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AGENDA
TEMECULA PLANNING COMMISSION
REGULAR MEETING
CITY COUNCIL CHAMBERS
43200 BUSINESS PARK DRIVE
August 29, 2007 - 6:00 P.M.
********
Next in Order:
ResolutiolJ No. 07-29
CALL TO ORDER
Flag Salute:
Commissioner Harter
RollCall:
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 prior 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 ofthese 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 August 1, 2007
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COMMISSION BUSINESS
PUBLIC HEARING ITEMS
Any person may submit written comments to the Planning Commission before a public
hearing or may appear and be heard in support of or in opposition to the approval of the
project(s) at the time of hearing. If you challenge any of the projects in court, you may be
limited to raising only those issues you or someone else raised at the public hearing or
in written correspondences delivered to the Commission Secretary at, or prior to, the
public hearing.
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.
2 PlanninQ Application Nos. PA06-0192 and PA06-0193. a Conditional Use Permit and Multi-
Familv Residential Development Plan. submitted bv Sandra Parmlev. of BattaQlia. Inc. to
convert 200 apartment units to condominiums, located on the southwest corner of Rancho
California Road and MarQarita Road. Cheryl Kitzerow/Matt Peters. Associate Planner.
3 PlanninQ Application No. PA06-0329. a Development Plan. submitted bv Elias Alfata, to
construct an 11.595 SQuare foot one-story office buildinQ. located on the east side of
MarQarita Road. approximatelv 300 feet north of De Portola Road. Katie Le Comte.
Assistant Planner.
COMMISSIONERS' REPORTS
PLANNING DIRECTOR'S REPORT
ADJOURNMENT
Next regular meeting: Wednesday, September 5, 2007, 6:00 p.m., Council Chambers, 43200
Business Park Drive, Temecula, California:
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ITEM #1
MINUTES OF A REGULAR MEETING
OF THE CITY OF TEMECULA
PLANNING COMMISSION
AUGUST 1, 2007
CALL TO ORDER
The City of Temecula Planning Commission convened in a regular meeting at 6:00 p.m., on
Wednesday, August 1, 2007, in the City Council Chambers of Temecula City Hall, 43200
Business Park Drive, Temecula, California.
ALLEGIANCE
Chairman Chiniaeff led the audience in the Flag salute.
ROLL CALL
Present:
Commissioners: Carey, Guerriero, Harter, Telesio, and Chairman Chiniaeff.
Absent:
None.
PUBLIC COMMENTS
No public comments.
CONSENT CALENDAR
1 Minutes
RECOMMENDATION:
1.1 Approve the Minutes of July 18, 2007.
MOTION: Commissioner Guerriero moved to approve the Consent Calendar. Commissioner
Telesio seconded the motion and voice vote reflected approval with the exception of
Chairman Chiniaeff and Comrnissioner Harter who both abstained.
COMMISSION BUSINESS
2 Plannino Application No. PA007-0130. a Findina of Public Convenience or Necessitv.
submitted bv Michael Brewer of Alcoholic Beveraoe Consultino Services. to authorize a wine
tastino facility in coniunction with the retail sales of beer and wine for the Temecula Valley
Cheese Company, located at 42075 5th Street
Assistant Planner LeComte provided a brief staff report (of record).
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Mr. Michael Brewer, representing the Temecu/a Valley Cheese Company, noted that he would
be available for any questions.
MOTION: Commissioner Guerriero moved to approve staff recommendation. Commissioner
Telesio seconded the motion and voice vote reflected unanimous approval.
PUBLIC HEARING ITEMS
3 Plannina Application No. PA03-0306. a Maior Modification. submitted bv Kenneth
Kaplan/Front & Montezuma. LLC. for the renovation of an existino 25.000 souare foot
commercial buildino and a Minor Exception for a 13 percent parkino reouirement reduction
from 70 to 61 spaces. located at 27901 Jefferson Avenue at the southwest corner of
Jefferson Avenue and Via Montezuma
By way of PowerPoint Presentation, Associate Planner Schuma provided a staff report (of
written material), highlighting on the following:
. Project Description
. Location
. Site Plan
. Existing Building
. Elevations
. Landscaping
. Environmental Determination.
In response to Chairman Chiniaeffs queries, Associate Planner Schuma noted that the
applicant would own two of the parcels that staff is presenting tonight.
At this time, the public hearing was opened.
Mr. Michael Cargile, representing Montezuma, L.L.C., advised that the applicant sold the third
parcel to the adjoining property owner retaining a right to the drainage easement across the rear
of the sold property; that the applicant is working with staff on the .fiItration system to meet
necessary state and county requirements as it relates to filtration of any surface water drainage
from the property; and that the applicant will be working with staff to address any current and
future drainage issues. Mr. Cargile also noted that there will be a grass swale that will act as a
partial filter for any water runoff; and relayed that construction will begin at the end of 2007.
For Commissioner Telesio, Deputy Director of Public Works York advised that Public Works.
Condition of Approval No. 54 would require the developer to provide a drainage study which
would also include any sand filters.
At this time, the public hearing was closed.
MOTION: Commissioner Guerriero moved to approve staff recommendation. Commissioner
Harter seconded the motion and voice vote reflected unanimous approval.
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PC RESOLUTION NO. 07-025
A RESOLUTION OF THE P~kNNING COMMISSION OF THE
CITY OF TEMECULA APPRO~G PLANNING APPLICATION
NOS. PA06-o306 AND PA07-0073, A MAJOR MODIFICATION
TO RENOVATE THE EXTERIOR OF AN EXISTING 25,000
SQUARE FOOT COMMERCIAL BUILDING LOCATED AT 27901
JEFFERSON AVENUE, AND A MINOR EXCEPTION FOR A 13
PERCENT PARKING REQUIREMENT REDUCTION FROM 70
SPACES TO 61 SPACES (APN 921-050-003)
4 Plannina Application No. PA06-0313. a Development Plan, submitted bv Kenneth
Kaplan/Front & Montezuma. LLC. for the construction of a 20.820 sauare foot industrial
buildina. located on the south side of Via Montezuma west of Jefferson Avenue
Associate Planner Schuma provided a PowerPoint presentation (of record), noting the following:
. Location
. Vacant Site
. Elevations
. Landscaping
. Environmental Determination.
Deputy Director of Public Works York advised that Public Works Condition of Approval No. 57
would include a sand filter.
At this time, the public hearing was opened.
Thanking Associate Planner Schuma for her efforts with regard to the two projects, Mr. Cargile,
representing the applicant, noted that all drainage issues will be addressed by the developer.
Director of Planning Ubnoske thanked the applicant for their efforts with regard to this project.
At this time, the public hearing was closed.
MOTION: Commissioner Guerriero moved to approve staff recommendation. Commissioner
Harter seconded the motion and voice vote reflected unanimous approval.
PC RESOLUTION NO. 07-026
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF TEMECULA APPROVING PLANNiNG APPLICATION
NO. PA06-0313, A DEVELOPMENT PLAN FOR THE
CONSTRUCTION OF A 20,820 SQUARE FOOT INDUSTRIAL
BUILDING LOCATED ON THE SOUTH SIDE OF VIA
MONTEZUMA, WEST OF JEFFERSON AVENUE (APN 921-050-
004
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5 Plannina Application No. PA07-0058 an Extension of Time for a Development Plan and
Conditional Use Permit. submitted bv Mel Malkoff of Malkoff & Associates, for the
construction and operation of St. Thomas of Canterburv Episcopal Church with preschool
includina 30.473 total buildina sauare footaae on 3.75 acres. located at 44651 Avenida de
Missiones
Junior Planner Lowrey provided the Planning Commission with a staff report (of record), noting
that no changes have been made since the previously approved application.
At this time, the public hearing was opened.
Mr. Mel Malkoff, representing Malkoff and Associates, would be hopeful to begin construction
September 2007; and confirmed that the applicant would work with the city with regard to
signage and right-of-way for the future Avenida de Missiones Bridge.
As a point of clarification, Deputy Director of Public Works York noted that $150,000 has been
funded in the Capital Improvement Program (CIP) for the Avenida de Missiones Bridge, noting
that the bridge project will come forward sometime in the future.
For the Planning Commission, Mr. Malkoff reiterated that the applicant is willing to work with
staff with regard to any right-of-way issues that may arise in the future.
MOTION: Commissioner Telesio moved to approve staff recomrnendation. Commissioner
Guerriero seconded the motion and voice vote reflected unanimous approval.
PC RESOLUTION NO. 07-027
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF TEMECULA APPROVING PLANNING APPLICATION
NO. PA07-0058, A REQUEST FOR THE FIRST ONE-YEAR
EXTENSION OF TIME (PA04-0394) FOR' A PREVIOUSLY
APPROVED DEVELOPMENT PLAN CONDITIONAL USE
PERMIT (PA04-0605) FOR THE CONSTRUCTION AND
OPERATION OF ST. THOMAS OF CONSTRUCTION AND
OPERATION OF ST. THOMAS OF CANTERBURY EPISCOPAL.
CHURCH WITH PRE-SCHOOL INCLUDING APPROXIMATELY
30,473' TOTAL SQUARE FOOTAGE WHICH INCLUDES A
SANCTUARY, PARISH HALL, MEETING ROOMS AND
OFFICES ON 3.75 ACRES ZONED PROFESSIONAL OFFICE,
GENERALLY LOCATED APPROXIMATELY 300 FEET SOUTH
OF HIGHWAY 79 SOUTH AT 44651 AVENIDA DE MISSIONES
(APN 961-290-003 AND 961-290-007)
COMMISSIONERS' REPORTS
A. Commissioner Carey expressed concern with homeless people loitering, consuming
alcoholic beverages, and begging for money at the Wienerschinitzel/Shell Station on the lower
79 south.
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B. Commissioner Telesio expressed his concern with city streets not being repaired by the
developers who have been installing underground utilities.
Deputy Director of Public Works York ensured Commissioner Telesio that any roads that have
been dug up by developers will be repaired by the developer.
PLANNING DIRECTOR'S REPORT
Assistant City Manager Johnson advised the Commission that the pedestrian bridge (near
Abbott) will be open in November 2007 and renderings will be provided at a future meeting for
the Planning Commission to review.
Commissioner Telesio relayed that after subcommittees are held he would request that
information (minutes) with regard to the meeting be provided in the Planning Commission
packet for the commission to review.
ADJOURNMENT
At 6:40 pm, Vice-Chairman Telesio formally adjourned to Auaust 15. 2007 at 6:00 p.m., in the
City Council Chambers, 43200 Business Park Drive, Temecula.
Debbie Ubnoske
Director of Planning
Dennis Chiniaeff
Chairman
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ITEM #2
DATE OF MEETING:
PREPARED BY:
PROJECT
DESCRIPTION:
RECOMMENDATION:
CEQA:
STAFF REPORT - PLANNING
CITY OF TEMECULA
PLANNING COMMISSION
August 29, 2007
Cheryl Kitzerow/Matt Peters
TITLE Associate Planners
Planning Application No. PA06-0193, a Conditional Use Permit
and Multi-Family Residential Development Plan to convert 200
apartment units to condominiums located at 30660 Milky Way
Drive (Morning Ridge Apartments), and Planning Application
No. PA06-0192, a one-lot Tentative Tract Map (TIM 34907)
[8J Approve with Conditions
o Deny
o Continue for Redesign
o Continue to:
o Recommend Approval with Conditions
o Recommend Denial
[8J Categorically Exempt
(Section) 15301
(Class) Class 1 Existing Facilities
o Notice of Determination (Section)
o Negative Declaration
o Mitigated Negative Declaration with Monitoring Plan
DEIR
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PROJECT DATA SUMMARY
Name of Applicant: Sandra Parmley
Date of Completion: June 29, 2006
Mandatory Action Deadline Date: August 29, 2007
General Plan Designation: H, High Density Residential
Zoning Designation: H, High Residential (13-20 du/ac)
Site/Surrounding Land Use:
Site:
Existing Multi-Family Residential units and associated amenities
North:
South:
East:
West:
Community Commercial, shopping center across Rancho California Road
Low Medium Residential, existing single-family homes
SP-3, Margarita Village Specific Plan, U.S. Post Office across Margarita Road
Low Medium Residential, existing single-family homes
Lot Area:
16.75 acres
Total Floor Area/Ratio:
N/A
Landscape Area/Coverage:
435,837 square feet (60 %)
Parking Required/Provided:
382 spaces required/429 spaces provided
BACKGROUND SUMMARY
Applications for a Development Plan, Conditional Use Permit and a Tentative Tract Map for
Condominium Purposes were submitted on June 29, 2006. A DRC letter was mailed to the
applicant on August 30, 2006 identifying staff concerns regarding private open space and
storage, site improvements and amenities, lighting and CC&Rs. The applicant submitted
revised plans on January 29,2007, May 3,2007 and .June 26, 2007.
Staff has worked with the applicant to ensure that all concerns have been addressed, and the
applicant concurs with the recommended Conditions of Approval.
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ANALYSIS
The existing 200-unit apartment complex was constructed in 1989. The project consists of 25
two-story units, two cabana/laundry buildings totaling 460 square feet each, an additional 236
square foot laundry building and a 1,685 square foot fitness/leasing building. The structures
are wood-frame with stucco exteriors, wood trim and railings, and concrete "S" tile roof
material. The unit mix consists of 48 one-bedroom, one-bath units; and 152 two-bedroom,
two-bath units ranging in size from 628 square feet to 900 square feet. Existing amenities on
the site include three pools, three spas, and a tennis court. Proposed amenities include a
fitness par course, barbeque facilities at the pools and par course, children's play structure and
a volleyball court. All units will include washer and dryer units to be provided by the applicant.
The 24-foot wide driveways meet the minimum access requirements of the Fire Department.
The existing development currently meets all development standards of the "H" zone, including
setbacks, maximum building height, and parking. A total of 218,724 square feet (30%) of
landscape/open space is required in the "H" zone anil 435,837 square feet (60%) is currently
provided. The Subdivision Ordinance requires each unit provide 150 cubic feet of storage.
This requirement will be met on the porches/balconies of each unit with the proposed
relocation of the washer/dryer units from the balcony to the interior of the unit, as well as the
replacement of the water heaters with tankless units. Each unit also includes private usable
open space (porches or balconies) which range in size from 67 square feet to 72 square feet.
All of the 200 units do not meet the Development Code requirement for 150 square feet of
private open space per unit. In order to compensate for this, staff has required the provision of
additional on-site amenities as described above. With the additional amenities, staff does not
believe this is an issue of concern since the proposal involves an as-built condition and the
requirementfor additional private open space is not a health and safety issue. As constructed
and with the proposed amenities, the project meets the intent of the Development Code with
regard to open space and providing for a positive quality of life.
The General Plan land use designation on the subject site is High Density Residential, which
allows up to 20 dwelling units per acre. The project density of 12 du/acre (200 existing units
on 16.75 acres) is less than the maximum density permitted under the "H" designation. The
applicant is requesting to convert the project to condominiums to allow the sale of individual
units. No additional units are proposed. The Housing Element of the General Plan does not
contain specific goals or policies specifically related to condominium conversions, but the
Housing Element identifies goals regarding the provision of a diversity of housing
opportunities. This project could contribute to first-time homebuyers' goals and programs. The
proposed condominium conversion would contribute toward the enhancement of purchasing
opportunities for first-time homebuyers and is not expected to significantly affect the availability
of rental stock in the City.
A Building and Site Evaluation was prepared by Building Analytics dated May 26, 2006.
Although the development is approximately 18 years old, the Building and Site Evaluation
indicates that the property is in overall good condition and has been adequately maintained. A
Pest Report was prepared on May 9, 2006. The report identified dry wood termite damage,
fungus damage, and excessive moisture/water damage in several locations. Staff has
included a Condition of. Approval (Development Plan COA No.8) that all of the
recommendations listed in the report be completed prior to the sale of the first unit.
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The applicant has submitted a Statement of Repairs and Improvements dated July 25, 2007
(included as Attachment 5). Completion of each of these items has been included as a
Condition of Approval (Tentative Tract Map COA No. 19). The completion of each of these
upgrades would provide the new homeowners with well-maintained, attractive surroundings
that would be similar to that found in other new, condominium developments.
Section 16.21 (Common Interest Development Conversions) of the Subdivision Ordinance and
the Subdivision Map Act require that all existing tenants of the apartment complex be given
written notification of the intent to convert the units to condominiums. The applicant provided
proof of certified mail that all existing and new tenants have been notified of the intent to
convert the units to condominiums. The Subdivision Map Act requires that tenants be given an
exclusive right to purchase his or her unit. The offer shall be at the same terrns initially offered
to the general public. This would ensure that as few tenants as possible would be involuntarily
displaced. This requirement has been incorporated as a Condition of Approval (Tentative
Tract Map COA No. 28).
The Municipal Code requires the applicant to submit a draft Homeowner's Association Budget
and anticipated sales price for each unit. The Homeowner's Association Budget was prepared
by Vigen Onany & Associates, Inc., dated June 14, 2006. The report anticipates a monthly fee
of $291.00 per unit. The applicant estimates sale prices for the units to range frorn $225,000
to $285,000 based on the current market.
