please be advised that the above-referenced property is located within the boundaries of Rancho California Water District (RCWD). Water and sewer service, therefore, would be available upon construction of any required on-site and/or off-site water and sewer facilities and the completion of fmancial arrangements between RCWD and the property owner. If fire protection is required, the customer will need to contact RCWD for fees and requirements. Water availability would be contingent upon the property owner signing an Agency Agreement that assigns water management rights, if any, to RCWD. This project is a commercial condominium development, with individual building owners and an Owner's Association maintaining the common property and private water, fire protection and landscape irrigation facilities. RCWD requires that the developer include a Reciprocal Easement and Maintenance Agreement for these on-site private water facilities, as a condition of approval for the project. In addition to this agreement, RCWD would require individual water meters for each condominium unit. A Sewer Release Form should be received from RCWD prior to construction permit issuance. If you should have any questions, please contact an Engineering Services Representative at this office at (951) 296-6900. Sincerely, RANCHO CALIFORNIA WATER DISTRICT 4~ (Q)Ch y I~J, RANC:E-IO '.~~... CALIFORNIA ~ .~~ WATER 1 ~ ~1i:"~!'~.'~11,. .""K~/~ 05\MM:ac089\FEG c: Laurie Williams, Engineering Services Supervisor Rancho California Water District 42135 Winchester Road _ Post Offict' Box 9017 . Tem"mla, Califomia 92589.9017 . {95I} 296-6900 . FAX (951) 296.6860 . 1995 MARKET STREET RIVERSIDE, CA 92501 951.955.1200 951.788.9965 FAX WARREN D. WILLIAMS ieneral Manager-Chief Engjneer 94891.1 RIVERSIDE COUNTY FLOOD CONTROL AND WATER CONSERVATION DISTRICT May 17,2005 City ofTemecula Planning Department Post Office Box 9033 Temecula, CA 92589-9033 MAY JJ 0 2005 Attention: Stuart Fisk Ladies and Gentlemen: Re: PA 05-0127 The District does not normally recommend conditions for land divisions or other land use cases in incorporated Cities. The District also does not plan check City land use cases, or provide State Division of Real Estate letters or other flood hazard reports for such cases. District comments/recommendations for such cases are normally limited to items of specific interest to the District including District Master Drainage Plan facilities, other regional flood control and drainage facilities which could be considered a logical component or extension of a master plan system, and District Area Drainage Plan fees (development mitigation fees). In addition, information of a general nature is provided. The District has not reviewed the proposed project in detail and the following comments do not in any way constitute or imply District approval or endorsement of the proposed project with respect to flood hazard, . public health and safety, or any other such issue: Tbe entire boundary of the property is within the 100 year Zone AE floodplain limits for Murrieta Creek as delineated on Panel No. 060742-0005B dated November 20, 1996 of the Flood Insurance Rate Maps issued in conjunction with the National Flood Insurance Program, administered by the Federal Emergency Management Agency (FEMA). A District flood study in 1987 determined the base flood elevation for the master plan flow rate of28,500 cfs to be 1024.36 (NGVD 29) at the location. The U.S. Army Corps of Engineers along with the District and the Cities of Temecula and Murrieta are working on the design of the Murrieta Creek Flood Control, Environmental Restoration and Recreation project (Project), which has been Congressionally authorized. The proposed development is located within Phase 3 of the Project, which is scheduled to begin construCtion in OCtober 6, 2006 pending Federaliy allocated funding. Questions regarding the Project may be addressed to Zully Smith of our office at 951.955.1299. Until the proposed Project has been constructed, all new buildings should be floodproofed by elevating the finished floor a minimum of 12 inches above the District's/FEMA's floodplain elevation of 1024.36. This project is located within the limits of the District's Murrieta CreeklTemecula Valley Area Drainage Plan for which drainage fees have been adopted; applicable fees should be paid prior to the issuance of building or grading permits. Fees to be paid should be at the rate in effect at the time of issuance ofthe actual permit. . 94891.1 Mr. Stuart Fisk Re: PA 05-0127 -2- May 17,2005 . GENERAL INFORMATION This project may require a National Pollutant Discharge Elimination System (NPDES) permit from the State Water Resources Control Board. Clearance for grading, recordation or other final approval should not be given until the City has determined that the project has been granted a permit or is shown to be exempt. If this project involves a FEMA mapped floodplain, then the City should require the applicant to provide all studies, calculations, plans and other information required to meet FEMA requirements, and should further require that the applicant obtain a Conditional Letter of Map Revision (CLOMR) prior to grading, recordation or other final approval of the project, and a Letter of Map Revision (LOMR) prior to occupancy. The applicant shall show written proof of compliance with the Multiple Species Habitat Conser/alion Plan (MSHCP) for any drainage facilities the applicant proposes to be maintained by the District. All applicable CEQA and MSHCP documents and permits shall address the construction, operation and maintenance of all onsite and offsite drainage facilities. Draft CEQA documents shall be forwarded to the District during the public review period. If a natural watercourse or mapped floodplain is impacted by this project, the City should require the applicant to obtain all applicable Federal, State and local regulatory permits. These regulatory permits include, but are not limited to: a Section 404 Permit issued by the U.S. Army Corps of Engineers in compliance with section 404 of the Clean Water Act, a California State Department ofFish and Game Streambed Alteration Agreement in compliance with the Fish and Game Code Section 1600 et seq., and a 401 Water Quality Certification or a . Report of Waste Discharge Requirements in compliance with Section 401 of the Clean Water Act or State Porter Cologne Water Quality Act, respectively, from the appropriate Regional Water Quality Control Board. The applicant shall also be responsible for complying with all mitigation measures as required under CEQA and all Federal, State, and local environmental rules and regulations. Very truly yours, ~~ ARTURO D1AZ Senior Civil Engineer c: Ron Parks, City of Temecula Zully Smith, RCFC & WCD . . . . EXHIBIT B MITIGATION MONITORING PROGRAM G:\Planning\2005\PAOS.0127 Industrial Condominium of Temecula\Planning\Draft DP Resa & COAs.doc 26 . . . Mitigation Monitoring Program Project Description: Planning Application PA04-0361, A Development Plan Application for the construction of an 86,175 square foot tilt up concrete light industrial building. Location: Applicant: North east side of Remington Avenue, located on the west side of Diaz Road. Pete Bussett Smith Consulting Architects 12220 EI Camino Real, Suite 200 San Diego, CA 92130 GEOLOGY AND SOILS General Impact: Mitigation Measures: Specific Process: Mitigation Milestone: Responsible Monitoring Party: AESTEHETICS General Impact: Mitigation Measures: Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death. The Restricted Use Zone (RUZ) of 60 feet from the southwest property line should be plotted on the grading and development plans for this project, and the RUZ should be staked in the field when the building footprint is staked, so as to confirm the location of the building outside the RUZ. . Planning staff will verify compliance with the above mitigation measure as part of the building plan check review process. Prior to the issuance of a building permit. Planning Department Create a new source of substantial light or glare which would adversely affect day or nighttime views in the area. Comply with Riverside County Mount Palomar Ordinance 655. All lighting shall be fully shielded, directed down and parking lot lighting shall be low pressure sodium. Decorative lighting shall be shut-off by 11 :00 P.M. Prior to issuance of a building permit, the applicant shall submit a photometric plan detailing the proposed light levels for the entire project site and onto adjacent project boundaries. R\D P\2004\04-0361 Keamy Commerce Center\Mitigation Monitoring Program.doc 1 Specific Process: Mitigation Milestone: Responsible Monitoring Party: AIR QUALITY General Impact: Mitigation Measures: The applicant shall comply with the City of Temecula Development Code and Design Guidelines for lighting standards, which require minimum and maximum lighting levels in the parking lot areas, loading areas, pedestrian circulation areas, primary building entries, and lighting at project boundaries. . Planning staff will verify compliance with the above mitigation measure as part of the building plan check review process. Prior to the issuance of a building permit. Planning Department The proposed project could potentially expose sensitive receptors to substantial pollutant concentration and could potentially create objectionable odors affecting a substantial number of people working in the nearby area. The applicant shall coordinate with the Riverside Transit Agency (RT A) to determine if a bus turn-out or other mass transit services are feasible for the project site. Written authorization shall be submitted to the City of Temecula. . The applicant shall submit a final landscape plan for the project site incorporating native drought-resistant vegetation, mature trees. If more than 100 days elapses from the time grading is complete and beginning of construction. the City "fTemecula may require temporary landscaping to reduce the amount of dust and prevent dust and erosion. Prior to the issuance of a grading permit, the appticant shall verify that all earth moving and large equipment are properly tuned aud maintained to reduce emissions. In addition, alternative clean-fueled vehicles shall be used where feasible. Construction equipment should be selected considering emission factors and energy efficiency. Electrical and/or diesel-powered equipment should be utilized in-lieu of gasoline-powered engines. During construction and grading phases, the project site shall be watered down in the morning before grading and/or construction begins and in the evening once construction and/or grading is complete for the day. The project site shall be watered down no less than 3 times (not including the morning and evening water-down) during construction and/or grading activities to reduce dust. All fill being transported to and/or from the site shall be covered and the wheels and lower portion of transport trucks shall be sprayed with water to . reduce/eliminate soil from the trucks before they leave the construction area. R\D P\2004\04-0361 Kearny Commerce Center\Mitigation Monitoring Program.doc 2 . . . Specific Process: Mitigation Milestone: Responsible Monitoring Party: { Planning staff will verify compliance with the above mitigation measure as part of the building plan check review process. Prior to the issuance of a building permit. Planning Department R:\D P\2004\04.0361 Kearny Comrnerce CenlerlMitigation Monitoring Prograrn.doc 3 ~.~- ~~ ~~'- A"TTACHMENT NO.3 . i PC RESOLUTION NO. 2005- , - , TENTATIVE PARCEL MAP . G:\Plannii1g\2005\PA05~0127 Industrial'C~~~~fuiWPiil of Tem~lila\R~~g\S~ff}~eport.doc ',' :3~~~~,__: : i:.;J~-:---"~~-< . PC RESOLUTION NO. 2005-_ A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NO. PAOS-0192 (TENTATIVE PARCEL MAP NO. 33874), A TENTATIVE PARCEL MAP FOR CONDOMINIUM PURPOSES ON AN EXISTING 5.55 ACRE LOT, LOCATED ON THE NORTH SIDE OF REMINGTON AVENUE, APPROXIMATELY 550 FEET WEST OF DiAl ROAD (A.P.N. 909-370-024) WHEREAS, Norm Turoff filed Planning Application No. PA05-0192, in a manner in accord with the City of Temecula General Plan, and Subdivision Ordinance; WHEREAS, Planning Application No. PA05-0192 was processed including, but not limited to a public notice, in the time and manner prescribed by State and local law; WHEREAS, the Planning Commission, at a regular meeting, considered Planning Application No. PA05-0192 011 October 19, 2005, at a duly noticed public hearing as prescribed by law, at which time the City staff and interested persons had an opportunity to and did testify either in support or in opposition to this matter; . WHEREAS, at the conclusion of the Planning Commission Hearing and after due consideration of the testimony, the Planning Commission approved Planning Application No. PA05-0192 subject to conditions of approval after finding that the project proposed in Planning Application No. PA05-0192 conformed to the City of Temecula Subdivision Ordinance, Development Code, and General Plan. NOW, THEREFORE, THE DIRECTOR OF PLANNING OF THE CITY OF TEMECULA DOES HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS: Section 1. That the above recitations are true and correct and are hereby incorporated by reference. Section 2. Findinas. That the Planning Commission, in approving Planning Application No. 05-0192 (Tentative Parcel Map) hereby makes the following findings as required by Section 16.09.140 of the Temecula Municipal Code: A. The proposed subdivision and the design and improvements of the subdivision are consistent with the Subdivision Ordinance, Development Code, General Plan, and the City of Temecula Municipal Code. Staff has reviewed the proposal and finds that Tentative Parcel Map No. 33874 is consistent with the General Plan, the Subdivision Ordinance, the Development Code, and the Municipal Code because the project meets design standards as required in the General Plan, Subdivision Ordinance, Development Code and the Municipal Code. B. The tentative map does not divide land, which is subject to a contract entered into pursuant to the California Land Conservation Act of 1965. The proposed map does not divide land designated for conservation or agricultural use. . G:\Planning\2005\PA05-0192 Industrial Condos TPM\Planning\Draft Reso & COAs.doc I C. The site is physically suitable for the type and proposed density of development proposed by the tentative map. The project consists of a Parcel Map for condominium purposes on property designated for light industrial use, which is consistent with the General Plan. The proposed tentative parcel map would create ownership units from building suites resulting from the proposed development plan. D. The design of the subdivision and the proposed improvements, with conditions of approval, are not likely to cause significant environmental damage or substantially and avoidably injure fish or wildlife or their habitat. No impacts beyond those already identified in the Mitigated Negative Declaration for PA04-0361 (development plan) and anticipated for the proposed development plan are anticipated from the creation of condominium units. E. The design of the subdivision and the type of improvements are not likely to cause serious public health problems. The project has been reviewed and commented on by the Fire Safety Department, the Public Works Department and the Building and Safety Department. As a result, the project has been conditioned to address their concerns. Further, provisions are made in the General Plan and the Development Code to ensure that the public health, safety and welfare are safeguarded. The project is consistent with these documents. F. The design of the subdivision provides for future passive or natural heating or cooling opportunities in the sutdivision to the extent feasible. To the extent feasible, the development plan and building plans allow for future passive or natural heating or cooling opportunities. The proposed tentative parcel map will not affect the design of the development plan or the buildings. G. The design of the subdivision and the type of improvements will not conflict with easements acquired by the public at large for access through or use of property within the proposed subdivision, or the design of the alternate easements which are substantially equivalent to those previously acquired by the public will be provided. All required rights-of-way and easements have been provided on the Tentative Map. The City has reviewed these easements and has found no potential conflicts. H. (Quimby). The subdivision is consistent with the City's parkland dedication requirements This is a map for non-residential use and will not be subject to Quimby fees. Section 3. Environmental Compliance. The project is categorically exempt from environmental review (Class 15 - Minor Land Division) pursuant to Section 15315 of the California Environmental Quality Act. Section 15315 applies when a project consists of the division of property in urbanized areas into four or fewer parcels when the division is n conformance with the General Plan and zoning and all servicl'ls and access to local standards are available. G:\Planning\2005\PA05-0192 Industrial Condos TP:M\Planning\Draft Reso & COAs.doc 2 . . . . . . Section 4. Conditions. That the City of Temecula Planning Commission hereby conditionally approves PA05-0192, (Tentative Parcel Map No. 33874), a Tentative Parcel Map for Condominium Purposes on and existing 5.55 acre lot, located on the north side of Remington Avenue, approximately 550 feet west of Diaz Road (A.P.N. 909-370-024), as set forth on Exhibit A, attached hereto, and incorporated herein by this reference as though set forth in full. Section 5. PASSED, APPROVED AND ADOPTED by the City of Temecula Planning Commission this 19'h day of October, 2005. David Mathewson, Chairman ATTEST: Debbie Ubnoske, Secretary [SEAL] STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss CITY OF TEMECULA ) I Debbie Ubnoske, Secretary of the Temecula Planning Commission, do hereby certify that PC Resolution No. 2005-_ was duly and regularly adopted by the Planning Commission of the City of Temecula at a regular meeting thereof held on the 19'h day of October, 2005, by the following vote: AYES: NOES: ABSENT: ABSTAIN: PLANNII~G COMMISSIONERS: PLANNING COMMISSIONERS: PLANNING COMMISSIONERS: PLANNING COMMISSIONERS: Debbie Ubnoske, Secretary G:\Planning\2005\PA05-0192 Industrial Condos TPM\Planning\Draft Reso & COAs.doc 3 i~~_ . EXHIBIT A . i DRAFT CONDITIONS OF APPROVAL ! ~c. G:\Planning\2005\P AO.S~0192 lndustrhil'~oftftQ~,TPM\Planning\DraftReso .\ . . . EXHIBIT A CITY OF TEMECULA DRAFT CONDITIONS OF APPROVAL Planning Application No. PA05-0192 Project Description: A request for a Tentative Parcel Map for condominium purposes for an existing 5.55 acre lot, located on the north side of Remington Avenue, approximately 550 feet west of Diaz Road. MSHCP Category: Industrial DIF Category: Business Park/Industrial TUMF Category: IndustriaVBusiness Park Assessor's Parcel Nos.: 909-370-024 Approval Date: October 19, 2005 Expiration Date: October 19, 2008 WITHIN FORTY-EIGHT (48) HOURS OF PROJECT APPROVAL Planning Department 1. The applicant/developer shall deliver to the Planning Department a cashier's check or money order made payable to the County Clerk in the amount of Sixty-four Dollars ($64.00) for the County administrative fee, to enable the City to file the Notice of Determination with a DeMinimus Finding for the Mitigated or Negative Declaration required under Public Resources Code Section 21108(b) and California Code of Regulations Section 15075. If within said forty-eight (48) hour period the applicant/developer has not delivered to the Planning Department 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)). 2. The applicant shall sign both copies of the final conditions of approval that will be provided by the Planning Department staft, and return one signed set to the Planning Department for their files. G:\Planning\2005\PA05-0192lndustrial Condos TPM\Planning\Draft Reso & COAs.doc 5 Planning Department 3. The applicant and owner of the real property subject to this condition shall hereby agree to indemnify, protect, hold harmless, and defend the City with Legal Counsel of the City's own selection from any and all claims, actions, awards, judgments, or proceedings against the City to attack, set aside, annul, or seek monetary damages resulting, directly or indirectly, from any action in furtherance of and the approval of the City, or any agency or instrumentality thereof, advisory agency, appeal board or legislative body including actions approved by the voters of the City, concerning the Planning Application. The City shall be deemed for purposes of this condition, to include any agency or instrumentality thereof, or any of its elected or appointed officials, officers, employees, consultants, contractors, legal counsel, and agents. City shall promptly notify both the applicant and landowner of any claim, action, or proceeding to which this condition is applicable and shall further cooperate fully in the defense of the action. The City reserves the right to take any and all action the City deems to be in the best interest of the City and its citizens in regards to such defense. 