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AGENDA
TEMECULA PLANNING COMMISSION
REGULAR MEETING
CITY COUNCIL CHAMBERS
43200 BUSINESS PARK DRIVE
SEPTEMBER 15, 2004 - 6:00 P.M.
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Next in Order:
Resolution No. 2004-048
CALL TO ORDER
Flag Salute:
Commissioner Mathewson
RollCall:
Chiniaeff, Guerriero, Mathewson, Olhasso, and Telesio
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PUBLIC COMMENTS
A total of 15 minutes is provided so members of the public may address the Commission
on items that are not listed on the Agenda. Speakers are limited to three (3) minutes
each. If you desire to speak to the Commission about an item not on the Agenda, a
salmon colored "Request to Speak" form should be filled out and filed with the
Commission Secretary.
When you are called to speak, please come forward and state your name for the record.
For all other agenda items a "Request to Speak" form must be filed with the
Commission Secretary 2.d.Qr to the Commission addressing that item. There is a three
(3) minute time limit for individual speakers.
CONSENT CALENDAR
NOTICE TO THE PUBLIC
All matters listed under Consent Calendar are considered to be routine and all will
be enacted by one roll call vote. There will be no discussion of these items unless
Members of the Planning Commission request specific items be removed from the
Consent Calendar for separate action.
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Aqenda
RECOMMENDATION:
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1.1 Approve the Agenda of September 15, 2004
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2 Minutes
RECOMMENDATION:
2.1 Approve the Minutes of August 4, 2004
3 Director's HearinQ Case Update
RECOMMENDATION:
3.1 Approve the Director's Hearing Case Update for August 2004
COMMISSION BUSINESS
4 RoripauQh Ranch Specific Plan DesiQn Guidelines Discussion
4.1 Review and provide direction for amendments to the Roripaugh Ranch Design
Guidelines
PUBLIC HEARING ITEMS
Any person may submit written comments to the Planning Commission before a
public hearing or may appear and be heard in support of or in opposition to the
approval of the project(s) at the time of hearing. If you challenge any of the
projects in court, you may be limited to raising only those issues you or someone
else raised at the public hearing or in written correspondences delivered to the
Commission Secretary at, or prior to, the public hearing.
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Continued from August 15, 2004
5 PlanninQ Application No. PA03-0603 a Development Plan. submitted bv William Lvon
Homes. for 125 residential courtyard homes located within Planninq Area 7 of the Wolf
Creek Specific Plan. Units ranQe from 1,800 square feet with 4 different floor plans and 3
architectural desiQns. located east of PechanQa Parkway and west of Wolf Creek Drive
North. Chervl Kitzerow. Associate Planner
New Items
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Planninq Application No. PA04-0299 a Minor Conditional Use Permit to allow for the sale of
beer, wine and distilled spirits (Tvpe 21 license, off-sale Qeneral) from an existinQ 120.451
square foot commercial buildinQ, located at 40435 Winchester Road. Qenerallv located near
the northwest corner of Winchester Road and Marqarita Road. Stuart Fisk, Associate
Planner
COMMISSIONER'S REPORTS
PLANNING DIRECTOR'S REPORT
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Next regular meeting: October 6, 2004
Council Chambers
43200 Business Park Drive
Temecula, CA 92590
ADJOURNMENT
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ITEM #2
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MINUTES OF A REGULAR MEETING
OF THE CITY OF TEMECULA
PLANNING COMMISSION
AUGUST 4, 2004
CALL TO ORDER
The City of Temecula Planning Commission convened in a regular meeting at 6:00
P.M., on Wednesday, August 4, 2004, in the City Council Chambers of Temecula City
Hall, 43200 Business Park Drive, Temecula, California.
Chairman Telesio thanked Eve Craig for the prelude music.
ALLEGIANCE
Commissioner Olhasso led the audience in the Flag salute.
ROLL CALL
Present:
Commissioners Chiniaeff, 'Mathewson, Olhasso, and Chairman
Telesio.
Absent:
Guerriero.
*it was noted that Commissioner Mathewson arrived at 6:20,
PUBLIC COMMENTS
None.
1 Aaenda
RECOMMENDATION:
1.1 Approve the Agenda of August 4, 2004.
2 Minutes
RECOMMENDATION:
2.1 Approve the Minutes of May 19, 2004.
2.2 Approve the Minutes of June 2, 2004.
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3 Director's Hearina Case Update
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RECOMMENDATION:
3.1 Approve the Director's Hearing Case Update for June 2004.
MOTION: Commissioner Olhasso moved to approve the Consent Calendar.
Commissioner Chiniaeff seconded the motion and voice vote reflected approval with
the exception of Commissioner's Guerriero and Mathewson who were absent.
4 Plannina Application No. PA04-0440 Public Convenience and Necessitv Findinas,
subrnitted bv Grea Strinaer on behalf of Strinaer's. 42210 Zevo Drive
RECOMMENDATION:
4.1 Approve Findings of Public Convenience or Necessity
Associate Planner Long presented a staff report (of record), noting the following:
. That a the proposed project is for wine sales (included as part of gift baskets) via
internet and mail order requires proper licensing from the Department of Alcohol
and Beverage Control (ABC);
. That type 9,17, and 20 license is required for the proposed project;
. That staff has discussed the proposed project with ABC staff and it was
determined that the census tract is over concentrated;
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. That the maximum of two type 20 licenses are permitted in census tract 0437.15;
and that there are currently 10 existing;
. That Public Convenience or Necessity (PC&N) findings are not required for type
9 and 17 licenses which would allow for non-retail alcohol sales;
. That type 9 and 17 licenses are required for beer and beer importers and
wholesale distributor license respectively;
. That type 20 license would allow for wine sales only via the internet or mail order;
and that on-site sales would not be allowed in the LI zone or with a type 20
license;
. That in addition the LI zone prohibits retail sales of alcohol beverages in the area;
At this time, the Public Hearing was opened.
Due to no public speakers, the Public Hearing was closed.
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MOTION: Commissioner Chiniaeff moved to approve staff's recommendation.
Commissioner Olhasso seconded the motion and voice vote reflected approval with the
exception of Commissioner's Guerriero and Mathewson who were absent.
5 Plannina Application No. PA04-0442 Public Convenience and Necessitv Findinas,
submitted bv John Hamilton on behalf of Stellar Cellar, 28636 Old Town Front Street
RECOMMENDATION:
5.1 Approve Findings of Public Convenience or Necessity
Associate Planner Long presented a staff report (of record), noting the following:
. That Stellar Cellars is requesting that a finding of Public Convenience or
Necessity be made in order to authorize the sell of wine, a tasting facility, and
retail sales of wine to be located on front street within the OTSP; and that wine
tasting is a permitted use within the OTSP;
. That the proposed project requires a type 42 license; that the census tract is over
concentrated; that a maximum of three (3) type 42 licenses are permitted within
census tract 0432.15; and that there are currently 47 existing (most of which are
on-site restaurant uses);
. That type 42 license allows for on-site beer and wine consumption as well as
retail sales for off-site consumption;
. That staff is also requesting that the conditions of approval be omitted from the
report; advising that ABC will be enforcing staff's concerns;
. That staff is recommending approval.
For the Commission, Ms. Ubnoske clarified that staff is requesting that the Planning
Commission make a finding of Public Convenience or Necessity; and that the applicant
would still need to apply for a minor Conditional Use Permit.
At this time, the Public Hearing was opened,
Mr. John Hamilton, representing the applicant Stellar Cellars noted the following:
. That Stellar Cellar will be creating an upscale wine tasting facility within the
OTSP;
. That the tasting room will be decorated with classic European style in a relaxing
environment;
. That the proposed facility will be the first dedicated wine tasting room in Old
Town, Temecula, featuring both wines from the Temecula Valley along with
wines throughout the world;
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. That the proposed project will also be focusing on the education and
understanding of wines, a series of classes will be coupled with having local wine
makers giving seminars on the wine making process.
At this time, the Public Hearing was closed.
COMMISSION DISCUSSION
Commissioner Olhasso expressed excitement with a wine tasting facility stating that it
will be a nice addition to Old Town, Temecula.
MOTION: Commissioner Olhasso moved to make a finding of Public Convenience or
Necessity. Commissioner Chiniaeff seconded the motion and voice vote reflected
approval with the exception of Commissioner Guerriero and Commissioner
Mathewson who were absent.
6 Planninq Application No. PAOO-0507 an Administrative Development Plan. submitted
bv Larry Markham, to modify an exterior material and colors for a previouslv
approved three-story. 31.600 square foot. 56-unit hotel buildina on 1.35 acres,
located approximate Iv 200 feet east of Jefferson Avenue and 200 feet north of
Winchester Road
RECOMMENDATION:
6.1 Approve Administrative Development Plan
Associate Planner Harris presented a staff report (of record), noting the following:
. That in November 2003, the Planning Commission approved a 3-story, 56 unit
hotel; that at that time, a decorative beige "Belgian Castle Stone"veneer was
approved to be applied to the elevations in various locations;
. That the Rancho Temecula Plaza Association elevations Committee reviewed
the elevations and determined that the proposed decorative stone veneer would
not be compatible with other existing buildings with the Plaza which have a red
brick decorative veneer;
. That the applicant is requesting that various exterior colors be changed so as to
be more compatible with the proposed red brick veneer;
. That staff evaluated the proposed material and color changes and determined
that the decorative red brick veneer and proposed colors would both match and
complement the existing buildings on site and would be consistent with applicable
Citywide Design Guidelines;
At this time, the Public Hearing was opened.
Mr. Michael Richter, representing Markham Development, relayed that it would be
necessary to comply with the architectural theme, per CC&R Guidelines.
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At this time, the Public Hearing was closed.
COMMISSION DISCUSSION
Commissioner Chiniaeff queried on the possibility of upgrading the Center.
For Commissioner Chiniaeff, Mr. Richter relayed that he is of the opinion that the
applicant would be willing to upgrade the Center.
MOTION: Commissioner Mathewson moved to approve staff's recommendation.
Commissioner Chiniaeff seconded the motion and voice vote reflected approval with
the exception of Commissioner Guerriero who was absent.
Principal Planner Hogan introduced newly hired Associated Planner Dale West
New Items
7 Planninq Application No. PA04-0477 a Development Code Amendment to amend a
portion of Chapter 17.08 of the Citv of Temecula Municipal Code establishinq
additional performance standards requlatinq office use in Liaht Industrial Zones
Associate Planner West presented a staff report (of record), noting the following:
. That the proposal is a Development Code Amendment that would allow smaller
office buildings in the business park and Light Industrial (LI) zones;
. That the proposed project would address an increasing market demand for
smaller office buildings in the LI zone;
. That currently, the City has pending applications for projects with multiple small
office buildings of less than 50,000 square feet in the LI zone;
. That staff is of the opinion that the amendment to the Development Code would
create an opportunity for the City to work with the developer to create a more
desirable product;
. That staff is of the opinion the allowing smaller Professional Office (PO) buildings
in the Light Industrial (LI) would promote economic development and create
opportunity for higher paying employment;
. That staff is recommending that the Planning Commission adopt a resolution
recommending that the City Council adopt an ordinance amending Chapter 17 of
the Temecula Municipal Code.
COMMISSION DISCUSSION:
The Commission expressed concern with the clarity of the proposed performance
standards and indicated that several standards were in conflict with one another; and
that uses occupying space in the LI zone that do not create substantial local
employment opportunities.
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Commissioner Chiniaeff suggested changing the language in the Performance
Standards in Section ENos. 6 and 7.
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Commissioner Olhasso concurs with staff's recommendation also advised that she
opposes the barrack-like type buildings.
Commissioner Chiniaeff expressed concern with the break-down of square footage into
a group of smaller buildings noting that this will bring a demand for other kinds of uses
such as churches.
Director of Planning Ubnoske suggested continuing this item.
MOTION: Commissioner Chiniaeff moved to continue the item off calendar.
Commissioner Olhasso seconded the motion and voice vote reflected approval with the
exception of Commissioner Guerriero who was absent.
8 Planninq Application No. PA04-0111 a Development Plan. submitted bv Gabric and
Associates. to construct a 37,970 square foot warehouse and storaqe facilitv on 2.01
acres. located on the north side of Winchester Road. approximatelv 1.838 feet west
of Diaz Road
Associate Planner Long presented a staff report (of record), noting the following:
. That storage facilities and warehouse facilities are subject to supplemental
development standards for storage of the Development Code; and that the
section includes specific standards for setbacks, lot coverage, landscaping and
design;
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. That the supplemental development standards allow for maximum lot coverage
of 65%, and minimum landscape coverage is 10%;
. That the proposed project lot coverage is 36% and 14% of the side is
landscaped;
. That staff encouraged the applicant to provide the required 36-inch box trees in
the front of the building rather than the rear so that they would be more visible
from the street;
. That the supplemental development standard require the design of storage
facilities to be compatible with the surrounding area in terms of design, bulk,
mass, materials, and colors;
. That the proposed project meets the intent of the Design Guidelines; and that the
entrance to the building is angled towards the street and includes a decorative
metal trellis over the entry;
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. That the front elevation along Winchester Road includes projections with
variations in the roofline; lines with glass and tiles will help to provide interest;
decorative cornices are proposed on top of the projections; glass is being
proposed on the second story to appear as an office building; that in addition, the
projections will include doors to appear as secondary office entries; and two
metal trellis', designed to match the metal trellis over the entry are proposed
between the building projections and will be planted with vines;
. That there is a truck weighing station which has been proposed behind a metal
gate to screen large trucks;
. That these types of facilities will be prohibited from various uses of storage which
staff has included in the Conditions of Approval;
. That the proposed project is consistent with the Development Code and Design
Guidelines and staff is recommending approval.
COMMISSION DISCUSSION:
Commissioner Chiniaeff expressed concern with the proposed stamped concrete and
suggested that the applicant consider using smooth concrete.
At this time, the Public Hearing was opened.
Due to no speakers at this time, the Public Hearing was closed.
Commissioner Olhasso expressed concern with the proposed blue and gray colors of
the building noting that she would prefer to see earth tone colors.
At this time, the Public Hearing was opened.
Mr. Mark Dick, representing the applicant noted that the applicant would be willing to
change the colors blue and gray to earth tone colors.
For Commissioner Chiniaeff, Mr. Dick relayed that the proposed driveway at 36 feet will
be wide enough for the type of driveway that is being proposed.
For Chairman Telesio, Mr. Dick relayed that the applicant is in agreement with the
Conditions of Approval.
At this time, the Public Hearing was closed.
MOTION: Commissioner Chiniaeff moved to approve staff's recommendation subject to
the Conditions as recommended by staff and the change to the colors as requested by
Commissioner Olhasso. Commissioner Olhasso seconded the motion and voice vote
reflected approval with the exception of Commissioner Guerriero who was absent.
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PC RESOLUTION NO. 2004-039
A RESOLUTIN OF THE PLANNING COMMISSION OF
THE CITYOF TEMECULA APPROVING PLANNING
APPLICATION NO.PA04-01111, A DEVELOPMENT PLAN
FOR A 31,970 SQUARE FOOT WAREHOUSE AND
STORAGE FACILITIES ON 2.01 ACRES, LOCATED ON
THE NORTH SIDE OF WINCHESTER ROAD,
APPROXIMATELY 1,838 FEET WEST OF DIAZ ROAD,
KNOWN AS APN: 909-310-021
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9 Planninq Application No. PA02c0661. a Conditional Use Permit and Development
Plan, submitted bv Calvarv Baptist Church. to construct a 12.610 square foot two-
stOry church facilitv addition consistinq of sanctuary. classrooms, offices. remodeled
main entrance. multi-purpose room and pad for future parsonaae on 5.0 acres.
located at 31087 Nicolas Road
Associate Planner Harris presented a staff report (of record), noting the following:
. That Calvary Baptist Church is proposing to expand their existing facility to
accommodate a growing congregation;
. That the expansion would include a larger sanctuary, Sunday School
classrooms, office space, multi-purpose room, re-modeled main entrance, and
pad for future parsonage, which will be approved under separate permit;
. That the project conforms with all the applicable development standards
including parking, landscaping, and setback requirements;
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. That the architectural style of the building addition will be compatible with the
existing colonial style facility;
. That the existing main entrance to the facility will be modeled with a porch and
associated decorative columns to achieve a more formal appearance;
. That the applicant has agreed to provide a variety of project enhancements
which include wider columns and the incorporation of decorative windows and an
illuminated cross on the multipurpose room elevations;
. That per the Development Code, the applicant is required to provide 34 parking
spaces and that 115 parking spaces will be provided;
. That the landscaping will be enhanced to comply with the current landscaping
standards around the perimeter of the parking lot and around the building itself.
At this time, the Public Hearing was opened.
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Due to no speakers at this time, the Public Hearing was closed.
