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II
AGENDA
TEMECULA PLANNING COMMISSION
REGULAR MEETING
CITY COUNCIL CHAMBERS
43200 BUSINESS PARK DRIVE
AprilS, 2006 - 6:30 P.M.
.l,Ul"''''.''
Next in Order:
Resolution No. 06-27
CALL TO ORDER
Flag Salute:
RollCall:
Commissioner Chiniaeff
. Chiniaeff, Guerriero, Harter, Telesio
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 Drior to the Commission addressing that item. There is a three
(3) minute time limit for individual speakers.
CONSENT CALENDAR
1 Swearino. in of Carl Carev to fill the vacant Plannina Commissioner Dosition.
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.
2 Minutes
RECOMMENDATION:
2.1 Approve the Minutes of March 15, 2006
R:\PLANCOMMlAgendas\2006\Q4.()5-06.doc
.1
COMMISSION BUSINESS
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.
Any person dissatisfied with any decision of the Planning Commission may file an
appeal of the Commission's decision. Said appeal must be filed within 15
calendar days after service of written notice of the decision, must be filed on the
appropriate Planning Department application and must be accompanied by the
appropriate filing fee.
New Items
3 Plannina Application No. PA05-0041 a Citywide Development Code Amendment that
includes a number of minor clarifications and typoaraphical corrections to improve its claritv.
Dale West. Associate Planner.
4 Plannina Application No. PA06-0052 a CitYWide ordinance to define Medical Mariiuana
Dispensaries. and prohibit such use in all zones of the City of Temecula. Dale West.
Associate Planner.
5 Plannina Application No. PA06-0022 an Extension of Time. submitted bv Tanamera Homes.
for a reauest for the first one-year Extension of Time for a previouslv approved Home
Product Review application for 99 detached sinale familv homes. located in Plannina Area 3
of the Roripauah Specific Plan south of Murrieta Hot Sprinas Road and west of Butterfield
Staae Road. Dana Schuma. Associate Planner.
6 Plannina Application No. PA05-0040 a Comprehensive Sian Proaram. submitted bv Anaela
Gindav of Architecture Desian and Sian. for the Temecula Creek Plaza shoppina center. .
located on the south east comer of Jedediah Smith Road and Hiahwav 79 South. Emerv
Papp. Senior Planner.
COMMISSIONERS' REPORTS
PLANNING DIRECTOR'S REPORT
ADJOURNMENT
Next regular meeting: Wednesday, April 19, 2006, 6:00 p.m., Council Chambers, 43200
Business Park Drive, Temecula, California.
R:\PLANCOMMlAgendas\2006\04-05-06.doc
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ITEM #1
PLANNING
COMMISSIONER
CARL CAREY
lOBE
SWORN IN
BY
CITY CLERK
ITEM #2
h"~,,'_H..,,,u
MINUTES OF A REGULAR MEETING
OF THE CITY OF TEMECULA
PLANNING COMMISSION
MARCH 15, 2006
CALL TO ORDER
The City of Temecula Planning Commission convened in a regular meeting at 6:30 p.m., on
Wednesday, March 15, 2006, in the City Council Chambers of Temecula City Hall, 43200
Business Park Drive, Temecula, California.
Chairman Guerriero thanked Eve Craig for the prelude music.
I
ALLEGIANCE
Commissioner Harter led .the audience in the Flag salute.
.
ROLL CALL
Present:
Commissioners: Harter, Telesio, and Chairman Guerriero.
Absent:
Chiniaeff.
PUBLIC COMMENTS,
No additional comments.
CONSENT CALENDAR
1 Minutes
RECOMMENDATION:
1.1 Approve the Minutes of March 1, 2006.
2 Director's Hearin!) Case Uodate
RECOMMENDATION:
2.1 Approve the Director's Hearing Case Update for February, 2006.
MOTION: Commissioner Telesio moved to approve the Consent Calendar. Commissioner
. Harter secol)ded the motion and voice vote' reflected approval with the 'exception of
. Commissioner Chiniaeff who was absent.
R:\MinutasPC\031506
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PUBLIC HEARING ITEMS
Continued from March 1, 2006
3 Plannina Application No. PA05-0295. a Maior Modification. submitted bv Michael Schafer. to
chanae materials and add stucco to an approved buildina. located at 41273 Maraarita Road
on the corner of Maraarita Road and Overland Drive
Senior Planner Papp provided the Planning Gommission with a staff report (of record), advising
that the applicant submitted revised elevations on February 20, 2005; and that the revised
elevation incorporates the following revisions requested by the Planning Commission:
. That horizontal reveal lines have been incorporated back into the building on the south
elevation
. That vertical reveal lines have been incorporated back into the building on the east, west
and north elevations
.. That rounded columns have been added back to the east and north elevations
. That depth in the windows have been incorporated back into the building on the south,
east, and north elevations.
At this time, the public hearing was opened.
Mr. Richard Clarl<, applicant, made the changes to the project as requested by the Planning
Commission, and made known that he would be in support of the Conditions of Approval.
MOTION: Commissioner Telesio moved to approve staff recommendation as presented.
Commissioner Harter seconded the motion and voice vote reflected approval with the
exception of Commissioner Chiniaeff who was absent.
PC RESOLUTION NO. 06-022
. A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF TEMECULA RECOMMENDING THAT THE PLANNING
COMMISSION APPROVE A MAJOR MODIFICATION FOR A
COLOR AND MATERIAL CHANGE TO THE FACADE OF AN
APPROVED 8,000 SQUARE FOOT BUILDING ON .988 ACRES
WITHIN THE OVERLAND CORPORATE CENTER, LOCATED
ON THE NORTHWEST CORNER OF OVERLAND DRIVE AND
MARGARITA ROAD
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New Items
4 Plannina Aoolication No. PA05-0312. an Extension of Time. submittedbv MDMG. Inc. for a
three-story. 31.600 sauare foot. 56-unit hotel buildina on 1.35 acres. located 200 feet east of
Jefferson Avenue and 200 feet north of Winchester Road
Senior Planner Papp gave a brief staff report (of written material).
'Commissioner Telesio queried on it previously proposed water feature.
With regard to a previously proposed water feature, Mr. Papp noted that originally the project
was proposed for 70 rooms and four stories; that there was discussion on whether or not they
would be able to have that level of Floor Area Ratio (FAR) with the amenities that were
proposed; that the project was appealed and went to City Council; that upon appeal, the
applicant volunteered to remove the 4'" story of the hotel and bring it down to 56 rooms; and
that due to the removal of the 4'" floor and decrease of rooms, amenities were cut back.
At this time, the public hearing was opened.
Mr. James Bach, representing Markham Development Management Group, Inc., stated that the
applicant would concur with staff and the Conditions of Approval.
At this time, the public hearing was closed. .
Commissioner Telesio expressed his disappointment with the loss of the water feature.
MOTION: Commissioner Harter moved to approve staff recommendation. Commissioner
Telesio seconded the motion and voice vote reflected approval with the exceotion of
Commissioner Chiniaeff who was absent.
PC RESOLUTION NO. 06-023
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF TEMECULA APPROVING PLANNING APPLICATION
NO. PAOS-0312 (THE ONE YEAR EXTENSION OF TIME) FOR
PLANNING APPLICATION NO. PAOo-0507 (DEVELOPMENT
PLAN) TO DESIGN AND CONSTRUCT A THREE-STORY,
31,600, SQUARE FOOT, 56"UNIT HOTEL BUILDING ON 1.35
.ACRES( JEFFERSON AVE INN), ON A 1.35 ACRE LOT
LOCATED APPROXIMATELY 200 FEET EAST OF JEFFERSON
AVENUE AND 200 FI:ET NORTH OF WINCHESTER ROAD
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5 Plannina Application. No. PA05-0391. an Extension of Time. submitted bv Tanamera
Homes. for a Home Product Review application for 100 detached sinale-familv homes.
located in Plannina Area 4A of the Roripauah Ranch Specific Plan south of Murrieta Hot
Sprinas Road and west of Butterfield Staae Road
Senior Planner Papp provided a staff report (of record).
At this time, the public hearing was opened.
Mr. Raymond Park, representing Tanamera Homes, spoke in favor of the proposed project.
At this time, the public hearing was closed.
MOTION: Commissioner Telesio moved to approve staff recommendation. Commissioner
Harter seconded the motion and voice vote reflected approval with the exception of
Commissioner Chiniaeff who was absent. (
PC RESOLUTION NO. 06-024
A RESOLUTION OF THE PLANNIN~ COMMISSION OF THE
CITY OF TEMECULA APPROVING PLANNING APPLICATION
NO. PAOS-0391, THE FIRST ONE-YEAR EXTENSION OF TIME
FOR PLANNING APPLICATION NO. PA03-o347, A PRODUCT
REVIEW FOR DETACHED SINGLE-FAMILY RESIDENCES
WITHIN PLANNING AREA 4A OF THE RORIPAUGH RANCH
SPECIFIC PLAN LOCATED SOUTH OF MURRIETA HOT
SPRINGS ROAD
6 Plannina Application No. PA05-0105 a Development Plan. submitted bv Walt Allen. to
construct an 11.271 sauare foot commercial buildina on .987 acres. located at 41755
Enterprise Circle South
Assistant Planner Linton gave a staff report (of written material).
At this time, the public hearing was opened.
Mr. Walt Allen, applicant, spoke in favor of the proposed project and stated that the architect
would be available for any questions.
Although in favor of the proposed project, Commissioner Harter was of the opinion that the
vertical glass enhancements might be too busy.
Commissioner Telesio relayed that it would be his opinion that the proposed project would offer
unique architecture.
Ms. Henny Bouris, queried on the lot line, west side of the proposed project.
Mr. Chris Campbell, architect, clarified for the Commission that the football shaped design piece
in the front of the building would be made of frosted glass that would project outward.
At this time, the public hearing was closed.
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Chairman Guerriero thanked the applicant for the unique architecture.
MOTION: Commissioner Telesio moved to approve staff recommendation as presented.
Commissioner Harter seconded the motion and voice vote reflected approval with the
exception of Commissioner Chiniaeff who was absent.
PC RESOLUTION NO. 06-025
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF TEMECULA APPROVING APPLICATION NO. PA05-
0105, A DEVELOPMENT PLAN TO CONSTRUCT A 11,271
SQUARE FOOT BUILDING ON .987 ACRES LOCATED AT
41755 ENTERPRISE CIRCLE SOUTH
7 PlanninQ Aoolication No. PA05-0139. a Develooment Plan. submitted bv James Horecka. to
construct a two-stOry 18.680 SQuare foot office buildinQ on 1.41 acres. located on the
northwest corner of Diaz Road and Blackdeer Looo
Assistant Planner Linton provided the Planning Commission with a staff report (of written
material). .
At this time, the public hearing was opened.
Mr. James Horecka, project architect, spoke in favor of the proposed project, and advised that
he would be in agreement of the Conditions of Approval.
At this time, the public hearing was closed.
Commissioner Telesio thanked the applicant and staff for delivering a great product to the
community.
Commissioner Harter concurred with comments made by Commissioner Telesio and voiced his
enthusiasm for the proposed project.
MOTION: Commissioner Harter moved to approve staff recommendation. Commissioner
Telesio seconded the motion and voice vote reflected approval with the exception of
Commissioner Chiniaeff who was absent.
PC RESOLUTION NO. 06-026
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF TEMECULA RECOMMENDING THAT THE CITY
COUNCIL APPROVE PLANNING APPLICATION NO. PADS-
0139, A DEVELOPMENT PLAN TO CONSTRUCT A 18,680
SQUARE FOOT TWO-STORY OFFICE BUILDING ON 1.41
ACRES LOCATED AT THE NORTHWEST CORNER OF
DIAZ ROAD AND BLACKDEER LOOP
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COMMISSIONERS' REPORTS
Chairman Guerriero expressed concern with bottom-dump truck drivers driving at a high rate of
speed on Rancho California Road, and requested that police enforcement be increased.
PLANNING DIRECTOR'S REPORT
No additional comments.
ADJOURNMENT
At 7:05 p.m., Chairman Mathewson formally adjourned to Wednesdav. April 5. at 6:30 p.m., in
the City Council Chambers, 43200 Business Park Drive, Temecula. .
Ron Guerriero
Chairman
Debbie Ubnoske
Director of Planning
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. ITEM #3
STAFF REPORT - PLANNING
CITY OF TEMECULA
PLANNING COMMISSION
TO: Planning Commission
FROM: Dale West, Associate Planner
DATE: April 5, 2006
SUBJECT: Development Code Amendment - 2006 Clean-Up (PA05-0041)
BACKGROUND
The City Council adopted the Development Code in 1995. Since its adoption, the City Council has
periodically amended the Development Code to improve its clarity and to make necessary
corrections. This amendment also proposes to clarify a number of provisions within the Code.
ANALYSIS
The proposed changes to the Development Code include the following:
",'
. Amend public hearing notification requirements;
. Restrict certain land uses within the Nicolas Valley Rural Preservation Area;
. Amend minimum setback requirements in Residential zoning districts;
. Remove target floor area ratio requirements for hotels/motels;
. Update requirements for affordable housing projects to conform to State law;
. Revise the Sign Program standards to also apply to existing developments; and
. Make other minor clarifications and/or typographical corrections to the Development
Code.
Public Hearina and Notification
The current public hearing posting requirement in Subsection 17.03.040.C calls for a four feet by
four feet. sign to be posted at least every 300 feet along the portion of the property that fronts an
improved public street. Staff feels that this requirement is excessive, and the intent of the public
, hearing noticing can be met by amend this section of the Code by differentiating between properties
that are less than five acres in size and properties that are greater than five acres in size. For
properties that are less than five acres in size, one sign per improved street frontage is proposed,
and for properties that are greater than five acres in size, two signs per improved street frontage are
proposed. For properties that front an unimproved or private street, or are unusually shaped, the
Director of Planning will have the discretionary authority to determine an appropriate location or
require additional signage. These proposed changes will result in a more efficient public hearing
posting process.
~.
.
R:\Development COOe\05-OO41 AmendmentIPC\1 Staff Report PC.doc
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Permitted Uses in the Nicolas Vallev Rural Preservation Area
During the recent update of the General Plan, the Council adopted the Nicolas Valley Rural
Preservation Policy which was put in place to maintain the rural characteristic of the area until such
time that the City has an opportunity to again work with the residents to re-evaluate and develop a
vision for this area. '
In order to implement this policy and ensure consistency between the General Plan and the
Development Code, staff is proposing to restrict potentially inappropriate land uses from the Nicolas
Valley area by adding a footnote to certain uses under the heading for Very Low Density Residential.
The footnote would restrict such uses as mobile home parks, emergency shelters, transitional
housing, libraries, museums and art galleries, recreational vehicle storage yards, golf courses, and
the larger alcoholism and drug treatment facilities by stating, "The Land Use Element of the General
Plan identifies the Nicolas Valley area as a Rural Preservation Area in Figure LU-5 and generally
defines it as a place without urban scale development and infrastructure. As a result, these uses
are not permitted within the Nicolas Valley Rural Preservation Area."
The proposed Development Code Amendment would also modify two of the land use descriptions
by removing the word "Public" from the use descriptions. If this amendment is approved, the use
descriptions would read "Libraries" and "Museums and art galleries (not for profit)".
Setback Reauirements for Residential Zonina Districts
Staff proposes to amend Table 17.06.040 by reducing the minimum lot depth in the Medium Density
Residential zoning district from 100 feet to 80 feet, and by reducing the minimum front yard setback
requirements for the Low (L-2), Low Medium and Medium Residential zoning districts by 10 feet.
This proposed change will reduce the visual dominance of the garage doors by encouraging
architecture-forward designs while requiring garage entrances that face the street to be set back to
provide for driveway parking.
Staff also proposes to amend the footnote section of the table in order to reflect the above stated
changes and to better clarify the variable side yard setback requirements.
Floor Area Ratio for Hotels/Motels
The Development Code establishes a target floor area ratio (FAR) and a maximum FAR for each
commercial zoning district within the City. Although the target FAR is the benchmark for
development within the City, an applicant may request an increase in the intensity of a project, '
above the target FAR, but not above the maximum FAR, as long as the project provides either,
exceptional economic benefit to the City, exceptional architectural and landscape design, or
enhanced public facilities. For hotel developments, the' City has' historically' received project
proposals that exceed the target FAR. This is because hotel development typically requires a higher
FAR in order to be economically feasible. As a result staff is proposing to remove the target FAR for
Hotels/Motels, thus allowing more flexibility fbr hotel development. '
To dothis, staff proposes to add a footnote to Tables 17.08.040A and B indicating that target FAR's
do not apply to hoteVmotel development. The footnote will indicate that HoteVmotel developments
will be held to the same provisions in Section 17.08.050.A, which require developments exceeding
, the target FAR to provide exceptional architectural and landscape design, enhanced public
amenities, or economic benefit to the community.
R:\Development Code\o5.Q041 Amendment\PC\lStaff Report PC.doc
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Senior Houslna. Affordable Housina and Density Bonuses
Senate Bill 1818 changed the State's density bonus laws (Government Code 65915 by reducing the
amount of units that a developer must provide in order to receive a density bonus, and by increasing
. the number of concessions that a jurisdictions must provide to developers based on the percentage
of affordable units of the project. Senate Bill 1818 also broadened the ability of the developer to
request an incentive or concession for an affordable housing project; however, the incentive is not
required if it results in a specific adverse health or safety impacts or the physical environment or real
property listed on the California Register of Historical Resources cannot be mitigated.
Most of the City's current density bonus incentives and development concessions for affordable
housing are consistent with the new State density bonus laws. Therefore, staff feels that only minor
changes are necessary in order to bring Subsections 17.10.020.M and 17.10.020.M.3.b of the
Development Code in conformance with State law. As a result, ~taff is proposing to increase the
maximum density for affordable housing projects in the Low Medium Density Residential zoning
district from 8 units per acre to 9 units per acre and to specify that the number of concessions
allowed is based on the percentage of affordable housing that is provided by the project.
Additionally, staff proposes to clarify Subsection 17.1 0.020.M of the Development Code in order to
provide consistency between the PermilledUseTable for Commercial zoning districts (17.08.030)
and Supplemental Development Standards (17.10.020.M) of the Development Code, and the
Housing Element of the General Plan.
Sian Proarams for Existina Development
The current standards for Section 17.28.080.A of the Development Code require certain new
developments to participate in a sign program if they meet the following criteria:
. Whenever five or more temporary/permanent signs are proposed for a single tenant
development occupying an entire parcel; .
. Whenever two or more businesses are proposed in a multi-tenant development;
. Whenever wall signs are proposed on buildings with three or more stories or on buildings
with heights greater than 32 feet; or
. Wheneverthe development contains a historic structure.
This requirement ensures that all proposed signs are consistent with other on-site signs, buildings
and surrounding developments. However, developments that were approved prior to the adoption of
the Sign Ordinance are not held to these same standards because these standards are for all "new"
development. The result of requiring only new development to comply with the provision of the
Code is the continuation of inconsistent signage within older developments.
Therefore, staff proposes to amend this section of the Development Code by requiring existing
shopping centers (that meet the criteria outlined above) to establish an approved sign program,
whenever freestanding or wall mounted signs are proposed for replacement, or a development plan
or major modification is proposed for the site. The intent of this proposed change is to create a
mechanism within the Code that requires an existing shopping center to adopt a sign program as
new signs or major modifications are proposed for the center. These provisions will only affect non-
conforming signs as they are proposed for replacement.
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3
Minor Clarifications and Tvooaraohical Corrections
Staff is also proposing to make minor clarifications and typographical corrections to the
Development Code. These proposed changes include clarifications to the timing of appeals, the
permitting of Christmas tree sales lots, procedures for approval of minor modifications, the
description of office uses and automobile sales, in the CommerciaVOffice/lndustrial permitted use
table, parking standards for compact parking spaces and other uses, and to various definitions. The
proposed clarifications and corrections do not change the intent or meaning of the Code, therefore,
. staff has not provided a written description for these proposed changes. The proposed clarifications
and corrections can be found Section 6 of the attached draft Ordinance.
ENVIRONMENTAL DETERMINATION
Staff reviewed these proposed changes to the Development Code in context to their environmental
impacts and determined that there is no potential for an adverse effect on the environment or
surrounding area. The proposed amendments do not allow additional development to occur or allow
for changes to the physical environment. As a result, staff is proposing an exemption from CEQA
pursuant to Section 15061 (b) (3), a general rule of CEQA that allows a jurisdiction to determine that
a project is exempt from CEQA, if that jurisdiction can determine with certainty that there is no
possibility that the activity in question may have a significant effect on the environment.
RECOMMENDATION
Staff recommends that the Planning Commission adopt a resolution recommending that the City
Council approve an Amendment to Title 17 of the T emecula Municipal Code~
ATTACHMENTS
. 1. PC Resolution No. 06- ~ - Blue Page 5
Exhibit A - Proposed CC Ordinance 06-_
2. Selected Redline/Strikeout Changes to the Development Code - Blue Page 6
. R:'Development Code'llS-Q041 AmendmentIPC\1Staff Report PC.doc
4
ATTACHMENT NO.1
PC RESOLUTION 06-_
R:lDevelopment Code'DS-0041 AmendmentIPCI 1 Staff Report PC.doc
5
PC RESOLUTION NO. 06-_
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF TEMECULA RECOMMENDING THAT THE CITY
COUNCIL ADOPT AN ORDINANCE ENTITLED "AN
ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
TEMECULAAMENDING PORTIONS OF TITLE 17 OF THE
TEMECULA MUNICIPAL CODE TO REVISE THE PUBLIC
HEARING AND NOTICING REQUIREMENTS, RESTRICT
CERTAIN LAND USES WITHIN THE NICOLAS VALLEY RURAL
PRESERVATION AREA, REVISE MINIMUM SETBACK
. REQUIREMENTS IN RESIDENTIAL ZONING DISTRICTS,
. REMOVE THE TARGET FLOOR AREA RATIO FOR
HOTEUMOTEL DEVELOPMENT, UPDATE THE AFFORDABLE
HOUSING. DENSITY BONUS REQUIREMENTS, ADD NEW
. SIGN STANDARDS FOR EXISTING DEVELOPMENT
PROJECTS, AND TO MAKE OTHER MINOR CLARIFICATIONS
AND TYPOGRAPHICAL CORRECTIONS TO THE.
