HomeMy WebLinkAbout2025-04 PC Resolution PC RESOLUTION NO. 2025-04
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF TEMECULA APPROVING (1) PLANNING
APPLICATION NO. PA24-0023, A VESTING TENTATIVE
TRACT MAP (VTM 38908) FOR THE CREATION OF 113
SINGLE FAMILY LOTS, SIX (6) OF WHICH ARE
DESIGNATED AS AFFORDABLE, AND EIGHT (8) OPEN
SPACE LOTS AND PA24-0120, (2) A HOME PRODUCT
REVIEW TO ALLOW FOR THREE (3) UNIQUE
DETACHED SINGLE-FAMILY PLANS WITH THREE (3)
ARCHITECTURAL STYLES CONSISTING OF 113 LOTS,
AND (3) WAIVER OF DEVELOPMENT STANDARDS
UNDER DENSITY BONUS LAW. THE PROJECT IS
LOCATED ON THE SOUTHEAST CORNER OF JOSEPH
ROAD AND RITA WAY APPROXIMATELY 470 FEET
NORTH OF NICOLAS ROAD (APN: 957-080-027)
Section 1. Procedural Findings. The Planning Commission of the City of
Temecula does hereby find, determine and declare that:
A. On February 11, 2024, Lakebridge filed Planning Application No. PA24-0023, a
Vesting Tentative Tract Map. On March 11, 2024, Lakebridge filed Planning Application No.
PA24-0120, a Home Product Review. These applications (collectively "the 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 March 19, 2025, at a duly noticed public hearing as prescribed by law,
at which time the City staff and interested persons had an opportunity to and did testify either in
support or in opposition to this matter.
D. At the conclusion of the Planning Commission hearing and after due consideration
of the testimony,the Planning Commission approved Planning Application Nos. PA24-0023 and
PA24-0120, 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:
Tentative Tract Map(Development Code Section 16.09.140):
A. The proposed subdivision and the design and improvements of the subdivision are
consistent with the Development Code, General Plan and City of Temecula Municipal Code.
Vesting Tentative Tract Map No. 38908 has been designed in a manner that is consistent
with and meets all development and design standards of the General Plan, the Subdivision
Ordinance, the Development Code, and the Municipal Code. The property associated with
Vesting Tentative Tract Map No. 38908 is not identified within the City of Temecula
Housing Element Vacant Lands Inventory for residential development. Furthermore, by
proposing six (6) very low-income lots the project conforms to Goal 2 of the General Plan
Housing Element by providing housing for people of different economic segments.
B. 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.
The subject parcel does not propose to divide land which is subject to a contract entered
into pursuant to the California Land Conservation Act of 1965. The subject property has
not been designated for conservation or agricultural land, and is not subject to the
California Land Conservation Act of 1965.
C. The site is physically suitable for the type and proposed density of development
proposed by the Tentative Map.
The site is physically suitable for the type and proposed density of development proposed
by the Tentative Map. The proposed Vesting Tentative Map is in accordance with what is
allowed by the Municipal Code. Specifically, the Municipal Code allows for 3.0 to 6.9
dwelling units per acre. The proposed project's density is 6.43 dwelling units per acre. As
such, the site is suitable for the proposed development.
D. The design of the subdivision and the proposed improvements, with Conditions of
Approval are either:
1. Not likely to cause significant environmental damage or substantially and avoidably
injure fish or wildlife or their habitat, or
2. An environmental impact report has been prepared and a finding has been made,
pursuant to Public Resources Code Section 21081(a)(3), finding that specific economic, social, or
other considerations make infeasible mitigation measures or project alternatives identified in the
environmental impact report.
The project has been reviewed in accordance with the California Environmental Quality
Act (CEQA) and based on a CEQA Guidelines Section 15183 analysis, it has been
determined the project could not have a more significant impact on the environment than
what was analyzed in the GPU EIR (SCH No. 2003061041).
E. The design of the subdivision and the type of improvements are not likely to cause
serious public health problems.
