Agenda — Temecula City Council, May 13, 2025 (part 3 of 3)

Applicant Filing Notice of Determination. APPLICANT ACTION REQUIRED:

The applicant/developer is responsible for filing the Notice of Determination for the Mitigated or Negative Declaration required under Public Resources Code Section 21152 and California Code of Regulations Section 15075 within 48 hours of the project approval. If within said 48-hour period the applicant/ developer has not filed the Notice of Determination as required above, the approval for the project granted shall be void due to failure of this condition Failure to submit the Notice of Determination will also result in an extended period of time for legal challenges.

FEES:

Fees for the Notice of Determination are Two Thousand Nine Hundred Sixty -Six Dollars And Seventy -Five Cents ($2,966.75) which includes the Two Thousand Nine Hundred Sixteen Dollars and Seventy -Five Cents ($2,916.75) fee, required by Fish and Wildlife Code Section 711.4(d)(3) plus the Fifty Dollars ($50.00) County administrative fee. The County of Riverside charges additional fees for credit card transactions.

FILING:

The City shall provide the applicant with a Notice of Determination within 24 hours of approval via email. If the applicant/developer has not received the Notice of Determination within 24 hours of approval, they shall contact the case Planner immediately. All CEQA documents must be filed online with the Riverside County Assessor — County Clerk- Recorder. A direct link to the CEQA filings page is available at TemeculaCA.gov/CEQA.

COPY OF FILINGS:

The applicant shall provide the City with a digital copy of the required filings within 48 hours.

General Requirements

2. Indemnification of the Citv. Indemnity, Duty to Defend and Obligation to Pay Judgments and Defense Costs, Including Attorneys' Fees, Incurred by the City. The Applicant shall defend, indemnify, and hold harmless the City, its elected officials, officers, employees, volunteers, agents, and those City agents serving as independent contractors in the role of City officials (collectively "Indemnitees") from and against any claims, damages, actions, causes of actions, lawsuits, suits, proceedings, losses, judgments, costs, and expenses (including, without limitation, attorneys' fees or court costs) in any manner arising out of or incident to the Planning Commission's actions, this approval and the City Council's actions, related entitlements, or the City's environmental review thereof. The Applicant shall pay and satisfy any judgment, award or decree that may be rendered against City or the other Indemnitees in any such suit, action, or other legal proceeding. The City shall promptly notify the Applicant of any claim, action, or proceeding and the City shall reasonably cooperate in the defense. If the City fails to promptly notify the Applicant of any claim, action, or proceeding, or if the City fails to reasonably cooperate in the defense, the Applicant shall not thereafter be responsible to defend, indemnify, or hold harmless the City or the Indemnitees. The City shall have the right to select counsel of its choice. The Applicant shall reimburse the City, and the other Indemnitees, for any and all legal expenses and costs incurred by each of them in connection therewith or in enforcing the indemnity herein provided. Nothing in this condition shall be construed to require the Applicant to indemnify Indemnitees for any claim arising from the sole negligence or willful misconduct of the Indemnitees. In the event such a legal action is filed challenging the City's determinations herein or the issuance of the approval, the City shall estimate its expenses for the litigation. The Applicant shall deposit said amount with the City or, at the discretion of the City, enter into an agreement with the City to pay such expenses as they become due.

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3. Expiration. This approval shall be used within three years of the approval date; otherwise, it shall become null and void. Use means the beginning of substantial construction contemplated by this approval within the three-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.

4. 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 five (5) extensions of time, one year at a time.

5. 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.

6. 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.

7. Modifications or Revisions. The developer shall obtain City approval for any modifications or revisions to the approval of this project.

8. Subdivision Map Act. The tentative subdivision shall comply with the State of California Subdivision Map Act and to all the requirements of Ordinance No. 460, unless modified by the conditions listed below. An Extension of Time may be approved in accordance with the Subdivision Map Act and Temecula Municipal Code, upon written request, if made 60 days prior to the expiration date.

Prior to Release of Power, Building Occupancy or Any Use Allowed by This Permit

9. Compliance with Conditions of Approval. All of the foregoing conditions shall be complied with prior to occupancy or any use allowed by this approval.

Prior to Recordation of the Final Map

10. Final Map. A copy of the Final Map shall be submitted to, and approved by, the Planning Division.

11. Submittal of CC&Rs. A copy of the Covenants, Conditions, and Restrictions (CC&Rs) shall be submitted and approved by the Director of Community Development. The CC&Rs shall include liability insurance and methods of maintaining open space, recreation areas, parking areas, private roads, exterior of all buildings, and all landscaped and open areas, including parkways.

Applicants shall provide a deposit in the amount of $3,750 for the review of new CC&Rs.

Amended CC&Rs will require a deposit of $2,000. The applicant shall be responsible for all costs incurred during the review of the CC&Rs and additional fees may be required during the course of the review.

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12. Form and Content of CC&Rs. The CC&Rs shall be in the form and content approved by the Director of Community Development, City Engineer, and the City Attorney, and shall include such provisions as are required by this approval and as said officials deem necessary to protect the interests of the City and its residents.

13. Preparation of CC&Rs. The CC&Rs shall be prepared at the developer's sole cost and expense.

14. Review of CC&Rs. The CC&Rs and Articles of Incorporation of the Property Owners Association are subject to the approval of the Director of Community Development, Public Works Director, and the City Attorney.

15. CC&Rs and Mana ementtMaintenance of Common Areas. The CC&Rs shall provide for the effective establishment, operation, management, use, repair, and maintenance of all common areas, drainage facilities, and pollution prevention devices outlined in the project's Water Quality Management Plan.

16. CC&Rs and Public Nuisance. The CC&Rs shall provide that the property shall be developed, operated, and maintained so as not to create a public nuisance.

17. Termination of CC&Rs. The CC&Rs shall provide that the association may not be terminated without prior City approval.

18. CC&Rs and Maintenance of Property. The CC&Rs shall provide that if the property is not maintained in the condition required by the CC&Rs, then the City, after making due demand and giving reasonable notice, may enter the property and perform, at the owner's sole expense, any maintenance required thereon by the CC&Rs or the Temecula Municipal Code. The property shall be subject to a lien in favor of the City to secure any such expense not promptly reimbursed.

19. Interest in Association. Every owner of a suite or lot governed by CC&Rs shall own as an appurtenance to such suite or lot, either: (1) an undivided interest in the common areas and facilities, or (2) a share in the corporation, or voting membership in an association owning the common areas and facilities.

20. Maintenance of Open Areas. All open areas and landscaping governed by CC&R shall be permanently maintained by the association or other means acceptable to the City. Such proof of this maintenance shall be submitted to the Planning Divisions and Public Works Department prior to the issuance of building permits.

21. Reciprocal Easements. Reciprocal access easements and maintenance agreements ensuring access to all parcels and joint maintenance of all roads, drives, parking areas, drainage facilities, and water quality features, shall be provided by the CC&Rs or by deeds and shall be recorded concurrent with the map or prior to the issuance of building permit where no map is involved.

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22. Consent of City of Temecula. An Article must be added to every set of CC&Rs, following the Declarant's signature, to read as follows:

CONSENT OF CITY OF TEMECULA
The Conditions of Approval for Tentative Tract Map No. require the City of Temecula to review and approve the CC&Rs for the Parcel. The City's review of these CC&Rs has been limited to a determination of whether the proposed CC&Rs properly implement the requirements of the Conditions of Approval for the Parcel. The City's consent to these CC&Rs does not contain or imply any approval of the appropriateness or legality of the other provisions of the CC&Rs, including, without limitation, the use restrictions, private easements and encroachments, private maintenance requirements, architecture and landscape controls, assessments, enforcement of assessments, resolutions of disputes or procedural matters. Subject to the limitations set forth herein, the City consents to the CC&Rs.

Matt Peters
Director
Community Development
Approved as to Form:

Peter M. Thorson
City Attorney

23. Consent of City of Temecula. An Article must be added to every set of CC&Rs to read as follows:

Article _

CONSENT OF CITY OF TEMECULA

1. The Conditions of Approval of Tentative Tract Map Number requires the City to review and approve the CC&Rs for the Parcel.

2. Declarant acknowledges that the City has reviewed these CC&Rs and that its review is limited to a determination of whether the proposed CC&Rs properly implement the requirements of the Conditions of Approval for the Parcel. The City's consent to these CC&Rs does not contain or imply any approval of the appropriateness or legality of the other provisions of the CC&Rs, including, without limitation, the use restrictions, private easements and encroachments, private maintenance requirements, architecture and landscape controls, assessment procedures, assessment enforcement, resolution of disputes or procedural matters.

3. In the event of a conflict between the Conditions of Approval of the land use entitlements issued by the City for the Parcel or Federal, State, or local laws, ordinances, and regulations and these CC&Rs, the provisions of the Conditions of Approval and Federal, State or local laws, ordinances, and regulations shall prevail, notwithstanding the language of the CC&Rs.

4. These CC&Rs shall not be terminated, amended or otherwise modified without the express written consent of the Director Community Development of the City of Temecula.

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24. Operation of Association. No lot or suite in the development shall be sold unless a corporation, association, property owners group or similar entity has been formed with the right to assess all properties individually owned or jointly owned which have any rights or interest in the use of the common areas and common facilities in the development, such assessment power to be sufficient to meet the expenses of such entity, and with authority to control, and the duty to maintain, all of said mutually available features of the development. Such entity shall operate under recorded CC&Rs, which shall include compulsory membership of all owners of lots and/or suites and flexibility of assessments to meet changing costs of maintenance, repairs, and services. Recorded CC&Rs shall permit enforcement by the City for provisions required as Conditions of Approval. The developer shall submit evidence of compliance with this requirement to, and receive approval of, the City prior to making any such sale. This condition shall not apply to land dedicated to the City for public purposes.

25. Recordation of CC&Rs. CC&Rs shall be finalized and recorded at the time of Final Map Recordation.

26. Co ies of CC&Rs. Three copies of the final recorded CC&Rs shall be provided to the Planning Division.

PUBLIC WORKS DEPARTMENT
General Requirements

27. Subdivision Mao. The developer shall submit a complete Final Map submittal for review and approval. Any omission to the representation of the site conditions may require the plans to be resubmitted for further review and revision.

28. Permit restriction. No permits shall be issued unless future Development Plan applications are submitted for approval.

29. Grading Permit. A grading permit for rough and/or precise grading shall be obtained from Public Works prior to commencement of any construction within private property. Grading shall be in accordance with the approved grading plan, grading permit conditions and City codes/standards.

30. Encroachment Permits. Prior to commencement of any applicable construction, encroachment permit(s) are required; and shall be obtained:
a. from Public Works for public offsite improvements; and b. from the California Department of Transportation if encroaching within their right-of-way.

31. PW-005: Improvement Plans. The developer shall submit improvement plans (to include public street plans, etc.) as required for review and approval by Public Works. The designs shall be in compliance with Caltrans, Riverside County Flood Control and Water Conservation District and City codes/standards.

32. Private Drainage Facilities. All onsite drainage and water quality facilities shall be privately maintained.

Prior to Recordation of the Final Map

33. 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.

34. Plans. Agreements & Securities. The developer shall have approved improvement plans, executed subdivision improvement agreements and posted securities.

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35. Environmental Constraint Sheet (ECS). The developer shall prepare and record an ECS with the Final Map to delineate identified environmental concerns. The developer shall comply with all constraints per the recorded ECS along with any underlying maps related to the property.

36. Required Clearances. As deemed necessary by Public Works, the developer shall receive written clearance from the following agencies:
a. San Diego Regional Water Quality Control Board;
b. Army Corps of Engineers;
c. California Department of Fish and Wildlife;
d. Riverside County Flood Control and Water Conservation District; e. Caltrans;
f. Rancho California Water District;
g. Eastern Municipal Water District;
h. Cable TV Franchise;
i. Telephone Company;
j. Southern California Edison Company;
k. The Gas Company;
I. Metropolitan Water District or other affected agencies

37. Easements. Note the following:
a. 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.

38. Public Street Improvements and Securities. The developer shall design and guarantee construction (i.e., posting of security and entering into agreements) of the following public improvements to the City's General Plan standards unless otherwise noted. Plans shall be approved by Public Works. All street improvement designs shall provide adequate right-of-way and pavement transitions per Caltrans' standards to join existing street improvements. a. Improve Bedford Court (Collector (2 lanes undivided) Standard No. 103A — 66' R/W) to include installation of drainage facilities, utilities (including but not limited to water and sewer) and resurfacing with slurry application (at the discretion of the Director of Public Works).

39. Undergrounding Wires. All existing and proposed electrical and telecommunication 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.

40. Property Taxes. Any delinquent property taxes shall be paid.

41. Parcel Geometry. The applicant shall submit an editable projected digital version of the parcel geometry in a drawing exchange format (pursuant to Riverside County standards). Prior to final approval, the City's GIS Division shall conduct quality control on the data to verify accuracy and compatibility.

Prior to Issuance of a Grading Permit

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42. Required Clearances. As deemed necessary by Public Works, the developer shall receive written clearance from the following agencies:
a. San Diego Regional Water Quality Control Board;
b. Army Corps of Engineers;
c. California Department of Fish and Wildlife;
d. Riverside County Flood Control and Water Conservation District; or other affected agencies.

43. 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:
www.TemeculaCA.gov/ECM

44. Erosion & Sediment Control Securities. The developer shall comply with the provisions of Chapter 18, Section 18.24.140 of the Temecula Municipal Code by posting security and entering into an agreement to guarantee the erosion & sediment control improvements.

45. 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 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

46. 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. Upon approval from City staff, the applicant shall record the O&M agreement at the County Recorder's Office in Temecula. Refer to the WQMP template and agreement link: www.TemeculaCA.gov/WQMR As part of the WQMP approval, the Engineer of Record shall report and certify BMP construction per City of Temecula NPDES requirements. Should the project require Alternative Compliance, the developer is responsible for execution of an approved Alternative Compliance Agreement.

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47. 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 10 and 100-year storm event for 24-hour storm duration peak flow) 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.

48. 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 preliminary pavement sections.

49. Letter of Permission/Easement. The developer shall obtain documents (letters of permission or easements) for any offsite work performed on adjoining properties. The 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.

50. 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.

51. Americans with Disabilities Act. The developer shall ensure that all frontage areas to the proposed development within the public right of way are ADA compliant. Any sidewalk within the public right of way found to be non -compliant shall be the responsibility of the property owner to be removed and replaced with ADA compliant sidewalk per the Streets and Highway Code Section 5610.

Prior to Issuance of Building Permit(s)

52. Final Map. Parcel Map Number 38924 shall be approved and recorded.

53. Precise Grading Plan. A precise grading plan shall be submitted to 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.

Prior to Issuance of a Certificate of Occupancy

54. 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 on site work (including water quality facilities), public improvements and the executed WQMP Operation and Maintenance agreement.

55. Utility Agency Clearances. The developer shall receive written clearance 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.

56. 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.

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57. Certifications. All necessary certifications and clearances from engineers, utility companies and public agencies shall be submitted as required by Public Works.

58. Water Quality Management Plan (WQMP) Verification. As part of the WQMP approval, the Engineer of Record shall report and certify BMP construction per City of Temecula NPDES requirements. Should the project require alternative compliance, the developer is responsible for execution of an approved Alternative Compliance Agreement.

BUILDING AND SAFETY DIVISION
General Requirements

59. 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.

60. Compliance with Code. All design components shall comply with applicable provisions of the most current edition of the California Building, Plumbing and Mechanical Codes; California Electrical Code; California Administrative Code, Title 24 Energy Code, California Title 24 Disabled Access Regulations, and Temecula Municipal Code as identified in Title 15 of the Temecula Municipal Code.

61. 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.

62. Obtain Approvals Prior to Construction. Applicant must obtain all building plans and permit approvals prior to commencement of any construction work.

63. Sewer and Water Plan Approvals. On -site sewer and water plans will require separate approvals and permits.

64. 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 Code Section 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.

FIRE PREVENTION
General Requirements

65. Fire Requirement. The overall site plan will have fire department access throughout the site between the two parcels/businesses proposed. Conditions of approval have been issued by the Fire Department under PA23-0197.

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PC RESOLUTION NO.2025-13

A RESOLUTION OF THE PLANNING COMMISSION OF

THE CITY OF TEMECULA RECOMMENDING THAT THE
CITY COUNCIL ADOPT A RESOLUTION ENTITLED "A

RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

TEMECULA APPROVING A CONDITIONAL USE PERMIT
(PA23-0198) TO ALLOW A CAR WASH AT THE

SOUTHWEST END OF BEDFORD COURT
APPROXIMATELY 160 FEET SOUTHWEST OF THE

TEMECULA PARKWAY AND BEDFORD COURT
INTERSECTION (APN 922-210-042)"
Section 1. Procedural Findings. The Planning Commission of the City of Temecula does hereby find, determine and declare that:

A. On May 4, 2023, the applicant submitted Planning Application PA23-0197, a Development Plan, PA23-0198, a Conditional Use Permit to allow a car wash, PA23-0204, a Tentative Parcel Map to create two parcels from one existing parcel, and PA23-0280, a Zone Change/Planned Development Overlay. On September 17, 2024 the applicant submitted PA24- 0348, a Conditional Use Permit to allow for a drive-thru. Taken together, the applications will permit for the development and operation of a commercial center consisting of two structures that will house a carwash and coffee shop. These applications (collectively "Project") were filed in a manner in accord with the City of Temecula General Plan and Development Code.

B. The Project was processed including, but not limited to a public notice, in the time and manner prescribed by State and local law.

C. The Planning Commission, at a regular meeting, considered the Project and environmental review on April 16, 2025, at a duly noticed public hearing as prescribed by law, at which time the City staff and interested persons had an opportunity to and did testify either in support or in opposition to this matter.

D. All legal preconditions to the adoption of this Resolution have occurred.

Section 2. Further Findings. The Planning Commission, in recommending approval of Conditional Use Permit Application No. PA23-0198, hereby finds, determines and declares that:

Conditional Use Permit Application No. PA23-0198 is consistent with the General Plan for the City of Temecula and with all applicable requirements of State law and other Ordinances of the City:

Conditional Use Permit, Development Code Section 17.04.010.E A. The proposed conditional uses are consistent with the General Plan and the Development Code;
The conditional use will consist of a carwash. This use is permitted upon the approval of a Conditional Use Permit per the proposed Zone Change/Planned Development Overlay and

underlying land use designation of Highway Tourist (HT). Car washes are allowed on properties with the HT Land Use Designation upon approval of a Conditional Use Permit.

The proposed use is consistent with the Development Code. Per the City of Temecula Development Code, the proposed car wash will be screened from the public right-of-way.

In addition, the use will be supervised by several employees during operating hours. The proposed operating hours are consistent with Development Code requirements.

B. The proposed conditional use is compatible with the nature, condition and development of adjacent uses, buildings and structures and the proposed conditional use will not adversely affect the adjacent uses, buildings or structures.; The proposed project will be surrounded by Highway Tourist and High Density residential uses. The car wash will be separated from the nearby residential use by seventy-five feet per the proposed PDO. In addition, drying blowers will have mufflers to control noise.

Therefore, the car wash use is compatible with the nature, condition and development of adjacent uses, buildings and structures and the proposed conditional use will not adversely affect the adjacent uses, buildings or structures.

C. The site for a proposed conditional use is adequate in size and shape to accommodate the yards, walls, fences, parking and loading facilities, buffer areas, landscaping, and other development features prescribed in this Development Code and required by the Planning Commission or City Council in order to integrate the use with other uses in the neighborhood.

The site has been reviewed and determined to be adequate in size and shape to accommodate the yards, walls, fences, parking and loading facilities, buffer areas, landscaping, and other development features prescribed in the Development Code and proposed Zone Change/Planned Development Overlay and required by the Planning Commission and City Council in order to integrate the use with other uses in the neighborhood. The project meets or exceeds all requirements of the proposed PDO requirements. For example, the proposed PDO requires that a project site provides 25% landscape coverage and the project proposes to offer 37% of landscape coverage. In addition, the proposed PDO requires 26 parking spaces while the actual project will provide 35 parking spaces.

D. The nature of the proposed conditional use is not detrimental to the health, safety and general welfare of the community.

The conditional use has been reviewed in order to ensure compliance with all requirements of the Development, Building, and Fire Codes. These codes contain provisions designed to ensure the health, safety, and general welfare of the community. No negative impacts are anticipated.

E. That the decision to approve, conditionally approve, or deny the application for a conditional use permit be based on substantial evidence in view of the record as a whole before the Planning Director, Planning Commission, or City Council on appeal.

The decision to conditionally approve the applications will be based on substantial evidence in view of the record as a whole before the City Council.

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 PA23-0198:

A. The Project was processed, including but not limited to all public notices, in the time and manner prescribed by State and local law, including the California Environmental Quality Act, Public Resources Code 21000, et seq. and the California Environmental Quality Act Guidelines, 14 Cal. Code Regs 15000 et seq. (collectively referred to as "CEQA").

B. The City contracted with De Novo Planning Group (De Novo) for the independent preparation of an Initial Study to analyze the potential environmental effects of the Project. Based on the information contained in the Initial Study, De Novo and City staff concluded that the Project could have a significant effect on the environment, but that mitigation measures could be implemented to reduce such impacts to a less than significant level. Based upon this determination, De Novo prepared, and City staff concurred in, a Draft Mitigated Negative Declaration ("Draft MND") in accordance with CEQA Section 21080(c) and Section 15070 of the State CEQA Guidelines.

C. On April 16, 2025, the Planning Commission held a duly noticed public hearing on the Project and considered the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program, at which time the City staff and interested persons had an opportunity to, and did testify either in support of or opposition to this matter.

D. Following consideration of the entire record before it at the public hearing and due consideration of the Project the Planning Commission adopted Resolution No. 2025- "A

RESOLUTION OF THE OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA

RECOMMENDING THAT THE CITY COUNCIL ADOPT THE FINAL MITIGATED

NEGATIVE DECLARATION AND MITIGATION MONITORING AND REPORTING

PROGRAM FOR THE BEDFORD COURT PROJECT CONSISTING OF APPROXIMATELY

1.88 ACRES GENERALLY LOCATED ON THE SOUTHWEST SIDE OF BEDFORD COURT APPROXIMATELY 160 FEET SOUTHWEST OF THE TEMECULA PARKWAY AND BEDFORD COURT INTERSECTION (APN: 922-210-042)".

Section 4. Recommendation. The Planning Commission of the City of Temecula recommends that the City Council adopt a Resolution approving Planning Application No. PA23- 0198, a Conditional Use Permit for a car wash generally located at the southwest end of Bedford Court, in substantially the same form attached to this Resolution as Exhibit "A", subject to the Conditions of Approval set forth on Exhibit "B", attached hereto, and incorporated herein by this reference.

PASSED, APPROVED AND ADOPTED by the City of Temecula Planning Commission this 161h day of April 2025.