4. The tentative subdivision shall comply with the State of California Subdivision Map Act and to the City of Temecula Subdivision Ordinance, unless modified by the conditions listed below. A time extension may be approved in accordance with the State Map Act and City Ordinance, upon written request, if made 30 days prior to the expiration date. Public Works Department 5. It is understood that the Developer correctly shows on the tentative map all existing and proposed easements, traveled ways, improvement constraints and drainage courses, and their omission may require the project to be resubmitted for further review and revision. 6. A Grading Permit for either rough or precise grading shall be obtained from the Department of Public Works prior to commencement of any construction outside of the City-maintained road right-of-way. 7. 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. 8. All 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. Fire Department 9. Any extension of time will not waive compliance with current code requirements in effect at the time of submittal of building/phasing/development or construction plans. 10. Any conditions of approval on an existing map will remain in effect and will only be waived upon approval, or by being superseded by later laws or codes in effect at some subsequent time G:\Planning\2005\PA05-0192 Industrial Condos TPM\Planning\Draft Reso & COAs.doc 7 . . . . . . PRIOR TO RECORDATION OF A FINAL MAP G:\PJanning\2005\PA05-0192 Industrial Condos TPM\Planning\Draft Reso & COAs.doc 8 . . . Planning Department 11 . The following shall be submitted to and approved by the Planning Department: a. A copy of the Final Map. b. A copy of the Environmental Constraint Sheet (ECS) with the following notes: i. This property is located within thirty miles (30) of Mount Palomar Observatory. All proposed outdoor lighting systems shall comply with the California Institute of Technology, Palomar Observatory recommendations, Ordinance No. 655. ii. . This project is within a liquefaction hazard zone. iii. This project is within a subsidence hazard zone. iv. The project is within a flood hazard zone. v. The project is within a dam inundation hazard zone. vi. This property is located within an area identified by the City of Temecula General Plan as being a sensitive area with regards to paleontological resources. 12. A Reciprocal Use Agreement and maintenance agreement ensuring access to all parcels and joint maintenance of all roads, drives or parking areas shall be provided and shall be recorded concurrent with the. 13. An Owners Association shall be established and the applicant shall submit a copy of the Covenants, Conditions, and Restrictions (CC&Rs) that address the following: a. CC&Rs shall be reviewed and approved by the Planning Director. The CC&Rs shall include liability insurance, identify and include methods of maintaining all landscape areas, drive aisles, private roads, parking areas and other common areas. b. The CC&Rs shall be prepared at the developer's sole cost and expense. c. The CC&Rs shall be in the form and content approved by the Planning Director, City Engineer and the City Attorney and shall include such provisions as are required by this approval and as said officials deem necessary to protect the interests of the City and its residents. d. The CC&Rs and Articles of Incorporation of the Property Owner's Association are subject to the approval of the Planning and Public Works Departments and the City Attorney. They shall be recorded concurrent with the final map. A recorded copy shall be provided to the City. e. The CC&Rs shall provide for the effective establishment, operation, management, use, repair and maintenance of all common areas, drainage and facilities. f. The CC&Rs shall provide that the property shall be developed, operated and maintained so as not to create a public nuisance. The CC&Rs shall provide that if the property is not maintained in the condition required by the CC&Rs, then the City, after making due demand and giving reasonable notice, may enter the property and perform, at the owner's sole g. G:\Planning\2005\PA05-0192 Industrial Condos TPM\Planning\Draft Reso & COAs.doc 9 k. h. expense, any maintenance required thereon by the CC&Rs or the City Ordinances. The property shall be subject to a lien in favor of the City to secure any such expense not promptly reimbursed. All open areas and landscaping shall be permanently maintained by the association or other means acceptable to the City. Such proof of this maintenance shall be submitted to the Planning and Public Works Department. A Reciprocal Use Agreement and maintenance agreement ensuring access to all parcels and joint maintenance of all roads, drives or parking areas shall be provided by the CC&Rs or by deeds and shall be recorded concurrent with the map or prior to the issuance of a building permit where no map is involved. No lot or unit in the development shall be sold unless a corporation, association, property owner's group or similar entity has been formed with the right to assess all properties individually owned or jointly owned which have any rights or interest in the use of the common areas and common facilities in the development, such assessment power to be sufficient to meet the expenses of such entity, and with authority to control, and the. duty to maintain, all of said mutually available features of the development. Such entity shall operate under recorded CC&Rs, which shall include compulsory membership of all owners of lots and/or units and flexibility of assessments to meet changing costs of maintenance, repairs, and services. Recorded CC&Rs shall permit enforcement by the City for provisions required as Conditions of Approval. The developer shall submit evidence of compliance with this requirement to, and receive approval of, the City prior to making any such sale. This condition shall not apply to land dedicated to the City for public purposes. Every owner of a unit or lot shall own as an appurtenance to such unit or lot, either (1) an undivided interest in the common areas and facilities, or (2) a share in the corporation, or voting membership in an association. i. j. Public Works Department 14. 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. Riverside County Flood Control and Water Conservation District c. City of Temecula Fire Prevention Bureau d. Planning Department e. Department of Public Works f. Riverside County Health Department g. Cable TV Franchise h. Verizon i. Southern California Edison Company j. Southern California Gas Company G:\Planning\2005\PAOS-0192 Industrial Condos TPM\Planning\Draft Reso & COAs.doc 10 . . . . 15. The Developer shall design and guarantee construction of the following public improvements to City of Temecula General Plan standards unless otherwise noted. Plans shall be reviewed and approved by the Department of Public Works: a. Improve Remington Avenue (Principal Collector Highway Standards - 78' R/W) to include installation of sidewalk, street lights, drainage facilities, and utilities (including but not limited to water and sewer). b. All street improvement design shall provide adequate right-of-way and pavement transitions per Caltrans standards for transition to existing street sections. 16. Unless otherwise. approved the following minimum criteria shall be observed in the design of the street improvement plans: a. Driveways shall conform to the applicable City Standard No. 207A. b. Street lights shall be installed along the public streets shall be designed in accordance with City Standard Nos. 800, 801, 802 and 803. c. Concrete sidewalks shall be constructed in accordance with City Standard Nos. 400 and 401. . All street and driveway centerline intersections shall be at 90 degrees. All utility systems including gas, electric, telephone, water, sewer, and cable TV shall be provided underground. Easements shall be provided as required where adequate right-of-way does not exist for installation of the facilities. All utilities shall be designed and constructed in accordance with City Codes and the utility provider. All utilities, except electrical lines rated 34kv or greater, shall be installed underground. 17. A construction area Traffic Control Plan shall be designed by a registered Civil Engineer and reviewed by the Department of Public Works for any street closure and detour or other disruption to traffic circulation as required by the Department of Public Works. e. d. f. 18. Relinquish and waive right of access to and from Remington Avenue on the Parcel Map with the exception of two (2) openings as delineated on the approved Tentative Parcel Map. 19. Pursuant to Section 66493 of the Subdivision Map Act, any subdivision which is part of an existing Assessment District must comply with the requirements of said section. Prior to City Council approval of the Parcel Map, the Developer shall make an application for reapportionment of any assessments with appropriate regulatory agency. 22. 20. Any delinquent property taxes shall be paid. 21. An Environmental Constraints Sheet (ECS) shall be prepared in conjunction with the Parcel Map to delineate identified environmental concerns and shall be recorded with the rnap. A copy of the ECS shall be transmitted to the Planning Departrnent for review and approval. The Developer shall comply with all constraints which may be shown upon an Environrnental Constraint Sheet recorded with any underlying maps related to the subject property. . G:\Planning\2005\PA05-0l92 Industrial Condos TPM\Planning\Draft Reso & COAs.doc 11 23. The Developer shall make a good faith effort to acquire the required off-site property interests, and if he or she should fail to do so, the Developer shall, prior to submittal of . the Parcel Map for recordation, enter into an agreement to complete the improvements pursuant to the Subdivision Map Act, Section 66462 and Section 66462.5. Such agreement shall provide for payment by the Developer of all costs incurred by the City to acquire the off-site property interests required in connection with the subdivision. Security of a portion of these costs shall be in the form of a cash deposit in the amount given in an appraisal report obtained by the Developer, at the Developer's cost. The appraiser shall have been approved by the City prior to commencement of the appraisal. 24. The Developer shall record a written offer to participate in, and wave all rights to object to the formation of an Assessment District, a Community Facilities District, or a Bridge and Major Thoroughfare Fee District for the construction of the proposed Western bypass Corridor in accordance with the General Plan. The form of the offer shall be subject to the approval of the City Engineer and City Attorney. 25. The Developer shall notify the City's cable TV Franchises of the Intent to Develop. Conduit shall be installed to cable TV Standards at time of street improvements. 26. An easement for a joint use driveway shall be provided prior to approval of the Parcel Map or issuance of building permits, whichever occurs first. . . G:\Planning\2005\PA05-0192 Industrial Condos TPM\Planning\Draft Reso & COAs.doc 12 . . . PRIOR TO ISSUANCE OF GRADING PERMITS G:\Planning\2005\PA05-0192 Industrial Condos TPM\Planning\Draft Reso & COAs.doc 13 . . . Public Works Department 27. As deemed necessary by the Department of Public Works, the Developer shall receive written clearance from the following agencies: a. Planning Department b. Department of Public Works 28. A Grading Plan shall be prepared by a registered Civil Engineer in accordance with City of Temecula standards and approved by the Department of Public Works prior to commencement of any grading. The plan shall incorporate adequate erosion control measures to protect the site and adjoining properties from damage due to erosion. 29. A Soils Report shall be prepared by a registered Civil or Soils Engineer and submitted to 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 preliminary pavement sections. 30. A Geotechnical Report shall be prepared by a registered engineer or engineering geologist and submitted to the Department of Public Works with the initial grading plan check. The report shall address special study zones and identify any geotechnical hazards for the site including location of faults and potential for liquefaction. The report shall include recommendations to mitigate the impact of ground shaking and liquefaction. 31. A Drainage Study shall be prepared by a registered Civil Engineer and submitted to the Department of Public Works with the initial grading plan check. The study shall identify storm water runoff quantities expected from the development of this site and upstream of the site. It shall identify all existing or proposed off-site or on-site, public or private, drainage facilities intended to discharge this runoff. Runoff shall be conveyed to an adequate outfall capable of receiving the storm water runoff without damage to public or private property. The study shall include a capacity analysis verifying the adequacy of all facilities. Any upgrading or upsizing of drainage facilities necessary to convey the storm water runoff shall be provided as part of development of this project. The basis for analysis and design shall be a storm with a recurrence interval of one hundred years. 32. NPDES - The project proponent shall implement construction-phase and post- construction pollution prevention measures consistent with the State Water Resources Control Board (SWRCB) and City of Temecula (City) NPDES programs. Construction- phase measures shall include Best Management Practices (BMPs) consistent with the City's Grading, Erosion & Sediment Control Ordinance, the City's standard notes for Erosion and Sediment Control, and the SWRCB General Permit for Construction Activities. Post-construction measures shall be required of all Priority Development Projects as listed in the City's NPDES permit. Priority Development Projects will include a combination of structural and non-structural onsite source and treatment control BMPs to prevent contaminants from commingling with stormwater and treat all unfiltered runoff year-round prior to entering a storm drain. Construction-phase and post-construction BMPs shall be designed and included into plans for submittal to, and subject to the approval of, the City Engineer prior to issuance of a Grading Permit. The project proponent shall also provide proof of a mechanism to ensure ongoing long-term maintenance of all structural post-construction BMPs. G:\Planning\2005\PA05-0192 Industrial Condos TPM\Planning\Draft Reso & COAs.doc 14 33. 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. . 34. 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. 35. The Developer shall obtain letters of approval or easements for any off-site work performed on adjoining properties. The letters or easements shall be in a format as directed by the Department of Public Works. 36. The site is in an area identified on the Flood Insurance Rate Maps as a Flood Zone and is subject to flooding of undetermined depths. Prior to the approval of any plans, the Developer shall demonstrate that the project complies with Chapter 15.12 of the Temecula Municipal Code for development within a Flood Zone. A Flood Plain Development Permit is required prior to issuance of any permit. Residential subdivisions shall obtain a Letter of Map Revision (LOMR) from the Federal Emergency Management Agency (FEMA) prior to occupancy of any unit. Commercial subdivisions may obtain a LOMR at their discretion. 37. A Flood Plain Development Permit and Flood Study shall be submitted to the Department of Public Works for review and approval. . . G:\Planning\2005\PA05-0192 Industrial Condos TPM\Planning\Draft Reso & COAs.doc 15. . . . '" PRIOR TO ISSUANCE OF BUILDING PERMITS G:\Planning\2005\PA05-0192 Industrial Condos TPM\Planning\Draft Reso & COAs.doc 16 . . . Public Works 38. Parcel Map shall be approved and recorded. 39. A Precise Grading Plan shall be submitted to the Department of Public Works for review and approval. The building pad shall be certified by a registered Civil Engineer for location and elevation, and the Soils Engineer shall issue a Final Soils Report addressing compaction and site conditions. 40. Grading of the subject property shall be in lj.ccordance with the California Building Code, the approved grading plan, the conditions of the grading permit, City Grading Standards and accepted grading construction practices. The final grading plan shall be in substantial conformance with the approved rough grading plan. 41. 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. 42. The Developer shall pay to the City the Western Riverside County Transportation Uniform Mitigation Fee (TUMF) Program as required by, and in accordance with, Chapter 15.08 of the Temecula Municipal Code and all Resolutions implementing Chapter 15.08. G:\Planning\2005\PA05-0l92 Industrial Condos TPM\Planning\Draft Reso & COAs.doc 17 . . . PRIOR TO ISSUANCE OF CERTIFICATES OF OCCUPANCY G:\Planning\2005\PA05-0192 Industrial Condos TPM\Planning\Draft Reso & COAs.doc 18 . . . Public Works 43. 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. Department of Public Works 44. All necessary certifications and clearances from engineers, utility companies and public agencies shall be submitted as required by the Department of Public Works. 45. All improvements shall be constructed and completed per the approved plans and City standards to the satisfaction of the Director of Public Works. 46. The existing improvements shall be reviewed. Any appurtenance damaged or broken due to the construction operations of this project shall be repaired or removed and replaced to the satisfaction of the Director of Public Works. G:\Planniog\2005\PAOS.0l92 Industrial Condos TPM\Planning\Draft Reso & COAs.doc 19 . . . OUTSIDE AGENCIES G:\Planning\2005\PA05-0192 Industrial Condos TPM\Planning\Draft Reso & COAs.doc 20 . . . 47. The applicant shall comply with the attached letter dated July 11, 2005, from the Rancho California Water District. 48. The applicant shall comply with the attached letter dated July 27, 2005, from the Riverside County Flood Control and Water Conservation District. 49. The applicant shall comply with the attached letter dated August 8, 2005 from the Southern California Gas Company. By placing my signature below, I confirm that I have read, understand and accept all of the above Conditions of Approval. I further understand that the property shall be maintained in conformance with these conditions of approval and that any changes I may wish to make to the project shall be subject to Community Development Department approval. Applicant's Signature Date Applicant's Printed Name G:\Planning\2005\PA05-0192 Industrial Condos TPM\Planning\Draft Reso & CQAs.doc 21 ~ Rancho Water Board of Directors Csaba F. Ko President Ben R. Drake Sr. Vice President Stephen J. Corona Ralph H. Daily Lisa D. Herman July 11,2005 Stuart Fisk, Project Planner City of Temecula Planning Department Post Office Box 9033 Temecula, CA 92589-9033 JUL 1 4 ZOOS SUBJECT: WATER AND SEWER AVAILABILITY TENTATIVE PARCEL MAP NO. 33874 INDUSTRIAL CONDOMINIUMS OF TEMECULA PARCEL NO.2 OF PARCEL MAP NO. 28657-1 APN 909-370-024; CITY PROJECT NO. PA05-0192 [NORM TUROFF] Dear Mr. Fisk: John E. Hoagland Please be advised that the above-referenced property is located within the MI,h..lR.M,Mman boundaries of Rancho California Water District (RCWD). Water and sewer service, therefore, would be available upon construction of any required on-site Offire~, and/or off-site water and sewer facilities and the completion of financial BriaoJ.B,ady arrangements between RCWD and the property owner. General Manager Phillip L Forbes Di~"'r .fFinanre-"",,",,, If fire protection is required, the customer will need to contact RCWD for fees E.P. "Bob" Lemo", and requirements. Director of Engineering Perry R. Louck Di~"'"fPlannin, Water availability would be contingent upon the property owner signing an JeffD.Armslroog Agency Agreement that assigns water management rights, if any, to RCWD. Controller ~~:t~ct~':::::;;f~dministrative This project is a commercial condominium development, with individual building Se~i",M,""" owners and an Owner's Association maintaining the common property and c. Michael Cowett B."B.,1& Kdeg"LLP private sewer, water, fire protection and landscape irrigation facilities. RCWD Gon".1 C.u~ol requires that the City include a Reciprocal Easement and Maintenance Agreement for these on-site private facilities, as a condition of approval for the project. In addition to this agreement, RCWD requires individual water meters for each condominium unit. ~ -' - ,'- -~ \ ~ichael G. Meyerpeter, P.E. Development Engineering Manager If you should have any questions, please contact an Engineering Services Representative at this office at (951) 296-6900. Sincerely, RANCHO CALIFORNIA WATER DISTRICT - -- 05\MM,lm065\FEG 4~(ot .