HomeMy WebLinkAbout030106 PC Agenda
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AGENDA
TEMECULA PLANNING COMMISSION
REGULAR MEETING
CITY COUNCIL CHAMBERS
43200 BUSINESS PARK DRIVE
March 1, 2006 - 6:30 P.M.
********
Next in Order:
Resolution No. 06-020
CALL TO ORDER
Flag Salute:
Commissioner Harter
Roll Call:
Chiniaeff,Guerriero, Harter, Telesio
PUBLIC COMMENTS
A total of 15 minutes is provided so members of the public may address the Commission
on items that are not listed on the Agenda. Speakers are limited to three (3) minutes
each. If you desire to speak to the Commission about an item not on the Agenda, a
salmon colored "Request to Speak" form should be filled out and filed with the
Commission Secretary.
When you are called to speak, please come forward and state your name for the record.
For all other agenda items a "Request to Speak" form must be filed with the
Commission Secretary 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 February 1, 2006
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1.2 Approve the Minute of February 15, 2006
COMMISSION BUSINESS
2 Discussion on Revisina Time of Meetinq from 6:30 P.M. to 6:00 P.M.
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 February 1, 2006
3 Plannina Application No. PA05-0295, a Maior Modification, submitted by Michael Schafer, to
chanae materials and add stucco to an approved buildina, located at 41273 Maraarita Road
on the corner of Maraarita Road and Overland Drive. Veronica McCoy. Associate Planner.
New Items
4 Plannina Application No. PA05-0335 and PA06-0014, a Development Plan and Minor
Exception, submitted by Brian Farber of Lennar Homes, for a Product Review of 112
detached sinale-family homes and a Minor Exception for the reduction of the rear setbacks
by less than two feet for three of the proposed homes, located adiacent to the northeast
corner of the intersection of Ynez Road and Date Street in the Harveston Specific Plan,
Christine Damko, Associate Planner.
5 Plannina Application No. PA05-0189, a Development Plan and Conditional Use Permit,
submitted by Ariel Valli, representinq Valli Architectural Group. to construct a 119.755
square foot self-storaae facility which includes a canopy for RV storaae and a manaaer's
livina Quarters. located on the southeast corner of Butterfield Staae Road and Hiahway 79
South, Christine Damko, Associate Planner.
COMMISSIONERS' REPORTS
PLANNING DIRECTOR'S REPORT
ADJOURNMENT
Next regular meeting: Wednesday, March 15, 2006, 6:30 PM, Council Chambers, 43200
Business Park Drive, Temecula, California.
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2
ITEM #1
MINUTES OF A REGULAR MEETING
OF THE CITY OF TEMECULA
PLANNING COMMISSION
FEBRUARY 1, 2006
CALL TO ORDER
The City of Temecula Planning Commission convened in a regular meeting at 6:30 p.m., on
Wednesday, February 1, 2006, in the City Council Chambers of Temecula City Hall, 43200
Business Park Drive, T emecula, California.
Chairman Mathewson thanked Eve Craig for the prelude music.
ALLEGIANCE
Commissioner Chiniaeff led the audience in the Flag salute.
ROLL CALL
Present:
Commissioners: Chiniaeff, Guerriero, Harter, Telesio, and Chairman Mathewson.
Absent:
None.
PUBLIC COMMENTS
A. Mr. Robert McHale, Temecula, asked if a controlled intersection will be installed at the
corner of Calle Chapos and Walcott Lane.
In response to Mr. McHale's question, Chairman Mathewson advised that he contact the Public
Works Department for more information.
CONSENT CALENDAR
1 Minutes
RECOMMENDATION:
1.1 Approve the Minutes of January 5, 2006.
MOTION: Commissioner Chiniaeff moved to approve the Consent Calendar. Commissioner
Guerriero seconded the motion and voice vote reflected unanimous approval.
