HomeMy WebLinkAbout020193 PC AgendaAGENDA
TEMECULA PLANNING COMMISSION
REGULAR MEETING
February 1, 1993 6:00 PM
VAIL ELEMENTARY SCHOOL
29915 Mira Loma Drive
Temecula, CA 92390
CALL TO ORDER:
Chairman Fahey
ROLL CALL:
Blair, Ford, Hoagland, Chiniaeff, Fahey
PUBLIC COMMENTS
A total of 15 minutes is provided so members of the public can address the commissioners
on items that are not listed on the Agenda. Speakers are limited to three (3) minutes each.
If you desire to speak to the Commissioners about an item nq~; listed on the Agenda, a pink
"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 and address.
For all other agenda items a "Request to Speak" form must be filed with the Planning
Secretary before Commission gets to that item. There is a three (3) minute time limit for
individual speakers.
COMMISSION BUSINESS
1. Approval of Agenda
Minutes
2. 2.1 Approval of minutes of January 4, 1993 Planning Commission meeting.
NON-PUBLIC HEARING
Case No:
Applicant:
Location:
Proposal:
Environmental
Action:
Planner:
Off-Site Subdivision Signs (Kiosk)
City of Temecula
City Wide
Provide direction to staff relative to the approval process
None
Debbie Ubnoske
W~MBERVG%PLANCOMMU~GN2-1 .PC
Revised Jamjay 26, 1993 vgw
PUBLIC HEARING
Case No:
Applicant:
Location:
Proposal:
Environmental
Action:
Planner:
Vesting Tentative Tract Map No. 26941, Change of Zone No. 22
Taylor Woodrow Homes, Ca Ltd.
Northerly of De Portola Road, southerly of Pauba Road, westerly
of Via Del Monte and Billy Joe Lane, easterly of Butterfield Stage
Road.
To subdivide 133 acres into 28 single family lots and to change
a portion of the site from Residential Agricultural 2.5 acre
minimum lot size to Residential Agricultural 5 acre minimum lot
size and to change a portion of the site from Residential
Agricultural 5 acre minimum lot size to Residential Agricultural
2.5 acre minimum lot size. (This item was previously heard at
the January 4, 1993 Planning Commission meeting).
To adopt an Addendum to previousiy adopted Environmental
Impact Report No. 230.
Craig Ruiz
Next meeting: February 22, 1993, 6:00 p.m., Vail Elementary School, 29915 Mira Loma
Drive, Temecula, California.
PLANNING DIRECTOR'S REPORT
PLANNING COMMISSION DISCUSSION
OTHER BUSINESS
ADJOURNMENT
ITEM #2
MINUTES OF A REGULAR MEETING
OF THE CITY OF TEMECULA
PLANNING COMMISSION
MONDAY, JANUARY 4, 1993
A regular meeting of the City of Temecula Planning Commission was called to order Monday,
January 4, 1993, 6:00 P.M., at Vail Elementary School, 29915 Mira Loma Drive, Temecula,
California. The meeting was called to order by Chairman Linda Fahey.
PRESENT: 4
ABSENT: I
COMMISSIONERS: Chiniaeff, Ford, Hoagland, Fahey
COMMISSIONERS: Blair
Also present were Assistant City Attorney John Cavanaugh, Planning Director Gary Thornhill,
Senior Planner Debbie Ubnoske, Senior Planner John Meyer and Minute Clerk Gall Zigler.
PUBLIC COMMENT
None
COMMISSION BUSINESS
1. Aooroval of Aeenda
It was moved by Commissioner Chiniaeff, seconded by Commissioner Ford to approve
the agenda as mailed.
The motion carried as follows:
AYES: 4 COMMISSIONERS: Chiniaeff, Ford, Hoagland, Fahey
NOES: 0 COMMISSIONERS: None
ABSENT: 1 COMMISSIONERS: Blair
Aooroval of Minutes of November 16, 1992 Plannine Commission meeting
Commissioner Hoagland amended Page 9 to reflect Commissioner Blair absent during
the vote.
It was moved by Commissioner Hoagland, seconded by Commissioner Ford to approve
the minutes of November 16, 1992 as amended.
The motion carried as follows:
PCMINlI04193 -1- 1/20/93
PLANNING COMMISSION MINUTES JANUARY 4, 1993
AYES: 3 COMMISSIONERS: Ford, Hoagland, Fahey
NOES: 0 COMMISSIONERS: None
ABSTAIN: I COMMISSIONERS: Chiniaeff
Commissioner Blair arrived at 6:10 P.M.
PUBLIC HEARING
3. VestinQ Tentative Tract Mao No. 26941. Chanae of Zone No. 22
Planner Craig Ruiz presented the staff report. Craig advise~J' of the following changes
to the Conditions of Approval:
#4 Delete
#10 include wording that will require trees to be minimum 24" box in size.
Chairman Fahey opened the public hearing at 6:20 P.M.
Ernie Egger, IPC, 27447 Enterprise Circle West, Temecula, representing the applicant,
concurred with the staff report and modifications to the Conditions of Approval.
Commissioner Hoagland suggested that cattle not be allowed at the equestrian style
lots. He also expressed concern regarding the transition from the smaller lots to the
larger equestrian estates.
Chairman Fahey expressed concern regarding the proposed grading and the developers
ability to maintain the rolling hills aspect of the area.
John Wayland, 33342 Pauba Road, Temecula, representing the Pauba Ranchos (aka
Country Roads) AsSociation, advised that he had received his first notification of the
project on December 27, 1992 and requested additional time to review concerns
regarding the densities, access to the project on streets currently maintained by the
property owners, liability relating to equestrian trails, and the private landing strip
which is currently in the location of the proposed project.
Fred Hammersly, 41999 Via Del Monte, Temecula, questioned the proposed lighting
for the project.
Ernie Egger stated that the project developer is very sensitive to the desires of the
surrounding property owners to retain the "night lighting" they currently enjoy. Mr.
Egger added that the project has been designed with substsntial equestrian trails.
PCMIN 1104193 -2- 1/20/93
PLANNING COMMISSION MINUTES JANUARY 4, 1993
Joanna Gebhardt, 48282 Via Del Monte, Temecula, asked that communications be
open between City staff, the developer and the Homeowners Association.
Commissioner Chiniaeff stated that he was unclear as to why the request was being
presented and preferred to review the whole map prior to making any modifications,
Commissioner Ford recommended modifying Condition 11-F, regarding Lot 8 and Lot
9, to read "...after constructed or obstructed"; and Condition 67 regarding Crown Hill
Drive, should read "If Crown Hill Drive is not constructed and accepted ...... shall be
constructed and accepted prior to the first occupancy".
Commissioner Hoagland stated he felt that private roads in this type of development
are inappropriate.
Gary Thornhill suggested that the Conditions of Approval be amended to require a
navigation easement to be placed on the property and a White Report be provided to
potential property owners.
It was moved by Commissioner Hoagland, seconded by Commissioner Chiniaeff to
close the public hearing at 7:05 P.M. and continue Change of Zone No. 22, Vesting
Tentative Tract Map No. 26941 off calendar to allow the applicant the opportunity to
address the following concerns expressed by the Commission: the E.I.R. suggesting
the planting of tall trees to provide nesting, the need for conditions pertaining to the
navigation easement, concerns regarding lots created by the cribwalls around the lots,
maintenance of the open space areas, traffic control if the through road is maintained
as a private road, buffering between the project and higher density residences, grading,
as well as direction that the applicant meet with the surrounding property owners to
address their concerns.
The motion carried as follows:
AYES:
5 COMMISSIONERS: Blair, Chiniaeff, Ford, Hoagland, Fahey
NOES: 0 COMMISSIONERS: None
PCMINl/04/93
General Plan
Consideration of Environmental Impact Report.
John Meyer presented the staff report.
Chairman Fahey opened the public hearing at 7:15 P.M.
Eric Brown, 45673 Clubhouse Drive, Temecula, representing the Rainbow Canyon
Homeowners Association, presented the Commission with a letter commending them
-3- 1120193
PLANNING COMMISSION MINUTES
JANUARY 4, 1993
on their "Open Space" designation of the parcel where the Rainbow Canyon Water
Park is proposed and asked that the Planning Commission limit the Open Space area
in question, to conservation or passive recreation zones.
Lettie Boggs, representing the Temecula Valley Unified School District, stated that the
language of the E.I.R. as amended has the potential for a very negative impact on the
school district and asked that the language of the E.I.R., page 625, 4.1 and 4.2 be
amended to require new developments to be coordinated with the availability of school
infrastructure.
The Commission reviewed each of the "Listed Environmental Impacts" and
accompanying "Level of Significance After Mitigation" with no modifications or
amendments.
Regarding Transportation/Circulation, Commissioner Hoagland suggested that City
Staff require all regulatory land use agencies to provide information regarding any
development that impacts transportation/circulation.
Gary Thornhill agreed that this could be added to implementation.
Commissioner Hoagland asked that the Commission reconsider the standards of how
the City interfaces with the school district. Commissioner Hoagland stated that he
supported placing the school district in the same category as any other utility when the
developer has to sign-off that they have successfully meet the requirements of the
school district,
Commissioner Ford stated that he would agree to the modification if the school district
would agree to certain parameters.