~...~ ~~ ~:;:;'~'''H "~~. _An,,, ~ . ~ ~~~\.~~:'~~..... c: Laurie Williams, Engineering Services Supervisor Rancho California Water District 42135 Winchester Road . Post Office Box 9017 . Temecula, California 92589-9017 . (951) 296.6900 . FAX(951) 296.6860 WARREND. WILLIAMS eneral Manager-ChiefEnginecr 1995 MARKET STREET RIVERSIDE, CA 92501 951.955.1200 951.788.9965 FAX . . . 100739_1 RIVERSIDE COUNTY FLOOD CONTROL AND WATER CONSERVATION DISTRICT July 27, 2005 City ofTemecula Planning Department Post Office Box 9033 Temecula, CA 92589-9033 JUl .2 9 2005 Attention: Stuart Fisk Ladies and Gentlemen: Re: PA 05-0192 The District does not normally recommend conditions for' land dIvisions or other land use Gases in incorporated Cities. The District also does not plan check City land use cases, or provide State Division of Real Estate letters or other flood hazard reports for such cases. District comments/recommendations for such cases are normally limited to items of specific interest to the District including District Master Drainage Plan facilities, other regional flood control and drainage facilities which could be considered a logical component or extension of a master plan system, and District Area Drainage Plan fees (development mitigation fees). In addition, information of a general nature is provided. The District has not reviewed the proposed project in detail and the following comments do not in any way constitute or imply District approval or endorsement of the proposed project with respect to flood hazard, public health and safety, or any other such issue: The entire boundary of the property is within the 100 year Zone A floodplain I imits for Murrieta Creek as delineated on Panel No. 060742-0005 dated November 20, 1996 of the Flood Insurance Rate Maps issued in conjunction with the National Flood Insurance Program, administered by the Federal Emergency Management Agency (FEMA). The U.S. Army Corps of Engineers along with the District and the Cities of Temecula and Murrieta are working on the design of the Murrieta Creek Flood Control, Environmental Restoration and Recreation project (Project), which has been Congressionally authorized. The proposed development is located within Phase 3 of the Project, which is scheduled to begin construction in October 6, 2006 pending Federally allocated funding. Questions regarding the Project may be addressed to Zully Smith of our office at 95 i .955.1299. Until the proposed Project has been constructed, all new buildings should be floodproofed by elevating the finished floor a minimum of 12 inches above the FEMA's floodplain elevation of 1023.00. This project is located within the limits of the District's Murrieta CreekfTemecula Valley Area Drainage Plan for which drainage fees have been adopted; applicable fees should be paid prior to the issuance of building or grading permits. Fees to be paid should be at the rate in effect at the time of issuance of the actual permit. 100739_1 Mr Stuart Fisk Re: PA 05-0192 -2- July 27, 2005 . GENERAL INFORMATION This project may require a National Pollutant Discharge Elimination System (NPDES) permit from the State Water Resources Control Board. Clearance for grading, recordation or other final approval should not be given until the City has determined that the project has been granted a permit or is shown to be exempt. If this project involves a FEMA mapped floodplain, then the City should require the applicant to provide all studies, calculations, plans and other information required to meet FEMA requirements, and should further require that the applicant obtain a Conditional Letter of Map Revision (CLOMR) prior to grading, recordation or other final approval of the project, and a Letter of Map Revision (LOMR) prior to occupancy. The applicant shall show written proof of compliance with the Multiple Species Habitat Conservation Plan (MSHCP) for any drainage facilities the applicant proposes to be maintained by the District. All applicable CEQA and MSHCP documents and permits shall address the construction, operation and maintenance of all onsite and offsite drainage facilities. Draft CEQA documents shall be forwarded to the District during the public review period. If a natural watercourse or mapped floodplain is impacted by this project, the City should require the applicant to obtain all applicable Federal, State and local regulatory permits. These regulatory permits include, but are not limited to: a Section 404 Permit issued by the U.S. Army Corps of Engineers in compliance with section 404 of the Clean Water Act, a California State Department ofFish and Game Streambed Alteration Agreement in compliance with the Fish and Game Code Section 1600 et Seq., and a 401 Water Quality Certification or a . Report of Waste Discharge Requirements in compliance with Section 401 of the Clean Water Act or State Porter Cologne Water Quality Act, respectively, from the appropriate Regional Water Quality Control Board. The applicant shall also be responsible for complying with all mitigation measures as required under CEQA and all Federal, State, and local environmental rules and regulations. Very truly yours, ~4- ARTURO DIAZ Senior Civil Engineer c: Ron Parks, City of Temecu!a Zully Smith, RCFC & WCD AM:blj . . Southern Califurnia Gas Company A ~ Sempra Energy. company August8,2005 City of Temecula Planning Dept P.O. Box 9033 . Temecula CA 92589-9033 Subject: 080505 Various Projects . PA05-0171 - 41925 5th St - Construct- Temecula PA05-0172 - Redhawk Tire Store & Car Wash - Margarita Rd near De Portola Rd - Temecula PA05-0167 - Ynez Rd & S/Embassy Suites- Construction - T emecula PA05-0176 - Rancho California Rd Btwn Reisling Ct & Chardonnay Hills PA05-0192 - 42045 Remington Avenue- Industrial Condominiums of Temecula - Temecula PA05-0189 - Butterfield Stage Rd & Hwy 79 South - Self Storage Facility - Temecula Pa05-0208 - Construction - W/Pujol St - 1800 S/1 st Street - T emecula P A05-0205 - Construction - 41955 4th St - Temecula Rancho Califomia Road Widening - Old Town Front St to 1-15 - Notice to Relocate - Temecula EA-121 - Auto MalURancho Way Extension- Town Clr & Tower Plaza Shopping Clrs- Temecula AUG 1 Z tOOS SolMIem CaIi>mlo Gas CoqaIy Sll!(;\ ~ 9.fI}()0d0:bJeAvenue Chats'MJI1h,CA 91313 MailingAddn= P.o._23OO Chats'MJI1h,CA 91313.2300 ML9314 tel 818-701-4546 fax 818-701-3441 Southern California Gas Company, Transmission Department, has no facilities within your proposed improvement. However, our Distribution department may have some facilities within your construction area. To assure no conflict with the local distribution's pipeline system, please contact (951) 335-7725. Sincerely ~ri quires Transm sion Pipeline Planning Associate . ::::::->: "..,"..-. ~y. . ATl]ACHMENT NO.4 PC RESQLUTlON NO. 2005-_ SIGN PROGRAM . G:\Plaiming\2095\PA05-9127Ind.ustrial~9~.Q.mirtiUQ1 of Ten1ecula\Pla~nin1~\Staff R~port.doc '_.:' . 13' . . . . PC RESOLUTION NO. 2005-_ A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NO. PA05-0140, A COMPREHENSIVE SIGN PROGRAM FOR THE "INDUSTRIAL CONDOMINIUMS OF TEMECULA", GENERALLY LOCATED ON THE NORTH SIDE OF REMINGTON AVENUE, APPROXIMATELY 550 FEET WEST OF DIAZ ROAD (A.P.N. 909-370-024) WHEREAS, Norm Turoff filed Planning Application No. PA05-0140, a Comprehensive Sign Program "Application", in a manner in accord with the City of Temecula General Plan and Development Code; WHEREAS, the Applicution was processed including, but not limited to a public notice, in the time and manner prescribed by State and local law; WHEREAS, the Planning Commission, at a regular meeting, considered the Application on October 19, 2005, at a duly noticed public hearing as prescribed by law, at which time the City staff and interested persons had an opportunity to and did testify either in support or in opposition to this matter; WHEREAS, at the conclusion of the Commission hearing and after due consideration of the testimony, the Commission recommended approval of the Application subject to and based upon the findings set forth hereunder; WHEREAS, all legal preconditions to the adoption of this Resolution have occurred. NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF TEMECULA DOES HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS: Section 1. The above recitations are true and correct and are hereby incorporated by reference. Section 2. Findinas. The Planning Commission, in approving the Application hereby makes the following findings as required by Section 17.28.080.B of the Temecula Municipal Code: A. The proposed signs enhance the development, and are in harmony with, and visually related to all of the signs included in the sign program, the building and/or developments they identify by utilizing materials, colors, or design motifs included in the building being identified, and surrounding development by not adversely affecting surrounding land uses or obscuring adjacent approved signs. As conditioned, the proposed signs will enhance the development, and are in harmony with, and visually related to each other and the proposed buildings. The proposed sign program will not adversely affect surrounding land uses or obscure adjacent approved signs. B. The sign program accommodates future revisions which may be required due to changes in building tenants. G:\Planning\2005\PA05-0140 Industrial Condos ofTemecula-Sign Program\Planning\Draft PC Reso and COA's..doc I The proposed sign program accommodates future revisions which may be required due to changes in building tenants. . C. The proposed sign program satisfies the intent of the Development Code, in that the sign program complies with all the regulations of this Development Code, except that flexibility is allowed with regard to sign area, number, location, and height. Further, to the extent the sign program does not comply with the requirements of the Development Code as to sign area, number, location, and height, the proposed sign program enhances the development and more fully accomplishes the objectives of the Development Code. The proposed sign program satisfies the intent and objectives of the Development Code. The proposed sign program results in appropriate signage that compliments the building architecture and aesthetics. Section 3. Environmental Compliance. The project is categorically exempt from environmental review (Class 11 - Accessory Structures) pursuant to Section 15311 of the California Environmental Quality Act. Section 15311 applies when a project consists of construction, or replacement of minor structures accessory to existing commercial, industrial, or institutional facilities, including on-premise signs. Section 4. Conditions. That the City of Temecula Planning Commission hereby conditionally approves PA05-0140, a Comprehensive Sign Program Application, as set forth on Exhibit A, attached hereto, and incorporated herein by this reference as though set forth in full. Section 5. PASSED, APPROVED AND ADOPTED by the City of Temecula Planning Commission this 191h day of October, 2005. . David Mathewson, Chairman ATTEST: Debbie Ubnoske, Secretary [SEAL] . G:\Planning\200S\PAOS-0140 Industrial Condos of Temecula-Sign Program\Planning\Draft PC Reso and COA's..doc 2 . . . STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss CITY OF TEMECULA ) I, Debbie Ubnoske, Secretary of the Temecula Planning Commission, do hereby certify that PC Resolution No. 2005-_ was duly and regularly adopted by the Planning Commission of the City of Temecula at a regular meeting thereof held on the 19th day of October 2005, by the following vote of the Commission: AYES: PLANNING COMMISSIONERS: NOES: PLANNING COMMISSIONERS: ABSENT: PLANNING COMMISSIONERS: PLANNING COMMISSIONERS: ABSTAIN: Debbie Ubnoske, Secretary G:\Plaoning\2005\PA05-0140 Industrial Condos of Temecula-Sign Program\Planning\Draft PC Reso and COA's..doc 3 ....---....- ~~. . - =. EXHIBIT A DRAFT CONDITIONS OF APPROVAL G:\Planning\2005\PA05~:~14()lndustrial Condos ofTemecula-Sign Program\PJin*,ng\Draft pC Reso and COA'sudoc . . . ~,C'~.'"~ 'oiii"""' -~~~ ,..,~ ~..---W'-m';::"';;:;-'~~~::--- ------::-=...-~ - - .. _ ~_ ~ - - - ~ r --=---~= - ~~- -~ -;-..,...~",~:<". - :F-~~d~~:~__: -...::-;:::t;::;t:-=_~ ,c~ ;f:" ~..'o.:::f'; _._..,--:r..:~ '~": "'-~,,~.~ ...._.0 'L:":~' -.::i :~~ . . . EXHIBIT A CITY OF TEMECULA DRAFT CONDITIONS OF APPROVAL Planning Application No.: PA05-0140 Project Description: Approval of a Comprehensive Sign Program for the "Industrial Condominiums of Temecula", located on the north side of Remington Avenue, approximately 550 feet west of Diaz Road. Assessor's Parcel No.: 909-370-024 MSHCP Category: DIF Category: TUMF Category: NA NA NA Approval Date: October 19, 2005 Expiration Date: October 19, 2007 PLANNING DEPARTMENT Within Forty-Eight (48) Hours of the Approval of this Project 1. The applicant/developer shall deliver to the Planning Department a cashier's check or money order made payable to the County Clerk in the amount of Sixty-Four Dollars ($64.00) for the County administrative fee, to enable the City to file the Notice of Exemption as provided under Public Resources Code Section 211 08(b) and California Code of Regulations Section 15062. If within said forty-eight (48) hour period the applicant/developer has not delivered to the Planning Department 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 2. The applicant and owner of the real property subject to this condition shall hereby agree to indemnify, protect, hold harmless, and defend the City with Legal Counsel of the City's own selection from any and all claims, actions, awards, judgments, or proceedings against the City to attack, set aside, annul, or seek monetary damages resulting, directly or indirectly, from any action in furtherance of and the approval of the City, or any agency or instrumentality thereof, advisory agency, appeal board or legislative body including actions approved by the voters of the City, concerning the Planning Application. The City shall be deemed for purposes of this condition, to include any agency or instrumentality thereof, or any of its elected or appointed officials, officers, employees, consultants, contractors, legal counsel, and agents. City shall promptly . notify both the applicant and landowner of any claim, action, or proceeding to which this G:\Planning\2005\PA05-0140 Industrial Condos of Temecula-Sign Program\Planning\Draft PC Reso and COA's..doc 5 condition is applicable and shall further cooperate fully in the defense of the action. The City reserves the right to take any and all action the City deems to be in the best interest . of the City and its citizens in regards to such defense. 3. 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. 4. The Director of Planning may, upon an application being filed within thirty day prior to expiration and for good cause, grant a time extension of up to three one-year extensions of time, one year at a time. 5. The erection of signs on the premises shall substantially conform to the approved Sign Program, contained on file with the Planning Department. 6. The applicant shall sign both copies of the final conditions of approval that will be provided by the Planning Department staff, and return one signed set to the Planning Department for their files. 7. Illumination of all signs shall conform to the requirements of Ordinance No. 655 to reduce impacts on the Mount Palomar Observatory. Prior to the Issuance of Building Permits 8. A separate building permit shall be required for all sign age. . By placing my signature below, I confirm that I have read, understand and accept all the above Conditions of Approval. I further understand that the property shall be maintained in conformance with these conditions of approval and that any changes I may wish to make to the project shall be subject to Community Development Department approval. Applicant's Signature Date Applicant's Printed Name . G:\Planning\2005\PA05-0l40 Industrial Condos of Temecula-Sign Program\Planning\Draft PC Reso and COA's..doc 6 fL ~~e ..... -. i ATTACHMENT NO.5 INITIAL STUDY ).NDMITIGATION PROGRAM , G:\Planning\2005\P ~05-0127'lndllstria]C~~~~iIDnium of Tem~cula\Pl~nning;s,?W~~pOrLdoc .... .c,. ,)4 "..... ,: .......... .~-~ -;r" .;-.:.~~:_:;@.iI : ';tc-_~,"~i ,,=..""'00._ ..-. -.--. .- -.",....>,."..---, ~---'---'--""-"" . ____~~;;:4~~i.i~~~~~~~~~j,:~,.:l~S;:~:'"-- j I , I ;-j'~ ""j ) City of Temecula P.O. Box 9033, Temecula, CA 92589-9033 ro'ect Title Lead Agency Name and Address Contact Person and Phone Number Project Location Project Sponsor's Name and Address General Plan Designation Zonin Description of Project Surrounding Land Uses and Setting Other public agencies whose approval is required . . Environmental Checklist Kearn Commerce Center City of Temecula P.O. Box 9033, Temecula, CA 92589-9033 Christine Damko, Assistant Planner 951 694-6400 North east side of Remington Avenue, located on the west side of Diaz Road. APN: 909-370-024 Pete Bussell, Smith Consulting Architects, 12220 EI Camino Real, Suite 200, San Die 0, CA 92130 Business Park (BP) Li ht Industrial LI A Development Plan application for the construction of an 86,175 s uare foot till u concrete Ii ht industrial buildin . Surrounding land uses include an existing self storage facility to the south, an existing light industrial building to the north, and vacant ro erties to the east and west. Other public agencies which may require approval and/or subsequent permits include: Regional Water Quality Control Board (RWQCB), County of Riverside Building and Safety Department, and the Count of Riverside Health De artment. R:\D P\2004\04-0361 Keamy Commerce Centerllnitial Study. doc '" , 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. x Aesthetics A riculture Resources Air Qualit Biolo ical Resources Cultural Resources Geolo and Soils Hazards and Hazardous Materials H drolo and Water Qualit Land Use and Plannin Mineral Resources Noise Po ulation and Housin Public Services Recreation Trans ortation/Traffic Utilities and Service S stems Mandato Findin s of Si nificance None Determination On 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 re ared. I find that although the proposed project could have a significant effect on the environment, there will not X be a significant effect in this case because revisions in the project have been made by or agreed to by the ro'ect roponent. A MITIGATED NEGATIVE DECLARATION will be re ared. I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is re uired. 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. An ENVIRONMENTAL IMPACT REPORT is re uired, but it must anal ze onl 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 effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are im osed u on the ro osed ro'ect, nothin further is re uired. ~,(bttmP.)~~ I ture 11~/f-or Date Christine Damko. Assistant Planner Printed name For . R:\D P\2004\04-0361 Keamy Commerce Center\lnitial Study.doc 2 t t i ) 1. AESTHETICS. Would the project: a. b. Issues and Su rtln Information Sources Have a substantial adverse effect on a scenic vista? Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic hi hwa ? Substantially degrade the existing visual character or ualit of the site and its surroundin s? Create a new source of substantial light or glare which would adversely affect day or nighttime views in the area? Potentially Significant 1m act Potentially Significant Unless Mitigation Inco orated Less Than Significant 1m act No 1m act X X c. X d. X Comments: 1. a.-c: No Impact The proposed project is not located on or near a scenic vista; therefore, there will not be an adverse impact on a scenic vista. The project site is not located on a scenic highway. The project site is currently vacant with no structures, trees or rock outcroppings on the site. Therefore, the proposed project would not substantially damage scenic resources, including trees, rock outcroppings or historic buildings. Due to the fact that the project site is vacant with no scenic vistas or resources, the project would not substantially degrade the existing visual character or quality of the site and its surroundings. No impact is anticipated as a result of the proposed project. 