COMMISSION DISCUSSION
Commissioner Mathewson expressed excitement with the proposed project.
MOTION: Commissioner Mathewson moved to approve staff's recommendation.
Commissioner Chiniaeff seconded the motion and voice vote reflected approval with
the exception of Commissioner Guerriero who was absent.
PC RESOLUTION NO. 2004-040
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF TEMECULA APPROVING PLANNING
APPLICATION NO. PA02-0661 , A CONDITIONAL USE
PERMIT AND DEVELOPMENT PLAN TO CONSTRUCT A
12,610 SQUARE FOOT TWO-STORY CHURCH FACILITY
ADDITION CONSISTING OF SANCTUARY,
CLASSROOMS, OFFICES, MULTI-PURPOSE ROOM,
REMODELED MAIN ENTRANCE, AND PAD FOR FUTURE
PARSONAGE ON 5.0 ACRES. THE SITE IS LOCATED
AT31087 NICOLAS ROAD KNOWN AS ASSESSORS
PARCEL NO. 914-510-009
10 Planninq Application PA03-0723 a Development Plan. submitted bv MCA Architects,
to construct two sinqle-storv retail buildinqs consistinq of 6.480 and 6,870 square
feet respective Iv on two parcels totalinq 1.3 acres. located on the northwest corner
of Overland Drive and Marqarita Wav
Associate Planner !Harris presented a staff report (of record), noting the following:
. That in July 2001, the Planning Commission approved a Development Plan for
the Overland Corporate Center Complex;
. That the approved site plan indicated that either a motel or restaurant would be
developed; that Condition of Approval No.7 of the Development Plan requires
that the Planning Commission review and approve any changes to the approved
building types;
. That contemporary architecture has been utilized for the complex;
. That there are 332 parking spaces required by the Development Code; and that
upon development, the applicant will be proposing 354 parking spaces for the
Center;
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. That staff determined that the project is consistent with the General Plan and
conforms to the Temecula Regional Center Specific Plan and City-wide Design
Guidelines.
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For Commissioner Chiniaeff, Mr. Harris noted that there is a Condition of Approval that
requires the applicant to amend the existing sign program within the Center to
accommodate the retail uses.
For Commissioner Mathewson, Mr. Harris noted that it is the intent of the applicant to
have one of the tenants be a restaurant.
At this time, the Public Hearing was opened.
Ms. Vandana Kelkar representing MCA Architects, relayed that the applicant would be
willing to consider adding more trees along both frontages of the building.
Mr. Jeffrey A. Ostromel, representing the Overland Corporate Center Complex, relayed
that one of the restrictions in the CC&Rs will not allow the applicant to put more than
2200 square feet of restaurant in one building.
At this time, the Public Hearing was closed.
COMMISSION DISCUSSION
Commissioner Chiniaeff expressed concern with the back side of the buildings stating
that the subject property is located at a prime intersection of the City and that street
elevations of the buildings should consist of enhanced architecture and that some of the
man-doors should be relocated and/or screened properly.
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For Commissioner Olhasso, Ms. Ubnoske relayed that signage is not a part of the
approval and that the applicant will need to return with a sign program.
For Ms. Ubnoske, Commissioner Olhasso suggested that the sign program be
conditioned to return to the Planning Commission versus staff and/or Planning Director.
Commissioner Mathewson echoed Commissioner Chiniaeff's concerns.
For Ms. Ubnoske, Commissioner Chiniaeff relayed that he is not opposed to the
architecture but rather the way it will be used on a very prime corner of the City.
Commissioner Mathewson relayed that he would prefer that the applicant explore other
uses such as a restaurant rather than retail.
Commissioner Olhasso suggested that staff and the applicant work with an experienced
broker to explore possible tenants who would occupy more space such as large
furniture store and a large restaurant.
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MOTION: Commissioner Chiniaeff moved to continue this item and have the applicant
work with staff to revise the elevations and address the above mentioned concerns.
Commissioner Olhasso seconded the motion and voice voie reflected approval with the
exception of Commissioner Guerriero who was absent.
11 Planninq Application PA04-0384. an amendment to a Planned Development
Overlav. submitted bv David Moscato. to revise the schedule of permitted uses for
PDO-4. Temecula Creek Villaqe. to permit the sale of alcohol in the Villaqe
Commercial area, located on the south side of Hiahwav 79 South between Jedediah
Smith and Avenida De Missiones
Senior Planner Papp presented a staff report (of record), noting the following:
. That the owner of the Temecula Creek Village project is requesting to revise the
schedule of permitted uses in the Village Commercial area; and that the applicant
is also requesting a modification to allow copy/blue print duplication services;
. That currently the Village project is under construction and the owner has had
inquiries from several potential tenants concerning the use of alcohol in the
Village area;
. That the applicant has expressed concerns that it will be difficult for certain
businesses such as restaurants, delicatessens, and floral/gift basket shops that
may want to feature local wines in gift baskets;
. That in reviewing the schedule of permitted uses in the PD~, staff discovered
inconsistencies with the use matrix, and staff is recommending the deletion of
footnote No.7 and mini-storage or mini-warehouse in the use matrix.
For Commissioner Chiniaeff, Mr. Papps relayed that although Rancho Community
Church is located directly across the street from the project, at the time when the site
plans were scaled-out, the distance from the front doors of any of the store front that
could have this type of sale were at least 650 feet away from the proposed sanctuary
and classroom spaces.
For the Commission, Mr. Papp relayed that it was never intended to allow mini-storage
at the proposed site; and that the intent is to operate a small scale Kinko's type store.
At this time, the Commission took a five-minute break.
MOTION: Commissioner Chiniaeff moved to approve staff's recommendation.
Commissioner Mathewson seconded the motion and voice vote reflected approval with
the exception of Commissioner Guerriero who was absent and Commissioner
Olhasso who abstained.
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COMMISSIONER'S REPORTS
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Chairman Telesio reminded the Commission of the joint City Council/Planning
Commission meeting on Tuesday, August 10, 2004 at 5:00 p.m.
PLANNING DIRECTOR'S REPORT
Director of Planning Ubnoske relayed that she distributed a set of plans for a
development plan at the corner of Margarita and 79 South which is a part of the
Albertson's Shopping Center.
ADJOURNMENT
At 7:30 p.m., Chairman Telesio formally adjourned this meeting to the joint City
Council/Planninc¡ Commission meetinç¡ to be held on Tuesday. AuQust 1O. 2004
Debbie Ubnoske
Director of Planning
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John Telesio
Chairman
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ITEM #3
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TO:
FROM:
DATE:
SUBJECT:
CITY OF TEMECULA
COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION
MEMORANDUM
Planning Commission
Debbie Ubnoske, Director of Planning
September 15, 2004
Director's Hearing Case Update
Planning Director's Agenda items for August 2004
August 12, 2004
August 19, 2004
Attachment:
PA03-0690
PA04-0293
A Minor Conditional Use Permit to establish
a vehicle facility for up to 42 vehicles at any
one time at an existing building, located at
27495 Diaz Road
A Tentative Parcel Map to subdivide a 5.69
acre light industrial parcel into two (2) light
industrial parcels with a minimum lót size of
1.41 acres, located at 40880 County Center
Drive
A Minor Conditional Use Permit to establish
a home childcare business for up to 12
children, Monday thru Friday, from an
existing home, located at 43005 Corte
Cabrera
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Action Agendas - Blue Page 2
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P: \P IAN NIN GID IRH EAR 1M EM 0\2004108..2004. doc
Approved
The Garrett Approved
Group
Maria
Johnson
Approved
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p, \P LA NN IN GID IR HEAR 1M EM 012004108..2004. doc
ATTACHMENT NO.1
ACTION AGENDAS
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ACTION AGENDA
TEMECULA PLANNING DIRECTOR'S HEARING
REGULAR MEETING
August 5, 20041:30 PM
TEMECULA CITY HALL MAIN CONFERENCE ROOM
43200 Business Park Drive
Temecula, CA 92590
CALL TO ORDER: Don Hazen, Principal Planner
PUBLIC COMMENTS
A total of 15 minutes is provided so members of the public can address the Principal Planner
on items that are not listed on the Agenda. Speakers are limited to three (3) minutes each.
If you desire to speak to the Principal Planner about an item not listed on the Agenda, a
white "Request to Speak" form should be filled out and filed with the Principal Planner.
When you are called to speak, please come forward and state vour name and address.
Item No.1
Project Information:
Project Number:
Project Title:
Applicant:
Project Description:
PA03-0639
Minor Conditional Use Permit
Frank Bulleit
A Minor Conditional Use Permit to establish a vehicle
impound facility for up to 42 vehicles at anyone time at an
existing building.
27495 Diaz Road
Exempt from CEOA review due to Class 1 Categorical
Exemption 15301 (Existing Facilities)
Stuart Fisk
APPROVED
Location:
Environmental Action:
Project Planner:
ACTION:
P:IPLANNINGlDIRHEARlAgendasI2004\O8-05-04 Action Agenda.doc
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ACTION AGENDA
TEMECULA PLANNING DIRECTOR'S HEARING
REGULAR MEETING
August 12, 20041 :30 PM
TEMECULA CITY HALL MAIN CONFERENCE ROOM
43200 Business Park Drive
Temecula, CA 92590
CALL TO ORDER: Debbie Ubnoske, Director of Planning
PUBLIC COMMENTS
A total of 15 minutes is provided so members of the public can address the Principal Planner
on items that are not listed on the Agenda. Speakers are limited to three (3) minutes each.
If you desire to speak to the Principal Planner about an item not listed on the Agenda, a
white "Request to Speak" form should be filled out and filed with the Principal Planner.
When you are called to speak, please come forward and state vour name and address.
Item No.1
Project Information:
Project Number:
Project Title:
Applicant:
Project Description:
Location:
Environmental Action:
Project Planner:
ACTION:
PA03-0690
Tentative Parcel Map
The Garrett Group
A Tentative Parcel Map to subdivide a 5.69 acre light
industrial parcel into two (2) light industrial parcels with a
minimum lot size of 1.41 acres.
40880 County Center Drive
Exempt from CEQA review due to Class 15 Categorial
Exemption 15315 (Minor Land Divisions)
Stuart Fisk
APPROVED
P,IPLANNINGIDIRHEARlAgendas\200410S,12.04 Action Agenda.doc
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ACTION AGENDA
TEMECULA PLANNING DIRECTOR'S HEARING
REGULAR MEETING
August 19, 20041:30 PM
TEMECULA CITY HALL MAIN CONFERENCE ROOM
43200 Business Park Drive
Temecula, CA 92590
CALL TO ORDER: Don Hazen, Principal Planner
PUBLIC COMMENTS
A total of 15 minutes is provided so members of the public can address the Principal Planner
on items that are not listed on the Agenda. Speakers are limited to three (3) minutes each.
If you desire to speak to the Principal Planner about an item not listed on the Agenda, a
white "Request to Speak" form should be filled out and filed with the Principal Planner.
When you are called to speak, please come forward and state vour name and address.
Item No.1
Project Information:
Project Number:
Project Type:
Project Name:
Applicant
Project Description:
PA04-0293
MCUP
Johnson Family Daycare
Maria Johnson
A Minor Conditional Use Permit to establish a home childcare
business for up to 12 children, Monday through Friday from an
existing home.
Located at 43005 Corte Cabrera.
955-203-037
Stuart Fisk
APPROVED
Location:
APN:
Project Planner:
ACTION:
P,IPLANNING\DIRHEARlAgendas\2004\08-19-04 ActiO!) Agenda.doc
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ITEM #4
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CITY OF TEMECULA
COMMUNITY DEVELOPMENT DEPARTMENT
MEMORANDUM
TO:
FROM:
Planning Commissioners
Dan Long, Associate Planner
DATE:
September 15, 2004
SUBJECT:
Roripaugh Ranch Specific Plan Amendment
RECOMMENDATION
Provide staff with direction for amendments to the Design Guidelines in the Roripaugh Ranch
Specific Plan
BACKGROUND
The master developer, Ashby USA, has submitted a formal application for a Specific Plan
Amendment (SPA) to the Roripaugh Ranch Specific Plan. The primary purposes for the SPA
are three-fold; to make changes in the planning areas due to modifications of the fuel
modification zone as required by the United States Fish and Wildlife Service, to amend the land
use designation from Open Space to Low-Medium residential in Planning Area 1A, and to
change to density of Planning Area 10 from 20,000 square foot lots to 10,000 square foot lots.
There are also various clean-up items that have been requested by staff to be incorporated into
the SPA. The purpose of this item is to get direction from the Commission on possible changes
in the Design Guidelines.
DISCUSSION
To date, a total of four product review applications have gone before the Planning Commission
and only one project has been approved without a continuance or numerous conditions of
approval. In order to provide direction to staff and future applicants, staff is requesting the
Planning Commission provide staff with direction in regards to possible amendments to the
Design Guidelines.
Staff has found that most of the applicants rely solely on the design features as shown on
Figures 4-47 through 4-60 for product review. While this information provides general direction,
it does not provide a comprehensive vision of the intent of the Design Guidelines. The details of
the Design Guidelines are found between pages 4-96 through 4-140. As a result, staff feels that
the figures listed above could use some revisions and/or clarifications. Staff has attached
excerpts of the existing Design Guidelines in Attachment No.1.
ATTACHMENTS
1.
Excerpts from Design Guidelines - Blue Page 2
R:IS P A\2004104-0371, Roripaugh Ranch-1\pc sr memo 9-15-04.doc
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ATTACHMENT NO.1
DESIGN GUIDELINES (EXCERPTS)
R:IS P A\2004104-0371 , Roripaugh Ranch-1lpc sr memo 9-1S.04.doc
2
ASHBY USA.llC
FIGURE 4-47
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AMERICAN FARMHOUSE
Inspiration Photo:
Design features:
- Covered front porch
- Steep roof shapes
- Multi-pane dormer windows
- Exposed wood detailing
- Flallile or shingle roof
- Corbel detailing
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Design features:
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Design features:
- Gable end roofing
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- Exterior plaster walls
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FIGURE 4-51
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CONTEMPORARY SOUTHWEST
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Design features;
- Flat roof shapes
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- Ceramic tile accents
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- Large picture window
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Inspiration Photo:
Design features:
- low pitched gable end roofs
- Stone veneer accents
- Exposed beam and rafter tails
- Grouped wood columns
- Wood picket railings
- Multi-pane windows
- Trellis beam detailing
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Inspiration Photo:
Design features:
- Covered front porch entry
. Multi-pane windows
- Stucco trim detailing
- Flat arch openings
- Hip/gable combination roof shapes
. Exterior plasler walls
- Boxed overhangs
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- Steeper roof pitch
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- Round columns and arches
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- Arched focal point
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- Smooth plaster walls
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FIGURE 4-58
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Inspiration Photo:
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Design features:
- Arched focal point
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Design features:
- Hip roof shapes
- Lower roofline accents
- Prairie mullion window breakups
- Flat tile or shingle roofs
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- Smooth exterior plaster walls
- Trim band accent
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FIGURE 4-60
SPANISH REVIVAL
Inspiration Photo:
Design features:
- Arched focal point
- Exposed beam headers
. Recessed window
- Wrought iron accent details
- Alcoved entry
- Barrel tile clay roofing
- Exterior smooth plaster walls
- Ceramic lile accents
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DESIGN GUIDELINES
4.10
ARCHITECTURAL DESIGN GUIDELINES
4.10.1 Introduction
These design guidelines will be utilized to direct the future physical development of Roripaugh
Ranch, an 804.7-acre, mixed-use development currently located in the City of Temecula and the
County of Riverside. In order to create a unique community structure, these community
guidelines provide a framework for site planning, the architectural theme and landscaping relating
to the project. The purpose of these guidelines is to assure a high quality community character
and land use compatibìlìty.
4.10.2 Purpose
It is the intent of these guidelines to provide direction on a project-wide level as well as a planning
area and site-specific level. For example, the guidelines establish criteria at the project level to
assure a unified environment, while the planning area and site-specific level individual projects will
be required to comply with relevant design standards applicable to each use. Although each
project should relate to the overall community design theme, these guidelines are not intended to
limit innovative design. The use of these guidelines will serve to direct the overall design of
Roripaugh Ranch and assure a high quality community character, appearance and land use
compatibility. The City of Temecula city staff, Planning Commission, City Council, and other City
decision-making bodies will be providing direction when reviewing development projects within
Roripaugh Ranch.
These guidelines will also serve as design criteria for use by planners, architects, landscape
architects, engineers, builders and future property owners. They will provide a viable framework
and clear direction during the development process, without limiting innovative design. The result
will be a community with a strong sense of identity, character and cohesiveness.