DEVELOPMENT CODE (PLANNING APPLICATION (PA05-
0041)" .
Section 1. On April 12, 2005, the City Council of the City of Temecula adopted a
comprehensive update to the City General Plan and Certified the Final Environmental Impact
Report.
Section 2. On January 25, 1995, the City Council of the City of Temecula adopted
the City's Development Code. .
Section 3. The City has identified a need to amend the adopted Development Code.
Section 4. The Planning Commission considered the proposed amendment on April
5, 2006, at a duly noticed public hearing as prescribed by law, at which time the City staff and
interested persons had an opportunity to, an did testify either in support or opposition to this
matter.
Section 5. Recommendation of Approval. That the City of Temecula Planning
Commission hereby recommends that the City Council adopt an ordinance amending portions
of Title 17 of the Temecula Municipal Code substantially in the form attached to this resolution
as Exhibit A.
Section 6. Environmental Compliance. The proposed ordinance does not allow
additional development to occur or allow for changes to the physical environment. As a result,
the Planning Commission recommends that the City Council make a determination that the
above described ordinance has no potential for.an adverse effect on the environment pursuant
to Section 15061 (b)(3) of the California Environmental Quality Act, a general rule of CEQA that
allows a jurisdiction to determine that a project is exempt from CEQA, if that jurisdiction can
determine with certainty that there is no possibility that the activity in question may have a
significant effect on the environment.
R:\Development Code\05'()()4' AmendmentlPC\2PC'RESOLUTIONAltachment , .doc'
Section 7. PASSED, APPROVED AND ADOPTED by the City of Temecula
Planning Commission this 5th day of April 2006.
Ron Guerriero, Chairman
ATTEST:
Debbie Ubnoske, Secretary
[SEAL]
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) 5S
CITY OF TEMECULA )
I, Debbie Ubnoske, Secretary of the Temecula Planning Commission, do hereby certify
. that PC Resolution No. 06-_ was duly and regularly adopted by the Planning Commission of
. the City of Temecula at a regular meeting thereof held on the 5th day of April, 2006, by the
. following vote of the Commission:
NOES:
PLANNING COMMISSIONERS:
PLANNING COMMISSIONERS:
PLANNING COMMISSIONERS:
AYES:
ABSENT:
ABSTAIN:
PLANNING COMMISSIONERS:
Debbie Ubnoske, Secretary
R:\Development Code\05-0041 Amendment\PC\2PC RESOLUTION Allachment 1.d0c2
EXHIBIT A
PROPOSED CC ORDINANCE NO. 06-_
R:\Development Code\OS-0041 Amendmenl\PC\2PC RESOLUTION Attachment 1.d0c3
ORDINANCE NO. 06-_
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY
OF TEMECULA AMENQING PORTIONS OF TITLE 17 OF
THE TEMECULA MUNICIPAL CODE TO REVISE THE
PUBLIC HEARING AND NOTICING REQUIREMENTS,
RESTRICT CERTAIN LAND USES WITHIN THE NICOLAS
VALLEY RURAL PRESERVATION AREA, REVISE
MINIMUM SETBACK REQUIREMENTS IN RESIDENTIAL
ZONING DISTRICTS, REMOVE THE TARGET FLOOR
AREA RATIO FOR HOTELJMOTEL DEVELOPMENT,
UPDATE THE AFFORDABLE HOUSING DENSITY
BONUS REQUIREMENTS, ADD NEW SIGN STANDARDS
FOR EXISTING DEVELOPMENT PROJECTS, AND TO
MAKE OTHER MINOR CLARIFICATIONS AND
TYPOGRAPHICAL CORRECTIONS TO THE
DEVELOPMENT CODE (PLANNING APPLlCATIONPA05-
0041)
THE CITY COUNCIL OF THE CITY OF TEMECULA DOES HEREBY ORDAIN
AS FOLLOWS:
Section 1. The City Council of the City of Temecula herby amends Subsection
17.03.040.C.1 by revising the number of public hearing signs that are posted on a
property that is the sUbject of a development proposal to read as follows:
"C. Posting of Property.
1. Standard Notice. The property, which is the subject of the proposed
development, shall be posted with informational signs that are four feet by
four feet in size, and shall include a description of the proposed
development, the date, time, and location of the public hearing, and the
location where further information can be obtained.
For properties less than five acres in size, one sign per improved street
frontage shall be posted on site. For properties greater than five acres in
size, two signs per improved street frontage shall be posted on site. For
properties that are unusually shaped or within a unique location, the
director.of planning may determine the location for sign posting or require
additional noticing of the proposed project."
Section 2. The City Council of the City of Temecula herby amends Chapter
17.06 by making the following changes:
A. Amend portions of Table 17.06.030 by adding footnote number 7 to
"Secondary dwelling units," adding footnote number 8 adjacent next to the "C" for the
!
R:\Devalopment Code\D!HJ041 AmendmentIPC\30rdinance Exhlbtt A Rav.doc
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various land uses under the VL Residential District, and by adding footnotes 7 and 8 to the
footnote section at the end of the table to read as follows:
Residential
Mobilehome park C. C C C C C
Alcoholism or drug abuse recovery or C C C. C C C P P
treatment facility (seven or more)
Secondary dwelling units 7 P P P P P P P P
Emergency shelters C C C. C C C P P
Transitional. housing C C C. C C C P P
Non-Residential
Libraries C C C. C C C C C
Museums and art galleries (not for profit) C C C. .C C C C C
Recreational Vehicle St9rage Yard 3 C C. C C C C C
Golf courses C C C. C C C C C
Notes:
7. Secondary dwelling un~s are permitted in accordance with the requirements contained in Section
17.06.050.L.
8. These uses are not permitted within the Nicolas Valley Rural Preservation Area, as identified in
Figure LU-5 of the Land Use Element of the General Plan.
B. Amend portions of Table 17.06.040 by reducing the minimum lot depth for
the M zoning district from 100 feet to 80 feet, deleting the footnote for variable front yard
setbacks, and by revising the footnote section to encourage architecture forward design
and to provide clarification for variable side yard setbacks to read as follows:
LOT AREA
Minimum net lot area (square
feet)
7,200
7,200 2
LOT DIMENSIONS
MinimLim lot depth (feet)
100
SETBACKS
. R:\Development Code\05-0041 Arnendmenl\PC\30rdlnance Exhibit A Rev.doc
Minimum front yard (feet) 20 Ave.
40 40 25 25 15 3 10 3 10 3
4
Minimum interior side yard (feet) 25 . 25 10 10 10 Variable Variable Variable
5 5 5
Notes:
1. Affordable housing and congregate care facilities may exceed the stated densities pursuant to the provisions
of $ection 17.10.020.M.
2. Lot sizes below 7,200 square feet can be accommodated with the approval of a planned development
overlay.
3. Garages with entrances facing the street shall be set back no less than 20 feet.
4. In the H residential zoning district, dwelling units with entrances that have direct access to the street, such
that the predominate features of the home fronting the street. are the windows and the front door, may have
a minimum setback of 15 feet.
5. In order to allow for more flexible s~e planning, variable interior side yard setbacks are penmitted in the LM ,
M and H zoning districts, as described below:
LM zoning .district: The combined interior side yard setback for both sides must equal at least 15 feet. One
side shall have at least five feet and the other side shall have at least 10 feet and shall be located on the
same side as the driveway to provide for potential vehicular access to the rear of the property.
M and H zoning district: The combined interior side yard setbacks shall not be less than 10 feet and the
distance between adjacent structures shall not be less than 10 feet. This is intended to permit a zero lot line
arrangement with a zero setback on one side yard and 10 feet on the opposite site yard.
Section 3. The City Council of the City of Temecula herby amends portions of
Table 17.08.040 A and B by adding footnote number two to the end of "Target floor area
ratio" under the column heading Development Standards and to the footnote section to
read, "For hotels/motels, the target floor area ratio does not apply; however one of the
three criteria described in Subsection 17.08.050.A shall apply."
Section 4. The City Council of the City of Temecula herby amends portions of
Subsection 17.1 0.020.M.1.a, and 3.a and b. to read as follows:
"M. Senior Housing/Congregate Care Facilities/Affordable Housing. Senior housing,
congregate care facilities, and affordable housing projects are permitted in the
zoning districts identified below subject to the approval of a development plan.
Affordable senior housing projects shall comply with the affordable housing
. provisions contained in Subsection M.3.
1. Senior housing shall comply with all the provisions of the Development
Code unless modified by the following provisions:
R:\Development Code\05-0041 AmendmentIPC\30rdinance Exhibit A Rev.doc
a. The maximum densities for senior housing projects are as follows:
i. In the High Density Residential zoning district and the
Community Commercial, Highway Tourism, Service
Commercial and Professional Office zoning districts, the
maximum density shall be thirty (30) units per acre.
ii. In the Medium Density Residential zoning district and the
Neighborhood Commercial zoning district, the maximum
density shall be twenty (20) units per acre.
iii. In the Low Medium Residential zoning district, the maximum
density shall be eight (8) units per acre.
iv. In all approved Specific Plans, the maximum density bonus
shall not exceed 50% of the target density in the. planning
area."
"3. Affordable housing and affordable senior housing projects are entitled to
receive various incentives provided the project meets the requirements of
Section 65915 of the California Government Code. Affordable housing
projects are entitled to receive qualifying density incentives from
Subsection 3.a and may also receive qualifying concessions from
Subsection 3.b. The project incentives and concessions are as follows:
a. Density Incentives. Affordable housing projects are entitled to
receive an increase in the allowable density for the following zoning
districts. The maximum densities for affordable housing projects
are as follows:
i. In the High Density Residential and the Professional Office
zoning districts, the maximum density shall be thirty (30)
units per acre.
ii. In the Medium Density Residential zoning district, the
maximum density shall be eighteen (18) units per acre;
however, for affordable. senior housing,.. the maximum
density shall be twenty (20) units per acre.
iii. In the Low Medium Density Residential zoning district, the
maximum density shall be nine (9) units per acre.
iv. In all approved Specific Plans, the maximum density bonus
shall not exceed 50% of the target density in the planning .
area.
R:\Development Code\05-Q041 AmendmentIPCI30rdinance EJchlblt A Rev.doc
b. Development Standard Concessions. The following number of
development standard concessions may be granted by the
approval authority for the project.
Percentage of Affordable Housing
10 Percent Lower Income
5 Percent Very Low Income
10 Percent Moderate Income
20 Percent Lower Income
10 Percent Very Low Income
20 Percent Moderate Income
30 Percent Lower Income
15 Percent Very Low Income
30 Percent Moderate Income
Number of Concessions
1
2
3
An applicant may select from the following concessions, unless a
finding is made that these concessions would result in specific
adverse health or safety im'pacts or the physical environment or
real property listed on the California Register of Historical
Resources cannot be mitigated:
i. An increase in the amount of required lot coverage;
ii. A modification to the setback or required yard provisions;
iii. An increase in the maximum allowable building height;
iv. A reduction in the amount of required on-site parking;
v. A reduction in the amount of onsite landscaping, except that
no reduction in on-site recreational amenities may be
. approved unless the affordable housing is close and easily
accessible to a public park with recreational amenities;
vi. A reduction in the minimum lot area; or,
vii. Approval of an affordable housing project in the Professional
Office zone with the approval of a conditional use permit."
Section 5. The City Council of the City of Temecula herby amends Subsection
17.28.080.A to read as follows:
"A. Sign Program Required
In addition to the sign permits required by Section 17.28.030, certain types
of signs and developments require a sign program to ensure that all
proposed signs are in harmony with other on-site signs, buildings and
surrounding developments.
R:\Development Code\OS-0041 AmendmentIPC\3Ordinance Exhibit A Rev.doc
For existing developments, the purpose of this provIsion is to bring
existing centers without sign programs into conformance with the
Development Code, while allowing existing legal signage to remain until
new signage is proposed.
1. For new developments, and for existing developments that propose
to replace a permanent freestanding or wall mounted sign, or
propose a development plan or major modification to the site, and
where any of the following circumstances exist, a sign program in
accordance with this Section shall also be concurrently filed and
considered for approval with the Development Plan:
a. Whenever five or more temporary and/or permanent signs
(not including signs exempt from permits) are proposed or
exist for a single tenant development occupying an entire
parcel;
b. Whenever two or more businesses are proposed or exist in a
multi-tenant development;
c. Whenever wall signs are proposed or exist on buildings with
three stories or more, or on buildings with heights greater
than 32 feet; or,
d. Whenever the development contains a historic structure.
Section 6. The City Council of the City of Temecula herby amends Title 17 of
the Temecula Municipal Code, to make the following miscelianeous minor clarifications
and typographical corrections to read as follows:
A. Amend Subsection 17.03.090.E to read as follows:
"Notice of Appeal-Time Limit. A notice of an appeal by any individual, who
is aggrieved by or dissatisfied with a decision on an application made by
him or in his behalf, or with any action, order, requirement; decision or
determination, shall not be acted upon unless filed within fifteen days
following the date of action taken by the approving body."
B. Amend Subsection 17.04.020.B.1.d. to read as follows:
"Christmas tree sale lots, however, a permit shall not be required when
such sale is in. conjunction with a business operating from a permanent
building on a developed commercial site, holding a valid business license,
provided such activity shall be only held from November.1 through
December 31." .
C. Amend Subsection 17.05.010.H by deleting the duplicate part of the first
. sefltencethat reads, "may upon an application being filed within thirty days prior to the
expiration."
R:\Development CodelOS-Q041 AmendmentIPCI30rdinence ExhibH A Rev.doc
. -.. .._~-- ....- ~,,,,~.~'.'._-.
O.
follows:
Amend Subsection 17.05.030.0 by adding a second paragraph to read as
"Construction plans that do not adhere to the exact details of an approved
development plan shall not be administratively approved without filing an
application for a major or minor modification, whichever is applicable.
However, if the director of planning determines that changes to an
approved development plan are insignificant and they are not specifically
cited in Subsection 17.05.030.8.2 and 3, then an application for a minor
modification may not be necessary."
E. Amend Subsection 17.06.020.0 to read, "Low Medium Oensity Residential
(LM). The Low medium density residential zoning district is intended to provide for the
development of single-family homes. Typical density for the low medium density
residential development is from three to six dwelling units per net acre, with a target
density of 4.5 dwelling units per acre."
F... Amend portions of Table 17.06.050A by revising the column headings for
front, rear and interior yards, adding "Guest House" to the Accessory Structure listing,
clarifying the setback requirements for garages and gazeb9s,. and by removing footnote
number 3 from the footnote section of the table to read as follows:
20 ft. (entrance faces 5 ft. min. but no less
Garage street) than 15 ft. from 5 ft. min.
10 ft. (entrance from side centerline of alley
not facing front yard)
5 ft. if interior side yard
Gazebo/garden structure Not permitted 5ft. 10ft. if street side yard on
corner lot
Not permitted in the actual Refer to the rear yard . Refer to the side yard
Detached Second Unit setbacks in Table
front yard. 17.06.040 setbacks in Table 17.06.040
Detached Granny Flat or Not permitted in the actual Refer to the rear yard Refer to the side yard
setbacks In Table
Guest House front yard. 17.06.040 setbacks in Table 17.06.040
Notes:
1. . On a corner lot, accessory structures are not permitted unless otherwise noted above.
2. Accessory structures with walls must be separated from other accessory and primary structures by at
least six feet.
G. Amend portions of Table 17.08.030 by replacing the reference to Chapter
17.08 with Chapter 17.09 for Adult business, deleting the listings for "Alcohol and drug
treatment (outpatient)" and "Offices, administrative or corporate headquarters, by
R:\Development Code\O~41 AmendmentIPC'.'lOrdlnance Exhibit A Rev.doC
adding "administrative corporate headquarters" to the Iistin~ for "Offices", by replacing
the listings for "Automobile dealers (new and used) " and "Automobile sales
(brokerage)-showroom only (new and used)-no outdoor display" and by conditionally
permitting Automobile Sales - RetaillWholesale/Brokerage (indoor display/storage of
vehicles only) in the BP zoning district, by adding the words "and rental" after
"Recreational vehicle sales", by permitting "Senior Citizen Houslng" in the Service
Commercial zoning district, and by adding "Sports and Recreational Facility" to the
description of use and conditionally permitting it in all commercial zoning districts to
read as follows:
Adult business-subject to Chapter 17.09 of the
Temecula Municipal Code
Automobile Sales (RetaillWholesale/Brokerage)
with outdoor display/storage of vehicles 1
Automobile Sales (RetaillWholesale/Brokerage)
with outdoor display/storage of vehicles 1
Automobile Sales (RetaillWholesale/Brokerage)
with only indoor display/storage of vehicles
Offices, administrative, corporate headquarters
and professional services including, but not
limited to, business law, medical, dental,
veterinarian, chiropractic, architectural,
engineering, real estate and insurance
Recreational vehicle sales and rentals
c
C
C
C
C
C
p
C
C
p
p
p
p
p
p5.6
p5.e
p
C
p
C
P
C
Senior Citizen Housing (also see Congregate P
Care) 4
Sports and Recreational Facility C C C C C C C
H. Amend portions of Table 17.08.040A by adding a development standard
for "Accessory structure- maximum height" to read a follows:
p
Accessory structure-
maximum height
12 ft.
12 ft.
12 ft.
12 ft.
12 ft.
12 ft.
12 ft.
R:\Development Code\OS-0041 AmendmentIPC\30rdlnance Exhibit A Rev.doc
I. Amend portions of Table 17.24.040 by adding "Basketball or volleyball
court" to Recreation Uses to read as follows:
Recreation Uses
Basketball or volleyball court
8 spaces per court, with other uses calculated
separately
J. Amend Subsection 17.24.040.F.5 by deleting the duplicate part of the
sentence that reads, "(5) Credit."
K. Amend portions of Table 17.24.050 by revising the heading for compact
parking spaces to read, "Existing Compact Size Parking Spaces (new compact parking
spaces are not allowed)."
L. Amend Subsection 17.28.070.A.1.b by replacing the reference to
Subsection "17.06.050.L" with "17.06~050.K."
M. Amend Subsection 17.28.230.B.3 by replacing the reference to
Subsection "(5) a. and b." with Subsection "(4) a. and b."
N. Amend Subsection 17.32.060.C by replacing the word "less" with the word
"more".
O. Amend portions of Section 17.34.010 as follows:
1. Revise the last sentence of the introductory paragraph to read as
follows:
''The word "shall" is mandatory and not discretionary; the ,word
"may" is permissive and discretionary."
2. Revise the definition for "Acreage, Net" to read as follows:
""Acreage, Net" net acreage means the gross project or lot area,
less that portion of the site to be used for arterial and collector
roads and/or the floodway portion of a flood plain."
3. FJevise the definition for "Density" to read as follows: ""Density"
means the number of residential dwelling units per acre of land."
4. Replace heading for "brug abuse recovery or treatment facility" with
"Alcoholism and/or drug treatment facility."
R:\Development Code\OS.Q041 AmendmentIPC\30rdinence Exhibtt A Rev.doc
,/
5. Revise the definition for "Health care facility" to read as follows:
""Health care facility" means a facility or institution, public or private
principally engaged in providing a wide range of outpatient medical
services, for health maintenance and the treatment of medical and
physical conditions, and may include laboratory and pharmaceutical
uses as secondary or supporting uses."
6. Delete the second sentence in the definition for "Lot Area, Net."
7. Delete the definition for "Office Professional."
P. Amend Subsection 17.40.080.8.3 by adding the word "of" between the
words "co-location" and "a."
Section 7. Severabilitv. The City Council hereby declares that the provisions of
this Ordinance are severable and if for any reason a court of competent jurisdiction shall
hold any sentence, paragraph, or section of this Ordinance to be invalid, such decision
shall not affect the validity of the remaining parts of this Ordinance.
Section 8. Environmental Compliance. The City Council hereby finds that this
amendment to the Temecula Municipal Code represents a series of minor changes
mostly regulating the implementation of the zoning procedures and requirements. The
proposed amendments do not allow additional development to occur or allow for
changes to the physical environment. As a result, the adoption of this ordinance is
exempt from further environmental review pursuant to Section 15061 (b)(3) of the
California Environmental Quality Act, a general rule of CEQA that allows a jurisdiction to
determine that a project is exempt from CEQA, if that jurisdiction can determine with
certainty that there is no possibility that the activity in question may have a significant
effect on the environment.
Section 9. Notice of Adoption. The City Clerk shall certify to the adoption of this
Ordinance and shall cause the same to be posted as required by law.
Section 10. Effective Date. This Ordinance shall be in full force and effect 30
days after its passage. The City Clerk shall certify to the adoption of this Ordinance and
cause copies of this Ordinance to be posted in three deSignated posting places.
R:\Development Code\05-0041 AmendmentIPCI30rdinance Exhibit A Rev.doc
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Section 11. This Ordinance shall be in full force and effect 30 days after its
passage; and within 15 days after its passage, together with the names of the City
Council members voting thereon, it shall be published in a newspaper published and
circulated in said City. .
PASSED, APPROVED AND ADOPTED this _ day of _, 2006.
Ron Rpberts, Mayor
ATTEST:
Susan W. Jones, MMC
City Clerk
[SEAL]
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss
CITY OF TEMECULA )
I, Susan W. Jones, MMC, City Clerk of the City of Temecula, do hereby certify
that the foregoing Ordinance No. 06-_ was duly introduced and placed upon its first
reading at a regular meeting of the City Council on the _th day of , 2006 and
that thereafter, said Ordinance was duly adopted and passed at a regular meeting of the
City Council on the . th day of, . 2006, by the following vote:
AYES:
NOES:
ABSENT:
COUNCIL MEMBERS:
COUNCIL MEMBERS:
COUNCIL MEMBERS:
ABSTAIN:
COUNCIL MEMBERS:
Susan W. Jones, MMC
City Clerk
R:\Development Code\05.()()41 Amendment\PC\30rdinence ExhibR A Rev.doc
AlTACHMENT NO.2
SELECTED REDLlNElSTRIKEOUT CHANGES TO THE DEVELOPMENT CODE
R:lDeveloplTien\ Code\05-0041 AmendmentIPC\ 1 Staff Report PC.doc
6
Proposed Text Looks Like This
Proposod Delatod Toxt LookG Lil<o This"
Subsection 17.03.040.C.1
C. Posting of Property.
1. Stafldard Notice. The property, which is the subject of the proposed development,
shall be posted with aR informational signs that are four feet by four feet in size,
lesateEl aleR!! eash siEle ef the prelleFly Ret mer-e thaR thr-ee f:ulRGreEl teet apaR,
that treRts IIlleR aR imJ3roveEl pllblis street, aRG J3fQ'.'iEliR!! and shall include a
description of the proposed development reElllest, the date, time, and location of
the public hearing, and the location where further information can be obtained.
For properties less than five acres in size. one sian per improved street
frontaae shall be posted on site. For properties areater than five acres in
size. two sians per Improved street frontaae shall be posted on site. For
proposed proiects that are on unimproved or. private streets. or on
properties that are unusuallv shaped or within a uniaue location. the director
of plannina mav determine the appropriate location for sian postina or
reauire additional notlcina of the proposed proiect.
Table 17.06.030
Residential
Mobilehome park C! C C C C C
Alcoholism or drug abuse recovery or C C C! C C C P P
treatment facility (seven or more)
Secondary dwelling units Z P P P P P P P P
Emergency shelters C C C! C C C P P
Transitional housing C C C! C C C P P
Non-Residential
PWIie !:ibraries C C C! C C C C C
l2Il9liG- Museums and art galleries (not for C C C! C C C C C
profit)
Recreational Vehicle Storage Yard 3 C C! C C C C C
Golf courses C C C! C C C C .c
Home occupations P P P .p P P P P
Notes:
7. Secondarv dwelllna units are permitted In accordance with the reaulrements contained In
Section 17.06.050.L.
8. These uses are not Dermitted within the Nicolas Vallev Rural Preservation Area. as Identified
In Floure LU-5 of the Land Use Element of the General Plan.
R:\Development Code\05'()041 AmendmenllPC\4strlkeout version-Draft Ordinalice Attachment 2.doc
2
Proposed Text Looks Like This
PrapQsse Oeleteel relEt Leel{6 Like This
Table 17.06.040
LOT AREA
Minimum net lot area (square
feet)
7,200 7.200-4-&
LOT DIMENSIONS
Minimum lot depth (feet)
100
SETBACKS
Minimum front yard (feet)
40
40
25
25
2& ao ao 20 Ave.""
1WfF"" 1WfF"" ---IwfT:. "" !
15 · 10 · 10 ·
Vari- Variable Variable ""
10 able"" ..~ ~
~
Minimum interior side yard (feet)
25
25
10
10
Notes:
1. Affordable housing and congregate care facilities may exceed the stated densities pursuant to the provisions
of Section 17.10.020.M. '
2,. 'Jarlallle tFeRt yarcl setll.aka: IA ordor to allo'.'J for a FRoro iAtorostiRg visllal iFRago aAd FRore floxielo sito
plaAAiAg. ','arialllo solllaslQl FRay 110 pormillod iA tho b2. lM, M aRd H distriGls. FreAt yar-d sotllasks shall have
SR ~'9Fag9 sf 3t least R..'9At}' feet. QaFag98 \a:ittl 9RtraRS9& RGt fasiRg tRe treAt yar:a area FRay 89 selssel< a
R=liAiAU:lFR 9f teR feet. Other f)er:ti9As 8f a strblstwre FRay 1=18-,:9 a freAt y3rGt &9t93sk 9~ a FRiAiAUIFR 8f teR feet;
I=ls'.".,g'Jef, the ;3.'.'9r~€Je setbask 91 tv/aAty feet 81=1811 he FR3iRtaiRsa.
3.. Variallle side yarcl setllallka: IA tho lM zOAiRg eistrist. tho eOFRlliAOe sieo yar-d setllael< for 1I0lR sieos FRIlSt
9E1'=1al at least ImeeA feet ...:ith SAe side l=IaviRg at least teA feat 19 previae (39tsRtial '.~eRisbflar aSS98& t9 the'
Fear of the fJFepeFty aRe sRall be loealee 01'1 tRe saFRe siEle as IRe eR.I9.....ay. IA tl1e M aAd H zOAiAg distrists.
variallle sil:je yare selllaelQl FRay lie permillee pFevieoe Il1e SIlFR of tl1e side yar-d setbasks is AOt less tl1aAteR
feet aRe tl1e distaAee lIelweeR adjaseRt strllstures is Ret less tRaA teR feel. TRis pormils a zero lot IiAe
aFfaAgeFReRt l'JiIRa zera selllaek OA OAe side yard aAd teA feet OA tl1e opposile site yare.
4, ~ Lot sizes below 7,200 square feet can be accommodated with the approval of a planned development
overlay.
3. Garaqes with entrances facinq the street shall be set back not less than 20 feet.
!. In the H residential zoninq district. dwellinq units with entrances that have direct access to the street.
such that the predominate features of the home frontinq the street are the windows and the front
door. mav have a minimum setback of 15 feet.
5. In order to allow for more t1exible site plannlnq. variable Interior side vard setbacks are permitted In
the LM . M and H zoninq districts. as described below:
LM zonlnq district: The combined Interior side vard setback for both sides must equal at least 15
teet. One side shall have at least tlve feet and the other side shall have at least 10 feet and shall be
, located on the same side as the drivewav to provide for potential vehicular access to the rear of the
propertv. .
M and H zonlnq district: The combined Interior side vard setbacks shall not be less than 10 feet and
the distance between adlacent structures shall not be less than 10 feet. This Is Intended to permit a
zero lot line arranqement with a zero setback on one side vard and 10 feet on the opposite site vard.
R:\Development Code\O!HlO41 AmendmentIPC\4strikeout version-Draft Ordinance Attachment 2.doc
'-l
ProDosed Text Looks Like This
PreposoEl OeleteEl Text Loekslil(e TRis
Table 17.08.040A and Table 17.08.040B
~~~~g ~ ~ .~ ~ ~ ~ ~
Maximum floor area ratio
with intensity bonus as per 0.40 1.0 1.0 1.5 1.0 1.5 1.0
Section 17.08.050
2. For hotels/motels. the tarQet floor area ratio does not aeelv: however one of the three
criteria described In Sub ection 17.08.050.A shall a I.
Subsection 17.10.020.M.3.a
. 3. Affordable housing and affordable senior housing projects are entitled to receive various
incentives provided the project meets the requirements of Section 65915 of the California
Government Code. Affordable housing projects will are entitled to receive at least ElAEl
auallfylna densltv incentive,! from Subsection 3.a and may also receive at least eRe
aualifylna concession,! from Subsection 3.b. The project incentives and concessions are
as follows:
a. Density Incentives. Affordable housing projects are entitled to receive an increase
in the allowable density sf at least 26% e'/er tRe targot iR eaaR resi€lsntial for the
followinCl zoning districts. The maximum densities for affordable housing projects
are as follows:
L In the M Hlah Density Residential and the Professional Office zonina .
districts. the maximum density shall be thirty (30) units per acre.
iL In the M Medium Density Residential zoning district, the maximum density
shall be eighteen (18) units per acre: however. for affordable senior
housina. the maximum density shall be twenty (20) units Der acre.
iiL In the bAA Low Medium Density Residential zoning district, the maximum
density shall be eillRt (8) nine (9) units per acre.
b. Development Standard. Concessions. Any at The following number of
development standard concessions may be granted by the approval authority for
the project.
Percentaae of Affordable Housina Number of Concessions
10 Percent Lower Income
5 Percent Very Low Income 1
10 Percent Moderate Income
20 Percent Lower Income
10 Percent Verx Low Income g
20 Percent Moderate Income
30 Percent Lower Income
15 Percent VervLow Income ~
30 Percent Moderate Income .
R:\Development Code\OS-Q041 AmendmenllPC\4strlk90ut version-Draft Ordinance Attachment 2.doc
4
. Proposed Text Looks Like This
Prol'leseel Oelelel;! Text l.eel(s lil(e Tllis
An applicant may select from thefollowina concessions, unless a finding is
made that these concessions are Ret R,asessal)' Ie I'lravil;!o tho a#erl;!al3la Ilellsinll
IlRits 13eiRll I'lrel'lesel;!: would result in specific adverse health or safety
impacts or the phvsical environment or real properlY listed on the California
Reaister of Historical Resources cannot be mitiaated:
v. A reduction in the amount of onsite landscaping, except that no reduction in
on-site recreational amenities may RGt be approved unless the affordable
housing is iR-a close and easily accessible I'lraxiFFlity to a public park with
recreational amenities;
Subsection 17.28.080.A
Sign Program Required
In addition to the sign permits required by Section 17.28.030, certain types of sians and
developments require a sign program to ensure that all proposed signs are in harmony
with other on-site signs, buildings and surrounding developments. Other pr-o'JisieRs at tllis
Cllapter reqllire a sillR 1'lF811raFFl fer sertaiR tyl'las ef signs.
For existina developments. the purpose of this provision is to brina existina
centers without sian proarams into conformance with the Development Code. while
allowina existina leaal sianaae to remain until new sianaae is proposed.
f. IR aelelilioA, .'R For new developments and existina developments that propose
to replace a. permanent freestandina or. wall mounted sian. or propose a
development plan or malor modification to the site. and where any of the
following circumstances exist, a sign program in accordance with this Section shall
also be concurrently filed and considered for approval with the Development Plan:
+. !!: Whenever five (5) or more temporary and/or permanent signs (not
including signs exempt from permits) are proposed or exist for a single
tenant development occupying an entire parcel;
2., b. Whenever two (2) or more businesses are proposed or exist in a multi-
tenant development;
,
a.. !:: Whenever wall signs are proposed or exist on buildings with three (3)
stories or more, or on buildings with heights greater than 32 feet; or,
~ d. Whenever the development contains a historic structure.
R:\Development Code\OS.Q041 AmendmentIPC\4strlkeout version-Draft Ordinance Attachment 2.doc
5
ITEM #4
-~
STAFF REPORT ~ PLANNING
CITY OF TEMECULA
PLANNING COMMISSION
TO: Planning Commission
. FROM: Dale.West, Associate Planner
DATE: April 5, 2006
SUBJECT: Proposed Zoning Ordinance Prohibiting Medical Marijuana Dispensaries
BACKGROUND
The proposed ordinance defines "Medical Marijuana Dispensary" and prohibits such uses in all
zones of the City of Temecula.
In 1996, the California voters adopted Proposition 215, the Compassionate Use Act ("Prop 215"),
allowing the use of marijuana for medical purposes under certain circumstances. Later, the
Legislature enacted statutes implementing Prop 215. Since that time, advocates of medical
marijuana have established medical marijuana dispensaries in retail stores in cities in California in
reliance on Prop 215.The California Supreme Court has stated unequivocally that Prop 215 makes
the possession of marijuana for medical purposes legal. People v. Mower, 28 Cal. 4th 457 (2002).
Nothing in Prop 215, however, requires cities to allow medical marijuana dispensaries.
Further complicating this issue is the relationship between federal and state law regarding medical
marijuana. On June 6, 2005, the United States Supreme Court held in the case of Gonzalez v.
Raich that the Federal Controlled Substances Act authorizes federal authorities to prosecute
persons who cultivate, possess or distribute marijuana solely within the State of California, even if
for medical purposes allowed under Prop 215. The United States Supreme Court also held that
Congress, underthe Commerce Clause of the United States Constitution, has the authority to
prohibit local cultivation and use of marijuana even though such cultivation and use,would be in
compliance with California law. The Supreme Court's decision, however, did not invalidate Prop 215
or the California statutes implementing it.
. Thus, while medical marijuana use appears legal under California law, it is clearly illegal under
. Federal law. Many cities worry that by allowing medical marijuana dispensaries they may beaiding
'and abetting a violation of federal law. Agents of the Federal Drug Enforcement Agency carried out
a raid on December 20, 2005 at the Hopenet medical marijuana dispensary in San Francisco. DEA
Agents have conducted other raids on medical marijuana dispensaries in Northern California since
the U. S. Supreme Court decision in Gonzales v. Raich.
The City Attorneys Department of the League of California Cities conducted an informal survey in
,January 2006 of how cities are dealing with this issue. The Cities of Rocklin, Lincoln, Concord,
:Susanville, Pasadena and Fresno have each adopted ordinances prohibiting medical marijuana
dispensaries from operating in their cities. The Concord ordinance only allows a medical marijuana
dispensary in a licensed hospital. All have been sued to invalidate the prohibition on medical
marijuana dispensaries by the Americans for Safe Access, an active group advocating changes in
the laws concerning medical marijuana use. The City of Concord filed a motion to dismiss the
lawsuit on a number of legal grounds, including the fact that Federal law invalidates the State law.
Following this motion, the Plaintiff's dismissed the lawsuit against the City of Concord. The cities of
Dixon, Elk Grove, Fairfax, Santa Cruz, West Hollywood, Berkeley, Oakland, Martinez, Plymouth and
Santa Rosa have each adopted ordinances permitting medical marijuana dispensaries, but regulate
the number of dispensaries and the manner in which they operate. The majority of the cities
participating in the survey have adopted a zoning moratorium on medical marijuana dispensaries
and are waiting for the legal issues to be resolved.
Staff recommends that medical marijuana dispensaries be prohibited in the City of Temecula. At
this time, medical marijuana dispensaries are illegal under Federal law and the persons who operate
them are subject to Federal prosecutions. Efforts are underway by medical marijuana advocates to
change Federal law and regulation. The City's Development Code does not permit other uses which
violate Federal law. If Federal law and regulations change, the City can reexamine the prohibitions
on medical marijuana dispensaries.
It is important to note that any City land use decision banning medical marijuana dispensaries within
the City does not affect an individual's right to cultivate and possess marijuana for his or her own
medical purposes under Proposition 215 and state law. The proposed ordinance prohibits only
marijuana dispensaries that provide, make available or distribute medical marijuana to others. An
ordinance prohibiting marijuana dispensaries cannot change the rights granted to patients under
Prop 215 because Prop 215 and the implementing legislation are state statues adopted by initiative.
Persons interested in using marijuana for medical purposes must review Prop 215 to determine the
applicable law and should consult with the Riverside County Sheriffs Department.
ENVIRONMENTAL DETERMINATION
Staff has prepared and circulated a Negative Declaration in accordance with the requirements of the
Califomia Environmental Quality Act. The Negative Declaration analyzed the potential
environmental impacts of this ordinance and determined that there are no adverse environmental
impacts.
RECOMMENDATION
Staff recommends that the Planning Commission adopt a resolution recommending that the City
Council approve an Amendment to Title 17 of the T emecula Municipal Code.
ATTACHMENTS
1. . PC Resolution No. 06-_- Blue Page 3
Exhibit A - Proposed CC Ordinance No. 06-
2. Initial Study and Negative Declaration - Blue Page 4
ATTACHMENT NO.1
PC RESOLUTION NO. 06"_
"
PC RESOLUTION NO. 06-_
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF TEMECULA RECOMMENDING THAT THE CITY
COUNCIL ADOPT AN ORDINANCE ENTITLED "AN
ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
TEMECULA AMENDING SECTIONS 17.06.030, 17.08.030 AND
17.34.010 OF THE TEMECULA MUNICIPAL CODE,
PROHIBITING THE ESTABLISHMENT OF MEDICAL
MARIJUANA DISPENSARIES WITHIN THE CITY (PLANNING
APPLICATION PA06-0052)"
Section 1. On April 12, 2005, the City Council of the City of Temecula adopted a
comprehensive update to the City General Plan and Certified the Final Environmental Impact
Report.
Section 2. On January 25, 1995,~the City Council of the City of Temecula adopted
the City's Development Code.
Section 3. The City has identified a need to amend the adopted Development Code.
Section 4. The Planning Commission considered the proposed amendment on April
5, 2005, at a duly noticed public hearing as prescribed by law, at which time the City staff and
interested persons had an opportunity to, an did testify either in support or opposition to this
matter.
Section 5. Recommendation of Aooroval. That the City of Temecula Planning
Commission hereby recommends that the City Council adopt an ordinance amending portions
of Title 17 of the Temecula Municipal Code substantially in the form attached to this resolution
as Exhibit A.
Section 6. Environmental Comoliance. That the City of Temecula Planning
Commission recommends that the City Council finds that City staff prepared an Initial Study of
. the potential environmental effects of this Ordinance amending the City's Development Code to
prohibit medical marijuana dispensaries (the "Projecf'). Based upon the findings contained in
that Initial Study, City Staff determined that there was no substantial evidence that the Project
could have a significant effect on the environment and a Negative Declaration was prepared.
Thereafter, City Staff provided public notice of the' public comment period and of the intent to
adopt the Negative Declaration as required by law. The public' comment period commenced on
March 4, 2006 and expired on April 3, 2006. Copies of .the documents have been available for
public review and inspection at the offices of the Department of Community Development,
located at City Hall, 43200 Business Park Drive, Temecula, California 92589. The City Council
. review the Negative Declaration and all comments received regarding the Negative Declaration
;prior to and at the _, 2006 public hearing, and based on the whole record before it, finds
that: (1) the Negative Declaration was prepared in compliance with CEQA; (2) there is no
substantial evidence that the Project will have a significant effect on the environment; and (3)
the Negative Declaration reflects the independent judgment and analysis of the City Council.
R:\OrdinancesIMedlcal MarijuanaIPCI2PC RESOLUTION Altachmenll.docl
Section 7. PASSED, APPROVED AND ADOPTED by the City of Teinecula
Planning Commission this 5111 day of April 2006.
Ron Guerriero, Chairman
ATTEST:
Debbie Ubnoske, Secretary
[SEAL]
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss
CITY OF TEMECULA )
I, Debbie Ubnoske, Secretary of the Temecula Planning Commission, do hereby certify
that PC Resolution No. 06-_ was duly and regularly adopted by the Planning Commission of
the City of Temecula at a regular meeting thereof held on the 5111 <:jay of April, 2006, by the
following vote of the Commission: {.
,
AYES:
PLANNING COMMISSIONERS:
. PLANNING COMMISSIONERS:
NOES:
ABSENT:
ABSTAIN:
PLANNING COMMISSIONERS:
PLANNING COMMISSIONERS:
Debbie Ubnoske, Secretary
R:\OrdlnanceslMedlcal Marijuanall'C\2PC RESOLUTION Attachmenl1.doc2
,.__ .-.'>'"0.._,' ~ ,
EXHIBIT A
PROPOSED CC ORDINANCE 06-_
R:\Ordinances\Medical MarijuanalPCl2PC RESOLUTION Attachment 1.dcc3
'--
ORDINANCE NO. 06-_
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY
OF TEMECULA AMENDING SECTIONS 17.06.030,
17.08.030 AND 17.34.010 OF THE TEMECULA
MUNICIPAL CODE, PROHIBITING THE ESTABLISHMENT
OF MEDICAL MARIJUANA DISPENSARIES WITHIN THE
CITY .
THE CITY COUNCil OF THE CITY OF TEMECULA DOES ORDAIN AS
FOllOWS:
Section 1. The City Council of the City of Temecula does hereby find,
determine and declare that:
A. The Planning Commission considered this Ordinance and the Negative
Declaration on April 5, 2006, at duly noticed public hearings as prescribed by law, at
which time the City Staff and interested persons had an opportunity to, and did testify
either in support or opposition to this matter;
B. At the conclusion of the.Commission hearings and after due consideration
of the testimony, the Commission adopted Resolution No. 06- recommending
approval of the Ordinance by the City Council;
C. The City Council considered the Ordinance and Negative Declaration on
. , 2006, 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 opposition to this matter; .
D. The proposed Ordinance is consistent with the City's General Plan and
each element thereof.
Section 2. Pursuant to California Environmental Quality Act ("CEQA") and the
City's local CEQA Guidelines, the City Council finds that City staff prepared an Initial
Study of the potential environmental effects of this Ordinance amending the City's .
Development Code to prohibit medical marijuana dispensaries (the "Project"). Based.
upon the findings contained in that Initial Study, City Staff determined that there was no
substantial evidence that the Project could have a significant effect on the environment
and a Negative Declaration was prepared. Thereafter, City Staff provided public notice
of the public comment period and of the intent to adopt the Negative Declaration as
required by law. The public comment period commenced on March 4, 2006 and expired
on April 3, 2006. Copies of the documents have been available for public review and
inspection at the offices of the Department of Community Development, located at City
Hall, 43200 Business Park Drive, Temecula, California 92589. The City Council has
reviewed the Negative Declaration and all comments received regarding the Negative
Declaration prior to and at the , 2006 public hearing, and based on
. R:lOrdinancesIMedical Marijuana\PC\3Tem Medical Marijuana Dispensary Ordiance.OOC
1
the whole record before it, finds that: (1) the Negative Declaration was prepared in
compliance with CEQA; (2) there is no substantial evidence that the Project will have a
significant effect on the environment; and (3) the Negative Declaration reflects the
independent judgment and analysis of the City Council. Based on the findings set forth
in this Section, the City Council hereby adopts the Negative Declaration prepared for
the Project.
Section 3. Section 17.34.010 of the Temecula Municipal Code is hereby
amended to add the definition of "Medical Marijuana Dispensary" to Section 17.34.010
to read as follows:
"Medical Marijuana Dispensary. A facility or location, whether fixed or
mobile, which provides, makes available or distributes marijuana to a
primary caregiver, a qualified patient or a person with an identification card
issued in accordance with California Health and Safety Code Sections
11362.5 et seq."
Section 4. The use matrices of Sections 17.06.030 and 17.08.030 of the
Temecula Municipal Code are hereby amended to establish a Medical Marijuana
Dispensary, as defined in Section 17.34.010 of the Temecula Municipal Code, as a
prohibited use in all zones of the City.
Section 5. If any sentence, clause or phrase of this ordinance is for any
reason held to be unconstitutional or otherwise invalid, such decision shall not affect the
validity of the remaining provisions of this ordinance. The City Council hereby declares
that it would have passed this ordinance and each sentence, clause or phrase. thereof
irrespective of the fact that anyone or more sentences, clauses or phrases be declared
unconstitutional or otherwise invalid.
Section 6. The City Clerk of the City of Temecula shall certify to the passage
and adoption of this Ordinance and shall cause the same or a summary thereof to be
published and posted in the manner required by law.
PASSED, APPROVED AND ADOPTED this
day of
2006.
