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Home My WebLink About050306 PC Agenda . In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please contact the office of the City Clerk (951) 694-6444. Notification 48 hours prior to a meeting will enable the City to make reasonable arrangements to ensure accessibility to that meeting [28 CFR 35.102.35.104 ADA Title II] AGENDA TEMECULA PLANNING COMMISSION REGULAR MEETING CITY COUNCIL CHAMBERS 43200 BUSINESS PARK DRIVE May 3, 2006 - 6:00 P.M. ******** Next in Order: Resolution No. 06-37 CALL TO ORDER Flag Salute: RollCall: Commissioner Harter Carey, Chiniaeff, Guerriero, Harter, and Telesio PUBLIC COMMENTS A total of 15 minutes is provided so members of the public may address the Commission on items that are not listed on the Agenda. Speakers are limited to three (3) minutes each. If you desire to speak to the Commission about an item not on the Agenda, a salmon colored "Request to Speak" form should be filled out and filed with the Commission Secretary. When you are called to speak, please come forward and state your name for the record. For all other agenda items a "Request to Speak" form must be filed with the Commission Secretary Drior to the Commission addressing that item. There is a three (3) minute time limit for individual speakers. CONSENT CALENDAR NOTICE TO THE PUBLIC All matters listed under Consent Calendar are considered to be routine and all will be enacted by one roll call vote. There will be no discussion of these items unless Members of the Planning Commission request specific items be removed from the Consent Calendar for separate action. . 1 Minutes RECOMMENDATION: 1.1 Approve the Minutes of April 5, 2006 R:\PlANCOMM\Agendas\2006l05-0~.doc ./ COMMISSION BUSINESS 2 Review of the 2007-2011 Capital Improvement Proaram PUBLIC HEARING ITEMS Any person may submit written comments to the Planning Commission before a public hearing or may appear and be heard in support of or in opposition to the approval of the project(s) at the time of hearing. If you challenge any of the projects in court, you may be limited to raising only those issues you or someone else raised at the public hearing or in written correspondences delivered to the Commission Secretary at, or prior to, the public hearing. Any person dissatisfied with any decision of the Planning Commission may file an appeal of the Commission's decision. Said appeal must be filed within 15 calendar days after service of written notice of the decision, must be filed on the appropriate Planning Department application and must be accompanied by the appropriate filing fee. Continued from April 19, 2006 3 Plannina Application No. PA05-0167. a Development. Plan. submitted bv Pulte Home Corporation. for a 21 acre multi-familv housina development consistina of 71 buildinas with a total of 213 individuallv owned attached triplex units. located near the westerlv end of Temecula. Emery Papp. Senior Planner. New Items 4 Plannina APplication No. PA05-0096. a Development Plan. submitted bv Andrew Kiellbera of McArdle Associates. for the construction of four sinale stOry industrial buildinas totalina 54.504 sauare feet. located on the south side of Winchester Road. west of the Diaz Road and Winchester Road intersection. Christine Damko. Associate Planner. COMMISSiONERS' REPORTS PLANNING DIRECTOR'S REPORT ADJOURNMENT Next regular meeting: Wednesday, May 17, 2006, 6:00 p.m., Council Chambers, 43200 Business Park Drive, Temecula, California. R:\PLANCOMM\Agendas\2006\05-03-06.doc 2 ITEM #1 MINUTES OF A REGULAR MEETING OF THE CITY OF TEMECULA PLANNING COMMISSION APRIL 5, 2006 CALL TO ORDER The City of Temecula Planning Commission convened in a regular meeting at 6:30 p.m., on Wednesday, AprilS, 2006, in the City Council Chambers of Temecula City Hall, 43200 Business Park Drive, Temecula, Califomia. Commissioner Chiniaeff thanked Matthew Fagan for the prelude music. ALLEGIANCE Commissioner Chiniaeff led the audience in the Flag salute. ;, ROLL CALL Present: Commissioners: Chiniaeff, Harter, Telesio, .Carey Absent: Guerriero. 1 Swearina in of Carl Carev to fill the vacant Plannina Commissioner position. City Clerk Jones duly swore in newly appointed Planning Commissioner .Carl Carey. PUBLIC COMMENTS No public comments. CONSENT CALENDAR 2 Minutes RECOMMENDATION: 2.1 Approve the Minutes of March 15, 2006. MOTION: Commissioner Telesio moved to approve the Consent Calendar. Commissioner Harter seconded the motion and voice vote reflected approval with the exception of Commissioner Chiniaeff and Carey who abstained and Chairman Guerriero who was absent. R:\PlANCOMMIMINUTESI20061040506.doc 1 COMMISSION BUSINESS PUBLIC HEARING ITEMS New Items 3. Plannina Application No. PA05-0041 a Citywide Development Code Amendment that includes a number of minor clarifications and tvooaraphical corrections to improve its claritv Associate Planner West provided the Planning Commission with a brief staff report (of record). At this time, the public hearing was opened and due to no speakers, it was closed. MOTION: Commissioner Telesio moved to approve staff recommendation. Commissioner Harter seconded the motion and voice vote reflected approval with the exception of Commissioner Guerriero who was absent. PC RESOLUTION NO. 06-27 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA RECOMMENDING THAT THE CITY COUNCIL ADOPT AN ORDINANCE ENTITLED "AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TEMECULA AMENDING PORTIONS OF THE TITLE 17 OF THE TEMECULA MUNICIPAL CODE TO REVISE THE PUBLIC HEARING NOTICING REQUIREMENTS, RESTRICT CERTAIN LAND USES WITHIN THE NICOLAS VALLEY RURAL PRESERVATION AREA, REVISE MINIMUM SETBACK REQUIREMENTS IN RESIDENTIAL ZONING DISTRICTS, REMOVE THE TARGET FLOOR AREA RATIO FOR HOTEUMOTEL DEVELOPMENT, UPDATE THE AFFORDABLE HOUSING DENSITY BONUS REQUIREMENTS, ADD NEW SIGN STANDARDS FOR EXISTING DEVELOPMENT PROJECTS, AND TO MAKE OTHER MINOR CLARIFICATIONS AND TYPOGRAPHICAL CORRECTIONS TO THE DEVELOPMENT CODE PLANNING APPLICATION (PA05- 0041)" 4 Plannina Application No. PA06-0052 a Citywide ordinance to define Medical Mariiuana Dispensaries and prohibit such use in all zones of the City of Temecula By way of PowerPoint Presentation, Associate Planner West presented a report (of written material). Commissioner Telesio queried why staff would recommend an adoption of a resolution prohibiting dispensaries rather than adopting a zoning moratorium on medical marijuana such as other cities have done. R:\MinutesPCI040506 2 In response to Commissioner Telesio's query, Assistant City Attorney Curley stated that a moratorium would currently be in place; that while being reviewed a conclusion was reached that a better interpretation both at State Law and City Policy, would be that a prohibition on the commercial distribution through a dispensary would be more consistent with the City's Land Use objectives, General Plan objectives, and consistent with State Law; that the City's Development Code does not permit uses which would violate Federal law; that if Federal Law regulations change, the City may examine the prohibitions on medical marijuana dispensaries; and that staff's recommendation would be, at this time, that a prohibition would be the appropriate response. At this time, the public hearing was opened. The following individuals spoke in opposition of staff's recommendation to adopt a resolution that the City Council approve an Amendment to Title 17 of the Temecula Municipal Code. . Mr. Douglas Lamphere, Perris . Ms. Venia La Beaux, Lake Elsinore . Mr. Stephan Ropar, Lake Elsinore . Mr. Martin Victor, Temecula . Mr. Rebecca Brown, Quail Valley The above-mentioned individuals spoke in opposition of staff's recommendations for the following reasons: . That staff has prepared a poor report . That the City Attorney's remark that there would not be language in present law that states that you shall allow certain activities to take place within your City, would not be correct . That Section 11362.775, states qualified patient's - that persons with valid identification cards, as a designated primary care-giver of qualified patients and persons with identification cards who associate within the State of California to collectively or cooperatively, to cultivate marijuana for that purposes, shall, not solely on that basis of that fact, be subject to State criminal actions . That the City was founded under California Law, not Federal Law . That each Planning Commissioner has taken an oath to uphold the State of California Laws, not Federal Laws; and that the Planning Commission would not be required to be Federal Officers and second-guess the Federal Court System . . That patient's would currently be required to travel long distances to receive its medications . That the Planning Commission consider a moratorium for dispensaries as well as collective and cooperative . That marijuana would be prescribed medication . R:\MinutesPCI040506 3 . That it would be the duty of the Planning Commission to ensure the safe access to medication for patients . That individuals in need of medical marijuana would be fighting for the health and well being of chronically ill patient's . That it would be the duty of the Planning Commission to uphold the law of the Sate by expeditiously establishing an ordinance to safely permit the safe access to medical marijuana for all patients who qualify. At this time, the public hearing was closed. Understanding the sensitive and critical nature of the comments made by the speakers, Commissioner Telesio stated that the Planning Commission would be subject to abide by Federal Law. . Assistant City Attorney Curley stated that it would be important to understand that any City Land Use decision banning medical marijuana dispensaries within the City would not affect an individual's right to cultivate and possess medical marijuana for his or her own medical purposes under the Compassionate Use Act; and that an ordinance would simply state that the City of Temecula would not allow for a commercial or institutional dispensary to occur within the City. Commissioner Harter stated that per Temecula's Development Code, the Planning Commission would not be able to approve anything that would be in conflict with Federal Law. MOTION: Commissioner Harter moved to approve staff recommendation. Commissioner Telesio seconded the motion and voice vote reflected approval with the exception of Chairman Guerriero who was absent. PC RESOLUTION NO. 06-28 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA RECOMMENDING THAT THE CITY COUNCIL ADOPT AN ORDINANCE ENTITLED "AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TEMECULA AMENDING SECTIONS OF 17.06.030, 17.08.030 AND 17.34.010 OF THE TEMECULA MUNICIPAL CODE, PROHIBITING THE ESTABLISHMENT OF MEDICAL MARIJUANA DISPENSARIES WITHIN CITY (PLANNING APPLICATION PA06..(052)" 5 Plannina Application No. PA06-0022 an Extension of Time. submitted bv Tanamera Homes. for a reauest for the first one-vear Extension of Time for a previouslv approved Home Product Review application for 99 detached sinale familv homes. located in Plannina Area 3 of the Roripauah Soecific Plan south of Murrieta Hot Sprinas Road and west of Butterfield Staae Road Associate Planner Schuma gave a staff report (of written material). At this time, the public hearing was opened. R:\MinutesPC\040506 4 Ms. Megan Kenny, representing Tanamera Homes, relayed its excitement toward the proposed project and noted that the applicant would be in full agreement with staff's Conditions of Approval. At this time, the public hearing was closed. In response to Commissioner Carrey's question, Associate Planner Schuma stated that the applicant filed for an extension of time due to a delay in the issuance of a building permit. MOTION: Commissioner Telesio moved to approve staff recommendation. Commissioner Harter seconded the motion and voice vote reflected approval with the exceDtion of Chairman Guerriero who was absent PC RESOLUTION NO. 06-29 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NO. PA06-0022, THE FIRST ONE-YEAR EXTENSION OF TIME FOR PLANNING APPLICATION NO. PA03-0551, A PRODUCT REVIEW FOR 99 DETACHED SINGLE-FAMILY RESIDENCES WITHIN PLANNING AREA 3 OF THE RORIPAUGH RANCH SPECIFIC PLAN LOCATED SOUTH OF MURRIETA HOT SPRINGS ROAD 6 Plannina ADolication No. PA05-0040 a Comorehensive Sian Proaram. submitted bv Anaela Gindav of Architecture Desian and Sian. for the Temecula Creek Plaza shoDDina center. located on the south east comer of Jedediah Smith Road .and Hiahwav 79 South Senior Planner Papp presented a staff report (of record). In response to Commissioner Chiniaeff's query regarding the proposed sign program, Senior Planner Papp noted that the sign program, as proposed, would meet the requirement codes of the City, except for one monument sign that would be less than 300 feet separated by the nearest monument sign; however, that this particular sign location would be off a driveway at the south end of Jedediah Smith, off of highway 79 South, and would be intended for shop tenants in the back of the center that would not have a lot of visibility from the front. MOTION: Commissioner Telesio moved to approve staff recommendation. Commissioner Carrey seconded the motion and voice vote reflected approval with the exceDtion of Chairman Guerriero who was absent PC RESOLUTION NO. 06-30 v A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NO. PA05-0040, A COMPREHENSIVE SIGN PROGRAM FOR THE "TEMECULA CREEK PLAZA" SHOPPING CENTER, GENERALLY LOCATED AT THE SOUTHEAST CORNER OF JEDEDIAH SMITH ROAD AND HIGHWAY 79 SOUTH R:\MinutesPC\040506 5 -^-'--,-,-,--,- ,-- . COMMISSIONERS' REPORTS The Planning Commission welcomed Commissioner Carey to the Commission. Commissioner Carey thanked the Commission and noted that he would be looking forward to working as a Planning Commissioner for the City. Commissioner Chiniaeff relayed his appreciation for PowerPoint Presentation and encouraged staff to continue to use them. PLANNING DIRECTOR'S REPORT In response to Commissioner Chiniaeff's comment regarding PowerPoint Presentations, Director of Planning Ubnoske stated that currently staff would be in PowerPoint training, and that it would not be until after July 1, 2006, before staff uses it at every meeting. For Director of Planning Ubnoske, Commissioner Chiniaeff noted that a disc of the agenda packet for review would also be helpful. ADJOURNMENT At 7:30 p.m., Chairman Mathewson formally adjoumed to Wednesdav. Aori119. at 6:00 p.m., in the City Council Chambers, 43200 Business Park Drive, Temecula. Debbie Ubnoske Director of Planning Ron Guerriero Chairman R:\MinutesPCI040506 6 ITEM #2 STAFF REPORT - PLANNING CITY OF TEMECULA PLANNING COMMISSION May 3, 2006 REVIEW OF 2007 - 2011 CAPITAL IMPROVEMENT PROGRAM Prepared by: Steve Brown, Principal Planner BACKGROUND Cities commonly use Capital Improvement Programs to provide long term budgeting for capital projects. Many of these capital projects can require funding over multiple years. Section 65403 (c) of State Planning and Zoning Law requires that the Planning Commission review and provide comments to the City Council conceming the conformity of the proposed Capital Improvement Program with the adopted General Plan. The role of the Planning Commission is to review the proposed projects and determine if the projects are consistent with the City General Plan. While the timing may be of interest to the Commission, and the Council is interested in the Commission's thoughts, the primary issue for the Planning Commission is whether or not the proposed projects are consistent with the General Plan. DISCUSSION The projects within the Capital Improvement Program are divided into four general categories. These categories are: Circulation, Infrastructure, Parks and Recreation, and Redevelopment. In considering the consistency of the Capital Improvement Program with the General Plan, staff has reviewed the Goals and Polices, as well as the various exhibits and figures. The General Plan consistency discussion in this staff report will focus on the four categories of CIP projects. Circulation Projects The 2007 to 2011 CIP document contains 28 circulation projects, nine of which are maintenance projects and are not listed below for Commission consideration. . Auxiliary Lanes on Interstate 15 . Butterfield Stage Road Extension Beltway Project . Diaz Road Extension to Cherry Street . Diaz Road Re-alignment to Vincent Moraga Drive . French Valley Parkway /lnterstate15 Over Crossing and Interchange Improvements . French Valley Parkway Interim Southbound Off-Ramp to Jefferson Avenue - Phase I . Guidant Corporation Roadway Improvements . Interstate 15/ State Route 79 South Ultimate Interchange . Intersection Traffic Monitoring System . Main Street Bridge Over Murrieta Creek (Replacement) . Murrieta Creek Bridge and Overland Drive Extension to Diaz Road . Old Town Infrastructure Projects - Mercedes and Main Streets . Pauba Road Improvements - Phase II . Pechanga Parkway Improvements - Phase II . Rancho Califomia Road Widening, Old Town Front Street to Interstate 15 (Southside) . Santiago Road Assessment District Improvement Project . State Route 79 South Medians . Western Bypass Bridge Over Murrieta Creek . Western Bypass Corridor - Alignment Study R:\Staff Report\CIP Review 2006 PC.doc 1 Staff has reviewed the proposed projects and believes that they are consistent with the provisions of the Circulation Element polices listed below A review of the General Plan did not identify any goals or policies that provided contrary policy direction or that indicated an inconsistency between the Circulation Projects and the adopted General Plan. Circulation Element Policy 1.1 Use the Circulation Element Roadway Plan to guide detailed planning and implementation of the City's roadway system, including appropriate road width and median transitions when a roadway classification changes. Policy 2.3 Actively pursue improvements to current freeway interchanges within the City and construction of new overpasses as required to achieve performance standards. Growth Manaaement/Public Facilities Element Policy 2.2 Ensure that phasing of public facilities and services occurs in such a way that new development is adequately supported as it develops. Infrastructure Projects The 2007 to 2011 CIP document contains 27 infrastructure projects. Nine of the projects represent minor enhancements and repairs while eighteen of the projects are for new major community infrastructure. The most notable projects are as follows: . Alternative Fueling Station . Fire Station Roripaugh Ranch Site . Fire Station Wolf Creek Site . History Museum Expansion . Library . Long Canyon Detention Basin-Access Road . Maintenance Facility/Field Operations Center . Murrieta Creek Flood Control Basin . Murrieta Creek Multi-Purpose Trail . Old Town Gymnasium . Old Town Infrastructure Projects - Civic Plaza . Old Town Infrastructure - Relocation of Existing Structures/Demolition and Grading . Old Town Infrastructure Projects - Parking Structure, Office and Retail . Old Town Infrastructure Projects - Underground Utilities . Pedestrian/Bicycle Bridge Over Santa Gertrudis to Chaparral High School and City Trail . Santiago Detention Basin . Temecula Community Center Expansion . Temecula Park and Ride/Transit Center Staff has reviewed the General Plan and believes that they are consistent with provisions of the Circulation, Open Space/Conservation, and Growth Management/Public Facilities Elements of the adopted General Plan. The specific examples demonstrating consistency are listed below. A review of the General Plan did not identify any goals or policies that provided contrary policy direction or that indicated an inconsistency between the Infrastructure Projects and the adopted General Plan. R:\Staff ReportlCIP Review 2006 PC.doc 2 Policy 3.3 Circulation Element Policy 5.6 Provide a comprehensive system of Class I and lor Class II bicycle lanes to meet the needs of cyclists traveling too and from work and other destinations within the City. Encourage the provision of facilities that support carpooling and public transportation within the City. Open Space/Conservation Element Policy 6.3 Preserve and reuse historical buildings in accordance with the Old Town Specific Plan. Policy 8.1 Policy 8.5 Provide a citywide recreation system that connects to the County's regional trail system which provides for bicycling, equestrian, hiking, and jogging trails with appropriate support facilities. Develop trails and sidewalks suitable for multiple uses, including for the physically disabled and for personal transportation alternatives. Growth Manaaement/Public Facilities Element Policy 2.2 Ensure that phasing of public facilities and services occurs in such a way that new development is adequately supported as it develops. Policy 3.4 Policy 5.5 Policy 5.7 Coordinate with the County of Riverside to locate and phase new sheriff facilities and fire stations to ensure that adequate service levels are maintained. Encourage provision of cultural facilities within the community, including museums, theaters, arts center, a performing arts center, special exhibitions, an outdoor amphitheater, and public art. Provide library facilities and services for educational, cultural, and recreational purposes. Park and Recreation Projects The 2007 to 2011 CIP document contains 25 park, trail, and community facility projects. Thirteen of the 25 projects involve minor repairs or improvements to existing park facilities. The other park and recreation improvement projects are as follows: . Dog Park Areas - Various City Parks . Erie Stanley Gardner Exhibit . Initial construction phase at the Patricia H. Birdsall Sports Park (Wolf Creek). . Multi-Trails System - Margarita Bikeway Under Crossing . Parks arid Recreation Master Plan Update . Roller Hockey Rink . Roripaugh Ranch Open Space Trails - initial phase design and construction. . Santa Gertrudis Trail Undercrossing at Margarita Road. . Temecula Elementary School Pool . Update to the Parks and Recreation Master Plan. R:\Staff ReportlCIP Review 2006 PC.doc 3 -- --,- . Vail Ranch Park Site D . Ynez Road and Overland Drive Beautification -landscaping and public art along Ynez Road. Staff has reviewed the General Plan and believes that they are consistent with provisions of the Circulation, Open Space/Conservation and Community Design Elements of the adopted General Plan. The specific examples demonstrating consistency are listed below. A review of the General Plan did not identify any goals or policies that provided contrary policy direction or that indicated an inconsistency between the Parks and Recreation Projects and the adopted General Plan. Policy 3.3 Circulation Element Provide a comprehensive system of Class I and lor Class II bicycle lanes to meet the needs of cyclists traveling too and from work and other destinations within the City. Policy 1.2 Ooen Soace/Conservation Element Policy 1.7 Policy 8.1 Policy 8.5 Pursue the joint use of public lands available and suitable for recreation purposes, including lands under the jurisdiction of the Riverside County Flood Control District, Southern Califomia Edison, water districts, school districts, and other public agencies. Consider the establishment of special use parks for seniors, pets, etc. Provide a citywide recreation system that connects to the County's regional trail system which provides for bicycling, equestrian, hiking, and jogging trails with appropriate support facilities. Develop trails and sidewalks suitable for multiple uses, including for the physically disabled and for personal transportation alternatives. Policy 6.4 Community Desian Element Policy 2.8 Promote use of public art in public spaces, specifically open space areas and entry point throughout the City. Encourage the use of public art at key intersections, and in public gathering areas to enhance the appearance and character of the community. Furthermore, all trail projects are consistent with the Parks and Recreation Master Plan which further refines the trail objectives of the General Plan. A review of the General Plan did not identify any goals or policies that provided contrary policy direction or that indicated an inconsistency with the adopted General Plan. Redevelopment Projects The redevelopment portion of the 2007-2011 CIP focuses primarily on affordable housing projects, including the Temecula Education Project, an additional identification sign in Old Town along Interstate 15, as well as the continuation of a residential rehabilitation program. Staff has reviewed the General Plan and believes that they are consistent with provisions of the .Housing, Growth Management/Public Facilities, and Economic Development Elements of the adopted General Plan. The specific examples demonstrating consistency are listed below. A review of the General Plan did not identify any goals or policies that provided contrary policy direction or that indicated an inconsistency between the Redevelopment Projects and the adopted General Plan. R:\Staff ReportlCIP Review 2006 PC.doc 4 Policy 1.2 Housina Element Policy 1.6 Policy 2.1 Policy 2.2 Policy 4.2 Encourage residential development that provides a range of housing types in terms of cost, density and type, and provides the opportunity for local residents to live and work in the same community by balancing jobs and housing types. Encourage the development of compatible mixed-use projects that promote and enhance the village concept, facilitate the efficient use of public facilities, and support alternative transit options. Promote a variety of housing opportunities that accommodate the needs of all income levels of the population, and provide opportunities to meet the City's fair share of Low and Moderate Income housing. Support innovative public, private and non-profit efforts in the development of affordable housing, particularly for special needs groups. Develop rehabilitation programs that are directed at preserving the integrity of the existing housing stock. . Growth ManaaemenVPublic Facilities Element Policy 9.3 Encourage installation of new technological infrastructure throughout the City including broadband, fiber optics, wireless and other development technologies. Economic Develooment Element Policy 6.3 Continue to expand Old Town's role in local tourism and improve it attractiveness, accessibility, and economic vitality, as well as irs interaction with other local attractions. CONCLUSION Staff recommends that the Commission review the 2007 - 2011 Capital Improvement Program and make a determination that the projects included in the CIP are consistent with the adopted City General Plan. ATTACHMENT 1. 2007-2011 Capital Improvement Program R:\Staff Report\CIP Review 2006 PC.doc 5 / ATTACHMENT NO.1 DRAFT CAPITAL IMPROVEMENT PROGRAM , UNDER SEPARATE COVER R:lStaff Report\CIP Review 2006 PC.doc 6 ITEM #3 STAFF REPORT - PLANNING CITY OF TEMECULA PLANNING COMMISSION DATE OF MEETING: May 3, 2006 Emery J. Papp, AICP TITLE: Senior Planner PREPARED BY: PROJECT Planning Application No. PA05-0167, a multi-family Development DESCRIPTION: Plan proposal to establish and construct 70 residential buildings with a total of 210 individually owned attached (tri-plex) units on approximately 21 vacant acres in Planning Areas 4/5, 6 and 7 of the Rancho Highlands Specific Plan, also known as Assessor Parcel Numbers 944-330-001, 944-330-003 and 944-330-017 (PAOS-0167) RECOMMENDATION: IZI Approve with Conditions D Deny D Continue for Redesign D Continue to: D Recommend Approval with Conditions D Recommend Denial CEQA: D Categorically Exempt (Section) (Class) (Section) D Notice of Determination D Negative Declaration 181 Mitigated Negative Declaration with Monitoring Plan DEJR G:IPlanning\200SIPAOS-0167 Rancho Highland. II Multi-FamUy DP & PRlPianninglPC STAFF REPORT.doc 1 PROJECT DATA SUMMARY Name of Applicant: Pulte Home Corporation Orange County - South Riverside Division Date of Completion: June 2, 2005 Mandatory Action Deadline Date: May 3, 2006 General Plan Designation: High Density Residential (13-20 dulac) Zoning Designation: Specific Plan NO.2 (SP-2) Site/Surrounding Land Use: Site: Vacant North: South: East: West: Embassy Suites, Marie Calender's/Highway Tourist Commercial (HT) Existing single-family homes/Low Medium Density Residential (LM) Temecula Duck Pond and Vacant Professional Office (PO) Interstate 15 Lot Area: 21.07 Total Floor Area/Ratio: N/A Landscape Area/Coverage: 653,836 square feet/64% Parking Required/Provided: 480/514 BACKGROUND SUMMARY On June 2, 2005, Mathew Fagan representing Pulte Homes submitted Planning Application No. PA05-0167 for a multi-family residential development plan and product review. The initial proposal included 71 tri-plex units totaling 213 owner occupied condominiums on 21.07 net acres in vacant Planning Areas 4/5, 6 and 7 of the Rancho Highlands Specific Plan. Subsequently, the applicant revised the site plan to remove one building from Planning Area 7 and replaced it with a passive recreation area including seating areas and an outdoor fireplace as an added amenity for this planning area. This change reduced the total number of units to 210 in 70 buildings. The project conforms to the allowable densities and the intent for multiple family residential homes within the Specific Plan and is less than the density range permitted under the General Plan for High Density Residential projects. G:IPlanning\2005IPA05-o167 Rancho Highlands II Multi-Family DP & PRIPlanninglPC STAFF REPORT.doc 2 This application was delayed in getting to hearing because of potential earthquake fault issues that could have impacted the site design for this project. Upon receiving clearance from the Riverside County Geologist on March 3, 2006, staff scheduled this item for a public hearing on April 19, 2006. At the time of preparing the staff report, it was determined that there will still .unresolved issues pertaining to the alignment and connections for the public trail throughout the site and staff recommended continuing the item for two weeks to resolve the outstanding issues. Staff is now satisfied that all issues have been resolved or will be resolved through the attached Conditions of Approval. Staff has worked with the applicant to ensure that all concerns have been addressed, and the applicant concurs with the recommended Conditions of Approval. ANALYSIS Site Plan The site is situated south of Rancho Highland Drive and east of Ynez Road. Direct access to the site is from two points of entry along Ynez Road, and from a secondary access point from the extension of Tierra Vista Road. The area is characterized by three large mass-graded pads with significant slopes around the project perimeter. The location of the collector roads are fixed by the General Plan Circulation Element and, therefore, the site has been designed to work within the site conditions and still make development of the site feasible. The lot coverage of the site is broken down as follows: Building Area - 22%; Street and Parking Area - 14%; Landscape Area - 64%. . From early in the process, Pulte Homes expressed their desire to build a project that more closely resembled a large single-family home subdivision rather than very large apartment or town home-like structures. The applicant could have achieved higher densities with larger structures, but has opted for a lower density project to keep the units at a scale that is harmonious with the existing built environment. Per the Rancho Highlands Specific Plan, Planning Area 4/5 is permitted up to 98 dwelling units at 15.3 units to the acre and 84 units are proposed. Planning Area 6 is permitted up to 133 dwelling units at 16.6 units to the acre and 102 units are proposed. Planning Area 7 is permitted up to 40 dwelling units at 16.7 units to the acre and 27 are proposed. The net density for this project is 10.1 units to the acre, which is well within the density ranges permitted in the Specific Plan and is less than the density range permitted in the City's General Plan. The site plan includes a recreation facility with a central pool, spa, tot lot and restroom facility in Planning Area 6. A system of internal trails and sidewalks has been provided to permit pedestrians to navigate the project with minimal disruption from vehicular traffic. Each Planning Area contains a picnic area with. tables and chairs, and two view seating areas are provided in Planning Area 7. Architectural Review The project proposes two variations of a two-story floor plan and four architectural styles. The architectural styles include Spanish Colonial, Monterey Ranch, Santa Barbara/Mediterranean and Italian/Tuscan. G:\Plannlng\2005IPA05-0167 Rancho Highlands II Multi-FamUy op & PRlPtannlnglPC STAFF REPORT.doc 3 Staff feels that with the attached conditions of approval, the project meets the intent of the Specific Plan, Development Code and Design Guidelines. The proposed elevations create a street scene with character as well as function, and visual variety. The various materials and features proposed include the following for each architectural style: . Spanish Colonial: concrete "S" shaped roof tile, varied roof lines with a typical roof pitch of 4:12, light sand stucco finish, flower pot shelves under windows, mullioned windows with trim (on all sides), decorative garage doors, arched main entries, decorative gable end details (on all sides), wood railings on second floor balconies, stucco foam trim above garage, and exposed rafter tails. . Monterey Ranch: flat concrete roof tile, light sand stucco finish, wood siding on all elevations, wood columns and railings at upper floor balconies, decorative brick veneer at building base, upgraded garage doors, decorative shutters on prominent windows (on all sides) with foam trim around windows (all sides), varied roof lines with a typical roof pitch of 4:12, and decorative wood planter shelves. . Santa Barbara/Mediterranean: concrete "S" shaped roof tile, varied roof lines with a typical roof pitch of 4:12, light sand stucco finish, decorative wrought iron planter shelves under windows, mullioned windows with trim (on all sides), shutters on all elevations, decorative garage doors, arched main entries, decorative tile gable end details (on all sides), wrought iron railings on second floor balconies, stucco foam trim above garage, and exposed rafter tails. . ItalianfTuscan: concrete US" shaped roof tile, varied roof lines with a typical roof pitch of 4:12, light sand stucco finish, stone veneer at base and entry ways, decorative wrought iron railings on second floor balconies, mullioned windows with trim (on all sides), decorative window trim and sills on second floor, decorative garage doors, arched main entries and balcony openings, and stucco foam trim above garage. The applicant has provided specific details, which are unique to each style proposed on each elevation, including window and door trim, garage door design, materials such as wrought iron details, stone, roof variation, shutters and the overall silhouette. This project has also been conditioned to provide upgraded front entry. doors on the construction building plans, each unique to the home's architectural style. In addition, the applicant has provided a variety of garage doors for the differing architectural styles. Buildina Elements/Mass. Heiahl. and Scale The proposed project includes two 2-story floor plans with four elevations. The proposed maximum height of the units is thirty feel. The units provide adequate articulation in roof forms and offsets to reduce massing and the elevations are visually broken up with changes in materials, and/or sloping roof lines. 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 Rancho Highlands Specific Plan and the City-Wide Design Guidelines by varying the roof plans, providing "pop-outs" which break up wall planes on all elevations, providing twelve different color schemes (4 styles x 3 color. schemes each), and providing trim and architectural details consistent with each style. G:IPlannlng\2005IPA05.Q167 Rancho HighllUlds II Multi-Family DP & PR\PJanningIPC STAFF REPORT.doc 4 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. 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. Product Placement Units have been plotted to avoid repetition of the elevation style to create an interesting and varied streetscape. No single story units are proposed, however, single-story elements on two-story products will avoid a "canyon" effect along the street. The following is the mix of unit types: Tri-Plex Units (70 Buildings, 210 units) 1. Plan 1, one story (over garages), 2 Bed/2 Bath, 1,220 square feet 2. Plan 2, two stories, 3 Bed/2.5 Bath, 1,625 square feet 3. Plan 3, two stories, 3 Bed/2.5 - 3 Bath, 1,870 square feet The project proposes sufficient architectural variation with four different styles. The product placement plan indicates that no two identical buildings will be located adjacent to one another. While the plan indicates that some styles may be adjacent to each other, in these instances one has been reversed, or slightly rotated to change the orientation, and/or another color scheme has been provided to ensure variation. . A restroom facility is located near the community pool within Planning Area 6. Staff has not received floor plans or proposed elevations for this building and, therefore, staff recommends a condition of approval which gives the Director of Planning the approval authority for this building prior to issuance of grading permits, provided it is consistent with one of the architectural styles proposed for the tri-plex buildings. Landscaoina The proposed landscaping forthe project exceeds the requirements of the Development Code and the Specific Plan as approximately' 64 percent of the gross site is covered with landscaping. The Specific Plan requires heavily landscaped transitional areas between Planning Areas 6 and 12, and between Planning Areas 7 and 8/9. These are slope areas where existing residents will be looking down over the proposed site. Per the Specific Plan, the proposed project has incorporated heavy landscaping in this and other perimeter slope areas. A combination of 618 36-inch box, 24-inch box and five-gallon evergreen and deciduous trees will be planted in the perimeter slope areas. Internal to the site, a combination of 552 15-gallon trees will effectively serve to provide shade and screening for units. Internal to the site, there are not many opportunities to plant street trees in front of the . buildings as designed. Staff has agreed, instead, to locate the street trees in clusters between buildings where there are common landscaped areas. This also helps to achieve the requirement of Development Code section 17.06.050.B.2. of using landscaping for visual screening to prevent direct views from one residence into an adjacent residence. G:\Plannlng\2005lPAOS-0167 Rancho Highlands II Multi-Family DP & PR\PlanningIPC STAFF REPORT.doc S The applicant is proposing to construct a stabilized decomposed granite trail segment along the southern boundary of Planning Area 7 from Ynez Road to Tierra Vista Road, and along the southern boundary of Planning Area 6, which will ultimately be connected to a future master planned trail segment along Interstate 15. Where the trail is adjacent to slope areas, the project has been conditioned to construct a landscaped, split rail fence for protection. Project entry monumentation is consistent with the requirements of the Rancho Highlands Specific Plan. However, the landscaping plans will need to be amended to include the northeasterly extension of Rancho Highland Drive to Ynez, and indicate the treatment of the "sliver" parcel and any proposed signage at the intersection. Access and Circulation The project can be accessed from three locations: 1) direct access from the existing non- signalized intersection of Rancho Highland Drive and Ynez Road, 2) direct access from the existing signalized intersection of Tierra Vista Road and YnezRoad, and 3) indirect access from the southerly extension of Tierra Vista Road to Preece Lane, which intersects with Ynez Road. The Public Works Department and the Fire Department have reviewed the circulation plans for the proposed project and have determined that there is adequate ingress and egress, as well as emergency vehicle access. Staff has received two letters and several phone calls from area residents who are concerned that "cut-through" traffic will significantly impact local collector roads if Tierra Vista Road is extended southerly. These letters are included as Attachment No 6. A traffic analysis entitled "Rancho Highlands II Traffic Impact Analysis" was prepared by Urban Crossroads in May 2005. The purpose of the analysis was to evaluate the project from a traffic circulation standpoint. Study objectives include documentation of existing traffic conditions in the vicinity of the site; evaluation of traffic conditions for cumulative growth conditions at. project opening year (2008), and, determination of on-site and off-site improvements and system management actions needed to achieve City of Temecula level of service requirements. The traffic study concluded that with the implementation of the attached conditions of approval and Mitigation Measures there will be no significant impact to local collector roads upon build out of the proposed project. ENVIRONMENTAL DETERMINATION A Mitigated Negative Declaration has been prepared pursuant to the California Environmental Quality Act. An Initial Study has been prepared and indicates that the project will have the following potential significant environmental impacts unless mitigation measures are included as Conditions of Approval. IMPACT MITIGATION Aesthetics The City will ensure that proposed project complies with the City Light Pollution Control Ordinance when building plans are submitted for permits and when projects are field-inspected. Air Quality Ensure compliance with SCAQMD Rule 403, reduce construction related emissions of NOx, PM10 and VOCs. G:\Planning\2005\PAO~167 Rancho Highlands II Multi-Family DP & PR\PIannlnglPC STAFF REPORT.doc 6 ._-,-~~--,-- - Cultural Resources If cultural materials are encountered during construction, all work in that area should be halted or diverted, a qualified paleontologist shall monitor any excavations into any Pauba Formation (native soils). Geology and Soils Prior to issuance of grading permit, the applicant shall prepare and submit the following: final grading plan, erosion control plan, geologic and geotechnical reports, building foundations and structures shall conform to appropriate and applicable structural requirements. Hazards and Hazardous All spills or leakage of petroleum products during construction Materials activities will be remediated in compliance with applicable state and local regulations. Noise Construct a sound wall for buildings adjacent to Interstate 15, provide a "windows closed" condition requiring a means of mechanical ventilation (e.g. air conditioning) for all units, provide upgraded windows with a minimum Sound Transmission Class (STC) rating of 31 for units facing the 1- 15, all homes should be provided with weather-stripped solid core exterior doors and exterior walVroof assemblies. A final noise study shall be prepared and approved prior to the issuance of building permits. Traffic and Circulation Construct a median on Ynez Road adjacent to Rancho Highland Drive, install stop sign controls at the project driveways, appropriate sight distance at driveways should be observed and, on-site traffic signing and striping should be implemented in conjunction with detailed construction plans. , Based on the above mitigations, staff recommends adoption of the Mitigated Negative Declaration for the project. CONCLUSIONJRECOMMENDATION Staff has determined that the proposed Development Plan is consistent with the Rancho Highlands Specific Plan, General Plan and Development Code, and the project has been conditioned to ensure that all required public and private improvements are constructed and maintained. Staff recommends adoption of the Mitigated Negative Declaration and approval of PA05-Q167 subject to the attached Conditions of Approval. FINDINGS 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. G:IPlanning\2005\PAO!Hll67 Rancho Highlands II Multi-Family DP & PR\PlanninglPC STAFF REPORT.doc 7 The proposed multi-family development is pennitted in the High Density Residential Use designation standards contained in the Rancho Highlands Specific Plan, the City's Development Code and the General Plan. The site is properly planned and zoned, and 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 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 multi-family development, 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. Vicinity Map - Blue Page 9 2. Plan Reductions - Blue Page 10 3. PC Resolution 06-_- Blue Page 11 Exhibit A - Draft Conditions of Approval 4. Initial Study - Blue Page 12 5. Mitigation Monitoring Plan - Blue Page 13 6. Public Correspondence - Blue Page 14 G:\PISMlng\2005\PA05-0167 Rancho Highlands \I Multi-Family DP'& PRlPISMinglPC STAFF REPORT.doc 8 ATTACHMENT NO.1 VICINITY MAP G:\Planningl2OO5\PA05-0167 Rancho Highlands II Multi-Famlly DP & PRIPlannlnglPC STAFF REPORT.doc 9 ----- \', / \ \ '- -" '..'- .'- .,,~~ ATTACHMENT NO.2 PLAN REDUCTIONS G:IPlannlng\2005\PAO!Hl167 Rancho Highlands II MuIIl-Famlly DP & PR\PIannlnglPC STAFF REPORT.doc 10 --- i IIW 1\) ~ai :f2 a.. I!! 0C~~ d wCC d~o'~ =~~,g ~~8~ ~ ~ Ilie ~::l2~ ~1i:~aJ WI- ~o 8~ , 8 i i ,~! zi.... ..... ~ l~ il~~ .. ~ I ! : Ii! I ; I;; W : ~~~ ~. I crt: : -I< : . .J~ j"1 I ::!;!;~ i i~lIl ~.I ~ I i~~ ." I f ! w a i ~ I I . I, , Ii . . I ~ i , . I i ~ , !! .'. ~ I , ,iJ" ! I .~t I I,g II i' t .!,I , , I Ii ,ili!iHii I I . ~ ludhl'I!Ii' ili I !!Filn~N~:t!!!! !~i 1 ~ III UPP~~i~!lllil ISi. Ii ~ '" :Olli:l:t!!!"'''' !I I! ijiw.... ....... w.. .. ~ ~I ~Gi ::.:2 0.. I! ~~~ d~'5.!!! ~~f~ I~~~ ~~ji ~Wl- 0'5 ag I d ~~" , . 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Ii ~EZ ",g ~ ollll!'Bti ~ ~ 'J o ATTACHMENT NO.3 PC RESOLUTION NO. 06-_ G:\Planningl2OO5\PA05-0167 Rancho Highlands II Mulll-Famlly DP & PRlPianninglPC STAFF REPORT.doc 11 PC RESOLUTION NO. 06- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NO. A MULTI-FAMILY DEVELOPMENT PLAN PROPOSAL TO ESTABLISH AND CONSTRUCT 70 RESIDENTIAL BUILDINGS WITH A TOTAL OF 210 INDIVIDUALLY OWNED ATTACHED (TRIPLEX) UNITS ON APPROXIMATELY 21 VACANT ACRES IN PLANNING AREAS 4/5, 6 AND 7 OF THE RANCHO HIGHLANDS SPECIFIC PLAN, ALSO KNOWN AS ASSESSOR PARCEL NUMBERS 944330001, 944330003 and 944330017 (PA05-0167) Section 1. Matthew Fagan representing Pulte Homes, filed Planning Application No. PA05-0167 on June 2,2005, in a manner in accord with the City of Temecula General Plan and Development Code. Section 2. Planning Application No. PA05-0167 was processed including, but not limited to a public notice, in the time and manner prescribed by State and local law. Section 3. The Planning Commission, at a regular meeting, considered Planning Application No. PA05-0167 on May 3, 2006 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. ' Section 4. At the conclusion of the Planning Commission Hearing and after due consideration of the testimony, the Planning Commission approved Planning Application No. PA05-0167 'subject to the conditions after finding that the project proposed in Planning Application No. PA05-0167 conformed to the City of Temecula General Plan and Development Code. Section 5. Findinas. The Planning Commission, in approving Planning Application No. PA05-0167 (Development Plan), hereby makes the following findings as required by Section 17.05.010F of the Temecula Municipal Code: Development Plan (Code Section 17.05.010F) A. The proposed use is in conformance with the General Plan for T emecula and with all applicable requirements of state law and other ordinances of the City; The proposed multi-family development is pennitted in the High Density Residential Use designation standards contained in the Rancho Highlands Specific Plan, the City's Development Code and the General Plan. The site is properly planned and zoned, and 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 California Environmental Quality Act (CEQA), 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; G:\Planningl2OO5\PA05.o167 Rancho Iligblands II Multi-Family DP & PRlP1annioglDraft RESO AND COA'S.docl The overall design of the multi-family development, 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. Section 7. Environmental Comoliance. A Mitigated Negative Declaration has been prepared pursuant to the California Environmental Quality Act. An Initial Study has been prepared and indicates that the project will have the following potential significant environmental impacts unless mitigation measures are included as Conditions of Approval. IMPACT MITIGATION Aesthetics The City will ensure that proposed project complies with the City Light Pollution Control Ordinance when building plans are submitted for permits and when projects are field-inspected. Air Quality 'Ensure compliance with SCAQMD Rule 403, reduce construction related emissions of NOx, PM10 and VOCs. Cultural Resources If cultural materials are encountered during construction, all work in that area should be halted or diverted, a qualified paleontologist shall monitor any excavations into arw Pauba Formation (native soils). Geology and Soils Prior to issuance of grading permit, the applicant shall prepare and submit the following: final grading plan, erosion control plan, geologic and geotechnical reports, building foundations and structures shall conform to appropriate and applicable structural requirements. Hazards and Hazardous Materials All spills or leakage of petroleum products during construction activities will be remediated in compliance' with applicable state and local regulations. Noise Construct a sound wall for buildings adjacent to Interstate 15, provide a "windows closed" condition requiring a means of mechanical ventilation (e.g. air conditioning) for all units, provide upgraded windows with a minimum Sound Transmission Class (STC) rating of 31 for units facing the 1-15, all homes should be provided with weather-stripped solid core exterior doors and exterior walVroof assemblies, a final noise study shall be prepared prior to the issuance of building permits. Traffic and. Circulation Construct a median on Ynez Road adjacent to RanchO . Highland Drive, Install stop sign controls at the project driveways, appropriate sight distance at driveways should G:\P1anning\200SIPAOS'()167 Rancho Higblands D Multi-Family DP & PRlPIanninglDraft RESO AND COA'S.doc2 be observed, On-site traffic signing and striping should be implemented in conjunction with detailed construction plans. Based on the above mitigation, staff recommends adoption of the Mitigated Negative Declaration for the project. . Section 8. Conditions. That the City of Temecula Planning Commission hereby approves Planning Application No. PA05-0167 a Development Plan for 213 residential units, 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 9. PASSED, APPROVED AND ADOPTED by the City of Temecula' Planning Commission this 3rd day of May 2006. Ron Guerriero, Chairperson 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. 06-_ was duly and regularly adopted by the Planning Commission of the City of Temecula at a regular meeting thereof held on the 3rd day of May 2006, by the following vote of the Commission: AYES: PLANNING COMMISSIONERS: PLANNING COMMISSIONERS: PLANNING COMMISSIONERS: PLANNING COMMISSIONERS: NOES: ABSENT: . ABSTAIN: Debbie Ubnoske, Secretary G:\PlaDningl2OO5\PAOS-0167 Rancho Highlands n Multi-Family DP & PR\PIaDninglDraft RESO AND COA'S.doc3 EXHIBIT A DRAFT CONDITIONS OF APPROVAL G:IPlaoning\2005IPAOS-0167 Rancho Jligblands n Mu1Ii-Fami1y DP & PRIPlaoninglDraft RESO AND COA'S.d0c4 EXHIBIT A CITY OF TEMECULA DRAFT CONDITIONS OF APPROVAL Planning Application No.: PA05-0167 Project Description: A multi-family Development Plan proposal to establish and construct 70 residential buildings with a total of 210 individually owned attached (tri-plex) units on approximately 21 vacant acres in planning areas 4/5, 6 and 7 of the Rancho Highlands Specific Plan, also known as Assessor Parcel Numbers 944-330-001, 944- 330-003 and 944-33(H)17 (PA05-0167). Residential (attached) DIF Category: TUMF: Residential (multi-family) MSHCP Category: Residential Approval Date: Expiration Date: . May 3, 2006 May 3, 2008 WITHIN 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 One-Thousand Three-Hundred Fourteen Dollars ($1,314.00) for the County administrative fee, to enable the City to file the Notice of Determination as provided under Public Resources Code Section 211 Oa(b) and California Code of Regulations Section 15062. If within said 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). G:\Planningl2OO5\PAOS-0167 Rancbo Higblands II Multi-Family DP & PR\PIanninglDraft RESO AND COA'S.docS GENERAL REQUIREMENTS G:IPlanningl2OOSIPA05-0167 Rancho HigblandsIl Multi-Family DP & PRIPlanninglDraftRESO AND COA'S.d0c6 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 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 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 and all subsequent projects within this site shall comply with all mitigation measures identified within the Mitigated Negative Declaration for PA05-0167, and the approved Mitigation Monitoring Program (attached) thereof. 5. This approval 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 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-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. All project-related lighting shall be directed so that no light or glare falls off the property boundary except along Rancho Highland Drive, Tierra Vista Road, as well as any trails. 9. Non-security lighting installed by individual homeowners shall not be located in such a manner as to directly illuminate any open space area. This requirement shall be incorporated into the CC&R's. 10. The development of the premises shall substantially conform to the approved plans, contained on file with the Planning Departme~t. 11. 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 G:\Planning\2005\PAOS-Q167 Rancho Highlands IT Multi-Family DP & PRlPIanninglDraft RESO AND COA'S.doc7 herein. Any deviation from the approved colors and materials shall require approval of the Director of Planning. Staff may elect to reject the request to amend or substitute materials and colors, 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. 12. 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. 13. . Applicant shall obtain the proper permits before construction, including Encroachment Permit from the Public Works Department for any work done in the City right-of-way, and Building Permit from the Building and Safety Department. 14. Fire Hydrants shall be installed prior to the start of any construction at the site. 15. Driveway widths shall comply with the driveway width requirements per City Standards. In order to allow for adequate street parking, the driveway widths at curbs will be limited to 24' maximum. 16. All lots shall be built in accordance with the Site Plans labeled as "Elevations". 17. If, during construction, cultural resources are encountered, work shall be halted or diverted in the immediate area while a qualified archaeologist evaluates the finds and makes recommendations. In addition, the developer will coordinate with the Pechanga Band of Luiseiio Mission Indians to allow a representative of the Pechanga Band to monitor and participate in archaeological investigations if and when resources are encountered, including participation in discussions regarding the disposition of cultural items and artifacts. 18. The applicant shall abide by and implement all mitigations contained in the attached Mitigation Monitoring Program. Building and Safety Department 19. 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. 20. 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. 21. 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. G:\Planningl2OO5\PAOS-0167 Rancho Higblands n Multi-Family DP & PR\PIanninglDraft RESO AND COA'S.doc8 22. 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. 23. Obtain all building plans and permit approvals prior to commencement of any construction work. 24. Show all building setbacks. 25. All common-use buildings and facilities, such as recreation and/or pool buildings must comply with applicable disabled access regulations. Provide all applicable details on plans (California Disabled Access Regulations effective April 1, 1998). 26. Provide disabled access from the public way to the main entrance of the building. 27. Provide van accessible parking located as close as possible to the main entry. 28. Trash enclosures, patio covers, light standards, and any block walls if not on the approved building plans, will require separate approvals and permits. 29. 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. 94-21, 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 Prevention 30. 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. 31. The Fire Prevention Bureau is required to set a minimum fire flow for the remodel or construction of all commercial and residential buildings per CFC Appendix III.A, 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, plus an assumed sprinkler demand of 400 GPM for a total fire flow of 1900 GPM 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 III-A). 32. The Fire Prevention Bureau is required to set minimum fire hydrant distances per CFC Appendix III-B, Table A-III-B-1. A combination of on-site and oft-site super fire hydrants (6" x 4" x 2-2 1/2' outlets) shall be located on Fire Department access roads and adjacent public streets. Hydrants shall be spaced at 450 feet apart, at each intersection and shall be located no more than 225 feet from any point on the street or Fire G:IPIanning\200S\PAOS-Q167 Rancho IIighlands n Mu1Ii-Family DP 8< PRIPIanningIDraftRESO AND COA'S.d0c9 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). 33. 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). 34. Maximum cul-de-sac length shall not exceed 1320 feet. Minimum turning radius on any cul-de-sac shall be forty-five (45) feet (CFC 902.2.2.2.3 and Subdivision Ord 16.03.020). 35. 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). Community Services Department 36. As per the City of Temecula's Multi-Use Trails and Bikeways Master Plan trail segment 16 shall be developed. The location of this trail will be consistent with the conceptual grading Isite plan and the trail shall connect to the sidewalk on Ynez Road. A pedestrian connection to the trail shall be provided at the end of Street H. The trail located within Lot 2 shall start at the pedestrian access at Street H and end and the sidewalk on Rancho Highlands. 37. The trail shall be completed at the same time that the adjacent landscaping is installed. 38. Processing the landscape' plans for the median on Ynez Road shall be in conformance with the "Temecula Community Services District Park Land and Land1ilcape Dedication Process." A pre-design meeting shall be scheduled with the Maintenance Superintendent. 39. Construction of the proposed TCSD maintained landscape median shall commence pursuant' to a pre-construction meeting with the developer and TCSD Maintenance Superintendent. Failure to comply with the TCSD review and inspection process may preclude acceptance of these areas into the TCSD maintenance programs. 40. The developer, the developer's successor or assignee, shall be responsible for all maintenance of the landscaped median until such time as those responsibilities are accepted by the TCSD or other responsible party. 41. 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. 42. The Applicant shall comply with the Public Art Ordinance. 43. All landscaping, recreational facilities including trails, landscaped parkways including those within the right of way; medians and street lights on private streets, fencing and on site lighting' shall be maintained by the property owner or maintenance association. G:IP1anningl2OOSIPAOS-0167 Rancho HigbJands n Multi-Family DP & PR\P1anninglDraftRESO AND CQA'S.doclO 44. TCSD shall review and approve the CC&R's. The CC&R's shall address all trash collection issues including but not limited to the following: a. The trash hauler will invoice the HOA for trash service. b. The location of the individual property owners' trash bins placement for servicing will be designated including an exhibit. Include how the residents and visitors will be notified of various restrictions and bin placement. c. After all residential construction is completed the hauler will invoice the HOA for trash service for each unit regardless of occupancy. d. HOA will paint an address on each bin for identification. 45. Address HOA enforcement of the trash collection issues. Public Works Department 46. A Grading Permit for either rough and/or precise grading, including all on-site flat work and improvements, shall be obtained from the Department of Public Works prior to commencement of any construction outside of the City-maintained street right-of-way. 47. 