1. d.: Less Than Significant Impact with Mitigation: The proposed project is currently vacant with no .urces of light or glare. The proposed project will introduce new generators of light and glare typically sociated with light industrial development. The City of Temecula requires all new development to comply with the Riverside County Mount Palomar Ordinance 655. Ordinance 655 requires lighting to be shielded, directed down to avoid glare onto adjacent properties and emit low levels of glare into the sky. Mitigation Measures include the following: a. Comply with Riverside County Mount Palomar Ordinance 655. All lighting shall be fully shielded, directed down and parking lot lighting shall be low-pressure sodium. Decorative lighting shall be shut- off by 11 :00 P.M. b. Prior to issuance of a building permit, the applicant shall submit a photometric plan detailing the proposed light levels for the entire project site and onto adjacent project boundaries. c. The applicant shall comply with the City of Temecula Development Code and Design Guidelines for lighting standards, which require minimum and maximum lighting levels in parking lot areas, loading areas, pedestrian circulation areas, primary building entries and lighting at project boundaries. . R:\D P\2004\04-0361 Kearny Commerce Centerllnitial Study.doc 3 .' ) 2. AGRICULTURE RESOURCES. In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural land Evaluation and Site Assessment Model (1997) prepared by the California Dept. of Conservation as an optional model to use in assessing impacts on agriculture and farmland. Would the project: a. Issues and $u rtin Information Sources Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non-a ricultural use? Conflict with existing zoning for agricultural use, or a Williamson Act contract? Involve other changes in the existing environment which, due to their location or nature, could result in conversion of Farmland, to non-a ricultural use? Potentially Significant 1m act Potentially Significant Unless Mitigation loco orated Less Than Significant 1m act No 1m act X b. X c. X Comments: 2. a.-c.: No Impact: The project site is not currently in agricultural production and in the recent and historic past the site has not been used for agricultural purposes. The site is not under a Williamson Act contract nor is it zoned for agricultural uses. This property is not considered prime or unique farmland of statewide or local importance as identified by the State Department of Conservation and the City of Temecula General Plan. In addition, the project will not involve changes in the existing environment, which would result in the conversio. of farmland to non-agricultural uses. No impact is anticipated as a result of the proposed project . R:\Q P\2Q04\04-Q361 Keamy Commerce Center\lnitial Study.doc 4 { 3. AIR QUALITY. Where available, the significance criteria established by the applicable air quality management or air pollution control district may be relied upon to make the following determinations. Would the project: a. b. c. d. e. Issues and Su rtin Information Sources Conflict with or obstruct implementation of the applicable air ualit Ian? Violate any air quality standard or contribute substantially to an existin or ro'ected air uali violation? Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non- attainment under an applicable federal or state ambient air quality standard (including releasing emissions which exceed uantitative thresholds for ozone recursors? Expose sensitive receptors to substantial pollutant concentrations? Create objectionable odors affecting a substantial number of eo Ie? Potentially Significant 1m act Potentially Significant Unless Mitigation Inco orated No 1m act X less Than Significant 1m act X X X X Comments: 3. a.: No Impact: The proposed project will not conflict with the applicable air quality plan. The project site is comprised of 5.55 acres. The City of Temecula Final EIR for the General Plan takes into consideration the .ire project site as an industrial use. No impact is anticipated as a result of the proposed project. 3. b.: No Impact: The proposed project will not violate an air quality standard or contribute substantially to an existing or projected air quality violation. The proposed project will emit typical emissions and dust associated with industrial construction, however, the applicant will be required to comply with air emission standards as conditioned in the General Plan EIR. No impact is anticipated as a result of the proposed project. 3. c.: Less Than Significant Impact: The proposed project will not result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non-attainment under an applicable federal or state ambient air quality standard. The proposed project is not considered a significant pollutant generator per the City's General Plan EIR; however the prevailing winds can produce considerable dust and emissions into the air. The applicant is required to comply with the mitigation measures outlined in the City of Temecula EIR and as specifically discussed below. . 3. d.-e.: Less Than Significant Impact with Mitigation Measures: The proposed project could potentially expose sensitive receptors to substantial pollutant concentration and could potentially create objectionable odors affecting a substantial number of people working in the nearby area. The following Mitigation Measures shall apply: . a. The applicant shall coordinate with the Riverside Transit Agency (RTA) to determine if a bus turn- out or other mass transit services are feasible for the project site. Written authorization shall be submitted to the City of T emecula. b. The applicant shall submit a final landscape plan for the project site incorporating native drought- resistant vegetation, mature trees. If more than 100 days elapses from the time grading is complete RIO P\2004104.0361 Keamy Commerce Centelllnitial Study.doc 5 :' ) " , ). ; and beginning of construction, the City of Temecula may require temporary landscaping to reduce the amount of dust and prevent dust and erosion. c. Prior to the issuance of a grading permit, the applicant shall verify that all earth moving and larg_ equipment are properly tuned and maintained to reduce emissions. In addition, alternative cleaw fueled vehicles shall be used where feasible. Construction equipment should be selected considering emission factors and energy efficiency. d. Electrical and/or diesel-powered equipment should be utilized in-lieu of gasoline-powered engines. e. During construction and grading phases, the project site shall be watered down in the morning before grading and/or construction begins and in the evening once construction and/or grading is complete for the day. The project site shall be watered down no less than 3 times (not including the morning and evening water-down) during construction and/or grading activities to reduce dust. f. All fill being transported to and/or from the site shall be covered and the wheels and lower portion of transport trucks shall be sprayed with water to reduce/eliminate soil from the trucks before they leave the construction area. . . R:\O P\20Q4\04-0361 Keamy Commerce Center\lnitial Study.doc 6 a. b. c. d. f. ) BIOLOGICAL RESOURCES. Would the project? Issues and $u ortin Information Sources 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 regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? Have a substantial adverse effect on any riparian habitat or 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? Have a substantial adverse effect of federally protected wetlands as defined by Section 404 of the Clean Water Act (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interru tion, or other means? Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or im ede the use of native wildlife nurse sites? Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance? Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation Ian? Comments: Potentially Significant 1m act Potentially Significant Unless Mitigation Inco rated No 1m act X Less Than Significant 1m act x x X x X 4. a.-f.: No Impact: The project site is void of any natural biological resources, including wetlands, riparian forests, vernal pools, and nursery sites. The project is not within a natural conservation plan or other local regional or state conservation plan, including area identified under the Multi-Species Habitat Conservation Plan (MSHCP). The project site has been grubbed and disturbed for many years in order to comply with the City's weed abatement ordinance (Ord 8.16). In addition, the project site has been graded. There are some grasses on the project site, however they are not considered sensitive habitat, nor is the site a part of a wildlife corridor. In addition, the Army Corps of Engineers determined that the project is not subject to their jurisdiction under Section 404 of the Clean Water Act and a Section 404 permit is not required. No impact is anticipated as a result of the proposed project. . R:ID P\2004104-0361 Kearny Commerce Centerllnitial Study.doc 7 5. CUl rURAL RESOURCES. Would the project: a. Issues and Su rtin Information Sources Cause a substantial adverse change in the significance of a historical resource as defined in Section 15064.5? Cause a substantial adverse change in the significance of an archaeolo ical resource ursuant to Section 15064.5? Directly or indirectly destroy a unique paleontological resource or site or uni ue eolo ic feature? Disturb any human remains, including those interred outside of formal cemeteries? Potentialty Significant 1m act Potentially Significant Unless Mitigation loco orated Less Than Significant 1m ael No fm act X b. X c. x d. X Comments: 5. a.: No Impact: Two Phase I surveys had been prepared for the underlying subdivision map. The survey did not identify any historical resources as defined in Section 15064.5 on the project site. No impact is anticipated as a result of the proposed project 5. b.: Less Than Significant Impact with Mitigation Measures: The above mentioned Phase I surveys did not identify any archaeological resources nor did the historical records search identify the project site as a potential site for archaeological resources pursuant to Section 15064.5. In addition, the City of Temecula General Plan (Figure 5-6) does not identify the project site as a sensitive archaeological resource area. 5. c.: No Impact: The City of Temecula Final EIR does not identify the project site as a potential site foer paleontological resources. No impact is anticipated as a result of the proposed project. 5. d.: No Impact: The phase I survey did not identify the project site as a potential site for historical resources, including human remains. No impacts are anticipated, however, mitigation monitoring shall be required as part of the mitigation monitoring program. a. Prior to the issuance of a grading permit, the applicant must enter into an agreement with the Pechanga Band of Luiseno Indians that addresses the treatment and disposition of all cultural resources, human resources and human remains discovered on-site. b. The landowner agrees to relinquish ownership of all cultural resources, including archaeological artifacts found on the project site, to the Pechanga Band of Luiseno Indians for proper treatment and disposition. c. The applicant shall provide an on-site archaeological and paleontological monitoring during all phases of earthmoving activities. d. If sacred sites are discovered during ground disturbing activities, they shall be avoided and preserved. . R:\D P\2004\04-0361 Kearny Commerce Center\lnitial Study.doc 8 ,! 6. GEOLOGY AND SOILS. Would the project: Issues and Su rtin Information Sources a. Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involvin : I. Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geolo S ecial Publication 42. il. Stron seismic round shakin ? iil. Seismic-related round failure, includin Ii uefaction? iv. Landslides? b. Result in substantial soil erosion or the loss of to soil? c. Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on- or off-site landslide, lateral s readin ,subsidence, Ii uefaction or colla se? d, Be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code (1994), creating substantial risks to life or ro ert ? e. Have soils incapable of adequately supporting the use of septic tanks or alternative wastewater disposal systems where sewers are not available for the disposal of wastewater? Potentially Significant 1m act X Potentially Significant UnlesS Mitigation lnco orated Less Than Significant 1m ct No 1m act X X X X X X X X Comments: 6. a. i-iv: Potentially significant impacts: A Geotechnical Investigation has been prepared for the proposed project called the "Supplemental Geotechnical Investigation, Remington Avenue II, Assessor's Parcel Number:909-370-024, Parcel 2 of Parcel Map 28657-1, Remington Avenue, City of Temecula, County of Riverside, California". The proposed project has an active trace of the Murrieta Creek fault on the southwestern property line. The project site has the potential for severe shaking in the event of a major earthquake on this or other nearby faults. The following mitigations measures from the County of Riverside shall be implemented to . mitigate sections a.1. through iv: a. No additional trenching on the subject parcel is considered necessary relative to the location of active faulting. b. The Restricted Use Zone (RUZ) of 60 feet from the southwest property line should be plotted on the grading and development plans for this project, and the RUZ should be staked in the field when the building footprint is staked, so as to confirm the location of the building outside the RUZ, 6. b.: Less than Significant Impact: The project will not resuit in substantial soil erosion or the loss of topsoil. The project site is relatively flat will be developed in accordance with City standards, including National Pollution Discharge Elimination System (NPDES) standards, which require the implementation of erosion fntro, and best managem'ent practices (BMP's). The Final Environmental Impact Report for the City of mecula General Plan has not identified any known landslides or mudslides located on the site or proximate the site. No significant impacts are anticipated as a result of this project. RID P\2004104-0361 Kearny Commerce Centerllnitial Study.doc 9 ~ ) , ) 6. c.: Less Than Significant Impact: The project is not located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on- or off-site landslide, lateral spreading, subsidence, liquefaction or collapse. A geotechnical investigation has been prepared for the proposed project (Geocon, Inc., June 17, 2003) and has not identified any geologic unit or unstable soils tha would become unstable. The project is required to comply with the recommendations in the investigatio. prepared by Geocon Inc., dated June 17, 2003. 6. d.: No Impact: The project is not located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code (1994), creating substantial risks to life or property. The project is also required to comply with the Geotechnical Report prepared. 6. e.: No Impact: The project site will not utilize septic tanks. A public sewer system is available and approvals from the Department of Environmental Health for solid wastes and waste water will be required. The project will connect to the public sewer system. No impacts are anticipated as a result of this project. . . R\D P\2004\04-0361 Keamy Commerce Center\lnitial Study.doc 10 , i 7. HAZARDS AND HAZARDOUS MATERIALS. Would the project: a. b. c. d. e. g. h. Issues and Su rtin Information Sources Create a significant hazard to the public or the environment through the routine transportation, use, or dis osal of hazardous materials? Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or acutely hazardous materials, substances, or waste within one- uarter mile of an existin or pro osed school? Be located on a site which is included on a I.ist of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment? For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard for people residing or workin in the ro'ect area? For a project within the vicinity of a private airstrip, would the project result in a safety hazard for people residing or workin in the ro'ect area? Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation Ian? Expose people or structures to a significant risk or loss, injury or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? Comments: Potentially Significant 1m act Potentially Significant Unless Mitigation Inco orated No 1m act X Less Than Significant 1m act X X X X X X X 7. a.: No Impact: The project will not create a significant hazard to the public or the environment through the routine transportation, use, or disposal of hazardous materials. The proposed project consists of light industrial uses and will not generate hazardous materials that would create a significant hazard. Typical transportation, use and disposal of wastes associated with light industrial uses are anticipated, however these are not considered potentially significant. No impacts are anticipated as a result of the proposed project. 7. b.: No Impact: The proposed project will not create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment. The proposed project consists of general light industrial uses. The releases of hazardous materials into the environment are not anticipated as a result of the proposed project. No impact is anticipated as a result of the proposed project. . R:\D P\2004\04-0361 Kearny Commerce Centerllnitial Study.doc 11 '. ) l I 7. c.: Less Than Significant Impact: The proposed project is not located within one mile of a school nor is anticipated to emit substantial emissions, materials or wastes that would create a significant impact. A less than significant impact is anticipated as a result of the proposed project. 7. d.: No Impact: The project site is not located on a site which is included on a list of hazardous materiale sites compiled pursuant to Government Code Section 65962.5 and, would not result in a significant hazard to the public or the environment. No impact is anticipated as a result of the proposed project. 7. e. No Impact: The proposed project is not located within an airport land use plan or is within two miles of a public airport or public use airport. Therefore, the project will not result in a safety hazard for people residing in the work area. 7. f.: No Impact: The proposed project is not within the vicinity of a private airstrip, would not result in a safety hazard for people residing or working in the project area. No impact is anticipated as a result of the proposed project 7. g.: No Impact: The proposed project is not located in an area and is not a portion of an emergency response or evacuation plan. Therefore the project would not impair the implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan. No impact is anticipated as a result of the proposed project. 