Ron Roberts,
Mayor
ATTEST:
Susan Jones, MMC
City Clerk
R:\Ordinances\Medical Marijuana\P03Tem Medical Marijuana Dispensary Ordiance.DOC
2
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.
CITY OF TEMECULA )
I, Susan Jones, MMC, City Clerk of the City of Temecula, do hereby certify
that the foregoing Ordinance No. 06-_ was duly introduced and placed. upon its first
reading at a regular meeting of the City Council on the day of ,
2006, and that thereafter, said Ordinance was duly adopted and passed at a regular
. meeting of the City Council on the day of, 2006 by the
following vote, to wit:
AYES: COUNCIL MEMBERS:
NOES: COUNCIL MEMBERS:
ABSENT: COUNCIL MEMBERS:
ABSTAIN: COUNCIL MEMBERS:
Susan W. Jones, MMC
City Clerk
R:\OrdinancesIMedical Marijuana\PC\3Tem Medical Marijuana Dispensary Ordiauce.DOC
3
---.-
-- .
ATTACHMENT NO.2
INITIAL STUDY AND NEGATIVE DECLARATION
City of Temecula
P.O. Box 9033, Temecula, CA 92589-9033
Environmental Cheqkllst
.
Proiect Title Medical Mariiuana Ordinance
Lead Agency Name and Address City of Temecula ,
P.O. Box 9033. Temecula. CA 92589-9033
Contact Person and Phone Number Dale West, Associate Planner
(951) 694-6400
Proiect Location Citywide .
Proiect Soonsor's Name and Address Citv of Temecula
General Plan DesiQnation Citywide
ZoninQ Citywide
Description of Project An ordinance amending the City's Municipal Code defining "Medical
Marijuana Dispensary" and prohibiting such use in all zones of the
City of Temecula.
Surroundina Land Uses and Settina Citywide
Other public agenCies whose approval None
is reauired
R:\O/lllnanceslMedlcaJ MarijuanaICEOA INITIAl STUDY.doc
1
J
Environmental Factors Potentially Affected
The environmental factors checked below would be potentially affected by this project, involving at least one
impact that is a 'Potentially Significant Impact' as indicated by the checklist on the following pages.
.
Aesthetics Mineral Resources
Aariculture Resources Noise
Air Qualitv . .' PODulation and Housina
Bioloaical Resources Public Services
Cultural Resources Recreation
Geology and Soils Transportationffraffic
Hazards and Hazardous Materials Utilities and Service Systems
Hvdroloavand Water Qualitv Mandatorv Findinas of Sianificance
Land Use and Planning of' None .
Determination .
(To be completed by the lead agency)
.
On the basis of this initial evaluation:
.
I find that the proposed project COULD NOT have a significant effect on the environment, and a
of' NEGATIVE DECLARATION will be prepared.
I firid that although the proposed project could have a significant effect on the environment, there will not.
be a significant effect in this case because revisions in the project have been made by or agreed to by
the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared.
I find that the proposed project MAY have a significant effect on the environment, and an
ENVIRONMENTAL IMPACT REPORT Is required. . .
I find thatthe proposed project MAY haves "potentially significant impact' or "potentiallysignificant
unless mitigated" impact on the environment,' but at least one effect 1) has been adequately analyzed in
an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation
measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL
IMPACT REPORT is reauired, but it must analvze onlv the effects that remain to be addressed.
I find that although the proposed project could have a significant effect on the environment, because all
potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE
DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to
that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are
imoosed UDon the Drooosed project, nothina further is reauired. .
~A_JJsr
Sig ature
g. -d-cl -,:::) &,
. Date
. DaleWest. Associate Planner
Printed name
City of T emecula
For
R:\Ordlnances\Medlcal MarijuanalCEOA INITIAL STUDY.doc
2
1. AESTHETICS. Would the project:
a.
b.
I ~ .. as.
Have a substantial adverse effect on a scenic vista?
Substantially damage scenic resources, including, but not
limited to, trees, rock outcroppings, and historic buildings
within a state scenic hi hwa ?
Substantially degrade the existing visual character or
uali of the site and its surroundin s?
Create a new source of substantial light or glare which
would adversely affect day or nighttime views in the
area?
POle. lIy
Sinn......! Inl...
~
.Ho
{'
{'
c.
{'
d.
{'
Comments:
1.a-d. The proposed Ordinance, prohibiting Medical Marijuana Dispensaries in all zoning districts of the City of
Temecula, will not noticeably affect current views or vistas in this area. No changes or alterations to
scenic vistas, highways or substantial visual areas will occur as a result of this project. '
R:\OrdlnanceS\Medlcal MarijuanaICEOA INITIAL STUDY.doc
3
2. AGRICULTURE RESOURCES. In determining whether Impacts to agricultural resources are
significant environmental effects, lead agencies may refer to the California Agricultural Land
Evaluation and Site Assessment Model (1997) prepared by the California Dept. of Conservation as
an optional model to use in assessing Impacts on agriculture and farmland. Would the project:
.
,,~ l'8lllillW IigPTllan
.... 16ilm~J4ll~
1......aO<lSlJ.",,1j1na liJl......liOnJlOi""". . ~ ~1lI1 SIDilIflllaIit No
(mood Inco. .r~d Impact IlllDad
a. Convert Prime Farmland, Unique Farmland, or Farmland . ./
of Statewide Importance (Farmland), as shown on the
maps prepared pursuant to the Farmland Mapping and
Monitoring Program of the Califomia Resources Agency,
to non-aaricultural use? .
b. Conflict with existing zoning for agricultural use, or a. ./
Williamson Act contract? .
c. Involve other changes in the existing environment which, ./
due to their location or nature, could result in conversion
of Farmland, to non-aaricultural use?
Comments:
2.a-c. The proposed Ordinance, prohibiting Medical Marijuana Dispensaries in all zoning districts of the City of
Temecula, will not result in the conversion of any farmland, conflict with existing zoning for agriculture
use or Williamson Act contract, or involve other changes in the existing environment which would result
in conversion of Familand to non-agricultural uses, as a result no impacts to agricultural resources are
expected to occur.
. R:\OtdI""""",,\MEldIcaJ MarijuanalCEQA INITIAl STUDY.doc
4
- .--- .
3. AIR QUAUTY. Where available. the significance criteria established by the applicable air quality
management or air pollution control district . may be relied upon to make the following
determinations. Would the project:
poteritlally pO$li~aJly
Slgnff'leant Unless Less Than
I SI,!I!:~~.:nl Mitigation Slgnlflcant No
I I Iinnaa Imoact
a. Conflict with or obstruct implementation of the applicable "
air aualitv Dlan? . .
b. Violate any air quality standard or contribute substantially "
to an existinaor nroiected air aualitv violation?
c. Result in a cumulatively considerable net increase of any "
criteria pollutant for which the project region is non-
. attainment under an applicable federal or state ambient
. air quality standard (including releasing emissions which
exceed auantitative thresholds for ozone Drecursors\? .
d. Expose sensitive receptors to substantial pollutant "
concentrations?
e. Create objectionable odors affecting a substantial number "
of ceoDle?
Comments:
3.a-e. The proposed Ordinance, prohibiting Medical Marijuana Dispensaries in all zoning districts of the City of
Temecula, will not impact or adversely effect air quality as they are minor modifications and
clarifications to the existing DE1velopment Code necessary to implement the Code. There are no
proposed modifications that will adversely affect air quality. As a result, no impacts are expected to
occur.
\-
R:\OrdlnanceslMedlcal MarfjuanaICEOA INITIAL STUDY.doc
5
4. BIOLOGICAL RESOURCES. WOllld the project?
""'~. P~~!liiLy Lel!ls'-Than
'Slg~ol8"
SIIJfl- MlIlgatkln Slgnltlcant No
. . . f. .. . . ,....... ."'.... , 1m..'"
a. Have a substantial adverse effect, either directly .or .,
thraugh habitat madificatians, an any species identified
as a candidate, sensitive, .or special status species in
local .or regianal plans, palicies, .or regulatians, .or by the .
Califamia Department .of Fish and Game .or U.S. Fish and .
Wildlife Service?
b. Have a substantial adverse effect an any riparian habitat .,
.or ather sensitive natural cammunity identified in lacal .or
regianal plans, palicies, regulatians .or by the Califarnia .
Department .of Fish and Game .or US Fish and Wildlife
Service?
c. Have a substantial adverse effect .of federally pratected .,
wetlands as defined by Sectian 404 .of the Clean Water
Act (including, but nat limited ta,'marsh, vernal paal,
coastal, etc.) thraugh direct remaval, filling, hydralagical
interruptian, .or ather means?
d. Interfere substantially with the mavement .of any native .,
resident .or migratary fish .or wildlife species .or with
established native resident .or migratary wildlife carridars,
.or imoede the use .of native wildlife nurserv sites? .
e. Conflict with any local palicies .or .ordinances prateCting .,
bialagical resaurces, such as a tree preservatian palicy .or
.ordinance? .
f. Conflict with theprovisians .of an adapted Habitat . . .,
Canservatian Plan, Natural Community Conservatian
Plan, .or ather appraved lacal, regianal, .or state habitat
canservatian plan? . .
Camments:
4.a-f. The prapased Ordinance, prahibiting Medical MarijuanaDispensaries in all zaning districts .of the City .of
Temecula, will nat significantly affect impartant bialagic resaurces. The prapased minar Develapment
Code Amendments and clarificatians are City wide and will nat preclude an independent analysis .of
bialogical resaurcesafa site specific develapment praject. Therefare, na impacts are anticipated as a
result .of the City wide cade amendments and clarificatians.
R:\allllnances\Medloal MarljuanaICEQA INmAL STUDY.doc
6
I
,
5. CULTURAL RESOURCES. Would the project:
. Potentially
~sy Signiflcant Unless Less Than
S ~1flGant MItlQa~on Signifioant No
I........,__$u I~ted 'ijU..;o", 1-
a. Cause a substantial adverse change in the significance of' ,r'
a historical resource as defined in Section 15064.5? .
b. Cause a substantial adverse change in the significance of ,r
an archaeoloaical resource pursuant to Section 15064.5?
c. Directly or indirectly destroy a unique paleontological . ,r
resource or site or uniaue aeoloaic feature?
d. Disturb any human remains, including those interred ,r
outside of formal cemeteries?
Comments:
.5.a-<1. The proposed Ordinance, prohibiting Medical Marijuana Dispensaries in all zoning -districts of the City of
Temecula, will not adversely affect significant historical resources, archaeological, paleontological or
geological features. No change or modification is being proposed that would ruin or destroy any
significant feature. The proposed minor Development Code Amendments and clarifications are City
wide and will not preclude an independent analysis of a site specific development project. As a result,
no impacts are anticipated as a result of this project. .
R:IOrdlnanceslMedlcaJ MarijuanalCEOA INITIAL STUDY.doc
7
. -~-"-~-.-~ "-,- --^
.
6. GEOLOGY AND SOILS. Would the project:
. i'9l!!J!l~Y
- "~~$S ~1'M"
'....und;S. ""SOu"",s" ,.!tfilllliOo ' ~ ,..':..
""~' J J
a. Expose people or structures to potential substantial
adverse effects, including the risk of loss, injury, or death
involving:
i. The rupture of a known earthquake fault, as delineated .,
on the most recent Alquist-Priolo Earthquake Fault
Zoning Map issued by the State Geologist for the area or
based on other substantial eviaence of a known fault?
(Refer to Division of Mines and Geology Special
Publication 42.) , ,
ii. Strong seismic ground shaking? .,
ili. Seismic-related ground failure, including liQuefaction? .,
iv. Landslides? . .,
b. Result insubstantial soil erosion or the loss of tODsoil? . .,.
c. Be located on a geologic unit or soil that is unstable, or .,
that would become unstable as a result of the project,
and potentially result in on- or off-site landslide, lateral
spreading, subsidence liQuefaction or collapse?
d. Be located on expansive soil, as defined in Table 18-1-B .,
of the Uniform Building Code (1994), creating substantial .
risks to life or propertY? '
e. Have soils incapable of adequately supporting the use of .,
septic tanks or alternative wastewater disposal systems
where sewers are not available for the disposal of
wastewater? '
Comments:
6.a-e. The proposed Ordinance, prohibiting Medical Marijuana Dispensaries in all zoning districts of the City of
Temecula, will not expose people or property to any significant impacts or effects caused by geology or
soils. The amendments are minor modifications and clarifications to the existing Development Code.
Any future development would be subject to the Uniform Building Code and independent environmental
analysis if deemed necessary pursuant to CEQA. As a result, no impacts are expected to occur as a
result of the proposed City wide amendments and clarifications.
R:\OrdlnanceslMedlcal MarljuaneICEOA INITIAL STUDY.doc
8
\
7. HAZARDS AND HAZARDOUS MATERIALS. Would the project:
.
P*nIIally Potentially
Slgnifie;mt urn_... Less Than
Issues"'.... $W;:llioent ~~:"'" . SJgilIflcant No
lli.ll<f;I. ilJ>a<:t 11100 . tatoO rmoact lmoact
a. Create a significant hazard to the public or the ,/
environment through the routine transportation, use, or
. disposal of hazardous materials?
b. Create a significant hazard to the public or the ,/
environment through reasonably foreseeable upset and
accident conditions involving the release of hazardous
materials into the environment?
c. Emit hazardous emissions or handle hazardous or ,/
acutely hazardous materials, substances, or acutely .
hazardous materials, substances, or waste within one-
auarter mile of an existina or proposed school?
d. Be located on a site which is included on a list of ,/
hazardous materials sites compiled pursuant to
Government Code Seption 65962.5 ~nd, as a result,
would it create a significant hazard to the public or the
environment?
e. For a project located within an airport land use plan or, ,/
where such a plan has not been adopted, within two
miles of a public airport or public use airport, would the
project result in a safety hazard for people residing or
workina in.the oroiect area? .
f. For a project within the vicinity of a private airstrip, would ,/
the project result in a safety hazard for people residing or .
workina in the project area?
g. Impair implementation of or physically interfere with an ,/
adopted emergency response plan or emergency .
evacuation plan?
h. Expose people or structures to a significant risk or loss, ,/
injury or death involving wildland fires, including where .. .
wildlands are adjacent to urbanized areas or Where ,
residences are intermixed with wildlands?
Comments:
7.a-h. The proposed Ordinance, prohibiting Medical Marijuana Dispensaries in all zoning districts of the City of
Temecula. will not expose area residents to any hazardous or materials not commonly transported
through the City, nor will the proposed amendments and clarifications e1<Pose people or structures to a
significant risk. or loss involving wildland fires or interfere. with an emergency response plan or .
evacuation plan.. The proposed Development Code Amendments are intended.to clarify the intent and
provide minor modifications to the Development Code which currently acknowledges that development
projects must comply with the above environmental hazardous and safety requirements pursuant to
CEQA. As a result, no impacts are expected from this Development Code Amendment.
R:\OrdlnancealMoOlcal MarijuanaICEOA INmAL STUOY.doc
/
9
,."...
--.,-- .~~ -.
8. HYDROLOGY AND WATER QUALITY. Would the project:
. '.' . [' . '1
e~!!m'~ .' ~1Q.:e':'J%... I,.essTI1e~
,t.. .j&>....S,.. . , . 1filiiiilI: :1il".O .~ NQ.lrQpjlcl
I......W -I'" . '1Ifuj1iet
a. Violate any water quality standards or waste discharge ./
requirements or otherwise substantially degrade water
Quality? . .
b. Substantially deplete groundwater supplies or interfere ./
su.bstantially with groundwater recharge such that there
would be a net deficit in aquifer volume or a lowering of the
local groundwater table level (e.g., the production rate of
pre-existing nearby wells would drop to a level which
would not support existing land uses or planned uses for
which oermits have been aranted\? .
c. Substantially alter the existing drainage pa.ttern of the site ./
or area, including through the alteration of the course of a
stream or river, in a manner which would result in
. substantial erosion or siltation on- or off-site?
d. Substantially alter the existing drainage pattern of the site ./
or area, including through the alteration of the course of a
stream or river, or substantially increase the rate or
amount of surface runoff in a manner which would result in
flooding on- or off-site?
e. Create or contribute runoff water which would exceed .the ./
capacity of existing or planned storm water drainage
systems or provide substantial additional sources of
oollutedrunoff? .
1. Require the preparation of a Water Quality Management ./
Plan?
g. Place housing within a 100-year flood hazard area as ./
mapped on a federal Flood Hazard Boundary or Flood
Insurance Rate Map or other flood hazard delineation
mao? . .
h. Place within a 100-year flood hazard area structures which . ./
would impede or redirect flood flows?
i. Expose people or structures to a significant risk of loss, , ./
injury or death involving flooding, including flooding as a .
result ofthe failure of a levee or dam? .
i. Inundation bv seiche, tsunami, or mudflow? . ./
Comment:
8.a~j. The proposed Ordinance, prohibiting Medical Marijuana Dispensaries in all zoning districts of the City of
Temecula, will not affect the water quality, drainage patterns, degrade water quality, or increase flood
hazard capacity. . The proposed DevelOpment Code Amendments and clarifications will not change the
direction of surface or ground water flows. As a result, no impacts are expected to occur.
R:lOnllnarices\MedlcaI Marljuana\CEOA INITIAL STUDY.doc
10
9. LAND USE AND PLANNING. Would the project:
PotentlaUy
polentiaUy Significant Unless Less Than
: l>W...." , .S=~t Mitigation Significant No
,lnco.......... ......01 Imoael
a. Phvsically divide an established community? 0/
b. Conflict with any applicable land use plan, policy, or 0/
regulation of an agency with jurisdiction ever the project ,
(including, but not limited to the general plan, specific
plan, local coastal program, or zoning ordinance) adopted
for the purpose of avoiding or mitigating an environmental
effect?
c. Conflict with any applicable habitat conservation plan or 0/
, natural community conservation plan?
Comments:
9.a-c. The proposed Ordinance, prohibiting Medical Marijuana Dispensaries in all zoning districts of the City of
Temecula, will not physically divide an established community, conflict with the applicable land use
plan, policy, or regulation, and does not conflict with any applicable habitat plans. As a result, no
impacts are expected to occur.
R:\Ordinances\MedicaJ Marljuana\CEOA INmAL STUDY.doc
-,
11
10. MINERAL RESOURCES. Would the project;
a.
1l~.Su ,
Result in the loss of availability of a known mineral
resource that would be of value to the region and the
residents of the state?
Result in the loss of availability of a locally-important
mineral resource recovery site delineated on a local
eneral lan, s ecific Ian or other land use Ian?
b.
./
, Comments:
1 O.a-b. The proposed Ordinance, prohibiting Medical Marijuana Dispensaries in all zoning districts of the City of
Temecula, will not result in the loss of known mineral resources either locally or at a state level. The
proposed Development Code Amendments are simply to clarify existing standards within the
Development Code and minor modifications to implement the intent of the Code. As a result, no effects
are expected from this project. '
R:\OrdlnanceslMedlCaJ Marljuana\CEOA INITIAl STUDY.doc
12.
I
11. NOISE. Would the project result In:
a.
I$~""""S Itti.....~.. . .
Exposure of persons to or generation of noise levels in .
excess of standards established in the local general plan
or noise ordinance, or applicable standards of other.
a encies?
Exposure of persons to or generation of excessive
roundborne vibration or roundborne noise levels?
A substantial permanent increase in ambient noise levels
in the project vicinity above levels existing without the
ro' ect?
A substantial temporary or periodic increase in ambient
noise levels in the project vicinity above levels existing
without the ro'ect?
For a project located within an airport land use plan or,
where such a plan has not been adopted, within two
miles of a public airport or public use airport, would the
project expose people residing or working in the project
area to excessive noise levels?
For a project within the vicinity of a private airstrip, would
the project expose people residing or working in the
ro'eCt area to excessive noise levels?
l
.~~
S'i~irf
No
1m act
.r
.r
.r
.r
.r
.r
11.a-f.. The proposed Ordinance, prohibiting Medical Marijuana Dispensaries ili all zoning districts of the City of
Temecula and does not include an airport component and therefore, could not expose people to
increased aircraft noise. In addition, the Development Code Amendments and clarifications will not
affect existing or future noise standards as the amendments are intended to provide comprehensive
and consistent implementation of the Code, and will not alter or modify any noise standards or
requirements. As a result, no impacts are expected.
b.
c.
d.
e.
f.
Commen.ts:
A:\Ordlnances\Medical MariJuanaICEQA INITIAL STUDY.doc
13
12. POPULATION AND HOUSING. Would the project:
a.
.....~ Su .1$_ SOll_
Induce substantial. population growth in an area, either
directly (for example, by proposing new homes and
businesses) or indirectly (for example, through extension
of roads or other infrastructure ?
Displace substantial numbers of existing housing,
necessitating the construction of replacement housing
elsewhere?
Displace substantial numbers of people, necessitating the
construction of re lacement housin elsewhere?
b.
c.
. Comments:
."~;'llift;
lllDillfimlllt 'MiligiltlM
a<I. J ral
1!\iSS''Ma~
Slgnllicant
I ct
No
I. ct
.r
.(
.(
12.a-c. The proposed Ordinance, prohibiting Medical Marijuana Dispensaries in all zoning districts of the City of
Temecula, will not displace any housing units or local residents, nor are they expected to induce
substantial population growth in the area. ThEi minor modifications and clarifications are intended, in
part, to allow larger secondary dwelling units which will help with the housing needs in the City. As. a
result, no impacts are expected to occur.
J
R:\Ordlnances\Medlcal M8J1]uana\CEQA INITiAl S11.l0Y.doc
.14
1
13. PUBLIC SERVICES. Would the project result In substantial adverse physical Impacts associated
with the provision of new or physically altered governmental facilities, need for new or physically
altered governmental facilities, the construction of which could cause significant environmental
Impacts, In order to maintain acceptable service ratios, response times or other performance
objectives for any of the public services:
P<ltenill!lIy
P~lIlIaJ'Y ~ig.~~l.l;jilless IJ>sSThaA
Sil_irt tillllllll!llln S\~.l Im~~
I..u"..a . . Jfuriif.;j" at ~ct
a~ Fire protection? ./
b. Police protection? ot'
c. Schools? ot'
d. Parks? . ./
e. Other Dublic facilities? . ot'
Comments:
13.a-e. The proposed Ordinance, prohibiting Medical Marijuana Dispensaries in all zoning districts of the City of
Temecula, will not affect the demand for, or adversely effect, public services. Given the fact that the
application is for minor Development Code amendments and clarifications of existing standards, no
impacts are expected from this project.