COMMISSION BUSINESS
2 Elect new Chair and Vice Chair
MOTION: Commissioner Chiniaeff moved to appoint Commissioner Guerriero as Chairman for
2006. Commissioner Telesio seconded the motion and voice vote reflected unanimous
approval.
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MOTION: Commissioner Harter moved to appoint Commissioner Telesio as Vice-Chairman for
2006. This motion died for a lack of a second.
MOTION: Commissioner Guerriero moved to appoint Commissioner Chiniaeff as Vice-
Chairman for 2006. Commissioner Telesio seconded the motion and voice vote reflected
unanimous approval.
PUBLIC HEARING ITEMS
Continued from January 18, 2006
3 Plannina Application No. PlanninQ Application Nos. PA05-0155 a Pedestrian Plan and Sian
Proaram, 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
Associate Planner Fisk provided a brief staff report (of record).
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
Chiniaeff seconded the motion and voi~e vote reflected unanimous approval.
PC RESOLUTION NO. 06-12
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
New Items
4 Planninq Application No. PA05-0295, a Maior Modification, submitted by Michael Schafer to
chanae materials and add stucco to an approved buildinQ, located at 41273 Maraarita Road
on the corner of Maraarita Road and Overland Drive.
Associate Planner McCoy provided the Planning Commission with a staff report (of record).
At this time, the public hearing was opened.
In response to Commissioner Guerriero's query, Mr. Michael Schafer, applicant, stated that
tenants have expressed a need for electrical connections throughout the building; that the
original design with windows down to the floor would not allow for that to happen; and that in
order to accommodate the tenants, a base would need to be added to the building, advising that
the proposed base would match the Overland Corporate Center which would also be owned by
the. applicant.
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2
Commissioner Telesio questioned the intent of the modification, noting that per the staff report,
the only modifications would be elimination of the base of the building and removal of painted
reveal lines along the walls and base of the windows, not the elimination of the columns.
Mr. Schafer advised that the reason for the elimination of reveals would be due to a previous
experience of water leakage, noting that he would be of the opinion that elimination of the
reveals would eliminate a concern for water leakage which could be caused by the banding.
For Chairman Mathewson, Mr. Schafer stated that eliminating the reveal lines along the walls
would enhance the building by providing a cleaner appearance.
Via overheads, Mr. Schafer provided before and after pictures of the proposed project and
clarified north, south, west, and east elevations.
At this time, the public hearing was closed.
COMMISSION DISCUSSION
Commissioner Chiniaeff noted that he would recognize the need to raise the walls for electricity
in the building and would be in concurrence with the applicant's request; but that he would not
be in favor of eliminating the reveals or the change to the front elevation by taking the setback of
the windows, advising that this would change the texture of the building.
Echoing Commissioner Chiniaeff's comments, Commissioner Guerriero noted that the
requested redesign changes to the project would not enhance the proposed project and noted
that he would not be in agreement with the requested changes.
Understanding the need to raise the wall to allow for electricity in the building, Commissioner
Telesio stated that he was in favor of the original proposed design of the project and would not
be in favor of the newly redesigned proposed project. Commissioner Telesio suggested that
Item No.4 be continued to allow the applicant time to work with staff with regard to the number
of reveals lines to be eliminated, advising that this could be accomplished at staff level if that
were the desire of the Planning Commission.
Chairman Mathewson relayed that it would be his opinion that architectural elements have been
lost with the applicant's request for redesign and, therefore, would concur that the item be
continued.
In response to Commissioner Telesio's and Chairman Mathewson's request of a continuance to
allow time for the applicant and staff to work on the proposed project, Mr. Schafer stated that he
would be in agreement of a continuance and will work with staff with regard to reveals lines,
columns, and shadow lines.
MOTION: Commissioner Guerriero moved to continue Item No.4 to the March 1, 2006,
Planning Commission meeting to allow the applicant the opportunity to work with staff.
Commissioner Chiniaeff seconded the motion and voice vote reflected unanimous approval.
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3
5 Plannina 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
Associate Planner Kitzerow presented a staff report (of written record).
In response to Commissioner Telesio's query, Associate Planner Kitzerow stated that there
would be no additional upgrades; that the exterior of the buildings and carpets have been
painted; and that all other improvements include repairs to the interior of the units.
Associate Planner Kitzerow noted that if it were the desire of the Planning Commission, a
Condition of Approval could be imposed that would require that all interior units be painted.
At this time, the public hearing was opened.
Mr. Don Manderscheid, applicant, noted the following:
. That once an apartment is vacated, it would be completely repainted
· That any current resident would be given a $10,000 discount to accept the apartment as
presented
. That most of the carpeting in the units have been replaced in the last few years and that
the exterior of all the buildings has been painted
. That the units would not be in disrepair
· That there will be a Homeowners Association that will be responsible for providing hot
water to all units.
MOTION: Commissioner Chiniaeff moved to approve staff recommendation.. Commissioner
Guerriero seconded the motion and voice vote reflected unanimous approval.
PC RESOLUTION NO. 06-13
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF TEMECULA APPROVING PLANNING
APPLICATION NO. PA05-0306 A ONE-LOT TENTATIVE
TRACT MAP (TTM NO. 34062) FOR CONDOMINIUM
PURPOSES TO CONVERT 32 APARTMENT UNITS TO
CONDOMINIUMS LOCATED AT 42140 LYNDIE LANE
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4
6 PlanninQ Application Nos. PA06-0009, PA05-0341, PA05-0404, a General Plan
Amendment. Specific Plan Amendment, and Development Aareement Amendment.
submitted by Ashby USA LLC, to amend the General Plan land use map, chanQe the land
use desionation, and chanae the permit timino thresholds relative to the completion of the
Fire Station, located in the Roripauah Ranch Specific Plan Area south and east of the
terminus of Murrieta Hot Sprinas Road, north of the terminus of Butterfield Staoe Road
Associate Planner Kitzerow presented the staff report (of record).
Referencing Commissioner Chiniaeff's question, Associate Planner Kitzerow stated there would
be a requirement in the Specific Plan (SP) for the applicant to submit a Development Plan that
would be reviewed by the Community Services and the Planning Departments, advising that
any potential impacts would be reviewed.
Commissioner Chiniaeff expressed concern with the Planning Commission being asked to
consider an amendment to the Specific Plan before an environmental review has been
prepared.
In response to Commissioner Chiniaeff's concern, Assistant City Attorney Curley clarified the
Environmental Impact Report (EIR) process and the tiered nature of this process; ensured that
an implementation of a Development Agreement Amendment would not occur without further
environmental review; that if environmental impacts could not be mitigated, it would be
readdressed by the Planning Commission; that at this point, the Planning Commission would
only be conducting a broader conceptual move rather than a precise implementation.
At this time, the public hearing was opened.
Mr. Matthew Fagan, representing Asby USA, LLC, noted the following:
. That the applicant would be in concurrence with the Conditions of Approval and
requested the Commission's support
. That the applicant would be in agreement to the imposition of a condition with regard to
the Development Plan for the relocation of the park and ride being readdressed by the
Planning Commission
· That at this point in time, the applicant has not contacted the residents with regard to
relocating the park and ride facility.
At this time, the public hearing was opened and due to no speakers, it was closed.
Commissioner Chiniaeff expressed concern with surrounding residents not being aware of the
proposed relocation of the park and ride and questioned whether approvals could be separated
with the Specific Plan Amendment being readdressed by the Planning Commission.
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5
In response to Commissioner Chiniaeff's query, Assistant City Attorney Curley stated that at this
point in time, separation of the approvals would create an inconsistency, therefore, creating a
problem; that the Planning Commission may approve the broader implementation action but
request the City Council to impose the requirement that prior to the approval of the relocation of
the facility that it proceed with the Development Plan process, the Environmental Impact
Review, and the discretionary review; and that the Planning Commission could make it
mandatory that within the Specific Plan (SP), a park and ride facility of this size be constructed.
