HomeMy WebLinkAbout07-03 CC Ordinance
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ORDINANCE NO. 07.Q3
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY
OF TEMECULA AMENDING THE ZONING MAP OF THE
CITY OF TEMECULA FROM MEDIUM DENSITY
RESIDENTIAL (M) TO PLANNED DEVELOPMENT
OVERLAY (PDO-11) AND ADOPTING SECTIONS
17.22.220 THROUGH 17.22.228 INCLUDING THE PDO-11
TEXT AND DEVELOPMENT STANDARDS FOR THE
DEVELOPMENT OF 62 SINGLE-FAMILY DETACHED
HOMES ON CONDOMINIUM LOTS ON PROPERTY
LOCATED AT 29601 MIRA LOMA ROAD, GENERALLY
LOCATED AT THE NORTHEAST CORNER OF RANCHO
VISTA ROAD AND MIRA LOMA DRIVE (A.P.N. 944.Q60-
006)
THE CITY COUNCIL OF THE CITY OF TEMECULA DOES HEREBY ORDAIN AS
FOLLOWS:
Section 1. Procedural Findinas. The City Council of the City of Temecula
does hereby find, determine and declare that:
A. Reza Shera of Pacific Group filed Planning Application No. PA05-0234 on
August 8, 2005, in a manner in accord with the City of Temecula General Plan and
Development Code.
B. The applications for the Project were processed and an environmental
review was conducted as required by law, including the California Environmental Quality
Act.
C. The Planning Commission of the City of Temecula held a duly noticed
public hearing on November 15, 2006, to consider the applications for the Project and
environmental review, at which time the City staff and interested persons had an
opportunity to, and did testify either in support or opposition to this matter.
D. 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 No. 06-62, recommending that the City Council
approve a Planned Development Overlay to amend the land use designation from
Medium Density Residential (M) to Planned Development Overlay (PDO-11) and adopt
Sections 17.22.220 through 17.22.228, including the PDO-11 text and development
standards for property located at 29601 Mira Loma Drive, generally located at the
northeast corner of Mira Loma Drive and Rancho Vista Road.
E. On January 23, 2007, February 27, 2007, and April 10, 2007, the City
Council of the City of Temecula held duly noticed public hearings on the Project at
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which time all persons interested in the Project had the opportunity and did address the
City Council on these matters.
F. At the conclusion of the City Council hearings and after due consideration
of the testimony, the City Council approved PA05-0234 subject to and based upon the
findings set forth hereunder.
G. All legal preconditions to the adoption of this Ordinance have occurred.
H. The City Council, in approving the Planned Development Overlay
proposed in Planning Application PA05-0234, hereby makes the following findings:
i. The proposed Planned Development Overlay is consistent with the
land use designation of the General Plan of the City of Temecula in which the use is
located, as shown on the Land Use Map. The site is physically suitable for the type of
uses proposed for the project site, and the proposed Planned Development Overlay
would further the City's long-term economic development goals.
ii. The proposed Planned Development Overlay conforms to the
General Plan and the use is in conformance with the goals, policies, programs, and
guidelines of the elements of the General Plan. The proposed Planned Development
Overlay allows for a use that will provide the diversity of uses desired in the General
Plan and will create a balanced community with additional housing opportunities
available to the community.
Section 2. Environmental Findinas. The City Council hereby makes the
following environmental findings and determinations in connection with the approval of
the Planned Development Overlay (the "Project"):
A. Pursuant to California Environmental Quality Act ("CEQA"), City staff
prepared an Initial Study of the potential environmental effects of the approval
of the proposed Planned Development Overlay as described in the Initial
Study (the "Project"). Based upon the findings contained in that Study, City
staff determined that there was no substantial evidence that the Project could
have a significant effect on the environment and a Mitigated Negative
Declaration and a Mitigation Monitoring Program was prepared.
B. Thereafter, City staff provided public notice of the public comment period and
of the intent to adopt the Mitigated Negative Declaration as required by law.
The public comment period commenced on September 7, 2006 and expired
on September 28, 2006. Copies of the documents have been available for
public review and inspection at the offices of the Department of Community
Development, located at City Hall, 43200 Business Park Drive, Temecula,
California 92589.