Per Section 16.21.080(A)(1), the Code Enforcement Division performed an inspection of the
property to determine conformance with the Development Code and Municipal Code. While
there are no active Code Enforcement violations on the subject site, there are several items
noted during the Code Enforcement inspection that were recommended property
improvements in order for the site to meet all requirements of the Development Code. These
items include deteriorating asphalt, trash enclosure lattice, stairwell railings and perimeter
wrought iron fencing. These items are included in the applicant's Statement of Repairs and will
be completed prior to Final Map recordation (Tentative Tract Map COA No. 34).
The project has been fairly well maintained in the past, and staff feels that based on the
proposed improvements, repairs and upgrades, the size of the project, and the fact that the
conversion meets the requirements of the Subdivision Map Act and the Development Code,
the project is well suited to be converted to individual condominiums. Staff supports the
proposed conversion of the units to condominiums, since the development meets all current
development standards of the "H" zone and requirements of the Subdivision Ordinance, the
Homeowner's Association would have 200 members which would help to ensure financial
viability of the project, and repairs and improvements would be made to the development and
each unit which would improve their desirability and durability.
LEGAL NOTICING REQUIREMENTS
Notice of the public hearing was published in the Californian on August 18, 2007 and mailed to
the property owners within the required 600-foot radius. In addition, each tenant was mailed a
public hearing notice and copy of the staff report.
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ENVIRONMENTAL DETERMINATION
In accordance with the California Environmental Quality Act, the proposed project has been
deemed to be categorically exempt from further environmental review. (Section 15301, Class
1 Existing Facilities).
CONCLUSION/RECOMMENDA TION
Staff has determined thilt the proposed project, as conditioned, is consistent with the City's
General Plan, Development Code, and all applicable ordinances, standards, guidelines, and
policies. Therefore, staff recommends that the Planning Commission approve Development
PlanlConditional Use Permit PA06-0193 and Tentative Tract Map No. 34907 PA06-0192,
based upon the findings and with 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.
The proposal is consistent with the land use designation and policies reflected for High
Density (H) Residential development in the City of Temecula General Plan. The
existing residential aparlment complex would be converled to ownership condominium
units under this proposal. The project conforms with the Subdivision Ordinance,
Subdivision Map Act and Zoning Code.
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 project has met the performance
standards in regards to circulation, architectural design and site plan design.
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.
Conditional Use Permit (Code Section 17.040.010E)
1. The proposed conditional use is consistent with the General Plan and the Development
Code.
The proposal for converling 200 existing residential units to condominium units is
consistent with the land use designation and policies reflected for the High Density
Residential (H) land use designation within in the City of Temecula's General Plan, as
well as the development standards for the High Density Residential (H) zone of the City
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of Temecula Development Code. The site is, therefore, properly planned and zoned
and found to be physically suitable for the proposed for-sale residential condominium
use.
2. The proposed conditional use is compatible with the nature, condition and development
of adjacent uses, buildings and structures and the proposed conditional use will not
adversely affect the adjacent uses, buildings or structures.
The proposed conditional use is compatible with adjacent land uses as defined in the
General Plan. Staff has reviewed the proposed condominium use against the adjacent
land uses and has delermined that the proposed use will be consistent with the
surrounding uses. The project will converl existing aparlments into for sale residential
condominiums. Adjacent uses include single family residences which is compatible.
3. The site for a proposed conditional use is adequate in size and shape to accommodate
the yards, walls, fences, parking and loading facilities, buffer areas, landscaping, arid
other development features prescribed in the Development Code and required by the
Planning Commission or Council in order to .integrate the use with other uses in the
neighborhood.
Staff has reviewed the proposed project to determine consistency with the
Development Code and has found that the project meets all of the applicable
requirements with the exception of private open space. Each unit also includes private
usable open space (porches or balconies) which range in size from 67 square feet to
72 square feet. All of the 200 units do not meet the Development Code requirement for
150 square feet of private open space per unit. In order to compensate for this, staff
has required the provision of additional on-site amenities as described above: With the
additional amenities, staff does not believe this is an issue of concern since the
proposal involves an as-built condition and the requirement for additional private open
space is not a health and safety issue. As constructed and with the proposed
amenities, the project meets the intent of the Development Code with regard to open
space and providing for a positive quality of life.
4. The nature of the proposed conditional use is not detrimental to the health, safety and
general welfare of the community.
Staff has reviewed the proposed condominium use and found that it will not be
detrimental to the health, safety, or general welfare of the community. Fire Prevention
has reviewed circulation and drive aisle widths and has determined that the site will
able to be adequately served by the Fire Deparlment in an emergency situation.
Tentative Tract Map (Code Section 16.09.140)
1. The proposed subdivision and the design and improvements of the subdivision are
consistent with the Development Code, General Plan, Subdivision Ordinance and the
City of Temecula Municipal Code.
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The proposed subdivision is a Tentative Tract Map for residential condominiums and is
consistent with the Development Code, General Plan, Subdivision Ordinance, and the
City of Temecula Municipal Code because the proposed Tentative Tract Map complies
with the development standards and will function as a typical single lot with individual
owners of each unit.
2. The Tentative Map does not propose to divide land, which is subject to a contract
entered into pursuant to the California Land Conservation Act of 1965, or the land is
subject to a Land Conservation Act contract but the resulting parcels following division
of the land will not be too small to sustain their agricultural use.
The project site is not subject to any agreements entered into pursuant to the California
Land Conservation Act of 1965, because the project site is not within an area requiring
conservation nor is the land or surrounding land used for agricultural purposes.
3. The site is physically suitable for the type and proposed density of development
proposed by the Tentative Map.
The site is physically suitable for the type and proposed density of development
proposed by the Tentative Tract Map. The site is developed at a density of 12 dwelling
units per acre where the maximum density is 20 units per acre. The project site will
function as a single lot, which allows for, required access, circulation and
improvements, however the individual residential condominium units will be individually
owned.
4. The design of the subdivision and the proposed improvements, with Conditions of
Approval, are not likely to cause significant environmental damage or substantially and
avoidably injure fish or wildlife or their habitat.
The design of the subdivision and the proposed improvements, with Conditions of
Approval, are not likely to cause significant environmental damage or substantially and
avoidably injure fish or wildlife or their habitat, because the project site is developed
within an urban area and no wildlife or habitat are found on or adjacent to the project
site.
5. The design of the subdivision and the type of improvements are not likely to cause
serious public health problems. .
The design of the subdivision and the type of improvements are not likely to cause
serious public health problems because development will be inspected by City Staff
prior to occupancy to ensure all improvements are constructed in a manner consistent
with City of TemecuJa standards.
6. The design of the subdivision provides for future passive or natural heating or cooling
opportunities in the subdivision to the extent feasible.
The design of the subdivision provides for future passive or natural heating or cooling
opportunities in the subdivision to the extent feasible, because the construction plans
will comply with all applicable building codes and State energy guidelines.
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7. The design of the subdivision and the type of improvements will not conflict with
easements acquired by the public at large for access through or use of property within
the proposed subdivision, or the design of the alternate easements which are
substantially equivalent to those previously acquired by the public will be provided.
The design of the subdivision and the type of improvements will not conflict with
easements acquired by the public at large for access through or use of property within
the proposed subdivision, or the design of the allernate easements which are
substantially equivalent to those previously acquired by the public will be provid&d
because required off-site dedications and improvements have been provided or will be
acquired as Conditions of Approval.
8. The subdivision is consistent with the City's parkland dedication requirements
(Quimby).
Condominium conversions are not required to dedicate parkland or fees/requirements
(Quimby), therefore the project is consistent with the City's Parkland dedication
requirements.
Common Interest Development Conversion (Code Section 16.21.140)
1. All provisions of the Chapter are met.
The proposed condominium conversion complies with all requirements of Chapter
16.21 of the Temecula Subdivision Ordinance. All required information has been
submitted by the applicant and all other requirements have been included in the project
plans or Conditions of Approval.
2. The proposed conversion is consistent with the goals, objectives, policies, generallar.d
uses and programs specified in the Temecula General Plan including the Housing
Element, and with any applicable Specific Plan.
The proposed conversion is consistent with the land use designation and policies
reflected for High Density (H) Residential development in the City of Temecula General
Plan. While the Housing Element of the General Plan does not contain specific goals
or policies specifically related to condominium conversions, it identifies goals regarding
the provision of a diversity of housing opportunities. This project could contribute to
first-time homebuyers' goals and programs. The proposed condominium conversion
would contribute toward the enhancement of purchasing opportunities for first-time
home buyers and is not expected to significantly affect the availability of rental stock in
the City.
3. The proposed conversion will. conform to the Temecula Municipal Code in effect at the
time of Tentative Map and Development Plan approval, except as otherwise provided in
this Chapter.
G:IPlanning\2006IPA06-0192 Morning Ridge Condo Conv TTMIPlanninglPC STAFF REPORT.doc
8
The proposed condominium conversion conforms to the Temecula Municipal Code and
complies with all requirements of Chapter 16.21 of the Temecula Subdivision
Ordinance and is subject to all requirements in effect on the approval date of the
Tentative Map and Development Plan.
4. The overall design, physical condition and amenities of the condominium conversion
are consistent with those associated with condominiurn developments throughout the
City and such elements achieve a high degree of appearance, quality and safety.
As proposed and with the implementation of Conditions of Approval, the project design,
physical condition and amenities are consistent with those associated with
condominium developments throughout the City. The project has been fairly well
maintained in the past, and with the proposed improvements, repairs and upgrades, the
size of the project, and the fact that the conversion meets the requirements of the
Subdivision Map Act and the Development Code, the project is well suited to be
converted to individual condominiums.
5. The proposed project will not convert, during the current calendar year, more than five
percent of the potentially convertible rental units in Temecula for the current calendar
year except as otherwise provided in Chapter 16.21 of the Municipal Code.
The proposed project involves the conversion of 200 apartment units (rentals). This
conversion is the only approved to date during the current calendar year (2007). The
200 units represent 0.04 percent of the potentially convertible rental units in Temecula
(based on 2007 DOF estimate of 5,399 existing multifamily rental units).
6. There is no evidence in the public hearing record to indicate that vacancies in the
project were intentionally increased for the purposes of preparing the project for
conversion.
Staff has not received any correspondence from the public or residents of the subject
property to indicate that vacancies in the project were intentionally increased for the
purposes of preparing the project for conversion.
7. There is no evidence in the public hearing record to indicate that tenants have been
coerced to publicly support or approve th'e conversion, or to refrain from publicly
opposing it, or to forgo any assistance to which they may be entitled.
Staffhas not received any correspondence from the public or residents of the subject
property to indicate that tenants have been coerced to publicly support or approve the
conversion, or to refrain from publicly opposing it, or to forgo any assistance to which
they may be entitled.
ATTACHMENTS
1. Vicinity Map - Blue Page 11
2. Plan Reductions - Blue Page 12
G:IPlanning\2006IPA06-0192 Morning Ridge Condo Cony TTMIPlanninglPC STAFF REPORT.doc
9
3. PC Resolution 07-_ - Blue Page 13
Exhibit A - Draft Conditions of Approval (DP/CUP)
4. PC Resolution 07-_ - Blue Page 14
Exhibit A - Draft Conditions of Approval (TTM)
5. Statement of Repairs - Blue Page 15
6. Building and Site Evaluation Useful Life Analysis - Blue Page 16
7. Notice of Public Hearing - Blue Page 17
G:\Planning\2006\PA06-0192 Morning Ridge Con'do Cony TTM\Planning\PC STAFF REPORT.doc
10
ATTACHMENT NO.1
VICINITY MAP
G:IPlanning\2006IPA06-Q192 Morning Ridge Condo Cony TTMIPlanninglPC STAFF REPORT.doc
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PLAN REDUCTIONS
G:IPlanning\2006IPA06-0192 Morning Ridge Condo Conv TTMIPianninglPC STAFF REPORT.doc
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ATTACHMENT NO.3
PC RESOLUTION NO. 07-_
(DP/CUP)
G:IPlanning\2006\PA06-0192 Morning Ridge Condo Conv TTMIPlanninglPC STAFF REPORT.doc
13
PC RESOLUTION NO, 07-
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF TEMECULA APPROVING PLANNING
APPLICATION NO. PA06-0193, A DEVELOPMENT PLAN
AND CONDITIONAL USE PERMIT TO CONVERT 200
APARTMENT UNITS TO CONDOMINIUMS (MORNING
RIDGE APARTMENTS) ASSOCIATED WITH PLANNING
APPLICATION NO.PA06-0192, A TENTATIVE TRACT
MAP TO CREATE A ONE-LOT RESIDENTIAL
CONDOMINIUM, GENERALLY LOCATED AT THE
SOUTHWEST CORNER OF RANCHO CALIFORNIA ROAD
AND MARGARITA ROAD (APN 944-220-003)
Section 1. Procedural Findinqs. The Planning Commission of the City of
Temecula does hereby find, determine and declare that:
A. On June 29, 2006, Sandra Parmley, filed Planning Application No. PA 06-
0193, Development Plan and Conditional Use Permit, in a manner in accord with the
City of Temecula General Plan and Development Code.
B. The Application was processed including, but not limited to a public notice,
in the time and manner prescribed by State and local law.
C. The Planning Commission, at a regular meeting, considered the
Application and environmental review on August 29, 2007, 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.
D. At the conclusion of the Commission hearing and after due consideration
of the testimony, the Commission approved Planning Applicatiorl No. PA06-0193
subject to and based upon the findings set forth hereunder.
E. All legal preconditions to the adoption of this Resolution have occurred.
Section 2. Further Findinas. The Planning Commission, in approving the
Application hereby finds, determines and declares that:
Development Plan (Code Section 17.05.010F)
A. . The proposed use is in conformance with the General Plan for Temecula
and with all applicable requirements of Sate law and other ordinances of the City;
The proposal is consistent with the land use designation and policies reflected for
High Density (H) Residential development in the City of Temecula General Plan.
The existing residential apartment complex would be converted to ownership
condominium units under this. proposal. The project conforms with the
Subdivision Ordinance, Subdivision Map Act and Zoning Code.
I
G:\Planning\2006\PA06-0193 Morning Ridge Condo Cony Multi Family Res Dev\Planning\PC RESOLUTION EXEMPT FROM CEQA.doc
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 project has met the
performance standards in regards to circulation, architectural design and site
plan design.
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.
Conditional Use Permit (Code Section 17.040.010E)
A. The proposed conditional use is consistent with the General Plan and the
Developrnent Code;
The proposal for converting 200 existing residential units to condominium units is
consistent with the land use designation and policies reflected for the High
Density Residential (H) land use designation within in the City of Temecula's
General Plan, as well as the development standards for the High Density
Residential (H) zone of the City of Temecula Development Code. The site is,
therefore, properly planned and zoned and found to be physically suitable for the
proposed for-sale residential condominium use.
B. The proposed conditional use is compatible with the nature, condition and
development of adjacent uses, buildings and structures and the proposed conditional
use will not adversely affect the adjacent uses, buildings or structures;
The proposed conditional use is compatible with adjacent land uses as defined in
the General Plan. Staff has reviewed the proposed condominium use against the
adjacent land uses and has determined that the proposed use will be consistent
with the surrounding uses. The project will convert existing apartments into for
sale residential condominiums. Adjacent uses include single family residences
which is compatible.
C. The site for a proposed conditional use is adequate in size and shape to
accommo<;late the yards, walls, fences, parking and loading facilities, buffer areas,
landscaping, and other development features prescribed in the Development Code and
required by the Planning Commission or Council in order to integrate the use with other
uses in the neighborhood;
Staff has reviewed the proposed project to determine consistency with the
Development Code and has found that the project meets all of the applicable
requirements with the exception of private open space. Each unit also includes
private usable open space (porChes or balconies) which range .in size from 67
square feet to 72 square feet. All of the 200 units do not meet the Development
2
G:\Planning\2006\PA06-0193 Morning Ridge Condo Conv Multi Family Res Dev\Planning\PC RESOLUTION EXEMPT FROM CEQA.doc
Code requirement for 150 square feet of private open space per unit. In order to
compensate for this, staff. has required the provision of additional on-site
amenities as described above. With the additional amenities, staff does not
believe this is an issue of concern since the proposal involves an as-built
condition and the requirement for additional private open space is not a health
and safety issue. As constructed and with the proposed amenities, the project
meets the intent of the Development Code with regard to open space and
providing for a positive quality of life.
D. The nature of the proposed conditional use is not detrimental to the health,
safety and general welfare of the community;
Staff has reviewed the proposed condominium use and found that it will not be
detrimental to the health, safety, or general welfare of the community. Fire
Prevention has reviewed circulation and drive aisle widths and has determined
that the site will able to be adequately served by the Fire Deparlment in an
emergency situation.
Section 3. Environmental Compliance. In accordance with the California
Environmental Quality Act, the proposed project has been deemed to be Categorically
Exempt from further environmental review (Section 15301 Class 1, Existing Facilities).
Section 4. Conditions. The Planning Commission of the City of Temecula
approves Planning Application No, PA06-0193, a Conditional Use Permit and Multi-
Family Residential Development Plan to convert 200 apartment units to condominiums,
located at the southwest corner of Rancho California Road and Margarita Road
(Morning Ridge Apartments) subject to the Conditions of Approval set forth on Exhibit A,
attached hereto, and incorporated herein by this reference.
3
G:\Planning\2006\PA06-0193 Morning,Ridge Condo Cony Multi Family Res Dev\Planning\PC RESOLUTION EXEMPT FROM CEQA.doc
Section 5. PASSED, APPROVED AND ADOPTED by the City .of Temecula
Planning Commission this 29th day of August 2007.
Dennis Chiniaeff, Chairman
ATTEST:
Debbie Ubnoske, Secretary
[SEAL]
STATE OF CAliFORNIA )
COUNTY OF RIVERSIDE ) ss
CITY OF TEMECULA )
I, Debbie Ubnoske, Secretary of the Temecula Planning Commission, do hereby
certify that the forgoing PC Resolution No. 07- was duly and regularly adopted by the
Planning Commission of the City of Temecula at a regular meeting thereof held on the 29th
day of August 2007, by the following vote:
AYES:
PLANNING COMMISSIONERS:
NOES:
PLANNING COMMISSIONERS:
ABSENT:
PLANNING COMMISSIONERS:
ABSTAIN:
PLANNING COMMISSIONERS:
Debbie Ubnoske, Secretary
4
G:\Planning\2006\PA06-0193 Morning Ridge Condo Cony Multi Family Res Dev\Planning\PC RESOLUTION EXEMPT FROM CEQA.doc
EXHIBIT A
DRAFT CONDITIONS OF APPROVAL
5
G:\Planning\2006\PAO~OI93 Morning Ridge Condo Conv Multi Family Res D~v\Planning\,PC RESOLUTION EXEMPT FROM CEQA.doc
EXHIBIT A
CITY OF TEMECULA
DRAFT CONDITIONS OF APPROVAL
Planning Application No,: PA06-0193
Project Description:
A Conditional Use Permit and Multi-Family Residential
Development Plan application to convert 200 apartment
units to condominiums located at 30660 Milky Way Drive
and associated with a one-lot Tentative Tract Map (TIM
34907) under Planning Application No, PA06-0192
Assessor's Parcel No,
944-220-003
MSHCP Category:
DIF Category:
Exempt
Residential Attached (for any new construction)
TUMF Category:
Not applicable (no additional residential units)
Approval Date:
August29,2007
Expiration Date:
August 29, 2009
. WITHIN 48 HOURS OF THE APPROVAL OF THIS PROJECT
Planning Department
1. The applicant/developer shall deliver to the Planning Department a cashier's check or
money order made payable to the County Clerk in the amount of Sixty-Four Dollars ($64.00)
for the County administrative fee, to enable the City to file the Notice of Exemption as
provided under Public Resources Code Section 21152 and California Code of Regulations
Section 15062. If within said 48-hour period the applicant/developer has not delivered to the
Planning Department the check as required above, the approval for the project granted shall
be void by reason of failure of condition (Fish and Game Code Section 711.4(c)).
2. The applicant shall sign both copies of the final Conditions of Approval that will be provided
by the Planning Department staff, and return one signed set to the Planning Department for
their files. /
G:IPlanning\2006IPA06.Q193 Moming Ridge Condo Cony Multi Family Res DevlPlanninglDraft COAs.doc
1
GENERAL REQUIREMENTS
G:\Planning\2006\PA06-Q193 Morning Ridge CondoConv Multi Family Res Dev\Planning\Draft COAs.doc
2
Planning Department
3. The applicant and owner of the real property subject to this condition shall hereby agree to
indemnify, protect, hold harmless, and defend the City with Legal Counsel of the City's own
selection from any and all claims, actions, awards, judgments, or proceedings against the
City to attack, set aside, annul, or seek monetary damages resulting, directly or indirectly,
from any action in furtherance of and the approval of the City, or any agency or
instrumentality thereof, advisory agency, appeal board or legislative body including actions
approved by the voters of the City, concerning the Planning Application. The City shall be
deemed for purposes of this condition, to include any agency or instrumentality thereof, or
any of its elected or appointed officials, officers, employees, consultants, contractors, legal
counsel, and agents. City shall promptly notify both the applicant and landowner of any
claim, action, or proceeding to which this condition is applicable and shall further cooperate
fully in the defense of the action. The City reserves the right to take any and all action the
City deems to' be in the best interest of the City and its citizens in regards to such defense,
4. The permittee shall obtain City approval for any modifications or revisions to the approval of
this project.
5. 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.
6. The Director of Planning may, upon an application being filed within 30 days prior to
expiration, and for good cause, grant a time extension of up to 3 one-year extensions of
time, one year at a time.
7. The development of the premises shall substantially conform to the approved site plan and
elevations contained on file with the Planning Department.
8. Prior to the opening of the sales office, the applicant shall provide documentation' that all
recommendations in the Pest Report dated May 9, 2006 have been completed.
9. This approval is contingent upon the approval and recordation of Final Map for Tract No.
34907 (PA06-0192).
10. The par course shall be modified to have a circular configuration (loop design).
11. The developer shall provide each purchaser with a copy of all Planning Department
application submittals (physical elements report, pest report, soils report, statement of
repairs, Declaration of CC&R's, and Department of Real Estate Budget) prior to said
purchaser executing any purchase agreement or other contract to purchase a unit, and the
developer shall give the purchaser sufficient time to review said information. Copies of said
documents shall be made available at all times at the sales office and notice indicating
availability of such reports shall be posted on-site. Copies of reports shall be provided to the
Horneowners' Association upon its formation.
G:\Planning\2006\PA06...Q193 Morning Ridge Condo Cony Multi Family Res Dev\Planning\Draft COAs.doc
3
12. Prior to the opening of the sales office, the subdivider shall submit the following information
to the Planning Department:
a. Name, address and phone number of Homeowners' Association
b. Actual sales price of units
c. Actual Homeowners' Association fee
d. Number of prior tenants who intend to purchase units
e. Number of units purchased with intent to be used as rentals
13. Developer shall provide suitable alternative housing to tenant households at no additional
cost to the tenant, whose unit undergoes substantial remodeling or rehabilitation during
conversion, if the unit being remodeled or rehabilitated is not habitable. The final
determination of habitability and suitability shall be made by the City of Temecula
Department of Building and Safety.
14. All landscaping shall be restored as necessary and maintained in accordance with approved
landscape plans.
15. 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.
16. Each parking space reserved for the handicapped shall be identified by a permanently
affixed reflectorized sign constructed of porcelain on steel, beaded text or equal, displaying
the International Symbol of Accessibility. The sign shall not be smaller than 70 square
inches in area and shall be centered at the interior end of the parking space at a 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."
17, 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.
18. All of the foregoing conditions shall be complied with prior to any use allowed by this permit.
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
G:\Planning\2006\PAOS-D193 Morning Ridge Condo Cony Multi Family Res Dev\Planning\Draft COAs.doc
4
California Administrative Code, Title 24 Energy Code, California Title 24 Disabled Access
Regulations, and the Temecula Municipal Code. (For any proposed work as applicable to
conversion ).
20. Subrnit 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. (For any proposed work as applicable to
conversion). .
21. Prior to the approval of the final map, a physical inspection of the project site, including each
individual unit, shall be made by the City Building and Safety Department and Planning
Department. Such inspection shall be made to ensure compliance with all applicable
Conditions of Approval as specified in the Tentative Map and Conditional Use Permit
approval, and shall include any work deemed to have been performed without a permit. All
such corrections shall be made prior to the approval of the final or parcel map. The
subdivider shall be responsible for the payment of any fees related to the inspection of the
project:
a. Health and Safetv: Each bathroom in each living unit shall be provided with ground
fault circuit interrupters.
b. Smoke Detectors: Each living unit shall be provided with approved detectors of
products of combustion other than heat, conforming to the latest code standards as
adopted by the City.
c. Maintenance of Fire Protection Systems: All fire hydrants, fire alarm systems,
portable fire extinguishers, and other fire protective appliances shall be properly
installed and maintained in an operable condition at all times.
d. Shock Mountina of Mechanical Eouipment: All permanent mechanical equipment
such as motors, compressors, pumps, and compactors which is determined by the
City to be a source of structural vibration or structure-borne noise shall be shock
mounted with inertia blocks or bases and/or vibration isolators in a manner approved
by the Chief Building Official.
e. Noise Standards: The structure shall Gonform to all interior and exterior sound
transmission standards of the Uniform Building Code. In such cases where present
standards cannot reasonably be met, the Planning Commission may require the
applicant to notify potential buyers of the noise deficiency currently existing within
these units.
22. Obtain all building plans and permit approvals prior to commencement of any construction
work. For any proposed work as applicable to conversion.
23. Show all building setbacks.
24. Developments with Multi-tenant Buildings or Shell Buildings shall provide a house electrical
meter to provide power for the operation of exterior lighting, irrigation pedestals and fire
alarm systems for each building on the site. Developments with Single User Buildings shall
clearly show on the plans the location of a dedicated panel in place for the purpose of the
operation of exterior lighting and fire alarm systems when a house meter is not specifically
proposed.
G:\Planning\2006\PA06.0193 Morning Ridge Condo Cony Multi Family Res Dev\Planning\Oraft CQAs.doc
5 .
25. All building and facilities must comply with applicable disabled access regulations. Provide
all details on plans (California Disabled Access Regulations effective April 1 ,1998). (For
any proposed work as applicable to conversion).
26. At Plan Review Submittal, provide electrical plan including load calculations and panel
schedule, plumbing schematic and mechanical plan applicable to scope of work for plan
review. (For any proposed work as applicable to conversion).
27. At Plan Review Submittal, provide precise grading plan at plan check submittal to check
accessibility for persons with disabilities. (For any proposed work as applicable to
conversion).
Fire Prevention
28. 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.
29. The buildings will be required to be sprinklered. The fire sprinkler riser and fire alarm
control panel need to be located in the same room. There needs to be 18-inches of
clearance on both sides and the front of the fire sprinkler risers. Please show sprinkler riser
room on plans.
30. The Fire Prevention Bureau is required to set a minimum fire flow for the remodel or
construction of all buildings per CFC Appendix III.A, Table A-III-A-1. The developer shall
provide for this project, a water system capable of delivering 4,000 GPM at 20 PSI residual
operating pressure for a 4-hour duration. The Fire Flow as given above has taken into
account all information as provided (CFC 903.2, Appendix III-A) and Temecula Municipal
Code 15.16.020).
31. 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).
33. The Applicant shall comply with the Public Art Ordinance.
34. All parkways, landscaping, recreational facilities, fencing and on site lighting shall be
maintained by a maintenance association.
35. The CC&R's shall be reviewed and approved by TCSD.
G:IPlanning\20061PA06-o193 Morning Ridge Condo Conv Multi Family Res DevlPlanninglDraft COAs.doc
6
PRIOR TO BUILDING PERMIT ISSUANCE
G:\Planning\2006\PA06-0193 Morning Ridge Condo Conv Multi Family Res Dev\Planning\Draft COAs.doc
7
Fire Prevention
36. Prior to building permit, all locations where structures are to be built shall have approved
Fire Department vehicle access roads to within 150 feet to any portion of the facility or any
portion of an exterior wall of the building(s). Fire Department access roads shall be an all
weather surface designed for 80,000 Ibs. GVW with a minimum AC thickness of .25 feet
(CFC sec 902).
Building and Safety Department
37. Provide appropriate stamp of a registered professional with original signature on plans prior
to permit issuance.
38. Prior to Beginning Construction, a pre-construction meeting is required with the building
inspector prior to the start of the building construction.
Community Services Department
39. The developer shall contact the City's franchised solid waste hauler for disposal of
construction and demolition debris. Only the City's franchisee rnay haul construction and
demolition debris.
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8
PRIOR TO CERTIFICATE OF OCCUPANCY
G:\Planhing\2006\PA06-0193 Morning Ridge Condo Cony Multi Family Res Dev\Planning\Oraft COAs.doc
9
Fire Prevention
40. 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).
41. 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. Multi-family residential shall have a minimum
twelve (12) inches numbers on the building. 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).
42. Prior to issuance of a Certificate of Occupancy or building final, a directory display
monument sign shall be required for apartment, condominium, townhouse or mobile home
parks. Each complex shall have an illuminated diagrammatic layout of the complex which
indicates the name of the complex, all streets, building identification, unit numbers, and fire
hydrant locations within the complex. Location of the sign and design specifications shall be
submitted to and be approved by the Fire Prevention Bureau prior to installation.
43. 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 (CFC 902.4).
44. 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).
45. 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
46. 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.
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.
Date
Applicant's Signature
Applicant's Printed Name
G:\Planning\2006\PA06-0193 Morning Ridge Condo Cohv Multi Family Res Dev\Planning\Draft COAs.doc
10
ATTACHMENT NO.4
PC RESOLUTION NO. 07-_
(TTM)
G:IPlanning\2006IPA06-Q192 Mornin9 Ridge Condo Conv TTMIPlanninglPC STAFF REPORT.doc
14
PC RESOLUTION NO. 07-
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF TEMECULA A~PROVING PLANNING
APPLICATION NO, PA06-0192, A TENTATIVE TRACT
MAP TO CREATE A ONE-LOT RESIDENTIAL
CONDOMINIUM ASSOCIATED WITH PLANNING
APPLICATION NO. PA06-0193, A DEVELOPMENT PLAN
AND CONDITIONAL USE PERMIT TO CONVERT 200
APARTMENT UNITS TO CONDOMINIUMS (MORNING
RIDGE APARTMENTS), GENERALLY LOCATED AT THE
SOUTHWEST CORNER OF RANCHO CALIFORNIA ROAD
AND MARGARITA ROAD (APN 944-220-003)
Section 1. Procedural Findinqs. The Planning Commission of the City of
Temecula does hereby find, deterrnine and declare' that:
A. On June 29, 2006, Sandra Parmley, filed Planning Application No. PA 06-
0192, Tentative Tract Map, in a manner in accord with the City of Temecula General
Plan and Development Code.
B. The Application was processed including, but not limited to a public notice,
in the time and manner prescribed by State and local law.
C. The Planning Commission, at a regular meeting, considered the
Application and environmental review on August 29, 2007, 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.
D. At the conclusion of the Commission hearing and after due consideration
of the testimony, the Commission approved Planning Application No. PA06-0192
subject to and based upon the findings set forth hereunder.
E. Ail legal preconditions to the adoption of this Resolution have occurred.
Section 2. Further Findinqs. The Planning Commission, in approving the
Application hereby finds, determines and declares that:
Tentative Tract MaD (Code Section 16.09,140)
A. The proposed subdivision and the design and improvements of the
subdivision are consistent with the Development Code, General Plan, Subdivision
Ordinance and the City of Temecula Municipal Code;
The proposed subdivision is a Tentative Tract Map for residential condominiums
and is consistent with the Development Code, General Plan, Subdivision
Ordinance, and the City of Temecula Municipal Code because the proposed
Tentative Tract Map complies with the development standards and will function
as a typical single lot with individual owners of each unit.
I .
G:\Planning\2006\PA06-0192 Morning Ridge Condo Conv TIM\Planning\PC RESOLUTION EXEMPT FROM CEQA.doc
B. The Tentative Map does not propose to divide land, which is subject to a
contract entered into pursuant to the California Land Conservation Act of 1965, or the
land is subject to a Land Conservation Act contract but the resulting parcels following
division of the land will not be too small to sustain their agricultural use;
The project site is not subject to any agreements entered into pursuant to the
California Land Conservation Act of 1965, because the project site is not within
an area requiring conservation nor is the land or surrounding land used for
agricultural purposes.
C. The site is physically suitable for the type and proposed density of.
development proposed by the Tentative Map;
The site is physically suitable for the type and proposed density of development
proposed by the Tentative Tract Map. The site is developed at a density of 12
dwelling units per acre where the maximum density is 20 units per acre. The
project site will function as a single lot, which allows for, required access,
circulation and improvements, however the individual residential condominium
units will be individually owned.
D. The design of the subdivision and the proposed improvements, with
Conditions of Approval, are not likely to cause significant environmental damage or
substantially and avoidably injure fish or wildlife or their habitat;
The design of the subdivision and the proposed improvements, with Conditions
of Approval, are not likely to cause significant environmental damage or
substantially and avoidably injure fish or wildlife or their habitat, because the
project site is developed within an urban area and no wildlife or habitat are found
on or adjacent to the project site.
E. The design of the subdivision and the type of improvements are not likely
to cause serious public health problems;
The design of the subdivision and the type of improvements are not likely to
cause serious public health problems because development will be inspected by
City staff prior to occupancy to ensure all improvements are constructed in a
manner consistent with City of Temecula standards,
F. The design of the subdivision provides for future passive or natural
heating or cooling opportunities in the subdivision to the extent feasible;
The design of the subdivision p;nvides for future passive or natural heating or
cooling opportunities in the subdivision to the extent feasible, because the
construction plans will comply with all applicable building codes and State energy
guidelines.
2
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G. The design of the subdivision and the type of irnprovernents will not
conflict with easements acquired by the public at large for access through or use of
property within the proposed subdivision, or the design of the alternate easements
which are substantially equivalent to those previously acquired by the public will be
provided;
The design of the subdivision and the type of improvements will not conflict with
easements acquired by the public at large for access through or use of property
within the proposed subdivision, or the design of the alternate easements which
are substantially equivalent to those previously acquired by the public will be
provided because required off-site dedications and improvements have been
provided or will be acquired as Conditions of Approval.
H. The subdivision is consistent with the City's parkland dedication
requirements (Quimby);
Condominium conversions are not required to dedicate parkland or
fees/requirements (Quimby), therefore the project is consistent with the City's
Parkland dedication requirements.
Common Interest Development Conversion (Code Section 16.21.140)
A. All provisions of the Chapter are met;
The proposed condominium conversion complies with all requirements of
Chapter 16.21 of the Temecula Subdivision Ordinance. All required information
has been submitted by the applicant aOO all other requirements have been
included in the project plans or Conditions of Approval.
B. The proposed conversion is consistent with the goals, objectives, policies,
general land uses and programs specified in the Temecula General Plan including the
Housing Element, and with any applicable Specific Plan;
The proposed conversion is consistent with the land use designation and policies
reflected for High Density (H) Residential development in the City of Temecula
General Plan. While the Housing Element of the General Plan does not contain
specific goals or policies specifically related to condominium conversions, it
identifies goals regarding the provision of a diversity of housing opportunities.
This project could contribute to first-time homebuyers' goals and programs. The
proposed condominium conversion would contribute toward the enhancemel7t of
purchasing opportunities for firsHime homebuyers and is not expected to
significantly affect the availability of rental stock in the City.
C. The proposed conversion will conform to the Temecula Municipal Code in
effect at the time of Tentative Map and Development Plan approval, except as
otherWise provided in this chapter;
J
G:\Planning\2006\PA06-0192 Morning Ridge Condo Conv TIM\Planning\PC RESOLUTION EXEMPT FROM CEQAdoc
The proposed condominium conversion conforms to the Temecula Municipal
Code and complies with all requirements of Chapter 16.21 of the Temecula
Subdivision Ordinance and is subject to all requirements in effect on the approval
date of the tentative map and development plan.
D. The overall design, physical condition and amenities of the condorniniurn
conversion are consistent with those associated with condominium developments
throughout the City and such elements achieve a high degree of appearance, quality
and safety;
As proposed and with the implementatio1'1 of Conditions of Approval, the project
design, physical condition and amenities are consistent with those associated
with condominium developments throughout the City. The project has been fairly
well maintained in the past, and with the proposed improvements, repairs and
upgrades, the size of the project, and the fact that the conversion meets the
requirements of the Subdivision Map Act and the Development Code, the project
is well suited to be converted to individual condominiums.
E. The proposed project will not convert, during the current calendar year,
more than five percent of the potentially convertible rental units in Temecula for the
current calendar year except as otherwise provided in Chapter 16.21 of the Municipal
Code;
The proposed project involves the conversion of 200 apartment units (rentals).
This conversion is the only approved to date during the current calendar year
(2007). The 200 units represent 0.04 percent of the potentially convertible rental
units in Temecula (based on 2007 DOF estimate of 5,399 existing multifamily
rental units),
F. There is no evidence in the public hearing record to indicate that
vacancies in the project were intentionally increased for the purposes of preparing the
project for conversion;
Staff has not received any correspondence ftom the public or residents of the
subject property to indicate that vacancies in the project were intentionally
increased for the purposes of preparing the project for conversion.
G. There is no evidence in the public hearing record to indicate that tenants
have been coerced to publicly support or approve the conversion, or to refrain from
publicly opposing it, or to forgo any assistance to which they may be entitled;
Staff has not received any correspondence from the public or residents of the
subject property to indicate that tenants have been coerced to publicly support or
approve the conversion, or to refrain from publicly opposing it, or to forgo any
assistance to which they may be entitled,
4
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Section 3. Environmental Compliance. In accordance with the California
Environmental Quality Act, the proposed project has been deemed to be Categorically
Exempt from further environmental review (Section 15301 Class 1, Existing Facilities).
Section 4. Conditions. The Planning Commission of the City of Ternecula
approves Planning Application No. PA06-0192, a Tentative Tract Map to create a one-
lot residential condominium, located at the southwest corner of Rancho California Road
and Margarita Road (Morning Ridge Apartments) subject to the Conditions of Approval
set forth on Exhibit A, attached hereto, and incorporated herein by this reference.
5
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Section 5. PASSED, APPROVED AND ADOPTED by the City of Temecula
Planning Commission this 29th day of August 2007.
Dennis Chiniaeff, Chairman
ATTEST:
Debbie Ubnoske, Secretary
[SEAL]
STATE OF CAliFORNIA )
COUNTY OF RIVERSIDE ) ss
CITY OF TEMECULA )
I, Debbie Ubnoske, Secretary of the Temecula Planning Commission, do hereby
certify that the forgoing PC Resolution No. 07- was duly and regularly adopted by the
Planning Commission of the City of Ternecula at a regular meeting thereof held on the 29th
day of August 2007, by the following vote:
AYES:
PLANNING COMMISSIONERS:
NOES:
PLANNING COMMISSIONERS:
ABSENT:
PLANNING COMMISSIONERS:
PLANNING COMMISSIONERS:
ABSTAIN:
Debbie Ubnoske, Secretary
6
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EXHIBIT A
DRAFT CONDITIONS OF APPROVAL
7
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EXHIBIT A
CITY OF TEMECULA
DRAFT CONDITIONS OF APPROVAL
Planning Application No.: PA06-0192
Project Description:
A one-lot Tentative Tract Map (TTM 34907) for
condominium purposes to convert 200 apartment units
to condominiums located at 30660 Milky Way Drive and
associated with a Conditional Use Permit and Multi-
Family Residential Development Plan under Planning
Application No, PA06-0193
Assessor's Parcel No,
944-220-003
MSHCP Category:
Exempt
DIF Category:
Residential Attached
TUMF Category:
Not applicable (no new residential units proposed)
Approval Date:
August 29, 2007
Expiration Date:
August 29, 2010
WITHIN 48 HOURS OF THE APPROVAL OF THIS PROJECT
Planning Division
1. The applicant/developer shall deliver to the Planning Department a cashier's check or
money order made payable to the County Clerk in the amount of Sixty-Four Dollars ($64.00)
for the County administrative fee, to enable the City to file the Notice of Exemption as
provided under Public Resources Code Section 21152 and California Code of Regulations
Section 15062. If within said 48-hour period the applicant/developer has not delivered to
the Planning Department the check as required above, the approval for the project granted
shall be void by reason of failure of condition (Fish and Game Code Section 711.4(c)).
2. The applicant shall sign both copies of the final conditions of approval that will be provided
by the Planning Department staff, and return one signed set to the Planning Department for
their files.
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GENERAL REQUIREMENTS
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Planning Department
3. The tentative subdivision shall comply with the State of California Subdivision Map Act and
to all the requirements of Ordinance No. 460, unless modifiedby the conditions listed below.
A time extension may be approved in accordance with the State Map Act and City
Ordinance, upon written request, if made 30 days prior to the expiration date.
4. 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.
5. If Subdivision phasing is proposed, a phasina plan shall be submitted to and approved by
the Planning Director.
6. A Homeowners' Association may not be terminated without prior City approval.
7. This approval is contingent on the approval of Planning Application No. PA06-0193 and
related Conditions of Approval.
Public Works Department
8. It is understood that the Developer correctly shows on the Tentative Map all existing and
proposed easements, traveled ways, improvernent constraints and drainage courses, and
their omission may require the project to be resubmitted for further review and revision.
9. A Grading Permit for either rough or precise grading shall be obtained from the Department
of Public Works prior to commencement of any construction outside of the City-maintained
road right-of way.
10. 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.
11. All improvement plans, grading plans, landscape and irrigation plans shall be coordinated
for consistency with adjacent projects and existing improvements contiguous to the site and
shall be submitted on standard 24" x 36" City of Temecula mylars.
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Fire Prevention
12. 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.
13. The buildings will be required to be sprinklered. The fire sprinkler riser and fire alarm
control panel need to be located in the same room. There needs to be 18 inches of
clearance on both sides and the front of the fire sprinkler risers. Please show sprinkler riser
room on plans.
14. The Fire Prevention Bureau is required to set a minimum fire flow for the remodel or
construction of all buildings per CFC Appendix III.A, Table A-III-A-1. The developer shall
provide for this project, a water system capable of delivering 4,000 GPM at 20 PSI residual
operating pressure for a 4-hour duration. The Fire Flow as given above has taken into
account all information as provided (CFC 903.2, Appendix III-A) and Temecula Municipal
Code 15.16.020.
15. 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).
Building and Safety Department
16. 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. (For any proposed work as applicable to
conversion).
17. Submit at time of plan review, a complete exterior site lighting plans showing compliance
with Ordinance No. 655 for the regulation of light pollution. All street-lights and other outdoor
lighting shall be shown on electrical plans submitted to the Department of Building and
Safety. Any outside lighting shall be hooded and directed so as not to shine directly upon
adjoining property or public rights-of-way. (For any proposed work as applicable to
conversion ).
18. Obtain all building plans and permit approvals prior to commencement of any construction
work. (For any proposed work as applicable to conversion).
19. Show all building setbacks.
20. Developments with Multi-tenant Buildings or Shell Buildings shall provide a house electrical
meter to provide power for the operation of exterior lighting, irrigation pedestals and fire
alarm systems for each building on the site. Developments with Single User Buildings shall
clearly show on the plans the location of a dedicated panel in place for the purpose of the
operation of exterior lighting and fire alarm systerns when a house rneter is not specificaily
proposed.
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21. All building and facilities must comply with applicable disabled access regulations. Provide
all details on plans (California Disabled Access Regulations effective April 1 ,1998). (For
any proposed work as applicable to conversion).
22. At Plan Review Submittal, provide electrical plan including load calculations and panel
schedule, plumbing schematic and mechanical plan applicable to scope of work for plan
review. (For any proposed work as applicable to conversion).
23. At Plan Review Submittal, provide precise grading plan at plan check submittal to check
accessibility for persons with disabilities. (For any proposed work as applicable to
conversion).
24. A pre-construction meeting is required with the building inspector prior to the start of the
building construction.
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PRIOR TO RECORDATION OF THE FINAL MAP
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Planning Department
25. The following shall be submitted to and approved by the Planning Division:
a. A copy of the Final Map.
b. A copy of the Environmental Constraint Sheet (ECS) with the following notes:
i. This property is located within 30 rniles of Mount Palomar Observatory. All
proposed outdoor lighting systems shall comply with the California Institute
ofTechnology, Palomar Observatory recommendations, Ordinance No. 655.
c. A copy of the recorded Covenants, Conditions, and Restrictions (CC&R's):
i. CC&R's shall be reviewed and approved by the Planning Director. The
CC&R's shall include liability insurance and methods of rnaintaining open
space, recreation areas, parking areas, private roads, exterior of all buildings
and all landscaped and open areas including parkways.
ii. The CC&R's shall be prepared at the developer's sole cost and expense.
iii. The CC&R's shall be in the form and content approved by the Planning
Director, City Engineer and the City Attorney and shall include such
provisions as are required by this approval and as said officials aeem
necessary to protect the interests of the City and it's residents.
iv. The CC&R's and Articles of Incorporation of the Property Owners'
Association are subject to the approval of the Planning and Public Works
Departments and the City Attorney. They shall be recorded concurrent with
the final map. A recorded copy shall be provided to the City.
v. The CC&R's shall provide for the effective establishment, operation,
management, use, repair and maintenance of all common areas, drainage
and facilities.
vi. The CC&R's shall provide that the property shall be developed, operated
and maintained so as not to create a public nuisance.
vii. The CC&R's shall include a plan for equitable sharing of gas and water
utilities.
viii. The CC&R's shall provide that the association may not be terminated
without prior City approval.
ix. The CC&R's shall provide that if the property is not maintained in the
condition required by the CC&R's, then the City, after rnaking due demand
and giving reasonable notice, may enter the property and perform, at the
owner's sole expense, any rnaintenance required thereon by the CC&R's or
the City Ordinances. The property shall be subject to a lien in favor of the
City to secure any such expense not promptly reimbursed.
x. Every owner of a suite or lot shall own as an appurtenance to such suite or
lot, either (1) an undivided interest in the common areas and facilities, or (2)
a share in the corporation, or voting membership in an association owning
the common areas and facilities.
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xi. All open areas and landscaping shall be permanently maintained by the
association or other means acceptable to the City.
26. No lot or suite in the development shall be sold unless a corporation, association, property
owner's group or similar entity has been formed with the right to assess all properties
individually owned or jointly owned which have any rights or interest in the use of the
common areas and common facilities in the development, such assessment power to be
sufficient to meet the expenses of such entity, and with authority to control, and the duty to
maintain, all of said mutually available features of the development. Such entity shall
operate under recorded CC&R's, which shall include compulsory membership of all owners
of lots and/or suites and flexibility of assessments to meet changing costs of maintenance,
repairs, and services. Recorded CC&R's shall permit enforcement by the City for provisions
required as Conditions of Approval. The developer shall submit evidence of compliance
with this requirement to, and receive approval of, the City prior to making any such sale.
This condition shall not apply to land dedicated to the City for public purposes.
27. Developer shall provide the Planning Department with a copy of Warranty Insurance
covering equipment and appliances pursuant to Section 16.21.080 (B) (10) of the Temecula
Subdivision Ordinance.
28. Developer shall provide all present tenants with. notice of an exclusive right to contact for the
purchase of his or her respective unit and upon the same terms and conditions that such
unit will be initially offered to the general public or terms more favorable to the tenant. The
right shall run for a period of not less than ninety days from the date of issuance of the
subdivision public report unless the tenant gives prior written notice of his or her intention
not to exercise the right. Evidence of receipt by each tenant shall be submitted to the
Planning Department.
29. Developer shall provide satisfactory evidence to the Planning Department that a long term
reserve fund for replacement and repair has been established in the name of the
Homeowners' Association. Such fund shall equal at least two times the estirnated monthly
homeowner's assessment for each dwelling unit, or an amount otherwise required by law.
30. Each tenant shall receive written notification within ten days of approval of a final map for
the proposed conversion. Evidence of receipt by each tenant shall be submitted to the
Planning Department.
31. Developer shall provide copy of Public Report submitted to Department of Real Estate to the
Planning Department for our files.
32. Each tenant shall receive ten days written notice that an application for a public report will
be or has been submitted to the Department of Real Estate, and that such report will be
available on request from the Planning Department. Evidence of receipt by each tenant
shall be submitted to the Planning Department. .
33. All buildings, fences, patio enclosures, carports, sidewalks, driveways, and landscaped
areas shall be in adequate condition consistent with a newly constructed project. The
developer shall contact the Planning Department for inspection. The developer shall
provide the Homeowners' Association andlor purchaser a one year warranty on all physical
improvements required by this condition.
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34. . All repairs and improvements listed in applicant's Statement of Repairs and Improvements
dated July 25,2007 (attached) and Remaining Useful Life Analysis (attached) (included in
the staff report as Attachment 5 and Attachment 6) shall be completed to the satisfaction of
the Planning and Building Departments.
35. All landscaping shall be restored as necessary and maintained in accordance with approved
landscape plans.
36. Each parking space reserved for the handicapped shall be identified by a permanently
affixed reflectorized sign constructed of porcelain on steel, beaded text or equal, displaying
the International Symbol of Accessibility. The sign shall not be smaller than 70 square
inches in area and shall be centered at the interior end of the parking space at a minimum
height of SO 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."
37. In addition to the above requirements, the surface of each parking place shall have a
surface identification sign duplicating the Symbol of Accessibility in blue paint of at least 3
square feet in size.
38. Developer shall contact Planning Department to schedule physical inspection of project site,
including each individual unit.
39. All of the foregoing conditions shall be complied with prior to any use allowed by this permit.
Public Works Department
Prior to Approval of the Final Map, unless other timing is indicated, the Developer shall complete
the following or have plans submitted and approved, subdivision improvement agreements
executed and securities posted:
40. As deemed necessary by the Department of Public Works, the Developer shall receive
written clearance from the following agencies:
a. Rancho California Water District
b. Eastern Municipal Water District
c. City of Temecula Fire Prevention Bureau
d. Planning Department
e. Department of Public Works
f. Community Services District
g. Southern California Edison Company
h. Southern California Gas Company
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41. Unless otherwise approved the following minimum criteria shall be observed in the design of
the street improvement plans:
a. Street centerline grades shall be 0.5% minimum over P.C.C. and 1.00% minimum
over A.C. paving.
b. All utilities, except electrical lines rated 34kv or greater, shall be installed
underground.
42. Relinquish and waive right of access to and from-Milky Way Drive on the Final Map with the
exception of three opening(s) as delineated on the approved Tentative Tract Map.
43. All easements and/or right-of-way dedications shall be offered for dedication to the public or
other appropriate agency and shall continue in force until the City accepts or abandons such
offers. All dedications shall be free from all encumbrances as approved by the Department
of Public Works.
44. Pursuant to Section 66493 of the Subdivision Map Act, any subdivision which is part of an
existing Assessment District must comply with the requirements of said section. Prior to
City Council approval of the Final Map, the Developer shall make an application for
reapportionment of any assessments with appropriate regulatory agency.
45. Any delinquent property taxes shall be paid.
46. An Environmental Constraints Sheet (ECS) shall be prepared in conjunction with the Final
Map to delineate identified environmental concerns and shall be recorded with the map. A
copy of the ECS shall be transmitted to the Planning Department for review and approval.
47. The Developer shall comply with all constraints which may be shown upon an
Environmental Constraint Sheet recorded with any underlying maps related to the subject
property.
48. The Developer shall make a good faith effort to acquire the required off-site property
interests, and if he or she should fail to do so, the Developer shall, prior to submittal of the
Final Map for recordation, enter into an agreement to complete the improvements pursuant
to the Subdivision Map Act, Section 66462 and Section 66462.5. Such agreement shall
provide for payment by the Developer of all costs incurred by the City to acquire the off-site
property interests required in connection with the subdivision. Security of a portion of these
costs shall be in the form of a cash deposit in the amount given in an appraisal report
obtained by the Developer, at the Developer's cost. The appraiser shall have been
approved by the City prior to commencement of the appraisal.
49. All utility systems including gas, electric, telephone, water, sewer, and cable TV shall be
provided for underground, with easements provided as required, and designed and
constructed in accordance with City Codes and the utility provider. Telephone, cable TV,
andlor security systems shall be pre-wired in the residence.
50. A 24-foot easement shall be dedicatl;!d for public utilities and emergency vehicle access for
all private streets and drives.
51. Private drainage easernents for cross-lot drainage shall be required and shall be delineated
and noted on the Final Map.
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52. Easements, when required for roadway slopes, landscape easements, drainage facilities,
utilities, etc., shall be shown on the final map if they are located within the land division
boundary. All offers of dedication and conveyances shall be submitted for review and
recorded as directed by the Department of Public Works. On-site drainage facilities located
outside of road right-of-way shall be contained within drainage easements and shown on
the final map. A note shall be added to the final map stating "drainage easements shall be
kept free of buildings and obstructions."
53. A 12-foot strip of land along the frontage of Rancho California Road shall be dedicated to
the City of T emecula for future bike lane or lane per the up-dated General Plan adopted on
April 12, 2005 by City Council.
Building and Safety Department
54. Prior to the approval of the final map, a physical inspection of the project site, including each
individual unit, shall be made by the City building and safety departrnent and Planning
Department. Such inspection shall be made to ensure compliance with all applicable
conditions of approval as specified in the tentative map and conditional use permit approval,
and shall include any work deemed to have been performed without a permit. All such
corrections shall be made prior to the approval of the final or parcel map. The subdivider
shall be responsible for the payment of any fees related to the inspection of the project.
a. Health and Safetv: Each bathroom in each living unit shall be provided with ground
fault circuit interrupters.
b. Smoke Detectors: Each living unit shall be provided with approved detectors of
products of combustion other than heat, conforming to the latest code standards as
adopted by the City.
c. Maintenance of Fire Protection Systems: All fire hydrants, fire alarm systems,
portable fire extinguishers, and other fire protective appliances shall be properly
installed and maintained in an operable condition at all times.
d. Shock Mountina of Mechanical Eouipment: All permanent mechanical equipment
such as motors, compressors, pumps, and compactors which is determined by the
City to be a source of structural vibration or structure-borne noise shall be shock
mounted with inertia blocks or bases and/or vibration isolators in a manner appr':lVed
by the Chief Building Official.
e. Noise Standards: The structure shall conform to all interior and exterior sound
transmission standards of the Uniform Building Code. In such cases where present
standards cannot reasonably be met, the Planning Commission may require the
applicant to notify potential buyers of the noise deficiency currently existing within
these units.
55. Obtain street addressing for all proposed conversion of buildings prior to recording of Map.
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PRIOR TO ISSUANCE OF GRADING PERMITS
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Public Works Department
56. As deemed necessary by the Department of Public Works, the Developer shall receive
written clearance from the following agencies:
a. Planning Department
b. Department of Public Works
c. Community Services District
d. Fire Prevention Bureau
57. A Grading Plan shall be prepared by a registered Civil Engineer in accordance with City of
Temecula standards and approved by the Department of Public Works prior to
commencement of any grading. The plan shall incorporate adequate erosion control
measures to protect the site and adjoining properties from damage due to erosion.
58. A Soils Report shall be prepared by a registered Civil or Soils Engineer and submitted to the
Department of Public Works with the initial grading plan check. The report shall address all
soils conditions of the site, and provide recommendations for the construction of engineered
structures and preliminary pavement sections.
59. Construction phase pollution prevention controls shall be consistent with the City's Grading,
Erosion and Sediment Control Ordinance and associated technical manual, and the City's
standard notes for Erosion and Sediment Control.
60. 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.
61. 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.
62. 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.
63. The Developer shall obtain letters of approval or easements for any off-site work performed
on adjoining properties. The letters or easements shall be in a format as directed by the
Department of Public Works.
64. All lot drainage shall be directed to the driveway by side yard drainage swales independent
of any other lot.
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~,
PRIOR TO ISSUANCE OF BUILDING PERMIT
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Public Works Department
65. Final Map shall be approved and recorded.
66. The Developer shall vacate and dedicate the abutters rights of access along Milky Way
Drive pursuant to the new location of the driveway.
67. A Precise Grading Plan shall be submitted to the Department of Public Works for review
and approval. The building pad shall be certified by a registered Civil Engineer for location
and elevation, and the Soils Engineer shall issue a Final Soils Report addressing
compaction and site conditions.
6S. Grading of the sUbject property shall be in accordance with the California Building Code, the
approved grading plan, the conditions of the grading permit, City Grading Standards and
accepted grading construction practices. The final grading plan shall be in substantial
conformance with the approved rough grading plan.
69. 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.
70. 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 15.0S of
the Temecula Municipal Code and all Resolutions implementing Chapter 15.0S.
Fire Prevention
71. Prior to building permit, all locations where structures are to be built shall have approved
Fire Department vehicle access roads to within 150 feet to any portion of the facility or any
portion of an exterior wall of the building(s). Fire Department access roads shall be an all
weather surface designed for 80,000 Ibs. GVW with a minimum AC thickness of .25 feet
(CFC sec 902).
Building and Safety Department
72. Provide appropriate stamp of a registered professional with original signature on plans prior
to permit issuance.
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PRIOR TO CERTIFICATE OF OCCUPANCY
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16
Public Works Department
73. 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.
74. As deemed necessary by the Department of Public Works, the Developer shall receive
written clearance from the following agencies:
a. Rancho California Water District
b. Eastern Municipal Water District
c. Department of Public Works
75. All necessary certifications and clearances from engineers, utility companies and public
agencies shall be submitted as required by the Department of Public Works.
76. All improvements shall be constructed and completed per the approved plans and City
standards to the satisfaction of the Director of Public Works.
77. The existing improvements shall be reviewed. Any appurtenance damaged or broken due
to the construction operations of this project shall be repaired or removed and replaced to
the satisfaction of the Director of Public Works.
Fire Prevention
78. 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).
79. 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. Multi-family residential shall have a rninimum
twelve (12) inches numbers on the building. 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).
80. Prior to issuance of a Certificate of Occupancy or building final, a directory display
monument sign shall be required for apartment, condominium, townhouse or rnobile home
parks. Each complex shall have an illuminated diagrammatic layout of the complex which
indicates the name of the complex, all streets, building identification, unit numbers, and fire
hydrant locations within the complex. Location of the sign and design specifications shall be
submitted to and be approved by the Fire Prevention Bureau prior to installation.
81. 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 (CFC 902.4).
82. All manual and electronic gates on required Fire Department access roads or gates
obstructing Fire Departrnent building access shall be provided with the Knox Rapid entry
system for emergency access by fire fighting personnel (CFC 902.4).
G:IPlanning\2006\PA06-0192 Morning Ridge Condo Conv TTMIPlanning\Draft COA-TENT MAP.doc
17
83. Prior to final inspection of any building, the applicant shall prepare and submit to the Fire
Department for approval, a site plan designating Fire Lanes with appropriate lane painting
and or signs.
G:IPlanning\20061PA06-0192 Morning Ridge Condo Conv TTMIPlanninglDraft COA-TENT MAP.doc
18
OUTSIDE AGENCIES
G:\Plannin9\2006IPA06-0192 Morning Ridge Condo Conv TTM\Planning\Draft COA-TENT MAP.doc
19
84. The applicant shall comply with the recommendations set forth in the County of Riverside
Department of Environmental Health's transmitlal dated July 18, 2006, a copy of which is
attached.
85. The applicant shall comply with the recommendations set forth in the Rancho California
Water District's transmittal dated June 12,2006, a copy of which is attached.
86. The applicant shall comply with the recommendations set forth in the Southern California
Gas Company's transmittal dated July 6. 2006, a copy of which is attached.
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:IPlannin9\2006IPA06-0192 Mornin9 Ridge Condo Conv TTMIPlannin910raft COA-TENT MAP.doc
20
o COuNTY OF RIVERSIDE . HEALl'! SERVICES AGENCY 0
DEPARTMENT OF ENVIRONMENTAL HEALTH
July 18, 2006
~l~:~~U1~~l~@
By
Planning Department
City of Temecula Planning Department
P.O. Box 9033
Temecula, CA 92589-9033
ATTN: Dale West:
RE: TRACT MAP NO. 34907, lots 1, 2, 3 and 4 of tract 12189 as per map med in book
135, pages 17, 18, and 19 of maps, records of Riverside County, California. As
amended by that certificate of correction recorded March 27, 1987 as instrument No.
84636 or official records of Riverside County, California. (ILOl)
To Whom It May Concern:
1. The Department of Environmental Health has reviewed Tract Map No. 34907 and
recommends:
a A water system shall be installed according to plans and specifications as approved
by the water company and the Environmental Health Department. Pennanent
prints of the plans of the water system shall be submitted in triplicate, with a
minimum scale not less than one inch equals 200 feet, along with the original
drawing to the County Surveyor's Office. The prints shall show the internal pipe
diameter, location of valves and fire hydrants; pipe and joint specifications, and the
size of the main at the junction of the new system to the existing system The
plans shall comply in all respects with Div. 5, Part 1, Chapter 7 of the California
Health and Safety Code, California Administrative Code, Title 11, Chapter 16, and
General Order No. 103 of the Public Utilities Commission of the State of
California, when applicable. The plans shall be signed by a registered engineer and
water company with the following certification: "I certuy that the design of the
water system in Tract Map No. 34907 is in accordance with the water system
expansion plans of the Rancho California Water District and that the water
services, storage, and distn'bution system will be adequate to provide water service
to such ''Tract Map". This certification does not constitute a guarantee that it will
supply water to such Parcel Map at any specific quantities, flows or pressures for
fire protection or any other purpose. This certification shall be signed by a
responsible official of the water company. The plans must be submitted to the
Countv Surveyor's Office to review at least two weeks PRIOR to the request for
the recordation of the finaI map. This Department has no written verification of
water service from Rancho California Water District.
Local Enforcement Agency. PO. Box 1280, Riverside. CA 92502-1280 . (909)955-8982 -FAX (909) 781-9653 . 4080 Lemon Street 9th Floor, Riverside, CA 9250i
~nd lise and Water Engineering..o - PO! Box 1206, Riverside. CA 92502-1206 . (909) 955-8980 .' FAX (909),955"8903 . 4080 Lemon Street 2nd Floor, Riverside, CA 92501
Page Two
Attn: Dale West
July 18, 2006
2, This subdivision is within the Eastern Municipal Water District and shall be connected to
the sewers ofthe District. The sewer system shall be installed according to plans and
specifications as approved by the District, the County Surveyor's Office and the Health
Department. Pennanent prints of the plans of the sewer system shall be submitted in
triplicate, along with the original drawing, to the County Surveyor's Office, The prints
shall show the internal pipe diameter, location of manholes, complete profiles, pipe and
joint specifications and the size ofthe sewers at the junction of the new system to the
existing system. A single plat indicating location of sewer lines and waterlines shall be a
portion of the sewage plans and profiles. The plans shall be singed by a registered
engineer and the sewer district with the following certification: "I certifY that the design
of the sewer system in Tract Map No, 34907 is in accordance with the sewer system
expansion plans of the Eastern Municipal water District and that the waste disposal system
is adequate at this time to treat the anticipated wastes from the proposed Tract Map".
The plans must be submitted to the County Surveyor's Office to review at least two weeks
PRIOR to the request for the recordation of the final map. This Department has no
written verification of sewer service from Eastern Municipal Water District.
3. It will be necessary for financial arrangements to be completely finalized PRIOR to
recordation of the final map,
Sincerely,
~~
Supervising Environmental Health Specialist
@
Rancho
Water
Board of Directors
BeD R. Drake
~dent
Stephen J. Corona
Sr. Vice President
Ralph H. Dally
Lisa D. Herman
John E. Hoagland
Michael R. McMillan
William E. Plummer
00;"""
Brian J. Brady
General Manager
Phillip L Forbes
Assistant General Manager f
Chief Financial Officer
E. P. "Bob- Lemons
Director of Engineering
Perry R. Louck
Director of Planning
JeffD. Armstrong
C<lntroller
KeDi E. Garcia
District Sectetary
C. Michael Cowett
Best Best & Kriegel" LLP
Ge=al """"""
June 12,2006
Case Planner
County of Riverside
Department of Environmental Health
38740 Sky Canyon Drive
Murrieta, CA 92563
SUBJECT: WATER AVAILABILITY
MORNING RIDGE APARTMENTS CONDOMINIUM
CONVERSION; LOTS NO.1, NO.2, NO.3, AND NO. 4.0F
TRACT NO. 12189
APN 944-220-001, APN 944-220-002, APN 944-220-003, AND
APN 944-220-004
[MORNING RIDGE, LLC]
To Whom It May Concern:
Please be advised that the above-referenced property is located within the
boundaries of Rancho California Water District (RCWD). Water service,
therefore, would be available upon construction of any required on-site and/or
off-site water facilities and the completion of financial arrangements between
RCWD and the property owner.
If fire protection is required, the customer will need to contact RCWD for fees
and requirements,
Water availability would be contingent upon the property owner signing an
Agency Agreement that assigns water management rights, if any, to RCWD.
This project is converting to a residential condominium development, with
individual building owners and an Owner's Association maintaining the common
property and private sewer, water, fire protection, and landscape irrigation
facilities. RCWD will require that the City of Temecula include a Reciprocal
Easement and Maintenance Agreement for these on-site private facilities, as a
condition of approval for the project.
If you should have any questions, please contact an Engineering Services
Representative at this office.
Sincerely,
RANCHO CALIFORNIA WATER DISTRICT
,", ,,; GM,'!:;.?!:lor
Acting Development Engineering Manager
ce: Laurie Williams, Engineering Services Supervisor
O6IMM:lm2I6IFEG
'nanebo-C~omi:';Water iiWrlcl
42135WinchesterRoad-. PostOfficeB0Jt9017. Temecula;Califomia92589-9017. (951)2'96-6900. FAX(9Sil296-6860
r~L~~~~~~
---
~
BY Planning oep
Southem
California
Gas Company'
A ~ Sempra Energy" company
July 6, 2006
City of Temecula
Attn: Dale West
P,O. Box 9033
Ternecula, CA 92589-9033
Re: PA06-0192 - Morning Ridge Condo TIM
Rancho California Rd & Margarita Rd (30660 Milky Way Drive) - Temecula
Southern California Gas Company-Transmission Department (The Gas
Company) has received your request for pipeline locations within the
general area of your proposed project. The Gas Company operates and
maintains (16, 24, 30) - inch high pressure natural gas lines (1027,1028,
6900) within the limits of your construction project. Attached are copies of
our pipeline Atlas sheets (RCO 8647) which show the location of our
pipelines. While we cannot guarantee the accuracy of these maps they
are included to assist you in your planning and design.
Design parameters for The Gas Company shall include:
. Consideration be given to the safety of our pipeline during the design
and construction stages,
. No mechanical equipment will be permitted to operate within three
horizontal feet of the pipeline, and any closer work must be done by
hand,
. A representative of The Gas Company must observe the excavation
arourid or near our facilities to insure protection and to record pertinent
data necessary for our operations.
Upon request, at least two (2) working days prior to the start of
construction, we will locate and mark our active underground facilities for
the contractor at no cost. Please call Underground Service Alert (USA) at
(800) 422-4133.
Arrangements for someone to stand-by and observe can be made by
calling (951) 845-0712 two working days prior to the start of construction,
We would appreciate it if you would place a note on your plans to that
effect.
Soutttem Caifomia
Gas Company
9400Oakda!eAo;enue
0ults>wI1h. ~
91313
Mailing Address..
P. O. Box 1300
0ults>wI1h. ~
91313-1300
ML9314
tel 818-7014546
fax 818-701-3441
City of T emecula
Page 2
Re: PA064l192 - Morning Ridge Condo TIM
Rancho California Rd & Margarita Rd (30660 Milky Way Drive) - Temecula
We will also require "final" grading plans and construction profiles prior to
the start of construction.
Within the limits of your proposed construction, if you have not already
done so, please contact the East Distribution Region of The Gas Company
for information on their pipelines. You can contact them at (909) 335-7725
and they will furnish you with any information you may require,
Future correspondence pertaining to this project should be mailed to:
THE GAS COMPANY
251-A East First St
Beaumont, CA 92223-2903
Attn: Tim Pearce, Mail Location 8080
If a conflict is identified and can only be resolved by the relocation of our
facilities, please be advised that the projected timetable for the completion
of this relocation is one year. This includes planning, design, material
procurement, cathodic protection, permits, environmental issues and
construction.
Please refer to our Document Control Plan File # 150-06-1027, 1028, 6900
and any correspondence directed to this office, in connection with this
project. If you have further questions or require additional assistance,
please contact Tim Pearce at (951) 845-0709.
Sincerely,
lsalynt~
Pipeline~~i~g Assistant
Transmission Department
ce: TPearce
PA06 0192 MomingRidgeCondo RanchoCalifRdMaf!}arita Temecula.doc
ATTACHMENT NO.5
STATEMENT OF REPAIRS
G:IPianning\2006IPA06-0192 Morning Ridge Condo Conv TTMIPlanninglPC STAFF REPORT.doc
15
<\
MORNING RIDGE LLC
Via Federal Express 8595 1031 2331
1D)~(g~ u W~~
IIl1 JUL 2 ~ 20U7 1.0
July 25, 2007
City of Temecula
43200 Business Park Drive
Temecula, CA. 92589-9033
By Planning Department
Re: Proposed Condominium Conversion - Morning Ridge Aparbnents
Statement of Repairs and Improvements Completed and Planned
Attn: Planning Deparbnent
We have repaired/improved the property since April 2005 as follows:
1. Repaired and replaced decks at a cost of approximately $132,000 - to
be completed July 2006.
2. Created a gym in the clubhouse facility out of one of the four (4)
laundry rooms and installed new gym equipment at a cost of $10,000 -
completed May 2006.
3. Repaired the site drainage at a cost of $10,000 - completed May 2006.
4. Installed new rain gutters to improve drainage at a cost of $10,000 -
completed May 2006,
5. The wood fence located at the eastern and southern property lines has
been repaired and/or replaced at a cost of $10,000 - completed May
2007.
We plan to make the following repairs/improvements upon approval to proceed
with the condominium conversion:
1. Add wheel stops in parking stalls to conform to code.
2. . Add six (6) motorcycle parking stalls to conform to code. .
3. Add two (2) additional uncovered parking stalls.
4. All units not purchased by existing residents will be renovated with
new carpet, repainted, operable appliances, and window coverings, as
necessary .
5. All components with a remaining useful life of less than seven (7)
years shall be refurbished and restored consistent with the
Development Code and citywide design guidelines. (SfLo. ~~ ('lv. lP \
0(- S\-t.l.(f ~e{>Or t)
3366 Via Lido. Newport Beach, California 92663
Tel (949) 723-8900 . Fax (949) 723-8910
~
City of Temecula
July 25, 2007
Page Two
6. All recommendations in the Termite Report will be completed and re-
inspected. A re-inspection report will be submitted to the City to
confirm repairs have been completed prior to final map recordation.
7. Handrails will be installed at exterior stairs with more than four risers
throughout the complex.
8. The 1 inch threshold at the Leasing Office main entrance will be
replaced with a '/z inch maximum threshold.
9. Fenced pool equipment areas will be secured to prevent entry and
access to equipment and poolchemicals.
10. The leaking utility transformers will either be replaced or repaired by
the electrical company,
11, All potholes and/ or deteriorating asphalt will be repaired.
12. Any loose or deteriorating main stairwell railings will be repaired.
13. Any trash enclosure lattice coverings that are leaning or are broken
will be repaired or replaced as needed.
14. The damaged exterior wrought iron fencing along Rancho California
Road and Margarita Road will be repaired or replaced as needed.
15, The deteriorating areas of the wrought iron fences located at the three
pool sites will be repaired or replaced as needed.
16. All broken or braced light bollards will be refurbished, restored, or
replaced as needed to meet City standards.
17. All wood elements throughout the complex (support posts for
mailboxes, pool trellises, trash enclosure trellises, etc.) will be repaired,
restored, or replaced as needed.
18. The damaged pool plaster will be re-plastered,
19. The lower portion of the gas and electric utility closet doors located on
the exterior of each building will be repaired.
20. A landscape plan will be implemented to improve the irrigation and
the quality of the landscaping throughout the complex.
21. The tennis court will be resurfaced and the fence and windscreens
repaired.
22. The parking lot will have a new slurry-seal and all parking stalls
including the handicapped stalls will be re-striped.
23. The damaged block wall located across from Buildings #16 and #17
will be repaired.
Best regards,
R!!RJ.~
Manager
sp I condo-momingridge-087
ATTACHMENT NO, 6
BUILDING AND SITE EVALUATION USEFUL LIFE ANALYSIS
G:IPlanning\2006IPA06-0192 Morning Ridge Condo Conv TTMIPlanninglPC STAFF REPORT.doc
16
Morning Ridge
COMPONENTS THAT REQUIRE RESERVE FUNDING
COM..l'VlON
llESER VE
{:OMPONENT
.PATh,
-uterior.Paint - Stucco
:Extaior Pajot- Wood Trim
:Balconies &. Ded::',i Wood Flooring-
Clubhouse, Pool Hou.<;c 1& Pool House 2.
"Interior Paint ~ Eommon- Areas-
Wrought Iron Fence
Wood' Fence
Concrete Block Wall. Paint! StuCco
]alconies, Decks &. Stairs Wood Railing
:ROOF
<:oocretelClay Tile
Metal Sheet - Carport Spaces
.t Mail Box Structure Roof
Oubbouse. Pool House 1 & Pool House 2
OTHER C01YIPONENTS
. 'Thier- Heal:CLS. Common.Areas 4.325 3.844 ~ 1 481 3,844
Exterior/BuildinglOutdoorLights 41.650 8,330 IS -5 2,7n n,161
:I1lc>ior/C3IpOrtUEJo" 4,850 1.617 8 3 606 . 3,U31 '
Strc:e' Ugh" 105,775 8,815 20 12 5,289 42.310
. !lwing/Cooling/HVAC.CommiJn 3.175 2,%3 15 1 212 2.%3
ConCrete Drives I W.lk,,:ays 144.525 11.117 30 13 4,818 81,898
.A!.phaIt Drives I Sb-cets I Open Parking Spaces 81.625 65.300 5 .,~ 16.325 65,300
1'001 Re-pl'3la . 13,475 11.352 12 ,'I 1.123 12.:];2
. I'oolHeater 5.fil5 5,202 12 ,,~ 473 5,202
. 1'o?i F>1tet 2,S2S 2,273 10 " . 253 2.273
:SpaRe-plaster 3,175 2,858 10 "of 318 2,858
. :SpaHcatcr .4,115 3.758 10 ii 418 3.7~8
. '''' FOra. 2,525 2,273 10 ,I 253 2,273
. I'oo.VSpa Pumps: 3.850 3,208 6 '2 642 3,208
1'rash. Enclosure WaD 3,175 397 25 8 127 2,159
Concrete Block Wall 4,250 53J 2S 8 170 2.;890
'Wrougb.t Iron Fencc: 2.1,450 1,950 15 11 1,430 5,720
"lVotd-Fence'-. 9;750 4,875 10 2 975 7;800
'!emo;sCourtRonoe 3.000 1,000 20 "3 150. .0'2,'50"
SIUI1p Pumpsflo;.1otors 750 6&8 12 1 63 688
1lilldS""pil1g----~--..-'l93;515'" ., "64;5:>s...._..,.......,...tO......... 3" 19,358 135,503
Entr.UlceI lobby.TIle 950 831 8 J 119 831
Jteaeation Room-Tile 1,125 1;509 8 'I 216 1.509
I.am1dIyRoom-Tile 1,450 1,269 8 if 181 1,269
Gym lExen:ise Room . Qupet . 450 386 7 ;1 64 386
Common Hallways -rue 250 219 8 J 31 2J9
Common RestrooJIlS - Tik 650 569 8 j 81 St.i9
. Golf Out 8,600 7.$25 8 ..i 1,015 7,~25
StmageRoorn. Con=,< 150 58 30 13 25 425
Balconies & Deck's Wood Flooring . 8J,I25 8.113 10 10 8 113 0 ~
["11IDiture- Clubhouse {Pool Area 12.675 10,140 5 r 2,535 10.140
E<Juipment. Gym 5,825 416 14 14 416 0 Q)
7enni, Court 2,625 2,100 5 I 52S 2,100
E\JolResttoom. Tile 750 656 8 1 94 656
Pool Slum.... - Tile 625 547 8 I 78 541
Slaits - Coo=te 24.015 1,852 30 13 803 13,643
Enlry'Monumcnl 10,650 1,183 15 9 710 4,260
NJillBox 15.200 1.689 15, ".~ _._.J.01}. ... 6.080........
'.- C_ Componen'...3i,950.... -21.956 ..... . .. "'-if' 1 3.994 27,956
Rain Gutter 23,075 2,308 1010 2.30& 0 @
. LauodryRoomWashers&Dryen 25,350 2.1.729 7 1 3,621 21,729 t:'
s.Iconies. De,ks & SUUs Wood Railiug 42,600 4.260 10 10 4.260 0 \ 1)
TOTAL lA40.25q ~ J.Jll.2U illJ.J!l
Items marked #1 will be replaced or renovated by the developer / owner before the close of the
first escrow.
A yerage
C06tof
RenlaC!ernent
91.950
6,(25
9,625
2,000
4,650.
13,325
11,100
2,100
52.200
200,100
92,100
1.425
3,12S
$ Annual
E.<lirnaled
Remaining
Accelerated
Useful
Useful
R&Ol'erV
I,ire YRS
r,ifeYnS
30,650
5.104
8,422
1,714
3,720
10.660
10.238
1,800
10.440
7
6
8
7
5
5
8
7
5
14,293
10.300 .
tlO
287
30
15
30
30
Prepared by. \';gcn On.any and" Associ<i1.c;:i., ~1(;. (818) 95,-3195
9
:) Annual
Resen'e
Re<mired
;;
:1
.1
.1
i
I
.1
t
5
13,136
1,021
1,203
286
930
2,665
1,463
300
10.440
Ideal
Accumulated
Reserves
52,543
5.104
8,422
t.1l4
3,120
10,660
10,238
1,800
o (f'
~
106.720
n080
808
2.111
--:-",,;:,-:--,=-,~ _~'!i.O-<,'j-;"'~~~'O;""~,._.=-'_~-.~~=~-.-"'""-~.;,....".~~ ~"=~~.~~""_"'_:..,..~_;.::;:..-;., .<:..... _:~:...;-~.:.:..:_.;.::s~;;.,,:,,.;,,;__''''"...~,_ _ _.~Iti7=.="""',
14
9
13
13
6.670
6.180
48
124
ATTACHMENT NO.7
NOTICE OF PUBLIC HEARING
G:IPlanning\2006IPA06-0192 Morning Ridge Condo Conv TTMIPlanninglPC STAFF REPORT.doc
17
Notice of Public Hearing
A PUBLIC HEARING has been scheduled before the City of Temecula PLANNING
COMMISSION to consider the matter described below:
Planning Application Nos. PA06-0192 and PA06-0193
Sandra Parmley, Battaglia, Inc.
Generally located at the southwest corner of Rancho California Road and Margarita Road;
addressed as 30660 Milky Way Drive
A Conditional Use Permit and Multi-Family Residential Development Plan application to
convert 200 apartment units to condominiums. An associated one-lot Tentative Tract Map
(TIM 34907) is also requested
In accordance with the California Environmental Quality Act (CEQA), the proposed project is
exempt from further environmental review and a Notice of Exemption will be issued in
compliance with CEQA; Section 15301, Class 1, 'Existing Facilities
Cheryl Kitzerow/Matt Peters, Associate Planner
City of Temecula, Council Chambers
43200 Business Park Drive, Temecula, CA 92590
Date of Hearing: August 29, 2007
Time of Hearing: 6:00 p.m.
Any person may submit written comments to the Planning Commission before the hearing or may appear and be
heard in support of or opposition to the approval of the project at the time of hearing. If you challenge the project
in court, you may be limited to raising only those issues you or someone else raised at the public hearing
described in this notice, or in written correspondence delivered to the Planning Commission at, or prior to,
the public hearing, The proposed project application may be viewed at the Temecula Planning Department,
43200 Business Park Drive, Monday through Friday from 9:00 a.m. until 4:00 p.m. Questions concerning the
project may be addressed to the case planner at the City of Temecula Planning Department, (951) 694-6400.
Case No:
Applicant:
Location:
Proposal:
Environmental:
Case Planner:
Place of Hearing:
~'!;' 1 r--/ ./: .1'L.lJ..Jj~,-,- <----~.
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G:\Planning\2006\PA06-0192 Morning Ridge Condo ConvTIM\Planning\NOPH.PCl.doc
ITEM #3
DATE OF MEETING:
PREPARED BY:
PROJECT
DESCRIPTION:
RECOMMENDATION:
CEQA:
STAFF REPORT - PLANNING
CITY OF TEMECULA
PLANNING COMMISSION
August29,2007
Katie Le Comte
TITLE:
Assistant Planner
Planning Application No. PA06-0329, a Development Plan to
construct an 11,595 square foot one-story office building on
.92 acre (Parcel 2 of Parcel Map 31711), generally located on
the east side of Margarita Road approximately 300 feet north of
De Portola Road (APN: 959-050-013)
~ Approve with Conditions
o Deny
o Continue for Redesign
o Continue to:
o Recommend Approval with Conditions
o Recommend Denial
~ Categorically Exempt
(Section)
(Class)
15332
32 In-Fill Development
o Notice of Determination
(Section)
o Negative Declaration
o Mitigated Negative Declaration with Monitoring Plan
DEIR
G:IPlanning\2006IPA06-0329 Temecula Prof Bldg II Comm Dev PlanlPlanninglPC STAFF REPORT.doc
1
PROJECT DATA SUMMARY
Name of Applicant: Mr. Elias Alfata representing Alfa Design
Date of Completion: November 1,2006
Mandatory Action Deadline Date: September 5, 2007
General Plan Designation: Professional Office
Zoning Designation: Professional Office
Site/Surrounding Land Use:
Site:
Vacant
North:
South:
East:
West:
Professional Office (PO)/ Temecula Prdfessional Building I
Professional Office (PO)/ Vacant
Medium Density Residential (LM)/ Single family residences
Very Low Density Residential (VL)/ Custom single family residences Low
Lot Area:
.92 gross acres/.92 net acre
Total Floor Area/Ratio:
.29 proposed/.50 allowed
Landscape Area/Coverage:
29.5% (11,765 square feet) proposed/ 25% required
Parking Required/Provided:
33 spaces required/35 spaces + 2 motorcycle spaces +
one loading space provided
BACKGROUND SUMMARY
A Development Plan application for Temecula Professional Building II was submitted on
November 1, 2006. A DRC meeting was held with staff and the applicant on December 7,
2006. At this meeting staff discussed development code requirements, building architecture
and design recommendations. It was at this meeting that the applicant had requested to utilize
a similar building footprint as the Temecula Professional Building I project, which is located
directly to the north of the proposed project site. Staff had determined that this request would
be acceptable if the applicant incorporated variation in the physical appearance of the building
through the use of varying colors, materials and architectural enhancements. It was also.
requested that additional amenities be added to the site. The applicant has compiled with
staffs request by proposing a different, but complementary color scheme than what has been
approved for Temecula Professional Building I. The applicant has also proposed the addition
of stone veneer as an architectural enhancement, as well as a different roof color to achieve
additional variation between the two buildings. Additionally, a trellis structure with climbing
vines has been added to the proposed project, to provide shade for the outdoor employee
seating area and to enhance the building elevations. The outdoor seating area will also be
enhanced by the installation of decorative stamped concrete.
G:IPlanning\2006IPA06-0329 Temeeula Prof Bldg II Comm Dev PlanlPlanninglPC STAFF REPORT.doe
2
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
The proposed project is a request to construct an 11,595 square foot office building on a .92
gross acre site. The building will be located east of Margarita Road, and approximately 300
feet north of De Portola Road.
Site Plan
The proposed project is consistent with the General Plan, which allows for low-rise, single and
multi-tenant offices situated in a garden landscape arrangement, as consistent with the
Professional Office land use designation. The proposed project also meets all provisions
within the Development Code and is consistent with all of the development standards for
projects located within the Professional Office (PO) Zoning District. The proposed building will
be setback approximately 25 feet from Margarita Road, approximately 10.5 feet from the north
and south property line, and approximately 100 feet from the rear property line. Included in
this 100-foot rear setback is an approximately 30-foot wide landscape area which acts as a
buffer between the proposed project and the existing single family homes that are located
directly to the east of the project site.
The proposed lot coverage for the project is below the allowable lot coverage as defined by the
Development Code. It is proposed at 30%, and the Development Code allows for up to 50%
lot coverage in the Professional Office Zoning District. Twenty-nine percent of the project site
will be landscaped, which exceeds the minimum Development Code requirement of 25%, for
projects within the Professional Office zoning district. The tree and shrub placement will
effectively soften the building elevations and will provide accenting and screening as needed.
Furthermore, the project includes an outdoor employee break area as an additional amenity
and site enhancement. This outdoor employee seating area includes decorative stamped
concrete paving and a wooden trellis shade structure that will be softened with Boston Ivy.
Furthermore, staff has determined that 33 parking spaces are required and 35 parking spaces
and two motorcycle spaces will be provided. Additionally, Development Code Section
17.24.060 requires that buildings that are greater than 10,000 must provide a loading space,
which has been provided at the rear of the proposed building where it will be adequately
screened and make the least aesthetic impact on the project and surrounding properties.
Architecture
The proposed building elevations and architecture for the project is consistent with the
previsions contained within the Development Code and Design Guidelines. The architectural
style of the building combines distinctive elements of Mediterranean Revival architecture with a
Spanish Colonial influence. The elevations are characterized by smooth stucco wall surfaces,
well balanced symmetrical architectural features, a low-pitched terra cotta tiled roof and an
elegant arched cDlonnade. The building's featured detailing is executed with ledger stone
complete with two carefully placed keystone elements which ornately enhance the falf8de.
The exposed wood rafter-tails accentuate the building's tower elements and give the building
its distinctive Spanish Colonial character.
G:IPlanning\2006IPA06-0329 Temeeula Prof Bldg II Comm Dev PlanlPlanninglPC STAFF REPORT.doc
3
Staff has worked with the applicant to accomplish variation from the neighboring Temecula
Professional Building I, through the incorporation of varying paint colors, building materials and
architectural enhancements. The proposed single-story office building features a smooth
stucco finish in varying colors which have been carefully selected to accentuate the breaks in
wall planes and the building's articulation. The column features and arched colonnade breaks
up the massing which gives the building a sense of proportion. Rhythmic window openings
provide breaks in the wall planes, and the window trim frames the window openings. Roof line
variation is achieved through the use of balanced tower elements accented by exposed rafter
tails. Additionally, the concrete roofing material, which differs from the Temecula Professional
Building I, is proposed as "Malibu" blend which incorporates shades of terracotta, grey, and
light tan. The storefront windows and doors will be beige anodized aluminum with clear
glazing.
Circulation
Access to the site will be provided through two vehicular access points; one point providing
vehicular ingress and egress from Margarita Road, and the another providing vehicular ingress
and egress from De Portola Road. Pedestrian access may also be taken from both of these
access points. A reciprocal access and use agreement has been recorded for the subject
property and the two adjoining parcels, which requires that parking, access and circulation will
be shared between all three buildings on-site, and that all common areas will be maintained by
the business maintenance association. The Public Works Department has analyzed this
project and has determined that the circulation is adequate and that the projected traffic
impacts are consistent with the traffic volumes projected for the site by the General Plan EIR.
The Fire Prevention Bureau has also reviewed the project and has determined that the access
and circulation is adequate to provide emergency services when necessary. Both Public
Works and Fire Prevention have provided Conditions of Approval for this project.
LEGAL NOTICING REQUIREMENTS
Notice of the public hearing was published in the Californian on August 18, 2007, and mailed
to the property owners within the required 600-foot radius.
ENVIRONMENTAL DETERMINATION
In accordance with the California Environmental Quality Act, the proposed Project has been
deemed to be categorically exempt from further environmental review. (Section 15332, Class
32 In-fill Development Project).
Class 32 consists of projects characterized as in-fill development meeting the conditions
described below:
1. The project is consistent with the applicable general plan designation and all applicable
General Plan policies as well as with applicable zoning designation and regulations.
The project is consistent with the Professional Office Land Use Designation. The
General Plan Professional Office designation includes primarily low-rise single or multi-
tenant office developments situated in a landscaped garden setting, which is consistent
with the proposal for Temecula Professional Building II. The project is consistent with
G:IPlanning\2006IPA06-0329 Temeeula Prof Bldg II Comm Dev PlanlPlanninglPC STAFF REPORT. doc
4
all applicable General Plan policies, including the target FAR, and with all applicable
zoning designation regulations and standards contained within the Development Code.
The project meets all of the Development Standards for projects within the Professional
Office zoning district, as the project meets all applicable requirements for lot coverage,
building setbacks, FAR, landscape requirements and parking requirements for projects
in the Professional Office zone.
2. The proposed project occurs within City limits on a project site of no more than five
acres substantially surrounded by urban uses:
The proposed project for the Temecula Professional Building occurs within City limits
on Lot 2 of Parcel Map 31711. The prajectsite is 1.02 gross acres. The parking lot
paving is existing onsite, and extends across the neighboring parcels. Additionally, the
site is surrounded by urban uses which consist of existing single family homes to the
east, an office building that is currently being constructed to the north, and existing
commercial uses to the south.
3. The project site has no value for endangered, rare or threatened species.
The project site is not known to have value as habitat for endangered, . rare or
threatened species. The paving for the parking lot is existing, however, a Burrowing
Owl Assessment was done and it was concluded that the site does not support suitable
nesting or foraging habitats for the Burrowing Owl, and no owls or their sign (feathers,
pellets, nest material, excrement or tracks) were observed on-site.
4. The approval of the project would not result in any significant effects relating to traffic,
noise, air quality or water quality.
The approval of this project is not anticipated to result in any significant effects relating
to traffic, noise, air quality or water quality because the project is consistent with the
General Plan, and any potentially significant environmental impacts have been
analyzed and mitigation measures have been adopted as consistent with the findings
contained within the General Plan Environmental Impact Report for the City of
Temecula.
5. The site'can be adequately served by all r~uired utilities and public services.
The project site for Temecula Professional Building can be served by all required
utilities and public services. The project has been reviewed by Rancho Water, as well
as Riverside County Department of Environmental Health. Both of these agencies
have indicated that water service and sanitary sewer services would be available
contingent upon all required financial agreements. The appropriate utility services have
been provided to all surrounding development and the site has been adequately .
designed to ensure that all public services can access the site for all necessary
services.
G:\Planning\2006IPA06-Q329 Temeeula Prof Bldg II Comm Oev PlanlPlanninglPC STAFF REPORT.doe
5
CONCLUSION/RECOMMENDA TION
Staff has determined that the proposed project, as conditioned is consistent with the City's
General Plan, Development Code, and all applicable ordinances standards, guidelines and
policies. Therefore, staff recommends that the Planning Director adopt a Resolution approving
the Development Plan subject to the attached Conditions of -Approval.
FINDINGS
Development Plan (Development Code Section 17.05.010.F)
1. The proposed use is in conformance with the General Plan for Temecula and with all
applicable requirements of state law and other ordinances of the City.
The proposed use is consistent with the goals and policies contained within the General
Plan. According to the Land Use Element of the General Plan, the Professional Oifice
Land Use Designation allows for low-rise, multi-tenant office buildings situated in a
landscaped garden setting. This project is a single-story professional office building
complete with sufficient landscaping and outdoor amenities as consistent with the
objectives contained the General Plan. The proposed project is also consistent with the
development code standards and all zoning requirements for the Professional Office
(PO) zoning district. The project meets all applicable design standards contained within
the Development Code and City-Wide Design Guidelines, and the design of the project
meets the intent of the Community Design Element of the General Plan. The site is
properly planned and zoned, and as conditioned, is physically suitable for the type of
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 all applicable 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 this project, including the site design, building elevations, parking,
circulation and other associated site improvements, is consistent with, and intended to
protect the health and safety of those working in and around the site. The project has
been reviewed for, and as conditioned, has been found to be consistent with all
applicable policies, guidelines, standards and regulations intended to ensure that tt:e
development will be constructed and function in a manner which will protect the public
health, safety and general welfare.
G:IPlanning\2006IPA06-0329 Temeeula Prof Bldg II Comm Dev PianlPlanninglPC STAFF REPORT.doe
6
ATTACHMENTS
1. Vicinity Map - Blue Page 8
2. Plan Reductions - Blue Page 9
3. PC Resolution 07-_ - Blue Page 10
Exhibit A - Conditions of Approval
4. Notice of Public Hearing - Blue Page 11
G;IPlanning\2006IPA06-Q329 Temeeula Prof Bldg II Comm Dev PlanlPlanninglPC STAFF REPORT.doe
7
ATTACHMENT NO.1
VICINITY MAP
G:IPlanning\2006IPA06-0329 Temeeula Prof Bldg II Comm Dev PianlPlanninglPC STAFF REPORT.doe
8
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ATTACHMENT NO.2
PLAN REDUCTIONS
G:IPlanning\2006IPA06-0329 Temeeula Prof Bldg II Comm Dev PlanlPlanninglPC STAFF REPORT.doc
9
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ATTACHMENT NO.3
PC RESOLUTION NO. 07-_
G:IPlanning\2006IPA06-0329 Temeeula Prof Bldg Ii Comm Dev PlanlPlanninglPC STAFF REPORT,doc
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PC RESOLUTION NO. 07-
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF TEMECULA APPROVING PLANNING
APPLICATION NO. PA06-0329, A DEVELOPMENT PLAN
TO CONSTRUCT AN 11,595 SQUARE FOOT ONE-STORY
OFFICE BUILDING ON .92 ACRE (PARCEL 2 OF PARCEL
MAP 31711), GENERALLY LOCATED ON THE EAST
SIDE OF MARGARITA ROAD APPROXIMATELY 300
FEET NORTH OF DE PORTOLA ROAD (APN: 959-050-
013)
Section 1. Procedural FindinQs. The Planning Commission of the City of
Temecula does hereby find, determine and declare that:
A. On November 1, 2006, Alias Alfata, representing Alfa Design filed
Planning Application No. PA06-0329, a Development Plan, in a manner in accord with
the City of T emecula General Plan and Development Code.
B. The Application was processed including, but not limited to a public notice,
in the time and manner prescribed by State and local law.
C. The Planning Commission, at a regular meeting, considered the
Application and environmental review on August 29, 2007, 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.
D. At the conclusion of the Commission hearing and after due consideration
of the testimony, the Commission approved Planning Application No. PA06-0329
subject to and based upon the findings set forth hereunder.
E. All legal preconditions to the adoption of this Resolution have occurred.
Section 2. Further FindinQs. The Planning Commission, in approving the
Application hereby finds, determines and declares that
Development Plan (Development Code Section 17.05.010F)
A. Th,e proposed use is in conformance with the General Plan for Temecula
and with all applicable requirements of State law and other ordinance of the City;
The proposed use is consistent with the goals and policies contained withir. the
General Plan. According to the Land Use Element of the General Plan, the
Professional Office Land Use Designation allows for low-rise, multi-tenant office
buildings situated in a landscaped garden setting. This project is a single-story
professional office building complete with sufficient landscaping and outdoor
amenities as consistent with the objectives contained the General Plan. The
proposed project is also consistent with the development code standards and all
G:\Planning\2006\P A06-0329 Temecula Prof Bldg Jl Comm Dev Plan\Planning\PC RESOLUTION NO.doc
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zoning requirements for the Professional Office (PO) zoning district. The project
meets all applicable design standards contained within the Development Code
and City-Wide Design Guidelines, and the design of the project meets the intent
of the Community Design Element of the General Plan. The site is properly
planned and zoned, and as conditioned, is physically suitable for the type of
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 all applicable fire and building
codes.
B. The overall development of the land is designed for the protection of the
public health, safety and general welfare;
The overall design of this project, including the site design, building elevations,
, parking, circulation and other associated site improvements, is consistent with,
and intended to protect the health and safety of those working in and around the
site. The project has been reviewed for, and as conditioned, has been found to
be consistent with all applicable policies, guidelines, standards and regulations
intended to ensure that the development will be constructed and function in a
manner which will protect the public health, safety and general welfare.
Section 3. Environmental Compliance. In accordance with the California
Environmental Quality Act, the proposed project has been deemed to be Categorically
Exempt from further environmental review (Section 15332, Class 32 In-fill
Development).
A. The project is consistent with the applicable general plan designation and
all applicable General Plan policies as well as with applicable zoning designation and
regulations;
The project is consistent with the Professional Office Land Use Designation. The
General Plan Professional Office designation includes primarily low-rise single or
multi-tenant office developments situated in a landscaped garden setting, which
is consistent with the proposal for Temecula Professional Building 1/. The project
is consistent with all applicable General Plan policies, including the target FAR,
and with all applicable zoning designation regulations and standards contained
within the Development Code. The project meets all of the Development
Standards for projects within the Professional Office zoning district, as the project
meets all applicable requirements for lot coverage, building setbacks, FAR,
landscape requirements and parking requirements for projects in the
Professional Office zone.
B. The proposed project occurs within City limits on a project site of no more
than five acres substantially surrounded by urban uses;
The proposed project for the Temecula Professional Building occurs within City
limits on Lot 2 of Parcel Map 31711., The project site is 1.02 gross acres. The
G:\Planning\2006\PA06-032? Temecula ProfBldg II Comm Dev Plan\Planning\PC RESOLUTION NO.doc
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parking lot paving is existing onsite, and extends across the neighboring parcels.
Additionally, the site is surrounded by urban uses which consist of existing single
family homes to the east, an office building that is currently being constructed to
the north, and existing commercial uses to the south.
C. The project site has no value for endangered, rare or threatened species;
The project site is not known to have value as habitat for endangered, rare or
threatened species. The paving for the parking lot is existing, however, a
Burrowing Owl Assessment was done and it was concluded that the site does not
support suitable nesting or foraging habitats for the Burrowing Owl, and no owls
or their sign (feathers, pellets, nest material, excrement or tracks) were observed
on-site.
D. The approval of the project would not result in any significant effects
relating to traffic, noise, air quality or water quality;
The approval of this project is not anticipated to result in any significant effects
relating to traffic, noise, air quality or water quality because the project is
consistent with the General Plan, and any potentially significant environmental
impacts have been analyzed and mitigation measures have been adopted as
consistent with the findings contained within the General Plan Environmental
Impact Report for the City of Temecula.
E. The site can be adequately served by all required utilities and public
services;
The project site for Temecula Professional Building can be served by all required
utilities and public services. The project has been reviewed by Rancho Water, as
well as Riverside County Department of Environmental Health. Both of these
agencies have indicated that water service and sanitary sewer services would be
available contingent upon all required financial agreements. The appropriate
utility services have been provided to all surrounding development and the site
has been adequately designed to ensure that all public services can access the
site for all necessary services.
Section 4. Conditions. The Planning Commission of the City of Temecllla
approves Planning Application No. PA06-0329, a Development Plan to construct an
, 11,595 square foot one-story office building on .92 acre (Parcel 2 of Parcel Map 31711),
generally located on the east Margarita Road approximately 300 feet north of De
Portola Road, subject to the Conditions of Approval set forth on Exhibit A, attached
hereto, and incorporated herein by this reference.
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Section 5. PASSED, APPROVED AND ADOPTED by the City of Temecula
Planning Commission this 29th day of August 2007.
Dennis Chiniaeff, Chairman
ATTEST:
Debbie Ubnoske, Secretary
[SEAL]
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss
CITY OF TEMECULA )
I, Debbie Ubnoske, Secretary of the Temecula Planning Commission, do hereby
certify that the forgoing PC Resolution No. 07- was duly and regularly adopted by the
Planning Commission of the City of Temecula at a regular meeting thereof held on the 29th
day of August 2007, by the following vote:
AYES:
PLANNING COMMISSIONERS:
NOES:
PLANNING COMMISSIONERS:
ABSENT:
PLANNING COMMISSIONERS:
ABSTAIN:
PLANNING COMMISSIONERS:
Debbie Ubnoske, Secretary
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EXHIBIT A
DRAFT CONDITIONS OF APPROVAL
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EXHIBIT A
CITY OF TEMECULA
DRAFT CONDITIONS OF APPROVAL
Planning Application No.: PA06-0329
Project Description:
Planning Application No. PA06-0329, a Development
Plan to construct an 11,595 square foot one-story office
building on .92 acre (Parcel 2 of Parcel Map 31711),
generally located on the eastside of Margarita Road
approximately 300 feet north of De Portola Road
Assessor's Parcel No.
959-050-013
MSHCP Category:
Commercial
DIF Category:
Office
TUMF Category:
Service CommerciallOffice
Approval Date:
Expiration Date:
August 29, 2007
August 29, 2009
WITHIN 48 HOURS OF THE APPROVAL OF THIS PROJECT
Planning Department
1. The applicanUdeveloper 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 applicanUdeveloper 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)).
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GENERAL REQUIREMENTS
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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 return 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, 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 def€Jn"e.
4. The permittee shall obtain City approval for any modifications or revisions to the approval of
this project. .
5. 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.
6. The Director of Planning may, upon an application being filed within 30 days prior to
expiration, and for good cause, grant a time extension of up to 3 one-year extensions of
time, one year at a time.
7. A comprehensive Sign Program shall be reviewed and approved by the Director of
Planning, and a separate building permit shall be required for all signage.
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 determines to be the substantial equivalent of that requiled
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.
Material Color
Smooth exterior plaster finish (main body)
Smooth exterior plaster finish (accent)
Smooth exterior plaster finish (accent)
"Sand White" 30VY 58/082
"Timothy Straw" 50VY 53/235
"Pacific Pines" 90YY35/169 or
"Enchanted Forest" 90VY 22/200
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Smooth exterior planter finish (accent)
Lower-band plaster finish
Window trim and columns
Fascia
Concrete tile roof
Windows and doors
"Stonington Beige" 30YY 44/114
"Pearl Essence" 43YY 81/051
"King's Canyon Grey" 40YY 33/118
"Pearl Essence" 43YY 81/051
"Malibu" 2680 by Eagle Tile
Beige anodized finish-clear glazing
1 O. The applicant shall paint a 3-foot x 3-foot section of the building with "Pacific Pines" and a 3-
foot x 3-foot section of the building with "Enchanted Forest" for Planning Department
inspection, prior to commencing the painting of the building. The Director of Planning shall
determine which paint color is acceptable before the entire building is painted.
11. 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.
12. 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.
13. Trash enclosures shall be provided to house all trash receptacles utilized on the site. These
shall be clearly labeled on site plan.
14. All utility doors shall be painted to match the building.
Public Works Department
15. A Grading Permit for precise grading, including all on-site flat work and improvements, shall
be obtained from the Department of Public Works prior to commencement of any
construction outside of the City-maintained street right-of way.
16. 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.
17. 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.
18. The project shall include construction-phase pollution prevention controls and permanent
post-construction water quality protection measures into the design of th.e project to prevent
non-permitted runoftfrom discharging oftsite or entering any storm drain system or receiving
water.
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19. A Water Quality Management Plan (WQMP) must be accepted by the City prior to the initial
grading plan check. The WQMP will be prepared by a registered Civil Engineer and include
site design BMPs (Best Management Practices), source controls, and treatment
mechanisms.
Building and Safety Department
20, 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.
21. 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.
22. 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.
23. Obtain street addressing for all proposed buildings prior to. submittal for plan review.
24. 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.
25. Restroom fixtures, number and type, to be in accordance with the provisions of the 2001
edition of the California Building Code Appendix 29.
26. Provide electrical plan including load calculations and panel schedule, plumbing schematic
and mechanical plan applicable to scope of work for plan review.
27. Truss calculations that are stamped by the engineer of record and the truss manufacturer
engineer are required for plan review submittal.
28. Provide precise grading plan at plan check submittal to check accessibility for persons with
disabilities. '
29. 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. '
30. Obtain all building plans and permit approvals prior to commencement of any construction
work.
31. Show all building setbacks.
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32. Developments with multi-tenant buildings or shell buildings shall provide a house electrical
meter to provide power for the operation of exterior lighting, irrigation pedestals and fire
alarm systems for each building on the site.
33. All building and facilities must comply with applicable disabled access regulations. Provide
all details on plans (California Disabled Access Regulations effective April 1 , 1998).
34. Provide disabled access from the public way to the main entrance of the building.
35. Provide van accessible parking located as close as possible to the main entry.
36. Trash enclosures, patio covers, light standards, and any block walls if not on the approved
building plans, will require separate approvals and permits.
37. Sign age shall be posted conspicuously at the entrance to the project that indicates the
hours of construction, shown below, as allowed by the City ofTemecula 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
38. 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.
39. 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 4,000 GPM at
20 PSI residual operating pressure for 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 I II-A and Temecula Municipal Code 15.16.020).
40. 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 (6" x 4" x 2-21/2"
outlets) shall be located on Fire Department access roads and adjacent public streets.
Hydrants shall be spaced at 350 feet apart, at each intersection and shall be located no
more than 21 0 feet from any point on the street or Fire Department access road(s} frontage
to a hydrant. The required fire flow shall be available from any adjacent hydrant(s) in the'
system. The upgrade of existing fire hydrants may be required (CFC 903.2, 903.4.2, and
Appendix III-B).
41. 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).
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Community Services Department
42. 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.
43. The Applicant shall comply with the Public Art Ordinance.
44. All common areas including parkways, landscaping, fencing and on site lighting shall be
maintained by the business maintenance association.
45. The developer shall construct a 6-foot wide Class I trail located on the north side of De
Portola outside of the right-of-way, as shown on Parcel Map 31711.
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PRIOR TO ISSUANCE OF GRADING PERMITS
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Planning Department
46. Provide the Planning Department with a copy of the underground water plans and electrical
plans for verification of proper placement of transformer(s) and double detector check prior
to final agreement with the utility companies.
47. 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.
48. The following shall be included in the Notes Section of the Grading Plan: "If at any time
during excavationlconstruction of the site, archaeologicallcultural 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 andlor 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 archaeologicallcultural resource, the Director of Planning shall notify the
property owner of such determination and shall authorize the resumption of work. Upon
determining that the discovery is an archaeological/cultural resource, the Director of
Planning shall notify the property owner that no further excavation or development may take
place until a mitigation plan or other corrective measures have been approved by the
Director of Planning."
Public Works Department
49. 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.
50. 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.
51. 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.
52. A Geological Report shall be prepared by a qualified engineer or geologist and submitted to
the Department of Public Works with the initial grading plim 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.
53. Construction-phase pollution prevention controls shall be consistent with the City's Grading,
Erosion and Sediment Control Ordinance and associated technical manual, and the City's
standard notes for Erosion and Sediment Control.
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54, 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), Storm water
Pollution Prevention Plan (SWPPP) shall be available at the site throughout the duration of
construction activities.
55. 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
56. 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.
57. Permanent landscape and irrigation plans shall be submitted to the Planning Department
and the Department of Public Works for review and approval.
58. 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.
59. 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.
60. 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.
Fire Prevention
61. 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).
62. 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).
63. Prior to building construction and combustible materials being brought on site, all locations
where structures are to be built shall have approved Fire Department vehicle access roads.
Fire Department access roads shall be an all weather surface for 80,000 Ibs. GVW with a
minimum AC thickness of 4-inches (CFC 8704.2 and 902.2.2.2).
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64. 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).
65. The gradient for a fire apparatus access roads shall not exceed fifteen (15) percent (CFC
902.2.2.6 Ord. 99-14).
66. 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).
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PRIOR TO ISSUANCE OF BUILDING PERMIT
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Planning Department
67. 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.
68. All downspouts shall be internalized.
69. 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 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. A note on the plans stating that 'Two landscape inspections are required: one
inspection is required for irrigation lines and a separate inspection is required for
final planting inspection."
d. A note on the plans stating that "The contractor shall provide two copies of an
agronomic soils report at the first irrigation inspection."
e. One copy of the approved grading plan.
f. Water usage calculations per Chapter 17.32 of the Development Code (Water
Efficient Ordinance).
g. Total cost estimate of plantings and irrigation (in accordance with approved plan).
h. The locations of all existing trees that will be saved consistent with the tentative
map.
i. 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.
j. Specifications shall indicate that a minimum of two landscape site inspections will be
required. One inspection to verify that the irrigation mainline is capable of being
pressurized to 150 psi for a minimum period of two hours without loss of pressure.
The second inspection will verify that all irrigation systems have head-to-head
coverage, and to verify that all plantings have been installed consistent with the
approved construction landscape plans. The applicant/owner shall contact the
Planning Department to schedule inspections.
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70. 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.
71. Building Construction Plans shall include detailed outdoor areas (including but not limited to
trellises, decorative furniture, fountains, and hardscape) to match the style of the building
subject to the approval of the Planning Director.
72. Building plans shall indicate that all roof hatches shall be painted "International Orange."
73. 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
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
74. 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. 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.
75. 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.
76. 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.
77. The Developer shall pay to the City the Western Riverside County Transportation Uniform
Mitigation Fee (TUMF) Program as required by, and in accordance with, Chapter 15.08 of
the Temecula Municipal Code and all Resolutions implementing Chapter 15.08.
Building and Safety Department
78. Provide appropriate stamp of a registered professional with original signature on plans prior
to permit issuance.
,
79.
Please be advised that a pre-construction meeting is required with the building inspector
prior to the start of the building construction.
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Fire Prevention
80. Prior to issuance of building permits, the developer shall furnish three copies of the water
system plans directly 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. Fire department
connection (FDC) and post indicator valve (PIV) shall be placed within 40-feet of a public
hydrant on the address side of the building. The FDC/PIV are currently being shown on the
driveway entrance into the facility. They need to be re-Iocated to the other side of the
driveway and be on the driveway side of the building (CFC 8704.3, 901.2.2.2 and National
Fire Protection Association 24 1-4.1).
81. Prior to building permit and combustible materials being brought on site, all locations where
structures are to be built shall have approved Fire Department vehicle access roads. Fire
Department access roads shall be an all weather surface for 80,000 Ibs. GVW with a
minimum AC thickness of 4-inches ( CFC sec 902).
82. Prior to issuance of building permit fire sprinkler plans shall be submitted to the Fire
Prevention Bureau for approval. Three sets of sprinkler plans must be submitted by the
installing contractor to the Fire Prevention Bureau.
83. Prior to issuance of building permit fire alarm plans shall be submitted to the Fire Prevention
Bureau for approval. The fire alarm system is required to have a dedicated circuit from the
main house panel. Three sets of alarm plans must be submitted by the installing contractor
to the Fire Prevention Bureau.
Community Services Department
84. The developer shall provide TCSD verification of arrangements made with the City's
franchise solid waste hauler for disposal of construction debris.
85. The multi-use trail plans shall be reviewed and approved by TCSD.
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PRIOR TO RELEASE OF POWER, BUILDING OCCUPANCY OR ANY USE ALLOWED BY
THIS PERMIT
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Planning Department
86. 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 as reviewed and approved by the Director of Planning.
87. 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.
88. 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.
89. Each parking space reserved for the handicapped shall be identified by a permanently
affixed reflectorized sign constructed of porcelain on steel, beaded text or equal, displaying
the International Symbol of Accessibility. The sign shall not be smaller than 70 square
inches in area and shall be centered at the interior end of the parking space at a 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."
90. 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. . ,
91. 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.
92. All of the foregoing conditions shall be complied with prior to occupancy or any use allowed
by this permit.
Public Works Department
93. 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.
G:\Planning\2006\PA06-0329 Temecula Prof Bldg II Comm Dev Plan\Planning\DRAFT CQAs.doc
17
94. As deemed necessary by the Department of Public Works, the Developer shall receive
written clearance from the following agencies:
a. Rancho California Water District
b. Eastern Municipal Water District
c. Department of Public Works
95. 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
96. 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).
97. 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 h3gible 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).
98. 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
(CFC Article 10, CBC Chapter 9).
99. 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).
100. 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 (CFC 902.4).
101. 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).
102. 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.
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103. Prior to the issuance of a Certificate of Occupancy or building final, the developer/applicant
shall be responsible for obtaining underground andlor 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).
104. Prior to issuance of a Certificate of Occupancy or building final a simple plot plan and a
simple floor plan, each as an electronic file of the .DWG format must be submitted to the
Fire Prevention Bureau, Alternative file formats may be acceptable, contact Fire Prevention
for approval.
105. If there are changes to underlying maps then prior to map recordation the applicant shall
submit to the Fire Prevention Bureau a georectified (pursuant to Riverside County
standards) digital version of the map including parcel and street centerline information. The
electronic file will be provided in a ESRI ArclnfolArcView compatible format and projected in
a State Plane NAD 83 (California Zone VI) coordinate system. The Bureau must accept the
data as to completeness, accuracy and format prior to satisfaction of this condition.
106. 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).
Community Services Department
107. The trail shall be completed per plans approved by TCSD.
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OUTSIDE AGENCIES
G:IPlanning\2006IPA06-0329 Temeeula Prof Bldg II Comm Dev PlanlPlanninglDRAFT COAs,doe
20
108. The applicant shall comply with the recommendations set forth in the Rancho California
Water District's transmittal dated November 17, 2006, a copy of which is attached.
109. The applicant shall comply with the recommendations set forth in the Department of
Environmental Health transmittal dated November 13, 2006, a copy of which is attached.
110, The applicant shall comply with the recommendations set forth in the Southern California
Gas Company transmittal dated December 27, 2006, a copy of which is attached.
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.
Date
Applicant's Signature
Applicant's Printed Name
G:IPlanning\2006IPA06-0329 Temeeula Prof Bldg II Comm Dev PlanlPianninglDRAFT COAs.doe
21
@
Rancho
later
BoardofDirecton;
Ben R. Drake
President
Stephen J. Corona
Sr. Vice President
Ralph H. Daily
Lisa D. Herman
John E. Hoagland
Michael R. McMillan
William E. Plummet;
Officers:
Brian J. Brady
Geneml Manager
Phillip L Forbes
Assistant General Manager I
Chief Financial Officer
E. P. "Bob~ LemobS
Director of Engineering
Perry R. Louek
Director of Planning
Jeff D. Armstrong
Controller
ReUi E. Garcia
District Secretary
C. Michael Cowett
Best Best & Krieger LLP
General Counsel
November 17,2006
;> 'i'W@.
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Katie Lecomte, Project Planner
City of Temecula
Planning Department
Post Office Box 9033
Temecula, CA 92589-9033
SUBJECT: WATER AVAILABILITY
TEMECULA PROFESSIONAL BUILDING
PARCEL NO.2 OF PARCEL MAP NO. 31711
APN 959-050-013
P A06-0329
[TORI PITRUZZELLOj
Dear Ms. Lecomte:
Please be advised that the above-referenced property is located within the
boundaries of Rancho California Water District (RCWD). Water service,
therefore, would be available upon construction of any required on-site and/or off-
site water facilities and the ,completion of financial arrangements between RCWD
and the property owner.
If fire protection is required, the customer will need to contact RCWD for fees and
requirements.
Water availability would be contingent upon the property owner signing an
Agency Agreement that assigns water management rights, if any, to RCWD.
The project should be conditioned to use recycled water for landscape irrigation.
Requirements for the use of recycled water are available from RCWD.
If you should have any questions, please contact an Engineering Services
Representative at this office.
Sincerely,
RANCHO CALIFORNIA WATER DISTRICT
b!:::::
Development Engineering Manager'
cc: Laurie Williams, Engineering Services Supervisor
06ICW:atl 03\FEG
Rancho California Water District
42135 Winchester Road . Pru;tOffi"", R.n, 0017 . T..m....."I.. ('..Ilrn~;~ 0')"'110 on..., _ tn.:",.,..." """'" _ "'." '^"" ^^.. ..n,....
County of Riverside
HEALTH SERVICES AGENCY
DEPARTMENT OF ENVmONMENTAL HEALTH
City of T emecula Planning Department
TO: ATTN: KATIE LECOMTE
FROM: (jII Greg Dellenbach, REHS
RE: Plot Plan No. PA06-0329
DATE: November 13, 2006
ELIAS ALFATA
APN 959-050-013
1. The Department of Environmental Health has received and reviewed the Case Number: PA06-0329
and have no objections_ Sanitary sewer and water services may be available in this area.
2. PRIOR TO PLAN CHECK SUBMITTAL, "will-serve" letters from the water and sewering
agencies will be required.
3. Food Plan check will be required for any vending facilities. Contact Ian Dalgetty at 951.358-5172
for details.
GD:gd
(951) 955-8980
in) fnlfF-in~:-""7~!
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~y J
Southern
Califomil
Gas Company'
A ~ Sempra Energy. company
/t'.~} jF~ {t:G .~ ,,~_
,."';"'.;0. ',1.,..,/:;;, ,'I t,,:1.' ~~
ff i "'~ C":::: <J l/ t;;,;';.::.,
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, , JAN 0 Q 2"~'~ ['J!' i
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December 27, 2006
SooIhem CaIifomia
Gas Company
City of T emecula
Attn: Dana Schuma
P,O. Box 9033
Temecula, CA 92589-9033
9400 OokddeAlmUe
Ow/sworlh. C4
9JJ/J
MaiJingAddt=:
p.a/kJJ;23fX1
Ow/sworlh. C4
913/3-2JQ1J
ML93U
Subject:
12/27/06 Various Projects
PA06-o240 - Cingular Monopine
41520 Margarita Rd - Temecula
td 8/8-70/4546
jiD: 8/8-70/-344/
PA06-0275 - Dalton I( TPM
41925 Fifth Street
PA06-o329- Temecula Professional Bldg
lIS of Margarita & De Portola
Southern California Gas Company, Transmission Department, has no
facilities within your proposed improvement. However, our Distribution
department may have some facilities within your construction area. To
assure no conflict with the local distribution's pipeline system, please
contact (951) 335-7725.
Sincerely,
1;;,jQa;
Pipeline Plannin Assistant
Transmission Department
ATTACHMENT NO.4
NOTICE OF PUBLIC HEARING
G:\Planning\2006\PA06..Q329 Temecula Prof Bldg II Comm Dev Plan\PJanning\PC STAFF REPORT.doc
11
Notice of Public Hearing
A PUBLIC HEARING has been scheduled before the City of Temecula PLANNING
COMMISSION to consider the matter described below:
Case No:
Applicant:
Location:
Environmental:
Planning Application No. PA06-0329
Mr. Elias Alfata
Generally located on the east side of Margarita Road approximately 300 feet north of De
Portola Road (APN: 959-050-013)
A Development Plan to construct an 11,595 square foot, one-story office bUilding on .92
acres
In accordance with the California Environmental Quality Act (CEQA), the proposed project is
exempt from further environmental review and a Notice of Determination will be issued in
compliance with CEQA Section 15332, Class 32 In-fill Development
Katie Le Comte, Assistant Planner
Proposal:
Case Planner:
Place of Hearing: City of Temecula, Council Chambers
43200 Business Park Drive, Temecula, CA 92590
Date of Hearing: August 29, 2007
Time of Hearing: 6:00 p.m.
Any person may submit written comments to the Planning Commission before the hearing or may appear and be
heard in support of or opposition to the approval of the project at the time of hearing. If you challenge the project
in court, you may be limited to raising only those issues you or someone else raised at the public hearing
described in this notice, or in written correspondence delivered to the Planning Commission at, or prior to,
the public hearing. The proposed project application may be viewed at the Temecula Planning Department,
43200 Business Park Drive, Monday through Friday from 9:00 a.m. until 4:00 p.m. Questions concerning the
project may be addressed to the case planner at the City of Temecula Planning Department, (951) 694-6400.
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