Clarifying the reasoning for the proposed relocation, Associate Planner Kitzerow advised that
the approved Operating Memorandum required the Specific Plan Amendment to provide a trail-
head (parking lot for access to the City's trail system); that the developer suggested
incorporating the park and ride with the trail-head parking lot; that the City will own Planning
Area 33b; and that the relocation will not increase Planning Area 11 with regard to commercial
square footage.
Understanding public noticing requirements, Commissioner Telesio would be hesitant of
approving the proposed relocation of the park and ride without a public hearing.
For the Planning Commission, Assistant City Attorney Curley confirmed that proper notification
measures have been implemented.
Director of Planning Ubnoske noted that the Development Agreement could be reviewed by the
Planning Commission at a future time with regard to potential impacts of the trail-head parking
and lighting.
MOTION: Commissioner Chiniaeff moved to approve staff recommendation subject to the
Planning Commission recommending to the City Council that the final approval of
implementation for the park and ride trail-head be subject to a noticed public Planning
Commission meeting; and that if the park and ride were not approved, that there would not be a
park and ride in the proposed project. Commissioner Guerriero seconded the motion and voice
vote reflected unanimous approval.
PC RESOLUTION NO. 06-14
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) T OPEN SPACE
(OS)", GENERALLY LOCATED NEAR THE FUTURE
INTERSECTIONS OF NICHOLAS ROAD BUTTERFIELD
STAGE ROAD (PA06-0009) (APN 964-460-003)
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6
PC RESOLUTION NO. 06-15
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 RELOCATED 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 NICHOLAS ROAD AND
BUTTERFIELD STAGE ROAD"
PC RESOLUTION NO. 06-16
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)"
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PC RESOLUTION NO. 06-17
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 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"
COMMISSIONERS' REPORTS
A. In light of Chairman Mathewson's resignation, the Planning Commission commended
Mr. Mathewson on his exceptional leadership.
B. Acknowledging staff for its professionalism, Chairman Mathewson relayed that he has
enjoyed his experience as a Planning Commissioner.
PLANNING DIRECTOR'S REPORT
Director of Planning Ubnoske noted that Chairman Mathewson has been a great asset to the
Planning Commission.
ADJOURNMENT
At 7:40 p.m., Chairman Mathewson formally adjourned to Wednesday, February 15, 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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8
MINUTES OF A REGULAR MEETING
OF THE CITY OF TEMECULA
PLANNING COMMISSION
FEBRUARY 15, 2006
CALL TO ORDER
The City of Temecula Planning Commission convened in a regular meeting at 6:30 p.m., on
Wednesday, February 15, 2006, in the City Council Chambers of Temecula City Hall, 43200
Business Park Drive, Temecula, California.
Chairman Guerriero thanked Eve Craig for the prelude music.
ALLEGIANCE
Chairman Guerriero led the audience in the Flag salute.
ROLL CALL
Present:
Commissioners: Chiniaeff, Harter, Telesio, and Chairman Guerriero.
Absent:
None.
PUBLIC COMMENTS
No additional comments.
CONSENT CALENDAR
1 Minutes
RECOMMENDATION:
1.1 Approve the Minutes of January 18, 2006.
2 Director's Hearinq Case Update
RECOMMENDATION:
2.1 Approve the Director's Hearing Case Update for January, 2006.
MOTION: Commissioner Telesio moved to approve the Consent Calendar. Commission Harter
seconded the motion and voice vote reflected approval with the exception of Commissioner
Chiniaeff who abstained on Item No. 1.1.
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PUBLIC HEARING ITEMS
New Items
3 Planninq Application Nos PA05-0275. PA05-0392, and PA06-0015, a Development Plan,
Minor Conditional Use Permit, and Sian ProQram Amendment, submitted by Bob Lombardo
of BJ's Restaurant, to construct an 8,374 square foot buildina on .95 acres includina a
request to allow for the sale of alcohol (Type 47 license: On Sale General-Eatina Place) and
amendment to the "Overland Center" Sian Proaram, located on the southeast corner of
Ynez Road and Overland Drive
Associate Planner Fisk provided a staff report (of written material), requesting that the two
following Conditions of Approval be added to the Development Plan, advising that these two
conditions were requested by the Police Department.