The design of the subdivision and the type of improvements are not likely to cause serious
public health problems because the proposed development is consistent with all applicable
building, development and fire codes, which include provisions to safeguard public health,
and will be further reviewed and inspected by City staff for compliance with all applicable
building, development and fire codes prior to issuance of any grading, building, or
occupancy permits.
F. The design of the subdivision provides for future passive or natural heating or
cooling opportunities in the subdivision to the extent feasible.
The project consists of a Vesting Tentative Tract Map on vacant property. Any future
development on the project site will be in accordance with the requirements of the
California Building Code in effect at that time as it relates to heating and cooling.
G. The design of the subdivision and the type of improvements will not conflict with
easements acquired by the public at large for access through or use of property within the proposed
subdivision, or the design of the alternate easements which are substantially equivalent to those
previously acquired by the public will be provided.
All required rights-of-way and easements have been provided on the Vesting Tentative
Tract Map. The City has reviewed these easements and has found no potential conflicts.
H. The subdivision is consistent with the City's parkland dedication requirements
(Quimby).
The subdivision is consistent with the City's parkland dedication requirements (Quimby
Act) because payment of Quimby fees has been included as a condition of approval of the
project.
Development Plan (Development Code Section 17.05.O10.F)
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 project is located in the Low Medium Density Residential district which
allows for a density range of 3.0 to 6.9 dwelling units per acre. The project proposes 113
units on 17.57 acres which is a density of 6.43 dwelling units per acre. Therefore, the
project is consistent with the density set forth in the General Plan. By proposing six (6)
very low-income lots and 107 market rate lots the project conforms to Policy 2.1 of the
General Plan Housing Element by providing a variety of housing opportunities that
accommodate the needs of all income levels of the population. In addition, single-family
homes are permitted in the land use designation standards contained in the City's General
Plan and Development Code. 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 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 protection of the public
health, safety, and welfare. Nothing proposed in the Home Product Review is anticipated
to have an adverse impact to the public health, safety and general welfare.
Section 3. Density Bonus.
A. The Applicant submitted an application for a "density bonus" under Temecula
Municipal Code Section 17.10.020(P)and Government Code Section 65915. The Applicant seeks
to deviate from the following City development standards for the Low Medium Density
Residential zone as set forth in Table 17.06.040 through the "waiver" provisions under
Government Code Section 65915(e):
Standard Requirement Waiver Requested
Minimum Lot Area 7,200 square feet Reduction to minimum lot
area to allow parcels ranging
in size from 2,100 to 4,722
square feet in size
Minimum Frontage at the 30 feet Reduction to allow minimum
Front Property Line frontage at the front property
line to be 25 feet
Minimum Lot Width at Front 50 feet Reduction to minimum lot
Setback width at front setback to allow
the width to be 26 feet
Minimum Average Width 50 feet Reduction to minimum
average width for a lot to
allow this width to be 35 feet
Minimum Lot Depth 80 feet Reduction to the minimum lot
depth to allow this depth to be
55 feet
Minimum Front Yard Setback 10 feet, with garage entrances Reduction to allow the
setback at least 20 feet minimum front yard setback
to be three(3)feet
Minimum Corner Side Yard 15 feet Reduction to allow the
Setback minimum corner side yard
setback to be seven(7) feet
Minimum Interior Side Yard 15 feet, with one side setback Reduction to allow the
Setback at least 5 feet and the other minimum combined interior
side setback at least ten (10) side yard setback to be 8 feet
feet. with a minimum of four (4)
feet on each side.
Minimum Rear Yard Setback 20 feet Reduction to minimum rear
yard setback to allow this
setback to be eight(8) feet.
Maximum Lot Coverage 35 percent Reduction to the maximum lot
coverage to allow up to a 60
percent lot coverage.