4.10.3 Residential Architectural Standards
4.10.3.1 Design Groups
The intent of these guidelines is to encourage architectural style diversity between the adjacent
residential planning areas. Each builder is required to contact the City Planning Department to
discuss and review any established facade styles in adjacent Planning Areas so as to assist in the
selection of subsequent styles.
Each Planning Area shall be composed of one of the following Exterior Facade Design Groups
(Groups A through E) consisting of different Architectural Styles. Within each Residential
Planning Area Design Group selected, a minimum of two architectural styles and a maximum of
four styles shall be used. Each style as noted in this section shall have a minimum of four-color
variations for each Residential Planning Area. No more than four of the same architectural styles
may be placed next to one another.
DesiQn Group A (All Planning Areas)
I.
II.
III.
IV.
Classical Revival (See Figure 4-49)
Spanish Revival (See Figure 4-60)
Prairie (See Figure 4-59)
California Ranch (See Figure 4-48)
Roripaugh Ranch Specific Plan
N: \31367. OOOldodlS PSect 44CCAdopted. doc
4-96
March, 2003
DESIGN GUIDELINES
DesiGn Group B (All Planning Areas)
I.
II.
III.
IV.
.
Colonial (See Figure 4-50)
French Cottage (See Figure 4-54)
East Coast Traditional (See Figure 4"53)
Monterey (See Figure 4-58)
Desiqn Group C (Planning Areas 10, 19, 20, 2t, 33A and 33B only)
I.
II.
III.
Mediterranean (See Figure 4-56)
American Farmhouse (See Figure 4-47)
Contemporary Southwest (See Figure 4-51)
DesiGn Group D (Planning Areas 10, 19, 20, 21, 33A and 33B only)
I.
II.
III.
Italianate (See Figure 4-55)
Mission (See Figure 4-57)
Craftsman (See Figure 4-52)
DesiGn Group E (Acceptable for all Planning Areas)
One style from each of the above groups.
All merchant builders shall submit plans which identity unique aspects of each style to the City for
approval that include text, exhibits and any other materials deemed necessary by the City
indicating how the proposed residences will conform with the architectural styles shown in the
exhibits 4.47-61 listed in Design Groups A through E, and all other design requirements of this
chapter.
4.10.3.2 Submittal and Review Requirements
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The following materials shall be submitted for review and conformance to the Architectural
Guidelines and Specific Plan for the Roripaugh Ranch. The Planning Director may choose to
require additional materials for review.
Color elevations of all four sides at scale of ]4" = 1'. Show materials and colors. Provide
dimensions of height and width of major elements. Indicate features that would bring
elevation design into compliance with the Architectural Design Guidelines and the specific
requirements of the Design Groups (Figures 4"47 through 4-60).
Sections through each elevation at )4" = 1'. Indicate pitch of roof, extent of overhangs,
recess of doors and windows and position of trim, trellis and other major architectural
features in relation to the primary face of the residence.
Site Plan at 1/8' = 1'. Show, in color and with dimensions the areas and type of paving,
area and type of landscaping, fencing, site walls, and other site appurtenances. Indicate
how the paving and landscaping is consistent with the Architectural Guidelines and
specific requirements of the Design Groups (Figures 4-47 through 4-60). Provide by
separate sheet, a matrix indicating the percentage of lot coverage, percentage of
impervious paved area and percentage of landscaping.
Provide a color and materials board of a minimal 18" x 18" size. Indicate all colors and
materials as shown on the color elevations. Provide one board with one reduced color
elevation to indicate conformance with the color variety required by the Architectural
Design Guidelines and specific requirements of the Design Group (Figures 4-47 through
4-60).
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Roripaugh Ranch Specific Plan
NoI31367.000IdodlSPSecI44CCAdopted.doc
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March. 2003
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DESIGN GUIDELINES
Provide two color sets of the above at the scales indicated including a duplicate set of the color
and materials board. In addition, provide six (6) sets of the above in reduced, 11" x 17" black and
white format.
4.10.3.3 Architecture Forward and Garage Standards
The following standards shall apply to all residential Planning Areas, except as specified:
"Architectural Forward" concept shall be incorporated into 100% of the homes in Planning
Areas10, 19,20,21, and 33A. "Architectural Forward" concept shall be incorporated into at
least 50% of the homes in each of Planning Areas 1A, 2, 3, 4A, 4B, 12, 14, 15, 16, 17, 18,22,
23, 24, and 3t. This concept includes advancing the architecture of the living space forward
on the lot while concurrently, the garage is held in place or further recessed. Residential
dwelling units shall be designed to allow the living portion of the dwelling unit to be
"positioned" forward on the lot so that the architecture of the garage will not dominate the
street scene.
A variety of garage placement solutions shall be incorporated into the overall design of the
homes. Minimum driveway length from the property line to the garage door shall be eighteen
feet (18') for front-entry garages in all Planning Areas and ten feet (10') from the property line
to the garage edge for side entry garages in the Land LM Districts. Garage solutions that
should be incorporated into the overall design are as follows:
Shallow Recessed Garaqes (See Figure 4-62)
Setting the garage back a minimum of eight feet (8') in relationship to the front of
the house.
Mid to Deep Recessed Garaqes (See Figure 4-63)
Setting the garage back to the middle or rear of the lot.
Third Car Side Loaded (See Figure 4-64)
Setting for garage with side-loaded entry. This plan can only occur on larger lots.
Side Entry Garaqes (See Figure 4-65)
The use of side entry garages on lots at least 52 feet wide in order to break the
continuous view of garage doors along the street scene.
Third Car Tandem (See Figure 4-66)
Setting for third car tandem garage.
Sinqle Width Driveways (See Figure 4-67)
This setting provides a maximum driveway width of twelve (12) feet for adjacent
two-car garage.
Porte Cochere (See Figure 4-68)
Setting provides for the incorporation of a porte cochere.
Roripaugh Ranch Specific Plan
N:131367.000ldodlSPSect44CCAdopted.doc
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March, 2003
DESIGN GUIDELINES
4.10.3.5 Building Elevations
A key technique for creating a sense of variety within a project is to vary the heights and forms of
the detached homes as seen from the street as illustrated in Figure 4-70 by utilizing the following:
.
Within Low and Low Medium density Planning Areas, utilize both one- and two-story buildings.
To improve the visual relationship between adjacent buildings, it is desirable to introduce
intermediate transition between them. Use a one-story architectural element within the two-
story building to lessen its apparent height.
Create varying rooflines by maximizing offsets of roof planes.
Units located at street corners (see Figure 4-70), should be either single-story or have a
significant one-story mass located towards the exterior side yard.
Treatment of Mass
Avoid a canyon-like effect between buildings and allow greater light penetration into what
otherwise might be dark side-yards. At interior side yards, it is required to create the
appearance of increased building separation by stepping the second story mass away from
the property line or any other substantial articulation.
Provide trims around windows, to break up the wall plane.
Avoid long uninterrupted exterior walls.
Vary the depth of plans to create variations in the building façade.
.
Two story homes shall be modified to be compatible with placement on corner lots. The
modification shall create two front elevations.
Surface detail, ornament and architectural elemeClts such as cornices, color contrast, gables
applied moldings, arcades. colonnades, stairways and light fixtures that provide visual
interest, shadow, and contrast shall be used to enrich architectural character. Details shall be
integrated with the overall design concept.
Vary the height and roof levels of the building or residence so that it appears to be divided into
smaller massing elements. Architectural projections shall be used to achieve this goal.
Articulate building forms and elevations with varying rooflines, roof overhangs and
intermediate roof elements to create strong patterns of shade and shadow.
Interlockina Mass
Just as stepping the second story mass improves the side yard, it can be used to improve the
front yard scene. As an example, the second story should be set back in relationship to the
garage face or living space below it.
The designer should envision the building form as a series of interlocking masses rather than
a rectangular or "L" shaped box. Therefore achieving a more aesthetic design solution.
Roripauah Ranch Specific Plan
N:131367.0o0\dodlSPSect44CCAdopted.doc
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DESIGN GUIDELINES
Articulation of Side and Rear Elevations
There is a tendency to have "build out" planes .maximized on side and rear yards without
articulated treatment of those planes. This results in a two-story stucco effect with no vertical or
horizontal relief. Utilize the following techniques or other acceptable techniques to avoid this
effect:
Create a single-story plane at the rear by recessing the second story.
Utilize other similar architectural treatments and designs such as balconies or pop out
staircases to encourage relief on potential. large architectural planes.
Side and rear elevations shall have articulation with modulated facades, window treatment,
second story projections and balconies.
Articulation shall be provided on all sides of the homes ("Four-sided Architecture").
Front Elevations
Architectural projections shall be utilized to emphasize entrances, balconies, and porches.
Fronts of houses shall utilize several architectural features. Ground floor windows shall have
significant trim or relief, second floor overhangs or built in planters. Second story windows
shall have similar treatment to emphasize them.
All residences shall incorporate entry courtyards, covered entries or covered porches at the
entry into the design. (See Figure 4-71 and 4-72).
Details shall be concentrated around entrances. Materials used for the front entry shall be
distinctive.
Building elements that reflect the arcMectural style should be incorporated into building
entries, windows, front porches, and living areas directly adjacent to the street.
Ornamental features including wrought iron and exterior light features shall be combined with
other features to create interest in the front of the house with architecturally compatible
elements.
Roripauah Ranch Specific Plan
N :\31367. OoOldodlS PSect44CCAdopted. doc
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DESIGN GUIDELINES
4.10.3.6 Architectural Elements
A successful project design achieves a proper visual balance and sense of cohesiveness. The
differences between the plans and elevation must be readily discernable and create variety, yet at
the same time elements, styles and materials should not contrast to such an extent as to result in
visual chaos. Architectural elements will playa significant role in the establishment of the
architectural style. These elements include architectural detailing, colors and materials, and other
site structures. The required Architectural and design elements techniques are as follows:
.
Unit Entries (See Figures 4-71 and 4-72)
The entry serves several important architectural ar;¡d psychological functions: it identifies and
frames the front doorway; it acts as an interface between the public and private spaces: and it
acts as an introduction to the structure while creating an initial impression.
The entry shall be designed and located so as to readily emphasize its prime functions.
Accent materials are encouraged to be used to further emphasize the entries.
If the front door location is not obvious or visible because of building configuration, the entry
shall direct and draw the observer in the desired path. The design of the entry area in
merchant-built housing shall be strong enough to mitigate the impact of the garage on the
facade.
Entry doors and doorways shall be proportional to the architectural style of the structure.
Covered entries, courtyards and porches shall be ¡provided as entry elements.
Doors
.
Emphasis shall be placed on the design and type of entry door used. It functions as the major
introduction to the interior of the house and concern should be given on the image it creates.
Either single or double doors are appropriate.
The door shall be covered by an overhead element or recessed a minimum of 3 It into the wall
plane.
The entire door assembly shall be treated as a single design element including surrounding
frame, molding and glass sidelights.
Recessed doors may be used to convey the appearance of thick exterior doors.
Wood may be used for the entry door. Wood grain texture and raised or recessed panels
contribute to the appeal of the door. Greater use is being made of metal entry doors but in
order to be acceptable, they shall possess the same residential '1eel" provided by the wood
grain and panels.
Doorways shall .be typically rectangular or round-headed and fully recessed. Spiral columns,
arches, pilaster, stonework, decorative tiles, or other sculptural details shall be integrated into
the doorway design to enhance the visual importance of the entry door.
Roripauoh Ranch Specific Plan
N:131367.000ldodlSPSect44CCAdopted.doc
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March, 2003
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DESIGN GUIDELINES
The use of glass in the door and overall assembly is encouraged. It expresses a sense of
welcome and human scale. It can be incorporated into the door panels or expressed as
single sidelights, double sidelights, transom glass or fan windows.
Flexibility is allowed concerning the color of the door. It may match or contrast the accent
trim, but should be dif.f.erentiated from the wall color.
Windows
Typically, the location of windows is determined by the practical consideration of room layout,
possible furniture placement. view opportunities and concern for privacy. Greater design
emphasis should be directed to ensure that window placement and organization will positively
contribute to the exterior architectural character. Windows greatly enhance the elevation
through their vertical or horizontal grouping and coordination with other design elements. This
relationship to one another and the wall/roof plane creates a composition and sense of order.
All windows in a specific plan elevation shall be integrated into the architecture of the building.
This should not be interpreted that they are all the same shape, size or type but rather that a
hierarchy of windows exists that visually relates and complements one window to another.
Windows shall be recessed to convey the appearance of thick exterior walls. Non-recessed
windows shall be surrounded with articulated architectural elements. such as wood trim,
stucco surrounds, shutters or recessed openings, shutters, pot shelves, ledges, sills plantons,
and rails that compliment the architecture.
Merchant-built housing occasionally fails to adequately address proper window design and
placement on rear and side elevations. This is usually due to prioritization, maintenance and
cost factors. Since side elevations and second story rear windows are frequently visible,
greater design ef.f.ort and budget prioritization need to be given.
Garaqe Doors (See Figure 4-73)
Utilizing garage types that compliment the architecture, door designs, and plotting techniques
will do much to lessen the repetitious garage doors marching down both sides of a residential
street. Variations include:
0
Employment of second-story feature windows above the garage.
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Strong architectural entry elements.
0
Designs with a mix of 2 and 3 car garages, incorporating three single doors in some
three car garage plans not facing the street.
0
Allowance for a 1 O-foot setback between adjacent garages.
0
The use of tandem garages may also be incorporated into the building design.
0
Garage plans.with a double door and a single door plan shall not be placed next to
each other.
If applicable, where lot width permits plans should include swing-in or side entry garages with
reduced front yard setbacks of ten (to) feet.
Rorioauoh Ranch Specific Plan
N :\31367. 000\dod\SPSect44CCAdopted. doc
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March, 2003
DESIGN GUIDELINES
The design of the garage door shall relate to the overall architectural design of the residence.
Colors shall be from the same paint palette.
Ornamentation of garage doors shall be provided to add visual interest from the street scene.
The use of the sectional, wood or metal, rolling garage door is required since it maximizes the
availability of useable driveway length.
Several different panel designs shall be utilized for any project proposed by each merchant
builder. Metal doors shall only be used when they include either texture or raised panels of a
"residential" nature. The use of window elements is encouraged.
The design of the door face shall result in a treatment which breaks up the expanse of the
door plane while being complimentary to thè architectural elevation of the residence.
Architectural detail consisting of cornices, applied molding or trim or applied headers shall be
used. There shall bean 8" recess. (See Exhibit 4,73).
Aorioauoh Ranch Specific Plan
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March. 2003
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DESIGN GUIDELINES
4.10.3.7 Residential Roof Form
Allowable Roof Pitch (See Figure 4-74)
Allowable roof pitches of 3:12 to 4:t2 shall be used. Allowable roof pitches over balconies
and/or porches may be 2:12.
A single roof pitch should be used on opposite sides of a ridge. Shallow pitches tend to
lessen the apparent building mass.
Roof Types
The use of different roof types will add variety and interest to the street scene. Changing the roof
form on a given plan is the best method of creating alternative elevations. However, the roof
characteristics should be consistent with the historical style that is chosen.
Hip, gable and shake-like material shall be used separately or together on the same roof'.
Avoid a canyon effect in side yards when both buildings have front-to-rear gables, by
providing dormer or hip elements.
Repetitious gable ends along rear elevations shall be avoided. Roof forms with pitch changes
at a porch or projection are preferable.
Roof forms having dual pitches such as Gambrel or Mansard shall not be used.
Maximize variations in rooflines by offsetting roof planes and combining single-story elements
with two-story elements. Long uninterrupted rooflines should be avoided. Mechanical
equipment is not permitted on roofs.
Desion of Rakes and Eaves
The designer may choose from a variety of rake and eave types based on climatic and
stylistic considerations.
Moderate or extended overhangs are acceptable if propèrly designed.
appropriate style are acceptable.
Tight fascia with
Single or double fascia boards, exposed rafters, or fascias with planscias when adequately
scaled, are acceptable.
Care shall be taken to ensure that material sizes avoid a weak or flimsy appearance.
Overhano Proiections and Covered Porches
Substantial overhangs are required as a response to solar and climatic conditions.
The inclusion of covered porches and entries are required as part of the product mix. They
expand sheltered living space, create entry statements and provide elevation/relief.
Rear covered porches may differ from the roof in both pitch and material, but front porches
should retain at least one of these two characteristics.
Roripauah Ranch Specific Plan
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March, 2003
DESIGN GUIDELINES
Steppinq the Roof Form
Steps in the roof respond to the interior room arrangement and provide visual relief and
interest.
A vertical step within the ridgeline should be at least t2" - 18" in order to create visual impact
and allow for adequate weatherproofing.
Solar Panels (See Figure 4-75)
Solar panels shall be parallel to the roof slope and integrated into the roof design.
The frames shall either match the roof or fascia color.
Support equipment shall be enclosed and screened from view.