53. That building plans shall indicate that all roof hatches shall be painted International
Orange.
54. That construction plans shall indicate the application of painted rooftop addressing
plotted on a 9-inch grid pattern with 45-inch paint roller using fluorescent yellow paint
applied over a contrasting background. The address shall be oriented to the street
and placed as closely as possible to the edge of the building closest to the street.
Mr. Fisk also noted that a Conditional Use Permit (CUP) for the restaurant will impose that a
sign be posted that would provide information to patrons with regard to transportation
alternatives.
For staff, Commissioner Chiniaeff questioned the intent of changing the original site plan.
In response to Commissioner Chiniaeff's question, Associate Planner Fisk noted that the
proposal to change the site plan originated from the applicant, not staff.
Referencing Commissioner Chiniaeff's query, Commissioner Telesio noted that the intent of the
change would be to accommodate the applicant's desire to add more parking spaces to the site
and to make it suitable for the proposed design of the building.
At this time, the public hearing was opened.
Mr. Nathan Menard, representing W.D. Partners, provided a PowerPoint Presentation, noting
the following:
. That the applicant made an effort to place the proposed building symmetrically so that it
would be facing the corner, but that by doing this it would not be utilizing the site to its
entirety; advising that all the services would be at the back side of the parking lot and
that it would be difficult to cosmetically hide the service area; that as presented, the
applicant would be able to utilize the site to the maximum and would be esthetically
pleasing
. That the applicant would be in agreement with the conditions of approval as well as the
added Conditions of Approval No. 53 and 54, as requested by the Police Department.
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In response to Commissioner Chiniaeff's query regarding parking, Mr. Menard noted that
parking will exceed the parking requirements.
Chairman Guerriero thanked the applicant for the PowerPoint Presentation and advised that the
subcommittee closely looked over the site plan and that after much thought and consideration, it
was determined that the proposed change to the site plan would be appropriate.
At this time, the public hearing was closed.
Commissioner Telesio commended the architect for the proposed architecture and expressed
his concurrence with the proposed changes to the site plan.
Commissioner Chiniaeff relayed his full support for the proposed restaurant and architecture,
but did express concern with the changes to the site plan; advising that he is of the opinion that
the building has been pushed into a corner and will not be utilized as it was originally proposed.
Understanding Commissioner Chiniaeff's concern, Commissioner Guerriero relayed that he is of
the opinion that the proposed project will result in what the Planning Commission envisioned for
the property site.
MOTION: Commissioner Telesio moved to approve staff recommendation as presented subject
to the added Conditions of Approval No. 53 and 54 as stated above. Commissioner Harter
seconded the motion and voice vote reflected unanimous approval.
COMMISSIONERS' REPORTS
Commissioned Chiniaeff advised that he will be absent at the March 15, 2006, Planning
Commission meeting.
Chairman Guerriero requested, at a time of a light agenda, that a workshop/training be
scheduled for the Commission with regard to CEQA and EIR.
Ms. Ubnoske noted that she will work on a workshop/training sessions and will get back to the
Commission with proposed dates.
Chairman Guerriero requested a list of approved City of Temecula cab companies.
The Planning Commission commended Ms. Eve Craig for her efforts with regard to the
completion to Wolf's Tomb.
PLANNING DIRECTOR'S REPORT
Director of Planning Ubnoske advised that Planning Commission of a newly hired Associate
Planner, Ms. Dana Weaver.
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3
ADJOURNMENT
At 7:05 p.m., Chairman Mathewson formally adjourned to Wednesday, March 1, at 6:30 p.m., in
the City Council Chambers, 43200 Business Park Drive, Temecula.
Ron Guerriero
Chairman
Debbie Ubnoske
Director of Planning
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ITEM #2
DISCUSSION ON REVISING TIME
OF
PLANNING COMMISSION MEETINGS
ITEM #3
CITY OF TEMECULA
COMMUNITY DEVELOPMENT DEPARTMENT
MEMORANDUM
TO:
FROM:
DATE:
SUBJECT:
Planning Commission
Veronica McCoy, Associate Planner
March 1, 2006
Planning Application No. PA05-0295 (Schafer Building)
Planning Application No. PA05-0295 is a Major Modification for the Schafer Building, located on
a .98 acre site at the northwest corner of Margarita Road and Overland Drive.
On February 1, 2006, the Planning Commission reviewed this project and continued it to the
March 1, 2006 meeting. The reason for the continuance was to allow the applicant time to
revise the plans to address the Commission's concerns about the removal of reveal lines,
columns, and adding depth to the windows.
Because the applicant did not resubmit revised plans in time to take this to the March 1, 2006
meeting, staff recommends that this item be continued to the March 15, 2006 meeting in order
for staff to complete their analysis of the re-submittal.
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1
ITEM #4
Date of Meeting:
Prepared by:
STAFF REPORT - PLANNING
CITY OF TEMECULA
PLANNING COMMISSION
March 1, 2006
Christine Damko
Title: Associate Planner
Project Description: Planning Application No. PA05-0335, submitted by Brian Faber
representing Lennar Homes, is a Development Plan (Product
Review) for 112 detached single-family homes and Planning
Application PA06-0014, is a Minor Exception application for the
reduction of the rear setbacks by less than two feet for three of
the proposed homes located in Tract 32437-3 and 32437-F, on the
north side of Date Street, adjacent to the northeast corner of the
intersection of Ynez Road and Date Street in the Harveston
Specific Plan.
Recommendation:
(Check One)
Plan 1, one- story, 2,521 square feet (22 units)
Cape Cod (7 units)
Cottage (7 units)
Craftsman (8 units)
Plan 2, two-story, 3,305 square feet (41 units)
. Cape Cod (13 units)
Craftsman (15 units)
Italianate (13 units)
Plan 3, two-story, 3,682 square feet (49 units)
Cottage (17 units)
Craftsman (17 units)
Italianate (15 units)
r8J Approve with Conditions
D Deny
D Continue for Redesign
D Continue to:
o Recommend Approval with Conditions
o Recommend Denial
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1
CECA:
[8J Notice of Determination
No further review required
(Section) 15162
Subsequent ND
(Check One)
o Negative Declaration
o Mitigated Negative Declaration with Monitoring Plan
DEIR
PROJECT DATA SUMMARY
Applicant: Brian Faber, Lennar Homes
Completion Date: November 7, 2005
Mandatory Action Deadline Date: March 1, 2006
General Plan Designation: Harveston Specific Plan
Zoning Designation: Low Medium Density (LM)
Site/Surrounding Land Use:
Site:
Vacant
North:
South:
East:
West:
Proposed Single Family Residences
Arroyo Park
Existing Single Family Residences (City of Murrieta)
Proposed Single Family Residences
Lot Area:
4,000 square feet minimum required/ 5,908 square feet
minimum proposed
Maximum Lot Coverage: N/A
Landscape Area/Coverage: N/A
Parking Required/Provided: 2 covered required / 2 car garages provided
BACKGROUND SUMMARY
Staff has worked with the applicant to ensure that all concerns have been addressed, and
the applicant concurs with the recommended Conditions of Approval.
G:\Planning\2005\PA05-0335 Prescott @ Harveston - Home Product Review\Planning\ST~FF REPORT.doc
2
ANALYSIS
Development Plan (Product Review)
Architectural Review
The project proposes three floor plans and four architectural styles for each floor plan. The
architectural styles include Cape Cod, Italianate, Cottage, and Craftsman.
