HomeMy WebLinkAbout022002 PC AgendaIn compliance with the Americans with Disabilities Act, if you need special assistance to participate in this
meeting, please contact the office of the City Clerk (909) 694-~.~.~. Notffication 48 hours pdor to a meeting will
enable the City to make reasonable arrangements to ensure accessibility to that meeting [28 CFR
35.102.35.104 ADA T~tle II]
AGENDA
TEMECULA PLANNING COMMISSION
REGULAR MEETING
CITY COUNCIL CHAMBERS
43200 BUSINESS PARK DRIVE
FEBRUARY 20, 2002 - 6:00 P.M.
Next in Order:
Resolution: No. 2002-003
CALL TO ORDER:
Flag Salute: Mathewson
Roll Call:
Guerriero, Mathewson, OIhasso, Telesio and Chairman Chiniaeff
PUBLIC COMMENTS
A total of 15 minutes is provided so members of the public may address the Commission
on items that are 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 pink
"Request to Speak" form should be filled out and filed with the Commission Secretary.
VVhen 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 pdor to the Commission addressing that item. There is a three
(3) minute time limit for individual speakers.
CONSENT CALENDAR
NOTICE TO THE PUBLIC
All matters listed under Consent Calendar are considered to be routine and all will
be enacted by one roll call vote. There will be no discussion of these items unless
Members of the Planning Commission request specific items be removed from the
Consent Calendar for separate action.
A.qenda
RECOMMENDATION:
1.1 Approve the Agenda of February 20, 2002
R:~PLANCOMM~Agendas~2002~2-20-02.doc
1
2 Minutes
RECOMMENDATION:
2.1 Approve the Minutes of February 6, 2002
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.
Planninc~ Aol31ication No. 014)485 (Develoc~ment Plan)- Rol:~e Preisendanz, Assistant
Planner
RECOMMENDATION:
3.1 Adopt a Notice of Exemption for Planning Application Nc). 01-0485 pursuant to Section
15332 of the California Environmental Quality Act Guidelines;
3.2 Adopt a Resolution entitled:
PC RESOLUTION NO. 2002-._
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
TEMECULA APPROVING PLANNING APPLICATION NO. 014)485,
DEVELOPMENT PLAN FOR THE DESIGN, CONSTRUCTION AND
OPERATION OF A 10,926 SQUARE FOOT OFFICE I RETAIL
BUILDING ON 1.'14 VACANT ACRES. GENERALLY LOCATED
NORTH OF HIGHWAY 79 SOUTH, WEST OF MARGARITA ROAD
AND SOUTH OF DARTOLO ROAD KNOWN AS ASSESSORS
PARCEL NO. 959-0804)14
4
Plannin(~ Al~l~lication No. 00-0138, 0139, 0140 and 0152 (General Plan Amendment,
Chancle of Zone, Development Plan and a Tentative Parcel MaD) - Rolfe Preisendanz,
Assistant Planner
4.1 Recommend to City Council, adoption of a Mitigated Negative Declaration and
Mitigation Monitoring Program based on the Initial Study, which was prepared pursuant
to CEQA Guidelines Section 15072;
4.2 Adopt a Resolution entitled:
R:~PLANCOMM~Agendas~2002~2-20-02.doc
2
PC RESOLUTION NO. 2002-__
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
TEMECULA RECOMMENDING CITY COUNCIL APPROVAL OF
PLANNING APPLICATION NO. 00-0'138, A GENERAL PLAN
AMENDMENT TO REALIGN THE PROFESSIONAL OFFICE (PO) AND
MEDIUM DENSITY RESIDENTIAL (M) LAND-USF DESIGNATION
BOUNDARIES OF A 23 ACRE SITE; PLANNING APPLICATION NO.
00-0139, A CHANGE OF ZONE FROM PROFESSIONAL OFFICE (PO)
AND MEDIUM DENSITY RESIDENTIAL (M) TO PLANNED
DEVELOPMENT OVERLAY (PDO), AND THE STANDARDS AND
REGULATIONS CONTAINED IN THE ACCOMPANYING PDO
DOCUMENT, EXCEPTING THEREFROM, ALL REFERENCES TO A
SERVICE STATION USE; PLANNING APPLICATION NO. 00-0140, A
DEVELOPMENT PLAN FOR THE DESIGN, CONSTRUCTION AND
OPERATION OF A 160 UNIT APARTMENT COMPLEX AND EIGHT
RETAIL I OFFICE BUILDINGS TOTALING 68,700 SQUARE FEET,
WHICH EXCLUDES THE REQUESTED SERVICE STATION
BUILDING AND RELATED PUMP ISLANDS; AND PLANNING
APPLICATION NO. 00-0'162, A TENTATIVE PARCEL MAP RE-
SUBDIVIDING THE SITE FROM 3 LOTS INTO 8 LOTS, GENERALLY
LOCATED SOUTH OF RANCHO CALIFORNIA ROAD, WEST OF
COSMIC ROAD AND EAST OF THE MORAGA ROAD
INTERSECTION OF RANCHO CALIFORNIA ROAD KNOWN AS
ASSESSORS PARCEL NO(S). 944-290-0t2, 013,014.
COMMISSIONER'S REPORTS
PLANNING DIRECTOR'S REPORT
ADJOURNMENT
Next Meeting: Joint City Council/Planning Commission March 4, 2002,
Council Chambers, 43200 Business Park Drive, Temecula, CA 92590
Next Regular Meeting: March 6, 2002
R:~PLANCOMM~gendast2002~-20-02.doc
3
ITEM #2
MINUTES OF A REGULAR MEETING
OF THE CITY OF TEMECULA
PLANNING COMMISSION
FEBRUARY 6, 2002
CALL TO ORDER
The-City of Temecula Planning C0mmis-sion-convened in a regular meeting at 6:00 P.M.,
on Wednesday, February 6, 2002, in the City Council Chambers of Temecula City Hall,
43200 Business Park Drive, Temecula, California.
ALLEGIANCE
The audience was led in the Flag salute by Commissioner Guerriero.
ROLL CALL
Present:
Absent:
Aisc Present:
PUBLIC COMMENTS
No comments.
CONSENT CALENDAR
1 A.qenda
RECOMMENDATION:
Commissioners Guerriero, Mathewson, Olhasso, Telesio,
and Chairman Chiniaeff.
None.
Director of Planning Ubnoske,
Assistant City Attorney Curley,
Senior Planner Hazen,
Associate Planner Thornsley,
Associate Planner Urbina,
Project Planner McCoy,
Project Planner Rush, and
Minute Clerk Hansen.
1.1 Approve the Agenda of February 6, 2002.
Minutes
RECOMMENDATION:
2.1 Approve the Minutes of January 16, 2002.
3 Director's Hearincl Update for January- For the month of January 2002 - No
Hearinqs.
RECOMMENDATION:
3.1 Receive and file.
MOTION: Commissioner Mathewson moved to approve Consent Calendar Item Nos. 1-
3. The motion was seconded by Commissioner Guerriero and voice vote reflected
approval with the exception of Commissioner Guerriero who abstained with respect to
Item No. 2.
COMMISSION BUSINESS
PUBLIC HEARINGS ITEMS
4 Planninq Application No. 01-0196 (Conditional Use Permit); Development Plan) -
Rick Rush, Proiect Planner
RECOMMENDATION:
4.1 Adopt a Notice of Exemption for Planning Application No. 01-0196 pursuant to
Section 15332 of the California Environmental Quality Act Guidelines;
4.2 Adopt a Resolution entitled:
PC RESOLUTION NO. 2002-002
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF TEMECULA APPROVING PLANNING APPLICATION
NO. 01-0196, A CONDITIONAL USE PERMIT TO DESIGN
AND CONSTRUCT A SEVENTY-FIVE FOOT HIGH
UNMANNED MONOPINE WIRELESS COMIVlUNICATION
FACILITY LOCATED AT THE RANCHO BAPTIST CHURCH
SITE AT 40440 RANCHO SANTIAGO ROAD ANt) KNOWN AS
ASSESSORS PARCEL NO. 922-130-017
Via overheads, Project Planner Rush presented the staff report (of record), highlighting
the proposed height [of 75 feet (75')] of the proposed unmanned wireless
telecommunications facility, the specific location, the General Plan designation (Very
Low Density Residential), the existing zoning (Rancho Highlands Specific Plan No. 180),
the access, the limited visibility of the proposed monopine from the 1-15 freeway, the
stealth design of the monopine which will resemble a typical pine tree; provided a
material board with a sample of the simulated bark and pine needles which would be
utilized; and noted staffis requirement that the applicant plant additional eucalyptus and
pine trees west of the monopine in order for the facility to more effectively blend with the
surrounding area.
For Commissioner Mathewson, Project Planner Rush specified the exhibits which
represented the view of the facility from the 1~15 freeway, specifying the location where
the visibility of the monopine would be limited, and where the monopine would not be
R: PlanComm/rninut es,'020602 2
visible; for Chairman Chiniaeff, relayed that this proposed monopine will be an exact
replica of the tree located on Margarita Road, noting that thE; antennas will be installed
within the foliage of the tree.
Commissioner Telesio relayed that it would be helpful for future applications if the
locations from the freeway where the monopine was visible would be presented to the
Planning Commission.
Chairman Chiniaeff recommended adding additional variety to the foliage so as to not
create a symmetrical appearance, advising that it was his recollection that when the
monopine project on Margarita Road was presented, the Planning Commission required
the applicant to add additional foliage in order for that particular facility to be more similar
in appearance to a regular pine tree.
Concurring with Chairman Chiniaeff, Commissioner Mathewson noted that from the
south and north elevations the array of the antennas would be visible.
In response, Project Planner Rush relayed that staff could require the applicant to
exceed the amount of foliage denoted on the exhibit in order to ensure that the antennas
were camouflaged by the foliage of the monopine.
For Chairman Chiniaeff, and Commissioner Telesio, Project: Planner Rush noted that the
elevations presented were similar to the previously presented exhibits of the monopine
facility location on Margarita Road, noting that the Planning Commission's added
condition associated with the previous monopine application (specifically that additional
foliage be added), had not been taken into consideration; and clarified that it was staffs
goal to duplicate the previously approved facility located at the water tower site.
For informational purposes, Project Planner Rush presented an aerial view of the project
location; and for Commissioner Mathewson, noted that the additional trees planted at the
site will be 24-inch box.
Ms. Barbara Saito, representing Nextel Communications, thanked Project Planner Rush
for his diligent efforts associated with the project; provided assurance that this proposed
monopine will be the same as the facility at the water tank site on Margarita Road,
advising that the applicant would be utilizing the same vendor to construct the tree;
noted that adding additional branches to the tree would be agreeable to the applicant,
relaying that the monopine will have more of a cylinder shape, as opposed to a conical
one; advised that this monopine was being constructed so as to allow co-location for a
future carrier; for Commissioner Telesio, specified that the project had been noticed per
the City requirements; and for Commissioner Mathewson, noted that typically through
the Conditional Use Permit, the applicant would be responsible for maintaining the
vegetation at the site.
MOTION: Commissioner Telesio moved to close the public: hearing; and to approve
staff's recommendation subject to this particular monopine ;antenna being constructed to
duplicate the existing monopine located at 41520 Margarita Road (Planning Application
No. 00-0257). The motion was seconded by Commissioner Guerriero and voice vote
reflected unanimous approval.
COMMISSIONER'S REPORTS
Commissioner Guerriero commended staff for addressing the outside storage
issues in the City; and relayed kudos to staff, noting that per his recent travels to
other cities it was clear that Temecula was a well-planned City.
For Commissioner Olhasso, Director of Planning Ubnoske provided additional
information regarding Code Enfomement's efforts to address the furniture use
located adjacent to the freeway due to outside storage issues.
PLANNING DIRECTOR'S REPORT
For informational purposes, Director of Planning Ubnoske relayed that the no
parking on Solana Way issue (which the Planning Commission had expressed
concerned about) was addressed at the January Public/Traffic Safety Commission
meeting, noting that the Commission's recommendation to the City Council was that
the street be red-curbed, restricting on-street parking.
5 A Representative from Rancho California Water District will brief the Plannincl
Commission on a new water bill that was recentlv oassed.
RECOMMENDATION:
5.1 Receive and File
Mr. Andy Webster, representing California Water District, provided an update regarding
laws recently enacted regarding water supply, as follows:
With respect to SB 221, noted that when approving parcel maps of 200 or more
residential units, this law required the City to obtain written verification from the
water district that sufficient water supply was available, advising that this law would
not significantly impact Temecula due to the exemption in the law that this
requirement does not apply to urban in-fill projects, to areas contiguous to urban
areas, or to Iow-income housing development which encompasses the majority of
the City's projects.
With respect to SB 610, noted that this law required provision of a water supply
assessment by the water district prior to taking a CEQA action on a project,
relaying that this law was related to large-scale projects; noted that this law (SB
610) came out of an existing law, SB 901, which was incurred in 1995, advising that
SB 610 was more enforceable; advised that this particular law (SB 610),
additionally requires the water district to provide additional enhancements to the
Urban Water Management Plan, noting that compliance to the law would entail a
certification letter with a 10-20 page document, and would be an attachment to the
applicant's CEQA document, advising that since this I;aw just recently went into
effect (in January of 2002), efforts were being made to prepare the documentation;
with respect to the water supply assessment, noted the requirement for provision of
proof for sufficient water supply; and provided additional information regarding the
lack of an absolute guarantee from the water district for water supply due to the
inability to control rain and snow (i.e., en extended drought period), while noting
that proof could be provided stating that under certain circumstances water would
be available.
With respect to the water supply available for future development, advised that this
information was identified in the Water Facility's Master Plan (which was updated
on an as-needed basis), as well as in the Urban Water Management Plan (which
was required to be updated every five years), noting that data from the General
Plans of the cities and counties was utilized to project water demands at build out.
Noted an anticipated decrease in demand within the service area, relaying that the
increase in density in the French Valley would not impact Rancho California Water
District since this district did not supply water to this area, advising that it was
projected that additional property within the district would be designated as Open
Space or Conservation property, ergo the projected recluced demand.
Provided additional information regarding the diversified sources of water supply,
which aids in maintaining Iow water rates.
Noted that the Lake Skinner Treatment Plan (which provides treated water to
Rancho California Water District, as well as to San Diego) was scheduled for an
expansion in the year 2007; and
Advised that the supplemental agenda material provided data regarding the
capacity of existing water supplies, projected water supplies for next year, and
ultimate projects at build out.
Answering the queries of the Planning Commission, for Commissioner Guerriero, Mr.
Webster further specified the projected water demands at build out, noting the water
duties associated with the land uses; noted that the district's imported water supply was
provided by Lake Skinner, advising that Diamond Valley Lake provides emergency water
supply to Lake Skinner and to San Diego; for Commissioner Mathewson, confirmed that
water supply in the district was dependent on factors external to Rancho California
Water District; relayed that a few years ago, Metropolitan Water District (MWD) adopted
an agreement which included a commitment to provide the water needed for
development, noting the past efforts to rework their Integrated Resource Plan, relaying
the aim towards water conservation projects, and groundwa~ter-use-type projects;
provided additional information regarding the State's water :supply; noted that the City of
Temecula still needed to pass a Recycled Water Ordinance per compliance with State
law; relayed that since, typically, fifty percent (50%) of water usage was for landscaping
irrigation, that there would be vast benefits if conservation methods were implemented
for this use; for Chairman Chiniaeff, relayed that the district controlled the majority of the
groundwater pumping in the district, noting that drier years would impact the amount of
groundwater pumping; for Commissioner Telesio, advised that when one signs up for a
water meter through the district, water rights are signed over, noting that there were few
areas within the district which did not have agency agreements, relaying that there are
no significant negative groundwater issues existing at this time; and for Commissioner
Olhasso, advised that Metropolitan Water District still provides educational tours.
In response to Director of Planning Ubnoske, Mr. Webster noted that district staff was
still in the process of developing the documentation associated with SB 610, advising
that the body of the document would most likely be similar for all projects, with an
attached certification letter which would be project specific; relayed that after the
documentation program is implemented the process would riot be significantly timely.
For Commissioner Mathewson, Assistant City Attorney Curley confirmed that the Water
Supply Assessment will be made a CEQA finding, noting that the obligation will be
drafted into the conditions under the maps act; confirmed that there could be litigation
issues based on the use of imported supplies due to the fact that the supply could be
interrupted via uncontrolled factors, while relaying that it was more likely to be based on
when the exemption to the law was applicable.
Chairman Chiniaeff thanked Mr. Webster for his informative presentation.
The Planning Commission received and filed this report.
6 Staff briefina and photo presentation on recent field trips
RECOMMENDATION:
6.1 Receive and File.
Querying the Planning Commission for input regarding desicjn standards, specifically
whether it was the Planning Commission's desire to maintain the status quo with respect
to the quality of development in the City of Temecula, or to raise the bar, Senior Planner
Hazen provided a photograph presentation of examples of exceptional architectural
design cited during staff's visits to the Cities of Carlsbad and Riverside, and via
overheads, provided examples of the following:
· an industrial complex · corporate centers · enhanced architectural features · an
interior loading zone · industrial buildings with landscaping and sidewalks · an entry
with a landscaped median and circular drive · employee dining areas · interesting use
of bollards for handicapped parking designation, ·window treatments (with reveals) ·
vertical plantings placed along walls to soften the massing · an office building with
enhanced architectural design · examples of retail development, enhanced design of
corporate chain uses (i.e., Jack in the Box) · pedestrian elements incorporated into
design plans · courtyard elements · examples of signage · concrete treatments ·
meandering sidewalks · outdoor patio areas · storefront designs with single door entries
· a multi-family residential project with varied roof heights, a recreation center, a
combination of carports and garages, and a varied use of paint · incorporation of bike
racks and boxed planters along curbing · a pedestrian-oriented plaza · an example of a
tower structure, and · an artistically painted underpass treatment.
Senior Planner Hazen noted that the photographs representad the first two trips staff has
taken to investigate design elements in other cities, noting that staff would be creating a
photo library with the data.
R: PianComnVminut es~20602 6
For Chairman Chiniaeff, Senior Planner Hazen noted that the photograph depicting the
intedor loading zone had been part of a large-box-type warehouse building which was
approximately 50,000-100,000 square feet.
Chairman Chiniaeff noted that many of the presented design treatments could be
implemented at Iow costs (i.e., the added reveals on window treatments) while greatly
enhancing the overall appearance of a project.
For informational purposes, Chairman Chiniaeff noted his negative experience (at the
Pechangas site) with a decorative concrete treatment at a main entry site created by
laying a vinyl or soft rubber material in the concrete to create a stone pattern which was
then stained in varying colors, advising that the stain fades with wear, tires traveling over
the treatment leave black markings the surface, but more importantly the surface was
extremely slick (especially if wet); and relayed that while this treatment would work well
on the intedor of a project, it did not work well on exterior courtyard areas.
Referencing the photographs of University Plaza in the City of Riverside, Commissioner
Olhasso noted that while this center was successful due to the traffic the center
experienced, that the layout of this project was too linear, Senior Planner Hazen
additionally relaying the lack of synergy with the alternate buildings.
Commenting on key elements contributing to the success of commercial centers,
Chairman Chiniaeff noted that the high density of the surrounding housing would
significantly impact the amount of business attracted to a center.
In light of the typical opposition to apartment complex projects in the City of Temecula,
Commissioner Olhasso suggested that staff investigate the concepts developed for
apartment projects by Lewis Commercial which is located in the City of Upland, noting
that these particular projects were higher-end units, with offices, wiring for fiber,
professional conference rooms, and had been constructed in the Cities of Rancho
Cucamonga, and Ontario, additionally relaying that these complexes were in high
demand. Senior Planner Hazen noted staff's plans to visit development in the City of
Rancho Cucamonga.
In response to Director of Planning Ubnoske's querying the Planning Commission for
feedback regarding design issues, specifically whether it was the desire of the
Commission to raise the bar with respect to standards, and whether it would be helpful
to conduct a follow-up study regarding Design Guidelines, Commissioner Mathewson
noted his commitment to excellence in design, opining that with a stucco finish an
enhanced visual appearance would be limited, recommending that exterior treatments
be encouraged (i.e., river rock, flagstone, and brick), relaying that there was a center in
the City of Fullerton which would serve as an example of a variety of enhanced exterior
treatments, advising that he would provide staff with additional information regarding the
specific location; additionally noted that a project in Columbus, Ohio, exemplified a well-
designed Village Center concept, with high density residential built around it, and the use
of actual cobblestones in the driveways at the Hilton Hotel located in this Village Center;
and with respect to the examples of high-end office designs presented during the
photograph presentation from the City of Carlsbad, advised that expecting this level of
architecture would need to be balanced with the particular scale of development.
Posing a situation which comes up in the Planning Department at times, Director of
Planning Ubnoske relayed that staff makes recommendations to an applicant regarding
a proposed project during the review process, requesting the applicant to implement
certain changes which would enhance the project, subsequently when the applicant is
not willing to make the changes which staff has recommended, and if the changes are
substantial, staff brings these particular projects before the Planning Commission for
feedback regarding good design elements(due to the Planning Commission's earlier
direction); and desirous of clarification, requested direction from the Planning
Commission regarding the Commission's view at this time regarding these types of
issues.
Senior Planner Hazen clarified that after staff has provided ,:lirection to an applicant,
there may be agreement (between the applicant and staff) to disagree, to present the
project before the Planning Commission and seek the guidance of the Commission for
direction on how to guide future applicants.
With respect to corporate chain operations and the representatives of these uses
claiming that it was necessary to maintain the operation's corporate identity with the
design of the project, Commissioner Guerriero noted that he had seen chain operations
with drastic variations from the typical corporate design, relaying the City's great success
with the Mimi's, and Marie Callender's restaurant uses, advising that this was the type of
quality he was seeking in development, rather than concentrating on enhancements for
tilt-up projects.
Commenting on the proposals presented before the Planning Commission,
Commissioner Mathewson noted that by that time in the project's process, the
architectural theme has been developed, relaying that although the Planning
Commission may make recommendations for minor changes, it was not likely at this
stage the Planning Commission would direct the applicant to redesign the entire project,
noting the importance of addressing high design standards ;at an earlier phase in the
developmental process.
In order for the Planning Commission to get a clear picture of the issues of disagreement
between staff and the applicant, Commissioner OIhasso recommended that a staff
member of a senior level explain to the Commission the differences of staff and the
applicant, and note alternatives that have been explored.
Concurring with Commissioner Olhasso's comments, Commissioner Telesio noted that it
was important that the Planning Commission have a clear knowledge of what options
would be feasible from an engineering perspective, prior to !;living direction to an
applicant; additionally relayed that in his opinion the type of use, itself, would effect the
design directives, advising that with a radiator shop there would be limits as to how high
the design standards would need to be, relaying that there needed to be a balance
between the particular use's economics and the setting; opined that although the
standard for acceptable architectural design could be raised from existing projects, that
the surrounding development should be a factor in the determination of how high those
standards should be elevated; further suggested that staffs viewpoint be made clear to
the Planning Commission (when a project was presented), specifically regarding
necessary elements which were not included in the projecrs proposal.
ITEM #3
STAFF REPORT - PLANNING
CITY OF TEMECULA
PLANNING COMMISSION
February 20, 2002
Planning Application No. 01-0485 (Development Plan)
Prepared By: Don Hazen, Senior Planner
1. ADOPT a Notice of Exemption for Planning Application No. 01-0485 pursuant to Section
15332 of the California Environmental Quality Act;
2. ADOPT a Resolution entitled:
PC RESOLUTION NO. 2002-._
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF TEMECULA APPROVING PLANNING APPLICATION NO. 01-
0485, DEVELOPMENT PLAN FOR THE DESIGN, CONSTRUCTION
AND OPERATION OF A 10,926 SQUARE FOOT OFFICE I RETAIL
BUILDING ON 1.14 VACANT ACRES. GENERALLY LOCATED
NORTH OF HIGHWAY 79 SOUTH, WEST OF MARGARITA ROAD
AND SOUTH OF DARTOLO ROAD KNOWN AS ASSESSORS
PARCEL NO. 959-080-014
APPLICATION INFORMATION
APPLICANT:
PROPOSAL:
LOCATION:
EXISTING ZONING:
SURROUNDING ZONING:
GENERAL PLAN DESIGNATION:
EXISTING LAND USE:
SURROUNDING LAND USES:
Pacific Dental Services
A proposal to design, construct and operate a 10,927
square foot dental office / retail building.
North of Highway 79 South, south of Dartola Road and
west of Margarita Road
Highway Tourist Commercial (HTC)
North: Professional Office
South: Community Commemial
East: Highway Tourist Corr~mercial
West: Highway Tourist Commercial
Highway Tourist Commercial
Vacant
North: Single Family Residence
South: Retail Commercial Shopping Center
East: Gas Station
West: Medical Office Buildir~g
R:~D P~001~01-0485 Pacific Dental Services~Staff Report and COAs.doc
!
PROJECT STATISTICS (DEVELOPMENT PLAN)
Lot area (gross):
53,010 square feet (1.14acres)
Lot area (net)
46,965 square feet (1.0'1 acres)
Footprint:
10,926 square feet
Building square footage:
10,926 square feet
Building height:
35'-0"
Landscaped area:
9,599 square feet (21%11
Parking required:
44 vehicular, 2 handicapped, 4 bicycle, and 2
motorcycle
Parking provided:
47 vehicular, 2 handicapped, 4 bicycle, and 2
motorcycle
Lot coverage: 21%
Floor area ratio: .21
BACKGROUND
The applicant submitted a Pre-Application for Planning Department review on July 17, 2001. During
this review period staff was able to address a number of concern s, which the applicant incorporated
in their final plans. The applicant submitted a Development Plan application on September 27,
2001, upon which the application was deemed complete on October 30, 2001. A Development
Review Committee meeting was held on November 15, 2001.
PROJECT DESCRIPTION
Environmental
This project has been determined not to have a significant effect on the environment and is
Categorically Exempt from CEQA (Section 15332 in-fill Development Projects).
Site Plan
The applicant proposes to construct a one-story office/retail building with 4,434 square feet of
medical office space and 6,492 square feet of multi-tenant retail space. The site is located between
the Arco Service Station to the east and the existing two-story medical office to the west. The
building is approximately 64 feet wide and 170 feet long, and will be sited along the westerly portion
of the lot, perpendicular to Highway 79 South (and oriented to face east). The building will have a
65-foot front building setback from the Highway 79 right-of-way. Within that setback there will be a
20 foot-wide landscape planter along Highway 79; a 30 foot-wide private access road serving the
three contiguous lots; and a 16-20 foot-wide landscape planter along the building wall facing
Highway 79.
R:'~D P~001~01-0485 Pacific Dental Services\Staff Report and COAs.doc
Access/Circulation
Access to the site will be from a single driveway off of the private road paralleling Highway 79, and
one off of Dartolo Road, a public right-of-way that extends along the northerly boundary of the lot.
Based on the proposed uses, the site is required to provide 44 parking spaces and the site plan
shows 47 spaces to be provided. Parking rows will be located along the easterly portion of the site
facing the building entries, and a shorter drive aisle will be located behind the northerly rear side of
the building.
Building Design
The one-story building is being constructed to provide tenant space for 4,434 square feet of dental
offices and four retail tenant spaces totaling 6,492 square feet. Each space will have a separate
entry accessed from a trellis-covered walkway along the east .'~ide of the building, and a portico
tower structure over the main entry to the dental offices.
The building amhitecture will consist of parapets and cornices of varying height, a tile mansard
facing Highway 79, and a tile roof tower on the main entry portico. The wall finish will be plaster light
sand, and painted wooden trellises with plaster columns will be constructed over a large portion of
the storefront walkway. The elevation drawings also show the future anticipated sign locations for
the primary tenant, however this is for illustrative purposes only and signage is a separate review
process. A material sample board provided with the application shows the proposed colors/materials
and staff concurs with the selection.
Landscaping
The site is required to have a minimum of 20% landscape coverage and 21.8% will be provided. The
plan shows a 20-foot wide planter along the Highway 79 frontage, consisting of four existing
Chinese Pistache trees and assorted shrubbery to be planted. Along the private road adjacent to the
south elevation of the building, a 16-20 foot-wide planter will have three (3) 24-inch box Fern Pines
and assorted shrubbery planted. Along the parking row on the easterly property line, a five-foot wide
planter (exclusive of parking overhang) will be planted with ten (,10) 24-inch box Ornamental Pear
trees and assorted shrubbery. Along the covered trellis walkway, Violet Trumpet vines will be
planted along the base of the columns. Along the Dartolo Road frontage, a 17-30 foot-wide planter
will be planted with 24-inch box Chinese Pistache trees and assorted shrubbery. The "rear" of the
building facing west towards the two-story medical office site will have no landscape setback, with
the applicant proposing to use the seven-foot wide landscape planter and "fingers" located on the
abutting property line to serve as a buffer.
ANALYSIS
Environmental Determination
The project is exempt from environmental review based on Section 15332 (In-Fill Development
Projects) of the California Environmental Quality Act and there are no potentially significant
environmental constraints on the site. The project qualifies for an infill development exemption
because the project is consistent with the General Plan designation and zoning regulations; is
located on a site within the city limits which is served by all utilities; and is less than 5 acres in area.
Site Plan
The project conforms to all of the development regulations of the Highway Tourist Commercial
zoning distdcto The building setbacks exceed the minimum requirements of the Development Code,
including the interior side-yard setback which is permitted to have a zero setback. The proposed
R:~D P~2.001~01-0485 Pacific Dental Services~Staff Report and COAs.doc
3
setback along the west property line varies from approximately 1.5 to 3 feet. While this is consistent
with the zoning regulations, the Uniform Building Code may require a 4-foot wide emergency egress
path along the rear of the southern-most tenant space (depending upon the final use/occupant
load). The applicant has been advised of this and as conditioned, the future tenant improvement
plans will have to conform to the UBC and modify the building as may be required.
The proposed 21% lot coverage is below the maximum permitted lot coverage of 30%, and the .21
Floor Area Ratio (FAR) is below the maximum permitted FAR of .30 for the Highway Tourist
Commemial district. The plan also exceeds the minimum number of required parking spaces, and
the distribution of the parking is functional and accessible to all areas of the building entry points,
Access and Circulation
The Public Works Department has analyzed the projected traffic impact of the project and
determined that the impacts are consistent with the traffic volumes projected for the site by the
General Plan EIR. The Fire Department has also reviewed the plan and determined that there is
proper access and circulation to provide emergency services to the site.
Building Design
The building design is consistent with the requirements of the Development Code, the Design
Guidelines and will complement the adjacent office building. The variations in building form.
materials, and colors will present a visual interest from the streets and ~vill maintain a balance of
scale, form and proportion with the surrounding area, The west elevation (rear) will incorporate wall
offsets and column-supported trellises to help provide visual relief and "break-up" the linear
appearance of the building.
While the proposed signage indicated on the plan for the prima, ry tenant appears to be in proper
scale with the building, a standard condition of approval requires approval of a Master Sign Program
(Condition #17) for all tenants, in order to properly review all aspects of the signage (i.e. letter style,
colors, proportion, location, etc.).
Landscaping
The landscape plan conforms to the minimum landscape requirements of the Development Code
and Design Guidelines, and the City's consulting landscape architect recommends approval of the
plan. Conditions of approval have also been added which require a one-year landscape
maintenance bond to be submitted prior to occupancy (Condition #16); and that the location of the
parking lot lighting fixtures not adversely impact the growth potential of the parking lot trees
(Condition #13),
CONCLUSION/RECOMMENDATION
Staff has determined that the proposed project is consistent with the City's Design Guidelines and
conforms with all of the applicable development regulations. Staff recommends approval of the
Development Plan with the attached conditions of approval.
FINDINGS
Development Plan (Section 17.05.01 OF)
1. The proposed use is in conformance with the General Plan and with all applicable
requirements of state law and other City ordinances. The plan to develop a 10,926 square
foot office/retail building is consistent with the Highway 'l'ourist Commercial (HTC) policies
and development regulations. The proposed plan incorporates architectural and landscape
R:~D P~001~01-0485 Pacific Dental Services\Staff Report and COAs.doc 4
designs which will further the City's land use objectives for Highway 79, and will achieve the
City's General Plan Community Design Goal #1, "Enhancement of the City's image related to
its regional and natural setting and its tourist orientation".
The overall development of the land is designed for the protection of the public health,
safety, and general welfare. The project has been conditioned to conform to the Uniform
Building Code, and all construction will be inspected by City staff prior to occupancy. The
Fire Department staff has also found that the site design will provide adequate emergency
access in the case of a need for emergency response to the site.
Attachments:
1. PC Resolution No.-02-
- Blue Page 6
Exhibit A - Conditions of Approval - Blue Page 9
Exhibits - Blue Page 18
A. Vicinity Map
B. General Plan Map
C. Zoning Map
D. Site Plan
E. Grading Plan
F. Building Elevations
G. Floor Plan
H. Landscape Plan
R:",D P~001~1-0485 Pacific Dental Services~Staff Report and COAs.doc
$
ATTACHMENT NO. 1
PC RESOLUTION NO. 2002-__
R:~D P~2001~01~485 Pacific Dental Services~Staff RepoR an~ COAs.doc
6
PC RESOLUTION NO. 2002-
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF TEMECULA APPROVING, PLANNING APPLICATION
NO. 01-0485, DEVELOPMENT PLAN FOR THE[ DESIGN,
CONSTRUCTION AND OPERATION OF A 10,927 SQUARE
FOOT OFFICE / RETAIL BUILDING ON 1.14 VACANT ACRES.
GENERALLY LOCATED NORTH OF HIGHWAY 79 SOUTH,
WEST OF MARGARITA ROAD AND SOUTH O.F DARTOLO
ROAD KNOWN AS ASSESSORS PARCEL NO. 959-080-014
WHEREAS, Pacific Dental Services, filed Planning Application No. PA01-0485 Development
Plan "Application"), in a manner in accord with the City of Temecula General Plan and Development
Code;
WHEREAS, the Application was processed including, bu'~ not limited to a public notice, in the
time and manner prescribed by State and local law;
WHEREAS, the Planning Commission, at a regular meeting, considered the Application on
February 20, 2002, at a duly noticed public hearing as prescribed by law, at which time the City staff
and interested persons had an opportunity to and did testify either in support or in opposition to this
matter;
WHEREAS, at the conclusion of the Commission hearing and after due consideration of the
testimony, the Commission recommended approval of the Application subject to and based upon
the findings set forth hereunder;
WHEREAS, all legal preconditions to the adoption of this Resolution have occurred.
NOW, THEREFORE, THE PLANNING COMMISSION OF: THE CITY OF TEMECULA DOES
HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS:
Section 1. That the above recitations are true and correct and are hereby incorporated by
reference.
Section 2. Findinqs. The Planning Commission, in approving the Application hereby
makes the following findings as required by Section 176.05.010F: of the Temecula Municipal Code:
The proposed use is in conformance with the General Plan and with all applicable
requirements of state law and other City ordinances. As conditioned, the plan to develop a
10,926 square foot office/retail building is consistent with the Highway Tourist Commercial
(HTC) policies and development regulations. The proposed plan incorporates architectural
and landscape designs which will further the City's land use objectives for Highway 79, and
will achieve the City's General Plan Community Design Goal #1, "Enhancement of the City's
image related to its regional and natural setting and its tourist orientation".
The overall development of the land is designed for the protection of the public health,
safety, and general welfare. The project as conditioned, ~vill conform to the Uniform Building
Code, and all construction will be inspected by the appropriate City staff prior to building
occupancy. The Fire Department staff has also found that the site design will provide
adequate emergency access in the case of a need for emergency response to the site.
R:'~D P',2.001~01-0485 Pacific Dental Services~Staff Report and COAs.doc
7
Section3. Environmental Compliance. The project will have no significant
environmental impacts and has been found to be categorically exempt, Pursuant to Section 15332
class 32 of the California Environmental Quality Act Guidelines.