Street Tree Landscaping 1 street tree at the front of each Reduction to street tree
residential lot and in the street landscaping requirement to
yard, at least 1 street tree per allow 1 street tree per 120
45 linear feet of street linear feet maximum of street
Front Yard Tree Front yard landscaping must Waiver of front yard tree
Requirements include at least one fifteen- requirements. Instead, the
gallon size tree per lot, one Project will provide drought
five-gallon size tree per lot, tolerant shrubs and ground
and a variety of drought cover.
tolerant shrubs and ground
cover
B. Temecula Municipal Code Section 17.10.020(P)(7) provides that the City shall
approve a waiver or reduction of a development standard, unless it makes one (1) or more of the
following findings:
1) The application of the development standard does not have the effect
of physically precluding the construction of a housing development at the density allowed by the
density bonus and with the incentives or concessions granted to the applicant;
2) The waiver or reduction of the development standard would have a
specific, adverse impact, as defined in Government Code Section 65589.5(d)(2) upon health,
safety, or the physical environment, and for which there is no feasible method to satisfactorily
mitigate or avoid the specific adverse impact;
3) The waiver or reduction of the development standard would have an
adverse impact on any real property that is listed in the California Register of Historical Resources;
or
4) The waiver or reduction of the development standard would be
contrary to state or federal law.
The imposition of the above-referenced development standards would have the effect of
physically precluding the construction of 113 units on the project site. The applicant would not be
able to construct 113 units on the project site if each lot had to be a minimum of 7,200 square feet
in size, or if the project needed to comply with the lot coverage, set back and landscaping
requirements set forth above. The waiver of these development standards will not have a specific
adverse impact upon the public health or safety. In addition, the property is not listed in the
California Register of Historical Resources, nor is the waiver or reduction of the development
standards contrary to state or federal law.
Section 4. Environmental Findings. The Planning Commission hereby makes the
following environmental findings and determinations in connection with the approval of the
Tentative Tract Map and Home Product Review Applications:
A. State CEQA Guidelines Section 15183 provides that projects which are consistent
with the development density established by a Community Plan, General Plan, or Zoningfor which
an Environmental Impact Report (EIR) has been certified "shall not require additional
environmental review except as might be necessary to examine whether there are project-specific
effects which are peculiar to the project or its site. " The City of Temecula General Plan Update
(GPU) EIR was certified in May 2005 (SCH No. 2003061041). The EIR examined the potential
environmental impacts that may occur as a result of the build-out of the project site. The proposed
project is consistent with the 2005 GPU, and because the proposed project would not result in any
new or more severe impacts to the environment beyond what was previously evaluated and
disclosed as part of the GPU EIR, no additional environmental review is required for the proposed
project beyond the analysis and conclusions provided in CEQA Guidelines Section 15183 analysis.
Section 5. Conditions. The Planning Commission of the City of Temecula approves
Planning Application No.PA24-0023,Vesting Tentative Tract Map(VTM 38908)for the creation
of 113 single family lots, six (6) of which are designated as affordable, and eight (8) open space
lots and PA24-0120, Home Product Review to allow for three (3) unique detached single-family
plans with three (3) architectural styles consisting of 113 lots located on the southeast corner of
Joseph Road and Rita Way approximately 470 feet north of Nicolas Road,and the waiver of certain
development standards under density bonus law, and makes a finding of exemption under the
California Environmental Quality Act (CEQA), subject to the Conditions of Approval (Tentative
Map) set forth on Exhibit A, Plan Reductions (Tentative Map) set forth in Exhibit B, CEQA
Guidelines Section 15183 Compliance Memorandum set forth in Exhibit C, Conditions of
Approval(Home Product Review)set forth in Exhibit D,Plan Reductions(Home Product Review)
set forth in Exhibit E and Affordable Housing Agreement set forth in Exhibit F attached hereto,
and incorporated herein by this reference.
PASSED, APPROVED AND ADOPTED by the City of Temecula Planning
Commission this 19th day of March, 2025.
