HomeMy WebLinkAbout14-017 PC Resolution PC RESOLUTION NO. 14-17
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF TEMECULA APPROVING PLANNING
APPLICATION NO. PA14-0024, A MAJOR MODIFICATION
FOR THE PREVIOUSLY APPROVED HIGHGATE SENIOR
LIVING FACILITY TO REDUCE THE NUMBER OF UNITS
FROM 94 TO 84, MINOR SITE PLAN REVISIONS, AND A
REVISION TO THE APPROVED ARCHITECTURE AT
42301 MORAGA ROAD (APN 944-290-029)
Section 1. Procedural Findings. The Planning Commission of the City of
Temecula does hereby find, determine and declare that:
A. On April 6, 2011, the Planning Commission approved Planning Application
No. PA10-0309, a Development Plan for a two-story, 89,148 square foot senior
congregate care facility featuring 94 units consisting of studio and one bedroom units
generally located on the southwest corner of Rancho California Road and Moraga
Road.
B. On February 5, 2014, Larry Markham filed Planning Application No. PA14-
0024, a Major Modification Application in a manner in accord with the City of Temecula
General Plan and Development Code.
C. The Application was processed including, but not limited to a public notice,
in the time and manner prescribed by State and local law.
D. The Planning Commission, at a regular meeting, considered the
Application and environmental review on June 4, 2014, 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.
E. At the conclusion of the Planning Commission hearing and after due
consideration of the testimony, the Planning Commission approved Planning Application
No. PA14-0024 subject to and based upon the findings set forth hereunder.
F. All legal preconditions to the adoption of the Resolution have occurred.
Section 2. Further Findings. The Planning Commission, in approving the
Application hereby finds, determines and declares that:
Modifications, Development Code Section 17.05.030.E
A. The proposed use is in conformance with the General Plan for Temecula
and with all applicable requirements of State law and other Ordinances of the City;
As conditioned, the project will remain consistent with the General Plan with the
changes proposed by the Modification. The General Plan has listed the project
as a compatible use within Professional Office zoning areas, and the project
remains in conformance with other Ordinances of the City and State law.
B. The overall development of the land is designed for the protection of the
public health, safety, and general welfare;
As conditioned, the project will remain consistent with all applicable policies,
guidelines, standards and regulations intended to ensure the project will be
constructed and function in a manner consistent with the protection of the public
health, safety, and general welfare. In addition, the project was reviewed by a
variety of external government agencies as part of the original Initial Study
process to further ensure the project was designed and appropriately conditioned
so that it would not be detrimental to the public health, safety, and general
welfare. None of the revisions proposed by the Modification Application are
anticipated to have an adverse impact to the original Mitigated Negative
Declaration prepared for the project.
Section 3. Environmental Findings. The Planning Commission hereby makes
the following environmental findings and determinations in connection with the approval
of the Conditional Use Permit Application:
A. In accordance with the California Environmental Quality Act, the proposed
project has been deemed to be categorically exempt from further environmental review
(Section 15162 Subsequent EIRs and Negative Declarations);
An Initial Study was originally prepared for the project in an effort to further
evaluate if the project would generate any potentially significant impacts to the
environment. This document was distributed and made available for public
review on March 11, 2011. The results of the Initial Study showed environmental
impacts for the project were all less than significant with the mitigation proposed
in the Mitigation Monitoring Program developed for the project.
Two Initial Study elements were originally identified as having impacts deemed to
be less than significant with the incorporation of mitigation. These elements were
Cultural Resources and Transportation/Traffic. Staff reviewed these two
elements to determine if the proposed Modification Application would create any
additional impacts that could not be lessened by the original mitigation measures.
Staff determined that the mitigation prescribed for both elements remains valid.
This is because the modification is partly for a reduction in the amount of units.
The mitigation proposed for the Cultural Resources element of the original Initial
Study is comprised mainly of ensuring that a Cultural Resources Treatment
agreement is in place and that appropriate monitors be on-site during grading
activities. These are typical mitigation measures and remain appropriate despite
the modifications to the project.
Original mitigation for the Transportation/Traffic element consisted of project
driveway construction requirements and traffic signage and striping
requirements. These mitigation measures remain appropriate for the proposed
project modifications.
Section 4. Conditions. The Planning Commission of the City of Temecula
approves Planning Application No. PA14-0024, a Major Modification for the previously
approved Highgate Senior Living facility to reduce the number of units from 94 to 84,
minor site plan revisions, and a revision to the approved architecture at 42301 Moraga
Road, subject to the Conditions of Approval set forth on Exhibit A, attached hereto, and
incorporated herein by this reference.
Section 5. PASSED, APPROVED AND ADOPTED by the City of Temecula
Planning Commission this 4th day of June, 2014.
Stanley Harter, Chairman
ATTEST:
Armando G. Villa, AICP
Secretary
[SEAL]
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE )ss
CITY OF TEMECULA )
I, Armando G. Villa, Secretary of the Temecula Planning Commission, do
hereby certify that the forgoing PC Resolution No. 14-17 was duly and regularly
adopted by the Planning Commission of the City of Temecula at a regular meeting
thereof held on the 4th day of June, 2014, by the following vote:
AYES: 4 PLANNING COMMISSIONERS: Guerriero, Harter, Kight, Telesio
NOES: 0 PLANNING COMMISSIONERS: None
ABSENT: 1 PLANNING COMMISSIONERS: Carey
ABSTAIN: 0 PLANNING COMMISSIONERS: None P �
V�.
Armando G. Villa, AICP
Secretary
EXHIBIT A
CONDITIONS OF APPROVAL
EXHIBIT A
CITY OF TEMECULA
FINAL CONDITIONS OF APPROVAL
Planning Application No.: PA14-0024
Project Description: A Major Modification for the previously approved Highgate Senior
Living facility to reduce the number of units from 94 to 84, minor
site plan revisions, and a revision to the approved architecture at
42301 Moraga Road.
Assessor's Parcel No.: 944-290-029
MSHCP Category: Commercial
DIF Category: Service Commercial
TUMF Category: Service Commercial (Per TUMF Worksheets A.2.1 & A.2.3)
Quimby Category: N/A (Commercial Project)
Approval Date: June 4, 2014
Expiration Date: June 4, 2016
PLANNING DIVISION
Within 48 Hours of the Approval of This Project
PL-1. Filing Notice of Exemption. The applicant/developer shall deliver to the Planning
Division a cashier's check or money order made payable to the County Clerk in the
amount of Fifty Dollars ($50.00) for the County administrative fee, to enable the City
to file the Notice of Exemption as provided under Public Resources Code Section
21152 and California Code of Regulations Section 15062. If within said 48-hour
period the applicant/ developer has not delivered to the Planning Division the check
as required above, the approval for the project granted shall be void by reason of
failure of condition (Fish and Wildlife Code Section 711.4(c)).