Commissioner Chiniaeff stated that he would support a' modification to Goal 5, to
establish a relationship between the City and the school district that provides that the
City would engage in as much information exchange as possible.
It was moved by Commissioner Hoagland, seconded by Commissioner Blair to direct
staff to work on policies 4.1,4.2 and 4.3, establishing the school district as another
utility infrastructure where the school district would make a decision and provide the
City with a sign-off that the developer has mitigated any potential impacts.
The motion carried as follows:
AYES:
3 COMMISSIONERS: Blair, Hoagland, Fahey
NOES:
2 COMMISSIONERS: Chiniaeff, Ford
Chairman Fahey declared a recess at 8:10 P.M. The meeting reconvened at 8:25 P.M.
PLANNING COMMISSION MINUTES JANUARY 4, 1993
There was no response from the Commission on written comments received by staff regarding
the General Plan.
The overall consensus of the Commission was unanimous approval of the Environmental
Impact Report.
Chairman Fahey opened the public hearing at 8:35 P.M.
Larry Markham, 41750 Winchester Road, Temecula, requested that the description for
Specific Plan Area Zone 1 reflect the language in the matrix, a mixed use plan with a specific
plan designation.
Additionally, Mr. Markham advised that the acreage under Area One should be 55 acres, and
the language under the professional office designation (page 2.33) be included under the
matrix description. Mr. Markham questioned the timing of the Chaparral Study area.
Concerning the area on the ridgeline, the lowest density designation goes from 0 * .1,
however, the SWAP plan allows it to go down to .2.
The consensus of the Commission was to leave the language as written by staff with no
modifications.
Ernie Eggar, representing Old Vail Partners property, asked that a modification be made
establishing a designation for a specific plan overlay and/or a mixed use designation.
Craig Johnson, attorney representing Scotty McDowell (Margarita Road property owner),
asked the Commission to reconsider the medium density residential designation, a downgrade
from high density residential as proposed under SWAP. Mr. Johnson added that the property
is involved in an eminent domain action and any down zoning of the property while the City
Council is considering eminent domain could be considered a down zoning for the sole purpose
of diminishing the value of the property during the pending litigation.
The Commission made no modifications to the Preferred Draft Land Use designations.
It was moved by Commissioner Chiniaeff, seconded by Commissioner Hoagland to close the
public hearing at 9:00 P.M. and continue approval of the Draft General Plan to the meeting
of January 25, 1993.
The motion was unanimously carried.
PLANNING DIRECTOR REPORT
Gary Thornhill recommended that the regularly scheduled Planning Commission meeting for
January 18, 1993 be rescheduled due to the Martin Luther King holiday.
The Commission unanimously approved January 25, 1993 as the next scheduled Commission
Meeting.
PCMINl/04/93 -5- II20/93
PLANNING COMMISSION MINUTES JANUARY 4, 1993
Gary Thornhill advised the next Old Town Steering Committee meeting will be held on January
7, 1993.
PLANNING COMMISSIONER REPORT
None
OTHER BUSINESS
None
ADJOURNMENT
It was moved by Commissioner Blair, seconded by Commissioner Chiniaeff to adjourn at 9:10
P.Mo The motion was unanimously approved.
The next regular meeting of the City of Temecula Planning Commission will be held on
Monday, January 25, 1993, at 6:00 P.M., Vail Elementary School, 29915 Mira Loma Drive,
Temecula, California.
Secretary
Chairman Linda Fahey
PCMIN 1/04/93 -6- 1/20193
ITEM #3
MEMORANDUM
TO:
FROM:
DATE:
SUBJECT:
Planning Commission
Gary Thornhill, Director of Planning
February 1, 1993
Off-Site Subdivision Signs
RECOMMENDATION:
Staff recommends that the Planning Commission:
Provide direction to staff relative to the approval process for off-
site subdivision signs.
BACKGROUND
On July 14, 1992, the Temecula City Council approved the Kiosk Sign Program. This Program
Was approved to provide an effective uniform method of directing attention to development
projects. A Kiosk is a free-standing, multiple sided structure whose main purpose is to display
signs or information which, in this case, will be for the purpose of directing traffic to new
residential developments and City and public facilities.
There was discussion at the City Council meeting that if the City did not have the Kiosk Sign
Program, the need would exist for many off-site signs. It was stated at the meeting, that
applicants for such off-site signs would need to contact the Planning Department and that said
signs would most likely not be approved.
Subsequent to the approval of the Kiosk Sign Program, there have been a number of
applicants at the Planning Department requesting approval for off-site subdivision signs. At
this time, it is staff's understanding that these off-site subdivision signs would be permitted
only through the Kiosk Sign Program. However, Section 19.6(b) of Ordinance 348 still
permits off-site subdivision signs "advertising the original sale of a subdivision ...... except
in the C-P-S, N-A, and W-1 Zones, provided a conditional use permit is granted pursuant to
the provisions of this ordinance (348)."
Staff is requesting direction from the Planning Commission relative to the handling of requests
for off-site subdivision signs
Attachment
1. Ordinance No. 91-40 Pertaining To The Use of Directional Signs - Blue Page 2
1 R:~S~TAFF~OSK.~C 1/26/93
ATI'ACHMENT NO, 1
ORDINANCE NO. 9140
PERTAINING TO THE USE OF DIRECTION SIGNS
ORDINANCE NO. 91-40
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
TEMECULA ADDING CHAPTER FOUR TO THE
TEMECULA MUNICIPAL CODE PERTAINING TO
ADVERTISING REGULATIONS AND ESTABLISHING
REGULATIONS FOR THE USE OF DIRECTIONAL SIGNS.
THE CITY COUNCIL OF THE CITY OF TEMECULA DOES HEREBY ORDAIN AS
FOLLOWS:
SECTION 1. Findings. That the Temccula City Council hereby makes the following
findings:
Pursuant to the Government Code Section 65360, a newly incorporated city shall adopt
a genera/plan within thirty (30) months following incorporation.'. During that 30-month period
of time, the city is not subject to the requirement that a general plan be adopted or the
requirements of state law that its decisions be consistent with the general plan, if all of the
following requirements are met:
(a) The city is proceeding in a timely fashion with the preparation of the
genera/plan.
(b) The planning agency finds, in approving projects and taking other actions,
each of the following:
(1) There is a reasonable probability that the land use or action
proposed will be consistent with the general plan proposal being considered or studied or which
will be studied within a reasonable time.
(2) There is a little or no probability of substantial detriment to or
interference with the future adopted general plan if the proposed use or action is ultimately
inconsistent with the plan.
(3) The proposed use or action complies with all other applicable
requirements of state law and local ordinances.
The Riverside County General Plan, as amended by the Southwest Area Community Plan,
(hereinafter "SWAP") was adopted prior to the incorporation of Temecula as the General Plan
for the southwest portion of Riverside County, including the area now within the boundaries of
the City. At this time, the City has adopted SWAP as its Genera/Plan guidelines while the City
is proceeding in a timely fashion with the preparation of its General Plan.
The proposed land use regulations are consistent with the SWAP and meet the
requirements set forth in Section 65360 of the Government Code, to wit:
(a) The City is proceeding in a timely fashion with the preparation of the
general plan.
(b) The City Council finds, in adopting land use regulations pursuant to this
title, each of the following:
(1) There is reasonable probability that Ordinance No. 91-40 will be
consistent with the general plan proposal being considered or studied or which will be studied
within a re_~onable time.
(2) There is little or no probability of substantial detriment to or
interference with the future adopted general plan if the proposed use or action is ultimately
inconsistent with the plan.
(3) The proposed use or action complies with all other applicable
requirements of state law and local ordinances.
There is an unsightly and confusing proliferation of off-site directional signs, relating to
new residential development projects, including new rental projects (hereinafter referred to as
"development projects"), and other business. Development projects by their very nature are
most frequen~y located in areas where streets and highways are newly constructed. Such
thoroughfares are seldom shown on maps available to persons seeking to purchase new homes;
and, consequently, developers use signs, to aid such persons in locating their subdivisions. The
result is a proliferation of signs which are: (I) unsigh~y and damaging to the appearance of
areas such as that which is the subject of this ordinance; (2) confusing to individuals; and, (3)
unsafe in that drivers of motor vehicles while searching for subdivisions or signs giving direction
thereto, are distracted from the operation of their vehicles.
Directionai signs are needed by developers to a greater degree than other businesses
because development project sales are ordinarily conducted for a relatively limited period of time
for any particular location, that is, only until all units in the subdivision are sold. Thus, listings
in such conventional media as telephone yellow pages are impractical. While other media such
as broadcast media and newspapers are available, and maps could be disseminated in only some
of such media, the most efficient method of directing prospective purchasers to development
projects is the use of directional signs posted at intersections and other critical locations.
Businesses with more permanent sales locations do not share these problems and, thus, have less
need of directional signs.
SECTION 2, Chapter 4 is hereby added to the Temecula Municipal code, which shall
read as follows:
Chapter 4 "Directional Signs".
PURPOSE. The purpose of this ordinance is to provide a uniform,
coordinated method of offering developers a means of providing directional signs to their
5/ords91..40 -2-
projects, while minimizing confusion among prospective purchasers who wish to inspect
development projects, while promoting traffic safety and reducing the visual blight of the present
proliferation of signs.