RoriDauah Ranch Soecific Plan
N :131367. OOOldodlSP Sect44CCAdopted.doc
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DESIGN GUIDELINES
4.10.3.9 Materials and Colors
The appropriate selection of materials and colors will produce homes that possess their own
individual identity, while remaining compatible with the surrounding residences and contributing to
the overall quality of the community.
Exterior Plaster (stucco) is an acceptable exterior building material, with smooth or other light
finish texture. Heavy texture is not permitted.
Use of wood, pre-cast concrete, stone/stone veneer, and tile is acceptable. when in
conformance with the overall building design.
Exterior surfaces shall have only a limited number of colors, one or two base colors and two
or three trim accent colors.
Exterior building materials shall be natural materials which reflect the rural character of the
surrounding hillside environment.
Color is intended as a primary theme element of the community consistent with the building
materials and compatible with the indigenous elements of the environment. Accents are
encouraged which are lighter or darker to highlight the character of the structure. Bright and
non-earth tone colors are not permitted except as accents.
Roof Material
It is neither necessary nor desirable that the community should have a single type or color of roof.
Use of a single color or roof type creates a sense of monotony that contributes to a monolithic
appearance when viewed from a distance. Clay tile, concrete tile and comparable appearing
materials are acceptable roofing materials. Fiberglass and aluminum roofing is prohibited.
Roof colors shall relate to the wall and fascia color. Roofs shall be of a generally neutral tone
while avoiding high contrast or blatant colors such as bright red, deep orange, or ceramic
blue. Tile roofs shall consist of a blend with one color being more neutral. Medium to strong
color contrasts within the blend shall be avoided. Vents shall be of the same color as the
surrounding roof surface.
Roripauoh Ranch Specific Plan
N:\31367 . OOOldodlSPSect44CCAdopted. doc
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March, 2003
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ITEM #5
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CITY OF TEMECULA
COMMUNITY DEVELOPMENT DEPARTMENT
MEMORANDUM
TO:
FROM:
Planning Commission
Cheryl Kitzerow, Associate Planner
DATE:
September 15, 2004
SUBJECT:
Wolf Creek Planning Area 7 - William Lyon Homes Courtyard Product Review
(PA03-0603)
On August 18, 2004 the Planning Commission considered Planning Application No. 03-0603, a
Development Plan (Product Review/Planned Development) for 125 detached single-family
courtyard homes with associated planned development standards located east of Pechanga
Parkway and west of Wolf Creek Road North.
Staff recommended approval of the proposed units since the design was consistent with the
requirements of t~e Wolf Creek Specific Plan. However, upon hearing staff's presentation and
taking public testimony, the Commission voted to continue the item based on the following
concerns:
Architecture should provide more significant elements of architectural style to maintain
authenticity.
Side and rear elevations visible to the interior motor courts and adjacent (interior)
properties should be enhanced.
Additional architectural enhancements/relief should be provided to break up wall planes
(windows/pop-outs).
On September 8, 2004, staff and an ad-hoc Planning Commission Subcommittee (Chairman
Telesio and Commissioner Mathewson) met with the applicant to review proposed changes.
Based on the Subcommittee's comments provided at this meeting, the proposed plan revisions
required additional modifications. As a result, the final revised plans will be presented to the
Commission on the night of the hearing. The following is a summary of the modifications that
will be made in an effort to address the Commission's concerns. The previously proposed plans
are attached for reference only. .
Modify the site plan to indicate additional enhanced elevation locations and remove the
enhanced elevation syrnbol,in locations where architectural enhancements will now be
standard enhancements.
Revise the site plan to eliminate the zero lot line condition for Plan 4 to allow for
additional architectural treatments at this elevation.
Incorporate architectural enhancements on all rear and left side elevations of all plans,
as "Yell as the right side elevations of Plan 4 as standard elements. These
enhancements include a variety of additional window treatments for second story
R:\Product ReviewlWolf Creek1O3.Q603 Wolf Creek Area 7\PC Memo contlnuation.doc
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windows such as shutters, surrounds and wrought iron details as appropriate to the style
to match front elevations.
. Add an additional 'pop-out' is proposed to the rear elevation of Plan 2 (elevations 'A' and
'C') as a standard element. The previously proposed enhanced rear elevation for
elevation '8' will now be a standard element.
Battered columns are proposed for the front elevation porch supports for the Plan 1. No
changes are proposed to any other front elevations as those areas without
enhancements will not be visible due to the courtyard design (i.e. Plan 4 fireplace on
front elevation - fencing and landscaping would eliminate views).
RECOMMENDATION
Staff continues to support the proposed project with the agreed upon revisions and
recommends that the Commission approve this project subject to the attached conditions.
ATTACHMENTS
1.
PC Resolution No. 2004-_- Blue Page 3
Exhibit A - Draft Conditions of Approval
2.
Staff Report from August 18, 2004 Planning Commission Meeting - Blue Page 4
R:\Product ReviewlWolf CreeklO3-0603 Wolf Creek Area 7\PC Memo contlnuation.doc
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ATTACHMENT NO.1
PC RESOLUTION NO. 2004--
R:lProduct Review\Wolf Creek\03-Q603 Wolf Creek Area ?\PC Memo continuation.doc
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PC RESOLUTION NO. 2004--
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF TEMECULA APPROVING PLANNING APPLICATION
NO. PA03-0603, A DEVELOPMENT PLAN (PRODUCT REVIEW
AND PLANNED DEVELOPMENT GUIDELINES) FOR 125
DETACHED SINGLE-FAMILY RESIDENTIAL COURTYARD
HOMES LOCATED WITHIN PLANNING AREA 7 OF THE
WOLF CREEK SPECIFIC PLAN, EAST OF PECHANGA
PARKWAY AND WEST OF WOLF CREEK ROAD NORTH.
UNITS RANGE FROM 1,800 SQUARE FEET TO 2,272 SQUARE
FEET WITH 4 DIFFERENT FLOOR PLANS AND 3
ARCHITECTURAL DESIGNS (ASSESSOR'S PARCEL NOS.
961-020-001,961-020-002, and 961-020-003).
WHEREAS, the City Council of the City of Temecula adopted the Wolf Creek Specific
Plan on February 13, 2001 ;
WHEREAS, William Lyon' Homes, filed Planning Application No. PA03-0603, in a
manner in accord with the City of Temecula General Plan and Development Code; .
WHEREAS, Planning Application No. PA03-0603 was processed including, but not
limited to a public notice, in the time and manner prescribed by State and local. law;
WHEREAS, the Planning Commission, at a regular meeting, considered Planning
Application No. PA03-0603 on August 18, 2004 and again on September 15, 2004, at a duly
noticed public hearing as prescribed by law, at which time the City staff and interested persons
had an opportunity to and did testify either in support or in opposition to this matter;
WHEREAS, at the conclusion of the Planning Commission Hearing and after due
consideration of the testimony, the Planning Commission approved Planning Application No.
PA03-0603 subject to the conditions after finding that the project proposed in Planning
Application No. PA03-0603 conformed to the City of Temecula General Plan, Development
Code and Wolf Creek Specific Plan;
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF TEMECULA
DOES HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS:
Section 1. That the above recitations are true and correct and are hereby
incorporated by reference.
Section 2. Findinos. The Planning Commission, in approving Planning Application
No. PA03-0603 (Development Plan) hereby makes the following findings as required by Section
17.05.010F of the Temecula Municipal Code:
A. The proposed use is in conformance with the General Plan for Temecula and
with all applicable requirements of state law and other ordinances of the city.
The proposed single-family courtyard homes are permitted in the Medium Density land
use designation standards contained in the Wolf Creek Specific Plan and the City's
Development Code. The project is also consistent with the Medium land use
RolProduct Review\Wolf Creek\O3.0603 Wolf Creek Area 7\rev DRAFT RESO AND COA'S.doc
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designation contained in the General Plan. The site is properly planned and zoned, and
as conditioned, is physically suitable for the type and density of residential 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 City Wide 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 single-family courtyard homes, 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 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. Environmental Compliance. A Notice of Exemption for Planning
Application No. PA03-0603 was prepared per the California Environmental Quality Act
Guidelines Section 15162. This section applies when an Environmental Impact Report (EIR) has
been certified and there are not substantial changes not discussed or examined in the EIR.
Section 4. Conditions. That the City of Temecula Planning Commission hereby
approves Planning Application No. PA03-0603, a Product Review and Planned Development
Guidelines for 125 detached single-family residential courtyard homes located within Planning
Area 7 of the Wolf Creek Specific Plan, ranging from 1,800 square feet to 2,272 square feet with
four (4) different floor plans and three (3) architectural designs, subject to the conditions of
approval set forth on Exhibit A, attached hereto, and incorporated herein by this reference
together with any other conditions that may be deemed necessary.
.
Section 5. PASSED, APPROVED AND ADOPTED by the City of Temecula
Planning Commission this 15th day of September 2004.
John Telesio, Chairman
ATTEST:
Debbie Ubnoske, Secretary
[SEAL]
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R,IPmduct ReviewlWotf C<eekIO3-0603 Wotf C<eek "'ea 7'<ev DRAFT RESO AND COA'S.doc
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STATE OF CALIFORNIA
COUNTY OF RIVERSIDE
CITY OF TEMECULA
)
) ss
)
I, Debbie Ubnoske, Secretary of the Ternecula Planning Commission, do hereby certify that PC
Resolution No. 2004-- was duly and regularly adopted by the Planning Commission of the
City of Temecula at a regular meeting thereof held on the 15th day of September, 2004, by the
following vote of the Commission:
AYES:
PLANNING COMMISSIONERS:
PLANNING COMMISSIONERS:
NOES:
ABSENT:
PLANNING COMMISSIONERS:
PLANNING COMMISSIONERS:
ABSTAIN:
Debbie Ubnoske, Secretary
RlProduct ReviewlWolf Creek1O3-0603 Wolf Creek Area Thev DRAFf RESO AND COA'S.doc
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EXHIBIT A
DRAFT CONDITIONS OF APPROVAL
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EXHIBIT A
CITY OF TEMECULA
DRAFT CONDITIONS OF APPROVAL
Planning Application No. PA03-0603
Project Description:
A Product Review and Planned Development
Guidelines for 125 detached single-family residential
courtyard homes located within Planning Area 7 of the
Wolf Creek Specific Plan, located east of Pechanga
Parkway and west of Wolf Creek Road North. Units
range from 1,800 square feet to 2,272 square feet with
four (4) different floor plans and three (3) architectural
designs.
DIF Category:
MSHCP Category:
Per Development Agreement
Not Applicable Per Development Agreement
Assessor's Parcel No:
961-020-001, 961-020-002, and 961-020-003
September 15, 2004
Approval Date:
Expiration Date:
September 15, 2006
PLANNING DEPARTMENT
1.
The applicant shall deliver to the Planning Department a cashier's check or money order
made payable to the County Clerk in the amount of Sixty-Four Dollars ($64.00) for the
County administrative fee, to enable the City to file the Notice of Exemption as provided
under Public Resources Code Section 21108(b) and California Code of Regulations
Section 15062. If within said forty-eight (48) hour period the applicant has not delivered
to the Planning Department the check as required above, the approval for'the project
granted shall.be void by reason of failure of condition (Fish and Game Code Section
711.4(c).
General Requirements
2.
The applicant and owner of the real property subject to this condition shall hereby agree
to indemnify, protect, hold harmless, and defend the City with Legal Counsel of the City's
own selection from any and all claims, actions, awards, judgments, or proceedings
against the City to attack, set aside, annul, or seek monetary damages resulting, directly
or indirectly, .from any action in furtherance of and the approval of the City, or any
agency or instrumentality thereof, advisory agency, appeal board or legislative body
including actions approved by the voters of the City, concerning the Planning
Application. The City shall be deemed for purposes of this condition, to include any
agency or instrumentality thereof, or any of its elected or appointed officials, officers,
employees, consultants, contractors, legal counsel, and agents. City shall promptly notify
both the applicant and landowner of any claim, action, or proceeding to which this
R,lProduct ReviewlWolf Creek\03-0603 Wolf Creek Area 7"ev DRAFT RESO AND COA'S.doc
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3.
4.
5.
6.
7.
8.
9.
10.
condition is applicable and shall further cooperate fully in the defense of the action. The
City reserves the right to take any and all action the City deems to be in the best interest
of the City and its citizens in regards to such defense.
.
The applicant shall submit, to the Planning Department for permanent filing, two (2) 8" X
10" glossy photographic color prints of the color and Materials Boards and of the colored
version of the approved colored architectural elevations. All labels on the Color and
Materials Board, and Elevations shall be readable on the photographic prints.
The project shall meet all applicable Conditions of Approval for Tract Map Number
29798 (PA01-0233) and Tract Map Number 31898 (PA03-0604).
This approval is for product review only and 'Shall in no way limit the city or other
regulatory or service agencies from applying additional requirements and/or conditions
consistent with applicable policies and standards upon the review of grading, building
and other necessary permits and approvals for the project.
This approval shall be used within two (2) years of the approval date; otherwise, it shall
become null and void. By use is meant the beginning of substantial construction
contemplated by this approval within the two (2) year period, which is thereafter diligently
pursued to completion, or the beginning of substantial utilization contemplated by this
approval.
The Director of Planning may, upon an application being filed within thirty days prior to
expiration and for good cause, grant a time extension of up to three one-year extensions
of time, one year at a time.
e
The development of the premises shall substantially conform to the approved plans,
contained on file with the Community Development Department - Planning Division.
The colors and materials for this project shall substantially conform to the approved
colors and materials contained on file with the Planning Department, or as amended
herein. Any deviation from the approved colors and materials shall require approval of
the Director of Planning.
The applicant shall sign both copies of the final conditions of approval that will be
provided by the Planning Department staff, and return one signed set to the Planning
Department for their files.
11.
The Development Code requires double garages to maintain a minimum clear interior
dimension of 20' x 20'. This shall be clearly indicated on the plans prior to the issuance
of building permits for the project. Interior dimensions are measured from the inside of
garage wall to the opposite wall, steps, landing, equipment pedestals, bollards or any
similar type feature. When the top of the stem wall is more than 8" above the garage
floor, the required dimension is measured from the inside edge of the stem wall.
12.
A side light window shall be incorporated in the front door design for all Plan 3 units and
for Lot 2 (Plan 2).
13.
Garage window lights shall be provided for all Plan 3 units and Lot 2 (Plan 2A).
.
RolProduct Review\Wolf C'eek\O3-0603 Wotf C"ek Area Thev DRAFT RESO AND COA'S.doc
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Prior to the Issuance of Building Permits
14.
15.
16.
17.
18.
19.
. 20.
21.
22.
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The applicant shall comply with standards, conditions and requirements set forth in the
Wolf Creek Specific Plan, Mitigation Monitoring Program, conditions of approval for Tract
Map 29798 (PA01-0233), and Ordinance No. 00-02, the Development Agreement
between the City of Ternecula and S,P. Murdy, LLC for the Wolf Creek Specific Plan.
.The applicant shall submit street lighting and signage plans to the Planning Director for
final approval. Street lighting shall comply with the Specific Plan, Riverside County Mt.
Palomar Lighting Ordinance, and the mitigation-monitoring program. Said lighting shall
comply with the standards as set forth in the Mitigated Monitoring Program and install
hoods or shields to prevent either spillage of lumens or reflections into the sky (lights
must be downward facing).
The applicant shall submit mailbox elevations and a plot plan clearly indicating the
location of each mailbox area. Mailbox type and location shall be subject to the approval
of the Postmaster and Planning Director.
Prior to construction of the Model Horne complex, the applicant shall apply for a Model
Home complex permit.
A separate building permit shall be required for all signage.
An appropriate method for screening the gas meters and other externally mounted utility
equipment shall be reviewed and approved by the Planning Department.
The wall and fence plans, shall be submitted for review and approval by the Planning
Director prior to the issuance of building permits for the project.
Landscape plans for front yards, slopes and common lots, to include a plan for perimeter
or "community" walls/fences, shall be submitted for review and approval by the Planning
Director prior to the issuance of building permits for the project.
Landscape plans shall include details of the recreation center facilities, including but not
limited to paving materials/colors for waterspout, and material/colors of shade structure
to be reviewed and approved by the Planning Director.
Prior to Building Occupancy
23.
All of the foregoing conditions shall be complied with prior to occupancy or any use
allowed by this permit.
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All required landscape planting and irrigation for each individual house shall have been
installed consistent with the approved construction landscape plans and shall be in a
condition acceptable to the Planning Director prior to occupancy for each house. The
plants shall be healthy and free of weeds, disease, or pests. The irrigation system shall
be properly constructed and in good working order.
By placing my signature below, I confirm that I have read, understand, and accept all the above
Conditions of Approval. I further understand that the property shall be maintained in
conformance with these conditions of approval and that any changes'l may wish to make to the
project shall be subject to Planning Department approval.
24.
Applicant's Signature
Date
Applicant's Printed Name
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ATTACHMENT NO.2
AUGUST 18, 2004 PLANNING COMMISSION
STAFF REPORT
R:\Product ReviewlWolI CreeklO3.()603 Wolf Creek Area 7\PC Memo contlnuation.doc
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Date of Meeting:
Prepared by:
File Number
STAFF REPORT - PLANNING
CITY OF TEMECULA
PLANNING COMMISSION
August 18, 2004
Cheryl Kitzerow
Title: Associate Planner
PA03-0603 & PA03-
0604
Application Type:
Tentative Tract Map and
Development Plan (Product
Review/Planned Development)
Project Description:
Planning Application No. PA03-0604, submitted by William Lyon
Homes, is a Tentative Tract Map No; 31898 to subdivide 14.1 acres
within Planning Area 7 of the Wolf Creek Specific Plan into 128
lots (125 single family units). In conjunction, Planning Application
No. PA03-0603, submitted by William Lyon Homes, is a
Development Plan (Product Review/Planned Development) for 125
detached single-family courtyard homes with associated planned
development standards. The project site is located east of
Pechanga Parkway and west of Wolf Creek Road North.
Plan 1, two story 1,800 square feet (28 units)
Spanish Colonial (10 units)
Craftsman (10 units)
Cottage (8 units)
Plan 2, two story 1,961 square feet (33 units)
Spanish Colonial (9 units)
Craftsman (12 units)
Cottage (12 units)
Plan 3, two story 2,121 square feet (35 units)
Spanish Colonial (8 units)
Craftsman (14 units)
Cottage (13 units)
Plan 4, two story 2,272 square feet (29 units)
Spanish Colonial (10 units)
Craftsman (10 units)
Cottage (9 units)
R,\T Ml2003103-0604 TIM 31898\ST AFF REPORT-doc
Recommendation:
(Check One)
[g Approve with Conditions
.
0 Deny
0 Continue for Redesign
0 Continue to:
0 Recommend Approval with Conditions
0 Recommend Denial
[g Categorically Exempt
(Class)
15162
(Subsequent
EIR)
CEQA:
(Check One)
0 Negative Declaration
0 Mitigated Negative Declaration with Monitoring Plan
DEIR
PROJECT DATA SUMMARY
Applicant:
William Lyon Homes
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Completion Date:
July 14, 2004
Mandatory Action Deadline Date:
August 18,2004
General Plan Designation:
Medium Density Residential
Zoning Designation:
SP 12 - Specific Plan 12 -Wolf Creek, Planning Area 7
Site/Surrounding Land Use:
Site:
Vacant
East:
Vacant, Planning Area 6 of the Wolf Creek Specific Plan - approved Single
Family Detached Residences - Woodside Homes (Low Medium Residential)
Vacant, Planning Area 12 of the Wolf Creek Specific Plan (Neighborhood
Commercial)
Existing Single Family Residences across Pechanga Parkway (Low Medium
Residential)
Planning Area 8 of the Wolf Creek Specific Plan (Future Elementary School)
North:
South:
West:
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R'IT M\2OQ3\O3-0604 TIM 31898\STAFF REPORT.doc
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Lot Area:
3,000 SF minimum
Total Floor Area/Ratio
N.A.
Landscape Area/Coverage
0.34 acre recreation center plus 200 S.F minimum private/per lot
Parking Required/Provided
2 covered spaces/unit required / 2 garages/unit provided plus on-
street parking for guests
BACKGROUND SUMMARY
~1.
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
Tentative Tract Map, PA03-0604
Tentative Tract Map No. 31898 is located east of Pechanga Parkway and west of Wolf Creek
Road North in Planning Area 7 of the Wolf Creek Specific Plan. The proposed project will
subdivide 14.1 net acres of land into 128 lots (including 125 single-family units). Per the
requirements of the Subdivision Ordinance (Section 16,03.060.A), two points of access are
proposed since there are more than 35 homes. Primary access to the site will be taken from
Street 'A' and Wolf Creek Drive North, with secondary, restricted right-in/right-out access from
Street 'D' and Wolf Creek Drive North. The map proposes private interior streets and staff finds
the design to be acceptable. Pedestrian access is provided to Planning Area 6 (Single Family
Residential) to the north of the subject site and Planning Area 12 (Neighborhood Commercial) to
the south of the subject site. All proposed access conforms to the requirements of the Specific
Plan.
The Tentative Map creates 125 residential lots ranging in size from 3,000 square feet to 6,345
square feet, with an average lot size of 3,361 square feet. A .34 acre recreation lot with gazebo,
waterspout feature and passive recreational opportunities is also proposed. Two additional open
space lots are proposed as pedestrian connections to the adjacent planning areas. The project
design accommodates a courtyard product type, as permitted for in Planning Area 7of the
Specific Plan. The courtyard design is similar to the conceptual typical courtyard designs
approved in the Specific Plan. Lots front on either the motor-court driveway or the internal loop
street. The Specific Plan zoning requirements for Planning Area 7 recognizes the courtyard
home site planning is highly dependent on integration of product design and placement of homes
on the lots.
Courtvard Development Standards
The Wolf Creek Specific Plan requires Planned Development Guidelines be reviewed and
approved by the Planning Commission when courtyard homes are proposed. The applicant has
submitted Planned Development Guidelines (see attached) which establish development
standards applicable to the motor-court project design. As designed, the typical cluster for the
courtyard includes six units with primary access from the private court drive, and two units with
access along the street frontage. Units have been designed so that those units (typically Plan 1)
with access from the courtyard and frontage along the street integrate two '1ront-sided"
R,IT MI2003103-0604 TIM 31 B9BIST AFF REPORT.doc
architectural elements. The Planned Development Guidelines require the following minimum
setbacks:
Front yard: 15 feet average to structure, except when structure fronts onto a courtyard,
then minimum setback is 5 feet.
.
Corner Side yard: 10 feet
Interior Side yard: 0 feet
Rear Yard: 10 feet
These standards as proposed achieve the intent of the courtyard design illustrated in the Wolf
Creek Specific Plan.
.
The proposed courtyard design lot configuration created challenges for the provision of visitor
parking and trash pick-up. The proposed internal streets are proposed as private streets with
stub (dead-end) streets located in three locations (not exceeding six hundred feet in length per
the Subdivision Ordinance). Due to this design, trash pick up must be handled uniquely since the
trash trucks are unable to turn around or back out of the stub streets. The applicant has
submitted a Trash Bin Location Exhibit identifying a specified location for each unit to place trash
bins on pick-up days along the internal loop street. These areas would have curb markings and
be identified in the project CC&R's. Signage would also be provided restricting parking in these
areas on specified pick-up days. Another consideration for this type of courtyard design is the
provision of adequate parking since the motor-court driveway does not accommodate parking
and driveways are less than 18 feet from the curb. The applicant has submitted a Parking Exhibit
illustrating the on-street parking. On-street guest parking spaces total 82 spaces for the site
which staff feels is adequate. Staff is satisfied that the courtyard design proposal is functional
and will promote innovative site design as envisioned by the Specific Plan.
.
The proposed Tentative Tract Map is consistent with the Wolf Creek Specific Plan, Subdivision
Ordinance, and General Plan.
Development Plan, PA03-0603
Architectural Review
The project proposes four (4) floor plans and three (3) architectural styles. The architectural
styles include Spanish Colonial, Craftsman and Cottage styles which are consistent with the
Residential Architectural Design Guidelines in the Wolf Creek Specific Plan Section IV (B).
Staff feels that with the attached conditions of approval, the project exceeds the design
requirements of the Wolf Creek Specific Plan. The proposed elevations achieve the overarching
design principle stated in the Specific Plan to create a street scene with strong character as well
as function and visual variety.
The various materials and features proposed include the following for each architectural style:
Spanish Colonial: 20/30 light sand aggregate stucco finish, full US" concrete roof tiles,
covered and arched entryways, 5:12 roof pitch, wrought iron details, clay outlookers,
decorative window awnings, arched window lights on garage doors, recessed principal
windows, multi-paned windows on front elevations and second story, window trim and
shutters, and exposed rafter tails.
.
R:\T MI2003\03.0604 TIM 31898\STAFF REPORT.doc
.
Craftsman: Stucco finish, wood siding, stone veneer, front porch, 5:12 roof pitch, hip and
gable roof, wood shutters, exposed wood beams at gables, recessed principal windows,
window trim, multi-paned windows on front elevations and second story, decorative wood
pot shelves, and flat roof tile.
Cottage: Stucco finish, stone veneer, 6:12 roof pitch, flat concrete roof tile, recessed
principal windows, window trim and shutters, multi-paned windows, front porches,
decorative wrought iron railing on porches, decorative wood pot shelves, and wood
fascia.
The applicant has provided specific details, which are unique to each style proposed on each
elevation, including door and window types, window and door trim, garage door design including
windows, materials such as wrought iron details, stone, brick, roof type and pitch, shutters and
the overall silhouette.
BuildinQ Elements/Mass. HeiQh1. and Scale
The Wolf Creek Specific Plan requires careful articulation and detailing of architecture for
elevations adjoining major roads classified as collectors or greater, pedestrian corridors and
open spaces, with large unbroken surfaces discouraged. A mixture of one and two story
elements is encouraged, with single story elements used to reduce architectural massing on
corner lots. Furthermore, the Specific Plan requires that highly visible front, side and rear
elevations include architectural enhancements. Examples include changing roof lines,
incorporating dormers with windows into roofs, varying siding material and/or colors, installation
of window trim on second stories, and using window shutters.
.
The proposed project includes two-story elevations that incorporate one-story elements. The
units provide adequate articulation in roof forms and offsets to reduce massing and the
elevations are visually broken up with offset stories, changes in materials, architectural banding
and/or sloping roof lines. Units adjacent to major roadways, pedestrian corridors and open
spaces will provide enhanced elevations, as indicated on the product placement plan and
architectural drawings. Proposed enhancements include additional window shutters, additional
building materials on sides and rears, and second story pop-out elements. Staff feels the
proposed enhancements meet the requirements of the Specific Plan.
The proposed units include well pronounced front entries as required in the Specific Plan with
the use of covered and/or arched entries. Entry and garage doors are distinct and compatible
with the architectural style. Staff is recommending a condition that garage windows be provided
for all Plan 3 units and Plan 2 on Lot 2, since these units front the internal street network. Varied
unit entry is provided, which achieves a variation in the streetscape that is encouraged in the
Specific Plan (page IV-34). Staff is also recommending a condition to require side lights at the
front entry of all Plan 3 units and Plan 2 on Lot 2, to further provide streetscape variation, as
encouraged in the Specific Plan (page IV-56). Side lights at the front entry are optional in all
other locations. Staff feels the proposed roof pitches provide variety in street scene and
furthermore, they are representative of the architectural style.
Materials and Colors
.
The project includes variation in both building materials and colors which help to provide
variation and interest, as well as break up the massing of two story units as required by the
Specific Plan. Each of the proposed elevation styles provide four color schemes, which will result
R,IT M\2003\03.06Q4 TIM 31898\STÀFF REPORTdoc
in twelve compatible color schemes for the development. Brick, tile and stone are encouraged as
paving and wall accents, and have been adequately integrated into the proposed elevations.
Roof materials are compatible with the elevation style and complement the primary building
colors. The specific plan requires that roof colors compliment building colors and each
residential subdivision shall offer homes with two or more different roof color options. Up to 70
percent of the homes will have the same dominant roof color. The proposed roof materials
provide adequate color variations.
.
Product Placement
The proposed product placement conforms with the Residential Architectural Guidelines of the
Wolf Creek Specific Plan because architectural enhancements will be added on all elevations
visible from major Circulation Element roadways, open space areas, and pedestrian corridors.
Staff is recommending a condition requiring the rear of Lot 77 to include an enhanced elevation
since this unit will be visible from the secondary project entry and Wolf Creek Road North. Units
have been plotted to avoid repetition in plan and elevation type, which creates an interesting and
varied streetscape. No single-story units are proposed (and are not required in the Specific Plan)
however, single story elements on two-story products will avoid a "canyon" effect along the
street.
ENVIRONMENTAL DETERMINATION
~1.
In accordance with the California Environmental Quality Act, the proposed Project has
been deemed to be categorically exempt from further environmental review. (CEQA
Section 15162 subsequent EIR's and Negative Declarations).
.
CO NCLUSION/R ECOM M ENDA TION
Staff has determined that this project is consistent witt;¡ the General Plan, Wolf Creek Specific
Plan, Development Code and Subdivision Ordinance and recommends approval based on the
following findings and subject to the attached Conditions of Approval. .
FINDINGS
Tentative Tract Map (Code Section 16.09.1400)
1.
The proposed subdivision and the design and improvements of the subdivision are
consistent with the Development Code; General Plan, the Subdivision Ordinance and the
City of Temecula Municipal Code;
Tentative Tract Map No. 31898 is consistent with the General Plan, the Subdivision
Ordinance, the Development Code, and the Municipal Code because the project has
been designed in a manner that it is consistent with the General Plan, Subdivision
Ordinance, Development Code, Wolf Creek Specific Plan, and the Municipal Code.
2.
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;
.
R,IT M\2003103-0604 TIM 3 t 898\ST AFF REFORT.doo
.
.
.
The proposed property has not been used as agricultural land for approximately 15
years. A Williamson Act contract applicable to the subject property expired in 1989;
therefore the subject project will not result in the cancellation of a Williamson Contract.
3.
The site is physically suitable for the type and proposed density of development
proposed by the tentative map.
The project consists of a 128-lot (125 residential units) Tentative Tract Map on property
designated for medium density residential uses, which is consistent with the General
Plan, as well as, the development standards for Planning Area 7 of the Wolf Creek
Specific Plan.
4.
The design of the subdivision and the proposed improvements, with conditions of
approval, will not be likely to cause significant environmental damage or substantially and
avoidably injure fish or wildlife or their habitat.
An Environmental Impact Report and Mitigation Monitoring Plan were approved for the
Wolf Creek Specific Plan No. 12, which addressed environmental impacts on the site.
Mitigation measures (described in the Mitigation Monitoring Program), and the Conditions
of Approval for the Specific Plan have been incorporated as conditions for this
application, as appropriate. The application is consistent with the project description
analyzed in the EIR, and no subsequent environmental review is necessary per Section
15162 of the California Environmental Quality Act.
5.
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 commented on by the Fire Prevention Division and
the Building & Safety Division. As a result, the project will be conditioned to address their
concerns. Further, provisions are made in the General Plan and the Development Code
to ensure that the public health, safety and welfare are safeguarded. The project is
consistent with these documents.
6.
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 in the subdivision to the extent feasible. Prior to the construction of single-
family residences the applicant will be required to submit building plans to the Building
Department that comply with the Uniform Building Code, which contains requirements for
energy conservation.
7.
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.
All required rights-of-way and easements have been provided on the Tentative Map. The
Public Works Department and Community Services District have reviewed the proposed
division of land and adequate conditions and/or modifications have befJn made to the
Tentative Tract Map.
R:ITM\2003103.Q604 TIM 31898ISTAFFREPORT.doc
8,
The subdivision is consistent with the City's parkland dedication requirements (Quimby).
Per the Development Agreement approved with the Wolf Creek Specific Plan, Quimby
fees will not be required. Appropriate parkland dedication and in-lieu fees have been
provided.
.
Development Plan (Code Section 17.05.010F)
1.
The proposed use is in conformance with the General Plan for Temecula and with all
applicable requirements of state law and other ordinances of the city.
2.
The proposed single-family courtyard homes are permitted in the Low Medium Density
land use designation standards contained in the Wolf Creek Specific Plan and the City's
Development Code. The project is also consistent with the Low Medium land use
designation contained in the General Plan. The site is properly planned and zoned, and
as conditioned, is physically suitable for the type and density of residential 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), and fire and building codes.
The overall development of the land is designed for the protection of the public health,
safety, and general welfare.
The overall design of the single-family courtyard homes, including the site, building,
parking, circulation and other associated site improvements, is consistent with, and
intended to protect the health and safety of those living and working 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.
.
ATTACHMENTS
1.
PC Resolution No. 2004-- PA04-0604 (TIM 31898) - Blue Page 9
Exhibit A - Draft Conditions of Approval
PC Resolution No. 2004-- PA04-0603 (Development Plan) - Blue Page 10
Exhibit A - Draft Conditions of Approval
2.
3.
4.
Plan Reductions PA04-0604 (TTM 31898) - Blue Page 11
Plan Reductions PA04-0603 (Product Review) - Blue Page 12
5.
6.
Wolf Creek Specific Plan Planning Area Map - Blue Page 13
Wolf Creek Specific Plan - Planning Area 7 Zoning Excerpt - Blue Page 14
7.
8.
Wolf Creek Specific Plan Residential Design Guideline Excerpt - Blue Page 15
Planned Development Guidelines - Blue Page 16
.
R,\T M\2003\03-0604 TIM 3 t 898\ST AFF REPORT.do<
.
.
.
ATTACHMENT NO.4
PLAN REDUCTIONS (PAO4-0603 - DEVELOPMENT PLAN)
R:\T M\2003103.0604 TIM 3 t898\STAFF REPORT.doc
12
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ATTACHMENT NO.5
WOLF CREEK SPECIFIC PLAN
PLANNING AREA MAP
R:IT M\2003\03.06041TM 31898\STAFF REPORT.doc
13
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LEGEND
~ VlIUO.œtmR
- DIWNAO.OREENB¡¡¡'T
~ LINEAR PARK
a ROADWAYPASEO
Wolf Creel~
COMMUNITY
DESIGN PLAN
- PARKS
t". MAJORCOMMUNITYI!NTRY
~ SECONDARYCOMMUNITYI!NTRY
m~D'
II;"""'dFo'
Spring Pacïfic Properties LLC. - 15751ROCKFIEIDBLVD.-SUlTE100-1RVINE,CA~2618
F;gure mol
iI~ """" ~ mMI ~
"'tom-2
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ATTACHMENT NO.6
WOLF CREEK SPECIFIC PLAN
PLANNING AREA 7 ZONING REGULATIONS (EXCERPT)
R:\T M\2003\03-0604 TIM 31898\ST AFF REPORT.doc
14
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Wolf Creel~
Zoning
Planninl! Area 7 M Zone Sinl!le Familv Residential (Courtyard Homes)
(I)
The uses permitted in Planning Area 7 of Specific Plan No. 12 shall be the same as those
uses permitted in the M Residential District in Chapter 17.06 of the City ofTemecula
Development Code.
(2)
The development standards for Planning Area 7 of Specific Plan No. 12 shall be the
same as those standards identified for the M Residential District in Section 17.06.040
of the City ofTemecula Development Code, except for the following:
A.
B.
C.
D.
E.
Minimum net lot area shall not be less than three thousand (3,000) square feet.
The minimum width at the front setback shall no be less than thirty feet (30').
The minimum average width of a lot shall not be less than thirty feet (30').
The minimum depth of a lot shall not be less than sixty-five feet (65').
The front yard to a liveable structure shall not be less than an average of fifteen
feet (15') and a minimum often feet (10').
The comer side yard shall be not less than ten feet (10').
The interior side yard shall have a minimum setback of zero feet (0).
The rear yard shall be not less than five feet (5').
The maximum height shall not exceed thirty-five feet (35').
Minimum garage setbacks shall be eighteen feet (18') from the right-of-way
entrances that face the street and ten feet (10') for a side-entry garage. Roll-up
type garage doors shall be required.
Patio covers for side and rear yards with vertical supports shall be a minimum
of five feet (5') from the property line. Patio covers without vertical supports
shall be a minimum of three feet (3') from the property line.
Patio covers for front yards with vertical supports shall be a minimum often feet
(10') from the property line. Patio covers without vertical supports shall be a
minimum of three feet (3') from the property line.
F.
G.
H.
I.
J.
K.
1.
(3)
Except as provided above, all other zoning requirements shall be the same as those
requirements identified in Chapter 17.06 of the City of Temecula Development Code.
(4)
\',qKn co". t»A.d honKs ale ilnpklhcntcd, propel site desigh in. 01 ,eb detailed iltteß1 atiOh
of a,ehiteetul~1 flOV1 plan design \'Iill, plotting and sit" desi/?,... TI,e."fole, a Planned
De,dúPlh".¡t O,ella) (PDO) PIa.. app,o,al b) the Planhing Cû",JhÍoo;ûh subject to tI,e
Jeq,,;.eiUents of CI,A¡Jte. 17.22 of II." De.dOpJneht Code ~I.all be ."q,,;,ed. The
D",dop.nent PIA., suLlllittal shall in"lade ah aJd.it"chhAI dcbign p"ckage ihd"d;ng
floo'pla..& ahd ek,at;û..& fo, "II plod".;t t)þe& Piopvbcd. Minimum rear yard
requirements are set at five feet (5') for courtyard home products, however courtyard
home site planning is highly dependent on integration of product design and placement
Specific plan No. 12
Page 10 of39
2/14/2001
Wolf Creek
Zoning
of homes on the lots. TI,G DG,dopwGüt Plat. thust d~,¡'OI,st'dk a m¡hilhthu of 200
sqûa.G fcGt of u.labiG f>1Ì ,atG )a,d ;'I-'a.:;" fN GaGh lot.
ill
A detailed noise assessment. evaluating project and cumulative noise impacts. shall be
provided for Planing Area 7 because of its location adiacentto Pala Road. As necessary.
the assessment shall describe noise reduction measures to be incoroorated into the
project to complv with state and local exterior noise standards. The assessment shall be
completed to the satisfaction of the City prior to the approval ofa tentative subdivision
map or development plan. whichever is appropriate for the tvpe of development
proposed.
(6)
When courtyard homes are implemented. Planned Development guidelines shall be
submitted for review and approval by the Planning Commission.
!h
The Development Plan shall include an architectural desil¡:n package including
floorolans and elevations for all product types.
~
The Development Plan must demonstrate a minimum of two hundred (200)
square feet of usable private yard space for each lot.
Specific plan No. 12
Page II of39
2/t412001
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ATTACHMENT NO.7
WOLF CREEK SPECIFIC PLAN
RESIDENTIAL DESIGN GUIDELINES (EXCERPT)
R,IT M\2003103-06041TM 31898\STAFF REPORT.doc
15
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I.
Wolf Creel~
N. Design Guidelines
To give a better idea of the depth, separation, and treatment of WOLF CREEK
from the adjacent land uses acroSs from Pala Road a perspective view of Pal a
Road is shown in Figure IV-37. This exhibit gives a view from the curb of the
Pala Road median looking southeast toward the WOLF CREEK Community. This
view affords a realistic view of the drainage channel, the boulder-lined drop
structure, and the bloçk wall abutting the back of the residential uses in
. Planning Area 7. To create visual breaks in the block wall "view fencing" (no
access permitted) will abut residential cul-de-sacs so that wall design is not
monolithic. Articulation and landscaping will also be used to visually
enhance the block wall. Walls will not be constructed adjacent to
commercial areas. '
B.
Architecture
The WOLF CREEK community has been conceived as a project with a historical California architectural
design philosophy. The history of the Temecula area and its aesthetic compatibility within the WOLF
CREEK can be considered the source of the style selection. California architecture is well adapted to the
climate and the southern California lifestyle as well.
While architectural style is implied, these guidelines do not mandate specific details, materials or colors.
This approach would create monotony and uniformity, and discourage individual design expression and
innovation. Instead, the intent of the architectural guidelines is to encourage and inspire individual
developers and designers.
"Early California" embodies an eclectic collection of different architectural styles that have been used
throughout southern California; see Figures IV-34A-G, Early CalijcJrnia Vignettes. The styles that are
appropriate for WOLF CREEK are California Ranch (Figure IV-38A), Cottage (Figure IV -38B), Craftsman
(Figure IV-38C), Monterey (Figure IV-38D), American Fannhouse (Figure IV-38E), Spanish Colonial
(Figure IV -38F), and Traditional (Figure IV -38G). These styles are compatible with one another, have
a demonstrated market appeal and community acceptance and can be successfully adopted to a
contemporary merchant builder's product line. It is important that these guidelines assist in the design
of merchant builder product lines without being overly restrictive. Architects shall avoid harsh contrasts
of materials and colors and shall be sensitive to the scale shown for the style they are emulating. Details
and colors shall correlate with the styles selected.
The overarching design principle is to create a street scene that has both a strong character as well as
function and visual variety. Various techniques are described on the following pages that can achieve
this goal. It is not necessary to utilize every method on every building as long as the goals of variety and
character are achieved. See Figures IV-39A -IV-39D,
Specific plan No. 12
IV-45
w oil Creel~
IV. Design Guidelines
.
Figure IVc38C, Craftsman Style
Figure IV-38B, Cottage Style
.
Figure IV-38D, Monterey Style
Specific plan No. 12
IV-47
.
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w oU Creel~
IV. Design Guidelines
Figure IV-38E, American Farmhouse Style
Figure IV-38F, Spanish Colonial Style
Figure IV-38G, Traditional Style
Specific plan No. 12
IV-48
Wolf Creel.
ARCffiTECTURAL GUIDELINES
MASSING, HEIGHT & SCALE
VARIED ROOF FORMS, AND COMBINATIONS
OF ONE AND TWO STORY ELEMENTS
PROVIDE VARIETY, REPUCE MASS
AND ACCOMOPATE
PEDESTRIAN SCALE
CAREFUL ARTICULATION AND DETAILING OF
ARCHITECTURE ADJOINING MAJOAROADS.
COMMUNITY THEME WALL PUNCTUATED
WITH'GENEROUS AMOUNTS OF
LANDSCAPING IS ENCOURAGED
-
--:
FigureIV-3.
. f.
uC
&.pu.d For
Spring PaciÍic Properties LLC.
15151 ROCKFIELD BLVD.- SUITE 100 - IRVINE, CA. 92618
Page IV-49
.
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Wolf Creelz
ARCIDTECTURAL GUIDELINES
DOORS & WINDOWS
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ARCHITECTURAL GUIDELINES
BALCONIES & PORCHES
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15751 ROCKFlELD BLVD.- SUITE 100 - IRVINE, CA. 92618
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ARCHITECTURAL GUIDELINES
DETAILS
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15151 ROCKFIELD BLVD.- SUITE 100 - IRVINE, CA. 92618
Page IV-52
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Wou Creel,
Iv. Design Guidelines
.
1.
Residential Architectural Desi!!:n Guidelines
a.
Mass, Height and Scale
Mass of buildings located adjacent to major vehicular and pedestrian corridors,
and open spaces shall be carefully articulated, with large unbroken surfaces
discouraged.
The use of a mixture of one and two story elements are encouraged.
Single story elements are encouraged to reduce architectural massing when
located on a comer lot.
Homes shall maintain low lines and horizontal forms as feasible, especially on
comer lots.
Varied roof forms are encouraged.
A hierarchy ofform shall be present such as well-pronounced front entries,
The highly visible front, side, and rear elevations of homes located adjacent to
major circulation corridors shall include architectural enhancements. Examples
of possible enhancementS to side and rear building elevations include: changing
roof lines, incorporating dormers with windows into roofs, varying siding
material(s) and/or color(s), installation of window trim on second stories, and
using shutters to frame windows
.
Residences that abut streets classified as collectors or greater shall be designed
and built with enhanced architecture such as architectural decoration and trim,
projections, and/or articulated facades on those elevations visible from such
street(s).
The use of articulated walls to create strong shadows and visual interest is
encouraged.
Building projections and recesses; shall be provided on the front facade of each
residential structure.
Emphasis shall be placed on horizontal architectural lines including architectural
trim and fascia lines.
Specific plan No. 12
IV-53
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Wolf Creelz
IV. Design Guidelines
Two-story elevations shall be visually broken up with offset stories, changes in
materials, architectural banding or other similar accents, and/or sloping roof-
lines. This is especially important where two or more elevations of a residence
are prominently visible, as at street corners.
b.
Materials and Colors
Changes in building materials and/or colors are encouraged to help visually
break up the massing and scale of two-story elevations.
The color of buildings shall be compatible with and integral to the materials
chosen. Accent colors that complement the designated color scheme may be
applied to doors, windows, shutters, architectural trim and special features for
visual interest,
To promote visual interest, it is recommended that a mixture of cool and wann
building materials and roof colors be incorporated into each residential structure.
Several color schemes shall be provided for similar elevations to provide
variation and interest.
Clay, concrete or ceramic tiles that complement the primary building color(s)
may be used at building entries to create visual focal points.
Brick, tile and stone are encouraged as paving and wall accents.
Smooth-textured stucco and plaster, may have uneven surface to recall hand
worked appearance.
Wood products shall be of sufficient quality to accept semi-transparent stains.
Where timber is used as a decorative or structural element on a residential
building, the size and scale of the timber shall be in proportion tQ the overall
lines, size and massing of the building.
Specific plan No. 12
IV-54
Wolf Creel:
Iv. Design Guidelines
.
c.
Building Elements
Roofscapes
Simple gable, hip or shed roof forms are encouraged.
Roof overhangs or clipped eves are encouraged.
Cornice banding on parapet walls' is encouraged.
Long unbroken roof lines are discouraged. Variations in roof line heights and
alignments are encouraged.
Roof pitches should, in general, vary from 5:t2 to 3:12.
Roofing materials shall be non-flammable (i.e., concrete tiles, clay tiles, slate).
Asphalt shingle roofing is permitted if it is fire retardant.
Masonry materials with integral color are preferable to surface glazed materials,
since integral colors tend to be more durable and long-lasting.
Roof color shall compliment the building colors. Each residential subdivision
shall offer homes with two or more different roof color options. Each
subdivision may have up to 70% of the homes with the same dominant roof
color; a secondary roof color shall be used on the remaining homes. Both the
primary and secondary colors shall be compatible.
.
The roof material palette for each building shall contain more than one color to
achieve a variegated appearance. This variegation should be noticeable, but
subtle. Colors may vary as long as they are compatible with each other.
Dramatic changes in roofing colors between buildings in the same subdivision
are discouraged. For example, a few scattered cool grey roofs within a
subdivision of mostly warm red roofs look out-of-place and artificial; however,
a warm grey roof would look fine adjacent to a warm brown roof. The
exception to this approach is when several different architectural styles are used
within the same subdivision, in which case, different roofing colors and
materials are appropriate.
Specific plan No. 12
IV-55
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WaU Creek
IV. Design Guidelines
Windows and Doors
Specific Plan No. 12
Deep set openings are suggested to convey the impression of wall thickness and
create strong shadows.
Window pediments, small roof elements, and overhangs and projections over
windows, doors and garage doors are encouraged.
Deep set, corner and arched windows are.encouraged.
Articulation of highly visible roll-up garage doors is encouraged.
Using pot shelves or flower boxes below windows will add visual interest and
color.
Exterior doors shall be decorative and visually interesting. Plain, frosted and
etched glass door panels and sidelines are desirable options.
.
French doors, dormer windows and decorative shutters are encouraged.
A variety of window treatments are encouraged, including unusual window
placement, use of decorative grills and iron work, and incorporation of glass
block windows where light is desired but privacy is an issue.
Divided lights will reduce the scale oflarge windows and provide visual interest.
High windows, transom windows, and clerestory windows are encouraged.
Balconies and Porches
Balconies and porches may be used to articulate and reduce mass, as well as
provide shadow relief.
Porches, balconies and trellis structures that are located in front yards shall be
compatible with the overall architectural theming, style and design of the
residence.
Balustrades of wood and iron are encouraged.
Any projections shall be simple and bold.
Cylindrical or square columns of stucco or concrete are encouraged.
IV-56
Wolf Creelz
IV. Design Guidelines
.
Arch or column supports of balconies shall be used as entry elements where
possible.
Materials used shall be appropriate to the designated style.
Private Walls and Fences
Low garden walls which can serve as seating and flat display surfaces are
recommended.
The use of gateways, portals, and openings which "frame" a view is encouraged,
Gates shall be placed to provide physical access to public open spaces, paseos
or enhanced landscape edges.
The use of thematic materials and colors appropriate to the designated
architectural style is encouraged.
Project wall design shall be consistent with the community wall program.
Height, proportions and scale must be sympathetic to architecture of adjacent
buildings.
.
Incorporating pilasters into private walls is encouraged.
Private rear and side yards shall 'be enclosed by a fence, wall, entry court or
landscaping as appropriate.
Encourage substantial proportions, conveying the visual impression of solidity
and permanence.
Decorative grillwork and see-through fencing shall be used wherever possible
to provide visual access to open space.
Details
Quatrefoil window details are encouraged. A quatrefoil window is a window
with four-lobes or leaf-shaped curves. These windows are usually smaller than
typical windows and are often used for decorative purposes, rather than for
ventilation.
Specific plan No. 12
IV-57
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w 01£ Creel~
Iv. Design Guidelines
Potshelves, pilasters and brick and tile accents are encouraged around doors,
windows and entries, particularly near front and side entries that are easily
visible from the street.
Low and high walls shall be used to define courtyards, patios and entries.
Chimneys shall be simple, well scaled elements and trimmed to match the
architecture.
Mailboxes shall be grouped in multi-family areas and designed to reflect the
architectural motif.
All antennas shall be restricted to the attic or interior of the residences.
Solar panels, if any, shall be integrated into the roofform and flush with roof
slope and color to blend with roof materials.
Skylights, if any, are to be designed as an integral part of the roof. The metal
flashing surrounding the skylight should be painted to match the roof color.
Mechanical equipment such as gas meters, air conditioning and heating
equipment shall be screened from public view, either by landscaping, fences,
walls, earth berms or combination thereof.
Exposed, unpainted sheet-metal spouts are discouraged. Such spouts shall be
painted to match the building or the architectural trim.
Design covered porches to have shallow pitched canopies and broad roof
overhangs.
When using wood as a building material; incorporate substantial posts, timbers,
planks wide railings, and balusters into the architecture.
Use decorative porch supports with capitals, wrapped with wood trim, or turned
portions.
For subdivisions with a minimum lot size of7,200 square feet or larger, consider
providing some homes with covered breezeways Or àrchways that link detached
garages and/or structures to the main residence.
Rain gutters, flashing, and other architectural elements and trim constructed of
sheet metal shall be painted with dark colors similar to the fascia.
Specific plan No. 12
IV-58
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15751 ROCKFIELD BLVD. - SUITE 100 - IRVINE, CA 92618
Page IV-36
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15751 ROCKFIELD BLVD. - SillTE 100 - IRVINE, CA 92618
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15751 ROCKFIELD BLVD. - SUITE 100 - IRVINE, CA 92618
Page rV-38
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. Prepared For
Spring Pacific Properties L.L.C.
15151 ROCKFIELD BLVD. - SUITE 100 - IRVINE, CA 92618
Page IV-39
Figure IV-34D
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ATTACHMENT NO.8
PLANNED DEVELOPMENT GUIDELINES
R:\T Ml2003\O3-0604 TIM 31898\ST AFF REPORT.doc
16
. PLANNING AREA 7
PLANNED DEVELOPMENT GUIDELINES
1) The uses permitted in Planning Area 7 of Specific Plan No. 12 shall be the
same as those permitted in the M Residential Zoning District in Chapter
17.06 of the City of Temecula Development Code.
2) The development standards for Planning Area 7 of Specific Plan No. 12
shall be the same as those standards identified for the M Residential
Zoning District in Section 17.06.040 of the City of Temecula Development
Code, except for the following:
A. Minimum net lot area shall not be less than three thousand (3,000)
square feet.
B. The minimum lot frontage shall not be less than twenty feet (20').
C. The minimum width at the front setback shall not be less than fifteen
feet (15').
D. The minimum average width of a lot shall not be less than thirty feet
(30').
E. The minimum depth of a lot shall not be less than fifty feet (50').
F. The front yard to a livable structure shall not be less than an average
. of fifteen feet (15'), except when a livable structure fronts onto a
courtyard then the setback shall be five feet (5').
G. The corner side yard shall be not less than ten feet (10')
H. The interior side yard shall have a minimum setback of zero feet (0').
I. The rear yard shall be not less than five feet (5').
J. The maximum height shall not exceed thirty-five feet (35').
K. Minimum garage setbacks shall be fifteen feet (15'), except when a
garage faces a courtyard then the setback shall be five feet (5').
L. Patio covers for side and rear yards with vertical supports shall be a
minimum of five feet (5') from the property line. Patio covers without
vertical supports shall be a minimum of three feet (3') from the
property line.
M. Patio covers for front yards with vertical supports shall be a minimum
of ten feet (10') from the property line. Patio covers without vertical
supports shall be a minimum of three feet (3') from the property line.
N. A minimum of two hundred (200) square feet of usable private open
space per lot shall be provided.
3) The maximum encroachments into required yard areas for Planning Area
7 of Specific Plan No. 12 shall be the same as those standards identified
in Table 17.06.050F of the City of Temecula Development Code.
. 4) Except as provided above, all other zoning requirements shall be the
same as those requirements identified in Chapter 17.06 of the City of
Temecula Development Code.
.
ITEM #6
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Date of Meeting:
Prepared by:
File Number
STAFF REPORT - PLANNING
CITY OF TEMECULA
PLANNING COMMISSION
September 15, 2004
Stuart Fisk
Title:
Associate Planner
PA04-0299
Application Type:
MCUP
Project Description:
Recommendation:
CECA:
A Minor Conditional Use Permit and Public Convenience or Necessity
Findings to allow for the sale of beer, wine and distilled spirits (Type 21
license, off-sale general) from an existing 120,451 square foot
commercial building located at 40435 Winchester Road, generally
located near the northwest corner of Winchester Road and Margarita
Road (APN: 910-290-016).
[8J Approve with Conditions
0 Deny
0 Continue for Redesign
0 Continue to:
0 Recommend Approval with Conditions
0 Recommend Denial
[8J Categorically Exempt
(Class)
15301
0 Negative Declaration
0 Mitigated Negative Declaration with Monitoring Plan
DEIR
R:IM C U 1'\2004\04-0299 WinCD FoodslSTAFF REPORT.doc
PROJECT DATA SUMMARY
.
Applicant:
WinCo Foods, Steve Hauman
Completion Date:
April 23, 2004
Mandatory Action Deadline Date:
September 15, 2004
General Plan Designation:
Community Commercial (CC)
Zoning Designation:
Community Commercial (CC)
Site/Surrounding Land Use:
Site:
Commercial
North:
South:
East:
West:
Commercial
Commercial
Commercial
Commercial
Lot Area:
10.68 acres.
Total Floor Area/Ratio
N/A
N/A
.
Landscape Area/Coverage
Parking Required/Provided
N/A
BACKGROUND SUMMARY
Staff has worked with the applicant to ensure that all concerns have been addressed,
and the applicant concurs with the recommended Conditions of Approval.
The proposed project is a request to sell beer, wine and distilled spirits (Type 21 license, off-sale
general) from an approved supermarket (formerly occupied by Costco) located at 40435
Winchester Road. For the sale of alcoholic beverages, Section 17.10 of the Development Code
requires that all uses (except for the incidental sale of beer and wine at a restaurant) must obtain
a conditional use permit from the Planning Commissior;J. Because the California Department of
Alcoholic Beverage Control considers the census tract that the project site is located in to be
"over-concentrated" with off-sale alcohol licenses, Public Convenience or Necessity findings are
also required.
I2J 1.
The Development Code states that any business selling beer and wine shall be no closer than
500 feet from any public park, religious institution or school. The GIS department has provided
the maps necessary for staff to verify that the proposed use is not closer than 500 feet from any
religious institution, school or public park. The Police Department has reviewed the proposed
project and has provided conditions of approval.
.
R:\M C U P\2004\O4-0299 WinCo Foods\ST AFF REPORTdoc
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ANALYSIS
Staff has verified through the Department of Alcohol Beverage Control that the project site is
within census tract 0432.10. A total of eight (8) off-sale licenses exist in this Census Tract and
three (3) are allowed before it is considered "over-concentrated".
The Police Department has indicated that beer, wine and distilled spirits sales from the premises
is not anticipated to significantly impact the need for police services. The WinCo Foods grocery
store is a similar retail store to the Costco store that originally occupied the building. The
applicant has indicated that alcohol sales in the WinCo Foods store will be similar to those that
occurred in the Costco store when it occupied this location. The applicant has indicated that
floor area devoted to the sale of alcohol products will be less than one percent of the total floor
area of the store.
The proposed project is consistent with Section 17.10 of the Development Code. Therefore, staff
believes that the findings for a Minor Conditional Use Permit and Public Convenience or
Necessity findings can be made.
ENVIRONMENTAL DETERMINATION
¡:g 1.
In accordance with the California Environmental Quality Act, the proposed Project has
been deemed to be categorically exempt from further environmental review. (Section
15301, Class 1; existing facilities, no expansion of facilities)
CONCLUSION/RECOMM ENDA TI 0 N
Staff has reviewed the proposed project and has determined that the project is consistent with
the General Plan and Development Code. Staff recommends that the Planning Commission
make the findings for a Minor Conditional Use Permit and Public Convenience and Necessity
findings. In addition, staff recommends that the Planning Commission determine that the project
is exempt from CEQA Guidelines pursuant to Section 15301, existing facilities.
FINDINGS
Conditional Use Permit (Code Section 17.040.010E)
1.
The proposed conditional use is consistent with the General Plan and the Development
Code.
2.
The proposed use is consistent with the General Plan (Community Commercial) and
Zoning designation (Community Commercial), as well as the standards within the
Development Code. The project is not less than 500 feet from a religious institution,
school or a public park.
The proposed minor conditional use is compatible with the nature, condition and
development of adjacent uses, buildings and structures and the proposed minor
conditional use will not adversely affect the adjacent uses, buildings or structures.
The proposed project is compatible with the nature, condition and development of
adjacent uses, buildings, and structures. The proposed project will also provide
R\M C U 1'12004\04-0299 WinCo FoodslST AFF REPORT.doc
3.
additional convenience for the community and will allow the business at the project site to
be competitive with other similar businesses selling beer, wine and distilled spirits in the
vicinity of the project site.
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 Council in order to integrate the use with other uses in the
neighborhood.
4.
An existing commercial building at the site adequately provides all improvements
including yards, walls, fences, parking and loading facilities, buffer area, landscaping and
all other features as required in the Development Code and by Planning Commission in
order to integrate the use with other uses in the neighborhood.
The nature of the proposed minor conditional use is not detrimental to the health, safety
and general welfare of the community.
5.
The nature of the proposed use is not detrimental to the health, safety and general
welfare to the community because the project will provide an additional convenience to
the community, which will reduce vehicle trips. . Furthermore, the site is consistent with
the city policies regarding separation of sensitive uses and the City Police Department
has provided conditions of approval for the project and concurs with the request for the
sale of alcoholic products at the project site.
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 Commission or City Council on appeal.
The project has been reviewed, as a whole, in reference to all applicable codes and
ordinances before the Planning Commission.
Criteria to iustifv makinq a findinq of Public Convenience or Necessitv:
1.
Does the proposed establishment have any unique features, which are not found in other
similar uses in the community (i.e. types of games, types of food, and other special
services)?
2.
Win Co Foods is a large format grocery store. It will sell products similar to most grocery
stores, but the store will be 30-40% larger than most grocery stores and its overall sales
volume is 50-60% more than typical grocery stores. The store offers customers the
convenience of one-stop shopping for a variety of products and the applicant proposes to
include alcoholic beverages as a convenience to the store's patrons and to help reduce
the need for additional automobile trips.
Does the proposed establishment cater to an under-served population (i.e. patrons of a
different socio-economic class)?
The proposed store offers many items and offers convenient and affordable shopping for
all income levels. While the store will cater to various socio-economic classes, it cannot
be anticipated that the proposed establishment will serve anyone particular socio-
economic class, or an under-served population.
R,W C U Pl2004\04-Q299 WinCD FoodslSTAFF REPORTdoc
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3.
Would the proposed mode of operation of the proposed establishment (i.e. sales in
conjunction with gasoline sales, tours, etc.) be unique or differ from that of other
establishments in the area?
The proposed operation would not be unique or different from that of other
establishments in the area.
4.
Are there any geographical boundaries (i.e. rivers, hillsides) or traffic barriers (i.e.
freeways, major roads, major intersections) separating the proposed establishment from
other establishments?
5.
There are no geographical boundaries or traffic barriers separating the establishment
from other establishments. However, in addition to providing shoppers the convenience
of one-stop shopping, the addition of alcoholic beverage sales will compliment the food
and beverage items available at .the store and will provide a convenience to the store's
customers while reducing the need for additional automobile trips.
Is the proposed establishment located in an area where there is a significant influx of
population during certain seasonal periods?
The establishment is not located in an area where there is a significant influx of
population during seasonal periods. The only significant seasonal variation typically
associated with grocery stores is related to holiday meals and gatherings.
6.
Is there a proliferation of licensed establishments within the Census Tract of the
proposed establishment?
According to the Department of Alcohol Beverage Control there currently is an over
concentration of off-sale alcohol licenses within the subject Census Tract (0432.10). A
total of eight (8) off-sale licenses exist in this Census Tract and three (3) are allowed
before it is considered "over-concentrated".
7.
Are there any sensitive uses (i.e., schools, parks, hospitals, churches) in close proximity
(500 feet) to the proposed establishment?
Staff has conducted a SOO-foot radius search and verified that the proposed use is not
closer than 500 feet from any religious institution, school or public park.
8.
Would the proposed establishment interiere with these sensitive areas?
It is not anticipated that the proposed use would interfere with any sensitive areas.
9.
Would the proposed establishment interfere with the quiet enjoyment of their property by
the residents of the area?
There are no residences currently located near the project site. Land located north of the
project site, across the Santa Gertrudis Creek, is designated for residential development
by the Harveston Specific Plan; however, a significant barrier and separation from the
future residential area will be provided by the perimeter wall at Harveston, the creek, and
the parking/drive aisles associated with the project site. Furthermore, it is not anticipated
that the addition of alcohol sales to a grocery store would affect the quiet enjoyment of
R,IM C U 1'\2004\04-0299 WinCn FoodslSTAFF REPORTdoc
10.
property by residents. Therefore it is not anticipated the project would interfere with the
quiet enjoyment of property by residences.
Will the proposed establishment add to law enforcement problems in the area?
Any establishment selling alcohol has a potential to add to law enforcement problems,
however, it is not anticipated that there will be any significant law enforcement problems
in the area as a result of this project. The police department has provided conditions of
approval for the project and concurs with the request for the sale of alcoholic products at
the project site.
ATTACHMENTS
1.
Plan Reductions - Blue Page 7
2.
PC Resolution No. 2004-- - Blue Page 8
Exhibit A: - Conditions of Approval
3.
Statement of Operations - Blue Page 9
R,IM C U 1'12004\04-0299 WinCD Foo<h\STAFF REFORTdoc
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ATTACHMENT NO.1
PLAN REDUCTIONS
KIM C U P\2004\O4-0299 WinCo FoodslSTAFF REPORT.doc
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ATTACHMENT NO.2
PC RESOLUTION NO. 2004--
RIM C U 1'\2004\04-0299 WinCD FoodsISTAFFREPORT.doc
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PC RESOLUTION NO. 2004--
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF TEMECULA APPROVING PLANNING APPLICATION
NO. PA04-0299, A REQUEST FOR A MINOR CONDITIONAL
USE PERMIT AND PUBLIC CONVENIENCE OR NECESSITY
FINDINGS TO ALLOW FOR THE SALE OF BEER, WINE AND
DISTILLED SPIRITS (TYPE 21 LICENSE, OFF-SALE
GENERAL) FROM AN EXISTING 120,451 SQUARE FOOT
COMMERCIAL BUILDING LOCATED AT 40435 WINCHESTER
ROAD, GENERALLY LOCATED NEAR THE NORTHWEST
CORNER OF WINCHESTER ROAD AND MARGARITA ROAD,
KNOWN AS ASSESSORS PARCEL NO. 910-290-016.
WHEREAS, Steve Hauman, representing WinCo Foods, filed Planning Application No.
PA04-0299 in a manner in accord with the City of Temecula General Plan and Development
Code;
WHEREAS, Planning Application No. PA04-0299 was processed including, but not
.limited to a public notice, in the time and manner prescribed by State and local law;
WHEREAS, the Planning Commission, at a regular meeting, considered Planning
Application No. PA04-0299 on September 15, 2004, at a duly noticed public hearing as
prescribed by law, at which time the City staff and interested persons had an opportunity to and
did testify either in support or in opposition to this matter;
WHEREAS, at the conclusion of the Planning Commission's Hearing and after due
consideration of the testimony, the Planning Commission approved Planning Application No.
PA04-0299 subject to the conditions of approval after finding that the project proposed in
Planning Application No. PA04-0299 conformed to the City of Temecula General Plan and
Development Code;
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF TEMECULA
DOES HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS:
Section 1. That the above recitations are true and correct and are hereby
incorporated by reference.
Section 2. Findinqs. The Planning Commission, in approving Planning Application
No. PA04-0299 (Minor Conditional Use Permit) hereby makes the following findings in regards
to criteria for Public Convenience or Necessity and as required by Section 17.04.010.E of the
Temecula Municipal Code:
Conditional Use Permit (Code Section 17.040.010E)
A. The proposed conditional use is consistent with the General Plan and the
Development Code.
The proposed use is consistent with the General Plan (Community Commercial) and
Zoning designation (Community Commercial), as well as the standards within the
R,IM C U 1'\2004\04-0299 WinCn FnodsIDraft PC Reso w- conditions.doc
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Development Code. The project is not less than 500 feet from a religious institution,
school or a public park.
.
B. The proposed minor conditional use is compatible with the nature, condition and
development of adjacent uses, buildings and structures and the proposed minor conditional use
will not adversely affect the adjacent uses, buildings or structures.
The proposed project is compatible with the nature, condition and development of
adjacent uses, buildings, and structures. The proposed project will also provide
additional convenience for the community and will allow the business at the project site
to be competitive with other similar businesses selling beer, wine and distilled spirits in
the vicinity of the project site
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 Council in order to integrate the use with other uses in the
neighborhood.