General Requirements
PL-2. Indemnification of the City. The applicant and owner of the real property subject to
this condition shall hereby agree to indemnify, protect, hold harmless, and defend
the City with Legal Counsel of the City's own selection from any and all claims,
actions, awards, judgments, or proceedings against the City to attack, set aside,
annul, or seek monetary damages resulting, directly or indirectly, from any action in
furtherance of and the approval of the City, or any agency or instrumentality thereof,
advisory agency, appeal board or legislative body including actions approved by the
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voters of the City, concerning the Planning Application. The City shall be deemed
for purposes of this condition, to include any agency or instrumentality thereof, or
any of its elected or appointed officials, officers, employees, consultants,
contractors, legal counsel, and agents. City shall promptly notify both the applicant
and landowner of any claim, action, or proceeding to which this condition is
applicable and shall further cooperate fully in the defense of the action. The City
reserves the right to take any and all action the City deems to be in the best interest
of the City and its citizens in regards to such defense.
PL-3. Modifications or Revisions. The permittee shall obtain City approval for any
modifications or revisions to the approval of this project.
PL-4. Expiration. This approval shall be used within two years of the approval date;
otherwise, it shall become null and void. By "use" is meant the beginning of
substantial construction contemplated by this approval within the two year period,
which is thereafter diligently pursued to completion, or the beginning of substantial
utilization contemplated by this approval, or use of a property in conformance with a
Conditional Use Permit.
PL-5. Time Extension. The Director of Community Development may, upon an application
being filed prior to expiration, and for good cause, grant a time extension of up to 3
one-year extensions of time, one year at a time.
PL-6. Signage Permits. A separate building permit shall be required for all signage.
PL-7. Conformance with Approved Plans. The development of the premises shall
substantially conform to the approved site plan and elevations contained on file with
the Planning Division.
PL-8. Landscape Maintenance. Landscaping installed for the project shall be continuously
maintained to the reasonable satisfaction of the Director of Community
Development. If it is determined that the landscaping is not being maintained, the
Director of Community Development 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.
PL-9. Water Quality and Drainage. Other than stormwater, it is illegal to allow liquids,
gels, powders, sediment, fertilizers, landscape debris, and waste from entering the
storm drain system or from leaving the property. To ensure compliance with this
Condition of Approval:
a. Spills and leaks shall be cleaned up immediately.
b. Do not wash, maintain, or repair vehicles onsite.
C. Do not hose down parking areas, sidewalks, alleys, or gutters.
d. Ensure that all materials and products stored outside are protected from rain.
e. Ensure all trash bins are covered at all times.
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PL-10. Paint Inspection. The applicant shall paint a three-foot-by-three-foot section of the
building for Planning Division inspection, prior to commencing painting of the
building.
PL-11. Photographic Prints. The applicant shall submit to the Planning Division for
permanent filing two 8" X 10" glossy photographic color prints of the approved color
and materials board and the colored architectural elevations. All labels on the color
and materials board and Elevations shall be readable on the photographic prints.
PL-12. Materials and Colors. The Conditions of Approval specified in this resolution, to the
extent specific items, materials, equipment, techniques, finishes or similar matters
are specified, shall be deemed satisfied by staff's prior approval of the use or
utilization of an item, material, equipment, finish or technique that City staff
determines to be the substantial equivalent of that required by the Conditions of
Approval. Staff may elect to reject the request to substitute, in which case the real
party in interest may appeal, after payment of the regular cost of an appeal, the
decision to the Planning Commission for its decision.
MATERIAL COLOR
Main Exterior Walls—Cement Plaster Acrylic Sand Pebble Finish, Kelly
Moore — Julesberg KM4026-1
Accent Exterior Walls—Cement Plaster Acrylic Sand Pebble Finish, Kelly
Moore — Supreme Bean, KM4030-2
Roof Tile— Capistrano Concrete S Tile Eagle Roofing, Walnut Creek Blend,
3773
Window Frames —Vinyl Dark Bronze
Stone El Dorado Stone — Mountain Ledge,
Yukon
Balcony Railings Dark Bronze
Trellis Members — Rough Sawn Heavy Dark Brown
Timbers
PL-13. Trash Enclosures. Trash enclosures shall be provided to house all trash
receptacles utilized on the site. These shall be clearly labeled on the site plan.
PL-14. Covered Trash Enclosures. All trash enclosures on site shall include a solid cover
and the construction plans shall include all details of the trash enclosures, including
the solid cover.
PL-15. Construction and Demolition Debris. The developer shall contact the City's
franchised solid waste hauler for disposal of construction and demolition debris and
shall provide the Planning Division verification of arrangements made with the City's
franchise solid waste hauler for disposal of construction and demolition debris. Only
the City's franchisee may haul demolition and construction debris.
PL-16. Public Art Ordinance. The applicant shall comply with the requirements of the City's
Public Art Ordinance as defined in Section 5.08 of the Temecula Municipal Code.
PL-17. Trash Enclosures. The trash enclosures shall be large enough to accommodate a
recycling bin, as well as regular solid waste containers.
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PL-18. All previous Conditions of Approval from PA10-0309 shall remain in full effect unless
superseded herein.
Prior to Issuance of Grading Permit(s)
PL-19. Placement of Transformer. Provide the Planning Division with a copy of the
underground water plans and electrical plans for verification of proper placement of
transformer(s) and double detector check prior to final agreement with the utility
companies.
PL-20. Placement of Double Detector Check Valves. Double detector check valves shall
be installed at locations that minimize their visibility from the public right-of-way,
subject to review and approval by the Director of Community Development.