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. 48. All improvement plans, grading plans, and raised landscaped median 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. 49. The project shall include construction-phase pollution prevention controls and permanent post-construction water quality protection measures into the design of the project to prevent non-permitted runoff from discharging offsite or entering any storm drain system or receiving water. 50. A Water Quality Management Plan (WQMP) shall be submitted to the City. The WQMP will include site design BMPs (Best Management Practices), source controls, and treatment mechanisms. 5t. Relocation of existing utilities in the rights-of-way which may conflict with improvements. G:IPIanningI2OO5\PAOS-Q167 Rancho Highlands U Multi-Family DP & PRIPIanning\DIaft RBSO AND COA'S.docll PRIOR TO GRADING PERMIT G:IPlanningl2OOSIPAOS-0167 Rancho Highlands IT Multi-family DP & PRIPlanninglDraft RESO AND COA'S.doc12 Planning Department 52. Exclusion fencing (orange snow screen) will be installed along the construction limits along the north property to prevent construction activities from infringing on the Temecula Creek Conservation Area. 53. Manufactured slopes associated with the proposed site development shall not extend into any MSHCP conservation area. The Final Grading Plan shall be submitted to the City's MSHCP coordinator for approval. 54. A copy of the Rough Grading plans shall be submitted and approved by the Planning Department. 55. 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. 56. Prior to the issuance of grading permits, the developer is required to enter into a Cultural Resources Treatment Agreement with the Pechanga Tribe. This Agreement will address the treatment and disposition of cultural resources and human remains that may be impacted as a result of the development of the Project, as well as provisions for tribal monitors. 57. If cultural resources are discovered during the project construction (inadvertent discoveries), all work in the area of the find shall cease, and a qualified archaeologist and representatives of the Pechanga Tribe shall be retained by the project sponsor to investigate the find, and make recommendations as 10 treatment and mitigation. 58. A qualified archaeological monitor will be present and will have the authority to stop and redirect grading activities, in consultation with the Pechanga Tribe and their designated monitors, to evaluate the significance of any archaeological resources discovered on the property. 59. Tribal monitors from the Pechanga Tribe shall be allowed to monitor all grading, excavation and groundbreaking activities, including all archaeological surveys, testing, and studies, to be compensated by the developer. 60. The landowner agrees to relinquish ownership of all cultural resources, including all archaeological artifacts that are found on the Project area, to the Pechanga Tribe for proper treatment and disposition. 61. All sacred sites are to be avoided and preserved. Public Works Department 62. 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. G:\PIanning\200SlPAOS-0167 Rancbo Higblands U Molli-Family DP & PRlPIanninglDraft RESO AND COA'S.docI3 63. 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. 64. 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. 65. 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. 66. 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. 67. Construction-phase pollution prevention controls shall be consistent with the City's Grading, Erosion & Sediment Control Ordinance and associated technical manual, and the City's standard notes for Erosion and Sediment Control. 68. The project shall demonstrate coverage under the State NPDES General Permit for Construction Activities by providing a copy of the Waste Discharge Identification number (WOlD) issued by the State Water Resources Control Board (SWRCB). A Stormwater Pollution Prevention Plan (SWPPP) shall be available at the site throughout the duration of construction activities. 69. 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. Public Works Department 70. 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. 71. 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. G:\Planningl2OO5\PA05-0167 Rancho Higblands IT Multi-Family DP & PRIPIanningI\lraf RESO AND COA'S.doc14 72. 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. 73. 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:IPlanningl200SIPAOS.Q167 Rancho Highlands IT Multi-Family DP & PRIPlanninglDraft RESO AND COA'S.doclS PRIOR TO BUILDING PERMIT G:IPIanningI2OOS\PAOS-0167 Rancho Highlands 11 Multi-Family DP & PRIPIanningIDraft RESO AND COA'S.doc16 Planning Department 74. The applicant shall submit street lighting and signage plans to the Planning Director for final approval. Street lighting shall comply with the Specific Plan, Riverside County Mt. Palomar Lighting Ordinance, and the mitigation-monitoring program. Said lighting shall comply with the standards as set forth in the Mitigated Monitoring Program and install hoods or shields to prevent either spillage of lumens or reflections into the sky (lights must be downward facing). 75. Obtain street addresses from the Building Official prior to submittal of plans for plan review. 76. All garage parking spaces shall maintain a minimum clear space dimension of 10 feet x 20 feet per space. 77. Signage shall be posted conspicuously at the entrance to the project that indicates the hours of construction, shown below, as allowed by City of Temecula Ordinance No. 94- 21, 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 78. Prior to construction of the Model Home complex, the applicant shall apply fora Model Home complex permit. 79. A separate building permit shall be required for all signage. 80. An appropriate method for screening the gas meters and other externally mounted utility equipment shall be reviewed and approved by the Planning Department. 81. 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. 82. A landscape maintenance program. for all association maintained areas shall be submitted for approval with the landscape construction plans, 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 carryout the detailed program. 83. All utilities shall be screened from public view. Landscape construction drawings shall show and label all utilities and provide appropriate screening. Utilities shall be grouped together in order to reduce intrusion. Planting beds shall be designed around utilities. All light poles shall be located on the landscape plans and shall not conflict with trees. 84. Provide upgraded front doors on the construction building plans for all units consistent with the home's architectural elevation to the satisfaction of the Planning Director. G:\Planning\2005\PAOS-0167 Rancho Highlands IT Mnlti-Fatnily DP & PRlPIanninglDraft RESO AND COA'S.docI7 85. Three copies of Construction Landscaping and Irrigation Plans shall be reviewed and approved by the Planning Department. These plans shall conform to the approved conceptual landscape plan, or as amended by these conditions. The location, number, genus, species, and container size of the plants shall be shown. The plans shall be consistent with the Water Efficient Ordinance. The plans shall be accompanied by the following items: a. Appropriate filing fee (per the City of Temecula Fee Schedule at time of submittal). b. Provide an agronomic soils report with the construction landscape plans. c. One (1) copy of the approved grading plan. d. Water usage calculations per Chapter 17.32 of the Development Code (Water Efficient Ordinance). e. Total cost estimate of plantings and irrigation (in accordance with approved plan). . 86. A Final Landscaping plan shall be submitted to the Planning Department for review and approval. 87.. Street trees on Tierra Vista shall be revised as appropriate to match those planned for the adjacent Tierra Vista Condominiums (PA03-Q552). 88. Street trees shall be provided at the rate of one per 45' of street frontage as approved by the Planning Director. 89. Plans shall provide for the City planned multi-use trail segment as approved by the Planning Director. 90. All trees shall be planted from a minimum 24" box (except on slopes where 15-gallon size may be used) per City of Temecula City-Wide Design Guidelines for multi-family projects. 91. Vines shall be planted on fences where adjacent shrubs are of insufficient height to soften the fences as approved by the Planning Director. 92. All utilities shall be screened from public view. Landscape construction drawings shall show and label all utilities and provide appropriate screening. A 3' clear zone shall be provided around fire check detectors as required by the Fire Department. Utilities shall be grouped together in order to reduce intrusion. Screening of utilities is not to look like an after-thought. Planting beds shall be designed around utilities. AI/light poles shall be located on the landscape plans and shall not conflict with trees. 93. A landscape maintenance program shall be submitted for approval with the landscape construction plans, 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 carryout the detailed program. 94. In order to prohibit children from street hazards, the tot-lot shall be designed with a fence at the perimeter or be relocated as appropriate to provide a minimum 6' wide planting area in between the tot-lot and street sidewalk as approved by the Planning Director. G:IPlanningl2OO5IPAOS-Q167 Rancho Highlands n Multi-Pamily DP & PRIPlanninglDraft RESO AND COA'S.docI8 - , 95. All landscape areas shall be planted with trees, shrubs and/or ground covers as approved by the Planning Director. Building and Safety Department 96. Obtain street addressing for all proposed buildings prior to submittal for plan review. 97. A sound transmission control study shall be prepared and submitted at time of plan review in accordance with the provisions of Appendix Chapter 12, Section 1208A, of the 2001 edition of the California Building Code. Applicable if directed by Planning Department Conditions. 98. Restroom fixtures, number and type, to be in acCordance with the provisions of the 2001 edition of the California Building Code Appendix 29. Applicable if common-use buildings are proposed. 99. Provide electrical plan including load calculations and panel schedule, plumbing schematic and mechanical plan applicable to scope of work for plan review. 100. Truss calculations that are stamped by the engineer of record and the truss manufacturer engineer are required for plan review submittal. 101. Provide precise grading plan at plan check submittal to check accessibility for persons with disabilities. Prior to Permit Issuance 102. Provide appropriate stamp of a registered professional with original signature on plans prior to permit issuance. Prior to Beginning Construction 103. A pre-construction meeting is required with the building inspector prior to the start of the building construction. Fire Prevention 104. 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) 105. 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 see 902) 106. 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) G:\Planningl2OO5\PAOS-Q167 Rancho Highlands n Multi-Family DP & PRlPIanninglDraft RESO AND COA'S.docI9 107. 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) 108. 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) 109. Prior to issuance of buildina oermits, 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 110. The developer shall provide TCSD verification of arrangements made with the City's franchise solid waste hauler for disposal of construction debris. 111. The developer shall satisfy the City's park land dedication (Quimby) requirement through the payment of in-lieu fees equivalent to 1.98 acres of park land, based upon the City's then current land evaluation. Said requirement includes a 25% credit for private recreational opportunities provided and shall be pro-rated at a per dwelling unit cost prior to the issuance of each residential building permit. 112. The landscape construction drawings for landscaped median on Ynez Road shall be reviewed and approved by the Director of Community Services. 113. The developer shall post security and enter into an agreement to improve the landscaped median on Ynez Road. 114. Prior to the installation of street lights on Ynez Road, Rancho Highlands and Terra Vista or issuance of building permits, whichever occurs first, the developer shall file an application, submit approved Southern California Edison street light plans and pay the appropriate fees to the TCSD for the dedication of street lights into the appropriate TCSD maintenance program. The streetlights on the private streets shall be the responsibility of the HOA. 115. The landscaped median shall be completed, including the 90-day maintenance period prior to the approval of the 175th residential building permit. 116. A public access easement for the trail shall be provided. All costs associated with the easement shall be borne by the developer. G:IPlanningl2OO5IPAOS-0167 Rancho Highlands II Multi-family DP & PRIPlanninglDraft RESO AND COA'S.doc20 Public Works Department 117. Improvement plans and/or precise grading plans shall conform to applicable City of Temecula Standards subject to approval by the Director of the Department of Public Works. The following design criteria shall be observed: 118. Flowline grades shall be 0.5% minimum over P.C.C. and 1.00% minimum over A.C. paving. 119. Driveways shall conform to the applicable City of Temecula Standard No. 207A. 120. Street lights shall be installed along the public streets adjoining the site in accordance with City Standard No. 800, 801, 802 and 803. 121. Concrete sidewalks and ramps shall be constructed along public street frontages in accordance with City of T emecula Standard Nos. 400. 401 and 402. 122. Improvement plans shall extend 300 feet beyond the project boundaries. 123. Minimum centerline radii shall be in accordance with City of Temecula's Standard No. 113. 124. All street and driveway centerline inte~sections shall be at 90 degrees. 125. Public Street improvement plans shall include plan and profile showing existing topography, utilities, proposed centerline, top of curb and flowline grades. 126. 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. 127. 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: 128. Improve Ynez Road (Major Highway Standards - 100' RIW) to include installation of sidewalk, street lights, drainage facilities, signing and striping, utilities (including but not limited to water and sewer) 129. Install a raised landscaped median from the southerly property boundary to Rancho California Road. The developer may apply for Development Impact Fee credit. 130. Improve Rancho Highland Drive (Collector Road Standards - 66' RIW) to include dedication of full-width street right-of-way, installation of full-width street improvements, paving, curb and gutter, sidewalk, street lights, drainage facilities, signing and striping, utilities (including but not limited to water and sewer). 131. Improve Tierra Vista Road (Collector Road Standards - 66' RIW) to include dedication of full-width street right-of-way, installation of full-width street improvements, paving, curb and gutter, sidewalk, street lights, drainage facilities, signing and striping, utilities (including but not limited to water and sewer). G:IPlanning\2005\PAOS-0167 Rancho Higblands 11 Multi-Family DP & PRIPIanningIDraft RESO AND COA'S.dDC21 132. All street improvement design shall provide adequate right-of-way and pavement transitions per Caltrans' standards for transition to existing street sections. 133. 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. 134. Private roads shall be designed to meet City public road standards. Unless otherwise approved the following minimum criteria shall be observed in the design of private streets: 135. Improve Entry Streets "An and "N" (Private Street - 40' RlE) to include installation of full- width street improvements, paving, rolled curb, sidewalk, drainage facilities, utilities (including but not limited to water and sewer). 136. . Improve Streets "B" thru "M" and "0" (Private Street - 40' RlE, 24' curb to curb) to include installation of full-width street improvements, paving, rolled curb and gutter, sidewalk, drainage facilities, utilities (including but not limited to water and sewer) 137. 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. 138. 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. 139. 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. 140. 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:\Planningl2OO5\PAOS-0167 Rancho Highlands U Molti-Family DP & PRlP1anninglDmft RESO AND COA'S.doc22 PRIOR TO BUILDING OCCUPANCY G:lPIanningl2005IPA05-0161 Rancho Higblands IT Multi-Family DP & PRIPIanningIDraft RESO AND COA'S.doc23 L... _ J Planning Department 141. All of the foregoing conditions shall be complied with prior to occupancy or any use allowed by this permit. 142. All required landscape planting and irrigation, hardscape and fencing within individual lots shall have been installed and completed for inspection consistent with the approved construction landscape plans prior to issuance of occupancy for each house (excluding model home complex). The plants shall be healthy and free of weeds, disease, or pests. The irrigation system shall be properly constructed and in good working order. 143. Prior to issuance of the first Certificate of Occupancy, the applicant shall prepare and submit a written report to the City's MSHCP Coordinator demonstrating compliance with the MSHCP. 144. 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 celtificate 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. Building and Safety Department 145. Provide appropriate stamp of a registered professional with original signature on plans prior to permit issuance. 146. A pre-construction meeting is required with the building inspector prior to the start of the building construction. Fire Prevention 147. 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). 148. 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). 149. Prior to issuance of a Certificate of Occupancy or building final, a directory display monument sign shall be required for apartment, condominium, townhouse or mobile home parks. Each complex shall have an illuminated diagrammatic layout of the complex which indicates the name of the complex, all streets, building identification, unit numbers, and fire hydrant locations within the complex. Location of the sian and desian G:lPlanningl2OOSIPAOS-Q167 Rancho Highlands II Multi-Family OP & PRIPlanninglDraft RESO AND COA'S.doc24 , -~ specifications shall be submitted to and be approved bv the Fire Prevention Bureau prior to installation. 150. 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). 151. 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) 152. All/any 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). 153. 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. Community Services Department 154. It shall be the developer's responsibility to provide written disclosure of the existence of the TCSD and its service level rates and charges to all prospective purchasers. 155. The developer or his assignee shall submit, in a format as directed by TCSD staff, the most current list of Assessor's Parcel Numbers assigned to the final project. Public Works Department 156. The project shall demonstrate that the pollution prevention BMPs outlined in the WQMP have been constructed and installed in conformance with approved plans and are ready for immediate implementation. 157. 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. Public Works Department 158. Corner property line cut off shall be required per Riverside County Standard No. 805. 159. 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. 160. 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. G:\Planningl2OO5\PAOS-Q161 Rancho Highlands D Mnlti.Family DP & PR\PIanninglDraft RESO AND COA'S.doc25 - ~-.'~"'~"-' OUTSIDE AGENCIES G:\P1anning\200S\PAOS.Q167 Rancho Highlands n Mo1Ii-Family DP & PRIP1anningIDraft RBSO AND COA'S.doc26 161. Comply with the Riverside County Geologist letter received March 3, 2006. 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:\P1anning\2005\PA05.o167 Rancho Highlands n Multi-Family DP & PRIPIanningIDraft RESO AND COA'S.doc27 CNTY RIV BLOG & SFTY Fa.:9S19SS2023 Mar 3 2006 14:31 P.Ol COUNTY OF RIVERSIDE TRANSPORTATION AND LAND MANAGEMENT AGENCY BU'lilli,g and Safety Department J..... 1. Mfa" DbmDr of:r-wal'JaDulnaDcpIllm81ll l' . (951) 694-6471 l Doll Hazca Mmh 3, 2006 . (lDc1udlnlllhlo \:Over Ihccc) , . CONDMONS OJ' APPROVAL GEONo.'lA94 : CITY or TEMECIlLA CAllE NO. P4OS-0167 Co : Geologic Report (OBO) No. 1494 w.. prepal'lld fOr IhII project (City of Tcmecu1a PAOS..o167) by . lIlD IIICI Ass....!...... 8Dd Is ""r1t1..... "SuppIemmIt a..----lvol.-IlInve8tlgatloQ. Rancho Jlill"l"'-:Ia U, Tmcl 23 ~ 1. 2, 3, CityofTemecu.Ia, CaJIfomlao, darecJMay 16.2005, In addition, Ibefol1owlllgcloclllllCllW III sUbmitted for IhII project sad ... hareilllacolporalcd 18 a pat! of GEO No. 1494: n aud Auocilates.I'--- 21, 2004, ''Pmll",;".~ !lQ_~ ofFauJt.ReIaleCl <leotecImcla1 done, Rancho 'RliI'lo"do, Tentative Tnct 23m, City ofTemecu1a, Rlvenide Connty, Ca1Ifomla". 2. ~Jml{ll]. Inc., Mard11S, 2002, ''Clcolec1mIcaI Report of Rousb CJnding. Rancho CaIifomla lIIIds U, P8l\:e! Map 23992, SOIIIhwest of Ranoho CIIlfomla Road aDd YDez Road, City of TemecuIa, ~ Colmty, CaIlfomla". IIIIlI Associatas,I8DlW)' 25, 2005, "SlIIIIIII8IY of ~h"lcal ConditIons, Rancho HlgltloDd.. 09tadve Tnct 23992, CIty of T_ula, Rivenlde County, CaJlfomIa". . LcfabIon IIIIlI Associatas.l8Duary 25. 200$, "OpIIlIon Leuer for !be Proposed Development of Rancho U, Teulative Tnct 23992, LollI, 2. aDd 3. City ofT_u1a, R1venldc County, CaIlfbmIa". toD 8Dd Auocl_ Felmwy 9, 200S, "OpJolOD I.ella' for IIIC Pbase 1 EDvltonmcntaI Site A.p....""'Dt Rancho 'RliI'lon-:la l'JOjec:I, SoaIh orlbeln~ ofRlmcho CaIlfomia Road aDd YJII:Z Road, a, Rlvcralde CouutY. CaJIforola", 'Sbton and Associalel, DccembeJo 8, 2005, "SuppJemcma1 Eval1IIIIon of paultiDg, MaravOla Project Site, : 23992, City ofTcmllcula, Rivenldc County, CIIlfomla", . , 1. ShIemoD, n..-._ 30, 2005. "Quality A8aunDoc 40._._, BvalaatlOD ofRelallve PlUI1t Activity, , BCd MaravlDa sad Tlem VIsta Devc1opmcll13, TetIlllC01a, CaIIfom1a". 8. aDd Asaoclat.es, March 2, 2006, "RespcllU8lD RivllraIdc Coull!)' Ravicw C. ''''''nII 113, Goo. No, 4~, City of TemecuIa Case No. PA05-167, MaravlDa Project SIte. Tract 23992, City of Temecu1a, " . S. '\ QmaI;y .AA..I.' .dt.,QIab:r 4010 iIIIIllII....12IbJllaar ~Q92502 CNTY RIV BLDG & SFTY Fax:9519552023 Mar 3 2006 14:32 P.02 No. 1494 detmmIned: . ee: CimBuIIaIIt: Scot MathIs, lAf&lrtoa 8Dd />........... Jlqx: (951) 2!J6.OS34 Bill MclQbbeo, PulIIl Ho-. Pax: (949) 929-3S70 otJemecuIa: Ron Palb, Pax: (951) 694-6475 1!Ja RevIew RIo 1. . 'DIe IClive trace of 1118 WUcIomar Pault hu been located by tnmclIiII& at Dmltiple sires Ia 1118 Yiclalty. and Is located to the eaat 01 the subject site. 2. A ItnJcl1Ira1 sedw:k limn 1lte maIn,lCtIvo trace of the WlIdomar Paultla ll>QC\ft'.....lIdod and is Iacludecl in the Tr~t239!l2 plans Jl1'l>ll81'l>d by RBP, 200s. . 3. . No bI1iIdIags for hWllllll occupancy .... to be c:oaatructod wlthla the UmilB of 1118 RoCOIDIIiencIed fault setbaclc. 4. No waI\s, swimming poo\a, or outbulIdlns.... pruposed wllbla or Ill>U the fault BClback ZOIle. 5.A gtOUllCIlUplIU'l> throush the exl8tlna COIIIplIlllOcI fiII8I0pe would be UD\lkeIy to _ultla global slope iDalabllity. 6. Due to IiU 8lopos projecting inIo the ,..,.............""" fault Ielback, AD .ddltlOlllll bui\dlq setback on a .pmJcctlon of 1:111 recommended and II Iacludeclln the TrICt 23991 pIaus pnlpmd by RIlP, 2005. The .. C88l> pn:dlctod primal)' 8Dd secondIIy rupbUe IIIIfacea 1lnougb the ~ IiU .... both c:ontaIood wllh/n 1118 IImIlB oflhlJ propelled 1:188lbock. ForthlueA8OlI, the ''''''ton 8Dd AasocIaIea, Inc. believe tho ~ setback II adequate to mitJaate the 8Idiclpatod fault IU1faco IUpturo hazard to .tho proposed IllrUDtul'e8 at the l1IbJoct site. im the documanIs submitted for GBO No. 1494 8Dd tho wri_ _ of the consultant ofrecord Sb6m and Auoclara, Jnc.), 0e9 No. 149418 hereby lICCXlptl>d.foe l'Iannlng purpoaea for tI;Ie City ofTomocula :A05.o167. . . . uId be DOted that ongIaoorIag and other tJulfOlDl BuildIq Code pan1IIIl>IOI8 where notlaclwlod UI part of view or approval aocl.lhIJ IIp)lIOVIIlII not 'n''''''''''I, andlhould lIAll be miBconatrucd as approval for grad,iog . . permit. Ro1gln""""a and othet huiIdIag aocIe P""'-"" aItonId be reviewed by the CIty ofTemcouIa tiona! COmmeotl andIor ccmditiona may be ImpoIIed by the City's Building and Safety Depatlllll>ut upOn' cation for sndJng and/or building pomdlll. In .ddlll".,. AD elIvi1onmenta1 conalralnt8 ahoct (BCS) should be I for tbIa project Indlc:atlna that active fauItiq wulocRd onIadJ_ to thIi aile u <l<Jnm-ntwl Ia GEO No 14~ 8Dd the BCS ahould providc 1l""1'h1~..1 deplcdon of the location of the fault zono end assocdted . so1baclc zono(s). ica1t IlI8 at (951) 95S-6863,If 10.1 have any qw:lIlIons. B COUNTY BtJILDlNG AND SAFIlTY DEPARTMl!NT J. MIller. BalIdIns and Safely DItector Oootogiat 'Y. ~U170QA.1lramo1GUalll ATTACHMENT NO.4 INITIAL STUDY G:\Planning\2005\PAO!Hl167 Rancho Highlands II Multi-Famlly DP & PRlPlanningIPC STAFF REPORT.doc 12 , City of Temecula, Planning Department.. PROJECT: . APPLICANT: LOCATION: DESCRIPTION: Planning Application No. PA05-0167: Rancho Highlands II (Maravilla) Pulte Home Corporation Orange County - South Riverside Division Ron Roberts, Director of Forward Planning . 2 Technology Drive . Irvine, CA 92618 The 21-acre project site is located near the westerly end of T emecula in the west-central portion of the City. Rancho Highland Drive forms the northern boundary; residences form the southern boundary; YnezRoad is directly to . the ,east and Interstate 15 to thewest. The proposed project consists of existing and proposed SP-2 (Rancho Highlands Specific Plan) zoning and a General Plan Designation of H (High. Density Residential, 13-20 dwelling units/acre). The proposedprojectwould result in the development of 21 acres into a multi-family housing development. The deVelopment will consist of 71 buildings with a total of 213 individually owned single-family attached units (triplex). The City of Temecula intends to adopt a Negative Declaration for the project described above. Based upon the information contained in the attached Initial Environmental Study and pursuant to the requirements of the California Environmental Quality Act (CEQA); it has been determined , that this project as proposed, revised or mitigated will not have a significant impact upon the environment. As a result, the Planning Commission intends to adopt a Negative Declaration for . this, project. The mitigation measures required to reduce or mitigate the'impacts of this project on the environment ~re included in the project design and/or the Mitigation Monitoring Program which is attached to this Notice and will be included as part of the Negative Declaration for this project. The Comment Period for this proposed Negative Declaration is March 28, 2006 to April 16, .' 2006.' Written comments and responses to this notice should be addressed to the contact person listed below at the following address: City of Temecula, P.O. Box 9033, Temecula, CA 92589~9033. City Hall is located at 43200 Business 'park Drive. . The public notice of the intent to adopt this Negative Declaration jspr~vided through: ..x. The Local Newspaper _ Posting the Site .x. Notice to Adjacent Property Owners . - -. . -. If you need additional information or have any questions conberning this project, please contact EmeryJ.Papp, AICP at(951) 694-6400. ~JL;,~~. ~;.-..:>.v~ . Prepared by: ~-e.~..",~. 7) //t-.ec~ ~ /"~ (Signature) , (Name and Title) G:IPIanniogI2OO5IAOS.oI67 Raocho Higblands B MuIti-Fami1y DP & PR\PIanilingINOTICE OF PROPOSED NEGATIVE DECLARA TION.doc 1 City of Temecula . Planning Department . , Agency Distribution List PROJECT: Planning Application No. PA05-0167: Rancho Highlands n (Maravilla) DISTRIBUTION DATE: March 22, 2006 CASE PLANNER: Emery J, Papp, AICP CITY OF TEMECULA: Building & Safety .................................. ( X ) Fire Department.................................... ( X ) Police Department ................................ ( X ) Parks & Recreation (TCSD).................. ( X ) Planning, Advance................................ (X) Public Works......................................... ( X ) .........( ) STATE: CaJtrans ...................................................( ) Fish & Game.............................................( ) Mines & Geology......................................( ) Regional Water Quality Control Board.....( ) State Clearinghouse ................................( ) State Clearinghouse (15 Copies).............( ) Water Resources .....................................( ) .......( ) . FEDERAL: Army Corps of Engineers.........................( ) Fish and Wildlife Service .........................( ) .........( ) .........( .) REGIONAL: Air Quality Management District ........... (X ) . Westem Riverside COG ..........................( ) .......( \ ) CITY OF MURRIETA: Planning ...................................................( ) ........( ) RIVERSIDE COUNTY: Clerk of the Boar<t of Supervisors............ ( ) Airport land Use Commission................. ( ) Engineer ................................................( X ) Flood control..........,'................................ ( ) Health Department .................................. ( ) Parks and Recreation.............................. ( ) Planning Department............................... ( ) Habitat Conservation Agency (RCHCA) ( X ) Riverside Transit Agency.......................( X ) ...... ( ) UTILITY: Eastem Municipal Water District ...........( X) Inland Valley Cablevision ......................( X) Rancho CA Water District, Will Serve ...( X ) Southem California Gas ........................( X ) Southem yalifomia Edison....................( X ) Temecula Valley School District............( X) Metropolitan Water District ...................... ( ) OTHER: Pechanga Indian Reservation ...............( X). Eastem Information Center .....................( ) local Agency Formation Comm .............. ( ) RCTC ............................................~......( X ) Homeowners' Association .....................( X ) .....................................(Rancho Highlands) G:IPlannmgI2OOS\PAO~167 RandJo HlgbIancIs n MuIll-Pami1y DP'" PRII'IanolDs\NOTICE OF PROPOSED NEGAl1VE DECLARATION.doc 3 City of Temecula P.O. Box 9033, Temecula, CA 92589-9033 Environmental Checklist Lead Agency Name and Address Planning Application No.PA05-0167: Rancho Highlands II Maravilla City of Temecula P.O. Box 9033, Temecula, CA 92589-9033 Emery Papp, Senior Planner 951 694-6400 The 21-acre project site is located near the westerly end of . Temecula in the west-central portion of the City. Rancho Highland Drive foons the northem boundary; residences foonthe southern boundary; Ynez Road is directly to the east and . Interstate .15 to the west. Pulte Home Corporation Orange County - South Riverside Division Ron Roberts, Director of Forward Planning . 2 Technology Drive Irvine, CA 92618 The site is designated H (High Density Residential, 13-20 dwelling units/acre . . The site is zoned SP-2 Rancho Hi hlands S cific Plan . The proposed project consists of existing and proposed SP-2 (Rancho Highlal)ds Specific Plan) zoning and a General Plan Designation of H (High Density Residential, 13-20 dwelling units/acre). The proposed project would result in the development of 21 acres into a multi-family housing development. The development will cOnsist of 71 buildings witha total of 213 individually owned single- family attached units (triplex). The building footpiints for all 71 buildings total 72,298 square feel, and 80,474 square feet is dedicated to landscaping, which will consist of a palette including drought tolerant speCies along with areas of turf. Parking and hardscape lotal"283,098 square feet. The site has been previously graded and terraced and the buildings. shall rest within the current site topography. Project TiUe . Contact Person and Phone Number Project Location Project Sponsor's Name and Address General Plan Designation Zonin Description of Project W~\, 1Il~e...,( 19' 4I>~~.' .G.r ~tNf~-"?} .\- 'l Q..... Coo....'" l....r t-- f'.)""'-\-. s\.#. ?f The subject site.is located within the City of Temecula General Plan . area and will be subject to the criteria contained within the City of Jemecula General Plan EIR (2005) which contains current and reliable data for an adequate imalysis of the proposed project. Also, studies have been conducted for the following issue areas: biological resources, traffic, cultural resources,. geology, noise, aesthetics and air quality. The proposed Rancho Highlands II project consists of three distinct building areas that integrate architecture, site planning, and landscaping that are consistent with the City of Temecula General Plan. . The proposed project is expected to require 80,000 cubic yards of cut and 105,000 cubic ards offill, resultin in a net of 25,000 cubic 1 , Surrounding Land Uses and Setting Other public agencies whose llPproval is r uired yards of fill material that would need to be transported to the site. The source of the imported fill material haslhas not been identified at this time. Water, sewer, electric, gas, and telephone services would be extended onto the site from existing main lines. Water and sewer would be provided by the Rancho California Water District (RCWD). Gas would be provided by Southern California Gas Company; electricity would be provided by Southern California Edison; and telephone service would be provided by Verizon. The site is located . within the Temecula Valley Unified School District (TVUSD) boundaries. The project site has been previously graded. Three (3) distinct level building areas have been created, as well as slopes along the perimeter of the .site to the south, west, east and north. Ynez Road creates the project's eastern boundary and is nearly constructed to . the ultimate half-Width right-of-way adjacent to the project site.. A portion of Tierra Vista and Rancho Highlands Roads have been constructed (320 feet and 655 feet, respectively) with the remainder of these roadways undeveloped, yet rough graded. The intersection of Tierra Vista and Ynez Roads is currently signalized. Interstate 15 (1-15) is located to the west of the project site, with the northbound exit ramp and right-of-way creating the westerly border of the project An existing condominium project is located north/northeasterly of the project. site. North. of the condominium project are. the Embassy Suite Hotel and Marie Calendars, restaurant. The property to the e.ast is vacant and the Temecula Duck Pond is located. to the northeast, across Ynez Road. Existing single-family residential development is located to the south of the. project site. The extension of Tierra Vista Road is barricaded at the intersection of Calle Reva and Tierra Vista Road beCause, the roadway is not com leted. None. 2 Environmental Factors Potentially Affected The environmental factors checked below would be potentially affected by this project, involving at least one impact t.hat is a "Potentially Significant Impact" as indicated by the checklist on the following pages. X Aesthetics A riculture Resources Air Quali Biolo ical Resources Cultural Resources Geolo and Soils Hazards and Hazardous Materials H drolo and Water Quali Land Use and Plannin Mineral Resources X Noise Po ulation and Housin Public Services Recreation Trans ortationlTraffic X Utilities .and Service S stems X . Mandato Rndin s of Si nificance . None Determination (To be completed by the lei'ld agency) 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. . X I find that although the proposed project could have a significant effect on the environment, there will not be a Significant effect in this case because revisions in the project have been made by or agreed to by the ro.ect ro onent. A MITIGATED NEGATIVE DECLARATION will be reared. I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is uired. I find that the proposed project MAY have a "potentially significant impllct" 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 r uired, but it must anal e onl the effects that remain to be addressed. I find thatalthol!9h 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 sed u on the ro osed .. ro.ect, nothi . further is r uired. . .O:>/~Z/Ob Date . 13 wt-cr~_ ). ~"',P Printed name ~ \ For 3 \ \ \ \ \ '. , , ~. AESTHETICS. Would the project: c. 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 uali 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? x a. b. x x d. x . Comments: a) Have a substantial adverse effect on a scenic vista? Less Than Sianificant Imoact. Implementation of the project will not result in a substantial adverse effect on a scenic vista.. Visual simulations were prepared from four (4) vantage points within the vicinity of the . project. These vantage points were from the west (along 1~15), north (Rancho California Road Bridge over 1-15), east (Temecula Duck Pond) and south (existing residences within the Rancho Highlands development). These simulations demonstrate that the development will. be consistent with the surrounding development in terms of scale, massing, design, materials and landscaping. Based on this J information, the project is expected to have a less than significant effect on a scenic vista. No mitigation . measur~s are required. b) Substantially damage scenic resources, including; but not limited to, trees, rock outcroppings, and historic buildings within a State Scenic Highway? No Imoact. Implementation ofthe project will not substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state s96nic highway. The site has been previously graded and no trees,rockoutcroppingsorhistoric buUdings are located on-site. Interstate 15 is not Classified as a state scenic highway in the vicinity of the project. . No impacts are foreseen; therefore, no mitigation measures are reqUired.. . .. .. c) Substantially degrade the existing visual character or quality of the site and its surrol.lndings? . . . . Less Than Sianificant Imoact. Implementation of the project will not substantially degrade the existing visual. character or quality of the site and its surroundings. The site is currently graded, with the crea~on of slopes and pad areas. None of.the site has been landscaped and invasive plantings are growing on the site. Development of the project will result in the creation of triplex reSidential units, hardscapefor streets and parking areas and landscaping within the site and along the slopes. The proposed development will . be consistent with the City's General Plan, the Rancho Highlands Specific Plan, the Development Code .and the City-wide Design Guidelines. Consistency .with these requirements will ensure that the project will . enhance the existing visual character or quality of the site and its surroundings. Lastly, the triplexes will give the appearance of single-family residences and will be compatible with the existing single-family residences to the south. Impacts are considered less than significant; therefore, no mitigation measures are required. 4 d) Create a new source of substantial light or glare, which would adversely affect day or nighttime views in the area? Potentiallv Sianificant unless Mitiaation Incoroorated. Implementation of the project may create a new source of substantial light or glare which would adversely affect day or nightlime views in the area. According to Figure 5.1-1 (Palomar Observatory Lighting Impact ZOne) of the Temecula General Plan Update Final Environmental Impact Report (March 2005), the project is located within Zone 8, which is within a 45-mile radius of the Observatory. . The project will be required to comply with theMt PalOmar Lighting Ordinance (ordinance No. 655). Compliance with this Ordinance will ensure that all lighting will be of an acceptable type and wattage and that parking lot lighting will be required to be shielded in order to not adversely affect the Mt. Palomar Observatory. The project site is also physically separated from the adjacent development due to topography. The following. mitigation measure (Measure A-1 from the Temecula General Plan Update Final Environmental.lmpact Report) will ensure that impacts are reduced to . a less than significant level: MITIGATION MEASURE 1-1 The City will ensure that new development projects comply with the City Light Pollution Control Ordinance when building plans are submitted for permits and when projects are field-inspected. With the implementation oflhis mitigation, all impacts from light and glare will be reduced to a less than significant level. No other mitigation is required. . 5 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: b. 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 u$e? x a. c. x .Comments: a) 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-agricultural use? . No Imoact. Implementation of the project will not convert Prime Farmland; Unique-Farmland, or Farmland of Statewide Impartance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non-agricultural. The site has been previously graded and is not being used for agricultural purposes. According to Figure 5.2-1 (Agricultural . Resources) of the Temecula General Plan Update Final Environmental Impact Report (March 2005), the majority of the pnme Farmland, Unique Farmland, or Farmland of Statewide Importance is located to the east of the City in Wine Country and to the north, within French Valley. None of these. designations exist on the project site. No impacts are foreseen; therefore, no mitigation measures are required. . b) . Conflict with existing zoning for agricultural use, or a Williamson Act contract? . - . . No Imoael. Implementation of the project will not conflict with existing zoning for agricultural use, or a Williamson Act contract. According to the Initial. Study contained within the Temecula General Plan Update, the area is not under a Williamson Act contract. No impacts are foreseen; therefore, no mitigation .. is required. . - c) Involve other changes in the existing environment which, due. to their location or nature, could . . result in conversion of Farmland, to non-agricultural use? No Imoact. Implementation of the project will not involve other changes in the existing environment which, due to their locatiOn or nature, could result in conversion of Farmland, to non-agricultural use. The project site is not utilized for agricultural cultivation. Please reference the response to Ita, above. 6 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. Conflict with ar abstruct implementatian af the applicable air uali Ian? Vialate any air quality standard ar contribute substantially to. an existin 0.1' ra'ected air uali vialatian? Result in a cumulatively considerable net increase af any criteria pallutant far which the praject regian is nan- . attainment under an applicable federal ar state ambient air quality standard (including releasing emissians which exceed uantitative thresholds far azane recursars? Expase sensitive receptars to. substantial pallutant concentratians? Create abjectianable adars affecting a substantial number af eo. Ie? x x x x x . Comments: a) Conflict with or abstruct implementatian of the applicable "ir quality plan? Less Than Sianificantlmoact.. The Air Quality Impact Analysis prepared by Urban Crossraads, May 2005 states that the propased praject daes nat conflict with or abstructimplementatian af .the applicable air quality management plan. The project is consistent with regianally adapted growth prajectians far the study area. . . b) Vialate any air quality standard or contribute substantially to. an llxisting ar prajected air quality violation? . . Patentiallv Sianificant Unless Mitiaatian Incoroarated. According to. the Air Quality Impact Analysis, the . praject has the potential to create an adverse air quality impact anly during shart-ter:m constructian activity. . Air quality impacts far aperational activity do. nat exceed the threshaldsset forth by theSauth Coast Air Quality Management District (SCAQMD). The analysis results demanstrated that with the apprapriate mitigatian measures implemented, any shart-tenn constructian impact can be reduced to. less than significant. . . The fallowing mitigation measures will ensure that impacts are reduced to a less than significant level: MITIGATION MEASURES 3-1 During grading and construction activities, the applicant/builder shall comply with the requirements of the SCAOMD Rule 403. 3-2 7 ~. - ...- The following mitigation measures are necessary to reduce construction related emissions of NO.. PM10 and VOCs: . Apply soil stabilizers to inactive areas . Replace ground cover in disturbed areas within 72 hours of disturbance . Suspend all excavating and grading operations when wind speeds (as instantarieous gusts) exceed 25 m.p.h. I . Water the haul route and exposed surfaces a minimum of two times per day or as conditions require . Use of construction equipment with low emission factors and high energy efficiency . Perfonn. regularly scheduled engine maintenance to minimize equipment emissions. . Use of alternative fuels such as ultra-low sulfur diesel or off-road construction vehicles/equipment where feasible . .. Use of electric or diesel powered equipment rather than gasoline powered engines where f~asible . Where applicable limit the application of exterior architectural coatings (i.e. paint, etc.) to average no more than 225 gallons per week and/or use "Zero-vac paint . The construction related emissions will not exceed the SCAQMD significance thresholds during the construction phase of the project if there is compliance with the mitigation measures outlined above. Therefore, the project impacts are considered less than significant after mitigation is incorporated. Likewise, air quality standards will not be violated. Since future projects resuning with the proposed . applications will be required to comply with Air Quality standards and thresholds, the proposed applications will not resulUn any significant adverse air quality impact. c) Result ina 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 (inch,lding releasing emissions which exceed quantitativefhresholds for ozone precursors)? Less Than Sianificant Impact. All of Southern California is within a non-attainment region for certain pollutants. It is concluded, however, that because the proposed application will not create any incremental impact, it will not significantly contribute to tlie non-attainment status of the region. . d). Expose sensitive receptors to substantial pollutant concentrations? Less Than Sianificant Impact. Proposed residential and non-residential developments are not uses that typically. generate substantial pollutant. concentrations and therefore, there. is no opportunity for any exposure. Furthermore, given that surrounding areas are developed with similar residential and commercial uses, it is believed that the perception of any incrementai increase in air pollutants is lessened. The findings in the Air Quality Impact Analysis performed by Urban Crossroads, May 2005, support this theory. The project will not result in any significant impact. e) Create objectionable odors affecting a substantial number of people? , Less Than Sianificant Impact. Implementation of the project will create objectionable odors. . During construction the proposed project will have odors associated with equipment and materials. The site is not located within the vicinity of sensitive receptors and these odors are normally not considered offensive so as to cause sensitive receptors to complain. . Diesel fuel odors from construction equipment and new asphalt paving fall into this category. TheseirtJpacts will be of short duration and are considered less than significant. No objectionable odors affecting a substantial number of people will be created during when the project is operational as an attached single-family residential (triplex) development). No mitigation measures are required. 8 4. BIOLOGICAL RESOURCES. Would the project? . Have a substantial adverse effect, either direcUy 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 Califomia 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, regulations or by the California Departmentof Fish and Game or US Fish and Wildlife Service? Have a substantial adverse effect offederally 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 intertu tion, or other means? Interfere substantially with the movement of any native . resident or migratoryflsh 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 preservatioQ 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: a. b. . c. d. e. f. x x x x x x a) Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in localpr regional plans, policies, or . regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? Less Than Sianificant ImDact. Implementation of the project will not 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. The project site is characterized by vegetation and trees that are'commonly found in urbanized areas. According to the Biological Constraints Analysis and Multiple Species Habitat COnservation Plan (MSHCP) Consistency Analysis (Analysis), performed by Thomas Leslie Corporation, April 2005, no natural habitat presenUy oCcurs within the boundaries of the site. The Vegetational association was dominated by non-native. .weedy" grass and herb species. No listed threatened orendarigered, or unlisted special-status plant or wildlife species are mapped on the project > site by California Natural Diversity Data Base records, nor were any observed onsite. . The project area is considered to be a possible habitat for the Burrowing Owl (BUOW). According to the Biological Constraints Analysis and Multiple Species Habitat Conservation Plan (MSHCP) Consistency 9 Analysis, performed by Thomas Leslie Corporation, April 2005, one (BUOW) habitat element, grassland, was observedonsite; however, no BUOW individuals or BUOW occupied ground burrows were identified. Furthermore, no vacant California Ground Squirrel burrows that could provide suitable burrow sites were observed either. It is recommended that, due tO,the presence of the one suitable BUOW habitat element, a qualified biologist survey the property 30 days prior to the issuance of a grading permit, to check for BUOW occupied ground burrows. b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations, or by the California Department of Fish and Game or U.S,. Fish and Wildlife Service? No Imoact. Implementation of the project will not have a substantial adverse effect on any riparian habitat , or other sensitive natural community identified in local or regional plans, policies; regulations, or by the California Department of Fish and Game or US Fish and Wildlife Service. According to the Biological Constraints Analysis and Multiple Species Habitat Conservation Plan (MSHCP) Consistency Analysis (Analysis). performed by Thomas Leslie Corporation, April 2005, no natural habitat presently occurs within the boundaries ,of the site. The vegetational association was dominated by non-native "weedy" grass and herb species. No listed threatened or endangered, or unlisted special-status plant or wildlife species are mapped on the project site by California Natural Diversity Data Base records, nor, were any observed ',onsite. The project site is not characterized by any riparian habitat. No impacts are anticipated; therefore, no mitigation measures are required. ' c) Have a substantial adverse, effect on 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 interruption, or other means? ' ' ,No Imoact. Implementation of the project will not 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 interruption, or other means. The project site is not characterized by any riparian habitat or wetland. No impacts are anticipated; therefore, no mitigation measures are required. ' d) ,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 impede the use of native wildlife nursery sites? / Nolmoact. The site, is surroundedtty existing residential development to northeast and south. Commercial development also exists to the north of the project site. A developed park (Temecula Duck , Pond) exists to the northeast. Interstate 15 forms the projecfs western border and Ynez Road forms the project's eastemborder. ' All of these factors, coupled with no existing wildiife corridors in the project ,vicinity, prevent the project site from functioning a,s a wildlife corridor. No impacts are anticipated; therefore, no mitigation measures are required. e) 'Conflict with any local policies or ordinances protecting biological resources, such as a tree , preservation policy or ordinance? No Imoact. With the exception of the Multiple Spedes Habitat Conservation Plan (MSHCP), the City of Temecula does not have any local policies or ordinances to protect biological resources of local COncern. The MSHCP consistency is discuSsed in Section 4.f., below. There are no significant trees located on the project site. Therefore, the proposed project will not have any adverse impact on locally protected biological resources of this nature. No impacts are anticipated; therefore, no mitigation measures are required. ' ' 10 f) Conflict with the provisions of an adopted Habitat Conservation Plan, NaturalC6mmunity Conservation Plan, or other approved local, regional, or state habitat conservation plan? Less Than Sianificant Imoact. The' project will .not conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan A Report was generated for the project from the . Riverside County Integrated Project (RCIP) for the Proposed Multiple Species Habitat Conservation Plan (MSHCP).Based on this Report, the project site is located within the boundaries of Cell No. 7079 (Cell). This e,ell has been developed to preserve and enhance biologiCal reSO\lrces in the vicinity.of the Murrieta Creek (Creek). The nearest portion of the project site is located approxirTlately 1,500 feet from the Creek and is separated from the Creek by urban development in Old Town Temecula and Interstate 15. A Property Owner Initiated Habitat Acquisition and Negotiation Strategy (HANS) application has been submitted to the City of Temecula. The project site has been previously graded and, based upon the information contained in Sections a-e above, there is no habitat located on the site. Given this information, the project is consistent with the adopted HCP (MSHCP). The project will not conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state . habitat conservation plan A Report was generated for the project from the Riverside County Integrated Project (RCIP) for the Proposed Multiple Species Conservation Plan (MSHCP). Impacts are considered less than significant and no mitigation measures are required. 11 ,. 5. CULTURAL RESOURCES. Would the project: b. C'j" n .~ 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 icalresource 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 forrnalcemeteries? x a. c. x d. x . Comments: . a) Cause a substantial adverse change in the significance of a historical resource as defined in ~15064.57 Less Than Sianificant ImDact. According to the 'Cultural ResourCe Assessmentand Constraint Analysis' . prepared by Viejo California Associates, no known historical resources are located at the project site. The site has been mass graded in the past and the topography for the majority of the site has b.een altered for . . the creation of areas for roadways, sloPes or building pads. As a result, the site has been over-excavated . .and re-compacted to the extent that any cultural resources would have been disturbed, if they were present on the site atthat time. ' Additional grading is proposed for the site, but it will be contained within the areas . that have been previously disturbed from the prior grading activity. No further cultural resources investigation is recommended for the project .unless development plans undergo such changes as to . include areas not covered by this study. However, if buried cultural materials are encountered during any earth-moving operations associated with the project, all work in that area should be halted or diverted until a qualified archaeologist can evaluate the nature and significance ofthe finds. To ensure tliat any potential impacts to historical resources are mitigated to a less than significant level, the following mitigation measure is recommended: MITIGATION MEASURE 5-1 If additional SUbsurface cultural materials are encountered during construction, all work in that area should be halted or diverted until a qualified archaeologist can. evaluate the nature and significance of the finds. . . With.the implementation of this mitigation, all impacts to any potential Cultural resources located on the . project site will be reduced tCl a less than significant level. No other mitigation is required. b) Cause a substantial adverse change ill the significance of an archaeological resource pursuant to~ 15064.57 . Less Than Sianificant ImDact. The 'Cultural Resource Assessment and Constraint Analysis' prepared by Viejo California Associates states that no potential remains for intact archaeological resources to exist .onsite. Native soils. that rriay have contained cultural resources were removed in December of 2000. 12 Compliance with Mitigation Measure 5-1 will ensure that any potential impacts will be reduced to a less than significant level. No additional mitigation measures are required. c) Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature? . Less Than Siqnificant Impact . . Less Than Sianificant Imoact. According to the "Cultural Resource Assessment and Constraint Analysis. prepared by Viejo Califomia Associates, paleontological sensitivity for the area was identified. As discussed. in the report, the Pauba Formation, which comprises the competent bedrock of the subject parcel and which was employed as a borrow source for fill during the 2000-2001 Rough Grading,is . sensitive for vertebrate fossils. ' To ensure that any potential impacts to paleontological resources are mitigated to a less than significant level, the following mitigation measure is recommended: MITIGATION MEASURE .5-2 A qualified .paleontologist shall monitor any excavations into any Pauba Formation that is 10Cl!ted on-site. . With the implementation of this mitigation, all impacts to any potential paleontological resources located on . the project site will be reduced to a less than significant level. No other mitigation is req\.lired. d) Disturb any human remains, including those interred outside of formal cemeteries? Less Than Sianificant Imoact. Implementation of the project is not expected to disturb any human remains, including those interred outside of formal cemeteries. As has been previously discussed the site has been graded in the past and the topography of the majority .of the site has been altered for the creation of areas for roadways, slopes or building pads. In addition, the majority of the site has been over-excavated and re- compacted to the extent that any cultural resources would have been disturbed, if they were present on the . site at that time. Additional grading is proposed for the site; but it will be contained within .the areas that have been previously disturbed from the prior grading activity. Please reference responses from Sections a and b. No additional mitigation measures are required. . The projeel is likely to conditioned for the following conditions of approval to further ensure the proper treatment and disposition of any archeological or. cultural resources that may be . encouatered during grading actiyities: . . 1. The following shall be included in the Notes Section of the Grading Plan: "If at anytime 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 hislher sole discretion may require the property to deposit a sum of money it deems reasolJably 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 Planl"!ing 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." 2. Prior to the issuance of grading permits, the developer is required to enter into a Cultural Resources Treatment Agreement with the Pechanga Tribe. . This Agreement will address the treatment and 13 disposition of cultural resources and human remains that may be impacted as a result of the development of the Project, as well as provisions for tribal monitors. . . . 3. If cultural resources are discovered during the project construction (inadvertent discoveries), all work in the area of the find shall cease, and a qualified archaeologist and representatives of the Pechanga Tribe shall be retained by the project sponsor to investigate the find, and make recommendations as to treatment and mitigation. . 4. A qualified archaeological monitor will be present and will have the authority to stop and redirect grading activities, in consultation with the Pechanga Tribe and their designated monitors, to evaluate the significance of any archaeological resources discovered on the property. 5. Tribal monitors from the Pechanga Tribe shall be allowed to monitor all grading, excavation and groundbreaking activities, including all archaeological surveys, testing, and studies, to be compensated by the developer. 6. The landowner agrees to relinquish ownership of all cultural resources, including all arChaeological artifacts that are found on the Project area, to the Pechanga Tribe for proper treatment and disposition. . -/ 14 "'--, 6. GEOLOGY AND SOilS. Would the project: a. Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involvin : i. The 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 Geology Special Publication 42. ii. Siron seismic round shakin ? iii. Seismiccrelated round failure, includin Ii uefaction? iv; Landslides? b. Result in substantial soil erosion or the loss of to oil? 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 e 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? Comments: x x X X X X X X a) Expose people or structures to potential substantial adverse effects, including the. risk of loss, . injury, or death involving: . . .. i) Rupture of a knoiNn earthquake fault, as delineated on the most recent A1quist~Prlolo Earthquake Fault Zonil'Jgmap, issued by the State Geologistfor.the area or based on other substantial evidence of. a known fal,llt? Refer to Division of. Mines and Geology Special Publication 42. . less Than Sianificant Imoact. AcCording to the Geotechnical Report of Rough Grading, Petra Geotechnical, Inc., March 2002, the eastern portion of the project site is located within an Alquist-Priolq Fault Hazard Rupture Zone: This area is located within the eastern slope and will extend into the flat pad areas; however, habitable development will not be allowed within this area. However. geologic observations and mapping during both phases of the prior site grading did not encounter any evidence of faulting within the site. The County Geologist has reviewed and approved the existing geotechnical reports for the project site and has determined that the site design will limit direct exposure to the existing fault. Compliance with standard measures contained in the UBC and City Municipal Code regarding structures and construction and those recommended mitigation measures contained in this . document ensures that significant impacts will not result. 15 ~H _ _ ,ii) Strong seismic ground shaking? Less Than Sianificant Imoact. According to the 'Preliminary Geotechnical Investigation, Petra , Geotechnical, Inc., September 2003," the Wildomar branch of the Elsinore fault zone would probably generate the most severe ground motions. While faults within the site were determined'to be inactive, the active segment is presumed to underlie Ynez Road. Therefore, the project site has been and will continue to be directly affected by seismic activity to some degree. Compliancewith standard measures contained in the USC and City Municipal Code regarding structures and construction and those recommended mitigation measures contained in this document ensures that significant impacts will not result. iii) Seismic-related ground tailure, including Iiquefa~on? Less Than Sianificant Imoact. According to the Summary of Geotechnical Conditions, Leighton and Associates, Inc., January 2005, a portion of the site is located within a Riverside County liquefaction , hazard zone. The liquefaction potential of the onsite soils is considered to ,be low, assuming that the loose surficial soils are removed and'compacted. ' According to the Preliminary Geotechnical Investigation, Petra Geotechnical, Inc., September 2003, groundwater was not encountered during the study in any test pits excavated to a maximum depth of 18 feet. Perched groundwater may be encountered at the soillbedrock contact within areas of the site following any heavy and/or prolonged precipitation. However, groundwater is not anticipated to have an adverse affect on the subject site. Again, compliance With standard measures contained in the USC and City Municipal Code regarding structures and construction ensures that significant impacts wili not result. ' Iv) landslides? No, Imoact. According to the 'Preliminary Geotechnical Investigation, Petra Geotechnical, Inc., September 2003," secondary effects of seismic activity, such as landsliding, is considered unlikely at the project site. The project site and surrounding areas have, not been" subjected to any recent' landslides according to the City ofTemecula General Plan Update,March2005. ,b) Result in substantial soil erosion or the loss oHopsoil? Less Than Sianificant Imoact. City grading standards, best management practices and the SWPPP are , , required to control the potential significant erosion hazards. Due to the proposed grading disturbance associated with site preparation, a potential for erosion does exist." Mitigation measures identified under the Water issue discussion ensure that the potential for significant erosion will be controlled on the project site. No additional mitigation measures are required. ' c) Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of ' the .project, aod potentially result in on- or off-site landslide, lateral spreading, subsidence, liquefaction or collapse? Less Than Sianificant Imoact. According to page 6 of the 'Supplemental Geotechnical Investigation, ,Rancho Highlands II, Tract 23992, Lots 1, 2 and 3, City of Temecula, . Califomia", the proposed development is feasible from a geotechnical standpoint at this particular site. COmpliance with standard measures contained in the USC and City Municipal Code, and mitigation measures regarding foundations, footings, structures and construction ensures that significant impacts will not resuit. ' 16 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 property? Less Than Sianificant Imoact. The project is not located on expansive soil, as de~ned in Table 18-1-B of the Uniform Building Code (1994), creating substantial risks to life or property. Please reference Response No. 6.c. After mitigation, impacts are considered less than significant. e) Have soUs capable of adequately supporting the use of septic tanks or alternative wastewater disposal systems where sewers are not available for the disposal of wastewater? No lmoact. The proposed applications will not be serviced by septic tanks or other alternative wastewater , disposal systems. 'No impacts are foreseen; therefore, no mitigation measures are required. , MITIGATION MEASURES 6-1. Prior to issuance of grading permit, the applicant shall prepare and submit the following to the, City Engineer for review and approval: . Prepare final grading plan. All grading activities shall occur in accordance with guidelines contained within ofthe Uniform Building Code and City requirements. . Prepare erosion Control plan. Said plan shall describe measures and City requirements to Control' onsite erosion. . Prepare final geologic and geotechnical reports. Said reports shall further evaluate soils coriditions and discuss how project walls, foundations, drains, etc. will be supported. Reports shall also indicate ground surface acceleration from earth movement and recommend methods to ensure potential hazards will be alleviated to greatest extent feasible. All structures shall be constructed in accordance with the g-factors indicated in the final geotechnical report. Calculations for foundations, footings, and structural members to withstand anticipated g-factors shall also be submitted. 6-2. To redUce erosion, the applicant shall implement the following: . Use sandbagging and temporary debris basins during construction. Erosion control shall be in place during the rainy season from November to March. , . The site shall be cleared of all obstruCtions, miscellaneous trash, debris, and organic material. . All concentrated surface water entering theproj~ct site from oftsite sources shall 'be collected and, directed to a permanent drainage system. ' , 6-3. Building foundations and structures shall, conform to appropriate and applicable structural requirements contained in the aforementioned, final geologic and geotecl'!nical reports, grading plan, Uniform Building Code, recommendations of the Structural Engineers Association of California, and Temecula Municipal Code. 6-4. Grading and site preparation activities shall include the following: ,. Site soils shall be compacted in accordance with City specifications in order to support foundations of proposed structures. 17 7. HAZARDS AND HAZARDOUS MATERIALS. Would the project: a. b. c. d. e. f. g. h. 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 ro sed school? Be llilcated on a site which'is included on a list of hazardous materials sites compiled pursuant to Govemment 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 significantrisk or loss, injury or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? c:.. X X X X X X X COmmerits: a) Create a significant hazard to the public or the environmenUhrough the routine transport, use or , disposal of hazardous materials? Less Than Sianificant Imoact. The project may create a significant hazard to the pUblic or the en~ronment through the routine transport, use or disposal of hazardo~s materials. During construction there is a potential for accidental release of petroleum products in sufficient quantity to pose a significant hazard to people and the environment. The mitigation measure listed below will be incorporated into the SWPPP . prepared for the project and it can reduce such a hazard to a less. than significant level. 18 MITIGATION MEASURE 7-1. All spills or leakage of petroleum products during construction activities will be remediated in compliance with applicable state and local regulations regarding cleanup and disposal of the contaminant released~ The contaminated waste will be collected and disposed . of at an appropriately licensed disposal or treatment facility. This measure will be incorporated into the SWPPP prepared for the project development The proposed project will consist of residential uses that do not involve significant potential for routine transport or use of hazardous materials or routine generation of hazard.ous wastes beyond those normally . encountered in a residential type setting, typically termed "household hazardous wastes." The generation of such wastes from residential uses is not considered to rise to a level ofa significant potential for . significant risk of accidental release of hazardous materials or accidental explosion. The City provides a program to accept and dispose of household hazardous wastes. No mitigation is required for the long-term residential use of the site. . b) . Create a significant hazard to the public or the environment through reasonable foreseeablk upset. . and accident conditions involving the release of hazardous materials into the environment? . Less. Than Sianificarit Imoact. The project would not create a significant hazard to the public or the environment through reasonable foreseeable upset and accident conditions involving the release of ha?8rdous materials into the environment. Please reference Response No. 7.a. Any impacts would be considered less than significant. No mitigation measures are required. c) Emit hilzardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school? " ", No Imoact. The project will emit emiSSions and utilize substances ihat are commonly associated with the development and operation (occupancy) of similar residential uses. There are no schools within a quarter mile radius of the project site. . Vail Elementary School is the closest school to the project area and is 'approximately 3,000 feet from the closest portion of the pwject site and is physically separated from the site by an apartment complex and a ridgeline. There is no potential for any school to be impacted. No mitigation measures are required.' . . d) Be located on a site which is included on a list 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?' . . No Imoact. According to the .Phase I Environmental Site Assessment Report, Rancho Highlands Project, South of the Intersection of Rancho CalifomiaRoad and Ynez Road, City of Temecula, Riverside County, California", the project site is /1ot included on a list of hazardous materials sites compiled pursuant to Government code Section 6.5962.5 and, as a result, would not create a.significant hazard to the public or the environment. No impacts are foreseen; therefore, no mitigation measures are required. e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles or a public airport or public Lise airport, would the proje~ result iQ a safety hazard for people residing or working in the project area? . . . No Imoact. The project site is not located witllin any airport land use plan. The closest airport with an associated Comprehensive Land Use Plan (CLUP) is the French Valley Airport, which is located approximately 4 miles to the north/northeast of the project site. There is no potential for any airport 0/ CLUP to be impacted or for the project to result i/1 a safety hazard for people residing or working in the project area. No mitigation measures are required. 19 g) f) For a project within the vicinity of a private airstrip, would the project result in a safety hazard for . people residing or working in the project area? No Imoact. The project site is not located near any private airstrip. There is no potential for the project to result in a safety hazard for people residing or working in the project area. No mitigation measures are required. . Impair implementation of or physically interfere with an. adopted emergency response plan or emergency evacuation plan? . . Less Than Sianificant Imoact. The project will not impair implementation of or physically interfere with an adopted en\ergency response plan or emergency evacuation plan. The project will take access from Ynez Road. Emergency response vehicles utilize Ynez Road for their daily operations. Any construction along Ynez Road and within the project site will be in accordance with the City requirements for traffic control and . will not significantly impact emergency responses within the City. Once occupied by residents, on-site . circulation will be sufficient to provide necessary emergency responses. . The same applies to adopted emergency evacuation plans. Any project impacts would be considered less than significant. No additional mitigation measures are required. . h) Expose people or structures to a significant risk of loss, injury or death Involving wildland fires, including where wildlands. are adjacent to urbanized areas or where residences are intermixed with wildlands? No Imoact. The project will not expose people or structures to a significant risk of loss, injury or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands. The project site is surrounded by existing development arid is not in an area typically subjected to wildland fires. . No impacts are anticipated; therefore, no mitigation measures are. ~~ . . 20 8. HYDROLOGY AND WATER QUALITY. Would the project: . ..' . ..' f>!llj,"~~llY . .~entillll.r,. . '~I\i-'" ., ;SiiJ;illj ., " lflil~'~ . ,~~~::.::i~': /' a. . Violate any water quality standards or waste discharge requirements or otherwise substantially degrade water uali . ' Substantially deplete groundwater supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (e.g., the production rate of pre-existing nearby wells would drop t!) a level which would not support existing land uses or planned usesforwhich ermits have been ranted? . Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, in a manner which wOl/ld result in substantial erosion or siltation.on- or off-site? 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 01 surface runoff in a manner which would result in flooding on- or off-site? Create or contribute runoff water which Would exc.eed the capacity of existing or planned storm water drainage systems or provide substantial additional sources of olluted runoff? Require the preparation of a Water Quality Management . Plan? Place housing within a 1 OO-year flood hazard area as mapped on a federal Flood Hazard Boundary or Flood Irisurance Rate Ma or other flood hazard delineation ma ? Place within a 1 OO-year flood hazard . area structures which would im de or redirect f100Ji flows? Expose people or structures to a significant risk of loss, injury or deathinvolvirig flooding, including flooding as a result of the failure of a levee or dam? Inundation b seiche, tsunami, or mudflow? x b. x c. x .d. x e. x f. x g. x . h. x i. x x Comment: a) Violate any water quality standards or waste discharge requirements or otherwise substantially degrade water' quality? . Less Than Sianificant ./moact. The project will not violate any water quality standards or waste discharge requirements or otherwise substantially degrade water quality. The City and County have adopted a set of best management practices designed to control discharges of pollution during construction and occupancy that could cause a significant adverse impact to surface water quality. The document .Supplement A to the Riverside County Drainage Area Management Plans, and Attachment to Supplement AD (reference 22) define best management practices (BMPs) that when applied to this 21 project will ensure that neither significant erosion and sedimentation, nor other water quality degrading impacts will occur from implementing the proposed project. This project has the potential for discharge into the regional drainage system, which eventually flows into Murrieta Creek. Without mitigation varying amounts of urban pollutants, such as motor oil, antifreeze, gasoline, pesticides, detergents, trash, domestic animal waste and fertilizers, can degrade storm water flows. Please reference Response No. 8.f. Impacts will be mitigated to a less than significantlevel. b) Substantially deplete groundwater supplies or interfere sUbstantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (e.g., the production rate of pre-existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)? No Imoact The project will not substantially deplete groundwater supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (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 grai1ted. Groundwater was encountered in exploratory trenches at thirteen feet (13') .below the ground surface. No potential exists to directly intercept the groundwater table during. development of this project. The project will be supplied from a water agency Rancho Califorriia Water District (RCWD) that utilizes both groundwater and imported water supplies to ensure adequate water is available for consumers. Imported water is utilized to ensure that significant overdraft of local ground water supplies does not occur. The District identifies sufficient water resources to meet water demand within its service area. No adverse impacts to groundwater resources are forecast to occur from implementing the proposed project No mitigation is required. c) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, in a manner which would result in substantial erosion or siltation on- or off.site? Less Than Sionificant Imoact. The project will not substantially alter the existing drainage pattern of the site.or area, including through the alteration of the course of a stream or river, in amanner which would result in substantial erosion or siltation on- or off~site. . The project will not substantially. alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, or substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or off-site. There are no anticipated negative downstream impacts that would result from implementation of the project. Project drainage design will insure that increases in surface runoff from . the site as a result of increased impervious surface will be reduced to a nonSignificant level of flow . before .leaving the project site.. Storm flows will be contr611edto a level that does not cause any significant increases in runoff downstream. The onsite facilities will control the increased runoff in a manner consistentwilh the General Plan's requirements for flood control. No potential for significant adverse impacts due to the increaSed volume of flows isforecastto occur and no mitigation is required. / . \ d) 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? Less Than Sionificant Imoact. The project will not substantially alter the existing drainage pattem 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. There are no anticipated negative downstream impacts that would result from implementation of the project. PleaSe reference Response No. 8.c. No potential for significant adverse impacts due to the increased volume of flows is forecast to occur and no mitigation is required, 22 e) 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? . Less Than Sianificant Imoact. The project will not create or cOntribute runoff water which would exceed the capacity of existing or. plal')ned . storm water drainage systems or provide substantial additional sources of polluted runoff. Please reference Response No. B.C. No potential for significant adverse impacts due to the increased volume of flows is forecast to occur and no mitigation is required. f) Require the preparation of a Water Quality Management Plan? . Less Than. Sianificant Imoact. The project will not violate any water quality standards or waste discharge requirenients established by the .State of California. However, the project is required to prepare a Water Quality Management Plan (WQMP) pursuant to the Municipal Separate Storm-Sewer permit (MS4 permit) issued by the Regional Water Quality Control Board. The water quality ,control measures identified in the WQMP have either been incorporated into the design of the project or have been added to the project with specific conditions of approval and are expected to eliminate potential adverse impacts to receiving waters. With the implementation of the WQMP, impacts are anticipated to . be less than significant. . g) 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 Imoact. The project will not place housing within a 10o-year flood hazard area structures which would impede or redirect flood flows. According to. the Figure PS-2 of the City's General Plan the project site is not located within a flood hazard zone or a dam inundation area. . No mitigation is required. . h) Place within a 100-year flood hazard area structures which would impede or redirect flood flows? . No Imoact. The project will not place peoph~or structures within a 10o-year flood hazard area structures which would impede or redirect flood flows. According to the Figure P8-2 of the City's General Plan the project site is not located within a flood hazard zone or a dani inundation area. No mitigation is required. i) Expose people or structures to a significant risk of loss, injury or death involving flooding, . including flooding as Ii result of the failure of a levee or dam? . No Imoact. The project will not expose people or structl,lres to a significant risk of less, injury or death involving flooding, including flooding as a result of the failure of a levee or dam. According to the Fl9ure . . P8-2 of the City's General Plan the project site is not located within a flood hazard zone or a dam inundation area. No mitigation is required. j) Inundation by seiche,tsunami, or mudflow? No Imoact. The project will not expose people to inundation by seiche, tsunami, or mudflow. The project site is not located in an area that is proximate to these natural occurrences. No impacts are anticipated. 23 9. LAND USE AND PLANNING. Would the project: ,i?oi~IIY . ''''''''E''. , '''''!lfIillca"~ . .,'!!h~~.;. x a. b. Ph icall divide an established communi . Conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project (inCluding, but not limited 10 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? x c. x Comments: . a) Physically divide an established community? No Imoact.. The project will not physically divide an established community. The project site is surrounded by existing residential uses to the south, proposed residential uses to the east,lnterstate 15 to the west and commercial and residential uses to the north. The project could be considered "in-fill" development · The project is consistent with the City's General Plan, Specific Plan No. 2 (Rancho Highlands Specific Plan) and the City's Multi-Use Trails and Bikeways Master Plan. > Through this consistency the project serVes to further connect and become integrated with the established community. No impacts are anticipated; therefore, no mitigation measures are required. ' b) Conflict with any applicable land use plan, policy, or regulation oran 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 environrnental effect? . Less Than Sianificant Imoacl. The project will not conflict with any applicable land USE:l 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. Please reference Response 9.a. Other Sections of this Analysis discusses the .' applicable plans, policies and regulations from local, state and federal agencies that are in addition to those under the. jurisdiction of the City of Temecula. Any impacts have been determined to be less than. .' significant. No additional mitigation measures are required. . c) Conflict with any applicable habitat conservation plan or mitural community conservation plan? ' . No Imoact. The project will not conflictiNith the provisions of an adopted Habitat Conservation Plan, . Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan A Report was generated for the project from the Riverside County Integrated Project (RCIP) for the Proposetl'Multiple Species Conservation Plan (MSHCP). Based on this Report, the project site is located within the boundaries of Cell No. 7079 (Cell). This Cell has been developed to preserve and enhance biological resources in the vicinity of the Murrieta Creek (Creek). The nearest portion of the project site is located approximately 1,500 feet from the Creek and is separated from the Creek by urban development in Old Town Temecula and Interstate 15. A Property Owner Initiated Habitat Acquisitiori and NE:lgotiation . StratE:lgy (HANS) application has been submitted to the City of Temecula. The project site has been previously graded and, based upon the information contained in Sections 4, a-e above, there is no habitat located on the site. Given this information, the project .is consistent with the adopted HCP (MSHCP). The 24 project will not conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan A Report was generated for the project from the Riverside County Integrated Project (RCIP) for the Proposed Multiple Species Conservation Plan (MSHCP). Impacts are considered less than significant and no mitigation . measures are required. ) '-- 25 10. MINERAL RESOURCES. Would the project: a. Result in the loss of availability of a known l!Iineral resource that would be of value to the region and the residents ofthe 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? x b. x . Comments: a) Result in the los$ of availability of a known mineral resource that wOlild be a value to the region and the residents of the state? . No Imoact. The project will not result in the loss of availability of a known mineral resource that would be a vah.le to the region and the residents ofthe state. According to the General Plan EIR, the City is within the Mineral Resource Zone -3a (MRZ-3) as classified by the State Geologist. The MRZ-3 areas contain . sedimentary deposits that have the potential to supply sand and gravel for concrete and crushed stone for . aggregate. However,these areas are not considered to contain deposits of significant economic value, based on available data. These areas are primarily located within areas in proximity to the Murrieta and Temecula Creeks, as well as other significant drainage areas. The project site is not located in vicinity of these areas. No impacts are anticipated; therefore, no mitigation measures are required. b) Result in the loss of availability of a locally important mineral resource recovery site delineated on a loc:al general plan, specific plan or other land use plan? . No lri1oact. The project will not result in the loss of availability of a locally important mineral resource . recovery site delineated on a local general plan, specific plan or other land use plan: Please reference Response No.1 O.a. No impacts are anticipated; therefore, no mitigation measures are required. 26 11. NOISE. Would the project result in: a, Exposure of persons to or generation of noise levels in exce~s of standards established in the local general plan or noise ordinance, or applicable, standards of other a encies? Exposure of persons to or generation of excesSive roundbome vibration or roundbome noise levels? A substantial pennanent increase in ambient noise levels in the project vicinity above levels existing without the .. ro' ect? A substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels existing without the ro'ect? 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 expose people residing or working in the project . area to excessive noise levels? For a project within the vicinity of a private airstrip, would the project expose people residing or working in the ro'ect area to excessive noise levels? b. c. d. e. f. Comments: ",:,'" "./< ' ,'" ,/lO\l'~ti<\l!y . .. \.. ... !j_lvl'~IQ"m~t, ..:::~;' ":~~~~,; ;~;!~~~,: .:,!J~~;~; X X X i X X X a) Exposure of persons to or generation of noise levels in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? Potentiallv Sianificant Unless Mitiaation Incoroorated. The project has the potential to expose persons to or generation of noise levels in excess of standards established in the General Plan Noise Element, or applicable standards of other agencies. According to the "Rancho Highlands II Preliminary Noise Study, . City of Temecula, California" ("Study"), future vehicle noise from the 1-15 Freeway and Ynez Road are the principal sources of. community noise that' will impact the site. . Based on the future. buildout traffic projections, portions of the site will experience unmitigated noise levels that exceed the City of Temecula noise standards for transportation related noise impacts. The City of Temecula has adopted interior and exterior noise standard sources as part of the General Plan Noise Element for assessing theeompatibility of land uses with transportation related noise impacts. For noise sensitive residential land use, the City requires an exterior noise level 0165 dBA CNEL for.the outdoor living areas and an interior noise standard . .of 45 dBACNEL. ,Noise monitoring locations were selected by Urban Crossroads based on the impact potential. Exhibit 5-A of the Study Shows the monitoring locations. The results of the noise level measurements indicated a range from 67.2 to 75.8 dBA CNEL. The results Of the noise measurements and field observations show that the major source that impacts the site is traffic noise from the ,1-15 Freeway, In order to mitigate these impacts to meet the exterior noise standards, the following mitigations are recommended: 27 MITIGATION MEASURES 11-1 Construct an 8.0-foot high noise barner for Lots 42, 43, 50, 51, 52, and 53 facing the 1-15 Freeway, priorto occupancy. 11-2 Construct a 7.0-foot high noise barrier for Lots 54, 55 and 56 facing the 1-15 Freeway, prior to occupancy. 11-3 Construct a 6.0-foot. high noise barrier for Lots 1 though 6 facing the I -15 Freeway, prior to occupancy. After these mitigation measures are incorporated, exterior noise impacts will considered less than significant. In order to mitigate these impacts to meet the interior noise standards. the following mitigations are recommended: . MITIGATION MEASURES 11-4 Provide a "windows closed" condition requiring a means of mechanical ventilation (e.g. air . conditioning) for all lots. 11-5 To minimize the potential interior noise impacts, provide upgraded windows with a minimum Sound Transmission .Class (SIC) rating of 31 for Lots 42, 43, 51 through 56 and 1 through 5 facing tile 1-15 . . Freeway. 11-6 . Additionally, to minimize the potential interior noise impacts,.ail.homes should be. provided with weather-stripped solid core exterior doors and exterior walUroof assembles should be free. of cut outs and openings. 11-7. . A final noise study shall be prepared prior to the issuance of building perrnits. This report shall finalize the noise requirements based upon the precise grading plans and actual building design specifications. . After these mitigation. measures are incorporated, interior noise impacts will considered less than . significant. b) Exposure of persons to or generation of excessive groundbomevibration or groundborne noise levels? 28 less ThanSianificant Imoact. Residential developments neighbor the project site to the south and north and therefore, there are persons that may be exposed to groundbome vibration or noise. This impact would occur during the site grading phase of the project. It should be noted that this impact will be considered less than significant for the following reasons: The existing residential development is located no closer than 19 feet from the existing building pads and separated bya minimum of 44 feet in elevation; the site has been previously mass graded; therefore, proposed grading operations will be of a shorter and less intensive nature; and' aU impacts associated with the grading operations will be of short duration and not a long term impact. In addition, people working near the heavy equipment will be exposed to high noise levels for short periods of time. This level, however, is below the Occupational Safety and Health Administration (OSHA) noise exposure limit of 90 dBA forS hours per day. The City and its private contractor are required to comply with OSHA requirements for employee protection during construction. l . Impacts are considered less than significant; therefore, no additional mitigation measures are required. c) A substantial permanent increase in ambient noise levels in the project vicinity above levels existing without the project? Less Than Sianificant Imoact. For reasons described in XI a),the proposed applications will not result in ,substantial increases in ambient noise levels above levels existing without the project. Any noises generated by the project will be overshadowed by the roadway.noise generated primarily from 1-15 and secondarily from Ynez Road. Impacts, while incremental; are considered less than significant and; therefore, no additional mitigation measures are required. . ,d) A substantial temporary or periodic increase in ambient noise levels in' the project vicinity above levels existing without the project? ' less Than Sianificant Imoact. The project will result in a temporary or periodic increase in ambient noise levels in the project vicinity above levels existing without the project, l:1ut impacts will be considered less than significant. Please reference Response No. 11.b. No additional mitigation is requited. e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles ofa public airport or public use airport, would the project expose people residing , or working in the project area to excessive J;lolse levels? No Imoact. The project site is not located within any airport land use plan. The closest airjlOrtwith an associated Comprehensive land Use Plan (CLUP) is the French Valley Airport, which is located approximately 4 miles to the north/northeast of the project site. There is no potential for the' project to expose,people residing or working in the project area to excessive noise levels. No mitigation measures are required'. . f) ,For a project within the vicinity of a private airstrip, would the project expose people residing or working In the f)rojectarea to excessive noise levels? No Imoact. The project site is not located near any private airstrip. There is no potential for the project to . expose people residing or working in the project ,area to excessive noise levels. No mitigation measures /" are required. 29 12. POPULATION AND HOUSING. Would the project: , .' '_F ',',9"Jl!iIjillIly';, ; SiQrti/l<liilit, .",-~-,:'---:~~~~~~S~,;:> ~iV':~".-' . 4'10'" !i!lR~ct .. ..~:-+,"".,-;.,._'.' ,,.~;;.'~: .".. "-I<",_~\-~~:i~"",,,'" a. 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? x b. x c. x . Comments: a) 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)? . Less Than Sianificant Impact. Pursuant to criteria contained in the Rancho Highlands Specific Plan, the site is erititled to a density of twenty units per acre, which equates to approximately 420 dwelling units. The current proposal is well within these guidelines. The proposed project will create 213 new residential units with a potential population of 685 persons. . Relative lothe total number residents of Temecula, the '. population generation of the project is not significant and will not result in significant population growth or exceed population projections. . The proposed project. is consistent with the City's General Plan and . therefore has been included in City population projections. The proposed project will not extend any major' infrastructure into or through the general area. No potential for substantial'growth is forecast to occur from implementing the proposed project. Impacts are considered less than significant; therefore, no mitigation is required. ' . "- b) Displace substantial numbers of existing housing, necessitating the construction of replacement housing elsewhere?' . No ImDact. No homes are located on the project site; therefore, none will be displaced as a result of the development. No impacts will occur: therefore, no mitigation is required. c) Displace substantial numbers of people, necessitating the construction of replacement housing elsewhere? No IrnDacl. The site is vacant and undeveloped. . There is rio opportunity to displace substantial numbers of people, necessitating the. construction of replacement housing elsewhere. No impacts will occur;. therefore, no mitigation is required. . 3D 13. PUBLIC Sl=RVlCES. Would the project result in substantial adverse physical impacts associated with the' provision of new or physically altered govli-rnmental facilities, need for new or physically altered governmental facilities, the construction of which could cause sigriificant environmental impacts, in order to. maintain acceptable service ratios, response times or other performance objectives for any of the public services: !~foimation'S~~rciill. . ..'.:' ',". oteii' Ily !'!'t\1O~aIlY, , . SignifiCant 'JlIc~'!tInt'. ", ': UI1/~ss . ,""'.,~l''.,,!m~~~' , L~ss ,T~n Si\lrificant ,No lmp;icl i",p;icl a. b. c. d. e. x X X X X Comments: a) Fireprotection? , . J Less Than Sionificant Imoact. The Riverside County Fire Department provides fire protection and safety services to the City. The nearest fire station is No. 84, at 30650 Pauba Road in Temecula. The proposed , project will result in incremental' impacts to existing fire protection resources. Payment of the City's Development Impact Fees ensures that any potential impact will be reduced to an insignificant level. No additional mitigation measures are required. ' b) Police protection? Less Than Sionificant Imoact. Law enforcement services are provided to the City's through a contractual agreement with the Riverside County Sheriffs Department. The nearest police station is located at 30722 - A Auld Road, in the French Valley. The proposed project will result in incremental impacts to existing fire protection resources. Payment of the City's Development l!lIpact Fees ensures that any potential impact will be reduced to an insignificant level. Noadditiona,1 mitigation measures are required. c) Schools? , , Less Than Sianificant Imoact. The project site is located within the jurisdiction of the Temecula Valley Unified SchoolDistrict (TVUSD) The'site does not CUrrElntly have any residences and does not place any' demand on the existing school District. The prdPosed project will put an additional demand on school facilities. For a 2-year building schedule to reach buildout of the proposed project, the project is expected to generate students at a rate commensurate to that of the TVUSD which are: 0.241 elementary students~ ,0.142 middle SChool students, and 0.148 high school students. For the 213 dwelling unit scenario, this would result in 51 new elementary school students, 30 junior high school students, and 31 high' school students at buildout. The student generation total for the proposed project is forecast to be 112 new students. The 'District currently requires a, mitigation payment of $3.91 per square foot/per dweliing, unit. The development impact fee mitigation program of the TVUSD adequately provides for mitigating the impacts of the proposed project in accordance With current state law. No other mitigation is identified or needed. Since this is a mandatory requirement, no additional mitigation measures are required to reduce school impacts to a less than significant level of impact.' . 31 . d) Parks? Less Than Sionificant Imoact. The proposed applications will increase population and associated burden on parks in the area. The proposed projectwill contribute to cumulative demand for public services within the City of Temecula. The City of Temecula'sQuimby Requirements and Development Impact Fees (DIF) are designed.. to offset the potential impacts to fire, police, park and recreation and public facility maintenance, including roads.. The proposed project's payment of these fees can reduce the potential service demand impacts related to the 213-units toa less than significant level. Since the Quimby . Requirements and DIF are mandatory for development within the City, no additional mitigation is required for the public service issues. Impacts are incremental, but are considered less than significant. e). Other public facilities? . Less Than Sionificant Imoact. The proposed project will incrementally increase population ahd jilssociated burden on other governmental services, including the library. To offset any impacts, the development will . be required to pay the DIF which contains components to offset impacts to other governmental facilities. Since the DIF is mandatory for development within the City, no additional mitigation is required for the public service issues. Impacts are inCremental, but are considered less than significant. / 32 14. RECREATION. Would the project: :PolenQaIly . . <$igi!iIiI:'!ril":..~~Tht!n M~~':'" 'st~a~nl' .. rm~c1 . 'In led...".. ^i,,~~;~ . -<'}"4't0!'F::.~:,'I?-' ;w#"'1;; : f.::;-,\-;,;' '^&,~'~'" b. Increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? Include recreational facilities or require the construction or expansion of recreational facilities which might have an adverse' h ical effect on the environment? x a. x Comments: Ii) Would the project increase the use of existing neighborhood and regional parks or other recreational facilities, such that substantial physical deterioration of the facility would occur or be accelerated? Less Than Sianificant ImDact. The proposed project will incrementally increase the use of existing neighbortJood and regional parks or other recreationalfacUities; however this increase will not be so great that it will result in a substantial pl1ysicaldeterioration of these facilities. The 213 residential units may support a population of up to approximately 685 residents. The City's parkland requirement .is for five acres of park area per 1,000 persons, so the proposed project would require about3.43 acres of park and recreational resources to meet the demand from the proposed project and prevent it from contributing to significant cumulative demand for such resources. The project does propose on-site private recreation areas. The City requires the payment of fees for park and recreation services as part of its Development Impact Fee (DIF) structure. Fees are considered sufficient to .fund park and recreation facilities to support the population generated by the pr:oposed project. The City's detailed documentation supporting the' adequacy of DIF to provide mitigation.for impacts to park and recreation resources Is available at the City Hall for parties to review if interested. . In addition, the project will be required to pay fees to satisfy the Quimby requirement generated by the subdivision of the land. With payment of the DIF park and recreation fees and satisfaction of the Quimby requirement, the :proposed project's contribotion to cumulative demand for park and recreation resources is reduced to a less than significant level of Impact. . No additional mitigation is required. b) 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? less Than Sianificant ImDact. The proposed project Includes recreational facilities.inctuding several small park/gathering .areas and a pool area. Please reference Response No. 14 :b. above. With payment of the OIFand satisfaction of the Quimby requirement, the proposed project's contribution to cumulative demand. for park and recreation resources is reduced toa less than significant level of impact, No additional mitigation is required. 33 15. TRANSPORT A TIONfTRAFFIC. Would the project: a. b. c. d. e. f. g. 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 ? 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 inad uate emer enc access? Resultininad uata arkin ca aci . Conflict with adopted policies, plans, or programs supporling alternative transportation (e.g., bus turnouts, bic cle racks? ;flqt;.ii'; ;;.; '.~/:..,.,~ f!t'J1:'~I!~:.::,i', /$/(/nificant . .Im~aet ~:;'~:-~;;~~:]~~>;'J:JtC x x x x X X Comments: . a) 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 ratio on roads, or congestion at intersections)? Potentiallv Sianificant Unless Mitiaation Incorcorated. A traffic analysis entitled "Rancho Highlands II Traffic Impact Analysis' was prepared by Urban Crossroads on May 2005. The purpose of the Analysis . was to eva.luate the project from a traffic circulation standpoint. Study objectives include documentation of existing traffic conditions on the vicinity of the site; evaluation of traffic conditions for cumulative growth . conditions at project opening year (2008), and, determination Of on-site and off-site improvements. and system management actions needed to achieve City of Temecula level of service requirementS. Goal No. .1 of the City of T emecula General Plan Circulation Element establishes the level of service requirement for the City. This Goal states: "Strive to maintain a level of Service "0: or better at intersections within the City during peak hours and level of Service "C. or better during non-peak hours." . The following intersections were reviewed as part of the Analysis: · Jefferson Avenue (NS) at Rancho California Road (EW) · 1-15 Freeway Southbound Ramps (NS) at RanchoGalifornia Road. · 1-15 Freeway Northbound Ramps (NS) at Rancho California Road . Tierra Vista Road (NS) at Rancho Highlands Drive (EW) . Ynez Road (NS) at: o Rancho California Road (EW) o Rancho Highlands Drive (EW) o TierraVista Road (EW) 34 . . Theproposed developmenUs projected to generate approximately 1,248 trip-ends per day with 94 vehicles per hour during the AM peak hour and 111 vehicles during the PM peak hour. . The Study concluded that the following studyarea intersections are currently operating at unacceptable Levels of Service "F" during the peak hours: . 1-15Freeway Southbound Ramps (NS) at Rancho California Road (EW) . Ynez Road (NS) at: oj Rancho California Road (EW) o Rancho Highlands Orive (EW) For cumulative growth (2008) with project traffic conditions, study area intersections are projected to operate at Level of Service "0" or better during peak hours with .additional improvElments iisted in the Study. According to the Study, due to existing physical constraints surrounding the Ynez Road/Rancho California Road intersection, the proposed improvements required to .achieve level of service "0" may not be feasible. Payment of the OIF and the Transportation Uniform Mitigation Fee (TUMF) are City-wide . requirements that are used to mitigate City-wide transportation impacts. . The project proponent will be required to pay these fees prior to the issuance of building permits. In order to mitigate project impacts to a less than significant level, the following improvements/mitigation '. measures. are recommended: . MITIGATION MEASURES: 15-1 . Construct a median on. Ynez Road adjacent to Rancho Highlands Drive to restrict moveinentsto . right in fright out only from Rancho Highland Drive. 15-2 Install stop sign controls at the project driveways where they intersect with Rancho Highland Drive and Tierra Vista Road. 15-3 Sigl1t distance at the project' driveways should be reviewed with respect to standard Caltrans/City of Temecula sight distance standards. at the time of preparation of final grading, landscape and street improvement'plans. . .15-4 . , On-site traffic slgmng and striping should be implemented in conjunction with detailed construction plans for the project site. After implementation of these measures, project impacts will be within the acceptable General Plan standards, No additional mitigation measures are required. . The project will also be conditioned to improve the on-site full width right-of-way of Tierra Vista Road to . complete this missing segment of roadway. . Completion of this roadway segment will divert traffic to a full turn movement intersection which will benefit project-wide circulation. b) Exceed, either individually or cumulatively, a level of service standard established by the county . congestion management agency for designated roads or highways? 35 Less Than Sianificant Imoact. Please reference Response No. 15.a. No additional mitigation is required. c) Result in a change in air traffic patterns, including either an increase in traffic levels or a change in location that results in substantial safety risks? No Imoact. The project will not result in a change in air traffic patterns, . including either an increase in traffic levels or a change in location that results in substantial safety risks. The project is not located in an area that wOl.lld affect any air traffic patterns. No impacts are anticipated; therefore, no mitigation is required. . d) Substantially increase hazards due.. to a design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? . . Less Than Sianificant ImQact. Access and roadway improvements will be . designed to comply with design criteria contained in the Caltrans Design Manual and other City requirements and standards. Sight distance at the project driveways should be review~ at the time of final grading, landscape and street improvement plans. No significant hazards are expected with mitigation. e) Result in inadequate emergency access? Less Than Sianificant ImoaCt. . The project will not result in inadequate emergency access. The Fire Department has reviewed. and accepted the proposed multi-family attached residential uses (with conditions). Impacts are considered less than signifiCant; therefore, no additional mitigation measures .are required. f) Result in inadequate parking capacity? Less Than Sianificant Imoact. The project will not result in inadequate parking capacity. On-site parking spaces (both residents and guests) have been provided in accordance with the City's Development Code. . No impacts are antiCipated; therefore, no mitigation is required. g) Conflict with adopted policies, plans, or programs supporting alternative transportation (e.g., bus turnouts, bicycle racks)? Less Than Sianificant Imoact. The project will not conflict with adopted policies; plans, or prOgrams supporting alternative transportation. Bus turnouts are present on Ynez Road at this time, adjacentto the project; turnouts within the project are not likely. Tenants will have storage available for bicycles and bike racks may be available at the recreational facility. No significant impacts are expected with mitigation. 36 16. UTILITIES AND SERVICE SYSTEMS. Would the project: e. Exceed Wastewater treatment requirements of the a Iicable Re ional Water Quail 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'!; projected . demarid in addition to the provider's existing commitments? Be served bylilandfill with sufficient permitted capacity to accommodate the ro'ect's solid waste dis sal needs? Comply with federal, state, arid local statutes and r ulations related to solid waste? 'Ailil~ii\lJIt. .... :;~:nGlt..^';: ~~m.ah:' .;. ..,sfgn!j1carit.., ;;. .ilJp_. ',' " .Signlficant,. . ,No ;.~!~~l_~;..~:~~:~.~!~~~,. X a. b. X c. X d. X X f. X g. X Comments: a) Exceed wastewater treatm!lnt requir!lm!lnts of th!l applicable Regional Water Quality Control Board? . Less Than Sianificant Impact. The project will likely create urban pollutants typical of any development, including oils and other substances. However, water quality standards and discharge requirements will not be violated if the following is satisfied. Given that the project site exceeds five acres, the project is required . to acquire a Notice of Intent from the San'Diego Regional Water Quality Board, in accOrdance with the City's National Pollutant Discharge Elimination System (NPDES) permit. The NPDES permit is required for . any discharge of wastes to surface waters, resulting from dewatering during construction, stormwater . runoff from construction, and construction sites.' The permit includes a list of Best Management Practices which outlines measures to be undertaken by the applicant to guard against accidental contamination of . ground waters and surface waters. Compliance with the foregoing ensures'. significant water quality impacts will not result. . b) Require or result In the construction of new water or wastewater treatment facilities or expansion of . existing facilities, th!l construction of which could caUS!l significant environmental effects? Less Than Sianificant Impact. The proposed project will generate demand for wastewater service system. capacity and have a potential to contribute to a cumulative demand impact on the wastewater system. The proposed project would be served by Eastem Municipal Water Distrlct (EMWD). EMWD estimates that. residential units generate about 100 gallons of wastewater per capita. Thus, the 658 persons forecast to occupy this proposed project would generate an estimated 21,300 gallons of wastewater per day. Through 37 the payment of sewer connection fees, the impact of implementing the proposed project on sewage systems is forecast to be less than significant. This is described in EMWD's 1992 Facility Analysis Report for the Temecula Valley Regional Water Reclamation Facility. Other than mandatory fees and installation of onsite utility infrastructure, no additional mitigation is required. c) 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? Less Than SiGnificant Imoact. As discussed, given that a complete development master plan has not yet been formulated for the project site, it is difficult and very speculative at this time for the applicant to prepare a drainage plan of proposed improvements. To ensure,onsite andoftsite drainage is conveyed . properly and sufficient facilities are provided, the applicant is required to prepare a drainage plan, prior to approval of any tentative tract map or Design Review application, which describes those onsite and oftsite drainage facilities that are necessary to service the entire project site, specifically the proposed apartments. and commercial uses. Locations, sizes, capacities, etc. of proposed drainage lines, channels, basins,' etc. must be described and shown on said drainage plans. If appropriate, th~ Riverside County Flood Control' District shall review and accept said drainage plan. Future development will not be allowed unless sufficient and adequate drainage improvements and facilities are designed and provided with the proposed project. d) Have sufficient water supplies available to serve the project from existing entitlements and . resources, or are new or expanded entitlements needed? Less Than SiGnificant Imoact. The proposed project would be provided water by Rancho California Water District (RCWD). Potable water consumption is estimated to be about 540 gallons per day per household, or an estimated 115,020 gallons p~r day for the whole project. Through the payment of water standby charges, hookup and connection fees, the impact of implementing the proposed project on water systems are forecast to be less thansignifican!. The project is not subject to Senate Bill 221 requirements because it is not a residential development of 500 or more units, and it will not increase the number of water service . connections by 10 percent or more in a district with fewer than 5,000 service connections. This project is not subject to Senate Bill 610 because it is not a large-scale development. Other than mandatory fees and installation of onsite utility infrastructure, no mitigation is r~uired. e)' 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? . . . Less Than SiGnificant Imoac!. Please reference Response No 16.b. Other than mandatory fees and installation of on site utility infrastructure, no additional mitigation is required. . .'. . '. f) Be served by a landfill with sufficient permitted capacity to accommodate the project's solid waste disposal needs? . - . \ - . . Less Than Sianificant Imoact. The proposed project will generate demand.for solid. waste service system' capacity and has. a potential to cOntribute to potentially significant cumulative demand impacts on the solid waste system. Solid waste disposal. capacity has been increased under the County to provide adequate disposal capacity for cumulative demand over the planning, horizon (minirrium . of five years). The project area's' solid waste is collected and disposed of at the El Sobrante Sanitary. Landfill located at 10910 Pawson Canyon Road east of Interstate 15 in the Gavilan Hills. According to the State of California's Solid ,Waste Information System, the landfill is active and permitted with a projected closure date of January 1, 2030. As of June 2001 the site was permitted to a capacity of 184,930,000 cubic yards and a permitted throughput of 10,000 tons per day. The proposed project is not expected to generate solid wastes other than typical municipal solid waste' ,generated by residential uses. Estimated generation rate is 1.57- tons of solid waste per year per household, or an estimated 334.4 tons per year from this project. Combined with the City's mandatory. 38 source reduction and recycling program, the proposed project is not forecast to cause any adverse impact to either the solid waste colleclion or landfill disposal system. . g) Comply with federal, state, and local statutes and regulations related to solid waste? Less Than Sianificant Imoact.The project does not propose activities that will significantly impact solid waste services or facilities. The project must comply with construction and debris removal and recycling requirements and shall contract with the City's waste haulerlfranchisee for all bins and their removal in accordance with City Ordinance.. Impacts are considered les,s than significant and no additional mitigation measures are required. . 39 17. MANDATORY FINDINGS OF SIGNIFICANCE. Would the project: , ' a. b. c. 'LeSs'lban:' SIQnifilliirit ,}~~ i. ,'(~'+f~~p,.;,;..; 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'ects,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 . ' x x ' x , , Comments: a) 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 history or prehistory? ' ' Less Than Sianificant ImDact. Based on evaluations and discussiOns contained in the Initial Study and Mitigated Negative Declaration, the'proposed applications have limited potential to degrade the quality of "the environment. The proposed applications, will not signifICantly, affect the environment with implementation of the recommended mitigation measures. b) Does the project have impacts that are individually limited, but cumulatively considerable? , ("Cumulatively considerable" means thaUhe incremental effects of a project are conside,rable when 'viewed in connection with the effects .of past projects, the effects of other current projects, and the effects of probable future projects;) Potentiallv Sianificant Unless Mitiaation Incoroorated, The project will not have impacts that are individually limited but cumulatively considerable. The incremental nature of the projects impact will contribute to cumulative impacts; however, with the incorporation of mitigation measure, these impacts are considered less than significant. c) Does the project have erivironmental effects, which will cause substantial adverse effects on human beings, either directly or indirectly? PotentiallY Sianificant Unless Mitiaation Incoroorated. The project does have the potential to adversely affect humans; either directly or indirectly; however, with the incorporation of mitigation measures, these 40 impacts can be reduced to a less than significant level. / 41 "' 18. . EARLIER ANALYSES. 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)(0). In this case a discussion should identify the following on attached sheets. a. Earlier anal ses used. Identi earlier anal es 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 is. 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. 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. " 11. 12. 13. 14. 15. 16. 17. 18. SOURCES City of Temecula General Plan City of Temecula General Plan Final Elivironmentallmpact Report South Coast Air Quality Management District CEQA Air Quality. Handbook "Rancho Highlands II Traffic Impact Analysis City of Temecula, California", Urban Crossroads, May 13, 2005 "Results of a Biological Constraints Analysis (BCA) and Multiple Species Habitat Conservation Plan (MSHCP) Consistency Analysis (MSHGP-CA) of Lot Nos. 1,2 and 3 of Tract No. 23992 (TR23992)", . Thomas Leslie Corporation, May 10, 2005 . . "Rancho Highlands II Air Quality Impact Analysis City of Temecula, California", Urban Crossroads, May 17;2005 "Rancho Highlands II Preliminary Noise Study City of Temecula, California", Urban Crossroads, May 18,2005 . "Supplemental Geotechnical Investigation Rancho Highlands II Tract 23992 Lots .1, 2 and 3 City of Temecula, California", Leighton and Associates, Inc., May 16, 2005. Aesthetic Analysis (Four vantage points) "Opinion Letter for the Phase I Environmental Site Assessment Report, Rancho Highlands Project, South of the Intersection of Rancho California Road and Ynez Road, Riverside County, California", . Leighton arid Associates, Inc., February 9, 2005 . "Opinion Letter for the proposed Development of Rancho Highlands II, Tentative Tract 23992, Lots 1, 2 & 3, City of Temecula, California", Leighton and Associates, Inc., January 25, 2005 (revised February 9, 2005) '.' . . ..' . "Summary of Geotechhical Conditions, Rancho Highlands, Tentative Tract 23992, City of Ternecula, Riverside County, California", Leighton andAssociates, Inc., January 25,2005 "Preliminary Summary of Fault-Related Geotechnical Conditions, Rancho Highlands, Tentative Tract 23992, City of Temecula, Riverside County, California", Leighton and Associates, Inc., December 21, 2004 . "Geotechnical Report of Rough Grading, Rancho California Highlands II, Parcel Map 23992, Southwest of Rancho California Road and Ynez Road, City of Temecula, Riverside County, California", Petra, March 15, 2002 "Preliminary Geotechnical. Investigation, Rancho Highlands I, Lots 4, 5 and Remainder within Tract 23992, Located Northeast of the Intersection of Ynez Roads and Rancho Vista Road, City of Temecula, Riverside County, California", Petra, September 30,2003 "Phase I Environmental Site Assessment Report, Rancho Highlands Project, South of the Intersection of Rancho California Road and Ynez Road, City of Temecula, Riverside County, California", Leighton and Associates, Inc. February 10, 2005' . "Cultural Resource Assessment and Constraints Analysis for the Rancho Highlands parcel, Temecula, CAw, Viejo California Associates, April 28, 2005 . "Rancho Highlands II Supplemental Trip Generation Evaluation", Urban Crossroads, May 25,2005 42 ATTACHMENT NO.5 MITIGATION MONITORING PLAN G:IPlannlngl2OO5\PA05-0167 Rancho Highlands II MulU-Famlly DP & PR\PIannlnglPC STAFF REPORT.doc 13 :E c( a: " o a: a. " z ii: o I- Z o :E z o ~ " E :E c( ...J ...J :> c( a: c( :E (J) w :E o :J: W !:j ::) a. ~ z c( ...J a. 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C. a. al '-CD(J)~E E- en ~ I- 0.._ 0._ a. - al C .l! 1~ 00 0:'" ..lh '~~ '8 o ::E € '" !I, ." ~ :t '~ ~ ~ <Ill ~ >. 11 .l: ,., '3 ::E = t :E j iQ <;: ~ I o ~ <:; (J) (J) o !2.;;-g_al.5: E ;;:: .-Oal(J)C(J)_:J ..... -- .- 0(5 go~ci~;~'->5~ -E,gOCllCll(J)~(J)O(J) i ~ ::J.!! 0 ! ! a E -:5 ~ 0)_ '0 en 0 ! ==;; :-.5::J ui ~ g U) .!!!.81"C C eo CI!'iii c.Q.';::'o g o.....c.-..... .-.-<1>.....-.....- .....ocacnC)~-'E.s::.-~Oo 0..5: r, 0 C'o E !!l :: ~ a. ui 3l ~Qi ij) as~ as.! (I) <D.Q as".... al > '0' 0.._ a. CIl ..c.s::..s::. 0 al (J) WQ)'-eXa::J>.::J:l:CDooc _ _ 0.._ Q) 0 en UJ CD > ..... ......_ ATTACHMENT NO.6 PUBLIC CORRESPONDENCE G:IPlannlng\2005\PA05-0167 Rancho Highlands II Multi-Famlly DP & PR\PIannlngIPC STAFF REPORT.doc 14 . City ofTemecula P.O. Box 9033 Temecula, CA 92589-9033 Attn Emery 1. Papp, AICP ID) jg cg jg U \VJ jg rrJ Ull APR 1 0 2006 I!!J By Planning Department April 8, 2006 Dear Mr Papp and Council Members, I am writing in regards to planning application P A05-0167 Rancho Highlands II (Maravilla). I would like to voice my objection towards the proposed multi family 213 individual unit triplex buildings proposed by Pulte Home Corporation. This area is immediately adjacent to the Rancho High1ands single family home development 10cated to the south. I am concerned the proposal to build multi family housing will have a negative impact on the home values and quality of life within the existing single family homes neighborhood. I also find it disturbing that I have not received any correspondence from the City of Temecula regarding the proposal, and was only made aware of this comment period by our homeowner management company. As currently miIpped, there are considerable impacts on our existing neighborhood due to this project. The main concern I have is that Tierra Vista Road is due to be connected into this project from the existing development. After living in this neighborhood since it was built in 1993, I ion well aware of the daily traffic jams and back ups that occur on Ynez Road during rush hour times. I believe that residents in this neighborhood (sure to be several per unit) will quickly deCide that if they desire to go south, it will be filster to cut through the existing Rancho Highlands neighborhood streets (which are all prima filcia 25 mph streets) in order to reach Ynez via either of the Preece Lane intersections with Ynez. We already see unsafe drivers traveling downhill on Calle Nacido at high rates of speeds and have observed at 1east 3 collisions at the intersection of Calle Nacido and Via Mondo due to high speed drivers not being able turn the comer and running off the road. The proposal to open up our neighborhood to an additional estimated over 300 drivers is of great concern. The already poor traffic circulation at the adjacent intersection ofY nez Road and Rancho Califurnia Road is likely to be impacted as well. The existing Rancho Highlands Development was well planned fur the collection of traffic by use of a col1ector street to funnel traffic out of the housing areas (Preece Lane). The proposal to turn Tierra Vista into a col1ector street serving as a main ingress I egress access to the neighborhood will have extremely negative effucts, especially on the homeowners in the immediate area. I highly recommend and plead with the City ofTemecula to reconsider the exiSting street extension plan. Permanently closing off the existing neighborhood from this newly . . proposed d!,velopment will better serve the approximate 460 or more homeowners of Rancho Highlands. If this project must be built, I would like to see it be kept as a separate development entirely, thus minimally impacting our existing neighborhood. . I call on the City to reanalyze the traffic flow problems this will create for us. While the benefit of having a traffic signal available to make a left turn (north) out of our development is attractive, the trade off ofthe fiIr more negative affects to residents along Tierra Vista and adjoining streets ofthe dangers of increased vehicle travel through the neighborhoods using a designed residential street as essentially a collector road is not worth the risk. Many years ago, the City missed the boat when they allowed the upper portion of the Rancho Highlands development to be built without realignment of the upper Preece Road intersection with Rancho Vista Road. Again, they have done nothing with current Gallery Homes housing construction at Ynez Road and Rancho Vista I Preece Lane to address this. Past talk has included a proposal to eliminate left turns out of Preece Lane onto Ynez all together, a move which will be vehemently opposed by the Rancho Highlands residents. Preece Lane was designed and functions excellently as a collector road, as it has no homes built on it whatsoever, as designed. The current left turn merge lane is sufficiently working to allow left turns out of the development. Any illusion that connecting Tierra Vista to Ynez will solve this issue is at too great of expense to the sa1i:ty of homeowners in our current development. Finally, I would like to object to the naming of a street in this new multi family housing development as Rancho Highlands Drive. We are proud of our existing neighborhood which is signed and known as Rancho Highlands at both entrances from Preece lane, and is governed by the Rancho Highlands Homeowners Association. Naming a street outside of our development in a separate area of multi Jamily homes "Rancho Highlands Drive" is not appropriate and will be confusing to people looking for our development. It's also an insult to the proud homeowners of our single family homes neighborhood. Please find another name for your proposed road of triplexes. In summary, I oppose the usage ofthe land for multi Jamily housing, however as a compromise I would like to see the closure ofTierra Vista Road thus keeping the development completely separate from the existing development to avoid traffic and safuty concerns. Finally, the usage of Rancho Highlands Drive as a street in the development is of poor taste to long time homeowners of the existing development. ~J:~~~ ~ Michael petrofsky 29645 Via Mondo Temecula CA 92592 (Rancho Highlands) 951-699-1054 October 8, 2005 City Of Temecula Public Works Department Senior Planner - Emery Papp P.O. Box 9033 Temecula, CA 92589-9033 RE: Proposed Temecula City Development - Rancho Highlands II (pA050167 - 23992 Map) Environmental Impact Study The referenced Project currently proposes to place 71 buildings containing 213 condominiums and 426 garage spaces on 23 acres ofland on tracks 23992 and 13423. Each building is approximately a 30-foot tall square- block-like structure, with gabled roofs, and three double car garages. A pool area is proposed to serve the Project. A very extensive pattern of roads are planned to service all the garages of each building. The developer (polte Homes) provided a presentation to the residents of Rancho Highlands on September 23, 2005, showing the projected position of buildings, roads, green space, and recreation center for the use of this development. The developer stated that the project would be constructed and sold in 16 phases, suggesting that surrounding residents would be subjected to continuous or sporadic building and road construction for a period of one of more years. It became apparent, during the Polte presentation, that the development, as shown. would pose sever environment impacts and worsen existing environmental problems for the current residents of Rancho Highlands, the residents at the comer of Tierra Vista and Ynez, the future residents of the proposed project and severely impact the City of Temecula's circulation plan for Ynez. Project Location: The project is bounded on all four sides with no access to the north to Rancho California Road, and no access to the west to Interstate 15. Access, 1 in and out of the project, can only be accomplished by direct flow to the east. into the Ynez highway using Tierra Vista and Rancho Highland Roads, and to the south on Tierra Vista, on to the roads in Rancho Highlands subdivision and then on to Ynez highway The project directly abuts the single family homes of Rancho Highlands to . the south and the condominiums at the north west comer of Tierra Vista / Ynez Highway, and shares access to Ynez on Rancho Highlands Road with the Embassy Suites Hotel and the Marie Callenders Restaurant. Location Factors Impacting the Project and Project's impact on location: The location has been zoned for medium density housing, even though the housing to the south, which is directly connected to the Project and shares road circulation, is zoned for and filled with low-density single-family dwellings. The location's ability to support this medium density zoning has been over taken by the need to upgrade Ynez Road from a two-lane secondary road to a divided highway. The Rancho Highlands Subdivision is currently experiencing traffic circulation problems with access to Ynez, that are programmed to become extreme with the establishment ofYnez as a divided highway. As currently planed, only the opening of Tierra Vista, through the Project tracts; will allow residents of Rancho Highlands to travel north and exit on to Ynez, when Ynez becomes a divided highway. The north bound traffic on Tierra Vista from the 406 Rancho Highland homes and the condominiums at the comer of Tierra Vista and Ynez, will leave little to no capacity for Tierra Vista to handle the 426 vehicles added by the proposed . Project. There will be little capacity for ever opening the east side of the Tierra Vista stop light to any east side ofYnez development. Rancho Highland Road is of no assistance to this circulation problem since its outlet to Ynez does not have a stoplight and is approximately 300 feet from the intersection ofYnez and Rancho California. Even without the traffic generated by Rancho Highlands, the Project traffic will have less than 800 feet, after turning on to Y nez, before hitting the Rancho California turning lanes and stop light. Sever traffic jams are projected northbound on Y nez. 2 Rancho Highlands will be completely dependent upon use of Tierra Vista for North access. It will be further dependent upon Tierra Vista for emergency fire/rescue and medical vehicles from the Paba Road fire station. These vehicles currently access Rancho Highlands through the two connections of Preece to Ynez. These will be closed with the completion ofYnez dividers forcing the emergency vehicles to go north to the stoplight a Tierra Vista and then back-track through the Project and all of Rancho Highlands to access residents at the south of Rancho Highlands. This is an extreme extension to the distance now traveled and will be further impaired and lengthened to an even greater degree by traffic congestion at the Tierra Vista Nnez stoplight, increased traffic of the Project's condominiums, and the high density traffic on the Ynez highway. Tierra Vista will become congested to an even greater degree as school busses, garbage trucks, recycle trucks and green waste trucks all use it to travel north to Highway 15 and waste facilities. The section of Tierra Vista, within Rancho Highlands, is not prepared to function as the major secondary road, as now projected. While it is expanded 4 feet wider that the other Rancho Highlands subdivision roads (With the exception of Preece Lane), it is not dedicated to being a major secondary road, as designed within the proposed Project, or as the currently established role that Preece Ln. currently serves in Rancho Highlands. The major deficiency is lack of dedication to a secondary road role. Homes currently open directly on this road with multiple garages and driveways. The owners of these homes, and their families, had a reasonable expectation that Tierra Vista would be opened to adjoining homes, or even the medium density homes of the Project's projection, but not the current plan to make them the sole through fare for all northbound traffic of the subdivision and the probable traffic jam as car line up to exit on to Ynez from Rancho Highland residents, the 436 of cars from the Project, the cars from the condominiums at the northwest comer of Tierra Vista and Ynez, and the north bound traffic from Marie Callenders restaurant.. The plan for assured circulation on Ynez is greatly impacted by the addition of medium density housing traffic at the points of the Tierra Vista stop light and Rancho Highlands road. As traffic volumes increase on Ynez, the turn lanes to the west at Rancho California will experience a several fold increase in traffic. As noted, there is currently less that 800 feet between the stop light at Tierra Vista and these turn lanes. The additional flow of traffic, 3 generated by all of Rancho Highlands, plus the Project cars, the existing condominiums, and the traffic generated by the Embassy Suits and Marie Callenders, who will back-track on Rancho Highland road to get the Tierra Vista stop light as the only way to turn north, and will effectively block all the advantages sought in making Ynez a divided highway. The problem is intensified by south bound autos seeking to turn into Tierra Vista. These autos may become numerous enough to block vehicles trying to turn south on Ynez from Rancho California. The Tract to the east of the Project (on the east side ofYnez), is also scheduled to be a high/medium density development. Even if it is reduced to a low-density development by factors impacting the environment, such as noted here, it will add to the problem of Y nez circulation and increase a worsening situation. The Project, as projected to 213 condominiums, could virtually halt the development of the property to the east, if this development depends upon Ynez for any access. The location has several other health related problems to be considered concerning noise and air pollution. The project site is adjacent to Highway 15 and Rancho California road. It overlooks the cross roads and the intersection ofYnez and Rancho California as well as Old town and Jefferson road. Each of these roads and features is a significant generator of noise. Of special interest is the road noise from Highway 15. The current homes of Rancho Highlands experience extensive noise owing to being up a hill from the noise and in many cases, having the road noise concentrated by reflection from surrounding homes, and the sounds of the highway and Old town greatly enhanced by prevailing winds. The dwellings propose in the Project will be higher and closer to the highway/intersections and thus more exposed to this problem. The layout presented by Polte did not appear to have any mitigation for the ambient sound and appeared to have only the bare requirements for "green space", if that. The Project layout seemed to offer a major opportunity to reflectively amplify road sound, and the often loud music and races way sound from Old Town night function and races across the Highway. The sound levels could easily be above the County mandated limits and require mitigation. And associated with the Highway 15 is the production of micro particulate matter (tire dust and desel fuel smoke), which has been shown to be as potentially more harmful than gas motor emissions. The prevailing winds blow this dust up into the proposed 4 Project area. While it is too late to hold back subdivisions such as Rancho Highlands, that existed before the Highway was developed to its current traffic level, it may not be a good health or environmental decision to encourage new subdivision next to highway dust, especially high or medium density Projects with minimum tree and grass areas to catch and filter the dust before it impacts children's lungs. The homes of Rancho Highlands have experienced lower water pressure in the recent past and may again. These homes have also experienced a lessening of desirable water quality as water from less desirable wells is . mixed to make up for the demands in the area. It should be confirmed that the additional water demands from this project will not pose a threat to the water pressure needed for fire hydrants, cause the water company to reduce the quality of current water to make up for added demand, and assure the water pressure delivered to Rancho Highlands and surrounding homes is not diminished. The Project is expected to add 213 families to the central Temecula area. There should be positive confirmation that the projected impact from the children of these families will not be adverse. While the number of children may not be very great, there are many housing projects in.Temecula bringing many children. It the aggregate impact of these projects is a problem that will take years to solve or fund. This Project and others contributing to the . problem need to be held back until the problem of added schools, fire stations, police, water and power distribution, etc., are solved. The Environmental Impact Statement for this project must address the impact of this project, and other concurrent projects, as a whole to assure we are not approving what might be acceptable as an isolated development, but is a major problem as a group of developments. The current level of funds, contributed by developers, for the funding of necessary supportive infrastructure normally do not beginning to cover the life-cycle costs for more fire stations, police, schools, distribution system for water, power and waste. Recommended Mitigations: 1. Reduce the Project scope. 5 It is recommended that the scope of the development be reduced to meet the character of the adjoining subdivision to the south. The project should be approved for single-family homes and green spaces of the same character as Rancho Highlands. This would limit the project to approximately 71 single-family homes, which could be completed in a reasonable time and not subject surrounding homes to one of more years of continuous condominium and street building, and the dirt, noise and dust associated with a protracted 16 phase project. Benefits of mitigation: The circulation problems in all areas would be reduced. The value of each home site would rise so that the developer could achieve relatively the same or reasonable profit. Green space would be increased to the level found in Rancho Highlands where the greenery in the yards of the homeowners exceeds the dedicated green space. Noise levels would be reduced with smaller structures and more greenery. Micro particulates would be reduced as the increased greenery filtered the air of carbon black tire dust. More green space could be set aside on the Highway side for much better noise reduction. Cement block walls may not be needed for noise reduction, resulting in lower project cost and better aesthetics. Fewer dwellings would mean less impact on schools, fire protection, police protection, and other resources. The number of roads in the development could be reduced lessening the maintenance cost on Temecula, since the Project is not a gated community and roads would be deeded to the City. Surrounding homes would not be subjected to a protracted building project. The resulting homes might be invited to join the current Rancho Highlands Association, thus decreasing the cost of the Projects pool center and HOA costs, and decreasing the current per-home HOA cost on both developments. There may be some capacity left on Ynez to accommodate some level of development on the tract to the east of the Project and some capability of the intersection of Ynez and Rancho California to handle the increased traffic projected for when Ynez becomes a divided highway. There may be some traffic capacity left to allow Tierra Vista stoplight to be opened to support projects to the east of the Project and Ynez. 6 ~- . I Costs of mitigation: The developer will only create 71 single homes instead of the 213 condominiums which might result in lower profits. The circulation problems of the new project, Rancho Highlands, the existing Tierra Vista Condominiums, and Marie Callenders will be greatly lessened but not resolved. Unless the plans for developing Ynez include more access for Rancho Highlands from Preece, northbound traffic will still be forced through Tierra Vista. The Developer may object to the reassigument of area to low density, but will have to accept that the density of the proposed development would be in conflict with the General Plan Circulation requirements and result in an untenable situation concerning access, health, and emergency services for the new residents of the Project. 2. Build sound protection of sound deadening greenery. It is recommended that the project provide sound deflecting concrete block walls and extended greenery on the Highway side of the Project. Need for this to be determined by sound survey and analysis of site and building placement by sound engineers. 3. Realign Preece Lane to meet Ranch Vista stoplight. It is recommended to connect the North end of Preece to the stoplight at Rancho Vista, using the land offered by the Rancho Highlands. Benefit of mitigation: The circulation problems of the new Project and Rancho Highland, and Ynez would be resolved, in the main. Rancho Highlands would continue to use Preece Lane for the majority of northbound traffic. The intersection ofTierra Vista would only be forced to carry the new Projects traffic, the existing Tierra Vista Condominiums, and the north bound traffic from Marie Callenders and the Embassy Hotel. The Tierra Vista homes, in Rancho Highlands would only be subject to a greatly lessened flow of traffic, since most north bound Rancho Highlands traffic would continue to use the Preece/Rancho VistalYnez exit area, as they do at present. Rancho Highlands north bound traffic would enter Ynez 2500 feet south of the Rancho California intersection instead of750 feet, when turning at Tierra Vista and immediately impacting the left turning lanes 7 onto Rancho California. The traffic flow on Ynez would be improved since the traffic impact on the Rancho California intersection would smoothed as traffic went through the Rancho Vista/Preece lane/Ynez traffic light. Southbound traffic, turning on Ynez from Preece, will make safer turns using a stoplight. Ynez would safely be transformed into a divided highway without taking the current northbound access away from most of Rancho Highlands. The plan to make Ynez a divided highway would not be disturbed. Emergency vehicles and service would not be required toback-track through Tierra Vista, thus preserving the current response times from the Paba Fire station. Major vehicles (large trash trucks, school busses, etc.) would not be forced to travel the entire length of the Project and Rancho Highlands to enter and exit rancho Highlands. Property values in Rancho Highlands would not be adversely affected as is currently projected from the isolation from Ynez. Costs of mitigation: There is an extra cost to the City of Temecula to redirect the north Preece Lane to meet Rancho Vista. The Rancho Vista!Y nez light will take a bit longer to cycle. The Rancho Highlands community will have to give up some frontage land to make room for the redirection and joining of Preece Lane to Rancho Vista. The intersection would be in the shape of an "s" curve instead of the preferred right angle intersection. The Temecula City Counsel and Department of Public works would have to reappraise their current position against this mitigation. Other mitigations considered: Additional traffic lights on Ynez supporting the south end of Preece lane and the Quite Meadows Road, and a separate stoplight added for the North end of Preece. Each of these enhancements would be of obvious benefit for the residents of Rancho Highlands, but have been previously rejected by the City Counsel /Public Works Department as being adverse to the flow of traffic on Ynez and would not seem to provide the same degree of mitigation benefits as establishing northbound access to Y nez by way of relocating the north end of Preece Lane to meet the Rancho Vista stoplight, or reducing the scope of the Project. 8 . I respectfully submit the above for your consideration and request that the departments charged with fire, public safety, circulation, and utilities are provided a copy of these considerations when reviewing the Project. I further request these considerations be forwarded as my comment letter for the forthcoming Public hearing on this project. I would desire an open discussion on the issues raised herein. I understand, from the discussions of April of2004, that the Rancho Highlands subdivision was established before the planning and construction of roads such as Rancho Vista, causing the road to not align with Preece, and that the City considers Rancho Highlands access to Ynez as secondary to the plan to make Y nez a divided highway, and secondary to any slowing of Ynez traffic flow. This has been clearly stated in discussions on obtaining stoplight for the sole benefit of correcting Rancho Highlands' access problem. However, I do expect the City's present and future plans not to additionally hurt us. This Project will make a bad problem worse, without mitigation, and would put the new residents of this Project in an equally bad or worse position than the residents of Rancho Highlands are now facing. It is also an opportunity to enhance traffic flow on Ynez road. Thank you for your consideration. ~)/~ If .rem; H. Steinorth . 43079 Calle Reva Temecula, Ca 92592 951-693-9909 Steinorthj@AOL.com 9 ITEM #4 STAFF REPORT - PLANNING CITY OF TEMECULA PLANNING COMMISSION DATE OF MEETING: May 3, 2006 PREPARED BY: Christine Damko TITLE: Associate Planner PROJECT Planning Application No. PA05-Q096 is a Development Plan to DESCRIPTION: cdnstruct four single-story industrial buildings (warehouse and office) totaling 54,504 square feet located on the south side of Winchester Road, approximately 170 feet west of Diaz Road in the Light Industrial (L1) zone (APN: 909-310-002 through 005) RECOMMENDATION: 18I Approve with Conditions D Deny D Continue for Redesign D Continue to: D Recommend Approval with Conditions D Recommend Denial CEQA: 18I Categorically Exempt (Section) 15332, In -Fill (Class) (Section) D Notice of Determination D Negative Declaration D Mitigated Negative Declaration with Monitoring Plan DEIR G:\P1annlng\2005\PA05-0096 Winchester GilchrisllPlanningIPC STAFF REPORT.doc 1 -.- .~-- ~ PROJECT DATA SUMMARY Name of Applicant: Andrew Kjellberg, McArdle Associates Architects Date of Completion: April 4, 2005 Mandatory Action Deadline Date: May 3, 2006 General Plan Designation: Industrial Park (IP) Zoning Designation: Light Industrial (L1) Site/Surrounding Land Use: Site: Vacant North: South: East: West: Existing industrial building Existing industrial building Industrial/Office building currently under construction Existing industrial building Lot ,Area: 3.95 acres Landscape Area/Coverage: 40 percent maximum/31. 7 percent proposed 20 percent minimum/22.3 percent proposed Total Floor Area/Ratio: Parking Required/Provided: 97 spaces requiredl1 03 spaces provided BACKGROUND SUMMARY Staff has worked with the applicant to ensure that all concems have been addressed, and the applicant concurs with the recommended Conditions of Approval. The project was submitted on April 4, 2005. Staff met with the applicant to discuss site layout and architecture concems on May 17, 2005. The applicant submitted the revised plans on September 28, 2005 and then again on February 27, 2006. ANALYSIS Site Plan The project conforms to the development regulations for industrial buildings listed in the Development Code and Design Guidelines. The building setbacks meet the minimum requirements of Section 17.08.030 of the Development Code and the 31.7 percent Floor Area Ratio is below the target ratio of 40 percent for this zoning district. The project proposes to design and construct four single, story light industrial (office and warehouse) buildings located on the south side of Winchester Road, approximately 170 feet west of Diaz Road. G:\Plannlng\2005\PA05-0096 Winchester GilchristlPlanningIPC STAfF REPORT.doc 2 The four buildings range in size from 15,017 square feet to 20,478 square feet and are connected by a decorative pedestrian pathway. In the center of the development is a common area complete with a decorative water feature, trellis, tables and benches. Due to the long, linear, shape of the property, the project's site design was constrained. Overall, staff feels that the proposed site plan provides variation in building footprints as well as providing decorative pedestrian pathways and a common area to connect the development. Access and Circulation Vehicle access to the proposed site will be provided by three drive aisles located off of Winchester Road. The main entrance is located in the middle of the site and is intended for employees and customers. The entrances located on the ends are intended for delivery trucks to load/unload behind the buildings. The drive aisles will provide a clear path of travel around .the buildings for adequate on-site circulation. The Public Works Department has analyzed the potential traffic impacts of the project and has determined that the impacts are consistent with the traffic volumes projected for the site by the previously approved City of Temecula General Plan EIR. The Fire Department also reviewed the plans and determined that there is proper access and circulation to provide emergency services to the site. Architecture The proposed buildings are consistent with the Development Code and Design Guidelines and are compatible with other adjacent buildings within the business park. The proposed architecture includes smooth painted concrete with travertine tile and slate accents around the main entries. The colors for the building include taupe, beiges, and ivory. The field and trim colors will be used in different places of each building to present each building with an individual style while keeping the color palette uniform throughout the site. The buildings include various breaks in the wall planes by utilizing .pop outs" and breaks in the building ranging from two to six feet in depth. The entries on the buildings are further enhanced by a mix of vision, tempered, and spandrel glass with slate and travertine tiles surrounding. A metal canopy extending over four feet is provided over each doorway, completing the look of the sleek, classic architecture that the buildings represent. The buildings also provide adequate roofline variation by providing a parapet and decorative comice ranging in size from one to three feet in height. Landscaoina The landscape plan conforms to the landscape requirements of the Development Code and Design Guidelines. Tree species such as London Plane trees (24 inch box), Carrotwood trees (24 inch box), and Califomia Pepper trees (36 inch box) are provided along the eastem property line. Tree and shrub placement will serve to effectively screen onsite parking areas, roll-up doors, and to soften the building elevations. The project proposes to landscape 38,355 square feet of 22.3 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 Winchester Road and varied landscape setbacks around the building footprints. G:\Plannlng\2005\PA05-OO96 Winchester GllchrisllPlannlngIPC STAFF REPORT.doc 3 ENVIRONMENTAL DETERMINATION In accordance with the Califomia Environmental Quality Act, the proposed Project has been deemed to be categorically exempt from further environmental review (Section 15332, In-Fill Development Projects). CONCLUSIONIRECOMMENDATION Staff has determined that the proposed project, as conditioned, is consistent with the City's General Plan, Development Code, and Design Guidelines. . Therefore, staff recommends approval of the Development Plan with the attached Conditions of Approval. FINDINGS Development Plan (17.05.01 OF) 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 proposal is consistent with the land use designation and policies reflected for the light industrial development in the City of Temecula General Plan. The General Plan has listed the proposed uses, including light manufacturing, warehouse, and office, as typical uses in the Light Industrial zoning district. The project proposes warehouse and office uses, which is consistent with the General Plan. 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 Industrial Development Performance standards of the Development Code and Design Guidelines. The proposed project has met the performance standards in regard to circulation; architectural design and site plan design. ATTACHMENTS 1. Vicinity Map - Blue Page 5 2. Plan Reductions - Blue Page 6 3. PC Resolution 06-_ - Blue Page 7 Exhibit A - Draft Conditions of Approval G:\Planning\2005\PA05-0096 W1ndlester GilchrisllPlannlnglPC STAFF REPORT.doc 4 ATTACHMENT NO.1 VICINITY MAP G:\Plannlng\2005\PACJ5.0096 Winchester GllchrlsllPlannlngIPC STAFF REPORT.doc 5 ATTACHMENT NO.2 PLAN REDUCTIONS G:\Planning\2005\PA05-0096 Winchester Gllchrisl\PlanningIPC STAFF REPORT.doc 6 . I ATTACHMENT NO.3 PC RESOLUTION 06-_ G:\Planning\2005\PA05-0096 Winchester Gilchrlsl\PlannlngIPC STAFF REPORT.doc 7 PC RESOLUTION NO. 06. A RESOLUTION OF THE PlANNING COMMISSION OF THE CITY OF TEMECULA APPROVING PlANNING APPLICATION NO. PA05-0096 A DEVELOPMENT PlAN THAT PROPOSES TO CONSTRUCT FOUR SINGLE-STORY INDUSTRiAl BUILDINGS (WAREHOUSE AND OFFICE) TOTALING 54,504 SQUARE FEET LOCATED ON THE SOUTH SIDE SIDE OF WINCHESTER ROAD, APPROXIMATELY 170 FEET WEST OF DIAZ ROAD IN THE LIGHT INDUSTRIAl (lI) ZONE Section 1. Andrew Kjellberg representing McArdle Associates Architects filt(d Planning Application No. PA05-0096 (Development Plan Application) on April 4, 2005, in a manner in accordance with the City of Temecula General Plan and Development Code. Section 2. The Application was processed including, but not limited to a public notice, in the time and manner prescribed by State and local law. Section 3. The Planning Commission, at a regular meeting,. considered the . Application on May 3, 2006, at a duly noticed public hearing as prescribed by law, at which time the City staff and interested persons had an opportunity to aDd did testify either in support or in opposition to this matter. Section 4. At the conclusion of the Planning Commission hearing and after due consideration of the testimony, the Planning Commission approved Planning Application PA05- 0096. Section 5. Findinas. The Planning Commission, in approving the Application hereby makes the following findings. as required by Section 17.05.010F. 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 land use designation and policies reflected for the light industrial development in the City of Temecula General Plan. The General Plan has listed the proposed uses, including light manufacturing, warehouse, and office, as typical uses in the Light Industrial zoning district. The proposed project proposes office and warehouse uses. B. 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 Industrial Development Performance Standards of the Development Code and Design Guidelines.. The proposed project has met the performance standards in regards to circulation; architectural and site plan design. G:\P1anning\2005\P A05.0096 Winchester GilchristlP1anningIPC RESOumON.doc I Section 6. Environmental ComDliance. A Notice of Exemption has been prepared pursuant to Section 15332, Class 32, In-Fill Development Projects, of the California Environmental Quality Act. No further environmental review is required for the proposed project. Section 7. Conditions. The Planning Commission of the City of Temecula approves the Application PA05-OO96, all of the foregoing reasons and subject to the project specific conditions set forth on Exhibit A, attached hereto, and incorporated herein by this reference together with any and all other necessary conditions that may be deemed necessary. G:lPlanning\2005\PA05-0096 Winchester GilchristlPlanningIPC RESOLUTION.doc '2 Section 8. PASSED, APPROVED AND ADOPTED by the City of TemeCl!la Planning Commission this 3rd day of May 2006. Ron Guerriero, Chairperson 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 the forgoing PC Resolution No. 06- was duly and regular1y adopted by the Planning Commission of the City of Temecula at a regular meeting thereof held on the 3rd day of May 2006, by the following vote: AYES: NOES: PLANNING COMMISSIONERS: ABSENT: ABSTAIN: PLANNING COMMISSIONERS: PLANNING COMMISSIONERS: PLANNING COMMISSIONERS: . Debbie Ubnoske, Secretary G:lPlanningl2005\P AOS-0096 Winchester GilchrisllPlamringIPC RESOumON.doc 3 ATTACHMENT NO.1 VICINITY MAP G:IPlaooingl2OOSlPAOS.0096 Winchester GilchrisllPlannlngIPC STAFF REPORT.doc S ~\\ \ \ -:a \ ~ / \. C).; Q :" 'i'"" f!' I /', 0", ~, / ,,'r--p;yjf / ~':J ! "\~ \. .(j it ATTACHMENT NO.2 PLAN REDUCTIONS G:\Plannlng\2005\PAOS-0096 Winchester Gllchrisl\PlannlngIPC STAFF REPORT.doc 6 11""- j '" E~~ ;::g i! 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I '" . =:;. .:~ 'II ~" i ~~~ () VIIOOlIlY.l 'V1rolM1 OVOIIl!SllONIM lSI'lIH)119 . 'lI31S]H)NIM 2: l5 Q '"' ~ ,.. ~ ~ ..:h tt11 1-' ~; I- ' ~; ~ .. . . - II _ ~ - l5 2: ~ 0 ll~lll I ~ ~ ~ Illllil ! Il j!:l ttI 2: ~ I g c:i' , ~l 0 I . '" ,I .;1 ~ ! Illlld >- Q..l I ill~!illI Iii I ~~ ~ .~. .~. .... .... III lal. P. '1'1 111!!II.lli' III I III III It I i:!lBl~ <( ..01.. < . II m I~ Illl I tllwll II I 1IIIIjllll 111.111 III ilillilll " I III .I .J,lI tI hi eeGlGleeeGlelil €llil@ <3GlGl@GlGlGle . .... .... ~ :~~~l p~ -0 <-'0 r- ~~ 1M lii!~ 1<( I, I;' I I' ',I ' l!iillulflh II ATTACHMENT NO.3 PC RESOLUTION 06-_ G:\Planning\2005\PA05-0096 Winchester GilchrisllPlanningIPC STAFF REPORT.doc . 7 EXHIBIT A DRAFT CONDITIONS OF APPROVAL G:IPlanningl2OO5\PAOS-0096 Winchester Gi1christIPlanningIPC RESOWTION.doc 4 .. EXHIBIT A CITY OF TEMECULA DRAFT CONDITIONS OF APPROVAL Planning Application No.: PAOS-0096 Project Description: A proposed Development Plan to construct four single- tory industrial buildings (warehouse and office) totaling 54,S04 square feet located on the!iouth side of Winchester Road, approximately 170 feet west of Diaz Road In the Light Industrial (Ll) zone 909-310-002 through OOS Assessor's Parcel No. MSHCP Category: DIF Category: TUMF Category: Industrial Industrial Industrial Expiration Date: May 3, 2006 May 3, 2008 Approval Date: WITHIN 48 HOURS THE APPROVAL OF THIS PROJECT Planning Department 1. The applicanlJdeveloper 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 21152 and California Code of Regulations Section 15062. If within said 48-hour period the applicanlJdeveloper 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:\Plannlng\2005IPA05-0096 Wlnchesler GilchrisllPlannlng\ORAFT COAs.doc 1 GENERAL REQUIREMENTS G:\P1annlng\2005\PA05-0096 Winchester GilchrisllP1annlnglDRAFT COAs.doc 2 Planning Department 2. The applicant shall sign both copies of the final Conditions of Approval that will be provided by the Planning Department staff, and retum one signed set to the Planning Department for their files. 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, conceming 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. This approval shall be used within two years of the approval date; otherwise, it shall become null and void. The term use is meant to be the beginning of substantial construction contemplated by this approval within the two-year period, which is thereafter diligenUy pursued to completion, or the beginning of substantial utilization contemplated by this approval. 6. 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. 7. A separate building permit shall be required for all signage (Sign Program may be required). 8. The development of the premises shall substantially conform to the approved site plan and elevations contained on file with the Planning Department. 9. 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 detel1Tlines 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. J Materials Travertine accents Slate accents Painted concrete on building Color Ivory Chinese Multicolor Frazee 8673M "Tavern Taupe" G:\P1annlng\2005\PA05-0096 Winchester G1lchristIPlannlnglDRAFT COAs.doc 3 Entry canopy Frazee 8671W "Burbury Beige" Frazee 8674W "Muddy River" ,Frazee 8674M "Muddy River" 10. 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. 11. The applicant shall submit to the Planning Department for permanent filing two 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. 12. Trash enclosures shall be provided to house all trash receptacles utilized on the site. These shall be clearly labeled on site plan. Public Works Department 13. A Grading Permit for either rough and/or precise grading, including all on-site flat work and improvements, shall be obtained from the Department of Public Works prior to commencement of any construction outside of the City-maintained street right-of-way. 14. 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. 15. 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 Prevention 16. Final fire and life safety conditions will be addressed when building plans are reviewed by the Fire Prevention Bureau. These conditions will be based on occupancy, use, the Califomia Building Code (CBC), Califomia Fire Code (CFC), and related codes which are in force at the time of building plan submittal. 17. 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 3250 GPM at 20 PSI residual operating pressure, plus an assumed sprinkler demand of 850 GPM for a total fire flow of 4000 GPM with a 4-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). 18. The Fire Prevention Bureau is required to set minimum fire hydrant distances per CFC Appendix III-B, Table A-III-B-1. A minimum of 9 hydrants, in a combination of on-site and off-site (6" x 4" x 2.2 1/2" outlets) shall be located on Fire Department access roads and G:\Planning\2005\PA05-0096 Winchester Gilchrisl\PlannlnglDRAFT COAs.doc 4 . . N'._'~ adjacent public streets. Hydrants shall be spaced at no more than 350 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, 903.42, and Appendix III-B). 19. 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). 20. 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). Community Services Department 21. The trash enclosures shall be large enough to accommodate a recycling bin, as well as, . regular solid waste containers. 22. 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. 23. The Applicant shall comply with the Public Art Ordinance. 24. All par1<ways, landscaping, fencing and on site lighting shall be maintained by the property owner or maintenance association. G:\Plannlng\2005\PA05-0096 Winchester GilchrisllPlannlnglDRAFT COAs.doc 5 PRIOR TO ISSUANCE OF GRADING PERMITS G:\Plannlng\2OO5\PAO~096. Winchester Gilchrist\PlanninglDRAFT COAs.doc 6 r ..-.. . Planning Department 25. Provide the Planning Department with a copy of the underground water plans and electrical plans for verification of proper placement oftransformer(s) and double detector check prior to final agreement with the utility companies. 26. Double detector check valves shall be either installed underground or internal to the project site at locations not visible from the public right-of-way, subject to review and approval by the Director of Planning. 27. 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 hislher 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 detennination 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.. 28. If cultural resources are discovered during the project construction (inadvertent discoveries), all work in the area of the find shall cease, and a qualified archaeologist and representatives of the Pechanga Tribe shall be retained by the project sponsor to investigate the find, and make recommendations as to treatment and mitigation. 33. 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 G:\Plannlng\2005\PA05-0096 Winchester GllchrisI\PlanninglDRAFT COAs.doc 7 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. 34. 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 and Sediment Control Ordinance, the City's standard notes for Erosion and Sediment Control, and the SWRCB General Pennit for Construction Activities. Post-construction measures shall be required of all Priority Development Projects as listed in the City's NPDES pennit. Priority Development Projects will include a combination of structural and non- structural onsite source and treatment control BMPs to prevent contaminants from commingling with stonnwater and treat all unfiltered runoff year-round prior to entering a stonn 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 Pennit. The project proponent shall also provide proof of a mechanism to ensure ongoing long-tenn maintenance of all structural post-construction BMPs. 35. 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 36. 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. 37. 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 pennits, 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. 38. 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 Pennit shall be submitted to the Department of Public Works for review and approval. G:\Planning\2005\PA05-0096 Winchester Gilchrist\P1anninglDRAFT COAs.doC 8 PRIOR TO ISSUANCE OF BUILDING PERMIT G:\PlannlngI2OO51PAO!KlO96 Winchester Gllchrlsl\PlanninglDRAFT COAs.doc 9 Planning Department 39. 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. 40. All downspouts shall be internalized. 41. Three copies of Construction Landscaping and Irrigation Plans shall be reviewed and approved by the Planning Department. These plans shall conform to the approved conceptual landscape plan, or as amended by these conditions. The location, number, genus, species, and container size of the plants shall be shown. The plans shall be consistent with the Water Efficient Ordinance. The plans shall be accompanied by the following items: a. Appropriate filing fee (per the City ofTemecula Fee Schedule at time 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 agronomic soils report with the construction landscape plans. d. One copy of the approved grading plan. e. Water usage calculations per Chapter 17.32 of the Development Code (Water Efficient Ordinance). f. Total cost estimate of plantings and irrigation (in accordance with approved plan). g. The locations of all existing trees that will be saved consistent with the tentative map. 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. 42. Provide an agronomic soils report and one copy of the approved grading plan with the construction landscape plans. 43. All utilities shall be screened from public view. Landscape construction drawings shall show and label all utilities and provide appropriate screening. Provide a three foot clear zone around fire check detectors as required by the Fire Department before starting the screen. Group utilities together in order to reduce intrusion. Screening of utilities is not to look like an after-thought. Plan planting beds and design around utilities. Locate all light poles on plans and insure that there are no conflicts with trees. 44. Building Construction Plans shall include details outdoor areas (including but not limited to trellises, decorative furniture, fountains, hardscape (to match the style of the building subject to the approval of the Planning Director). . 45. Building plans shall indicate that all roof hatches shall be painted "International Orange". The construction plans shall indicate the application of painted rooftop addressing plotted on a nine-inch grid pattern with 45-inch tall numerals spaced nine inches apart. The numerals shall be painted with a standard nine-inch paint roller using fluorescent yellow paint applied G:\Planning\2005\PA05-0096 Winchester G1lchrisl\P1annlng\DRAFT COAs.doc 10 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 46. Precise grading plans shall conform to applicable City of Temecula Standards subject to approval by the Director of the Department of Public Works. The following design criteria shall be observed: a. Flowline grades shall be 0.5% minimum over P.C.C. and 1.00% minimum over A.C. paving. b. Driveways shall conform to the applicable City of Temecula Standard No. 207 A. c. Concrete sidewalks and ramps shall be constructed along public street frontages in accordance with City of Temecula Standard Nos. 400. 401 and 402. d. All street and driveway centerline intersections shall be at 90 degrees. e. Landscaping shall be limited in the comer cut-off area of all intersections' and adjacent to driveways to provide for minim\lm sight distance and visibility. 47. 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 Winchester Road (Major Highway Standards - 100' RIW) to inglude installation of sidewalk and utilities (including but not limited to water and sewer). 48. 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: sidewalks, drive approaches, storm drain facilities and sewer and domestic water systems. 49. 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. 50. 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. 51. 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. 52. 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. G:\Plannlng\2005\PA05-0096 Winchester Gilchris\lPlaMinglDRAFT COAs.doc 11 53. The Developer shall pay to the City the Western Riverside County Transportation Unifonn Mitigation Fee (TUMF) Prograrn as required by, and in accordance with, Chapter 15.08 of the Ternecula Municipal Code and all Resolutions implementing Chapter 15.08. Building and Safety Departrnent 54. All design components shall comply with applicable provisions of the 2001 edition of the California Building, Plumbing and Mechanical Codes; 2001 California Electrical Code; California Administrative Code, Title 24 Energy Code, California Title 24 Disabled Access Regulations, and the Temecula Municipal Code. 55. The City of Temecula has adopted an ordinance to collect fees for a Riverside County area wide Transportation Unifonn 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 pennit issuance. The fees shall be subject to the provisions of Ordinance 03-01 and the fee schedule in effect at the time of building pennit issuance. Fee category to be detennined by Planning Department. 56. 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. 57. A receipt or clearance letter from the Temecula Valley School District shall be submitted to the Building and Safety Department to ensure the payment or exemption from School Mitigation Fees. 58. Obtain all building plans and pennit approvals prior to commencement of any construction work. 59. Show all building setbacks. 60. Provide house electrical meter provisions for power for the operation of exterior lighting, fire alann systems. For developments with multiple buildings, each separate building shall be provided with a house meter. 61. All building and facilities must comply with applicable disabled access regulations. Provide all details on plans (California Disabled Access Regulations effective April 1, 1998). 62. Provide disabled access from the public way to the main entrance of the building. 63. Provide van accessible parking located as close as possible to the main entry. 64. Trash enclosures, patio covers, light standards, and any block walls if not on the approved building plans, will require separate approvals and pennits. 65. 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. 94-21, 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. G:\Plannlng\2005\PA05-0096 Winchester Gllchrist\PlannlnglDRAFT COAs.doc 12 Saturday 7:00 a.m. - 6:30 p.m. No work is pennitted on Sundays or Government Holidays 66. Obtain street addressing for all proposed buildings prior to submittal for plan review. 67. A sound transmission control study shall be prepared and submitted at tirne of plan review in accordance with the provisions of Appendix Chapter 12, Section 1208A, ofthe 2001 edition of the California Building Code. 68. Restroom fixtures, number and type, to be in accordance with the provisions of the 2001 edition of the California Building Code Appendix 29. 69. Provide electrical plan including load calculations and panel schedule, plumbing schematic and mechanical plan applicable to scope of work for plan review. 70. Truss calculations that are stamped by the engineer of record and the truss manufacturer engineer are required for plan review submittal. 71. Provide precise grading plan at plan check submittal to check accessibility for persons with disabilities. 72. Provide appropriate stamp of a registered professional with original signature on plans prior to pennit issuance. 73. A pre-construction meeting is required with the building inspector prior to the start of the building construction. . Fire Prevention 74. Prior to building construction, all locations where structures are to be built shall have approved temporary Fire Department vehicle access roads for use until pennanent 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). 75. 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 minimurn AC thickness of .25 feet (CFC sec 902). 76. 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). 77. The gradient for fire apparatus access roads shall not exceed 15 percent (CFC 902.2.2.6 Ord.99-14). 78. 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). G:\Planning\2OO51PA05-0096 Winchester GilchrisllPtanninglDRAFT COAs.doc 13 79. Prior to building construction, this development shall have two points of access, via all- weather surface roads, as approved by the Fire Prevention Bureau (CFC 902.2.1). 80. Prior to issuance of building permits, the developer shall fumish one copy of the water system plans to the Fire Prevention Bureau for approval prior to installation. Plans shall be signed by a registered civil engineer; contain a Fire Prevention Bureau approval signature block; and conform to hydrant type, location, spacing and minimum fire flow standards. After the plans are signed by the local water company, the originals shall be presented to the Fire Prevention Bureau for signatures. The required water system including fire hydrants shall be installed and accepted by the 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 241-4.1). Community Services Department 81. The developer shall provide TCSD verification of arrangements made with the City's franchise solid waste hauler for disposal of construction debris. G:\Plannlng\2005\PA05-0096 Winchester GilchrisI\PlanninglDRAFT COAs.doc 14 PRIOR TO RELEASE OF POWER, BUILDING OCCUPANCY OR ANY USE ALLOWED BY THIS PERMIT G:\P1annlng\2005\PAO~ Wlnchesler GllchrisllPlannlng\DRAFT COAs.doc 15 '. --'.<--_."~ Planning Department 82. 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. 83. 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. 84. 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. 85. 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 Intemational 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 minimum 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 from 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 may be towed away at owner's expense. Towed vehicles may be reclaimed by telephoning (951) 696-3000." 86. 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 three square feet in size. 87. 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. 88. All of the foregoing conditions shall be complied with prior to occupancy or any use allowed by this permit. . Public Works Department 89. As deemed necessary by the Department of Public Works, the Developer shall receive written clearance from the following agencies: G:\Planning\2005\PA05-0096 Winchester GllchrisllPlanning\DRAFT COAs.doc 16 . a. Rancho California Water District b. Eastern Municipal Water District c. Department of Public Works 90. 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. 91. 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 Prevention 92. 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). 93. 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 andlor 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). 94. 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). 95. 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). 96. 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 main entrance door to each building (CFC 902.4). 97. 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). 98. 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. 99. Prior to the issuance of a Certificate of Occupancy, building final or occupancy, buildings housing high-piled combustible stock shall comply with the provisions of Uniform Fire Code Article 81 and all applicable National Fire Protection Association standards. The storage of G:\Plannlng\2005\PA05-0096 Winchester Gilchrist\PlannlnglDRAFT COAs.doc 17 high-piled combustible stock may require structural design considerations or modifications to the building. Fire protection and life safety features may include some or all of the following: 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 (CFC Article 81). 100. 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). 101. 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). 102. Prior to building permit issuance, a full technical report may be required to be submitted and to the Fire Prevention Bureau. This report shall address, but not be limited to, all fire and life safety measures per 1998 CFC, 1998 CBC, NFPA-13, 24, 72 and 231-C. 103. 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). 104. . 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). 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:lPlannlngl2OO51PA05-0096 Winchester GilchrisllPlannlnglORAFT COAs.doc 18