7. h.: No Impact: The proposed project is not located in or near a wildland area that would be subject to fire hazards. The location of the proposed project would not expose people or structures to a significant risk or loss, injury or death involving wildland fires. No impact is anticipated as a result of this project. . . R\D P\2004\04-0361 Keamy Commerce Center\lnitial Study.doc 12 ( I 8. HYDROLOGY AND WATER QUALITY. Would the project: Potentially Potentially Significant Unless Less Than Significant Mitigation Significant No Issues and Sunnnrtlnn Information Sources Imoact Incomorated Impact Impact 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 qrantedl? c. Substantially alter the existing drainage pattern of the site X 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 on- or off-site? d. Substantially alter the existing drainage pattern of the site X 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 floodinq on- or off-site? e. Create or contribute runoff water which would exceed the X capacity of existing or planned storm water drainage ~ systems or provide substantial additional sources of polluted runoff? Otherwise substantially deqrade water quality? X g. Place housing within a 1 OO-year flood hazard area as X mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map? h. Place within a 1 OO-year flood hazard area structures X which would impede or redirect flood flows? i. Expose 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? i. Inundation bv seiche, tsunami, or mudflow? X Comments: 8. a.: Less Than Significant Impact: The proposed project would not violate any water quality standards or waste discharge requirements because the proposed project is required to comply with Best Management Practices (BMP's), Regional Water Quality Control Board (RWQCB) regulations as well as National Pollution Discharge Elimination System standards. An Army Corps of Engineers permit may be required if the project proposes the inclusion of discharge or dredged or fill material into, including any redeposit of dredged materials within "waters of the United States" and adjacent wetlands pursuant to Section 404 of the Clean Water Act of 1972. The applicant is required to consult with the Department of the Army to determine the appropriate permits required, if any. A less than significant impact is anticipated as a result of the proposed project. ~b.: No Impact: The proposed project would not substantially deplete groundwater supplies or interfere stantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering the local groundwater table level. The proposed project is required to comply with local development RID P\2004104-0361 Kearny Commerce Centerllnitial Study.doc 13 standards, including lot coverage and landscaping requirements, which will allow percolation and ground water recharge. No impact is anticipated as a result of the proposed project 8. C.: Less Than Significant Impact: The proposed project would not substantially alter the existing drainag. pattern of the site or area, including the alteration of the course of a stream or river, in a manner which woul result in substantial erosion or siltation on- or off-site. The proposed project will include an on-site drainage plan; however it will not alter off-site drainage patterns or alter the course of a stream or river, and will not result in substantial erosion or siltation on-or off-site. The project is also required to comply with Best Management Practices (BMP's), Regional Water Quality Control Board (RWQCB) regulations as well as National Pollution Elimination Discharge System (NPEDS) standards, which addresses drainage, siltation and erosion. A less than significant impact is anticipated as a result of the proposed project. 8. d.: Less Than Significant Impact: The proposed project would not substantially alter the existing drainage pattern of the site 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 because the project will not alter the course of a stream or river. The City of Temecula Public Works Department reviews all drainage plans and determines adequate drainage facilities are in place capable of on-site drainage and that off-site drainage facilities can accommodate additional flow. A less than significant impact is anticipated as a result of the proposed project 8. e.: Less Than Significant Impact: The proposed project would 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 is required to comply with Best Management Practices (BMP's), Regional Water Quality Control Board (RWQCB) regulations as well as National Pollution Elimination Discharge Elimination System standards, which address drainage and polluted runoff. A less than significant impact is anticipated as a result of the proposed project. 8. f.: No Impact: The proposed project would not otherwise degrade water quality because the propose_ project is not considered a significant pollutant generator and will not include excessive fertilizer application o. other similar materials that could degrade water quality. No impact is anticipated as a result of the proposed project. 8. g.: No Impact: The proposed project is not a residential project and therefore will not place housing within a 100-year flood hazard area as mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map. No impact is anticipated as a result of the proposed project 8. h.: No Impact: The proposed project is not located within a 100 year flood boundary as shown in the Final EIR for the City of Temecula General Plan. A less than significant impact is anticipated as a result of the proposed project. 8. i.: No Impact: The proposed project would not expose people or structures to a significant risk of loss, injury or death involving flooding, including flooding as a result of the failure of a levee or dam. The proposed project is located in a Dam Inundation area for the Lake Skinner Dam. Said dam is a 43,800 acre-feet earthen dam located to the north east and a failure would result in the flooding of the Santa Gertrudis creek. In the event of a massive dam failure, there is a potential for structure loss, however this is considered a remote potential. Minor dam failure would not result in significant loss of structures or loss of life, injury or death on the project site. No impact is anticipated as a result of the proposed project. 8. j.: No Impact: The proposed project is not located near a coast line which would be subject to inundation by seiche, tsunami, or mudflow. No impact is anticipated as a result of the proposed project. . R\O P\2004\04-0361 Keamy Commerce Center\lnitial Study.doc 14 " t \ ) 9. LAND USE AND PLANNING. Would the project: a. b. Issues and Su rtin Infannation Sources Ph sica II divide an established communit ? Conflict with any 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 mitigating an environmental effect? Conflict with any applicable habitat conservation plan or natural community conservation plan? Potentially Significant 1m act Potentially Significant Unless Mitigation Inco orated Less Than Significant 1m act No 1m act X X c. X Comments: 9. a.-c: No Impact: The proposed project is currently zoned Light Industrial (L1) and will not divide an established community or conflict with the applicable land use plan. The long term vision of the project is light industrial uses to promote the development of attractive comprehensively planned uses that will provide the City with a sound and diverse industrial base.. The project is not subject to a habitat conservation plan or a natural community conservation plan. The Multi-Species Habitat Conservation Plan (MSHCP) does not identify the project site as a critical site subject to additional studies or review. No impact is anticipated as a result of the proposed project. . . R:\D P\2004\04-0361 Keamy Commerce Centefllni!ial Study.doc 15 \ I \ 10. MINERAL RESOURCES. Would the project: a. Issues and Su crtin Infannation Sources Result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state? Result in the loss of availability of a locally-important mineral resource recovery site delineated on a local eneral lan, s ecific Ian or other land use Ian? Potentially Significant 1m act Potentially Significant Unless Mitigation Inco orated Less Than Significant 1m act No 1m act X b. X Comments: 10. a.-b.: No Impact: The proposed project is not located in an area that is known to include minerals that are considered of value to the region and/or the state. The proposed project will not result in the loss of a locally- important mineral resource because the project site is not identified as an important site known to maintain such resources as shown in the Final EIR for the City of Temecula General Plan. No impact is anticipated as a result of the proposed project. . . R:ID P\2004104-0361 Keamy Commerce Centerllnilial Study.doc 16 i. NOISE. Would the project result in: Potentially i, Potentially Significant Unless Less Than Significant Mitigation Significant No Issues and $uDoortino Information Sources ImoBcl Incomorated Impact Impact a. Exposure of persons to or generation of noise levels in X excess of 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 ground borne vibration or ground borne noise levels? c. A substantial permanent increase in ambient noise levels X in the project vicinity above levels existing without the project? d. A substantial temporary or periodic 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 private airstrip, would X the project expose people residing or working in the project area to excessive noise levels? .omments: 11. a.-c, e. f..: Less Than Significant Impact: The proposed project consists of light industrial uses such as manufacturing, compounding of materials, processing, assembling, packaging, treatment or fabrication of materials, and products which require frequent truck activity or the transfer of heavy or bulky items. The General Plan allows noise levels in light industrial areas no greater than 75 CNEL. The City of Temecula General Plan and EIR have forecasted noise levels for this area to be within 75 CNEL. There may be temporary noise levels in excess of the maximum noise levels permitted in the General Plan during construction activities and during peak hour traffic periods. However this will be temporary in nature and is associated with typical light industrial development. Hours of operation for construction activities, consistent with the City's noise element in the General Plan will be enforced. A less than significant impact is associated due to noise levels from the airport. The French Valley Airport located on the north eastern side of the City, is a small scale airport and does not allow for large commercial jets. The airport is typically used as a small engine propeller recreation airport. There is not a private airstrip in the vicinity of the project that would potentially impact the project site. 11.d: Less Than Significant Impact with Mitigation Measures: The General Plan noise element identifies the project site as an area that may include noise levels in excess of the maximum CNEL permitted in a commercial zone. The project shall be subject to the following Mitigation Measures: . a. 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. R:\D P\2004\04-0361 Keamy Commerce Center\lnitial Study.doc 17 ( ) Saturday 7:00 a.m. - 6:30 p.m. No work is permitted on Sundays or Government Holidays . . . R:\D P\2.Q04\04-Q361 Keamy Commerce Center\lnitial Study.doc 18 (') { ) 12. POPULATION AND HOUSING. Would the project: a. Issues and Su rtin Information Sources Induce substantial population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure ? Displace substantial numbers of existing housing, necessitating the construction of replacement housing elsewhere? Displace substantial numbers of people, necessitating the construction of re lacement housin elsewhere? Potentially Significant 1m act Potentially Significant Unless Mitigation lnco rated less Than Significant 1m acl No 1m act X b. X c. X Comments: 12. a.-c.: No Impact: The project will not induce substantial growth in the area either directly or indirectly. The project site is a light industrial project and residential uses are not proposed. The project site is vacant and will not displace substantial numbers of people or existing housing, as the site is developed within a light industrial zone. The project will neither displace housing nor people, necessitating the construction of replacement housing. No impacts are anticipated as a result of this project. . . R:\O P\2004\04-0361 Kearny Commerce Centerllnitial Study.doc 19 .' ) \ . 13. PUBLIC SERVICES. Potentially Potentially Significant Unless Less Than Significant Mitigation Significant No Issues and Suooortinn Information Sources lmnact Incomorated Imnact Imnacl a. Would the project result in substantial adverse physical X impacts associated with the provision 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: i Fire protection? X Ii Police protection? X iii Schools? X iv Parks? X v Other public facilities? X Comments: 13. a.i-v.: Less Than Significant Impact: 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 project will incrementally increase the need for some services. However, the project will contribute its fair share through City Development Impact Fees to be used to provide public facilities. The project will not have an impact upon, and will not result in a need for new or altered school facilities. The project will not cause significant numbers ~Of people to relocate within or to the City. The project will have a less than significant impact upon the need f new or altered public facilities. The Rancho California Water District and the Riverside Department 0 Environmental Health have been made aware of this project. A condition of approval has been placed on this project that will require the proponent to obtain "Will Serve" letters from all of the public utilities agencies. Service is currently provided for the surrounding industrial development, so extending service to this site is possible, which would result in less than significant impact:; as a result of the project. . R\D P\20Q4\04-0361 Kearny Commerce Center\lnitial Study.doc 20 ( ) 14. RECREATION. a. Issues and Su rtin Information Sources Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facili would occur or be accelerated? Does the project include recreational facilities or require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment? Potentially Significant 1m act Potentially Significant Unless Mitigation Inco orated Less Than Significant 1m cI No 1m cI X b. X Comments: 14. a.: No Impact: The project is a light industrial project in a light industrial zone. The project will not displace recreationally zoned lands or remove vacant lands that are used for recreational purposes. The anticipated need to increase the neighborhood or regional parks or other recreational facilities as a result of this project is not anticipated. No impacts are anticipated as a result of this project. 14. b.: No Impact: The proposed project does not include an open space or recreational aspect to the project. Furthermore, the project will not require the construction or expansion of additional recreational facilities. No impacts are anticipated as a result of the proposed project. . . R:\D P\2004\04-0361 Kearny Commerce Centerllni!ial Study.doc 21 a. b. c. d. e. f. g. 15. TRANSPORTATIONITRAFFIC. Would the project: Issues and $u run Infonnation Sources Cause an increase in traffic which is substantial in relation to the existing traffic load and capacity of the street system (i.e., result in a substantial increase in either the number of vehicle trips, the volume to capacity ration on roads, or con estion at intersections ? Exceed, either individually or cumulatively, a level of service standard established by the county congestion mana ement a enc for desi nated roads or hi hwa s? Result in a change in air traffic patterns, including either an increase in traffic levels or a change in location that results in substantial safe risks? Substantially increase hazards due to a design feature (e.g., sharp curves or dangerous intersections) or incom atible uses e. ., farm e ui ment? Result in inade uate emer enc access? Result in inade uate arkin ca acit ? Conflict with adopted policies, plans, or programs supporting alternative transportation (e.g., bus turnouts, bic cle racks ? (~) Potentially Significant 1m act Potentially Significant Unless Mitigation Incor rated No 1m act Less Than Significant 1m act X X X X X X X Comments: . 15. a.-b: Less Than Significant Impact: The proposed project is located on the north side of Remington Avenue, just west of Diaz Road. Diaz Road located near Remington Avenue is a "B" Level of Service per the General Plan EIR, which represents a range of stable flow. Freedom to select desired speeds is relatively unaffected, but the presence of others in the traffic stream begins to affect individual behavior. The General Plan EIR has listed that at complete buildout the nearby Diaz road will have 27,900 vehivle trips per day as a major four lane roadway. The proposed project is located on Remington Road, which is a local collector road. The proposed project did not require a traffic report since the proposed use will have a minor significant effect on Diaz Road and Remington Road. 15. c.: No Impact: The proposed project will not have an impact on the air traffic patterns and will not result in a substantial safety risk. No impacts are anticipated as a result of the proposed project. 15. d.: Less Than Significant Impact: The proposed project does not include the extension, construction or modification of any traffic patterns that would create sharp curves, dangerous intersections or establish incompatible uses that create a potentially significant impact. 15. e.: No Impact: The proposed project provides for adequate ingress and egress from the site. The Fire and Police Departments have reviewed the proposed project and have determined that adequate emergency access has been provided. In addition, on-site circulation has been reviewed using the emergency vehicle turning radius templates and it has been determined that on-site circulation is adequate for emergency vehicles. 15. f.: No Impact: The proposed project requires a total of 206 parking spaces. A total of 234 parking spaces. are provided. No impact is anticipated as a result of the proposed project. R:\D P\2.Q04\04-0361 Kearny Commerce Center\lnitial Study.doc 22 '\ ) 15. g.: No Impact: The applicant shall comply with the standards as set forth by the Riverside Transit Authority (RT A) as a Condition of Approval. No impact is anticipated as a result of the proposed project. . . . R:\D P\2004\04-0361 Keamy Commerce Centerllnitial Study.doc 23 16. UTILITIES AND SERVICE SYSTEMS. Would the project: a. b. c. d. e. f. g. Issues and Su rtin Information Sources Exceed wastewater treatment requirements of the a Iicable Re ional Water Qualit Control Board? Require or result in the construction of new water or wastewater treatment facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? Require or result in the construction of new storm water drainage facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? Have sufficient water supplies available to serve the project from existing entitlements and resources, or are new or ex anded entitlements needed? Result in a determination by the wastewater treatment 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? Be served by a landfill with sufficient permitted capacity to accommodate the ro'ect's solid waste dis osal needs? Comply with federal, state, and local statutes and re ulations related to solid waste? Comments: Potentially Significant 1m act Potentially Significant Unless Mitigation Inco orated No 1m act Less Than Significant 1m act X X X X X X X 16. a. b. c. e.: Less Than Significant Impact: The project 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. Since the project is consistent with the City's General Plan, less than significant impacts are anticipated as a result of this project. The project will require on-site storm drains to be constructed. The project may require various State and Federal Permits. The project will include the construction of underground storm drains and drainage swales in various locations within the project site. No off-site storm drains or expansion of existing facilities is required as a result of this project. Less than significant impacts are anticipated as a result of this project. 16. d. e.: No Impact: The project will not significantly impact existing water supplies nor require expanded water entitlements. The project will have an incremental effect upon existing systems. While the project will have an incremental impact upon existing systems, the applicant will be required to provided "water available" fonns from the Water District indicating water resources are available to serve to proposed project. The proposed project is also consistent with the General Plan and the General Plan Final EIR in regard to use and policies. As a result, no significant impacts are anticipated as a result of this project. 16. f. g.: Less Than Significant Impact: The project will not result in a need for new landfill capacity. Any potential impacts resulting from solid waste created by this development can be mitigated through participation in Source Reduction and Recycling Programs, which are implemented by the City. Less than significant impacts are anticipated as a result of this project. . R\D P\20Q4\04-0361 Kearny Commerce Center\lnitial Study.doc 24 \ i 17. MANDATORY FINDINGS OF SIGNIFICANCE. Would the project: a. b. c. Issues and Su omn Information Sources Does the project 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 or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California histo or rehisto ? Does the project have impacts that are individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current ro'ecls, and the effects of robable future ro'ects? Does the project have environmental effects which will cause substantial adverse effects on human beings, either directl or indirectl ? Comments: Potentially Significant 1m act Potentially Significant Unless Mitigation loco orated No 1m act Less Than Significant 1m acl X X X 17. a.: Less Than Significant Impacts: The project will not degrade the quality of the environment on site or _ the vicinity of the project. The developer may be required to obtain various State and Federal Permits .cluding, Clean Water Act Section 401 permit from the U.S. Army Corps. of Engineers and clearance from the State Regional Water Quality Control Board (RWQCB). According to the City's General Plan EIR, additional traffic generated from the project will be minimal and is consistent with the future growth and development. 