R:IOrdlnanceslMedical MarijuanalCEOA INiTIAL STUDY.doc
15
14. RECREATION. WoUld the project:
a.
I. .,."itS. ~ "
Increase the use of existing neighborhood and regional
parks or other recreational facilities such that substantial
physical deterioration of the facility would occur or be
accelerated?
Include recreational facilities or require the cOnstruction
or expansion of recreational facilities which might have an
adverse h sical effect on the environment?
b.
Comments:
v"
. 14.a-b. The proposed Ordinance, prohibiting Medical Marijuana Dispensaries in all zoning districts of the City of
Temecula, will not affect, the dernand for, or adversely effect, recreational facilities. No change or
modification r,egarding parks or recreational facilities is being proposed as part of this application. As a
result, no impacts are expected as a result of this project.
R:\Ordlnanc9SlMedlcal Mar1juanaICEOA INITIAL SlUDY,doc
16
-j
,
15. TRANSPORTATlONITRAFFIC. Would the project:
a.
b.
c.
d.
e.
t.
g.
.~ S _
Cause an increase in traffic which is substantial in
relation to the existing traffic load and capacity of the
street system (i.e., result in a substantial increase in
either the number of vehicle trips, the volume to capacity
ration on roads, or con estion at intersections?
Exceed, either individually or cumulatively, a level of
service standard established by the county congestion
mana ement a enc for desi nated roads or hi hwa s?
Result in a change in air traffic pattems, including either
an increase in traffic levels or a change in location that
results in substantial safe risks?
Substantially increase hazards due to a design feature
(e.g., sharp curVes or dangerous intersections) or
incom atible uses e. . farm ui ment?
Result in inad uate emer enc access?
Result in inad uate arkin ca ac' .
Conflict with adopted policies, plans, or programs
supporting alternative transportation (e.g., bus tumouts,
bic cle racks?
No
1m ct
.{
, WHbao
Significant
r ct
.{
.{
.{
.{
.{
.{
Comments:"
15.a-g. The proposed Ordinance, prohibiting Medical Marijuana Dispensaries in all zoning districts of the City of
Temecula, will not impact area circulation. The intent of the proposed minor modifications and
clarifications are intended to provide clarity and consistency with the existing standards and
requirements of the Development Code. As a result, no impacts are expected to occur.
. R:IOrdlnanceslMedlcal MarijuanalCEQA INmAL STUDY.doc
17
<
16. UTILITIES AND SERVICE SYSTEMS. Would the project:
"'lilOrllfa Iy < Less Than
PotentiaUy Sig(1ific::;aFJt-Unless
S~ Mitigation SIg_nl No
1.....,.,"ll\tSu "'So....., ,.<. . I.....;;.,rat!l~ lin.... Im"aot
a. Exceed wastewater treatment requirements of the .-
applicable Reaional Water Quality Control Board?
b. Require or result in the construction of new water or .-
wastewater treatment facilities or expansion of existing
facilities, the construction of which could cause significant
environmental effects?
c. Require or result in the construction of new storm water .-
drainage facilities or expansion of existing faoilities, the
construction of which cpuld cause signifioant
environmental effects?
d. Have sufficient water supplies available to serve the .-
project from existing entitlements and resources, or are
new or expanded entitlements needed?
e. Result in a determination by the wastewater treatment .-
provider which serves or may seNe the project that it has
adequate capacity to serve the project's projected
demand in addition to the provider's existing
commitments?
f. Be served by a landfill with sufficient permitted capacity to .-
accommodate the proiect's solid waste disposal needs?
g. Comply with federal, state, and looal statutes and .-
regulations related to solid waste?
Comments:
16.a-g. The proposed Ordinanoe, prohibiting Medical Marijuana Dispensaries in all zoning districts of the City of
T emecula, will not affect public utilities or service systems as it is not a part of the proposed
amendments or olarifioations. Therefore, no impacts are expected froni this projeot.
R:\Ordlnancos\MedicaJ MarljuanalCEOA INITIAL STUDY.doc
19
17. MANDATORY FINDINGS OF SIGNIFICANCE. Would the project:
a.
b.
c.
.101llW8cAn<Ii u ..
Does the project have the potential to degrade the quality
of the environment, substantially reduce the habitat of a
fish or wildlife species, cause a fish or wildlife population
to drop below self-sustaining levels, threaten to eliminate
a plant or animal community, reduce the number or
restrict the range of a rare or endangered plant or animal
or eliminate important examples of the major periods of
California histo or rehisto
Does the project have impacts that are individually
limited, but cumulatively considerable? ("Cumulatively
considerable" means that the incremental effects of a
project are considerable when viewed in connection with
the effects of past projects, the effects of other current
ro'ects, and the effects of robable future ro'ects?
Does the project have environmental effects which will
cause substantial adverse effects on human beings,
either directl or indirectl ..
Comments:
.N<>
'101
".
"
"
17.a-c The proposed Ordinance, prohibiting Medical Marijuana Dispensaries in all zoning districts of the City of
Temecula, to not have the potential to degrade the quality of the environment, habitat or result in
adverse effects on human beings either directly or indirectly. . The intent of the project is to provide
consistency within the Development Code, remove ambiguity and. make minor modifications to
implement the intent of the. standards and regulations within the Development Code. Therefore, no
. adverse effect will result to the environment, habitat or human beings.
18. EARLIER ANALYSES. Earlier analyses may be used where, pursuant to the tiering program EIR,
or other CEaA process, one or more effects have been adequately analyzed.!n an earlier EIR or
negative declaration.. Section 15063(c)(3)(D). In this case a discussion should identify the following
on attached sheets. .
a. Earlier anal ses used. Ident" earlier analses and state where the are available for review.
b. Impacts adequately addressed. Identify which affects from the above checklist were within the scope
of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state
whether such effects were addressed b miti ation measures based on the earlier anal sis.
c. Mitigation measures. For effects that are 'Less than Significant with Mitigation Incorporated,'
describe the mitigation measures which were incorporated or refined from the earlier document and
the extent to which the address site-s ecific conditions for the ro'ect..
SOURCES
1. . City of Temecula General Plan.
2. City of Temecula General Plan Final Environmental Impact Report.
R:IOtdlnanceslMedlcal MarljuanalCEOA INITIAL STUDY.doc
19
I ,.._", _____.,.._
ITEM #5
DATE OF MEETING:
PREPARED BY:
PROJECT
DESCRIPTION:
RECOMMENDATION:
(Check One)
__.. I
STAFF REPORT - PLANNING
CITY OF TEMECULA
PLANNING COMMISSION
April S, 2006
Dana Schuma
TITLE: Associate Planner
Planning Application No. PA06-o022, submitted by Tanamera
Homes, is a request for the first one-year Extension of Time for
a previously approved Development Plan, Planning
Application No. PA03-o551.
Planning Application No. PA03-0551 was a Home Product
Review application for 99 detached single-family homes within
Planning Area 30f the Roripaugh Ranch Specific Plan, located
south of Murrieta Hot Springs Road and west of Butterfield
Stage Road (Tract 29661-3).
Plan 1: single story, 1,997 square feet (18 units)
Mission - 4 units
Mediterranean -10 units
French - 4 units
Plan 2: two-story, 2,885 square feet (20 units)
Mission - 7 units
Mediterranean - 6 units
French - 7 units
Plan 3, two-story, 3,023 square feet (28 units)
Mission - 6 units
Mediterranean -10 units
French -12 units
Plan 4, two-story, 3,245 square feet (33 units)
Mission -15 units
Mediterranean - 11 units
French - 7 units
1:81 Approve with Conditions
D Deny
D Continue for Redesign
D Continue to:
D Recommend Approval with Conditions
D Recommend Denial
G:\P1anning\2006IPAOa-oG22 Madison at Roripaugh - EOl\PlanninglPC STAFF REPORT.doc .
1
_ _.~ ..__~_ .. _ _.__ _~m.
.'- . ,~
CEQA: D Categorically Exempt
(Check One)
(Section)
(Class)
[8] Notice of Determination
. (Section) 15162
D Negative Declaration
D Mitigated Negative Declaration with Monitoring Plan
DEIR
PROJECT DATA SUMMARY
Name of Applicant: RayPark, Tanamera Homes
Date of Completion: January 23, 2006
Mandatory Action Deadline Date: April 23, 2006
General Plan Designation: Low Medium Residential (LM)
Zoning Designation: SP-11, Roripaugh Ranch - Low Medium Residential (LM)
Site/Surrounding Land Use:
Site:
Vacant
North:
South:
East:
West:
Existing Single Family Residential (Riverside County)
Existing Very Low Density Residential (VL)
Vacant, Low Medium Residential (LM)
Vacant, Low Medium Residential (LM)
5,000 SF minimum
Lot Area:
Total Floor Area/Ratio: .
N1A
Landscape Area/Coverage:
N/A
Parking Required/Provided:
2 covered enclosed spaces (20' x 20')
. BACKGROUND SUMMARY
The Planning Commission approved Planning Application PA03-0551on March 3, 2004. The
expiration of this approval was March 3, 2006. The applicant filed an Extension of Time
application on December 19, 2005 prior to the expiration date of the original approval, pursuant
to Section 17.05'.010H of the Development Code. No changes to the originally approved
project are proposed. .
G:\Planning\2006lPA06-0022 Madison at Roripaugh - E01\PlannlnglPC STAFF REPORT,doc
2
The following concerns were previously addressed and resolved in the original conditions of
approval.
. The Mission and Mediterranean styles were very similar: As an example, one of
the predominant features of any home is the roof. Both the Mission and Mediterranean
homes proposed the same roof materials and roof shape. Staff included a condition of
approval stating all Mission style products shall have a barrel type roof tile differing
from the OS" tile roof proposed for the Mediterranean style products.
. Courtyard and decorative walls proposed for Plan 3 were not street visible: Staff
included a condition of approval requiring that comer lots pull the fence back to expose
the courtyard from the street. Staff believed this opened up the exterior elevation and
beautify the street scene.
. No less than 20 percent of the products shall be single story: Staff recommended
that two additional single-story products be added on lots 69 or 70 (corner lots) and one
other lot. There are a total of four Plan 3s plotted in a row, lot 23, 70, 69 and 53. Staff
included a condition of approval requiring both lot 69 and 70 and one other lot be
replaced with a Plan 1 to provide additional single-story products.
The applicant has not indicated to staff how the above issues will be addressed but concurs
with the recommended Conditions of Approval.
ANALYSIS
An Extension of Time has been requested for the following reasons: (1) since the time of the
original Product Review approval, Tanamera Homes purchased the property from Shea
Homes; and (2) the Roripaugh Ranch master developer has not completed all requirements
per the approval of the Roripaugh Ranch Specific Plan, EIR and Development Agreement
required prior to issuance of the first building permit. Particularly, the first building permit will
not be issued until the formation and funding of the Community Facilities District (No. 03-02,
Roripaugh Ranch) is complete. ~
Architectural Review
The project proposes four floor plans and three architectural styles that are consistent with the
Residential Architectural Guidelines found in the Roripaugh Ranch Specific Plan, Section 4.10,
and meet the purpose of the Guidelines.
The applicant has chosen the option of Design Group E (pages 4-97) from the Specific Plan,
which allows the use of one style from the design groups A-D. The project includes Mission,
Mediterranean, and French architectural styles for all four floor plans. This concept is
. consistent with the design guidelines of the Specific Plan and allows for additional variety
. within the planning area.
The various materials and features proposed include the following for each architectural style:
. Mission: Smooth stucco finish 20/30 aggregate, arched windows, 5:12 roof pitch, low
profile "S" style concrete roof tile, arched chimney cap, wrought iron detail, multi-paned
windows, exposed rafter tails, arched doors, and recessed windows.
G:\Plannlng\2006\PAO&OO22 Madison at Roripaugh . E01\PlanningIPC STAFF REPORT.doc
3
. Mediterranean: Smooth stucco finish 20/30 aggregate, arched windows, 4:12 roof pitch,
band detail, low profile "S" style concrete roof tile, multi-paned windows, arched doors,
wrought iron details, and columns at windows.
. French: Light lace stucco finish, cultured stone veneer, 6:12 and 10:12 roof pitch, flat
shingle roof tile, arched doors, French style shutters and window sills, wrought iron
detail, multi-paned windows, and horizontal siding.
The Roripaugh Ranch Specific Plan requires articulation on all sides of the homes ("Four-sided
Architecture"). Each side of each product provides specific features of the proposed
architecture style. 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, roof type and
pitch, shutters and the overall silhouette.
Each style includes a roof pitch that variesfrom the others styles. The French style includes a
typical roof pitch of 6:12 with intermittent 10:12 pitches, Mission includes a 5:12 pitch and a
4:12 pitch has been proposed for Mediterranean. Staff feels these roof pitches provide variety
in the street scene and furthermore, they are representative of. the architectural style. The
applicant has included various one-story elements into the two story products by incorporating
steps in the plane, gables, first-floor projections and various horizontal and vertical movement
throughout the silhouette. In addition, the applicant avoided the "canyon-effecf' by
incorporating the above mentioned elements and carefully plotting each plan (setbacks and
mixing of each plan).
The applicant has provided main entries that standout as the clear focal point of the front
elevation with the use of covered entries, arched doors and entries, towers, low walls, and by
bringing the living space forward as opposed to garage dominated frontages. Plans one, two
and three include single-story elements projecting at least 8'-0" in front of the garage, while
plan four provides a covered entry/porch projecting 5'-4' forward in front of the garage. The
applicant has complied with the 50% architectural forward concept. Plans one, two and three
provide architectural forward concepts (at least eight feet of living space in front of the garage)
as defined in the Specific Plan; a total of 66 products proposed through out Planning Area 3
will maintain the architectural forward concept. '
. The applicant has proposed plan two and three for all corner lots. The Specific Plan requires
single-story products or products with single-story massing at corner yards. Plan two and three
both include single-story elements on the exterior corner. Plan two includes a side entry
element and tower, which will be visible from the front and exterior side. Plan three includes a
courtyard with decorative walls including a gate and wrought iron detail. Both plans carry
significant detail to the exterior elevations such as arched windows, wrought iron detail, ;
decorative window sills, stone, and decorative roof treatments as well as numerous windows,
which break up the wall plane.
Of the three architectural forward products, plans one and three include a shallow recessed
garage setback 8'-0" and 8'-4' respectively from the front favade. Plan two includes a mid to
deep recessed garage setback '14'-0" from the front favade. In addition to the recessed
garages, the applicant has proposed, tandem garages and split door garages (plans one and
two) to meet the intent of Section 10.4.3 Architectural Forward Standards.
Product Placement
G:IPlannlng\2006\PA06-0022 Madison at Rorlpaugh - E01\PlanninglPC STAFF REPORT.doc
4
, - ~.
Product Placement
The proposed product placement meets the Residential Architectural Guidelines .of the
Roripaugh Ranch Specific Plan in that the applicant has incorporated the architectural
enhancements on all four elevations. The careful plotting (setbacks) and single story elements
on two-story products will avoid the canyon effect, which is required in the Specific Plan. Also,
. there is no style or plan located side by side more than three in a row (with the exception of
lots 23, 70, 60 and 53).
Sinale Storv
The Specific Plan states 'The requirement for one-story products shall be determined by the
market or as determined by staff as long as some single story products are required in the
single family detached areas.' The applicant has provided one single story product (Plan 1),
which makes up 18 of the 99 residences. .
ENVIRONMENTAL DETERMINATION
The proposed project h~s been determined to be consistent with the previously approved
Roripaugh Ranch SpecifiC Plan EIR and is, therefore, exempt from further Environmental
Review (CEQA Section 15162 subsequent EIR's and Negative Declarations).
CONCLUSION/RECOMMENDATION
Staff has determined that the proposed project, as conditioned, is consistent with the City's
General Plan, Development Code, and all applicable ordinances, standards, guidelines, and
policies. Therefore, staff recommends that the Planning Commission approve an Extension of
Time, PA06-0022, based upon the findings and with the attached conditions of approval.
FINDINGS
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. . .
The proposed single-family homes are permitted in the Low Medium Density land use
designation standards contained in the Roripaugh Ranch 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 Califomia
Environmental Quality Act (CEQA), the City Wide Design Guidelines, and fire and.
building codes.
G:\Plannlng\2006\PA06-0022 Madison at Roripilugh. EOl\PlannlnglPC STAFF REPORT.doc
5
2. 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 public
health, safety and welfare.
ATTACHMENTS
1. Vicinity Map - Blue Page 7
. 2. Plan Reductions - Blue Page 8
3. PC Resolution 06---..:... - Blue Page 9
Exhibit A - Draft Conditions of Approval
4. Planning Commission Minutes Dated March 3, 2004 - Blue Page 10
5. Planning Commission Staff Report dated March 3, 2004 - Blue Page 11
G:\Planning\2006\PAO~22 Madison at Roripilugh - E01\PlanninglPC STAFF REPORT.doc
6
ATTACHMENT NO.1
VICINITY MAP
G:\Planning\2OO6\PAOe.oo22 Madison at Roripaugh - EOi\PlanningIPC STAFF REPORT.doc
7
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ATTACHMENT NO.3
PC RESOLUTION 06-_
G:\Planning\2006\PA06-OO22 Madison at Roripaugh. EOnPlanningIPC STAFF REPORT.doc
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PC RESOLUTION NO. 06-_
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF TEMECULA APPROVING PLANNING APPLICATION
NO. PA06-0022, THE FIRST ONE-YEAR EXTENSION OF TIME
FOR PLANNING APPLICATION NO. PA03-0551, A PRODUCT
REVIEW FOR 99 DETACHED SINGLE-FAMILY RESIDi;:NCES
WITHIN PLANNING AREA 3 OF THE RORIPAUGH RANCH
SPECIFIC PLAN LOCATED SOUTH OF MURRIETA HOT
SPRINGS ROAD
Section 1. Planning Application No. PA03-0551 was conditionally approved by the
Temecula Planning Commission on March 3, 2004 and this approval expired on March 3, 2006.
Section 2. Tanamera Homes, submitted Planning Application No. PA06-0022 on
January 23, 2006, in accordance with the City of Temecula General Plan and Development
Code.
. Section 3. Planning Application No. PA06-0022 was processed including, but not
limited to public notice, in the time and manner prescribed by State and local law.
Section 4. The Planning Commission considered Planning Application No. PA06~
0022 on April 5, 2006 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.
Section 5. At the conclusion of the Commission hearing and after due consideration
oOhe testimony, the Commission approved Planning Application No. PA06-o022.
Section 6. That the above recitations are true and correct and are hereby
incorporated by reference.
~
Section 7. Findinas. The Planning Commission, in approving Planning Application
No. PA06-0022 hereby makes the following findings as required by Section 17.05.010.F 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 homes are permitted in the Low M~diurn Density land use
designation standards contained in the Roripaugh Ranch 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 .ofthe 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;
G:\Plannlng\2006\PA06-0022 Madison at Roripaugh - EOl\PlanningIDraft Reso.doc
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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 public
health, safety and welfare.
Section 8. Environmental Comoliance. On November 26, 2002, the City Council
adopted Resolution No. 02-111 certifying the Environmental Impact Report for the Roripaugh
Ranch Specific Plan and Related Planning Applications, including the Development Agreement
("EIRn). The Planning Commission finds, based on the administrative record, that the EIR
properly addressed all of the environmental issues encompassed'within the Extension of Time
and that: (1) there have been no substantial changes in the Project which require major
revisions of the EIR due to the involvement of new significant environmental effects or a
substantial increase in the severity of previously identified significant effects; (2) no substantial
changes have occurred with respect to the circumstances under which the Project has been
undertaken which require major revisions of the EIR due to the involvement of new significant
environmental effects or a substantial increase in the severity of previously identified significant
effects; and (3) no new information of substantial importance exists, which was not know or
could not have been known with the exercise of reasonable diligence at the time of the
certification of the EIR which shows the Project would have one or more significant effects or a
more severe significant impact not discussed in the EIR or that mitigation measures or
. alternatives not found feasible would in fact be feasible or that other mitigation measures or
alternatives would substantially reduce one or more of the significant effects. Therefore, neither
a subsequent nor a supplemental EIR is required and tl]e Planning Commission recommends
that a Notice of Determination (Determination of Consistency) for which an Environmental
Impact Report was previously adopted (Section 15162 - Subsequent EIRs and. Negative
Declarations) be filed.
Section 9. Conditions. That the City of Temecula Planning Commission hereby
conditionally approves Planning Application No. PA06-0022 for an Extension of Time for a
Product Review for detached single family residences within Planning Area 3 of the Roripaugh
Ranch Specific Plan located south of Murrieta Hot Springs Road and west of the future
extension of Butterfield Stage Road, Assessor's Parcel No. 957-350-003, Tract Map 29661-3.
The Conditions of Approval are contained in Exhibit A.
G:\Plannlng\2006\PA06-OO22 Madison at Rorlpaugh - E01\Planning\Dralt Raso.doc
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Section 10. PASSED, APPROVED AND ADOPTED by the City of Temecula
Planning Commission this 5th day of April 2006.
Ron Guerriero, Chairperson
ATTEST:
Debbie Ubnoske, Secretary
{SEAL}
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss
CITY OF TEMECULA )
I, Debbie Ubnoske, Secretary of the Temecula Planning Commission, do hereby certify
that PC Resolution No. 06-_ was duly and regularly adopted by the Planning Commission of
the City of Temecula at a regular meeting thereof held on the 5th day of April 2006, by the
following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
PLANNING COMMISSIONERS:
PLANNING COMMISSIONERS:
PLANNING COMMISSIONERS:
PLANNING COMMISSIONERS:
Debbie Ubnoske, Secretary
G:\Planning\2006\PA06-0022 Madison at Roripaugh - E01\PlannlngIDraft Raso.doc
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. - <.-.-
EXHIBIT A
DRAFT CONDITIONS OF APPROVAL
G:\Plaimingl2006\PA06-0022 Madison at Roripaugh - EOl\Planning\Draft Raso.doc
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-~- ".
EXHIBIT A
CITY OF TEMECULA
DRAFT CONDITIONS OF APPROVAL
Planning Application No. PA06-0022
Project Description:
A request for the first one-year Extension of Time for a
previously approved Development Plan (Planning
Application, PA03-o551). Planning Application No.
PA03-0551 was a Home Product Review application for
99 detached single-family. homes within Planning Area
3 of the Roripaugh Ranch Specific Plan, located south
of Murrieta Hot Springs Road and west of Butterfield
Stage Road (Tract 29661-3)
957-350-003
Assessor Parcel No.:
DIF Category:
MSHCP Category:
TUMF Category:
Per Development Agreement
Per Development Agreement
Per Development Agreement
Approval Date:
Expiration Date:
April 5, 2006
April 5, 2007
WITHIN 48 HOURS OF THE APPROVAL OF THIS PROJECT
Planning Department
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
Determination with a DeMinimus Finding for the Mitigated or Negative Declaration
required under Public Resourc:es Code Section 21152 and California Code of .
Regulations Section 15075. If within said forty-eight 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)).
G:\Plannlng\2006\PA06-0022 Madison ai Roripaugh- E01\PlanninglDraft COA's.doc1
~- - -.~
GENERAL REQUIREMENTS
G:\Planning\2006IPA06-OO22 Madison at Roripaugh - E01\Planning\Draft COA's.d0c2
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Planning Department
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 set to the Planning
Department for their files.
3. 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
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.
4. The permittee shall obtain City approval for any modifications or revisions to the
approval of this development plan.
5. This approval shall be used within one year 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 one-year period which is thereafter diligently
pursued to completion or the beginning of substantial utilization contemplated by this
approval.
6. 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.
7. A separate building permit shall be required for all signage (Sign Program may be
required).
8. The development of the premises shall substantially conform to the approved site plan
and elevations contained on file with the Planning Department.
9. The conditions of approval specified in this resolution, to the extent specific items,
materials, equipment, techniques, finishes or similar matters are specified, shall be
deemed satisfied by staffs prior approval of the use or utilization of an item, material,
equipment, finish or technique that City staff determines to be the substantial equivalent
of that required by the condition of approval. Staff may elect to reject the request to
substitute, in which case the real party in interest may appeal, after payment of the
regular cost of an appeal, the decision to the Planning Commission for its decision.
G:\Plannlng\2006\PA06-Q022 Madison at Roripaugh - EOlV'lannlngIDraft COA's.d0c3
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<~.-~_.-
Planning Department
10. This project is subject to the conditions of approval for Planning Application No. PA03-
0551.
11. Corner lot side yards shall have at least two street trees per the Specific Plan.
12. A street tree master plan indicating what tree species will be planted on each. street shall
be submitted. The plan should graphically show the locations of all trees. One tree
species per street shall be provided.
13. Landscaping installed for the project shall be continuously maintained to the reasonable
satisfaction of the Planning Director. If it is determined that the landscaping is not being
maintained, the Planning Director shall have the authority to require the property owner
to bring the landscaping into conformance with the approved landscape plan. The
continued maintenance of all landscaped areas shall be the responsibility of the
developer or any successors in interest.
14. Roof-mounted mechanical equipment shall not be permitted within the subdivision;
however solar equipment or any other energy saving devices shall be permitted with
Director of Planning approval.
G:\Plannlngl2OO6lPAlJ6.OO22 Madison at Roripaugh - EOl\PlanningIDralt COA's.d0c4
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PRIOR TO THE ISSUANCE OF BUILDING PERMITS
G:\Planning\2OO6\PAO&OO22 Madison at Roripaugh . E01\PlannlngIDrafl COA's.docS
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Planning Department
15. Performance securities, in amounts to be determined by the Director of Planning, to
guarantee the maintenance of the plantings within private common areas for a period of
one year, in accordance with the approved construction landscape and irrigation plan
shall be filed with the Planning Department for one year from the completion of the
landscaping. After that year, if the landscaping and irrigation system have been
maintained in a condition satisfactory to the Director of Planning, the bond shall be
released.
G:\P1anning\2006\PA06-0022 Madison at Roripaugh . EOWlanning\Draft COA's.d0c6
_._-.-~.._-- -.
PRIOR TO RELEASE OF POWER, BUILDING OCCUPANCY OR ANY USE ALLOWED BY
THIS PERMIT
G:\PlannIngI2OO6\PA06-0022 Madison at Roripaugh - EOT\P1annlngIDrafl COA's.doc7
16. Performance securities, in amounts to be determined by the Director of Planning, to
guarantee the maintenance of the plantings, in accordance with the approved
construction landscape and irrigation plan shall be filed with the Planning Department for
one year from final certificate of occupancy. After that year, if the landscaping and
irrigation system have been maintained in a condition satisfactory to the Director of
Planning, the app.licant shall release the bond upon request.
17. HOA landscaping shall be completed for inspection prior to issuance of building permits
for those lots adjacent to HOA landscaped area.
18. All of the foregoing conditions shall be complied with prior to occupancy or any use
allowed by this permit.
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 I may wish to make to the
project shall be subject to Planning Commission approval.
Applicant's Signature
Date
Applicant's Printed Name
G:\Planning\2OO6\PAO&OO22 Madison at Roripaugh - E01\Planning\DraftCOA's.d0c8
ATTACHMENT NO.4
PLANNING COMMISSION MINUTES DATED MARCH 3, 2004
G:\Plannlng\2006\PAO&OO22 Madison at Rortpaugh - EO"N'lanningIPC STAFF REPORT.doc
10
-.-..__.."-"..~,.,,- '-'-,,~
MINUTES OF A REGULAR MEETING
OF THE CITY OF TEMECULA
PLANNING COMMISSION
MARCH 3, 2004
CALL TO ORDER
The City of Temecula Planning Commission convened in a regular meeting at 6:00 P.M., on
Wednesday, March 3, 2004, in the City Council Chambers of Temecula City Hall, 43200
Business Park Drive, Temecula, California.
ALLEGIANCE
Commissioner Guerriero led the audience in the Flag salute.
ROLL CALL
Present:
Commissioners Guerriero, Mathewson, Olhasso, Chiniaeff, and Chairman
Telesio.
Absent:
None.
PUBLIC COMMENTS
No comments.
CONSENT CALENDAR
1 Aaenda
RECOMMENDATION:
1.1 Approve the Agenda of March 3, 2004.
2 Minutes
RECOMMENDATION:
2.1 Approve the Minutes of February 4, 2004.
3 . Director's Hearina Case Uodate
RECOMMENDATION:
3.1 Approve the Director's Hearing Case Update for February 2004.
R:\MinutesPC\030304
1
,MOTION: Commissioner Chiniaeff moved to approve the Consent Calendar. Commissioner.
Olhasso seconded the motion and voice vote reflected approval with the exceotion of
Commissioners Mathewson and Guerriero who both abstained.
COMMISSION BUSINESS
New Items
4. Plannina Aoolication No. PA01-Q605 a Conditional Use Permit and Develooment Plan to
construct a 103-unit self storaae facility totalina 29.780 sauare feet with 64 outdoor
recreational vehicle soaces on a 173.440 sauare foot lot. located alona the south side of
Overland Drive and east of Commerce Center Drive .
Associate Planner presented a staff report (as per agenda material), noting the following:
. That the proposed project will be for two separate parcels, one will be zoned service
commercial and the other light industrial; .
. That the service commercial parcel will be located alongOverlaridDrive and the light
industrial will have access to Commerce Center Drive;
. That ingress for the storage facility will be off Commerce Center Drive and egress will be
off Overland Drive; .
. That the project will be designed to tie into an existing storage facility across the way on
Overland Drive;
. That originally the project was proposed to have access on Overland Drive; that because
of conflict and traffic issues, staff recommended that the access point be moved over to
Commerce Center Drive;
. That 170 feet of the project will be located along Overland Drive;
. That since the writing of the staff report, the applicant and staff have reviewed the
Conditions of Approval and the applicant has requested to modify COndition of Approval
No. 10 a standard Condition of Approval, requiring internalization of all downspouts and
is put on all projects; and that the applicant requested to modify the condition to only
require internalization of downspouts on the front elevation and not the elevation into the
site that will not be visible from the public view;
. That the applicant also requested a modification to Condition of Approval No. 101, but
that staff would be recommending that Condition of Approval No. 101 be deleted versus
modified;
. That staff would be recommending approval of the project with the attached Conditions
of Approval and resolution. .
For Commissioner Chiniaeff, Associate Planner Rush relayed that the GIS map indicated that .
the property is located outside the flood plain; however, it was not checked against the FEMMA
map.
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2
Deputy Director Parks relayed that the Murrieta Creek has been lowered from it previous
elevation; that the silt at Empire Creek has been removed; that the responsibility for maintaining
Empire Creek falls on the property owners association; and that the Murrieta Creek renovations
are a joint venture by the Army Corps and is maintained by Riverside County Flood Control
District.
At this time, the Public Hearing was opened.
Mr. Ken High, 1000 Town Center, owner of Rancho Self Storage, commented onthe following:
. That the proposed project will primarily be an RV/Storage facility;
. That the proposed project has been through architectural review by the Rancho Owners
Association and has been approved;
. That if downspouts were put inside the walls, a wall would have to be built around the
downspout; that the partitions between units are metal; that there will be no place inside
the units to put the downspouts in the conventional way; that there are double walls on
the front; and that the downspouts need to be outside the units and should nolbe seen
by the public; .
. That there will be video cameras throughout the facility, individually alarmed units which
will be recorded real-time;
. That a wrought iron fence along the creek will be eight feet tall with spikes;
At this time, the Public Hearing was closed.
For clarification, Associate Planner Rush relayed that staff conditioned a previous storage
facility to internalize the downspouts and that the issue of damage was not raised by the
applicant.
MOTION: Commissioner Guerriero. moved to adopt PC Resolution No. 2004-011, subject to the
. previously noted changes per Mr. Rush deleting Condition of Approval No, 101. Commissioner
. Olhasso seconded the motion and voice vote reflected unanimous aDDroval.
PC RESOLUTION NO. 2004-011
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF TEMECULA APPROVING PLANNING APPLICATION
NO. PA01-oa05 A. CONDITIONAL USE PERMIT ANb
DEVELOPMENT PLAN TO CONSTRUCT A 103 UNIT SELF
STORAGE FACILITY TOTALIZING 29,780 SQUARE FEET
WITH A64 OUTDOOR RECREATIONAL VEHICLE SPACES ON
A 173,440 SQUARE FOOT LOT, LOCATED ALONG THE
SOUTH SIDE OF OVERLAND DRlE AND EAST OF
COMMERCE CENTER DRIVE, KNOWN AS ASSESSOR
PARCEL NO. S 921-480--044 AND 921-480-045
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3
-
5 Plannina Aoolication No. PA03-0551. submitted bv Shea Homes. is a Product Review for 99
detached sinale-familv residences within Plannina Area 3 of the Rorioauah Ranch Soecific
Plan. located south of Murrieta Hot Sorinas Road and west of the future extension of
Butterfield Staae Road /Tract 29661-3)
Associate Planner Long presented a staff report (as per agenda material), noting the following:
. That Shea Homes is proposing four architectural floor plans and three architectural
styles within the area;
. That the architectural styles include Mission, Mediterranean, and French;
. That staff reviewed the project and determined that the project will with the four-sided
architectural requirements;
. That each style will include a varied roof pitch;
. That each style will maintain various arches and different window type; and that the
various styles have wrought iron details in key locations;
. That the applicant has proposed plan 2 and plan 3 for all comer lots; that both plans
carry significant detail to the exterior elevations such as arched windows, wrought iron
detail, decorative 'window sills, stone, and decorative roof treatments as well as
numerous windows which break up the wall plane;
. That plan 3 will include a courtyard with decorative walls including a gate and wrought
iron detail; that the courtyard and walls will not be visible; however, staff has included as
a Condition of Approval, that thefence be pulled back for comer lots to expose the
courtyard from the street; that staff is of the opinion that this will open up the exterior
elevations and beautify the street scene;
. That careful plotting of setbacks and single-story elements on two-story products will
avoid the can effect, as required in the Specific Plan (SP); that there is no style or plan
located side by side more than 3 in a row with the exception of lots 23,70, 60, and 53;
. That staff would recommends that two additional single-story products be added on lots
69 or 70 (comer lots) and one other lot; that there are a total of four plans, three plotted
in a row; lots 23, 70, 69, and 53; that staff, wOlild be of the opinion that by replacing lot 69
or 70 with a plan one, it would provide a single story on a comer lot and breakl,lp the
number of plans three in a row to no more than two; ,
. That staff included a packet sample of the excerpts from the design guidelines which
includes the Mediterranean, Mission, and French style;
. That staff would be of the opinion that the proposed project will be consistent with the
Design Guidelines and would recommend approval as conditioned; ,
. That staff would request to modify Condition of Approval No. 17 to !!!!I: A olan one shall
be olotted on lot 69 or 70 and one other comer location as determined bv the Plannina
Director.
R:\MinuIesPCI030304
4
--------,---
. That staff would be requesting to ~the language Davina stones andflaa stone in
Condition of Approval No. 13;
For the Commission, Director of Planning Ubnoske noted that there is no language in the
Specific Plan (SP) that calls out a specific percentage or number; that the language states as
determined by staff for the market, that staff will be looking at each tract that comes through;
that on the smaller lots, staff will be looking at variation in roof heights, styles, and details in the
front; that earlier designs presented with definitive numbers, but this will no longer be the case.
Commissioner Chiniaeff suggested having a performance standard.
For Commissioner Guerriero, Director of Planning Ubnoske noted that she is not aware of the
status of the Assessment District.
At this time, the public hearing was opened.
Mr. Mike O'Melvany, 2280 Wardlow Circle, representing Shea Homes, noted the following:
. That the applicant is appreciative of staff's efforts;
. That the applicant will be complying with the Conditions of Approval;
. That the applicant would be willing to locate a single s!ory on one of the . lots as
requested by staff;
Mr. Manny Gonzalez, 17992 Mitchell South, echoed Mr. O'Melvany's comments.
Mr. Kevin Everett, 3553 Hollyberry Drive, representing Ashby USA, noted the following:
. That the first Community Facilities District (CFD) will be for the panhandle only;
. That the panhandle will include the first 509 units in the first five neighborhoods;
,
. That the applicant was stalled in getting the JCFAs through the county;
. That Ashby USA has agreed to two CFDs one for panhandle and one for the pan and
that the county will not be involved in the first phase of the first CFD;
~ That in the meantime, Ashby has funded the CFD through the first phase and on into the
second;
. That most of the improvements have started under construction;
. That before any lots are sold, the first CFD will have been formed and funded;
. That the first CFD will be for the panhandle only;
. That the development agreement states "Formed and funded prior to the first building
permir.
R:\MlnutesPC\030304
5
" ~-" -., ,,--,.~..'. ..~'- -'.,~ -.,-
. ---,-'-,-,~"-- -
At this time, the public hearing was closed.
Commissioner Guerriero commended Shea Homes on a great j<:>b.
Associate Planner darified the conditions of approval:
. Modify Condition Of Approval No. 17 to read: A plan one shall be plotted on lot 69 .2! 70
and one other comer location as determined by the Planning Director;
. That the Asphalt shingle will be chanaed to concrete shingle;
. That Condition of Approval No. 12 states that "All mission style products shall provide a
barrel type roof tile as determined acceptable by the Planning Director".
. That the language Davina stones and f1aa stone from Condition of Approval No. 13 will
be deleted.
MOTION: Commissioner Guerriero moved to adopt PC Resolution No. 2004-012, subject to the
above stated conditions. Commissioner Chiniaeff seconded the motion and voice vote reflected
unanimous aDDroval.
PC RESOLUTION NO.2004"()12
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF TEMECULA APPROVING PLANNING APPLICATION
NO. PA03..()551, A PRODUCT REVIEW FOR DETACHED
SINGLE FAMILY RESIDENCES WITHIN PLANNING AREA 3 OF
THE RORIPAUGH RANCH SPECIFIC PLAN LOCATED SOUTH
OF MURRIETA HOT SPRINGS ROAD, KNOWN AS TRACT
29661-3
COMMISSIONER'S REPORTS
The Commission thanked Associate Planner Rush for all his hard work and wished him the best
in his future endeavors.
. Commissioner Mathewson requested that staff place staff's concems in the beginning of staff's
report, making it easier to locate.
Commissioner Guerriero thanked the Public Works Department for addressing the landscaping
issues on Margarita Road and noted that the traffic control problem is under control. .
For Commissioner Guerriero, Director of Planning Ubnoske noted that the gas station problem
has been forwarded to the City Attomey.
Chairman Telesio noted that he had attended his first General Plan meeting and relayed that
the Commission may submit any concems to him and that he will forward it to the committee.
For Chairman Telesio, Commissioner Olhasso relayed conceni with SR 79 South. .
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6
-~'<'o.~'_'o. . o..~"....'_..~
PLANNING DIRECTOR'S REPORT
Director of Planning Ubnoske noted that the two-story housing issue for Roripaugh will be
agendized for the next meeting.
. Ms. Ubnoske also noted that there will be a meeting scheduled between Mr. Bill Storm and the
City Manager to address signage at Harveston; that although the City Manager understands the
Planning Commission's concerns, it is not under the purview of the Planning Commission and it
is not in the Specific Plan.
Suggesting that Ms. Ubnoske review the conceptual plan, Commissioner Chiniaeff relayed that
Harveston represented to the Planning Commission that signs different then the standard street
signs would be installed.
Director of Planning Ubnoske noted that she did not recall any standard with respect to height,
materials, etc. but will confirm with the Specific Plan (SP).
Commissioner Mathewson queried whether the Planning Commission may address the meeting
with Mr. Bill Stoni1 and the City Manager to which Commissioner Olhasso suggested that two
Planning Commissioners attend in on the meeting.
Director of Planning Ubnoske relayed that if there were standards in the Specific Plan, it will not
be necessary for any Commissioners to attend the meeting.
Deputy of Public Works Parks commented on the following:
. That if these roads were private, the concern of street signs could have been resolved;
. That there is a liability and maintenance responsibility when roads are accepted by the
public; that these types of issues are standardized so that there are no major liabilities;
. That the request would be of significant cost which would be a concern for the Public
Works Department.
Commissioner Olhasso relayed the following:
. That although she understands the risk and the cost, the City had accepted these types
of signs for Meadowview, Los Ranchitos, and Santiago estates along with the cost of
maintenance and that a precedent has been set;
. That Harveston will be a special community like Meadowview, Los Ranchitos, and
Santiago estates;
. That the City can afford to pay for the maintenance of signage;
. That the property values will be higher and the community as a whole will benefit;
For clarification, Mr. Parks relayed the following:
R:\MinutesPClO30304
7
. That the Public Works Department has been trying to work with Harveston in regard to
street signs; .
. That the Public Works Department has requested a sample of a post, but that Harveston
noted that it would cost $10,000.
For Commissioner Olhasso, Mr. Parks relayed that the type of signs placed in the public right of
way will fall under the purview of Public Works Department.
Understanding the concern with the departments associated costs, Chairman Telesio noted that
an equitable solution must be found. .
Although understanding the concerns of the Public Works Department, Commissioner
Mathewson relayed that if the will were to make the City of Temecula a unique place to live, a
price will be associated with that; that an effort must be made to achieve that goal; also noting
that Director of Public Works Hughes had relayed to him that the Public Works Department will
. be exploring the matter in an effort to find a resolution.
For the Commission, Mr. Parks relayed that there will be separated side walks; that there will be
Sycamore trees in the parkway; that street widths have been reduced in the Harveston project;
and that Public Works Department has been trying to accommodate the Planning Commission
and the developer.
Commissioner Chiniaeff relayed that the General Plan Design (standards must .beraised);that
the goal of the Planning Commission would be to continuously set a higher standard; and that it
would be disheartening that if a .proposed project were not of the high caliber standard as
originally proposed.
Commissioner Olhasso stated that she would be desirous of an equitable resolution to find
some middle ground that would work for both the developer and the City and reiterated that
precedence has already been set by the placement of similar signs in Meadowview, Los
Ranchitos, and Santiago Estates. .
Director of Planning Ubnoske relayed that Meadowview and Los Ranchitos were created before
the City incorporated and before there was a Public Works Department.
Commissioner Mathewson reiterated that two Planning Commissioners Should beat the
meeting with Mr. Bill Strom and the City Manager.
Ms. Ubnoske will review the Specific Plan (SP) to determine a level of detail that would support
what the Planning Commission is requesting and that if necessary, she will contact two Planning
Commissioners to be at the meeting.
Commissioner Guerriero noted that if necessary, the Planning Commission could refer to the
tapes when the project was originally proposed.
Planning Director Ubnoske thanked Mr. Rush for a great job and wished him good luck with his
new endeavors and noted that he will be missed.
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8
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ADJOURNMENT
.-.-......., ,._.~- ._.~~" ~..
At 7:20 p.m., Chairman Telesio formally adjourned this meeting to the next reaular meetlna to
be held on Wednesday. March 17. 2004 at 6:00 P.M., in the City Council Chambers, 43200
Business Park Drive, Temecula.
John Telesio
Chairman
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9
Debbie Ubnoske
Director of Planning
ATTACHMENT NO.5
PLANNING COMMISSION STAFF REPORT DATED MARCH 3, 2004
G:\Plannlng\2006\PA06-OO22 Madison at Roripaugh - E01\PlannlngIPC STAFF REPORT.doc
11
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STAFF REPORT - PLANNING
CITY OF TEMECULA
PLANNING COMMISSION
ORIGINAL
Date of Meeting: March 3, 2004
Prepared by: Dan Long
Title: Associate Planner
File Number PA03-0551
Application Type:
Product Review
Project Description: Planning Application No. PA03-0551, submitted by Shea Homes, is a
product review for 99 detached single family residences within Planning
Area 3 of the Roripaugh Ranch Specific Plan, located south of Murrieta
Hot Springs Road and west of the future extension of Butterfield Stage
Road (Tract 29661-3).