/_
Lanae Turlt -Trejo, it
ATTEST:
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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. 2025-04 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 March, 2025, by the
following vote:
AYES: 5 PLANNING COMMISSIONERS: Hagel, Solis, Turley-Trejo, Watson, Watts
NOES: 0 PLANNING COMMISSIONERS: None
ABSTAIN: 0 PLANNING COMMISSIONERS: None
ABSENT: 0 PLANNING COMMISSIONERS: None
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Matt Peters
Secretary
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`„ .r, h°Y, 41000 Main Street • Temecula,CA 92590
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March 20,2025
Supervising Legal Certification Clerk
County of Riverside
P.O. Box 751
Riverside, CA 92501-0751
SUBJECT: Filing of a Notice of Exemption for Planning Application Nos. PA24-0023 and
PA24-0120, a Tentative Tract Map and Home Product Review for 113 single-
family residences
Dear Sir/Madam:
Enclosed is the Notice of Exemption for the above referenced project. In addition, pursuant to
Assembly Bill 3158 (Chapter 1706) the Applicant will pay for the County Administrative fee to
enable the City to file the Notice of Exemption required under Public Resources Code Section
21152 and 14 California Code Regulations 1507. The payment of the $50.00 filing fee is under
protest. It is the opinion of the City that the administrative fee has been increased in a manner
inconsistent with the provisions of State Law. Under Public Resources Code Section 21152 and
14 California Code Regulations 1507, the County is entitled to receive a$25.00 filing fee.
Also,please email a stamped copy of the Notice of Exemption within five working days after the
30-day posting to the email listed below.
If you have any questions regarding this matter,please contact Scott Cooper,Senior Planner at email:
scott.cooper@TemeculaCA.gov.
Sincerely,
att Peters
Director of Community Development
Enclosures: Notice of Exemption Form
Electronic Payment-Filing Fee Receipt
City of Temecula
Community Development
Planning Division Notice of Exemption
TO: County Clerk and Recorders Office FROM: Planning Division
County of Riverside City of Temecula
P.O. Box 751 41000 Main Street
Riverside, CA 92501-0751 Temecula,CA 92590
Project Title: Seraphina Residential Project(PA24-0023, PA24-0120)
Description of Project: A Vesting Tentative Tract Map(VIM 38908)for the creation of 113 single family lots, six(6)
of which are designated as affordable,and eight(8)open space lots and a Home Product Review
to allow for three(3)unique detached single-family plans with three(3)architectural styles.
Project Location: APN: 957-080-027
Applicant/Proponent: City of Temecula, County of Riverside
The Planning Commission approved the above-described project on March 19,2025,and found that the project is exempt
from the provisions of the California Environmental Quality Act, as amended.
Exempt Status:(check one)
Ministerial (Section 21080(b)(1); Section 15268);
Declared Emergency (Section 21080(6)(3); Section 15269(a));
Emergency Project(Section 21080(b)(4); Section 15269(b)(c));
Statutory Exemptions(Section Number: )
ZCategorical Exemption: (Section Number 15183,Projects Consistent with the General Plan)
Other:
Statement of Reasons Supporting the Finding that the Project is Exempt:
State CEQA Guidelines Section 15183 provides that projects which are consistent with the development density
established by a Community Plan, General Plan, or Zoning for which an Environmental Impact Report(EIR)has
been certified"shall not require additional environmental review except as might be necessary to examine whether
there are project-specific effects which are peculiar to the project or its site."The City of Temecula General Plan
Update (GPU) EIR was certified in May 2005 (SCH No. 2003061041). The EIR examined the potential
environmental impacts that may occur as a result of the build-out of the project site. The proposed project is
consistent with the 2005 GPU, and because the proposed project would not result in any new or more severe
impacts to the environment beyond what was previously evaluated and disclosed as part of the GPU EIR, no
additional environmental review is required for the proposed project beyond the analysis and conclusions
provided in Section 15183 analysis.
Contact Person/Title: Scott Cooper, Senior Planner Telephone Number (951) 506-5137
Signature: _ - ft v�� Date: [Z( ZS
a 'eters, Director of Community Development
Date received for filing at the County Clerk and Recorders Office: