HomeMy WebLinkAbout020106 PC Agenda
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AGENDA
TEMECULA PLANNING COMMISSION
REGULAR MEETING
CITY COUNCIL CHAMBERS
43200 BUSINESS PARK DRIVE
February 1, 2006 - 6:30 P.M.
********
Next in Order:
Resolution No. 06-12
CALL TO ORDER
Flag Salute:
RollCall:
Commissioner Chiniaeff
Chiniaeff, Guerriero, Harter, Telesio and Mathewson
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 prior to the Commission addressing that item. There is a three
(3) minute time limit for individual speakers.
CONSENT CALENDAR
NOTICE TO THE PUBLIC
All matters listed under Consent Calendar are considered to be routine and all will
be enacted by one roll call vote. There will be no discussion of these items unless
Members of the Planning Commission request specific items be removed from the
Consent Calendar for separate action.
1 Minutes
RECOMMENDATION:
1.1 Approve the Minutes of January 5, 2006
COMMISSION BUSINESS
2 Elect new Chair and Vice Chair
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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.
Continued from January 18, 2006
3 Planninq Application No. Planninq Application Nos. PA05-0155 a Pedestrian Plan and Siqn
Proqram, submitted by Allen Robinson. on a 0.55 acre site for Butterfield Square, located at
the southeast corner of Old Town Front Street and Third Street, Stuart Fisk, Associate
Planner.
New Items
4 Planninq Application No. PA05-0295. a Maior Modification, submitted by Michael Schafer to
chanQe materials and add stucco to an approved buildinq. located at 41273 Marqarita Road
on the corner of Marqarita Road and Overland Drive, Veronica McCoy, Associate Planner.
5 PlanninQ Application Nos. PA05-0290 and PA05-0306, a Conditional. Use Permit and
Development Plan, submitted by Don Manderscheild, to convert 32 apartment units to
condominiums, located at 42140 Lyndie Lane, Cheryl Kitzerow, Associate Planner.
6 Planninq Application Nos. PA06-0009, PA05-0341, PA05-0404, a General Plan
Amendment. Specific Plan Amendment. and Development Aqreement Amendment.
submitted by Ashby USA LLC, to amend the General Plan land use map. chanqe the land
use desiQnation, and chanqe the permit timinq thresholds relative to the completion of the
Fire Station. located in the Roripauqh Ranch Specific Plan Area south and east of the
terminus of Murrieta Hot Sprinqs Road. north of the terminus of Butterfield Staqe Road.
Cheryl Kitzerow. Associate Planner.
COMMISSIONERS' REPORTS
PLANNING DIRECTOR'S REPORT
ADJOURNMENT
Next regular meeting: Wednesday, February 15. 2006, 6:30 PM. Council Chambers, 43200
Business Park Drive, Temecula, California.
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ITEM #1
MINUTES OF AN ADJOURNED REGULAR MEETING
OF THE CITY OF TEMECULA
PLANNING COMMISSION
JANUARY 5, 2006
CALL TO ORDER
The City of Temecula Planning Commission convened in an adjourned regular meeting at 6:30
p.m., on Thursday, January 5, 2006, in the City Council Chambers of Temecula City Hall, 43200
Business Park Drive, Temecula, California.
Chairman Mathewson thanked Eve Craig for the prelude music.
ALLEGIANCE
Commissioner Harter led the audience in the Flag salute.
ROLL CALL
Present:
Commissioners: Chiniaeff, Guerriero, Harter, Telesio, and Chairman Mathewson.
Absent:
None.
PUBLIC COMMENTS
A. Referencing a recent accident, Mr. Robert MacHale, French Valley, stated that the
corner of Walcott Lane and Calle Chapos is a dangerous corner at night, advising that the
corner is not property lit; that the corner lacks yellow blinking lights; and that the corner is too
sharp for the posted speed limit.
In response to Mr. MacHale's concern, Chairman Mathewson suggested that he contact the
Department of Public Works.
CONSENT CALENDAR
1 Minutes
RECOMMENDATION:
1.1 Approve the Minutes of November 16, 2005.
1.2 Approve the Minutes of December 7, 2005.
MOTION: Commissioner Chiniaeff moved to approve the Consent Calendar. Commissioner
Guerriero seconded the motion and voice vote reflected approval with the exception of
Commissioner Chiniaeff who abstained on Item No. 1.2.
Chairman Mathewson advised the audience that any comments regarding Item No. 2
(Temecula Hospital) be limited to new items that were not addressed at the December 7, 2005,
Planning Commission hearing. Chairman Mathewson also requested that speakers observe the
time limit, respect those who speak, and refrain from making any comments.
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PUBLIC HEARING ITEMS
Continued from December 7, 2005
2 Planninq Application No. PA04-0462, General Plan Amendment. PA05-0302 Planned
Development Overlay. PA04-0463 Conditional Use Permit and Development Plan. PA04-
0571 Parcel Map. submitted by Universal Health Services, Inc.. for a General Plan
Amendment, Zone ChanGe. Conditional Use Permit. Development Plan and a Tentative
Parcel Map to construct a 566,160 SGuare foot hospital, includinG medical office buildinqs on
35.31 acres. located on North side of Hiqhwav 79 South and south of DePortola Road. and
approximatelv 700 feet west of Marqarita Road
Senior Planner Papp provided the Planning Commission with a staff report (of written material).
Responding to a question raised by Commissioner Chiniaeff, Director of Public Works Hughes
stated that an access point mid-block between DePortola Road and Highway 79 South has
been discussed, but that it was not found to be a viable option due to the fact that the City, nor
the applicant of this project, owns or controls the property in question; and that it is not
designated on the Circulation Element to have a roadway in that vicinity.
Senior Planner Papp offered the following additional information:
. That medical office NO.2 will be a four-story building
. That the Environmental Impact Report (EIR) identified the Corona property as an
alternative site for the proposed hospital.
For the Commission, Director of Public Hughes noted that the road portion south of DePortola
Road would be identified as an offer of dedication, but has not been accepted by the City for
use; and that it would not be considered a private street, (but a paper offering to be a public
street) should the City elect to accept the offer of dedication.
Referencing potential leaking underground storage tanks, Senior Planner Papp stated that a
consultant will be addressing the issue and that no plume was found on the proposed site.
Per PowerPoint Presentation, representing P & D consultant, Ms. Laura Stetson, highlighted
responses to comments as well as comments that were received after the 30-day public review
period of October 28, 2005 (of written material in staff's report), noting the following:
. Noise of sirens
. Hazardous waste operations from the hospital
. Groundwater issues
Mr. Dan Johnson, representing Environmental Business Solutions, offered the following
information with regard to groundwater issues raised by the public, per a PowerPoint
Presentation:
. That after carefully reviewing available information regarding potential leaking
underground storage tanks, it was determined that there would be slight groundwater
contamination on the project site
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. That potential impacts would be limited to groundwater, but that there is no direct data
that would indicate that there would be, at this time, impacts in the groundwater at the
site in question
. That low concentrations of Methyl Tertiary Butyl Ether (MTBE), a gasoline additive, was
detected
. That groundwater would not be used as a drinking water source for the proposed
hospital
. That potential issues would be vapors rising off the impacted groundwater, up through
the soil, and possibly up to the ground surface and into the building
. That vapors could possibly rise up through the soil column, off the impacted groundwater
which in turn could affect a potential receptor
. That after measuring MTBE concentrations and gasoline additives, it was determined
that no MTBE and no gasoline constituents were detected
. That in conclusion, there would be no health risk associated with the release of soil
vapors.
In response to Chairman Mathewson's question, Mr. Johnson reiterated that there would be no
definitive data that would indicate whether or not there would be any MTBE in the groundwater;
that oil companies have a responsibility and obligation to the Water Quality Control Board to
investigate the full extent of MTBE in groundwater; and that whether there is MTBE in the
groundwater or not, there would be no potential risk or threat, advising that there would be no
complete exposure pathway but for the soil vapors.
. That in conclusion a soil vapor survey was conducted; that the location of the soil vapor
samples were located to assess the potential for migration and intrusion into the site
from the MTBE plumes into the proposed site buildings; that no MTBE or gasoline
constituents were detected; that, therefore, it would be unlikely that there would be any
health risk associated with the release; and that if there were any impacts to the
groundwater, it would be very slight.
Mr. Tom Wright, licensed professional geologist, offered the following comments:
. That oil companies have put in recovery wells that would be located east to the subject
site; that recovery wells would not be placed on the proposed site; that the wells would
treat any contamination that could be in the groundwater; that all the concentrations at
the proposed site have been declining over the last several years; and that remediation
systems have been implemented, which will further decrease the levels.
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At this time, Ms. Stetson P & D consultant, continued with the responses to comments,
highlighting the following:
. Traffic
. Cumulative traffic impacts
. Change in neighborhood character.
In closing, Senior Planner Papp informed the Planning Commission that staff received
two additional e-mails and one letter, expressing opposition to the proposed project (at this time,
Mr. Papp distributed the letters received by staff). Mr. Papp recommended that the Planning
Commission accept the responses to the comment letters and recommended removal of the
Condition of Approval related to Dartolo Road access; and recommended that the City Council
approve the Planning Application for the proposed project; that if the Planning Commission were
to concur with staff recommendation, staff would reverse the resolution and Condition of
Approval regarding Dartolo Road access, prior to the City Council hearing of January 24, 2006.
Per PowerPoint Presentation, Ms. Linda Bradley CEO and Managing Director of
Southwest Heath Care System Services, provided responses to the issues related to the design
of the facility raised at the hearing of November 16, 2005, as well as other questions. At this
time, Ms. Bradley highlighted on the following:
. Design decisions
. Hospital health care today
. Best practice design
. Best demonstrated practice
. Regulatory compliance
. Patient care
. Patient safety
. Employee safety
. Facility security
. Customer considerations
. Community satisfaction
. Aesthetics considerations.
Addressing comments made by the Planning Commission, Ms. Bradley noted the following:
. That the hospital will be part of Phase I, but that Phase I will be split into 1 a and 1 b; that
in order for the proposed hospital to be built. it would need an approval from the State
which could take between 12 and 24 months; and that a medical office building may be
built without State approval
. That a hospital does not generate ambulance runs; that ambulance runs are generated
by the need of the community; that if the proposed hospital were approved, it would
reduce the length of siren noises because ambulances would have a shorter distance to
drive
. That the hospital will hold regular disaster drills and will be working closely with
Emergency Medical Service (EMS) agencies and Fire and Police Departments; that
disaster drills will be held at regular required intervals; and that the drills will go through
actual disaster scenarios and mock victims
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. That the administration of the proposed hospital has never intended to make the
proposed hospital a trauma center
. That the hospital, as designed, would deliver the largest number of beds, built in the
most affective design in the shortest time possible
. That the cost of redesign would not be a primary concern for the applicant; that the
primary concern for the applicant would be that the hospital/healthcare needs be
delivered to the community in the least amount of time
. That any delays for the proposed project would be time and money.
At this time, the Planning Commission took a six-minute recess.
Clarifying for the Planning Commission, Ms. Stetson stated that there would be an average of
two siren ambulance runs per day; that there would be an average of five to seven ambulance
runs a week; and that the balance of those siren runs would not be using its sirens.
At this time, the public hearing was opened.
The following individuals spoke in support of the proposed project:
. Ms. Atalanta Olito, Murrieta
. Ms. Michelle Arrellano, Temecula
. Mr. Bruce Barton, Riverside
. Mr. David Cruz, Alta Loma
. Ms. Ramona Delaney, Wildomar
. Ms. Pam Diran
. Mr. Dennis Frank, Temecula
. Mr. Roger Ziemer, Temecula
. Ms. Jan Bates, Fallbrook
. Mr. Brent Jacobsen, Temecula
The above-mentioned individuals spoke in support of the proposed project for the following
reasons:
. That the community of Temecula is in great need for a hospital
. That currently every patient that is transported by the 911 system would be transported
out of the City of Temecula, resulting in Emergency Medical Service resources leaving
the City .
. That horses that live in the adjacent community to the proposed project could be trained
to become accommodating of noises such as helicopters and sirens
. That the function and form of a hospital would be critical
· That the hospital was designed for the community it serves
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. That the City of Temecula has always addressed projects with a vision towards the
future needs of the community, while balancing community impacts and the need for
community services projecting 20 to 30 years out; and that the proposed project would
be one of those projects that would need to be projected 30 to 40 years out
. That there would be a specific community need for the project hospital to serve the
entire region especially, the Redhawk and Vail Ranch community
. That the proposed site has been planned for commercial/professional/industrial
development for many years, it would not be considered rural
. That the Economic Development Corporation (EDC) strongly supports the proposed
project as presented for its specific needs and the services in the City of Temecula
. That Emergency Medical Services will work with the hospital in lending assistance on
how Code 3 responses could be used as an ambulance would approach the hospital.
The following individuals spoke in opposition of the proposed project:
. Ms. Gloria Smith
. Ms. Nicole Stormon, Temecula
. Mr. Brad Stormon, Temecula
. Mr. Neal Ziff, Temecula
. Mr. Tom Hannum, Temecula
. Mr. A. Evan Harbottle, Temecula
. Mr. Paul Gupta, Temecula
. Mr. Kenneth Ray, Temecula
. Mr. Ricardo Echeverria, Temecula
. Mr. Don Brown, Temecula
The above-mentioned individuals spoke in opposition of the proposed project for the following
reasons:
. That the City errors in placing the burden of a health risk on the California Nurses
Association (CNA)
. That the City has failed to provide the public with information in the Environmental
Impact Report (EIR) with regard to potential leaking underground storage tanks
. That the California Environmental Quality Act (CEQA) would require more than the
reviewing of files or vapor studies
. That as a matter of law, the City's statement of overriding consideration violates CEQA
. That the handling of the proposed project has been irresponsible and showed signs of
improprieties
. That the manner in which the proposed project has been pushed through the system
showed that the City is hiding issues that citizens have the right to know
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. That if the City Council were truly looking out for the citizens of the City, it would have
asked the administration of the hospital to look for property for a longer period of time
. That to destroy a 40-year old neighborhood and way of life, to endanger families and
animals, and to utilize staff with bad attitudes would show the bullying methods of the
City
. That the residents in the adjacent community were of the understanding that the
bearming and landscaping separating the hospital project from DePortola Road and the
association of residential neighborhoods, would be installed as part of Phase 1
. That the proposed hospital should be redesigned to a smaller configuration
. That the hospital, as proposed, will generate immense negative impacts upon the
neighborhoods of southern Temecula.
Chairman Mathewson thanked the audience for their observance of the rules and regulations of
the pubic hearing.
In response to a comment made regarding City Council and staff, Chairman Mathewson stated
that the City's planning staff has always demonstrated a high level of professionalism and has
done an outstanding job addressing all issues that have been raised by the public by providing
information in the timeliest manner; and that the City Council has consistently demonstrated its
commitment to the community.
At this time, the Planning Commission took a five-minute recess.
Ms. Bradley, representing Southwest Healthcare System, responded to two issues that were
raised by speakers, noting the following:
. That heavy landscaping will be installed around the perimeter of the site as part of
Phase 1
. That the intent for Inland Valley Regional Medical Center and Rancho Springs Medical
Center would be to expand, not close.
Director of Public Works Hughes offered the following comments:
. That Pia Pica Road was analyzed during the Environmental Impact Report (EIR)
process
. That the EIR analyzed the Dartolo Road access and found that the connection would
actually create significant traffic impacts
. That every impact reflected in the Environmental Impact Report (EIR) was either
resolved, or will be resolved by the proposed project, and/or will be resolved by actively
funded projects that the City will be undergoing
. That it would be important to understand that the current zoning for the property site
could have generated two to three times as many trips per day with another project.
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At this time, the public hearing was closed.
Commission Discussion
Commissioner Guerriero stated that although he would be in favor of the proposed project, he
would ask that the applicant consider reducing the height of the towers by redesigning the
proposed hospital.
Understanding the concerns of the opposing residents, Commissioner Telesio relayed his full
support of the proposed project as presented.
Echoing Commissioner Telesio's comment, Commissioner Harter stated that he, also, would be
in full support of the proposed project as presented.
Relaying his disappointment that the applicant did not take more time to address the concerns
of adjacent residents with regard to height, Commissioner Chiniaeff noted the following:
. That his concern would be that there would be no guarantee that the proposed hospital
would be built
. That he would suggest postponing the second reading until the proposed project has
been approved by the State.
In response to Commissioner Chiniaeff's suggestion, City Attorney Thorson stated that
postponing the second reading would result in the denial of building the medical office building
until the second reading has been read.
Commissioner Chiniaeff noted that he would be in favor of the proposed project, but would
request that the landscaping around the perimeter be installed as soon as possible to allow time
for trees to grow.
Relaying his support of the hospital project, Chairman Mathewson mquested that the applicant
explore the possibility of redesigning the hospital project with regard to the height of the
proposed hospital, and that the applicant address this request with the City Council.
MOTION: Commissioner Guerriero moved to approve staff recommendation which would
include the recommendation to delete Dartolo Road access connection from the proposed
project. Commissioner Telesio seconded the motion and voice vote reflected unanimous
approval.
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PC RESOLUTION NO. 06-01
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF TEMECULA, CALIFORNIA, RECOMMENDING THE
CITY COUNCIL OF THE CITY OF TEMECULA ADOPT A
RESOLUTION ENTITLED "A RESOLUTION OF THE CITY
COUNCIL OF THE CITY OF TEMECULA CERTIFYING THE
FINAL ENVIRONMENTAL IMPACT REPORT PREPARED FOR
THE TEMECULA REGIONAL HOSPITAL AND RELATED
ACTIONS, AND ADOPTING THE FINDINGS PURSUANT TO
THE CALIFORNIA ENVIRONMENTAL QUALITY ACT, A
STATEMENT OF OVERRIDING CONSIDERATIONS, AND A
MITIGATION MONITORING AND REPORTING PROGRAM IN
CONNECTION THEREWITH FOR THE TEMECULA REGIONAL
HOSPITAL PROJECT, LOCATED APPROXIMATELY 700 FEET
WEST OF MARGARITA ROAD," AND KNOWN AS
ASSESSOR'S PARCEL NOS. 959-080-001 THROUGH 959-080-
004 AND 959-080-007 THROUGH 959-080-010 (PA04-0462,
PA05-0302, PA04-0463, PA04-0571
PC RESOLUTION NO. 06-02
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF TEMECULA RECOMMENDING THAT THE CITY
COUNCIL APPROVE A RESOLUTION ENTITLED "A
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
TEMECULA AMENDING THE GENERAL PLAN LAND USE
ELEMENT TO REMOVE EIGHT (8) SUBJECT PARCELS FROM
THE Z "FUTURE SPECIFIC PLAN" OVERLAY DESIGNATION
AND CORRESPONDING TWO-STORY HEIGHT RESTRICTION
FOR A SITE ON THE NORTH SIDE OF HIGHWAY 79 SOUTH,
APPROXIMATELY 700 FEET WEST OF MARGARITA ROAD,"
AND KNOWN AS ASSESSOR'S PARCEL NOS. 959-080-001
THROUGH 959-080-004 AND959-080-007 THROUGH 959-080-
010 (PA04-0462)
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PC RESOLUTION NO. 06-03
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF TEMECULA RECOMMENDING THAT THE CITY
COUNCIL APPROVE AN ORDINANCE ENTITLED "AN
ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
TEMECULA AMENDING THE ZONING MAP OF THE CITY OF
TEMECULA FROM PROFESSIONAL OFFICE (PO) AND
PLANNED DEVELOPMENT OVERLAY (PDO-8) TO PLANNED
DEVELOPMENT OVERLAY-9 (PDO-9) AND ADOPT SECTIONS
17.22.200 THROUGH 17.22.206 INCLUDING THE PDO TEXT
AND DEVELOPMENT STANDARDS FOR SITE GENERALLY
LOCATED ON THE NORTH SIDE OF HIGHWAY 79 SOUTH,
APPROXIMATELY 700 FEET WEST OF MARGARITA ROAD"
AND KNOWN AS ASSESSOR'S PARCEL NOS. 959-080-001
THROUGH 959-080-004 AND 959-08-007 THROUGH 959-080-
010 (PA04-0462)
PC RESOLUTION NO. 06-04
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF TEMECULA RECOMMENDING THAT THE CITY
COUNCIL ADOPT A RESOLUTION ENTITLED "A
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
TEMECULA APPROVING PLANNING APPLICATION NO.
PA04-0463, A CONDITIONAL USE PERMIT TO ESTABLISH A
320-BED HOSPITAL FACILITY AND HELlPAD; AND A
.DEVELOPMENT PLAN TO CONSTRUCT A 408,160 SQUARE
FOOT HOSPITAL, A HELlPAD, TWO MEDICAL OFFICE
BUILDINGS TOTALING 140,000 SQUARE FEET, A 10,000
SQUARE FOOT CANCER CENTER, AND AN 8,000 SQUARE
FOOT FITNESS REHABILITATION CENTER ALL TOTALING
566,160 SQUARE FEET ON 35.31 ACRES," LOCATED ON THE
NORTH SIDE OF HIGHWAY 79 SOUTH, APPROXIMATELY 700
FEET WEST OF MARGARITA ROAD, KNOWN AS APN: 959-
080-001 THROUGH 959-080-004 AND 959-080-007 THROUGH
959-080-010
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PC RESOLUTION NO. 06-05
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF TEMECULA RECOMMENDING THAT THE CITY
COUNCIL ADOPT A RESOLUTION ENTITLED "A
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
TEMECULA APPROVING - TENTATIVE PARCEL MAP NO.
32468, TO CONSOLIDATE EIGHT LOTS TOTALING 35.31
ACRES INTO 1 PARCEL, LOCATED ON THE NORTH SIDE OF
HIGHWAY 79 SOUTH, APPROXIMATELY 700 FEET WEST OF
MARGARITA ROAD AND KNOWN AS ASSESSOR'S PARCEL
NOS. 959-080-001 THROUGH 959-080-004 AND 959-080-007
THROUGH 959-080-010 (PA04-0571)
COMMISSIONERS' REPORTS
In response to Commissioner Telesio's concern regarding Apis Road, Deputy City Manager
Thornhill advised that he will have Code Enforcement address the situation.
For Commissioner Guerriero, Director of Public Works Hughes noted that he will have a Public
Works Technician check the timing of the signalization at Rancho California Road and Margarita
Road.
Chairman Mathewson advised the Commission that he has submitted a letter of resignation,
effective February 3, 2006.
PLANNING DIRECTOR'S REPORT
No report at this time.
ADJOURNMENT
At 10:15 p.m., Chairman Mathewson formally adjourned to Wednesday. January 18, at 6:30
p.m., in the City Council Chambers, 43200 Business Park Drive, Temecula.
Dave Mathewson
Chairman
Debbie Ubnoske
Director of Planning
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ITEM #2
ELECT CHAIR
AND
VICE CHAIR
ITEM #3
CITY OF TEMECULA
COMMUNITY DEVELOPMENT DEPARTMENT
MEMORANDUM
TO:
FROM:
DATE:
SUBJECT:
Planning Commission
Stuart Fisk, Associate Planner
February 1, 2006
Planning Application No. PA05-0155 - Butterfield Square
Planning Application No. PA05-0155 is a Comprehensive Sign Program and Pedestrian Plan for
Butterfield Square (PA04-0231), a 0.55 acre site generally located at the southeast corner of
Old Town Front Street and Third Street (A.P.N. 922-043-005, 922-043-066, and 922-043-007).
The project was reviewed by the Planning Commission at the October 19, 2005 meeting. The
Planning Commission expressed concerns that the sign program did not identify specific
locations where sign B1 and B2 would be permitted and therefore requested that the applicant
revise the sign program to address this concern.
The applicant submitted a revised sign program on November 16, 2005, that incorporates the
following revisions:
1. The permitted "Sign Materials" section of the sign program has been revised to eliminate
the allowance for high-density styrene and plastic signs. Per the revised sign program,
signs must be constructed of kiln dried wood, or synthetic wood if approved by the
Director of Planning.
2. As directed by the Planning Commission, "Accessory Sign A3" (water tank and windmill)
has been removed from the sign program.
3. Criteria for sign B1 (business wall sign) has been revised to state that this sign is for
second story tenants only, that the maximum area for sign B1 is 2 square feet, and to
specify that sign B1 may be utilized at the north and south elevations of Buildings B, C.
and D as designated on the Signage Site Plan and building elevations.
4. Criteria for sign B2 (business wall sign) has been revised to state that this sign is for
ground level tenants only, at locations designated on the Signage Site Plan and building
elevations.
5. Criteria for sign B6.1 (freestanding A-frame sign) has been revised to state that one
freestanding A-frame sign is permitted. The criteria for this sign has also been revised to
specify that sign content is limited to on-site businesses, services, or special events, and
that the sign must be located on private property and not within the public right-of-way.
6. Per the direction of the Planning Commission, the Sign Regulations section of the Old
Town Specific Plan has been eliminated from the sign program.
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Staff believes that the revised sign program addresses the Planning Commission's concerns
with regard to permitted locations for signs B1 and S2. Therefore, staff recommends that the
Planning Commission approve the proposed sign program, subject to the attached Conditions of
Approval.
ATTACHMENTS
1. PC Resolution No. 06_ - Slue Page 3
Exhibit A - Draft Conditions of Approval
2. Revised Sign Program - Blue Page 4
3. Minutes of the October 19, 2005 Planning Commission Meeting - Blue Page 5
4. October 19, 2005 Planning Commission Staff Report - Blue Page 6
G:\Planning\2005\PA05-0155 Butterfield Square Sign Program\Planning\Continuance Memo#6.doc
2
ATTACHMENT NO.1
PC RESOLUTION NO. 06-_
G:\Planning\2005\PAOS.0155 Butterfield Square Sign Program\Planning\Continuance Memo#4.doc
3
PC RESOLUTION NO. 06-
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF TEMECULA APPROVING PLANNING APPLICATION
NO. PA05-0155, A PEDESTRIAN PLAN AND
COMPREHENSIVE SIGN PROGRAM FOR BUTTERFIELD
SQUARE, A 0.55 ACRE SITE GENERALLY LOCATED AT THE
SOUTHEAST CORNER OF OLD TOWN FRONT STREET AND
THIRD STREET, ALSO KNOWN AS ASSESSOR PARCEL
NUMBERS 922-043-005, 922-043-006, AND 922-043-007
WHEREAS, Allen Robinson filed Planning Application No. PA05-0155, a Pedestrian
Plan and Comprehensive Sign Program "Application", in a manner in accord with the City of
Temecula General Plan and Development Code;
WHEREAS, the Application was processed including, but not limited to a public notice,
in the time and manner prescribed by State and local law;
WHEREAS, the Planning Commission, at a regular meeting, considered the Application
on October 19, 2005, and on February 2,2006, 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 in opposition to this matter;
WHEREAS, 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;
WHEREAS, all legal preconditions to the adoption of this Resolution have occurred.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF TEMECULA
DOES HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS:
Section 1.
by reference.
The above recitations are true and correct and are hereby incorporated
Section 2. Findinqs. 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. The proposed signs enhance the development, and are in harmony with, and
visually related to all of the signs included in the sign program, the building and/or developments
they identify by utilizing materials, colors, or design motifs included in the building being
identified, and surrounding development by not adversely affecting surrounding land uses or
obscuring adjacent approved signs.
The proposed sign program/Pedestrian Plan will enhance the development, is in
harmony with and visually relates to all the signs included in the sign program by
incorporating common design elements such as colors and materials into the program.
The proposed sign program will not adversely affect the surrounding development and
land uses or obscure adjacent approved signs.
G:\Planning\2005\PA05-0155 Butterfield Square Sign Program\Planning\Draft PC Reso & COAs 2-)-Q6.doc
I
B. The sign program accommodates future revisions which may be required due to
changes in building tenants;
The sign program/Pedestrian Plan accommodates future reVISIOns which may be
required due to changes in building tenants by specifying sign location, dimension,
material, and color requirements for all current and/or future tenants.
C. The proposed sign program satisfies the intent of the Development Code, in that
the sign program complies with all the regulations of this Development Code, except that
flexibility is allowed with regard to sign area, number, location, and height. Further, to the extent
the sign program does not comply with the requirements of the Development Code as to sign
area, number, location, and height, the proposed sign program enhances the development and
more fully accomplishes the objectives of the Development Code;
The proposed sign program/Pedestrian Plan is consistent with the Development Code
and the Old Town Specific Plan and the proposed signs will enhance the development.
The proposed signs compliment the building architecture and aesthetics and are
appropriate for the buildings.
Section 3. 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 minor structures accessory to existing commercial, industrial, or
institutional facilities, including on-premise signs.
Section 4. Conditions. That the City of Temecula Planning Commission hereby
conditionally approves the proposed Pedestrian Plan and 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 5. PASSED, APPROVED AND ADOPTED by the City of Temecula
Planning Commission this 1 st day of February, 2006.
Chairman
ATTEST:
Debbie Ubnoske, Secretary
[SEAL]
G:\Planning\2005\PA05-0155 Butterfield Square Sign Program\Plaouing\Draft PC Reso & COAs 2-1-06.doc
2
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 1st day of February, 2006, by the
following vote of the Commission:
AYES:
PLANNING COMMISSIONERS:
NOES:
PLANNING COMMISSIONERS:
ABSENT:
PLANNING COMMISSIONERS:
ABSTAIN:
PLANNING COMMISSIONERS:
Debbie Ubnoske, Secretary
G:\Planning\2005\PA05-0155 BuUerfield Square Sign Program\Planning\Draft PC Reso & COAs 2-1-06.doc
3
EXHIBIT A
DRAFT CONDITIONS OF APPROVAL
G:\Planning\2005\PA05-0155 Butterfield Square Sign Program\Planning\Draft PC Reso & COAs 2-}-Q6.doc
4
EXHIBIT A
CITY OF TEMECULA
DRAFT CONDITIONS OF APPROVAL
Planning Application No.: PA05-0155
Project Description: A Pedestrian Plan and Comprehensive Sign Program
for Butterfield Square (PA04-0231), located on a 0.55
acre site, generally located at the southeast corner of
Old Town Front Street and Third Street (A.P.N. 922-
043-005, 922-043-006, and 922-043-007).
MSHCP Category: NA
DIF Category: NA
TUMF Category: NA
Approval Date: February 1, 2006
Expiration Date: February 1, 2008
PLANNING DEPARTMENT
Within Forty-Eight (48) Hours of the Approval of this Project
1. The applicant/developer shall deliver to the Planning Department a cashier's check or
money order made payable to the County Clerk in the amount of Sixty-Four Dollars
($64.00) for the County administrative fee, to enable the City to file the Notice of
Exemption as provided under Public Resources Code Section 21108(b) and California
Code of Regulations Section 15062. If within said forty-eight (48) hour period the
applicant/developer has not delivered to the Planning Department the check as required
above, the approval for the project granted shall be void by reason of failure of condition
(Fish and Game Code Section 711.4(c)).
General Requirements
2. The applicant 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.
G:\Planning\2005\PA05-0155 Buuerueld Square Sign Program\Planning\Draft PC Reso & COAs 2~1~06.doc
S
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. The Director of Planning may, upon an application being filed within thirty day 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. Development of the premises shall substantially conform to the approved Pedestrian
Plan, contained on file with the Planning Department.
7. The erection of signs on the premises shall substantially conform to the approved Sign
Program, contained on file with the Planning Department.
8. Illumination of all signs shall conform to the requirements of Ordinance No. 655 to
reduce impacts on the Mount Palomar Observatory.
Prior to the Issuance of Building Permits
9. 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 further understand that the property shall be maintained in
conformance with these conditions of approval and that any changes I may wish to make to the
project shall be subject to Community Development Department approval.
Applicant's Signature
Date
Applicant's Printed Name
G:\Planning\2005\PA05-0155 Butterfield Square Sign Program\Planning\Draft PC Reso & COAs 2-1-Q6.doc
6
ATTACHMENT NO.2
REVISED SIGN PROGRAM
G:\Planning\2005\PA05-0155 Butterfield Square Sign Program\Planning\Continuance Memo#4.doc
4
NEW DEVELOPMENT PROPOSAL
MASTER SIGN PLAN
Prepared for
Butterfield Square
28690 Front Street
Temecula, CA 92590
Prepared by
.
THE SIENNA COMPANY
321 Alvarado street. Suite H
Monterey, CA 93940
(831) 641-9090 Fax (831) 641-0502
January 2006
Butterfield Square
MASTER SIGN PLAN
CONTENTS
Introduction
General Sign Requirements
Summary of Sign Types, Sign Color Palette
Sign Criteria Sheets
Lighting for Signs
Sign age Site Plan
Sign Elevations
2
3
8
11
27
28
29
The Sienna Company
Page 1
Butterfield Square
MASTER SIGN PLAN
INTRODUCTION
Butterfield Square is small, mixed-use boutique shopping center at the intersection of
Front Street and Third Streets in Old Town T emecula consisting of four, two-story
buildings. The ground floor of each building is dedicated to retail shopping with the
exception of Building B, which is slated for a restaurant. The second leyels of each
building are available for limited use professional offices; those types of office uses
where access f(x the general public is not required. Butterfield Square is eligible for a
Master Sign Plan under the Temecula Municipal Code.
The intent of the Master Sign Plan is to proYide guidelines necessary to achieye a
Yisually coordinated, balanced and appealing signage enYironment at Butterfield
Square. Sign guidelines contained within this Master Sign Plan will assist City Officials,
the shopping center management and indiyidual Tenants by identifying the type of signs
permitted and by describing the specifications for each anticipated type of sign at
Butterfield Square. The Master Sign Plan is deyeloped to allow for creative and flexible
signage within clear parameters established jointly between the City of Temecula and
Butterfield Square. No sign shall be constructed until approved building permits from
City of T emecula Planning and Building and Safety Departments are received. All signs
are subject to approval by the City of Temecula.
This Master Sign Plan contains general Landlord and Tenant requirements and general
sign specifications. It also contains separate exhibits for each sign type describing the
sign type, quantity of each sign, maximum sign area, number of sides, type of
illumination, maximum height and length, sign depth and cabinet area of each sign.
Sign design guidelines for each sign type are described in the Sign Criteria Sheets
section of this report.
The Sienna Company
Page 2
Butterfield Square
MASTER SIGN PLAN
GENERAL SIGN REQUIREMENTS
A. General Sign Requirements
1. Each tenant shall submit to the landlord for written approyal. five (5) copies of the
detailed shop drawings of his proposed sign, (one in full color) indicating
conformance with the sign criteria herein outlined.
2. The Tenant shall submit three sets of sign drawings approyed by Landlord and
lor Architect to the City of T emecula for approval prior to the start of any sign
construction or fabrication.
3. The Tenant shall pay for all signs, their installation (including final connection,
transformers and all other labor and materials) and maintenance.
4. The Tenant shall obtain all necessary permits.
5. The Tenant shall be responsible for fulfillment of all requirements of these sign
criteria.
6. It is the responsibility of the Tenant's sign company to yerify all conduit and
transformer locations and electric service prior to fabrication of signs.
7. The location of all signs shall be per the accompanying design criteria.
8. The Tenant shall yerify his sign location and size with Landlord prior to
fabrication.
9. Address numbers shall be applied to each store by Tenant's sign company
during regular course of construction, where applicable.
10. Landlord and City of T emecula must first approve special signs, which vary from
these sign criteria.
11. The maximum allowed sign area for the aggregate of all permanent signs (except
exempt and conyenience signs) shall be as noted herein.
12. Temporary signagelbanners during construction shall adhere to the requirements
of the Old Town Temecula Specific Plan.
The Sienna Company
Page 3
Butterfield Square
MASTER SIGN PLAN
B. Definitions
1. Wall Sign: A single sided sign fastened directly to the surface of the building.
2. Protruding Sign: A double-sided sign supported by a decorative metal bracket
that is mounted to the building surface so that the sign hangs perpendicular to
the face of the building.
3. Under Canopy Sign: A double-sided sign suspended by chains from the
underside of a canopy or soffit.
4. Window Lettering: Signage applied directly to the window glass of a store or
office in lieu of a fabricated sign.
c. General Sign Specifications
1. All signs shall be fabricated and installed in accordance with this master sign
manual. The shape, colors, typeface and style of the signs is intended to
enhance the architectural style of the buildings at Butterfield Square and
Temecula's Old Town.
2. No exposed raceway, crossoyers, conduit, conductors, transformers, etc., shall
be permitted without the written consent of the Landlord.
3. All lettering shall be restricted to the "net sign area". See accompanying design
criteria for specific information.
4. No projection aboye or below the "net sign area" will be permitted, except as
otherwise approyed in writing by the landlord and subject to approyal by the
Director of Planning.
5. If applicable, all signs and their installation must comply with all local building
and electrical codes and bear a U.L. label placed in a conspicuous location.
6. For purposes of store identification, Tenant will be permitted to place upon each
entrance to its demised premises not more than 144 square inches of gold leaf
or decal application lettering not to exceed 2 inches in height, indicating hours
of business, emergency telephone, etc. The number and letter type shall be
subject to Landlord and/or Architect approval.
The Sienna Company
Page 4
Butterfield Square
MASTER SIGN PLAN
D. Prohibited Signs
1. Signs constituting a traffic hazard: No person shall install, maintain, or cause to
be installed or maintained any sign which simulated or imitates in size, color,
lettering or design any traffic sign or signal, or which makes use of the
words "STOP", "LOOK", "DANGER", or any other words, phrases, symbols, or
characters in such a manner to interfere with, mislead, or confuse traffic.
2. Immoral or Unlawful Adyertising: It shall be unlawful for any person to exhibit,
post or display cause to be exhibited, posted or displayed upon any sign,
anything of an obscene, indecent, or immoral nature or unlawful actiYity.
3. Signs or Doors, Windows or Fire Escapes: No window signs will be permitted
except as noted herein. No sign shall be installed, relocated, or maintained so
as to prevent free ingress to or egress from any door. No sign of any kind shall
be attached to a standpipe except those signs as required by code or
ordinance.
4. Animated, Audible or MoYing Signs: Signs consisting of any moYing, swinging,
rotating, flashing, blinking, scintillating, fluctuating, or otherwise animated lights,
are prohibited.
5. Off-Premise Signs: Any signs, other than a directional sign, installed for the
purpose of adyertising a project, eyent, person or subject not related to the
premises upon which said sign is located, is prohibited.
6. Vehicle Signs: Signs on or affixed to trucks, automobiles, trailers, or other
yehicles which advertise, identify, or proYide direction to a use or actiYity not
related to its lawful making of deliyeries of sales or merchandise or rendering of
services from such yehicles, is prohibited.
. 7. Light Bulb Strings and Exposed Tubing: External displays, other than
temporary decoratiye holiday lighting, which consist of unshielded light bulbs,
and open, exposed neon or gaseous light tubing, are prohibited. An exception
hereto may be granted by approval of the the Landlord and the Director of
Planning when the display is an integral part of the design character of the
actiYity to which is relates.
8. Signs in proximity to utility lanes: Signs which haye less horizontal or vertical
clearance from authorized communication or energized electrical power lines
than that prescribed by the laws of the State of California are prohibited.
The Sienna Company
Page 5
Butterfield Square
MASTER SIGN PLAN
E. Sign Materials
1. All signs are to be of kiln dried wood. Other approved materials contained in the
Old Town Specific Plan are also subject to approyal by the Director of Planning.
Signs A 1 & A 1.1 have indiYidualletters (wood or synthetic wood approved by
the Director of Planning) applied to the sign panel. All other signs are carved or
routed to produce the text and hand painted. Other approved materials are
those contained in the Old Town specific Plan, subject to approval by the
director of Planning. (Note sign sizes and configurations on the sign criteria
sheets.)
F. Font Style
1. Letter fonts shall be of a historic character and shall be a serif font in sizes
noted on the sign criteria sheets. Acceptable fonts include Bookman Old Style,
Charlesworth, Georgia or Times Bold. Signs may use a combination of these
fonts and letter sizes as necessary.
BOOKMAN OLD STYLE
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GEORGIA
TIMES BOLD
G. Color of Signs
1. Colors for signs shall be as indicated on the Color Schedule attached. All
colors are keyed to Sherwin Williams Preservation Palate "Arts & Crafts" colors.
Letters and moldings for signs shall be gold leaf, SW 2834 "Birdseye Maple" or
SW 2833 "Roycroft Vellum". Sign frames and plaque colors shall be SW 2845
"Bungle house Gray", SW 2846 "Roycroft Bronze Green" or SW 2847 "Roycroft
Bottle Green". Accent colors within the sign may be SW 2839 "Roycroft
Copper Red" or any of the aboye colors.
H. Illumination
1. None of the signs illustrated in this manual are internally illuminated signs. Sign
types A 1 & A 1.1 are to be directly illuminated by incandescent spot lights
mounted on the building below the sign. All other signs mounted to or
suspended from buildings are to be indirectly illuminated by the ambient
architectural lighting around the sign.
The Sienna Company
Page 6
Butterfield Square
MASTER SIGN PLAN
I. Building A Signs
1. Signs for Building A (existing building to remain) that comply with this Master
Sign Plan shall be in place prior to occupancy by tenants. Existing tenants will
vacate the building prior to the construction phase and existing signs will be
remoyed.
J. Approval of Signs
1. The Temecula Planning Department shall have the authority to approye minor
adjustments to the signs indicated herein, proYided those adjustments are
consistent with the objectiyes of this Master Sign Plan.
The Sienna Company
Page 7
Butterfield Square
MASTER SIGN PLAN
SUMMARY OF EXTERIOR SIGN TYPES
A Project Signs
A 1 Project Identification Sign (Exterior Wall)
A 1.1 Project Identification sign (Exterior Wall)
A2 Accessory Sign (Directional Sign)
A3. (Reserved)
A4 Restroom Sign (Wall Mounted)
A4.1 Restroom Sign (Hanging Style)
A4.2 Restroom Sign (Door Mounted)
A5 Flags
B Tenant Signs
B1 Business Sign (Wall Mounted)
B2 Business Sign (Wall Mounted)
B3 Business Sign (Hanging Style)
B4 Business Sign (Projecting Style)
B5 Business Sign (Window Lettering)
B6. Accessory Sign (Daily Special, Menu Board)
B6.1 Accessory Sign (A-Frame Style)
B7 Temporary Sign (Grand Opening or Special Eyent)
B8 Tenant Address Sign
The nomenclature used above and throughout this program coincides with that of the T emecula Sign Ordinance.
The Sienna Company
Page 8
Butterfield Square
MASTER SIGN PLAN
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page 10
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Butterfield Square MASTER SIGN PLAN
Sign Designation: A1
Sign Type: Project Identification Sign (Exterior Wall)
Location of Sign: Sign panel mounted high on exterior wall of building
Quantity Allowed: See building elevations for locations.
Sign Construction: Raised indiyidualletters (wood or synthetic wood. Subject
to approyal by the Director of Planning) on sign panel
Maximum Area of Sign: 39 square feet
Maximum Height, Length: 4 x 16 feet
Sign Depth: 4 inch max
Number of Sides: One
Type of Illumination: Directly illuminated
Other Criteria: See building elevations for location of signs.
See fabrication sheets for additional dimensions
See General Sign Requirements herein.
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The Sienna Company Page II
Butterfield Square MASTER SIGN PLAN
Sign Designation: A1.1
Sign Type: Project Identification Sign (Exterior Wall)
Location of Sign: Sign panel mounted high on exterior wall of building
Quantity Allowed: See building elevations for locations.
Sign Construction: Raised individuallellers (wood or synthetic wood, subject
to approyal by the Director of Planning) on sign panel
Maximum Area of Sign: 22 square feet
Maximum Height, Length: 3 x 12 feet
Sign Depth: 4 inch max
Number of Sides: One
Type of Illumination: Directly illuminated
Other Criteria: See building elevations for location of signs.
See fabrication sheets for additional dimensions
See General Sign Requirements herein.
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The Sienna Company
Page 12
Butterfield Square MASTER SIGN PLAN
Sign Designation: A2
Sign Type: Accessory Sign (Directional)
Location of Sign: Wall mounted adjacent to stairs & eleyator and on sides of
buildings
Quantity Allowed: Number and location by Landlord
Sign Construction: Wood panel, routed and painted
Maximum Area of Sign: 3 sq.ft. max.
Maximum Height, Length: 1 foot, 3 feet
Sign Depth: 2 inch max
Number of Sides: One (wall mounted)
Type of Illumination: Indirectly illuminated
Other Criteria: Used to direct persons to and from parking areas and to
second floor tenants. Not to include tenant names or
advertising.
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The Sienna Company Page 13
Butterfield Square MASTER SIGN PLAN
Sign Designation: A4
Sign Type: Restroom Sign (Wall Mounted)
Location of Sign: Wall mounted adjacent to entrance to restrooms
Quantity Allowed: One per public restroom
Sign Construction: Wood panel, routed and painted
Maximum Area of Sign: 1.5 sq.ft.
Maximum Height, Length: as shown
Sign Depth: 2 inch max
Number of Sides: One (wall mounted)
Type of Illumination: Indirectly illuminated
Other Criteria: Supplemented with oyerhead hanging sign (type A4.1).
See General Sign Requirements herein
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The Sierma Company
Page 14
Butterfield Square MASTER SIGN PLAN
Sign Designation: A4.1
Sign Type: Restroom Sign (Hanging Style))
Location of Sign: Suspended under canopy aboye restrooms
Quantity Allowed: One per public restroom
Sign Construction: Wood panel, routed and painted
Maximum Area of Sign: 3 sq.ft.
Maximum Height, Length: as shown
Sign Depth: 2 inch max
Number of Sides: Two sided
Type of Illumination: Indirectly illuminated
Other Criteria: Bottom of sign shall be minimum of seyen feet aboye
walkway. See General Sign Requirements herein.
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The Sienna Company
Page 15
Butterfield Square MASTER SIGN PLAN
Sign Designation: A4.2
Sign Type: Restroom Sign (Door Mounted))
Location of Sign: Mounted on door to restroom
Quantity Allowed: One per public restroom
Sign Construction: Plastic signs with raised pictorial symbols and
letters, with contracted grade 2 braille.
Maximum Area of Sign: 113 sq.in.
Maximum Height, Length: 5'-0" aboye finished floor
Sign Depth: ';." inch max
Number of Sides: One sided
Type of Illumination: Indirectly illuminated
Other Criteria: Signs shall comply with CBC sections 1115b.5 and
1117b.5.9 for size, shape, color, font, contrast, mounting
height & location, and other requirements. Doors shall be
light-colored. Each symbol shall correspond to gender
(menlwomen).
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The SielUla Company
Page 16
Butterfield Square MASTER SIGN PLAN
Sign Designation: AS
Sign Type: Flags
Location of Sign: Flag pole
Quantity Allowed: Three colored flags max.
Sign Construction: Fabric flag on historic wooden flag pole
Maximum Area of Sign: 18 sq.ft.
Maximum Height, Length: 42 x 76 inch flag
Sign Depth: N/A
Number of Sides: Two
Type of Illumination: Indirectly illuminated
Other Criteria: No writing, insignia or logos. See General Sign
Requirements herein.
The Sienna Company Page 17
Butterfield Square MASTER SIGN PLAN
Sign Designation: 81
Sign Type: Business Sign (Wall Mounted)
Location of Sign: Wall mounted at entrance to store or office on north &
south elevations of B,C,D Bldgs. Second story tenants
only. (see Site Sign Plan on page 28)
Quantity Allowed: One per business frontage
Sign Construction: Wood panel, routed and painted
Maximum Area of Sign: 2.0 sq.ft.
Maximum Height, Length: In proportion to business name
Sign Depth: 2 inch max
Number of Sides: One (wall mounted)
Type of Illumination: Indirectly illuminated
Other Criteria: Primarily intended for office or small retail establishment.
Address may be contained on sign
See General Sign Requirements herein
1'-6~
1 t
~ TE~';.NT
SIGN
2
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TE:ANT I
SIGN
~
The Sienna Company
Page 18
Butterfield Square MASTER SIGN PLAN
Sign Designation: B2
Sign Type: Business Sign (Wall Mounted)
Location of Sign: Wall mounted under canopy walkway, aboye entrance to
store. Ground level tenants only. (see Site Sign Plan &
Colored Building Eleyations for locations, pages 28-32).
Quantity Allowed: One sign per business frontage
Sign Construction: Wood panel, routed and painted
Maximum Area of Sign: 12 sq ft. max.
Maximum Height, Length: 2 feet high x 6 feet wide
Sign Depth: 2 inch max.
Number of Sides: One (wall mounted)
Type of Illumination: Indirectly illuminated
Other Criteria: Center over entry door.
Address may be contained on sign.
See General Sign Requirements herein
1
~: TENAN! SIGN
..~
r
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234
TENANT
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The Sienna Company
Page 19
Butterfield Square MASTER SIGN PLAN
Sign Designation: B3
Sign Type: Business Sign (Hanging Style)
Location of Sign: Suspended under canopy, parallel to building at columns
(type 83) or perpendicular to building above walkway (type
83.1)
Quantity Allowed: One per exterior entrance to store
Sign Construction: Wood panel, routed and painted
Maximum Area of Sign: 3 sq. ft. max.
Maximum Height, Length: As shown below
Sign Depth: 2 inch max.
Number of Sides: Two (front & rear)
Type of Illumination: Indirectly illuminated
Other Criteria: Chain mounted on "S" hooks. 4-inch minimum clearance at
top, Min 7 -foot yertical clearance aboye walkway.
ft
~ TENAN} SIGN lJ ~
I I
ft
:;'~~NT J. ~
SIGN ~
..J
The Sienna Company
Page 20
Butterfield Square MASTER SIGN PLAN
Sign Designation: B4
Sign Type: Business Sign (Projecting Style)
Location of Sign: Wall mounted under canopy at entrance to store
(alternatiye to sign 83.1)
Quantity Allowed: One per exterior entrance to store
Sign Construction: Wood panel, routed and painted
Maximum Area of Sign: 3 sq. ft.
Maximum Height, Length: 2 feet maximum
Sign Depth: 2 inch max
Number of Sides: Two
Type of Illumination: Indirectly illuminated
Other Criteria: May only be attached to buildings. Sign may encroach a
maximum of 2.5 feet into public right-of-way. 7-foot
minimum vertical clearance.
'~
2'-6" MAX
~ TENANT 0
,
SIGN N
J 2'-0" 1 z
~ :;;:
0
,
f.-
The Sienna Company
Page 21
Butterfield Square MASTER SIGN PLAN
Sign Designation: B5
Sign Type: Business Sign (Window lettering)
Location of Sign: On window near entrance to store or office
Quantity Allowed: One per entrance to store or office
Sign Construction: Hand painted letters on glass
Maximum Area of Sign: Coyerage shall not exceed 20% of window and door area
Second leyeltenants shall not exceed 30% per window
Maximum Height, Length: Appropriate scale and proportions for window
Sign Depth: N/A
Number of Sides: One
Type of Illumination: N/A
Other Criteria: Primarily intended to display name of store & store hours
or name of second floor office tenant.
,<'~NA1V.."
'\.SIGN.('
The Sienna Company
Page 22
Butterfield Square MASTER SIGN PLAN
Sign Designation: B6
Sign Type: Accessory Sign (Daily Special, Menu Board)
Location of Sign: Mounted on exterior wall at entrance to restaurants & food
establishments
Quantity Allowed: One per restaurant or other eating establishment
Sign Construction: Wood & marker board
Maximum Area of Sign: 4 sq. ft. max
Maximum Height, Length: Any size as long as area is not exceeded
Sign Depth: 2 inch max
Number of Sides: One
Type of Illumination: Indirectly illuminated
Other Criteria: Text limited to name of establishment and food items
available. See General Sign Requirements herein
2'-0"
1Y:"
tt
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,
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MENU
BOARD
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The Sienna Company
Page 23
Butterfield Square MASTER SIGN PLAN
Sign Designation: 86.1
Sign Type: Accessory Sign (Freestanding A-Frame)
Location of Sign: One per property
Quantity Allowed: One
Sign Construction: Wood panel & legs (hinged)
Maximum Area of Sign: 6 sq.ft.
Maximum Height, Length: 3.5 feet high x 2 feet wide
Sign Depth: 2 inch max per panel
Number of Sides: Two (A frame)
Type of Illumination: Indirectly Illuminated
Other Criteria: Allowed only on Fri, Sat, Sun. Must be located on priyate
property and not in the public right of way. Sign content
limited to on-site business services or special events.
2'-{)" II
-----Jc
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The Sienna Company Page 24
Butterfield Square MASTER SIGN PLAN
Sign Designation: B7
Sign Type: Temporary Sign (Grand opening, or special event)
Location of Sign: Exterior walls only. As per landlord approyal. Attachment
to any other element (railings, trees, light poles, etc.) is
prohibited.
Quantity Allowed: One per business
Sign Construction: Cloth, Canyas or other durable material
Maximum Area of Sign: Size & location by landlord
Maximum Height, Length: Size & location by landlord
Sign Depth: N/A
Number of Sides: One
Type of Illumination: Indirectly illuminated
Other Criteria: Plastic, vinyl, and or neon-day glow signs are prohibited.
See General Sign Requirements herein.
The SielUla Company Page 25
Butterfield Square MASTER SIGN PLAN
Sign Designation: B8
Sign Type: Tenant Address
Location of Sign: Beside door to each tenant entrance or incorporated into
business sign (types B1 - 83)
Quantity Allowed: One per tenant entrance
Sign Construction: Wood panel, routed and painted
Maximum Area of Sign: .5 sq.ft.
Maximum Height, Length: 3-inch high letters
Sign Depth: 1 inch max
Number of Sides: One
Type of Illumination: Indirectly illuminated
Other Criteria: Indiyidual address sign mounted 5 feet aboye walkway on
knob side of door. Address may be incorporated into
business sign (types B1 - 83).
See General Sign Requirements herein
/,
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234
<D
The Sienna Company
Page 26
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ATTACHMENT NO.3
MINUTES OF THE OCTOBER 19, 2005 PLANNING COMMISSION MEETING
G:\Planning\2005\PA05-0155 Butterfield Square Sign Program\Planning\Continuance Memo#4.doc
5
MINUTES OF A REGULAR MEETING
OF THE CITY OF TEMECULA
PLANNING COMMISSION
OCTOBER 19, 2005
CALL TO ORDER
The City of Temecula Planning Commission convened in a regular meeting at 6:30 P.M., on
Wednesday, October 19, 2005, in the City Council Chambers of Temecula City Hall, 43200
Business Park Drive, Temecula, California.
Chairman Mathewson thanked Eve Craig for the prelude music.
ALLEGIANCE
Chairman Mathewson led the audience in the Flag salute.
ROLL CALL
Present:
Commissioners Chiniaeff, Guerriero, Harter, Telesio, and Chairman Mathewson
Absent:
None.
PUBLIC COMMENTS
No public comments.
CONSENT CALENDAR
1 Minutes
RECOMMENDATION:
1.1 Approve the Minutes of October 5, 2005.
2 Director's Hearinq Case Update
RECOMMENDATION:
2.1 Approve the Director's Hearing Case Update for September, 2005.
MOTION: Commissioner Chiniaeff moved to approve the Consent Calendar. Commissioner
Guerriero seconded the motion and voice vote reflected unanimous approval.
R:\MinutesPC\101905
PUBLIC HEARING ITEMS
Continued from September 21, 2005
Associate Planner Fisk requested that Item No.3 be continued to the November 2, 2005,
Planning Commission meeting to provide the applicant additional time to make the requested
revisions to the sign program.
3 Planninq Application No. PA05-0064. a Development Plan, submitted by Matthew Faqan, for
a Comprehensive Siqn Proqram for the Marqarita Crossinqs shoppinq center on 5.56 acres,
located on the southwest comer of Marqarita Road and Overland Drive
MOTION: Commissioner Guerriero moved to continue the item to the November 2, 2005,
Planning Commission meeting as requested by staff. Commissioner Chiniaeff seconded the
motion and voice vote reflected unanimous approval.
Continued from October 5, 2005
Associate Planner Kitzerow requested that Item No.4 be continued to the November 2, 2005,
Planning Commission meeting to allow for an additional traffic study.
4 Planninq Application Nos. PA05-0009 a Tentative Tract Map and PA05-0010 a
Development Plan/Product Review. submitted by Woodside Homes. to subdivide 11.65
acres into 92 lots for 77 detached sinqle-family "qreen court" homes within Pianninq Area 10
of the Wolf Creek Specific Plan. located east of Pechanqa Parkway. alonq the east side of
Wolf Creek Drive South, south of Wolf Vallev Road
MOTION: Commissioner Guerriero moved to continue Item No.4 to the November 2, 2005,
Planning Commission meeting. Commissioner Chiniaeff seconded the motion and voice vote
reflected unanimous approval.
5 Planninq Application Nos. PA05-0127 a Development Plan, PA05-0192 a Tentative Parcel
Map, and PA05-0140 a Siqn Proqram, submitted by Dean Smith of Ken Smith Architect. to
construct three Iiqht industrial buildinqs totalinq 84.211 square feet, qenerally located on the
north side of Reminqton Avenue, approximately 550 feet west of Diaz Road
Associate Planner Fisk presented the Planning Commission with a staff report (of written
material), noting the following:
. That the proposed signs will not be illuminated internally or externally
. That wall packs will be mounted to buildings. advising that there will be a condition that
all wall pack lighting will be reviewed by staff
. That the photometric plan submitted for the project indicates that the minimal one-foot
candle across all drive aisles and parking areas cannot be met with wall pack lighting
and the applicant will either have to add more wall packs or add some parking-lot light
poles
R:\MinutesPC\101905
2
. That the conceptual plan does not show any recessed lighting
. That a photometric plan has indicated that the applicant is not providing adequate
lighting and that the applicant will need to address the issue by adding lighting if
necessary.
The Planning Commission expressed concern of lighting issues not be resolved before coming
to Planning Commission.
At this time, the public hearing was opened and due to no speakers it was closed.
MOTION: Commissioner Guerriero moved to approve staff recommendation. Commissioner
Harter seconded the motion and voice vote reflected unanimous approval. (Following
additional discussion, voice vote reflected unanimous approval of this motion, see page
3.)
Understanding the market and the need for the proposed project, Commissioner Chiniaeff
relayed his disappointment with the lack or architectural elements.
In regard to the lighting issues, Commissioner Telesio stated that he is of the opinion that staff's
report is incomplete.
Chairman Mathewson relayed that although satisfied with the overall project, expressed concern
with the window treatments.
Commissioner Telesio requested that for future projects, staff resolve any outstanding issues
before bringing items to Planning Commission.
At this time, voice vote previously made reflected unanimous approval.
New Items
6 Planninq Application Nos. PA05-0155 a Pedestrian Plan and Siqn Proqram, submitted bv
Allen Robinson, on a 0.55 acre site for Butterfield Square, located at the southeast corner of
Old Town Front Street and Third Street
Associate Planner Fisk provided a staff report (of record), offering the following comments:
. That the Old Town Local Review Board has reviewed the proposed project and has
recommended approval with the exception that the "A" frame sign not being placed in
the right-of-way
. That the "A" frame sign would only be allowed for weekends
. That each property would be allowed an "A" frame sign, not every tenant.
Chairman Mathewson expressed concern with the language in the Master Sign Plan NO.7
R:\MinutesPC\101905
3
In response to Chairman Mathewson's concern, Director of Planning Ubnoske stated that
language could be added to NO.7 that would impose that an exception hereto may be granted
by the landlord and the Director of Planning.
Chairman Mathewson suggested that language be added to state that the windmill and water
tank shall not be used for any type of signage display.
For the Planning Commission, Associate Planner Fisk added the following:
. That staff will remove awning signs from the sign program
. That for sign designation, the applicant would be allowed either sign designation B-1 or
B-2
. That sign designation that B-4 could be used as an alternative to sign designation B-3.1.
Director of Planning Ubnoske reiayed that existing businesses desiring more signage would
have the ability to apply for more :;ignage.
At this time, the public hearing was opened.
Mr. Allen Robinson, representing the applicant, relayed the following:
. That in regard to a water element, the applicant would prefer to not have an active water
feature
. That the applicant would request that the bell adobe wall (at this time, pictures were
shown of adobe bell wall, currently in place) be kept.
In response to the request for the adobe bell wall, Director of Planning Ubnoske stated that due
to the adobe bell wall not being reviewed by staff, she would be reluctant to approving it.
In regard to the adobe wall request, Assistant City Attorney Curley noted that due to request not
being agendized, the Planning Commission would not have the ability to give any input one way
or the other.
It was the consensus of the Planning Commission to not act on the request for the adobe bell
wall and that the item be continued to be worked out with staff.
Mr., Allen stated that with the exception of the water feature, the applicant would be in
agreement with the Conditions of Approval.
At this time, the public hearing was closed.
Chairman Mathewson expressed concern with the inconsistencies between sign designation B-
1 and B-2.
It was also stated that because of the inconsistencies between sign designation B-1 and B-2,
the item be continued to allow staff time to work on the language of the Master Sign Plan.
R\MinutesPC\1Q190S
4
Referencing the water element, Chairman Mathewson noted that it was the intent of the
Planning Commission to have an active water feature for the proposed project.
After much discussion regarding sign designation B-1 and B-2, Assistant City Attorney Curley
suggested that the Planning Commission give direction to staff and have staff and the applicant
work together and return to Planning Commission when all issues of inconsistencies are
resolved.
Chairman Mathewson noted that this item be continued to allow staff and the applicant time to
work out inconsistencies.
MOTION: Commissioner Chiniaeff moved to continue the item to November 2, 2005, Planning
Commission meeting. Commissioner Guerriero seconded the motion and voice vote reflected
unanimous approval.
COMMISSIONERS' REPORTS
Commissioner Telesio expressed his concern for not having the ability to speak when he had
his request to speak button on and requested that the Planning Commission abide by the rules
of allowing fellow Commissioners the chance to speak.
In response to Commissioner Telesio's concern, Chairman Mathewson apologized for not
calling on him to speak.
Commissioner Chiniaeff echoed Chairman Mathewson's comment.
PLANNING DIRECTOR'S REPORT
Director of Planning stated that an intern has started with the Planning Department; that staff is
in the process of making an offer to a Planning Technician; and that staff will be recruiting an
Assistant Associate planner position.
In regard to news-racks, Assistant City Attorney Curley noted that there is a removal process in
place and that the building and safety department will be handling whether or not all codes of
news racks have been met or not.
ADJOURNMENT
At 7:50 P.M., Chairman Mathewson formally adjourned this meeting to the next reqular
meetinq to be held on November 2, 2005 at 6:30 P.M., in the City Council Chambers, 43200
Business Park Drive, Temecula.
Dave Mathewson
Chairman
Debbie Ubnoske
Director of Planning
R:\MinutesPC\101905
5
ATTACHMENT NO.4
OCTOBER 19, 2005 PLANNING COMMISSION STAFF REPORT
G:\Planning\2005\PAOS.0155 Butterfield Square Sign Program\Planning\Continuance Memo#4.doc
6
STAFF REPORT - PLANNING
CITY OF TEMECULA
PLANNING COMMISSION
Date of Meeting: October 19, 2005
Prepared by:
Stuart Fisk, AICP
Title: Associate Planner
File Number:
PA05-0155
Application Type: Pedestrian Plan & Sign Program
Project Description:
A Pedestrian Plan and Comprehensive Sign Program for
Butterfield Square (PA04-o231), a 0.55 acre site generally located
at the southeast corner of Old Town Front Street and Third Street
(A.P.N. 922-043-005, 922-043-006, and 922-043-007).
Recommendation:
(Check One)
~ Approve with Conditions
o Deny
o Continue for Redesign
o Continue to:
o Recommend Approval with Conditions
o Recommend Denial
CEQA:
(Check One)
IZI Categorically Exempt
(Class) Class 11
o Notice of Determination
(Section) Section 15311
o Negative Declaration
o Mitigated Negative Declaration with Monitoring Plan
DEIR
G:\Planning\2005\PA05-0t55 Butterfield Square Sign Program\Planning\Staff Report.doc
1
PROJECT DATA SUMMARY
Applicant:
Allen Robinson
Completion Date:
May 23, 2005
Mandatory Action Deadline Date:
October 19, 2005
General Plan Designation:
Community Commercial (CC)
Zoning Designation:
Comr.lunity Commercial (CC)
Site/Surrounding Land Use:
Site:
Retail
North:
South:
East:
West:
RetaiVRestaurant
Retail
Retail
Retail
Lot Area:
0.55 acres
Building Area/Coverage: NA
Landscape Area/Coverage: NA
Parking Required/Provided: NA
BACKGROUND SUMMARY
On March 2, 2005, the Planning Commission approved Planning Application No. PA04-0231 for
a Development Plan to redevelop Butterfield Square, a 0.55 acre site generally located at the
southeast corner of Old Town Front Street and Third Street. The project was conditioned that a
Pedestrian Plan indicating the location of planters, benches, signage, and a water feature in the
upper pedestrian plaza shall be approved by the Planning Commission prior to issuance of a
building permit. A Pedestrian Plan and Comprehensive Sign Program have been submitted to
fulfill the requirements of the Pedestrian Plan.
The Old Town Local Review Board reviewed the Pedestrian Plan and Sign Program on October
10, 2005. Staff has worked with the applicant to ensure that all concerns have been addressed,
and the applicant concurs with the recommended Conditions of Approval.
G:\Planning\2005\PA05-0J55 Butterfield Square Sign Program\Planning\.StaffReport.doc
2
ANALYSIS
The proposed Pedestrian Plan (Attachment 2) clearly indicates the locations and designs for
planters, benches, and a water feature in the upper pedestrian plaza. The plan includes eleven
(11) wood benches, seven (7) half barrel wood planters, five (5) wood trash receptacles, three
(3) hanging flower baskets (at the north elevation of Building "C"), and a water tank/watering
trough water feature at the upper pedestrian plaza. Staff believes that the locations, quantities,
and design of these items are appropriate for the project.
The proposed Sign Program (Attachment 3) includes wall signs, building name signs, window
signs, under canopy signs, awning signs, projecting signs, and a variety of ancillary signs. The
Sign Program provides clear direction on the number of signs permitted for each type of sign and
provides clear direction regarding the permitted sign sizes and the colors permitted for the signs.
The proposed sign colors are from the Sherwin Williams Preservation Palette and include
Birdseye Maple, Roycroft Vellum, Bunglehouse Gray, Roycroft Bronze Green, and Roycroft
Bottle Green.
Staff generally supports the proposed Sign Program. However, some elements of the must be
revised for the Sign Program to be consistent with the Old Town Specific Plan. The project has
been conditioned as follows to address staff's concerns with the Sign Program's consistency
with the Old Town Specific Plan:
1. Item CA on page 4 of the Sign Program shall be revised to require approval from the
owner and Director of Planning for any projections above or below the permitted "net
sign area" (Condition of Approval No.9).
2. The Sign Program shall be revised to eliminate electronic reader board signs as a
permitted sign type as allowed by Item DA on page 5 of the Sign Program (Condition of
Approval NO.1 0).
3. The Sign Program shall be revised to eliminate high-density styrene and plastic as
permitted sign materials as allowed by Item E.1 on page 5 of the Sign Program
(Condition of Approval No. 11).
4. The Sign Program shall be revised to eliminate acrylic as a permitted sign material for
Sign A 1.1 as allowed on page 10 of the Sign Program (Condition of Approval No. 12).
5. The sign criteria for Sign A3 on page 12 of the Sign Program shall be revised to state
that this sign will not contain writing, insignias, or logos (Condition of Approval No. 13).
6. The sign criteria for Sign B6.1 on page 23 of the Sign Program shall be revised to state
that freestanding A-frame signs must be located on private property and are not
permitted to be located 'Nithin the public right-of-way (Condition of Approval No. 14).
As conditioned, the proposed Sign Program is consistent with the Old Town Specific Plan and
staff believes that the proposed number, size, colors, and materials of the signs are appropriate
for the project and that the proposed signs will complement the buildings. The applicant has
reviewed and indicated concurrence with the above Conditions of Approval.
G:\Planning\2005\PA05-0l55 Butterlield Square Sign Program\Planning\Staff Report.doc
3
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 com'mercial, industrial, or institutional facilities, including on-premise signs.
CONCLUSION/RECOMMENDATION
Staff has determined that the proposed project is consistent with the City's General Plan,
Development Code, the Old Town Specific Plan, and all applicable ordinances, standards,
guidelines, and policies. Therefore, staff recommends that the Planning Commission adopt a
Resolution approving the proposed Pedestrian Plan and Sign Program with the attached
conditions of approval.
FINDINGS
Sign Program (Code Section 17.28.080.B)
1. The proposed signs enhance the development, and are in harmony with, and visually
related to:
a. All of the signs included in the sign program. This shall be accomplished by
incorporating several common design elements such as materials, letter style,
colors, illumination sign type, or sign shape;
b. The buildings and/or the developments they identify by utilizing materials, colors,
or design motifs included in the building being identified; and,
c. Surrounding Development by not adversely affecting surrounding land uses or
obscuring adjacent approved signs.
The proposed sign program will enhance the development, is in harmony with and
visually relates to all the signs included in the sign program by incorporating common
design elements such as colors and materials info the program. The proposed sign
program will not adversely affect the surrounding development and land uses or obscure
adjacent approved signs.
2. The sign program accommodates future revisions which may be required due to changes
in building tenants.
The sign program accommodates future revisions which may be required due to changes
in building tenants by specifying sign location, dimension, material, and color
requirements for all current and/or future tenants.
3. The proposed sign program, as conditioned, satisfies the intent or objectives of the
Development Code and will enhance the development. The proposed program results in
appropriate signage that compliments the building architecture and aesthetics.
The proposed sign program is consistent with the Development Code and the Old Town
Specific Plan and the proposed signs will enhance the development. The proposed signs
compliment the building architecture and aesthetics and are appropriate for the buildings.
G:\Planning\2005\PA05-0155 Butterfield Square Sign Program\Planning\Staff Report.doc
4
ATTACHMENTS
1 . Vicinity Map - Blue Page 6
2. Proposed Pedestrian Plan - Blue Page 7
3. Proposed Sign Program - Blue Page 8
4. PC Resolution No. 2005-_ - Blue Page 9
Exhibit A - Draft Conditions of Approval
G:\Planning\2005\PA05-0155 Butterfield Square Sign Program\Planning\StaffReport.doc
5
ATTACHMENT NO.1
VICINITY MAP
G:\Planning\2005\PA05-0155 Butterfield Square Sign Program\Planning\StaffReport.doc
6
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ATTACHMENT NO.2
PROPOSED PEDESTRIAN PLAN
G:\P1ann.ing\2005\PA05-0155 Butterfield Square Sign Program\Planning\StaffReport.doc
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ATTACHMENT NO.3
PROPOSED SIGN PROGRAM
G:\Planning\2005\PA05--0155 Butterfield Square Sign Program\Planning~taff Report.doc
8
NEW DEVELOPMENT PROPOSAL
MASTER SIGN PLAN
Prepared for
Butterfield Square
28690 Front Street
Temecula, CA 92590
Prepared by
.
THE SIENNA COMPANY
321 Alvarado Street, Suite H
Monterey, CA 93940
(831) 641-9090 Fax (831) 641-0502
August 2005
Butterfield Square
MASTER SIGN PLAN
CONTENTS
Introduction
2
General Sign Requirements
3
Summary of Sign Types
7
Sign Criteria Sheets
8
Sign Colors & Materials
26
Location Plan for Project Signs
Site Plan, Building Elevations (11 x 17 sheets)
Appendix
111-24
City of Temecula 2004 Sign Code
(Old Town Specific Plan)
The Sienna Company
Page 1
Butterfield Square
MASTER SIGN PLAN
INTRODUCTION
Butterfield Square is small, mixed-use boutique shopping center at the intersection of
Front Street and Third Streets in Old Town Temecula consisting of four, two-story
buildings. The ground floor of each building is dedicated to retail shopping with the
exception of Building B, which is slated for a restaurant. The second levels of each
building are ayailable for limited use professional offices; those types of office uses
where access for the general public is not required. Butterfield Square is eligible for a
Master Sign Plan under the Temecula Municipal Code.
The intent of the Master Sign Plan is to provide guidelines necessary to achieye a
visually coordinated, balanced and appealing signage environment at Butterfield
Square. Sign guidelines contained within this Master Sign Plan will assist City Officials,
the shopping center management and individual Tenants by identifying the type of signs
permitted and by describing the specifications for each anticipated type of sign at
Butterfield Square. The Master Sign Plan is developed to allow for creative and flexible
signage within clear parameters established jointly between the City of T emecula and
Butterfield Square. No sign shall be constructed until approved building permits from
City of Temecula Planning and Building and Safety Departments are received. All signs
are subject to approyal by the City of Temecula.
This Master Sign Plan contains general Landlord and Tenant requirements and general
sign specifications. It also contains separate exhibits for each sign type describing the
sign type, quantity of each sign, maximum sign area, number of sides, type of
illumination, maximum height and length, sign depth and cabinet area of each sign.
Sign design guidelines for each sign type are described in the Sign Criteria Sheets
section of this report.
The Sienna Company
Page 2
Butterfield Square
MASTER SIGN PLAN
GENERAL SIGN REQUIREMENTS
A. General Sign Requirements
1. Each tenant shall submit to the landlord for written approyal, fiye (5) copies of the
detailed shop drawings of his proposed sign, (one in full color) indicating
conformance with the sign criteria herein outlined.
2. The Tenant shall submit three sets of sign drawings approyed by Landlord and
lor Architect to the City of T emecula for approval prior to the start of any sign
construction or fabrication.
3. The Tenant shall pay for all signs, their installation (including final connection,
transformers and all other labor and materials) and maintenance.
4. The Tenant shall obtain all necessary permits.
5. The Tenant shall be responsible for fulfillment of all requirements of these sign
criteria.
6. It is the responsibility of the Tenant's sign company to yerify all conduit and
transformer locations and electric service prior to fabrication of signs.
7. The location of all signs shall be per the accompanying design criteria.
8. The Tenant shall verify his sign location and size with Landlord prior to
fabrication.
9. Address numbers shall be applied to each store by Tenant's sign company
during regular course of construction, where applicable.
10. Landlord and City of Temecula must first approve special signs, which yary from
these sign criteria.
11. The maximum allowed sign area for the aggregate of all permanent signs (except
exempt and conyenience signs) shall be as noted herein.
12. Temporary signagelbanners during construction shall adhere to the requirements
of the Old Town Temecula Specific Plan.
The Sienna Company
Page 3
Butterfield Square
MASTER SIGN PLAN
B. Definitions
1. Wall Sign: A single sided sign fastened directly to the surface of the building.
2. Protruding Sign: A double-sided sign supported by a decoratiye metal bracket
that is mounted to the building surface so that the sign hangs perpendicular to
the face of the building.
3. Under Canopy Sign: A double-sided sign suspended by chains from the
underside of a canopy or soffit.
4. Window Lettering: Signage applied directly to the window glass of a store or
office in lieu of a fabricated sign.
C. General Sign Specifications
1. All signs shall be fabricated and installed in accordance with this master sign
manual. The shape, colors, typeface and style of the signs is intended to
enhance the architectural style of the buildings at Butterfield Square and
Temecula's Old Town.
2. No exposed raceway, crossovers, conduit, conductors, transformers, etc., shall
be permitted without the written consent of the Landlord.
3. All lettering shall be restricted to the "net sign area". See accompanying design
criteria for specific information.
4. No projection aboye or below the "net sign area" will be permitted (except as
otherwise approyed in writing).
5. If applicable, all signs and their installation must comply with all local building
and electrical codes and bear a U.L. label placed in a conspicuous location.
6. For purposes of store identification, Tenant will be permitted to place upon each
entrance to its demised premises not more than 144 square inches of gold leaf
or decal application lettering not to exceed 2 inches in height, indicating hours
of business, emergency telephone, etc. The number and letter type shall be
subject to Landlord and/or Architect approyal.
D. Prohibited Signs
1. Signs Constituting a Traffic Hazard: No person shall install, maintain, or cause to
be installed or maintained any sign which simulated or imitates in size, color,
lettering or design any traffic sign or signal, or which makes
The Sienna Company
Page 4
Butterfield Square
MASTER SIGN PLAN
use of the words "STOP", "LOOK", "DANGER", or any other words,
phrases, symbols, or characters in such a manner to interfere with,
mislead, or confuse traffic.
2. Immoral or Unlawful Adyertising: It shall be unlawful for any person to
exhibit, post or display cause to be exhibited, posted or displayed upon
any sign, anything of an obscene, indecent, or immoral nature or unlawful
actiYity.
3. Signs or Doors, Windows or Fire Escapes: No window signs will be
permitted except as noted herein. No sign shall be installed, relocated, or
maintained so as to preyent free ingress to or egress from any door. No
sign of any kind shall be attached to a standpipe except those signs as
required by code or ordinance.
4. Animated, Audible or MoYing Signs: Signs consisting of any moYing,
swinging, rotating, flashing, blinking, scintillating, fluctuating, or otherwise
animated lights, are prohibited except for electronic reader board signs.
5. Off-Premise Signs: Any signs, other than a directional sign, installed for
the purpose of adyertising a project, event, person or subject not related to
the premises upon which said sign is located, is prohibited.
6. Vehicle Signs: Signs on or affixed to trucks, automobiles, trailers, or other
vehicles which advertise, identify, or proYide direction to a use or activity
not related to its lawful making of deliyeries of sales or merchandise or
rendering of services from such vehicles, is prohibited.
7. Light Bulb Strings and Exposed Tubing: External displays, other than
temporary decoratiye holiday lighting, which consist of unshielded light
bulbs, and open, exposed neon or gaseous light tubing, are prohibited.
An exception hereto may be granted by the Landlord when the display is
an integral part of the design character of the actiYity to which is relates.
8. Signs in proximity to utility lanes: Signs which haye less horizontal or
vertical clearance from authorized communication or energized electrical
power lines than that prescribed by the laws of the State of California are
prohibited.
E. Sign Materials
1. All signs are to be of kiln dried wood or high-density styrene. Signs A 1 & A 1.1
haye individual letters (wood or plastic) applied to the sign panel. All other signs
are carved or routed to produce the text and hand painted. (Note sign sizes and
configurations on the sign criteria sheets.)
The Sienna Company
Page 5
Butterfield Square
MASTER SIGN PLAN
F. Font Style
1. Letter fonts shall be of a historic character and shall be a serif font in sizes
noted on the sign criteria sheets. Acceptable fonts include Bookman Old
Style, Charlesworth, Georgia or Times Bold. Signs may use a
combination of these fonts and letter sizes as necessary.
BOOKMAN OLD STYLE
CHARLESWORTH
GEORGIA
TIMES BOLD
G. Color of Signs
1. Colors for signs shall be as indicated on the Color Schedule attached. All
colors are keyed to Sherwin Williams Preservation Palate "Arts & Crafts"
colors. Letters and moldings for signs shall be gold leaf, SW 2834
"Birdseye Maple" or SW 2833 "Roycroft Vellum". Sign frames and plaque
colors shall be SW 2845 "Bungle house Gray", SW 2846 "Roycroft Bronze
Green" or SW 2847 "Roycroft Bottle Green". Accent colors within the sign
may be SW 2839 "Roycroft Copper Red" or any of the above colors.
H. Illumination
1. None of the signs illustrated in this manual are internally illuminated signs.
Sign types A 1 & A 1.1 are to be directly illuminated by incandescent spot
lights mounted on the building below the sign. All other signs mounted to
or suspended from buildings are to be indirectly illuminated by the ambient
architectural lighting around the sign.
I. Building A Signs
1. Signs for Building A (existing building to remain) that comply with this
Master Sign Plan shall be in place prior to occupancy by tenants.
Existing tenants will yacate the building prior to the construction phase
and existing signs will be remoyed.
The Sienna Company
Page 6
Butterfield Square
MASTER SIGN PLAN
J. Approval of Signs
1. The Temecula Planning Department shall haye the authority to approve
minor adjustments to the signs indicated herein, provided those
adjustments are consistent with the objectiyes of this Master Sign Plan.
The Sienna Company
Page 7
Butterfield Square
MASTER SIGN PLAN
SUMMARY OF EXTERIOR SIGN TYPES
A Project Signs
A 1 Project Identification Sign (Exterior Wall)
A 1.1 Project Identification sign (Exterior Wall)
A2 Accessory Sign (Directional Sign)
A3. Accessory Sign (Outdoor Display)
A4 Restroom Sign (Wall Mounted)
A4.1 Restroom Sign (Hanging Style)
A4.2 Restroom Sign (Door Mounted)
A5 Flags
8 Tenant Signs
81 Business Sign (Wall Mounted)
82 Business Sign (Wall Mounted)
B3 Business Sign (Hanging Style)
84 Business Sign (Projecting Style)
85 Business Sign (Window Lettering)
B6. Accessory Sign (Daily Special, Menu Board)
B6.1 Accessory Sign (A-Frame Style)
B7 Temporary Sign (Grand Opening or Special Event)
B8 Tenant Address Sign
The nomenclature used above and throughout this program coincides with that of the Temecula Sign Ordinance.
The Sienna Company
Page 8
Butterfield Square MASTER SIGN PLAN
Sign Designation: A1
Sign Type: Project Identification Sign (Exterior Wall)
Location of Sign: Sign panel mounted high on exterior wall of building
Quantity Allowed: See building elevations for locations.
Sign Construction: Raised individual letters (wood pr acrylic) on sign panel
Maximum Area of Sign: 39 square feet
Maximum Height, Length: 4 x 16 feet
Sign Depth: 4 inch max
Number of Sides: One
Type of Illumination: Directly illuminated
Other Criteria: See building elevations for location of signs.
See fabrication sheets for additional dimensions
See General Sign Requirements herein.
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The Sienna Company
Page 9
Butterfield Square MASTER SIGN PLAN
Sign Designation: A1.1
Sign Type: Project Identification Sign (Exterior Wall)
Location of Sign: Sign panel mounted high on exterior wall of building
Quantity Allowed: See building elevations for locations.
Sign Construction: Raised indiyidualletters (wood or acrylic) on sign panel
Maximum Area of Sign: 22 square feet
Maximum Height, Length: 3 x 12 feet
Sign Depth: 4 inch max
Number of Sides: One
Type of Illumination: Directly illuminated
Other Criteria: See building elevations for location of signs.
See fabrication sheets for additional dimensions
See General Sign Requirements herein.
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The Sienna Company
Page 10
Butterfield Square MASTER SIGN PLAN
Sign Designation: A2
Sign Type: Accessory Sign (Directional)
Location of Sign: Wall mounted adjacent to stairs & elevator and on sides of
buildings
Quantity Allowed: Number and location by Landlord
Sign Construction: Wood panel, routed and painted
Maximum Area of Sign: 3 sq.ft. max.
Maximum Height, Length: 1 foot, 3 feet
Sign Depth: 2 inch max
Number of Sides: One (wall mounted)
Type of Illumination: Indirectly illuminated
Other Criteria: Used to direct persons to and from parking areas and to
second floor tenants. Not to include tenant names or
advertising.
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The Sienna Company
Page 11
Butterfield Square MASTER SIGN PLAN
Sign Designation: A3
Sign Type: Accessory Sign (Outdoor Display)
Location of Sign: Located out of public circulation paths
Quantity Allowed: one of each shown
Sign Construction: Wood, metal
Maximum Area of Sign: N/A
Maximum Height, Length: Existing
Sign Depth: Existing
Number of Sides: Freestanding elements
Type of Illumination: Indirectly illuminated
Other Criteria: Turn of the century period items, windmills, water tanks,
wagon wheels
Existing
Water Tank
Existing
Windmill
The Sienna Company
Page 12
Butterfield Square MASTER SIGN PLAN
Sign Designation: A4
Sign Type: Restroom Sign (Wall Mounted)
Location of Sign: Wall mounted adjacent to entrance to restrooms
Quantity Allowed: One per public restroom
Sign Construction: Wood panel, routed and painted
Maximum Area of Sign: 1.5 sq.ft.
Maximum Height, Length: as shown
Sign Depth: 2 inch max
Number of Sides: One (wall mounted)
Type of Illumination: Indirectly illuminated
Other Criteria: Supplemented with oyerhead hanging sign (type A4.1).
See General Sign Requirements herein
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The Sienna Company
Page 13
Butterfield Square MASTER SIGN PLAN
Sign Designation: A4.1
Sign Type: Restroom Sign (Hanging Style))
Location of Sign: Suspended under canopy above restrooms
Quantity Allowed: One per public restroom
Sign Construction: Wood panel, routed and painted
Maximum Area of Sign: 3 sq.ft.
Maximum Height, Length: as shown
Sign Depth: 2 inch max
Number of Sides: Two sided
Type of Illumination: Indirectly illuminated
Other Criteria: Bottom of sign shall be minimum of seven feet above
walkway. See General Sign Requirements herein.
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The Sienna Company
Page 14
Butterfield Square MASTER SIGN PLAN
Sign Designation: A4.2
Sign Type: Restroom Sign (Door Mounted))
Location of Sign: Mounted on door to restroom
Quantity Allowed: One per public restroom
Sign Construction: Plastic signs with raised pictorial symbols and
letters, with contracted grade 2 braille.
Maximum Area of Sign: 113 sq.in.
Maximum Height, Length: 5'-0" above finished floor
Sign Depth: y." inch max
Number of Sides: One sided
Type of Illumination: Indirectly illuminated
Other Criteria: Signs shall comply with CBC sections 1115b.5 and
1117b.5.9 for size, shape, color, font, contrast, mounting
height & location, and other requirements. Doors shall be
light-colored. Each symbol shall correspond to gender
(men/women).
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The Sienna Company
Page 15
Butterfield Square MASTER SIGN PLAN
Sign Designation: A5
Sign Type: Flags
Location of Sign: Flag pole
Quantity Allowed: Three colored flags max.
Sign Construction: Fabric flag on historic wooden flag pole
Maximum Area of Sign: 18 sq.ft.
Maximum Height, Length: 42 x 76 inch flag
Sign Depth: N/A
Number of Sides: Two
Type of Illumination: Indirectly illuminated
Other Criteria: No writing, insignia or logos. See General Sign
Requirements herein.
The Sienna Company Page 16
Butterfield Square MASTER SIGN PLAN
Sign Designation: B1
Sign Type: Business Sign (Wall Mounted)
Location of Sign: Wall mounted at entrance to store or office
Quantity Allowed: One 81 or B2 sign per frontage
Sign Construction: Wood panel, routed and painted
Maximum Area of Sign: 1.0 sq.ft. per linear foot of business storefront
Maximum Height, Length: In proportion to business name
Sign Depth: 2 inch max
Number of Sides: One (wall mounted)
Type of Illumination: Indirectly illuminated
Other Criteria: Primarily intended for office or small retail establishment.
Address may be contained on sign
See General Sign Requirements herein
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The Sienna Company
Page 17
Butterfield Square MASTER SIGN PLAN
Sign Designation: B2
Sign Type: Business Sign (Wall Mounted)
Location of Sign: Wall mounted under canopy walkway, aboye entrance to
store
Quantity Allowed: One 81 or 82 sign per exterior entrance to store
Sign Construction: Wood panel, routed and painted
Maximum Area of Sign: 12 sq ft. max.
Maximum Height, Length: 2 feet high x 6 feet wide
Sign Depth: 2 inch max.
Number of Sides: One (wall mounted)
Type of Illumination: Indirectly illuminated
Other Criteria: Center over entry door.
Address may be contained on sign.
See General Sign Requirements herein
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The Sienna Company
Page 18
Butterfield Square MASTER SIGN PLAN
Sign Designation: B3
Sign Type: Business Sign (Hanging Style)
Location of Sign: Suspended under canopy, parallel to building at columns
(type B3) or perpendicular to building aboye walkway (type
83.1)
Quantity Allowed: One per exterior entrance to store
Sign Construction: Wood panel, routed and painted
Maximum Area of Sign: 3 sq. ft. max.
Maximum Height, Length: As shown below
Sign Depth: 2 inch max.
Number of Sides: Two (front & rear)
Type of Illumination: Indirectly illuminated
Other Criteria: Chain mounted on "S" hooks. 4-inch minimum clearance at
top, Min 7-foot vertical clearance aboye walkway.
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The Sienna Company Page 19
Butterfield Square MASTER SIGN PLAN
Sign Designation: B4
Sign Type: Business Sign (Projecting Style)
Location of Sign: Wall mounted under canopy at entrance to store
(alternative to sign 83.1)
Quantity Allowed: One per exterior entrance to store
Sign Construction: Wood panel, routed and painted
Maximum Area of Sign: 3 sq. ft.
Maximum Height, Length: 2 feet maximum
Sign Depth: 2 inch max
Number of Sides: Two
Type of Illumination: Indirectly illuminated
Other Criteria: May only be attached to buildings. Sign may encroach a
maximum of 2.5 feet into public right-of-way. 7-foot
minimum vertical clearance.
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The Sienna Company
Page 20
Butterfield Square MASTER SIGN PLAN
Sign Designation: 85
Sign Type: Business Sign (Window lettering)
Location of Sign: On window near entrance to store or office
Quantity Allowed: One per entrance to store or office
Sign Construction: Hand painted letters on glass
Maximum Area of Sign: Coverage shall not exceed 20% of window and door area
Second level tenants shall not exceed 30% per window
Maximum Height, Length: Appropriate scale and proportions for window
Sign Depth: N/A
Number of Sides: One
Type of Illumination: N/A
Other Criteria: Primarily intended to display name of store & store hours
or name of second floor office tenant.
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The Sienna Company
Page 21
Butterfield Square MASTER SIGN PLAN
Sign Designation: 86
Sign Type: Accessory Sign (Daily Special, Menu Board)
Location of Sign: Mounted on exterior wall at entrance to restaurants & food
establishments
Quantity Allowed: One per restaurant or other eating establishment
Sign Construction: Wood & marker board
Maximum Area of Sign: 4 sq. ft. max
Maximum Height, Length: Any size as long as area is not exceeded
Sign Depth: 2 inch max
Number of Sides: One
Type of Illumination: Indirectly illuminated
Other Criteria: Text limited to name of establishment and food items
available. See General Sign Requirements herein
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The Sienna Company
Page 22
Butterfield Square MASTER SIGN PLAN
Sign Designation: 86.1
Sign Type: Accessory Sign (Freestanding A-Frame)
Location of Sign: One per property
Quantity Allowed: One per property
Sign Construction: Wood panel & legs (hinged)
Maximum Area of Sign: 6 sq.ft.
Maximum Height, Length: 3.5 feet high x 2 feet wide
Sign Depth: 2 inch max per panel
Number of Sides: Two (A frame)
Type of Illumination: Indirectly Illuminated
Other Criteria: Allowed only on Fri, Sat, Sun.
See General Sign Requirements herein
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The Sienna Company
Page 23
Butterfield Square MASTER SIGN PLAN
Sign Designation: 87
Sign Type: Temporary Sign (Grand opening, or special event)
Location of Sign: Exterior walls only. As per landlord approval. Attachment
to any other element (railings, trees, light poles, etc,) is
prohibited.
Quantity Allowed: One per business
Sign Construction: Cloth, Canvas or other durable material
Maximum Area of Sign: Size & location by landlord
Maximum Height, Length: Size & location by landlord
Sign Depth: N/A
Number of Sides: One
Type of Illumination: Indirectly illuminated
Other Criteria: Plastic, vinyl, and or neon-day glow signs are prohibited.
See General Sign Requirements herein.
The Sienna Company Page 24
Butterfield Square MASTER SIGN PLAN
Sign Designation: 88
Sign Type: Tenant Address
Location of Sign: Beside door to each tenant entrance or incorporated into
business sign (types B1 - B3)
Quantity Allowed: One per tenant entrance
Sign Construction: Wood panel, routed and painted
Maximum Area of Sign: .5 sq,ft.
Maximum Height, Length: 3-inch high letters
Sign Depth: 1 inch max
Number of Sides: One
Type of Illumination: Indirectly illuminated
Other Criteria: Individual address sign mounted 5 feet above walkway on
knob side of door. Address may be incorporated into
business sign (types B1 - B3),
See General Sign Requirements herein
(0 234
The Sienna Company Page 25
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KLV216
The Micro-F](xxi'
CAST ALUMINUM
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SPECIFICATIONS
Housing and Lens Frame: Die cast aluminum.
Swivel: Die cast aluminum with locking teeth and 1j;," N'p,T. for mounting.
Reflector: (KLV215) Hydroformed aluminum
Lens: Clear flat tempered glass with silicone gasket.
Socket: G4 to G6.35 bipin.
Cable: 6' #18-2 12 Volt cable with fork connectors.
Finish: Verde Green-GA or Black-BL Super TGIC powder coat pain!.
@
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IIII .1' ", . N.P.S.M,
,~. ;, !J11-r.:' . nipple
EXTENSION MODULE: For raising fixtures 10 a height above
foliage for efficient and unobstructed operation. For best results, the
Extension Module shouid be placed during the initial installation. If
added later, the fixture-ta-cable connection must be broken and rewired
ConstruCted of 1 SJe" diameter extruded aluminum with die cast ends
%' N.P.S.M. female thread on one end, and other end has a Yl"
NP.S.M. solid brass nipple. Stainless steel alien head set screw locks
fixture onto moun!. Finished in Verde Green or Black Super TGIC pcrwder
c.oal paint. Two modules may be stacked for additional heigh1.
CATALOG NUMBER
KLV415GR Verde Green
KLV415BL Black
Lighting for Project Identification Signs (Types A1 & A1.1)
Lights mounted on building fayade under signs (4 lights per A1 sign, 3 lights per A1.1 sign)
G. SIGN REGULATIONS
The intent of these regulations is to establish specific standards for all exterior signage
that will ensure continuity, consistency, and hannony with the architectural quality of
the Old Town environment as it may have appeared in the early 1900's.
1. Applicability
These regulations shall apply to all signage within the Tourist Retail Core and
Tourist Serving Residential areas of the Specific Plan. Signage within the
Highway Tourist Commercial District; Community Commercial, Medium Density
Residential District, and High Density Residential Land Use Districts shall
comply with the sign requirements contained in the Development Code and the
Signage Design Guidelines contained in Section IV.J of the Specific Plan.
2. Permit Required
Unless specifically stated in these regulations, a sign permit is required prior to
placing, erecting, moving, reconstructing, altering, or displaying any sign within
the Specific Plan. .
3. Prohibitions
No person shall erect, re-erect, construct, enlarge, alter, move, improve, remove,
convert, or equip any sign or sign structure or cause or permit the same to be done
contrary to, or in violation of, the provisions of these sign regulations. All signs
not expressly peniutted by this Section are prohibited. No application for sign
permit or other application for a prohibited sign shall be accepted, acted upon, or
approved.
4. Prohibited Signs in Old Town
o Freestanding signs on lots with less than 300' of road frontage
o Roof mounted signs
o Animated signs, including time and temperature displays
o Rotating, moving, emitting, or flashing signs .
o Balloon signs
o Ambient air balloons
o Intemally illuminated signs, including front and back lit awnmg and
window locations
o Neon tube signs
o Window signs above the second story
o Paper, cloth, or plastic streamers or bunting - except holiday decorations
o Formed plastic or injection molded signs
o Statues used for advertising
o Traffic sign replicas
o Vehicle si gns
Old Town SpeCific Plan
III - 24
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o Any sign prohibited by the Development Code and not expressly
permitted in this Specific Plan
5. Permitted Signs
o
o
o
o
o
o
o
o
o
Wall Mounted Signs (business identification)
Supergraphics
Mon'ument Signs
Window Signs
Under Canopy Signs
Awning Signs
Projecting Signs
Indirectly Illuminated Signs
Temporary A-Frame or Sandwich Board Signs
/
6. Sign Standards
a. Wall Mounted Signs. Maximum of one square foot per linearJrontage
foot of business establishment. To be located no' higher than the
lowest of the following points:
. 25 feet above grade;
. Bottom of the sill line of the second floor windows; or
. Cornice line of the building.
b. Supergraphics, The purpose of allowing wall supergraphics is to allow
the advertising or depiction of products that may have been available
in an 1890's marketplace. A supergraphic is a mosaic, mural, painting,
graphic art, or combination thereof which is professionally applied to a
building that does not contain any brand name, product name, letters
of the alphabet spelling or abbreviating the name of any product,
company, profession, or business, or any hgo, trademark, trade name,
or other conunercial message. Maximum size shall not exceed 60% of
wall surface.
c. Monument Signs. A maximum of one double sided sign per street
frontage if said street frontage is over ISO feet. Height of sign shall
not exceed 6 feet above grade. Width shall not exceed 4 feet. Each
tenant placard shall not exceed 12 inches" high, Sign may only be
indirectly illuminated, internal illumination is prohibited. No
monument signs are allowed if the street frontage is less than ISO feet.
d. Permanent Window Signs. On ground level, coverage shall not exceed
20 percent of the total window and door area visible from the exterior
of the building; on second level, coverage shall not exceed 30 percent
per window. (No window signs are permitted above second floor).
. Old Town Specific Plan III - 25
e,
Awning Signs, On ground floor level; 20 percent maximum coverage
allowed of the total exterior surface area of each awning. On the
second floor level and above; 10 percent maximum coverage allowed
of the total exterior surface area of each awning. Internal illumination
prohibited.
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Proiecting Signs. .one per business allowed; maximum size may not
exceed 3 square feet and shall not extend more than 3 feet from the
wall surface. No illumination is allowed. Projecting signs shall only
be attached to buildings, not to poles or other signs. Projecting signs
may encroach into the public right-of-way a maximum of 3 feet
subject to the approval of the Director of Planning.
Old Town Specific Plan
III - 26
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g. Under Canopy Signs. One per business allowed under a canopy, roof,
covered walkway, or porch; maximum size of 3 square feet per door
entrance; minimum of 7 feet of vertical clearance shall be required
from walking grade to the bottom of the sign.
1
,
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h. Temporarv Sh;ns, Temporary grand opening and special event signs
are allowed for each business establishment on the exterior wall.
Signs shall not be attached to any other freestanding element (porch
balustrade, garden wall, tree, monument sign, vehicle, etc.). Signs
shall be constructed of cloth, canvas, or other durable material. Plastic
or vinyl banner signs are not permitted. The use of neon colored/day
glow banner signs is also prohibited. Alllemporary signs, except for
A-Frame/Sandwich Boards, shall abide by the provisions of the
Ordinance Regulating Temporary Signs, as amended.
1. A-Frame/Sandwich Board Sign. One A-frame or sandwich board sign
allowed per property on Friday, Saturday, Sunday, and nationally
designated Monday holidays. The size shall not exceed 3.5 feet high
and 2 feet wide.. A-frame signs shall not block the sidewalk and may
not be illuminated. No permit is required for A-frame and sandwich
board signs which comply with these provisions.
. Old Town Specific Plan III - 27
Menu Boards. One menu board, up to 4 square feet in area, is allowed
for each restaurant or other eating estllblishment. Menu Boards may
contain only the name of the establishment and the food lIvailable
inside. The menu board must be located on a wall adjacent to the main
customer entrance.
j.
k.
Appropriate
!acation (or
menu board.
sign
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Multi-Tenant Proiect Signs. Any project that proposes to
provide space for more than one tenant shall indicate the size and
approximate location of all signs to be erected on the property at
the time of initial application. Signs shall be shown on elevation
drawings with accurate dimensions provided,
Old Town Specific Plan
III - 28
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MASTER SIGN PLAN
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ATTACHMENT NO.4
PC RESOLUTION NO. 2005-_
G:\Plannmg\2005\PA05-0155 Butterfield Square Sign Program\Planning\Staff Report.doc
9
PC RESOLUTION NO. 2005-_
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF TEMECULA APPROVING PLANNING APPLICATION
NO. PA05-0155, A PEDESTRIAN PLAN AND
COMPREHENSIVE SIGN PROGRAM FOR BUTTERFIELD
SQUARE, A 0.55 ACRE SITE GENERALLY LOCATED AT THE
SOUTHEAST CORNER OF OLD TOWN FRONT STREET AND
THIRD STREET, ALSO KNOWN AS ASSESSOR PARCEL
NUMBERS 922-043-005, 922-043-006, AND 922-043-007
WHEREAS, Allen Robinson filed Planning Application No. PA05-0155, a Pedestrian
Plan and Comprehensive Sign Program "Application", in a manner in accord with the City of
Temecula General Plan and Development Code;
WHEREAS, the Application was processed including, but not limited to a public notice,
in the time and manner prescribed by State and local law:
WHEREAS, the Planning Commission, at a regular meeting, considered the Application
on October 19, 2005, at a duly noticed public hearing as prescribed by law, at which time the
City staff and interested persons had an opportunity to and did testify either in support or in
opposition to this matter:
WHEREAS, at the conclusion of the Commission hearing and after due consideration of
the testimony, the Commission approved the Application subject to and based upon the findings
set forth hereunder;
WHEREAS, all legal preconditions to the adoption of this Resolution have occurred,
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF TEMECULA
DOES HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS:
Section 1.
by reference.
The above recitations are true and correct and are hereby incorporated
Section 2. Findinos. The Planning Commission, in approving the Application hereby
makes the following findings as required by Section 17.28.080,8 of the Temecula Municipal
Code;
A. The proposed signs enhance the development, and are in harmony with, and
visually related to all of the signs included in the sign program, the building and/or developments
they identify by utilizing materials, colors, or design motifs included in the building being
identified, and surrounding development by not adversely affecting surrounding land uses or
obscuring adjacent approved signs.
The proposed sign program will enhance the development, is in harmony with and
visually relates to all the signs included in the sign program by incorporating common
design elements such as colors and materials into the program. The proposed sign
program will not adversely affect the surrounding development and land uses or obscure
adjacent approved signs.
G:\Planning\2005\PAOS-0155 Butterfield Square Sign Progrnm\Planning\Draft PC Reso & COAs.doc
I
B. The sign program accommodates future revisions which may be required due to
changes in building tenants;
The sign program accommodates future revIsions which may be required due to
changes in building tenants by specifying sign location, dimension, material, and color
requirements for all current and/or future tenants.
C. The proposed sign program satisfies the intent of the Development Code, in that
the sign program complies with all the regulations of this Development Code, except that
flexibility is allowed with regard to sign area, number, location, and height. Further, to the extent
the sign program does not comply with the requirements of the Development Code as to sign
area, number, location, and height, the proposed sign program enhances the development and
more fully accomplishes the objectives of the Development Code;
The proposed sign program is consistent with the Development Code and the Old Town
Specific Plan and the proposed signs will enhance the development. The proposed
signs compliment the building architecture and aesthetics and are appropriate for the
buildings.
Section 3. 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 minor structures accessory to existing commercial, industrial, or
institutional facilities, including on-premise signs,
Section 4. Conditions. That the City of Temecula Planning Commission hereby
conditionally approves the proposed Pedestrian Plan and 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 5. PASSED, APPROVED AND ADOPTED by the City of Temecula
Planning Commission this 19th day of October, 2005.
David Mathewson, Chairman
ATTEST:
Debbie Ubnoske, Secretary
[SEAL]
G:\Planning\2005\PA05-0155 Butterfield Squar~ Sign Program\Planning\Drafl PC Reso & COAs.dll<.:
2
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. 2005-_ was duly and regularly adopted by the Planning Commission
of the City of Temecula at a regular meeting thereof held on the 19th day of October, 2005, by
the following vote of the Commission:
AYES:
PLANNING COMMISSIONERS:
NOES:
PLANNING COMMISSIONERS:
ABSENT:
PLANNING COMMISSIONERS:
ABSTAIN:
PLANNING COMMISSIONERS:
Debbie Ubnoske, Secretary
G:\Planning\2005\PA05~0155 Butterfield Square Sign Program\Planning\Draft PC Reso & COAs.doc
3
EXHIBIT A
DRAFT CONDITIONS OF APPRO V AL
G:\Planning\2005\PA05-0155 Butterfield Square Sign Program\Planning\Draft PC Reso & COAs.doc
4
EXHIBIT A
CITY OF TEMECULA
DRAFT CONDITIONS OF APPROVAL
Planning Application No.: PA05-0155
Project Description: A Pedestrian Plan and Comprehensive Sign Program
for Butterfield Square (PA04-0231), located on a 0.55
acre site, generally located at the southeast corner of
Old Town Front Street and Third Street (A.P.N. 922-
043-005, 922-043-006, and 922-043-007).
MSHCP Category: NA
DIF Category: NA
TUMF Category: NA
Approval Date: October 19, 2005
Expiration Date: October 19, 2007
PLANNING DEPARTMENT
Within Forty-Eight (48) Hours of the Approval of this Project
1. The applicanVdeveloper 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 forty-eight (48) hour period the
applicanVdeveloper 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 appmved 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.
G:\PIanning\2005\PA05-0155 Butterfield Square Sign Program\Planning\Draft PC Reso & COAs.doc
5
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. The Director of Planning may, upon an application being filed within thirty day prior to
expiration and lor good cause, grant a time extension of up to three one-year extensions
01 time, one year at a time.
5. The applicant shall siQn both copies 01 the final conditions of approval that will be
provided by the Planning Department staff, and return one signed set to the Planning
Department lor their files.
6, Development 01 the premises shall substantially conform to the approved Pedestrian
Plan, contained on file with the Planning Department.
7. The erection of signs on the premises shall substantially conform to the approved Sign
Program, contained on file with the Planning Department.
8. Illumination of all signs shall conform to the requirements of Ordinance No. 655 to
reduce impacts on the Mount Palomar Observatory.
Prior to the Issuance of Building Permits
9. Item C.4 on page 4 of the Sign Program shall be revised to require approval Irom the
owner and Director 01 Planning for any projections above or below the permitted "net
sign area".
10. The Sign Program shall be revised to eliminate electronic reader board signs as a
permitted sign type as allowed by Item 0.4 on page 5 01 the Sign Program,
11. The Sign Program shall be revised to eliminate high-density styrene and plastic as
permitted sign materials as allowed by Item E.1 on page 5 of the Sign Program.
12. The Sign Program shall be revised to eliminate acrylic as a permitted sign material for
Sign AU as allowed on page 10 of the Sign Program.
13. The sign criteria for Sign A3 on page 12 of the Sign Program shall be revised to state
that this sign will not contain writing, insignias, or logos.
14. The sign criteria for Sign B6.1 on page 23 of the Sign Program shall be revised to state
that freestanding A-frame signs must be located on private property and are not
permitted to be located within the public right-aI-way.
G:\Planning\2005\PA05-0155 Buttet1ield Squa,< Sign Program\PlanninglD.-aft PC Resa & COAs.doc
6
15. 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 further understand that the property shall be maintained in
conformance with these conditions of approval and that any changes I may wish to make to the
project shall be subject to Community Development Department approval.
Applicant's Signature
Date
Applicant's Printed Name
G:IPIanning\2005IPA05-0155 But1etfield Square Sign PrognunIPlanninglDraft PC Reso & COAs.doc
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ITEM #4
STAFF REPORT - PLANNING
CITY OF TEMECULA
PLANNING COMMISSION
Date of Meeting:
February 1 , 2006
Prepared by: Veronica McCoy
Title: Associate Planner
File Number PA05-0295
Application Type: Major Modification
Project Description:
A Major Modification for a color and material change to the fayade of
an approved 8,000 square foot building (Schafer Building) located at
the northwest corner of Margarita Road and Overland Drive.
Recommendation:
(Check One)
[8J Approve with Conditions
o Deny
o Continue for Redesign
o Continue to:
o Recommend Approval with Conditions
o Recommend Denial
CECA:
(Check One)
o Categorically Exempt
~ Notice of Determination
o Negative Declaration
o Mitigated Negative Declaration with Monitoring Plan
(Class)
(Section)
15162
DEIR
G:\Planning\2005\PA05-0295 Schafer Bldg - Major Mod\Planning\STAFF REPORT.docl
1
PROJECT DATA SUMMARY
Applicant: Michael P. Schafer
Completion Date: October 5, 2005
Mandatory Action Deadline Date:
February 1 , 2006
General Plan Designation:
Professional Office (PO)
Zoning Designation:
Specific Plan-7 Temecula Regional Center (SP-7)
Site/Surrounding Land Use:
Site:
Vacant
North:
South:
East:
West:
Specific Plan-7 Temecula Regional Center (SP-7)
Professional Office (PO)
Low Medium Density Residential (LM) and High Density Residential (H)
Specific Plan-7 Temecula Regional Center (SP-7) .
Lot Area:
.98 acres
Total Floor Area/Ratio: 30% maximum/20% proposed
Landscape Area/Coverage: 19,394 square feet
Parking Required/Provided: 227 required! 345 provided
BACKGROUND SUMMARY
~ 1. Staff has worked with the applicant to ensure that all concerns have been addressed,
and the applicant concurs with the recommended Conditions of Approval.
On October 5, 2005, the applicant submitted an application for a Major Modification for a fagade
improvement to an approved Development Plan (PA02-0148). The proposed changes are a
departure from the elevations approved by the Planning Commission on June 26, 2002_
ANALYSIS
Site Plan
The project is located at the northwest corner of Margarita Road and Overland Drive. The
project conforms to the development regulations of the Professional Office (PO) Zone, General
Plan, and the Temecula Regional Center Specific Plan (SP-7), The project is a request to
change the exterior of the structure. The building footprint and parking lot will remain as
approved. With the exception of the proposed color and material changes to the elevations, the
project has been conditioned to comply with all underlying Conditions of Approval for the
Overland Corporate Center.
G:\Planning\2005\PA05-0295 Schafer BJdg - Major Mod\Pl:1nning\STAFF REPORTdoc2
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Architecture
This project meets the standards of the Temecula Regional Center Specific Plan and adds to the
diversity intended for the Overland Corporate Center's mix of uses, The architecture of the office
building is unique in its use of finish materials and style, creating a building that will be easily
recognized in the community, The proposed building design is consistent with the architectural
design of the Temecula Regional Center, the Development Code, and the architectural elements
in the City-Wide Design Guidelines. By providing offsets along all elevations, the mass and bulk
of the building is broken up, which also meets the intent of the Community Design Element of the
General Plan.
The building design will remain the same, with the exception of the base of the building, The
building was originally approved with white metal panels and clear glass windows. However
since then, the tenants have expressed a need for electric connections throughout the building.
The original design with windows down to the floor will not allow for that to happen, In order to
accommodate the tenants, a base will need to be added to the building. The proposed base will
match the original approved stucco, In addition to removing the windows, this modification will
also include elimination of the painted reveal lines along the walls. By removing this element, it
is enhancing the clean look the building is trying to capture, All landscaping will remain the
same and will be conditioned to comply with the underlying Conditions of Approval of the original
application (PA02-0148),
ENVIRONMENTAL DETERMINATION
[8J 1. The proposed project has been determined to be consistent with the previously
approved EIR for the Temecula Regional Center Specific Plan (SP-7) Certified by the
City Council on October 11, 1994 and is exempt from further Environmental Review
(CEQA Section 15162 subsequent EIR's and Negative Declarations).
FINDINGS
Major Modification (Code Section 17.05.020,F)
1. That the proposed project is consistent with the objectives and applicable provisions of
the Development Code, and the purpose if the zoning district in which the site is located.
The project complies with all applicable provisions of the Development Code. The
project is located within the Professional Office (PO) zone and is a permitted use within
that zone. The proposed project is a far;;ade improvement, which will not change the
business use of the site.
2, That the proposed project is consistent with the General Plan.
The proposed project is located within the Professional Office (PO) land use area of the
General Plan. The proposed project is a far;;ade improvement, which will not change the
business use of the site. The project, as conditioned, is also consistent with other
applicable requirements of State law and local ordinances, including the California
Environmental Quality Act (CEQA), and fire and building codes.
G:\Planning\2005\PA05-0295 Schafer Bldg - Major Mod\Planning\STAFF REPORTdoc3
3
3. That the proposed project together with the conditions applicable thereto, will not
detrimental to the public health, safety, or welfare, or materially injurious to properties or
improvements in the vicinity.
The proposed project will not be detrimental to the public health, safety, or welfare, or
materially injurious to properties or improvements in the vicinity. 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. Plan Reductions (Proposed and Approved) - Slue Page 5
2. PC Resolution 2006-_- Slue Page 7
Exhibit A - Draft Conditions of Approval
G:\Planning\2005\PA05-0295 Schafer Bldg - Major Mod\Planning\STAFF REPORTdoc4
4
ATTACHMENT NO.1
PLAN REDUCTIONS
PROPOSED
G:\Planning\2005\PA05-0295 Schafer Bldg - Major Mod\Planning\STAFF REPORT.doc5
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ATTACHMENT NO.2
PC RESOLUTION NO. 06-_
G:\Planning\2005\PA05-0295 Schafer Bldg - Major Mcxi\Planning\ST AFF REPORT.doc7
7
PC RESOLUTION NO. 06-_
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, KNOWN AS ASSESSOR PARCEL NO. 921-
090-071
WHEREAS, Michael Schafer filed Planning Application No, PA05-0295 (the "Application") in
a manner in accord with the City of Temecula General Plan, Development Code;
WHEREAS, the Application was processed including, but not limited to public notice, in the
time and manner prescribed by State and local law;
WHEREAS, the Planning Commission, at a regular meeting, considered the Application on
February 1, 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;
WHEREAS, at the conclusion of the Planning Commission hearing and after due
consideration of the testimony, the Planning Commission recommended the City Council approve
the Application, and file a Notice of Determination.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF TEMECULA
DOES RESOLVE, DETERMINE AND ORDER AS FOLLOWS:
Section 1.
by reference.
That the above recitations are true and correct and are hereby incorporated
Section 2. Findinqs. That the Planning Commission, in approving the Application,
hereby recommends the following findings as required in Section 17.05.020.F of the Temecula
Development Code;
A. That the proposed project is consistent with the objectives and applicable provisions
of the Development Code, and the purpose of the zoning district in which the site is located;
The project complies with all applicable provisions of the Development Code. The project is
located within the Temecula Regional Center Specific Plan and is a permitted use within that
zone. The proposed project is a fa9ade improvement, which will not change the business
use of the site.
B. That the proposed project is consistent with the General Plan;
The proposed project is located within the Professional Office (PO) land use area of the
General Plan. The proposed project is a fa9ade improvement, which will not change the
business use of the site. The project, as conditioned, is also consistent with other applicable
requirements of State law and local ordinances, including the California Environmental
Quality Act (CEQA), and fire and building codes.
G;\Planning\200S\PA05.0295 Schafer Bldg - Major Mod\Planning\PC Resolution Development AgreemenLDOC
1
C, That the proposed project together with the conditions applicable thereto, will not
detrimental to the public health, safety, or welfare, or materially injurious to properties or
improvements in the vicinity:
The proposed project will not be detrimental to the public health, safety, or welfare, or
materially injurious to properties or improvements in the vicinity. 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 On October 11, 1994 the City Council certified the
Environmental Impact Report for the Temecula Regional Center Specific Plan and Related Planning
Applications, including the Development Agreement ("EIR"). The Planning Commission finds,
based on the administrative record, that the EIR properly addressed all of the environmental issues
encompassed within the First Amendmentto the Development Agreement 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 EI'R is required and the Planning Commission
recommends that a Notice of Determination (Determination of Consistency) for which an
Environmental Impact Report was previously adopted (Sec. 15162 - Subsequent EIRs and
Negative Declarations) be filed,
Section 4. Conditions. The Planning Commission of the City of T emecula approves the
Application PA05-0295 for a fayade improvement to an approved development plan application
(PA02-0148) for all of the foregoing reasons and subject to the project specific conditions set forth
on Exhibit A, attached hereto, and incorporated herein by this reference together with any and all
other necessary conditions that may be deemed necessary.
Section 5. PASSED, APPROVED AND ADOPTED by the City of Temecula Planning
Commission this 1st day of February 2006,
Chairman
ATTEST:
Debbie Ubnoske, Secretary
[SEAL]
G:\Planning\2005\PA05-0295 Schafer Bldg - Major Mod\Planning\PC Resolution Development Agreement.DOC
2
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 1$ day of February, 2006, by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
PLANNING COMMISSIONERS:
PLANNING COMMISSIONERS:
PLANNING COMMISSIONERS:
PLANNING COMMISSIONERS:
Debbie Ubnoske, Secretary
G:\Planning\2005\PAOS-0295 Schafer Bldg - Major Mod\PJanning\PC Resolution Development Agreement.DOC
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EXHIBIT A
DRAFT CONDITIONS OF APPROVAL
G:\Planning\2005\PA05-0295 Schafer Bldg - Major Mod\Planning\PC Resolution Development Agreement.DOC
4
EXHIBIT A
CITY OF TEMECULA
DRAFT CONDITIONS OF APPROVAL
Planning Application No.: PA05-0295
Project Description: Major Modification for a color and material change to the
fa~ade of an approved 8,000 square foot building
(Schafer Building) located at the northwest corner of
Margarita Road and Overland Drive.
Assessor's Parcel No. 921-830-017
DIF Category: Retail Commercial
TUMF Category: Retail Commercial
MSHCP: N/A
Approval Date: February 1, 2006
Expiration Date: February 1, 2008
WITHIN FORTY-EIGHT (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 Exemption as
provided under Public Resources Code Section 21108(b) and California Code of
Regulations Section 15062. If within said forty-eight (48) hour period the applicant/developer
has not delivered to the Planning Department the check as required above, the approval for
the project granted shall be void by reason of failure of condition (Fish and Game Code
Section 711.4(c)). .
G:\Planning\2005\PA05-0295 Schafer Bldg - Major Mod\PlanningICOA-OEVPLAN.doc1
GENERAL REQUIREMENTS
G:\Planning\2005\PA05-0295 Schafer Bldg - Major Mod\PlanningICOA-DEVPLAN.doc2
Planning Department
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.
3. The permittee shall obtain City approval for any modifications or revisions to the approval of
this development plan.
4, 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.
5, The development of the premises shall substantially conform to the approved site plan and
elevations contained on file with the Planning Department.
6. 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.
7. 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.
8. The applicant shall submit to the Planning Department for permanent filing two (2) 8" X 10"
glossy photographic color prints of the approved Color and Materials Board and the colored
architectural elevations, All labels on the Color and Materials Board and Elevations shall be
readable on the photographic prints.
9. 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.
G:\Plannlng\2005\PA05-0295 Schafer Bldg - Major Mod\Planning\COA-DEVPLAN.doc3
10. The project shall conform with all underlying Conditions of Approval for the Development
Plan (PA02-0148).
11, The project will replace any damaged/removed landscaping as a result of construction
activity. 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.
12. Lighting shall be consistent with Ordinance No. 655 for the regulation of light pollution.
G:IPlanning\2005IPA05-0295 Schafer Bldg - Major ModIPlanningICOA-DEVPLAN.doc4
PRIOR TO ISSUANCE OF BUILDING PERMIT
G:\Planning\200S\PAOS-029S Schafer Bldg - Major ModlPlanningICOA-DEVPLAN.docS
Planning Department
13. A separate building permit shall be required for all signage.
Community Services Department
14. The developer shall contact the City's franchised solid waste hauler for disposal of
construction debris, Only the City's franchisee may haul construction debris.
15. Prior to issuance of building permits, the developer shall provide TCSD verification of
arrangements made with the City's franchise solid waste hauler for disposal of construction
debris,
G:\Planning'2005IPA05-0295 Schafer Bldg - Major ModIPlanningICOA-OEVPLAN.doc6
PRIOR TO RELEASE OF POWER, BUILDING OCCUPANCY OR ANY USE ALLOWED BY
THIS PERMIT
G:lPlanning\2005IPA05-0295 Schafer Bldg - Major ModlPlanninglCOA-DEVPLAN,doc7
16. 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 Community Development Department approval.
Applicant's Signature
Date
Applicant's Printed Name
G:\Planning\2005\PAOS.0295 Schafer Bldg - Major Mod\Planning\COA.DEVPLAN.doc8
ITEM #5
STAFF REPORT - PLANNING
CITY OF TEMECULA
PLANNING COMMISSION
Date of Meeting:
February 1, 2006
Prepared by: Cheryl Kitzerow
Title: Associate Planner
PA05-0306
Application Type: Development Plan, Conditional
Use Permit
Tentative Tract Map
File Number PA05-0290
Project Description:
A Conditional Use Permit and Multi-Family Residential
Development Plan application to convert 32 apartment units to
condominiums located at 42140 Lyndie Lane (APN 921-310-016-5).
An associated one-lot Tentative Tract Map (TIM 34062) has been
applied for under PA05-0306. (Previous Pre-App PR05-0009)
Recommendation:
(Check One)
~ Approve with Conditions
D Deny
D Continue for Redesign
D Continue to:
D Recommend Approval with Conditions
D Recommend Denial
CEOA:
(Check One)
~ Categorically Exempt
(Class)
15301 Existing Facilities
D Notice of Determination
D Negative Declaration
(Section)
D Mitigated Negative Declaration with Monitoring Plan
DEIR
G:\Planning\2005\PA05-0290 Palm Valley Condos * DP, CUP\Planning\STAFF REPORTdoc
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PROJECT DATA SUMMARY
Applicant:
Don Manderscheid
Completion Date:
November 21 , 2005
Mandatory Action Deadline Date:
January 18, 2006
General Plan Designation:
H - High (13-20 DUlAC)
Zoning. Designation:
H - High Density Residential
Site/Surrounding Land Use:
Site:
2.74 acre site developed with a 32 unit apartment complex and associated
amenities (pool/clubhouse)
North:
Public Institutional (PI) and Public Park and Recreation (PR) zoning. Existing
City Park and Elementary School
Community Commercial (CC) zoning - Existing Office Building
High Density (H) Residential zoning - Existing Apartment complex
CC zoning - Existing Mini Storage business
South:
East:
West:
Lot Area:
2.74 acres
Total Floor Area/Ratio: N/A
Landscape Area/Coverage: 42,217 SF (36%) provided/ 35,000 SF (30%) required
Parking Required/Provided: 64 spaces required (32 covered & 32 uncovered)/73 spaces
provided (32 covered & 41 uncovered)
BACKGROUND SUMMARY
[ZJ 1, Staff has worked with the applicant to ensure that all concerns have been addressed,
and the applicant concurs with the recommended Conditions of Approval.
Applications for a Development Plan, Conditional Use Permit and a Tentative Tract Map for
Condominium Purposes were submitted on September 29, 2005. A DRC letter was mailed to
the applicant on November 8, 2005 identifying staff concerns regarding private open space, HOA
budget, CC&Rs and the project history including rental and demographics. On November 21,
2005 the applicant submitted revised plans.
ANALYSIS
The existing 32-unit apartment complex was constructed in 1992. The project consists of one
eight-unit building and two 12-unit buildings (2-story), and a 475 square foot recreation building
with swimming pool and spa. The structures are wood-frame with stucco exteriors, wood trim
and railings, and concrete "S" tile roof material. The unit mix consists of 32, two-bedroom, two-
bath units ranging in size from 986 square feet to 1,061 square feet. All units include individual
G:\Planning\2005\PA05-0290 Palm Valley Condos - DP, CUP\Plannillg\STAFF REPORT.doc
2
laundry hook-ups. The 24-foot-wide driveways meet the minimum access requirements of the
Fire Department. The existing development currently meets all development standards of the
"H" zone, including setbacks, maximum building height, and parking. A total of 35,000 square
feet of landscape/open space is required in the "H" zone and 42,000 square feet is currently
provided. Each unit also includes private usable open space (porches or balconies) which range
in size from 102 square feet to 178 square feet. Approximately 15 of the 32 units do not meet
the Development Code requirement for 150 square feet of private open space per unit. Staff
does not believe this is an issue of concern since the proposal involves an as-built condition and
the requirement for additional private open space is not a health and safety issue. As
constructed, the project meets the intent of the Development Code with regard to open space
and providing a positive quality of life.
The General Plan land use designation on the subject site is High Density Residential, which
allows up to 20 dwelling units per acre. The project density of 11.7 du/acre (32 existing units on
2.74 acres) is less than the maximum density permitted under the "H" designation. The
applicant is requesting to convert the project to condominiums to allow the sale of individual
units. No additional units are proposed. The Housing Element of the General Plan does not
contain specific goals or policies specifically related to condominium conversions, but the
Housing Element identifies goals regarding the provision of a diversity of housing opportunities.
This project could contribute to first-time homebuyers' goals and programs, The proposed
condominium conversion would contribute toward the enhancement of purchasing opportunities
for first-time homebuyers and is not expected to significantly affect the availability of rental stock
in the City.
A Physical Elements Report was prepared by the applicant dated September 22, 2005.
Although the development is approximately 15 years old, the Physical Elements Report indicates
that the property is in overall good condition and has been adequately maintained. A Pest
Report was prepared on July 12, 2005. The report identified dry wood termite damage, fungus
damage, and excessive moisturelwater damage in several locations. A Reinspection Pest
Report dated November 15, 2005 was submitted by the applicant. Each of the original report's
recommendations were addressed, however staff has included a condition of approval
(Development Plan COA No.8) that all of the recommendations listed in the report be completed
prior to the recordation of the Final Map.
The applicant has submitted a Statement of Repairs and Improvements dated September 22,
2005 (included as Attachment 4). Completion of each of these items has been included as a
condition of approval (Tentative Tract Map COA No. 25). The completion of each of these
upgrades would provide the new homeowners with well-maintained, attractive surroundings that
would be similar to that found in other new, condominium developments.
Section 16,21 (Common Interest Development Conversions) of the Subdivision Ordinance and
the Subdivision Map Act require that all existing tenants of the apartment complex be given
written notification of the intent to convert the units to condominiums. The applicant provided
proof of certified mail that all existing and new tenants have been notified of the intent to convert
the units to condominiums. The Subdivision Map Act requires that tenants be given an exclusive
right to purchase his or her unit. The offer shall be at the same terms initially offered to the
general public. This would ensure that as few tenants as possible would be involuntarily
displaced. This requirement has been incorporated as a condition of approval (Tentative Tract
Map COA No. 19).
G:\Planning\2005\PA05-0290 Palm Valley Condos - DP, CUP\Planning\STAFFREPORT.doc
3
The Municipal Code requires the applicant to submit a draft Homeowner's Association Budget
and anticipated sales price for each unit. The Homeowner's Association Budget was prepared
by Elite Management and submitted on November 21, 2005, The report anticipates a monthly
fee of $166.00 per unit. The applicant anticipates sale prices for the units to range from
$244,900 to $274,900.
Per Section 16.21_080(A)(1), the Code Enforcement Division performed an inspection of the
property to determine conformance with the Development Code and Municipal Code. It was
determined that no outstanding code enforcement violations exist on the property. The project
has been fairly well maintained in the past, and staff feels that based on the proposed
improvements, repairs and upgrades, the size of the project, and the fact that the conversion
meets the requirements of the Subdivision Map Act and the Development Code, the project is
well suited to be converted to individual condominiums. Staff supports the proposed conversion
of the units to condominiums, since the development meets all current development standards of
the "H" zone and requirements of the Subdivision Ordinance, the Homeowner's Association
would have 32 members which would help to ensure financial viability of the project, and repairs
and improvements would be made to the development and each unit which would improve their
desirability and durability.
ENVIRONMENTAL DETERMINATION
['8J 1. In accordance with the California Environmental Quality Act, the proposed Project has
been deemed to be categorically exempt from further environmental review. (Class 1,
Section 15301, Existing Facilities)
CONCLUSION/RECOMMENDA TION:
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 Development
PlanlConditional Use Permit PA05-0290 and Tentative Tract Map No. 34062 PA05-0306, based
upon the findings and with the attached conditions of approval.
FINDINGS
Development Plan (Code Section 17.05.01 OF)
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 proposal is consistent with the land use designation and policies reflected for High
Density (H) Residential development in the City of Temecula General Plan. The existing
residential apartment complex would be converted to ownership condominium units
under this proposal. The project conforms with the Subdivision Ordinance, Subdivision
Map Act and Zoning Code.
2, The overall development of the land is designed for the protection of the public health,
safety, and general welfare.
G:\Planning\2005\PA05-0290 Palm Valley Condos - DP. CUP\Planning\STAFFREPORT.doc
4
The proposed project is consistent with the development standards outlined in the City of
Temecula Development Code. The proposed project has met the performance
standards in regards to circulation, architectural design and site plan design.
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.
Conditional Use Permit (Code Section 17.040.010E)
1. The proposed conditional use is consistent with the General Plan and the Development
Code.
The proposal for converting 32 existing residential units to condominium units is
consistent with the land use designation and policies reflected for the High Density
Residential (H) land use designation within in the City of Temecula's General Plan, as
well as the development standards for the High Density Residential (H) zone of the City
of Temecula Development Code. The site is, therefore, properly planned and zoned and
found to be physically suitable for the proposed for-sale residential condominium use.
2. The proposed conditional use is compatible with the nature, condition and development
of adjacent uses, buildings and structures and the proposed conditional use will not
adversely affect the adjacent uses, buildings or structures.
The proposed conditional use is compatible with adjacent land uses as defined in the
General Plan. Staff has reviewed the proposed condominium use against the adjacent
land uses and has determined that the proposed use will be consistent with the
surrounding uses, The area in which the project is to be located has a mixture of uses
which includes an apartment complex, office building and self storage business.
3, The site for a proposed conditional us!3 is adequate in size and shape to accommodate
the yards, walls, fences, parking and loading facilities, buffer areas, landscaping, and
other development features prescribed in the Development Code and required by the
Planning Commission or Council in order to integrate the use with other uses in the
neighborhood.
Staff has reviewed the proposed project to determine consistency with the Development
Code and has found that the project meets all of the applicable requirements with the
exception of private open space. Each unit includes private usable open space (porches
or balconies) which range in size from 102 square feet to 178 square feet. Approximately
15 of the 32 units do not meet the Development Code requirement for 150 square feet of
private open space per unit. Staff does not believe this is an issue of concern since the
proposal involves an as-built condition and the requirement for additional private open
space is not a health and safety issue. As constructed, the project meets the intent of the
code with regard to open space and providing a positive quality of life.
4. The nature at the proposed conditional use is not detrimental to the health, safety and
general welfare of the community.
G:\Planning\2005\PA05-0290 Palm Valley Condos - DP. CUP\Planning\STAFF REPORT.doc
5
Staff has reviewed the proposed condominium use and found that it will not be
detrimental to the health, safety, or general welfare of the community. Fire Prevention
has reviewed circulation and drive aisle widths and has determined that the site will able
to be adequately served by the Fire Department in an emergency situation.
Tentative Tract Map (Code Section 16.09.140)
1. The proposed subdivision and the design and improvements of the subdivision are
consistent with the Development Code, General Plan, Subdivision Ordinance and the
City of Temecula Municipal Code.
The proposed subdivision is a Tentative Tract Map for residential condominiums and is
consistent with the Development Code, General Plan, Subdivision Ordinance, and the
City of Temecula Municipal Code because the proposed Tentative Tract Map complies
with the development standards and will function as a typical single lot with individual
owners of each unit.
2. The tentative map does not propose to divide land, which is subject to a contract entered
into pursuant to the California Land Conservation Act of 1965, or the land is subject to a
Land Conservation Act contract but the resuiting parcels following division of the land will
not be too small to sustain their agricultural use,
The project site is not subject to any agreements entered into pursuant to the California
Land Conservation Act of 1965, because the project site is not within an area requiring
conservation nor is the land or surrounding land used for agricultural purposes.
3. The site is physically suitable for the type and proposed density of development
proposed by the tentative map.
The site is physically suitable for the type and proposed density of development
proposed by the Tentative Tract Map. The site is developed at a density of 11.85
dwelling units per acre where the maximum density is 20 units per acre. The project site
will function as a single lot, which allows for, required access, circulation and
improvements, however the individual residential condominium units will be individually
owned.
4. The design of the subdivision and the proposed improvements, with conditions of
approval, are not likely to cause significant environmental damage or substantially and
avoidably injure fish or wildlife or their habitat. .
The design of the subdivision and the proposed improvements, with conditions of
approval, are not likely to cause significant environmental damage or substantially and
avoidably injure fish or wildlife or their habitat, because the project site is developed
within an urban area and no wildlife or habitat are found on or adjacent to the project site.
No additional development is proposed.
5, The design of the subdivision and the type of improvements are not likely to cause
serious public health problems.
The design of the subdivision and the type of improvements are not likely to cause
serious public health problems because development will be inspected by City Staff prior
G:\Planning\2005\PA05~0290 Palm Valley Condos - DP, CUP\Planning\STAFF REPORT.doc
6
to occupancy to ensure all improvements are constructed in a manner consistent with
City of Temecula standards.
6. The design of the subdivision provides for future passive or natural heating or cooling
opportunities in the subdivision to the extent feasible.
The design of the subdivision provides for future passive or natural heating or cooling
opportunities in the subdivision to the extent feasibfe, because the construction plans will
comply with all applicable building codes and State energy guidelines.
7. The design of the subdivision and the type of improvements will not conflict with
easements acquired by the public at large for access through or use of property within
the proposed subdivision, or the design of the alternate easements which are
substantially equivalent to those previously acquired by the public will be provided.
The design of the subdivision and the type of improvements will not conflict with
easements acquired by the public at large for access through or use of property within
the proposed subdivision, or the design of the alternate easements which are
substantially equivalent to those previously acquired by the public will be provided
because required off-site dedications and improvements have been provided or will be
acquired as conditions of approval.
8. The subdivision is consistent with the City's parkland dedication requirements (Quimby);
Condominium conversions are not required to dedicate parkland or fees/requirements
(Quimby), therefore the project is consistent with the City's Parkland dedication
requirements. These fees were paid when the original residential apartment complex
was constructed in 1992.
ATTACHMENTS
1. Plan Reductions - Slue Page 8
2. PC Resolution 06-_(Tentative Tract Map) - Slue Page 9
Exhibit A - Draft Conditions of Approval
3, PC Resolution 06 _(Conditional Use Permit and Multi-Residential Development Plan) -
Blue Page 10
Exhibit A - Draft Conditions of Approval
4, Applicant Statement Of Repairs and Improvements - Slue Page 11
G:\Planning\2005\PA05-0290 Palm Valley Condos - DP, CUP\Planning\STAFF REPORT.doc
7
ATTACHMENT NO.1
PLAN REDUCTIONS
G:\Planning\20D5\PA05-0290 Palm Valley Condos - DP, CUP\Planning\STAFF REPORT.doc
8
LANDOWNER AND APPUCANT
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ATTACHMENT NO.2
PC RESOLUTION NO. 06-_
TENTATIVE TRACT MAP
G:\Planning\2005\PA05-0290 Palm Valley Condos - DP, CUP\Planning\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. PA05-0306 A ONE-LOT TENTATIVE TRACT MAP (TIM
NO. 34062) FOR CONDOMINIUM PURPOSES TO CONVERT 32
APARTMENT UNITS TO CONDOMINIUMS LOCATED AT 42140
L YNDIE LANE
WHEREAS, Don Mandersheid filed Planning Application No. PA05-0306, in a manner in
accord with the City of Temecula General Plan, and Development Code;
WHEREAS, Planning Application No, PA05-0306 was processed including, but not
limited to a public notice, in the time and manner prescribed by State and local law;
WHEREAS, the Planning Commission, at a regular meeting, considered Planning
Application No. PA05-0306 on February 1, 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;
WHEREAS, at the conclusion of the Planning Commission Hearing and after due
consideration of the testimony, the Planning Commission approved Planning Application No,
PA05-0306 subject to the conditions after finding that the project proposed in Planning
Application No. PA05-0306 conformed to the City of Temecula General Plan and Development
Code;
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF TEMECULA
DOES HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS:
Section 1. That the above recitations are true and correct and are hereby
incorporated by reference.
Section 2. Findinqs. The Planning Commission, in approving Planning Application
No. PA05-0306 (Tentative Tract Map) hereby makes the following findings as required by
Section 16.09.1400 of the Temecula Municipal Code:
A. The proposed subdivision and the design and improvements of the subdivision
are consistent with the Development Code, General Plan, Subdivision Ordinance and the City of
Temecula Municipal Code;
The proposed subdivision is a Tentative Tract Map for residential condominiums and is
consistent with the Development Code, General Plan, Subdivision Ordinance, and the
City of Temecula Municipal Code because the proposed Tentative Tract Map complies
with the development standards and will function as a typical single lot with individual
owners of each unit.
B, The tentative map does not propose to divide land, which is subject to a contract
entered into pursuant to the California Land Conservation Act of 1965, or the land is subject to a
Land Conservation Act contract but the resulting parcels following division of the land will not be
too small to sustain their agricultural use;
G:\Planning\2005\PA05-0306 Palm Valley Condo - TTM\Planning\Reso.doc
I
The project site is not subject to any agreements entered into pursuant to the California
Land Conservation Act of 1965, because the project site is not within an area requiring
conservation nor is the land or surrounding land used for agricultural purposes,
C. The site is physically suitable for the type and proposed density of development
proposed by the tentative map;
The site is physically suitable for the type and proposed density of development
proposed by the Tentative Tract Map. The site is developed at a density of 11.85
dwelling units per acre where the maximum density is 20 units per acre. The project site
will function as a single lot, which allows for, required access, circulation and
improvements, however the individual residential condominium units will be individually
owned.
D. The design of the subdivision and the proposed improvements, with conditions of
approval, are not likely to cause significant environmental damage or substantially and
avoidably injure fish or wildlife or their habitat:
The design of the subdivision and the proposed improvements, with conditions of
approval, are not likely to cause significant environmental damage or substantially and
avoidably injure fish or wildlife or their habitat, because the project site is developed
within an urban area and no wildlife or habitat are found on or adjacent to the project
site. No additional development is proposed.
E. The design of the subdivision and the type of improvements are not likely to
cause serious public health problems;
The design of the subdivision and the type of improvements are not likely to cause
serious public health problems because development will be inspected by City Staff prior
to occupancy to ensure all improvements are constructed in a manner consistent with
City of Temecula standards.
F. The design of the subdivision provides for future passive or natural heating or
cooling opportunities in the subdivision to the extent feasible;
The design of the subdivision provides for future passive or natural heating or cooling
opportunities in the subdivision to the extent feasible, because the construction plans will
comply with all applicable building codes and State energy guidelines.
G. The design of the subdivision and the type of improvements will not conflict with
easements acquired by the public at large for access through or use of property within the
proposed subdivision, or the design of the alternate easements which are substantially
equivalent to those previously acquired by the public will be provided;
The design of the subdivision and the type of improvements will not conflict with
easements acquired by the public at large for access through or use of property within
the proposed subdivision, or the design of the alternate easements which are
substantially equivalent to those previously acquired by the public will be provided
because required off-site dedications and improvements have been provided or will be
acquired as conditions of approval.
G:\Planning\2005\PA05-0306 Palm Valley Condo - TIM\Planning\Reso.doc
2
H.
(Quimby);
The subdivision is consistent with the City's parkland dedication requirements
Condominium conversions are not required to dedicate parkland or fees/requirements
(Quimby), therefore the project is consistent with the City's Parkland dedication
requirements. These fees were paid when the original residential apartment complex
was constructed in 1992
Section 3. Environmental Compliance. A Notice of Exemption has been prepared
pursuant to Section 15301, Class 1, Existing Facilities, of the California Environmental Quality
Act (CEQA). No further environmental review is required for the proposed project.
Section 4. Conditions. That the City of Temecula Planning Commission hereby
approves Planning Application No,PA05-0306 (Tentative Tract Map) to convert the 32-unit
apartment complex known as Palm Valley Condos to for-sale condominium units located at
42140 Lyndie Lane, subject to the conditions of approval set forth on Exhibit A, attached hereto,
and incorporated herein by this reference together with any other conditions that may be
deemed necessary.
Section 5. PASSED, APPROVED AND ADOPTED by the City of Temecula
Planning Commission this 1st day of February 2006.
Chairman
ATTEST:
Debbie Ubnoske, Secretary
SEAL]
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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 1st day of February 2006, by the
following vote of the Commission:
AYES:
PLANNING COMMISSIONERS:
NOES:
PLANNING COMMISSIONERS:
ABSENT:
PLANNING COMMISSIONERS:
ABSTAIN:
PLANNING COMMISSIONERS:
Debbie Ubnoske, Secretary
G:\Planning\2005\PA05-0306 Palm Valley Condo - TIM\Planning\Reso.doc
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EXHIBIT A
DRAFT CONDITIONS OF APPROVAL
G:\Planning\2005\PA05-0306 Palm Valley Condo - ITM\Planning\Reso.doc
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EXHIBIT A
CITY OF TEMECULA
DRAFT CONDITIONS OF APPROVAL
Planning Application No.: PA05-0306 (Tentative Tract Map No. 34062)
Project Description:
A one-lot Tentative Tract Map (TIM 34062) for
condominium purposes to convert 32 apartment units to
condominiums located at 42140 Lyndie Lane. As
associated Conditional Use Permit and Multi-Family
Residential Development Plan application has been
applied for under P A05-0290. Assessor's Parcel No. 921-
310-016-5
MSHCP Category:
Exempt
DIF Category:
Residential Attached
TUMF Category:
Not applicable
Approval Date:
February 1, 2006
Expiration Date:
February 1, 2008
WITl'i1N FORTY-EIGHT (48) HOURS OF THE APPROVAL OF THIS PROJECT
Planning Division
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 21152 and California Code of Regulations
Section 15062. If within said forty-eight (48) hour period the applicant/developer has not
delivered to the Planning Department the check as required above, the approval for the
project granted shall be void by reason of failure of condition (Fish and Game Code Section
711.4(c)),
G:\Planning\2005\PA05-0306 Palm Valley Condo - TTM\Planning\COA-TENT MAP.doc
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GENERAL REQUIREMENTS
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Planning Department
2, The tentative subdivision shall comply with the State of California Subdivision Map Act and
to all the requirements of Ordinance No. 460, unless modified by the conditions listed below,
A time extension may be approved in accordance with the State Map Act and City
Ordinance, upon written request, if made 30 days prior to the expiration date.
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. If Subdivision phasing is proposed, a phasinq plan shall be submitted to and approved by
the Planning Director.
5. A Homeowners Association may not be terminated without prior City approval.
6. This approval is contingent on the approval of Planning Application No. PA05-0290 and
related Conditions of Approval.
Public Works Department
7. It is understood that the Developer correctly shows on the tentative map all existing and
proposed easements, traveled ways, improvement constraints and drainage courses, and
their omission may require the project to be resubmitted for further review and revision.
8. An Encroachment Permit shall be obtained from the Department of Public Works prior to
commencement of any construction within an existing or proposed City right-of-way.
Community Services Department
9. The developer shall contact the City's franchised solid waste hauler for disposal of
construction debris. Only the City's franchisee may haul construction debris.
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PRIOR TO RECORDATION OF THE FINAL MAP
G:IPlanning\2005IPA05-0306 Palm Valley Condo - TTMIPlanningICOA-TENT MAP.doc
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PLANNING DEPARTMENT
10. The following shall be submitted to and approved by the Planning Division:
a. A copy of the Final Map.
b. A copy of the Environmental Constraint Sheet (ECS) with the following notes:
i. This property is located within thirty (30) miles of Mount Palomar
Observatory, All proposed outdoor lighting systems shall comply with the
California Institute of Technology, Palomar Observatory recommendations,
Ordinance No. 655.
c. A copy of the recorded Covenants, Conditions, and Restrictions (CC&R's):
i. CC&R's shall be reviewed and approved by the Planning Director. The
CC&R's shall include liability insurance and methods of maintaining open
space, recreation areas, parking areas, private roads, ex1erior of all buildings
and all landscaped and open areas including parkways,
ii. The CC&R's shall be prepared at the developer's sole cost and expense.
iii. The CC&R's shall be in the form and content approved by the Planning
Director, City Engineer and the City Attorney and shall include such
provisions as are required by this approval and as said officials deem
necessary to protect the interests of the City and it's residents.
iv. The CC&R's and Articles of Incorporation of the Property Owner's
Association are subject to the approval of the Planning and Public Works
Departments and the City Attorney, The.y shall be recorded concurrent with
the final map. A recorded copy shall be provided to the City.
v. The CC&R's shall provide for the effective establishment, operation,
management, use, repair and maintenance of all common areas, drainage
and facilities,
vi. The CC&R's shall provide that the property shall be developed, operated and
maintained so as not to create a public nuisance.
vii. The CC&R's shall include a plan for equitable sharing of gas and water
utilities.
viii. The CC&R's shall provide that the association may not be terminated without
prior City approval.
ix. The CC&R's shall provide that if the property is not maintained in the
condition required by the CC&R's, then the City, after making due demand
and giving reasonable notice, may enter the property and perform, at the
owner's sole expense, any maintenance required thereon by the CC&R's or
the City Ordinances. The property shall be subject to a lien in favor of the
City to secure any such expense not promptly reimbursed.
x. Every owner of a suite or lot shall own as an appurtenance to such suite or
lot, either (1) an undivided interest in the common areas and facilities, or (2)
a share in the corporation, or voting membership in an association owning
the common areas and facilities.
xi. All open areas and landscaping shall be permanently maintained by the
association or other means acceptable to the City.
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11, No lot or suite in the development shall be sold unless a corporation, association, property
owner's group or similar entity has been formed with the right to assess all properties
individually owned or jointly owned which have any rights or interest in the use of the
common areas and common facilities in the development, such assessment power to be
sufficient to meet the expenses of such entity, and with authority to control, and the duty to
maintain, all of said mutually available features of the development. Such entity shall
operate under recorded CC&R's, which shall include compulsory membership of all owners
of lots andlor suites and flexibility of assessments to meet changing costs of maintenance,
repairs, and services. Recorded CC&R's shall permit enforcement by the City for provisions
required as Conditions of Approval. The developer shall submit evidence of compliance with
this requirement to, and receive approval of, the city prior to making any such sale. This
condition shall not apply to land dedicated to the City for public purposes.
12. Developer shall provide the Planning Department with a copy of Warranty Insurance
covering equipment and appliances pursuantto Section 16.21.080 (B) (10) of the T emecula
Subdivision Ordinance.
13. Developer shall provide all present tenants with notice of an exclusive right to contact forthe
purchase of his or her respective unit and upon the same terms and conditions that such
unit will be initially offered to the general public or terms more favorable to the tenant. The
right shall run for a period of not less than ninety days from the date of issuance of the
subdivision public report unless the tenant gives prior written notice of his or her intention not
to exercise the right. Evidence of receipt by each tenant shall be submitted to the planning
department.
14, Developer shall provide satisfactory evidence to the Planning Department that a long term
reserve fund for replacement and repair has been established in the name of the
Homeowner's Association. Such fund shall equal at least two times the estimated monthly
homeowners' assessment for each dwelling unit, or an amount otherwise required by law,
15, Each tenant shall receive written notification within ten days of approval of a final map for the
proposed conversion. Evidence of receipt by each tenant shall be submitted to the planning
department.
16, Developer shall provide copy of Public Report submitted to Department of Real Estate to the
Planning Department for our files.
17. Each tenant shall receive ten days written notice that an application for a public report will be
or has been submitted to the Department of Real Estate, and that such report will be
available on request from the Planning Department. Evidence of receipt by each tenant shall
be submitted to the planning department.
18. All buildings, fences, patio enclosures, carports, sidewalks, driveways, and landscaped
areas shall be in adequate condition consistent with a newly constructed project. The
developer shall contact the Planning Department for inspection. The developer shall provide
the Homeowner's Association and/or purchaser a one year warranty on all physical
improvements required by this condition,
19, All repairs and improvements listed in applicant's Statement of Repairs and Improvements
dated September 22, 2005 and included in the staff report as Attachment 3 shall be
completed to the satisfaction of the Planning and Building Departments.
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20. All landscaping shall be restored as necessary and maintained in accordance with approved
landscape plans.
21. Each parking space reserved for the handicapped shall be identified by a permanently
affixed refiectorized sign constructed of porcelain on steel, beaded text or equai, displaying
the International Symbol of Accessibility. The sign shall not be smaller than 70 square
inches in area and shall be centered at the interior end of the parking space at a minimum
height of 80 inches from the bottom of the sign to the parking space finished grade, or
centered at a minimum height of 36 inches from the parking space finished grade, ground,
or sidewalk. A sign shall also be posted in a conspicuous place, at each entrance to the off-
street parking facility, not less than 17 inches by 22 inches, clearly and conspicuously stating
the following:
"Unauthorized vehicles parked in designated accessible spaces not
displaying distinguishing placards or license plates issued for persons with
disabilities may be towed away at owner's expense. Towed vehicles may be
reclaimed by telephoning 951 696-3000."
22. In addition to the above requirements, the surface of each parking place shall have a
surface identification sign duplicating the Symbol of Accessibility in blue paint of at least 3
square feet in size.
23. Developer shall contact Planning Department to schedule physical inspection of project site,
including each individual unit.
24. All of the foregoing conditions shall be complied with prior to any use allowed by this permit.
PUBLIC WORKS DEPARTMENT
25. As deemed necessary by the Department of Public Works, the Developer shall receive
written clearance from the following agencies:
a. Rancho California Water District
b. Eastern Municipal Water District
c, City of Temecula Fire Prevention Bureau
d. Planning Department
e. Department of Public Works
f. Riverside County Health Department
g. Adelphia
h, Temecuala Community Services District
i. Verizon
j, Southern California Edison Company
k. Southern California Gas Company
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26. Any delinquent property taxes shall be paid.
27. An Environmental Constraints Sheet (ECS) shall be prepared in conjunction with the Final
Map to delineate identified environmental concerns and shall be recorded with the map. A
copy of the ECS shall be transmitted to the Planning Department for review and approval.
28. The Developer shall comply with all constraints which may be shown upon an Environmental
Constraint Sheet recorded with any underlying maps related to the subject property.
29. All utility systems including gas, electric, telephone, water, sewer, and cable TV shall be
provided for underground, with easements provided as required, and designed and
constructed in accordance with City Codes and the utility provider. Telephone, cable TV,
and/or security systems shall be pre-wired in the residence.
30. The Developer shall notify the City's cable TV Franchises of the Intent to Develop. Conduit
shall be installed to cable TV Standards at time of street improvements.
31. A 24 foot easement shall be dedicated for public utilities and emergency vehicle access for
all private streets and drives.
32. Private drainage easements for cross-lot drainage shall be required and shall be delineated
and noted on the final map.
33. Easements, when required for roadway slopes, landscape easements, drainage facilities,
utilities, etc., shall be shown on the final map if they are located within the land division
boundary. All offers of dedication and conveyances shall be submitted for review and
recorded as directed by the Department of Public Works. On-site drainage facilities located
outside of road right-of-way shall be contained within drainage easements and shown on the
final map, A note shall be added to the final map stating "drainage easements shall be kept
free of buildings and obstructions. "
BUILDING AND SAFETY DEPARTMENT
34, Prior to the approval of the final map, a physical inspection of the project site, including each
individual unit, shall be made by the city building and safety department and planning
department. Such inspection shall be made to ensure compliance with all applicable
conditions of approval as specified in the tentative map and conditional use permit approval.
All such corrections shall be made prior to the approval of the final or parcel map. The
subdivider shall be responsible for the payment of any fees related to the inspection of the
project.
. Health and Safetv. Each bathroom in each living unit shall be provided with ground
fault circuit interrupters.
. Smoke Detectors. Each living unit shall be provided with approved detectors of
products of combustion other than heat, conforming to the latest code standards as
adopted by the city.
. Maintenance of Fire Protection Systems. All fire hydrants, fire alarm systems,
portable fire extinguishers, and other fire protective appliances shall be properly
installed and maintained in an operable condition at all times.
. Shock Mount/nq of Mechanical Equipment. All permanent mechanical equipment
such as motors, compressors, pumps, and compactors which is determined by the
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city to be a source of structural vibration or structure-borne noise shall be shock
mounted with inertia blocks or bases and/or vibration isolators in a manner approved
by the chief building official.
. Noise Standards. The structure shall conform to all interior and exterior sound
transmission standards of the Uniform Building Code. In such cases where present
standards cannot reasonably be met, the planning commission may require the
applicant to notify potential buyers of the noise deficiency currently existing within
these units.
35. Obtain street addressing for all proposed conversion of buildings prior to recording of Map.
FIRE PREVENTON
36. Prior to map recordation the applicant shall submit to the Fire Prevention Bureau a
georectified (pursuant to Riverside County standards) digital version of the map including
parcel and street centerline information. The electronic file will be provided in an ESRI
Arclnfo/ArcView compatible format and projected in a State Plane NAD 83 (California Zone
VI) coordinate system. The Bureau must accept the data as to completeness, accuracy and
format prior to satisfaction of this condition.
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 Community Development Department approval.
Applicant's Signature
Date
Applicant's Printed Name
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ATTACHMENT NO.3
PC RESOLUTION NO. 06-_
CONDITIONAL USE PERMIT AND MULTI-FAMILY RESIDENTIAL DEVELOPMENT PLAN
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PC RESOLUTION NO. 06-_
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF TEMECULA APPROVING PLANNING APPLICATION
NO. PA05-0290 A CONDITIONAL USE PERMIT AND MULTI-
FAMILY RESIDENTIAL DEVELOPMENT PLAN APPLICATION
TO CONVERT 32 APARTMENT UNITS TO CONDOMINIUMS
LOCATED AT 42140 LYNDIE LANE
WHEREAS, Don Mandersheid filed Planning Application No. PA05-0290, in a manner in
accord with the City of Temecula General Plan, and Development Code;
WHEREAS, Planning Application No, PA05-0290 was processed including, but not
limited to a public notice, in the time and manner prescribed by State and local law;
WHEREAS, the Planning Commission, at a regular meeting, considered Planning
Application No. PA05-0290 on February 1, 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;
WHEREAS, at the conciusion of the Planning Commission Hearing and after due
consideration of the testimony, the Planning Commission approved Planning Application No.
PA05-0290 subject to the conditions after finding that the project proposed in Planning
Application No. PA05-0290 conformed to the City of Temecula General Plan and Development
Code.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF TEMECULA
DOES HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS:
Section 1. That the above recitations are true and correct and are hereby
incorporated by reference.
Section 2. Findinqs. The Planning Commission, in approving Planning Application
No, PA05-0290 (Conditional Use Permit and Development Plan) hereby makes the following
findings as required by Section 17.04.010 of the Temecula Municipal Code:
Development Plan
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 proposal is consistent with the land use designation and policies reflected for High
Density (H) Residential development in the City of Temecula General Plan. The existing
residential apartment complex would be converted to ownership condominium units
under this proposal. The project conforms with the Subdivision Ordinance, Subdivision
Map Act and Zoning Code.
B. The overall development of the land is designed for the protection of the public
health, safety, and general welfare;
G:\Planning\2005\PA05-0290 Palm Valley Condos - DP, CUP\Planning\Reso.doc
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The proposed project is consistent with the development standards outlined in the City of
Temecula Development Code. The proposed project has met the performance
standards in regards to circulation, architectural design and site plan design.
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.
Conditional Use Permit
A. The proposed conditional use is consistent with the General Plan and the
Development Code;
The proposal for converting 32 existing residential units to condominium units is
consistent with the land use designation and policies reflected for the High Density
Residential (H) land use designation within in the City of Temecula's General Plan, as
well as the development standards for the High Density Residential (H) zone of the City
of Temecula Development Code. The site is, therefore, properly planned and zoned and
found to be physically suitable for the proposed for-sale residential condominium use.
B. The proposed conditional use is compatible with the nature, condition and
development of adjacent uses, buildings and structures and the proposed conditional use will
not adversely affect the adjacent uses, buildings, or structures;
The proposed conditional use is compatible with adjacent land uses as defined in the
General Plan. Staff has reviewed the proposed condominium use against the adjacent
land uses and has determined that the proposed use will be consistent with the
surrounding uses. The area in which the project is to be located has a mixture of uses
which includes an apartment complex, office building and self storage business.
C. The site for a proposed conditional use is adequate in size and shape to
accommodate the yards, walls, fences, parking and loading facilities, buffer areas, landscaping
and other development features prescribed in this Development Code and required by the
Planning Commission, or City Council in order to integrate the use with other uses in the
neighborhood;
Staff has reviewed the proposed project to determine consistency with the Development
Code and has found that the project meets all of the applicable requirements with the
exception of private open space. Each unit includes private usable open space (porches
or balconies) which range in size from 102 square feet to 178 square feet. Approximately
15 of the 32 units do not meet the Development Code requirement for 150 square feet of
private open space per unit. Staff does not believe this is an issue of concern since the
proposal involves an as-built condition and the requirement for additional private open
space is not a health and safety issue, As constructed, the project meets the intent of the
code with regard to open space and providing a positive quality of life.
D, The nature of the proposed conditional use is not detrimental to the health, safety
and general welfare of the community;
G:\Planning\2005\PA05-0290 Palm Valley Condos - DP, CUP\Planning\Reso.doc
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Staff has reviewed the proposed condominium use and found that it will not be
detrimental to the health, safety, or general welfare of the community. Fire Prevention
has reviewed circulation and drive aisle widths and has determined that the site will able
to be adequately served by the Fire Department in an emergency situation.
Section 3. Environmental Compliance. A Notice of Exemption has been prepared
pursuant to Section 15301, Class 1, Existing Facilities, of the California Environmental Quality
Act (CEQA). No further environmental review is required for the proposed project.
Section 4. Conditions, That the City of Temecula Planning Commission hereby
approves Planning Application NO.PA05-0290 (Conditional Use Permit and Development Plan)
to convert the 32-unit apartment complex known as Palm Valley Condos to for-sale
condominium units located at 42140 Lyndie Lane, subject to the conditions of approval set forth
on Exhibit A, attached hereto, and incorporated herein by this reference together with any other
conditions that may be deemed necessary.
Section 5. PASSED, APPROVED AND ADOPTED by the City of Temecula
Planning Commission this 151 day of February 2006.
Chairman
ATTEST:
Debbie Ubnoske, Secretary
SEAL]
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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 1st day of February 2006, by the
following vote of the Commission:
AYES:
PLANNING COMMISSIONERS:
NOES:
PLANNING COMMISSIONERS:
ABSENT:
PLANNING COMMISSIONERS:
ABSTAIN:
PLANNING COMMISSIONERS:
Debbie Ubnoske, Secretary
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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.: PA05-0290 (Conditional Use Permit and Development
Plan)
Project Description:
A Conditional Use Permit and Multi-Family Residential
Development Plan application to convert 32 apartment
units to condominiums located at 42140 Lyndie Lane. An
associated one-lot Tentative Tract Map (TIM 34062) has
been applied for under PA05-0306.
Assessor's Parcel No.
921-310-016,5
MSHCP Category:
Exempt
DIF Category:
Residential Attached
TUMF Category:
Not applicable
Approval Date:
February 1, 2006
Expiration Date:
February 1, 2008
WITHIN FORTY-EIGHT (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 Exemption as
provided under Public Resources Code Section 21152 and California Code of Regulations
Section 15062. If within said forty-eight (48) hour period the applicant/developer has not
delivered to the Planning Departmenlthe 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)).
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 Departmenttor
their files.
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GENERAL REQUIREMENTS
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Planning Department
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 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.
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. The development of the premises shall substantially conform to the approved site plan and
elevations contained on file with the Planning Department.
8. Prior to the sale of the first unit, the applicant shall provide documentation that all
recommendations in the Pest Report dated July 15, 2005 have been completed.
9. This approval is contingent upon the approval and recordation of Final Map for Tract No.
34062 (PA05-0306).
10. The developer shall provide each purchaser with a copy of all planning department
application submittals (physical elements report, pest report, soils report, statement of
repairs, Declaration of CC&R's, and Department of Real Estate Budget) prior to said
purchaser executing any purchase agreement or other contract to purchase a unit, and the
developer shall give the purchaser sufficient time to review said information. Copies of said
documents shall be made available at all times at the sales office and notice indicating
availability of such reports shall be posted on-site. Copies of reports shall be provided to the
Homeowners' Association upon its formation.
11. Prior to entering into escrow on the first unit, the subdivider shall submit the following
information to the Planning Department:
a, Name, address and phone number of Homeowner's Association;
b. Actual sales price of units;
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c. Actual Homeowner's Association fee;
d. Number of prior tenants who intend to purchase units: and
e, Number of units purchased with intent to be used as rentals,
12. Developer shall provide suitable alternative housing to tenant households at no additional
cost to the tenant, whose unit undergoes substantial remodeling or rehabilitation during
conversion, if the unit being remodeled or rehabilitated is not habitable. The final
determination of habitability and suitability shall be made by the City of Temecula
Department of Building and Safety.
13, All landscaping shall be restored as necessary and maintained in accordance with approved
landscape plans.
14. 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.
15. Each parking space reserved for the handicapped shall be identified by a permanently
affixed reflectorized sign constructed of porcelain on steel, beaded text or equal, displaying
the International Symbol of Accessibility. The sign shall not be smaller than 70 square
inches in area and shall be centered at the interior end of the parking space at a minimum
height of SO inches from the bottom of the sign to the parking space finished grade, or
centered at a minimum height of 36 inches from the parking space finished grade, ground,
or sidewalk. A sign shall also be posted in a conspicuous place, at each entrance to the of/-
street parking facility, not less than 17 inches by 22 inches, clearly and conspicuously stating
the following:
"Unauthorized vehicles parked in designated accessible spaces not
displaying distinguishing placards or license plates issued for persons with
disabilities may be towed away at owner's expense. Towed vehicles may be
reclaimed by telephoning 951 696-3000,"
16, In addition to the above requirements, the surface of each parking place shall have a
surface identification sign duplicating the Symbol of Accessibility in blue paint of at least 3
square feet in size.
17. All of the foregoing conditions shall be complied with prior to any use allowed by this permit.
Building and Safety Department
1S, All design components shall comply with applicable provisions of the 2001 edition of the
California Building, Plumbing and Mechanical Codes; 2004 California Electrical Code;
California Administrative Code, Title 24 Energy Code, California Title 24 Disabled Access
Regulations, and the Temecula Municipal Code. Forany proposed work as applicable to
conversion.
19. The City ofT emecula has adopted an ordinance to collect fees Development Impact Fees,
This project will be subject to payment of these fees that were not previously collected prior
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to the recording of the Map. The fees shall be subject to the provisions of Ordinance 03-63
and the fee schedule in effect at the time of building permit issuance.
20. Submit at time of plan review, a complete exterior site lighting plans showing compliance
with Ordinance No, 655 for the regulation of light pollution. All street-lights and other outdoor
lighting shall be shown on electrical plans submitted to the Department of Building and
Safety, Any outside lighting shall be hooded and directed so as not to shine directly upon
adjoining property or public rights-of-way. For any proposed work as applicable to
conversion.
21. Obtain all building plans and permit approvals prior to commencement of any construction
work. For any proposed work as applicable to conversion.
22. Show all building setbacks.
23. Developments with Multi-tenant Buildings or Shell Buildings shall provide a house electrical
meter to provide power for the operation of exterior lighting, irrigation pedestals and fire
alarm systems for each building on the site. Developments with Single User Buildings shall
clearly show on the plans the location of a dedicated panel in place for the purpose of the
operation of exterior lighting and fire alarm systems when a house meter is not specifically
proposed.
24, All building and facilities must comply with applicable disabled access regulations. Provide
all details on plans. (California Disabled Access Regulations effective April 1 ,1998) For
any proposed work as applicable to conversion.
25, Provide electrical plan including load calculations and panel schedule, plumbing schematic
and mechanical plan applicable to scope of work for plan review. For any proposed work
as applicable to conversion.
26. Provide precise grading plan at plan check submittal to check accessibility for persons with
disabilities. For any proposed work as applicable to conversion.
27, Provide appropriate stamp of a registered professional with original signature on plans prior
to permit issuance.
28. A pre-construction meeting is required with the building inspector prior to the start of the
building construction,
Fire Prevention
29. Prior to issuance of a Certificate of Occupancy or building final, "Blue Reflective Markers"
shall be installed to identify fire hydrant locations. (CFC 901.4.3)
30. Prior to issuance of a Certificate of Occupancy or building final, approved numbers or
addresses shall be provided on all new and existing buildings in such a position as to be
plainly visible and legible from the street or road fronting the property. Numbers shall be of a
contrasting color to their background. Commercial, multi-family residential and industrial
buildings shall have a minimum twelve (12) inches numbers with suite numbers a minimum
of six (6) inches in size. All suites shall gave a minimum of six (6) inch high letters and/or
numbers on both the front and rear doors, Single family residences and multi-family
residential units shall have four (4) inch letters and lor numbers, as approved by the Fire
Prevention Bureau. (CFC 901.4.4)
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31. Prior to issuance of a Certificate of Occupancy or building final, a directory display
monument sign shall be required for apartment, condominium, townhouse or mobile home
parks. Each complex shall have an illuminated diagrammatic layout of the complex which
indicates the name of the complex, all streets, building identification, unit numbers, and fire
hydrant locations within the complex. Location of the sign and design specifications shall be
submitted to and be approved by the Fire Prevention Bureau prior to installation.
32. Any/all manual and electronic gates on required Fire Department access roads or gates
obstructing Fire Department building access shall be provided with the Knox Rapid entry
system for emergency access by fire fighting personnel. (CFC 902.4)
33. Prior to final inspection of any building, the applicant shall prepare and submit to the Fire
Department for approval, a site plan designating Fire Lanes with appropriate lane painting
and or signs.
34, The applicant shall comply with the requirements of the Fire Code permit process and
update any changes in the items and quantities approved as part of their Fire Code
permit. These changes shall be submitted to the Fire Prevention Bureau for review and
approval per the Fire Code and is subject to inspection. (CFC 105)
Community Services Department
35. The developer shall contact the City's franchised solid waste hauler for disposal of
construction debris. Only the City's franchisee may haul construction debris.
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 Community Development Department approval.
Applicant's Signature
Date
Applicant's Printed Name
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ATTACHMENT NO.4
APPLICANT STATEMENT OF REPAIRS AND IMPROVEMENTS
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SEPTEMBER 22, 2005
ATTN: Cheryl Kitzerow
City of Temecula
43200 Business Park Dr.
Temecula,Ca. 92590
Subject: Statement of Repairs and Improvements
The following Items of repair/replacement to be completed by the developer:
1. The exterior of all buildings and carports have been painted - completed Sept. 2005.
2. Central boiler which supplies hot water and heat for central heating in all units will be
replaced with new updated unit which meets all requirements of South Coast Air Quality
Management District. At a cost of approx, $ 19,000.00,
3. Interior of all vacated units will be completely painted.
4. Faucets for Kitchen sinks and bathroom lavs. replaced as required.
5. Appliances built - in such as microwave, dishwasher, garbage disposal, stoveloven and
HV AC systems are to be in working order or replaced with new, A one year warranty
will be included with each purchase.
6. Pool and Spa will be re-plastered, tiled and refurbished and all equipment will be
warranteed for a period of one year. Cost approximately $ 11,000.00,
7. Streets and parking areas to be resurfaced_
8, Fire lanes will be painted and stamped - NO PARKING FIRE LANE CVC 22500.1
9_ Landscaping maintained and sprinkler systems to be in working order.
10. Some kitchen and bath cabinets will be re-surfaced and counter tops replaced.
Sincerely,
r~/
Donald 1. Manderscheid
ITEM #6
CITY OF TEMECULA
PLANNING DEPARTMENT
MEMORANDUM
TO: Planning Commission
FROM: Cheryl Kitzerow, Associate Planner
DATE: February 1,2006
SUBJECT: Planning Application No. PA06-0009, General Plan Amendment, Planning
Application No. PA05-0341, Specific Plan Amendment NO.2 and PA05-0404,
Development Agreement Amendment for Roripaugh Ranch
PROJECT DESCRIPTION
A proposed General Plan Amendment to amend the General Plan land use map to change the land
use designation for Planning Area (PA) 33B (2.3 acres) of the Roripaugh Ranch Specific Plan from
Low Density Residential (L) to Open Space (OS), A proposed Specific Plan Amendment (No.2) to
change the land use designation of Planning Area (PA) 33B from Low Density Residential (L) to
Open Space (OS) to accommodate park and ride and trail head uses, and to relocate the park and
ride facility from Planning Area 11 (Butterfield Stage Road/Murrieta Hot Springs Road) to Planning
Area 33B (Nicholas Road/Butterfield Stage Road). In addition, a proposed Development Agreement
Amendment to Section 4,1.6, Fire Service Improvements, regarding required improvements and
building permit timing thresholds relative to the completion of the Fire Station at Roripaugh Ranch.
A modification to the Transportation Section of the Mitigation Monitoring Program adopted with the
Roripaugh Ranch Environmental Impact Report is also required to identify the proposed location of
the park and ride facility in Planning Area 33B,
BACKGROUND
On December 17, 2002, the City Council approved the Roripaugh Ranch Development Agreement.
On September 23, 2003, the City and Ashby USA LLC entered into an "Agreement to Defer
Completion of Conditions of Approval Until After Recordation of Final Map for Tract No. 29353-2
('Deferral Agreement')." The Deferral Agreement provides for the deferral of certain obligations with
respect to the development of the Property. On June 28, 2005, the City and Ashby USA LLC entered
into a "First Amendment to Agreement to Defer Completion on Conditions of Approval until After
Recordation of Final Map for Tract No. 29353". This First Amendment to the Deferral Agreement
specifically requires a Specific Plan Amendment to designate the appropriate land use for PA33B to
accommodate park and ride and trail head uses,
On October 21,2004, the City and the Developer entered into a "First Operating Memorandum to
the Recorded Development Agreement between the City of Temecula and Ashby USA." The First
Operating Memorandum provides additional funding for the construction of the permanent fire
station necessary to provide fire protection for the Project. The First Operating Memorandum
requires that the City process an Amendment to the Development Agreement to revise Section 4.1.6
of the Development Agreement to change the thresholds required for issuance of building permits,
under the Fire Chief's discretion, based on the status of the Roripaugh Fire Station construction and
access to the Fire Station and Murrieta Springs Road. Accordingly, an amendment to the
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Development Agreement is required in order to increase the number of homes that can be built
during construction of the permanent fire station.
As required by the previously approved agreements, on November 9, 2005, Ashby USA LLC
submitted a request to amend the Roripaugh Ranch Specific Plan to change the land use
designation for Planning Area 33B from Residential to Open Space to accommodate the park and
ride and trail head facilities. The amendment also includes relocating the park and ride facility from
Planning Area 11 to Planning Area 33B (See Exhibit A of Attachment 2). In order to maintain
consistency with the General Plan, Ashby USA LLC submitted a General Plan Amendment to
amend the General Plan Land Use map to change the land use designation for PA 33B (see Exhibit
A of Attachment 1). On December 28, 2005, Ashby USA LLC submitted a request to amend the
Roripaugh Ranch Development Agreement to allow issuance of no more than 515 units within the
Project during construction of the Fire Station, completion of "Secondary Access," as described in
Attachment 5 to the Development Agreement and permanent access to the Fire Station on Murrieta
Hot Springs Road and Butterfield Stage Road (see Exhibit A of Attachment 3).
ANALYSIS
Specific Plan Amendment, PA05-0341
The Specific Plan Amendment (SPA) would change the Specific Plan land use designation for PA
33B from Low Density Residential (L) to Open Space (OS). Planning Area 33B was never
anticipated to be developed as part of the Roripaugh Ranch Specific Plan. Section 3,30 of the
Specific Plan states that no residential dwelling units are permitted within PA 33B. Section 5.3.1
states that PA 33B shall not be developed as part of Roripaugh Ranch, but shall eventually be
combined with the adjacent residential areas to the north. These sections will be revised with the
proposed SPA. Designating Planning Area 33B as Open Space will accommodate the proposed
park and ride and trail head facilities. These land use changes would not result in adverse impacts
or more intense development than originally anticipated and analyzed with the approved Specific
Plan.
Planning Area 33B is 2,3 acres. In eliminating this acreage from the Low Density Residential
acreage calculations for Planning Areas 33 A and B (14,1 acres to 11.8 acres), the proposed density
of Planning Area 33A would increase from 1.06 dwelling units per acre (du/ac) to 1,27 dwelling units
per acre, Although the density of this Planning Area would increase, the total anticipated units for
PA 33B (15 total) and the overall Roripaugh Ranch Specific Plan unit count (2,015 total) and density
calculation would remain unchanged. In addition, the proposed density of 1.27 dulac is within the
density range of 0.5 to 2.0 dulac for the Low Density Residential category.
As part of the Specific Plan Amendment, the park and ride facility is proposed to be relocated from
Planning Area 11, located at the future extension of Murrieta Hot Springs Road and Butterfield
Stage Road, to Planning Area 33B, located at future Nicholas Road and Butterfield Stage Road.
The developer will also be required to construct a trail head in Planning Area 33B. The
improvements on the 2.3 acres in PA 33B dedicated to the City would include a minimum of fifty (50)
parking spaces for the park and ride facility, six (6) spaces for trailer parking, security lighting,
passive recreation area with benches and tables, kiosk for interpretive information for the open
space area, drinking fountains, water and staging area for equestrians, and landscaping. The
previously approved Deferral Agreement Amendment allowed for improvements to be deferred in
exchange for the park and rideltrail head improvements, dedication of additional land for the Sports
Park, and an additional community building at the Sports Park to be constructed by the developer.
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General Plan Amendment. PA06-0009
The General Plan Amendment would amend the City of T emecula General Plan Land Use Map to
change the land use designation for Planning Area 338 in Roripaugh Ranch from Low Density
Residential to Open Space, The proposed change would ensure land use consistency between the
General Plan and the proposed Specific Plan Amendment.
Development Aqreement Amendment, PA05-0404
The existing Development Agreement authorizes up to 107 permits with the Fire Chief having
determined that up to 250 units could be adequately served. The previously approved Operating
Memorandum required the developer to provide an additional $1,1 million to expedite construction of
the Fire Station in exchange for additional building permits. The Temecula Fire Chief has now
determined that the Fire Department can adequately serve up to 515 units within the Project during
the construction of the permanent Fire Station provided that certain conditions imposed by the
Development Agreement and Conditions of Approval for the Project are fulfilled. The proposed First
Amendment to the Development Agreement would allow for the issuance of up to a maximum of five
hundred fifteen (515) residential building permits for Planning Areas 1 A, 2, 3, 4A and 48 and shall
be issued upon a finding by the City Manager that: (1) the permanent fire station is substantially
under construction; (2) permanent access to the Fire Station via 8utterfield Stage Road and Murrieta
Hot Springs Road is substantially under construction so as to be completed concurrent with the
opening of the Fire Station; (3) Access to the Fire Station via Calle Chapos between the Fire
Station's eastern most driveway and Walcott Lane will be completed concurrent with the opening of
the Fire Station; and (4) all other requirements of the Development Agreement and Conditions of
Approval of the Land Use Entitlements of the Project for the issuance of the building permits have
been fulfilled,
Mitiqation Monitorinq Proqram
Item NO.9 of the Transportation Section of the approved Roripaugh Ranch Specific Plan EIR
Mitigation Monitoring Program (MMP) requires the developer to construct 50 park and ride spaces in
Planning Area 11 prior to the issuance of any building permits for Planning Areas 10, 11, 12, 14-31,
33A or 338. In order to maintain consistency with the proposed Specific Plan Amendment and
previously approved First Amendment to the Deferral Agreement, staff is recommending a revision
to this item. The proposed revision would indicate the location of the Park and Ride in Planning Area
338, as well as change the timing threshold requiring the facility be constructed prior to issuance of
any residential building permits in Phases 2 or 3 (see Exhibit A of Attachment 4). The mitigation
measure was originally included to ensure the provision of a park and ride facility in Roripaugh
Ranch. The proposed relocation of this facility and timing of construction does not adversely affect
the environment and does not require additional environmental review,
ENVIRONMENTAL DETERMINATION
Staff has determined that the project is consistent with the previously adopted Environmental Impact
Report for the Roripaugh Ranch Specific Plan certified on November 26, 2002. A Notice of
Determination will be filed in accordance with CEQA Section 15162 - Subsequent EIRs and
Negative Declarations.
RECOMMENDATION
Staff recommends that the Planning Commission recommend adoption of the attached Resolutions
which recommend that the City Council approve of the General Plan Amendment, Specific Plan
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Amendment No.2, First Amendment to the Development Agreement and revisions to the
Transportation Section of the Mitigation Monitoring Program.
ATTACHMENTS
1. PC Resolution 06-_ - Slue Page 5
Exhibit A - Revised General Plan Land Use Map
2. PC Resolution 06-_ - Slue Page 6
Exhibit A - Draft Roripaugh Ranch Specific Plan Amendment NO.2
Exhibit S - Draft Conditions of Approval
3. PC Resolution 06-_ - Slue Page 7
Exhibit A - Draft Roripaugh Ranch Development Agreement Amendment
4. PC Resolution 06-_ - Slue Page 8
Exhibit A - Revised Mitigation Monitoring Program (Transportation Section Item NO.9 only)
5. Draft CC Resolution 06-_ - Slue Page 9
6. Draft CC Ordinance 06-_ - Slue Page 10
7. Draft CC Ordinance 06-_ - Slue Page 11
8. Draft CC Resolution 06-_ - Slue Page 12
9. Roripaugh Ranch Specific Plan Area Reference Map - Slue Page 13
10. Applicant's Justification Letters - Slue Page 14
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ATTACHMENT NO.1
PC RESOLUTION 06-_
GENERAL PLAN AMENDMENT
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PC RESOLUTION NO. 06-_
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF TEMECULA RECOMMENDING THAT THE CITY COUNCIL
ADOPT THE FOLLOWING ITEMS ENTITLED: "A RESOLUTION
OF THE CITY COUNCIL OF THE CITY OF TEMECULA TO AMEND
THE GENERAL PLAN LAND USE MAP TO CHANGE THE LAND
USE DESIGNATION FOR PLANNING AREA 33B OF THE
RORIPAUGH RANCH SPECIFIC PLAN FROM LOW DENSITY
RESIDENTIAL (L) TO OPEN SPACE (OS)", GENERALLY
LOCATED NEAR THE FUTURE INTERSECTIONS OF NICHOLAS
ROAD AND BUTTERFIELD STAGE ROAD (PA06-0009) (APN 964-
460-003)
WHEREAS, On November 26,2002, the City Council of the City of Temecula adopted and
certified an Environmental Impact Report (PA94-0076), a General Plan Amendment (PA99-0298),
the Roripaugh Ranch Specific Plan (PA94-0075), a Change of Zone (PA94-0075), a Development
Agreement (PA99-0299) and Tentative Tract Maps 29661 (PA01-0253) and 29353 (PA01-0230);
WHEREAS, on January 11,2005, the City Council of the City of Temecula approved the
Roripaugh Ranch Specific Plan Amendment NO.1 (PA04-0371) to change Planning Area 7B from
Open Space (OS) to Low Medium Residential (LM), Planning Area 10 from Low Density Residential
(L) to Low-Estate Residential (L-E) , and make other changes to the Roripaugh Ranch Specific Plan;
WHEREAS, on November 9, 2005, Ashby USA, LLC, filed Planning Application No. PA05-
0341, Specific Plan Amendment No. 2 to change the Specific Plan land use designation for
Planning Area 33B from Low Density Residential (L) to Open Space (OS) to accommodate park and
ride and trail head uses, and to relocate the park and ride facility from Planning Area 11 to Planning
Area 33B;
WHEREAS, Ashby USA, LLC, filed Planning Application No. PA06-0009, General Plan
Amendment to amend the General Plan land use map to change the land use designation for
Planning Area 33B of the Roripaugh Ranch Specific Plan from Low Density Residential (L) to Open
Space (OS) ("Project");
WHEREAS, the Application was processed including, but not limited to public notice, in the
time and manner prescribed by State and local law, including the California Environmental Quality
Act;
WHEREAS, the Planning Commission, at a regular meeting, considered the Application on
February 1, 2006 to consider the application for the Project and environmental review, 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.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF TEMECULA DOES
RESOLVE, DETERMINE AND ORDER AS FOLLOWS:
Section 1.
reference.
That the above recitals are true and correct and are hereby incorporated by
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Section 2. Findinqs. That the Planning Commission, in recommending approval of the
General Plan Amendment (PA06-0009), hereby finds the following:
A. The proposed amendment is consistent with the direction, goals and policies of the
adopted General Plan.
B. The proposed amendment will not have a significant impact on the character of the
surrounding area.
Section 3. Environmental Compliance. 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 ("EIR").
The Planning Commission finds, based on the administrative record, that the EIR properly
addressed all of the environmental issues encompassed within the Specific Plan Amendment (No.
2) to the Roripaugh Specific Plan 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 the Planning Commission recommends that a Notice of
Determination (Determination of Consistency) for which an Environmentai Impact Report was
previously adopted (Sec. 15162 - Subsequent EIRs and Negative Declarations) be filed.
Section 4. Recommendation. The Planning Commission of the City ofTemecula hereby
recommends that the City Council adopt the proposed Resolution approving the General Plan
Amendment (PA06-0009) to amend the land use map to change the land use designation for
Planning Area 33B of the Roripaugh Ranch Specific Plan from Low Density Residential (L) to Open
Space (OS), generally located near the future intersections of Nicholas Road and Butterfield Stage
Road (APN 964-460-003), attached hereto as Exhibit A.
PASSED, APPROVED AND ADOPTED by the City ofTemecula Planning Commission this
1 sl day of February 2006,
Chairman
ATTEST:
Debbie Ubnoske, Secretary
[SEAL]
G:\PJanning\2006\PA06.0009 Roripaugh Ranch PA338. GPA\Planning\Tem PC Res Roripaugh Gen Plan Amendment.DOC
2
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 151 day of February 2006, by the following vote of
the Commission:
AYES:
PLANNING COMMISSIONERS:
NOES:
PLANNING COMMISSIONERS:
ABSENT:
PLANNING COMMISSIONERS:
ABSTAIN:
PLANNING COMMISSIONERS:
Debbie Ubnoske, Secretary
G:\Planning\2006\PAOS-Q009 Roripaugh Ranch PA33B - GPA\Planning\Tem PC Res Roripaugh Gen Plan Amendment.DOC
3
EXHIBIT A
REVISED GENERAL PLAN LAND USE MAP
G:\Planning\2006\PAoe.0009 Roripaugh Ranch PA33B - GPA\Planning\Tem PC Res Roripaugh Gen Plan Amendment.DOC
4
Roripaugh Ranch
Proposed General Plan Land Use Change
(Change from Low Density Residential (L) to Open Space (OS))
r'-"-"-"-;-,~'
i
i
i
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i
i
-
os
Proposed Change to OS
CITY OF TEMECULA GENERAL PLAN
RESIDENTIAL
HR Hillside {O-o,1 DulAc Me)':}
RR Rural (0-0.2 DulAc Ma;r;)
VL Very Low (0,2-0A DulAc Max)
L Low (0.5-2 DulAc Max)
LM Low Medium (3-6 DulAc Max)
!of Medium (7-'2 DulAc Max)
H High (13.20 DulAc Max)
COMMERCIAL. I OFFICE
He Neighborhood Commercial
CC Community CommerCial
HT Highway Tourist Commercial
SC Service Commercial
PO Professional Office
INDUSTRIAL.
IP Industrial Park
PUBL.IC USES & OPEN SPACE
PI Public Institutional Facilities
VA Vineyards/Agricultural
os Open Space
T1L Tribal Trust Lands
~ Recreation Commercial Overlay
L
L
L
PI
o
SOD
1,000
2,000
3,000
4,000
Feet
-I
I
i
os
LM"
L
LM
os
L
N
W$E
S
ATTACHMENT NO.2
PC RESOLUTION 06-_
SPECIFIC PLAN AMENDMENT
G:\Planning\2005\PA05-0341 Roripaugh Park: & Ride reloc Specific Plan Amend\Planning\Tem Roripaugh PC Staff Report.DOC
6
PC RESOLUTION NO. 06-_
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF TEMECULA RECOMMENDING THAT THE CITY COUNCIL
ADOPT THE FOLLOWING ITEMS ENTITLED: "AN ORDINANCE
OF THE CITY COUNCIL OF THE CITY OF TEMECULA
APPROVING SPECIFIC PLAN AMENDMENT NO.2 (PA05-0341)
TO CHANGE THE LAND USE DESIGNATION FOR PLANNING
AREA 33B FROM LOW DENSITY RESIDENTIAL (L) TO OPEN
SPACE (OS) TO ACCOMMODATE PARK AND RIDE AND TRAIL
HEAD USES, AND TO RELOCATE THE PARK AND RIDE
FACILITY FROM PLANNING AREA 11 TO PLANNING AREA 33B
OF THE RORIPAUGH RANCH SPECIFIC PLAN", GENERALLY
LOCATED NEAR THE FUTURE INTERSECTIONS OF MURRIETA
HOT SPRINGS ROAD AND BUTTERFIELD STAGE ROAD AND
NICHOLAS ROAD AND BUTTERFIELD STAGE ROAD"
WHEREAS, On November 26,2002, the City Council of the City of Temecula adopted and
certified an Environmental Impact Report (PA94-0076), a General Plan Amendment (PA99-0298),
the Roripaugh Ranch Specific Plan (PA94-0075), a Change of Zone (PA94-0075), a Development
Agreement (PA99-0299) and Tentative Tract Maps 29661 (PA01-0253) and 29353 (PA01-0230);
WHEREAS, on January 11,2005, the City Council of the City of Temecula approved the
Roripaugh Ranch Specific Plan Amendment NO.1 (PA04-0371) to change Planning Area 78 from
Open Space (OS) to Low Medium Residential (LM), Planning Area 10 from Low Density Residential
(L) to Low-Estate Residential (L-E) , and make other changes to the Roripaugh Ranch Specific Plan:
WHEREAS, Ashby USA, LLC, filed Planning Application No. PA06-0009, General Plan
Amendment to change the General Plan land use designation for Planning Area 338 of the
Roripaugh Ranch Specific Plan from Low Density Residential (L) to Open Space (OS);
WHEREAS, Ashby USA, LLC, filed Planning Application No. PA05-0341, Specific Plan
Amendment No, 2 to change the Specific Plan land use designation for Planning Area 338 from Low
Density Residential (L) to Open Space (OS) to accommodate park and ride and trail head uses, and
to relocate the park and ride facility from Planning Area 11 to Planning Area 338 ("Project");
WHEREAS, the Application was processed including, but not limited to public notice, in the
time and manner prescribed by State and local law, including the California Environmental Quality
Act;
WHEREAS, the Planning Commission, at a regular meeting, considered the Application on
February 1, 2006 to consider the application for the Project and environmental review, 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;
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF TEMECULA DOES
RESOLVE, DETERMINE AND ORDER AS FOLLOWS:
Section 1. That the above recitals are true and correct and are hereby incorporated by
reference.
G:\Planning\2005\PA05-0341 Roripaugh Park & Ride relec - Specific Plan Amend\Planning\Tem PC Resa Roripaugh Spec Plan
Amendment.DOC
Section 2. Findinqs. That the Planning Commission, in recommending approval of
the Specific Plan Amendment No, 2 (PA04-0341), hereby finds the following:
A, The Specific Plan amendment is consistent with the general plan.
Planning Application No. PA06-0009 is a General Plan Amendment to change the General
Plan land use designation for Planning Area 338 of the Roripaugh Specific Plan from Low
Density Residential (L) to Open Space (OS). The proposed Specific Plan Amendment to
change the Specific Plan land use designation for Planning Area 338 would be consistent
with the General Plan. The relocation of the park and ride facility from Planning Area 11
(commercial designation) to Planning Area 338 (proposed as open space) is consistent with
the General Plan goals for providing alternative transportation facilities, additional economic
development opportunities and ensuring neighborhood compatibility. The park and ride
facility relocation will allow for additional commercial land area within Planning Area 11 for
development. The facility design will be reviewed to ensure it is compatible with adjacent
residential uses. The Roripaugh Ranch Specific Plan includes specific requirements to be
provided at the facility. The subject site in Planning Area 338 is physically suitable for the
park and ride, and trail head uses that will be developed on the site.
Section 3. Environmental Compliance. 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 ("EIR"). The
Planning Commission finds, based on the administrative record, that the EIR properly addressed all
of the environmental issues encompassed within the Specific Plan Amendment (No.2) to the
Roripaugh Specific Plan 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 notfound 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 the Planning Commission recommends that a Notice of Determination (Determination of
Consistency) for which an Environmental Impact Report was previously adopted (Sec. 15162
Subsequent EIRs and Negative Declarations) be filed.
Section 4. Recommendation. The Planning Commission of the City of T emecula hereby
recommends that the City Council adopt the proposed Ordinance approving the Specific Plan
Amendment (No.2) (PA05-0341) to the Roripaugh Ranch Specific Plan, attached hereto as Exhibit
A, subject to the attached conditions of approval, attached hereto as Exhibit 8,
G:\Planning\2005\PA05-0341 Roripaugh Park & Ride reloc - Specific Plan Amend\Planning\Tem PC Resa Roripaugh Spec Plan
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2
PASSED, APPROVED AND ADOPTED by the City ofTemecula Planning Commission this
1 sl day of February 2006.
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 ata regular meeting thereof held on the 1 Slday of February 2006, by the following vote of
the Commission:
AYES:
PLANNING COMMISSIONERS:
NOES:
PLANNING COMMISSIONERS:
ABSENT:
PLANNING COMMISSIONERS:
ABSTAIN:
PLANNING COMMISSIONERS:
Debbie Ubnoske, Secretary
G:\Planning\2005\PAOS-0341 Roripaugh Park & Ride reloe. Specific Plan Amend\Planning\Tem PC Reso Roripaugh Spec Plan
Amendment.DOC
3
EXHIBIT A
RORIPAUGH RANCH SPECIFIC PLAN AMENDMENT NO.2
(P A05-0341)
G:\Planning\2005\PA05-0341 Roripaugh Park & Ride raloe - Specific Plan Amend\Planning\Tem PC Resa Roripaugh Spec Plan
Amendment.DOC
4
Planning Commission Recommendation for Approval Date: 10.30.02
City Council Approval Date: 11.26.02
Final Revisions Completed: 3.25.03
Amendment No.1 Approved by City Council: 1.11.05
RORIPAUGH RANCH
SPECIFIC PLAN AMENDMENT NO.2
(D) [g ~ [g n 'W ~ l[)'
\n1 JAN 2 4 2006 l!:!J
City of Temecula
43200 Business Park Drive
Temecula, CA 92589-9033
tel. 951.694.6400 fax 951.694.1999
By Planning Department
Prepared for:
Ashby USA, LLC
470 E. Harrison Street
Corona, CA 92879
tel. 951.898.1692 fax 951.898.1693
Prepared by:
Matthew Fagan Consulting Services
42011 Avenida Vista Ladera
Temecula, CA 92592
tel. 951.699.2338 fax 951.694.4474
January 20, 2006
SECTION I
INTRODUCTION TO AMENDMENT NO.2
DESCRIPTIVE SUMMARY OF CHANGES
Section I
Section I of the Specific Plan Amendment NO.2 contains the following modifications on revised pages 9 and 10,
and Figure 1-3.
1.2.1 (Evaluate Opportunities for Open Space) - Corrected the open space acreage and inserted a reference
to the park and ride facility.
Section II
Section II of the Specific Plan Amendment NO.2 contains the following modifications on revised pages 1, 2, 4, 6,
7, 20, 23, 24, 25, 52 and 53, and Figures 2-1, 2-2, 2-5c, and 2-11.
2.1.1 (Project Description - Valley Neighborhood) Language was added designating Planning Area 336 as
the location of the Park and Ride and trail head facilities and adds a brief discussion of the park and ride
under open space components.
2.1,2 (Residential Uses) - Corrected the acreage to reflect the designation of Planning Area 336 as Open
Space. (Table 2-2) - Separated Planning Areas 33A and 336,
2.1.3 (Land Use Project Development Standards) - Incorporated the park and ride into the project
description, added total residential acreage, and removed Planning Area 336 from the list of residential
areas,
22.6 (Phasing of Road Improvements) - Modified Item 9 to reflectltte park and ride in Planning Area 336.
2.2.7 (Altemative Transportation) - Textual changes were made designating Planning Area 336 as the
location of the Park and Ride facility.
2.2.9 (Project Development Standards) Textual changes were made designating Planning Area 336 as the
location of the Park and Ride facility and referencing the correct corresponding Figures.
2.8.1 Identified the park and ride as an open space component of the project and corrected the total open
space acreage.
Section III
Section III of the Specific Plan Amendment No, 2 contains the following modifications on revised pages 33, 34,
95, 96, 97, 98, and Figure 3-28.
3,11.1 Descriptive Summary) Language was incorporated describing the Park and Ride facility and designating
Planning Area 33B as its location.
3.11.3 (Planning Standards - Circulation Standards) Remove references to the park and ride facility.
3.30.1 (Descriptive Summary) - Adjust the acreage and remove references to Planning Area 338.
3.30.3 (Planning Standards, Circulation Standards, Miscellaneous Standards) - Remove Itte discussion ofltte
park and ride and Planning Area 338.
3.31. Create a new Section containing the provisions for Planning Area 336 and the park and ride facility,
ROriP8Ugh Ranch Specific Plan, Amendment No.2
S-1
SECTION I
INTRODUCTION TO AMENDMENT NO.2
Section IV
Section IV of the Specific Plan Amendment NO.2 contains the following modification,
4,13.10 Modify Figure 4-90 to remove the park and ride from the commercial center.
Section V
Section V of the Specific Plan Amendment NO.2 contains the following modifications on revised pages .1, 4, 7,
8,18,19, and 20.
5.1 Remove Planning Area 33B from Low Density and describe Planning Area 33B as a park and ride under
#3, Parks and Open Space discussion.
5.3.1 (Description of Residential Districts - Low Density Residential) Planning Area 336 was deleted from this
section.
5.3.3 (Development Standards) - Remove Planning Area 336 from the list of Low Density Planning Areas.
5.5 Add Planning Area 338 to the list of Open Space Planning Areas.
5.5.2 (Use Regulations) - Add Planning Area 336 to the list of Planning Areas for the Open Space 2
district. Add 'Park and Ride" to the schedule of uses. Designate 'Park and Ride' as a permitted
use in the Open Space 3 District.
5,5.3 (Development Standards) - Add Planning Area 336 under the list of Planning Areas subject to the
OS requirements, Inserted the language to require Planning and Community Services approval of
development in Planning Area 336 as directed.
Roripaugh Ranch Specific Plan, Amendment No.2
S-2
GENERAL PLAN CONSISTENCY
Goal 6. "Develop Temecula as a comprehensive, recognizable tourist destination, with a range of
attractions throughout and beyond the Sphere of Influence."
Not applicable,
1.1.11 General Plan Consistency
Based on this analysis, the proposed project is consistent with the goals, policies, and objectives of
the City of Temecula General Plan.
1.2 GROWTH MANAGEMENT STRATEGIES AND ACTION PLAN
1.2.1 Growth Management Strategies and Action Plan
On March 21, 2000, the City Council adopted a Growth Management Program Action Plan (GMPAP)
to plan for and accommodate future growth in the City. The GMPAP identifies a number of actions to
be taken by the City that do not directly affect the proposed Roripaugh Ranch Specific Plan, such as
Inter-Agency Coordination (Section 1). The following analysis demonstrates that the proposed project
is consistent with applicable GMPAP sections and measures.
Inter-Aaencv Coordination
This section applies to City activities and is not project specific.
Redirect Urban Develooment to Urban Areas
The project is not totally consistent with this directive of the plan, but the property has been
designated for suburban density development for many years, and is being developed at a level that is
almost 20 percent less dense that is allowed. It will also complete the Eastern Bypass Corridor which
will help form an urban development limit for the City.
Cluster Densities related to Soecific Plans
According to the General Plan, the project site is designated for a Specific Plan with an overall density
of 3.0 units per gross acre (GP Figure 1-3). The proposed project has a net residential density of 4.26
units per acre, but actually has a gross density of 2.56 units per acre that uses clustering to preserve
over 200 acres of biological habitat Higher density single family residential uses (i.e.. 5,000 square
foot lots) are proposed in the Plateau area but separated by setbacks and landscaped buffering from
the top of the slope and views from Nicolas Valley. Higher density housing is also located in the
central portion of the Valley area east of Butterfield Stage Road. while lower density uses are located
around the periphery of the site, adjacent to rural uses to the east and south. In these ways, the
proposed project provides appropriate clustering within the Specific Plan, and thus is consistent with
this requirement of the GMPAP.
Evaluate Oooortunities for Ooen Soace
Approximately a third (266 265 acres or 33 percent) of the proposed project is reserved for open
space, including 202,7 acres for the AD 161 Sub-Regional Habitat Conservation Plan recently
approved by Riverside County and the U.S. Fish and Wildlife Service. The project is therefore
consistent with this requirement of the GMPAP.
Goal B of this section addresses the City's Development Review Process and directs the Planning
Commission to "consider approving residential projects at the lowest allowable density in each density
category." It further states the Commission may "consider approving a project above the lowest
density if the project provides onsite or community amenities.". The project amenities include: a
community park; a neighborhood park; 3 private recreational facilities; trails; open space consistent
with the AD 161 SHCP; provision of major onsite and offsite public improvements and region-serving
Roripaugh Ranch Spec:ffic Plan, Amendment No, 2
1-9
GENERAL PLAN CONSISTENCY
roads (i.e., Murrieta Hot Springs Road and Butterfield Stage Road); flood control facilities; a new fire
station; a park and ride facility, an elementary school site and a middle school site.
Preserve Open Space
The first recommended goal in this section is to "acquire vital open space and resource areas." The
project as proposed does contain signifICant open space and habitat resources, which have been
incorporated into the recently approved Assessment District 161 Sub-Regional Habitat Conservation
Plan. The large permanent open space of the project fulfills this requirement
The second action item is to "condition Specific Plans to preserve a significant amount of open
space." The proposed Roripaugh Ranch plan includes 202.7 acres of land for biological habitat
mainly for the Califomia gnatcatcher and Quino checkerspot butterfly. The majority of the proposed
open space land is adjacent to the Johnson Ranch open space lands to be included in the
Assessment District (AD) 161 Sub-Regional Habitat Conservation Plan (SHCP) recently approved by
the County and the U.S, Fish and Wildlife Service. The proposed project therefore meets this
requirement of the GMPAP.
The third action item is to "maintain large parcel sizes in rural areas. Parcel sizes should increase the
greater the distance from urban core areas. Encourage down zoning and parcel merging to maintain
large rural lot sizes." The proposed Roripaugh Ranch plan also calls for suburban densities and lot
sizes in the Plateau area consistent with development to the west along Murrieta Hot Springs Road
and larger lots adjacent to the rural areas to the south and east In these ways, the proposed project
is consistent with this requirement of the GMPAP.
The remaining action items address funding mechanisms for preserving open space, such as tax
advantages or slate bond funds, and conducting a study to identify the amount and cost of open
space land remaining in the City.
Traffic Circulation Svstem Improvements
The GMPAP addresses traffic circulation system improvements, and the first goal is to "ensure that
infrastructure is constructed ahead of new development," while the third goal is to "continue to
condition new development to ensure that infrastructure is constructed in conjunction with
development impacts." The Roripaugh Ranch Specific Plan identifies a variety of improvements
needed for overall growth in the project area as well as specific improvements needed to serve the
proposed project The project EIR and traffic study identified the timing and fair share contributions
required for specific intersection and roadway improvements. In this way, the proposed project is
consistent with this requirement of the GMP AP. Other action items under this goal are for the City to
implement the Capital Improvement Program (CIP) and to work with other agencies regarding the
timing and funding of improvements.
Maximize Existino Transportation Network Efficiencv
This section mainly addresses City programs and responsibilities regarding public transit that are not
directly related to the Roripaugh Ranch project. However, the project will make the following
contributions to improve circulation: 1) oommereial ~Ges iR PlaRRiR!l Area 11 Planning Area 33B will
include 50 designated park and ride spaces; 2) the project will make a 3-year contribution to the RT A
for a shuttle program for project residents; and 3) provide other transit-related features deemed
appropriate by the City during the design review phase of development. In this way, the project will be
consistent with this requirement of the GMPAP.
Roripaugh Ranch Specific Plan, Amendment No, 2
1-10
SPECIFIC PLAN COMPONENTS
2.1 COMPREHENSIVE LAND USE PLAN
The intent of the Land Use Plan component of this Specific Plan is to describe the general type,
location, distribution and intensity of the land uses proposed for Roripaugh Ranch. The primary
objective is to establish the specific type and intensity of land uses permitted within the Roripaugh
Ranch, as well as their relationship to land uses on adjoining properties, both existing and proposed,
2.1.1 Project Description
The proposed Land Use Plan for Roripaugh Ranch provides for a residential community with a
maximum of 2,015 residential dwelling units, resulting in an overall density of 2.5 units per gross acre,
which is less than the 3,0 dwelling units per gross acre density permitted under the Temecula General
Plan. Additionally, the plan proposes supportive land uses including schools, parks, private recreation
centers, neighborhood commercial and open space. The Land Use Plan, as depicted in Figures 2-1
and 2-2, identifies the proposed land uses and development pattems for the community.
The project site is comprised of three distinct neighborhood areas: A) the "Plateau" Neighborhood; B)
the "Valley" Neighborhood; and, C) the "Habitar Neighborhood (see Figure 2-2A), The three
neighborhoods are discussed below.
Plateau Neiohborhood (See Figure 2-2A and 4-1)
This neighborhood is generally located west of Butterfield Stage Road and includes Planning Areas
1A through 6, 10, 11 and 12. This area is elevated well above the existing rural residential
development in Nicolas Valley, and is roughly at grade with the future Rancho Bella Vista
development to the north. Murrieta Hot Springs Road will provide the primary access to the Plateau
Neighborhood.
The Plateau Neighborhood will include 665 single family residential units on approximately 148.3
acres with a density of 4.5 du/ac. This area will include 11 Low Density residential lots with a minimum
lot size of 20,000 square feet (Planning Area 10), 509 Low Medium Density residential lots with a
minimum lot size of 5,000 square feet (Planning Areas 1A, 2, 3, 4A and 4B) and 145 clustered
Medium Density residential lots with a minimum lot size of 3,000 square feet (Planning Area 12). In
addition, this neighborhood will include a 0.3-acre private mini-park (Planning Area 1 B), a 4.8 acre
private recreation center (Planning Area 5) and a 5.1 acre neighborhood park (Planning Area 6).
Planning Areas 1 through 5 will be gated. Planning Areas 10 and 12 are planned to be gated using a
card key. Residential lots within the Plateau area that are within 175 feet of the southem property line
and are visible from homes along the north side of Nicolas Road, shall either hav.e additional rear yard
building setback or additional landscaping to help screen the residential units from Nicolas Valley.
Vallev Neiohborhood (See Figure 2-2A and 4-2)
This neighborhood is generally located east of Butterfield Stage Road adjacent to "North Loop Road"
and "South Loop Road" and includes Planning Areas 14 through 24 and Planning Areas 27 through
33B.
The Valley Neighborhood will include 1,350 single family residential units on approximately 349.8
acres with a density of 3,9 du/ac. This area will include 97 Low Density residential lots with a minimum
lot size of 20,000 square feet (Planning Areas 19, 20, 21 and 33A aml JJil), 430 Low Medium
Density residential lots with a minimum lot size of 6,000 square feet (Planning Areas 17 and 18) and
5,000 square feet (Planning Area 16), 122 Medium Density lots designated as Medium Density
(Standard), with a minimum lot size of 4,000 square feet (Planning Areas 23 and 24) and 701 Medium
Density (Clustered - maximum of 20% can be zero lot line), with a minimum lot size of 3,000 square
feet (Planning Areas 14, 15,22 and 31). In addition, this portion of the project will include a 19.7 acre
active Community Sports Park (Planning Area 27), 4.0 acre Recreation Center (Planning Area 30), a
20.0 acre middle school site (Planning Area 28), a 12.0 acre elementary school site (Planning Area
29), a 2.3 acre 50~pace park and rideltrailhead facility (Planning Area 338), and a 2.0 acre fire
station site (Planning Area 32).
Roripaugh Ranch Specific Plan, Amendment No.2
2-1
SECTION V
SPECIFIC PLAN COMPONENTS
OVERVIEW
Section V of the Specific Plan Amendment Addendum contains modifications to Table 2-1 (Residential land
Uses by land Use Designations, Table 2-2 (Proposed land Uses by Planning Areas (PA), and Section 2.10
(Walls and Fences Master Plan) based on changes to Planning Areas 1A, 7B, 10, 12 and 27. In addition, a
footnote has been added to Table 2-2, which indicates the specific Planning Areas where single-story
elevations will be required. Single-story elevations will be required in Planning Areas in which the minimum lot
sizes are 5,000 square feet and largeL These Planning Areas are: 10,16,17,18,19,20,21, 33A & 33B. All
other Planning Areas will not contain minimum lot sizes that are conducive for single-story elevations,
2,1.2 Project land Uses
Residential Uses (See Figure 2-1)
The project proposes a maximum of 2,015 residential dwelling units on a variety of lot sizes, ranging
from 3,000 square feet to one acre in size. The following table is a breakdown of the residential
component of the project:
Table 2-1
Residential land Uses by land Use Designations
Land Use Planning Acres Dwelling Density Percentage
Designation Areas Units
Low 19,20,21, - 0,9 4,8
Residential 33A and ~ 97
(L) 101,8
f,ow De~Ei~ 10 8.1
stales -) 14 U 0.7
Low Medium 1A, 2, 3, 4A, 196,8 945 4.8 46,8
Res. (LM) 46, 16, 17
and 18
Medium 23 and 24 21.S 122 5,7 6,1
Residential
(M1)
fSlaMaHll
*Medium 12,14,1S, 88.9 837 9A 41.6
Residential 22 and 31
(M2)
(Standard and
Clustered)
Project Total 4-l4.8 2mS 100
4.9
408.2
*A maximum of20% cluster housing can be zero lot line as illustrated in Figures 4-78 and 4-
81,
Roripaugh Ranch Specific Plan, Amendment No.2
2-2
SPECIFIC PLAN COMPONENTS
A.3 acre Mini-Park (See Figures 2-1,3-1 and 4-9), is planned adjacent to Planning Areas 1Aand 2 in
the Plateau Neighbort100d. This wil1 be a private recreation facility serving the residents of Roripaugh
Ranch.
Park and RideTTrallhead
Planning Area 33B will contain a 50 space park and ride facility as well as a trailhead facility
that connects to the project trails network. The design of the park and ride and trailhead
facilities will be approved by the Directors of Planning and Community Services.
Paseo and Trail Systems
The Public Parks and Private Recreation Centers are linked at the planning area level by a series of
paseos or walking paths,
Nature Walk "Plateau" (See Figures 2-11, 4-12 and 4-15A)
The Nature Walk wil1 be located within the landscaped slope area of Planning Area 7 A adjacent to
Planning Areas 1A through 4B. This walk will link each planning area to the Neighborhood Park in
Planning Area 6. The walk wil1 not be lighted.
River Walk (See Figures 2-11,4-13 and 4-14)
The River Walk is located on the north and south side of the Long Val1ey Wash Flood Control
Channel (Planning Areas 25 and 26). The River Walk will be linked to the community sports park,
middle school, elementary school, and Mega Center by a pedestrian bridge that crosses the channel,
and a series of planning area level paseos. If the Riverside County Flood Control District determines
that the River Walk can not be located within the channel right-of-way, then the trail wil1 be relocated
outside of the channel. Separate walks shal1 be designed and shown on the tentative tract map ("B"
map only), for review and approval located outside the flood control right-of-way. The walk will not be
lighted.
Multi-Use Trail (See Figures 2-11, 4-13 and 4-16)
The Multi-Use Trail runs along the southem and eastern boundary of the project from the Fire Station
site at Butterfield Stage Road (Planning Area 32) to the connection point with the UCR Property within
Planning Areas 19, 20, and 21. The trail can be used by horses, bicycles, or hikers. This trail will not
be lighted,
Future Trail (See Figure 2-11)
A Future Trail is proposed on the MWD waterline easemen~ adjacent to Planning Areas 33A & 33B,
4B, 6, 7 A, 8 and 9A. This trail is not being constructed as a part of this project
Schools
The project plan includes a 12.0 acre elementary school site (Planning Area 29) and a 20.0 acre
middle school site (Planning Area 28) for the Ternecula Val1ey Unified School District (TVUSD). The
school sites are depicted in Figures 2-1, 3-23, 3-24, 4-10 and 4-11. One or both of the proposed
school sites can be converted to residential uses provided that al1the fol1owing are met 1) approval of
a Specific Plan Amendment is obtained from the City for conversion from Education (Schools)
Designation to Low Medium Residential Designation; 2) the school district has indicated in writing that
they are no longer interested in using Planning areas 28 or 29 as school sites; and 3) the total number
of residential units for the entire project does not exceed 2,015.
ROriP8UQh Ranch Specific Plan, Amendment No.2
2-4
SPECIFIC PLAN COMPONENTS
Table 2-2 (Continued)
Proposed Land Uses by Planning Areas (PA)
Land Use (Density) Acres Density Min. Lot Size (sf) Units
25 Open $pace/Flood 8,2 N/A N/A N/A
Control
26 Open Space/Flood 22,1 NIA N/A N/A
Control
27 Sports Park 21.1 N/A N/A N/A
28. Middle School 20,0 NIA N/A N/A
29 Elementary School 12,0
30 Recreation Center 4,0 N/A N/A NlA
(private)
31 Residential ~ Medium 2 24,6 9.1 3,000 224
(Clustered)
32 Public Institutional (Fire 2,0 N/A N/A NIA
Station)
33 Residential- Low (PA 1a 'l4 20.000 15
A' 33A) 1.27
& Rs&id8Rtial Low (pA ~
Il' ~
33 Open Space 2.3 N/A N/A NIA
B
PublidPrivate Roads 45.2 N/A N/A N/A
TOTAL 804.7 2,5 2,015
--~
Planning Areas where single-story elevations will be reqUired. Single-story
elevations will be required in Planning Areas in which the minimum lot sizes are
5,000 square feet and largeL
2.1.3 Land Use Project Development Standards
In order to ensure the orderly and sensitive development of the residential. commercial and
recreational uses proposed for the Roripaugh Ranch Specific Plan, special techniques or mitigations
have been created for each Planning Area. These area-specific standards, discussed in detail in
Section 3,0, Planning Areas and Development Standards, will assist in accommodating the proposed
development and provide adequate transitions to neighboring land uses.
In addition to these specific techniques, project-wide development standards have also been
prepared to complement those applicable to each individual Planning Area. These general standards
are:
1, The Roripaugh Ranch Specific Plan shall be developed with a maximum of 2,015 dwelling
units on approximately 804.7 acres,as illustrated on the Land Use Plan (Figure 2-1).
Residential uses include 1,169 single-family units and 846 clustered single-family residential
units (maximum of 20% can be zero lot line - 169 units). 410.5 acres are projected for
residential use, 15.4 acres of neighborhood commercial uses, 32.0 acres for two school
sites (elementary and middle school), 8.8 acres for two private recreation centers, 24.8 acres
forlwo public pari< sites, a 0.3 acre private mini-pari<, a 2.3 acre park and ride and
trailhead, a 2.0 acre fire station site, 39.1 acres for flood control purposes, 202.7 acres of
open space and 21.2 acres of landscape slope.
Roripaugh Ranch Specific Plan, Amendment No.2
2-6
SPECIFIC PLAN COMPONENTS
2. A written request for density transfer shall be submitted to the Planning Department for
review and approval that meets the following criteria:
a. Transfer of dwelling units may occur between planning areas, provided that the transfer
does not exceed the maximum density for each planning area as established in the
General Plan. Transfer of units shall not be allowed into Planning Areas 10, 19,20,21
and 33A aREI 33ll. Regardless of any unit transfers, the overall number of units allowed
in the Roripaugh Ranch Specific Plan for each land use category shall not exceed the
project overall total of 2,015 dwelling units or the General Plan land use density
designation as follows:
Low Density - 2.0 du.lac.
Low Medium - 6.0 du.lac.
Medium - 12.0 du.lac.
b. Any proposed transfer of density will require a revised land use plan submitted to the City
for approval.
c. Any transfer of density to a non-residential planning area shall only be permitted with
approval of a Specific Plan Amendment.
d. Transfer of density except as provided herein shall not increase the number of units
within a Planning Area by more than 20% of the number of units as shown in the Specific
Plan Land Use Plan,
3. As a part of the proposed project, the unincorporated portion of the site (Valley
Neighborhood), will need to be annexed into the City ofTemecula according to the County's
Local Agency Formation Commission (LAFCO) requirements.
4. Prior to recordation of any final map in Planning Areas 1 through 5, the developer will provide
the Airport Operator with avigation easements for all the parcels in Planning Areas 1 through
5 and send a copy of that proof to the Community Development Department.
5. Prior to recordation of any final map in Planning Areas 1 through 5. the developer shall
provide the Community Development Department with proof that avigation easements have
been obtained for all the lots in Planning Areas 1 through 5.
6. Prior to recordation of any final maps in Planning Areas 1 through 5, the developer shall
demonstrate to the Community Development Department that buyer information contains a
statement re9arding avigation easements. This information shall be provided either in the
White Report or supplementary information with an affidavit of disclosure provided by the
developer.
7. One or both of the proposed school sites can be converted to residential use provided that all
the following are met 1) approval of a Specific Plan Amendment is obtained from the City for
conversion from Educational Designation to Low Medium Residential Designation; 2) the
school district has indicated in writing that they are no longer interested in using Planning
Areas 28 or 29 as school sites; and 3) the total number of units for the entire project does not
exceed 2.015 units.
8. Uses and development standards will be in accordance with the Roripaugh Ranch Specific
Plan Zoning Ordinance. the City of Temecula Development Code. and all TCSD standards
and will be further defined by SpecifiC Plan objectives. the Specific Plan design guidelines,
and future detailed development proposals including subdivisions, development plan and
conditional use permits. If the Specific Plan is silent on any issue relating to uses and
development standards, the City's current codes shall be enforced.
Roripaugh Ranch Specffic Plan, Amendment No.2
2-7
SPECIFIC PLAN COMPONENTS
Revised DEIR.
In general, the supplemental traffic studies will: 1) document ambient traffic volume
conditions; 2) estimate trip generation for the particular development phase; and 3) assess
traffic conditions with the traffic added by the particular development phase. The exact study
area to be addressed in each of the traffic studies should be defined through discussions with
the City Traffic Engineer In general, the study area should include the immediate access
intersections and roadways which would serve the new development phase, and those critical
offsite intersections and roadways that will provide primary access to the new development.
Critical intersections/roadways are defined as those facilities that are experiencing high levels
of peak period traffic congestion at the time the traffic study is to be perfonned. The traffic
study findings would assist the City in proactively planning for area roadway improvements.
Phase 1 (prior to issuance of 1" building pennit in Planning Areas 1A-4B, 6, and 32)
1. 1-15 Freeway ( southbound ramps) at Rancho Califomia Road - southbound left tum
lane, west bound free right-turn lane, eastbound free right tum lane, and southbound
free right turn lane.
2. 1-215 Freeway (southbound ramps) at Murrieta Hot Springs Road - southbound left-
turn lane, southbound right-turn lane, eastbound through lane, eastbound right-turn
lane, westbound through lane, and westbound free right-turn lane
3. Ynez Road at Winchester Road - southbound right-turn overlap
4. Ynez Road at Rancho California Road - eastbound through lane
5. North General Kearny Road at Nicolas Road - traffic signal.
6. Butterfield Stage Road at Rancho California Road - traffic signal
7. Murrieta Hot Springs Road at Alta Murrieta (in the City of Murrieta) . lane
improvements (as yet undetennined). The developer shall provide the City of
Ternecula with a letter from the City of Murrieta stating that a fair share contribution
to identified improvements at this intersection has been made.
Phase 2 (prior to issuance of 1" building pennit in Planning Areas 10 -12, 14 - 24,27 - 31,
and 33A and 33B)
1. 1-15 Freeway (southbound ramps) at Winchester Road - southbound left.turn lane,
southbound right-turn lane, and eastbound right-turn lane, westbound through lane,
eastbound through lane, and eastbound free right-tum lane.
2, Traffic signal and related intersection improvements, as warranted, at the
intersection of La Serena Way and Meadows Parkway.
3. 1-15 Freeway (northbound ramps) at Winchester Road - northbound left-turn
lane, northbound free right-turn lane, westbound through lane, and westbound free
right-tum lane
4. 1-15 Freeway (southbound ramps) at Rancho California Road - southbound left-tum
lane, southbound, eastbound, and westbound free right-turn lanes
5. 1-15 Freeway (northbound ramps) at Rancho California Road - northbound left-turn
and right-tum lanes
Roripaugh Ranch SpecifIC Plan. Amendment No.2
2-20
SPECIFIC PLAN COMPONENTS
The following transportation system management/transportation demand management (TSMfTDM)
measures are proposed to help reduce project-related traffic impacts:
8. Prior to the approval of development plans for Planning Area 11, the developer shall provide
pedestrian and bicycle facilities in these areas, to the satisfaction of the City Planning
Department
9. The developer is required to provide 50 Park-N-Ride spaces in Planning Area -14 338.
IRitially, a temparal)' (asility, iRsludiR!l'i!ll'lliRg, is Fe~uired te be previded pAarta tile issyaRse
af aRY buildiRgpeFFAils far PlaRRiRg AFea5 19, 12, 14 tIlreugl'l 31, ar 331l. A peFFAaReRt The
facility is required to be completed pFG'Adea prior to the issuance of the first residential
building pennlt in Phases 2 or 3. aRY essupaR~' peFFAils wiltliR PlaRRiRg Nea 11. +he
dal/elaper 51'1all ooardiRate vJitlllhe Cit>j te keep tl'le (asility apeR \vIlile PlaRRiRg .'\:"-9a 11 is
YRder seRstruGliaR. The designs of 001II the temparal)' aRd peFFAaReRt facility is (asilities ar-e
subject to approval of RT A and the Director of the Community Services.
10, Prior to the issuance of the first building permit in Phase 2, the developer shall fund the
operation of a shuttle bus services to and from the project The developer shall pay the RT A
to operate the shuttle bus service for a period of 3 years for project residents, but may be
expanded to serve areas outside of the project on a fair share contribution basis. This
measure shall be implemented to the satisfaction of the Planning Director and the RT A.
11. Prior to tentative tract map approval in each phase, the developer shall coordinate with the
RT A to incorporate transit-related facilities and design features to the satisfaction of the City
Public Works Department
12, In conjunction with constructing Nicolas Road offsite in Phase 1, the developer shall install a
6-foot wide temporary asphalt path so residents along Nicolas Road can access the public
facilities in the project east of Butterfield Stage Road (e.g., sports park, middle school, etc.).
This path shall be built to the satisfaction of the T emecula Community Services Department
and Public Works Department at the time adjacent improvements are installed, The asphalt
path shall be extended from 450 feet east of the Nicolas Road/Calle Girasol intersection to
the bridge over Santa Gertrudis Creek during Phase 2.
13. Prior to the issuance of the grading permits and building permits, the developer shall provide
the City with a letter stating that all contractors will be prohibited from using Nicolas Road for
construction related traffic.
14, Prior to tentative map approval for Planning Area 19, the 15-foot wide multi-use trail within a
3D-foot fuel modification zone shall be designated to be screened from offsite homes on an
as needed basis. Screening shall be accomplished through the use of either landscaping or
topography, to the greatest extent feasible, However, the primary goal of this trail is to
provide access to the trail from adjacent onsite and offsite lots.
15. Prior to the issuance of building permits in the appropriate phase, the developer shall make a
fair share contribution to four planned intersection improvements along Murrieta Hot Springs
Road within the City of Murrieta: 1) 1-215 southbound ramps; 2) AIta Murrieta Drive; 3)
Margarita Road; and 4) Winchester Road.
2.2.7 Alternative Transportation
A park and ride site is proposed within the Roripaugh Ranch project site. as illu5tmted iR Figure 4 Qg.
The facility-will be located in the Neigl'lbemaad Cammeffiial seRIer (PlaRRiR!l.~.rea 11) Planning Area
338 and will include 50 designated parking spaces, Direct access shall be provided to the facility
acceptable to the Riverside Transit Agency (RTA) and the City. Appropriate lighting will also be
incorporated into the facility to ensure safety and promote usage. A trailhead for the trail network
will also be integrated into the facility.
Roripaugh Ranch Specific Plan. Amendment No.2
2-23
SPECIFIC PLAN COMPONENTS
In addition, the developer will also provide RT A stops at Murrieta Hot Springs Road and Pourroy
Road, near at the I'arl< and ride laeilit) in Planning Area 11 and at "North loop Road' in front of
the middle schooL Additional stops or modifications to these stops may be approved by the
Planning Director after consultation with the RT A All bus shelters will be designed so they are
consistent with the design theme of the project
2.2.8 Pedestrian/Bicycle Circulation
The Specific Plan provides for both pedestrian and bicycle circulation for residents as well as
project visitors (see Figure 2-5C. 2-50, 2-11. 4-12. 4-13 and 4-14). The circulation within the
project site has been separated into two systems. This includes the Private Trail System and the
Pubiic Trail Systems. All trails within the project site. with the exception of the future trail proposed
within the MWD property will be constructed by the developeL
Private Trail Svstem (See Figures 2-11,4-12,4-13 and 4-14)
A River Walk will be located along both sides of Long Valley Wash between Butterfield Stage
Road and the Loop Roads as illustrated in Figure 4-13, This walk will be fully improved with all
weather surface and fencing. and will service the private use of the Roripaugh Ranch residents, If
the Riverside Fiood Control District determines that the River Walk cannot be located within the
channel right-of-way, then the walk will be relocated outside of the channeL Separate walks shall
be designed and shown on the "B" tentative tract map in the Valley for review and approval
located outside the flood control right-of-way,
In addition. a pedestrian bridge is proposed within Planning Area 26 as illustrated in Figure 2-11,
and Figure 4-14, that will connect Planning Areas 22 through 24 to the sports park (Planning Area
27 and the two school sites (Planning Areas 28 and 29),
A Class II (5' wide) bicycle lane is planned along both sides of North and South loop Road within
the private areas. These lanes will link to the public Class II bicycle lanes within the public portion
of the Loop Roads. The bicycle lanes within North and South Loop Roads will provide a
secondary transportation system linking the public parks and schools to the private parks and
neighborhoods.
Planning areas will be linked to one another by a paseos system, These paseos will create access
through the planning areas to the private and public parks. project trails, schools and
neighborhood commercial center within the project site, by encouraging walking or bicycling to
reduce the demand for internal automobile trips.
A "Nature Walk" is located within Planning Area 7A as illustrated in Figure 4-12 and 4-15A. The
walk will be 10' wide with an all weather surface and provide an internal pedestrian link between
the planning areas within the "Plateau" area connecting to the Neighborhood Park (Planning Area
6),
Public Trail Svstem (See Figures 2-11,4-12,4-13 and 4-16)
A multi-use trail system compliments lhe private multi-use trail system planned for Roripaugh
Ranch, Class II bicycle lanes are planned along both sides of "North Loop Road", "South Loop
Road" Butterfield Stage Road, Murrieta Hot Springs Road and both "A" and "B" Streets as
illustrated in Figure 4-23A through 4-31, In addition, a Class I bicycle lane will be located along the
west side of Butterfield Stage Road between Nicolas Road and Murrieta Hot Springs Road.
A 15' wide multi-use trail is planned along the southern and eastern boundaries of the project site
adjacent to Planning Areas 19, 20, 21. and 32 as illustrated in Figure 2-11, 4-13 and 4-16. The
trail will be accessible to the residents within these planning areas as well as the general public.
A home owners association within Roripaugh Ranch will maintain the traiL
Roripaugh RanCh Specific Plan, Amendment No.2
2-24
SPECIFIC PLAN COMPONENTS
2.2.9 Project Development Standards
1. All tentative tract maps shall comply with the on-site and off-site street improvement
recommendations/mitigations as stated in the Specific Plan and Mitigation Monitoring
Program. The mitigation measures will be incorporated as conditions of approval for the
tentative tract maps. The off-site improvements associated with each tentative tract map
shall be coordinated with the overall road improvement-phasing plan.
2. Major roadways, including Murrieta Hot Springs Road, Butterfield Stage Road, Nicolas Road,
"North Loop Road" and "South Loop Road", shall have restricted access except at approved
street intersections to provide better flow of traffic, Driveway locations to commercial, office,
and residential areas, shall be approved at the development plan stage.
3. All public roads and private roads as shown in this document shall be constructed per City of
T emecula standards and approved street cross sections in the Roripaugh Ranch Specific
Plan.
4. Street parkways shall be landscaped in accordance with the recommendations for street
landscaping as approved in this document and TCSD standards.
5. Developer shall construct a safe and efficient sidewalk, bicycle path, and multi-use trail
network.
6. Sidewalks and bicycle lanes shall be provided on all major streets including Murrieta Hot
Springs Road, Butterfield Stage Road, Nicolas Road, "A" Streel "B" Street, "North Loop
Road" and "South Loop Road". Sidewalks shall also be included on public and private streets
with the exception of the east side of Butterfield Stage Road adjacent to Planning Areas 13
and 14. In addition, multi-use trails and bridges shall be provided as identified in this
document to improve the overall circulation.
7. A park and ride facility shall be provided in Planning Area-44 338 as illustrated in Figu~
3-28 aAlI 4 90. This facility shall include 50 designated parking spaces. Direct access shall
be provided to the facility acceptable to the Riverside Transit Agency. Appropriate lighting
shall be incorporated into the facility to ensure safety and promote usage.
8. Bus turnouts and shelters shall be provided as required by the Riverside Transit Authority
(RT A) and approved by the Department of Public Works. All shelters shall be consistent with
the design theme of the project.
9. Bus/Pedestrian shelters and turnouts shall be installed concurrently with street
improvements.
10. The developer shall provide RT A stops at Murrieta Hot Springs Road and Pourroy Road, at
the park and ride facility in Planning Area~ 338 and at "North Loop Road" in front of the
middle school. Additional stops or modifications to these stops may be approved by the
Planning Director after consultation with the RT A.
11. Road and traffic signal improvements shall be installed or contributed to on a fair share basis
in accordance with the phasing as stated in Section 2.2.6 of the Specific Plan,
12. The project shall comply with all subsequent conditions and requirements for road design,
improvements, and right-of-way dedication imposed by the City of Temecula.
13, The developer shall comply with the City's Development Impact Fee requirement
14. Efficienl safe vehicular and pedestrian connections shall be provided to both school sites
acceptable to the school district and the City,
Roripaugh Ranch Specific Plan, Amendment No.2
2-25
SPECIFIC PLAN COMPONENTS
2.8 OPEN SPACE AND RECREATIONAL MASTER PLAN
2.8.1 Project Description
A total of 24.8 acres of improved public parkland, 202.7 acres of open space, 39.1 acres of flood
control, 2.3 acres of park and r1deltrallhead, and 21.2 acres of landscape slope will be provided in
Roripaugh Ranch. These ~ 290.1 acres of parkland and open space represents approximately
36% of the total project acreage, The design of the project will preserve significant features of the
natural landscape, such as drainage ways and important habitats, and requires provisions for active
and passive recreational opportunities. The need for a comprehensive approach to parks and open
space planning is essential as the increasing demand for urban development continues. The Open
Space and Recreation Master Plan is shown on Figure 2-11. The Area Wide Open Space Concept
Plan is shown on Figure 2-12.
Public Parks (See Figures 2-1,2-11,3-6,3-22,4-3 and 4-4)
The project includes two public parks encompassing a total of 24,8 acres to provide recreational
opportunities for the project residents. The Valley neighborhood area (see Figure 2-2A), includes a
19.7 acre community sports park site (Planning Area 27), This park will include lighted ballfields just
west of and adjacent to the middle school site (Planning Area 28). This location will allow the sports
park and the school to take full advantage of joint use programs and facilities. A smaller
Neighborhood Park (Planning Area 6), is proposed on 5.1 acres east of the Plateau area and the
MWD property just south of Murrieta Hot Springs Roael. The City policy allows "full parkland
dedication credit" for these public recreation facilities.
Private Recreation (See Figures 2-1,2-11,3-1,3-5,3-25,4-5 through 4-9)
The project includes 9.1 acres of private recreation sites. This entails a 4,0 acre site (Planning Area
30), east of the elementary school site (Planning Area 29), a 4.8 acre site in the Plateau area
(Planning Area 5), and a 0.3 acre Mini-Park (Planning Area 1 B). The City Subdivision Ordinance only
allows up to "half credit" for private recreation facilities, so the project may receive Quimby credit for
4.55 acres of parkland,
Proiect Parkland Reauirements
The project's anticipated buildout population is 5,743 residents based on the City's recommended
household factor 2.85 persons per household, The City also has a Quimby Act parkland requirement
of five (5) acres of parkland per thousand residents. Therefore, the project is required to provide 28.7
acres of parkland (5,743 residents times 5.0 acresl1,OOO residents).
The Temecula Community Services Department (TCSD) has indicated that the project will only
receive "Quimby" credit for the two public parks (24.8 acres), plus an additional 4.55 acres for the
private parkland (half credit for 9.1 acres). Thus, the project will provide the equivalent of 29.35 acres
of parkland (24.8 + 4,55). The project therefore exceeds its Quimby parkland requirement of 28.7
acres of parkland by .65 acres. The conceptual design of the proposed park facilities are depicted in
Section 4.0 of this Specific Plan.
Roripaugh Ranch will provide 24,8 acres of dedicated pUblic parkland. In retum for providing fully
improved parks, Roripaugh Ranch may receive credits against the park and recreation component of
the City's Development Impact Fees pursuant to a Development Agreement or Park Improvement
Agreement
Roripaugh Ranch Specific Plan. Amendment NO.2
2-52
SPECIFIC PLAN COMPONENTS
Ooen Soace (See Figures 2-1,2-11,2-12 and 3-7A, 3-7B and 3-7C)
The Open Space component of Roripaugh Ranch has been designed to complement the area-wide
open spacelhabitat conservation program established within the Johnson Ranch and Rancho Bella
Vista Specific Plan areas. Approximately:!93 265 acres, or 33% of the project acreage are reserved
as open space, flood control purposes and landscape slopes. The resulting open space will provide
visual relief as well as buffer the various land uses both on-and off-site. This open space preserves
ecologically significant environments such as riparian vegetation, natural drainage and seasonal
wetlands.
As depicted in Figure 2-11, Open Space areas are preserved throughout the project Figure 2-12,
depicts the projecfs proposed open space as it relates to off-site open space areas. Open Space in
Planning Areas 7 A, 8, 9A, 9B and 13, will include limited grading or disturbance with the exception of
fuel modification adjacent to residential development as illustrated in Figures 4-34A. 4-34B and 4-34C
and for road and flood control purposes. Open Space in Planning Area 13 may include limited
grading to allow for drainage and revegetation. The habitat in Planning Area 13 will eventually be
owned by the appropriate habitat maintenance agency, and a fuel modification zone, including an
access road, will be constructed to separate the habitat (Planning Area 13) from residential uses. This
area will also have specific guidelines for landscaping, lighting, fencing, fuel modification, and trails at
the time it is transferred to the appropriate habitat maintenance agency.
The Open Space areas within Roripaugh Ranch are intended to maintain the land in as natural state
as possible, without intrusion from recreational or other uses and subject to approval by the Califomia
Department of Fish & Game and U.S. Department of Fish & Wildlife. Minimal, naturalized
improvements will be made to implement proposed fuel modification. No buildings or other structures
are permitted within this designation to preserve the quality of the natural habitat areas.
Trails (Pedeslrian/BicvclelMulti-Usel (See Figures 2-11,4-12,4-13,4-14, 4-15A and 4-16)
The entire Roripaugh Ranch community will be connected by a series of sidewalks, paseos and bike
lanes which will offer non-vehicular access to other educational, commercial and recreational facilities
within the Specific Plan area and (eventually) to adjacent development. A multi-use trail is proposed
along the southem and eastem boundaries of the Valley area. This trail will allow equestrians to
continue riding their horses along the rolling hills between the Temecula wine country and the
Johnson Ranch open spacelhabitat preserve area. A future trail is a/so proposed along the MWD
easement, just west of Planning Areas 6, 33B, and 33A (from north to south) which will not be
constructed as part of this project
Sidewalks and Class II bikeways are included in all the project major streets, including Murrieta Hot
Springs Road, Butterfield Stage Road, Nicolas Road, "A" Street, "B" Street, "North Loop Road", and
"South Loop Road" (see Figures 2-3 and 2-5D), In addition, a 12-foot Class I bicycle trail will be
constructed along the west side of Butterfield Stage Road from Murrieta Hot Springs Road to Nicolas
Road. A 12-foot wide asphalt path will be maintained along both sides of Long Valley Wash, and a
pedestrian bridge will be installed about 2,000 feet east of Butterfield Stage Road to provide residents
living south of the channel access to the community park, the private recreation center, middle school,
and elementary school. The surrounding tracts will be designed with landscaped paseos as non-
vehicular access points to the 12-foot wide asphalt path and the pedestrian bridge that crosses over
Long Valley Wash.
I>
Park and RidefTrailhead
Planning Area 338 will contain a 50 space park and ride facility as well as a trailhead facility
that connects to the project trail network. The design of the park and ride and trailhead
facilities will be approved by the Directors of Planning and Community Services.
Roripaugh Ranch Specific Plan, Amendment NO.2
2-53
PLANNING AREAS AND DEVELOPMENT STANDARDS
3.11 PLANNING AREA 11
3.11.1 Descriptive Summary
Planning Area 11 as depicted on Figures 3-9 and 4-90, provides for development of 15.4 acres of
Neighborhood Commercial uses. Commercial uses within the planning area shall not exceed 110,000
square feel
The Neighborhood Commercial use is intended to provide for a wide variety of different types of land
uses. One unique character with this planning area is pedestrian open spaces which will be placed
within the planning area that offer places for resting, sitting areas, and other opportunities. Sidewalks
will be placed adjacent to storefronts and wide enough to encourage browsing, stopping to talk or to
walk through.
3.11.2 Land Use and Development Standards
Please refer to Section 5.0, Specific Plan Zoning Ordinance.
3.11.3 Planning Standards
Circulation Standards
1. Access to the plahning area will be provided from Murrieta Hot Springs Road, Butterfield
Stage Road and "A" Street. Potential access points as depicted, are conceptual. Access
points into the planning area off of Murrieta Hot Springs Road and "A" Street shall be located
a minimum of 200 feet from Butterfield Stage Road. The access off of "A" Street shall be
located directly across from "B" Street. Off-set intersections shall not be permitted. The exact
location and number of access points for this planning area shall be subject to review and
approval by the City at the tentative tract map stage. Access points shall be designed and
located to provide adequate and safe access from a traffic and fire safety standpoint.
2. A paFk aAd Fide fasilily is plaAAed 'tIill1iA PlaAAiAg Area 11 PlaAAiAg.6,rea 338 as iIIusb ated iA
FiguFes 3 9 3 28 aAd 4 99. This faGility will iAGlude 50 desigRated paFk aAd Fide spaGes,
These paFkiAg spaGes shall Aet be oouAted iA tile tGtal relluiFeEl paFkiAg fer tile oommerGial
site, This faGility shall be leGaleEl iA slese proximity le"N SlFeet ~lioolas Read le aASUFe
aGGllssibllity. The ElesigA af the faGilily shall be appra\'eEl by lI1e RiversiEle TFllRsit AgeAGY
(RT.'I) pRer le the appra'!al af a DavelapmeAt PlaA iA the Aa;ghoomaaEl oommareialsite. This
faGilily shallba GaAsln/Gled priar la tile issuaAGe af aAy bullEliAg pelmite iA PlaARiAg P,Feas 10,
12,11 21,31,33.4. sr 336. A~pFGpri3te IightiRg Bl=lall/39 iru;sFpGF3ted iRtetRe faGilityte eR8l:1F9
safety aAEI premate usage. All bus shellers shall be ElesigAad se tIley aFe ooAsisteAt ':litll the
ElesigA lI1eme ef tile projeGt.
3. If lI1is plaAAiAg aFea is Aat GaAslruGted by lI1e iSSUaAGe af bulldiAg pelmits iA PlaAAiAg,l\:"aas
10, 12, 1429, 31, 33)\, er 338, the Oa'.'eleper shall previae 50 lemperary paFk aAEI Fide
spaGes iA PlaARiAg Araa 11 PlaAAiAg Area 338 aGGeplable le tile RT.I'. aAEltIle City uAtil sush
time the pelmaAeAI paFk aAll Fille faGilily is seRslruGleEl. The Cll'l9lepllr is relluiI:9d le pRWiEle
50 ElesigAaleEl PaFk N RiEle spaGes iA PlaAAiAg .I';rea 11 PlaAAiAg Area 338. I Aitially, a
lemperary fasility, iRsluEliRglighliRg, is FelluireElla be pfG'/iEleEl prier le tile issuaRGe af aAY
bullEliAg pelmilll fer PlaRRing.~:aas 10, 12, 14t1lreugh 31,33)\, er 338. !'.pelmaReRtfasilily
is relluireElle be pfG'liEleEl pFier te issuanse ef any IlGSUpaRsy pelmilS \'litAiR PlaRniRg /I:ell11
338. The ElesigRs 9f belll fasililies are sllbje"t le appre',>al BY RTA The Ele\'eleper shall
searaiRale will1 the City Ie keep the fasility epeR while PlaRRiRg,~::ea 11 is uRBer ooRslruslieR.
4, 2. Pedestrian connectivity shall be provided between the neighborhood commercial cenler and
the surrounding area as illustrated in Figure 3-9, 4-12 and 4-13.
Roripaugh Ranch Specific Plan, Amendment NO.2
3-33
PLANNING AREAS AND DEVELOPMENT STANDARDS
Landscape and Recreation Standards
lh 3. A Parkway Landscape Treatment, as illustrated in the Landscape Master Plan Figures 2-13,
4-26A and 4-26B shall be provided along Murrieta Hot Springs Road.
e. 4. A Parkway Landscape Treatment, as illustrated in the Landscape Master Plan Figures 2-
13 and 4-23E shall be provided along Butterfield Stage Road.
h 5. A Parkway Landscape Treatment, as illustrated in the Landscape Master Plan Figures 2-13,
4-30A and 4-30B shall be provided along "A" Street.
i. 6. Commercial buildings adjacent to "A" Street shall have enhanced landscaping acceptable to
the City that is incorporated along the rear of buildings to screen views from Planning Areas 6
and 12.
9.7. Eating establishments along Butterfield Stage Road and along the eastern portion of "A"
Street are strongly encouraged to have outdoor seating areas that are oriented to take
advantage of views looking to the southeast and east.
Miscellaneous Standards
-W.8. Parking shall not be located along Murrieta Hot Springs Road, Butterfield Stage Road and"N
Street.
44. 9. Tower elements shall be incorporated into the design of the neighborhood commercial center
buildings so that future telecommunication facilities can be incorporated into the tower
design. The developer shall contact telecommunication companies prior to the submittal of a
Development Plan to inquire about the intent of locating telecommunication facilities within
the towers.
42.10. Please refer to Section 2.1 through Section 2.10 for the following Development Plans and
Standards that apply site-wide.
2.1 Comprehensive Land Use Plan
2.2 Circulation Master Plan
2.3 Drainage Master Plan
2.4 Water Master Plan
2.5 Sewer Master Plan
2.6 Grading Master Plan
2.7 Phasing Plan-Public and Private
Facilities
2.8 Open Space Recreation and
Trails Master Plan
2.9 Landscape Master Plan
2,10 Walls and Fences Master Plan
~.11. Please see Section 4.0 (Design Guidelines) for criteria related to the development of
Planning Area 11,
TiminQ and Resoonsibilitv of Improvements
44.12. Please see Section 6.0 (Timing and Responsibility of Improvements) for phasing of
improvements within Planning Area 11.
Roripaugh Ranch Specffic Plan, Amendment No.2
3-34
PLANNING AREAS AND DEVELOPMENT STANDARDS
3.30 PLANNING AREAS 33A and 338
3.30.1 Descriptive Summary
Planning Areas 33A and aaB, as depicted on Figure 3-28, provides for development of -14411.8
acres with low Density Residential use. This area is planned for 15 single family residential dwelling
units at a density of ~ 1.27 dulac, This low Density Residential use has been planned for this area
in an effort to buffer the existing low Density Residential uses adjacent to Roripaugh Ranch. lots will
range in size from .5 acre to one acre in lot size. Entrance into Planning Areas 33A and aaB will be
off of Nicolas Road. OwellinglJRils aFe net peFmitted in Planning .~a aaR One acre lots shall be
located along the westem perimeter to provide a buffer between the off-site properties and .5 acre lots
will be located elsewhere in the planning area.
3.30.2 Land Use and Development Standards
Please refer to Specific Plan Zoning Ordinance, Section 5.0.
3.30.3 Planning Standards
Circulation Standards
1. Access to the planning area will be provided from Nicolas Road. Potential access points, as
depicted, are conceptuaL The exact location and number of access points for this planning
area shall be SUbject to review and approval by the City at the tentative tract map stage.
Access points shall be designed and located to provide adequate and safe access through
adjacent planning areas from a traffic and fire safety standpoint.
2. The access into Planning Area 33A shall be located directly across from "B" Street as
illustrated in Figure 3-2&-28.
3. A paFk aml ride facility is planned within Planning Area 11 as illustrated in Figllr-as a 9 a 28
aml 1 90, TIlis facilir/ \'Jill inslude eO designated pal'k and ride spaces. These paFking
spaces shall nat be caunted in the tetal Felluir-ad parking fer IRe oommeroialsite. This facility
shall be lacated in clase proximity te "A" Street te en5ure acce&sibility. The design af IRe
facility sllall be appre'/ed by IRe RiveFllide Transit Agensy (RTA) prier tg IRe apPl'Elval af a
Development Plan in the neighbeFllead oommer~ial site. This facility 511all be censtFllcted
priertg tile issuance af any building peFmits in Planning Areas 10,12,1121, a1, aa,~,ar:laB.
Apprepriate ligllting sl1all be incaFflaraled into the facilit>j tg ensure safety and premate
usage, All bus shelters shall be designed so they are consistent with the design theme of the
project.
1. If ""is planning ar-aa is nat canslFucted by the issuanGe af building peFmils in Planning Areas
10, 12, 11 29, a1, aa/\, ar aaB, the Oeveleper shall previde eO temparal)' paFk and ride
spaces in Planning Area 11 acceptable tg the RJ:.^. and ""e City until suGll time""e peFmanant
park and ride facility is canslnlGled. Tile Develaper is relluired tg previde eO designated
PaFk N Ride spaces in Planning Area 11. Initially, a temporary facility, includingligl1ting, is
relluired tg be pFa>Jided prier tg lIle issuance sf any building peFmits fer Planning .I\reas 10,
12, 11 IIlreugll a1, aaP., ar aaB. A peFlRanElnt facili!)' is relluired te be pre'/ided prier tg
issuanse af any allGupancy permits witIliR Planning Area 11. TIle designs sf balll faGilities are
subject tg appr-o':al by RT.'\. The develaper shall caardinate with ""e Cil>; tg keep ""e faGility
open while Planning kea 11 is under construGlion.
landscape and Recreation Standards
3. a. A Card Key Gated Secondary Entry, as illustrated in Figures 3-28, 4-2 and 4-22C, shall be
provided off of Nicolas Road into Planning Area 33A.
4..$. An Auto and Pedestrian Gated Entry, as illustrated in Figure 4-20C, shall be provided behind
the Card Key Gated Secondary Entry.
RoripauQh Ranch Specific Plan. Amendment NO.2
3-95
PLANNING AREAS AND DEVELOPMENT STANDARDS
5. +. A Parkway Street Treatment, as illustrated in Figures 2-3 and 4-27, shall be provided
adjacent to Planning Areas 33A and 331l.
68. A Primary Project Monumentation, as illustrated in Figures 3-28, 4-2 and 4-17, will be
provided at the intersection of Butterfield Stage Road and Nicolas Road.
Walls and Fences Standards
7.-9. A Project Wall, as illustrated in the Walls and Fences Master Plan (Figures 2-14 and 2-15),
shall be located along the perimeters of the planning area. An optional View Fence may be
substituted for the Project Wall depending upon the results of a noise study.
Miscellaneous Standards
8. -W. No transfer of dwelling units shall be allowed in Planning Area 33A. Residential mvellingllnits
are nllt permitted in Planning Area 331l.
9. 44. Please refer to Section 2.1 through Section 2.10 for the following Development Plans and
Standards that apply site-wide,
2.1 Comprehensive Land Use Plan
2.2 Circulation Master Plan
2,3 Drainage Master Plan
2.4 Water Master Plan
2.5 Sewer Master Plan
2,6 Grading Master Plan
2.7 Phasing Plan-Public and Private
Facilities
2.8 Open Space Recreation and
Trails Master Plan
2.9 Landscape Master Plan
2.10 Walls and Fences Master Plan
10. ~ Please see Section 4.0 (Design Guidelines) for criteria related to the development of
Planning Area 33A and 331l.
11. ~ Planning Area 33A aOO-8 shall have a minimum one acre lots along the western boundary
and minimum .5 acre lots elsewhere.
Timina and Responsibility of Improvements
12.-44. Please see Exhibit A (Timing and Responsibility of Improvements) for phasing of
improvements within Planning Areas 33A and 33R
Roripaugh Ranch Specific Plan, Amendment No.2
3-96
PLANNING AREAS AND DEVELOPMENT STANDARDS
3.31 PLANNING AREA 338
3.31.1 Descriptive Summary
Planning Area 33B, as depicted on Figure 3-28, provides for development of 2.3 acres with a
park and ride facility and trailhead. This area is planned for a 50-space park and ride facility
combined with a trail head for the community trail network. No residential units are allowed in
this area.
3.31.2 Land Use and Development Standards
Please refer to Specific Plan Zoning Ordinance, Section 5.0.
3.31.3 Planning Standards
Circulation Standards
1. Access to the planning area will be provided from Nicolas Road. Potential access
points, as depicted, are conceptual. The exact location and number of access points
for this planning area shall be subject to review and approval by the City.
2. A park and ride facility is planned within Planning Area 33B as illustrated in Figure 3-
28. This facility will include 50 designated park and ride spaces. The design of the
facility shall be approved by the Riverside Transit Agency (RTA) and the City of
Temecula prior to any construction. This facility shall be constructed prior to the
issuance of any residential building pennits in Phases 2 or 3. Appropriate lighting
shall be incorporated into the facility to ensure safety and promote usage.
3. All bus shelters shall be designed so they are consistent with the design theme of the
project.
Landscape and Recreation Standards
4. A Parkway Street Treatment, as illustrated in Figures 2-3 and 4-27, shall be provided
adjacent to Planning Area 33B.
Miscellaneous Standards
5. Please refer to Section 2.1 through Section 2.10 for the following Development Plans
and Standards that apply site-wide.
2.1 Comprehensive Land Use Plan
2.2 Circulation Master Plan
2.3 Drainage Master Plan
2.4 Water Master Plan
2.5 Sewer Master Plan
2.6 Grading Master Plan
2.7 Phasing Plan-Public and Private
Facillties
2.8 Open Space Recreation and
Trails Master Plan
2.9 Landscape Master Plan
2.10 Walls and Fences Master Plan
Roripaugh Ranch Specific Plan, Amendment NO.2
3-97
PLANNING AREAS AND DEVELOPMENT STANDARDS
6. Planning Area 33B shall provide, at a minimum, the following improvements
a. A total of a fifty (50) parking space Park and Ride facility.
b, Six (6) parking spaces for trailers,
c. Security Lighting.
d. Passive recreational area with benches and tables.
e. Kiosk for interpretive information for the open space area.
f. Drinking fountains.
g. Water for equestrians.
h. Staging area for equestrians.
i. Landscaping.
Roripaugh Ranch Specific Plan, Amendment NO.2
3-98
SPECIFIC PLAN ZONING ORDINANCE
5.1 PURPOSE AND INTENT
The zoning for the Specific Plan area is Specific Plan Overlay. This section of the Specific Plan
establishes zoning districts and land use regulations and standards that will control land use and
development in the land uses identified for the Specific Plan area. These regulations amend and
supersede the regulations of the T emecula Development Code. Where standards and regulations
are not specified in this Specific Plan, the requirements of the Temecula Development Code shall
provide the regulatory authority, This section also identifies the procedures to be used to review site
plans for development projects proposed within the Specific Plan area. Special standards for
residential development are also included here. The Site Planning and Architectural Design
Guidelines in Section 4.0 are intended to be used in conjunction with the zoning and development
standards stated here.
The following standards will serve as the primary mechanism for implementation of the land uses for
the Roripaugh Ranch Specific Plan. These regulations provide an appropriate amount of flexibility to
anticipate future needs and to achieve compatibility between land uses, Principal land uses for the
Specific Plan shall be as follows:
1. Residential Land Uses:
o Low Density (L) Single-Family Detached: (PA 10,19,20,21, and 33A aRe 331l)
o Low Medium (LM) Density Single-Family Detached: (PA 1A-4B, 16 - 18)
o Medium (M1) Density Single-Family Detached: (PA 23 and 24)
o Medium (M2) Density Single-Family Detached and Attached clustered: (PA 12, 14, 15,22
and 31)
2. Commercial:
o Neighborhood Commercial: (PA 11)
3. Parks and Open Space:
o Private Recreation Centers (PA 5, 30)
o Private Mini-Park (PA 1B)
o Parks (PA 6, 27)
o Open Space
o Habitat (OS1): (PA 8, 9A, 9B, and 13)
Flood Control (052): (PA 7B, 7C, 25, 26, and portions of 14 and 27)
o Park and RidefTrailhead (053). (PA 33B)
Landscape Slope (OS3): (PA 7A and portion of 6)
4. Elementary and Middle School: (PA: 28 and 29)
5. Fire Station: (PA 32)
ROOp.ugh Ranch Specific Plan, Amendment No, 2
S-l
SPECIFIC PLAN ZONING ORDINANCE
5.3.1 DESCRIPTION OF RESIDENTIAL DISTRICTS
LOW DENSITY RESIDENTIAL (LI- PLANNING AREAS NOS. 10,19,20,21, AND 33A AND 338
The Low Density Residential (L) zoning district is intended to provide for the development of single-
family detached homes on large lots with a unique character of development Typical lot sizes in the L
zoning district will be a minimum of 20,000 square feet with 1 acre minimum lots along the exterior
perimeter of Planning Areas 19, 20, 21, and 33A. Private equestrian use will only be allowed on lots
one acre or larger adjacent to the multi-use trail in Planning Areas 19, 20, 21. Planningl':ea 338
shall net be ee'..elepee as a part ef ReFipaugh RanGh, This planAiAg area shall eventually be
oombinee will1l11e aejaGent residential areas te the neflh,
LOW MEDIUM DENSITY (LMI- PLANNING AREAS NOS. 1A, 2, 3, 4A, 48, 16, 17 and 18
The Low Medium (LM) zoning district is intended to provide for the development of single-family
homes on lots of 5,000 square feet to 6,000 square feel Planning Areas 1,2,3, 4A, 48, and 16 shall
have a minimum lot size of 5,000 sq. ft. Planning Areas 17 and 18 shall have a minimum lot size of
6,000 sq. ft.
MEDIUM DENSITY - STANDARD (M11- PLANNING AREAS NOS. 23 AND 24
The Medium (M) zoning district is intended to provide for the development of single-family homes on
lots 4,000 minimum square feel
MEDIUM DENSITY - CLUSTERED (M21- PLANNING AREAS NOS. 12, 14, 15, 22 AND 31
The Medium (M) zoning district is intended to provide for the development of clustered single-family
development on minimum lot sizes of 3,000 sq, ft
Roripaugh Ranch Specific Plan, Amendment No.2
5-4
SECTION VIII
SPECIFIC PLAN ZONING ORDINANCE
Table 5.2
Development Slandards - Residential Districts
Residential Development L L-E LM LM M1 M2
Standards 20,000 10,000 5,000 6,000 4,000
(Minimum Lot Size in Feet)
Planning Area 19,20, 10 1A, 2, 3, 17 and 18 23 and 24 12,14,15,
21,33A 4A,48 22 and 31
amI->>B and 16
Minimum gross lot area (square 20,000 10,000 5,000 6,000 4,000 3,000
feel) 1 acre*
" Lots in PA 19, 20 and 21 that
abut eastern and southern
property boundary shall be a
minimum of 1 acre. Thirty (30)
foot fuel modification ZOne shall
not be included in lot area. Lots
along the western perimeter of PA
33A & 338 shall be a minimum of
1 acre.
Dwelling units per net acre 1.2 du/ac 1,7du/ac 5,2 du/ac 4.0 du/ac 6.1 du/ac 10,1 du/ac
Minimum lot frontage at front 30ft. 25ft, 25ft. 25ft. 25ft. NA
propertv line
Minimum lot frontage for a flag 25ft, 20ft. 20ft, 20ft, 20ft. NA
lot at front property line
Minimum width at required front 50 ft. 40ft, 40ft, 40 ft. 40ft. NA
vard setback area
Minimum lot width 60ft,' 50ft. 40ft. 40ft. 40ft. 40ft.
. The lot width for both 20,000
sq. ft, lots and 1 acre lots shall
be substantially the same.
Minimum lot depth 90ft. 80 ft. 80 ft. 80ft. 80ft. NA
Minimum front yard setback 25ft. 20ft, 10ft 10ft. 10ft. 10K
- Front entry 18ft, 18 ft. 18 ft. 18ft. 18 ft. 18 ft,
- Side entry garages 10ft. 10 ft. 10ft. 10ft. 10ft. 10ft.
, Lots abutting Murrieta Hot
Springs between Pourroy Rd.
and the MWD easement may
be reduced by three (3) feet.
Mi[ljm~m corner side yard 15ft, 15ft. 15 ft. 15ft. 15ft. 15ft.
se ac
Note: Setbacks for structures located adjacent to the Fuel Modification
Zones sha/1 be determined at the Tentative Map stage, based on the
criteria provided by the City Fire and Planning Departments.
Roripauqh Ranch Specific Plan, Amendment No.2
$-7
SECTION VIII
SPECIFIC PLAN ZONING ORDINANCE
Residential Development L L-E LM LM Ml M2
Standards 20,000 10,000 5,000 6,000 (Standard)
(Minimum Lot Size in Feet) 4,000
Planning Area 19,20, 10 1,2,3,4A, 17 and 18 23 and 24 12,14,15,
21,33A 48 and 16 22 and 31
ano 338
*Minimum interior side yard 10ft. 10ft. 5ft, 5ft, 5 ft. 3ft,
setback
Minimum rear yard setback 20ft. 20 ft. 20ft. 20ft 15ft. 15 ft, front
- Setbacks for lots abutting - - 25ft. - - loaded
Planning Area 7A along the garage
southern property line shall have
a 25' minimum rear yard
setback.
- Lots abutting Multi-use trail in - - -
PA 19, 20 and 21,
- Setbacks for lots abutting 50 ft, 5 ft. rear
Murrieta Hot Springs between 50ft. loaded
Pourroy Rd. and the MWD garage
easement may be reduced by
staff by three (3) feet
Minimum rear Yard Setbacks-
arages
- Deep Recessed 5 ft. 5 ft. 5 ft. 5ft. 5 ft. 5 ft.
- Rear Access 3ft. 3ft, 3ft. 3ft. 3 ft. 3ft.
Maximum height 2 stories, 2 stories, 2 stories, 2X 2Y2 2lA
35 feet 35 feet 35 feet stories, 35 stories, 35 stories, 35
feet feet feet
Maximum percentage of lot 50% 50% 60% 60% 60% 60%
coverage
Minimum Garage Size (interior 20' x 20' 20' x 20' 20' x 20' 20' x 20' 20' x 20' 20' x 20'
space)
. Fireplaces may project not more than two (2) feet into the side yard setback provided the width of the fireplace does not exceed eight (8)
feet in width.
Note: Setbacks for structures located adjacent to the Fuel Modification
Zones shall be determined at the Tentative Map stage, based on the
criteria provided by the City Fire and Planning Departments.
Roripauqh Ranch Specific Plan, Amendment No.2
5-8
SECTION VIII
SPECIFIC PLAN ZONING ORDINANCE
5.5 PARKS AND OPEN SPACE (Planning Areas Nos. 18, 5, 6, 7A, 7C, 8, 9A, 98,13, 27, 25, 26 and 30)
5.5.1 DESCRIPTION OF PARKS AND OPEN SPACE
Parks (P) and Open Space (OS) zoning district is intended to promote a wide range of public and
private recreational uses in the community. These uses include community facilities, golf courses,
health clubs, public parks and recreation areas, sports parks, or other outdoor athletic facilities and
similar outdoor commercial recreational uses.
5.5.2 USE REGULATIONS
The list of land uses in the following table shall be permitted in one or more of the park and open space
zoning district as indicated in the columns corresponding to each zoning district Where indicated with a
letter "P", the use shall be a permitted use. Where indicated with a "-", the use is prohibited within the
zone, Where indicated with a letter "C", the use shall be conditionally permitted subject to approval of a
conditional use permit.
Table 5-5
Schedule of Permitted Uses - Parks and Recreational Uses
Schedule of Uses P P OS, 052 OS,
(Private) (Public)
Planning Area 1B,5 6 and 27 8, 9A, 7C,25 Portions
and 30
gB,and and 26 of 6 ami
13, 7 A and
338
Agricultural Uses - - - - -
Athletic Field P P - - -
Bicycle paths P P - P P
Campground - - - - -
Caretakers quarters - - - - -
Cemeteries, mausoleums and related uses - - - - -
Game courts, badminton, tennis, racquetball P P - - -
Golf driving range not part of a golf course - - - - -
Golf course and clubhouse p p -
- -
Government and public utility facilities C C - p p
Gymnasium P p - - -
Microwave antenna/tower 1 - - - -
-
Nature centers/exhibits - - - -
-
Nurseries - - -
- -
p p - - -
Group Picnic Facilities
RoripauQh Ranch Specific Plan, Amendment NO.2
5-18
SECTION VIII
SPECIFIC PLAN ZONING ORDINANCE
Private parks and recreation. facilities p p p p
-
Parking areas P P - - -
Park and Ride'
Public parks and recreational facilities P P - P P
Recreational vehicle park - - -
, - -
Riding stable, pUblic or private - - , - - -
Shooting galleries, ranges, archery courses I
- - i - - -
Single-family dwellings I
- - - - -
Tree Farms
- - - - -
1. See Zoning Appendix of Development Code 17.40 for antenna informati~n.
2. Permitted in Planning Area 338 only.
Roripauqh Ranch Specific Plan, Amendment NO.2
5.19
SECTION VIII
SPECIFIC PLAN ZONING ORDINANCE
5.5.3 DEVELOPMENT STANDARDS
In the Parks and Open Space districts development standards are as follows:
Table 5-6
Development Standards. Parks and Open Space Standards
Development Standards P OS
Planning Area 18,5,6,27 and 7A, 7C, 8, 9A,
31 98, 13, 25 aM
26 and 338
Minimum lot size 10,000 sq. ft. -
Maximum Jot coverage 25% -
Maximum height 35 feet' -
Floor area ratio ,1 -
Setback for parki(lg areas and structure~ 25 feet -
Minimum open spaceAandscaping 75% 100%'
1. Excludes light poles and communication facilities.
2. Design of Planning Area 338 subject to approval of Planning Director and Community Services Director.
Roripaugh Ranch Specific Plan, Amendment No.2
5-20
8
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EXHIBIT B
DRAFT CONDITIONS OF APPROVAL
G:\Planning\2005\PA05-0341 Roripaugh Park & Ride reloc - Specific Plan Amend\Planning\Tem PC Resa Roripaugh Spec Plan
Amendment.DOC
5
EXHIBIT B
CITY OF TEMECULA
DRAFT CONDITIONS OF APPROVAL
Planning Application No.: PA05-0341, Specific Plan Amendment No.2
Project Description:
An Amendment to the Roripaugh Ranch Specific Plan to
change the land use designation for Planning Area 33B
from Low Density Residential (L) to Open Space (OS) to
accommodate park and ride and trail head uses, and to
relocate the park and ride facility from Planning Area 11
to Planning Area 33B.
DIF:
Per Development Agreement
TUMF:
Per Development Agreement
MSHCP:
Per Development Agreement
Approval Date:
February 1, 2006
Expiration Date:
Per City Council approval
PLANNING DIVISION
Within Forty-Eight (48) Hours of the Approval of this Project
1. The applicanVdeveloper 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 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 applicanVdeveloper
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
G:\Planning\2005\PA05-0341 ROripaugh Park & Ride reloc - Specific Plan Amend\Planning\Tem PC Resa Roripaugh Spec Plan
Amendment.DOC
6
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.
3. Approval of this Specific Plan Amendment No.2 is contingent upon and shall not become
effective nor shall it vest until approved by the City Council and a Notice of Determination
under the provisions of the California Environmental Quality Act (CEQA) are approved by the
City Council.
4. Applicant shall submit electronic version of all revisions to Specific Plan,
Applicant's Signature
Date
Applicant's Printed Name
G:\Planning\2005\PAOS-Q341 Roripaugh Park & Ride reloc - Specific Plan Amend\Planning\Tem PC Reso Roripaugh Spec Plan
Amendment.DOC
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ATTACHMENT NO.3
PC RESOLUTION 06-_
DEVELOPMENT AGREEMENT AMENDMENT
G:\Planning\2005\PA05-0341 Roripaugh Park & Ride relae Specific Plan Amend\Planning\Tem Roripaugh PC Staff Report.DOC
7
PC RESOLUTION NO. 06-_
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF TEMECULA RECOMMENDING THAT THE CITY
COUNCIL APPROVE AN ORDINANCE ENTITLED "AN
ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
TEMECULA APPROVING AN AMENDMENT TO SECTION 4.1.6
OF THE RORIPAUGH RANCH DEVELOPMENT AGREEMENT
PERTAINING TO IMPROVEMENTS AND BUILDING PERMIT
ISSUANCE THRESHOLDS RELATIVE TO THE
CONSTRUCTION OF THE FIRE STATION IN TRACT 29353,"
LOCATED IN THE RORIPAUGH RANCH SPECIFIC PLAN
AREA, NEAR THE FUTURE INTERSECTIONS OF NICHOLAS
ROAD AND BUTTERFIELD STAGE ROAD, AND MURRIETA
HOT SPRINGS ROAD AND BUTTERFIELD STAGE ROAD
(PLANNING APPLICATION PA05-0404)"
WHEREAS, the City Council of the City of Temecula adopted the Roripaugh Ranch
Specific Pian on November 26, 2002;
WHEREAS, the City and Ashby USA, LLC entered into a Development Agreement,
dated December 17, 2002, and recorded on January 9, 2003 with respect to the Property. On
October 21, 2004, the City and Developer entered into that certain "First Operating
Memorandum" to clarify certain terms of the Development Agreement;
WHEREAS, Ashby USA LLC, filed Planning Application No. PA05-0404, Development
Agreement Amendment for the property consisting of approximately 805 acres generally located
near the future intersections of Nicholas Road and Butterfield Stage Road, and Murrieta Hot
Springs Road and Butterfield Stage Road, generally known as the Roripaugh Ranch Specific
Plan No. 11 ("Project");
WHEREAS, the Planning Commission held a duly noticed public hearing on February 1,
2006, and recommended that the City Council approve the attached amendment to the
Roripaugh Ranch Development Agreement;
WHEREAS, this Resolution complies with all the applicable requirements of State law
and local law, including local ordinances and the California Environmental Quality Act and;
WHEREAS, the Planning Commission, at a regular meeting, considered the Application
on February 1, 2006 to consider the application for the Project and environmental review, 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;
WHEREAS, at the conclusion of the Commission hearing and after due consideration of
the testimony, the Commission recommended the City Council approve the Application subject
to and based upon the findings set forth hereunder;
WHEREAS, notice of the proposed Ordinance was posted at City Hall, Temecula
Library, local newspaper, and the project site;
G:\Planning\2005\PAOS.0404\Planning\Tem PC Reso Roripaugh DA Amendment.DOC
I
WHEREAS, the Planning Commission adopted Resolution No. 06-_ recommending
the City Council approve a Development Agreement Amendment;
WHEREAS, at the conclusion of the Planning Commission hearing and after due
consideration of the testimony, the Planning Commission recommended the City Council
approve the Application, and file a Notice of Determination;
WHEREAS, all legal preconditions to the adoption of this Resolution have occurred.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF TEMECULA
DOES HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS:
Section 1. Recitals. That the above recitals are true and correct and are hereby
incorporated by reference.
Section 2. Findinos. The Planning Commission, in approving Planning Application
No. PA05-0404 hereby finds that the development agreement amendment, is consistent with
the goals and policies of the approved Roripaugh Ranch Specific Plan and Development
Agreement, and the proposed development agreement amendment would further the City's
long-term economic development goals.
Section 3. Environmental Compliance, 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
("EIR"). The Planning Commission finds, based on the administrative record, that the EIR
properly addressed all of the environmental issues encompassed within the First Amendment to
the Development Agreement 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 the Planning
Commission recommends that a Notice of Determination (Determination of Consistency) for
which an Environmental Impact Report was previously adopted (Sec. 15162 - Subsequent EIRs
and Negative Declarations) be filed.
Section 4. Recommendation. The Planning Commission of the City of Temecula
hereby recommends that the City Council adopt Ordinance 06-_ amending the Roripaugh
Ranch Development Agreement per Exhibit "A" attached hereto.
G:\Planning\2005\PA05-0404\Planning\Tem PC Reso Roripaugh DA Amendment.OOC
2
PASSED, APPROVED AND ADOPTED by the City of Temecula Planning Commission
this 151 day of February 2006.
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 the 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 151 day of February 2006, by the
following vote of the Commission:
AYES:
NOES:
PLANNING COMMISSIONERS:
PLANNING COMMISSIONERS:
ABSENT:
PLANNING COMMISSIONERS:
ABSTAIN:
PLANNING COMMISSIONERS:
Debbie Ubnoske, Secretary
G:\Planning\2005\PA05-0404\Planning\Tem PC Reso Roripaugh DA Amendment.DOC
3
EXHIBIT A
DRAFT
RORIPAUGH RANCH
DEVELOPMENT AGREEMENT AMENDMENT
G:\Planning\2005\PA05-0404\Planning\Tem PC Reso Roripaugh DA Amendment.DOC
4
RECORDING REQUESTED
BY AND WHEN RECORDED
MAIL TO:
City of Temecula
43200 Business Park Dr.
Post Office Box 9033
Temecula, CA 92589-9033
Attn: City Clerk
Exempt from recording fees pursuant to Govt. Code Section 27383
(Space above for recorder' s use)
FIRST AMENDMENT TO DEVELOPMENT AGREEMENT
BETWEEN CITY OF TEMECULA AND ASHBY USA, LLC
(RORIPAUGH RANCH SPECIFIC PLAN)
This First Amendment to Development Agreement is made and entered into as of
February 14, 2006, by and between the CITY OF TEMECULA, a California municipal
corporation ("City"), ASHBY USA, LLC, a California limited liability company,
DAVIDSON RORlPAUGH RANCH 122, LLC, a California limited liability company,
T ANAMERA RORlP AUGH, LLC, a California limited liability company, and
T ANAMERA RORlP AUGH II, LLC, a California limited liability company,
(collectively "OWNER") pursuant to the authority of Section 65864 through 65869.5 of
the California Government Code and Article XI, Section 2 of the California Constitution.
Pursuant to said authority and in consideration of the mutual covenants set forth in this
First Amendment, the parties hereto agree as follows:
I. Recitals. This First Amendment is made with respect to the
following purposes and facts which the parties agree to be true and correct:
a. The Development Agreement between the City of Temecula and
Ashby USA, LLC (also known as the "Preannexation and Development Agreement") was
799862,5 12/21/05
approved by Ordinance of the City Council on December 17, 2002 and recorded on
January 9,2003 as Document No, 2003-018567 in the Official Records ofthe County of
Riverside ("Development Agreement").
b. The real property which is subject to the Development Agreement
and this First Amendment is generally known as the Roripaugh Ranch Project and is
specifically described in Exhibit A to this First Amendment and incorporated herein as
though set forth in full ("Property").
c. On October 21, 2004, the City and the Developer entered into that
certain "First Operating Memorandum to the Recorded Development Agreement between
the City of Temecula and Ashby USA (Roripaugh Ranch Project)" pursuant to Section
3.55 of the Development Agreement ("First Operating Memorandum"). The First
Operating Memorandum was recorded as Document No. 2004-087441 in the Official
Records ofthe County of Riverside on November 3, 2004. The First Operating
Memorandum provides additional funding for the construction of the permanent fire
station described in Section 4.1.6 which fire station is necessary to provide fire protection
for the Project Accordingly, an amendment to the Development Agreement is required
in order to increase the number of homes that can be built during construction of the
permanent fire station.
d. On September 23, 2003, the CITY and Ashby USA LLC entered
into that certain "Agreement to Defer Completion of Conditions of Approval Until After
Recordation of Final Map for Tract No. 29353-2 (Roripaugh Ranch Specific Plan)"
("Deferral Agreement'} The Deferral Agreement was recorded as Document No. 2003-
744646 in the Official Records of the County of Riverside on September 24,2003. Said
Deferral Agreement provides for the deferral of certain obligations with respect to the
development of the Property.
e, Portions of the Property have been sold to merchant builders who
have taken their properties subject to the rights and obligations of the Development
Agreement The merchant builders are: DAVIDSON RORIP AUGH RANCH 122, LLC,
a California limited liability company; T ANAMERA RORlP AUGH, LLC, a California
limited liability company, and TANAMERAlRORlPAUGH II, LLC, a California limited
liability company ("Merchant Builders"). The Merchant Builders have by separate
agreement, to which the CITY is not a party, designated Ashby USA LLC as the
OWNERS' agent to complete the public improvements required by the Development
Agreement and the Conditions of Approval of the Land Use Entitlements for the Project
OWNERS warrant and represent to the City that all persons have an ownership interest or
other interest in the Property have executed it as a party or have signed the Consent and
Subordinantion attached hereto and, further, no other persons are required to approve this
First Amendment
f. Section 4.1.6 of the Development Agreement provides that only
107 building permits for residential units may be issued for Planning Areas lA, 2, and 3
until the pennanent fire station which will serve the Project ("Fire Station") is
constructed but that the Fire Chief ofthe City of Temecula may, in his sole discretion,
799862.5 12121/05
2
issue up to 250 total residential units on Planning Areas lA, 2, 3, 4A and 4B so long as
the permanent fire station and the Secondary Access as defined in Attachment 5, are
substantially under construction.
g. The additional funding for the permanent fire station provided in
the First Operating Memorandum, has enabled the City to accelerate the construction of
the permanent fire station. The Temecula Fire Chief has now determined that the Fire
Department can adequately serve up to 515 units within the Project during the
construction of the permanent Fire Station provided that certain conditions imposed by
the Development Agreement and Conditions of Approval for the Project are fulfilled,
The Fire Chief has further determined that no more than 515 units with the Project be
served until such time as the "Secondary Access," as described in Attachment 5 to the
Development Agreement and permanent access to the Fire Station on Murrieta Hot
Springs Road and Butterfield Stage Road have been completed.
h. It is the intent of the parties in entering into this First Amendment
to the Development Agreement that the limitations on the schedule for issuance of
building permits necessitated by the availability of fire protection be modified given the
current construction of the permanent fire station and fire station access, but that other
limitations on the issuance of building permits necessitated by other impacts remain in
place as provided in the Development Agreement and the Conditions of Approval.
i. The Planning Commission of the City of Temecula held a duly
noticed public hearing on February I, 2006 and by Resolution No. 06-_
recommended to the City Council that this First Amendment be approved.
j. On February 14, 2006, the City Council of the City ofTemecula
held a duly noticed public hearing on the proposed Negative Declaration and the
proposed First Amendment Ordinance No. 06-_ introduced on February 14, 2006 and
adopted on February 28,2006 approved this First Amendment
2. Section 4.1.6, Fire Service Improvements, of the Development Agreement
is hereby amended to read as follows:
"4.1.6 Fire Service Improvements. The following shall satisfy
OWNER's obligations regarding this component.
"a. Convevance of Land. On or before the thirtieth (3oth)
calendar day after the Annexation Date of this Agreement, OWNER
accomplish the following:
"1. Fee simple title shall be conveyed to CITY, free and
clear of all liens and matters of record;
"2. OWNER shall provide CITY a CL T A insurance
policy insuring CITY's title to the Station Site in an an10unt equal to the
fair market value of the Station Site.
799862.5 12/21/05
3
"3. The parcel shall have not less than one and one-half
(1.5) acre of flat land usable for development as a CITY fire station. In
no event shall the site be in excess of three (3) gross acres.
"4, CITY acknowledges that as of the date ofthe First
Amendment to the Development Agreement, the OWNER has conveyed
the fire station property to the CITY as required by subsections a.l to a.3.
"b, Grading. Prior to the issuance of the first (1st) building
pennit, OWNER shall rough grade the parcel. CITY acknowledges that as
of the date of the First Amendment to the Development Agreement,
OWNER has graded the Fire Station site.
"c. Construction. Pursuant to Section 4.1.3J OWNER shall
tender the sum of Two Million Dollars ($2,000,000.00) and CITY shall
accept the money from OWNER for the purpose of CITY's design and
construction of a fire station and acquisition of title to a fire truck of
CITY's sole selection, CITY acknowledges that as of the date ofthe First
Amendment to the Development Agreement, OWNER has transferred the
$2 million to the CITY pursuant to this subsection.
"d. Issuance of5l5 Building Permits.
"I. As of the date of the First Amendment to the
Development Agreement: (1) OWNER has paid to the City the sum of $2
million pursuant to Section 4.1.5 c. ofthis Agreement; (2) OWNER has
paid the additional sum of $1.1 million to the City for the construction of
the permanent fire station pursuant to Section 1 of the First Operating
Memorandum; (3) CITY has approved plans and specifications for the
permanent fire station ("Fire Station"); (4) City has let a contract for
construction of the permanent Fire Station; and (5) the permanent Fire
Station is under construction.
"2. With respect to limitations on the issuance of
building permits necessitated by the availability of fire protection, up to a
maximum of five hundred fifteen (515) residential building permits for
Planning Areas lA, 2, 3, 4A and 4B shall be issued upon a finding by the
City Manager that: (1) the pennanent fire station is substantially under
construction; (2) permanent access to the Fire Station via Butterfield Stage
Road and Murrieta Hot Springs Road is substantially under construction
so as to be completed concurrent with the opening of the Fire Station; (3)
Access to the Fire Station via Calle Chapos between the Fire Station's
eastern most driveway and Walcott Lane will be completed concurrent
with the opening ofthe Fire Station; and (4) all other requirements of the
Development Agreement and Conditions of Approval of the Land Use
Entitlements of the Project for the issuance of the building permits have
799862.5 12/21/05
4
been fulfilled. If the conditions described in clauses (I) and (4) of this
subsection have been fulfilled, but the conditions described in clauses (2)
and (3) of this subsection has not been fulfilled, then the City Manager
shall not issue more than one hundred seven (107) building permits until
such time as all conditions described in this subsection have been fulfilled.
"3. With respect to limitations on the issuance of
building permits necessitated by the availability of fire protection, no more
than five hundred fifteen building permits for the Project shall be issued
until such time as: (1) the Secondary Access, as defined in Attachment 5
to the Development Agreement is completed; (2) permanent access on
Murrieta Hot Springs Road and Butterfield Stage Road to the Fire Station
are complete; and (3) all other requirements of the Development
Agreement and Conditions of Approval of the Land Use Entitlements of
the Project for the issuance ofthe building permits have been fulfilled.
"e, Fire Station Construction Street Improvements. OWNER
shall, subject to final review and Acceptance by CITY, construct the street
improvements adjacent to the Fire Station in conformance with the
conditions set forth in Attachment 5 to this Agreement and subject to the
CITY's approved street improvement plans for the public street(s) which
are immediately adjacent to the Fire Station. OWNER shall commence
and complete the street improvements, including but not limited to, asphalt
concrete travel lanes, concrete curb and gutter, sidewalk per Specific Plan
and right-of-way landscaping as required by CITY. The improvements
described in this Section shall be completed not less than thirty (30)
calendar days prior to the date the CITY will place the Fire Station in full
operation. Owner hereby grants a license to the City over or through its
property adjacent to the Fire Station for the purposes of allowing access to
the Fire Station for construction and operation of the Fire Station which
license shall terminate upon the acceptance of the streets adjacent to the
Fire Station into the City-maintained street system. City and Owner may
fulfill the access requirement by entering into a separate license agreement
with specific details of the rights and obligations of the parties.
"f. DIP Component Release. Upon the funding of the public
finance district or other financing mechanism and CITY's ability to utilize
such monies for construction of a permanent fire station as described in
Section 4, L6, and the Acceptance oftitle to the site, then OWNER's
further obligations to pay the Fire Component of the DIP will be credited
by CITY, and CITY shall not impose restrictions on building permit
issuance based upon nonpayment of the Fire Component ofthe DIP.
"g. Limitation on Participation, The OWNER agrees to not
participate in the design or construction of the Fire Station, even ifit is
funded by a public financing district. However, to ensure architectural
compatibility with future development, CITY agrees to allow OWNER's
799862.5 12/21/05
5
architect to coordinate with the architect hired by CITY for the sole
purpose of providing input into the architectural themes ofthe exterior to
the fire station."
3. Except as specifically set forth herein, all other terms and conditions of the
Development Agreement shall remain in full force and effect.
4. This First Amendment contains the entire understanding between the
parties relating to the subject matter hereof, all prior or contemporaneous agreements,
understandings, representations and statements, oral or written, concerning the subject
matter hereof, except for the First Operating Memorandum, the Deferral Agreement, and
First Amendment to the Deferral Agreement are merged into this Agreement and shall be
of no further force or effect.
5. This First Amendment shall not be effective and shall not be recorded
until such time as each owner of the Property has duly executed this First Amendment to
Development Agreement and all persons with an interest in the Property, or holding a
deed of trust in the Property or a portion of the Property, have duly executed the Consent
and Subordination attached hereto.
7998625 12/21/05
6
IN WITNESS WHEREOF, the parties hereto have executed this
Covenant as of the day and year first above written,
CITY OF TEMECULA,
a municipal corporation
Ron Roberts
Mayor
Attest:
Susan W. Jones, CMC
City Clerk
Approved As to Form:
Peter M. Thorson
City Attorney
799862.5 12/21/05
7
ASHBY USA, LLC, a California limited
liability company
By: Ashby Development Co., Inc., its
Managing Partner
By:
Justin K. Ashby
President
By: USA Investment Partners, LLC, a
Nevada hmited liabihty company, its
member
By: USA Commercial Mortgage
Company, a Nevada corporation, its
non-Member ManageL
By:
Joseph D. Milanowski
President
799862.5 12/21/05
8
DAVIDSON RORIPAUGH RANCH 122, LLC
Name:
Title:
Name:
Title:
799862.5 12/21/05
9
TANAMERA RORIPAUGH, LLC, a California limited
liability company
Name:
Title:
Name:
Title:
799862.5 12/21/05
10
TANAMERA RORlPAUGH II, LLC, a California
limited liability company
Name:
Title:
Name:
Title:
799862.5 12/21/05
11
LENDER'S CONSENT AND SUBORDINATION TO DEVELOPMENT
AGREEMENT AND FIRST AMENDMENT TO DEVELOPMENT AGREEMENT
l.
_ ("Lender") holds a security interest in a portion of the Property described
in the First Amendment to Development Agreement set forth above
between Ashby USA, LLC, a California limited liability company ("Owner"),
and the CITY OF TEMECULA, a municipal corporation ("City").
2. Lender acknowledges that the Development Agreement and
the First Amendment to the Development Agreement are integral parts of
the Owner's land use entitlements for the Property and provide significant
benefits to the Owner and to the Property as well as vesting Owner's land
use entitlements pursuant to the terms of the Development Agreement and
the First Amendment to the Development Agreement.
3. In consideration of the rights and benefits conferred upon the
Owner by the terms of the Development Agreement and the First
Amendment to the Development Agreement and the and in recognition of
the accrual of those benefits to the Lender in the event Lender takes
possession of the Property, Lender hereby consents to the Development
Agreement and the First Amendment to the Development Agreement and
their recordation and further agrees that Lender's interests in the Property
are subject to, and made subordinate to, the rights and interests of the City
as set forth in the Development Agreement and the First Amendment to the
Development Agreement.
4, The City agrees to provide notice of any default to Lender
pursuant to Section 10 of the Development Agreement at the following
address:
799862.5 12/21/05
12
IN WITNESS WHEREOF the Lender has executed this Consent
and Subordination as of February _,2006,
Lender:
Name:
Title:
Name:
Title:
79986L5 12/21105
13
7998625 12/21/05
EXHIBIT A
LEGAL DESCRIPTION OF PROPERTY
14
'713471.1 12/1112002
ATTACHMENT "1"
(Legal Description of the Property)
37
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RORIPAUGH RANCH PROJECT 1
Metes and Bounds description of the North one-half of the North
one-half of Section 20 of TIS, R2W, S.B.M.
Beginning at the Northeast corner of said Section 20, thence along the easterly line of
said Section 20 South 0" 34' 31"W 1319.80 feetto the North Sixteenth comer thereof;
Thence along the Southerly line of the North one-half of the North one-half of said
Section 20 North 88"36'41" West, a distance of 5229.85 feet to the North Sixteenth
corner thereof; Thence along the West line of said Section 20 North 00"26'13" West, a
distance of 1319.23 feet to the Northwest corner thereof; Thence along the Northerly line
of said Section 20 South 88037'05" East, a distance of 5233.02 feet to the Point of
Beginning, containing an area of 158.45 acres, more or less.
This description is for emibit purposes only. The true legal description is: The North
one-half of the North one-half of Section 20, Township 7 South, Range 2 West, San
Bemardino Base and Meridian, County of Riverside, State of California. according to the
Official Plat thereof.
\
,
!
llercby carmy, u m:!'i!r the p:::n&i1y cf perl'.!:,. Ib~
. lhe abCl~e. and foregoing Is a lrue and correct cOP.
of ail ougmal on deposit withIn the records of the
CUy of Temecula. In witness whereot I ~ave
h~reullto set my h and end afixe~fi~.a12ot the
Cllv ,of Tam.cula Ihis~.y of O<fl.-,
. Mictaela : Ballreich, Oapuly City CI.'" .
by: t\~, .L.~ _ J . (t III.. ~
.
RORIPAUGH RANCH PROJECT a.
M~tes and Bounds description of Section 21 of TIS, R2W, S.B.M.
Beginning at the Northeast corner of said Section 21, thence along the easterly line of
said Section 21 South 0059' IS" West 2664.97 feet to the East quarter section comer;
thence continuing along said easterly line South 00 21' 34" West 2636.07 feet to the
Southeast comer of said Section 21; thence along the Southerly line of said section North
89039' 13" West 5282.88 feet to the Southwest comer of said section; thence.a1ong the
westerly line of said section North 00 33' 4T' East 3809.86 feet to the North sixteenth
corner of said section; thence continuing along said westerly line North 0034' 31" East
1319.80 feet to the Northwest section comer; thence along the northerly line of said
section North 880 29' 3T' East 5296.39 feet to the 'point of Beginning, containing an area
of 632.2 acres, more or less.
This description is for exhibit purposes only. The tJUe legal description is: Section 21,
Township 7 South, Range 2 West, San Bernardino Base and Meridian, Counly of
Riverside, State of California, according to the Official Plat thereof.
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RORIPAUGH RANCH PROJECT '3
Metes and Bounds description of a portion of
Section 20 of TIS, R2W, S.BM.
Commencing at the North sixteenth comer of SectiOll 20, Township 7 South, Range 2
West, San Bernardino Base and Meridian, being the Northeast comer of that ctlrtaln
parcel designated III "Not a Part" as shown by Partel Map on file in Book 1. of Parcel
Maps, pages << through 46, Ibmof, Records of the Cowl)' of R1venlde, California;
Ihence along the oasterly line of said Section 20 Soutb W 33'47" W. a distance of 974.13
feet to the TIlle Point of Beglnning; Thence North 89"25'SS" West, a distance 01929.81
feet more or less to the Easterly line of lhe land conveyed \0 the Metropolitan Water
District of Soutbem California by deed recorded AprIl 24, 1968 as msttUtnent No. 3m4.
Official Records of sald County; ThCllcc along said Easterly line Ncrth 12032'09" East,
a distance of 762.69 feet; Thence on a line parallel wi!b !be South line of said parcel
designated as "Not a Part" South 89"2S'SS" East. a diSWlCe of 771.65 feet to !be True
Point of Beginning, containing an area of 1457 acres, more or less.
This description Is for exhibit purposes only.
t hereby certify, under IhG )
the abov& an'" lor . . Pcn~ty (If p~~.:J~,.. ,"'(.1.;
u egOlng " I .,..
of all origInal on de I a rue and conecl t:op:;
City of T .m'cul. I::r' within Ihe record. 0' ~.
hereunlo s81 my h d ne.. Whereot, I hev.
. Clly ot T .m'cula ~ i.'lt:f""d B:;eB1 ;f Ih. .
M.c ,', A. Ballr'lch~ Depu~ ~IY CI,rk O~
by: - ~.
ATTACHMENT "2"
(Plat of the Property Described In Attachment 1)
f .
,,),
713471.1 12111/2002
38
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N 1/2, N 1/2, SEc.20, T.1S.,R.2W.,SBM
N8lr36' 41 "W 5229.65'
POR. SEc.20, T.7S.,R.2W.,SBM
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DAVID EVANS
_ . AHOA8S0CIAT1iSINO;
eoo Nor1h Hmln A_, SuIte 300
Onlarto C8IIfomIa 91184
Phone: 909.461.5750
::
I harGby cartily. under th9 pOl'ltity of pery:.l;1 it;:;
the above and fore~olng is a trut lod conect c:r::~
01 an origina.l on deposit within the retords 01 Uta
City of Temecula. In witness whereof, I have
bereunlo set my hand and afixed \tle seal 01 the
City 01 Temecule Ihisliday of~20 Ol,
Mlc;a A. Ballrelch. Oeputy City Clerk
hy: }- .:...").. _ . t\ _ -h. ')? O. . . L
EXHIBIT
"8-
RIVERSIDE COUNlY, OOFORNIA
CITY' OF mtECUlA . '.
RORIPAUGH . RANCH.
PROJECT
CUENT:
ASHBY Dt.VElOPMENT
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0nlIIll0 Cdfon* 91764
Phone: 1109..481.5750
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SECEI, T. 78.,R.2JY.,SBM
N89"39'13"W 5282.88'
EI 122
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EXHIBIT
-B-
RIVERSIDE COUNlY, CAI.IFORNIA
.CIlY Of IDlECUlA .
RORIPAUGHRANCH
PROJECT
CUENr:
ASHBY DE.'taOPMENT
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SeC20, T.78.,R.2W.,SBM
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DAVID &VANS
AJlDA880CIATE81HC.
800 Horfl HawnA-. Sufte 300
0nIert0 c:.&fomla e1784
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seC21, T.TS.,R.2w',SBAI
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L II hereby carWy, llndat Ul;) p~n;.Hy of parj';:}' l:~::t
- - - - - -, the above and foregoing is a \rue aAd correcl f.'uPy
. of an original on doposlt within Ihe records 01 1110
P.N.B. //44-46 I CIfy of Temeculo. In wilne.. wnereol, \ have
I hereunto sel my hand ond afixed \\l.e seo' ollhe
Clly 01 Temecula Ihls.1:'t!ey of .Llec. 20Vl...
I Mlchaele A. Ballrelch, Deputy City Clerk
EXHIBIT
"B"
by:
RIVERSIDE COUNIY, ('J.Lf()RNtt\
01Y Of' TEUECIAA
RORIPAUGH RANCH
PROJECT
HErHO.
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lc:uRV IlN'1 /lIlunJt'
ATTACHMENT NO.4
PC RESOLUTION 06-_
REVISED MITIGATION MONITORING PROGRAM
(TRANSPORTATION SECTION ITEM NO. 9 ONLY)
G:\Planning\2005\P AOS..Q341 Roripaugh Park & Ride reloc - Specific Plan Amend\Planning\ Tern Roripaugh PC Staff Report.DOC
8
PC RESOLUTION NO. 06-_
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF TEMECULA RECOMMENDING THAT THE CITY COUNCIL
ADOPT THE FOLLOWING ITEMS ENTITLED: "A RESOLUTION
OF THE CITY COUNCIL OF THE CITY OF TEMECULA
APPROVING MODIFICATIONS TO THE TRANSPORTATION
SECTION OF THE MITIGATION MONITORING PROGRAM
APPROVED WITH THE RORIPAUGH RANCH SPECIFIC PLAN
ENVIRONMENTAL IMPACT REPORT (PLANNING APPLICATION
NO. PA94-0076) REGARDING THE RELOCATION OF THE PARK
AND RIDE FACILITY FROM PLANNING AREA 11 TO PLANNING
AREA 33B", GENERALLY LOCATED NEAR THE FUTURE
INTERSECTIONS OF MURRIETA HOT SPRINGS ROAD AND
BUTTERFIELD STAGE ROAD AND NICHOLAS ROAD AND
BUTTERFIELD STAGE ROAD"
WHEREAS, On November 26, 2002, the City Council of the City of T emecula adopted and
certified an Environmental Impact Report (PA94-0076), a General Plan Amendment (PA99-0298),
the Roripaugh Ranch Specific Plan (PA94-0075), a Change of Zone (PA94-0075), a Development
Agreement (PA99-0299) and Tentative Tract Maps 29661 (PA01-0253) and 29353 (PA01-0230);
WHEREAS, on January 11, 2005, the City Council of the City of Temecula approved the
Roripaugh Ranch Specific Plan Amendment No, 1 (PA04-0371) to change Planning Area 78 from
Open Space (OS) to Low Medium Residential (LM), Planning Area 10 from Low Density Residential
(L) to Low-Estate Residential (L-E) , and make other changes to the Roripaugh Ranch Specific Plan;
WHEREAS, Ashby USA, LLC, filed Planning Application No. PA04-0341, Specific Plan
Amendment NO.2 to change the land use designation for Planning Area 338 from Low Density
Residential (L) to Open Space (OS) to accommodate park and ride and trail head uses, and to
relocate the park and ride facility from Planning Area 11 to Planning Area 338 ("Project");
WHEREAS, the Project results in changes to the Transportation Section of the Mitigation
Monitoring Report prepared for the Roripaugh Ranch Specific Plan Environmental Impact Report
regarding the location of the Park and Ride facility;
WHEREAS, the Application was processed including, but not limited to public notice, in the
time and manner prescribed by State and local law, including the California Environmental Quality
Act;
WHEREAS, the Planning Commission, at a regular meeting, considered the Application on
February 1, 2006 to consider the application for the Project and environmental review, 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;
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF TEMECULA DOES
RESOLVE, DETERMINE AND ORDER AS FOLLOWS:
Section 1. That the above recitals are true and correct and are hereby incorporated by
reference.
G:\Planning\2005\PA05+0341 Roripaugh Park & Ride reloc - Specific Plan Amend\Planning\Tem PC Resa Aoripaugh MMP
amend. DOC
Section 2. Environmental Compliance. On November 26,2002, the City Counci, adopted
Resolution No. 02-111 certifying the Environmental Impact Report for the Roripaugh Ranch Specific
Plan and Related Planning Applications, including the Development Agreement ("EIR"). The
Planning Commission finds, based on the administrative record, that the EIR properly addressed all
of the environmental issues encompassed within the Specific Plan Amendment (No.2) to the
Roripaugh Specific Plan 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 the Planning Commission recommends that a Notice of Determination (Determination of
Consistency) for which an Environmental Impact Report was previously adopted (Sec. 15162
Subsequent EIRs and Negative Declarations) be filed.
Section 3. Recommendation. The Planning Commission of the City of T emecula hereby
recommends that the City Council adopt the revisions to the Roripaugh Ranch Specific Plan EIR
Mitigation Monitoring Program, as set forth in Exhibit A.
PASSED, APPROVED AND ADOPTED by the City otTemecula Planning Commission this
151 day of February 2006.
Chairman
ATTEST:
Debbie Ubnoske, Secretary
[SEAL]
G:\Planning\2005\PAOS-0341 Roripaugh Park & Ride reloc - Specific Plan Amend\Planning\Tem PC Raso Roripaugh MMP
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2
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 1st day of February 2006, by the following vote of
the Commission:
AYES:
PLANNING COMMISSIONERS:
NOES:
PLANNING COMMISSIONERS:
ABSENT:
PLANNING COMMISSIONERS:
ABSTAIN:
PLANNING COMMISSIONERS:
Debbie Ubnoske, Secretary
. G:\Planning\2005\PA05-0341 Roripaugh Park & Ride reloe - Specific Plan Amend\Planning\Tem PC Reso Roripaugh MMP
amend.DOC
3
EXHIBIT A
REVISED MITIGATION MONITORING PROGRAM
(TRANSPORTATION SECTION ITEM NO. 9 ONLY)
G:\Planning\2005\PA05-0341 Roripaugh Park & Ride reloc - Specific Plan Amend\Planning\Tem PC Reso Roripaugh MMP
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4
EXHIBIT A
REVISED TRANSPORTATION ITEM #9 OF THE RORIPAUGH RANCH SPECIFIC PLAN
ENVIRONMENTAL IMPACT REPORT MITIGATION MONITORING PROGRAM
Prior to issuance of any residential building permit for Phases 2 or 3 Planning .^,roas 10, 11, 12,
14 31,33", or 336, the developer shall provide and construct 50 designated Park-N-Ride spaces in
Planning Area ++ 33B.
G:\Planning\2005\PAOS-0341 Roripaugh Park & Ride reloc. Specific Plan Amend\Planning\Tem PC Reso Aoripaugh MMP
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5
ATTACHMENT NO.5
DRAFT CC RESOLUTION 06-_
GENERAL PLAN AMENDMENT
G:\Planning\200S\PA05-034! Roripaugh Park & Ride rdoc - Specific Plan Amend\Planning\Tem Roripaugh PC Staff Report DOC
9
DRAFT CC RESOLUTION NO. 06-_
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
TEMECULA TO AMEND THE GENERAL PLAN LAND USE
MAP TO CHANGE THE LAND USE DESIGNATION FOR
PLANNING AREA 33B OF THE RORIPAUGH RANCH
SPECIFIC PLAN FROM LOW DENSITY RESIDENTIAL (L) TO
OPEN SPACE (OS)", GENERALLY LOCATED NEAR THE
FUTURE INTERSECTIONS OF NICHOLAS ROAD AND
BUTTERFIELD STAGE ROAD (PA06-0009) (APN 964-460-003)
THE CITY COUNCIL OF THE CITY OF TEMECULA DOES HEREBY RESOLVE AS
FOLLOWS:
Section 1. Findinqs. The City Council of the City of Temecula does hereby find,
determine and declare that:
A. Section 65300 of the Government Code requires that cities adopt a
comprehensive, long-term General Plan for the physical development of the jurisdiction as well
as any adjacent areas which, in the judgment of the City, bears a relationship to its planning;
B. On December 17, 2002, the City Council of the City of Temecula adopted an
approved Planning Application PA94-0076 (Environmental Impact Report), PA99-0298 (General
Plan Amendment), PA94-0073 (Annexation), PA94-0075 (Specific Plan, Development Code
Amendment, and Specific Plan Zoning Standards), PA94-0075 (Change of Zone), PA99-0299
(Development Agreement), PA01-0253 (Tentative Tract Map 29661), and PA01-0230 (Tentative
Tract Map 29353);
C. On November 9, 2005, Ashby USA, LLC, filed Planning Application No. PA04-
0341, Specific Plan Amendment No. 2 to change the land use designation for Planning Area
33B from Low Density Residential (L) to Open Space (OS) to accommodate park and ride and
trail head uses, and to relocate the park and ride facility from Planning Area 11 to Planning Area
33B ("Application"), in a manner in accord with the City of Temecula General Plan, Development
Code, CEOA Guidelines and.California State CEOA Guidelines; ("Project");
D. On January 13, 2006, Ashby USA, LLC, filed Planning Application No. PA06-
0009, General Plan Amendment to amend the General Plan land use map to change the land
use designation for Planning Area 33B of the Roripaugh Ranch Specific Plan from Low Density
Residential (L) to Open Space (OS);
E. The Project was processed including, but not limited to public notice, in the time
and manner prescribed by State and local law;
F. The Planning Commission considered the Application on February 1, 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;
G. At the conclusion of the Commission hearings and after due consideration of the
testimony, the Commission recommended approval of the Application subject to and based
upon the findings set forth hereunder;
G:\Planning\2006\PA06-0009 Roripaugh Ranch PA33B - GPA\Planning\DRAFTCC RESOLUTION GP,doc
1
H. The City Council considered the Application on February 14, 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;
I. At the conclusion ,of the Council hearing and after due consideration of the
testimony, the Council approved the Application, approved a Notice of Determination after
finding that the project proposed in the Application conformed to the City of Temecula General
Plan as amended.
J.
findings:
That the City Council, in approving the Application, hereby makes the following
1.
The proposed amendment is consistent with the direction, goals and policies of
the adopted General Plan.
2.
The proposed amendment will not have a significant impact on the character of
the surrounding area.
Section 2. Environmental Compliance. 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
("EIR"). The City Council finds, based on the administrative record, that the EIR properly
addressed all of the environmental issues encompassed within the Specific Plan Amendment
(No.2) to the Roripaugh Specific Plan 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 the directs the
Director of Community Development to file a Notice of Determination (Determination of
Consistency) for which an Environmental Impact Report was previously adopted (Sec. 15162
Subsequent EIRs and Negative Declarations).
Section 3. Amendments to the General Plan Land Use Map. The City Council
hereby amends the Land Use Map of the General Plan to change the land use designation for
Planning Area 33B of the Roripaugh Ranch Specific Plan from Low Density Residential (L) to
Open Space (OS), generally located near the future intersections of Nicholas Road and
Butterfield Stage Road (APN 964-460-003), attached hereto as Exhibit "A".
G:\Planning\2006\PA06-0009 Roripaugh Ranch PA33B. GPAIPlanninglDRAFT CC RESOLUTION GP.doc
2
PASSED, APPROVED, AND ADOPTED by the City Council of the City of Temecula this
14h day of February, 2006.
Ron Roberts, 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 Resolution No. 06-_ was duly adopted and passed at a regular meeting of the City
Council on the 14th day of February, 2006, by the following vote:
AYES:
COUNCILMEMBERS:
NOES:
COUNCILMEMBERS:
ABSENT:
COUNCILMEMBERS:
ABSTAIN:
COUNCILMEMBERS:
Susan W. Jones, MMC
City Clerk
G:IPlanning\2006IPA06.0009 Roripaugh Ranch PA33B - GPAIPlanninglDRAFT CC RESOLUTION GP.doc
3
ATTACHMENT NO.6
DRAFT CC ORDINANCE 06-_
SPECIFIC PLAN AMENDMENT
G:\Planning\2005\PA05-0341 Roripaugh Park & Ride reloc - Specific Plan Amend\Planning\Tem Roripaugh PC Staff ReportDOC
10
DRAFT CC ORDINANCE NO. 06-_
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
TEMECULA APPROVING PLANNING APPLICATION NO. PAOS.
0341 (SPECIFIC PLAN AMENDMENT NO.2) TO AMEND THE
RORIPAUGH RANCH SPECIFIC PLAN TO CHANGE THE LAND
USE DESIGNATION FOR PLANNING AREA 33B FROM LOW
DENSITY RESIDENTIAL (L) TO OPEN SPACE (OS) TO
ACCOMMODATE PARK AND RIDE AND TRAIL HEAD USES,
AND TO RELOCATE THE PARK AND RIDE FACILITY FROM
PLANNING AREA 11 TO PLANNING AREA 33B, GENERALLY
LOCATED NEAR THE FUTURE INTERSECTIONS OF NICHOLAS
ROAD AND BUTTERFIELD STAGE ROAD AND MURRIETA HOT
SPRINGS ROAD AND BUTTERFIELD STAGE ROAD
THE CITY COUNCIL OF THE CITY OF TEMECULA DOES HEREBY ORDAIN AS
FOLLOWS:
Section 1. FindinQs. The City Council of the City of Temecula does hereby find,
determine and declare that:
A. On December 17, 2002, the City Council of the City of Temecula adopted an
approved Planning Application PA94-0076 (Environmental Impact Report), PA99-0298 (General
Plan Amendment), PA94-0073 (Annexation), PA94-0075 (Specific Plan, Development Code
Amendment, and Specific Plan Zoning Standards), PA94-0075 (Change of Zone), PA99-0299
(Development Agreement), PA01-0253 (Tentative Tract Map 29661), and PA01-0230 (Tentative
Tract Map 29353);
B. On January 11, 2005, the City Council of the City of Temecula approved the
Roripaugh Ranch Specific Plan Amendment NO.1 (PA04-0371) to change Planning Area 76
from Open Space (OS) to Low Medium Residential (LM), Planning Area 10 from Low Density
Residential (L) to Low-Estate 'Residential (L-E) , and make other changes to the Roripaugh
Ranch Specific Plan;
C. On November 9, 2005, Ashby USA, LLC, filed Planning Application No. PA04-
0341, Specific Plan Amendment No. 2 to change the land use designation for Planning Area
336 from Low Density Residential (L) to Open Space (OS) to accommodate park and ride and
trail head uses, and to relocate the park and ride facility from Planning Area 11 to Planning Area
336 ("Application"), in a manner in accord with the City of Temecula General Plan, Development
Code, CEOA Guidelines and California State CEOA Guidelines ("Project");
D. Ashby USA, LLC, filed Planning Application No. PA06-0009, General Plan
Amendment to change the General Plan land use designation for Planning Area 336 of the
Roripaugh Ranch Specific Plan from Low Density Residential (L) to Open Space (OS);
E. The Project was processed including, but not limited to public notice, in the time
and manner prescribed by State and local law;
F. The Planning Commission considered the Application on February 1, 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;
G:IPlanning\2005IPA05-0341 Raripaugh Park & Ride relac . SpeCific Plan AmendlPlanninglDRAFT CC ORDINANCE SP.doc
G. At the conclusion of the Commission hearings and after due consideration of the
testimony, the Commission recommended approval of the Application subject to and based
upon the findings set forth hereunder;
H. The City Council considered the Application on February 14, 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;
I. At the conclusion of the Council hearing and after due consideration of the
testimony, the Council approved the Application, approved a Notice of Determination after
finding that the project proposed in the Application conformed to the City of Temecula General
Plan as amended;
J. That the City Council, in approving the Application, hereby makes the following
findings as required in Chapter 17.16.020,E of the Temecula Municipal Code:
Section 17.16.020.E 1-4
1. The Specific Plan amendment is consistent with the general plan.
Planning Application No. PA06-0009 is a General Plan Amendment to change
the General Plan land use designation for Planning Area 33B of the Roripaugh
Specific Plan from Low Density Residential (L) to Open Space (OS). The
proposed Specific Plan Amendment to change the Specific Plan land use
designation for Planning Area 33B would be consistent with the General Plan.
The relocation of the park and ride facility from Planning Area 11 (commercial
designation) to Planning Area 33B (proposed as open space) is consistent with
the General Plan goals for providing alternative transportation facilities, additional
economic development opportunities and ensuring neighborhood compatibility.
The park and ride facility relocation will allow for additional commercial/and area
within Planning Area 11 for development The facility design will be reviewed to
ensure it is compatible with adjacent residential uses. The Roripaugh Ranch
Specific Plan includes specific requirements to be provided at the facility, The
subject site in Planning Area 33B is physically suitable for the park and ride, and
trail head uses that will be developed on the site.
Section 2. Environmental Compliance. 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
("EIR"). The City Council finds, based on the administrative record, that the EIR properly
addressed all of the environmental issues encompassed within the Specific Plan Amendment
(No.2) to the Roripaugh Specific Plan 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
G:\Planning\200S\PAOS-0341 Raripaugh Park & Ride relac - Specific Plan AmendlPlanning\DRAFT CC ORDINANCE SP.dac
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 the directs the
Director of Community Development to file a Notice of Determination (Determination of
Consistency) for which an Environmental Impact Report was previously adopted (Sec. 15162 '
Subsequent EIRs and Negative Declarations).
Section 3. Specific Plan. The City Council of the City of Temecula hereby approves
the Specific Plan Amendment known as the Roripaugh Ranch Specific Plan Amendment No. 2
as shown on Exhibit A (the Roripaugh Ranch Specific Plan Amendment No.2), on property
locate near the future intersection of Murrieta Hot Springs Road and Butterfield Stage Road.
PASSED, APPROVED, AND ADOPTED by the City Council of the City of Temecula this
28'h day of February, 2006,
Ron Roberts, 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 14th day of February, 2006 and that thereafter, said
Ordinance was duly adopted and passed at a regular meeting of the City Council on the 28'h
day of February, 2006, by the following vote:
AYES:
COUNCILMEMBERS:
NOES:
COUNCILMEMBERS:
ABSENT:
COUNCILMEMBERS:
ABSTAIN:
COUNCILMEMBERS:
Susan W. Jones, MMC
City Clerk
G:lPlanning\2005\PA05-0341 ROfipaugh Park & Ride reloc - Specific Plan AmendlPlanning\DRAFT CC ORDINANCE SP,doc
ATTACHMENT NO.7
DRAFT CC ORDINANCE 06-_
DEVELOPMENT AGREEMENT AMENDMENT
G:\Planning\2005\PA05-0341 Roripaugh Park & Ride reloc - Specific Plan Amend\Planning\Tem Roripaugh PC Staff Report.DOC
11
DRAFT CC ORDINANCE NO. 06-_
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
TEMECULA APPROVING AN AMENDMENT TO SECTION 4.1.6
OF THE RORIPAUGH RANCH DEVELOPMENT AGREEMENT
PERTAINING TO IMPROVEMENTS AND BUILDING PERMIT
ISSUANCE THRESHOLDS RELATIVE TO THE
CONSTRUCTION OF THE FIRE STATION IN TRACT 29353,"
LOCATED IN THE RORIPAUGH RANCH SPECIFIC PLAN
AREA, NEAR THE FUTURE INTERSECTIONS OF NICHOLAS
ROAD AND BUTTERFIELD STAGE ROAD, AND MURRIETA
HOT SPRINGS ROAD AND BUTTERFIELD STAGE ROAD
(PLANNING APPLICATION PA05-0404)"
THE CITY COUNCIL OF THE CITY OF TEMECULA DOES HEREBY ORDAIN AS
FOLLOWS:
Section 1.
declare that:
A. Ashby USA LLC, filed Planning Application No. PA05-0404, Development
Agreement Amendment for the property consisting of approximately 805 acres generally located
near the future intersections of Nicholas Road and Butterfield Stage Road, and Murrieta Hot
Springs Road and Butterfield Stage Road, generally known as the Roripaugh Ranch Specific
Plan No. 11 ("Project");
The City Council of the City of Temecula doe~. hereby find, determine and
B, The application for the Project was processed and an environmental review was
conducted as required by law, including the California Environmental Quality Act;
C. The Planning Commission of the City of Temecula held a duly noticed public
hearing on February 1, 2006 to consider the application for the Project and environmental
review, at which time the City staff and interested persons had an opportunity to, and did testify
either in support or opposition to this matter;
D. Following consideration of the entire record of information received at the public
hearings and due consideration of the proposed Project, the Planning Commission adopted
Resolution No. 06-_ recommending the City Council approve of a Development Agreement
Amendment;
E. On ,2006 and 2006, the City
Council of the City of Temecula held a duly noticed public hearing on the Project at which time
all persons interested in the Project had the opportunity and did address the City Council on
these matters;
F. The development agreement amendment, is consistent with the goals and
policies of the approved Roripaugh Ranch Specific Plan and Development Agreement, and the
proposed development agreement amendment would further the City's long-term economic
development goals;
Section 2. Environmental Compliance. 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
G:\Planning\2005\P A05-0404\Planning\DRAFf CC ORDINANCE DA.doc
I
("EIR"). The City Council finds, determines and declares, based on the administrative record,
that the EIR properly addressed all of the environmental issues encompassed within the First
Amendment to the Development Agreement 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 under Sections
15161 and 15162 of the CEQA Guidelines and the Council directs the Director of Community
Development to file a Notice of Determination (Determination of Consistency) for which an
Environmental Impact Report was previously adopted (Sec. 15162 - Subsequent EIRs and
Negative Declarations).
Section 3. Approval. The City Council of the City of Temecula hereby approves that
certain agreement entitled "First Amendment to Development Agreement between the City of
Temecula and Ashby USA, LLC (Roripaugh Ranch Specific Plan)" and authorizes the Mayor to
execute the First Amendment in substantially the form attached as Exhibit A to this Ordinance.
Section 4. Severability. If any sentence, clause or phrase of this ordinance is for any
reason held to be unconstitutional or otherwise invalid, such decision shall not affect the validity
of the remaining provisions of this ordinance. The City Council hereby declares that the
provisions of this Ordinance are severable and if for any reason a court of competent jurisdiction
shall hold any sentence, paragraph, or section of this Ordinance to be invalid, such decision
shall not affect the validity of the remaining parts of this Ordinance.
Section 5. Certification. The City Clerk shall certify to the adoption of this Ordinance
and shall cause the same to be published as required by law.
PASSED, APPROVED, AND ADOPTED by the City Council of the City of Ternecula this
28'h day of February, 2006.
Ron Roberts, Mayor
ATTEST:
Susan W. Jones, MMC
City Clerk
[SEAL]
G:\Planning\2005\PA05-0404\Planning\DRAFr CC ORDINANCE DAdoc
2
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 14'h day of February, 2006 and that thereafter, said
Ordinance was duly adopted and passed at a regular meeting of the City Council on the 28'h
day of February, 2006, by the following vote:
AYES:
COUNCILMEMBERS:
NOES:
COUNCILMEMBERS:
ABSENT:
COUNCILMEMBERS:
ABSTAIN:
COUNCILMEMBERS:
Susan W. Jones, MMC
City Clerk
G:\Planning\2005\PA05-0404\Planning\DRAFf CC ORDINANCE DA.doc
3
ATTACHMENT NO.8
DRAFT CC RESOLUTION 06-_
REVISED MITIGATION MONITORING PROGRAM
G:\Planning\2005\PA05-0341 Roripaugh Park & Ride reloe - Specific Plan Ameud\Planning\Tem Roripaugb PC Staff Report.DOC
12
DRAFT CC RESOLUTION NO. 06-_
"A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
TEMECULA APPROVING MODIFICATIONS TO THE
TRANSPORTATION SECTION OF THE MITIGATION
MONITORING PROGRAM APPROVED WITH THE RORIPAUGH
RANCH SPECIFIC PLAN ENVIRONMENTAL IMPACT REPORT
(PLANNING APPLICATION NO. PA94-0076) REGARDING THE
RELOCATION OF THE PARK AND RIDE FACILITY FROM
PLANNING AREA 11 TO PLANNING AREA 33B" , GENERALLY
LOCATED NEAR THE FUTURE INTERSECTIONS OF
MURRIETA HOT SPRINGS ROAD AND BUTTERFIELD STAGE
ROAD AND NICHOLAS ROAD AND BUTTERFIELD STAGE
ROAD"
THE CITY COUNCIL OF THE CITY OF TEMECULA DOES HEREBY RESOLVE AS
FOLLOWS:
Section 1. Findinqs. The City Council of the City of Temecula does hereby find,
determine and declare that:
A. On December 17, 2002, the City Council of the City of Temecula adopted an
approved Planning Application PA94-0076 (Environmental Impact Report), PA99-0298 (General
Plan Amendment), PA94-0073 (Annexation), PA94-0075 (Specific Plan, Development Code
Amendment, and Specific Plan Zoning Standards), PA94-0075 (Change of Zone), PA99-0299
(Development Agreement), PA01-0253 (Tentative Tract Map 29661), and PA01-0230 (Tentative
Tract Map 29353);
B. On January 11, 2005, the City Council of the City of T emecula approved the
Roripaugh Ranch Specific Plan Amendment NO.1 (PA04-0371) to change Planning Area 78
from Open Space (OS) to Low Medium Residential (LM), Planning Area 10 from Low Density
Residential (L) to Low-Estate Residential (L-E) , and make other changes to the Roripaugh
Ranch Specific Plan;
C. On November 9, 2005, Ashby USA, LLC, filed Planning Application No. PA04-
0341, Specific Plan Amendment No.2 to change the land use designation for Planning Area
33B from Low Density Residential (L) to Open Space (OS) to accommodate park and ride and
trail head uses, and to relocate the park and ride facility from Planning Area 11 to Planning Area
338 ("Application"), in a manner in accord with the City of Temecula General Plan, Development
Code, CEQA Guidelines and California State CEQA Guidelines ("Project");
D. The Project results in changes to the Transportation Section of the Mitigation
Monitoring Report prepared for the Roripaugh Ranch Specific Plan Environmental Impact
Report regarding the location of the Park and Ride facility;
E. The Application was processed including, but not limited to public notice, in the
time and manner prescribed by State and local law;
F. The Planning Commission considered the Application on February 1, 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;
G:\Planning\200SIPAOS-0341 Roripaugh Park & Ride reloc - Specific Plan AmendlPlanninglDRAFT CC RESOLUTION MMP.doc
,
G. At the conclusion of the Commission hearings and after due consideration of the
testimony, the Commission recommended approval of the Application subject to and based
upon the findings set forth hereunder;
H. The City Council considered the Application on February 14, 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;
I. At the conclusion of the Council hearing and after due consideration of the
testimony, the Council approved the Application, approved a Notice of Determination after
finding that the project proposed in the Application conformed to the City of Temecula General
Plan as amended.
Section 2. Environmental Compliance. 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
("EIR"). The City Council finds, based on the administrative record, that the EIR properly
addressed all of the environmental issues encompassed within the Specific Plan Amendment
(No.2) to the Roripaugh Specific Plan 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 the directs the
Director of Community Development to file a Notice of Determination (Determination of
Consistency) for which an Environmental Impact Report was previously adopted (Sec. 15162
Subsequent EIRs and Negative Declarations).
Section 3. Mitiqation Monitorinq Proqram. The City Council of the City of Temecula
hereby adopts the revisions to the Roripaugh Ranch Specific Plan EIR Mitigation Monitoring
Program, as set forth in Exhibit A.
G:IPlanning\200S\PAOS-0341 Roripaugh Park & Ride reloc - Specific Plan AmendlPlanninglDRAFT CC RESOLUTION MMP.doc
2
PASSED, APPROVED, AND ADOPTED by the City Council of the City of Ternecula this
14th day of February, 2Q06.
Ron Roberts, 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 Resolution No. 06-_ was duly adopted and passed at a regular meeting of the City
Council on the 14th day of February, 2006, by the following vote:
AYES:
NOES:
COUNCILMEMBERS:
COUNCILMEMBERS:
ABSENT:
COUNCILMEMBERS:
ABSTAIN:
COUNCILMEMBERS:
Susan W. Jones, MMC
City Clerk
G:IPlanning\200SIPAOS-0341 Roripaugh Park & Ride reloc. Specific Plan AmendlPlanninglDRAFT CC RESOLUTfON MMP.doc
3
ATTACHMENT NO.9
RORIPAUGH RANCH SPECIFIC PLAN AREA REFERENCE MAP
G:\Planning\2005\PAOS-0341 Roripaugh Park & Ride rcloe - Specific Plan Amend\Planning\Tem Roripaugh PC Staff Report.DOC
13
Ii I! . .
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~cl. Ii I ~~~.
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---------
-..~~=:c_c~'C-c>-
CllY
- cllY LIMITS
V L Very Low Residential (0.4-2.0 duJac)
LM Low Medium Residential (L2-14du/ac)
PF Public Facilities
SP Specific Plan (Ronpaugh Ranch Panhandle)
OS Open Space
1:':1 PROJECT SITE
m
The Keith c<Jmpanie'Sln<.:.c
HOT TO $CAl
,
Rc
! OS-R
~jf
lAKE SKINNER
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-...;::~.-.-=-~~.----.....~... 'JtJ--' ; Ii:', L_~~
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_ __. ~--",-_ ,,~!;l',,~\,
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~-----
cH
JOHNsdN RANCH!
UCR AREA
(v~can')
i
, LWJ I'
';'1:.,.1' I 1 )17'-,-, }
1"_."~~\"-..,, 7'
;jW}'~ "c{:,......'...._'..:...,...'i'..fJA
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COUNlY SOUTHWEST AREA PLAN DESIGNATION
RR
A
CH
SP
VL
L
M
BP
CC
OS.R
Rc
PF
Rural Residential (<0.2 du/ac)
Agriculture
Conservation Habitat
Specific Plan (Rancho Bella Vista)
Very Low Density (0.4-2.0 duJac)
Low Density (2.(1-5.0 duJac)
Medium Density (5.0-8.0 du/ac)
Business Park
Community Center
Open Space - Recreation
Retail Commercial
Public Facilities
;;5' =---
Rorjpaugh~RaIlCh
ATTACHMENT NO. 10
APPLICANT'S JUSTIFICATION LETTERS
G:\Planning\2005\PA05-0341 Roripaugh Park & Ride reloc - Specific Plan Amend\Planning\Tem Roripaugh PC Staff Report.DOC
14
Matthew Fagan Consulting Services
42011 Avenida Vista Ladera
Temecula, CA 92591
Phone: 951.699.2338 Fax: 951.694.4474
matthewfaQan@adelphia.net
January 3, 2006
Mrs. Cheryl Kitzerow, Associate Planner
Mr. Matt Peters, Associate Planner
City of T emecula
Community Development Department - Planning Division
43200 Business Park Drive
P.O. Box 9033
Temecula, CA 92589-9033
SUBJECT: Deal Point Letter for Planning Application No. PA05-0404 (Roripaugh Ranch
Development Agreement Amendment)
Dear Cheryl & Matt:
Pursuant to the Initial Submittal Requirements for the Development Agreement
Amendment (DAA) Application, this letter shall serve to specify the deal points to be
considered by the City of T emecula for the above referenced DAA.
The primary deal point is as follows:
"Amend the Development Agreement to revise Section 4.1.6.c of the Development
Agreement to change the thresholds required for issuance of building permits under the
Fire Chiefs discretion based on the status of the Roripaugh Fire Station construction and
access to the Fire Station and Murrieta Springs Road)."
Please contact me or Peter Olah @ 909.208.2971 if you have any questions or comments.
Thank you.
M,tth,w F'9'~
Cc: Peter Olah
Roripaugb Rancb General Plan Amendment - Justification
January, 2006
The General Plan Amendment (GP A) application has been filed because the Park and Ride
Facility, slated for Planning Area 10 (PAlO) is being re-Iocated to Planning Area 338 (PA33B)
through Specific Plan Amendment NO.2 (SPA No.2). This necessitates the changing of the land
use designation within the Roripaugh Ranch Specific Plan for P A 338 from L (Low Density
Residential) to O-S (Open Space) which reflects this change in land use. The General Plan Land
Use designation for the area covered by PA338 is currently L (Low Density Residential) and
will need to be changed to O-S (Open Space) prior to adoption of SPA No.2 in order to allow
the City to make the necessary consistency findings between the GP A and SPANo. 2.