17. b.: Less Than Significant Impacts with Mitigation Measures: The individual effects from the project are less than significant with Mitigation Measures incorporated into the project. The project will not have a cumulative effect on the environment since the project site is light industrial area in an urban area, surrounded by industrial development. 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. With the mitigation measures in place, the project will be consistent with the General Plan and Development Code. The cumulative impacts related to the future development of this site will not have a significant impact. 17. c.: Less Than Significant Impact: The project will not have environmental effects that would cause substantial adverse effects on human beings, directly or indirectly. The light industrial project will be designed and developed consistent with the Specific Plan, Development Code, and the General Plan. Mitigation Measures are required in order to reduce impact to a less than significant level. . R:\D P\2004\04-0361 Kearny Commerce Centerllnitial Study.doc 25 \ ) 18. EARLIER ANAL YSES.Earlier analyses 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 anal ses used. Identi earlier anal ses and state where the are available for review. b. Impacts adequately addressed. Identify which affects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed b miti ation measures based on the earlier anal sis. 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 the address site-s ecific conditions for the ro'ect. SOURCES 1. City of Temecula General Plan. 2. City of T emecula General Plan Final Environmental Impact Report. 3. South Coast Air Quality Management District CEQA Air Quality Handbook. 4. Supplemental Geotechnical Engineering Study, EnGen, 2004. . . R\D P\20Q4\04-036'\ Kearny Commerce Center\lnitial Study.doc 26 . . . ( ) Mitigation Monitoring Program Project Description: Planning Application PA04-0361, A Development Plan Application for the construction of an 86,175 square foot tilt up concrete light industrial building. Location: Applicant: North east side of Remington Avenue, located on the west side of Diaz Road. Pete Bussett Smith Consulting Architects 12220 EI Camino Real, Suite 200 San Diego, CA 92130 GEOLOGY AND SOILS General Impact: Mitigation Measures: Specific Process: Mitigation Milestone: Responsible Monitoring Party: AESTEHETICS General Impact: Mitigation Measures: Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death. The Restricted Use Zone (RUZ) of 60 feet from the southwest property line should be plotted on the grading and development plans for this project, and the RUZ should be staked in the field when the building footprint is staked, so as to confirm the location of the building outside the RUZ. . Planning staff will verify compliance with the above mitigation measure as part of the building plan check review process. Prior to the issuance of a building permit. Planning Department Create a new source of substantial light or glare which would adversely affect day or nighttime views in the area. Comply with Riverside County Mount Palomar Ordinance 655. All lighting shall be fully shielded, directed down and parking lot lighting shall be low pressure sodium. Decorative lighting shall be shut-off by 11 :00 P.M. Prior to issuance of a building permit, the applicant shall submit a photometric plan detailing the proposed light levels for the entire project site and onto adjacent project boundaries. R:\D P\2004\04-0361 Kearny Commerce Center\Mitigation Monitoring Program.doc 1 Specific Process: Mitigation Milestone: Responsible Monitoring Party: AIR QUALITY Generallmpacl: Mitigation Measures: f l {" . 1 The applicant shall comply with the City of Temecula Development Code and Design Guidelines for lighting standards, which require minimum and maximum lighting levels in the parking . lot areas, loading areas, pedestrian circulation areas, primary building entries, and lighting at project boundaries. Planning staff will verify compliance with the above mitigation measure as part of the building plan check review process. Prior to the issuance of a building permit. Planning Department The proposed project could potentially expose sensitive receptors to substantial pollutant concentration and could potentially create objectionable odors affecting a substantial number of people working in the nearby area. The applicant shall coordinate with the Riverside Transit Agency (RTA) to determine if a bus turn-out or other mass transit services are feasible for the project site. Written authorization shall be submitted to the City of Temecula. . The applicant shall submit a final landscape pian for the project site incorporating native drought-resistant vegetation. mature trees. If more than 100 days elapses from the time grading is complete and beginning of construction, the City DfTemecula may require temporary landscaping to reduce the amount of dust and prevent dust and erosion. Prior to the issuance of a grading permit, the applicant shall verify that all earth moving and large equipment are properly tuned and maintained to reduce emissions. In addition, alternative clean-fueled vehicles shall be used where feasible. Construction equipment should be selected considering emission factors and energy efficiency. Electrical and/or diesel-powered equipment should be utilized in-lieu of gasoline-powered engines. During construction and grading phases, the project site shall be watered down in the morning before grading and/or construction begins and in the evening once construction and/or grading is complete for the day. The project site shall be wa1ered down no less than 3 times (not including the morning and evening water-down) during construction and/or grading activities to reduce dust. All fill being transported to and/or from the site shall be covered and the wheels and lower portion of transport trucks shall be sprayed with water to reduce/eliminate soil from the trucks before they leave the construction area. . R\D P\2004\04-0361 Kearny Commerce Center\Mitigation Monitoring Program.doc 2 . . . Specific Process: Mitigation Milestone: Responsible Monitoring Party: j Planning staff will verify compliance with the above mitigation measure as part of the building plan check review process. Prior to the issuance of a building permit. Planning Department R:\D P\2004\04-0361 Keamy Commerce CenterlMitigation Monitoring Program.doc 3 i ATljACHMENT NO.6 !i.Z~'-c:. ~.~. ~.;;:;;.""'~~ ~..~-~ . H'_" ___ ..___ . i. . __.,'._ . '.' _ ... u" __" APPLICANT LETTER "-RESCINDING APPROVAL OF PAQ4-Q361 "C:' ',", -,. r-o-'-' (KEARNY COMMERCE CENTr:R DEVELOPMENT PLAN) .. I "_.......~. f~-t~t~ ,____.. _d,_ , _ .,_< . .... '._, , . - G;\Flann.ing\2005~A05.0127_lndustrial,C~~~~mpm:'rjf Tem~cula\PI~ri?i~g~H!f~:lR~pDj1.doc .- lp ...~' . . . INDUSTRIAL (;ONDOMINIUMS OF TEME(;ULA. I"L(;. June 15,2005 Parcel No. 909-370-024-8 42045 Remington Ave, Temecula, CA 92590 Mr. Stuart Fisk, AICP City of Temecula Planning Department 43200 Business Park Drive Temecula, CA 92589-9033 Dear Mr. Fisk: I would like to notify the Planning Commission that initially approved Development Plan for Kearny Real Estate on Parcel No 909-370-024-8, has been rescinded. The Lot will be used for developing project "Industrial Condominiums of Temecula". Sincerely, /3007 Kirkham It"Oj', .lIe A POll'q)', Ca/tfomia 92064 Phone Afe,(logil1g: 951-715-4700 Fax: 858.39/.3093 I1turq./]@.rt1Il.n:mm . . . "~E~~~~~:2CO::"~"'~~3i1r~,-,.'~7 ..~ ,'-..- ~~:;:.~~......;-~;; -- .~-: ITEM #6 "'''','.,;;;.~~,;c.,~~;;;;~~'''" , I I I ! ! I I I "',o~~ . . . STAFF REPORT - PLANNING CITY OF TEMECULA PLANNING COMMISSION Date of Meeting: October 19, 2005 Prepared by: Stuart Fisk, AICP Title: Associate Planner File Number: PA05-0155 Application Type: Pedestrian Plan & Sign Program Project Description: A Pedestrian Plan and Comprehensive Sign Program for Butterfield Square (PA04-0231), a 0.55 acre site generally located at the southeast corner of Old Town Front Street and Third Street (A.P.N. 922-043-005, 922-043-006, and 922-043-007). Recommendation: (Check One) [gI Approve with Conditions o Deny o Continue for Redesign o Continue to: o Recommend Approval with Conditions o Recommend Denial CECA: (Check One) [gI Categorically Exempt (Class) Class 11 o Notice of Determination (Section) Section 15311 o Negative Declaration o Mitigated Negative Declaration with Monitoring Plan DEIR G:\Planning\2005\PA05-0155 Butterfield Square Sign Program\Planning\StaffReport.doc I PROJECT DATA SUMMARY Applicant: Allen Robinson . Completion Date: May 23, 2005 Mandatory Action Deadline Date: October 19, 2005 General Plan Designation: Community Commercial (CC) Zoning Designation: Comr.lunity Commercial (CC) Site/Surrounding Land Use: Site: Retail North: South: East: West: Retail/Restaurant Retail Retail Retail Lot Area: 0.55 acres Building Area/Coverage: NA Landscape Area/Coverage: NA . Parking Required/Provided: NA BACKGROUND SUMMARY On March 2, 2005, the Planning Commission approved Planning Application No. PA04-0231 for a Development Plan to redevelop Butterfield Square, a 0.55 acre site generally located at the southeast corner of Old Town Front Street and Third Street. The project was conditioned that a Pedestrian Plan indicating the location of planters, benches, signage, and a water feature in the upper pedestrian plaza shall be approved by the Planning Commission prior to issuance of a building permit. A Pedestrian Plan and Comprehensive Sign Program have been submitted to fulfill the requirements of the Pedestrian Plan. The Old Town Local Review Board reviewed the Pedestrian Plan and Sign Program on October 10, 2005. Staff has worked with the applicant to ensure that all concerns have been addressed, and the applicant concurs with the recommended Conditions of Approval. . G:\Planning\2005\PA05-0155 Butterfield Square Sign Program\Planning\Staff Report.doc 2 . . . ANALYSIS The proposed Pedestrian Plan (Attachment 2) clearly indicates the locations and designs for planters, benches, and a water feature in the upper pedestrian plaza. The plan includes eleven (11) wood benches, seven (7) half barrel wood planters, five (5) wood trash receptacles, three (3) hanging flower baskets (at the north elevation of Building "C"), and a water tank/watering trough water feature at the upper pedestrian plaza. Staff believes that the locations, quantities, and design of these items are appropriate for the project. The proposed Sign Program (Attachment 3) includes wall signs, building name signs, window signs, under canopy signs, awning signs, projecting signs, and a variety of ancillary signs. The Sign Program provides clear direction on the number of signs permitted for each type of sign and provides clear direction regarding the permitted sign sizes and the colors permitted for the signs. The proposed sign colors are from the Sherwin Williams Preservation Palette and include Birdseye Maple, Roycroft Vellum, Bunglehouse Gray, Roycroft Bronze Green, and Roycroft Bottle Green. Staff generally supports the proposed Sign Program. However, some elements of the must be revised for the Sign Program to be consistent with the Old Town Specific Plan. The project has been conditioned as follows to address staff's concerns with the Sign Program's consistency with the Old Town Specific Plan: 1. Item CA on page 4 of the Sign Program shall be revised to require approval from the owner and Director of Planning for any projections above or below the permitted "net sign area" (Condition of Approval No.9). 2. The Sign Program shall be revised to eliminate electronic reader board signs as a permitted sign type as allowed by Item DA on page 5 of the Sign Program (Condition of Approval No. 10). 3. The Sign Program shall be revised to eliminate high-density styrene and plastic as permitted sign materials as allowed by Item E.1 on page 5 of the Sign Program (Condition of Approval No. 11). 4. The Sign Program shall be revised to eliminate acrylic as a permitted sign material for Sign AU as allowed on page 10 of the Sign Program (Condition of Approval No. 12). 5. The sign criteria for Sign A3 on page 12 of the Sign Program shall be revised to state that this sign will not contain writing, insignias, or logos (Condition of Approval No. 13). 6. The sign criteria for Sign B6.1 on page 23 of the Sign Program shall be revised to state that freestanding A-frame signs must be located on private property and are not permitted to be located 'Nithin the public right-of-way (Condition of Approval No. 14). As conditioned, the proposed Sign Program is consistent with the Old Town Specific Plan and staff believes that the proposed number, size, colors, and materials of the signs are appropriate for the project and that the proposed signs will complement the buildings. The applicant has reviewed and indicated concurrence with the above Conditions of Approval. G:\Planning\2005\PA05~0155 Butterfield Square Sign Program\Planning\Staff Report.doc 3 ENVIRONMENTAL DETERMINATION . The project is Categorically Exempt from environmental review (Class 11 - Accessory Structures) pursuant to section 15311 of the California Environmental Quality Act. Section 15311 applies when a project consists of construction, or replacement of minor structures accessory to existing commercial, industrial, or institutional facilities, including on-premise signs. CONCLUSION/RECOMMENDATION Staff has determined that the proposed project is consistent with the City's General Plan, Development Code, the Old Town Specific Plan, and all applicable ordinances, standards, guideliries, and policies. Therefore, staff recommends that the Planning Commission adopt a Resolution approving the proposed Pedestrian Plan and Sign Program with the attached conditions of approval. FINDINGS Sign Program (Code Section 17.28.080.B) 1. The proposed signs enhance the development, and are in harmony with, and visually related to: a. All of the signs included in the sign program. This shall be accomplished by incorporating several common design elements such as materials, letter style, colors, illumination sign type, or sign shape; b. The buildings and/or the developments they identify by utilizing materials, colors, or design motifs included in the building being identified; and, c. Surrounding Development by not adversely affecting surrounding land uses or obscuring adjacent approved signs. . The proposed sign program will enhance the development, is in harmony with and visually relates to all the signs included in the sign program by incorporating common design elements such as colors and materials into the program. The proposed sign program will not adversely affect the surrounding development and land uses or obscure adjacent approved signs. 2. The sign program accommodates future revisions which may be required due to changes in building tenants. The sign program accommodates future revisions which may be required due to changes in building tenants by specifying sign location, dimension, material, and color requirements for all current and/or future tenants. 3. The proposed sign program, as conditioned, satisfies the intent or objectives of the Development Code and will enhance the development. The proposed program results in appropriate sign age that compliments the building architecture and aesthetics. The proposed sign program is consistent with the Development Code and the Old Town Specific Plan and the proposed signs will enhance the development. The proposed signs . compliment the building architecture and aesthetics and are appropriate for the buildings. G:\Planning\2005\PA05-0l55 Butterfield Square Sign Program\Planning\Staff Report.doc 4 . . . ATTACHMENTS 1. Vicinity Map - Blue Page 6 2. Proposed Pedestrian Plan - Blue Page 7 3. Proposed Sign Program - Blue Page 8 4. PC Resolution No. 2005-_ - Blue Page 9 Exhibit A - Draft Conditions of Approval G:\Planning\2005\PA05-0l55 Butterfield Square Sign Program\Planning\Staff Report.doc 5 ~r.' ....-.-- -.. -..- -:--'~'."" -, ,~: - . , ATTjACHMENT NO.1 VICINITY MAP . . G:\PlanniDg\2005\P_A05~OJ 55 Butt~riid~~q~,~~_~$~gtl, :Progra~\PJamiln8\StaffRepQiJ?d~ ". . ~ \ Vicinity Map N . A o t2~:::_ .'~-'--'----'--' '-~.- ....._..~_._._. ":::-.C"~.-'~" ,-,-.-...- .. L-,o.<_ .. .~~:)-::~ . i ATT~CHMENT NO.2 PROPOSED PEDESTRIAN PLAN I .:~. G:\Planning\2005\PA05-0J 55 Butterfi~J~I'~~~~-~:i_~Pr6gra~~.lanilw_~y>~([~~g;~~-~dOC ~~L .-:.:,;:_::.:: . - I - -- :"!/.. ':. c. C.--:::c'_ ,~:,-~ .--_.--._----,--, -,., .-.. ~..~.,_._-_..--_.~ ... -- .~..""'~_..~~-- -. ~... ,.- ->--' i ! , ! ! I I ~ "; l! I' I i " . !Iq! i Ii ; i,l! Ii' II i PI d 'Ill lil , '! I' I, "I" flld d fHH H 0000eeeee@000@0@ e, , lliillllf" . 1~I~i!l~u!llh I I ! j . , i I II I ,I !I Ii Ii II i l!ilil'i1d ~ Ii! II t t ~ ! Rnf>il n . ti~lcu e Iltl rl 11 i il"111 f ,- .1.-'1 is l!ljl!!!!! ;lI1 . . . elll Illl! j" . ~-oll mtiI ~V' =<"""~ttl1 ~...t?~~{ ''if -- o I II' , 'II !,!,;! @1f""-II'i11 II) ! i I il!!!!l!!I!,!!lll iil! h!l~i If,: ~.' ':~"1~~:,1 ~. (. ~,-4"'~~~- ,1 .--- . ,1 . , . - - - . ~7=";' '~,'-t .LJ ._._-~ . " z '3 3 . I ! 'i'"1 , , - ! T~"" lw:~' r I I r :.. 1 I l ] i ! ,# ~.., ! [I ~Iti~ I : IJ;;(]l&3"--j" I ~:Jo II -~~~i ! :! / !. J ..,-r- r----------------t____ ! t . .,. , -.J i~ o . j ! ~ ~ C ! 1 9 ~. : L ~ ~ ! I' : , , : I I@I II !I( , r,) / ,t , . / "l \_----- ! .~,...., ~~- I tFi . . .EBlliSOl:fIHl :[ ;~-....... ..~10\ == , '" '1\C;1.,= , , , :~~ E 0 ~ '" cl: ::J ~ 01 CI:l ~. cd ~& u.:u ~~ ~ ~ ~ t:Q ~ ill ill ~ ~ o ff r.s ~1 .., :., 811 "'"h ~L e:!lh "'1'1 !lj,h f-o<H II ',... '. '.,:---. ATT~CHMENT NO, 3 PROPOSED SIGN PROGRAM . . G:\Planning\2005\P A05-0155.ButteHield Sqlla~e:SignProgranhPlanning\Stafi R~port;doc ~., . . 8 . . . NEW DEVELOPMENT PROPOSAL MASTER SIGN PLAN Prepared for Butterfield Square 28690 Front Street Temecula, CA 92590 Prepared by 11 THE SIENNA COMPANY 321 Alvarado Street, Suite H Monterey, CA 93940 (831) 641-9090 Fax (831) 641-0502 August 2005 Butterfield Square MASTER SIGN PLAN CONTENTS Introduction 2 General Sign Requirements 3 Summary of Sign Types 7 Sign Criteria Sheets 8 Sign Colors & Materials 26 Location Plan for Project Signs Site Plan, Building Elevations (11 x 17 sheets) Appendix 111-24 City of T emecula 2004 Sign Code (Old Town Specific Plan) The Sienna Company Page J . . . Butterfield Square MASTER SIGN PLAN . INTRODUCTION Butterfield Square is small, mixed-use boutique shopping center at the intersection of Front Street and Third Streets in Old Town Temecula consisting of four, two-story buildings. The ground floor of each building is dedicated to retail shopping with the exception of Building B, which is slated for a restaurant. The second levels of each building are available for limited use professional offices; those types of office uses where access for the general public is not required. Butterfield Square is eligible for a Master Sign Plan under the Temecula Municipal Code. . The intent of the Master Sign Plan is to provide guidelines necessary to achieve a visually coordinated, balanced and appealing signage environment at Butterfield Square. Sign guidelines contained within this Master Sign Plan will assist City Officials, the shopping center management and individual Tenants by identifying the type of signs permitted and by describing the specifications for each anticipated type of sign at Butterfield Square. The Master Sign Plan is developed to allow for creative and flexible signage within clear parameters established jointly between the City of Temecula and Butterfield Square. No sign shall be constructed until approved building permits from City of Temecula Planning and Building and Safety Departments are received. All signs are subject to approval by the City of Temecula. This Master Sign Plan contains general Landlord and Tenant requirements and general sign specifications. It also contains separate exhibits for each sign type describing the sign type, quantity of each sign, maximum sign area, number of sides, type of illumination, maximum height and length, sign depth and cabinet area of each sign. Sign design guidelines for each sign type are described in the Sign Criteria Sheets section of this report. . The Sienna Company Page 2 .... Butterfield Square MASTER SIGN PLAN . GENERAL SIGN REQUIREMENTS A. General Sign Requirements 1. Each tenant shall submit to the landlord for written approval, five (5) copies of the detailed shop drawings of his proposed sign, (one in full color) indicating conformance with the sign criteria herein outlined. 2. The Tenant shall submit three sets of sign drawings approved by Landlord and lor Architect to the City of Temecula for approval prior to the start of any sign construction or fabrication. 3. The Tenant shall pay for all signs, their installation (including final connection, transformers and all other labor and materials) and rnaintenance. 4. The Tenant shall obtain all necessary permits. 5. The Tenant shall be responsible for fulfillment of all requirements of these sign criteria. . 6. It is the responsibility of the Tenant's sign company to verify all conduit and transformer locations and electric service prior to fabrication of signs. 7. The location of all signs shall be per the accompanying design criteria. 8. The Tenant shall verify his sign location and size with Landlord prior to fabrication. 9. Address numbers shall be applied to each store by Tenant's sign company during regular course of construction, where applicable. 10. Landlord and City of Temecula must first approve special signs, which vary from these sign criteria. 11. The maximum allowed sign area for the aggregate of all permanent signs (except exempt and convenience signs) shall be as noted herein. 12. Temporary signagelbanners during construction shall adhere to the requirements of the Old Town Temecula Specific Plan. . The SielUla Company Page 3 Butterfield Square MASTER SIGN PLAN . B. Definitions 1. Wall Sign: A single sided sign fastened directly to the surface of the building. 2. Protruding Sign: A double-sided sign supported by a decorative metal bracket that is mounted to the building surface so that the sign hangs perpendicular to the face of the building. 3. Under Canopy Sign: A double-sided sign suspended by chains from the underside of a canopy or soffit. 4. Window Lettering: Signage applied directly to the window glass of a store or office in lieu of a fabricated sign. C. General Sign Specifications . 1. All signs shall be fabricated and installed in accordance with this rnaster sign rnanual. The shape, colors, typeface and style of the signs is intended to enhance the architectural style of the buildings at Butterfield Square and Temecula's Old Town. 2. No exposed raceway, crossovers, conduit, conductors, transformers, etc., shall be permitted without the written consent of the Landlord. 3. All lettering shall be restricted to the "net sign arean. See accompanying design criteria for specific information. 4. No projection above or below the "net sign area" will be permitted (except as otherwise approved in writing). 5. If applicable, all signs and their installation must comply with all local building and electrical codes and bear a U.L label placed in a conspicuous location. 6. For purposes of store identification, Tenant will be permitted to place upon each entrance to its demised premises not more than 144 square inches of gold leaf or decal application lettering not to exceed 2 inches in height, indicating hours of business, emergency telephone, etc. The number and letter type shall be subject to Landlord and/or Architect approval. D, Prohibited Signs . 1. Signs Constituting a Traffic Hazard: No person shall install, maintain, or cause to be installed or maintained any sign which sirnulated or imitates in size, color, lettering or design any traffic sign or signal, or which rnakes The Sienna Company Page 4 Butterfield Square MASTER SIGN PLAN . use of the words "STOP", "LOOK", "DANGER", or any other words, phrases, symbols, or characters in such a manner to interfere with, mislead, or confuse traffic. 2. Immoral or Unlawful Advertising: It shall be unlawful for any person to exhibit, post or display cause to be exhibited, posted or displayed upon any sign, anything of an obscene, indecent, or immoral nature or unlawful activity. 3. Signs or Doors, Windows or Fire Escapes: No window signs will be permitted except as noted herein. No sign shall be installed, relocated, or maintained so as to prevent free ingress to or egress from any door. No sign of any kind shall be attached to a standpipe except those signs as required by code or ordinance. 4. Animated, Audible or Moving Signs: Signs consisting of any moving, swinging, rotating, flashing, blinking, scintillating, fluctuating, or otherwise animated lights, are prohibited except for electronic reader board signs. 5. Off-Premise Signs: Any signs, other than a directional sign, installed for the purpose of advertising a project, event, person or subject not related to the premises upon which said sign is located, is prohibited. . 6. Vehicle Signs: Signs on or affixed to trucks, automobiles, trailers, or other vehicles which advertise, identify, or provide direction to a use or activity not related to its lawful making of deliveries of sales or merchandise or rendering of services from such vehicles, is prohibited. 7. Light Bulb Strings and Exposed Tubing: External displays, other than temporary decorative holiday lighting, which consist of unshielded light bulbs, and open, exposed neon or gaseous light tubing, are prohibited. An exception hereto may be granted by the Landlord when the display is an integral part of the design character of the activity to which is relates. 8. Signs in proximity to utility lanes: Signs which have less horizontal or vertical clearance from authorized communication or energized electrical power lines than that prescribed by the laws of the State of California are prohibited. E. Sign Materials 1. All signs are to be of kiln dried wood or high-density styrene. Signs A 1 & A 1.1 have individual letters (wood or plastic) applied to the sign panel. All other signs are carved or routed to produce the text and hand painted. (Note sign sizes and configurations on the sign criteria sheets.) . The Sienna Company Page 5 Butterfield Square MASTER SIGN PLAN . F. Font Style 1. Letter fonts shall be of a historic character and shall be a serif font in sizes noted on the sign criteria sheets. Acceptable fonts include Bookman Old Style, Charlesworth, Georgia or Times Bold. Signs may use a combination of these fonts and letter sizes as necessary. BOOKMAN OLD STYLE CHARLESWORTH GEORGIA TIMES BOLD G. Color of Signs 1. Colors for signs shall be as indicated on the Color Schedule attached. All colors are keyed to Sherwin Williams Preservation Palate "Arts & Crafts" colors. Letters and moldings for signs shall be gold leaf, SW 2834 "Birdseye Maple" or SW 2833 "Roycroft Vellum". Sign frames and plaque colors shall be SW 2845 "Bunglehouse Gray', SW 2846 "Roycroft Bronze Green" or SW 2847 "Roycroft Bottle Green". Accent colors within the sign may be SW 2839 "Roycroft Copper Red" or any of the above colors. . H, Illumination 1. None of the signs illustrated in this manual are internally illuminated signs. Sign types A 1 & A 1.1 are to be directly illuminated by incandescent spot lights mounted on the building below the sign. All other signs mounted to or suspended from buildings are to be indirectly illuminated by the ambient architectural lighting around the sign. I. Building A Signs 1. Signs for Building A (existing building to remain) that comply with this Master Sign Plan shall be in place prior to occupancy by tenants. Existing tenants will vacate the building prior to the construction phase and existing signs will be removed. . The Sienna Company Page 6 Butterfield Square MASTER SIGN PLAN J. Approval of Signs 1. The Temecula Planning Department shall have the authority to approve minor adjustments to the signs indicated herein, provided those adjustments are consistent with the objectives of this Master Sign Plan. The Sienna Company Page 7 . . . Butterfield Square MASTER SIGN PLAN . SUMMARY OF EXTERIOR SIGN TYPES A Project Signs A 1 Project Identification Sign (Exterior Wall) A 1.1 Project Identification sign (Exterior Wall) A2 Accessory Sign (Directional Sign) A3. Accessory Sign (Outdoor Display) A4 Restroom Sign (Wall Mounted) A4.1 Restroom Sign (Hanging Style) A4.2 Restroom Sign (Door Mounted) A5 Flags . 8 Tenant Signs B1 Business Sign (Wall Mounted) B2 Business Sign (Wall Mounted) B3 Business Sign (Hanging Style) B4 Business Sign (Projecting Style) B5 Business Sign (Window Lettering) B6. Accessory Sign (Daily Special, Menu Board) B6.1 Accessory Sign (A-Frame Style) B7 Temporary Sign (Grand Opening or Special Event) B8 Tenant Address Sign The nomenclature used above and throughout this program coincides with that of the Temecula Sign Ordinance. . The Sienna Company Page 8 Butterfield Square' Sign Designation: Sign Type: Location of Sign: Quantity Allowed: Sign Construction: Maximum Area of Sign: Maximum Height, Length: Sign Depth: Number of Sides: Type of Illumination: Other Criteria: MASTER SIGN PLAN . A1 Project Identification Sign (Exterior Wall) Sign panel mounted high on exterior wall of building See building elevations for locations. Raised individual letters (wood or acrylic) on sign panel 39 square feet 4 x 16 feet 4 inch max One Directly illuminated See building elevations for location of signs. See fabrication sheets for additional dimensions See General Sign Requirements herein. ~ ~ BUTTERFIELD SQUARE Q' Of' The Sienna Company EST. 2005 '\:; Page 9 . l . . Butterfield Square MASTER SIGN PLAN Sign Designation: A1.1 Sign Type: Project Identification Sign (Exterior Wall) Location of Sign: Sign panel mounted high on exterior wall of building Quantity Allowed: See building elevations for locations. Sign Construction: Raised individual letters (wood or acrylic) on sign panel Maximum Area of Sign: 22 square feet Maximum Height, Length: 3 x 12 feet Sign Depth: 4 inch max Number of Sides: One Type of Illumination: Directly illuminated . Other Criteria: See building elevations for location of signs. See fabrication sheets for additional dimensions See General Sign Requirements herein. ,,~ ~~\\ ~ ~ BUTTERFIELD SQUARE '" EST. 2005 If 2 ~ . The Sienna Company Page 10 Butterfield Square MASTER SIGN PLAN . Sign Designation: A2 Sign Type: Accessory Sign (Directional) Location of Sign: Wall mounted adjacent to stairs & elevator and on sides of buildings Quantity Allowed: Number and location by Landlord Sign Construction: Wood panel, routed and painted Maximum Area of Sign: 3 sq.ft. max. Maximum Height, Length: 1 foot, 3 feet Sign Depth: 2 inch max Number of Sides: One (wall mounted) Type of Illumination: Indirectly illuminated . Other Criteria: Used to direct persons to and from parking areas and to second floor tenants. Not to include tenant names or advertising. 3'.(}" 1 r ~ PARKINGt' ~[ 1 ".(}" r I ~I I ~ OFFICES ~ ~ UPSTAIRS ~ ~ . The Sienna Company Page 11 . Butterfield Square MASTER SIGN PLAN Sign Designation: A3 Sign Type: Accessory Sign (Outdoor Display) Location of Sign: Located out of public circulation paths Quantity Allowed: one of each shown Sign Construction: Wood, metal Maximum Area of Sign: N/A Maximum Height, Length: Existing Sign Depth: Existing Number of Sides: Freestanding elements Type of Illumination: Indirectly illuminated . Other Criteria: Turn of the century period items, windmills, water tanks, wagon wheels . Existing Water Tank Existing Windmill The Sienna Company Page 12 Butterfield Square Sign Designation: A4 Sign Type: Restroom Sign (Wall Mounted) MASTER SIGN PLAN Location of Sign: Wall mounted adjacent to entrance to restrooms Quantity Allowed: One per public restroom Sign Construction: Wood panel, routed and painted Maximum Area of Sign: 1.5 sq.ft. Maximum Height, Length: as shown Sign Depth: 2 inch max Number of Sides: One (wall mounted) Type of Illumination: Indirectly illuminated Other Criteria: Supplemented with overhead hanging sign (type A4.1). See General Sign Requirements herein 1'-3" Restrooms The Sienna Company C") I ...-- Page 13 . . . Butterfield Square MASTER SIGN PLAN . Sign Designation: A4.1 Sign Type: Restroom Sign (Hanging Style)) Location of Sign: Suspended under canopy above restrooms Quantity Allowed: One per public restroom Sign Construction: Wood panel, routed and painted Maximum Area of Sign: 3 sq.ft. Maximum Height, Length: as shown Sign Depth: 2 inch max Number of Sides: Two sided Type of Illumination: Indirectly illuminated . Other Criteria: Bottom of sign shall be minimum of seven feet above walkway. See General Sign Requirements herein. ~ 3'-0" ~ j 5> ~ j RESTROOMS . The Sienna Company Page 14 Butterfield Square MASTER SIGN PLAN . Sign Designation: A4.2 Sign Type: Restroom Sign (Door Mounted)) Location of Sign: Mounted on door to restroom Quantity Allowed: One per public restroom Sign Construction: Plastic signs with raised pictorial symbols and letters, with contracted grade 2 braille. Maximum Area of Sign: 113 sq.in. Maximum Height, Length: 5'-0" above finished floor Sign Depth: y.." inch max Number of Sides: One sided Type of Illumination: Indirectly illuminated . Other Criteria: Signs shall comply with CBC sections 1115b.5 and 1117b.5.9 for size. shape, color, font, contrast, mounting height & location. and other requirements. Doors shall be light-colored. Each symbol shall correspond to gender (men/women). 0\'.[:; 0\'.0' w@rr b>:CO fr.,g~g <:~LL u. w@o:: b>:CO r;,g~g <c~u.. u. . The Sienna Company Page 15 . Butterfield Square MASTER SIGN PLAN Sign Designation: A5 Sign Type: Flags Location of Sign: Flag pole Quantity Allowed: Three colored flags max. Sign Construction: Fabric flag on historic wooden flag pole Maximum Area of Sign: 18 sq.ft. Maximum Height, Length: 42 x 76 inch flag Sign Depth: N/A Number of Sides: Two . Type of Illumination: Indirectly illuminated Other Criteria: No writing, insignia or logos. See General Sign Requirements herein. . The Sienna Company Page 16 Butterfield Square MASTER SIGN PLAN . Sign Designation: B1 Sign Type: Business Sign (Wall Mounted) Location of Sign: Wall mounted at entrance to store or office Quantity Allowed: One 81 or B2 sign per frontage Sign Construction: Wood panel, routed and painted Maximum Area of Sign: 1.0 sq.ft. per linear foot of business storefront Maximum Height, Length: In proportion to business name Sign Depth: 2 inch max Number of Sides: One (wall mounted) Type of Illumination: Indirectly illuminated . Other Criteria: Primarily intended for office or small retail establishment. Address may be contained on sign See General Sign Requirements herein 1'.f)- ~ 1'-6- I TENANT SIGN 2 . The SieDlla Company Page ]7 Butterfield Square MASTER SIGN PLAN . Sign Designation: B2 Sign Type: Business Sign (Wall Mounted) Location of Sign: Wall mounted under canopy walkway, above entrance to store Quantity Allowed: One 81 or 82 sign per exterior entrance to store Sign Construction: Wood panel, routed and painted Maximum Area of Sign: 12 sq ft. max. Maximum Height, Length: 2 feet high x 6 feet wide Sign Depth: 2 inch max. Number of Sides: One (wall mounted) . Type of Illumination: Indirectly illuminated Other Criteria: Center over entry door. Address may be contained on sign. See General Sign Requirements herein ,.,. r ~, IT 1 ~ TEN~! SIGN ,..,. IT 234 TENANT SIGN . " . The Sienna Company Page 18 Butterfield Square MASTER SIGN PLAN Sign Designation: B3 Sign Type: Business Sign (Hanging Style) Location of Sign: Suspended under canopy, parallel to building at columns (type 83) or perpendicular to building above walkway (type 83.1) Quantity Allowed: One per exterior entrance to store Sign Construction: Wood panel, routed and painted Maximum Area of Sign: 3 sq. ft. max. Maximum Height, Length: As shown below Sign Depth: 2 inch max. Number of Sides: Two (front & rear) Type of Illumination: Indirectly illuminated Other Criteria: Chain mounted on "S" hooks. 4-inch minimum clearance at top, Min 7-foot vertical clearance above walkway. TENANT SIGN IT 81 I ~ IT TENANT ] ~ SIGN ~ I The Sienna Company Page 19 . . . Butterfield Square MASTER SIGN PLAN . Sign Designation: B4 Sign Type: Business Sign (Projecting Style) Location of Sign: Wall mounted under canopy at entrance to store (alternative to sign 83.1) Quantity Allowed: One per exterior entrance to store Sign Construction: Wood panel, routed and painted Maximum Area of Sign: 3 sq. ft. Maximum Height, Length: 2 feet maximum Sign Depth: 2 inch max Number of Sides: Two . Type of Illumination: Indirectly illuminated Other Criteria: May only be attached to buildings. Sign may encroach a maximum of 2.5 feet into public right-of-way. 7-foot minimum vertical clearance. 2'-6" MAX TENANT SIGN o , N J 2'-0" 1. z :2: o , F-- ~ . The Sienna Company Page 20 Butterfield Square MASTER SIGN PLAN Sign Designation: B5 Sign Type: Business Sign (Window lettering) Location of Sign: On window near entrance to store or office Quantity Allowed: One per entrance to store or office Sign Construction: Hand painted letters on glass Maximum Area of Sign: Coverage shall not exceed 20% of window and door area Second level tenants shall not exceed 30% per window Maximum Height, Length: Appropriate scale and proportions for window Sign Depth: N/A Number of Sides: One Type of Illumination: N/A Other Criteria: Primarily intended to display name of store & store hours or name of second floor office tenant. ..<'~NA.N? ""SIGN.(' The Sienna Company Page 21 . . . . Butterfield Square MASTER SIGN PLAN Sign Designation: B6 Sign Type: Accessory Sign (Daily Special, Menu Board) Location of Sign: Mounted on exterior wall at entrance to restaurants & food establishments Quantity Allowed: One per restaurant or other eating establishment Sign Construction: Wood & marker board Maximum Area of Sign: 4 sq. ft. max Maximum Height, Length: Any size as long as area is not exceeded Sign Depth: 2 inch max Number of Sides: One Type of Illumination: Indirectly illuminated . Other Criteria: Text limited to name of establishment and food items available. See General Sign Requirements herein 2'-0" IT !:J~O (:) , N MENU BOARD 07/ . The Sienna Company Page 22 Butterfield Square MASTER SIGN PLAN . Sign Designation: 86.1 Sign Type: Accessory Sign (Freestanding A-Frame) Location of Sign: One per property Quantity Allowed: One per property Sign Construction: Wood panel & legs (hinged) Maximum Area of Sign: 6 sq.ft. Maximum Height, Length: 3.5 feet high x 2 feet wide Sign Depth: 2 inch max per panel Number of Sides: Two (A frame) Type of Illumination: Indirectly Illuminated Other Criteria: Allowed only on Fri, Sat, Sun. See General Sign Requirements herein 1 2'-0' 1;> ,., A- FRAME SIGN .. r II . . The Sienna Company Page 23 . Butterfield Square MASTER SIGN PLAN Sign Designation: B7 Sign Type: Temporary Sign (Grand opening, or special event) Location of Sign: Exterior walls only. As per landlord approval. Attachment to any other element (railings, trees, light poles, etc.) is prohibited. Quantity Allowed: One per business Sign Construction: Cloth, Canvas or other durable material Maximum Area of Sign: Size & location by landlord Maximum Height, Length: Size & location by landlord Sign Depth: N/A Number of Sides: One . Type of Illumination: Indirectly illuminated Other Criteria: Plastic, vinyl, and or neon-day glow signs are prohibited. See General Sign Requirements herein. . The Sienna Company Page 24 Butterfield Square MASTER SIGN PLAN Sign Designation: 88 Sign Type: Tenant Address Location of Sign: Beside door to each tenant entrance or incorporated into business sign (types B1 - B3) Quantity Allowed: One per tenant entrance Sign Construction: Wood panel, routed and painted Maximum Area of Sign: .5 sq.ft. Maximum Height, Length: 3-inch high letters Sign Depth: 1 inch max Number of Sides: One Type of Illumination: Indirectly illuminated Other Criteria: Individual address sign mounted 5 feet above walkway on knob side of door. Address may be incorporated into business sign (types 81 - B3). See General Sign Requirements herein <0 234 The Sienna Company Page 25 e . . . KLV215 KLV216 . . The Miau-FlmI' CAST ALUMINUM l%~e %;'-----,-o-,H N.P.S.M. T 9'A" 1 SPECIFICATIONS Housing and Lens Frame: Die cast aluminum Swivel: Die cast aluminum with locking teeth and W N.PT for mounting. Reflector: (KLV215) Hydroformed aluminum. Lens: Clear flat tempered glass with silicone gasket. Socket: G4 to 86.35 bipin. Cable: 6' #18-2 12 Volt cable with fork connectors. Finish: Verde Green-GR or Black-BL Super TGIC powder coat paint. @ Ii II. . U1J;~~JI '". ~1.111~1,'1t1 ... N.P:S.M. ,~ . -;-!J II[ ': mpple EXTENSION MODULE: For raising fixtures to a height above foliage for efficient and unobstructed operation. For best results, the Extension Module should be placed during the initial installation. !I added later. the fixture~lo-cable connection must be broken and rewired. Constructed of 15Je' diameter extruded aluminum with die cast ends. Yz" N.P.8.M. female thread on one end, and other end has a 112" NP.S.M. solid brass nipple. Stainless steel alien head set screw locks fixture onto mount. Finished in Verde Green or Black Super TGtC powder coat paint Two modules may be stacked for additional height. CATALOG NUMBER KLV415GR Verde Green KLV415BL Black Lighting for Project Identification Signs (Types A1 & AU) Lights mounted on building fayade under signs (4 lights per A1 sign, 3 lights per A1.1 sign) . G, SIGN REGULATIONS The intent of these regulations is to establish specific standards for all exterior signage that will ensure continuity, consistency, and harmony with the architectural quality of the Old Town environment as it may have appeared in the early 1900's. 1. Applicability These regulations shall apply to all signage within the Tourist Retail Core and Tourist Serving Residential areas of the Specific Plan. Signage within the Highway Tourist Commercial District, Community Commercial, Medium Density Residential District, and High Density. Residential Land Use Districts shall comply with the sign requirements contained in the Development Code and the Signage Design Guidelines contained in Section IV.J of the Specific Plan. 2. Permit Required Unless specifically stated in these regulations, a sign pennit is required prior io placing, erecting, moving, reconstructing, altering, or displaying any sign within the Specific Plan. . 