ALrrHORITY. This ordinance is adopted pursuant to the State Planning
and Zoning law, Business and Professions Code, Section 52301 and Streets and Highways
Code, Section 1460.
DEFINITIONS. For purposes of this Ordinance, the following words,
terms, phrases, and their derivations, shall have the meanings given herein. When consistent
with the context, words used in the present these singular include the plural.
(1) "City" shall mean the City of Temecula.
(2) "Contractor" shall mean a person, persons, firm or corporation
authorized by a license agreement to design, erect and maintain directional and kiosk signs
within the City.
(3) "Directional Sign" shall mean any off-site free standing, non-
flashing sign which is designed, erected, and maintained to serve as a public convenience in
directing pedestrian and vehicular traffic, but not used for the purpose of advertising uses and
activities on site.
(4) "Kiosk" shall mean a free standing, multiple sided, structure whose
main purpose is to display signs or information.
(5) "Off-site Sign" shall mean any sign which is not located on the
business or activity site it identifies.
· (6) "Person" shall mean an individual, firm, partnership, joint venture,
association, corporation, estate, trust, syndicate, district or other political subdivision, or any
other group acting as an independent unit.
(7)
cross at the same grade.
"Street Intersection" shall mean where two or more streets or roads
(8) "Street or Road" shall mean the following:
(a) Arterial (Urban) Highway - A Six lane divided highway with
a 134 foot Right-of-Way.
Arterial Highway - A six lane divided highway with a 110
foot Right-of-Way.
5/orch91-40 -3-
(c) Major Highway - A highway with a i00 foot Right-of-Way.
(d)
Secondary Highway - A highway with an 88 foot Right-of-
Way.
REQUIREMENTS FOR DIRECTIONAL SIGNS AND KIOSK
STRUCTURES. Notwithstanding any other provisions of this Section, directional signs shall be
permitted in all zone classifications subject to the following limitations:
(1) Directional signs shall not obstruct the use of sidewalks, walkways,
bike and hiking Wafts; shall not obstruct the visibility of vehicles, pedestrians or traffic control
signs,; shall, where feasible, be combined with advance street name signs; shall not be installed
in the immediate vicinity of street intersection; and shall be limited to not more than three (3)
structures between street intersections.
(2) Sign structures shill b~ ladder type with individual sign panels of
uniform design and color throughout the City limits.
(3) Sign structures shall not exceed 12 feet in height.
(4) The width of sign structures and sign panels shall not exceed 5 feet.
(5) Sign panels shall not be illuminated.
(6) Sign structure installations shall include "break away" design
features where required in fight-of-way areas.
(7) No signs, pennants, flags, other devices for visual attention or other
appurtenances shall be placed on the directional signs.
(8) The sign panel lettering for tract identification shall be uniform.
(9) All signs erected on private property must have written consent
from the property owner with the City to have a right to enter property to remove any signs not
in conformance.
(10) The City, and its officers and employees, shall be held flee and
harmless of all costs, claims, and damages levied against them.
(11) All signs must have applicable Building and Safety and Planning
Department permits.
(12) Placement of signs must be in accordance with permit
specifications.
5/ordsgl-40 -4-
(13) All signs within a public right-of-way must have an encroachment
permit.
DIRECTIONAL SIGNS PROHIBITED. Directional and kiosk signs,
including travel direction signs, other than those on-site, are prohibited except as provided in
this ordinance.
AUTHORITY TO GRANT LICENSE. The City Council may, by duly
executed licens~ agreement, grant to a qualified person the exclusive right to design, erect and
maintain directional and kiosk signs within the entire City, or any designated portion thereof.
Licensees shall be selected by soliciting r~ue~t for proposals. Notwithstanding the foregoing,
any person erecting or placing directional signs or kiosk signs on-sire shall not be required to
obtain a license.
TERM. The terrn of each license shall be set forth in the license
agreement.
DIRECTLONAL SIGNS STRUCTURES: OPERATION. Licensee(s) shall
make directional sign panels available to all persons or entities selling subdivisions (hereinafter
referred to as "Subdivider") on a first-come, first-service basis. No sign panels shall be granted
to any subdivider for a period of excess of two years. However, a subdivider who is soliciting
sales of more than two subdivisions within a single planned community or a specific plan area
shall not be subject to the two-year limitation during such solicitation. Licensee(s) shall maintain
a separate waiting list for each sign structure. Alternatively, a subdivider may apply to licensee
for a sign panel program consisting of a single sign panel on each of a series of sign structures
as needed to guide prospective purchasers to his subdivision. A subdivider whose time of use
for a sign panel or sign space program has expired, may reapply and shall be placed on the
waiting list in the same manner as a new applicant.
EXISTING SIGN PERMITS. No sign permit, use permit, or other permit
authorizing placement of a directional sign issued on or before the date of adoption of this
Ordinance by the City Council shall be invalidated hereby, but shall remain valid for the period
for which it was issued. Any such permit issued after the date of adoption of this Ordinance by
the City Council, which would not be permitted under this Ordinance shall be of no further force
or effect after the effective date of this Ordinance.
SECTION 3. Penalties. It shall be unlawful for any person to violate any provision of
this Ordinance. Any person violating any provision of this Ordinance shall be deemed guilty
of an infraction or misdemeanor as hereinafter specified. Such person shall be deemed guilty
of a separate offense for each and every day or portion thereof during which any violation of
any of the provisions of this Ordinance is committed, continued, or permitted.
5/orals9140 -5-
SECTION 4. The City Clerk shall certify the adoption of this Ordinance.
PASSED, APPROVED AND ADOPTED this 12th day of November, 1991.
Ronald J. Parks, Mayor
ATI'EST:
i. Greek, City Clerk
[SEAL]
STATE OF CALIFORNIA)
COUNTY OF RIVERSIDE) SS
CITY OF TEMECULA)
I, June S. Greek, City Clerk of the City of Temecula, DO HEREBY CERTIFY that the
foregoing Ordinance No. 91-40 was duly introduced and placed upon its first reading at a regular
meeting of the City Council on the 22rid day of October, 1991, and that thereafter, said
Ordinance was duly adopted and passed at a regular meeting of the City Council on the 12th day
of November, 1991, by the following roll call vote:
A YES: 5
COUNCILMEMBERS:
Moore, Lindemans, Munoz,
Birdsall, Parks
NOES: 0
COUNCILMEMBERS: None
ABSENT: 0
COUNCILMEMBERS: None
5/orcls91-40 -6-
ITEM #4
MEMORANDUM
TO:
FROM:
DATE:
SUBJECT:
Planning Commission
Gary Thornhill, Director of Planning
February 1, 1993
Vesting Tentative Tract Map No. 26941, Change of Zone No. 22 and
Addendum to Environmental Impact Report No. 230.
RECOMMENDATION:
RECOMMEND Adoption of Resolution No. 93- recommending
Approval of Change of Zone No. 22, Vesting Tentative Tract
Map No. 26941 and the Addendum to Environmental Impact
Report No. 230, based on the Analysis and Findings contained
in the Staff Report; and subject to the attached Conditions of
Approval.
BACKGROUND
Vesting Tentative Tract Map No. 26941, Crowne Hill Estates, is a proposal to subdivide 133
acres into 28 custom single family lots. Change of Zone No. 22 is a request to change from
Residential Agriculture, 6 acre minimum lot size (R-A-5) to Residential Agriculture, 2.5 acre
minimum lot size (R-A-2~) for lots 7, 9, 9, 12, 13, 17, 18, 26, 27, and 28 and from R-A-2~
to R-A-5 for a portion of lot 4. Vesting Tentative Tract Map No. 26941, Change of Zone No.
22 and Addendum to Environmental Impact Report No. 230 were heard at the January 4,
1993 Planning Commission meeting. The Commission directed staff to address several issues
in regards to the above referenced projects. The following issues were raised by the
Commission: street maintenance, access, private streets, gated entry, street lighting,
buffer/transition area, maintenance of open space, grading, proximity of private airstrip, steep
driveways, number of lots, lot configuration, nesting areas and public notice.
Subsequent to the Planning Commission meeting staff met with the applicant to address the
above mentioned items. The following table lists each item, how it was addressed and the
applicable condition numbers.
1 R:\S\STAFFRPT~26941.pC 1/26/93 klb
Issue
1 ) Street
Maintenance
2) Access
3) Private
Streets
4) Gated Entry
5) Street
Lighting
6) Buffer/
Transition Areas
7) Maintenance
of Open Space
TABLE I
Question
Who will maintain the
streets?
How will residents
access the project?
What is the
appropriateness of
private streets for this
project. What are the
standards for private
streets?
Will there be sufficient
stacking distance for
both gated entrances?
What type of street
lighting is required?
What are the
requirements for the
keeping of horses?
What is the buffering
between the lots from
VTM 23143 to the
west that abut this
project?
Who will maintain the
open space area along
the 100-year flood
plain?
Resolution & Applicable
Condition(s)
The developer of the project will be
required to maintain the streets until
such time that the City accepts the
streets for maintenance. (Condition
66)
Primary access will be from Crowne
Hill Drive, secondary access will be
from Gastell Way. (Conditions 70, 71,
72 & applicant's Exhibit No.7)
Ordinance 460, S~otion 3.3 allows for
private streets in a development of this
type. All private streets for the project
will meet the standards of Ordinance
460. (Condition 69)
The proposed project meets City
standards, which require a 150 foot
stacking distance and a 38 foot
turning radius. (Condition 54(k) &
applicant's Exhibit No. 6)
Outdoor lighting shall comply with the
Palomar Observatory Outdoor Lighting
Policy Ordinance 461. There is no
required street lighting for private
streets. (Conditions 19(a) and 54(c)
and applicant's Exhibit No. 4)
Ordinance No. 348, Section 6.50(c)
allows noncommercial keeping of
horses, cattle, sheep, and goats.
Theses animals are to be kept, fed and
maintained not less than 50 feet from
any residence existing at the time such
use is established. The distance
between lots from map 23143 and
this project will be 60 to 300 feet.
(applicant's Exhibits No. 2 & 3)
The CC&R's will contain language to
provide for open space maintenance
and provide an easement to the HOA
for access. (Conditions 11 (a) & 16)
2 R:\S~STAFFI~T~26941.PC 1/26/93 klb
Issue
8) Grading
9) Proximity of
Airstrip
1 O) Steep
Driveways
11 ) Lot
Configuration
12) Nesting for
Birds of Prey
13) Public Notice
Question
How much grading is
proposed?
Will the project require
an avigation easement?
What is the distance
from the airstrip7
The driveways appear
to be excessively
steep.
The flag lot
configuration of lots 8
and 9 may create
impacts relative to the
cribwall that abuts the
100-year floodplain
and excessive grading.
The EIR requires tree
planting but this was
not included in the
conditions of approval,
Some members of the
public felt that the
notice was confusing.
Resolution & Applicable
Condition(s)
Lots 11-28 will involve grading of
approximately 38% of the lot area,
and lots 1-10 will involve grading of
approximately 15% of the lot area.
(Condition 9 and applicant's Exhibit
No. 3)
The developer will be required to
disclose the proximity of the airstrip in
the "White" report which is filed with
California Department of Real Estate.
The developer will .be required to grant
an avigation easement to the airstrip.
(Conditions 14 & 15 and applicant's
Exhibit No. 5)
Ordinance 460 allows for driveways to
have a maximum of 15% slope. The
steepest proposed driveway is 13%
for lots 15 and 28. (Condition 57)
The applicant has modified lots 7, 8
and 9. The reconfiguration reduces
the grading and 100-year floodplain
impacts but results in increasing the
area of the zone change. (applicant's
Exhibit No.4)
Trees will be required to be planted
within the 100-year floodplain.
(Condition No. 24)
Staff has re-noticed the item.
It is staff's opinion that the re-design of the map and associated zone change mitigates
concerns relative to the "flag lot' condition as it relates to lots 8 and 9 which was a concern
of the Planning Commission. It is further staff's feeling that the additional information
provided subsequent to the January 4, 1992 Planning Commission meeting adequately
addresses the Commission's concerns relative to the issues raised at the meeting.
3 R:\S\STAFFI~l'~28941.PC 1/26/93 klb
Attachments:
Amended Resolution No. 93- - Blue Page 5
Amended Conditions of Approval o Blue Page 11
Exhibits - Blue Page 27
A. Vicinity Map
B. Amended Vesting Tentative Tract Map No, 26941
C, Amended Zone Change No. 22
D. Tentative Tract Map 23143
Applicant's Exhibits 1-7 - Blue Page 32
4 R:\S~STAFFRPT~26941.PC 1/26/93 klb
ATTACHMENT NO. 1
AMENDED RESOLUTION NO, 93-
5 R:~S\STAFFRPT%28941.pC 1/26/93 klb
RP-~OLUTION NO.
A RESOLUTION OF ~ PLANNING COMMISSION OF ~ CITY OF
TENIECULA RECOMM~NDING APPROVAL OF CHANGE OF ZONE NO.
22 TO CHANGE ~ ZONING FROM R-A-5 TO R-A-2~ FOR FORTIONS
OF LOTS 8, 9, 12, 13, 17, 18, 26, 27 AND 28 AND FROM R-A-2x/~ TO R-A-
5 FOR A FORTION OF LOT 4 FOR VESTING TENTATIVE TRACT MAP
NO. 26941, AND TO RECOMMEND APPROVAL OF VESTING
TENTATIVE TRACT MAP NO. 26941 TO SUBDIVIDE A 133 ACRE
PARCEL INTO 28 CUSTOM SINGLE FAM~-Y LOTS LOCATED SOUTH
OF PAUBA ROAD, NORTH OF DE FORTOLA ROAD, EAST OF VIA
NORTE AND WEST OF B~JJD STAGE ROAD.
Wlt~.REAS, Taylor Woodrow Homes filed Change of Zone No. 22 and Vesting
Tentative Tract Map No. 26941 in accordance with the Riverside COunty Land Use, Zoning,
Planning and Subdivision Ordinances, which the City has adopted by reference;
WHEREAS, said applications were processed in the time and manner prescribed by State
and local hw;
WHEREAS, the Planning Commission considered said applications on January 4, 1993
and February 1, 1993, at which time interested persons had an opportunity to testify either in
support or opposition;
WltER.EAS, at the conclusion of the Commission hearing, the Commission
recommended approval of said applications;
NOW, TtIF. RE~RE, THE PLANNING COMMISSION OF ~ CITY OF
TE1VIECtYLA DOES RESOLVE, DETERMINE AND ORDER AS FOLLOWS:
Section 1. Findings. That the Temecula Planning Commission hereby makes the
following findings:
A. Pursuant to Government Code Section 65360, a newly incorporated city shall
adopt a general plan within thirty (30) months following incorporation. During that 30-month
period of time, the city is not subject to the requirement that a general plan be adopted or the
requirements of state law that its decisions be consistent with the general plan, ff all of the
following requirements are met:
general plan.
The city is proceeding in a timely fashion with the preparation of the
2. The planning agency finds, in approving projects and taking other actions,
including the issuance of building permits, each of the following:
R:\5~STAFFRPT~26941.PC 1126/93
a. There is a reasonable probability that the land use or action
proposed will be consistent with the general plan proposal be'rag considered or studied or which
will be studied within a reasonable lime.
b. There is little or no probability of substantial detriment to or
interference with the future adopted general plan ff the proposed use or action is ultimately
inconsistent with the plan.
c. The proposed use or aftion complied with all other applicable
requirements of state law and local ordinances.
B. The Riverside County General Plan, as amended by the Southwest Area
Community Plan, (hereinafter "SWAP") was adopted prior to the incorporation of Temecula as
the General Plan for the southwest portion of Riverside County, including the area now within
the boundaries of the City. At this time, the City has adopted SWAP as its General Plan
guidelines while the City is proceeding in a timely fashion with the preparation of its General
Plan.
C. The Planning Commission in recommending approval of said applications makes
the following findings, to wit:
Change of Zone No. 22
1. There is a reasonable probability that Change of Zone No. 22 will be
consistent with the City's future General Plan, which will be completed in a reasonable time and
in accordance with State Law, due to the fact that the density of the project, .21 dwelling
units/acre, is consistent with the Very Low Density Residential l~nd Use designation of the
future General Plan. Furthermore, the proposed R-A-2~h and R-A-5 zones will be consistent
with the Very Low Density Residential Zoning District.
2. There is not a likely probability of substantial detriment to, or interference,
with the future General Plan ff Change of Zone No. 22 is ultimately inconsistent with the Plan,
due to the fact that the project is consistent with the existing large lot custom single family
dwelling developments in the immediate vicinity and their underlying zones.
3. The project is compatible with surrounding land uses since the proposed
large lot custom single family dwellings are consistent with the existing large lot custom single
family dwellings and the vacant land surrounding the project.
4. The proposal wffi not have an adverse effect on the environment since
mitigation measures of Environmental Impact Report No. 230 and the Addendure to
Environmental Impact Report No. 230 have been incoq~orated to the project design and
Conditions of Approval for Vesting Tentative Map 26941 to reduce the impacts to a level of
insignificance.
7
R:\$~STAFFF~T~2694,l.PC 1126/93 klb
Vesting Tentative Tract Map No. 26941
1. Them is a reasonable probability that Vesting Tentative Tract Map No.
26941 will be consistent with the City's future General Plan, which will be completed in a
reasonable time and in accordance with State Law. The project, as conditioned, conforms with
existing applicable city zoning ordinances and development standards. Furthermore, the
proposed density of the project, .21 dwelling units per acre, is consistent with the future General
Plan Land Use Designation of Very Low Density Residep~tial!
2. There is not a likely probability of substantial detriment to, or interference
with the City's future General Plan, fithe proposed use is ultimately inconsistent with the Plan,
since the surrounding land uses are large lot custom single family dwellings and vacant land.
3. The proposed use or action as conditioned complies with State planning
and zoning laws, local Ordinance Nos. 348 and 460; and California Go~,,ernmental Code Sections
65000-66009 (Planning and Zoning Law).
4. The project as designed and conditioned will not adversely affect the public
health or weftare since all impacts have been mitigated to a level of insignificance.
5. The project is compatible with surrounding land uses since the proposed
large lot custom single family dwellings are consistent with the existing large lot custom single
family dwellings and the vacant land surrounding the project.
6. The project as designed and conditioned will not adversely affect the built
or natural environment as determined in Environmental Impact Report No. 230 and the
Addendum for this project.
7. Said Findings are supported by minutes, maps, exhibits and environmental
documents associated with this application and herein incorporated by reference, due to the fact
that they are referenced in the attached Staff Report, Exhibits, Environmental Impact .Report,
and Conditions of Approval.
8. The Planning Commission has considered the effect of its action upon the
housing needs of the region and has balanced these needs against the public service needs of its
residents and available fiscal and environmental resources (Gov. Code Section 66412.3) and
finds that the project density is consistent with SWAP and the future General Plan.
Additionally, it will provide more diversity in the housing type available to the residents of the
City of Temecula.
9. The proposed project will not result in discharge of waste into the existing
sewer system that is in violation of the requirements as set out in Section 13000 et seq. of the
California Water Code by requiring the project to comply with Eastern Municipal Water
District's requirements.
8 R:\S~STAFFRPT~26941.PC 1/26/93 klb
10. The design of the subdivision provides to the extent feasible, for future
passive or natural healing or cooling opportunities in the subdivision (Gov. Code Section
66473.1) by limiting the height of the future structures to 32 feet and requiting setbacks
according to the Residential Agriculture (R-A) standards.
11. The project has acceptable access by means of dedicated fight-of-way and
has been conditioned to have secondary access from Vesting Tentative Tract Map No. 23143,
Amendment No. 5 for the necessary fight-of-way for secondary access.
12. Theproject will not havea significant adverse affect on the environment. The
County of Riverside Board of Supervisors certified EIR No. 230 in conjunction with the
approval of Vesting Tentative Tract Map No. 23143 Amended No. 3 and Vesting Tentative
Tract Map No. 22430. Vesting Tentative Tract Map No. 26941 and Change of Zone No. 22
will not result in any new or substantially increased environmental impacts.
F. As conditioned pursuant to Section 3, the Vesting Tract Map proposed is
compatible with the health, safety and welfare of the community.
Section 2. Environmental Compliance. An Addendum to Environmental Impact Report
No. 230 was prepared for this project indicates that the proposed project will not have a
significant impact on the environment with the incorporation of the mitigation measures into the
project design.
Section 3. Conditions. The City of Temecula Planning Commission hereby recommends
approval of Change of Zone No. 22 and Vesting Tentative Tract Map No. 26941, to subdivide
a 133 acre parcel into 28 large lot custom single family lots located south of Pauba Road, north
of De Portola Road, east of Via Notre and west of Butterfield Stage Road subject to the
following conditions:
A. Attachment No. 2, attached hereto.
Section 4. PASSED, APPROVED AND ADOPTED this 1st day of February, 1993.
LINDA FAHEY
CHA~AN
9 R:XS~STAFFRPT~28941.PC 1/26/93 klb
I HEREBY CERTIFY that the foregoing Resolution was duly adopted by the Planning
Commission of the City of Temecula at a regular meeting thereof, held on the 1st day of
February, 1993 by the following vote of the Commission:
AYES:
PLANNING COMMISSIONERS:
NOES:
PLANNING COMMISSIONERS:
ABSENT:
PLANNING COMMISSIONERS:
GARY THORNHILL
SECRETLY
10 R:~S\STAFFRPT~28941 .PC 1/26/93
ATTACHMENT NO. 2
AMENDED CONDITIONS OF APPROVAL
11 R:~S\STAFFRPT~28941 ,PC 1/26/93 kJb
CITY OF TEMECULA
CONDITIONS OF APPROVAL
Vesting Tentative Tract Map No: 26941
Project Description: To subdivide 133 acres into 28
Custom Single Family Residential Estate Lots.
Assessor's Parcel No.: 952-030-002
952-030-003
952-030-007
952-030-010
Approval Date:
Expiration Date:
PLANNING DEPARTMENT
GENERAL REQUIREMENTS:
Within forty-eight (48) hours of the approval of this project the applicant/developer
shall deliver to the Planning Department a cashiers check or money order payable to
the County Clerk in the amount of Eight Hundred, Seventy-Five Dollars (9875.00)
which includes the Eight Hundred, Fifty Dollar (9850.00) fee, in compliance with AB
3158, required by Fish and Game Code Section 711.4(d)(3) plus the Twenty-Five
Dollar (925.00) County administrative fee, to enable the City to file the Notice of
Determination required under Public Resources Code Section 21152 and 14 Cal. Code
of Regulations 15094. If within such forty-eight (48) hour period the
applicant/developer has not delivered to the Planning Department the check required
above, the approval for the project granted herein shall be void by reason of failure of
condition, Fish and Game Code Section 711.4(c)o
The tentative subdivision shall comply with the State of California Subdivision Map Act
and to all the requirements of Ordinance No. 460 unless modified by the conditions
listed below, This conditionally approved tentative map will expire two years after the
approval date, 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.
The subdivider shall defend, indemnify, and hold harmless the City of Temecula, its
agents, officer, and employees from any claim, action, or proceeding against the City
of Temecula or its agents, officer, or employees to attach, set aside, void, or annul an
approval of the City of Temecula, its advisory agencies, appeal boards or legislative
body concerning Vesting Tentative Tract Map No. 26941, which action is brought
within the time period provided for in California Government Code Section 66499.37.
The City of Temecula will promptly notify the subdivider of any such claim, action, or
proceeding against the City of Temecula and will cooperate fully in the defense. If the
12 R:%S~STAFFRPT~26941 .PC 1/26/93 Idb
5.
6.
7.
8.
10.
11.
City fails to promptly notify the subdivider of any such claim, action, or proceeding or
fails to cooperate fully in the defense, the subdivider shall not, thereafter, be
responsible to defend, indemnify, or hold harmless the City of Temecula.
Thc dcvclopmont of thi~ projoot shall be oon~istont with Dcvelopmcnt Agrecmc, nt No.
2-6=. (deleted by Planning Commission January 4, 1993)
The development of this project shall be consistent with the Design Guidelines
prepared by Planning Design Solutions.
All walls and fences shall be consistent with the approved Design Guidelines for
location and materials.
All monumentation within the project shall be consistent with the Planning Design
Solutions Design Guidelines for location and materials.
A biological assessment of the Gnatcatcher shall be required prior to issuance of
grading permits, if the species is listed as endangered by the U.S. Fish and Wildlife
and/or the California Department of Fish and Game. Necessary mitigation measures
acceptable to these agencies shall be implemented prior to issuance of grading permits.
Rough and precise grading plans shall be in substantial conformance with the approved
Vesting Tentative Map Grading and Drainage Plan.
Street trees shall be provided at approximately 60 foot intervals or a minimum of one
tree per lot frontage as required in Section 13.1 or Ordinance 460.
Covenants, Conditions and Restrictions (CC&R's)
CC&R's shall be reviewed and approved by the Planning Department. The
CC&R's shall include liability insurance and methods of maintaining the open
space, lO0-year flood plain, recreation areas, parking areas, private roads, and
exterior of all buildings, (amended by staff February 1, 1993)
No lot or dwelling unit in the development shall be sold unless a corporation,
association, property owner's group, or similar entity has been formed with the
right to assess all properties individually owned or jointly owned which have
any rights or interest in the use of the common areas and common facilities in
the development, such assessment power to be sufficient to meet the expenses
of such entity, and with authority to control, and the duty to maintain, all of
said mutually available features of the development. Such entity shall operate
under recorded CC&R's which shall include compulsory membership of all
owners of lots and/or dwelling units 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.
13 R:\S\STAFFRPT~26941 ,PC 1/26/93 klb
Maintenance for all landscaped and open areas, including parkways, shall be
provided for in the CC&R's.
The CC&R's shall state that the developer of each individual lot shall develop
in conformance with the building pad area as shown on the approved rough and
precise grading plans.
Every owner of a dwelling unit or lot shall own as an appurtenance to such
dwelling unit or lot, either (1) an undivided interest in the common areas and
facilities, or (2) as share in the corporation, or voting membership in an
association, owning the common areas and facilities.
The CC&R's shall state that portions of lots 4,5,6,7,8 and 10 are located within
the 100-year flood plain and may not be disturb in any manner and no
structures or structures shall be constructed. An exhibit shall accompany the
CC&R's to delineate this area. (amended by Planning Commission January 4,
1993)
12. Lots created by this subdivision shall comply with the following:
13.
14.
PRIOR
15.
16.
Lots created by this subdivision shall be in conformance with the development
standards of the Residential Agriculture (R-A-5 and R-A*2~) zone.
Graded but undeveloped land shall be maintained in a weed-free condition and
shall be either planted with interim landscaping or provided with other erosion
control measures as approved by the Director of Building and Safety.
The developer shall be responsible for maintenance and upkeep of all slopes,
landscaped areas and irrigation systems until such time as those operations are the
responsibilities of other parties as approved by the Planning Director.
The applicant, their assignees and successors shall provide and distribute an airport
disclosure statement to all potential home buyers of Vesting Tentative Tract No.
26941. Said disclosure shall be distributed separately and in addition to the public
report prepared for the Department of Real Estate. Said disolosure shall be presented
to and signed by the potential home buyer, prior to entering into any contract for
purchase. Said disclosure shall be approved by the Planning Director as to form, and
shall advise of potential airport impacts, and the potential requirement of an avigation
easement. (amended by Planning Commission January 4, 1993)
TO RECORDATION:
An avigation easement to the Pauba Ranchos Airstrip shall be granted. Said easement
shall be approved by the Planning Director and City Attorney as to form and content.
(Amended by Planning Commission January 4, 1993)
An easement for maintenance of the 100-year flood plain shall be granted to the Home
Owners Assooiation. (Amended by Planning Commission January 4, 1993)
14 R:\S\STAFFRPT%26941,PC 1/26/93 VJb
17.
18.
19.
20.
21.
22.
PRIOR
23.
Subdivision phasing, if applicable, shall be subject to Planning Department approval.
Any delinquent property taxes shall be paid prior to recordation of the final map.
Any delinquent property taxes shall be paid prior to recordation of the final map.
Prior to recordation of the final map, an Environmental Constraints Sheet (ECS) shall
be prepared in conjunction with the final map to delineate identified environmental
concerns and shall be permanently filed with the office of the City Engineer. A copy
of the ECS shall be transmitted to the Planning Department for review and approval,
The approved ECS shall be forwarded with copies of the recorded final map to the
Planning Department and the Department of Building and Safety. The following notes
shall be placed on the ECS:
"This property is located within thirty (30) miles of Mount Palomar Observatory.
All proposed outdoor lighting systems shall comply with the California Institute
of Technology, Palomar Observatory Outdoor Lighting Policy."
"EIR No. 230 and an Addendum to this EIR was prepared for this project and
is on file at the City of Temecula Planning Department."
"A portion of lots 4, 5, 6, 7, 8 and 10 are located within the 100-year flood
plain and shall be maintained as permanent open space. This area shall not be
disturbed in any manner and no structures or obstructions shall be allowed."
This area is to be identified on the ECS sheet. (amended by Planning
Commission January 4, 1993)
An avigation easement to the Pauba Ranchos Airstrip shall be granted. Said
easement shall be approved by the Planning Director and City Attorney as to
form and content. (amended by Planning Commission January 4, 1993)
A mitigation monitoring program shall be submitted to identify all environmental
mitigation measures contained in the Conditions of Approval, Environmental Impact
Report No. 230 and Addendum to Environmental Impact Report No. 230. This
program shall identify the impacts, the mitigation measures, the stage of the
development the mitigation measures are to be enforced and the responsible party for
monitoring the mitigation measures. All costs necessary to implement this program
shall be the responsibility of the applicant.
The applicant shall delete all references to the Regional Biological Enhancement Area
that are presently shown on the Tentative Map,
TO ISSUANCE OF GRADING PERMITS:
Necessary mitigation measures acceptable to the U.S. Fish and Wildlife and/or the
California Department of Fish and Game shall be implemented prior to issuance of
grading permits to reduce the impact of the project on K-Rats to a level of
insignificance. If mitigation measures are unavailable, grading permits shall not be
issued. A new K-Rat study may be required if deemed necessary by the Planning
Director.
15 R:~S~STAFFRPT~26941 .PC 1/26/93 klb
24.
A qualified paleontologist shall be retained by the developer for consultation and
comment on the proposed grading with respect to potential paleontological impacts.
Should the paleontologist find the potential is high for impact to significant resources,
a pre-grade meeting between the paleontologist and the excavation and grading
contractor shall be arranged. When necessary, the paleontologist or representative
shall have the authority to temporarily divert, redirect or halt grading activity to allow
recovery of fossils.
25.
An overall conceptual landscape plan shall be submitted to the Planning Department
for approval prior to issuance of any grading permits. This plan shall highlight all the
areas which will be landscaped including slopes within individual lots, common area
slopes/open space, street trees, medians, tall tree planting for birds of prey within the
lO0-year flood plain, etc, Construction landscape plans for each phase shall be
submitted for approval to the Planning Department prior to issuance of any building
permits for that phase. All common area landscaping for each phase shall be installed
prior to issuance of the final for any house in that phase. All private parks within each
individual phase shall be developed prior to issuance of the final for the first house on
that phase, All graded slopes over three feet in height shall be landscaped and
irrigated according to the City Development Code, {amended by the Planning
Commission January 4, 1993)
26.
An overall fencing plan shall be submitted to the Planning Department for approval
prior to issuance of any grading permits which shall contain the following:
A block, wrought iron, or a combination block and wrought iron wall shall be
constructed along the westerly boundary of the project unless it has been
previously constructed.
For the easterly portion of the project that runs along the City boundary, the
developer shall provide a block or wrought iron wall. At the applicants
discretion, other materials, as approved by the Planning Director, can be
provided along the property line.
For the northerly area that borders the park site and the southerly area that
borders the school and park site the developer shall provide a block, wrought
iron, or a combination block and wrought iron wall.
The placement of rear or side yard fencing on each individual lot is optional and
is to be at the discretion of each individual home owner. If there is to be rear
or side yard fencing, materials are to be approved by the Planning Director.
PRIOR TO THE ISSUANCE OF BUILDING PERMITS:
27. Individual homes on individual lots shall require Planning Department approval.
28.
A detailed landscaping and irrigation plan, prepared by a licensed landscape architect,
shall be submitted to the City Planning Department for review and approval prior to
issuance of building permits.
16 R:%S\STAFFRPT%26941 .PC 1126/93 klb
29.
No building permits shall be issued by the City for any residential lot/unit within the
project boundary until the developer or its successor's-in-interest provides evidence of
compliance with public facility financing measures. A cash sum of one-hundred dollars
(9100) per lot/unit shall be deposited with the City as mitigation for public library
development.
PRIOR TO THE ISSUANCE OF OCCUPANCY PERMITS:
30.
All landscaping and irrigation within each individual lot shall be installed an accordance
with approved plans prior to the issuance of occupancy permit for that lot. If seasonal
conditions do not permit planting, interim landscaping and erosion control measures
shall be utilized as approved by the Planning Director and the Director of Building and
Safety.
31.
All landscaping and irrigation shall be installed in accordance with approved plans and
shall be verified by City field inspection.
32.
All landscaping and irrigation outside individual lots shall be completed prior to
issuance of the first occupancy permit.
DEPARTMENT OF PUBLIC WORKS:
The following are the Department of Public Works Conditions of Approval for this project, and
shall be completed at no cost to any Government Agency. All questions regarding the true
meaning of tlie conditions shall be referred to the appropriate staff person of the Department
of Public Works.
It is understood that the Developer correctly shows on the tentative map or site plan all
existing and proposed easements, traveled ways, improvement constraints and drainage
courses, and their omission may require the project to be resubmitted for further review and
revision.
GENERAL REQUIREMENTS:
33.
A Grading Permit for either rough or precise (including all onsite flat work and
improvements) construction shall be obtained from the Department of Public Works
prior to commencement of any construction outside of the City-maintained road right-
of-way.
34.
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.
35.
All improvement plans, grading plans, landscape and irrigation plans shall be
coordinated for consistency with adjacent projects and existing improvements
contiguous to the site.
17 R:\S',STAFFIl~T~26941 .PC 1/26/93 klb
36.
PRIOR
37.
38.
39.
40.
41.
42.
43.
44.
45.
Pursuant to Section 66493 of the Subdivision Map Act, any subdivision which is part
of an existing Assessment District must comply with the requirements of said section.
TO ISSUANCE OF GRADING PERMITS:
The final grading plan shall be prepared by a Registered Civil Engineer and shall be
reviewed and approved by the Department of Public Works.
All pad drainage shall be directed to appropriate drainage swales or devices. No
concentrated drainage shall be conveyed over slopes except within concrete brow
ditches or other approved drainage devices.
Prior to issuance of a grading permit, developer must comply with the requirements of
the National Pollutant Discharge Elimination System (NPDES) permit from the State
Water Resources Control Board. No grading shall be permitted until an NPDES Notice
of Intent has been filed or the project is shown to be exempt.
Prior to the issuance of a grading permit, the developer shall receive written clearance
from the following agencies:
San Diego Regional Water Quality;
Riverside County Flood Control District;
Planning Department;
Department of Public Works; and
U. S. Army Corps of Engineers;
A Soils Report shall be prepared by a registered 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 pavement sections.
An erosion control plan shall be prepared by a registered civil engineer end submitted
to the Department of Public Works for review and approval.
Graded but undeveloped land shall be maintained in a weedfree condition and shall be
either planted with interim landscaping or provided with other erosion control measures
as approved by the Department of Public Works.
A permit from the U. S. Army Corps of Engineers is required prior to pulling any
permits for construction, as outlined in the Department of the Army letter, dated
December 4, 1991.
A flood mitigation charge shall be paid. The charge shall equal the prevailing Area
Drainage Plan fee rate multiplied by the area of new development. The charge is
payable to the Flood Control District prior to issuance of permits. If the full Area
Drainage Plan fee or mitigation charge has been already credited to this property, no
new charge needs to be paid,
16 R:~S\STAFFRPT~26941 .PC 1/26/93 klb
46.
47.
48.
49.
50.
51.
The developer shall obtain any necessary letters of approval or easements for any
offsite work performed on adjacent properties as directed by the Department of Public
Works.
A hydrology/hydraulic study shall be submitted to the Department of Public Works for
review and approval. The drainage study shall include, but not be limited to, the
following criteria:
Drainage and flood protection facilities which will protect all structures by
diverting site runoff to streets or approved storm drain facilities as directed by
the Department of Public Works.
Adequate provision shall be made for the acceptance and disposal of surface
drainage entering the property from adjacent areas.
The impact to the site from any flood zone as shown dn the FEMA flood hazard
map and any necessary mitigation to protect the site.
D. Identify and mitigate impacts of grading to any adjacent floodway.
The location of existing and post development lO0-year floodplain and
floodway shall be shown on the improvement plan.
Fm
Minimum flowline grade in earthen swales shall be 1.0% unless otherwise
approved by the Department of Public Works.
The subdivider shall accept and properly dispose of all off-site drainage flowing onto
or through the site. In the event the Department of Public Works permits the use of
streets for drainage purposes, the provisions of Section XI of Ordinance No. 460 will
apply. Should the ~luantities exceed the street capacity, or use of streets be prohibited
for drainage purposes, the subdivider shall provide adequate facilities as approved by
the Department of Public Works.
Concrete lined drainage swales with energy dissipators will be required to protect all
slopes and structures. Runoff to streets or to storm drains shall be kept substantially
free of all rocks and debris.
The subdivider shall protect downstream properties from damages caused by alteration
of the drainage patterns; i.e., concentration or diversion of flow. Protection shall be
provided by constructing adequate drainage facilities, including enlarging existing
facilities.
A drainage easement shall be obtained from the affected property owners for the
release of concentrated or diverted storm flows onto the adjacent property. A copy
of the drainage easement shall be submitted to the Department of Public Works for
review prior to recordation. The location of the recorded easement shall be delineated
on the grading plan.
19 R:\S~STAFFRPT~26941 .PC 1126/93 klb
52.
PRIOR
53.
54.
55.
Prior to issuance of grading permits, a qualified paleontologist shall be retained by the
developer for consultation and comment on the proposed grading with respect to
potential paleontological impacts. Should the paleontologist find the potential is high
for impact to significant resources, a pre-grade meeting between the paleontologist and
the excavation and grading contractor shall be arranged. When necessary, the
paleontologist or representative shall have the authority to temporarily divert, redirect
or halt grading activity to allow recovery of fossils.
TO THE ISSUANCE OF ENCROACHMENT PERMITS:
All necessary grading permit requirements shall have been submitted/accomplished
to the satisfaction of the Department of Public Works.
Improvement plans, including but not limited to, streets, utilities, street lights,
driveways and drainage facilities shall be prepared by a Registered Civil Engineer on
24" x 36" mylar sheets and approved by the Department of Public Works. Final plans
(and profiles for improvements within public right of way) shall show the location of
existing utility facilities and easements as directed by the Department of Public Works.
The following criteria shall be observed in the design of the improvement ~lans to be
submitted to the Department of Public Works:
Flowline grades shall be 0.5% minimum over P.C.C. and 1.00% minimum over
A.C. paving.
Driveways shall conform to the applicable City of Temecula standards 207 and
401 (curb and sidewalk).
Street lights shall be installed along Via Del Monte, Cee Cea Lane and Castell
Way adjoining the site in accordance with Ordinance 461 and shall be shown
on the improvement plans as directed by the Department of Public Works.
Concrete sidewalks shall be constructed along public street frontages in
accordance with City standard 400 and 401.
Improvement plans shall extend 300 feet beyond the project boundaries or as
otherwise approved by the Department of Public Works.
Minimum centerline radii shall be in accordance with City standard 113 or as
otherwise approved by the Department of Public Works,
Private driveways from street to residence shall be a minimum width of 16 feet
of A.C. Paving or P.C.C. Concrete.
All street and driveway centerline intersections shall be at 90 degrees or as
approved by the Department of Public Works.
All fire truck turnarounds shall be fully paved with material consistent with the
driveway improvements.
20 R:%S\STAFFRPl~26941.PC 1/26/93
56.
57.
58.
59.
60.
61.
62.
63.
PRIOR
64.
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.
A minimum of 150 feet of tr.~ffic vehicle stacking area shall be provided
between the access control box of any gated entry and the right of way of
intersecting public streets. A Turnaround with a minimum 38-foot radius shall
be provided before the gated entry. (amended by Public Works staff February
1, 1993)
All concentrated drainage directed towards the public street shall be conveyed
through undersidewalk drains.
The minimum centerline grade for streets shall be 0.50 percent or as otherwise
approved by the Department of Public Works.
Improvement plans per City Standards for the private stregts shall be required for
review and approval by the Department of Public Works.
All driveways shall conform to the applicable City of Temecula standards and shall be
shown on the street improvement plans.
All driveways shall be located a minimum of two (2) feet from the side property line.
All utility systems including gas, electric, telephone, water, sewer, and cable TV shall
be provided for underground, with easements provided as required, and designed and
constructed in accordance with City Codes and the utility provider. Telephone, cable
TV, and/or security systems shall be pre-wired in the residence.
All utilities, except electrical lines rated 33kv or greater, shall be installed underground.
All conditions of the grading permit and encroachment permit shall be complied with
to the satisfaction of the Public Works Department.
A construction area traffic control plan shall be designed by a registered Civil Engineer
and approved by the City Engineer for any lane closure and detour or other disruption
to traffic circulation as required by the Department of Public Works.
TO RECORDATION OF FINAL MAP:
The developer shall construct or post security and enter into an agreement
guaranteeing the construction of the following public improvements in conformance
with applicable City Standards and subject to approval by the Department of Public
Works.
Street improvements, which may include, but are not limited to: pavement,
curb and gutter, sidewalks, drive approaches, street lights, signing, and other
traffic control devices as appropriate.
B. Storm drain facilities
21 R:\$\STAFFRPT~28941.PC 1/26/93 klb
65.
66.
67.
68,
69.
70.
C. Landscaping (slopes and parkways).
D. Erosion control and slope protection.
E. Sewer and domestic water systems.
F. All trails, as required by the City's Master Plans.
G. Undergrounding of proposed utility distribution lines.
As deemed necessary by the Department of Public Works, the developer shall receive
written clearance from the following agencies:
Rancho California Water District;
Eastern Municipal Water District;
Riverside County Flood Control District;
City of Temecule Fire Bureau;
Planning Department;
Department of Public Works;
Riverside County Health Department;
CATV Franchise;
Parks and Recreation Department;
General Telephone;
Southern California Edison Company;
Southern California Gas Company; and
Uo S. Army Corps of Engineers
Legal all-weather primary and secondary access as required by Ordinance 460 shall
be provided from the tract map boundary to a paved City maintained road. (amended
by Public Works staff February 1, 1993)
All road easements and/or street dedications shall be offered for dedication to the
public 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.
Cee Cee Lane from Orlinda Drive to Lisa Road and Via Del Monte shall be improved
with 20 feet of asphalt concrete pavement plus one 12-foot lane, or bonds for the
street improvements may be posted, within the dedicated right-of-way in accordance
with City Standard No. 104, Section A (60'/40'}.
Castell Way shall be improved with 22 feet of asphalt concrete pavement plus one 12-
foot lane, or bonds for the street improvements may be posted, within the dedicated
right-of-way in accordance with City Standard No. 103, Section A (66'/44').
All interior private streets shall be improved with 40 feet of asphalt concrete
pavement, or bonds for the street improvements may be posted, within the dedicated
easements in accordance with Ordinance 460 and City Standard No. 104, Section A
(60'/40'). Sidewalks shall be constructed on a minimum of one side of the street as
directed by the Department of Public Works.
R:%S~STAFFIIaT%26941.PC 1126/93
71.
72.
73.
74.
75.
76.
77.
78.
79.
80.
81.
McMahon Drive shall be fully improved with 44 feet of asphalt concrete pavement
from the tract boundary to Crowne Hill Drive, or bonds for the street improvements
may be posted, within the dedicated right*of-way in accordance with City Standard
No. 103, Section A (66'/44').
Castell Way shall be improved with a minimum of 32 feet of asphalt concrete
pavement from the tract boundary to Crowne Hill Drive, or bonds for the street
improvements may be posted, within a 60-foot minimum right-of-way in accordance
with City Standard No. 106, Section B (60'/32').
In the event that Crowne Hill Drive is not constructed by Assessment District No. 159
prior to the final map recordation, the developer shall construct or bond for the
improvements to provide for a minimum of 32' of street improvements within a 60-
foot right-of-way per City Standard No. 106, Section B (60'/32'). The improvements
shall be constructed prior to the first occupancy. {amended by the Planning
Commission January 4, 1993)
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.
A signing and striping plan shall be designed by a registered Civil Engineer and
approved by the Department of Public Works for Castell Way and shall be included in
the street improvement plans.
Prior.to designing any of the above plans, contact Transportation Engineering for the
design requirements.
A 60 foot easement shall be dedicated for public utilities and emergency vehicle access
for all private streets.
Corner property line cut off shall be required per Riverside County Standard No. 805.
Private drainage easements for cross-lot drainage shall be required and shall be
delineated and noted on the final map.
Easements for sidewalks for public uses shall be dedicated where sidewalks meander
through private property.
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
R:~S\STAFFRPT~28941.PC 1/28/93 klb
82.
83.
84.
85.
PRIOR
86.
87.
88.
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."
Prior to recordation of the final map, an Environmental Constraints Sheet (ECS) shall
be prepared in conjunction with the final map to delineate identified environmental
concerns and shall be permanently filed with the office of the City Engineer. A copy
of the ECS shall be transmitted to the Planning Department for review and approval.
The following information shall be on the ECS:
A. The delineation of the area within the 100 o year floodplain.
B. Special Study Zones.
"This property is located within thirty (30) miles of MOunt Palomar Observatory.
All proposed outdoor lighting systems shall comply wi~h the California Institute
of Technology, Palomar Observatory Outdoor Lighting Policy."
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.
Prior to recordation of the final map, the developer shall deposit with the Department
of Public Works a cash sum as established, per lot, as mitigation towards traffic signal
impacts. Should the developer choose to defer the time of payment of traffic signal
mitigation fee, he may enter into a written agreement with the City deferring said
payment to the time of issuance of a building permit.
Prior to recording the final map, the subdivider shall notify the City's CATV Franchises
of the Intent to Develop. Conduit shall be installed to CATV Standards at time of
street improvements.
TO BUILDING PERMIT:
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.
Grading of the subject property shall be in accordance with the Uniform 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.
Developer shall pay any capital fee for road improvements and public facilities imposed
upon the property or project, including that for traffic and public facility mitigation as
required under the EIR/Negative Declaration for the project. The fee to be paid shall
be in the amount in effect at the time of payment of the fee. If an interim or final
public facility mitigation fee or district has not been finally established by the date on
which developer requests its building permits for the project or any phase thereof, the
24 R:\S\STAFFRPT~28941.pC 1/26193 klb
developer shall execute the Agreement for payment of Public Facility fee, a copy of
which has been provided to developer. Concurrently, with executing this Agreement,
developer shall post a bond to secure payment of the Public Facility fee. The amount
of the bond shall be $2.00 per square foot, not to exceed $10,000. Developer
understands that said Agreement may require the payment of fees in excess of those
now estimated (assuming benefit to the project in the amount of such fees). By
execution of this Agreement, developer will waive any right to protest the provisions
of this Condition, of this Agreement, the formation of any traffic impact fee district,
or the process, levy, or collection of any traffic mitigation or traffic impact fee for this
project; orovided that developer is not waiving its right to protest the reasonableness
of any traffic impact fee, and the amount thereof.
PRIOR TO ISSUANCE OF CERTIFICATES OF OCCUPANCY:
89.
All improvements shall be completed and in place per the approved plans, including but
not limited to, curb and gutter, A.C. pavement, sidewalk, drive approaches, drainage
facilities, parkway trees and street lights on all public streets.
90. All signing and striping shall be installed per the approved signing and striping plan.
91.
The subdivider shell provide "stop" controls at the intersection of local streets with
arterial streets as directed by the Department of Public Works.
92,
Landscaping shall be installed in place in the corner cut-off area of all intersection and
adjacent to driveways to provide for minimum sight distance as directed by the
Department of Public Works.
OTHER AGENCIES:
93.
The applicant shall comply with the environmental health recommendations outlined
in the Riverside County Health De partment's transmittel dated October 31, 1991, a
copy of which is attached.
94.
The applicant shall comply with the flood control recommendations outlined in the
Riverside County Flood Control District's letter dated February 22, 1986, a copy of
which is attached. If the project lies within an adopted flood control drainage area
pursuant to Section 10.25 of City of Temecula Land Division Ordinance 460,
appropriate fees for the construction of area drainage facilities shall be collected by the
City prior to issuance of Occupancy Permits.
95.
The applicant shall comply with the fire improvement recommendations outlined in the
County of Riverside Fire Department's letter dated August 31, 1992, a copy of which
is attached.
96.
The applicant shall comply with the recommendations outlined in the Rencho California
Water District transmittal dated October 31, 1991, a copy of which is attached.
97.
The applicant shall comply with the recommendations outlined in the Army Corps of
Engineers transmittel dated December 2, 1991, a copy of which is attached.
26 R:\S\STAFFRPT~26941.pC 1126193 klb
98. Applicant shall comply with the recommendations outlined in the Temecula Valley
Unified School District transmittal dated December 3, 1992.
TEMECULA COMMUNITY SERVICES DEPARTMENT
99,
Prior to recordation of the Final Map, the applicant or his assignee shall pay the fair
market value of .36 acres of parkland to comply with City Ordinance No. 460.93
(Quimby). The amount to be paid shall be determined by TCSD staff within thirty (30)
days prior to the recordation of said map.
100.
Exterior slopes (as defined as: Those slopes contiguous to residential streets that have
a width of 66' or greater), shall be offered for dedication to the City of Temecula for
maintenance purposes following compliance to TCSD standards and completion of the
application process. All other slopes and open space shall be maintained by an
established Home Owners' Association (HOA).
101.
All proposed slopes end open space intended for dedication to the City of Temecula
shall be identified on the Final Map by numbered lot, with the square footage of said
lot number indexed as proposed City Maintenance area.
102.
Prior to the recordation of the final map, the subdivider shall construct or post security
and an agreement shall be executed, guaranteeing the construction of all proposed
TCSD landscape maintenance areas. Landscape construction drawings for project
areas identified as TCSD maintenance areas shall be reviewed and approved by TCSD
staff.
103.
Construction of proposed TCSD landscape maintenance areas shall commence
pursuant to a pre-job meeting with the developer and City Maintenance
Superintendent. Failure to comply with the TCSD review process will preclude
acceptance of these areas into the TCSD maintenance program.
104,
It shall be the developer's or assignee's responsibility to disclose the existence of the
Temecula Community Services District and its service level assessments to all
prospective purchasers. This disclosure shall be in the form acceptable to the TCSD
and made available to staff for their review, as set forth acceptable to the TCSD and
made available to staff for their review, as set forth in Section 2795.1 of the
regulations of the Real Estate Commissioner.
105. Prior to the issuance of any building permit, the developer shall submit the current list
of Assessor's Parcel Numbers (APN) to the assigned tract.
26 R:\S~STAFFRPT~26941.PC 1/28/93 kJb
ATTACHMENT NO. 3
EXHIBITS
27 R:\S\STAFFRPT~26941.PC 1/26/93 klb
CITY OF TEMECULA
VICINITY MAP
N.T.S.
CASE NO.: Vesting Tentative Tract Map No. 26941
EXHIBIT: A
P.C. DATE: February 2, 1993
VICINITY MAP
28 R:XS\STAFFRoT~26941.PC 1126/93 klb
CITY OF TEMECULA
VESTING TENTATIVE
TRACT MAP NO. 26941
'-~'/~ :'.-......~ .../
CASE NO.: Vesting Tentative Tract Map No. 26941
EXHIBIT: B AMENDED VTTM NO. 26941
P.C. DATE: February 2, 1993
R:\S\STAFFRPT%26941.PC 1/26/93 klb
CITY OF TEMECULA
CHANGE OF ZONE NO. 22
CASE NO.: Vesting Tentative Tract Map No. 26941
EXHIBIT: C AIVIF'-~ED ZONE CHANGE NO. 22
P.C. DATE: February 2, 1993
R:\S\STAFFRPT~26941.PC 1126/93 klb
CITY OF TEMECULA
REVISED VESTING TENTATIVE
TRACT MAP NO. 23143
Crowne Hill
CASE NO.: Vesting Tentative Tract Map No. 26941
EXIHRIT: D TENTATIVE TRACT MAP NO. 22143
P.C. DATE: February 2, 1993
31 R:\$%STAFFRPT%26941.PC 1126/93 klb
ATTACHMENT NO. 4
APPLICANT'S EXHIBITS 1-7
R:~S\STAFFRPT%26941.pC 1/26193 kJb
i..Z
W
..~0
ZZ
02:
1l:0
C.)
\
I
Property
Line
Single Family Lots ~ Estate Lots
:
125'
:
53'
Section C - C
"""~"' '1"
Existing Ground Line
Property
Line
Single Family Lots .~ Estate Lots
~ 118' [
...... '~" ' '= "" ~5:l' ' '- - - '~___['~'Z'Y~__,
Seelion B - B ~"~is.ng Ground Line
Properly
Single Family Lots , Estate Lots
113'
Section A- A
NOTE: See Exhibit 3 For
Locations of Cross Sections
Crowne Hill Estate Lots
Cross Sections of Transition Areas
Ext~bit 2
193'
Boad
.......
Existing Ground Line
%
f~
nl
m
150' TRAFFIC STACKING AREA'-
MINIMUM
GATED EN:TRY -,~
-o PRIVATE
STREET
11
Iil
'o
% ,,J
CURB LINE
ENTRY AREA DETAIL
EXHIBIT #6
'1
LJ
A