Plan 1, single story 1,997 square feet (18 units):
Mission (4 units)
Mediterranean (10 units)
French (4 units)
Plan 2, two story 2,885 square feet (20 units):
Mission (7 units)
Mediterranean (6 units)
French-(7 units)
Plan 3, two story 3,023 square feet (28 units)
Mission (6 units)
Mediterranean (1 0 units)
French (12 units)
Plan 4, two story, 3,245 square feet (33 units)
Mission (15 units)
Mediterranean (11 units)
French ( 7 units)
t:8l Approve with Conditions
Recommendation:
o Deny
o Continue for Redesign
o Continue to:
o Recommend Approval with Conditions
o Recommend Denial
R:\Product ReviewIRoripaugb Ranch SPlShea Hom<s Tr 29661-3. PA03-0551'SrAFF REPORT-I.doc
1
^^ _ .'~ w___
CEQA:
~ Categorically Exempt
D Negative Declaration
D Mitigated Negative Declaration with Monitoring Plan
(Class) 15162
DEIR
PROJECT DATA SUMMARY
Applicant: Bob Yoder, Shea Homes
Completion Date: January 28, 2004
Mandatory Action Deadline Date:
April 28,2004
General Plan Designation:
low Medium Residential (lM)
Zoning Designation:
low Medium Residential (lM) SP-11, Roripaugh Ranch
Site/Surrounding land Use:
Site:
Vacant.
North:
South:
East:
West:
Single family Residential (Riverside County)
Very low Density Residential (Vl)
Vacant
Vacant
lot Area:
5, 000 square foot minimum
Total Floor Area/Ratio NJA
Landscape Area/Coverage N/A
Parking Required/Provided 2 covered enclosed spaces (20' x 20')
BACKGROUND SUMMARY
1811. 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
Architectural Review
The project proposes four (4) floor plans and three (3) architectural styles that are fairly
consistent with the Residential Architectural Guidelines found in the Roripaugh Ranch SpeCific
Plan Section 4.10.
R:\Product ReviewlRoripaugb Ranch SPlShea Homes Tr 29661-3, PA03-OSSIISTAFF REPORT-1.doc
2
~ . ,.-.o . __ .o.._" ..
. The applicant has chosen the option of Design Group E (pg. 4-97) from the Specific Plan, which
allows the use of one style from the design groups A-D. The applicant has chosen to use three
architectural styles, including Mission, Mediterranean and French on four floor plans. This
concept is consistent with the design guidelines of the Specific Plan.
The various materials and features proposed include the following for each architectural style:
_ Mission: Smooth stucco finish 20/30 aggregate, arched windows, 5:12 roof pitch, 'S' tile
concrete roof tile, arched chimney cap, wrought iron detail, multi~paned windows,
exposed rafter tails, arched doors, and recessed windows.
_ Mediterranean: Smooth stucco finish 20/30 aggregate, arched windows, 4:12 roof pitch,
band detail, 'S' tile roof, multi-paned windows, arched doors, wrought iron details, and
columns at windows.
-French: Light lace stucco finish, cultured stone veneer, 6:12 and 10:12 roof pitch, flat
shingle roof tile, arched doors, French style shutters and window sills, wrought iron detail,
multi-paned windows, and horizontal siding.
The Roripaugh Ranch Specific Plan requires articulation on all sides. of the homes ("Four-sided
Architecturej. Each side of each product provides specific features of the proposed architecture
style. 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, roof type and pitch, shutters.
arid. the overall silhouette. However, it is staff's opinion that the propOsed Mission and
Mediterranean styles are very similar. As an example, one of the predominant features of any
home is the roof; both the Mission and Mediterranean homes have the same roof materials and
shape of roof. If one refers to the Design Guidelines and looks at these two styles, one sees that
a barrel tile roof is a desired feature, not the low profile 's' tile roof as proposed. In addition, in
the Design Guidelines, one can see that the entry for Mission style is completely different that
that of the Mediterranean, yet the proposed styles are basically the same. The Mission style
shows a wide, recessed entry, while the Mediterranean has a smaller arched entry.. The
proposed entries for the Mediterranean and Mission are basically the same. In addition, the
Design Guidelines call out for smooth plaster walls for the Mission style and the proposal
includes a 20/30 aggregate stucco. The Design Guidelines also Call for wrought iron detailing
and the applicant has provided some wrought iron details.. Both the Mission and Mediterranean
styles shown in the Design Guidelines have an open entry while the proposed Mission and
Mediterranean show gates at the entries.
Each style includes a roof pitch that varies from the others styles. The French style includes a
typical roof pitch of 6:12 with intennittent 10:12 pitches, Mission includes a 5:12 pitch.and a 4:12
. pitch has been proposed for Mediterranean. Staff feels these roof pitches provide variety in the
street scene and furthennore, they are representative of the architectural style. The applicant
has included various one-story elements into the two story products by incorporating steps in the
plane, gables, first-floor projections and various horizontal and vertical movement throughout the
silhouette. In addition, the applicant avoided the "canyon-effecf' by incorporating the above
mentioned elements and carefully plotting each plan (setbacks and mixing of each plan). Staff
does feel, however, that the Mediteranean and Mission styles are very similar.
The applicant has provided main entries that standout as the clear focal point of the front
elevation with the use of covered entries, arched doors and entries, towers, low walls, and by
R:\Product ReviewlRoripaugh Ranch Sl'IShea Homes Tr 29661.3, PA03.05S1ISTAFP REPORT.l.doc
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bringing the living space forward as opposed to garage dominated frontages. Plans one, two and
three include single story elements projecting at least 8'-0" in front of the garage, while plan four
provides a covered entry/porch projecting 5'-4" forward in front of the garage. The applicant has
complied with the 50% architectural forward concept. Plans one, two and three provide
architectural forward concepts (at least 8 feet of living space in. front of the garage) as defined in
the Specific Plan; a total of 66 products proposed through out planning area 3 will maintain the
architectural forward concept.
The applicant has proposed plan two and three for all comer lots. The Specific Plan requires
single story products or products with single story massing at corner yards. Plan two and three
both include single story elements on the exterior corner. Plan two includes a side entry element
and tower, which will be visible from the front and exterior side. Plan three includes a courtyard
with decorative walls including a gate and wrought iron detail. As shown on the plans, the
courtyard and walls will' not be visible, however staff has included, as a condition of approval,
that comer lots pull the fence back to expose the courtyard from the street. Staff feels this will
open up the exterior elevation and beautify the street scene. Both plans carry significant detail
. to the exterior elevations such as arched windows, wrought iron detail, decorative window sills,
stone, and decorative roof treatments as well as numerous windows, which break up the wall
plane.
Of the three architectural forward products, plans one and three include a shallow recessed
garage setback 8'-0" and 8'-4" respectively from the front fa~de. Plan two includes a mid to
deep recessed garage setback 14'-0" from the front fa~de. In addition to the recessed garages,
the applicant has proposed, tandem garages and split door garages (plans one and two) to meet
the intent of Section 10.4.3 Architectural Forward Standards.
Product Placement
The proposed product placement meets the Residential Architectural Guidelines of the
Roripaugh Ranch Specific Plan in that the applicant has incorporated the architectural
enhancements on all four elevations. The careful plotting (setbacks) and single story elements
on two-story products will avoid the canyon effect, which is required in the Specific Plan. Also,
there is no style or plan located side by side more than 3 in a row (with the exception of lots 23,
70, 60 and 53).
. Sinole Storv
The Specific Plan states "The requirement for one-story products shall be determined by the
market or as determined by staff as long as some single story products are required in the single
. family detached areas." The applicant has provided one single story product (floor plan one),
which makes up 18 of the 99 residences. Staff recommends that no less than 20 percent of the
. products shall be single story. Staff recommends that two additional single story products' be
added on lots 69 or 70 (comer lots) and one other lot. There are a total of 4 plan threes plotted in
a row, lot 23, 70, 69 and 53. Staff feels that by replacing lot 69 or 70 with a plan one it will
provide a single story on a corner tat and break up the number of plans threes in a raw to no
more than two.
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ENVIRONMENTAL DETERMINATION
1:8:11. The proposed project has been determined to be consistent with the previously
approved (Negative Declaration) (EIR) and is exempt from further Environmental
Review (CEQA Section 15162 subsequent EIR's and Negative Declarations).
CONCLUSIONlRECOMMENDATION
Based on the analysis summarized in this report, staff has determined that the findings required
for approval can be made with the attached recommended Conditions of Approval.
FINDINGS
Develooment 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.
The proposed single-family homes are permitted in the Low Medium Density land use
designation standards contained in the Roripaugh Ranch 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 Califomia Environmental
Quality Act (CEQA), the City Wide Design Guidelines, and fire and building codes.
2. 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 heaffh 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
heaffh, safety and welfare. .
. ATTACHMENTS
1. Plan Reductions (Under Separate Cover) - Blue Page 6
2. Roripaugh Ranch Design Guidelines (excerpt) - Blue Page 7
3. PC Resolution No. 2004-_ Blue Page 8
Exhibit A - Conditions of Approval
R:lProduct Review\Roripaugh Ranch SPlShea Homes Tr 29661-3. PA03-05S1\STAFF REPORT-1.doc
5
ATTACHMENT NO.1
PLAN REDUCTIONS
. (UNDER SEPARATE COVER)
R:\Product Review\Roripaugh Ranch SPlSh<a IImnes Tr 29661-3, PA03-05SIISTAFP REPQRT-1.doc
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ATTACHMENT NO.2
. RORIPAUGH RANCH DESIGN GUIDELINES
R:\Product Review\Roripaugh Rand1 SPIShea IIomos Tr 29661-3, PAOO-OSS1\STAFP REPORT-1.doc
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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 s~e 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 ulle compatibility.
4.10.2 Purpose
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It is the intent of these guidelines to provide direction on a project-wide level es well as a planning
area and site-specific level. For example, the guidelines estabflSh criteria .at the project level to
assure a unified environment, while the planning area and s~e-speciflC 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
lim~ innovative design. The use of these guideUnes will serve to direct the overaD 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
declsion-making bodies win be providing direction when reviewing development projects within
Roripaugh Ranch.
These guidelines will also serve as design cmeria for use by planners, arch~ects, landsCape
arch~,. engineers, builders and future property owners. They win provide a viable framework
and clear direction during the development process, without rmiting 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. guiderllleS is to encourage arc~ectural style diversity between the adjacent
residential planning areas. Each buiider 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 Er 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 sectlon shall have a minimum of four-color
variations for each Residential Planning Area. No more than four of the sarne architectural styles
may be placed next to one another.
Deslon GrouD A (All Planning Areas)
I. Classical Revival (See Rgure 4-49)
II. Spanish Revival (See Rgure 4-60)
III. PraIrie (See Figure 4-59)
IV. California Ranch (See Figure 4-48)
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Desion GrOUD B (All Planning Areas)
I. Colonial (See Figure 4-50)
II. French Cottage (See Figure 4-54)
III. East Coast Traditional (See Figure 4-53)
IV. Monterey (See Figure 4-58)
Desion GrOUD C (Planning Areas 10, 19,20, 21, 33A and 33B only)
I. Mediterranean (See Rgure 4-56)
II. American Farmhouse (See Figure 4-47)
III. Contemporary Southwest (See Figure 4-51)
Desion GrouD D (Planning Areas 10, 19, 20, 21, 33A and 33B only)
I. Italianate (See Figure 4-55)
II. Mission (See Rgure 4-57)
Ill. . Craftsman (See Figure 4-52)
Desion GrouD E (Acceptable for all Planning Areas)
One style from each of the above groups.
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All merchant builders shan 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 Specnic 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 *" = 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 specnic
requirements of the Design Groups (Figures 4-47 through 4-60).
. Sections through each elevation at *" = 1'. 1nd"lC8te 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 118' = 1'. Show, In color and with dimensions the areas and type of paving,
area and type of landscaping, fencing, site walls, and other site appurtenllrices. Indicate
how the paving and landscaping is consistent with the Architectural Guidelines and
specnic 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 (Rgunis 4-47 through
4-60). .
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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 01 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% 01 the homes in Planning
Areasl0, 19, 20, 21, and 33A. "Architectural Forward" concept shall be incorporated into at
least 50% of the homes in each of Planning Areas lA, 2, 3, 4A, 4B, 12, 14, 15, 16, 17,18, 22,
23,24, and 31. 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 01 the garage will not dominate the
street scene.
. A variety of garage placement solutions shall be Incorporated into the overaD design 01 the
hon)es. 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 L end LM Districts. Garage solutions that
should be incorporated into the overa" deSign are as follows:
Shallow Recessed Garaaes (See Figure 4-(2)
Selllng the garage back a minimum 01 eight feel (8') in relationship to the front of
the house. '
Mid to DeeD Recessed Garaaes (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 Entrv Garaaes (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 atong the street scene.
Third Car Tandem (See Figure 4-66)
Setting for third car tandem garage.
Slnole Width Drivewavs (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 01 a porte cochere. .
,. RorIpaugh Ranch SpecIfic Plan
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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 frorn 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 builcfmgs.
. 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 rool planes.
. Units located at street comers (see Rgure 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 fight 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.
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. Vary the depth of plans to create variations in the building fagade.
. Two story homes shall be modified to be compatible with placement on comer lots. The
modifICation shall create two front elevations.
. Surface detail, ornament and architectural elements such as cornices, color contrast, gables
applied moldings, arcades, colonnades, stalrways and light fDdures that provide visual
, interest, shadow, and contrast shall be used to enrich architectural character. Details shall be
lOtegrated with the overall design concept. '
. Vary the height and roof levels of the bullcflll!l 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, rool overhangs and
Intermecflate roof elements to create strong patterns of shade and shadow.
InterlockirKJ Mass
. Just as stepping the second story mass improves the side yard, it can be used to improve the
lront 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 01 interlocking masses rather than
a rectangular or "l" shaped box. Therefore achieving a more aesthetic design solution.
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'N:131367JlOO'<lodlSPSecI44CCAdopte.doc
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Man:h, 2003
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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 arch~ectural treatments and designs such as balconies or pop out
staircases to encourage relief OIl potential large arch~ectural planes.
. Side and rear elevations shall have articulation with modulated facades, window treatment,
second story projections and balconies.
. Articulation shall beprovided on all sides of the homes rFour-sided Arch~ecture").
Front Elevations
. Arch~ectural 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. .
. BuDding elements that reflect the architectural 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 ill the front of the house with architecturally compatible
elements.
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Rorioouah Ranch Soecific PIari
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DESIGN GUIDELINES
4.10.3.6 Archhectural Elements
A successful project design achieves a proper visual balance and sense 01 cohesiveness. Th8
differences between the plans and elevation must be readily discemable 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 play a signifICant role in the establishment of the
architEictural style. These elements Include architectural deteiling, 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 and ps)cllologlcal 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 fur1her emphasize the antries. '
, ,
. H the front door location Is not obvious or visible because of building configuration, the entry
sluill direct and draw the observer In the desired path. The design 01 the entry area In
merchant-built housing shall be strong enough to mitigate the impact ,01 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. h functions as the major
introduction to the interior 01 the house and concem 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 013 It Into the wall
plane.
. The entire door assembly shaD be treated as a single design element including surrounding
frame, molding and glass sidelights.
. Recessed doors may be used to convey the appearance 01 thick exterior doors.
. Wood may be used for the entry door. Wood grain texture and raised or recessed panels
contribute to the appeal 01 the door. Greater use is being made 01 metal entry doors but in
order to be acceplable, they shall possess the serne residential "feel" provided by the wood
grain and panels.
. Doorways shall be typic8lly rectangular or round-headed and fully recessed. Spiral columns,
arches, pilaster, stone~k, decorative tiles, or other sculptutal details shall be Integrated into
the doorway design to enhance the visual importance 01 the entry door.
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N:\31315T.OOO'dodISPSecl44CCAdople.doc
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DESIGN 'GUIDELINES
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. 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 conceming the color of the door. It may match or contrast the accent
trim, but should be differentiated from the wall color.
Windows
. Typically, the location of windows is determined by the practical consideration of room layout.
possible fumiture placement, view opportunities and concem for privacy. Greater design
emphasis should be directed to ensure that window placement and organization will positively
contnbute 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 walVroof 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 shaH 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 effort and budget prioritization need to be given.
Garaae 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:
o Employment of second-story feature windows above the garage.
o Strong architectural entry elements.
o Designs with a mix of 2 and 3 car garages, incorporating three single doors in some
three car garage plans not facing the street.
o Allowance for a 10-foot setback between adjaCent garages.
o The use of tandem garages may also be incorporated into the building design.
o 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 ~d setbacks of ten (10) feet. .
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N:\31367.000Id0dISPSect44CCAdopIed.doc
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DESIGN GUIDELlNES- .
. 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
"resldentiar nature. The use of window elements is encouraged.
. The design of the door face shan result in a treatment which breaks up the expanse of the
door plane while being complimentary to the architectural elevation of the. residence.
Architectural detail consisting of cornices. applied molding or trim or applied headers shall be
used. There shall be an ff' recess. (See Exhibit 4-73).
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_ Ranch Soecific Plan.
N:\313fr1.ClIlCMod\SPSecl44CCAdopIe.cIoc
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AnACHMENT NO.3
PC RESOLUTION NO. 2004-_
Ft:1Product Review\Roripaogh Ranch SPlShea Homes Tr 29661-3, PA03-OSSIISTAFF REPORT-I.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-o551 A PRODUCT REVIEW FOR DETACHED
SINGLE FAMIL V RESIDENCES WITHIN PLANNING AREA 3 OF
THE RORIPAUGH RANCH SPECIFIC PLAN LOCATED SOUTH
OF MURRIETA HOT SPRINGS ROAD, KNOWN AS TRACT
29661-3.
WHEREAS, Shea Homes, filed Planning Application NO.PA03-0551, in accordance with
the City of Temecula General Plan and Development Code;
WHEREAS, Planning Application No. PA03-0551 was processed including, but not
limited to public notice, in the time and manner prescribed by State and local law;
WHEREAS, the Planning Commission considered Planning Application No. PA03-0551
on March 3, 2004 at duly noticed public hearings 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 Commission hearing and after due consideration of
the testimony, the Commission approved Planning Application No. PA03-0551;
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF TEMECULA
DOES RESOLVE, DETERMINE AND ORDER AS FOLLOWS:
Section 1. That the above recitations are true and correct and are hereby
incorporated by reference.
Section 2. Findinas. The Planning Commission, in approving Planning Application
No. PA03-0551 hereby makes the following findings as required by Section 17.05.010.F of the
T emecula 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 homes are permitted in the Low Medium Density land use
designation standards contained in the Roripaugh Ranch 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 the residential
development proposed. The project, as conditioned, is also consistent with other
applicable requirements of State law and local ordinances, including the Califomia
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.
R:\Product Revlew\Rortpaugh Ranch SPlShea Homes Tr 29661-3, PA03-{)551IResoIutlon w CoIA.doc
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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 public
health, safety and welfare.
Section 3., Environmental Compliance. A Notice of Exemption for Planning
Application No. PA03-0551 was made per the California Environmental Quality Act Guidelines
Section 15162. This section applies when an Environmental Impact Report (EIR) has been
certified or negative declaration adopted fora project, no subsequent EIR shall be prepared for '
that project unless there are substantial changes not discussed or examined in the EIR.
Section 4. Conditions. That the City of Temecula Planning Commission hereby
conditionally approves planning Application No. PA03-0551 for a Product Review for detached
single family residences within Planning Area 30f the Roripaugh Ranch Specific Plan located
south of Murrieta Hot Springs Road and west of the future extension of Butterfield Stage Road,
Tract Map 29661-3. The Conditions of Approval are contained in Exhibit A.
, Section 5; PASSED, APPROVED AND ADOPTED by the City of Temecula
Planning Commission this 31d day of March 2004.
John Telesio, Chairperson
ATTEST:
, D,ebbie Ubnoske, Secretary
{SEAL}
R:\Product RevlevAAoripaugh Rench SP\Shea Homes Tr 29661-3, PA03-0551\ResoIution w CoIA.doc
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. STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss
CITY OF TEMECULA )
J, Debbie Ubnoske, Secretary of the Temecula 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 3m day of March, 2004, by the
following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
PLANNING COMMISSIONERS:
PLANNING COMMISSIONERS:
PLANNING COMMISSIONERS:
.;
PLANNING COMMISSIONERS:
Debbie Ubnoske, Secretary
R:\Product Review\Roripaugh Ranch SPlShea Homes Tr 29661-3, PA03-0551\Resolution w CoIAdoc
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EXHIBIT A
CONOmONS OF APPROVAL
R:\Product Review\Rorlpaugh Ranch S~ Homes Tr 29661-3, PAQ3-{)5511Reso1ution w CofAdoc
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EXHIBIT A
CITY OF TEMECULA
CONDITIONS OF APPROVAL
Planning Application No. PA03-Q551
(Product Review)
Project Description:
A Product Review for detached single family residences
within Planning Area 3 of the Roripaugh Ranch Specific
Plan located south of Murrieta Hot Springs Road and west
of the future extension of Butterfield Stage Road, Tract
Map 29661-3.
March 3, 2004
Approval Date:
Expiration Date:
March 3, 2006
PLANNING DEPARTMENT
Within Forty-Eight (48) Hours of the Approval of this Project
1. The applicant shall deliver to the Planning Department a cashier's check or money order
made payable to the Collnty 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 permittee/applicant shall indemnify, protect and hold harmless, the City and any
agency or instrumentality thereof, and/or any of its officers, employees, and agents from
any and all claims, actions, or proceedings against the City, or any agency or
. instrumentality thereof, or any of its officers, employees, and agents, to attack, set aside,
void, annul, or seek monetary damages resulting from an 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
which action is brought within the appropriate statute of limitations period and Public
Resources Code, Division 13, Chapter 4 (Section 21000 et seq., including but not by the.
way of limitations Section 21152 and 21167). The City shall promptly notify the
permittee/applicant of any claim, aCtion,. or proceeding brought forth within this time
period. The City shall estimate the cost Of the defense of the action and applicant shall
. deposit said amount with the City. City may require additional deposits to cover
anticipated costs. City shall refund, without interest, any unused portions of the deposit
once the litigation is finally concluded. Should the City fail to either promptly notify or
cooperate fully, permittee/applicant shall not, thereafter be responsible to indemnify,
R:\Product RevlevMlorlpaugh Ranch SPlShea Hames Tr 29661-3, PA03-0551\Resolution w CoIA.doc
5
defend, protect, or hold harmless the City, any agency or instrumentality thereof, or any
of its officers, employees, or agents. Should the applicant fail to timely post the required
deposit, the Director may terminate the land use approval without further notice to the
applicant.