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C. One written comment was received prior to the public hearing and a response
to all of the comments made therein was prepared, submitted to the City
Council and incorporated into the administrative record of the proceedings.
D. The City Council has reviewed the Mitigated Negative Declaration and all
comments received regarding the Mitigated Negative Declaration prior to and
at the April 10, 2007 public hearing, and based on the whole record before it,
finds that: (1) the Mitigated Negative Declaration was prepared in compliance
with CEQA; (2) there is no substantial evidence that the Project will have a
significant effect on the environment; and (3) the Mitigated Negative
Declaration reflects the independent judgment and analysis of the City
Council.
E. Based on the findings set forth in the Resolution, the City Council hereby
adopts the Mitigated Negative Declaration and the Mitigation Monitoring Plan
prepared for the Project. The Director of Community Development is
authorized and directed to file a Notice of Determination in accordance with
CEQA.
Section 3. Adoption of Zone Chanae and Planned Development Overlav
Zone. Pursuant to the provisions of Section 17.02.030 of the Temecula Municipal
Code, the City Council hereby amends the Official Zoning Map of the City for the
property located at 29601 Mira Loma Drive, generally located at the northeast corner of
Mira Loma Drive and Rancho Vista Road (as shown on Exhibit A, which exhibit is
attached hereto and incorporated herein as though set forth in full) from "Medium
Density Residential (M)" to "Planned Development Overlay (PDO-11 )." Additionally, the
City Council hereby adds Sections 17.22.220 through 17.22.228, inclusive, to the
Temecula Municipal Code as said sections read on Exhibit B, which exhibit is attached
hereto and incorporated herein as though set forth in full, as PDO-11 for the for the
property located at 29601 Mira Loma Drive, generally located at the northeast corner of
Mira Loma Drive and Rancho Vista Road (as shown on Exhibit A, which exhibit is
attached hereto and incorporated herein as though set forth in full).
Section 4. Severabilitv. If any sentence, clause or phrase of this Ordinance
is for any reason held to be unconstitutional or otherwise invalid, such decision shall not
affect the validity of the remaining provisions of this ordinance. The City Council hereby
declares that the provisions of this Ordinance are severable and if for any reason a
court of competent jurisdiction shall hold any sentence, paragraph, or section of this
Ordinance to be invalid, such decision shall not affect the validity of the remaining parts
of this Ordinance.
Section 5. Notice of Adoption. The City Clerk shall certify to the adoption of
this Ordinance and shall cause the same to be published as required by law.
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I PASSED, APPROVED, AND ADOPTED by the City Council of the City of Temecula
this 8th day of May, 2007.
Chuck Washington, Mayor
ATTEST:
[SEAL]
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STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss
CITY OF TEMECULA )
I, Susan W. Jones, MMC, City Clerk of the City of Temecula, do hereby certify that
the foregoing Ordinance No. 07-03 was duly introduced and placed upon its first reading
at a meeting of the City Council of the City of T emecula on the 10th day of April, 2007, and
that thereafter, said Ordinance was duly adopted by the City Council of the City of
Temecula at a meeting thereof held on the 8th day of May, 2007, by the following vote:
AYES: 5
COUNCIL MEMBERS:
Comerchero, Edwards, Naggar, Roberts,
Washington
NOES: 0
COUNCIL MEMBERS:
COUNCIL MEMBERS:
None
ABSENT: 0
None
ABSTAIN: 0
COUNCIL MEMBERS:
None
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LJ
. Jones, MMC
City Clerk
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EXHIBIT A
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EXHIBIT B
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MIRA LOMA PLANNED DEVELOPMENT OVERLAY
TABLE OF CONTENTS
17 .22.220 TITLE................................................................................................................ 1
17.22.222 PURPOSE ........................................................................................................1
17.22.224 RELATIONSHIP WITH THE DEVELOPMENT CODE AND CITYWIDE
DESIGN STANDARDS ..................................................................................................1
17.22.226 USE REGULATIONS .......................................................................................1
17.22.228 SUPPLEMENTAL DESIGN AND SETBACK STANDARDS...........................2
17.22.230 PROJECT SETTING ........................................................................................2
A. Setting and Location ............................................................................2
B. Existing Site Conditions ......................................................................3
C. Surrounding Land Uses and Development........................................ 3
17.22.232 ARCHITECTURAL DESIGN GUIDELlNES......~..............................................3
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A. Design Style ..........................................................................................3
B. Articulation of Design Facades ........................................................... 4
C. Streetscape .........................................................................................10
D. Massing and Scale.............................................................................. 1 0
E. Varied Roof Planes............................................................................. 10
F. Garage Location and Design............................................................. 10
G. Walls and Fences................................................................................ 11
H. Lighting................................................................................................ 12
I. Mailbox Design ...................................................................................12
17.22.234 LANDSCAPE DESIGN STANDARDS........................................................... 13
A. Landscape Elements..........................................................................13
B. Entry Monumentation.........................................................................14
C. Private Recreation Area .....................................................................14
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Planned Development Overlay (PDO-11)
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17.22.220 TITLE
Section 17.22.220 through 17.22.234 shall be known as "PDO-11" (Mira Loma
Planned Development Overlay District). (Ord )
17.22.222 PURPOSE
The Mira Loma Planned Development Overlay District (PDO-11) is intended to
meet the medium density residential criteria contained in the Land Use Element of
the General Plan. These requirements are intended to provide regulations for the
development of attached and detached residential development including single-
family zero lot line, patio homes, duplexes, townhouses, and multi-family garden
apartments within the City.
17.22.224 RELATIONSHIP WITH THE DEVELOPMENT CODE AND CITYWIDE
DESIGN STANDARDS
a) The permitted uses for the Mira Loma Planned Development Overlay District
are described in Section 17.22.226.
b) Except as modified by the provisions of section 17.22.228 the following rules
and regulations shall apply to all planning applications in this area.
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1. The Citywide Design Guidelines that are in effect at the time an application
is deemed complete.
2. The approval requirements contained in the Development Code that are in
effect at the time the application is deemed complete.
3. Any other relevant rule, regulation or standard that is in effect at the time an
application is deemed complete.
17.22.226 USE REGULATIONS
The Mira Loma Planned Development Overlay district (PDO-11), located along
Mira Loma Drive and Rancho Vista Road, is intended to provide for the
development of 62 single-family detached homes on condominium lots on 7.4
acres with a proposed density of 8.4 dulac and a maximum permitted density of
10.0 du/ac. The proposed project is comprised entirely of private residential land
uses designed to enhance housing opportunities, consider natural features,
incorporate private and common open space, private recreation, and develop a
common community theme. The project will provide housing opportunities
consistent with the City's General Plan policies in response to local market
demands and will provide for a visually pleasing environment through adoption of
supplemental performance standards that have been provided to ensure
compatibility with the adjacent neighborhoods.
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I 17.22.228 SUPPLEMENTAL DESIGN AND SETBACK STANDARDS
The residential component shall comply with the development standards set forth
in Table 17.22.228. The maximum residential density shall be 10 units per gross
acre.
, .. 0-__. .. . ,- ,-, . ~ '" W_R____
, Table 17.22.228
, Residential Development Standards
! . .... _ ....._.Mir.aLolllll Plallned DeveloPment O"erlayDistrict
iIResidentilll[)e.\I~loPll1ent Standard!;. II PDO-11
-- .. ' .
IIL(),!)\RE)\_._ .__ . ".-, .. ... .." .~ -
ilMinimum nellot area (square feel) ... II 2,400 sq.ft.
>0. .... ,_...... ...",.......,^,... .._. ... ,.'.... '. -
:IMa)<irn~rn_n~rn_~er 0.f~w"lIin9unils perwoss ~~r~ r 10 -'
ilL.OI [)IMENS.IO~S . --."
. ~-- .
Illv1inirlll1m. a"era9El width .- JI 40ft.
-- .. - .
'IMinimurn.lotdElf'lh. . . :1 60ft.
:1f.lUIL[)ING SETB)\~I<S .-
.. . .' ~.... ----,.---
![Minimum trollt Xa.rd'.... _ if 5 ft.
'IMinimum.comer!;ide Y'ar~f .. 'I _._,--
10ft.
I jMinimumInlerior si.dt'> yard - C - ---,~
5 ft.
. .. - -~
jMinimum~earY'ard2. I 10ft.
.. ... .
IMinimumbuilding S"f'arali~n [ 10ft.
.IOTHER REQU.I~EMENTS - -. . -,--
..- r .,'-' -----
'IMaximum height 25ft.
. . .. - - - ..
IOpen space r.equired . r 20%
[Private open sf'ace/per ~nit .. ,I
. 200 sq. ft.
- -.-------
Notes:
1. Measured from back of curb.
2. Measured frl:lJ11 rear of. building 10 rear. of private open. spa~eeasement
17.22.230 PROJECT SETTING
A. Setting and Location
The Mira Loma Project is comprised of 7.4 acres located on Mira Loma Drive on
the north side of Rancho Vista Road. A conservation channel runs adjacent to the
eastern boundary of the project site. Mira Loma Drive is a looped road which
borders the project from the northern boundary and continues on the west.
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Planned Development Overlay (PDO.11) 3/8/2007
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B. Existing Site Conditions
The property consists of undeveloped land on the south and a small school
(Carden Academy) on the north. The Carden Academy consists of a small asphalt
parking lot, five mobile classroom trailers, a play area and several corrugated sheet
metal storage sheds. The elevation of the property is lower than surrounding
Rancho Vista Road and Mira Loma Drive.
C. Surrounding Land Uses and Development
A conservation channel runs along the eastern edge of the project. Vail
Elementary School is located along the south east portion of the channel. The
north east edge is bordered by single family housing (Low-Medium Density).
Located on the north and west of the project site are apartment dwellings (Medium
Density).
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17.22.232 ARCHITECTURAL DESIGN GUIDELINES
A. Design Style
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The architecture for the project site shall comply with the City's Municipal Code
requirements contained in Section 17.06.070.C (Single Family Detached
Residential Developments). The purpose of residential architectural guidelines is
to provide guidance for the development of the Mira Loma Project Site. The
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architectural style for the project has not been finalized therefore these design
guidelines detail an eclectic mix of architectural styles.
The design criteria and architectural style is not meant to be restrictive, but rather
to encourage a higher level of design direction and quality.
Site Plan elements that shall be considered to produce a great neighborhood
include:
. Street trees
. Pedestrian connectivity
. Variable lot setbacks
Architectural elements/concepts that shall be considered to create a quality
neighborhood include:
. Architecture forward
. Varied garage placement
. 3600 Architecture
. Varied roof heights and pitches
. Color palettes and building materials that refiectthe architectural style
B. Articulation of Design Facades
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The building design shall incorporate 3600 architecture. The use of elements such
as overhangs, trellises, and awnings will be used to lend character to the building.
Photos and drawings
are for illustration only.
Architectural elements that add interest and character, such as porches, balconies,
and recessed windows shall be provided.
High quality materials shall be used to create a look of permanence within the
project. Variations in color and material will be used in order to create interest and
reduce a monotonous appearance.
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Color palettes will be selected per styles. Colors chosen for trim, windows, doors,
and architectural elements will complement the siding and material choices.
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Fixtures and finishes will be selected for their contribution to the overall theme of
the development.
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Photos and drawings are for illustration only.
The builder and the architectural style for this project have not been determined.
Possible architectural styles include, but are not limited to the following:
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. American Farmhouse
. Craftsman
. Cottage
. ItalianatelMediterranean
Note: The drawings used to demonstrate a style are meant to be inspirational and not to
be construed as a rigid formula for design.
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AMERICAN FARMHOUSE
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STYLE ELEMENTS:
· Simple plan form massing and simple roof design
. Porches with simple wood columns
. Porches with wood railings
. Front to back main gable roof
. 12" overhangs
. Architectural quality wood or asphalt shingles or smooth fiat concrete tiles
. Stucco or blended siding and stucco
. Vertical multi-paned windows at front elevations
. Carriage style or similar garage doors
. White vinyl wrapped
aluminum windows
. Garage door patterns
complimentary to style
. Wood window and door trim
. White or dark color accent
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COTTAGE
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STYLE ELEMENTS:
. Main roof hip or gable with intersecting gable roofs
. 0" to 12" overhangs
. Architectural quality wood or asphalt shingles or smooth flat concrete tiles
. Vertical shaped windows with simple wood trim at front elevation and high
visibility areas
. Garage door patterns to compliment style
. Whites and earth tones
. White vinyl wrapped aluminum windows
· Entry accents with real or faux stone
. Shutters
. Dark color accents I trim (shutters)
. Garage doors carriage style or similar
. Garage door patterns complimentary to style
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CRAFTSMAN
. 18" to 24" overhangs
. Blended siding and stucco
. Light earth tone colors
. Dark or "interest" color accent
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STYLE ELEMENTS:
· Simple two story boxed massing with vertical and horizontal breaks
. Entry porches
· Architectural quality asphalt shingles or flat concrete tiles
· Basic gable roof side to side or front to back with cross gables
. Arts and crafts style lighting fixtures
. Garage doors carriage style or similar
· Garage door patterns complimentary to style
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IT ALlANANTE/MEDITERRANEAN
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STYLE ELEMENTS:
. "S" shaped concrete tiles
. 24" overhangs, stucco
soffits
. Arched top accent window
. Tapered round or square
simple stucco columns
. Shutters
. Entry Porch
. Mid value saturated colors
. Garage doors carriage
style or similar
. Garage door patterns
complimentary to style
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C. Streetscape
The residential streetscape shall be designed in a manner to create a visually
interesting street frontage. A variety of building designs and model types shall be
used to avoid a monotonous appearance along the streets cape. Placement of the
different models should be varied from contiguous lots and lots directly across from
each other. Following are policies to help achieve an attractive and interesting
streetscape:
a. Minimize the extent to which a garage protrudes from other portions of the
house by placing a second story over the garage.
b. Vary garage door treatments with different design details or by using a
combination of single- and two-door garages.
c. Use substantially different fayade designs throughout the development
which will include a variety of complementary but contrasting colors, varied
entry treatments, varied building heights, and variety of design details and
building forms.
D. Massing and Scale
Box like design shall be avoided by using variations in the building footprint.
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The use of a variety of Shapes and forms including architectural projections, such
as roof overhangs or stepped facades which provide contrast with vertical walls,
and chimneys shall be used to avoid box-like design. Excessive mass and bulk of
the roof area shall be broken up into smaller areas that reduce the apparent scale
of the house and provide visual interest. This shall be accomplished by varying the
height portions of the roof, varying the orientation of the roof, and by using gables,
or hip roofs.
E. Varied Roof Planes
Varying roof formslchanges in roof plane shall be used to minimiZe a flat,
repetitious plane. Multiple rooflines can be used to create a visually appealing
silhouette and will be considered when the building elevations are visible from a
public street.
F. Garage Location and Design
Garages will not have the primary focus from the street. The yard space and the
home should be emphasized. Suggestions for garage placement are as follows:
a) Garage Location
. Setting the garage back from the face of the house in relationship to
reduce the overall visual mass.
· Setting the garage back to the middle or rear of the lot.
. The use of side entry garages
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b) Garage Design
. All garage doors shall be carriage style or similar.
· Garage doors shall be consistent with the architectural style of the
home.
The ratio of garage frontage to the width of the house should not be greater than
50%.
G. Walls and Fences
Decorative walls, yard walls, and fencing should be designed to integrate with the
architectural style of the buildings as well as the landscape design. Materials and
finishes will complement the project's overall theme.
. Fences and walls will be minimized along public and private street right-of-
way.
. Walls will be stepped to follow the terrain.
· Use landscaping to help soften the visual impact of walls. Landscape
materials will compliment the project architectural theme.
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1. Fence and Wall Materials and Colors
. Stone veneer, masonry, brick, block and wrought iron combination are
acceptable.
. Wood fence materials should be of the quality to stain. Vinyl fencing is
acceptable.
· Walls may be covered with stucco. Stone surfaces may remain natural and
unpainted.
. Vinyl fencing can be used for perimeter and interior conditions.
. Wood fences shall be stained to help prevent rotting and weathering.
. Materials, colors and textures shall be varied to create interest and relieve
visual monotony.
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. Barbed wire, wire, electrically charged fences, corrugated metal, chain link
and grapestake fencing is prohibited.
H. Lighting
. Lighting shall be consistent with the Mount Palomar Lighting Ordinance.
The lighting should not be so intense that it calls attention to the project
site. Timers and sensors shall be used to avoid unnecessary lighting.
. Lighting should be low-voltage/high efficiency whenever possible.
. Flashing, moving, high intensity or exposed light source type luminaries are
not permitted.
· Exterior lighting design shall address the issue of security. Parking areas,
walkways, and building entrances should be well lit for security and safety.
. Exterior lighting should have a variation of fixtures and illumination levels to
define the organization of streets, walkways, and community facilities.
. Neon and similar types of lighting are prohibited per Mount Palomar
Lighting Ordinance.
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I. Mailbox Design
. Pedestrian light poles along sidewalks or
pathways shall be between 12' and 15' high
. Fixtures will be selected that compliment the
architectural styles
Common mailboxes shall have enclosures designed similar or complimentary in
material and color to the homes within the project.
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17.22.234 LANDSCAPE DESIGN STANDARDS
A. Landscape Elements
Landscaping of the project shall conform with Section 17.06.060 (Residential
Districts, Landscape Standards) of the City's Municipal Code. Landscape plans
shall be required as part of the Development Plan for the project and shall include
the following:
1. The landscape design of the project consists of a combination of
ornamental plant materials and use of drought-tolerant plant materials.
2. Streetscape landscape for the major streets, Mira Loma Drive and Rancho
Vista Road shall be planted with minimum 24"box specimen size street
trees spaced at 20'-0" o.c. spacing (maximum) with combination of 15
gallon and 5 gallon shrubs and ground cover. Fifteen-gallon hedge shrubs
will be spaced to adequately provide fence type screening along the public
right-of-way line. Flowering ground cover will be provided to fill any voids in
the streetscape landscape.
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3. Project entry at "D" Street shall include project entry wall to match
architectural style of the project as well as 48" box specimen trees,
minimum size evergreen flowering variety and combination of 15 gallon, 5
gallon, and 1 gallon shrubs in a interesting design pattern to provide visual
interest at the entry.
4. Common Area slope shall be provided with landscape with an appropriate
trees, shrubs, and ground cover to provide erosion control purpose to meet
the requirements of City's Municipal Code. All slope banks greater than or
equal to 3:1 shall, at a minimum, be irrigated and landscaped with
appropriate plant materials for erosion control and to soften their
appearance as follows:
1. One fifteen gallon or larger tree per each six hundred square feet of
Slope area;
2. Five gallon or larger shrub for each one hundred square feet of slope
area;
3. Appropriate ground cover, minimum spaCing of 12" on center from flat
size container.
4. Slope banks in excess of eight feet in vertical height with slopes greater
or equal to 2:1 shall also provide one five-gallon or larger tree per each
one thousand square feet of slope area in addition to the requirements
of subsection of this section.
5. Common front yard landscape shall be developed to provide community
landscape theme and landscape character for the project. All common
front yards will have automatic irrigation system maintained by the
Homeowners Association. Appropriate ornamental and drought tolerant
plant materials shall be used as follows:
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a) One - 24"box specimen street tree per unit and an additional two trees
at street corners.
b) Five gallon shrubs for building foundation planting and along the fence
Line.
c) Five gallon shrubs as needed for accent color and mass planting.
d) Sodded turf and ground covers as needed.
All Common Landscape areas shall be landscaped per the above standards and
Maintained by the Homeowners Association for the proposed project.
B. Entry Monumentation
The project entry and site amenities will complement one another and reflect the
overall architectural theme of the project. The use of pilasters, special paving
treatments, and landscaping will be used to create an easily identifiable entry way.
C. Private Recreation Area
The Recreational Center shall be an active use facility to provide a family
oriented center including the development of a child tot lot with a special play
equipment structure. The center shall include a recreational pool with
generous pool activity areas for social functions. A minimum 20 percent of the
recreation area shall be landscaped with a combination of trees, shrubs, and
ground cover.
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