HomeMy WebLinkAbout2024-12 PC ResolutionPC RESOLUTION NO.2024-12
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF TEMECULA APPROVING PLANNING
APPLICATION NO. PA22-0931, VARIANCE TO ALLOW
FOR PARKING WITHIN THE CREEK SIDE PARKING
FACILITY SETBACK AND ENCROACHMENT OF THE
BUILDING OVER THE BUILD -TO LINE ALONG OLD
TOWN FRONT STREET LOCATED ON THE ON THE
WEST SIDE OF OLD TOWN FRONT STREET
APPROXIMATELY 400 FEET SOUTH OF SANTIAGO
ROAD AND MAKING A FINDING OF EXEMPTION UNDER
THE CALIFORNIA ENVIRONMENTAL QUALITY ACT
(APN: 922-100-048)
Section 1. Procedural Findings. The Planning Commission of the City of Temecula
does hereby find, determine and declare that:
A. On August 19, 2022, Sam Mohan filed Planning Application No. PA22-0929 a
Development Plan; Planning Application No. PA22-0930 a Minor Exception; and Planning
Application No. PA22-0931 a Variance. These applications (collectively "Project") were filed in
a manner in accord with the City of Temecula General Plan and Development Code.
B. The Project was processed including, but not limited to a public notice, in the time
and manner prescribed by State and local law.
C. The Planning Commission, at a regular meeting, considered the Project and
environmental review on June 19, 2024, at a duly noticed public hearing as prescribed by law, at
which time the City staff and interested persons had an opportunity to and did testify either in
support or in opposition to this matter.
D. At the conclusion of the Planning Commission hearing and after due consideration
of the testimony, the Planning Commission approved Planning Application No. PA22-0931,
subject to and based upon the findings set forth hereunder.
E. All legal preconditions to the adoption of the Resolution have occurred.
Section 2. Further Findings. The Planning Commission, in approving the Application
hereby finds, determines and declares that:
Variance (Development Code Section 17.04.040.17):
A. That there are practical difficulties or unnecessary hardships created by strict application
of the code due to physical circumstances and characteristics of the property that are not
shared by other properties in the zone.
Due to the narrow depth of the project site, and the requirement for on -site parking, there
are very limited options to locate the parking on site and comply with the Old Town Front
Street and Murrieta Creek frontage surface parking setbacks. The ground floor street
facing retail along Old Town Front Street will encroach beyond the build -to line up to 10
feet in order to provide street facing shopfront & retail of the minimum dimension
required/recommended by the Old Town Specific Plan development standards (20' depth
required, 50' recommended). Parking is being provided within the setback (required
setback is 20' behind the build -to line) adjacent to Murrieta Creek. The creekside parking
setback will not be entirely met; there are practical difficulties and/or unnecessary
hardships created by strict application of the code due to physical circumstances and
characteristics that are unique to this property due to its narrow width and location
between Old Town Front Street and Murrieta Creek Strict adherence to all applicable
setbacks required under the Old Town Specific Plan would result in an undevelopable site;
not just for this project but for any project requiring parking.
B. The circumstances and characteristics for the variance were not created by the applicant.
Strict adherence to the Old Town Specific Plan build -to line standards and parking
setbacks adjacent to Murrieta Creek were not created by the applicant. The applicant is
not proposing any changes to the project that would result in a reduction of the size of the
parcel. As a result, the applicant is developing the parcel as it is currently configured. The
site plan has been developed to meet the majority of these requirements and meets the
intent of the Old Town Specific Plan by not allowing parking to be a dominant visual
feature on the site or from Murrieta Creek
C. The variance does not grant special privileges which are not otherwise available to
surrounding properties and will not be detrimental to the public welfare or to the property
of other persons located in the vicinity.
This is the southernmost parcel of the Old Town Specific Plan on Old Town Front Street.
The variance will not grant special privileges which are not otherwise available to
surrounding properties and will not be detrimental to the public welfare or to the property
of other persons located in the vicinity.
D. The variance places suitable conditions on the property to protect surrounding properties.
The variance for this project will not affect surrounding properties as the proposed use of
a hotel is a permitted use per the Old Town Specific Plan and the project is contained fully
on the project site. No additional conditions are required as part of the project.
E. The variance does not permit uses which are not otherwise allowed in the zone.
A hotel is a permitted use of the Downtown Core Zoning District of the Old Town Specific
Plan therefore the variance is not permitting a use otherwise not allowed in the zoning
district.
Section 3. Environmental Findings. The Planning Commission hereby makes the
following environmental findings and determinations in connection with the approval of the
Variance Application:
A. In accordance with the California Environmental Quality Act, the proposed project
has been deemed to be categorically exempt from further environmental review (Section 15332,
In -Fill Development Projects);
(a) The project is consistent with the applicable general plan designation and all applicable general
plan policies as well as with applicable zoning designation and regulations.
The project is consistent with the applicable General Plan designation because hotels are an
allowable use within the Downtown Core zoning designation of the Old Town Specific Plan. The
project also meets all applicable General Plan policies and Zoning regulations including General
Plan Land Use Policy 7.1 which encourages revitalization of Old Town through implementation
of the Old Town Specific Plan.
(b) The proposed development occurs within city limits on a project site of no more than five acres
substantially surrounded by urban uses.
The project is located within City limits and is located on a site that is 0.98 acres in size. The
proposed project is substantially surrounded by commercial development, vacant land zoned for
commercial development, a major roadway, and Murrieta Creep
(c) The project site has no value as habitat for endangered, rare or threatened species.
The proposed project is located on a project site that is located within an MSHCP criteria cell.
As part of the entitlement on this site the project went through the HANS/JPR process with the
Regional Conservation Authority in which JPR 23-09-26-01 determined that the project is
consistent with other plan requirements and no conservation of land was required. The JPR also
determined that the project site did not contain any riparian/riverine/vernal pools on the site. The
project site lacks suitable riparian habitat to support riparian birds.
(d) Approval of the project would not result in any significant effects relating to traffic, noise, air
quality, or water quality.
The proposed project was required to prepare a Project -Specific Water Quality Management Plan
(WQMP) that was reviewed and conceptually accepted for entitlement by City Staff as the WQMP
meets the requirements of the City of Temecula. A traffic analysis was not required as part of this
project as the proposed use is allowed within the Downtown Core zoning district of the Old Town
Specific Plan, and there is nothing unique about this project that would trigger the need for a
traffic analysis. Therefore, the project is not anticipated to result in any significant effects relating
to traffic, noise, air quality, or water quality as the project is an allowed use per the City of
Temecula General Plan and the zoning district.
(e) The site can be adequately served by all required utilities and public services.
The project site is surrounded by development and is able to be serviced by all required utilities
and public services.
Section 4. Conditions. The Planning Commission of the City of Temecula approves Planning
Application No. PA22-0931, a Variance to allow for parking within the creek side parking facility
setback and encroachment of the building over the build -to line along Old Town Front Street
located on the west side of Old Town Front Street approximately 400' south of Santiago Road,
and makes a finding of exemption under the California Environmental Quality Act (CEQA).
PASSED, APPROVED, AND ADOPTED by the City of Temecula Planning
Commission this 19th day of June, 2024.
Bob Hagel, Chair
ATTEST:
t� koc \t�L
Matt Peters
Secretary
[SEAL]
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE )ss
CITY OF TEMECULA )
I, Matt Peters, Secretary of the Temecula Planning Commission, do hereby certify that the
forgoing PC Resolution No. 2024-12 was duly and regularly adopted by the Planning Commission
of the City of Temecula at a regular meeting thereof held on the 19th day of June, 2024, by the
following vote:
AYES: 5 PLANNING COMMISSIONERS: Hagel, Ruiz, Solis, Turley-Trejo, Watts
NOES: 0 PLANNING COMMISSIONERS: None
ABSTAIN: 0 PLANNING COMMISSIONERS: None
ABSENT: 0 PLANNING COMMISSIONERS: None
�yt
Matt Peters
Secretary