PL-21. Archaeological/Cultural Resources Grading Note. The following shall be included in
the Notes Section of the Grading Plan: "If at any time during
excavation/construction of the site, archaeological/cultural resources, or any
artifacts or other objects which reasonably appears to be evidence of cultural or
archaeological resource are discovered, the property owner shall immediately
advise the City of such and the City shall cause all further excavation or other
disturbance of the affected area to immediately cease. The Director of Community
Development at his/her sole discretion may require the property owner to deposit a
sum of money it deems reasonably necessary to allow the City to consult and/or
authorize an independent, fully qualified specialist to inspect the site at no cost to
the City, in order to assess the significance of the find. Upon determining that the
discovery is not an archaeological/ cultural resource, the Planning Director shall
notify the property owner of such determination and shall authorize the resumption
of work. Upon determining that the discovery is an archaeological/cultural resource,
the Planning Director shall notify the property owner that no further excavation or
development may take place until a mitigation plan or other corrective measures
have been approved by the Planning Director."
PL-22. Cultural Resources Treatment Agreement. The developer is required to enter into a
Cultural Resources Treatment Agreement with the Pechanga Tribe. This
Agreement will address the treatment and disposition of cultural resources and
human remains that may be impacted as a result of the development of the project,
as well as provisions for tribal monitors.
PL-23. Discovery of Cultural Resources. The following shall be included in the Notes
Section of the Grading Plan: "If cultural resources are discovered during the project
construction (inadvertent discoveries), all work in the area of the find shall cease,
and a qualified archaeologist and representatives of the Pechanga Tribe shall be
retained by the project sponsor to investigate the find, and make recommendations
as to treatment and mitigation."
PL-24. Archaeological Monitoring of Cultural Resources. The following shall be included in
the Notes Section of the Grading Plan: "A qualified archaeological monitor will be
present and will have the authority to stop and redirect grading activities, in
consultation with the Pechanga Tribe and their designated monitors, to evaluate the
significance of any archaeological resources discovered on the property."
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PL-25. Tribal Monitoring of Cultural Resources. The following shall be included in the
Notes Section of the Grading Plan: "Tribal monitors from the Pechanga Tribe shall
be allowed to monitor all grading, excavation and groundbreaking activities,
including all archaeological surveys, testing, and studies, to be compensated by the
developer."
PL-26. Relinquishment of Cultural Resources. The following shall be included in the Notes
Section of the Grading Plan: `The landowner agrees to relinquish ownership of all
cultural resources, including all archaeological artifacts that are found on the project
area, to the Pechanga Tribe for proper treatment and disposition."
PL-27. Preservation of Sacred Sites. The following shall be included in the Notes Section
of the Grading Plan: "All sacred sites are to be avoided and preserved."
PL-28. MSHCP Pre-Construction Survev. A 30-day preconstruction survey, in accordance
with MSHCP guidelines and survey protocol, shall be conducted prior to ground
disturbance. The results of the 30-day preconstruction survey shall be submitted to
the Planning Division prior to scheduling the pre-grading meeting with Public Works.
PL-29. Burrowing Owl Grading Note. The following shall be included in the Notes Section
of the Grading Plan: "No grubbing/clearing of the site shall occur prior to scheduling
the pre-grading meeting with Public Works. All project sites containing suitable
habitat for burrowing owls, whether owls were found or not, require a 30-day
preconstruction survey that shall be conducted within 30 days prior to ground
disturbance to avoid direct take of burrowing owls. If the results of the survey
indicate that no burrowing owls are present on-site, then the project may move
forward with grading, upon Planning Division approval. If burrowing owls are found
to be present or nesting on-site during the preconstruction survey, then the following
recommendations must be adhered to: Exclusion and relocation activities may not
occur during the breeding season, which is defined as March 1 through August 31,
with the following exception: From March 1 through March 15 and from August 1
through August 31 exclusion and relocation activities may take place if it is proven to
the City and appropriate regulatory agencies (if any) that egg laying or chick rearing
is not taking place. This determination must be made by a qualified biologist."
PL-30. Rough Grading Plans. A copy of the Rough Grading Plans shall be submitted and
approved by the Planning Division.
Prior to Issuance of Building Permit(s)
PL-31. Transportation Uniform Mitigation Fee (TUMF). The City of Temecula adopted an
ordinance on March 31, 2003 to collect fees for a Riverside County area wide
Transportation Uniform Mitigation Fee (TUMF). This project is subject to payment of
these fees at the time of building permit issuance. The fees are subject to the
provisions of Chapter 15.08 of the Temecula Municipal Code and the fee schedule
in effect at the time of building permit issuance.
PL-32. Development Impact Fee (DIF). The developer shall comply with the provisions of
Title 15, Chapter 15.06 of the Temecula Municipal Code and all its resolutions by
paying the appropriate City fee.
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PL-33. Photometric Plan. The applicant shall submit a photometric plan, including the
parking lot, to the Planning Division, which meets the requirements of the
Development Code and the Riverside County Palomar Lighting Ordinance 655. The
parking lot light standards shall be placed in such a way as to not adversely affect
the growth potential of the parking lot trees.
PL-34. Downspouts. All downspouts shall be internalized.
PL-35. Construction Landscaping and Irrigation Plans. Four (4) copies of Construction
Landscaping and Irrigation Plans shall be reviewed and approved by the Planning
Division. These plans shall be submitted as a separate submittal, not as part of the
building plans or other plan set. These plans shall conform to the approved
conceptual landscape plan, or as amended by these conditions. The location,
number, height and spread, water usage or KC value, genus, species, and container
size of the plants shall be shown. The plans shall be consistent with the Water
Efficient Ordinance and Water Storage Contingency Plan per the Rancho California
Water District. The plans shall be accompanied by the appropriate filing fee (per the
City of Temecula Fee Schedule at time of submittal) and one copy of the approved
Grading Plan.
PL-36. Parking Area Landscaping. The Landscaping and Irrigation Plans shall provide a
minimum five-foot wide planter to be installed at the perimeter of all parking areas.
Curbs, walkways, etc. are not to infringe on this area.
PL-37. Landscaping Site Inspections. The Landscaping and Irrigation Plans shall include a
note stating, "Three landscape site inspections are required. The first inspection will
be conducted at installation of irrigation while trenches are open. This will verify that
irrigation equipment and layout is per plan specifications and details. Any
adjustments or discrepancies in actual conditions will be addressed at this time and
will require an approval to continue. Where applicable, a mainline pressure check
will also be conducted. This will verify that the irrigation mainline is capable of being
pressurized to 150 psi for a minimum period of two hours without loss of pressure.
The second inspection will verify that all irrigation systems are operating properly,
and to verify that all plantings have been installed consistent with the approved
construction landscape plans. The third inspection will verify property landscape
maintenance for release of the one-year landscape maintenance bond." The
applicant/owner shall contact the Planning Division to schedule inspections.
PL-38. Agronomic Soils Report. The Landscaping and Irrigation Plans shall include a note
on the plans stating, "The contractor shall provide two copies of an agronomic soils
report at the first irrigation inspection."
PL-39. Water Usage Calculations. The Landscaping and Irrigation Plans shall include
water usage calculations per Chapter 17.32 of the Development Code (Water
Efficient Ordinance), the total cost estimate of plantings and irrigation (in
accordance with approved plan). Applicant shall use evapotranspiration (ETo)
factor of 0.70 for calculating the maximum allowable water budget.
PL-40. Landscape Maintenance Program. A landscape maintenance program shall be
submitted to the Planning Division for approval. The landscape maintenance
program shall detail the proper maintenance of all proposed plant materials to
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assure proper growth and landscape development for the long-term esthetics of the
property. The approved maintenance program shall be provided to the landscape
maintenance contractor who shall be responsible to carry out the detailed program.
PL-41. Specifications of Landscape Maintenance Program. Specifications of the landscape
maintenance program shall indicate, "Three landscape site inspections are required.
The first inspection will be conducted at installation of irrigation while trenches are
open. This will verify that irrigation equipment and layout is per plan specifications
and details. Any adjustments or discrepancies in actual conditions will be
addressed at this time and will require an approval to continue. Where applicable, a
mainline pressure check will also be conducted. This will verify that the irrigation
mainline is capable of being pressurized to 150 psi for a minimum period of two
hours without loss of pressure. The second inspection will verify that all irrigation
systems are operating properly, and to verify that all plantings have been installed
consistent with the approved construction landscape plans. The third inspection will
verify property landscape maintenance for release of the one-year landscape
maintenance bond." The applicant/owner shall contact the Planning Division to
schedule inspections.
PL-42. Irrigation. The landscape plans shall include automatic irrigation for all landscaped
areas and complete screening of all ground mounted equipment from view of the
public from streets and adjacent property.
PL-43. Hardscaping. The landscape plans shall include all hardscaping for equestrian trails
and pedestrian trails within private common areas.
PL-44. Precise Grading Plans. Precise Grading Plans shall be consistent with the
approved rough grading plans including all structural setback measurements.
PL-45. WQMP Treatment Devices. All WQMP treatment devices, including design details,
shall be shown on the construction landscape plans. If revisions are made to the
WQMP design that result in any changes to the conceptual landscape plans after
entitlement, the revisions will be shown on the construction landscape plans, subject
to the approval of the Director of Community Development.
PL-46. Roof-Mounted Mechanical Equipment. Roof-mounted mechanical equipment shall
not be permitted within the subdivision; however, solar equipment or any other
energy saving devices shall be permitted with Director of Community Development
approval.
PL-47. Utility Screening. All utilities shall be screened from public view. Landscape
construction drawings shall show and label all utilities and provide appropriate
screening. Provide a three-foot clear zone around fire check detectors as required
by the Fire Department before starting the screen. Group utilities together in order
to reduce intrusion. Screening of utilities is not to look like an after-thought. Plan
planting beds and design around utilities. Locate all light poles on plans and ensure
that there are no conflicts with trees.
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PL-48. Building Construction Plans for Outdoor Areas. Building Construction Plans shall
include detailed outdoor areas (including but not limited to trellises, decorative
furniture, fountains, hardscape to match the style of the building subject to the
approval of the Planning Director.
Prior to Release of Power, Building Occupancy or Any Use Allowed by This Permit
PL-49. Screening of Loading Areas. The applicant shall be required to screen all loading
areas and roof mounted mechanical equipment from view of the adjacent
residences and public right-of-ways. If upon final inspection it is determined that
any mechanical equipment, roof equipment or backs of building parapet walls are
visible from any portion of the public right-of-way adjacent to the project site, the
developer shall provide screening by constructing a sloping tile covered mansard
roof element or other screening reviewed and approved by the Planning Director.
PL-50. Landscape Installation Consistent with Construction Plans. All required landscape
planting and irrigation shall have been installed consistent with the approved
construction plans and shall be in a condition acceptable to the Planning Director.
The plants shall be healthy and free of weeds, disease, or pests. The irrigation
system shall be properly constructed and in good working order.
PL-51. Performance Securities. Performance securities, in amounts to be determined by
the Director of Community Development, to guarantee the maintenance of the
plantings in accordance with the approved construction landscape and irrigation
plan, shall be filed with the Planning Division for a period of one year from final
Certificate of Occupancy. After that year, if the landscaping and irrigation system
have been maintained in a condition satisfactory to the Director of Community
Development, the bond shall be released upon request by the applicant.
PL-52. Installation of Site Improvements. All site improvements, including but not limited to,
parking areas and striping shall be installed.
PL-53. TCSD Service Levels. It shall be the developer's responsibility to provide written
disclosure of the existence of the Temecula Community Service District (TCSD) and
its service level rates and charges to all prospective purchasers.
PL-54. Compliance with Conditions of Approval. All of the foregoing conditions shall be
complied with prior to occupancy or any use allowed by this permit.
OUTSIDE AGENCIES
PL-55. Compliance with Dept. of Environmental Health. The applicant shall comply with the
recommendations set forth in the County of Riverside Department of Environmental
Health's transmittal dated November 9, 2010, a copy of which is attached.
PL-56. Compliance with RCWD. The applicant shall comply with the recommendations set
forth in the Rancho California Water District's transmittal dated November 15, 2010,
a copy of which is attached.
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BUILDING AND SAFETY DIVISION
General Conditions
B-1. Final Building and Safety Conditions. Final Building and Safety conditions will be
addressed when building construction plans are submitted to Building and Safety for
review. These conditions will be based on occupancy, use, the California Building
Code (CBC), and related codes which are enforced at the time of building plan
submittal.
B-2. Compliance with Code. All design components shall comply with applicable
provisions of the 2013 edition of the California Building, Plumbing and Mechanical
Codes; 2013 California Electrical Code; California Administrative Code, 2013
California Energy Codes, 2013 California Green Building Standards, California Title
24 Disabled Access Regulations, and City of Temecula Municipal Code.
B-3. Green Measures. The applicant shall provide 10% voluntary green measures on
the project, as stipulated by the 2013 California Green Building Standards.
B-4. Disabled Access. Applicant shall provide details of all applicable disabled access
provisions and building setbacks on plans to include:
a. All ground floor units to be adaptable.
b. Disabled access from the public way to the main entrance of the building.
c. Van accessible parking located as close as possible to the main entry.
d. Path of accessibility from parking to furthest point of improvement.
e. Path of travel from public right-of-way to all public areas on site, such as club
house, trash enclosure, tot lots and picnic areas.
B-5. County of Riverside Mount Palomar Ordinance. Applicant shall submit, at time of
plan review, a complete exterior site lighting plan showing compliance with County
of Riverside Mount Palomar Ordinance Number 655 for the regulation of light
pollution. All streetlights and other outdoor lighting shall be shown on electrical
plans submitted to the Building and Safety Division. Any outside lighting shall be
hooded and aimed not to shine directly upon adjoining property or public rights-of-
way.
B-6. Street Addressing. Applicant must obtain street addressing for all proposed
buildings by requesting street addressing and submitting a site plan for commercial
or multi-family residential projects or a recorded final map for single-family
residential projects.
B-7. Clearance from TVUSD. A receipt or clearance letter from the Temecula Valley
School District shall be submitted to the Building and Safety Department to ensure
the payment or exemption from School Mitigation Fees.
B-8. Obtain Approvals Prior to Construction. Applicant must obtain all building plans and
permit approvals prior to commencement of any construction work.
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B-9. Obtaining Separate Approvals and Permits. Trash enclosures, patio covers, light
standards, and any block walls will require separate approvals and permits.
B-10. Demolition. Demolition permits require separate approvals and permits.
B-11. Sewer and Water Plan Approvals. On-site sewer and water plans will require
separate approvals and permits
B-12. Hours of Construction. Signage shall be prominently posted at the entrance to the
project, indicating the hours of construction, as allowed by the City of Temecula
Municipal Ordinance 9.20.060, for any site within one-quarter mile of an occupied
residence. The permitted hours of construction are Monday through Saturday from
7:00 a.m. to 6:30 p.m. No work is permitted on Sundays and nationally recognized
Government Holidays.
At Plan Review Submittal
B-13. Submitting Plans and Calculations. Applicant must submit to Building and Safety
four(4) complete sets of plans and two (2) sets of supporting calculations for review
and approval including:
a. An electrical plan including load calculations and panel schedule, plumbing
schematic, and mechanical plan applicable to scope of work.
b. A Sound Transmission Control Study in accordance with the provisions of the
Section 1207, of the 2013 edition of the California Building Code.
c. A precise grading plan to verify accessibility for persons with disabilities.
d. Truss calculations that have been stamped by the engineer of record of the
building and the truss manufacturer engineer.
Prior to Issuance of Grading Permit(s)
B-14. Onsite Water and Sewer Plans. Onsite water and sewer plans, submitted
separately from the building plans, shall be submitted to Building and Safety for
review and approval.
Prior to Issuance of Building Permit(s)
B-15. Plans Require Stamp of Registered Professional. Applicant shall provide
appropriate stamp of a registered professional with original signature on the plans.
Prior to Beginning of Construction
B-16. Pre-Construction Meeting. A pre-construction meeting is required with the building
inspector prior to the start of the building construction.
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FIRE PREVENTION
General Requirements
F-1. Fire Dept. Plan Review. Final fire and life safety conditions will be addressed when
building plans are reviewed by the Fire Prevention Bureau. These conditions will be
based on occupancy, use, the California Building Code (CBC), California Fire Code
(CFC), and related codes which are in force at the time of building plan submittal.
F-2. Fire Flow. The Fire Prevention Bureau is required to set a minimum fire flow for the
remodel or construction of all residential buildings per CFC Appendix B. The
developer shall provide for this project, a water system capable of 4,000 GPM at 20-
PSI residual operating pressure for a 4-hour duration. The fire flow as given above
has taken into account all information as provided (CFC Appendix B and Temecula
City Ordinance 15.16.020).
F-3. Fire Hydrants. The Fire Prevention Bureau is required to set minimum fire hydrant
distances per CFC Appendix C. Standard fire hydrants (6" x 4" 2 '/z" outlets) shall
be located on Fire Department access roads and adjacent public streets. Hydrants
shall be spaced at 350 feet apart at each intersection, and shall be located no more
than 210 feet from any point on the street or Fire Department access road(s). 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 Appendix C and Temecula
City Ordinance 15.16.020).
F-4. Fire Hydrant Clearance. As required by the California Fire Code, when any portion
of the facility or building hereafter constructed or moved into or within the jurisdiction
is more than 400 feet from a hydrant on a fire apparatus road, as measured by an
approved route around the exterior of the facility or building, on-site fire hydrants
and mains shall be provided where required by the fire code official. (CFC Chapter
5).
Prior to Issuance of Grading Permit(s)
F-5. Turning Radius (Cul-de-sac). Maximum cul-de-sac length shall not exceed 1320
feet. Minimum outside turning radius on any cul-de-sac shall be 45 feet (CFC
Chapter 5 along with the Temecula City Ordinance 15.16.020).
F-6. All Weather Access Roads. Fire apparatus access roads and driveways shall be
designed and maintained to support the imposed loads of fire apparatus and shall
be with a surface to provide all-weather driving capabilities. Access roads shall be
80,000 lbs. GVW with a minimum of AC thickness of .25 feet. In accordance with
Section 3310.1, prior to building construction, all locations where structures are to
be built shall have fire apparatus access roads (CFC Chapter 5 and Temecula City
Ordinance 15.16.020).
F-7. Access Road Widths. Fire Department vehicle access roads shall have an
unobstructed width of not less than 24 feet for commercial buildings with an
unobstructed vertical clearance of not less than 13 feet 6 inches (CFC Chapter 5
and Temecula City Ordinance 15.16.020).
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F-8. Gradient Of Access Roads. The gradient for fire apparatus access roads shall not
exceed 15 percent (CFC Chapter 5 and City Ordinance 15.16.020).
F-9. Two Point Access. This development shall maintain two points of access, via all-
weather surface roads, as approved by the Fire Prevention Bureau (CFC Chapter
5).
Prior to Issuance of Building Permit(s)
F-10. Required Submittals (Fire Underground Water). The developer shall furnish three
copies of the water system plans to the Fire Prevention Bureau for approval prior to
installation for all private water systems pertaining to the fire service loop. 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. Hydraulic calculations will be required with the
underground submittal to ensure fire flow requirements are being met for the on-site
hydrants. The plans must be submitted and approved prior to building permit being
issued (CFC Chapter 5 and Chapter 33).
F-11. Fire Department connection (FDC) and Post Indicator Valve (PIV). The FDC and
PIV need to be located away from the building in one of the planters.
F-12. Required Submittals (Fire Sprinkler Systems). Fire sprinkler plans shall be
submitted to the Fire Prevention Bureau for approval. Three sets of sprinkler plans
must be submitted by the installing contractor to the Fire Prevention Bureau. These
plans must be submitted prior to the issuance of building permit.
F-13. Required Submittals (Fire Alarm Systems). Fire alarm plans shall be submitted to
the Fire Prevention Bureau for approval. Three sets of alarm plans must be
submitted by the installing contractor to the Fire Prevention Bureau. The fire alarm
system is required to have a dedicated circuit from the house panel. These plans
must be submitted prior to the issuance of building permit.
F-14. Fire Sprinkler Riser Room. The fire sprinkler riser room shall be located on the
exterior of the building with access from the exterior and shall house both the fire
sprinkler riser(s) and fire alarm control panel.
Prior to Issuance of Certificate of Occupancy
F-15. Hydrant Verification. Hydrant locations shall be identified by the installation of
reflective markers (blue dots) (City Ordinance 15.16.020).
F-16. Addressing. New and existing buildings shall have approved address numbers,
building numbers or approved building identification placed in a position that is
plainly legible and visible from the street or road fronting the property. These
numbers shall contrast with their background. Commercial buildings shall have a
minimum of 12-inch numbers with suite numbers being a minimum of six inches in
size. All suites shall have a minimum of 6-inch high letters and/or numbers on both
the front and rear doors (CFC Chapter 5 and City Ordinance 15.16.020).
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F-17. Knox Box. A "Knox-Box" shall be provided. The Knox-Box shall be installed a
minimum of six feet in height and be located to the right side of the fire riser
sprinkler room (CFC Chapter 5).
F-18. Site Plan: 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 (CFC Chapter 5).
POLICE DEPARTMENT
General Requirements
PD-1. Defensible Plants. Applicant shall ensure any landscaping surrounding buildings is
kept at a height of no more t han three feet, or below the ground floor window sills.
Plants, hedges, and shrubbery shall be defensible plants to prevent would-be
intruders from breaking into the buildings utilizing lower level windows.
PD-2. Trees. Applicant shall ensure any trees surrounding building rooftops be kept at a
distance to prevent roof accessibility by would-be burglars. Since trees also act as
a natural ladder, the branches must be pruned to have a six-foot clearance from the
buildings.
PD-3. Berms. Any berms shall not exceed three feet in height.
PD-4. Exterior Door Illumination. All exterior doors shall have a vandal resistant light
fixture installed above the door. The doors shall be illuminated with a minimum one-
foot candle illumination at ground level, evenly dispersed.
PD-5. Exterior Building Lighting. All lighting affixed to the exterior of buildings less than 8
feet high shall be vandal resistant.
PD-6. Hardware. All doors, windows, locking mechanisms, hinges, and other
miscellaneous hardware shall be commercial or institution grade.
PD-7. Graffiti. Any graffiti painted or marked upon the buildings or other structures must
be removed or painted over within 24 hours of being discovered. Report all such
crimes to the Temecula Police 24-hour dispatch Center at (951) 696-HELP.
PD-8. Alarm System. Upon completion of construction, each building or business shall
have an alarm system that is monitored by a designated private alarm company to
notify the Temecula Police Department of any intrusion. All multi-tenant
offices/suites/businesses located within a specific building shall each have their own
alarm system. This condition is not applicable if the business is open 24/7.
PD-9. Roof Hatches. Any roof hatches shall be painted "International Orange."
PD-10. Rooftop Addressing. The construction plans shall indicate the application of painted
rooftop addressing plotted on a nine-inch grid pattern with 45-inch tall numerals
spaced nine inches apart. The numerals shall be painted with a standard nine-inch
paint roller using fluorescent yellow paint applied over a contrasting background.
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The address shall be oriented to the street and placed as closely as possible to the
edge of the building closest to the street.
PD-11. Public Telephones. Any public telephones located on the exterior of the buildings
shall be placed in a well-lit, highly visible area, and installed with a "call-out only"
feature to deter loitering. This feature is not required for public telephones installed
within the interior of the buildings.
PD-12. Disable Parking. All disabled parking stalls on the premises shall be marked in
accordance with Section 22511.8 of the California Vehicle Code.
PD-13. Crime Prevention Through Design. Crime prevention through environmental design,
as developed by the National Crime Prevention Institute (NCPI), supports the
concept that "the proper design and effective use of the built environment can lead
to a reduction in the fear and incidence of crime and an improvement in the quality
of life." The nine primary strategies that support this concept are included below:
a. Provide clear border definition of controlled space. Examples of border
definition may include fences, shrubbery, or signs in exterior areas. Within a
building, the arrangement of furniture and color definition can serve as a means
of identifying controlled space.
b. Provide clearly marked transitional zones. Persons need to be able to identify
when they are moving from public to semi-public to private space.
c. Gathering or congregating areas to be located or designated in locations where
there is good surveillance and access control.
d. Place safe activities in unsafe locations. Safe activities attract normal users to a
location and subsequently render the location less attractive to abnormal users
due to observation and possible intervention.
e. Place unsafe activities in safe locations. Placing unsafe activities in areas of
natural surveillance or controlled access will help overcome risk and make the
users of the areas feel safer.
f. Redesign the use of space to provide natural barriers. Separate activities that
may conflict with each other (outdoor basketball court and children's play area,
for example) by distance, natural terrain or other functions to avoid such conflict.
g. Improve scheduling of space. The timing in the use of space can reduce the risk
for normal users and cause abnormal users to be of greater risk of surveillance
and intervention.
h. Redesign space to increase the perception of natural surveillance. Abnormal
users need to be award of the risk of detection and possible intervention.
Windows and clear lines-of-sight serve to provide such a perception of
surveillance.
i. Overcome distance and isolation. This strategy may be accomplished through
improved communications (portable two-way radios, for example) and design
efficiencies, such as the location of restrooms in a public building.
j. Contact. Any questions regarding these conditions should be directed to the
Temecula Police Department Crime Prevention and Plans Unit at (951) 506-
5132.
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PUBLIC WORKS DEPARTMENT
General Requirements
PW-1. Conditions of Approval. The developer shall comply with all Conditions of Approval,
the Engineering and Construction Manual and all City codes/standards at no cost to
any governmental agency.
a. The Applicant shall comply with all underlying Conditions of Approval for
Tentative Parcel Map No. 35481 as approved on October 3, 2007.
PW-2. Entitlement Approval. The developer shall comply with the approved site plan, the
conceptual Water Quality Management Plan (WQMP) and other relevant documents
approved during entitlement. Any significant omission to the representation of site
conditions may require the plans to be resubmitted for further review and revision.
PW-3. Precise Grading Permit. A precise grading permit for onsite improvements (outside
of public right-of-way) shall be obtained from Public Works.
PW-4. Haul Route Permit. A haul route permit may be required when soils are moved on
public roadways to or from a grading site. The developer/contractor is to verify if the
permit is required. If so, he shall comply with all conditions and requirements per the
City's Engineering and Construction Manual and as directed by Public Works.
PW-5. Encroachment Permits. Prior to commencement of any applicable construction,
encroachment permit(s) are required. An encroachment permit shall be obtained:
a. From Public Works for public offsite improvements
PW-6. Street Improvement Plans. The developer shall submit public/private street
improvement plans for review and approval by Public Works. The plans shall be in
compliance with Caltrans and City codes/standards; and shall include, but not limited
to, plans and profiles showing existing topography, existing/proposed utilities,
proposed centerline, top of curb and flowline grades.
PW-7. Signing & Striping Plan. A signing & striping plan, designed by a registered civil
engineer per the latest edition of Caltrans MUTCD standards, shall be included with
the street improvement plans for approval.
PW-8. Storm Drain Improvement Plans. The developer shall submit storm drain
improvement plans if the street storm flows exceeds top of curb for the 10-yr storm
event and/or is not contained within the street right-of-way for the 100-yr storm event.
A manhole shall be constructed at right-of-way where a private and public storm
drain systems connect. The plans shall be approved by Public Works.
PW-9. Private Drainage Facilities. All onsite drainage and water quality facilities shall be
privately maintained.
PW-10. Retaining Wall and Parkway Landscaping. All retaining walls and parkway
landscaping areas shall be privately maintained.
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PW-11. Landscaped Medians. The developer: shall contact the Park/Landscape
Maintenance Supervisor for a pre-design meeting to discuss design parameters. The
design shall be in conformance with the Temecula Community Services District's
Landscape Standards
a. Shall set a pre-construction meeting with the appropriate parties including
Public Works and Building & Safety, prior to start of work. The developer shall
comply with the Public Works' review and inspection process
b. His successor or assignee, shall be responsible for the maintenance of the
landscaped median until such time Public Works accepts that responsibility
Prior to Issuance of Grading Permit(s)
PW-12. Environmental Constraint Sheet (ECS). The developer shall comply with all
constraints per the recorded ECS with any underlying maps related to the subject
property.
PW-13. Required Clearances. As deemed necessary by Public Works, the developer shall
receive written clearances/permits from applicable agencies such as the San Diego
Regional Water Quality Board (401 certification), Army Corps of Engineers (404
certification), California Department of Fish and Wildlife (Section 1603 Streambed
Alteration Agreement), RCFC&WCD and other affected agencies.
PW-14. Grading/Erosion & Sediment Control Plan. The developer shall submit a
grading/erosion & sediment control plan(s) to be reviewed and approved by Public
Works. All plans shall be coordinated for consistency with adjacent projects and
existing improvements contiguous to the site. The approved plan shall include all
final WQMP water quality facilities and all construction-phase pollution-prevention
controls to adequately address non-permitted runoff. Refer to the City's Engineering
& Construction Manual at:
http://www.citvoftemecula.org[Temecula/Govern ment/Publ icW orks/eng ineeri ng const
manual.htm
PW-15. Erosion & Sediment Control Securities. The developer shall comply with the
provisions of Chapter 24, Section 18.24.140 of the Temecula Municipal Code by
posting security for private development and entering into an agreement to
guarantee the erosion & sediment control improvements.
PW-16. NPDES General Permit Compliance. The developer shall obtain project coverage
under the State National Pollutant Discharge Elimination System (NPDES) General
Permit for Construction Activities and shall provide the following:
a. A copy of the Waste Discharge Identification Number (WDID) issued by the
State Water Resources Control Board (SWRCB);
b. The project's Risk Level (RL) determination number; and
C. The name, contact information and certification number of the Qualified
SWPPP Developer (QSD)
Pursuant to the State Water Resources Control Board (SWRCB) requirements and
City's storm water ordinance, a Storm Water Pollution Prevention Plan (SWPPP)
shall be generated and submitted to the Board. Throughout the project duration, the
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SWPPP shall be routinely updated and readily available (onsite) to the State and
City. Review www.cabmphandbooks.com for SWPPP guidelines. Refer to the
following link:
http://www.waterboards.ca.gov/water issues/programs/stormwater/construction.shtml
PW-17. Water Quality Management Plan (WQMP) and O&M Agreement. The developer
shall submit a final WQMP (prepared by a registered professional engineer) with the
initial grading plan submittal, based on the conceptual WQMP from the entitlement
process. It must receive acceptance by Public Works. A copy of the final project-
specific WQMP must be kept onsite at all times. In addition, a completed WQMP
Operation and Maintenance (O&M) Agreement shall be submitted for review and
approval. Refer to the WQMP template and agreement link below:
http://www.citvoftemecula.orgfTemecula/Government/PublicWorks/W QMPa nd NPDE
S/WQMP.htm
PW-18. Drainage. All applicable drainage shall be depicted on the grading plan and properly
accommodated with onsite drainage improvements and water quality facilities, which
shall be privately maintained. Alterations to existing drainage patterns or
concentration and/or diverting flows is not allowed unless the developer constructs
adequate drainage improvements and obtains the necessary permissions from the
downstream property owners. All drainage leaving the site shall be conveyed into a
public storm drain system, if possible. The creation of new cross lot drainage is not
permitted.
PWA9. Drainage Study. A drainage study shall be prepared by a registered civil engineer
and submitted to Public Works with the initial grading plan check in accordance with
City, Riverside County and engineering standards. The study shall identify storm
water runoff quantities (to mitigate the 100-year storm event) from the development
of this site and upstream of the site. It shall identify all existing or proposed offsite or
onsite, 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.
PW-20. Soils Report. A soils report, prepared by a registered soil or civil engineer, shall be
submitted to Public Works with the initial grading plan submittal. The report shall
address the site's soil conditions and provide recommendations for the construction
of engineered structures and pavement sections.
PW-21. Geological Report. The developer shall complete any outstanding County
geologist's requirements, recommendations and/or proposed Conditions of Approval
as identified during entitlement.
PW-22. Letter of Permission/Easements. The developer shall coordinate with adjacent
property owners affected by the project's improvements and shall obtain the required
documents such as letters of permission, easement(s) and/or maintenance
agreement(s) for any offsite work performed on adjoining properties. The
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document's format is as directed by, and shall be submitted to, Public Works for
acceptance. The document information shall be noted on the approved grading plan.
PW-23. Sight Distance. The developer shall limit landscaping in the corner cut-off area of all
street intersections and adjacent to driveways to provide for minimum sight distance
and visibility.
PW-24. Habitat Conservation Fee. The developer shall comply with the provisions of
Chapter 8.24 of the Temecula Municipal Code (Habitat Conservation) by paying the
appropriate fee set forth in the ordinance or by providing documented evidence that
the fees have already been paid
Prior to Issuance of Encroachment Permit(s)
PW-25. Public Utility Agency Work. The developer shall submit all relevant documentation
due to encroaching within City right-of-way; and is responsible for any associated
costs and for making arrangements with each applicable public utility agency.
PW-26. Traffic Control Plans. A construction area traffic control plan (TCP) will be required
for lane closures and detours or other disruptions to traffic circulation; and shall be
reviewed and approved by Public Works. The TCP shall be designed by a registered
civil or traffic engineer in conformance with the latest edition of the Caltrans Manual
on Uniform Traffic Control Devices (MUTCD) and City standards.
PW-27. Improvement Plans. All improvement plans (including but not limited to street, storm
drain, traffic) shall be reviewed and approved by Public Works.
PW-28. Street Trenching. All street trenches shall conform to City Standard No. 407; refer to
the City's Paving Notes.
Prior to Issuance of building Permit(s)
PW-29. Construction of Street Improvements. All street improvement plans (and the
construction plans for landscaped medians) shall be approved by Public Works. The
developer shall start construction of all public and/or private street improvements, as
outlined below, in accordance to the City's General Plan/Circulation Element and
corresponding City standards. All street improvement designs shall provide
adequate right-of-way and pavement transitions per Caltrans' standards to join
existing street improvements.
a. Rancho California Road (Principal Arterial (6 lanes divided) Standard No. 100 —
110' R/W) to include installation of half-width street improvements, paving, curb
and gutter, sidewalk, streetlights, drainage facilities, signing and striping, utilities
(including but not limited to water and sewer) and softscape for the raised
landscaped median.
b. Moraga Road (Collector (2 lanes undivided) Standard No. 103A — 66' R/W) to
include installation of half-width street improvements plus twelve feet, paving,
curb and gutter, sidewalk, streetlights, drainage facilities, signing and striping and
utilities (including but not limited to water and sewer).
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c. Via Los Colinas (Local Street Standard No. 104— 60' R/W) to include installation
of half-width street improvements plus twelve feet, paving, curb and gutter,
sidewalk, streetlights, drainage facilities, signing, striping and utilities (including
but not limited to water and sewer).
PW-30. Undergrounding Wires. All existing and proposed utility lines, except electrical lines
rated 34kV or greater, shall be installed underground per Title 15, Chapter 15.04 of
the Temecula Municipal Code and utility provider's standards. The developer is
responsible for any associated costs, for making arrangements with each utility
agency and for obtaining the necessary easements.
PW-31. Street Lights. The developer shall submit a completed SCE street light application,
an approved SCE Streetlight Plan and pay the advanced energy fees. If not
obtaining a building permit, this shall be done prior to installation of additional street
lighting. All costs associated with the relocation of any existing street lights shall be
paid by the developer.
PW-32. Certifications. Certifications are required from the registered civil engineer-of-record
certifying the building pad elevation(s) per the approved plans and from the soil's
engineer-of-record certifying compaction of the building pad(s).
Prior to Issuance of Certificate of Occupancy
PW-33. Completion of Improvements. The developer shall complete all work per the
approved plans and Conditions of Approval to the satisfaction of the City Engineer.
This includes all onsite work (including water quality facilities), public improvements
and the executed WQMP Operation and Maintenance agreement.
PW-34. Utility Agency Clearances. The developer shall receive written clearances from
applicable utility agencies (i.e., Rancho California and Eastern Municipal Water
Districts, etc.) for the completion of their respective facilities and provide to Public
Works.
PW-35. Replacement of Damaged Improvements/Monuments. Any appurtenance damaged
or broken during development shall be repaired or removed and replaced to the
satisfaction of Public Works. Any survey monuments damaged or destroyed shall be
reset per City Standards by a qualified professional pursuant to the California
Business and Professional Code Section 8771.
PW-36. Certifications. Certifications are required from the registered civil engineer-of-record
certifying satisfactory completion of all improvements per the approved plans and
from the soil's engineer—of-record certifying the final compaction.
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