Lanae Tijr1jr,
1I
ATTEST:

OA�
Matt Peters
Secretary
[SEAL]

STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE )ss

CITY OF TEMECULA )
I, Matt Peters, Secretary of the Temecula Planning Commission, do hereby certify that the foregoing PC Resolution No. 2025-13 was duly and regularly adopted by the Planning Commission of the City of Temecula at a regular meeting thereof held on the 16th day of April 2025, by the following vote:

AYES: 4 PLANNING COMMISSIONERS: Hagel, Turley-Trejo, Watson, Watts NOES: 0 PLANNING COMMISSIONERS None
ABSTAIN: 0 PLANNING COMMISSIONERS None
ABSENT: 1 PLANNING COMMISSIONERS Solis
Matt Peters
Secretary

RESOLUTION NO.2025-

A RESOLUTION OF THE CITY COUNCIL OF THE CITY

OF TEMECULA APPROVING A CONDITIONAL USE
PERMIT (PA23-0198) TO ALLOW A CAR WASH AT THE

SOUTHWEST END OF BEDFORD COURT
APPROXIMATELY 160 FEET SOUTHWEST OF THE

TEMECULA PARKWAY AND BEDFORD COURT
INTERSECTION (APN 922-210-042)

THE CITY COUNCIL OF THE CITY OF TEMECULA DOES HEREBY RESOLVE AS FOLLOWS:

Section 1. Procedural Findings. The City Council of the City of Temecula does hereby find, determine and declare that:

B. The Project was processed including, but not limited to a public notice, in the time and manner prescribed by State and local law, including the California Environmental Quality Act.

C. The Project was processed, including but not limited to all public notices, in the time and manner prescribed by State and local law, including the California Environmental Quality Act, Public Resources Code 21000, et seq. and the California Environmental Quality Act Guidelines, 14 Cal. Code Regs 15000 et seq. (collectively referred to as "CEQA").

D. The City contracted with De Novo Planning Group (De Novo) for the independent preparation of an Initial Study to analyze the potential environmental effects of the Project. Based on the information contained in the Initial Study, De Novo concluded, and City staff concurred, that the Project could have a significant effect on the environment, but that mitigation measures could be implemented to reduce such impacts to a less than significant level. Based upon this determination, De Novo prepared, and City staff concurred in, a Draft Mitigated Negative Declaration ("Draft MND") in accordance with CEQA Section 21080(c) and Section 15070 of the State CEQA Guidelines. The Draft MND was subsequently circulated, comments were received, and responses to comments were prepared resulting in the preparation of the Final Mitigated Negative Declaration ("Final MND").

E. On April 16, 2025, the Planning Commission held a duly noticed public hearing on the Project and considered the Final MND and Mitigation Monitoring and Reporting Program, at

which time the City staff and interested persons had an opportunity to, and did testify either in support of or opposition to this matter.

F. Following consideration of the entire record of information received at the public hearings and due consideration of the proposed Project, the Planning Commission adopted Resolution Nos. 2025- , recommending that the City Council approve the Project and the Final MND and Mitigation Monitoring and Reporting Program.

G. On May 13, 2025, the City Council of the City of Temecula considered the Project, the Final MND, and Mitigation Monitoring and Reporting Program at a duly noticed public hearing at which time all interested persons had an opportunity to and did testify either in support or in opposition to this matter. The Council considered all the testimony and any comments received regarding the Project, Final MND, and Mitigation Monitoring and Reporting Program prior to and at the public hearing.

H. Following consideration of the entire record before it at the public hearing and due consideration of the Project the City Council adopted Resolution No. 2025- "A RESOLUTION

OF THE CITY COUNCIL OF THE CITY OF TEMECULA ADOPTING THE FINAL

MITIGATED NEGATIVE DECLARATION AND MITIGATION MONITORING AND

REPORTING PROGRAM FOR THE BEDFORD COURT PROJECT CONSISTING OF APPROXIMATELY 1.88 ACRES GENERALLY LOCATED ON THE SOUTHWEST SIDE OF BEDFORD COURT APPROXIMATELY 160 FEET SOUTHWEST OF THE TEMECULA PARKWAY AND BEDFORD COURT INTERSECTION (APN: 922-210-042)".

1. All legal preconditions to the adoption of this Resolution have occurred.

Section 2. Legislative Findings. The City Council in approving the Conditional Use Permit hereby makes the following findings:

A. The proposed conditional uses are consistent with the General Plan and the Development Code;
The conditional use will consist of a carwash. This use is permitted upon the approval of a Conditional Use Permit per the proposed Zone Change/Planned Development Overlay and underlying land use designation of Highway Tourist (HT). Car washes are allowed on properties with the HT Land Use Designation upon approval of a Conditional Use Permit.

The proposed use is consistent with the Development Code. Per the City of Temecula Development Code, the proposed car wash will be screened from the public right-of-way.

In addition, the use will be supervised by several employees during operating hours. The proposed operating hours are consistent with Development Code requirements.

The proposed project will be surrounded by Highway Tourist and High Density residential uses. The car wash will be separated from the nearby residential use by seventy-five feet per the proposed PDO. In addition, drying blowers will have mufflers to control noise.

The site has been reviewed and determined to be adequate in size and shape to accommodate the yards, walls, fences, parking and loading facilities, buffer areas, landscaping, and other development features prescribed in the Development Code and proposed Zone Change/Planned Development Overlay and required by the Planning Commission and City Council in order to integrate the use with other uses in the neighborhood. The project meets or exceeds all requirements of the proposed PDO requirements. For example, the proposed PDO requires that a project site provide 25% landscape coverage and the project proposes to offer 37% of landscape coverage. In addition, the proposed PDO requires 26 parking spaces while the actual project will provide 35 parking spaces.

D. The nature of the proposed conditional use is not detrimental to the health, safety and general welfare of the community.

The decision to conditionally approve the applications will be based on substantial evidence in view of the record as a whole before the City Council.

Section 3. Conditions of Approval. The City Council of the City of Temecula hereby approves Planning Application No. PA23-0198, a Conditional Use Permit to allow a car wash at the southwest end of Bedford Court, subject to the Conditions of Approval set forth on Exhibit "A", attached hereto, and incorporated herein by this reference.

Section 4. Certification. The City Clerk shall certify to the adoption of this Resolution and it shall become effective upon its adoption. 9 PASSED, APPROVED, AND ADOPTED by the City Council of the City of Temecula this 13th day of May, 2025.

Brenden Kalfus, Mayor
ATTEST:

Randi Johl, City Clerk
[SEAL]

STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss

CITY OF TEMECULA )
I, Randi Johl, City Clerk of the City of Temecula, do hereby certify that the foregoing Resolution No. 2025- was duly and regularly adopted by the City Council of the City of Temecula at a meeting thereof held on the 131h day of May, 2025, by the following vote:

AYES: COUNCIL MEMBERS:

NOES: COUNCIL MEMBERS:

ABSTAIN: COUNCIL MEMBERS:

ABSENT: COUNCIL MEMBERS:

Randi Johl, City Clerk
4 CITY OF TEMECULA

CONDITIONS OF APPROVAL ACCEPTANCE
Planning Application Number: PA23-0198
Parcel Number(s)
922-210-042
By signing below, I/we have agreed to the following Conditions of Approval, including (but not limited to) any referenced documents, local, state, or federal regulations, statement of operations, hours of operation, floor plans, site plans, and Conditions that may require the payment or reimbursement of fees, as described. I/we have read the attached Conditions of Approval and understand them.

I/we also understand that violations or non-compliance with these Conditions of Approval, may delay a project, and/or result in the revocation of a permit in accordance with the Temecula Municipal Code. I/we are also responsible for disclosing these Conditions of Approval to any successive owners/operators. I/we agree and commit to the City of Temecula that I/we will implement and abide by the Conditions of Approval, including any indemnification requirements imposed by those conditions.

Property Owner Printed Name
Property Owner Signature & Date
Applicant Printed Name Applicant Signature & Date

EXHIBIT A

CITY OF TEMECULA

DRAFT CONDITIONS OF APPROVAL
Planning Application No.: PA23-0198
Project Description: Bedford Court Car Wash CUP: A Conditional Use Permit to allow a car wash. The project is located approximately 160 feet from the Temecula Parkway and Bedford Court intersection.

Assessor's Parcel No.: 922-210-042
MSHCP Category: Commercial
DIF Category: Retail Commercial
TUMF Category: Per WRCOG Requirements
Quimby Category: N/A (Non -Residential Project)
New Street In -lieu of Fee: N/A (Not Located within the Uptown Temecula Specific Plan) Approval Date: May 13, 2025
Expiration Date: May 13, 2027

PLANNING DIVISION
General Requirements

Page 1 of 5 ends

Indemnification of the Cit . Indemnity, Duty to Defend and Obligation to Pay Judgments and Defense Costs, Including Attorneys' Fees, Incurred by the City. The Applicant shall defend, indemnify, and hold harmless the City, its elected officials, officers, employees, volunteers, agents, and those City agents serving as independent contractors in the role of City officials (collectively "Indemnitees") from and against any claims, damages, actions, causes of actions, lawsuits, suits, proceedings, losses, judgments, costs, and expenses (including, without limitation, attorneys' fees or court costs) in any manner arising out of or incident to the Planning Commission's actions, this approval and the City Council's actions, related entitlements, or the City's environmental review thereof. The Applicant shall pay and satisfy any judgment, award or decree that may be rendered against City or the other Indemnitees in any such suit, action, or other legal proceeding. The City shall promptly notify the Applicant of any claim, action, or proceeding and the City shall reasonably cooperate in the defense. If the City fails to promptly notify the Applicant of any claim, action, or proceeding, or if the City fails to reasonably cooperate in the defense, the Applicant shall not thereafter be responsible to defend, indemnify, or hold harmless the City or the Indemnitees. The City shall have the right to select counsel of its choice. The Applicant shall reimburse the City, and the other Indemnitees, for any and all legal expenses and costs incurred by each of them in connection therewith or in enforcing the indemnity herein provided. Nothing in this condition shall be construed to require the Applicant to indemnify Indemnitees for any claim arising from the sole negligence or willful misconduct of the Indemnitees. In the event such a legal action is filed challenging the City's determinations herein or the issuance of the approval, the City shall estimate its expenses for the litigation. The Applicant shall deposit said amount with the City or, at the discretion of the City, enter into an agreement with the City to pay such expenses as they become due.

2. Expiration. This approval shall be used within two years of the approval date; otherwise, it shall become null and void. Use means 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.
3, 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 five (5) extensions of time, one year at a time.

4. Compliance with IS/MND. The project and all subsequent projects within this site shall comply with all mitigation measures identified within IS/MND No. 2025010334.

5. 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.

6. Modifications or Revisions. The developer shall obtain City approval for any modifications or revisions to the approval of this project.

7. Statement of Operations. The applicant shall comply with their Statement of Operations submitted on October 31, 2024, on file with the Planning Division, unless a conflict exists between the Statement of Operations and these Conditions of Approval, in which case the Conditions of Approval control.

8. Revocation of CUP. This Conditional Use Permit may be revoked pursuant to Section

17.03.080 of the City's Development Code.

Page 2 of 5 ends

9. City Review and Modification of CUP. The City, its Director of Community Development, Planning Commission, and City Council retain and reserve the right and jurisdiction to review and modify this Conditional Use Permit (including the Conditions of Approval) based on changed circumstances. Changed circumstances include, but are not limited to, the modification of business, a change in scope, emphasis, size of nature of the business, and the expansion, alteration, reconfiguration or change of use. The reservation of right to review any Conditional Use Permit granted or approved or conditionally approved hereunder by the City, its Director of Community Development, Planning Commission and City Council is in addition to, and not in -lieu of, the right of the City, its Director of Community Development, Planning Commission, and City Council to review, revoke or modify any Conditional Use Permit approved or conditionally approved hereunder for any violations of the conditions imposed on such Conditional Use Permit or for the maintenance of any nuisance condition or other code violation thereon.

Prior to Issuance of Building Permit

10. Car Wash S'rgnage. The vacuum area must incorporate signage stating the following, "Please keep your radios turned off to help minimize our impacts to the surrounding residents." Prior to Release of Power, Building Occupancy or Any Use Allowed by This Permit

11. Compliance with Conditions of Approval. All of the foregoing conditions shall be complied with prior to occupancy or any use allowed by this approval.

BUILDING AND SAFETY DIVISION
General Requirements

12. 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.

13. Compliance with Code. All design components shall comply with applicable provisions of the most current edition of the California Building, Plumbing and Mechanical Codes; California Electrical Code; California Administrative Code, Title 24 Energy Code, California Title 24 Disabled Access Regulations, and Temecula Municipal Code as identified in Title 15 of the Temecula Municipal Code.

14. ADAAccess. Provide an accessible route to all future EV charging stations.

16. 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. All exterior LED light fixtures shall be 3,000 kelvin or below.

17. 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.

18. Clearance from TVUSD. A receipt or clearance letter from the Temecula Valley Unified School District shall be submitted to the Building and Safety Department to ensure the payment or exemption from School Mitigation Fees.

Page 3 of 5 ends

19. Obtain Approvals Prior to Construction. Applicant must obtain all building plans and permit approvals prior to commencement of any construction work.

20. Obtainin-q Separate Approvals and Permits. Trash enclosures, patio covers, light standards, and any block walls will require separate approvals and permits. Solid covers are required over new and existing trash enclosures.

21. Sewer and Water Plan Approvals. On -site sewer and water plans will require separate approvals and permits.

22. 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 Code Section 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.

FIRE PREVENTION
General Requirements

23. Fire Hydrants. The Fire Prevention Bureau is required to set minimum fire hydrant distances per CFC Appendix C. Super fire hydrants (6" x 4" x (2) 2 %2" outlets) shall be located on fire access roads and adjacent public streets. For all Commercial projects hydrants shall be spaced at 350 feet apart, and shall be located no more than 210 feet from any point on the street or Fire Department access road(s) frontage to a hydrant. The required fire flow shall be available from any adjacent hydrant(s) in the system. The fire line may be required to be a looped system. The upgrade of existing fire hydrants may be required (CFC Appendix C and Temecula Municipal Code Section 15.16.020).

24. 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.

25. Fire Flow. The Fire Prevention Bureau is required to set a minimum fire flow for the remodel or construction of all commercial and residential buildings per CFC Appendix B. The developer shall provide for this project, a water system capable of delivering d 2,400 GPM at 20-PSI residual operating pressure for a 4-hour duration for commercial projects. The fire flow as given above has taken into account all information as provided. (CFC Appendix B and Temecula Municipal Code Section 15.16.020).

26. Fire Requirement. Since each proposed building is less than 3,600 square feet, fire sprinklers and fire alarms will not be required. If at any time the buildings exceed 3,600 square feet in size, fire sprinklers and a fire alarm system will be required in a dedicated fire sprinkler riser room with direct exterior access.

Prior to Issuance of Grading Permit(s)

27. Access Road Widths. Fire Department vehicle access roads shall have an unobstructed width of not less than 24 feet and an unobstructed vertical clearance of not less than 13 feet 6 inches (CFC Chapter 5 and Temecula Municipal Code Section 15.16.020).

28. All Weather Access Roads. Fire apparatus access roads 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 Municipal Code Section 15.16.020).

Page 4 of 5 ends

Prior to Issuance of Building Permit(s)

29. Required Submittals (Fire Underground Water). The developer shall furnish electronic 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 33 and Chapter 5).

Prior to Issuance of Certificate of Occupancy

30. 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 electrical room (CFC Chapter 5).

31. Addressing. New 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 Temecula Municipal Code Section 15.16.020).

Page 5 of 5 ends

PC RESOLUTION NO.2025-14

A RESOLUTION OF THE PLANNING COMMISSION OF

THE CITY OF TEMECULA RECOMMENDING THAT THE
CITY COUNCIL ADOPT A RESOLUTION ENTITLED "A

RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

TEMECULA APPROVING A CONDITIONAL USE PERMIT
(PA24-0348) TO ALLOW A RESTAURANT DRIVE THRU

AT THE SOUTHWEST END OF BEDFORD COURT
APPROXIMATELY 160 FEET SOUTHWEST OF THE

TEMECULA PARKWAY AND BEDFORD COURT
INTERSECTION (APN 922-210-042)"
Section 1. Procedural Findings. The Planning Commission of the City of Temecula does hereby find, determine and declare that:

A. On May 4, 2023, the applicant submitted Planning Application PA23-0197, a Development Plan, PA23-0198, a Conditional Use Permit to allow a car wash, PA23-0204, a Tentative Parcel Map to create two parcels from one existing parcel, and PA23-0280, a Planned Development Overlay. On September 17, 2024 the applicant submitted PA24-0348, a Conditional Use Permit to allow for a drive-thru. Taken together, the applications will permit the development and operation of a commercial center consisting of two structures that will house a carwash and coffee shop. These applications (collectively "Project") were filed in a manner in accord with the City of Temecula General Plan and Development Code.

B. The Project was processed including, but not limited to a public notice, in the time and manner prescribed by State and local law.

C. The Planning Commission, at a regular meeting, considered the project and environmental review on April 16, 2025, at a duly noticed public hearing as prescribed by law, at which time the City staff and interested persons had an opportunity to and did testify either in support or in opposition to this matter.

D. All legal preconditions to the adoption of this Resolution have occurred.

Section 2. Further Findings. The Planning Commission, in recommending approval of Conditional Use Permit Application No. PA24-0348, hereby finds, determines and declares that:

Conditional Use Permit Application No. PA24-0348 is consistent with the General Plan for the City of Temecula and with all applicable requirements of State law and other Ordinances of the City:

Conditional Use Permit, Development Code Section 17.04.010.E A. The proposed conditional uses are consistent with the General Plan and the Development Code;

The conditional use consists of a drive-thru facility. These uses are permitted upon the approval of a Conditional Use Permit per the City of Temecula Development Code and the proposed Planned Development Overlay.

B. The proposed conditional use is compatible with the nature, condition and development of adjacent uses, buildings and structures and the proposed conditional use will not adversely affect the adjacent uses, buildings or structures.; The proposed project will be surrounded by Highway Tourist and High -Density Residential uses. The drive-thru will be located adjacent to Bedford Court and is screened by landscaping and a structure. Therefore, the use is compatible with the nature, condition and development of adjacent uses, buildings and structures and the proposed conditional use will not adversely affect the adjacent uses, buildings or structures.

The site has been reviewed and determined to be adequate in size and shape to accommodate the yards, walls, fences, parking and loading facilities, buffer areas, landscaping, and other development features prescribed in the Development Code and proposed Planned Development Overlay and required by the Planning Commission and City Council in order to integrate the use with other uses in the neighborhood. The project meets or exceeds all requirements of the proposed PDO requirements. For example, the proposed PDO requires that a project site provide 25% landscape coverage and the project proposes to offer 37% of landscape coverage. In addition, the proposed PDO requires 26 parking spaces while the actual project will provide 35 parking spaces.

D. The nature of the proposed conditional use is not detrimental to the health, safety and general welfare of the community.

The decision to conditionally approve the application will be based on substantial evidence in view of the record as a whole before the City Council.

D. Following consideration of the entire record before it at the public hearing and due consideration of the Project the Planning Commission adopted Resolution No. 2025- "A

RESOLUTION OF THE OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA

RECOMMENDING THAT THE CITY COUNCIL ADOPT THE FINAL MITIGATED

NEGATIVE DECLARATION AND MITIGATION MONITORING AND REPORTING

PROGRAM FOR THE BEDFORD COURT PROJECT CONSISTING OF APPROXIMATELY

1.88 ACRES GENERALLY LOCATED ON THE SOUTHWEST SIDE OF BEDFORD COURT APPROXIMATELY 160 FEET SOUTHWEST OF THE TEMECULA PARKWAY AND BEDFORD COURT INTERSECTION (APN: 922-210-042)".

Section 4. Recommendation. The Planning Commission of the City of Temecula recommends that the City Council adopt a Resolution approving Planning Application No. PA24- 0348, a Conditional Use Permit for a restaurant drive-thru generally located at the southwest end of Bedford Court, in the form attached to this Resolution as Exhibit "A", subject to the Conditions of Approval set forth on Exhibit `B", attached hereto, and incorporated herein by this reference.

PASSED, APPROVED AND ADOPTED by the City of Temecula Planning Commission this 16'h day of April 2025.
-k&4C"2/-
7 TX,�
0 j Lana urley- rejo, Chair
ATTEST:

Matt Peters
Secretary
[SEAL]

STATE OF CALIFORNIA
)

COUNTY OF RIVERSIDE
)ss

CITY OF TEMECULA
)
I, Matt Peters, Secretary of the Temecula Planning Commission, do hereby certify that the foregoing PC Resolution No. 2025-14 was duly and regularly adopted by the Planning Commission of the City of Temecula at a regular meeting thereof held on the 16th day of April 2025, by the following vote:

AYES: 4 PLANNING COMMISSIONERS:

NOES: 0 PLANNING COMMISSIONERS
ABSTAIN: 0 PLANNING COMMISSIONERS
Hagel, Turley-Trejo, Watson, Watts
None
None
ABSENT: 1 PLANNING COMMISSIONERS Solis
Matt Peters
Secretary

RESOLUTION NO.2025-

A RESOLUTION OF THE CITY COUNCIL OF THE CITY

OF TEMECULA APPROVING A CONDITIONAL USE
PERMIT (PA24-0348) TO ALLOW A RESTAURANT DRIVE-

THRU AT THE SOUTHWEST END OF BEDFORD COURT
APPROXIMATELY 160 FEET SOUTHWEST OF THE

TEMECULA PARKWAY AND BEDFORD COURT
INTERSECTION (APN 922-210-042)

THE CITY COUNCIL OF THE CITY OF TEMECULA DOES HEREBY RESOLVE AS FOLLOWS:

Section 1. Procedural Findings. The City Council of the City of Temecula does hereby find, determine and declare that:

A. On May 4, 2023, the applicant submitted Planning Application PA23-0197, a Development Plan, PA23-0198, a Conditional Use Permit to allow a car wash, PA23-0204, a Tentative Parcel Map to create two parcels from one existing parcel, and PA23-0280, a Planned Development Overlay. On September 17, 2024 the applicant submitted PA24-0348, a Conditional Use Permit to allow for a drive-thru. Taken together, the applications will permit for the development and operation of a commercial center consisting of two structures that will house a carwash and coffee shop. These applications (collectively "Project") were filed in a manner in accord with the City of Temecula General Plan and Development Code.

B. The Project was processed including, but not limited to a public notice, in the time and manner prescribed by State and local law, including the California Environmental Quality Act.

E. On April 16, 2025, the Planning Commission held a duly noticed public hearing on the Project and considered the Final MND and Mitigation Monitoring and Reporting Program, at

which time the City staff and interested persons had an opportunity to, and did testify either in support of or opposition to this matter.

H. Following consideration of the entire record before it at the public hearing and due consideration of the Project the City Council adopted Resolution No. 2025- "A RESOLUTION

OF THE CITY COUNCIL OF THE CITY OF TEMECULA ADOPTING THE FINAL

MITIGATED NEGATIVE DECLARATION AND MITIGATION MONITORING AND

I. All legal preconditions to the adoption of this Resolution have occurred.

Section 2. Legislative Findings. The City Council in approving the Conditional Use Permit hereby makes the following findings:

A. The proposed conditional uses are consistent with the General Plan and the Development Code;
The conditional use consists of a drive-thru facility. These uses are permitted upon the approval of a Conditional Use Permit per the City of Temecula Development Code and the proposed Planned Development Overlay.

B. The proposed conditional use is compatible with the nature, condition and development of adjacent uses, buildings and structures and the proposed conditional use will not adversely affect the adjacent uses, buildings or structures; The proposed project will be surrounded by Highway Tourist and High -Density Residential uses. The drive-thru will be located adjacent to Bedford Court and is screened by landscaping and a structure. Therefore, the use is compatible with the nature, condition and development of adjacent uses, buildings and structures and the proposed conditional use will not adversely affect the adjacent uses, buildings or structures.

The site has been reviewed and determined to be adequate in size and shape to accommodate the yards, walls, fences, parking and loading facilities, buffer areas, landscaping, and other development features prescribed in the Development Code and proposed Planned Development Overlay and required by the Planning Commission and City Council in order to integrate the use with other uses in the neighborhood. The project meets or exceeds all requirements of the proposed PDO requirements. For example, the proposed PDO requires that a project site provide 25% landscape coverage and the project proposes to offer 37% of landscape coverage. In addition, the proposed PDO requires 26 parking spaces while the actual project will provide 35 parking spaces.

D. The nature of the proposed conditional use is not detrimental to the health, safety and general welfare of the community.

The decision to conditionally approve the application will be based on substantial evidence in view of the record as a whole before the City Council.

Section 3. Conditions of Approval. The City Council of the City of Temecula hereby approves Planning Application No. PA24-0348, a Conditional Use Permit to allow a restaurant drive-thru at the southwest end of Bedford Court, subject to the Conditions of Approval set forth on Exhibit "A", attached hereto, and incorporated herein by this reference.

Section 4. Certification. The City Clerk shall certify to the adoption of this Resolution and it shall become effective upon its adoption.

PASSED, APPROVED, AND ADOPTED by the City Council of the City of Temecula this 13th day of May, 2025.

Brenden Kalfus, Mayor
ATTEST:

Randi Johl, City Clerk
[SEAL]

STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss

AYES: COUNCIL MEMBERS:

NOES: COUNCIL MEMBERS:

ABSTAIN: COUNCIL MEMBERS:

ABSENT: COUNCIL MEMBERS:

Randi Johl, City Clerk

CITY OF TEMECULA

CONDITIONS OF APPROVAL ACCEPTANCE
Planning Application Number: PA24-0348
Parcel Number(s)!
922-210-042
By signing below, I/we have agreed to the following Conditions of Approval, including (but not limited to) any referenced documents, local, state, or federal regulations, statement of operations, hours of operation, floor plans, site plans, and Conditions that may require the payment or reimbursement of fees, as described. I/we have read the attached Conditions of Approval and understand them.

Property Owner Printed Name
Property Owner Signature & Date
Applicant Printed Name Applicant Signature & Date

EXHIBIT A

CITY OF TEMECULA

DRAFT CONDITIONS OF APPROVAL
Planning Application No.: PA24-0348
Project Description: Bedford Court Drive-Thru CUP: A CUP to allow for a coffee shop drive-thru.

The project is located approximately 160 feet south of the Temecula Parkway/Bedford Court intersection on Bedford Court (APN: 992-210-042).

Assessor's Parcel No.: 922-210-042
MSHCP Category: Commercial
DIF Category: Retail Commercial
TUMF Category: Per WRCOG Requirements
Quimby Category: N/A (Non -Residential Project)
New Street In -lieu of Fee: N/A (Not Located within the Uptown Specific Plan) Approval Date: May 13, 2025
Expiration Date: May 13, 2027

PLANNING DIVISION
General Requirements

Page 1 of 5 ends

Indemnification of the City. Indemnity, Duty to Defend and Obligation to Pay Judgments and Defense Costs, Including Attorneys' Fees, Incurred by the City. The Applicant shall defend, indemnify, and hold harmless the City, its elected officials, officers, employees, volunteers, agents, and those City agents serving as independent contractors in the role of City officials (collectively "Indemnitees") from and against any claims, damages, actions, causes of actions, lawsuits, suits, proceedings, losses, judgments, costs, and expenses (including, without limitation, attorneys' fees or court costs) in any manner arising out of or incident to the Planning Commission's actions, this approval and the City Council's actions, related entitlements, or the City's environmental review thereof. The Applicant shall pay and satisfy any judgment, award or decree that may be rendered against City or the other Indemnitees in any such suit, action, or other legal proceeding. The City shall promptly notify the Applicant of any claim, action, or proceeding and the City shall reasonably cooperate in the defense. If the City fails to promptly notify the Applicant of any claim, action, or proceeding, or if the City fails to reasonably cooperate in the defense, the Applicant shall not thereafter be responsible to defend, indemnify, or hold harmless the City or the Indemnitees. The City shall have the right to select counsel of its choice. The Applicant shall reimburse the City, and the other Indemnitees, for any and all legal expenses and costs incurred by each of them in connection therewith or in enforcing the indemnity herein provided. Nothing in this condition shall be construed to require the Applicant to indemnify Indemnitees for any claim arising from the sole negligence or willful misconduct of the Indemnitees. In the event such a legal action is filed challenging the City's determinations herein or the issuance of the approval, the City shall estimate its expenses for the litigation. The Applicant shall deposit said amount with the City or, at the discretion of the City, enter into an agreement with the City to pay such expenses as they become due.

2. Exton. This approval shall be used within two years of the approval date; otherwise, it shall become null and void. Use means 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.

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 five (5) extensions of time, one year at a time.

4. Compliance with ISIMND. The project and all subsequent projects within this site shall comply with all mitigation measures identified within IS/MND (SCH#2025010334).

5. 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.

Page 2 of 5 ends

6. Water Oualiiy 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.

7. Modifications or Revisions. The developer shall obtain City approval for any modifications or revisions to the approval of this project.

8. Statement of Operations. The applicant shall comply with their Statement of Operations submitted October 31, 2024, on file with the Planning Division, unless a conflict exists between the Statement of Operations and these Conditions of Approval, in which case the Conditions of Approval control.

9. Revocation of CUP. This Conditional Use Permit may be revoked pursuant to Section

17.03.080 of the City's Development Code.

10. City Review and Modification of CUP. The City, its Director of Community Development, Planning Commission, and City Council retain and reserve the right and jurisdiction to review and modify this Conditional Use Permit (including the Conditions of Approval) based on changed circumstances. Changed circumstances include, but are not limited to, the modification of business, a change in scope, emphasis, size of nature of the business, and the expansion, alteration, reconfiguration or change of use. The reservation of right to review any Conditional Use Permit granted or approved or conditionally approved hereunder by the City, its Director of Community Development, Planning Commission and City Council is in addition to, and not in -lieu of, the right of the City, its Director of Community Development, Planning Commission, and City Council to review, revoke or modify any Conditional Use Permit approved or conditionally approved hereunder for any violations of the conditions imposed on such Conditional Use Permit or for the maintenance of any nuisance condition or other code violation thereon.

BUILDING AND SAFETY DIVISION
General Requirements

11. 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.

12. Compliance with Code. All design components shall comply with applicable provisions of the most current edition of the California Building, Plumbing and Mechanical Codes; California Electrical Code; California Administrative Code, Title 24 Energy Code, California Title 24 Disabled Access Regulations, and Temecula Municipal Code as identified in Title 15 of the Temecula Municipal Code.

Page 3 of 5 ends

13. ADA Access. Applicant shall provide details of all applicable disabled access provisions and building setbacks on plans to include:
a. Disabled access from the public way to the main entrance of the building. b. Van accessible parking located as close as possible to the main entrance of the building. c. Accessible path of travel from parking to the furthest point of improvement. d. Path of accessibility from parking to furthest point of improvement. e. Accessible path of travel from public right-of-way to all public areas on site, such as trash enclosures, clubhouses, and picnic areas.

15. Counly 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. All exterior LED light fixtures shall be 3,000 kelvin or below.

16. 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.

17. Clearance from TVUSD. A receipt or clearance letter from the Temecula Valley Unified School District shall be submitted to the Building and Safety Department to ensure the payment or exemption from School Mitigation Fees.

18. Obtain Approvals Prior to Construction. Applicant must obtain all building plans and permit approvals prior to commencement of any construction work.

19. Obtaining Separate Approvals and Permits. Trash enclosures, patio covers, light standards, and any block walls will require separate approvals and permits. Solid covers are required over new and existing trash enclosures.

20. Sewer and Water Plan Approvals. On -site sewer and water plans will require separate approvals and permits.

21. 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 Code Section 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.

FIRE PREVENTION
General Requirements

22. Fire Hydrants. The Fire Prevention Bureau is required to set minimum fire hydrant distances per CFC Appendix C. Super fire hydrants (6" x 4" x (2) 2 1/" outlets) shall be located on fire access roads and adjacent public streets. For all Commercial projects hydrants shall be spaced at 350 feet apart. The required fire flow shall be available from any adjacent hydrant(s) in the private water system. The fire line may be required to be a looped system. (CFC Appendix C and Temecula Municipal Code Section 15.16.020).

23. 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.

Page 4 of 5 ends

24. Fire Flow. The Fire Prevention Bureau is required to set a minimum fire flow for the remodel or construction of all commercial and residential buildings per CFC Appendix B. The developer shall provide for this project, a water system capable of delivering 2,000 GPM at 20-PSI residual operating pressure for a 2-hour duration for this commercial projects. The fire flow as given above has taken into account all information as provided. (CFC Appendix B and Temecula Municipal Code Section 15.16.020).

Prior to Issuance of Grading Permit(s)

25. Access Road Widths. Fire Department vehicle access roads shall have an unobstructed width of not less than 24 feet and an unobstructed vertical clearance of not less than 13 feet 6 inches (CFC Chapter 5 and Temecula Municipal Code Section 15.16.020).

26. All Weather Access Roads. Fire apparatus access roads 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 Municipal Code Section 15.16.020).

Prior to Issuance of Building Permit(s)

27. Required Submittals Fire Underground Water). The developer shall furnish an electronic copy 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 33 and Chapter 5).

Prior to Issuance of Certificate of Occupancy

28. Hydrant Verification. Hydrant locations shall be identified by the installation of reflective markers (blue dots) (Temecula Municipal Code Section 15.16.020).

29. Knox Box. A "Knox -Box" shall be provided for this building. The Knox -Box shall be installed a minimum of six feet in height and be located to the right side of the electrical room since there is no fire sprinkler riser room on this building (CFC Chapter 5).

30. Addressing. New 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.

Page 5 of 5 ends

PC RESOLUTION NO.2025-15

A RESOLUTION OF THE PLANNING COMMISSION OF

THE CITY OF TEMECULA RECOMMENDING THAT THE
CITY COUNCIL ADOPT A RESOLUTION ENTITLED "A

RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

TEMECULA APPROVING A DEVELOPMENT PLAN
(PA23-0197) TO ALLOW FOR THE CONSTRUCTION OF
TWO STRUCTURES TOTALING APPROXIMATELY 4,546

SQUARE FEET AT THE SOUTHWEST END OF BEDFORD
COURT APPROXIMATELY 160 FEET SOUTHWEST OF

THE TEMECULA PARKWAY AND BEDFORD COURT
INTERSECTION (APN: 922-210-042)"
Section 1. Procedural Findings. The Planning Commission of the City of Temecula does hereby find, determine and declare that:

A. On May 4, 2023, the applicant submitted Planning Application PA23-0197, a Development Plan, PA23-0198, a Conditional Use Permit to allow a car wash, PA23-0204, a Tentative Parcel Map to create two parcels from one existing parcel, and PA23-0280, a Planned Development Overlay. On September 17, 2024 the applicant submitted PA24-0348, a Conditional Use Permit to allow for a drive-thru. Taken together, the applications will permit for the development and operation of a commercial center consisting of two structures that will house a carwash and coffee shop. These applications (collectively "Project") were filed in a manner in accord with the City of Temecula General Plan and Development Code.

B. The Project was processed including, but not limited to a public notice, in the time and manner prescribed by State and local law.

D. All legal preconditions to the adoption of this Resolution have occurred.

Section 2. Further Findings. The Planning Commission, in recommending approval of Conditional Use Permit Application No. PA23-0197, hereby finds, determines and declares that:

Conditional Use Permit Application No. PA23-0197 is consistent with the General Plan for the City of Temecula and with all applicable requirements of State law and other Ordinances of the City:

Development Plan, Development Code Section 17.05.010
A. The proposed uses are in conformance with the General Plan for Temecula and with all applicable requirements of State law and other Ordinances of the City; The proposed uses are in conformance with the General Plan. This is because the under lying General Plan Land Use designation is Highway Tourist (HT). Car washes and

restaurants with drive-thru facilities are conditionally permitted uses in HT zones. The project is also pursuing Conditional Use Permits for these uses. The site is properly planned and zoned, and as conditioned, is physically suitable for the type of development proposed. The project, as conditioned, is also consistent with other applicable requirements of State law and local Ordinances, including the California Environmental Quality Act (CEQA), the Citywide Design Guidelines, and Fire and Building codes.

B. The overall development of the land is designed for the protection of the public health, safety, and general welfare.;
The overall design of the project, including the site, building, parking, circulation and other associated site improvements, is consistent with, and intended to protect the health and safety of those working and living in and around the site. The project has been reviewed for, and as conditioned, has been found to be consistent with all applicable policies, guidelines, standards and regulations intended to ensure that the development will be constructed and function in a manner consistent with the public health, safety, and welfare.

Section 3. Housing Element Compliance Finding. The project is identified in the City's Housing Element site inventory. The Housing Element identifies that APN 922-210-421 is anticipated to produce 28 moderate income units.

Government Code section 65863(b)(1) states that "No city, county, or city and county shall, by administrative, quasi judicial, legislative, or other action, reduce, or require or permit the reduction of, the residential density for any parcel identified to meet its current share of the regional housing need or any unaccommodated portion of the regional housing need from the prior planning period to, or allow development of any parcel at, a lower residential density, as defined in paragraphs (1) and (2) of subdivision (g), unless the city, county, or city and county makes written findings supported by substantial evidence of both of the following:

The reduction is consistent with the adopted General Plan, including the housing element.

The remaining sites identified in the housing element are adequate to meet the requirements of Section 65583.2 and to accommodate the jurisdiction's share of the regional housing need pursuant to Section 65584. The finding shall include a quantification of the remaining unmet need for the jurisdiction's share of the regional housing need at each income level and the remaining capacity of sites identified in the housing element to accommodate that need by income level." The City's RHNA allocation identified that the City needed to plan for 658 extremely low income unit, 671 very low income units, 702 low income units, 757 moderate income units and 1, 249 above moderate income units for a total of 4,034 housing units. The City's Housing Element identified that there is a surplus of 757 moderate income units. Therefore, the 28-unit deficit in moderate income units created by the approval of the proposed project can be accommodated by the surplus. As such, there will be no net loss in the residential capacity by the approval of the Project.

Section 4. Environmental Findings. The Planning Commission hereby makes the following environmental findings and determinations in connection with the approval of the Development Plan Application PA23-0197:

D. Following consideration of the entire record before it at the public hearing and due consideration of the Project the Planning Commission adopted Resolution No. 2025- "A

RESOLUTION OF THE OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA

RECOMMENDING THAT THE CITY COUNCIL ADOPT THE FINAL MITIGATED

NEGATIVE DECLARATION AND MITIGATION MONITORING AND REPORTING

PROGRAM FOR THE BEDFORD COURT PROJECT CONSISTING OF APPROXIMATELY

1.88 ACRES GENERALLY LOCATED ON THE SOUTHWEST SIDE OF BEDFORD COURT APPROXIMATELY 160 FEET SOUTHWEST OF THE TEMECULA PARKWAY AND BEDFORD COURT INTERSECTION (APN: 922-210-042)".

Section 5. Recommendation. The Planning Commission of the City of Temecula recommends that the City Council adopt a Resolution approving Planning Application No. PA23- 0197, a Development Plan Application to allow for the construction of two structures totaling approximately 4,546 square feet generally located at the southwest end of Bedford Court, in the form attached to this Resolution as Exhibit "A", subject to the Conditions of Approval set forth on Exhibit `B", attached hereto, and incorporated herein by this reference.

PASSED, APPROVED AND ADOPTED by the City of Temecula Planning Commission this 16ffi day of April, 2025.
r
Lana urley- rejo, Chair
ATTEST:
�'aO�
Matt Peters
Secretary
[SEAL]

STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE )ss

CITY OF TEMECULA )
I, Matt Peters, Secretary of the Temecula Planning Commission, do hereby certify that the foregoing PC Resolution No. 2025-15 was duly and regularly adopted by the Planning Commission of the City of Temecula at a regular meeting thereof held on the 16th day of April 2025, by the following vote:

RESOLUTION NO.2025-

A RESOLUTION OF THE CITY COUNCIL OF THE CITY

OF TEMECULA APPROVING A DEVELOPMENT PLAN
(PA23-0197) TO ALLOW FOR THE CONSTRUCTION OF
TWO STRUCTURES TOTALING APPROXIMATELY 4,546

SQUARE FEET AT THE SOUTHWEST END OF BEDFORD
COURT APPROXIMATELY 160 FEET SOUTHWEST OF

THE TEMECULA PARKWAY AND BEDFORD COURT
INTERSECTION (APN 922-210-042)"

THE CITY COUNCIL OF THE CITY OF TEMECULA DOES HEREBY RESOLVE AS FOLLOWS:

Section 1. Procedural Findings. The City Council of the City of Temecula does hereby find, determine and declare that:

A. On May 4, 2023, the applicant submitted Planning Application PA23-0197, a Development Plan, PA23-0198, a Conditional Use Permit to allow a car wash, PA23-0204, a Tentative Parcel Map to create two parcels from one existing parcel, and PA23-0280, a Planned Development Overlay. On September 17, 2024 the applicant submitted PA24-0348, a Conditional Use Permit to allow for a drive-thru. Taken together, the applications will permit the development and operation of a commercial center consisting of two structures that will house a carwash and coffee shop. These applications (collectively "Project") were filed in a manner in accord with the City of Temecula General Plan and Development Code.

B. The Project was processed including, but not limited to a public notice, in the time and manner prescribed by State and local law, including the California Environmental Quality Act.

E. On April 16, 2025, the Planning Commission held a duly noticed public hearing on the Project and considered the Final MND and Mitigation Monitoring and Reporting Program, at which time the City staff and interested persons had an opportunity to, and did testify either in support of or opposition to this matter.

H. Following consideration of the entire record before it at the public hearing and due consideration of the Project the City Council adopted Resolution No. 2025- "A RESOLUTION

OF THE CITY COUNCIL OF THE CITY OF TEMECULA ADOPTING THE FINAL

MITIGATED NEGATIVE DECLARATION AND MITIGATION MONITORING AND

I. All legal preconditions to the adoption of this Resolution have occurred.

Section 2. Legislative Findings. The City Council in approving the Development Plan hereby makes the following findings:

A. The proposed uses are in conformance with the General Plan for Temecula and with all applicable requirements of State law and other Ordinances of the City; The proposed uses are in conformance with the General Plan. This is because the underlying General Plan Land Use designation is Highway Tourist (HT). Car washes and restaurants with drive-thru facilities are conditionally permitted uses in HT zones. The project is also pursuing Conditional Use Permits for these uses. The site is properly planned and zoned, and as conditioned, is physically suitable for the type of development proposed. The project, as conditioned, is also consistent with other applicable requirements of State law and local Ordinances, including the California Environmental Quality Act (CEQA), the Citywide Design Guidelines, and Fire and Building codes.

B. The overall development of the land is designed for the protection of the public health, safety, and general welfare;

The overall design of the project, including the site, building, parking, circulation and other associated site improvements, is consistent with, and intended to protect the health and safety of those working and living in and around the site. The project has been reviewed for, and as conditioned, has been found to be consistent with all applicable policies, guidelines, standards and regulations intended to ensure that the development will be constructed and function in a manner consistent with the public health, safety, and welfare.

Section 3. Housing Element Compliance Findings. The Project is identified in the City's Housing Element site inventory. The Housing Element identifies that APN 922-210-421 is anticipated to produce 28 moderate income units.

Government Code section 65863(b)(1) states that "No city, county, or city and county shall, by administrative, quasi-judicial, legislative, or other action, reduce, or require or permit the reduction of, the residential density for any parcel identified to meet its current share of the regional housing need or any unaccommodated portion of the regional housing need from the prior planning period to, or allow development of any parcel at, a lower residential density, as defined in paragraphs (1) and (2) of subdivision (g), unless the city, county, or city and county makes written findings supported by substantial evidence of both of the following:

The reduction is consistent with the adopted General Plan, including the housing element.

Section 4. Conditions of Approval. The City Council of the City of Temecula hereby approves Planning Application No. PA23-0197, a Development Plan Application to allow for the construction of two structures totaling approximately 4,546 square feet generally located at the southwest end of Bedford Court, in the form attached to this Resolution as Exhibit "A", subject to the Conditions of Approval set forth on Exhibit "B", attached hereto, and incorporated herein by this reference.

Section 5. Certification. The City Clerk shall certify to the adoption of this Resolution and it shall become effective upon its adoption. 3 PASSED, APPROVED, AND ADOPTED by the City Council of the City of Temecula this 13th day of May, 2025.

Brenden Kalfus, Mayor
ATTEST:

Randi Johl, City Clerk
[SEAL]

STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss

AYES: COUNCIL MEMBERS:

NOES: COUNCIL MEMBERS:

ABSTAIN: COUNCIL MEMBERS:

ABSENT: COUNCIL MEMBERS:

Randi Johl, City Clerk

CITY OF TEMECULA

CONDITIONS OF APPROVAL ACCEPTANCE
Planning Application Number: PA23-0197
Parcel Number(s):
922-210-042
By signing below, I/we have agreed to the following Conditions of Approval, including (but not limited to) any referenced documents, local, state, or federal regulations, statement of operations, hours of operation, floor plans, site plans, and Conditions that may require the payment or reimbursement of fees, as described. I/we have read the attached Conditions of Approval and understand them.

Property Owner Printed Name
Property Owner Signature & Date
Applicant Printed Name Applicant Signature & Date

EXHIBIT A

CITY OF TEMECULA

DRAFT CONDITIONS OF APPROVAL
Planning Application No.: PA23-0197
Project Description: Bedford Court DP: A Development Plan application to allow for the construction of two structures totaling approximately 4,546 square feet.

Anticipated uses consist of a car wash and coffee shop. The project is generally located approximately 160 feet south of the Temecula Parkway and Bedford Court intersection.

PLANNING DIVISION
Within 48 Hours of the Approval

Page 1 of 22 ends

Ap licant Filing Notice of Determination. APPLICANT ACTION REQUIRED:

FEES:

FILING:

COPY OF FILINGS:

The applicant shall provide the City with a digital copy of the required filings within 48 hours.

General Requirements

2. ADA Parking. All ADA parking stalls on the premises shall be marked in accordance with Section 22511.8 of the California Vehicle Code.

Page 2 of 22 ends

3. Indemnification of the City. Indemnity, Duty to Defend and Obligation to Pay Judgments and Defense Costs, Including Attorneys' Fees, Incurred by the City. The Applicant shall defend, indemnify, and hold harmless the City, its elected officials, officers, employees, volunteers, agents, and those City agents serving as independent contractors in the role of City officials (collectively "Indemnitees") from and against any claims, damages, actions, causes of actions, lawsuits, suits, proceedings, losses, judgments, costs, and expenses (including, without limitation, attorneys' fees or court costs) in any manner arising out of or incident to the Planning Commission's actions, this approval and the City Council's actions, related entitlements, or the City's environmental review thereof. The Applicant shall pay and satisfy any judgment, award or decree that may be rendered against City or the other Indemnitees in any such suit, action, or other legal proceeding. The City shall promptly notify the Applicant of any claim, action, or proceeding and the City shall reasonably cooperate in the defense. If the City fails to promptly notify the Applicant of any claim, action, or proceeding, or if the City fails to reasonably cooperate in the defense, the Applicant shall not thereafter be responsible to defend, indemnify, or hold harmless the City or the Indemnitees. The City shall have the right to select counsel of its choice. The Applicant shall reimburse the City, and the other Indemnitees, for any and all legal expenses and costs incurred by each of them in connection therewith or in enforcing the indemnity herein provided. Nothing in this condition shall be construed to require the Applicant to indemnify Indemnitees for any claim arising from the sole negligence or willful misconduct of the Indemnitees. In the event such a legal action is filed challenging the City's determinations herein or the issuance of the approval, the City shall estimate its expenses for the litigation. The Applicant shall deposit said amount with the City or, at the discretion of the City, enter into an agreement with the City to pay such expenses as they become due.

4. Bonds. The developer shall comply with the provisions of Chapter 24, Section 18.24.140 of the Temecula Municipal Code by posting security and entering into an agreement to guarantee the erosion & sediment control improvements."

5. Expiration. This approval shall be used within three years of the approval date; otherwise, it shall become null and void. Use means the beginning of substantial construction contemplated by this approval within the three-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.

A modification made to an approved development plan does not affect the original approval date of a development plan.

6. 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 five (5) extensions of time, one year at a time.

A modification made to an approved development plan does not affect the original approval date of a development plan.

7. Block Wall Coating. All perimeter constructed block walls in the public view shall be finished with an anti -graffiti coating and shall provide documentation confirming the installation of the coating.

8. 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.

9. Signage Permits. A separate building permit shall be required for all signage.

Page 3 of 22 ends

10. 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.

11. Graffiti. All graffiti shall be removed within 24 hours on equipment, walls, or other structures.

12. Water Qualily 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 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.

13. 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.

14. 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.

15. 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 City staffs prior approval of the use or utilization of an item, material, equipment, finish or technique that City staff determines to be the substantial equivalent of that 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.

Dutch Bros:

Exterior Rear Elevation: Sherwin Williams SW6073 Perfect Greige Exterior Cement Plaster: Sherwin Williams SW6120 Beliebale Buff/SW7004 Snowbound Canopy Fascia: Sherwin Williams SW6034 Dark Aubarn
Fiber Cement at Tower: AWP1818 / Dutch Bros. Blue
Stone Veneer at Wainscot & Columns: Coronado Sone, Viejo Ranch Concrete Finish: C-11 Dessert Sand
Fiber Cement Siding: Chestnut Brown
Quick Quack:

Walls: Sherwin Williams SW374 Torchlight, SW Library Pewter, Perfect Greige Fiber Cement Siding: Hardie Panel, Chesnut Brown
Concrete Finish: C-11 Desert Sand
Stucco: Acrylic Plaster sand finish
Stone Veneer at Wainscott & Columns: Coronado Stone, Viejo Ranch

16. Modifications or Revisions. The developer shall obtain City approval for any modifications or revisions to the approval of this project.

Page 4 of 22 ends

17. Trash Enclosures. The trash enclosures shall be large enough to accommodate a recycling bin, as well as regular solid waste containers.

18. 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.

19. 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 in accordance with T.M.C. 17.10.020.S

20. Reciprocal Use Agreement. Parking for the project shall be shared across the site, including parking spaces in all lots that are a part of the project. If the project involves multiple lots, the applicant shall submit to the Planning Division a copy of a recorded Reciprocal Use Agreement, which provides for cross -lot access and parking across all lots.

21. Roof Mounted Mechanical E ui meet Screenin . The applicant shall be required to fully screen roof mounted equipment from public view, including views from any adjacent properties, within the project site and public right of ways. If upon final inspection it is determined that any roof equipment or backs of building parapet walls are visible from any portion of adjacent properties, within the project site or public right of ways, the developer shall provide screening that shall be reviewed and approved by the Director of Community Development.

22. 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.

23. Public Art Ordinance. The applicant shall comply with the requirements of the City's Public Art Ordinance as defined in Chapter 5.08 of the Temecula Municipal Code.

24. Property Maintenance. All parkways, including within the right-of-way, entryway median, landscaping, walls, fencing, and on -site lighting shall be maintained by the property owner or maintenance association.

25. Compliance with MND. The project and all subsequent projects within this site shall comply with all mitigation measures identified within the prepared IS/MND (SCH#2025010334) per the Mitigation Monitoring and Reporting Program
Prior to Issuance of Grading Permit

26. 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 valves prior to final agreement with the utility companies.

27. 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.

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28. 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 their 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 Director of Community Development shall notify the property owner of such determination and shall authorize the resumption of work. Upon determining that the discovery is an archaeological/cultural resource, the Director of Community Development shall notify the property owner that no further excavation or development may take place until a mitigation plan or other corrective measures have been approved by the Director of Community Development."

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29. Cultural Resources Treatment Agreement 1 Cultural Resources Monitoring Plan. The developer is required to enter into a Cultural Resources Treatment Agreement with the Pechanga Tribe. The agreement shall be in place prior to issuance of a grading permit. To accomplish this, the applicant should contact the Pechanga Tribe no less than 30 days and no more than 60 days prior to issuance of a grading permit. This Agreement will address the treatment and disposition of cultural resources, the designation, responsibilities, and participation of professional Pechanga Tribal monitors during grading, excavation and ground disturbing activities; project grading and development scheduling; terms of compensation for the monitors; and treatment and final disposition of any cultural resources, sacred sites, and human remains discovered onsite. The Pechanga monitor's authority to stop and redirect grading will be exercised in consultation with the project archaeologist in order to evaluate the significance of any potential resources discovered on the property. Pechanga and archaeological monitors shall be allowed to monitor all grading, excavation and groundbreaking activities, and shall also have the limited authority to stop and redirect grading activities should an inadvertent cultural resource be identified.

Prior to the issuance of the grading permit, a Cultural Resource Monitoring Plan (CRMP) is to be developed and approved. The Project Archaeologist, in consultation with the Consulting Tribe(s), the contractor, and the City, shall develop a CRMP in consultation pursuant to the definition in AB52 to address the details, timing and responsibility of all archaeological and cultural activities that will occur on the project site. A consulting Tribe is defined as a Tribe that initiated the AB 52 tribal consultation process for the Project, has not opted out of the AB52 consultation process, and has completed AB 52 consultation with the City as provided for in Cal Pub Res Code Section 21080.3.2(b)(1) of AB52. Details in the Plan shall include:
a. Project description and location
b. Project grading and development scheduling;
c. Roles and responsibilities of individuals on the Project; d. The pre -grading meeting and Cultural Resources Worker Sensitivity Training details; e. The protocols and stipulations that the contractor, City, Consulting Tribe (s) and Project archaeologist will follow in the event of inadvertent cultural resources discoveries, including any newly discovered cultural resource deposits that shall be subject to a cultural resource's evaluation.
f. The type of recordation needed for inadvertent finds and the stipulations of recordation of sacred items.
g. Contact information of relevant individuals for the Project;

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30. Discovery of Culturai 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 the qualified archaeologist and the Pechanga monitor shall investigate the find, and make recommendations as to treatment. If any suspected archaeological resources are discovered during ground —disturbing activities and the Project Archaeologist or Native American Tribal Representatives are not present, the construction supervisor is obligated to halt work in a 100-foot radius around the find and call the Project Archaeologist and the Tribal Representatives to the site to assess the significance of the find."
If during ground disturbance activities, unique cultural resources are discovered that were not assessed by the archaeological report(s) and/or environmental assessment conducted prior to Project approval, the following procedures shall be followed. Unique cultural resources are defined, for this condition only, as being multiple artifacts in close association with each other, but may include fewer artifacts if the area of the find is determined to be of significance due to its sacred or cultural importance as determined in consultation with the Native American Tribe(s). Tribal cultural resources are excluded from the definition of unique cultural resources as those resources are defined by the tribal values ascribed to the them by their affiliated communities. Treatment of tribal cultural resources inadvertently discovered during the project's ground -disturbing activities shall be subject to the consultation process required by state law and AB 52.
i. All ground disturbance activities within 100 feet of the discovered cultural resources shall be halted until a meeting is convened between the Project Applicant, the Project Archaeologist, the Tribal Representative(s), and the City to discuss the significance of the find. ii. At the meeting, the significance of the discoveries shall be discussed and after consultation with the Tribal Representative(s) and the Project Archaeologist, a decision shall be made, with the concurrence of the City, as to the appropriate mitigation (documentation, recovery, avoidance, etc.) for the cultural resources.
iii. Further ground disturbance, including but not limited to grading, trenching etc., shall not resume within the area of the discovery until an agreement has been reached by all parties as to the appropriate mitigation. Work shall be allowed to continue outside of the buffer area and will be monitored by additional Tribal Monitors if needed. iv. Treatment and avoidance of the newly discovered resources shall be consistent with the Cultural Resources Management Plan and Monitoring Agreements entered into with the appropriate tribes. This may include avoidance of the cultural resources through project design, in -place preservation of cultural resources located in native soils and/or re -burial on the Project property so they are not subject to further disturbance in perpetuity as identified in Non -Disclosure of Reburial Condition/Mitigation Measures. v. If the find is determined to be significant and avoidance of the site has not been achieved, a Phase I II data recovery plan shall be prepared by the Project Archeologist, in consultation with the Tribe, and shall be submitted to the City for their review and approval prior to implementation of the said plan.
vi. Pursuant to Calif. Pub. Res. Code § 21083.2(b) avoidance is the preferred method of preservation for archaeological resources and cultural resources. If the Project Applicant and the Tribe(s) cannot agree on the significance or the mitigation for the archaeological or cultural resources, these issues will be presented to the City for decision. The City shall

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make the determination based on the provisions of the California Environmental Quality Act with respect to archaeological resources, recommendations of the project archeologist and shall consider the cultural and religious principles and practices of the Tribe. Notwithstanding any other rights available under the law, the decision of the City shall be appealable to the City.

Evidence of compliance with this mitigation measure, if a significant archaeological resource is found, shall be provided to City of Temecula upon the completion of a treatment plan and final report detailing the significance and treatment finding.

31. Archaeological Monitoring Notes. 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."

32. Tribal Monitoring Notes. The following shall be included in the Notes Section of the Grading Plan: "A Pechanga Tribal monitor will be present and will have the authority to stop and redirect grading activities, in consultation with the project archaeologist and their designated monitors, to evaluate the significance of any potential resources discovered on the property."

33. Relin uishment 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."

34. 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."

35. MSHCP Pre -Construction Surve . 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. If construction is delayed or suspended for more than 30 days after the survey, the area shall be resurveyed.

36. Rough Grading Plans. A copy of the Rough Grading Plans shall be submitted and approved by the Planning Division.

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37. Final Disposition. In the event that Native American cultural resources are discovered during the course of grading (inadvertent discoveries), the following procedures shall be carried out for final disposition of the discoveries: a) One or more of the following treatments, in order of preference, shall be employed with the tribes. Evidence of such shall be provided to the City of Temecula:
i. Preservation -In -Place of the cultural resources, if feasible. Preservation in place means avoiding the resources, leaving them in the place where they were found with no development affecting the integrity of the resources.
ii. Reburial of the resources on the Project property. The measures for reburial shall include, at least, the following: Measures and provisions to protect the future reburial area from any future impacts in perpetuity. Reburial shall not occur until all legally required cataloging and basic recordation have been completed, with an exception that sacred items, burial goods, and Native American human remains are excluded. Any reburial process shall be culturally appropriate.

Listing of contents and location of the reburial shall be included in the confidential Phase IV report. The Phase IV Report shall be filed with the City under a confidential cover and not subject to Public Records Request.
iii. If preservation in place or reburial is not feasible then the resources shall be curated in a culturally appropriate manner at a Riverside County curation facility that meets State Resources Department Office of Historic Preservation Guidelines for the Curation of Archaeological Resources ensuring access and use pursuant to the Guidelines. The collection and associated records shall be transferred, including title, and are to be accompanied by payment of the fees necessary for permanent curation. Evidence of curation in the form of a letter from the curation facility stating that subject archaeological materials have been received and that all fees have been paid, shall be provided by the landowner to the City. There shall be no destructive or invasive testing on sacred items, burial goods, and Native American human remains. Results concerning finds of any inadvertent discoveries shall be included in the Phase IV monitoring report. Evidence of compliance with this mitigation measure, if a significant archaeological resource is found, shall be provided to City of Temecula upon the completion of a treatment plan and final report detailing the significance and treatment finding.

38. Non -Disclosure. It is understood by all parties that unless otherwise required by law, the site of any reburial of Native American human remains or associated grave goods shall not be disclosed and shall not be governed by public disclosure requirements of the California Public Records Act. The Coroner, pursuant to the specific exemption set forth in California Government Code 7927.000, parties, and Lead Agencies, will be asked to withhold public disclosure information related to such reburial, pursuant to the specific exemption set forth in California Government Code 7927.000.

39. Phase IV Report. Prior to final inspection, the Project Archeologist is to submit two (2) copies of the Phase IV Cultural Resources Monitoring Report that complies with the Planning Department's requirements for such reports. The Phase IV report shall include evidence of the required cultural/historical sensitivity training for the construction staff held during the pre -grade meeting. The City shall review the reports to determine adequate mitigation compliance.

Provided the reports are adequate, the City shall clear this condition. Once the report(s) are determined to be adequate, two (2) copies shall be submitted to the Eastern Information Center (EIC) at the University of California Riverside (UCR) and one (1) copy shall be submitted to the Pechanga Cultural Resources Department.

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40. Archaeologist Retained. Prior to the issuance of a grading permit, the Developer shall retain a professional archaeologist to conduct monitoring of all mass grading and trenching activities.

The Project Archaeologist shall have the authority to temporarily redirect earthmoving activities in the event that suspected archaeological resources are unearthed during Project construction.

The Project archeologist and the Consulting Tribes(s) shall attend the pre -grading meeting with the City, the construction manager and any contractors and will conduct a mandatory Cultural Resources Worker Sensitivity Training to those in attendance. The Training will include a brief review of the cultural sensitivity of the Project and the surrounding area; what resources could potentially be identified during earthmoving activities; the requirements of the monitoring program; the protocols that apply in the event inadvertent discoveries of cultural resources are identified, including who to contact and appropriate avoidance measures until the find(s) can be properly evaluated; and any other appropriate protocols. All new construction personnel that will conduct earthwork or grading activities that begin work on the Project following the initial Training must take the Cultural Sensitivity Training prior to beginning work and the Project archaeologist and Consulting Tribe(s) shall make themselves available to provide the training on an as -needed basis.

41. Human Remains. If human remains are encountered, California Health and Safety Code Section 7050.5 states that no further disturbance shall occur until the Riverside County Coroner has made the necessary findings as to origin. Further, pursuant to California Public Resources Code Section 5097.98(b) remains shall be left in place and free from disturbance until a final decision as to the treatment and disposition has been made. If the Riverside County Coroner determines the remains to be Native American, the Native American Heritage Commission must be contacted within 24 hours. The Native American Heritage Commission must then immediately identify the "most likely descendant(s)" of receiving notification of the discovery.

The most likely descendant(s) shall then make recommendations within 48 hours, and engage in consultations concerning the treatment of the remains as provided in Public Resources Code 5097.98 (GP Objective 23.3, CEQA) and the Treatment Agreement described in these conditions.

Prior to Issuance of Building Permit

42. 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.

43. Transportation_ Uniform Mitigation Fee (TUMF). The Western Riverside County of Governments administers and collects the Transportation Uniform Mitigation Fee (TUMF). The City of Temecula adopted an ordinance on March 31, 2003 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 (paid to WRCOG). 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. Additional information on payment, fees, and points of contact can be found at http://www.wrcog.cog.ca.us/174/TUMF

44. Downspouts. All downspouts shall be internalized.

45. 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. Developers may request an audit of impact fees and/or may request notice for meetings related to the fee account or fund information.

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46. 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. All exterior LED light fixtures shall be 3,000 kelvin or below. 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.

47. Construction Landscaping and Irrigation Plans. 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. 48, 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.

49. 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."

50. 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.

51. 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 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.

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52. 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.

53. Irrigation. The landscaping 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 for private common areas; front yards and slopes within individual lots; shrub planting to completely screen perimeter walls adjacent to a public right-of-way equal to 66 feet or larger; and, all landscaping excluding City maintained areas and front yard landscaping which shall include, but may not be limited to, private slopes and common areas.

54. Hardscaping. The landscape plans shall include all hardscaping for equestrian trails and pedestrian trails within private common areas.

55. Precise Grading Plans. Precise Grading Plans shall be consistent with the approved rough grading plans including all structural setback measurements.

56. Building Construction Plans for Outdoor Areas. Building Construction Plans shall include detailed outdoor areas (including but not limited to trellises, decorative furniture, hardscape, etc.) to match the style of the building subject to the approval of the Director of Community Development.

57. WQMP Landscape Compliance. The construction landscape plans shall be consistent with Appendix A, Table 31 of the Low Impact Development (LID) Manual for Southern California for plant materials and treatment facilities, and shall reference the approved precise grading plan for WQMP features.

58. 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 afterthought. Plan planting beds and design around utilities. Locate all light poles on plans and ensure that there are no conflicts with trees.

59. Landscape Pre -construction Meeting. Prior to issuance of any Building Permits, a pre -construction landscape meeting shall be held between the project manager, assigned Planner, and the City's landscape consultant.

Prior to Release of Power, Building Occupancy or Any Use Allowed by This Permit

60. Screening of Loading Areas. The applicant shall be required to fully screen all loading facilities from public view by a solid architectural decorated masonry wall no less than six feet in height.

Wall treatments shall occur on both sides.

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61. 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 Director of Community Development. The plants shall be healthy and free of weeds, disease, or pests. The irrigation system shall be properly constructed and in good working order.

62. 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.

63. Installation_ of_Site _Improvements. All site improvements, including but not limited to, parking areas and striping shall be installed.

64. Compliance with Conditions of Approval. All of the foregoing conditions shall be complied with prior to occupancy or any use allowed by this approval.

Outside Agencies
65, Flood Protection. Flood protection shall be provided in accordance with the Riverside County Flood Control Districts transmittal dated May 15, 2023, a copy of which is attached. The fee is made payable to the Riverside County Flood Control Water District by either a cashier's check or money order, prior to the issuance of a grading permit (unless deferred to a later date by the District), based upon the prevailing area drainage plan fee.

66. 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 July 12, 2024, a copy of which is attached.

67. Compliance with EMWD. The applicant shall comply with the recommendations set forth in the Eastern Municipal Water District's transmittal dated December 6, 2022, a copy of which is attached.

68. Compliance with RCWD. The applicant shall comply with the recommendations set forth in the Rancho California Water District's transmittal dated November 9, 2022, a copy of which is attached.

69. CR&R. The applicant shall comply with the recommendations set forth in the CR&R transmittal dated July 12, 2024, a copy of which is attached.

70. So Cal Gas. The applicant shall comply with the recommendations set forth in the So Cal Gas transmittal dated April 7, 2025, a copy of which is attached.

PUBLIC WORKS DEPARTMENT
General Requirements

71. 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.

72. 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.

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73. Precise Grading Permit. A precise grading permit for on site improvements (outside of public right-of-way) shall be obtained from Public Works.

74. 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.

75. Encroachment Permits. Prior to commencement of any applicable construction, encroachment permit(s) are required; and shall be obtained:
a. from Public Works for public offsite improvements; and b. from the California Department of Transportation if encroaching within their right-of-way.

76. Street Improvement Plans. The developer shall submit public 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.

77. Private Drainage Facilities. All onsite drainage and water quality facilities shall be privately maintained.

Prior to Issuance of a Grading Permit

78. Environmental Constraint Sheet (ECS). The developer shall comply with all constraints per the recorded ECS with any underlying maps related to the subject property.

80. 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.

82. 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 construction -phase pollution -prevention controls to adequately address non -permitted runoff. Refer to the City's Engineering & Construction Manual at: www.TemeculaCA.gov/ECM

84. Erosion & Sediment Control Securities. The developer shall comply with the provisions of Chapter 18, Section 18.24.140 of the Temecula Municipal Code by posting security and entering into an agreement to guarantee the erosion & sediment control improvements.

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86. NPDE_S 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 SWPPP shall be routinely updated and readily available (onsite) to the State and City. Review www.cabmgi)andbooks.corn for SWPPP guidelines. Refer to the following link:
htt :/I www.waterboards.ca . ov/water issues! ro rams/stormwater/construction.shtml

88. 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. Upon approval from City staff, the applicant shall record the O&M agreement at the County Recorder's Office in Temecula. Refer to the WQMP template and agreement link: www.TemeculaCA.gov/WQMR As part of the WQMP approval, the Engineer of Record shall report and certify BMP construction per City of Temecula NPDES requirements. Should the project require Alternative Compliance, the developer is responsible for execution of an approved Alternative Compliance Agreement.

90. 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.

92. 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 10 and 100-year storm event for 24 hour storm duration peak flow) 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.

94. 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 preliminary pavement sections.

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96. Letter of Permission/Easement. The developer shall obtain documents (letters of permission or easements) for any offsite work performed on adjoining properties. The 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.

98. 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. 100. American Disability Act. The developer shall ensure that all frontage areas to the proposed development within the public right of way are ADA compliant. Any sidewalk within the public right of way found to be non -compliant shall be the responsibility of the property owner to be removed and replaced with ADA compliant sidewalk per the Streets and Highway Code Section 5610.

Prior to Issuance of Encroachment Permit(s)
102. 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. 104. 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.
106. Improvement Plans. All improvement plans (including but not limited to street, storm drain, traffic) shall be reviewed and approved by Public Works. 108. 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)
110. Final Mac. Parcel Map No. 38924 shall be approved and recorded. 111. Construction of Street Improvements. All street improvement plans shall be approved by Public Works. The developer shall start construction of all public 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. Bedford Court (Collector (2 lanes undivided) Standard No. 103A — 66' R/W) to include installation of drainage facilities, utilities (including but not limited to water and sewer) and resurface with slurry application (at the discretion of the Director of Public Works). 112. 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 a Certificate of Occupancy
113. 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 on site work (including water quality facilities), public improvements and the executed WQMP Operation and Maintenance agreement.

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114. Utility Agency Clearances. The developer shall receive written clearance 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. 115. Re lacement of Damaged Im rovementslMonuments. 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. 116. Certifications. All necessary certifications and clearances from engineers, utility companies and public agencies shall be submitted as required by Public Works. 117. Water Quality Management Plan (WQMP) Verification. As part of the WQMP approval, the Engineer of Record shall report and certify BMP construction per City of Temecula NPDES requirements. Should the project require alternative compliance, the developer is responsible for execution of an approved Alternative Compliance Agreement.

BUILDING AND SAFETY DIVISION
General Requirements
118. 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. 119. Compliance with Code. All design components shall comply with applicable provisions of the most current edition of the California Building, Plumbing and Mechanical Codes; California Electrical Code; California Administrative Code, Title 24 Energy Code, California Title 24 Disabled Access Regulations, and Temecula Municipal Code as identified in Title 15 of the Temecula Municipal Code.
120. ADA Access. Applicant shall provide details of all applicable disabled access provisions and building setbacks on plans to include:
a. Disabled access from the public way to the main entrance of the building. b. Van accessible parking located as close as possible to the main entrance of the building. c. Accessible path of travel from parking to the furthest point of improvement. d. Path of accessibility from parking to furthest point of improvement. e. Accessible path of travel from public right-of-way to all public areas on site, such as trash enclosures, clubhouses, and picnic areas.
121. 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. All exterior LED light fixtures shall be 3,000 kelvin or below. 122_ 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. 123. Clearance from TVUSD. A receipt or clearance letter from the Temecula Valley Unified School District shall be submitted to the Building and Safety Department to ensure the payment or exemption from School Mitigation Fees.

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124. Obtain Approvals Prior to Construction. Applicant must obtain all building plans and permit approvals prior to commencement of any construction work. 125. Obtaining Separate Approvals and Permits. Trash enclosures, patio covers, light standards, and any block walls will require separate approvals and permits. Solid covers are required over new and existing trash enclosures.
126. Sewer and Water Plan Approvals. On -site sewer and water plans will require separate approvals and permits.
127. 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 Code Section 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. 128. House Electrical Meter. Provide a house electrical meter to provide power for the operation of exterior lighting, irrigation pedestals and fire alarm systems for each building on the site.

Developments with single user buildings shall clearly show on the plans how the operation of exterior lighting and fire alarm systems when a house meter is not specifically proposed. 129. Protection of Drains and Penetration. Protection of joints and penetrations in fire resistance -rated assemblies shall not be concealed from view until inspected for all designed fire protection. Required fire seals/fire barriers in fire assemblies at fire resistant penetrations shall be installed by individuals with classification or certification covering the installation of these systems. Provide certification for the installation of each area and certification of compliance for Building Official's approval.
130. Future EV Charging. Provide accessible route to all future EV spaces as required per the California Green Building Code and California Building Code.

FIRE PREVENTION
General Requirements
131. Fire Hydrants. The Fire Prevention Bureau is required to set minimum fire hydrant distances per CFC Appendix C. Super fire hydrants (6" x 4" x (2) 2 %" outlets) shall be located on fire access roads and adjacent public streets. For all Commercial projects hydrants shall be spaced at 350 feet apart, and shall be located no more than 210 feet from any point on the street or Fire Department access road(s) frontage to a hydrant. The required fire flow shall be available from any adjacent hydrant(s) in the system. The fire line may be required to be a looped system. The upgrade of existing fire hydrants may be required (CFC Appendix C and Temecula Municipal Code Section 15.16.020).
132. 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. 133. Fire Flow. The Fire Prevention Bureau is required to set a minimum fire flow for the remodel or construction of all commercial and residential buildings per CFC Appendix B. The developer shall provide for this project, a water system capable of delivering d 2,400 GPM at 20-PSI residual operating pressure for a 4-hour duration for commercial projects. The fire flow as given above has taken into account all information as provided. (CFC Appendix B and Temecula Municipal Code Section 15.16.020).

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134. Fire Requirement. Since each proposed building is less than 3,600 square feet, fire sprinklers and fire alarms will not be required. If at any time the buildings exceed 3,600 square feet in size, fire sprinklers and a fire alarm system will be required in a dedicated fire sprinkler riser room with direct exterior access.

Prior to Issuance of Grading Permit(s)
135. Access Road Widths. Fire Department vehicle access roads and fire lanes shall have an unobstructed width of not less than 24 feet and an unobstructed vertical clearance of not less than 13 feet 6 inches (CFC Chapter 5 and Temecula Municipal Code Section 15.16.020). 136. All Weather Access Roads. Fire apparatus access roads and fire lanes 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 Municipal Code Section 15.16.020).

Prior to Issuance of Building Permit(s)
137. Required Submittals (Fire Underground Water). The developer shall furnish electronic 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 33 and Chapter 5).

Prior to Issuance of Certificate of Occupancy
138. 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 electrical room (CFC Chapter 5). 139. Addressing. New 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.

POLICE DEPARTMENT
General Requirements
140. Landscape Height. The applicant shall ensure all landscaping surrounding all buildings are kept at a height of no more than three feet or below the ground floor window sills. Plants, hedges and shrubbery shall be defensible plants to deter would-be intruders from breaking into the buildings utilizing lower level windows.
141. Tree Pruning. The applicant shall ensure all trees surrounding all building rooftops be kept at a distance to deter 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.

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142. 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.
143. Exterior Building Lighting. All lighting affixed to the exterior of buildings shall be wall mounted light fixtures to provide sufficient lighting during hours of darkness. 144. Outdoor Lighting During Non -Business Hours. The applicant shall comply with the Governor's order to address the power crisis. This order became effective March 18, 2001 calling for a substantial reduction from businesses to cut usage during non -business hours. The order, in part, states, "All California retail establishments, including, but not limited to, shopping centers, auto malls and dealerships, shall substantially reduce maximum outdoor lighting capability during non -business hours except as necessary for the health and safety of the public, employees or property." Failure to comply with this order following a warning by law enforcement officials shall be punishable as a misdemeanor with a fine not to exceed $1,000 in accordance with Title 24, Part 6, of the California Code of Regulations. 145. Commercial or Institutional Grade Hardware. All doors, windows, locking mechanisms, hinges, and other miscellaneous hardware shall be commercial or institution grade. 146. Graffiti Removal. Any graffiti painted or marked upon the buildings 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.
147. Alarm System. Upon completion of construction, the buildings shall have a monitored alarm system installed and monitored 24 hours a day 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 have their own alarm system. This condition is not applicable if the business is opened 24/7.
148. Roof Hatches. All roof hatches shall be painted "International Orange." 149. 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. The address shall be oriented to the street and placed as closely as possible to the edge of the building closest to the street. 150. ADA Parking. All disabled parking stalls on the premises shall be marked in accordance with Section 22511.8 of the California Vehicle Code.

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151. 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: 1. 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. 2. Provide clearly marked transitional zones. Persons need to be able to identify when they are moving from public to semi-public to private space. 3. Gathering or congregating areas to be located or designated in locations where there is good surveillance and access control. 4. 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. 5. 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. 6. 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. 7. 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.

8. Redesign space to increase the perception of natural surveillance. Abnormal users need to be aware of the risk of detection and possible intervention. Windows and clear lines -of -sight serve to provide such a perception of surveillance. 9. 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. 152. Business Security Survey. Businesses desiring a business security survey of their location can contact the Crime Prevention and Plans Unit of the Temecula Police Department at (951) 694-6480.
153. Questions Regarding Conditions. Any questions regarding these conditions should be directed to the Temecula Police Department Crime Prevention and Plans Unit at (951) 694-6480.

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STAFF REPORT — PLANNING

CITY OF TEMECULA

PLANNING COMMISSION
TO: Planning Commission Chairperson and members of the Planning Commission
FROM: Matt Peters, Director of Community Development
DATE OF MEETING: April 16, 2025
PREPARED BY: Eric Jones, Case Planner

PROJECT
SUMMARY: Planning Application Nos. PA23-0280, a Zoning Amendment application to change the zoning from Highway Tourist (HT) to Planned Development Overlay (PDO-16); PA23-0204, a Tentative Parcel Map to create two parcels from one existing parcel; PA23- 0197, a Development Plan Application to allow for the construction of two structures totaling approximately 4,546 square feet, PA23- 0198, a Conditional Use Permit to allow a car wash; and PA24-0348, a Conditional Use Permit to allow a restaurant drive-thru.

RECOMMENDATION: Adopt the proposed Planning Commission Resolutions recommending City Council approval of the project and certification of a Mitigated Negative Declarations and actions related thereto CEQA: Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program

PROJECT DATA SUMMARY
Name of Applicant: Mark Cooper with Catalyst Commercial Group General Plan
Designation: Highway Tourist (HT)
Zoning Designation: Existing: Highway Tourist (HT)
Proposed: Planned Development Overlay 16 (PDO-16)
Existing Conditions/
Land Use:

Site: Vacant Lot / Highway Tourist (HT)

North: Bedford Court, Existing Commercial / Highway Tourist (HT) South: Existing Residential / High Density Residential (H) East: Existing Gas Station / Highway Tourist (HT)
West: Interstate 15 / N/A
Lot Area:

Total Floor Area/Ratio:

Landscape Area/Coverage:

Parking Provided/Required:

Existing/Proposed Min/Max Allowable or Required

1.88 Acres 0.50 Acres Minimum: Per Proposed
PDO-16
Parcel 1: 0.06 0.06 Maximum Per Proposed PDO-
Parcel 2: 0.03 16

0.37 0.25 Minimum Per Proposed PDO-
16 35 Spaces Proposed 26 Spaces Minimum Per Proposed
PDO-16

AFFORDABLEIWORKFORCE HOUSING
Located in Housing Element Vacant Sites Inventory? ® Yes ❑ No Located in Affordable Housing Overlay Zone (AHOZ)? ❑ Yes ® No AHOZ Gain/Loss: +/- N/A

BACKGROUND SUMMARY
On May 4, 2023, the applicant submitted Planning Application PA23-0197, a Development Plan to allow for the construction of two structures totaling approximately 4,546 square feet, PA23- 0198, a Conditional Use Permit to allow a car wash, PA23-0204, a Tentative Parcel Map to create two parcels from one existing parcel, and PA23-0280, a Zone Change/Planned Development Overlay (PDO). On September 17, 2024, the applicant submitted PA24-0348, a Conditional Use Permit to allow for a drive-thru. The applications would permit the development and operation of a commercial center consisting of two structures that will house a car wash and drive-thru coffee shop.

The applicant conducted two public outreach meetings. These meetings were conducted on October 8th and 9th, 2024. Notices were provided to surrounding property owners beforehand. The meetings were intended to allow the applicant an opportunity to present the project to the community and gather any comments. Neither of these meetings were attended by the public.

A Mitigated Negative Declaration (MND) with a Mitigation Monitoring and Reporting Program was prepared for the project.

Staff has worked with the applicant to ensure that all concerns have been addressed, and the applicant concurs with the recommended Conditions of Approval.

ANALYSIS
Zone Change/Planned Development Overin (PDO-16)
The proposed PDO will provide development standards exclusive to the project. In particular, the City's Development Code (Section 17.10.020.F.1) requires that car washes shall be located at least two hundred feet (200') from any residentially zoned property line. The PDO will amend this requirement to state that car washes shall be a minimum of 75 feet from the closest residential property line. Furthermore, the PDO requires that car washes incorporate design features that will ensure compliance with the City's Noise Ordinance.

The Planned Development Overlay provides other revisions from the original Highway Tourist development standards in effect at the project site. The table below summarizes the revisions.

Standard
Current Highway Tourist
Proposed Planned
Standard
Development Overlay
Standard
Target Floor Area Ratio

0.30 0.06
Floor Area Ratio Range

0.25-1.0
.03-.06
Minimum Front Yard
adjacent to Street
50'
20'
Minimum Car Wash to
Closest Residential Property
200'
75'
Line
Maximum Building Height
75'
30'
Maximum Percent of Lot
Coverage
30%
10%
Minimum Required
Landscape Open Space
20%
25%
Tentative Parcel Map
The proposed Tentative Parcel Map will divide one existing parcel totaling 1.88 acres into two parcels to allow for the commercial center. Parcel 1 is adjacent to Interstate 15 and will house the car wash. Parcel 2 is adjacent to an existing gas station and will house the coffee shop. Both newly created parcels will meet all PDO, Municipal Code, and General Plan requirements. The map will create a primary vehicular and pedestrian access point directly from Bedford Court. In addition, the Tentative Parcel Map will be conditioned to record a reciprocal access and parking agreement for both parcels before completion of the Final Map process.

Development Plan

The project site is located on the southern end of Bedford Court. Once on -site, drivers will cross over decorative paving and have the ability to turn right to access the car wash or left to access the coffee shop and its drive-thru. The project requires 26 parking spaces per the proposed PDO and provides 35 spaces.

The car wash totals approximately 3,596 square feet and is located adjacent to Interstate 15. As mentioned previously, the proposed PDO requires a minimum separation between a car wash and residential property to be at least 75 feet. The closest point of the car wash to the existing residential property line is 75 feet. The car wash will feature queuing for approximately 19 vehicles while the tunnel can accommodate up to five vehicles at once. The applicant has designed the project so that vehicles enter the car wash tunnel from the south and exit to the north near the existing commercial uses. This design ensures that dryer blowers are located as far as possible from the existing residential units located along the project's southern border.

The coffee shop totals approximately 950 square feet. This use does not feature the inside seating that is typical for similar establishments. Instead, customers will use the walk-up window or drive- thru to place and collect orders. The design also incorporates an outdoor patio for customers that wish to enjoy their orders on -site.

Landscaping
The project will dedicate 37% of the site to landscaping. This amount exceeds the Development Code requirement of 20% for the underlying Highway Tourist (HT) zone. The amount also exceeds the proposed PDO requirement of 25%. The proposed PDO contains landscape standards for the project that will govern all landscaping. The project will utilize a combination of ground cover, shrubs, and trees to help soften project structures and hardscape. In addition, the applicant has designed the project to ensure an abundance of landscaping along the southern boundary of the project site that is shared with the existing residential units.

Conditional Use Permits (CUP)
Per the proposed PDO and City of Temecula Development Code (Table 17.08.030), restaurants with a drive-thru and car washes require the approval of a Conditional Use Permit. The applicant has submitted two Conditional Use Permit (CUP) applications.

The first CUP is for the proposed coffee shop that will incorporate a drive-thru. The drive-thru will be operational from 5:00 a.m. to 11:00 p.m. Monday through Sunday. The drive-thru is located interior to the project and is surrounded by landscaping that includes bushes and trees. These measures will help ensure that visual impact of the drive-thru will be minimal. The drive-thru meets all requirements of the Temecula Development Code including stacking distance.

The second CUP is for the car wash. This facility will be operational from 7:00 a.m. to 9:00 p.m.

Noise is often the most concerning impact for car washes. The drying blowers will be equipped with mufflers to reduce their noise impacts. Per the Noise section of the Mitigated Negative Declaration prepared for the project, car wash operations will not exceed the exterior noise level limit of 70 dBA for high density residential and highway tourist commercial uses. In addition, the

car wash will be located interior to the project site and visually shielded with trees and other plant material.

LEGAL NOTICING REQUIREMENTS
Notice of the public hearing was published in The Press -Enterprise on April 3, 2025 and mailed to the property owners within the required 600-foot radius.

ENVIRONMENTAL DETERMINATION
Staff has reviewed the project in accordance with the California Environmental Quality Act (CEQA) and based on an initial study, it has been determined the project will not have a significant impact on the environment; therefore, a Mitigated Negative Declaration has been prepared for the project.

A Mitigated Negative Declaration (MND) was prepared under staff s direction by DeNovo Planning Group and was distributed to responsible agencies, interested groups, and organizations.

The Draft MND was made available for public review and comment for a period of 30 days. The public review and comment period for the Draft MND commenced on January 14, 2025, and concluded on February 13, 2025. Notices were mailed to surrounding property owners, a sign was placed on the property, and a notice was placed in the local paper to provide the 30 day noticing period for the public. The City of Temecula received four written comments and responded to each comment in the Final MND, which includes all timely received written comments and responses thereto. Comments were provided by Riverside County Flood Control, Riverside Transit Agency (RTA), California Department of Transportation, and Southern California Gas.

The environmental analysis identified 16 areas where impacts were found to be less than significant or had no impact at all. These areas are: Aesthetics, Hydrology and Water Quality, Noise, Recreation, Utilities and Service Systems, Agriculture and Forestry Resources, Greenhouse Gasses, Land Use and Planning, Population and Housing, Transportation, Wildfire, Air Quality, Energy, Hazards and Hazardous Materials, Mineral Resources, and Public Services. The MND recommends feasible mitigation measures for those environmental impacts that can be mitigated to a less than significant impact. These are located in the following areas: Biological Resources, Geology and Soils, Cultural Resources, and Tribal Cultural Resources.

NO NET LOSS LAW
The project is identified in the City's Housing Element site inventory. The Housing Element identified that APN 922-210-421 is anticipated to produce 28 moderate income units. The project is proposing to construct no above moderate income units and, therefore, there is a shortfall of 28 moderate income units from what was projected in the Housing Element.

and (2) of subdivision (g), unless the city, county, or city and county makes written findings supported by substantial evidence of both of the following:

The reduction is consistent with the adopted General Plan, including the housing element.

The remaining sites identified in the housing element are adequate to meet the requirements of Section 65583.2 and to accommodate the jurisdiction's share of the regional housing need pursuant to Section 65584. The finding shall include a quantification of the remaining unmet need for the jurisdiction's share of the regional housing need at each income level and the remaining capacity of sites identified in the housing element to accommodate that need by income level." The City's RHNA allocation identified that the City needed to plan for 658 extremely low income unit, 671 very low income units, 702 low income units, 757 moderate income units and 1,249 above moderate income units for a total of 4,034 housing units. The City's Housing Element identified that there is a surplus of 757 moderate income units. Therefore, the 28-unit deficit in moderate income units created by the approval of the proposed project can be accommodated by the surplus. As such, there will be no net loss in the residential capacity by the approval of the project.

FINDINGS
Zone Chanize/Planned Development Overlay
The proposed Ordinance is in conformance with the General Plan for Temecula and with all applicable requirements of State law and other Ordinances of the City; The proposed Zone Change/Planned Development Overlay Ordinance conforms to the City of Temecula General Plan Land Use Element. The proposed Zone Change/Planned Development Overlay Ordinance directly responds to Goal I Policies LU-1.1, and LU-1.6 of the General Plan Land Use Element.

In addition to employing the City's planned development overlay zoning district tool, the proposed project is also consistent with the above General Plan Land Use Element goals and policies in that it: provides a mix of community -serving commercial uses; has been planned and evaluated for consistency with the General Plan and its implementing programs (e.g., the planned development overlay zoning district); and has been designed to minimize impacts on surrounding land uses and infrastructure through required design guidelines, building orientation, circulation and access improvements, and other features and requirements ofproposed Planned Development Overlay 16. Additionally, mitigation measures are identified in the Mitigation Monitoring and Reporting Program to further reduce the potential for impacts to surrounding uses and infrastructure.

The proposed Ordinance is consistent with the Municipal Code and Development Code for the City of Temecula;

The proposed Zone Change/Planned Development Overlay Ordinance is internally consistent with the Municipal Code and the Development Code in terms of referencing key components of these documents.

Development Plan (,Section 17.05.010)
The proposed uses are in conformance with the General Plan for Temecula and with all applicable requirements of State law and other Ordinances of the City.

The proposed uses are in conformance with the General Plan. This is because the under lying General Plan Land Use designation is Highway Tourist (HT). Car washes and restaurants with drive-thru facilities are conditionally permitted uses in HT zones. The project is also pursuing Conditional Use Permits for these uses. The site is properly planned and zoned, and as conditioned, is physically suitable for the type of development proposed. The project, as conditioned, is also consistent with other applicable requirements of State law and local Ordinances, including the California Environmental Quality Act (CEQA), the Citywide Design Guidelines, and Fire and Building codes.

The overall development of the land is designed for the protection of the public health, safety, and general welfare.

Tentative Map (Section 16.09.140)
The proposed subdivision and the design and improvements of the subdivision are consistent with the Development Code, General Plan, any applicable Specific Plan and the City of Temecula Municipal Code.

As designed and conditioned, the proposed map is consistent with the Subdivision Ordinance, Temecula General Plan, and the City of Temecula Municipal Code. This is because it is consistent with size, setbacks, water quality, and other applicable standards.

The Tentative Map does not propose to divide land which is subject to a contract entered into pursuant to the California Land Conservation Act of 1965, or the land is subject to a Land Conservation Act contract but the resulting parcels following division of the land will not be too small to sustain their agricultural use.

The proposed map does not impact land designated for conservation or agricultural use.

The site is physically suitable for the type and proposed density of development proposed by the Tentative Map.

The proposed map subdivides 1.88 acres into two parcels to allow for commercial uses. The two resulting sites are physically suitable for the proposed carwash and restaurant drive thru uses.

The design of the subdivision and the proposed improvements, with conditions of approval, are not likely to cause significant environmental damage or substantially and avoidably injure fish or wildlife or their habitat.

The project consists of a Tentative Parcel Map on vacant property. A Mitigated Negative Declaration (MND) has been prepared for the project. As conditioned, the project is not likely to cause significant environmental damage or substantially and avoidably injure fish or wildlife or their habitat.

The design of the subdivision and the type of improvements are not likely to cause serious public health problems.

The project has been reviewed and conditioned by the Fire, Public Works, Planning, and Building and Safety Departments. As a result, the project is consistent or has been conditioned to be consistent with Fire and Building Codes and the City s General Plan and Municipal Code which contain provisions to protect the health, safety, and welfare of the public.

The design of the subdivision provides for future passive or natural heating or cooling opportunities in the subdivision to the extent feasible.

The design of the subdivision provides for future passive or natural heating or cooling opportunities to the extent feasible. All development must meet all appropriate Building and Fire Code requirements as they relate to passive or natural heating or cooling opportunities.

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.

All acquired rights -of -way and easements have been provided on the Tentative Map. The City has reviewed these easements and has found no potential conflicts.

The subdivision is consistent with the City's parkland dedication requirements (Quimby Act).

The project involves the construction of a commercial development. No residential units are proposed that will be subject to the Quimby Act.

Conditional Use Permit (Car Wash) Section 17.04.010.E)
The proposed conditional uses are consistent with the General Plan and the Development Code.

The conditional use will consist of a carwash. This use is permitted upon the approval of a Conditional Use Permit per the proposed Zone Change/Planned Development Overlay and underlying land use designation of Highway Tourist (HT). Car washes are allowed on properties with the HT Land Use Designation upon approval of a Conditional Use Permit.

The proposed use is consistent with the Development Code. Per the City of Temecula Development Code, the proposed car wash will be screened from the public right-of-way. In addition, the use will be supervised by several employees during operating hours. The proposed operating hours are consistent with Development Code requirements.

The proposed conditional use is compatible with the nature, condition and development of adjacent uses, buildings and structures and the proposed conditional use will not adversely affect the adjacent uses, buildings or structures.

The proposed project will be surrounded by Highway Tourist and High -Density residential uses.

The car wash will be separated from the nearby residential use by seventy-five feet per the proposed PDO. In addition, drying blowers will have mufflers to control noise. Therefore, the car wash use is compatible with the nature, condition and development of adjacent uses, buildings and structures and the proposed conditional use will not adversely affect the adjacent uses, buildings or structures.

The site for a proposed conditional use is adequate in size and shape to accommodate the yards, walls, fences, parking and loading facilities, buffer areas, landscaping, and other development features prescribed in this Development Code and required by the Planning Commission or City Council in order to integrate the use with other uses in the neighborhood.

The site has been reviewed and determined to be adequate in size and shape to accommodate the yards, walls, fences, parking and loading facilities, buffer areas, landscaping, and other development features prescribed in the Development Code and proposed Zone Change/Planned Development Overlay and required by the Planning Commission and City Council in order to integrate the use with other uses in the neighborhood. The project meets or exceeds all requirements of the proposed PDO requirements. For example, the proposed PDO requires that a project site provide landscape coverage of 25% and the project proposes to offer 37% of landscape coverage. In addition, the proposed PDO requires 26 parking spaces while the actual project will provide 35 parking spaces.

The nature of the proposed conditional use is not detrimental to the health, safety and general welfare of the community.

That the decision to approve, conditionally approve, or deny the application for a conditional use permit be based on substantial evidence in view of the record as a whole before the Planning Director, Planning Commission, or City Council on appeal.

The decision to conditionally approve the applications will be based on substantial evidence in view of the record as a whole before the City Council.

Conditional Use Permit (Drive-Thru Facility) (Section 17.04.010.E)

The proposed conditional use is consistent with the General Plan and the Development Code.

The proposed project will be surrounded by Highway Tourist and High -Density Residential uses.

The drive-thru will be located adjacent to Bedford Court and is screened by landscaping and a structure. Therefore, the use is compatible with the nature, condition and development of adjacent uses, buildings and structures and the proposed conditional use will not adversely affect the adjacent uses, buildings or structures.

The site for a proposed conditional use is adequate in size and shape to accommodate the yards, walls, fences, parking and loading facilities, buffer areas, landscaping, and other development features prescribed in this development code and required by the Planning Commission or City Council in order to integrate the use with other uses in the neighborhood.

The site has been reviewed and determined to be adequate in size and shape to accommodate the yards, walls, fences, parking and loading facilities, buffer areas, landscaping, and other development features prescribed in the Development Code and proposed Zone Change/Planned Development Overlay and required by the Planning Commission and City Council in order to integrate the use with other uses in the neighborhood. The project meets or exceeds all requirements of the proposed PDO requirements. For example, the proposed PDO requires that a project site provide 25% landscape coverage and the project proposes to offer 37% of landscape coverage. In addition, the proposed PDO requires 26 parking spaces while the actual project will provide 35 parking spaces.

The nature of the proposed conditional use is not detrimental to the health, safety and general welfare of the community.

The decision to conditionally approve the application will be based on substantial evidence in view of the record as a whole before the City Council.

ATTACHMENTS: 1. Vicinity Map

2. Plan Reductions

3. Statement of Operations for Dutch Bros. & Quick Quack Car Wash

4. PC Resolution Approving the MND and Mitigation Monitoring and Reporting Program
Exhibit A — City Council Resolution
Mitigation Monitoring and Reporting Program

5. PC Resolution — Zone Change/Planned Development Overlay Exhibit A — City Council Ordinance

6. PC Resolution — Tentative Parcel Map
Exhibit A — City Council Resolution
Exhibit B — Draft Conditional of Approval

7. PC Resolution — Conditional Use Permit (Car Wash)
Exhibit A — City Council Resolution
Exhibit B — Draft Conditions of Approval

8. PC Resolution — Conditional Use Permit (Drive-Thru)
Exhibit A — City Council Resolution
Exhibit B — Draft Conditions of Approval

9. PC Resolution — Development Plan
Exhibit A — City Council Resolution
Exhibit B — Draft Conditions of Approval

10. Draft Mitigated Negative Declaration with Appendices which can be downloaded at www.TemeculaCA.gov/CEQA

11. Final MND which be downloaded at
www.TemeculaCA.gov/CEQA

12. Mitigation Monitoring Reporting Plan

13. Notice of Public Hearing

14. Notice of Determination

BEDFORD COURT COFFEE SHOP AND

CAR WASH PROJECT

PUBLIC REVIEW DRAFT

INITIAL STUDY/MITIGATED NEGATIVE DECLARATION

TECHNICAL APPENDICES
JANUARY 2025
Prepared for:

City of Temecula
Community Development Department
Planning Division
41000 Main Street
Temecula, CA 92590
Prepared by:

De Novo Planning Group
180 E. Main Street, Suite 108
Tustin, CA 92780
Envi ronmenta 7 Review Document
Avai 7ab7e on7ine;
city of Teme cu 7 a webs i to
www.TemeculaCA.gov/CEQA
D e N o v o P l a n n i n g G r o u p
A Land Use Planning, Design, and Environmental Firm

BEDFORD COURT COFFEE SHOP AND

CAR WASH PROJECT

FINAL INITIAL STUDY/

MITIGATED NEGATIVE DECLARATION
SCH No.2025010334
APRIL 2025
Prepared for:

City of Temecula
Community Development Department
Planning Division
41000 Main Street
Temecula, CA 92590
Prepared by:

De Novo Planning Group
180 E. Main Street, Suite 108
Tustin, CA 92780
Envi ronmenta 7 Review Document
Avai7ab7e online:
city of Temecu 7 a webs i to
www. Temecu 7aCA , qov/CEQA
D e N o v o P l a n n i n g G r o u p
A Land Use Planning, Design, and Environmental Firm

�OF,�_�,£cv Bedford Court Coffee Shop and
Car Wash Project
iys9
�• Final Initial Study/
Mitigated Negative Declaration
LEAD AGENCY: CITY OF TEMECULA
41000 Main Street
Temecula, California 92590
Contact: Eric Jones
[email protected]
(951) 506-5137
PREPARED BY: DE NOVO PLANNING GROUP
180 E. Main Street, Suite 108
Tustin, California 92780
Contact: Starla Barker, AICP
[email protected]
(949) 396-8193
April 2025

Bedford Court Coffee Shop and Car Wash Project
Initial Study/Mitigated Negative Declaration Final
Table of Contents

1.0 INTRODUCTION.................................................................................................................................3

2.0 RESPONSES TO COMMENTS.............................................................................................................5

3.0 ERRATA............................................................................................................................................21

4.0 MITIGATION MONITORING AND REPORTING PROGRAM...............................................................23 April 2025 Page 1

Bedford Court Coffee Shop and Car Wash Project
Initial Study/Mitigated Negative Declaration Final
This page intentionally left blank.

April 2025 Page 2

Bedford Court Coffee Shop and Car Wash Project
Initial Study/Mitigated Negative Declaration Final

1.0 INTRODUCTION
The Bedford Court Coffee Shop and Car Wash Project (Project) site is located in the City of Temecula within Riverside County. The Project site is comprised of approximately 1.88 acres located at the terminus of Bedford Court (APN 922-210-042). The Project Applicant requests approval of the proposed Project, which includes approval of a Development Plan, a Planned Development Overlay, Conditional Use Permits, and a Tentative Parcel Map.

The Project proposes to subdivide the approximately 1.88-acre undeveloped parcel into two parcels — Proposed Parcel 1 and Proposed Parcel 2. Parcel 1 is proposed to be developed with a Quick Quack Car Wash, including a 3,596-square-foot drive-thru express car wash, vehicle queuing area, and a car vacuum area consisting of parking spaces with vacuum equipment and canopies. Parcel 2 is proposed to be developed with a DutchBros drive-thru coffee shop, including an approximately 950-square-foot drive- thru coffee shop with two drive-thru aisles, walk-up windows, and parking area.

In accordance with the California Environmental Quality Act (CEQA) Guidelines, an Initial Study/Mitigated Negative Declaration (IS/MND) has been prepared for the proposed Project.

The IS/MND was made available for public review and comment pursuant to CEQA Guidelines Section 15073 and 15105. The public review period commenced on January 14, 2025 and concluded on February 13, 2025. The IS/MND and supporting attachments were available for review by the general public at:
• City of Temecula, 41000 Main Street, Temecula, CA 92590; • Ronald H. Roberts Temecula Public Library, 30600 Pauba Road, Temecula, CA 92592; • Temecula Chamber of Commerce, 26790 Ynez Court, Ste. A, Temecula, CA 92591; and • City of Temecula Website: https:HtemeculaCA.gov/362/Environmental-Review-CEQA The Public Review Draft IS/MND identifies the potential environmental impacts associated with development of the Project and mitigation measures to reduce the potentially significant impacts. The Responses to Comments, Errata, and Mitigation Monitoring and Reporting Program, together with the Public Review Draft IS/MND, constitutes the Final IS/MND for the proposed Bedford Court Coffee Shop and Car Wash Project.

April 2025 Page 3

Bedford Court Coffee Shop and Car Wash Project
Initial Study/Mitigated Negative Declaration Final
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April 2025 Page 4

Bedford Court Coffee Shop and Car Wash Project
Initial Study/Mitigated Negative Declaration Final

2.0 RESPONSES TO COMMENTS
The following is a list of the public agencies, organizations, or individuals that submitted comments on the IS/MND during the public review period:

Comment
Letter Number
Agency, Organization or Individual
Letter Dated
1 Janki Patel, AICP, Senior Transportation Planner,
October 2, 2024'
California Department of Transportation
2 Mauricio Alvarez, MBA, Planning Analyst, Riverside
January 20, 2025
Transit Agency
Will Liao, Region Planning Supervisor Redlands HQ/
3 Southeast Region, Southern California Gas Company
January 23, 2025
4 Amy McNeill, Engineering Project Manager, Riverside
February 11, 2025
County Flood Control and Water Conservation District
Although the CEQA Guidelines do not require a Lead Agency to prepare written responses to comments received on an IS/MND, the City of Temecula has elected to prepare written responses with the intent of conducting a comprehensive and meaningful evaluation of the proposed Project. The comment letters and responses are provided on the following pages. The comment letters have been numbered sequentially. The number designations in the responses correlate to the numbered portions of each comment letter.
1 While this comment was received prior to the IS/MND public review period, it is included as a formally received comment.

April 2025 Page 5

CALIFORNIA STATE TRANSPORTATION AGENCY

GAVIN NEWSOM, GOVERNOR
California Department of Transportation
DISTRICT 8
464 WEST 4TH STREET
SAN BERNARDINO CA, 92401
(909) 925-7520
www.dot.ca.aov
October 2, 2024
City of Temecula
Attn: Public Works & Planning
41000 Main St,
Temecula, CA 92590
Route & Postmile #: 1-15 - PM 3.25
Cross Street: SR-79/Temecula Parkway
& Bedford Court
GTS ID: 34141
Subject: PA23-0197 - Bedford Court Development - Near intersection of SR-79/Temecula Parkway and Bedford Court, Temecula, CA 92592; APN: 922-210-042.

The California Department of Transportation (Caltrans) Local Development Review (LDR) unit has completed an initial intake review of the proposed new development located near the intersection of SR-79/Temecula Parkway and Bedford Court. Based on the 1-1 information provided by the applicant, we determined that additional information is needed to complete a more thorough review.

Given the immediate proximity of the proposed development and the State Highway System right-of-way (R/W,) impacts requiring mitigation and issuance of a Caltrans Encroachment Permit for construction are still to be determined. Based on the information from the most recent materials provided, we cannot determine if the proposal will properly mitigate any potential drainage issues in the future. 1-2
Hydraulics and Stormwater:

In order to complete the drainage analysis, please provide the items below as soon as they become available:

1. Final Treatment Design

2. Appendix J - Sizing Calculations

3. Routing Calculations

4. Runoff reduction requirements for development.

5. Final design on site plan.
"Provide a safe and reliable transportation network that serves all people and respects the environment."

The Caltrans LDR unit is aware and understands that the project is currently in the Entitlement Phase of the project and that the above items will be prepared by the applicant after the project is entitled and the Final Engineering Design Phase commences. We suggest that the applicant provides us with these items before Final Engineering is approved, so that we can complete our review and provide appropriate recommendations.

LDR's point of contact role typically ends with completion of development entitlement.

However, due to the project's unique location and importance of potential adverse impacts to the SHS, we believe it is imperative that Caltrans reviews and provides recommendations after the project has been entitled by the City of Temecula.

Thank you for the opportunity to review this development proposal and for considering the above response.

Sincerely,
Patd
Janki Patel, AICP
Senior Transportation Planner
Transportation Planning
Local Development Review
Caltrans District 8
1-3
"Provide a safe and reliable transportation network that serves all people and respects the environment."

Bedford Court Coffee Shop and Car Wash Project
Initial Study/Mitigated Negative Declaration Final
Response to Comment Letter No. 1
Janki Patel, AICP, Senior Transportation Planner
California Department of Transportation
October 2, 20242
1-1 The comment states that the California Department of Transportation (Caltrans) Local Development Review unit completed an initial intake review of the proposed development and determined that additional information is needed to complete a more thorough review.

It is noted that the comment letter was received prior to Caltrans' review of the Public Review Draft IS/MND and was requested to be included as a comment letter to the Public Review Draft IS/MND. The comment is noted and no further response is warranted. No further comments from Caltrans were received during the comment period on the Public Review Draft IS/MND. 1-2 The comment states that given the immediate proximity of the proposed development and the State Highway System right-of-way, impacts requiring mitigation and issuance of a Caltrans Encroachment Permit for construction are still to be determined. The comment further states that based on the information from the most recent materials provided, Caltrans cannot determine if the proposal will properly mitigate any potential drainage issues in the future. The comment requests the following items in order to complete Caltrans' drainage analysis: Final Treatment Design; Appendix J — Sizing Calculations; Routing Calculations; runoff reduction requirements for development; and a final design on site plan. As discussed more fully below in Response to Comment 1-3, the items requested by Caltrans are not available at this time and would not be prepared until after the Project's requested entitlements are approved. 1-3 The comment states that Caltrans understands that project development is currently in the Entitlement Phase and that the requested items will be prepared by the applicant after the project is entitled and the Final Engineering Design Phase commences. Caltrans suggests that the Project Applicant provide the requested items before Final Engineering is approved, so that Caltrans can complete their review and provide appropriate recommendations. The comment further states that due to the project's unique location and importance of potential adverse impacts to the State Highway System, it is imperative that Caltrans reviews and provides recommendations after the project has been entitled by the City of Temecula.

The comment is noted. The items requested by Caltrans are not available at this time and would not be prepared until after the Project's requested entitlements are approved. As discussed in Section 4.10, Hydrology and Water Quality, of the Public Review Draft IS/MND, short-term construction and long-term operational hydrology, drainage, and water quality impacts associated with the Project were analyzed and determined to be less than significant. The Project intends to maintain the existing drainage pattern and proposes to install a subsurface storm drain 2 While this comment was received prior to the IS/MND public review period, it is included as a formally received comment.

April 2025 Page 8

Bedford Court Coffee Shop and Car Wash Project
Initial Study/Mitigated Negative Declaration Final
system and modular wetlands unit for stormwater treatment and detention. According to the Preliminary Hydrology Report, the proposed storm drain systems would adequately convey the proposed 100-year flow rates and the proposed modular wetlands have been sized to provide adequate surface treatment for the water quality flow rate. When compared to existing conditions, stormwater flow would be reduced in the proposed condition. Treated on -site flows would drain into an existing storm drain system that is designed for the ultimate development of the area. As a Condition of Approval, the Project Applicant would be required to provide the Caltrans Local Development Review unit the items requested in their letter dated October 2, 2024, including, but not limited to, Final Treatment Design, Appendix J — Sizing Calculations, Routing Calculations, runoff reduction requirements for development, and a final design on site plan, in order to complete Caltrans review. The Project Applicant would be required to implement Caltrans' recommendations based on the completed Local Development Review to avoid or reduce adverse impacts to the State Transportation Network.

April 2025 Page 9

From: Mauricio Alvarez
Sent: Monday, January 20, 2025 10:40 AM
To: Eric Jones
Subject: PA23-0280 PA23-0204 PA23-0197
CAUTION: This email originated from outside of the organization. Do not click links or open attachments unless you recognize the sender and know the content is safe.

Good Morning Eric,
Thank you for including RTA in the development review of PA23-0280, the car wash and coffee shop proposal. After reviewing the plans, there are no comments to submit for this particular project. 2-1
Thank you,
Mauricio Alvarez, MBA
Planning Analyst
Riverside Transit Agency
p: 951.565.5260 1 e: ma Iva rez(ab rivers idetra n sit. corn Website I Facebook I Twitter I Instagram
1825 Third Street, Riverside, CA 92507

Bedford Court Coffee Shop and Car Wash Project
Initial Study/Mitigated Negative Declaration Final
Response to Comment Letter No. 2
Mauricio Alvarez, MBA, Planning Analyst
Riverside Transit Agency
January 20, 2025
2-1 The comment states that the Riverside Transit Agency reviewed the Project plans and has no comments. The comment does not contain any information requiring changes to the Public Review Draft IS/MND. No further response is warranted.

April 2025 Page 11

[email protected]
From: [email protected]
Sent: Monday, January 27, 2025 5:37 PM
To: [email protected]
Subject: FW: Bedford Court Coffee Shop and Car Wash
Starla Barker, AICP I Principal Planner
De Novo Planning Group I wvvw.denovor)lanning.com
sbarker(a)-denovoplanning.com 1 949-396-8193
Southern California 180 East Main St #108 Tustin, CA 92780 Northern California 1020 Suncast Ln #106 El Dorado Hills, CA 95762 From: Eric Jones
Sent: Monday, January 27, 2025 4:48 PM
To: [email protected]
Subject: FW: Bedford Court Coffee Shop and Car Wash
Hello Starla,
We received the below comments from So Cal Gas regarding the Bedford Court MND.

Thankyou,
Eric Jones
Associate Planner II
City of Temecula
(951) 506-5115
eric.won es cDTemeculaCA.gov
TemeculaCA.gov
Please note that email correspondence with the City of Temecula, along with attachments, may be subject to the California Public Records Act, and therefore may be subject to disclosure unless otherwise exempt.

From: Liao, William
Sent: Thursday, January 23, 2025 9:03 AM
To: Eric Jones
Cc: SCG SE Region Redlands Utility Request ; Portillo, Carlos E
Subject: RE: Bedford Court Coffee Shop and Car Wash
CAUTION: This email originated from outside of the organization. Do not click links or open attachments unless you recognize the sender and know the content is safe.

Good morning, Eric.
just received via our interoffice mail the Notice of Intent to Adopt Mitigated Negative Declarations for the Bedford Court Coffee Shop and Car Wash Project.
3-1
The document did not include any APNs, so I am assuming we are referring to the parcel shown below, APN 922-210- 042.

SoCalGas has a medium pressure gas main running through the southern portion of Bedford Court.

Please help us ensure everyone's safety and require the developer to contact 811 / USA prior to any demotion and/or excavation activities so we can get out to Locate & Mark out our facilities. 3-2 Also, please see if Developer can submit their designs / plans to our Utility Request inbox (copied on this email) so we can help identify any conflicts.

Please contact me or my Utility Request inbox if you have any questions.

Will Liao
Region Planning Supervisor
Redlands HQ / Southeast Region
Mobile: 840-213-5899
r
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Recervt�
Temecula Pkwy & Bedford Ct
Temecula InterSec tics
Pkwy 6...
0 (D
Directions Save Nearby Send to Share
Phone
Temecula, CA 92592
�+ Add a missing place
�!+ Add your business
Photos
0 ti
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'1
01 Bedford Court Coffee Shop and Car Wash Project
Initial Study/Mitigated Negative Declaration Final
Response to Comment Letter No. 3
Will Liao, Region Planning Supervisor, Redlands HQ / Southeast Region Southern California Gas Company
January 23, 2025
3-1 The comment states that the Southern California Gas Company (SoCalGas) received the Notice of Intent (NOI) to Adopt a Mitigated Negative Declaration for the Project. The comment further states that the NOI did not include the Project site's assessor's parcel number (APN), but that it is assumed the Project site parcel is APN 922-210-042.

The comment correctly identifies the Project site APN, which, due to a typographical error, was incorrectly provided as 992-210-042 within the Project Description of the Public Review Draft IS/MND; the Project site is correctly shown on all figures. To clarify and remedy this typographical error, this information has been updated in Section 3.0, Errata, of the Final IS/MND. The comment is noted and no further response is warranted.
3-2 The comment states that SoCalGas has a medium pressure gas main running through the southern portion of Bedford Court. The comment requests that the Project Applicant contact "811 / USA" prior to any demolition and/or excavation activities so that SoCalGas can locate and mark their facilities. The comment further requests that the Project Applicant submit the Project designs / plans to the SoCalGas Utility Request inbox.

Prior to excavation activities, the Project would be required to contact 811 (DigAlert) in compliance with State law, including California Government Code Section 4216 et al. The comment does not contain any information requiring changes to the Public Review Draft IS/MND.

No further response is warranted.

April 2025 Page 14

RIVERSIDE COUNTY FLOOD CONTROL

AND WATER CONSERVATION DISTRICT
City of Temecula
Community Development Department
41000 Main Street
Temecula, CA 92590
Attention: Eric Jones
February 11, 2025
1995 MARKET STREET
RIVERSIDE, CA 92501
951.955.1200
951.788.9965 FAX
www.rcflood.org
260799
Re: PA 23-0280, PA 23-0204, PA 23-0197
(parcel map), PA 23-0198 and PA 24-0348,
Bedford Court Coffee Shop and Car Wash,
APN 922-210-042
The Riverside County Flood Control and Water Conservation District (District) does not normally recommend conditions for land divisions or other land use cases in incorporated cities. The District also does not plan Check city land use cases or provide State Division of Real Estate letters or other flood hazard reports for such cases.

District comments/recommendations for such cases are normally limited to items of specific interest to the District including District Master Drainage Plan facilities, other regional flood control and drainage facilities which could be considered a logical component or extension of a master plan system, and District Area Drainage Plan fees (development mitigation fees). In addition, information of a general nature is provided.

The District's review is based on the above -referenced project transmittal, received January 13, 2025. The District has not reviewed the proposed project in detail, and the following comments do not in any way constitute or imply District approval or endorsement of the proposed project with respect to flood hazard, public health and safety, or any other such issue:
© This project would not be impacted by District Master Drainage Plan facilities, nor are other facilities of regional interest proposed.
❑ This project involves District proposed Master Drainage Plan facilities, namely, The District will accept ownership of such facilities on written request by the City. The Project Applicant shall enter into a cooperative agreement establishing the terms and conditions of inspection, operation, and maintenance with the District and any other maintenance partners. Facilities must be constructed to District standards, and District plan check and inspection will be required for District acceptance.

Plan check, inspection, and administrative fees will be required. All regulatory permits (and all documents pertaining thereto, e.g., Habitat Mitigation and Monitoring Plans, Conservation Plans/Easements) that are to be secured by the Applicant for both facility construction and maintenance shall be submitted to the District for review. The regulatory permits' terms and conditions shall be approved by the District prior to improvement plan approval, map recordation, or finalization of the regulatory permits. There shall be no unreasonable constraint upon the District's ability to operate and maintain the flood control facility(ies) to protect public health and safety. ❑ This project proposes channels, storm drains larger than 36 inches in diameter, or other facilities that could be considered regional in nature and/or a logical extension a District's facility, the District would consider accepting ownership of such facilities on written request by the City. The Project Applicant shall enter into a cooperative agreement establishing the terms and conditions of inspection, operation, and maintenance with the District and any other maintenance partners. Facilities must be constructed to District standards, and District plan check and inspection will be required for District acceptance.

Plan check, inspection, and administrative fees will be required. The regulatory permits' terms and 4-1

City of Temecula -2- February 11, 2025
Re: PA 23-0280, PA 23-0204, PA 23-0197
(parcel map), PA 23-0198 and PA 24-0348, 260799
Bedford Court Coffee Shop and Car Wash,
APN 922-210-042
conditions shall be approved by the District prior to improvement plan approval, map recordation, or finalization of the regulatory permits. There shall be no unreasonable constraint upon the District's ability to operate and maintain the flood control facility(ies) to protect public health and safety. ❑ This project is located within the limits of the District's Murrieta Creek (❑ Murrieta Valley ❑ Temecula Valley ❑ Santa Gertrudis Valley ❑ Warm Springs Valley) Area Drainage Plan for which drainage fees have been adopted. If the project is proposing to create additional impervious surface area, applicable fees should be paid (in accordance with the Rules and Regulations for Administration of Area Drainage Plans) to the Flood Control District or City prior to issuance of grading or building permits. Fees to be paid should be at the rate in effect at the time of issuance of the actual permit. ❑ An encroachment permit shall be obtained for any construction related activities occurring within District right of way or facilities, namely, If a proposed storm drain connection exceeds the hydraulic performance of the existing drainage facilities, mitigation will be required. For further information, contact the District's Encroachment Permit Section at 951.955.1266. ® The District's previous comments dated August 16, 2023 are still valid.

GENERAL INFORMATION
The project proponent shall bear the responsibility for complying with all applicable mitigation measures defined in the California Environmental Quality Act (CEQA) document, and/or Mitigation Monitoring and Reporting Program, and with all other federal, state, and local environmental rules and regulations that may apply, such as, but not limited to, the Multiple Species Habitat Conservation Plan (MSHCP), Sections 404 and 401 of the Clean Water Act, California Fish and Game Code Section 1602, and the Porter Cologne Water Quality Control Act.

The District's action associated with the subject project triggers evaluation by the District with respect to the applicant's compliance with federal, state, and local environmental laws. For this project, the Lead Agency is the agency in the address above, and the District is a Responsible Agency under CEQA. The District, as a Co- permittee under the MSHCP, needs to demonstrate that all District related activities, including the actions identified above, are consistent with the MSHCP. This is typically achieved through determinations from the CEQA Lead Agency (if they are also a Co-permittee) for the project. For the MSHCP, the District's focus will be particular to Sections 6.1.2, 6.1.3, 6.1.4, 6.3.2, 7.3.7, 7.5.3, and Appendix C of the MSHCP. Please include consistency determination statements from the Lead Agency/Co-permittee for the project for each of these sections in the CEQA document. The District may also require that an applicant provide supporting technical documentation for environmental clearance.

This project may require a National Pollutant Discharge Elimination System (NPDES) permit from the State Water Resources Control Board. Clearance for grading, recordation, or other final approval should not be given until the City has determined that the project has been granted a permit or is shown to be exempt.

If this project involves a Federal Emergency Management Agency (FEMA) mapped floodplain, then the City should require the applicant to provide all studies, calculations, plans, and other information required to meet FEMA requirements, and should further require that the applicant obtain a Conditional Letter of Map Revision (CLOMR) prior to grading, recordation, or other final approval of the project and a Letter of Map Revision (LOMR) prior to occupancy.

Very truly yours, /,�

AMYQQMCNEILL
Engineering Project Manager
Attachment
EM:bs
4-1
(cont.)
4-2

RIVERSIDE COUNTY FLOOD CONTROL

AND WATER CONSERVATION DISTRICT
City of Temecula
Community Development Department
41000 Main Street
Temecula, CA 92590
Attention: Mr. Eric Jones
August 16, 2023
1995 MARKET STREET
RIVERSIDE, CA 92501
951.955.1200
951.788.9965 FAX
www.rcflood.org
Re: PA 23-0280, APN 922-210-042
252383
The Riverside County Flood Control and Water Conservation District (District) does not normally recommend conditions for land divisions or other land use cases in incorporated cities. The District also does not plan Check city land use cases or provide State Division of Real Estate letters or other flood hazard reports for such cases.

The District's review is based on the above -referenced project transmittal, received July 31, 2023. The District has not reviewed the proposed project in detail, and the following comments do not in any way constitute or imply District approval or endorsement of the proposed project with respect to flood hazard, public health and safety, or any other such issue:
❑x This project would not be impacted by District Master Drainage Plan facilities, nor are other facilities of regional interest proposed.
❑ This project involves District proposed Master Drainage Plan facilities, namely, . The District will accept ownership of such facilities on written request by the City. The Project Applicant shall enter into a cooperative agreement establishing the terms and conditions of inspection, operation, and maintenance with the District and any other maintenance partners. Facilities must be constructed to District standards, and District plan check and inspection will be required for District acceptance.

Plan check, inspection, and administrative fees will be required. All regulatory permits (and all documents pertaining thereto, e.g., Habitat Mitigation and Monitoring Plans, Conservation Plans/Easements) that are to be secured by the Applicant for both facility construction and maintenance shall be submitted to the District for review. The regulatory permits' terms and conditions shall be approved by the District prior to improvement plan approval, map recordation, or finalization of the regulatory permits. There shall be no unreasonable constraint upon the District's ability to operate and maintain the flood control facility(ies) to protect public health and safety. ❑ If this project proposes channels, storm drains larger than 36 inches in diameter, or other facilities that could be considered regional in nature and/or a logical extension a District's facility, the District would consider accepting ownership of such facilities on written request by the City. The Project Applicant shall enter into a cooperative agreement establishing the terms and conditions of inspection, operation, and maintenance with the District and any other maintenance partners. Facilities must be constructed to District standards, and District plan check and inspection will be required for District acceptance.

Plan check, inspection, and administrative fees will be required. The regulatory permits' terms and conditions shall be approved by the District prior to improvement plan approval, map recordation, or finalization of the regulatory permits. There shall be no unreasonable constraint upon the District's ability to operate and maintain the flood control facility(ies) to protect public health and safety. I 4-3

City of Temecula - 2 -
Re: PA 23-0280, APN 922-210-042
August 16, 2023
252383
❑ This project is located within the limits of the District's Area Drainage Plan for which drainage fees have been adopted. If the project is proposing to create additional impervious surface area, applicable fees should be paid (in accordance with the Rules and Regulations for Administration of Area Drainage Plans) to the Flood Control District or City prior to issuance of grading or building permits. Fees to be paid should be at the rate in effect at the time of issuance of the actual permit. ❑ An encroachment permit shall be obtained for any construction related activities occurring within District right of way or facilities, namely, . If a proposed storm drain connection exceeds the hydraulic performance of the existing drainage facilities, mitigation will be required. For further information, contact the District's Encroachment Permit Section at 951.955.1266. ❑ The District's previous comments are still valid.

GENERAL INFORMATION
This project may require a National Pollutant Discharge Elimination System (NPDES) permit from the State Water Resources Control Board. Clearance for grading, recordation, or other final approval should not be given until the City has determined that the project has been granted a permit or is shown to be exempt.

If this project involves a Federal Emergency Management Agency (FEMA) mapped floodplain, the City should require the applicant to provide all studies, calculations, plans, and other information required to meet FEMA requirements, and should further require the applicant obtain a Conditional Letter of Map Revision (CLOMR) prior to grading, recordation, or other final approval of the project and a Letter of Map Revision (LOMR) prior to occupancy.

The project proponent shall bear the responsibility for complying with all applicable mitigation measures defined in the California Environmental Quality Act (CEQA) document (i.e., Negative Declaration, Mitigated Negative Declaration, Environmental Impact Report) and/or Mitigation Monitoring and Reporting Program, if a CEQA document was prepared for the project. The project proponent shall also bear the responsibility for complying with all other federal, state, and local environmental rules and regulations that may apply.

If a natural watercourse or mapped floodplain is impacted by this project, the City should require the applicant to obtain a Section 1602 Agreement from the California Department of Fish and Wildlife and a Clean Water Act Section 404 Permit from the U.S. Army Corps of Engineers, or written correspondence from these agencies indicating the project is exempt from these requirements. A Clean Water Act Section 401 Water Quality Certification may be required from the local California Regional Water Quality Control Board prior to issuance of the Corps 404 permit.

Very truly yours,
/ &— /,�.eC.�.

AMY MCNEILL
Engineering Project Manager
ec: Riverside County Planning Department
Attn: Timothy Wheeler
EM:mm
4-3
(cont.)

Bedford Court Coffee Shop and Car Wash Project
Initial Study/Mitigated Negative Declaration Final
Response to Comment Letter No. 4
Amy McNeill, Engineering Project Manager,
Riverside County Flood Control and Water Conservation District February 11, 2025
4-1 This comment provides general information relative to the purview of the Riverside County Flood Control and Water Conservation District. The comment states that the Project would not be impacted by District Master Drainage Plan facilities, nor are other facilities of regional interest proposed. The comment further references the agency's previous comments dated August 16, 2023, and states that the comments are still valid. A copy of the August 16, 2023 letter was provided; refer to Response to Comment 4-3, below. The comment does not contain any new information requiring changes to the Public Review Draft IS/MND. The comment is noted and no further response is necessary.
4-2 This comment provides general information noting that the project is required to comply with applicable CEQA mitigation measures and with all other federal, state, and local environmental rules and regulations. If further notes that the Riverside County Flood Control and Water Conservation District, as a Co-permittee under the MSHCP, needs to demonstrate that all District related activities are consistent with the MSHCP. The comment notes the District focuses on specific sections of the MSHCP and relies upon the determinations from the CEQA Lead Agency.

The "general information" comments are not specific to the proposed Project and are not applicable, as demonstrated in the commenter's statement "This project would not be impacted by District Master Drainage Plan facilities, nor are other facilities of regional interest proposed." The comment does not contain any information requiring changes to the Public Review Draft IS/MND. The comment is noted and no further response is necessary. 4-3 This comment consists of the agency's previous letter dated August 16, 2023, which was sent prior to the IS/MND public review period. The comment provides general information and restates the information provided in the February 11, 2025 letter. The comment does not contain any information requiring changes to the Public Review Draft IS/MND. The comment is noted and no further response is necessary.

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3.0 ERRATA
Changes to the Public Review Draft IS/MND are noted below. A double underline indicates additions to the text; StFikethFeUgh indicates deletions to the text. Changes have been analyzed and responded to in Section 2.0, Responses to Comments, of this Final IS/MND. The changes to the Public Review Draft IS/MND do not affect the overall conclusions of the environmental document. Changes are listed by page and, where appropriate, by paragraph.

These errata address a typographical error incorrectly providing the Project site APN as 992-210-042 (the correct APN is 922-210-042) within the Project Description of the Public Review Draft IS/MND. It should also be noted that the Eastern Information Center (EIC) at the University of California Riverside (UCR) has ceased operations; as such, these errata address the closure of the EIC by modifying Mitigation Measure TCR-8 to send documentation to the South Coastal Information Center (SCIC) at San Diego State University (SDSU) instead. These clarifications and modifications are not considered to result in any new or substantially greater impacts as compared to those identified in the Draft IS/MND.

SECTION 2.1, PROJECT LOCATION

Page 7 ends

The Bedford Court Coffee Shop and Car Wash Project (Project) site is located in the City of Temecula within Riverside County; refer to Figure 2-1, Regional Vicinity. The Project site is comprised of approximately 1.88 acres located at the terminus of Bedford Court (APN 992 2'=�=922-210-042); refer to Figure 2-2, Project Location.

SECTION 3.0, ENVIRONMENTAL CHECKLIST FORM

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4. Project Location: Terminus of Bedford Court (APN °O'-'�42922-210-042), Temecula, California
SECTION 4.18, TRIBAL CULTURAL RESOURCES

Page 148 ends

TCR-8: Prior to final inspection, the Project Archeologist is to submit two (2) copies of the Phase IV Cultural Resources Monitoring Report that complies with the Planning Department's requirements for such reports. The Phase IV report shall include evidence of the required cultural/historical sensitivity training for the construction staff held during the pre -grade meeting.

The City shall review the reports to determine adequate mitigation compliance. Provided the reports are adequate, the City shall clear this condition. Once the report(s) are determined to be adequate, two (2) copies shall be submitted to the F-,-s+^r r nteF (E!G) at +"^ Un*veFSity ^f G,'if^r^" Riverside (WGR)South Coastal Information Center (SCIC) at San Diego State University (SDSU) and one (1) copy shall be submitted to the Pechanga Cultural Resources Department.

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4.0 MITIGATION MONITORING AND REPORTING PROGRAM
The California Environmental Quality Act (CEQA) requires that when a public agency completes an environmental document which includes measures to mitigate or avoid significant environmental effects, the public agency must adopt a reporting or monitoring program. This requirement ensures that environmental impacts found to be significant will be mitigated. The reporting or monitoring program must be designed to ensure compliance during project implementation (Public Resources Code Section 21081.6). Specifically, Public Resources Code Section 21081.6 states:
(a) When making findings required by paragraph (1) of subdivision (a) of Section 21081 or when adopting a mitigated negative declaration pursuant to paragraph (2) of subdivision (c) of Section 21080, the following requirements shall apply:
(1) The public agency shall adopt a reporting or monitoring program for the changes made to the project or conditions of project approval, adopted in order to mitigate or avoid significant effects on the environment. The reporting or monitoring program shall be designed to ensure compliance during project implementation.

For those changes which have been required or incorporated into the project at the request of a responsible agency or a public agency having jurisdiction by law over natural resources affected by the project, that agency shall, if so requested by the lead or responsible agency, prepare and submit a proposed reporting or monitoring program.
(2) The lead agency shall specify the location and custodian of the documents or other material which constitute the record of proceedings upon which its decision is based.

This Mitigation Monitoring and Reporting Program (MMRP) has been developed to provide the mechanism by which to monitor mitigation measures outlined in the Bedford Court Coffee Shop and Car Wash Project IS/MND. The Bedford Court Coffee Shop and Car Wash Project MMRP has been prepared in conformance with Public Resources Code Section 21081.6 and City of Temecula (City) monitoring requirements.

State CEQA Guidelines Section 15097 provides clarification of mitigation monitoring and reporting requirements and guidance to local lead agencies on implementing strategies. The reporting or monitoring program must be designed to ensure compliance during project implementation. The City of Temecula is the Lead Agency for the Bedford Court Coffee Shop and Car Wash Project and is therefore responsible for ensuring MMRP implementation. This MMRP has been drafted to meet Public Resources Code Section 21081.6 requirements as a fully enforceable monitoring program.

The MMRP Checklist is intended to provide verification that all applicable mitigation measures relative to significant environmental impacts are monitored and reported. Monitoring will include: 1) verification that each mitigation measure has been implemented; 2) recordation of the actions taken to implement each mitigation; and 3) retention of records in the Bedford Court Coffee Shop and Car Wash Project file.

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This MMRP delineates responsibilities for monitoring the Project, but also allows the City flexibility and discretion in determining how best to monitor implementation. Monitoring procedures will vary according to the type of mitigation measure. Adequate monitoring consists of demonstrating that monitoring procedures took place and that mitigation measures were implemented. This includes the review of all monitoring reports, enforcement actions, and document disposition, unless otherwise noted in the MMRP Checklist. If an adopted mitigation measure is not being properly implemented, the designated monitoring personnel shall require corrective actions to ensure adequate implementation.

The numbering system in the following table corresponds with the IS/MND's numbering system. The MMRP table "Verification" column will be used by the parties responsible for documenting when the mitigation measure has been completed. The City of Temecula will complete ongoing documentation and mitigation compliance monitoring. The completed MMRP and supplemental documents will be kept on file at the City of Temecula Community Development Department.

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Monitoring/
Responsible
Verification
Mitigation Measures
Implementation
Reporting
for Approval/
Timing
Methods
Monitoring
Initials
Date
Remarks

BIOLOGICAL RESOURCES
Mitigation Measures
131O-1: To avoid or minimize impacts on burrowing owl
Prior to the
Pre-
Community
populations, a pre -construction survey for burrowing owl issuance of
Construction
Development
shall be completed within the Project site within 30 days grading permit
Burrowing Owl
Department
prior to ground disturbance, in accordance with the
or any ground
Survey/ Prior
Director, or
Western Riverside County Multiple Species Habitat
disturbing
to grading or
designee
Conservation Plan (MSHCP). If the results of the survey activity
ground
indicate that no burrowing owls are present on site, then disturbing
construction activities shall be allowed to commence,
activities/ Prior
and no avoidance or minimization measures would be
to issuance of
required. If burrowing owl is observed during the pre-
any grading
construction survey, the Project proponent shall
permits
immediately inform the California Department of Fish
and Wildlife (CDFW) and the Western Riverside County
Regional Conservation Association (RCA). A Burrowing
Owl Protection and Relocation Plan (plan) shall be
prepared by a qualified biologist, which must be sent for approval by RCA prior to initiating ground disturbance.

The plan shall detail avoidance measures that shall be
implemented during construction and passive or active
relocation methodology. Relocation shall only occur
outside of the nesting season (September 1 through
January 31). The RCA may require translocation sites to be created within the MSHCP Conservation Area for the
establishment of new colonies. If required, the
translocation sites must take into consideration
unoccupied habitat areas, presence of burrowing
mammals, existing colonies, and effects to other MSHCP
Covered Species in order to successfully create suitable habitat for burrowing owl. The translocation sites must April 2025 Page 25

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be developed in consultation with RCA. If required,
translocation sites would also be described in the agency - approved plan.

BIO-2: To the extent possible, construction activities (i.e., Prior to the
Pre-
Community
earthwork, clearing, and grubbing) shall occur outside of issuance of
Construction
Development
the general bird nesting season for migratory birds
grading permit
Nesting Bird
Department
(February 1 to August 31). If construction activities (i.e., or any
Survey/ Prior
Director, or
earthwork, clearing, and grubbing) occur during the
construction
to construction
designee
general bird nesting season for migratory birds (February activity
or grading
1 to August 31), a qualified biologist shall be retained to activities/ Prior
perform a pre -construction survey of potential nesting to issuance of
habitat to confirm the absence of active nests belonging any grading
to migratory birds and raptors afforded protection under permits
the Migratory Bird Treaty Act and California Fish and
Game Code. The pre -construction survey shall be
performed no more than three days prior to the
commencement of construction activities. The results of the pre -construction survey shall be documented by a
qualified biologist.

If the qualified biologist determines that no active
migratory bird or raptor nests occur, the biologist shall document a negative survey and construction activities
shall be allowed to proceed without any further
requirements. If the qualified biologist determines that an active migratory bird or raptor nest is present, the biologist shall establish a no -disturbance buffer. A
biological monitor shall be present to delineate the
boundaries of the buffer area and to monitor the active nest to ensure that nesting behavior is not adversely
affected by the construction activity. No impacts within the no -disturbance buffer shall occur until the young
have fledged the nest, and the nest is confirmed to no
longer be active, or as determined by the qualified
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BIO-3: In accordance with the Western Riverside County
Prior to the
Plan review/
Community
Multispecies Habitat Conservation Plan (MSHCP) Section
issuance of
Prior to grading
Development

6.1.4, no species listed in Table 6-2, Plants that Should Be building permit
or construction
Department
Avoided Adjacent to the MSHCP Conservation Area, of
or any
activities/ Prior
Director, or
the MSHCP shall be used in the Project landscape plans. construction
to issuance of
designee
Prior to issuance of construction permits, the Project
activity
any grading
Applicant shall provide landscape plans demonstrating to permits
the City of Temecula Community Development that all
landscaping complies with the Western Riverside County
MSHCP Section 6.1.4 relative to the use of plants.

CULTURAL RESOURCES
Mitigation Measures
CUL-1: If human remains are encountered, the Project Applicant During ground-
Notification of
Community
or contractor would be required to halt all work and
disturbing
Riverside
Development
contact the Riverside County Coroner. California Health activities
County
Department
and Safety Code Section 7050.5, states that no further
Coroner/
Director, or
disturbance shall occur until the Riverside County
Notification of
designee
Coroner has made the necessary findings as to origin.

Native
Further, pursuant to California Public Resources Code
American
Section 5097.98(b) remains shall be left in place and free Heritage
from disturbance until a final decision as to the treatment Commission if
and disposition has been made. If the Riverside County
identified
Coroner determines the remains to be Native American,
remains are
the Native American Heritage Commission shall be
Native
contacted within 24 hours. The Native American Heritage American in
Commission shall then immediately identify the "most
origin
likely descendant(s)" of receiving notification of the
discovery. The most likely descendants) shall then make recommendations within 48 hours and engage in
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consultations concerning the treatment of the remains as provided in Public Resources Code 5097.98 and the
Treatment Agreement described in these conditions.

Refer to Mitigation Measures TCR-1 through TCR-8.
--
--
--

GEOLOGY AND SOILS
Mitigation Measures
GEO-1: If fossils or fossil -bearing deposits are encountered During ground-
Assessment of
Community
during ground -disturbing activities, work within a 25-foot disturbing
resources by a
Development
radius of the find shall halt, the Temecula Community
activities
professional
Department
Development Department shall be notified, and a
vertebrate
Director, or
professional vertebrate paleontologist (as defined by the paleontologist/
designee
Society for Vertebrate Paleontology) shall be contacted If significant
immediately to evaluate the find. The paleontologist shall under CEQA,
have the authority to stop or divert construction, as
verify
necessary. Documentation and treatment of the
additional
discovery shall occur in accordance with Society of
work, such as
Vertebrate Paleontology standards. The significance of
data recovery
the find shall be evaluated pursuant to the State CEQA
excavation, has
Guidelines. If the discovery proves to be significant,
been
before construction activities resume at the location of implemented
the find, additional work such as data recovery
excavation may be warranted, as deemed necessary by
the paleontologist.

TRIBAL CULTURAL RESOURCES
Mitigation Measures
TCR-1: Prior to the issuance of a grading permit, the Developer Prior to the
Project
Community
shall retain a professional archaeologist to conduct
issuance of
Archaeologist
Development
monitoring of all mass grading and trenching activities. grading permit
monitoring/
Department
The Project Archaeologist shall have the authority to
or any ground
Cultural
Director, or
temporarily redirect earthmoving activities in the event disturbing
Resources
designee
that suspected archaeological resources are unearthed
activity
Worker
during Project construction. The Project archeologist and Sensitivity
the Consulting Tribes(s) shall attend the pre -grading
Training
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meeting with the City, the construction manager and any contractors and will conduct a mandatory Cultural
Resources Worker Sensitivity Training to those in
attendance. The Training will include a brief review of the cultural sensitivity of the Project and the surrounding area; what resources could potentially be identified
during earthmoving activities; the requirements of the
monitoring program; the protocols that apply in the
event inadvertent discoveries of cultural resources are identified, including who to contact and appropriate
avoidance measures until the find(s) can be properly
evaluated; and any other appropriate protocols. All new construction personnel that will conduct earthwork or
grading activities that begin work on the Project following the initial Training must take the Cultural Sensitivity Training prior to beginning work and the Project
archaeologist and Consulting Tribe(s) shall make
themselves available to provide the training on an as - needed basis.

TCR-2: Prior to the issuance of a grading permit, the Developer Prior to the
Cultural
Community
shall secure agreements with the Pechanga Band of
issuance of
Resources
Development
Indians fortribal monitoring. The Developer shall provide grading permit
Management
Department
the City and the Pechanga Tribe a minimum of 30 days
or any ground
Plan and
Director, or
advance notice of all mass grading and trenching
disturbing
Monitoring
designee
activities. The Native American Tribal Representatives
activity
Agreements
shall have the authority to temporarily halt and redirect earth moving activities in the affected area in the event that suspected archaeological resources are unearthed.

TCR-3: Prior to the issuance of the grading permit, a Cultural Prior to the
Cultural
Community
Resource Monitoring Plan (CRMP) is to be developed and
issuance of
Resources
Development
approved. The Project Archaeologist, in consultation with grading permit
Management
Department
the Consulting Tribe(s), the contractor, and the City, shall or any ground
Plan and
Director, or
develop a CRMP in consultation pursuant to the
designee
April 2025 Page 29

Details in the Plan shall include:
• Project description and location;
• Project grading and development scheduling;
• Roles and responsibilities of individuals on the
Project;
• The pre -grading meeting and Cultural Resources
Worker Sensitivity Training details;
• The protocols and stipulations that the contractor,
City, Consulting Tribe(s) and Project archaeologist
will follow in the event of inadvertent cultural
resources discoveries, including any newly
discovered cultural resource deposits that shall be
subject to a cultural resource's evaluation;
• The type of recordation needed for inadvertent finds
and the stipulations of recordation of sacred items;
and
• Contact information of relevant individuals for the
Project.

TCR-4: The City shall verify that the following note is included on Prior to the
Grading Plan/
Community
the Grading Plan: "If any suspected archaeological
issuance of
Prior to grading
Development
resources are discovered during ground -disturbing
grading permit
or ground
Department
activities and the Project Archaeologist or Native
or any ground
disturbing
Director, or
American Tribal Representatives are not present, the
disturbing
activities/ Prior
designee
construction supervisor is obligated to halt work in a 100- activity
to issuance of
foot radius around the find and call the Project
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Archaeologist and the Tribal Representatives to the site any grading
to assess the significance of the find."
permits
TCR-5: If during ground disturbance activities, unique cultural During ground-
Cultural
Community
resources are discovered that were not assessed by the
disturbing
Resources
Development
archaeological report(s) and/or environmental
activities
Management
Department
assessment conducted prior to Project approval, the
Plan and
Director, or
following procedures shall be followed. Unique cultural Monitoring
designee
resources are defined, for this condition only, as being Agreements
multiple artifacts in close association with each other, but may include fewer artifacts if the area of the find is
determined to be of significance due to its sacred or
cultural importance as determined in consultation with
the Native American Tribe(s). Tribal cultural resources are excluded from the definition of unique cultural
resources as those resources are defined by the tribal
values ascribed to them by their affiliated communities.

Treatment of tribal cultural resources inadvertently
discovered during the Project's ground -disturbing
activities shall be subject to the consultation process required by State law and AB 52.
• All ground disturbance activities within 100 feet of
the discovered cultural resources shall be halted
until a meeting is convened between the Project
Applicant, the Project Archaeologist, the Tribal
Representative(s), and the City to discuss the
significance of the find.
• At the meeting, the significance of the discoveries
shall be discussed and after consultation with the
Tribal Representative(s) and the Project
Archaeologist, a decision shall be made, with the
concurrence of the City, as to the appropriate
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Methods
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mitigation (documentation, recovery, avoidance,
etc.) for the cultural resources.
• Further ground disturbance, including but not
limited to grading, trenching etc., shall not resume
within the area of the discovery until an agreement
has been reached by all parties as to the appropriate
mitigation. Work shall be allowed to continue
outside of the buffer area and will be monitored by
additional Tribal Monitors if needed.
• Treatment and avoidance of the newly discovered
resources shall be consistent with the Cultural
Resources Management Plan and Monitoring
Agreements entered into with the appropriate
tribes. This may include avoidance of the cultural
resources through Project design, in -place
preservation of cultural resources located in native
soils and/or re -burial on the Project property so they are not subject to further disturbance in perpetuity
as identified in Non -Disclosure of Reburial
Condition/Mitigation Measures.
• If the find is determined to be significant and
avoidance of the site has not been achieved, a Phase
III data recovery plan shall be prepared by the
Project Archeologist, in consultation with the Tribe,
and shall be submitted to the City for their review
and approval prior to implementation of the said
plan.
• Pursuant to California Public Resources Code Section
21083.2(b), avoidance is the preferred method of
preservation for archaeological resources and
cultural resources. If the Project Applicant and the
Tribe(s) cannot agree on the significance or the
mitigation for the archaeological or cultural
April 2025 Page 32

Notwithstanding any other rights available under the
law, the decision of the City shall be appealable to
the City. Evidence of compliance with this mitigation
measure, if a significant archaeological resource is
found, shall be provided to City of Temecula upon
the completion of a treatment plan and final report
detailing the significance and treatment finding.

TCR-6: In the event that Native American cultural resources are During ground-
Cultural
Community
discovered during the course of grading (inadvertent
disturbing
Resources
Development
discoveries), the following procedures shall be carried activities
Management
Department
out for final disposition of the discoveries: a) One or more Plan and
Director, or
of the following treatments, in order of preference, shall Monitoring
designee
be employed with the tribes. Evidence of such shall be
Agreements
provided to the City of Temecula:
• Preservation -In -Place of the cultural resources, if feasible. Preservation in place means avoiding the
resources, leaving them in the place where they
were found with no development affecting the
integrity of the resources.
• Reburial of the resources on the Project property.

The measures for reburial shall include, at least, the
following: Measures and provisions to protect the
future reburial area from any future impacts in
perpetuity. Reburial shall not occur until all legally
required cataloging and basic recordation have been
completed, with an exception that sacred items,
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burial goods, and Native American human remains
are excluded. Any reburial process shall be culturally
appropriate. Listing of contents and location of the
reburial shall be included in the confidential Phase IV report. The Phase IV Report shall be filed with the
City under a confidential cover and not subject to
Public Records Request.
• If preservation in place or reburial is not feasible
then the resources shall be curated in a culturally
appropriate manner at a Riverside County curation
facility that meets State Resources Department
Office of Historic Preservation Guidelines for the
Curation of Archaeological Resources ensuring
access and use pursuant to the Guidelines. The
collection and associated records shall be
transferred, including title, and are to be
accompanied by payment of the fees necessary for
permanent curation. Evidence of curation in the
form of a letter from the curation facility stating that subject archaeological materials have been received
and that all fees have been paid, shall be provided by
the landowner to the City. There shall be no
destructive or invasive testing on sacred items, burial goods, and Native American human remains. Results
concerning finds of any inadvertent discoveries shall
be included in the Phase IV monitoring report.

Evidence of compliance with this mitigation
measure, if a significant archaeological resource is
found, shall be provided to City of Temecula upon
the completion of a treatment plan and final report
detailing the significance and treatment finding.

TCR-7: It is understood by all parties that unless otherwise During and after
Cultural
Community
required by law, the site of any reburial of Native
ground-
Resources
Development
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American human remains or associated grave goods shall
disturbing
Management
Department
not be disclosed and shall not be governed by public
activities
Plan and
Director, or
disclosure requirements of the California Public Records Monitoring
designee
Act. The Coroner, pursuant to the specific exemption set Agreements
forth in California Government Code 7927.000, parties,
and Lead Agencies, will be asked to withhold public
disclosure information related to such reburial, pursuant to the specific exemption set forth in California
Government Code 7927.000
TCR-8: Prior to final inspection, the Project Archeologist is to Prior to final
Cultural
Community
submit two (2) copies of the Phase IV Cultural Resources inspection
Resources
Development
Monitoring Report that complies with the Planning
Management
Department
Department's requirements for such reports. The Phase
Plan and
Director, or
IV report shall include evidence of the required
Monitoring
designee
cultural/historical sensitivity training for the construction Agreements
staff held during the pre -grade meeting. The City shall review the reports to determine adequate mitigation
compliance. Provided the reports are adequate, the City shall clear this condition. Once the report(s) are
determined to be adequate, two (2) copies shall be
submitted to the South Coastal Information Center (SCIC) at San Diego State University (SDSU) and one (1) copy
shall be submitted to the Pechanga Cultural Resources
Department.

Refer to Mitigation Measure CUL-1
-
-
-
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April 2025 Page 36

Notice of Public Hearing

THE CITY OF TEMECULA
41000 Main Street
Temecula, CA 92590
A PUBLIC HEARING has been scheduled before the CITY COUNCIL to consider the matter(s) described below.

Case No.: PA23-0280, PA23-0204, PA23-0197, PA23-0198, PA24-0348 Applicant: Mark Cooper with Catalyst Commercial Group
Location: Generally located on the southwest corner of Bedford Court approximately 160 feet southwest of the Temecula Parkway and Bedford Court intersection (APN: 922-210-042) Proposal: A Zoning Amendment application to change the zoning from Highway Tourist (HT) to Planned Development Overlay (PDO-16); a Tentative Parcel Map to create two parcels from one existing parcel; a Development Plan Application to allow for the construction of two structures totaling approximately 4,546 square feet, a Conditional Use Permit to allow a car wash; and a Conditional Use Permit to allow a restaurant drive-thru.

Environmental Action: A Draft Mitigated Negative Declaration concerning the project was prepared in accordance with the provisions of the California Environmental Quality Act (CEQA) and included a Mitigation Monitoring and Reporting Program.

PLACE OF HEARING: 41000 Main St., Temecula, CA 92590
City of Temecula, Council Chambers
DATE OF HEARING: May 13, 2025
TIME OF HEARING: 6:00 p.m.

Any person may submit written comments to the City Council before the hearing or may appear and be heard in support of or opposition to the approval of the project at the time of hearing.

Any petition for judicial review of a decision of the City Council shall be filed within the time required by, and controlled by, Sections 1094.5 and 1094.6 of the California Code of Civil Procedure. In any such action or proceeding seeking judicial review of, which attacks or seeks to set aside, or void any decision of the City Council, shall be limited to those issues raised at the hearing or in written correspondence delivered to the City Clerk at, or prior to, the public hearing described in this notice.

The proposed project application may be viewed at the public information counter, Temecula Civic Center, Community Development Department, 41000 Main Street, Monday through Friday from 8:00 a.m. until 5:00 p.m. Questions concerning the project(s) may be addressed to Eric Jones, City of Temecula, Community Development Department at (951) 506-5115 or by email at [email protected]

Item No. 18

CITY OF TEMECULA

AGENDA REPORT
TO: City Manager/City Council
FROM: Isaac Garibay, Director of Human Resources & Risk Management DATE: May 13, 2025
SUBJECT: Receive Presentation Regarding City of Temecula's Workforce Vacancies and Recruitment and Retention Efforts Pursuant to Assembly Bill 2561 PREPARED BY: Jessica Robinson, Human Resources Analyst
RECOMMENDATION: That the City Council receive a presentation regarding the City of Temecula's workforce vacancies, and recruitment and retention efforts pursuant to Assembly Bill 2561.

BACKGROUND: Assembly Bill 2561 was introduced to address the issue of prolonged and/or excessive job vacancies in local government, which adversely affects the delivery of public services and employee workload. Among other requirements, the bill mandates that public agencies present the status of vacancies and recruitment and retention efforts before the agency's governing body at least once per fiscal year. The bill was enacted into law and is codified under Government Code section 3502.3. The new law went into effect on January 1, 2025.

FISCAL IMPACT: There is no direct fiscal impact associated with conducting the presentation required under Government Code section 3205.3. However, addressing recruitment and retention issues may have future budget and bargaining impacts, which will be presented to the City Council for consideration as the needs arise.

ATTACHMENTS: PowerPoint

AB 2561 Presentation:

Status of City of Temecula Vacancies and
Recruitment and Retention Efforts in 2024

Agenda
• Overview of AB 2561
• Citywide Staffing Data
• Vacancies, Recruitment, Retention, Hiring Obstacles
• Bargaining Unit Specific Vacancy Information

Overview of AB 2561
• Effective January 1, 2025
• Adds Government Code section 3502.3 to the Meyers-Milias-Brown Act ("MMBA")
• Matter of Statewide Interest
• Local government agencies must do the following:

1. Present information on vacancies, recruitment & retention efforts, & obstacles in the hiring process

2. Present additional information regarding vacancies, if the vacancy rate in a bargaining unit is at least 20%; and

3. Allow employee organizations to make a presentation

Vacancy Information
=I I
Vacancies Created
Vacancies Filled
Remaining Vacancies
Budgeted FTEs
% of Vacancies
199.2
2 1
0 5
4 5
7 4
2 4
3 3
1 2
0 9
2 2
7 2
2 4
3 3
7 6
6 2
4 7
7 9
9 9
9 9
199.2
199.2
199.2
199.2
199.2
199.2
199.2
199.2
199.2
199.2
199.2
199.2

3.5 3.0

3.0 1.0

2.0 3.5

3.5 4.5

4.5 4.5

4.5 4.5
% of Vacancies at the End of Each Month: Average 3.5%, Highest 4.5%, Lowest 1.0%

Recruitment Process
Prepare
Vacancy created,
submit recruitment
requisition,
determine
recruitment type
Source
Post job opening on
City's website,
GovernmentJobs.com
& other requested
advertisements
Screen
Screen applicants
for minimum
qualifications, score
questions, SME
review
Interview
Interview & score
candidates, add
passing candidates
to eligibility list
Select
Hiring manager
makes verbal offer
and conditional
offer letter issued
Hire
Candidate
completes pre -hire
tasks and is given
an employment
start date
5 Recruitment Information
• Vacancies Filled: 9
37 • Vacancies Filled: 15
• Vacancies Filled: 13
• Avg. Calendar Days: 32 • Avg. Calendar Days: 94 • Avg. Calendar Days: 33 Temporary upgrade & limited term assignments used to maintain operations when needed

Recruitment Information
Time to Hire: 65 days
Avg 59 business days faster than
comparable agencies
Benchmark based on 10 similar agencies
Includes all positions (authorized + project)
Time to Hire - Ail Departments
January 2024 - December 2a24 Total Hires 77
1(m

85.9 075

11.2 4 56.5
G 50
d7.2
F
25 g
0 Jan-24 Feb Ma Apr May

75.7 pi A
Senchmarking - Organization
Your organization is taking 59 days less than your peers on an average to hire a candidate Youi Time to Hire
Peer Average
p
25%
40%
75%,
65 days 87 days
128 days
141 days 160 days
PEER ORGANEZATIONS View More
We've compared your organization
against 10 similar organizdtions.

Month Quarter Year u
613
d6

55.8 A1.8
8S7

99.8 lnl fwg
SeP D�[
Nov Dec
Month

Potential Hiring Obstacles
Human Resources reviewed applicable policies, procedures, and recruitment activities to identify any potential obstacles in the City's hiring process. • Attracting candidates
Monitor screening vendor
• Pre -employment task delays • HR system improvements
• Evaluate HRIS module to streamline
onboarding
• Some delays remain beyond City's control

Retention Information
25%

2.5%
1Ci
JRr
5%
35%

Bargaining Unit Specific
Vacancy Information
Teamsters Local 911
5 Bargaining Units at or exceeding 20% vacancy rate:
• None
f- 000 TOO*%

Questions?
-007- 00*%
Tl

Item No. 19

CITY OF TEMECULA

AGENDA REPORT
TO: City Manager/City Council
FROM: Ron Moreno, Director of Public Works/City Engineer DATE: May 13, 2025
SUBJECT: Receive Presentation by Consultant Infrastructure Management Services (IMS) and File Technical Pavement Management Program Update Report PREPARED BY: Nino Abad, Senior Civil Engineer
Samantha Preciado, Assistant Engineer II
RECOMMENDATION: That the City Council receive a presentation from consultant Cybernetics Company, LP dba Infrastructure Management Services (IMS) and file the technical Pavement Management Program Update Report.

BACKGROUND: On January 9, 2024, the City Council approved an agreement with IMS for $99,980.00 to update the City's Pavement Management Program. The Pavement Management Program Update reviewed all public roadways within the City, evaluated and upgraded the City's existing pavement management program software, and provided data to aid the City on making informed decisions of how best to allocate their resources for the five-year Capital Improvement Program (CIP) Budget, to ensure the longevity and safety of their roadways.

The report consists of evaluating approximately 352 centerline miles of roadways utilizing an Integrated Road Information System (IRISpro Pave), to capture continuous, high -resolution pavement images that were used to assess pavement cracking, rutting, and roughness. IMS followed the American Society for Testing and Materials (ASTM) D6433 standard to analyze the images and distress data collected by the IRISpro to determine the Pavement Condition Index (PCI) for each segment and provided a recommendation for treatment.

Samantha Preciado will present to the City Council the findings of the report.

FISCAL IMPACT: There are no fiscal impacts.

ATTACHMENTS: None.

REQUESTS TO SPEAK

REQUEST TO SPEAK
,► .,,, CITY OF TEMECULA
�vsv 5 ( (1,6124' `Date:

Public Comment: Non-Agenda Item: Agenda Item:

Item Description or Item No.

Request to Speak forms for Public Comments or items listed on the Consent Calendar may be submitted to the City Clerk prior to the City Council commencing the Public Comment period. For all Public Hearing or Council Business items on the Agenda, a Request to Speak form may be submitted to the City Clerk prior to the City Council addressing that item. Once the speaker is called to speak, please come forward to the podium and state your name for the record. 11301/16Ytr
Name: Phone Number:

Address:

Email address:

If you are representing an organization or group, please give the name:

Please note that all information presented at a City Council meeting becomes public record.

All information provided is optional.

"ems• REQUEST TO SPEAK
, 4- .,, CITY OF TEMECULA
19R9 - f
Date: ,5 u
15 Public Comment: Non-Agenda Item Agenda Item:

Item Description or Item No. a I ✓ TO co !-enie• Ni{.(k ( n-ri-A.D_Sac-ce-5-s Request to Speak forms for Public Comments or items listed on the Consent Calendar may be submitted to the Ci Clerk prior to the City Council commencing the Public Comment period. For all Public Hearing or Council Business items on the Agenda, a Request to Speak form may be submitted to the City Clerk prior to the City Council addressing that item. Once the speaker is called to speak, please come forward to the podium and state your name for the record.Name: .Wiei L CL1//J2 Phone Number: 49? 8,5D ! 0/5/ Address: � / re)nto},,O Email address: /� ,/// " If you are representing an organization or group, please give the name:

Please note that all information presented at a City Council meeting becomes public record.

All information provided is optional.

"t `F"`` REQUEST TO SPEAK
.v. _, ok, CITY OF TEMECULA
1989 (�
Date: J r3 2 5
Public Comment: Non-Agenda Item: Agenda Item: P
Item Description or Item No.

Request to Speak forms for Public Comments or items listed on the Consent Calendar may be submitted to the City Clerk prior to the City Council commencing the Public Comment period. For all Public Hearing or Council Business items on the Agenda, a Request to S k form may be submitted to the City Clerk prior to the City Council addressing that item. n he spea r i called to speak, please come forward to the podium and state your name for the record. 4,J;rwl / 2-e�o(SL
Name: J;� Phone Number: /
Address: .

Email address:

If you are representing an organization or group, please give the name:

Please note that all information presented at a City Council meeting becomes public record.

All information provided is optional.

"t" -', REQUEST TO SPEAK
,. �j, ..,, CITY OF TEMECULA
'S'`�_ P
1989
Date: / // ozr
Public Comment: Non-Agenda Item: Agenda Item:

Item Description or Item No. NU• /7
Request to Speak forms for Public Comments or items listed on the Consent Calendar may be submitted to the City Clerk prior to the City Council commencing the Public Comment period. For all Public Hearing or Council Business items on the Agenda, a Request to Speak form may be submitted to the City Clerk prior to the City Council addressing that item. Once the speaker is called to speak, please come forward to the podium and state your name for the recor
Name. .) ti `^^ �'a Phone Number: ?-
Address: - 7:. 1,-wt' --- Email address: , If you are representing an organization or group, please give the name:

Please note that all information presented at a City Council meeting becomes public record.

All information provided is optional.

Temecula City CouncilMay 13, 2025

Temecula City Council
May 13, 2025