An existing building at the site adequately provides all improvements including yards,
walls, fences, parking and loading facilities, buffer area, landscaping and all other
features as required in the Development Code and by Planning Commission in order to
integrate the use with other uses in the neighborhood.
D. The nature of the proposed minor conditional use is not detrimental to the health,
safety and general welfare of the community.
.
The nature of the proposed use is not detrimental to the health, safety and general
welfare to the community because the project will provide an additional convenience to
the community, which will reduce vehicle trips. Furthermore, the site is consistent with
city policies regarding separation of sensitive uses and the City Police Department has
provided conditions of approval for the project and concurs with the request for the sale
of alcoholic products at the project site.
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 Commission or City Council on appeal.
The project has been reviewed, as a whole, in reference to all applicable codes and
ordinances before fhe Planning Commission.
Criteria to iustifv makinq a findinq of Public Convenience or Necessitv:
A. Does the proposed establishment have any unique features, which are not found
in other similar uses in the community (I.e. types of games, types of food, and other special
services)?
WinCo Foods is a large format grocery store. It will sell products similar to most grocery
stores, but the store will be 30-40% larger than most grocery stores and its overall sales
volume is 50-60% more than typical grocery stores. The store offers customers the
convenience of one-stop shopping for a variety of products and the applicant proposes
.
R,IM C U 1'\2004\04-0299 WinCo Foodsllliaft pc Reso w- conditions.doc
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to include alcoholic beverages as a convenience to the store's patrons and to help
reduce the need for additional automobile trips.
B. Does the proposed establishment cater to an under-served population (I.e.
patrons of a different socio-econornic class)?
The proposed store offers many items and offers convenient and affordable shopping for
all income levels. While the store will cater to various socio-economic classes, it cannot
be anticipated that the proposed establishment will serve anyone particular socio-
economic class, or an under-served population.
C. Would the proposed mode of operation of the proposed establishment (I.e. sales
in conjunction with gasoline sales, tours, etc.) be unique or differ from that of other
establishments in the area?
The proposed operation would not be unique or different from that of other
establishments in the area.
D. Are there any geographical boundaries (I.e. rivers, hillsides) or traffic barriers (I.e.
freeways, major roads, major intersections) separating the proposed establishment from other
establishments?
There are no geographical boundaries or traffic barriers separating the establishment
from other establishments. However, in addition to providing shoppers the convenience
of one-stop shopping, the addition of alcoholic beverage sales will compliment the food
and beverage items available at the store and will provide a convenience to the store's
customers while reducing the need for additional automobile trips.
E. Is the proposed establishment located in an area where there is a significant
influx of population during certain seasonal periods?
The establishment is not located in an area where there is a significant influx of
population during seasonal periods. The only significant seasonal variation typically
associated with grocery stores is related to holiday meals and gatherings.
F. Is there a proliferation of licensed establishments within the Census Tract of the
proposed establishment?
According to the Department of Alcohol Beverage Control there currently is an over
concentration of off-sale alcohol licenses within the subject Census Tract (0432.10). A
total of eight (8) off-sale licenses exist in this Census Tract and three (3) are allowed
before it is considered "over-concentrated".
G. Are there any sensitive uses (I.e., schools, parks, hospitals, churches) in close
proximity (500 feet) to the proposed establishment?
Staff has conducted a 500-foot radius search and verified that the proposed use is not
closer than 500 feet from any religious institution, school or public park.
RIM C U 1'\2004104-0299 WinCo FoodsIDraft PC Reso w- conditions.doc
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H.
Would the proposed establishment interfere with these sensitive areas?
.
It is not anticipated that the proposed use would interfere with any sensitive areas.
I. Would the proposed establishment interfere with the quiet enjoyment of their
property by the residents of the area?
There are no residences currently located near the project site. Land located north of
the project site, across the Santa Gertrudis. Creek, is designated for residential
development by the Harveston Specific Plan; however, a significant barrier and
separation from the future residential area will be provided by the perimeter wall at
Harveston, the creek, and the parking/drive aisles associated with the project site.
Furthermore, it is not anticipated that the addition of alcohol sales to a grocery store
would affect the quiet enjoyment of property by residents. Therefore it is not anticipated
the project would interfere with the quiet enjoyment of property by residences.
J.
Will the proposed establishment add to law enforcement problems in the area?
Any establishment selling alcohol has a potential to add to law enforcement problems,
however, it is not anticipated that there will be any significant law enforcement problems
in the area as a result of this project. The police department has provided conditions of
approval for the project and concurs with the request for the sale of alcoholic products at
the project site.
Section 3. Environmental Compliance. A Notice of Exemption for Planning
Application No. PA04-0299 was made per the California Environmental Quality Act Guidelines
Section 15301 (Existing Facilities, Class 1). The proposed project will not add square footage
to an existing commercial building, located at 40435 Winchester Road (A.P .N. 910-290-016).
.
Section 4. Conditions. That the City of Temecula Planning Commission hereby
conditionally approves the Planning Application No. PA04-0299, a request for a Minor
Conditional Use Permit to allow for the sale of beer, wine and distilled spirits (Type 21 license,
off-sale general) from an existing retail building located at 40435 Winchester Road (A.P.N 910-
290-016), subject to the conditions of approval set forth on Exhibit A, attached hereto, and
incorporated herein by this reference together with any other conditions that may be deemed
necessary.
.
R,IM C U 1'12004\04-0299 WinCo FoodslDraft PC Reso w- conditions.doc
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Section 5. PASSED, APPROVED AND ADOPTED by the City of Temecula
Planning Commission on this 15th day of September 2004.
John Telesio, Chairman
ATTEST:
Debbie Ubnoske, Secretary
{SEAL}
STATE OF CALIFORNIA
COUNTY OF RIVERSIDE
CITY OF TEMECULA
)
) ss
)
I, Debbie Ubnoske, Secretary of the Ternecula Planning Commission, do hereby certify
that PC Resolution No. 2004-- was duly and regularly adopted by the Planning Commission
of the City of Temecula at a regular meeting thereof held on the 15th day of September 2004, by
the following vote:
AYES:
PLANNING COMMISSIONERS:
NOES:
PLANNING COMMISSIONERS:
ABSENT:
PLANNING COMMISSIONERS:
ABSTAIN:
PLANNING COMMISSIONERS:
Debbie Ubnoske, Secretary
R,IM C U P\2004\04.Q299 WinCo FoodslDraft PC Reso w- conditions.doc
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EXHIBIT A
DRAFT CONDITIONS OF APPROVAL
R,IM C U Pl2004\O4-0299 WinCn FoodslDraft PC Reso w- conditions.doc
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EXHIBIT A
CITY OF TEMECULA
DRAFT CONDITIONS OF APPROVAL
Planning Application No. PA04-0299
Project Description:
A Minor Conditional Use Permii and Public
Convenience or Necessity Findings to allow for the
sale of beer, wine and distilled spirits (Type 21 license;
off-sale general) from an existing 120,451 square foot
commercial building, located at 40435 Winchester
Road, generally located at the northwest corner of
Winchester Road and Margarita Road (A.P.N 910-290-
016)
Assessor's Parcel No.:
910-290-016
Approval Date:
September 15, 2004
Expiration Date:
September 15, 2006
PLANNING DEPARTMENT
Within Forty-Eight (48) Hours of the Approval of this Project
1.
The applicant/developer shall deliver to the Planning Department a cashier's check or
money order made payable to the County Clerk in the amount of Sixty-Four Dollars
($64.00) for the County administrative fee, to enable the City to file the Notice of
Exemption as provided under Public Resources Code Section 21108(b) and California
Code of Regulations Section 15062. If within said forty-eight (48) hour period the
applicant/developer has not delivered to the Planning Department the check as required
above, the approval for the project granted shall be void by reason of failure of condition
(Fish and Game Code Section 711.4(c)). '
General Requirements
2.
The applicant shall sign both copies of the final conditions of approval that will be
provided by the Planning Department staff, and return one signed copy to the Planning
Department for their files.
3.
The applicant shall comply with the statement of operations for PA04-0299 on file with
the Planning Division, unless superceded by these Conditions of Approval.
4.
This Conditional Use Permit may be revoked pursuant to Section 17.03.080 of the City's
Development Code.
5.
The applicant and owner of the real property subject to this condition shall hereby agree
to indemnify, protect, hold harmless, and defend the City with Legal Counsel of the City's
own selection from any and all claims, actions, awards, judgments, or proceedings
KIM C U 1'\2004\04-0299 WinCo FoodsIDraft PC Reso w- conditions.doc
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6.
7.
8.
9.
against the City to attack, set aside, annul, or seek monetary damages resulting, directly
or indirectly, from any action in furtherance of and the approval of the City, or any
agency or instrumentality thereof, advisory agency, appeal board or legislative body
including actions approved by the voters of the City, concerning the Planning
Application. The City shall be deemed for purposes of this condition, to include any
agency or instrumentality thereof, or any of its elected or appointed officials, officers,
employees, consultants, contractors, legal counsel, and agents. City shall promptly
notify both the applicant and landowner of any claim, action, or proceeding to which this
condition is applicable and shall further cooperate fully in the defense of the action. The
City reserves the right to take any and all action the City deems to be in the best interest
of the City and its citizens in regards to such defense.
Within two years of approval of this permit, commencement of the use shall have
occurred or the approval shall be subject to expiration.
.
If commencement of the use has not occurred within two years of approval of this permit,
the permittee may, prior to the expiration of the conditional use permit, apply for up to
three one-year extensions of time. Each extension of time shall be granted in one-year
increments only.
The city, and its planning director, 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 the business, a change
in scope, emphasis, size or 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 planning
director, planning commission, and city council is in addition to, and not lieu of, the right
of the city, its director of planning, planning commission, and city council to review and
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 o~ other code violation thereon.
.
Prior to an employee selling alcohol from this facility, the alcohol licensee or employer
for the facility shall ensure that the employee has received Licensee Education on
Alcohol and Drugs (LEAD.) training from the California Department of Alcoholic
Beverage Control.
10.
The permittee shall obtain City approval for any modifications or revisions to the
approval of this Conditional Use Permit.
All of the foregoing conditions shall be complied with prior to occupancy or any use
allowed by this permit.
11.
POLICE DEPARTMENT
12.
Currently, the Ternecula Police Department concurs with the request for sale of alcoholic
products (beer, wine & spirits etc.). However, if any recurring problems should occur
where the need for police response is needed due to the current hours of operations, or
for any other reasons, the Temecula Police Department, at it's discretion, reserve the
right to approach the City's Planning Commission and request the hours of operation or
any part of the conditions be amended.
.
R,\M C U vaOO4\04-0299 WinCo,Food,IDcaft PC Re,o w- condition"doc
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13.
14.
As a type 21 Licensee (Off-Sale General) (Package Store) authorizes the sale of beer,
wine and distilled spirits for consumption off the premises where sold. Minors are
allowed on the premises.
Applicant will comply with all guidelines within the Business and Profession Codes and
all other guidelines associated with the State Department of Alcohol Beverage Control.
Contact the Temecula Police Department for inspections and training for both
employees and owners. This includes special events held at business location where
alcohol will be serviced for a fee and the event is open to the general public.
BUILDING & SAFETY DEPARTMENT
15.
16.
. 17.
18.
19.
20.
21.
22.
23.
24.
25.
. 26.
All design components shall comply with applicable provisions of the 2001 edition of the
California l3uilding, Plumbing and Mechanical Codes; 2001 California Electrical Code;
California Administrative Code, Title 24 Energy Code, California Title 24 Disabled
Access Regulations, and the Ternecula Municipal Code.
Submit at time of plan review, a complete exterior site lighting plans showing compliance
with Ordinance. No. 655 for the regulation of light pollution. All street-lights and other
outdoor lighting shall be shown on electrical plans submitted to the Department of
Building and Safety. Any outside lighting shall be hooded and directed so as not to shine
directly upon adjoining property or public rights-of-way. For any changes proposed to
exterior lighting.
Obtain all building plans and permit approvals prior to commencement of any
construction work.
All building and facilities must comply with applicable disabled access regulations.
Provide all details on plans. (California Disabled Access Regulations effective April
1,1998)
Provide disabled access from the public way to the main entrance of the building.
Provide van accessible parking located as close as possible to the main entry.
Show path of accessibility from parking to furthest point of improvement.
Provide house electrical meter provisions for power for the operation of exterior lighting,
fire alarm systems.
Restroom fixtures, number and type, to be in accordance with the provisions of the 2001
edition of the California Building Code Appendix 29.
Provide appropriate stamp of a registered professional with original signature on plans
prior to permit issuance.
Provide electrical plan including load calculations and panel schedule, plumbing
schematic and mechanical plan for plan review.
Provide precise grading plan at plan check submittal to check accessibility for persons
with disabilities.
R,IM C U 1'\2004\04-0299 WinCo FoodsIDraft PC Reso w- conditions.doc
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27.
28.
29.
30.
A pre-construction meeting is required with the building inspector prior to the start of the
building construction.
.
Trash enclosures, patio covers, light standards, and any block walls if not on the
approved building plans, will require separate approvals and permits.
Show all building setbacks.
Signage shall be posted conspicuously at the entrance to the project that indicates the
hours of construction, shown below, as allowed by the City of Ternecula Ordinance No.
94-21, specifically Section G (1) of Riverside County Ordinance No. 457.73, for any site
within one-quarter mile of an occupied residence.
Monday-Friday 6:30 a.m. - 6:30 p.m.
Saturday 7:00 a.m. - 6:30 p.m.
No work is permitted on Sunday or Government Holidays
OTHER AGENCIES
31.
The applicant shall comply with the attached letter dated May 11, 2004 from the
Department of Environmental Health.
By placing my signature below, I confirm that I have read, I understand and I accept all the
above-mentioned Conditions of Approval. I further understand that the property shall be
maintained in conformance with these conditions of approval and that any changes I may wish
to make to the project shall be subject to Community Development Department approval.
.
Applicant's Printed Name
Date
Applicant's Signature
.
R,W C U 1'12004\04-0299 WinCo Food,ID<aft pc R"o w- condition'.doc
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/~ CùuNTY OF RIVERSIDE. COM,MUNITY HEALTH AGENCY
~ ~ DEPARTMENT OF ENVIRONMENTAL HEALTH
May 11,2004
City of Temecula Planning Department
P.O. Box 9033
Temecula, CA 92589-9033
Attention: Stuart Fisk
RE:
Minor Conditional Use Permit No. PA04-0299
Dear Mr. Fisk:
.'
;\.
1. Department of Environmental Health has reviewed the Plot PIan No. PA04-0299 to permit the
sale of alcohol products from an existfug 12,000 sq. ft. retail building and has no objections.
Water and sewer services are available in this area.
2. PRIOR TO THE ISSUANCE OF BUILDING PERMITS THE FOLLOWING SHOULD
BE REQUIRED:
a) "Will-serve" letters from the appropriate water and sewering districts.
.
b) The food establishment shall have three complete sets of plans submitted including a
fixture schedule, a finish schedule and a plumbing schedule in order to ensure
compliance with the California Uniform Retail Food Facilities Law 2. For specific
reference, contact Food Facility Plan Examiners at (909) 600-6330.
Sincerely,
Sam Martinez, Supervising Environmental Health Specialist
(909) 955-8980
NOTE: Any current additional requirements not covered can be applicable at time of Building Plan
review for final Department of Environmental Health clearance.
!D)Œ ~ ¡c "']
I~ MAY 1 7 ¡O>" .~j
By ~-- .
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.oçal Enfor<ement Agençy . RO, 80x 1280, Riverside, CA 92502-1280 . (909) 955-8982 . FAX (909) 781.9653 . 4080 Lemon Street, 9th Floor, Riverside, CA 92501
.and Use and Water Engln...rlng . Ro. Box 1206, Rlw"ide, CA 92502-1206 . (9091955-8980 . FAX (9091 955-8903 . 4080 Lemon Street, 2nd Roor, Rlv",~de, CA 92501
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ATTACHMENT NO.3
STATEMENT OF OPERATIONS
R,IM C U 1'12004\04-0299 WinCo Fnods\ST AFF REPORT-doc
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Public Convenience and Necessity Application
Sale of Alcohol Products for Off-Premises Consumption
WinCo Foods
Winchester Road Partners, LLC
Section C - Statement of Operations
WinCo Foods will be opening a new supermarket on or about October 4, 2004.
The supermarket will be open 24 hours/day, 7 days per week. The total number
of employees will be approximately 200. The store operates in a standard grocery
format selling grocery products typical of most grocery stores. The store will sell
alcohol products for off-premises consumption. The floor area devoted to the sale
of alcohol products will be less than 1 percent of the total floor area of the store.