3. Prohibitions . No person shall erect, re-erect, construct, enlarge, alter, move, improve, remove, convert, or equip any sign or sign structure or cause or pennit the same to be done contrary to, or in violation of, the provisions of these sign regulations. All signs not expressly pennitted by this Section are prohibited. No application for sign pennit or other application for a prohibited sign shall be. accepted, acted upon, or approved. 4. Prohibited Signs in Old Town . . 0 Freestanding signs on lots with less than 300' of road frontage. o Roof mounted signs o Animated signs, including time and temperature displays o Rotating, moving, emitting, orflashing signs o Balloon signs o Ambient air balloons o Internall y illuminated signs, including front and back lit aWlllng and window locations o Neon tube signs o Window signs above the second story o Paper, cloth, or plastic streamers or bunting - except holiday decorations o Formed plastic or injection molded signs o Statues used for advertising o Traffic sign replicas o Vehicle signs Old Town Specific Plan III - 24 I I I I I I I I I I I I I I I I I I I . I I t rl..' t, f ~ . 0 Any. sign prohibited by the Development Code and not el\pressly permitted in this Specific Plan . 5. Permitted Signs o o o '0 o o o o o Wail Mounted Signs (business identification) Supergraphics Monument Signs Window Signs Under Canopy Signs Awning Signs Projecting Signs IndirectJy Illuminated Signs Temporary A-Frame or Sandwich BoardSigns .I 6. . Sign Standards , a. Wall Mounted Signs. Maximum of one square foot per linear frontage foot of business establishment. To be located no higher than the lowest of the following points: - . 25 feet above grade; -Bottom ofthe sill line of the second floor windows; or - Cornice line of the building. . b. Supergraphics. The purpose of allowing wall supergraphics is to allow the advertising or depiction of products that may have been available in an 1890's marketplace. A supergraphlc is a mosaic, mural, painting, graphic art, or combination thereof which is professionally applied toa . building that does not contain any brand name, product name, letters of the alphabet spelling or abbreviating the name of any product, company, profession, or business, or any logo, trademark, trade name, or other commercial message. Maximum size sh3.J.I not exceed 60% of . wall surface. c. Monument Signs. A maximum of one double sided sign per street frontage if said street frontage is over 150 feet. Height of sign shall not exceed 6 feet above grade. Width shall not exceed 4 feet. Each tenant placard shall not exceed 12 inches" high. Sign may only be indirectly. illuminated, internal illuinination is prohibited. No monument signs are allowed if the street frontage is less than 150 feet. d. Permanent Window Signs. On ground level, coverage shall not exceed 20 percent of the total window and door area visible from the exterior of the building; on second level, coverage shall not exceed 30 percent per window. (No window signs are permitted above second floor). . Old Town Specific Plan III - 25 . . ,. Old Town Specific Plan e. Awning Signs. On ground floor level; 20 percent maximum coverage allowed of the total exterior surface area of each awning. On the second floor level and above; 10 percent maximum coverage allowed . . of the total exterior surface area of each awning. Internal illumination . prohibited. .~,~""__..,_~._JL~""~,."..."~~"~J1I).L\1L. II ~...........=-..",..."".,., f. Proiecting Signs. .one per business allowed; maximum size may not exceed 3 square feet and. shall not extend more than 3 feet from the w~ll surface. No illumination is allowed. Projecting signs shall only be attached to buildings, not to poles or other signs. Projecting signs may encroach into the public right-of-way a maximum of 3 feet subject to the approval of the Director of Planning. III - 26 I I I I I I I I I I I I I I I I I I I I I I I I I I I '. I I I I I I I I. I I I g. Under Canopy Signs. One per business allowed under a canopy, roof, covered walkway, or porch; maximum size of 3 square feet per door entrance; minimum of 7 feet of vertical clearance shall be required from walking grade to the bottom of the sign. . J. I '.1 , . . J" ."":,.".-- ~. . h. Temporary Sims. Temporary grand opening and special event signs are allowed for each business establishment on the exterior wall. Signs shall not be attached to any other freestanding element (porch balustrade, garden. wall, tree, monument sign, vehicle, etc.). Signs shall be constructed of cloth, canvas, or other durable material. Plastic or vinyl banner signs are not permitted. The use of neon colored/day' glow banner signs is also prohibited. All temporary signs, except for A-Frame/Sandwich Boards, shall abide by the provisions of the Ordinance Regulating Temporary Signs, as amended. . i. A-Frame/Sandwich Board Sign. One A-frame or sandwich board sign allowed pet property on. Friday, Saturday, Sunday, and nationally . designated Monday holidays. The size shall not exceed 3.5 feet high. and 2 feet wide.. A-frame signs shall not block the sidewalk and may . not be illuminated. No permit is required for A-frame and sandwich board signs which comply with these provisions. . . Old Town Specific Plan III - 27 . . . Old Town Specific Plan Menu Boards. One menu board, up to 4 square feet in area, is allowed for each restaurant or other eating establishment. Menu Boards may contain only the name of the establishment and the food available. . inside. The menu board must be located on a wall adjacent to the main customer entrance. J. uH<<sui~I~I~t&~itjrIt;l*lt;&\ IIII I";.. ~ II i r II" I: 'fU '.i, W....'..:.'..,"' JJ1]l!l . ;: t .....s...;: Appropriale !ocalion for menu boord . sign A. U Multi-Tenant Proiect Signs. Any project that proposes to provide space for more than one tenant shall indicate the size and approximate location of all signs to be erected on the property at the time of initial application. Signs shall be shown on elevation drawings with accurate dimensions provided. k. III - 28 , 'I i , - [I , II I I I I I I I I I I I I I I ~. ~~ 8~ ~i( :;;:'g i! ~ .!f ill 6 00 " .5 ~li ::9 """"" .. JiQ'] 1! t/.l ~ o J or.H u ~~ ....:l~ ~~ 0::: ~ ~ ::> o:l . < ~ 9 . . I< o o ~ . o ~ ~ ! ~ . ~ . ~ ~ ~ 0 0 u . u ~ 2 ~ . i 'i ~ ~ u ~ . u , 0 ~ ~ ~f ~ . z 0 ~ ~ ~. ~ . 81. ~~ ~ u z .,^, 'i <; ,,' 5 ~ iiq! . ~ f:gl J~ ri ~ ~p'l ~ ~ !ill"j ~ ~ . E-o ., . . . . ~i ~ti g~ _0 <"" ~ " iii ~ " :9 '3 "' ~ ;3 ~iii ~ .~ ,g ::J~ 01 tZ)~ O~ ) . _J! ~1.a _1'l ~ ~ r.Ll Eo-< Eo-< ::J o::l . o z 9 ~ ~ ~ . ~ ~ . . ~ 0 z < ~ ~ 0 8 0 z 0 9 b b ~ ~ ~ 0 ~ . z ~ g . ~ " " g z ~f 0 i . ~ !ii' . sf, ~ ~ 9 ." 9 <~&I ~ ff~ ~ ~~!! ~ lil 0 ~ . ~Il! i ~ 0 0 ~ . ~ . . . n -. :!l~ ~iii ;;C.g ~ ~ .~ "' .e "'~'ii . u :a .. ~ 01 11r1'.l~ o - "0 ...... ! u ~~ ~] ~.LU ~1'l ~ E-4 E-4 ~ I::Q . u ~ 9 ~ . ~ 9 ~ ~ I ~ ~ i I ~ 0 z ~ 0 I 8 ~ 9 ~ 5 ~ . 0 ~ ~ 0 z ~ i ~f g ~ !( 0 . sll z 0 'ID 9 <l~1 z ~ 9 ~~ 0 ~il! ~ ~ -w ~ ~ , ~ll! i ~ 0 . ~ ~,!: 0 . ~ . . " ~ ~ ~ o ~ 9 ~ < ~ 9 5 . ~> g~ ~~ 82 ~8 :;:>g S! > " ~ 'E "' 0 ~ !lI :g :::> u :; ,-v'; '" ,-,. 11 (.() ~ o ~ -0 r"\ ! u ~~ ....:l~ r.I.:l~ ~oo ~N 0::: r.I.:l E--< E--< ~ a:l ~ ~ e Z ~ 0 ~ ! ~ ~ z 0 f ~ < ~f 0 . ~ z 0 ~ ~, ~ . of ~ uI ! 9 ~ ", " ~ 9 ~! h! ~ ~ "" ii ~ ~ ~ 0;1 II J 0 ~ ~! n I ~ 11 ;;~ " . .ir .' ~~' a:.~ a ~!; . ;;:; Iii :'0 .~ k~~ c/. ~ CI)~ Q~ ,..U ffil ~ E-4 I ~ P=l 'I . . 0 , z <; . ~ . t' .' < ~, .E ~ .E . ~fi ., , . . 0 0 z <; ~ . . , ~ Ql 0 m 0 I , , f , I , [ . .' .133ms:OlllHl . . -0101 ~'~l6Jb ~f sfl <-~. zti; . " -, . f:jlll . mill ~ !:l,I. . ~Ir . z <<: ...J c.. Z " Vi t . t = = t ~ t:: = " 0: II" o '0 8~ In z w ~~ ~~ Olil "'Q. II Ii II III t~ ~t~ ~ ~~ ~ Ol~ 'll I. !~!l inl !~( ~ cl " w 1 ,,0-,2; r NI",O".' ri Z " ] I- en II II w ~ ~ 0 0: eo. .,p.~ Z .. I- " Z en <<: '" OOZ '" CD~ w Z ven CDiil h'i== w ...J ~ '" " [, Z c; Z ... <( N ;S z_ "w Z - -' " J u~~ en '" '" ~O.,E ..9 CIJ~ W ~~~ Z C')en 0ll"- CDiil CD II oi: <(- " '" " ;, ~fI. q Z...J ~ ~~~ "'Q.<( J ~"''''o .G-.Z ~~~ COcn<(Z ",,::J Cl W UoOlD_::1 w -' .~., r~ o Z <<: II 0: w Cl Z 2- Z " en '" '" w Z Nen CDiil D f:1 PI 0 {I {.U - -' ~ '" <( CDiil~ ":.~ ~;~ 6' Z ii: ZW ,,1= -w "'-, "''i: ~o ZO LO (j) ~ "" => 'i: UoO lD _ i E o u ~ . 0; ~ z -< ...l "" 6 :;; c<: UJ ..... '" -< ;:;: e ~ = .,. '" ... ;; "" ~ ~ t: = co ~ II> ...Jw lilc:i 8 J: ~iI z ~ ~~~ S:2 c( ~~ en a. iI", II Iii l.l ~~ , " " " " "g-,~ .G-,Z 5' ~ Z Zt'l t'l- -'" "'...I >-~ 0:0 0_ "'I- "'0 Ww N 00: <( 015 <- z t'l u; z o ~ o u::- j::j ffi~ 90: 1-0 0- wO: ~w T""" o~ <( 0: w <1._ II . Ii !,< "I; h~ ;;~ ~D I ,,"" Izw {0~~ 0:...1 1-...1 '<t [3 ~ <(0:_ 9 ~ (I i'~ q? ~":'-ii l ~-;1 ~- '~ I;::, '\' :-.')J ' ",'I l;;;l ~ t/"J!, J~ ~?r;;l p~ C\.__ ._.>1_ . 2Xi ....'''J \ tJ;'-=7~ ;(j,q ;: "~v:/!,,_ :::.. _, :" '.}: ->..~.~ l-'. -'- "-. ., . '. ; I,,~ ~ '"A ~ >~ I 1~ ("1 .. ~ ~ ~ "z:~,~ .g-.~ Z t'l u; Z o ~ o u::- _...I 1-...1 ffi~ 90: 1-0 0- ~wffi . ~ I- ~ox <(o:w <1._ :I: S , . !'Ii ".. ~~n~ '" ~ o o W I- Z :::J o ;:;: 0: o o e. z t'l u; ;:;: o o NO: .1- '<t'" <(:i! iLl ...I ~ 00 t'l z a z ~ <( ME. z t'l u; ;:;: o o ~o: .1- '<tOO <(:i! !~i ~;l~ . . [ g u ~ '" ~ . ~~- ~'- ~:_~'~:.~ ATTACHMENT NO.4 l . PC RES01lU1'JON NO. 2005-~ . G:\Planning\2005\P A05-0155 - Butteiiiela:Sqli~~:$-;:gn"_Proiram~lannilj.g\StaffReport~oc .. ',. ! -/9 ~_;.c';""_"_"~~~""-" ~ - - - ~ .. - ''-'"I~:;; j 1 .1 ! . . . PC RESOLUTION NO. 2005-_ A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NO. PA05-0155, A PEDESTRIAN PLAN AND COMPREHENSIVE SIGN PROGRAM FOR BUTTERFIELD SQUARE, A 0.55 ACRE SITE GENERALLY LOCATED AT THE SOUTHEAST CORNER OF OLD TOWN FRONT STREET AND THIRD STREET, ALSO KNOWN AS ASSESSOR PARCEL NUMBERS 922-043-005, 922-043-006, AND 922-043-007 WHEREAS, Allen Robinson filed Planning Application No. PA05-0155, a Pedestrian Plan and Comprehensive Sign Program "Application", in a manner in accord with the City of Temecula General Plan and Development Code; WHEREAS, the Application was processed including, but not limited to a public notice, in the time and manner prescribed by State and local law; WHEREAS, the Planning Commission, at a regular meeting, considered the Application on October 19, 2005, at a duly noticed public hearing as prescribed by law, at which time the City staff and interested persons had an opportunity to and did testify either in support or in opposition to this matter; WHEREAS, at the conclusion of the Commission hearing and after due consideration of the testimony, the Commission approved the Application subject to and based upon the findings set forth hereunder; WHEREAS, all legal preconditions to the adoption of this Resolution have occurred. NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF TEMECULA DOES HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS: Section 1. The above recitations are true and correct and are hereby incorporated by reference. Section 2. Findinqs. The Planning Commission, in app~oving the Application hereby makes the following findings as required by Section 17.28.080.B of the Temecula Municipal Code; A. The proposed signs enhance the development, and are in harmony with, and visually related to all of the signs included in the sign program, the building and/or developments they identify by utilizing materials, colors, or design motifs included in the building being identified, and surrounding development by not adversely affecting surrounding land uses or obscuring adjacent approved signs. The proposed sign program will enhance the development, is in harmony with and visually relates to all the signs included in the sign program by incorporating common design elements such as colors and materials into the program. The proposed sign program will not adversely affect the surrounding development and land uses or obscure adjacent approved signs. G:\Planning\2005\PA05-0155 Butterfield Square Sign Program\Planning\Draft PC Reso & COAs.doc I B. The sign program accommodates future revisions which may be required due to . changes in building tenants; The sign program accommodates future revIsions which may be required due to changes in building tenants by specifying sign location, dimension, material, and color requirements for all current and/or future tenants. C. The proposed sign program satisfies the intent of the Development Code, in that the sign program complies with all the regulations of this Development Code, except that flexibility is allowed with regard to sign area, number, location, and height. Further, to the extent the sign program does not comply with the requirements of the Development Code as to sign area, number, location, and height, the proposed sign program enhances the development and more fully accomplishes the objectives of the Development Code; The proposed sign program is consistent with the Development Code and the Old Town Specific Plan and the proposed signs will enhance the development. The proposed signs compliment the building architecture and aesthetics and are appropriate for the buildings. Section 3. Environmental Comoliance. The project is categorically exempt from environmental review (Class 11 - Accessory Structures) pursuant to section 15311 of the California Environmental Quality Act. Section 15311 applies when a project consists of construction, or replacement of minor structures accessory to existing commercial, industrial, or institutional facilities, including on-premise signs. Section 4. Conditions. That the City of Temecula Planning Commission hereby . conditionally approves the proposed Pedestrian Plan and Comprehensive Sign Program Application, as set forth on attached Exhibit A, attached hereto, and incorporated herein by this reference as though set forth in full. Section 5. PASSED, APPROVED AND ADOPTED by the City of Temecula Planning Commission this 19th day of October, 2005. David Mathewson, Chairman ATTEST: Debbie Ubnoske, Secretary [SEAL] . G;\Planning\2005\PA05~0155 Butterfield Square Sign Program\Planning\Draft PC Reso & COAs.doc 2 . . . STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss CITY OF TEMECULA ) I, Debbie Ubnoske, Secretary of the Temecula Planning Commission, do hereby certify that PC Resolution No. 2005-_ was duly and regularly adopted by the Planning Commission of the City of Temecula at a regular meeting thereof held on the 19th day of October, 2005, by the following vote of the Commission: AYES: NOES: PLANNING COMMISSIONERS: PLANNING COMMISSIONERS: ABSENT: PLANNING COMMISSIONERS: PLANNING COMMISSIONERS: ABSTAIN: Debbie Ubnoske, Secretary G:\Planning\2005\PA05-0155 Buttemeld Square Sign Program\Planning\Draft PC Reso & COAs.doc 3 fO;_ EXHIBIT A . __ i DRAFT CONDITIONS OF APPROVAL G:\Planning\2005\PA,OS.O l-5~Butterli~i4 .Sg.u4e;sign Progra"1\Plam~l!lg\I;>r~ft:PCoRe$O & COAs.doc 4 ce. EXHIBIT A . CITY OF TEMECUlA DRAFT CONDITIONS OF APPROVAL Planning Application No.: PA05-0155 Project Description: A Pedestrian Plan and Comprehensive Sign Program for Butterfield Square (PA04-0231), located on a 0.55 acre site, generally located at the southeast corner of Old Town Front Street and Third Street (A.P.N. 922- 043-005, 922-043-006, and 922-043-007). MSHCP Category: NA DIF Category: NA TUMF Category: NA Approval Date: October 19, 2005 Expiration Date: October 19, 2007 PLANNING DEPARTMENT . Within Forty-Eight (48) Hours of the Approval of this Project 1. The applicanVdeveloper shall deliver to the Planning Department a cashier's check or money order made payable to the County Clerk in the amount of Sixty-Four Dollars ($64.00) for the County administrative fee, to enable the City to file the Notice of Exemption as provided under Public Resources Code Section 21108(b) and California Code of Regulations Section 15062. If within said forty-eight (48) hour period the applicanVdeveloper has not delivered to the Planning Department 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 2. The applicant and owner of the real property subject to this condition shall hereby agree to indemnify, protect, hold harmless, and defend the City with legal Counsel of the City's own selection from any and all claims, actions, awards, judgments, or proceedings against the City to attack, set aside, annul, or seek monetary damages resulting, directly or indirectly, from any action in furtherance of and the approval of the City, or any agency or instrumentality thereof, advisory agency, appeal board or legislative body including actions appi"Oved by the voters of the City, concerning the Planning Application. The City shall be deemed for purposes of this condition, to include any agency or instrumentality thereof, or any of its elected or appointed officials, officers, employees, consultants, contractors, legal counsel, and agents. City shall promptly notify both the applicant and landowner of any claim, action, or proceeding to which this condition is applicable and shall further cooperate fully in the defense of the action. The City reserves the right to take any and all action the City deems to be in the best interest of the City and its citizens in regards to such defense. . G:\Planning\2005\PA05-0155 Butterfield Square Sign Program\PJanning\Draft PC Reso & COAs.doc 5 3. 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. . 4. The Director of Planning may, upon an application being filed within thirty day prior to expiration and for good cause, grant a time extension of up to three one-year extensions of time, one year at a time. 5. The applicant shall Si9n both copies of the final conditions of approval that will be provided by the Planning Department staff, and return one signed set to the Planning Department for their files. 6. Development of the premises shall substantially conform to the approved Pedestrian Plan, contained on file with the Planning Department. 7. The erection of signs on the premises shall substantially conform to the approved Sign Program, contained on file with the Planning Department. 8. Illumination of all signs shall conform to the requirements of Ordinance No. 655 to reduce impacts on the Mount Palomar Observatory. Prior to the Issuance of Building Permits 9. Item C.4 on page 4 of the Sign Program shall be revised to require approval from the owner and Director of Planning for any projections above or below the permitted "net sign area". . 10. The Sign Program shall be revised to eliminate electronic reader board signs as a permitted sign type as allowed by Item 0.4 on page 5 of the Sign Program. 11. The Sign Program shall be revised to eliminate high-density styrene and plastic as permitted sign materials as allowed by Item E.1 on page 5 of the Sign Program. 12. The Sign Program shall be revised to eliminate acrylic as a permitted sign material for Sign A 1.1 as allowed on page 10 of the Sign Program. 13. The sign criteria for Sign A3 on page 12 of the Sign Program shall be revised to state that this sign will not contain writing, insignias, or logos. 14. The sign criteria for Sign B6.1 on page 23 of the Sign Program shall be revised to state that freestanding A-frame signs must be located on private property and are not permitted to be located within the public right-of-way. . G:\Planning\2005\PA05-0155 Butterfield Square Sign Program\Planning\Draft PC Reso & COAs.doc 6 . . . 15. A separate building permit shall be required for all signage. By placing my signature below, I confirm that I have read, understand and accept all the above Conditions of Approval. I further understand that the property shall be maintained in conformance with these conditions of approval and that any changes I may wish to make to the project shall be subject to Community Development Department approval. Applicant's Signature Date Applicant's Printed Name G:\Planning\2005\PA05-0155 Butterfield Square Sign Program\Planning\Draft PC Reso & COAs.doc 7