3. 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. .
4. Building elevations shall substantially conform to the approved Exhibits, including
elevations, floor plans, landscaping plans, hardScape plans, and plotting plan, contained
on file with the Planning Department or as amended by these changes.
5. The colors and materials (including lighting) for this project shall substantially conform to
the approved colors and materials contained on file with the Planning Department. Any
deviation from the approved colors and materials shall require approval of the Director of
Planning.
6. 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 anellor conditions
consistent with applicable policies and standards l!pon the review of grading, building
and other necessary permits and approvals for the project.
7. . 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.
8. Applicant shall obtain the proper permits before construction, including Encroachment
Permit from the Public Works Department for any work done in the City right-of-way, and
Building Permit from the Building and Safety Department.
9; Fire Hydrants shall be installed prior to the start of any construction at the site.
10. Driveway widths shall comply with the driveway width requirements per City Standards.
In order to allow for adequate street parking, the driveway widths at curbs will be limited
to 24' maximum.
11. All Mediterranean and Mission styles shall utilize a smooth to light texture stucco finish
(20/30 aggregate or smoother) as determined acceptable by the Planning Director.
French style shall utilize a light lace stucco finish or as determined acceptable by the
Planning Director.
12. All Mission style products shall provide a barrel type roof tile as determined acceptable
by the Planning Director.
R:\Product ReviewIRoripaugh Rench Sp.shea Homes Tr 29661-3, PA03-{)551\ResoIution w ColA.doc
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13. All hardscape(walks and driveways) within the front yard shall be colored concrete with
varying textures and score lines, paving stones of various colors with colored concrete
borders, flag stone of various sizes and colors with concrete borders of a combination of
various textures, shapes, material and colors. Hardscape design shall be uniform within
each lot.
14. The applicant shall include the additional colors (Harvest Gold, Mocha and Omaha Tan)
into the hardscape plotting plan/matrix as shown on the concrete color schemes
provided to the Planning Department. Colors and design scheme shall match the
residential unit and architectural design.
15. All slopes five feet or greater in vertical height and greater than or equal to 3:1 shall be
landscaped at a minimum with an appropriate ground cover spaced at eight inches on
center, one 15 gallon or larger size tree per 600 square feet of slope area (50% shall be
15 gallon, 50% shall be 24" box), and one five gallon or larger shrub for each 100 square
feet of slope area. Slopes in excess of eight feet in vertical height and greater or equal
to 3:1 shall also be provided with one 24" box or larger tree per 1,000 square feet of
slope area in addition to the above requirements; .
16. Ground cover shall be planted continuous under all trees and shrubs.
17. A plan one shall be plotted on lot 69 and 70 and one other comer location as determined
by the Planning Director. No less than 20 percent of lots shall be single story products.
18. All AlC units shall be plotted in the rear yard. No AlC units shall be plotted on side yards.
19. All roof venting shall be decorative and match the roof design and color.
20. All fencing on corner lots shall be pulled back towards the rear yard where a plan 3 is
plotted in order to expose the courtyard to the street scene.
21. All courtyard gates forplan 3 shall utilize d~rative wrought iron gates as determined by
the Planning Director.
22. All fencing and pilasters between residential Units and fencing visible from the public
view shall include slumpstone block and mission cap as approved by the Planning
Director.
23. Pilasters located on privacy fencing shall be removed, except where visible from the .
public view.
24. Fencing between residential units shall include a two-foot break in the plane as shown in
figure 2-15 of the Specific Plan.
Prior to the Issuance of Grading Permits
. 25. The applicant shall submit a Grading Plan, subject to the review and approval of the
Planning Department.
R:\Product Review\Roripaugh Ranch SP\Shea Homes Tr 29661-3, PAQ3.0551\Resolution w CoIA.doc
7
-
26. 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.
27. 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 to the Planning Department for
their files. All labels on the Color and Materials Board and Elevations shall be readable
on the photographic prints.
Prior to the Issuance of Building 'Permits
28. The applicant shall comply with standards conditions and requirements set forth in the
Roripaugh Ranch Specific Plan, Mitigation Monitoring Program, conditions of approval
for Tract Map 29353 (PA01-0230, A-Map), Tract Map 29661 (PA01-0253, B-Map),and
Ordinance No. 02-14, the Development Agreement between the City of Temecula and
Ashby USA, LLC for the Roripaugh Ranch. Specific Plan, including, but not limited to
attachment "5", which requires various on and off-site improvements.
29. The applicant shal.1 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 Orclinance, 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).
30. 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.
31. Prior to issuance of any residential building permit within Planning Area 3, the
construction landscape and architectural plans for paseos (including hardscaping,
landscaping, fencing, lights and gates), paseo gates staff gated primary entry, card key
entry, and fuel modification zones shall be submitted and approved
32. Prior to construction of the Model Home complex, the applicant shall apply for a Model
Home complex permit. . .
33. Precise Grading Plans consistent with the approved rough grading plans, plotting plan,
. structural setback measurements shall be submitted and approved.
34. The developer shall demonstrate to the Building Official and/or the Planning Director that
all homes will have double paned windows with at least a 25 STC rating installed to
reduce noise from occasional aircraft over flights.
35. The developer shall provide proof that construction debris, including but not limited to
lumber, asphalt, concrete, sand, paper and metal is recycled through the City's solid
waste hauler, subject to the approval of the Community Services Department.
36. All design components shall comply with applicable provisions of the 1998 edition of the
California Building, Plumbing, Mechanical and Fire Codes; 1998 National Electrical
R:\Product RevillYl\Rorlpaugh Ranch SP\Shea Homes Tr 29661 '3, PA03-0551IReso1ut1on w CoIA.doc
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Code; California Administrative Code, Title 24 Energy and Disabled Access Regulations
and the Temecula Municipal Code.
37. Obtain all building plans and permit approvals prior to commencement of any
construction work.
38. A precconstruction meeting is required with the building inspector prior to
commencement of any construction or inspections.
39. Provide appropriate stamp of a registered professional with original signature on plans
and structural calculations submitted for plan review.
40. Provide electrical plan including load calculations and panel schedule for plan review.
41. Schematic plumbing plans, electrical plan and load calculations, along with mechanical
equipment and ducting plans shall be submitted for plan review stamped and original
signed by an appropriate registered professional.
42. Obtain street addresses from the Building Official prior to submittal of plans for plan
review.
43. Signage shall be posted conspicuously at the entrance to the project that indicates the
hours of construction, shown below, as allowed by City of Temecula 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
Prior to the Issuance of Occupancy Permits
44. All required landscape planting and irrigation shall have been installed consistent with
the approved construction plans and shall be in a condition acceptable to the Director of
Planning. The plants shall be healthy and free of. weeds, disease, or pests. The
irrigation system shall be properly constructed and in good working order.
45. If deemed necessary by the Director of Planning, the applicant shall provide additional
landscaping to effectively screen. various components of the project. .
46. Front yard and slope landscaping, hardscaping and fencing within individual lots shall be
completed for inspection prior to issuance of each occupancy permit (excluding model
home complex structures).. .
47. The developer shall submit proof that .all local refuse generators have been provided
with written information about opportunities for recycling. and waste reduction (I.e..
buyback centers, curbside availability), subject to the approval of the Public Works and
Community Services Departments. .
R:\Product RevlewIRorlpaugh Ranch SP\Shea Homes Tr 29661-3. PAQ3.{)551\Resolution w CoIA.doc
9
48. All of the foregoing conditions shall be complied with prior to occupancy or any use
allowed by this permit.
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 I may wish to make to the
project shall be subject to Planning Commission approval.
Applicant's Signature
Date
Applicant Printed Name
R:\Product Rel/levARoripaugh Rench SP-Shea Homes Tr 29661-3, PA03{)551\Resolution w CoIA.doc
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ITEM #6
DATE OF MEETING:
PREPARED BY:
PROJECT
DESCRIPTION:
RECOMMENDATION:
(Check One)
CEQA:
STAFF REPORT - PLANNING
CITY OF TEMECULA
PLANNING COMMISSION
AprilS, 2006
Emery J. Papp, AICP
TITLE: Senior Planner
Planning Application No. PA04-0537 is a Comprehensive Sign
Program, located on a 6.88 acre site at the southeast corner of
Jedediah Smith Road and Highway 79 South (A.P.N. 961-010-006)
'[81 Approve'with Conditions
o Deny
o Continue for Redesign
o Continue to:
o Recommend Approval with Conditions
o Recommend Denial
IZI Categorically Exempt
(Section) 15311
(Class) 11
D Notice of Determination
(Section)
D Negative Declaration
o Mitigated Negative Declaration with Monitoring Plan
OEIR
G:\PIanning\2005\PAOS-0040 'reinecuJa Cteek PIaza-Sign ProgramIPIanniI>glSTAFF REPORT,doc
':\
PROJECT DATA SUMMARY
Name of Applicant: Angela Gindy. Architectural Design & Sign
Date of Completion: February 9, 2005
Mandatory Action Deadline Date: April 5, 2006
General Plan Designation: Professional Office (PO)
Zoning Designation: Temecula Creek Village Planned Development
Overlay 4 (PDO-4)
Site/Surrounding Land Use:
Site:
CommerciaVOfficelRetail
North: .
South:
East:
West:
Highway 79 S/Rancho Community Church
Multi-Use TrailfTemecula Creek
Multi-Familv ResidentialfTemecula Creek Village
Creekside Plaza
Lot Area:
6.88 acres
Building Area/Coverage: NA
Landscape Area/Coverage: NA
Parking Required/Provided: . NA
BACKGROUND SUMMARY
Staff has worked with the applicant to ensure that all concerns have been addressed;
however, the following issues have riot been resolved to the satisfaction of staff:
a. Staff believes that the applicant should incorporate stone veneer on both sides of
the freestanding monument signs.
b. Staff recommends a Condition of Approval which reads "The Sign Program shall
be revised to state that wall mounted signs of identical construction or media
shall not be placed adjacent to one another."
G:\PIanning\206slPAOS-0040 TeorecuIa Creek Plaza-Sign Program\P1anningISTAFF REPORT.doc
2
BACKGROUND
On March 30, 2005, the Planning Commission approved Planning Application number PA04-
0537, a Development Plan to construct a 67,570 square foot mixed-use commerciaVretaiVoffice
center. The project was conditioned that the related Sign Program application (PA05-0040) be
reviewed and approved by the Planning Commission prior to issuance of a building permit. The
Sign Program application was submitted on February 9, 2005.
The project site is currently under construction, and the owner is in the process of leasing out
tenant spaces and has commissioned Architecture Design & Signs to prepare a comprel1ensive
Sign Program for the development. Staff initially reviewed the proposed Sign Program in March,
2005, and compared it to the sign regulations in the Development Code and also the neighboring
Temecula Creek Village Sign Program. Staff forwarded formal comments to the applicant on
July 28, 2005. This comment letter consisted of requests for additional information and details to
be added to the Sign Program. The applicant submitted a revised Sign Program on October 17,
2005, that addressed many of the concerns that staff had with the initial submittal, but staff had
additional concerns and clarifications regarding approval authority, maintenance, signage along
the public trail and monument sign design. Staff provided a second comment letter on
December 7, 2005 to address these concerns. Therefore, the applicant resubmitted the Sign
Program for staff review on January 18,2006. The final version of the Sign Program was
submitted on March 8, 2006.
The applicant has worked with staff to address all concerns with the exception of the stone
veneer on the monument signs. Staff recommends a Condition of Approval to. require. the
applicant to place stone veneer on both ends of each monument sign. Staff also recommends a
Condition of Approval
ANALYSIS
The Sign Program proposes eight different styles for wall mounted signs and encourages mixed-
media, under canopy blade signs, tenant identification monument signs, and center identification
signs. The Sign Program provides clear direction on the number 'of signs permitted for each sign
type as follows:
. Sign A, B,and C Multi-Tenant Identification Monuments, 3 signs (4 panels x 2 sides = 8
panels per sign, 24 total panels)
. Sign D, Single Tenant Identification Monument, 1 sign
. Blade/Canopy Signs, maximum four square feet (up to one per street frontage per
tenant)
. Major/Pad Tenant Wall Signs (1 sign per elevation per tenant, maximum of 50 square
feet)
. Shop Tenant Wall Signs (one wall-mounted sign per frontage )
Monument Sians. Signs A, B, C and D are internally illuminated cabinet signs with detachable
face plates for tenant identification. These signs are identical in their use of materials, but sign D
is smaller and is intended as a sillgle-tenant monument sign. The signs contain a base, and
architectural elements on both sides and the tops of each sign. Tenant panels shall be painted a
uniform color and copy will be routed out and pushed through utilizing colors from the selected
palette. The only concern of staff is that signs A, Band C. incorporate stone veneer on both
G:\Planning\2005\PA05-0040 Temecula <::reek Plaza-Sign Program\PlauningISTAFF REPORT.doc
. 3
sides of the sign to give them a uniform appearance similar to that of sign D. Staff has included
Condition of Approval no. 9 to address this concern.
Blade/CanoDV Sians. Staff supports the use of blade/under canopy signs to help pedestrians
with wayfinding through the center. The proposed signs are. limited to four square feet in size
and may be illuminated with external lighting only. Tenants are permitted one such sign for each
street frontage. Each blade/canopy sign is required to maintain a minimum of eight feet of
clearance beneath the sign.
Maior Tenant Wall Sians. Major tenants are permitted one wall mounted sign per elevation at a
size of one square foot per lineal store frontage, or 50 square feet, whichever is less. Tenants
may be allowed an extra 10% of sign area to "enhance the graphic and/or architectural balance"
upon the approval of the Director of Planning. The size limit was set at 50 square feet because
that is the maximum size permitted in the neighboring Temecula Creek Village project for major
tenants.
ShOD Tenant Wall Sians. Shop tenants are permitted one wall mounted sign per frontage at a
size of one square foot per lineal foot of store frontage, or 50 square feet, whichever is less,
except for shops C, D and H which do not permit signs between buildings. To ensure variety for
exterior wall mounted signage, staff recommends Condition of Approval no. 10 which requires
that no two similar signs are placed adjacent to one another. All wall-mounted signs facing
Temecula Creek are required to be non-illuminated to reduce evening glare in this area. The.
signs along these elevations will be uniform flat cut-out metal or "sintra" letters painted duranodic
bronze. The size of these signs will not exceed one-half square foot per linear foot of store
frontage.
ENVIRONMENTAL DETERMINATION
The project is categorically exempt from environmental review (Class 11 - Accessory Structures)
pursuant to section 15311 of the California Environmental Quality Act. Section 15311 applies
when a project consists of construction, or replacement of minor structures accessory to existing
commercial, industrial, or institutional facilities; including on-premise signs.
CONCLUSION/RECOMMENDATION
Staff has determined that the proposed project, as conditioned, is consistent with the. City's
General Plan, Development Code, and all applicable ordinances, standards. guidelines, and
policies. Therefore, staff recommends that the Planning Commission adopt a Resolution
approving the Sign Program with the attached Conditions of Approval. .
FINDINGS
Sign Program (Code Section 17.28.080.B) .
1. As conditioned, the proposed Sign Program will preserve and improve the appearance of
the City as viewed from Highway 79 South and the allowable signage is appropriate for
effective business signage by combining common design elements.
G:IPlalming\2005IPA05-0040 Temecula Creek Plaza-Sign ProgramIPlalming\STAFF REPORT.doc
. 4
2. The Sign Program accommodates future revisions which may be required due to
changes in building tenants.
3. The proposed Sign Program, as conditioned, satisfies the intent or objectives of the
Development Code and will enhance the development. As conditioned, the proposed
program results in appropriate signage that compliments the building architecture and
aesthetics.
ATIACHMENTS
1, Vicinity Map - Blue Page 6
2. Proposed Sign Program - Blue Page 7
3. PC Resolution No. 06-_ - Blue Page 8
Exhibit A - Draft Conditions of Approvaol
/'
G:IPlanningl2OO5\PA05-0040 Temecula creek Plaza-Sign ProgramIPlanninglSTAFF REPORT.doc
5
ATTACHMENT NO.1
VICINITY MAP
G:IPlanningl2OO5\PA05-0040 Temecula Creek Plaza-Sign ProgramIPlanningIST AFF REPORT.doc
6
[7
AlTACHMENT NO.2
PROPOSED SIGN PROGRAM
G:IPlanning\200SIPA05-0040 Temecula Creek Plaza-Sign ProgramIPlanningIST AFF REPORT.doc
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ATTACHMENT NO.3
PC RESOLUTION NO. 06-_
. G:\Planningl2OO5\PA05-0040 Temecula Creek P1aza-Sigu Program\PlanninglST AFF REPORTdoc
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PC RESOLUTION NO. 06-_
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF TEMECULA APPROVING PLANNING APPLICATION
NO. PA05-0040, A COMPREHENSIVE SIGN PROGRAM FOR
THE "TEMECULA CREEK PLAZA" SHOPPING CENTER,
GENERALLY LOCATED AT THE SOUTHEAST CORNER OF
JEDEDIAH SMITH ROAD AND HIGHWAY 79 SOUTH
Section 1. Angela Gindy, representing Architectural Design & Sign, filed Planning
Application No.. PA05-0040, a Comprehensive Sign Program "Application", in a manner in
accord with the City of Temecula General Plan and Development Code.
Section 2. The Application was processed including, but not limited to a public
notice, in the time and manner prescribed by State and local law.
Section 3. The Planning Commission, at a regular meeting, considered the
Application on April 5, 2006, 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. . .
Section 4. At the conclusion of the Commission hearing and after due consideration
of the testimony,' the Commission approved the Application subject to and based upon the
findings set forth hereunder.
Section 5.
All legal preconditions to the adoption of this Resolution have occurred.
Section 6.
by reference.
The above recitations are true and correct and are hereby incorporated
Section 7. Findinas. The Planning Commission, in approving the Application hereby
makes the following findings as required by Section 17.28.080.B of the Temecula Municipal
Code:
A. As conditioned, the proposed sign program will preserve and improve the
appearance of the City as yiewed from Highway 79 South and the allowable signage is
appropriate for effective business signage by combining common design elements.
B. The sign program accommodates future revisions which may be required due to
changes in building tenants.
C. The proposed sign program, as conditioned, satisfies the intent or objectives of
the Development Code and will enhance the development. As conditioned, the proposed
program results in appropriate signage that compliments the building architecture and
aesthetics.
G:lPIanning\200SIPAOS-<J040 TemecuIa Creek PIaza-Sign ProgramlPlanninglDraft PC Reso & COAs.doc
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Section 8. Environmental Compliance. The project is Categorically Exempt from
environmental review (Class 11 - Accessory Structures) pursuant to section 15311 of the
California Environmental Quality Act. Section 15311 applies when a project consists of
construction, or replacement of niinorstructures accessory to existing commercial, industrial, or
institutional facilities, including on-premise signs.
Section 9. Conditions. That the City of Temecula Planning Commission hereby
conditionally approves the Comprehensive Sign Program Application, as set forth on attached
Exhibit A, attached hereto, and incorporated herein by this reference as though set forth in full.
Section 10. PASSED, APPROVED AND ADOPTED by the City of Temecula
Planning Commission this 5th day of April, 2006.
Ron Guerriero, Chairperson
ATTEST:
DebbieUbnoske, Secretary
[SEAL]
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss
CITY OF TEMECULA )
I, Debbie Ubnoske, Secretary of the Temecula Planning Commission, do hereby certify
that PC Resolution No. 06-_ was duly and regularly adopted by the Planning Commission of
the City of Temecula at a regular meeting thereof held on the 5th day of April, 2006, by the
following vote of the Commission: .
AYES:
NOES:
ABSENT:
PLANNING COMMISSIONERS:
PLANNING COMMISSIONERS:
PLANNING COMMISSIONERS:
ABSTAIN:
PLANNING COMMISSIONERS:
Debbie Ubnoske, Secretary
G:lPlanning\200S\PAOS-0040 Teme'<:uIa Creek PIaza,Sign PrognunIPlanninglDraft PC Reso & COAs.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.: PA05-o040
Project Description: A Comprehensive Sign Program for the "Temecula
Creek Plaza" shopp.ing center located on a 6.88 acre
site at the southeast corner of Jedediah Smith Road
and Highway 79 South (A.P.N. 961-010-006).
MSHCP Category: NA
DIF Category: NA
TUMF Category: NA
Approval Date: April 5, 2006
Expiration Date: April 5, 2008
PLANNING DEPARTMENT
Within 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 211 08(b) and California
Code of Regulations Section. 15062. If within said 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 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
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.
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3. This approval $hall be used within two 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-year period, which is thereafter diligently
pursued to completion, or the beginning of substantial utilization contemplated by this
approval.
4. 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. .
5. 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.
6~ The erection of signs on the premises shall substantially conform to the approved Sign
Program, contained on file with the Planning Department.
8. If at any time during excavation/construction of the site, archaeological/cultural
resourceS, or any artifacts or other objects which reasonably appears to be evidence of
cultural orarchaeological resource are discovered, the property owner shall immediately
advise the City of such and the City shall cause all further excavation or other
disturbance of the affected area to immediately cease. The Director of Planning at
hislher sole .discretion may require the property to deposit a sum of money it deems
reasonably necessary to allow the City to consult and/or authorize an independent, fully
qualified specialist to inspect the site at no cost to the City, in order to assess the
significance of the find. Upon determining that the discovery is not an
archaeological/cultural resource, the Director of Planning shall notify the property owner
of such determination and shall authorize the resumption of work. Upon determining
that the discovery is an archaeological/cultural resource, the Director of Planning. shall
notify the property owner that no further excavation or development may take place until
a mitigation plan or other corrective measures have been approved by the Director of
Planning.
9. The sign program shall be revised to require stone veneer on both sides of monument
signs A, Band C. .
. 10. The sign program shall be revised to . state that wall mounted signs of identical
construction or media shall not be placed adjacent to one another.
11. Illumination of all signs shall conform to the requirements of Ordinance No. 655 to
reduce impacts on the Mount Palomar Observatory.
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Prior to the Issuance of Building Permits
12. A separate building permit shall be required for all signage.
By placing my signature below, I confirm that I have read, understand and accept all the above
Conditions of Approval. I farther 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 Signature
Date
Applicant's Printed Name
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