Section 4. Conditions. That the City of Temecula Planning Commission hereby
conditionally approves the Application, a request to develop a 10,926 square foot office / retail
building set forth on Exhibit A, attached hereto, and incorporated herein by this reference together
with any and all necessary conditions that may be deemed necessary.
Section 5. PASSED, APPROVED AND ADOPTED by the City of Temecula Planning
Commission this 20th day of February 2002.
ATTEST:
Dennis Chiniaeff, Chairperson
Debbie Ubnoske, Secretary
[SEAL]
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss
CITY OF TEMECULA )
I, Debbie Ubnoske, Secretary of the Temecula Planning Commission, do hereby certify that
PC Resolution No. 02-__was duly and regularly adopted by the Planning Commission of the City of
Temecula at a regular meeting thereof held on the 20t~ day of February, 2002, bythe following vote
of the Commission:
AYES:
NOES:
ABSENT:
ABSTAIN:
PLANNING COMMISSIONERS:
PLANNING COMMISSIONERS:
PLANNING COMMISSIONERS:
PLANNING COMMISSIONERS:
C, ebbie Ubnoske, Secretary
R:~D P',2001~01-0485 Pacific Dental Services,Staff Report and COAs.doc
EXHIBIT A
CONDITIONS OF APPROVAL
R:~D P~2001~1-0485 Pacific Dental Services~Staff Report and COAs,doc
Planning Application No.:
Project Description:
EXHIBIT A
CITY OF TEMECULA
CONDITIONS OF APPROVAl.
PA01-0485 Development Plan
Planning Application to design, construct, and
operate a 10,928 square foot Dental Office !
Retail building on 1.14 acres of vacant land.
Development Impact Fee Category: The Development Impact Fee for the project
will be Professional Office and Retail
Assessor's Parcel No.:
Approval Date:
Expiration Date:
959-080-014
February 20, 2002
February 20, 2004
PLANNING DIVISION
Within Forty-Eight (48) Hours of the Approval of this Project
1. The applicant shall deliver to the Community Development Department- Planning Division a
cashier's check or money order made payable to the County Clerk in the amount of Seventy-
Eight Dollars ($78.00) for the County. administrative fee, 1:o enable the City to file the Notice
of Exemption required under Public Resoumes Code Section 21108(b) and California Code
of Regulations Section 15075. If within said forty-eight (48) hour period the applicant has
not delivered to, the Community Development Department - Planning Division the check as
required above, the approval for the project granted shall be void by reason of failure of
condition [Fish and Game Code Section 711.4(c)].
General Requirements
2. The applicant and owner of the real property subject to this condition shall hereby agree to
indemnify, protect, hold harmless, and defend with Legal Counsel of the City's own
selection, 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 from any and all claims, actions, awards,
judgments, or proceedings against the City to attack, set aside, void, annul, 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, ad¥isory agency, appeal board or
legislative body including actions approved by the voters of the City, concerning the Planning
Application.
3. City shall promptly notify both the applicant and landowner of any claim, action, or
proceeding to which this condition is applicable and shall further cooperate fully in the
defense of the action. The City reserves its right to take any and all action the City deems to
be in the best interest of the City and its citizens in regards to such defense.
4. The applicant shall provide two motorcycle parking spaces on site.
R:V3 F~2.001~01-O485 Pacific Dental Services~Staff Report and COAs.doc
10
10.
11.
All conditions shall be complied with prior to any occupancy or use allowed by this
Development Plan.
The permittee shall obtain City approval for any modifications or revisions to the approval of
this development plan.
This approval shall be used within two (2) years of the approval date; otherwise, it shall
become null and void. By use is meant the beginning of substantial construction
contemplated by this approval within the two (2) year period, which is thereafter diligently
pursued to completion, or the beginning of substantial utilization contemplated by this
approval.
The development of the premises shall substantially conform to the approved Exhibits D
(Site Plan), E (Grading Plan), F (Building Elevation), G (Floor Plan), H (Landscape Plan),
and I (Color and Material Board) contained on file with the Community Development
Department - Planning Division.
Landscaping installed for the project shall be continuou~sly 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,
All mechanical and roof equipment shall be fully screened from public view by being placed
below the lowest level of the surrounding parapet wall.
The colors and materials for the project shall substantially conform to those noted directly
below and with Exhibit "1" (Color and Material Board), contained on file with the Community
Development Department - Planning Division.
Primary wall exterior:
Exterior plaster soffit Accent
Building Glazing
Roof Tile
Frazee paint #8300W "Normandic Ivory'
I--razee paint #8303W "Lapstone"
Dunn Edwards #DE1036 "Friar Tuck"
Frazee Paint #8376N "Deep Hanna"
Tinted Glass (L.O.F Evergreen)
MCA Red Clay One-Piece Mission Tile Roofing
12. The construction landscape drawings shall indicate coordination and grouping of all utilities,
which are to be screened from view per applicable City Codes and guidelines,
Prior to Issuance of Grading Permits
13. The applicant shall submit a parking lot lighting plan to the Planning 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.
14. A copy of the Rough Grading plans shall be submittecl and approved by the Planning
Department.
15. 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.
Prior to Building Occupancy
16. The property owner shall fully install all required landscaping and irrigation, and submit a
landscape maintenance bond in a form and amount approved by the Planning Department
for a period of one-year from the date of the first occupancy permit.
17, The property owner shall submit a Master Sign Plan for the revie~v and approval by the
Planning Department.
R:',D P~001~01-0485 Pacific Dental Services~Staff Report and COAs.doc I1
DEPARTMENT OF PUBLIC WORKS
Unless otherwise noted, all conditions shall be completed by '[he Developer at no cost to any
Government Agency. It is understood that the Developer correctly.! shows on the site plan all existing
and proposed property lines, easements, traveled ways, improvement constraints and drainage
courses, and their omission may require the project to be resubmil~ted for further review and revision.
General Requirements
18. 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.
19. 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.
20. An Encroachment Permit shall be obtained from the California Department of Transportation
prior to commencement of any construction within an existing or proposed State right-of-
way.
21. 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,
Prior to Issuance of a Grading Permit
22. A Grading Plan shall be prepared by a registered Civil Engineer and shall be reviewed and
approved bythe Department of Public Works. The grading plan shall include all necessary
erosion control measures needed to adequately protect adjacent public and private property.
23. 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.
24. 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.
25. The Developer must comply with the requirements of the National Pollutant Discharge
Elimination System (NPDES) permit from the State Water Resources Control Board. No
grading shall be permitted until an NPDES Notice of Intent (NOI) has been filed or the
project is shown to be exempt.
26. 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
27. 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.
28. Permanent landscape and irrigation plans shall be submitted to the Planning Department
and the Department of Public Works for review and approval.
29. The Develol~er 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.
R:'..D P~001~1-O485 Pacific Dental Se,'vices~Staff Report and COAs.doc
12
30. 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.
31. The site is in an area identified on the Flood Insurance Rate Map as Flood Zone X. This
project shall comply with Chapter 15, Section 15.12 of the City Municipal Code, which may
include obtaining a Letter of Map Revision from FEMA. A Flood Plain Development Permit
shall be submitted to the Department of Public Works fol' review and approval.
Prior to Issuance of a Building Permit
32. 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. Driveway shall conform to the applicable City of Temecula Standard No. 207A.
c. All street and driveway centerline intersections shall be at 90 degrees.
d. 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.
33. The building pad shall be certified to have been substanti~lly 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.
34. The Developer shall pay to the City the Public Facilities Development Impact Fee as
required by, and in accordance with, Chapter 15.06 of the. Temecula Municipal Code and all
Resolutions implementing Chapter 15.06.
Prior to Issuance of a Certificate of Occupancy
35. 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
36. All public improvements shall be constructed and completed per the approved plans and
City standards to the satisfaction of the Director of the Department of Public Works.
37. The existing improvements shall be reviewed. Any appurtenance damaged or broken shall
be repaired or removed and replaced to the satisfaction of the Director of the Department of
Public Works.
FIRE DEPARTMENT
38. Final fire and life safety conditions will be addressed when the Fire Prevention Bureau
reviews building plans. These conditions will be based on occupancy; use, the California
Building Code (CBC), California Fire Code (CFC), and r,91ated codes, which are in rome 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 1500 GPM at
20-PSI residual operating pressure, plus an assumed sprinkler demand of 400 GPM for a
total fire flow of 1900 GPM with a 2-hour duration. The required fire flow may be adjusted
R:~D P~2001~1-0485 Pacific Dental Services\Staff Report and COAs.doc
dudng the approval process to reflect changes in design, construction type, or automatic firs
protection measures as approved by the Fire Prevention Bureau. The Fire Flow as given
above has taken into account all information as previded. (CFC 903.2, Appendix Ill-A)
40. The Fire Prevention Bureau is rsquired to set minimum fire hydrant distances per CFC
Appendix Ill-B, Table A-III-B-1. A minimum of I hydrant, in a combination of on-site and off-
site (6" x 4" x 2-2 1/2" outlets) shall be located on Fire Department access reads and
adjacent public streets. Hydrants shall be spaced at 500 feet apart, at each intersection and
shall be located no more than 250 feet from any point on the street or Fire Department
access read(s) frontage to a hydrant. The required fire flow shall be available from any
adjacent hydrant(s) in the system. The upgrade of existing fire hydrants may be required.
(CFC 903.2, 903.4.2, and Appendix Ill-B)
41. As required by the California Fire Code, when any portion of the facility is in excess of 150
feet frem 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 preject on site fire hydrants are required. (CFC 903.2)
42. If construction is phased, each phase shall provide approved access and firs protection prior
to any building construction. (CFC 8704.2 and 902.2.2)
43. Prior to building construction, all locations whers structures are to be built shall have
approved temporaPj Fire Department vehicle access roads for use until permanent roads
are installed. Temporary Fire Department access roads shall be an all weather surface for
80,000 lbs, GVW. (CFC 8704.2 and 902.2.2.2)
44. Prior to building final, all locations where structures are to be built shall have approved Firs
Department vehicle access roads to within 150 feet tc any portion of the facility or any
portion of an exterior wall of the building(s). Fire Department access roads shall be an all
weather surface designed for 80,000 lbs. GVW with a minimum AC thickness of .25 feet.
(CFC sec 902)
45. 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)
46. The gradient for fire apparatus access roads shall not exceed fifteen (15) pereent. (CFC
902.2.2.6 Ord. 99-14)
47, Prior to building construction, dead end readways and streets in excess of one hundred and
fifty (150) feet, which have not been completed, shall have a tumareund capable of
accommodating fire apparatus. (CFC 902.2.2.4)
48. Prior to building construction, this development shall have two (2) points of access, via all-
weather surface roads, as approved by the Fire Prevention Bureau. (CFC 902.2.1)
49. Prior to issuance of building permits, the developer s~hall furnish one copy of the water
system plans to the Fire Prevention Bureau for approval prior to installation. Plans shall be
signed by a registered civil engineer; contain a Fire Prevention Bureau approval signaturs
block; and conform to hydrant type, location, spacing, and minimum fire flow standards.
After the local water company signs the plans, 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 beihg placed on an individual lot. (CFC 8704.3, 901.2.2.2 and National Fire
Protection Association 24 1-4.1 )
Prior to issuance of a Certificate of Occupancy or building final, "Blue Reflective Markers"
shall be installed to identify firs hydrant locations. (CFC 901.4.3)
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
R:~D P',2001~01-0485 Pacific Dental Services~Staff Repor~ and COAs.doc 14
50.
51.
plainly visible and legible from the street or road fronting the property. Numbers shall be of a
contrasting color to their background. Commercial, multi-family residential and industrial
buildings shall have a minimum twelve (12) inches numbers with suite numbers a minimum
of six (6) inches in size. All suites shall have a minimum of six (6) inch high letters and/or
numbers on both the front and rear doors. Single-family residences and multi-family
residential units shall have four (4) inch letters and/or numbers, as approved by the Fire
Prevention Bureau. (CFC 901.4.4)
52. 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.
53. Prior to issuance of Certificate of Occupancy or building final, based on square footage and
type of construction, occupancy or use, the developer shall install a fire sprinkler system.
Fire sprinkler plans shall be submitted to the Fire Prevention Bureau for approval prior to
installation. (CFC Article 10, CBC Chapter 9)
54; 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 Undem/riters Laboratory listed central station. Plans shall
be submitted to the Fire Prevention Bureau for approval prior to installation. (CFC Article 10)
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)
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.
Prior to the issuance of a Certificate of Occupancy, building final or occupancy, buildings
housing high-piled combustible stock shall comply with the provisions of Uniform Fire Code
Article 81 and all applicable National Fire Protection Association standards. The storage of
high-piled combustible stock may require structural design considerations or modifications to
the building. Fire protection and life safety features may include some or all of the following:
an automatic fire sprinkler system(s) designed for a specific commodity class and storage
arrangement, hose stations, alarm systems, smoke vents, draft curtains, Fire Department
access doors and Fire department access roads. (CFC Article 81)
Prior to the building final, speculative buildings capable of housing high-piled combustible
stock, shall be designed with the following fire protection and life safety features: an
automatic fire sprinkler system(s) designed for a specific commodity class and storage
arrangement, hose stations, alarm systems, smoke vents, draft curtains, Fire Department
access doors and Fire department access roads. Buildings housing high-piled combustible
stock shall comply with the provisions California Fire Code Article 81 and all applicable
National Fire Protection Association standards. (CFC Article 81)
Prior to the issuance of a Certificate of Occupancy or building final, the developer/applicant
shall be responsible for obtaining underground and/or aboveground tank permits for the
storage of combustible liquids, flammable liquids or any other hazardous materials from both
the County Health department and Fire Prevention Bureau. (CFC 7901.3 and 8001.3)
Sl3ecial Conditions
55.
56.
57.
58.
59.
60. Prior to issuance of building permits, fuel modification plans shall be submitted to the Fire
Prevention Bureau for review and approval for all open space areas adjacent to the wildland-
vegetation interface. (CFC Appendix II-A)
R:'~D P",2001~1-0485 Pacific Dental Services,Staff Reporl and COAs.doc ]5
61. Prior to issuance of building permits, plans for structural protection from vegetation fires shall
be submitted to the Fire Prevention Bureau for review arid approval. The measures shall
include, but are not limited to, enclosing eaves, noncombustible barriers (cement or block
walls), and fuel modification zones. (CFC Appendix II-A)
62. Prior to building permit issuance, a full technical report may be required to be submitted and
to the Fire Prevention Bureau. This report shall address, but not be limited to, all fire and life
safety measures per 1998 CFC, 1998 CBC, NFPA- 13, 24, 72 and 231-C.
63. 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.
64. 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)
65. The applicant shall submit for review and approval by the Riverside County Department of
Environmental Health and City Fire Department an update to the Hazardous Material
Inventory Statement and Fire Department Technical Report on file at the city; should any
quantities used or stored onsite increase or should changes to operation introduce any
additional hazardous material not listed in existing reporls. (CFC Appendix II-E)
COMMUNITY SERVICES
66. The developer shall contact the City's franchised solid waste hauler for disposal of
construction debris. Only the City's franchisee may hau~ construction debris.
67. Developer shall provide adequate space for a recycling bin within the trash enclosure area.
BUILDING AND SAFETY
68. All design components shall comply with applicable provisions of the 1998 edition of the
California Building, Plumbing and Mechanical Codes; 1998 National Electrical Code;
California Administrative Code, Title 24 Energy and Disabled Access. Regulations and the
Temecula Municipal Code.
69. Submit at time of plan review, a complete exterior site lighting plan showing compliance with
Ordinance No. 655 for the regulation of light pollution. All streetlights and other outdoor
lighting shall be shown on electrical plans submitted to the Department of Building and
Safety. Any outside lighting shall be hooded and directed so as not to shine directly upon
adjoining property or public rights-of-way.
70. A receipt or clearance letter from the Temecula Valley School District shall be submitted to
the Building & Safety Department to ensure the payment or exemption from School
Mitigation Fees.
71. Obtain all building plans and permit approvals prior to commencement of any construction
work.
72. Obtain street addressing for all proposed buildings prior to submittal for plan review.
73. Disabled access from the public way to the main entrar~ce of the building is required. The
path of travel shall meet the California Disabled Access Regulations in terms of cross slope,
travel slope stripping and signage. Provide all details on plans. (California Disabled Access
Regulations effective April 1, 1998)
74. All building and facilities must comply with applicable dis;abled access regulations. Provide
all details on plans. (California Disabled Access Regul~ltions effective April 1, 1998)
75. Provide disabled access from the public way to the main entrance of the building.
R:',D P~2001~01-0485 Pacific Dental Services~Staff Report and COAs.doc
76. Provide van accessible parking located as close as possible to the main entry.
77. Provide house electrical meter provisions for power for the operation of exterior lighting, fire
alarm systems.
78. Restmom fixtures, number and type, to be in accordance with the provisions of the 1998
edition of the California Building Code Appendix 29. Obtain the Division of the State
Amhitect recommendation for the accessible restroom dimensions for toddlers from the
Building Official, to implement in the building design.
79. Provide an approved automatic fire sprinkler system.
80. Provide appropriate stamp of a registered professional with original signature on plans prior
to permit issuance.
81. Provide electrical plan including load calculations and parcel schedule, plumbing schematic
and mechanical plan for plan review.
82. Truss calculations that are stamped by the engineer of record and the truss manufacturer
engineer are required for plan review submittal.
83. Provide precise grading plan for plan check submittal to check for handicap accessibility.
84. A pre-construction meeting is required with the building inspector prior to the start of the
building construction.
85. Trash enclosures, patio covers, light standard and any block walls if not on the approved
building plans, will require separate approvals and permits.
86. Signage shall be posted conspicuously at the entrance to lhe project that indicates the hours
of construction, shown below, as allowed by the City of Temecula Ordinance No. 0-90-04,
specifically Section G (1) of Riverside County Ordinance No. 457.73, for any site within one-
quarter mile of an occupied residence.
Monday-Friday 6:30 a.m. - 6:30 p.rn.
Saturday 7:00 a.m. - 6:30 p.m.
No work is permitted on Sunday or Government Holidays
OUTSIDE AGENCIES
87. The applicant shall comply with the attached letter dated October 25, 2001 from the
California Historical Resources Information System.
88. The applicant shall comply with the attached letter dated February 11,2002 from the
Pechanga Cultural Resources.
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 wi.~;h to make to the project shall be
subject to Community Development Department approval.
Applicant's Signature
Date
Name printed
R:~D F~2001~01-0485 Pacific Dental Services~Staff Report and COAs.doc
]7
AI'rACHMENT NO. 2
EXHIBITS
R:~D P~OO1~D1.0485 Pacific Dental Services\Staff Report and COAs.doc
PECHANGA CULTURAL RESOURCES
Temecula Band of Luise~o Mission Indians
Post Office Box 2183 · Tcmecula, CA 92593
Telephone (909) 308-9295 · Fax (909) 506-9491
Chah'per~on:
Germaine Arenas
Committee Members:
Mary Magee
Aurelia Marruffo
Erie Gerber
Darlene Sotelo
Nadine.~ Murphy
Raymond Bazquez
Rolfe Preisendanz
Case Planner
Temecula Planning Department
P.O. Box 9033
Temecula, CA, 92589-9033
February ll, 2002
Benjamin Masiel
Monitor Supervisor:
Manuel Masiel
Cultural Analyst:
John A. Gomez, Jr.
Director:
Gary DuBois
Re: Pacific Dental Retail Service Building
Dear Mr. Preisendanz:
The Pechanga Band of Luisefio Mission Indians ("Pechanga Band") is a federally
recognized Indian Tribe whose reservation is located in Riverside County. The Pechanga
Indian Reservation is the closest Luisefio reservation to the !proposed project site, and the
Pechanga People have lived in the Temecula Valley for thousands of years.
The Pechanga Band is not opposed to development per se. Rather, the Pechanga Band's
primary concerns stem from any project's likely impacts on Native American cultural and
archaeological resources. The Pechanga Band is concerned about the protection of unique
and irreplaceable cultural resources, such as Luisefio village and burial sites and
archaeological items that would be displaced by ground-disturbing work. The Pechanga
Band is also concerned about the proper and lawful treatment of any cultural or
ceremonial items, Native American human remains, or sacred items discovered during
construction, for any Luisefio cultural or ceremonial items, :mcred items, and/or Native
American human remains which may be found in the Temecula Valley belong to the
ancestors of the Pechanga Band.
The Pechanga Band is aware that the project described above may impact native soils
during the grading/over-ex or the trenching for utilities associated with the development
of the project. The Pechanga Band requests that Tribal Monitors be present during any
disturbance to native soils. Moreover, the Pechanga Band requests to be present at a pre~
construction meeting to discuss the grading/over-ex plan and utility trenching for the
project. Finally, the Pechanga Band requests that the owner/developer of the project
enter into a treatment plan that will address inadvertent discoveries during development
of the project and tribal monitoring of any impacts to native soils.
The Pechanga Band requests that the Planning Department continue to work with the
Pechanga Band as a partner, on a governmant-to-govemment basis, for the length of the
Sacred Is The Duty Trusted Unto Our Care And With Honor We Rise To The Need
project. The Pechanga Band acknowledges its ongoing relationship with the City of
Temecula and believes that maintaining this relationship is the most effective way to
guarantee the protection of our cultural resources and heritage.
Please feel flee to contact me if you have any questions or wish to discuss this matter
further.
Sincerely,
Director
Pechanga Cultural Resources · Temecula Band of Luisegto Mission Indians
Post Office Box 2183 · Temecula, CA 92592
Sacred Is The Duty Trusted Unto Our Care And With Honor We Rise To The Need
CALIFORNIA
HISTORICAL
RESOURCES
INFORMATION
SYSTEM
Eastern I~tormstion Center
Deparo~ent of Anthropology
Universi~y of Cambria
Riverside, CA 92521-0418
mona (~0~) 7az. s74s
Fax (~09) 787-5409
October 25, 2001
TO: Rolfe Presisendanz
City of Temecula Planning Department
RE: Cultural Resource Review
Case: PA01-0485
Records at the Eastern Information Center of the California Historical Resources Information
System have been reviewed to determine if this project would adversely affect prehistoric
or historic cultural resources:
The proposed project area has not been surveyed for cultural re;sources and contains or is adjacent to
known cultural resource(s). A Phase I study is recommended.
t~ Based upon existing date the proposed project area has the potential for containing cultural resources.
A Phase I study is recommended.
A Phase I cultural resource study (MF # ) identified one or more cultural resources.
~ The project area con[a/ns, or has the possibility of containing, cul'tural resources. However, due to the
nature of the project or p.rior data recovery studies, an adverse effect on cultural resources is not
anticipated. Further study ts not recommended.
I/' A Phase I cultural resource study (MF #663 (part of a larger proiect]) identified no cultural resources
w/thin the project boundaries,
---- There is a Iow probab)lity of cultural resources. Further study ia not recommended.
If, during construction, cultural resources are encountered, work should be halted or diverted in the
immediate area while a qualified archaeologist evaluates the finds ,~nd makes recommendations.
, Due to the archaeological sensitivity of the area, earthmoving during construction should be monitored
by s professional amhaeologist.
l/ The submission of a cultural resource management report is recommended following guidelines for
Archaeological Resource Management Reports prepared by the California Off/ce of Historic PreservstiOll,
Preservation Planning Eulletifl 4fa/, December 1989.
_~ Phase I Records search and field survey .
Phase II Testing (Evaluate resource significance~ propose mitigatiion measures for "significant sites.]
~. Phase III Mitigation (Data recovery by excavatmn, preservation in place, or a combination of the
two. J
Phase IV Monitor earthmoving activities
COMMENTS: When the project area was originally examined for cultural resources, the
ground surface was obscured by dense vegetation. It is recommended that the project area
be surveyed systematically.
If you have any questions, please contact us.
Eastern Information Center
EIC~FRM$1TR~NSMIT
CITY OF TEMECULA
V
CASE NO. - PA01-0485
EXHIBIT - A
PLANNING COMMISSION DATE- February 20, 2002
VICINITY MAP
R:~D P~2001~01-0485 Pacific Dental Services\Staff Report and COAs.doc
19
CITY OF TEMECULA
EXHIBIT B - GENERAL PLAN MAP
DESIGNATION -(HTC) HIGHWAY TOURIST COMMERCIAL
EXHIBIT C - ZONING
DESIGNATION ~ (HTC) HIGHWAY TOURIST COMMERCIAL
CASE NO. - PA01-0485
PLANNING COMMISSION DATE - FEBRUARY 20, 2002
R:~D P~2001\01-0485 Pacific Dentat Services\Staff Report and COAs.doc
20
CITY OF TEMECULA
V~=i~lity SIt~ P!~
TEMECULA
RETAIL
1 of 3
CASE NO. - PA01-0485
EXHIBIT - D
PLANNING COMMISSION DATE- February 20, 2002
SITE PLAN
R:~D P~001~01-0485 Pacific Dental Services\Staff Report and COAs.doc
CITY OF TEMECULA
CONCEPTUAL GRADING PL4N
PACIFIC DENTAL SERVICES
PARC£L ,3. P.M. ;~9010, BK. 196/35-3~
CASE NO.- PA01-0485
EXHIBIT -E
PLANNING COMMISSION DATE- February 20, 2002
GRADING PLAN
R:~D P~.001\01-0485 Padfic Dentai Se~ices\Staff Report and COAs.doc
22
CITY OF TEMECULA
-2 of 3
CASE NO. - PA01-0485
EXHIBIT -F
PLANNING COMMISSION DATE- February 20, 2002
BUILDING ELEVATIONS
R:~D P~001\01-0485 Pacific Dental Services\Staff Report and COAs.doc
23
CITy OF TEMEcULA
EXHiBiIiTO~-PA01..0485
R ~D F,~2OOltO1 0485 PacJfic Den~al Service--,~ ~.._ .. _
: '~ ~epor~ arid CO. AS,doc
24
FLOOR PLAN
CITY OF TEMECULA
CASE NO. - PA01-0485
EXHIBIT -H
PLANNING COMMISSION DATE- February 20, 2002
LANDSCAPE PLAN
R:\D P~001\01-0485 Pacific Dental Services\Staff Report and COAs.doc
25
ITEM #4
STAFF REPORT- PLANNING
CITY OF TEMECULA
PLANNING COMMISSION
February 20, 2002
Planning Application No(s). PA00-0138, 0139, 0140 & 0152
Prepared By: Don Hazen, Senior Planner
RECOMMEND TO CITY COUNCIL, ADOPTION of a Mitigated Negative Declaration and
Mitigation Monitoring Program based on the Initial Study, which was prepared pursuant to
CEQA Guidelines Section 15072.
2. ADOPT a Resolution entitled:
PC RESOLUTION NO. 2002-__
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF TEMECULA RECOMMENDING CITY COUNCIL APPROVAL OF
PLANNING APPLICATION NO. 00-0138, A GENERAL PLAN
AMENDMENT TO REALIGN THE PROFESSIONAL OFFICE (PO)
AND MEDIUM DENSITY RESIDENTIAL (M) LAND-USE
DESIGNATION BOUNDARIES OF A 23 ACRE SITE; PLANNING
APPLICATION NO. 00-0139, A CHANGE OF ZONE FROM
PROFESSIONAL OFFICE (PO) AND MEDIUM DENSITY
RESIDENTIAL (M) TO PLANNED DEVELOPMENT OVERLAY
(PDO), AND THE STANDARDS AND REGULATIONS CONTAINED
IN THE ACCOMPANYING PDO DOCUMENT, EXCEPTING
THEREFROM, ALL REFERENCES TO A SERVICE STATION USE;
PLANNING APPLICATION NO. 00-0140, A DEVELOPMENT PLAN
FOR THE DESIGN, CONSTRUCTION AND OPERATION OF A 160
UNIT APARTMENT COMPLEX AND EIGHT RETAIL / OFFICE
BUILDINGS TOTALING 68,700 SQUARE FEET, WHICH
EXCLUDES THE REQUESTED SERVICE STATION BUILDING
AND RELATED PUMP ISLANDS; AND PLANNING APPLICATION
NO. 00-0152, A TENTATIVE PARCEL MAP RE-SUBDIVIDING THE
SITE FROM 3 LOTS INTO 8 LOTS, GENERALLY LOCATED
SOUTH OF RANCHO CALIFORNIA ROAD, WEST OF COSMIC
ROAD AND EAST OF THE MORAGA ROAD INTERSECTION OF
RANCHO CALIFORNIA ROAD KNOWN AS ASSESSORS PARCEL
NO(S). 944-290-012, 013,014.
APPLICATION INFORMATION
APPLICANT:
The MJW Property Group, Barton L. Buchalter
PROPOSAL:
PA00-0138: General Plan Amendment to realign the
Professional Office (PO) and Medium Density Residential
(M) land-use designation boundaries, and increasing the
gross acreage of the Residential area by 5.03 acres, with a
corresponding decrease in 1'.he Professional Office area.
R:~) P~2000~0-0140 Village of Ternecula'~Staff Report and COAs.doc !
PA00-0139: A Zoning Map Amendment from Professional
Office (PO) Medium Density Residential (M) to Planned
Development Overlay (PDO) and adoption of the standards
and regulations contained in the PDO document.
PA00-0140: Construct 160 multi-family residential units on
approximately 15.26 acm.,; and nine (9) retail/office buildings
totaling approximately 71,100 square feet on 7.71 acres.
PA00-0152: A Tentative Parcel Map to subdivide the site into
eight parcels.
LOCATION:
South side of Rancho Cali[ornia Road, west of Cosmic Road
and east of the Rancho California Road / Moraga Road
Intersection
EXISTING ZONING:
Medium Density and Professional Office
SURROUNDING ZONING:
North: High Density
South: Low Medium
East: Low Medium
West: Medium Density
GENERAL PLAN DESIGNATION: Medium Density and Professional Office
EXISTING LAND USE:
Vacant
SURROUNDING LANDUSES:
BACKGROUND
North: Portofino Apartments (16.5 du/ac)
South: Starlight Ridge Residential Tract (4.82 du/ac)
East: Starlight Ridge Residential Tract (included)
West: Vacant; approved apartments (11.8 du/ac)
March 03, 2000
March 30, 2000
May 1, 2000
May 5, 2000
May 25, 2000
June 8, 2000
September 21, 2000
February 8, 2001
June 5, 2001
July 5, 2001
January 14, 2002
Project submitted
Project deemed incomplete
First Development Review Committee (DRC)
Project deemed incomplete
Second DRC
Deemed incomplete
Third DRC
First Community Meeting
Received resubmittal from third DRC comments.
Project deemed complete
Second Community Meeting
PROJECT DESCRIPTION
Environmental Determination
The following technical reports were submitted with the application as reference documents for
the environmental review:
R:~D P~2000~00-0140 Village of Temecula~Steff Report and COAs.doc
· 1999 Quino Checkerspot Butterfly Survey, 45-Day Letter Report, Rancho California Road
Project (Merkel & Associates, Inc., June 10, 1999)
· Kading/Rancho California Road City of Temecula Biological Constraints Report (Merkel &
Associates, Inc., June 4, 1999)
· Revised Traffic Impact Analysis Temecula Village/Temecula Ridge Development
Temecula, California (Wilbur Smith Associates, August 28, 2000)
· Drainage/Hydrology Study for Tentative Pamel Map No. 29140 Village Commercial and
Apartments
· Phase I Cultural Resoumes Assessment -Temecula Ridge (PA99-0371)(Jean A. Keller)
· Preliminary Noise Analysis for Temecula Ridge (Mestre Greve Associates, February 2000)
· Geotechnical Investigation, Proposed Residential/Commemial Development City of
Temecula (CH J, Inc., June 8, 1999)
Staff has prepared an Initial Study and determined that the proiect could potentially result in
significant environmental impacts, unless mitigation measures are included as conditions of
approval. Based on those findings, staff has determined that a Mitigated Negative Declaration
and Mitigation Monitoring Plan as summarized below, will satistactorily comply with the
regulations of the California Environmental Quality Act (CEQA),
Villages of Temecula Environmental Impact/Mitigation Summary
Impact
Biological
Resources
Potential removal of
California
gnatcatcher,
Quino checkerspot
butterfly, and
Stephen's kangaroo
rat habitat
Hazards and
Hazardous materials
Create a significant
hazard to the public or
the environment
through routine
transportation, use, or
disposal of petroleum
materials such as
gasoline and oil.
Cultural Resources
Mitigation Measures
The project developer shall
acquire compensatory
mitigation acreage off the
project site as discussed with
the U.S. Fish and Wildlife
Service.
Provide the City with a
Business Plan that outlines
the management of
hazardous materials.
Time Frame
Prior to the
Issuance of a
grading permit
Prior to the
issuance of a
building
permit.
Responsible Party
Department of Public
Works and the
Planning Department
Riverside County Fire
County Fire
Department, Building
and Safety
Department, Public
Works Department
and Planning
Department
Potentially cause a
substantial adverse
change in the
significance of an
archaeological
resoume pursuant to
Section 1506.5
During initial grading and
ground disturbance activities,
a qualified cultural resoumes
monitor (and Pechanga rep.)
shall be present and shall
have the authority to stop and
redirect ground disturbance
activities to evaluate the
significance of any cultural
Prior to the
issuance of a
building permit
Department of Public
Works and Planning
Department
R:~D P~2000~00-0140 Village of Temecula~Staff Report and COAs.doc
3
Could directly or
indirectly destroy a
unique paleotolgical
resource or site or
unique geological
feature
Disturb any human
remains, including
those interred outside
of formal cemeteries
resources exposed.
Dudng excavation and
hillside cutting activities, a
qualified paleontological
monitor shall be present and
shall have the authority to
stop and redirect grading
activities to evaluate the
significance of any
paleontolgical resoumes
exposed during the grading
activity.
If any human remains are
encountered during initial
grading activities, all ground
disturbing activities in the
vicinity of the discovery shall
be terminated immediately
and the County's Coroner's
office shall be contacted to
manage such remains.
Prior lo the
issuance of a
grading permit
During any
grouncJ
disturbance
and prior to
the issuance
of a building
permit.
Department of Public
Works and Planning
Department
Department of Public
Works And Planning
Department
General Plan Amendment
The applicant requests a General Plan amendment to realign the Professional Office (PO) and
Medium Density Residential (M) land use plan boundaries from a vertical alignment to horizontal.
This will result in office/retail uses on the northerly portion of the site along Rancho California
Road, and the residential use on the southerly "uphill" portion oli the lot furthest fi'om the street.
The amendment will also have a net effect of increasing the residential acreage by 5.03 acres.
Because General Plan Amendments and Zone Changes require City Council approval, the
Planning Commission will be reviewing the entire project proposal and making a
recommendation to the City Council for final action.
Zone Change
The applicant proposes to change the zoning designation of the site from PO and M to Planned
Development Overlay (PDO). Chapter 17.22 of the Development Code specifies the procedures
and land use flexibility that is possible with a PDO designation, lin this case, the applicant desires
a PDO zone in order to broaden the range of retail uses than would otherwise be permitted with
the current PO zoning designation; and to create parcels that do not have frontage on public
streets and/or cannot "stand alone" with respect to parking/access and approval. The applicant
has also submitted an accompanying PDO document that contains development standards, a
use matrix, and architectural design standards that supercede the Development Code.
Development Plan
The applicant requests Development Plan approval for nine (9) office/retail buildings and 160
apartment units on the site. If approved, this would require no further design review of the
individual buildings prior to submittal of a building permit applic;~tion, except for Pads C (service
station), D (restaurant), and E (daycare), which will require subs;equent architectural review as
Development Plan applications, because the applicant wishes to defer designing the buildings
R:~) P~2000~0-0140 Village of Temecula~Staff Report and COAs.doc
4
until actual tenants are known. Following is a proposed land use summary for the site:
BUILDINGS PLANNING AREA PROPOSED USE SQUARE FOOTAGE
PAD "A" Sub Area B Ret:ail 6,000 SF
PAD "B" Sub Area B Ret:ail 11,100 SF
PAD "C" Sub Area B Service Station 2,400 SF
PAD "D" Sub Area B Restaurant 6,000 SF
PAD "E" Sub Area B Daycare 9,600 SF
PAD "F" Sub Area B Two-story Office 20,000 SF
PAD "G" Sub Area A Office 4,500 SF
PAD "H" Sub Area A Office 6,000 SF
PAD "1" Sub Area A Office 5,500 SF
(10) two-story Sub-Area C 160 Apartment Units, 700-1151 sq.ft.
residential buildings 80-1 bdr../80-2bdr.
containing 16-units
ea.
Office/Retail Plan
The office/retail portion of the site will be located along the Rancho California Road frontage and
extend southward, approximately 260-400 feet. The site will be graded so that the office/retail
portion of the site is generally level with Rancho California Road (+/o 2 feet). The plan shows the
offices to be located along the southeast and easterly portions of the site (adjacent to Starlight
Ridge subdivision). The retail buildings will be located along the street frontage and the westerly
portion of the site. All buildings along the perimeter will have a minimum 25-foot landscaped
setback from the property lines.
Residential Plan
The residential development of the site will consist of 160 "stacked" apartment units located in
ten (10) two-story buildings. The site will be graded so that the building pads are approximately
45 feet above the office/retail grade, and 20 feet below the pad elevations of the adjacent homes
on the uphill slope to the east and rear. The rooftop-to-rooftop grade difference between the
apartment buildings and the adjacent homes will be approximately the same if the adjacent
homes are single-story; and the apartment roofs will be approximately 5-8 feet lower if the
adjacent homes are two-story.
The nearest apartment buildings to the adjacent residences will be set back a minimum 45-feet
from the east property line; 65-feet from the rear property line; and 52-feet from the private
access street along the west property line. Detached carports and uncovered parking will be
sited in proximity to the units they are intended to serve. The B-4 unit type will have lower level
garages with units above. A pool and clubhouse will be located in the interior courtyard as
project amenities.
Architecture
The application includes a Development Plan for all proposed buildings, except for Pads C, D,
and E. The architectural style of the buildings can be described as "Eclectic Mediterranean",
which is characterized by clay tile roofs, arches, heavy use of stucco, and flat cornice parapets.
The commercial buildings will also incorporate canvas awnings and wood trellises as accent
treatment. Each retail/office building will have custom tower elements as distinguishing features.
The residential buildings will have a complementary architectural style, but have a distinctive
R:'~D P'~2.000~:)0-0140 Village of Temecula~Staff Reporl and COAs.doc $
"look" that is different from the commemial development. The colors and materials proposed for
the development will consist of earth tones similar to colors used throughout Temecula and
typical for the amhitectural styles.
Landscaping
All exposed graded surfaces and setbacks will be landscaped with a combination of trees and
shrubs, Trees planted along Rancho California Road will include a condition for 24-inch box
London Plane (Condition #7). The setback areas along the easterly and westerly portions of the
site will include rows of 15-gallon Pepper Trees. The graded slope between the commercial site
and the residential site will be planted with Peppers, Mondell Pine, Chinese Flame trees, and
assorted shrubbery. The slope will be approximately 80-feet in depth and 40 feet high. The rear
of the site will have similar landscaping and include an 8-foot high tubular steel '~/iew fence"
along the perimeter. A large portion of the rear of the site at the southwesterly corner will remain
in its natural state with native vegetation.
Access and Circulation
Three (3) access points to the project will be provided. The primary access (which will be 740
lineal feet west of the center line of Cosmic Drive, and opposite the intersection across the
street) will be signalized. The remaining two access points will be "right-in", "right-out"
unsignalized driveways located to the east and west of the primary entrance. An internal drive
will extend uphill to the residential project and terminate as a circular loop. For the most part,
internal circulation through the residential project will consist o1: loop drives, with parking
accessed directly off of those drives.
Tentative Parcel Map
The Tentative Parcel Map application proposes to create the following eight (8) parcels out of three
(3) existing parcels:
Parcel 1 0.93 acres (Office)
Parcel 2 1.83 acres (Office)
Parcel 3 0.99 acres (Day Care)
Parcel 4 1.35 acres (Restaurant)
Parcel 5 0.78 acres (Gas Station)
Parcel 6 0.86 acres (Retail)
Parcel 7 0.97 acres (Retail)
Parcel8 15,25 acres (Apartments)
ANALYSIS
1. Environmental Determination
Staff has conducted an environmental assessment of the proj,act in accordance with CEQA, and
determined that no significant environmental impacts will occur if propedy mitigated. Therefore, staff
recommends that a Mitigated Negative Declaration and Mitigation Monitoring Plan be adopted for
the project. The mitigation measures have been included in the Exhibit A, Conditions of Approval.
2. General Plan Amendment
The request to re-align the Professional Office and Medium Density Residential land use
boundary is logical from a land use compatibility standpoint. The current General Plan land use
map shows the Professional Office designation extending from Rancho California Road to the
rear of the site for the westerly half of the site; and the Medium Density Residential designation
R:'~D P~000~00-0140 Village of Temecu~a~Staff Report and COAs.doc 6
extending the full depth of the lot on the easterly half of the site.
By realigning the land use boundaries in a "horizontal" fashion, the commercial uses are located
along Rancho California Road and the residential use is located on the rear half of the site,
which serves as a buffer use between the commemial uses and the adjacent Low-Medium
residential density to the rear and easterly portion of the site. Additionally, developing the site
according to its current land use map configuration would likely create the need to level the
entire site to avoid split-level development projects extending the full depth of the lot and causing
handicap accessibility problems.
At the first community meeting, there was some public concern expressed about the type of
residential use and density being proposed. The General Plan states that the Medium Density
designation is intended for "attached and detached residential development. Typical housing
types may include single family zero lot line, patio homes, duplexes, townhouses, and multi-
family garden apartments" (Land Use Element, pg. 2-24). Staff supports the proposed use,
because it provides an opportunity to diversify the housing stock and help meet the City's long-
term housing needs.
The density range specified by the General Plan for the Medium Density designation is 7-12
du/ac. The application proposes 160 units, which equates to 10.48 du/ac. While the City Council
Growth Management policies encourage housing projects to develop at the lower end of the
density range, the traffic analysis indicates that the total peak hour traffic for the site will actually
be reduced with the proposed zone change. The Traffic Engineer determined that the plan to
increase the retail intensity of the site is actually more beneficial than office uses, from a peak-
hour traffic standpoint. Therefore, staff can support the proposed density because the concern
about traffic has been satisfactorily addressed.
3. Zone Change
The request for a PDO zoning designation will permit flexibility in the development of the site.
The primary benefit for the applicant is it will allow a broader range of retail uses than would
otherwise be permitted with the current PO designation. Staff is concerned that an excessive
amount or intensity of retail use would be inconsistent with the intent of the Professional Office
General Plan designation, and that issues of neighborhood compatibility would arise.
Staff supports the proposed mix of retail and office uses being proposed in the PDO document,
however the inclusion of a service station increases the vehicle-orientated retail intensity of the
site, which staff believes is not compatible with the residential character of the surrounding area.
Staff has discussed this issue with the applicant, and the applicant has advised staff that he
wishes to proceed to public hearing with the plan as proposed.
The intent of the City's Growth Management policy is to discourage zone changes that will result
in higher traffic levels. The City Traffic Engineer has analyzed the projected traffic impacts
resulting from the proposed mix of uses permitted by the PDO, and has determined that the
project would generate approximately 1,455 fewer daily trips and 78 fewer PM peak hour trips
then is projected for uses with the current zoning designation.
4. Development Plan
a. Site Plan
The project conforms to the requirements of the City of Temecula's Development Code,
Design Guidelines, and intent of the General Plan. The project proposes a village design
concept, which will provide a pedestrian-scale commercial project (with the elimination of
the service station), and will provide pedestrian access from the apartment complex to
R:~D P~2000',,00-0140 Village of Ternecula~Staff Report and COAs.doc ?
the commercial center. The orientation of the' buildings will also allow for various
pedestrian amenities between buildings, as well as serve to minimizing the potential for
monotonous views of buildings from adjacent vantage points.
The residential project complies with the development standards for multiple-family
projects. The building orientation, building separation, open space, and recreational
amenities planned for the project will enhance the livability of the project.
The grading plan, landscaping, and building placement will also help create view
corridors to reduce the visual impact of the site. It should be acknowledged that there
would be view impacts regardless of whether the application is approved. The applicant
proposes lowering the grade of the southerly rear of the site in order to reduce the height
of the residential units--but not to the extent that neighbors are looking down on an
entire site of roofs.
b. Architecture
The proposed amhitectural styles for each building conform to the City's Design
Guidelines and will be compatible with the architectural oharacter of the surrounding
area. The project proposes the use of various architectural elements designed to break
up the building mass. Techniques such as varying the roof planes, introducing unique
elements to each building, and varying the color and materials will help to create 'Msual
interest" in the site. Staff concurs with the basic design guidelines outlined in the PDO
document and recommends approval of the building designs.
c. Landscaping
The project effectively utilizes landscaping to buffer the adjacent land uses and visually
"soften" the appearance of the structures and parking lot. The plan will continue the
landscape design theme along the Rancho California Road frontage, particularly by
using the London Plane Tree. The overall percentage of site landscaping is 38% of the
total site area-or more specifically, 30% coverage for the commercial area (which
exceeds the minimum required 25% for the PO district); and 38% for the residential site
(17% exclusive of the slope area). There is no minimum requirement for landscape
coverage in the M zoning district, but there is a minimum open space standard.
Landscaping will also be an integral part of the open sp-qce area for the residential
project. The Medium Density Residential zone requires ,'!5% of the site area to be open
space. The plan provides approximately 25% open space, excluding the major slope
portions of the site.
d. Access and Circulation
Staff has reviewed the access and circulation of the preposed project and finds that the
proposed project will meet the requirements set forth in the City of Temecula's
Development Code. The proposed access points off of Rancho California Road have
minimized the effect of traffic conditions by providing "right-in" and "right out" driveways at
two locations, and a signalized intersection at the primary entry. The City of Temecula's
Traffic Engineer has reviewed the access and circulation plan for the project and
supports the proposed design as conditioned.
5. Tentative Parcel Map
The tentative parcel map proposes to subdivide three lots into eight lots. The residential area will
be on one lot, and the commercial development will be on seven other lots. The tentative map
R:'~D P~2000~D0-O140 Village of 'remecula'tStafl Report and COAs.doc
conforms with the intent of the City's Subdivision Ordinance. A condition to establish reciprocal
· access and parking easements across all lots will ensure that the site functions as one
integrated project. Because the commercial site will be developed over multiple pamels, staff
has added a condition (Condition #16) requiring the formation of a Property Owner's Association
to provide for maintenance of the landscaping and hardscape sudaces throughout the
commercial site.
CONCLUSION / RECOMMENDATION
Staff has concerns about the neighborhood compatibility of the proposed office/retail portion of the
plan if a service station is approved. Since state law prohibits placing conditions on zone changes,
staff recommends that the applicant be required to delete ail re'[erences to service stations before
the application is approved. With that change, staff can make the necessary findings for project
approval. All other aspects of the proposal are consistent with 'the General Plan land use policies
and staff recommends approval with the attached conditions and environmental mitigation
measures. The Planning Commission wilt need to forward its recommendation to the City Council for
final action.
FINDINGS:
General Plan Amendments and Zone Changes are "legislativE; acts" and do not require specific
findings to be made, other than the changes will be consistent with other portions of the General
Plan.
Development Plan (Section 17.05.010F)
The proposed uses are in conformance with the General Plan and with all applicable
requirements of state law and local ordinances. The plSLn to develop an office/retail center
and 160 apartment units is consistent with the General Plan land use designation of Office
Professional and Medium Density Residential for the site, provided the service station is
deleted from the plan. A service station at this location would introduce a vehicle-oriented
use that is not compatible with the residential character of the surrounding area.
The overall development of the land as conditioned, is designed for the protection of the
public health, safety, and general welfare. The development plan for the site is consistent
with the City's Design Guidelines and conforms to all of the applicable sections of the
Development Code and related Planned Development Overlay document. Provisions have
been made to minimize the visual impact of the project, ~nd all phases of construction will be
inspected to ensure compliance with the applicable building and fire codes.
Tentative Parcel Map (Section 16.09.140)
The proposed subdivision and the design and improvements of the subdivision are
consistent with the Development Code and General Plan. Each lot will conform to the
minimum lot size requirement of the original zoning district, and as permitted by the Planned
Development Oveday zone, may have parcels with access across other parcels created on
the same site. Conditions of approval will ensure that 'Ihe common-use facilities such as
parking, sidewalks, and landscaping are maintained by a Property Owner's Association.
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
3. The site iE~l~ysically suitable for the type and proposed ('tensity of development proposed by
the tentative map. Based on environmental documents submitted with the application and an
R:~D P~2000~00-0140 Village of Temecula',Staff Reporl and COAs.doc 9
Initial Study which was prepared by staff in accordance with the California Environmental
Quality Act, it has been determined that the site is physically suitable for the type and density
of development being proposed. Conditions of approval have been added to ensure that
final soils reports are submitted with the construction plans.
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. Based on the Initial Study, a Mitigated Negative Declaration
and Mitigation Monitoring Plan has been prepared which will provide conditions and
requirements to reduce the impacts of the project to a less than significant level. City staff
will ensure compliance of the mitigation measures as provided in the Monitoring Plan.
The design of the proposed land division or the type of imprevements is not likely to cause
serious public health problems. All phases of construction will be inspected by appropriate
City staff to ensure compliance with all construction and fire codes.
The design of the subdivision provides for future passive or natural heating or cooling
opportunities in the subdivision to the extent feasible. The project has been conditioned to
comply with the Uniform Building Code, which contains requirements for energy
conservation.
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. As conditioned, the project will be
required to provide access easements across each lot to provide for parking and on-site
circulation.
The subdivision is consistent with the City's parkland dedication requirements (Quimby).
Attachments:
1. PC Resolution No. 02-
- Blue Page 11
Exhibit A - Conditions of Approval - Blue Page '16
Exhibits - Blue Page 34
A Vicinity map
B General Plan map
C Zoning map
D Initial Study/Mitigation Monitoring Plan
E Site plan
F-H Grading plans
I Tentative Parcel Map
J Landscape plans
K-O Commercial floor plans / elevations
P Clubhouse floor plan
Q Clubhouse elevations
R-ee Apartment floor plans/elevations
ff PDO document
R:'~D P~2000~0-0140 Village of Temecula~Staff Report and COAs.doc
10
ATrACHMENT NO. 1
PC RESOLUTION NO. 02-
R:',,D P',2000~0-O140 Village of Temecuta\Stafl Report and COAs.doc
PC RESOLUTION NO. 2002~___
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF TEMECULA RECOMMENDING CITY COUNCIL APPROVAL OF
PLANNING APPLICATION NO. 00-0138, A GENERAL PLAN
AMENDMENT TO REALIGN THE PROFESSIONAL OFFICE (PO)
AND MEDIUM DENSITY RESIDENTIAL (M) LAND-USE
DESIGNATION BOUNDARIES OF A 23 ACRE'. SITE; PLANNING
APPLICATION NO. 00-0139, A CHANGE OF ZONE FROM
PROFESSIONAL OFFICE (PO) AND MEDIUM DENSITY
RESIDENTIAL (M) TO PLANNED DEVELOPMENT OVERLAY
(PDO), AND THE STANDARDS AND REGULATIONS CONTAINED
IN THE ACCOMPANYING PDO DOCUMFNT, EXCEPTING
THEREFROM ALL REFERENCES TO A SERVICE STATION USE;
PLANNING APPLICATION NO. 00-0140, A DEVELOPMENT PLAN
FOR THE DESIGN, CONSTRUCTION AND OPERATION OF A 160
UNIT APARTMENT COMPLEX AND EIGHT RETAIL / OFFICE
BUILDINGS TOTALING 68,700 SQUARE FEET, WHICIH
EXCLUDES THE SERVICE STATION BUILDING AND RELATED
PUMP ISLANDS; AND PLANNING APPLICATION NO. 00-0152, A
TENTATIVE PARCEL MAP SUBDIVIDING 3 LOTS AND
CREATING 8 LOTS, GENERALLY LOCATED SOUTH OF
RANCHO CALIFORNIA ROAD, WEST OF COSMIC ROAD AND
EAST OF THE MORAGA ROAD INTERSECTION OF RANCHO
CALIFORNIA ROAD KNOWN AS ASSESSOFIS PARCEL NO(S).
944-290-012, 013,014.
WHEREAS, MJW Property Group, filed Planning Application No(s). PA00-0138 General
Plan Amendment, PA00-0139 Change of Zone (Planned Development Overlay), PA00-0152
Tentative Pamei Map and PA00-0140 Development Plan "Application"), in a manner in accord with
the City of Temecula General Plan and Development Code;
WHEREAS, the Application was processed including, but not limited to a public notice, in the
time and manner prescribed by State and local law;
WHEREAS, the Planning Commission, at a regular meeting, considered the Application on
February 20, 2002, at a duly noticed public hearing as prescribed by law, at which time the City staff
and interested persons had an opportunity to and did testify either in support or in opposition to this
matter;
WHEREAS, at the conclusion of the Commission hearing and after due consideration of the
testimony, the Commission recommended City Council approval of the Application subject to and
based upon the findings set forth hereunder;
WHEREAS, all legal preconditions to the adoption of this Resolution have occurred.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF TEMECULA DOES
HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS:
Section 1.
by reference.
That the above recitations are true and correct and are hereby incorporated
Section 2. Findin.qs. The Planning Commission, in recommending approving of the
R:~D P~000~00-0140 Village of Temecula',Stafl Report and COAs.doc
Application hereby makes the following findings as required by Section 17.05.010F and Section
16.09.140 of the Temecula Municipal Code:
Development Plan (Section 17.05.010)
1. The proposed uses are in conformance with the General Plan and with all applicable
requirements of state law and local ordinances. The plan to develop an office/retail center
......... and-11~0 apartment units is consistent with the General Plan land use designation of Office
Professional and Medium Density Residential for the ~ite, pro~/ided the service station is
deleted from the plan. A service station at this location would introduce a vehicle-oriented
use that is not compatible with the residential character of the surrounding area.
The overall development of the land as conditioned, is designed for the protection of the
public health, safety, and general welfare. The development plan for the site is consistent
with the City's Design Guidelines and conforms to all of the applicable sections of the
Development Code and related Planned Development Overlay document. Provisions have
been made to minimize the visual impact of the project, and all phases of construction will be
inspected to ensure compliance with the applicable building and fire codes.
Tentative Parcel Map (Section 16.09.140)
The proposed subdivision and th~ design and improvements of the subdivision are
consistent with the Development Code and General Plan. Each lot will conform to the
minimum lot size requirement of the original zoning district, and as permitted bythe Planned
Development Overlay zone, may have parcels with access across other parcels created on
the same site. Conditions of approval will ensure that the common-use facilities such as
parking, sidewalks, and landscaping are maintained by a Property Owner's Association.
4, The tentative map does not propose to divide land which is subject to a contract entered into
pursuant to the California Land Conservation Act of 1965
The site is physically suitable for the type and proposed density of development proposed by
the tentative map, Based on environmental documents .~ubmitted with the application and an
initial Study which was prepared by staff in accordance with the California Environmental
Quality Act, it has been determined that the site is physically suitable for the type and density
of development being proposed. Conditions of approval have been added to ensure that
final soils reports are submitted with the construction plans.
The design of the subdivision and the proposed improw~=ments, with conditions of approval,
are not likely to cause significant environmental damage or substantially and avoidably injure
fish or wildlife or their habitat. Based on the Initial Study, a Mitigated Negative Declaration
and Mitigation Monitoring Plan has been prepared which will provide conditions and
requirements to reduce the impacts of the project to a less than significant level. City staff
will ensure compliance of the mitigation measures as provided in the Monitoring Plan.
The design of the proposed land division or the type of improvements is not likely to cause
serious public health problems. All phases of construction will be inspected by appropriate
City staff to ensure compliance with all construction and fire codes.
The design of the subdivision provides for future passive or natural heating or cooling
opportunities in the subdivision to the extent feasible. 'The project has been conditioned to
comply with the Uniform Building Code, which contains requirements for energy
conservation.
R:~D P~2000~00-0140 Village of Ternecula~Staff Repor~ and COAs,doc
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. As conditioned, the project will be
required to provide access easements across each lot to provide for parking and on-site
circulation,
10, The subdivision is consistent with the City's parkland dedication requirements (Quimby).
Section 3. Environmental Compliance. Recommend Adoption of a Mitigated Negative
Declaration and Mitigation Monitoring Plan based on the Initial Study, which was prepared pursuant
to CEQA Guidelines Section 15072.
Section 4. Conditions. That the City of Temecula Planning Commission hereby
conditionally recommends approval of the Application(s) according to the specific conditions set
forth on Exhibit A, attached hereto, and incorporated herein by this reference together with any and
all necessary conditions that may be deemed necessary.
Section 5. PASSED, APPROVED AND ADOPTED by the City of Temecula Planning
Commission this 20th day of February 2002.
ATTEST:
Dennis Chiniaeff, Chairperson
Debbie Ubnoske, Secretary
[SEAL]
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss
CITY OF TEMECULA )
I, Debbie Ubnoske, Secretary of the Temecula Planning Commission, do hereby certify that
PC Resolution No. 02-__was duly and regularly adopted by the Planning Commission of the City of
Temecula at a regular meeting thereof held on the 20th day of February, 2002, by the following vote
of the Commission:
R:~D P~2000~30-0140 Vitlage of Temecula'~taff Report and COAs.doc
t4
AYES:
NOES:
ABSENT:
ABSTAIN:
PLANNING COMMISSIONERS:
PLANNING COMMISSIONERS:
PLANNING COMMISSIONERS:
PLANNING COMMISSIONERS:
Debbie Ubnoske, Secretary
R:',D P~000~0-0140 Village of Temecula~Staff Report and COAs.doc
15
EXHIBIT A
CONDITIONS OF APPROVAl.
R:~D P~2000~00-0140 Vittage of Temecula~Staff Report and COAs,doc
EXHIBIT A
CITY OF TEMECULA
CONDITIONS OF APPROVAl.
Planning Application No.
PA00-0140 Development Plan
PA00-0152 Tentative Parcel Map
Project Description:
PA00-0140 Construct 160 attached single-family
residential units on approximately 15.26 acres and a
71,100 square foot office/retail center on
approximately 7.7'1 acres.
PA00-0152 Tentative Pamel Map subdividing the
current three pam,91s, which are a portion of lot 24 of
Tract 3334, into 8 individual parcels.
Development Impact Fee Category:
Assessor's Parcel No.:
Approval Date:
Expiration Date:
Residential Attached and Retail Commercial
944-290~012, 013,and 014.
TBD
TBD
PLANNING DIVISION
General
2.
Within Forty-Eight (48) Hours of the Approval of this Project
1. The applicant shall deliver to the Community Development Department - Planning Division a
cashier's check or money order made payable to the County Clerk in the amount of One
thousand three hundred and fourteen dollars ($1314.00) for the County administrative fee, to
enable the City to file the Notice of Determination required under Public Resources Code
Section 21108(b) and California Code of Regulations Section 15075. If within said forty-
eight (48) hour period the applicant has not delivered to the Community Development
Department - Planning Division the check as required .above, the approval for the project
granted shall be void by reason of failure of conditien [Fish and Game Code Section
711.4(c)].
Requirements
The parcel map shall comply with the State of Californie~ Subdivision Map Act and to all the
requirements of the City of Temecula's Subdivision Ordinance, unless modified by the
conditions listed below. A time extension may be appreved in accordance with the State
Map Act and City Ordinance, upon written request, if made 30 days prior to the expiration
date.
3. The applicant and owner of the real property subject to this condition shall hereby agree to
indemnify, protect, hold harmless, and defend with Legal Counsel of the City's own
selection, 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,
R:~,D P~000~00-0140 Village of Temecula~Staff Reporl and COAs.doc t7
consultants, contractors, legal counsel, and agents from any and all claims, actions, awards,
judgments, or proceedings against the City to attack, set aside, void, annul, seek monetary
damages resulting, directly or indirectly, from any action ir, 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. City shall promptly notify the both the applicant and landowner of any claim,
action, or proceeding to which this condition is applicable and shall further cooperate fully in
the defense of the action. The City reserves its right to take any and all action the City
deems to be in the best interest of the City and its citizens in regards to such defense.
4. The project and all subsequent projects within this site shall comply with all mitigation
measures contained in the Mitigation Monitoring Program and conditions set forth.
5. After grading, all slopes shall be planted in accordance with the City's Slope Planting
Guidelines. Jute netting will be required on all slopes greater than ten linear feet.
6. An Administrative Development Plan application shall b,9 submitted and approved by the
Planning Department for buildings on Pads C, D, and E, prior to issuance of building
permits.
7. The final landscape plan shall indicate street trees planted along the Rancho California
Road frontage as a minimum of 24-inch box London Plane (Plantus Acerfolia 'Bloodgood').
8. Areas proposed for development in another phase occ~rring not within six months of the
completion of the previous phase shall be temporarily seeded and irrigated for dust and soil
erosion control.
9. The permittee shall obtain City approval for any modifications or revisions to the approval of
this development plan.
10. This approval shall be used within two (2) years of the approval date; otherwise, it shall
become null and void. By use is meant the beginning of substantial construction
contemplated by this approval within the two (2) year period, which is thereafter diligently
pursued to completion, or the beginning of substantial utilization contemplated by this
approval.
11. The development of the premises shall substantially conform to the approved Exhibits A
through ff and the Color and Material Board on file with the Community Development
Department - Planning Division.
12. 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, Property
Owner's Association, or any successors in interest.
13. All mechanical and roof equipment shall be fully screened from public view by being placed
below the lowest level of the surrounding parapet wall.
14. The colors and materials for the project shall substantially conform to those noted directly
below and with the Color and Material Board on file with the Community Development
Department - Planning Division.
Primary wall exterior:
Entry Doors, Railing, Shutters
Roof
Fascia, Trim and Garage doors
La Habra Stucco "Cortez" (Base 200)
La Habra Stacco "Meadow Brook" (Base 100)
Frazee "Old Porch" LRV 10
Lifetile California "Mission Blend"
Frazee "Old Porch" LRV 10
R:',,D P',2.000'~0-0140 Village of Temecula\Staff Report and COAs.doc
15. The construction landscape drawings shall indicate coordination and grouping of all utilities,
which are screened from view per applicable City Codes and guidelines.
16. Prior to issuance of building permits, Covenants, Conditions, and Restrictions (CC&R's)
shall be approved by the Planning Department and recorded with the Riverside County
Recorder. The CC&R's shall contain provisions for the creation of a Property Owner's
Association for the maintenance of all landscaping on the commercial parcels, and
maintenance of all internal roadway and hardscape surfaces within those parcels.
Prior to Issuance of an Occupancy Permit
17. All perimeter and slope landscaping, including the Rancho California Road landscape
planter area shall be installed to the approval of the Planning Director, prior to the first
certificate of occupancy.
18. All conditions shall be complied with prior to any occupancy or use allowed by this
Development Plan.
19. A one-year landscape maintenance bond of sufficient amount shall be submitted and
approved by the Planning Department.
Prior to Issuance of Grading Permits
20. A copy of the Rough Grading plans shall be submitted and approved by the Planning
Department.
21. 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.
DEPARTMENT OF PUBLIC WORKS
22. The Department of Public Works recommends the following Conditions of Approval for this
project. Unless stated otherwise, all conditions shall be completed bythe Developer at no
cost to any Government Agency.
General Requirements
23. It is understood that the Developer correctly shows en the tentative map all existing and
proposed easements, traveled ways, improvement constraints and drainage courses, and
their omission may require the project to be resubmittad for further review and revision.
24. 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.
25. 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.
26. 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.
Prior to issuance of a grading permit:
27. As deemed necessa~j by the Department of Public Works, the Developer shall receive
written clearance from the following agencies:
a. San Diego Regional Water Quality Control Board
b. Riverside County Flood Control and Water Conservation District
c. Planning Department
d. .Department of Public Works
e. Riverside County Health Department
R:',D P~2000~:)0-0140 Village of Temecuia~.~tafl Report and COAs.doc
f. Verizon
g. Southern California Edison Company
h. Southern California Gas Company
Develol3ment Plan
28. A Grading Plan shall be prepared by a registered Civil Engineer in accordance with City of
Temecula standards and approved by the Department of Public Works prior to
commencement of any grading. The plan shall incorporate adequate erosion control
measures to protect the site and adjoining properties from damage due to erosion.
29. A Soils Report shall be prepared by a registered Civil or Soils Engineer and submitted to the
Department of Public Works with the initial grading plan check. The report shall address all
soils conditions of the site, and provide recommendations for the construction of engineered
structures and preliminary pavement sections.
30. A Geotechnical Report shall be prepared by a registered engineer or engineering geologist
and submitted to the Department of public Works with 1:he initial grading plan check. The
report shall address special study zones and identity any geotechnical hazards for the site
including location of faults and potential for liquefaction. The report shall include
recommendations to mitigate the impact of ground shaldng and liquefaction.
31. A Drainage Study shall be prepared by a registered Civil Engineer and submitted to the
Department of Public Works with the initial grading plan check. The study shall identity
storm water runoff quantities expected from the development of this site and upstream of the
site. It shall identify all existing or proposed off-site or on-site, public or private, drainage
facilities intended to discharge this runoff. Runoff shall be conveyed to an adequate outfall
capable of receiving the storm water runoff without damage to public or private property.
The study shall include a capacity analysis verifying the adequacy of all facilities. Any
upgrading or upsizing of drainage~facilities necessary to convey the storm water runoff shall
be provided as part of development of this project. The basis for analysis and design shall
be a storm with a recurrence interval of one hundred years.
32. The Developer must comply with the requirements ol: the National Pollutant Discharge
Elimination System (NPDES) permit from the State Water Resources Control Board. No
grading shall be permitted until an NPDES Notice of Intent (NOI) has been filed or the
project is shown to be exempt.
33. The Developer shall post security and enter into an agreement guaranteeing the grading and
erosion control improvements in conformance with applicable City Standards and subject to
approval by the Department of Public Works.
34. A flood mitigation charge shall be paid. The Area Drainage Plan fee is payable to the
Riverside County Flood Control and Water Conservation District by either cashier's check or
money order, prior to issuance of permits, based on the prevailing area drainage plan fee. If
the full Area Drainage Plan fee or mitigation charge has already been credited to this
property, no new charge needs to be paid.
35. The Developer shall obtain letters of approval or easements for any off-site work performed
on adjoining properties. The letters or easements shall be in a format as directed by the
Department of Public Works.
36. 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. ____ D_riv_e_ways _shall conform to the applicable City ~;tandard Nos. 207,207A and/or 208.
c. Street lights shall be installed ~l~)ng the pt~blic streets shall be designed in
accordance with City Standard Nos. 800, 801,802 and 803.
R:',D P~000~00-0140 Village of Ternecula\Staff Repot[ and COAs.doc 20
d. Concrete sidewalks shall be constructed in accordance with City Standard Nos. 400,
401 and 402.
e. All street and driveway centerline intersections shall be at 90 degrees.
f. All concentrated drainage directed towards the public street shall be conveyed
through curb outlets per City Standard No. 301,302 and/or 303.
g. All utility systems including gas, electric, telephone, water, sewer, and cable TV shall
be provided underground. Easements shall be provided as required where
adequate right-of-way does not exist for installation of the facilities. All utilities shall
be designed and constructed in accordance with City Codes and the utility provider.
h. All utilities, except electrical lines rated 33ky or greater, shall be installed
underground.
i. Design of street improvements shall extend a minimum of 300 feet beyond the
project boundaries to ensure adequate continuity of design with adjoining properties.
37. Private roads shall be designed to meet City public road standards. Unless otherwise
approved the following minimum criteria shall be observed in the design of private streets:
a. Street "A" (private street shall have a minimum paved width of 28-ft. with 50-ft. right-
of-way.
b. The driveway at the main entrance shall have a minimum paved width of 76-ft. with a
6' sidewalk on each side.
c. The easterly driveway shall have a minimum paw,~d width of 30-ft. with a 6' sidewalk
on each side.
d. The driveway leading to the residential section shall have a minimum paved width of
28-ft. with a 5' sidewalk on each side.
e. Cul-de-sac geometries shall meet current City Standards.
f. 90 parking immediately adjacent to the private s'treets shall be located a minimum
safe distance from intersections.
g. Identify whether gates will be proposed at entrances to project. If so, configuration,
stacking distance, and turn-around ability will need to be reviewed and approved by
the Fire Department and the Department of Public Works.
h. All intersections shall be perpendicular (90).
i. All driveways providing access to two or more buildings shall be designed as a cul-
de-sac or a loop read,
38. A construction area Traffic Control Plan shall be designed by a registered Civil Engineer and
reviewed by the Department of Public Works for any .~,treet closure and detour or other
disruption to traffic circulation as required by the Department of Public Works.
39. The westerly and easterly driveways shall be restricted to right-in/right-out. The main
driveway shall have full turning movements.
40. Corner property line cut off for vehicular sight distance and installation of pedestrian facilities
shall be provided at all street intersections in accordance with Riverside County Standard
No. 805.
41. 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.
42. The Developer shall make a good faith effort to acquire the required off-site property
interests, and if he or she should fail to do so, the Developer shall, prior to submittal of the
Parcel Map for recordation, enter into an agreement to complete the improvements pursuant
to the Subdivision Map Act, Section 66462 and Section 66462.5. Such agreement shall
provide for payment by the Developer of all costs incurred by the City to acquire the off-site
property interests required in connection with the subdivision. Security of a portion of these
R:\D P~2000~0-0140 Village of Temecula\Staff Report and COAs.doc
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 City prior to commencement of the
appraisal shall have approved the appraiser.
43. 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.
44. The Developer shall notify the City's cable TV Franchise.,; of the Intent to Develop. Conduit
shall be installed to cable TV Standards at time of street improvements.
45. A minimum 24' easement shall be dedicated for public utilities and emergency vehicle
access for all private streets and drives.
46. Easements for sidewalks for public uses shall be dedicated to the City where sidewalks
meander through private property.
47. A reciprocal ingress/egress access easement shall be provided for the review and approval
of the Department of Public Works.
Prior to Issuance of Building Permits
48. Parcel Map 29140 shall be approved and recorded.
49. 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 registerad Civil Engineer for location and
elevation, and the Soils Engineer shall issue a Final Soils Report addressing compaction
and site conditions.
50. 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.
51. The Developer shall pay to the City the Public Facilities Development Impact Fee as
required by, and in accordance with, Chapter 15.06 of the Temecula Municipal Code and all
Resolutions implementing Chapter 15.06.
52. An easement for a joint use driveway shall be provided prior to approval of the Parcel Map or
issuance of building permits, whichever occurs first.
Prior to Issuance of Certificates of Occupancy
53. A bus bay within the property frontage will be provided on Rancho California Road, as
determined by the Department of Public Works.
54. The Developer shall construct the following public improvements to City of Temecula
General Plan standards unless otherwise noted. Plans shall be reviewed and approved by
the Department of Public Works:
a. Improve Rancho California Road (Arterial Highwa,.! Standards - 110' R/W) to include
installation of sidewalk, street lights, drainage facilities, signing and striping, utilities
(including but not limited to water and sewer), 14' raised landscaped median,
deceleration lane.
(i) The Developer shall reimburse the City the cost for the construction of half
width of the raised landscape median (yet to be built along Rancho Califomia
Road) at a rate not to exceed $50.00 per lineal foot.
(ii) The Developer is to reimburse the City for their fair share of the cost of the
existing median built by adjoining properties along Rancho California Road.
The Developer is responsible for the frontage along their property.
R:'~D P~2000\00-0140 Village of Temecula\Staff Report and COAs.doc
b. Install a 200' long deceleration lane on Rancho California Road at the proposed
main entrance, as approved by the Department of Public Works. Dedicate an
additional 10' of right-of-way for the deceleration lane.
c. Provide an easement at the main entrance for the maintenance of traffic signal
equipment, loops, and interconnect.
d. Design and install a traffic signal at the intersection of Rancho California Road and
the main entrance.
__55. All street improvement design shall provide adequate right-of-way and pavement transitions
per Caltrans standards for transition to existing street sections.
56. 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
57. All necessary certifications and clearances from engineers, utility companies and public
agencies shall be submitted as required~by the Department of Public Works.
58. All improvements shall be constructed and completed per the approved plans and City
standards to the satisfaction of the Director of Public Works.
59. 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.
Parcel Ma;)
Prior to Approval of the Parcel Map, unless other timing is indicate, ed, the Developer shall complete
the following or have plans submitted and approved, subdivision improvement agreements executed
and securities posted:
60. As deemed necessary by the Department of Public Works, the Developer shall receive
written clearance from the following agencies:
a. San Diego Regional Water Quality Control Board
b. Rancho California Water District
c. Eastern Municipal Water District
d. Riverside County Flood Control and Water Conservation District
e. City of Temecula Fire Prevention Bureau
f. Planning Department
g.. Department of Public Works
h. Cable TV Franchise
i. Community Services District
j. Verizon
k. Southern California Edison Company
I. Southern California Gas Company
61. The Developer shall construct the following public iml:~rovements to City of Temecula
General Plan standards unless otherwise noted. Plans shall be reviewed and approved by
the Department of Public Works:
a. Improve Rancho California Road (Arterial Highwa,./Standards - 110' R/W) to include
installation of sidewalk, street lights, drainage facilities, signing and striping, utilities
(including but not limited to water and sewer), 14' raised landscaped median,
deceleration lane.
R:~,D P~000~00-0140 Village of Temecula~Staff Report and COAs.doc
23
82.
63.
(i) The Developer shall reimburse the City the cost for the construction of half
width of the raised landscape median (yet to be built along Rancho California
Road) at a rate not to exceed $50.00 per lineal foot.
(ii) The Developer is to reimburse the City for their fair share of the cost of the
existing median built by adjoining properties along Rancho California Road.
The Developer is responsible for the fromage along their property.
b. Install a 200' long deceleration lane on Rancho California Road at the proposed
main entrance, as approved by the Department of Public Works. Dedicate an
additional 10' of right-of-way for the deceleration lane.
c. Provide an easement at the main entrance for the maintenance of traffic signal
equipment, loops, and interconnect.
d. Design and install a traffic signal at the intersection of Rancho California Road and
the main entrance.
All street improvement design shall provide adequate right-of-way and pavement transitions
per Caltrans standards for transition to existing street sections.
Unless otherwise approved the following minimum criteria shall be observed in the design of
the street improvement plans:
a. Street centerline grades shall be 0.5% minimum over P.C.C. and 1.00% minimum
over A.C. paving.
b. Driveways shall conform to the applicable City Standard Nos. 207,207A and/or 208.
c. Street lights shall be installed along the public streets shall be designed in
accordance with City Standard Nos. 800, 801,802 and 803.
d. Concrete sidewalks shall be constructed in accordance with City Standard Nos. 400,
401 and 402.
e. All street and driveway centerline intersections shall be at 90 degrees.
f. All concentrated drainage directed towards the public street shall be conveyed
through curb outlets per City Standard No. 301,302 and/or 303.
g. All utility systems including gas, electric, telephone, water, sewer, and cable TV shall
be provided underground. Easements shall be provided as required where
adequate right-of-way does not exist for installation of the facilities. All utilities shall
be designed and constructed in accordance with City Codes and the utility provider.
h. All utilities, except electrical lines rated 33kv or greater, shall be installed
underground.
i. Design of street improvements shall extend a minimum of 300 feet beyond the
project boundaries to ensure adequate continuity of design with adjoining properties.
64. Private roads shall be designed to meet City public road standards. Unless otherwise
approved the following minimum criteria shall be observed in the design of private streets:
a. Street "A" (private street) shall have a minimum paved width of 28-ft within a 50-ft.
right-of-way.
b. The driveway at the main entrance shall have a minimum paved width of 76-ft. with a
6' sidewalk for each.
c. The easterly driveway shall have a minimum paved width of 30-ft. with a 6' sidewalk
on each side.
d. The driveway leading to the residential section shall have a minimum paved width of
28-ft. with a 5' sidewalk on each side.
e, Cul-de-sac geometries shall meet current City Standards.
f. 90 parking immediately adjacent to the private streets shall be located a minimum
safe distance from intersections.
R:'~D P~000~0-0140 Village of Ternecula~Staff Report and COAs.doc
g. Identify whether gates will be proposed at entrances to project. If so, configuration,
stacking distance, and turn-around ability will need to be reviewed and approved by
the Fire Department and the Department of Public Works.
h. All intersections shall be perpendicular (90).
i. All driveways providing access to two or more buildings shall be designed as a cul-
de-sac or a loop road.
65. A construction area Traffic Control Plan shall be designed by a registered Civil Engineer and
reviewed by the Department of Public Works for any street closure and detour or other
disruption to traffic circulation as required by the Department of Public Works.
66. Relinquish and waive right of access to and from Rancho California Road on the Parcel Map
with the exception of three (3) openings, as delineated on the approved Tentative Parcel
Map.
a. The westerly and easterly driveways shall be restricted to right-in/right-out. The main
driveway shall have full turning movements.
67. Corner property line cut off for vehicular sight distance and installation of pedestrian facilities
shall be provided at all street intersections in accordance with Riverside County Standard
No. 805.
68. 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.
69. Pursuant to Section 66493 of the Subdivision Map Act, any subdivision, which is part of an
existing Assessment District, must comply with the requirements of said section. Prior to
City Council approval of the Parcel Map, the Developer shall make an application for
reapportionment of any assessments with appropriate regulatory agency.
70. Any delinquent property taxes shall be paid.
71. An Environmental Constraints Sheet (ECS) shall be prepared in conjunction with the Parcel
Map to delineate identified environmental concerns and shall be recorded with the map. 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-year l=loodplain.
b. Special Study Zones.
c. Geotechnical hazards identified in the project's geotechnical report.
d. Archeological resources found on the site.
72. 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.
73. The Developer shall make a good faith effort to acquire the required off-site property
interests, and if he or she should fail to do so, the Developer shall, prior to submittal of the
Parcel Map for recordation, enter into an agreement to complete the improvements pursuant
to the Subdivision Map Act, Section 66462 and Section 66462.5. Such agreement shall
provide for payment by the Developer of all costs incurred by the City to acquire the off-site
property interests required in connection with the subdivision. Security of a portion of these
costs shall be in the form of a cash deposit in the amount given in an appraisal report
obtained by the Developer, at the Developer's cost. The appraiser shall have been
approved by the City prior to commencement of the appraisal.
74. All utility systems including gas, electric, telephone, water, sewer, and cable TV shall be
provided for underground, with easements providecl as required, and designed and
R:~,D P',.2000~00-0140 Village of Temecula~Staff Report and COAs.doc
constructed in accordance with City Codes and the utility provider. Telephone, cable TV,
and/or security systems shall be p. re-wired in the residence.
75. The Developer shall notify the City's cable TV Franchises of the Intent to Develop. Conduit
shall be installed to cable TV Standards at time of street improvements.
76. A bus bay within the property frontage will be provided on Rancho California Road, as
determined by the Department of Public Works.
77. A minimum 24' easement shall be dedicated for public utilities and emergency vehicle
access for all private streets and drives.
78. Private drainage easements for cross-lot drainage shall be required and shall be delineated
and noted on the final map.
79. Easements for sidewalks for public uses shall be dedicated to the City where sidewalks
meander through private property.
80. An easement for a joint use driveway shall be provided prior to approval of the Parcel Map or
issuance of building permits, whichever occurs first.
81. A reciprocal ingress/egress access easement shall be provided for the review and approval
of the Department of Public Works.
82. Easements, when required for roadway slopes, landscape easements, drainage facilities,
utilities, etc., shall be shown on the final map if they a~'e 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 shallbe kept
free of buildings and obstructions."
Prior to Issuance of Grading Permits
83. As deemed necessary by the Department of Public Works, the Developer shall receive
written clearance from the following agencies:
a. San Diego Regional Water Quality Control Board
b. Riverside County Flood Control and Water Con,~;ervation District
c. Planning Department
d. Department of Public Works
e. Riverside County Health Department
f. Community Services Distdct
g. Verizon
h. Southern California Edison Company
i. Southern California Gas Company
84. 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.
85. 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.
86. A Geotechnical Report shall be prepared by a registered engineer or engineering geologist
and submitted to the Department of public Works with 1he initial grading plan check. The
R:',.D P~2000',DO-0140 Vittage of Ternecula~Staff Reporl and COAs.doc
report shall address special study zones and identify any geotechnical hazards for the site
including location of faults and potential for liquefaction. The report shall include
recommendations to mitigate the impact of ground shaking and liquefaction.'
87. A Drainage Study shall be prepared by a registered Civil Engineer and submitted to the
Department of Public Works with the initial grading pla,n check. The study shall identify
storm water runoff quantities expected from the developrnent of this site and upstream of the
site. It shall identify all existing or proposed off-site or on-site, public or private, drainage
facilities intended to discharge this runoff. Runoff shall be conveyed to an adequate outfall
capable of receiving the storm water runoff without darnage to public or private property.
The study shall include a capacity analysis verifying the adequacy of all facilities. Any
upgrading or upsizing of drainage facilities necessary to convey the storm water runoff shall
be provided as part of development of this project. The basis for analysis and design shall
be a storm with a recurrence interval of one hundred years.
88. The Developer must comply with the requirements of the National Pollutant Discharge
Elimination System (NPDES) permit from the State Water Resources Control Board. No
grading shall be permitted until an NPDES Notice of Intent (NOI) has been filed or the
project is shown to be exempt.
89. The Developer shall post secudty 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.
90. A flood mitigation charge shall be paid. The Area Drainage Plan fee is payable to the
Riverside County Flood Control and Water Conservatior~ Distdct 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.
91. 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.
Prior to Issuance of Building Permits
92. Parcel Map shall be approved and recorded.
93. 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.
94. Greding 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.
95. The Developer shall pay to the City the Public Facilities Development Impact Fee as
required by, and in accordance with, Chapter 15.06 of the Temecula Municipal Code and all
Resolutions implementing Chapter 15.06.
Prior to Issuance of Certificates of Occupancy
96. 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
d. Southern California Edison
R:~D P~2000~0-0140 Village of Temecula~Staff Report and COAs.doc
97. All necessary certifications and clearances from engineers, utility companies and public
agencies shall be submitted as required by the Department of Public Works.
98. All improvements shall be constructed and completed per the approved plans and City
standards to the satisfaction of the Director of Public Works.
99. The existing improvements shall be reviewed. Any appurtenance damaged or broken due to
the construction operations of this project shall be repaired or removed and replaced to the
satisfaction of the Director of Public Works.
COMMUNITY SERVICES
100. Prior to installation of arterial street lighting, the developer shall file an application with the
TCSD and pay the appropriate energy fees related to the transfer of said street lighting into
the respective TCSD maintenance program.
101. All parkway landscaping, slope areas and interior streetlights shall be maintained by the
property owner or private maintenance association.
102, The Developer shall provide adequate space for a recycling bin within the trash enclosure
areas.
103, 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,
104. Class II bike lanes shall be included on the street improw~ment plans for Rancho California
Road. Any damage caused to the existing Class II bike I~nes on Rancho California Road as
a result of construction shall berepaired or replaced, as determined by Public Works,
Prior to the issuance of buildinq r)ermits:
105. The developer shall satisfy the City's parkland dedication requirement through the payment
of in-lieu fees equivalent to .97 acres of parkland, based upon the City's the current land
evaluation. Said requirement includes a 50% credit for private recreational opportunities
provided on-site and shall be pro-rated at a per dwellin(j unit cost prior to the issuance of
each building permit requested.
BUILDING AND SAFETY
106. All design components shall comply with applicable provisions of the 1998 edition of the
California Building, Plumbing and Mechanical Codes; 1998 National Electrical Code;
California Administrative Code, Title 24 Energy and Disabled Access Regulations and the
Temecula Municipal Code.
107. Submit at time of plan review, a complete exterior site lighting plans showing compliance
with Ordinance No. 655 for the regulation of light pollution. All streetlights and other outdoor
lighting shall be shown on electrical plans submitted k) 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.
108. A receipt or clearance letter from the Temecula Valley School District shall be submitted to
the Building & Safety Department to ensure the payment or exemption from School
Mitigation Fees.
109. Obtain all building plans and permit approvals prior to commencement of any construction
work.
110. Obtain street addressing for all proposed buildings prior to submittal for plan review.
111. Disabled access from the public way to the main entrar, ce of the building is required. The
path of travel shall meet the California Disabled Access Regulations in terms of cross slope,
travel slope stripping and signage. Provide all details on plans. (California Disabled Access
Regulations effective April 1, 1998)
R:'~D P~2000~D0-0140 Viltage of Temecula~Staff Report and COAs.doc
28
112. All building and facilities must comply with applicable disabled access regulations. Provide
all details on plans. (California Disabled Access Regulations effective April 1,1998)
113, Provide disabled access from the public way to the main entrance of the buil~ling.
114, Provide van accessible parking located as close as possible to the main entry,
115. Show path of accessibility from parking to furthest point of improvement.
116. Provide house electrical meter provisions for power for the operation of exterior lighting, fire
alarm systems.
117. Restroom fixtures, number and type, to be in accordance with the provisions of the 1998
edition of the California Building Code Appendix 29. Obtain the Division of the State
Architect recommendation for the accessible restroom dimensions for toddlers from the
Building Official, to implement in the building design.
118, Provide an approved automatic fire sprinkler system.
119. Provide appropriate stamp of a registered professional with original signature on plans prior
to permit issuance.
120. Provide electrical plan including Icad calculations and panel schedule, plumbing schematic
and mechanical plan for plan review.
121. Truss calculations that are stamped bythe engineer of record and the truss manufacturer
engineer are required for plan review submittal,
122. Provide precise grading plan for plan check submittal to check for handicap accessibility.
123. A pre-construction meeting is required with the building inspector prior to the start of the
building construction.
124. Trash enclosures, patio covers, light standard and any block walls if not on the approved
building plans, will require separate approvals and permits.
125. Show all building setbacks.
128, Signage shall be posted conspicuously at the entrance to the project that indicates the hours
of construction, shown below, as allowed by the City of Temecula Ordinance No. 0-90-04,
specifically Section G (1) of Riverside County Ordinance No. 457.73, for any site within one-
quarter mile of an occupied residence.
Monday-Friday 6:30 a.m. - 6:30 p,m.
Saturday 7:00 a.m. - 6:30 p,m.
No work is permitted on Sunday or Government Holidays
FIRE DEPARTMENT
127. Final fire and life safety conditions will be addressed when the Fire Prevention Bureau
reviews building plans. These conditions will be based on occupancy, use, the California
Building Code (CBC), California Fire Code (CFC), and related codes that are in force at the
time of building plan submittal,
128. The Fire Prevention Bureau is required to set a minimum fire flow for the remodel or
construction of all commemial buildings per CFC Appendix III.A, Table A-III-A-1. The
developer shall provide for this project, a water system capable of delivering 1875 GPM at
20-PSI residual operating pressure, plus an assumed sprinkler demand of 850 GPM for a
total fire flow of 2725 GPM with a 3-hour duration. The required fire flow may be adjusted
during the approval process to reflect changes in design, construction type, or automatic fire
protection measures as approved by the Fire Prevention Bureau. The Fire Flow as given
above has taken into account all information as provided. (CFC 903.2, Appendix III-A)
129. The Fire Prevention Bureau is required to set minimum fire hydrant distances per CFC
R:'~D FA2000~0-0140 Village of Temecula\Stafl Report and COAs.doc
Appendix Ill-B, Table A-III-B-1. A minimum of 4 hydrants, in a combination of on-site and off-
site (6" x 4" x 2-2 1/2" outlets) on a looped system shall be located on fire access roads and
adjacent to public streets. Hydrants shall be spaced at 3.50 feet apart, at each intersection
and shall be located no more than 210 feet from any point on the street or Fire Department
access road(s) frontage to an hydrant. The required fire flow shall be available from any
adjacent hydrant(s) in the system. The upgrade of existing fire hydrants may be required.
(CFC 903.2, 903.4.2, and Appendix Ill-B).
130. 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)
131. Maximum cul-de-sac length shall not exceed 1320 feet. I¥1inimum 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)
132. 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)
133. Prior to building construction, all locations where structures are to be built shall have
approved temporary Fire Department vehicle access roads for use until permanent roads
are installed. Temporary Fire Department access roads shall be an all weather surface for
80,000 lbs. GVW. (CFC 8704.2 and 902.2.2.2)
134. Prior to building final, all locations where structures are to be built shall have approved Fire
Department vehicle access roads to within 150 feet tc any portion of the facility or any
portion of an exterior wall of the building(s). Fire Department access roads shall be an all
weather surface designed for 80,000 lbs. GVW with a minimum AC thickness of .25 feet. (
CFC sec 902)
135. 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)
136. The gradient for a fire apparatus access reads shall not exceed fifteen (15) percent. (CFC
902.2.2.6 Ord. 99-14)
137. Prior to building construction, dead end roadways and streets in excess of one hundred and
fifty (150) feet, which have not been completed, shall have a turnaround capable of
accommodating fire apparatus. (CFC 902.2.2.4)
138. Prior to building construction, this development shall have two (2) points of access, via all-
weather surface roads, as approved by the Fire Prevention Bureau. (CFC 902.2.1)
139, Prior to issuance of building permits, the developer shall furnish one copy of the water
system plans to the Fire Prevention Bureau for approval prior to installation. Plans shall be
signed by a registered civil engineer; contain a Fire Prevention Bureau approval signature
block; and conform to hydrant type, location, spacing, and minimum fire flow standards.
After the plans are signed by the local water company, the originals shall be presented to the
Fire Prevention Bureau for signatures. The required water system including fire hydrants
shall be installed and accepted by the appropriate water agency prior to any combustible
building materials being placed on an individual lot. (CFC 8704.3, 901.2.2.2 and National
Fire Protection Association 24 1-4.1)
140. 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)
141. Prior to issuance of a Certificate of Occupancy or building final, approved numbers or
addresses shall be provided on all new and existing buildings in such a position as to be
plainly visible and legible from the street or road fronting the property. Numbers shall be of a
contrasting color to their background. Commercial, multi-family residential and industrial
R:~D P~2000~)0-0140 Vit[age of Temecula~Staff Report and COAs.doc 30
buildings shall have a minimum twelve (12) inches numbers with suite numbers a minimum
of six (6) inches in size. All suites shall have a minimum of six (6) inch high letters and/or
numbers on both the front and rear doors. Single-family residences and multi-family
residential units shall have four (4) inch letters and/or r~umbers, as approved by the Fire
Prevention Bureau. (CFC 901.4.4)
142. 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.
143. Prior to issuance of Certificate of Occupancy or building final, based on square footage and
type of construction, occupancy or use, the developer shall install a fire sprinkler system.
Fire sprinkler plans shall be submitted to the Fire Prevention Bureau for approval prior to
installation. (CFC Article 10, CBC Chapter 9)
144. 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 byan approved Underwriters Laboratory listed central station. Plans shall
be submitted to the Fire Prevention Bureau for approval prior to installation. (CFC Article 10)
145. 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
in locations approved by the Fire Department. (CFC 90;'..4)
146. 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)
147. 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.
148. Prior to the building final, speculative buildings capable of housing high-piled combustible
stock, shall be designed with the following fire protection and life safety features: an
automatic fire sprinkler system(s) designed for a specific commodity class and storage
arrangement, hose stations, alarm systems, smoke vents, draft curtains, Fire Department
access doors and Fire department access roads. Buildings housing high-piled combustible
stock shall comply with the provisions California Fire (:;ode Article 81 and all applicable
National Fire Protection Association standards. (CFC Article 81)
149. Prior to the issuance of a Certificate of Occupancy or building final, the developer/applicant
shall be responsible for obtaining underground and/or aboveground tank permits for the
storage of combustible liquids, flammable liquids or any other hazardous materials from both
the County Health department and Fire Prevention Bureau. (CFC 7901.3 and 8001.3)
Special Conditions
150. Prior to issuance of building permits, fuel modification plans shall be submitted to the Fire
Prevention Bureau for review and approval for all open space areas adjacent to the wildlend-
vegetation interface. (CFC Appendix II-A)
151. Prior to issuance of building permits, plans for structural protection from vegetation fires shall
be submitted to the Fire Prevention Bureau for review and approval. The measures shall
include, but are not limited to, enclosing eaves, noncombustible barriers (cement or block
walls), and fuel modification zones. (CFC Appendix II-A)
152. Prior to building permit issuance, a full technical report may be required to be submitted and
to the Fire Prevention Bureau. This report shall address, but not be limited to, all fire and life
R:~JD P~2000~0-0140 Village of Temecula~Staff Report and COAs.doc 31
safety measures per 1998 CFC, 1998 CBC, NFPA - 13, 24, 72 and 231-C.
153. 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.
154. The applicant shall comply with the requirements of the Fire Code permit process and
update any changes in the items and quantities approve,:l 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)
155. The applicant shall submit for review and approval by the Riverside County Department of
Environmental Health and City Fire Department an update to the Hazardous Material
Inventory Statement and Fire Department Technical Report on file at the city; should any
quantities used or stored onsite increase or should changes to operation introduce any
additional hazardous material not listed in existing reports. (CFC Appendix II-E)
OUTSIDE AGENCIES
156. The applicant shall comply with all the mitigation measures identified in the attached
Mitigation Monitoring Plan. (Environmental Mitigation Measures)
157. The applicant shall comply with all the requirements set forth in the letter from the United
States Department of the Interior Fish and Wildlife Services dated May 31,2000. (Attached
letter)
158. The applicant shall comply with ali the requirements set forth in the letter from the Pechanga
Cultural Resources dated January 10, 2002. (attached letter)
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
Name printed
R:",D P~000~00-0140 Village of Ternecula~Staff Report and COAs.doc
32
ATFACHMENT NO. 2
EXHIBITS
R:~D p~2000~00-0140 Village of Temecula~Staff Report and COAs.doc
33
CITY OF TEMECULA
Project Site
CASE NO.- PA00-0138, 0139, 0140 & 0152
EXHIBIT - A
PLANNING COMMISSION DATE- February 20, 2002
VICINITY MAP
R:\D P~000\00-0140 Village of Temecula\Staff Report and COAs.doc
34
CITY OFTEMECULA
EXHIBIT B - GENERAL PLAN MAP
DESIGNATION -(LM) LOW MEDIUM AND (PO) PROFESSIONAL OFFICE
ect Site
EXHIBIT C - ZONING
DESIGNATION - (LM) LOW MEDIUM AND (PO) PROFESSIONAL OFFICE
CASE NO. - PA00-0138, 0139, 0140 & 0152
PLANNING COMMISSION DATE - February 20, 2002
R:'~D P~000\00-0140 Village of Temecu~a~Staff Report and COAs.doc
35
CITY OFTEMECULA
SEE ATTACHED DOCUMENT
CASE NO. - PA00-0138, 0139, 0140 & 0152
EXHIBIT- D INITIAL STIJIDWMITIGATION MONITORING PLAN
PLANNING COMMISSION DATE- February 20, 2002
R:~D P~000~0-0140 Village of Temecula~Stafl Report and COAs,doc
CITY OF TEMECULA
_.-=_,.? ~
SITE PLAN AND
SUB ~REAS
CASE NO. - PA00-0138, 0139, 0140 & 0152
EXHIBIT- E
PLANNING COMMISSION DATE- February 20, 2002
SITE PLAN
R:~D P~2000\00-0140 Village of Temecu~a\Staff Report and COAs.doc
37
CITY OFTEMECULA
CONCEPTUAL_
GRADING
PLAN
CASE NO. - PA00-0138, 0139, 0140 & 0152
EXHIBIT - F
PLANNING COMMISSION DATE- February 20, 2002
GRADING PLAN
R:~D P~2000\00-0140 Village of Temecula\Staff Report and COAs.doc
CITY OF TEMECULA
SITE SECTIONS
PA#00-OI/-0
CASE NO. - PA00.-0138, 0139, 0140 & 0152
EXHIBIT - G
PLANNING COMMISSION DATE- February 20, 2002
GRADING PLAN
R:~D P~2000~00-0140 Village of Temecula\Staff Report and COPs.doc
CITY OF TEMECULA
DEVELOPMENT PLAN
PA#00-01/~0
CASE NO. - PA00-0138, 0139, 0140 & 0152
EXHIBIT - H
PLANNING COMMISSION DATE- February 20, 2002
GRADING PLAN
R:\D P~2000\00-0140 Village of Temec~Jla\St~ff Report and COAs.doc
40
CITY OFTEMECULA
TIVE PARCEL PIAP NO. g9/&(!~-~-~'~_? ....
CASE NO. - PA00-0138, 0139, 0140 & 0152
EXHIBIT - I
PLANNING COMMISSION DATE- February 20, 2002
TENTATIVE PARCEL MAP
R:\D P~2000\00-0140 Village of Temecula\Staff Report and COAs.doc
CITY OF TEMECULA
CASE NO. - PA00-0138, 0139, 0140 & 0152
EXHIBIT - J
PLANNING COMMISSION DATE- February 20, 2002
LANDSCAPE PLANS
R:\D P~2000\00~0140 Village of Temecula\Staff Report and COAs.doc
42
CITY OF TEMECULA
TEMECULA VILLAGE CENTER
CASE NO, - PA00-0138, 0139, 0140 & 0152
EXHIBIT - K
PLANNING COMMISSION DATE- February 20, 2002
COMMERCIAL FLOOR PLANS/ELEVATIONS
R:\D P~000\00-0140 Village of Temecula\Staff Report and COAs.doc
43
CITY OF TEMECULA
TEMECULA VILLAGE CENTER
CASE NO. - PA00-0138, 0139, 0140 & 0152
EXHIBIT- L
PLANNING COMMISSION DATE- February 20, 2002
COMMERCIAL FLOOR PLANS/ELEVATIONS
R:~D P~2000~00-0140 Village of Temecula~Staff Report and COAs.doc
44
CITY OF TEMECULA
PAD - A
PAD - B
TEMECULA VILLAGE CENTER
CASE NO. - PA00-0138, 0139, 0140 & 0152
EXHIBIT - M
PLANNING COMMISSION DATE- February 20, 2002
COMMFRCIAL FLOOR PLANSfELEVATIONS
R:~D P~2000\00-0140 Village of Temecula\Staff Report and COAs.doc
45
CITY OF TEMECULA
TEMECULA VILLAGE CENTER
CASE NO. - PA00-0138, 0139, 0140 & 0152
EXHIBIT - N
PLANNING COMMISSION DATE- February 20, 2002
COMMFRCIAL FLOOR PLANS/ELEVATIONS
RSD P%2000\00-0140 Village of Temecula\Staff Report and COAs.doc
46
CITY OF TEMECULA
TEMECULA~c.VILLAGE CENTER
CASE NO. - PA00-0138, 0139, 0140 & 0152
EXHIBIT - O
PLANNING COMMISSION DATE- February 20, 2002
COMMERCIAL FLOOR PLANSIF__.LEVATIONS
R:~D P~2000\00-0140 Village of Temecuia\Staff Report and COAs.doc
47
ClTY OFTEMECULA
CLUBHOUSE FLOOR PLAN
3750 sq.ft.
VILLAGE OF TEMECULA
HOMES FOR LEASE
TEMECULA, CALIFORNIA
CASE NO.- PA00-0138, 0139, 0140 & 0152
EXHIBIT - P
PLANNING COMMISSION DATE- February 20, 2002
CLUBHOUSE FLOOR PLANS
R:~D P~2000~00-0140 Village of Temecula\Staff Report and COAs.doc
48
ClTY OFTEMECULA
VILLAGE OF TEMECULA
HOMES FOR LEASE
TEME(;UL~ C~LIFORNIA
CASE NO. - PA00-0138, 0139, 0140 & 0152
EXHIBIT - Q
PLANNING COMMISSION DATE- February 20, 2002
CLUBHOUSE ELEVATtONS
R:~D P~000',00-0140 Village of Temecula~Staff Report and COAs.doc
49
CITY OFTEMECULA
A-3
BUILDING TYPE '1' FIRST FLOOR PLAN
VILLAGE OF TEMECULA
HOMES; FOR I. EASE
TEMECULA~ CALIFORNIA
CASE NO. - PA00-0138, 0139, 0140 & 0152
EXHIBIT - R
PLANNING COMMISSION DATE- February 20, 2002
APARTMENT FLOOR PLANS/ELEVATIONS
R:'.J~ P~000\O0-0140 Village of Temecula~Staff Report and COAs.doc
CITY OF TEMECULA
A-1R
BUILDING TYPE '1' SECOND FLOOR PLAN
VILLAGE OF TEMECULA
HOME~; FOR LEASE
TEMECULA~ CALIFORNIA
CASE NO. - PA00o0138, 0139, 0140 & 0152
EXHIBIT - S
PLANNING COMMISSION DATE- February 20, 2002
APARTMENT FLOOR PLANS/E LEVATIONS
R:~D P'G.000~00-0140 Village of Temecula~Staff Report and COAs,doc
$!
CITY OF TEMECULA
VILLAGE OF TEMECULA
HOME8 FOR LEASE
TEMECULA, CALIFORNIA
CASE NO. - PA00-0138, 0139, 0140 & 0152
EXHIBIT - T
PLANNING COMMISSION DATE- February 20, 2002
APARTMENT FLOOR PLANS/ELEVATIONS
R:~D P~2.000~00-0140 Village of Temecula\Staff Report and COAs.doc
ClTY OFTEMECULA
BUILDING TYPE 'lla' FIRST FLOOR PLAN
VILLAGE OF TEMECULA
TEM~*CULA, CALIFORNIA
CASE NO. - PA00-0138, 0139, 0140 & 0152
EXHIBIT- U APARTMENT FLOOR PLANS/ELEVATIONS
PLANNING COMMISSION DATE- February 20, 2002
R:~D P~2000~0-0140 Village of Temecula~Staff Report and COAs.doc
53
ClTY OFTEMECULA
A-2R
A-2R
BUILDING TYPE 'lla' SECOND FLOOR PLAN
VILLAGE OF TEMECULA
HOMES FOR LEASE
TEMECULA, CALIFORNIA
A-?
CASE NO. - PA00'0138, 0139, 0140 & 0152
EXHIBIT - V
PLANNING COMMISSION DATE- February 20, 2002
APARTMENT FLOOR PLANS/ELEVATIONS
R:~D P~000~00-0140 Village of Temecula',Staff Report and COAs,doc
54
CITY OFTEMECULA
VILLAGE OF TEMECULA
HOMES FOR LEAEE
TEMECULA, CALIFORNIA
CASE NO.- PA00-0138, 0139, 0140 & 0152
EXHIBIT - W
PLANNING COMMISSION DATE- February 20, 2002
APARTMENT FLOOR PLANS/ELEVATIONS
R:~D P~000~00-0140 Village of Temecula~Staff Report and COAs.doc
CITY OF TEMECULA
~~o ~- ~ ,' ~' ~ ,,,,~---~ :!:-:: .~..~-~,, ,,,~=-~,, ~ ~ u '
BUILDING TYPE '111' FIRST FLOOR PLAN .............
VILLAGE OF TEMECULA
HOMES FOR lEASE
! TEMEOULA~ CAMFORNIA
A-9
CASE NO. - PA00-0138, 0139, 0140 & 0152
EXHIBIT - X
PLANNING COMMISSION DATE- February 20, 2002
APARTMENT FLOOR PLANS/ELEVATIONS
R:~D P~2.000\00-0140 Village of Temecula\Staff Report and COAs,doc 56
CITY OF TEMECULA
BUILDING TYPE '111' SECOND FLOOR PLAN
VILLAGE OF TEMECULA
TEMECULA, CALIFORNIA
CASE NO. - PA00-0138, 0139, 0140 & 0152
EXHIBIT - Y
PLANNING COMMISSION DATE- February 20, 2002
APARTMENT FLOOR PLANS/ELEVATIONS
R:~D P~2000\00-0140 Village of Temecula\Staff Report and COAs.doc
57
CITY OF TEMECULA
BUILDEJG TYPE II~ FRONT AND REAR ELEVATION ~.~-
BUILDING TYPE III SIDE ELEVATION
VILLAGE OF TEMECULA
TEME(~ULA, CALIFORNIA
CASE NO. - PA00-0138, 0139, 0140 & 0152
EXHIBIT - Z
PLANNING COMMISSION DATE- February 20, 2002
APARTMENT FLOOR PLANS/ELEVATIONS
R:\D P~2000~00-0140 Village of Temec~Jla\Staff Report and COAs.doc
CITY OF TEMECULA
A-1R
BUILDING TYPE 'IV' FIRST FLOOR PLAN
VILLAGE OF TEMECULA
HOMES FOR LEASE
TEMECULA, CALIFORNIA
CASE NO. - PA00-0138, 0139, 0140 & 0152
EXHIBIT - aa
PLANNING COMMISSION DATE- February 20, 2002
APARTMENT FLOOR PLANS/ELEVATIONS
R:~D p~2000\00-0140 Village of Temecula\Staff Report and COAs.doc
CITY OFTEMECULA
~ A-3R
.A'-:J .... ~ A'3
BUILDING TYPE 'IV' SECOND FLOOR PLAN
VILLAGE OF TEMECULA
HOMES FOR LEASE
TEMECULA, CALIFORNIA
CASE NO. - PA00-0138, 0139, 0140 & 0152
EXHIBIT - bb
PLANNING COMMISSION DATE- February 20, 2002
APARTMENT FLOOR PLANS/ELEVATIONS
R:~D P~2000\00-0140 Village of Temecula~Staff Report anci CO,As,doc
60
CITY OF TEMECULA
VILLAGE OF TEMECULA
HOMES FOR LEASE
TEMECULA, CALIFORNIA
CASE NO. - PA00-0138, 0139, 0140 & 0152
EXHIBIT - cc
PLANNING COMMISSION DATE- February 20, 2002
APARTMENT FLOOR PLANS/ELEVATIONS
R:~D P~2000\00-0140 Village of Ternecula\Staff Report and CO,As.doc
61
CITY OF TEMECULA
PLAN B'3
PLAN B-2
PLAN 8-4
VILLAGE OF TEMECULA
HOMES FOR LEASE
TEMECULA, CALIFORNIA
BUILDING TYPE II - TYPICAL 4'CAR
GARAGE UNDER B'4 UNIT
TYPICAl. 4-CAR
GARAGE PLAN
CASE NO. - PA00-0138, 0139, 0140 & 0152
EXHIBIT -dd
PLANNING COMMISSION DATE- February 20, 2002
APARTMENT FLOOR PLANS/ELEVATIONS
R:~E) P~000~00-0140 Village of Ternec~Jla~Staff Report and COAs.doc
CITY OF TEMECULA
PLAN A-1
~
PLAN A'3
VILLAGE OF TEMECULA
HOMES FOR LEASE
TEMECULA, CALIFORNIA
PLAN A-4
CASE NO. - PA00-0138, 0139, 0140 & 0152
EXHIBIT - ee
PLANNING COMMISSION DATE- February 20, 2002
APARTMENT FLOOR PLANS/ELEVATIONS
R:~D F~.000\00-0140 Village of Temeculatstaff Report and COAs.doc 63
CITY OFTEMECULA
SEE All'ACHED DOCUMENT
CASE NO. - PA00-0138, 0139, 0140 & 0152
EXHIBIT - ff
PLANNING COMMISSION DATE- February 20, 2002
PDO DOCUMENT
R:~D P~000~00-0140 Village of Temecula~Staff Report and COAs.doc