Staff believes that with the attached conditions of approval, the project meets the intent of the
Development Code and the Harveston Specific Plan. The proposed elevations achieve an
overarching design to create a street scene with strong character as well as function, and visual
variety.
The various materials and features proposed include the following for each architectural style:
. Cape Cod: (Plan 1 and 2) Light lace stucco finish, flat concrete roof tiles, front to back
gable roof with intersecting front gables, roof pitch variations with a typical roof pitch of
4:12 and 6:12, 6 to 12-inch overhangs, blended shingle siding (also included on left, right,
and rear elevations), wood entry porch extending out over six feet from home, decorative
gable vent (including rear and side elevations), second story covered deck on front
elevation with a decorative wood railing, gable siding on front elevation, decorative porte
cochere element, recessed garages, decorative chimney caps, single story elements on
two story floor plans and four sided architecture.
· Italianate: (Plan 2 and 3) Concrete low profile "S" tile, light lace stucco finish, exposed
rafter tails (also on side and rear elevations), decorative wrought iron elements on
windows and railings, second story covered deck with rounded stucco columns on front
elevation, decorative porte cochere on front elevation, decorative covered porch
extending out over six feet from home on front elevation, rounded windows (on all sides),
decorative chimney cap, 21 inch overhangs, roof pitch variations with a typical roof pitch.
of 4:12, main hip roof with minor intersecting hip roofs, recessed windows on front
elevation, decorative trim accenting main entry, foam trim around side and rear elevation
windows, decorative gable vent (on side and rear elevations), decorative shutters on
prominent windows (including side and rear elevations), and one story elements on side
and rear elevations.
. Cottaae: (Plan 1 and 3) Flat concrete roof tile, light lace stucco finish, front to back
dominant gable roof, with intersecting gable roof, 6 to 12 inch overhangs, simple rafter
tails, recessed windows on front elevation, decorative stone accenting main entry with
shed roof, decorative shutters and window trim (including side and rear elevations),
stone veneer on front elevation wrapping around the sides, decorative wood beams with
knee braces over the covered porch which accentuates the porch size (porch extends
over six feet from the home, gable siding (including side and rear elevations), sloped roof
element on front elevation, single story element on second story floor plan, and recessed
garages.
· Craftsman: (Plan 1, 2, and 3) Light lace stucco finish, flat concrete tile roof, front to back
gable roof with intersecting front gables, roof pitch variations with a typical roof pitch of
4:12, 6 to 12 inch overhangs, recessed windows on front elevation, rafter tails (including
side and rear elevations), decorative vent accents (including side and rear elevations),
heavy wood columns with a stone base to accent the porch which extends out six feet
G:\Planning\2005\PA05-0335 Prescott @ Harveston - Home Product Review\Planning\STAFF REPORT.doc
3
from the home, decorative stone or brick at front elevation extending out to the sides,
board and batt details at gable end (including side and rear elevations), wood fascia and
faux wood shingle siding accentuating portions of the home (including rear and side
elevations), exposed wood knee brace details (including side and rear elevations), and
decorative chimney cap.
The applicant has provided specific details, which are unique to each style proposed on each
elevation, including roof line variations, materials, and window trim. Specifically, the varied roof
plans provide single-story architectural detailing to these two-story homes. In addition, the
homes include four-sided architecture. Materials such as wood detailing, stone, brick veneer,
roof type, pitch, and shutters add to the overall silhouette and architectural theme of the homes.
Buildina Elements/Mass, Heiaht, and Scale
The proposed project includes one single-story floor plan and two two-story floor plans with three
elevations. The maximum height for the units is 30 feet 3 inches, which meets the development
standards and Harveston Specific Plan requirements of the 35-foot maximum height regulation.
The units provide adequate articulation in roof forms and offsets to reduce massing and the
elevations are visually broken up with offset facade stories, changes in materials, architectural
banding and/or sloping roof lines. Proposed enhancements include second story and single-
story roofline fayade elements, decorative wood details, brick veneer, window shutters, and faux
wood siding on elevations, as well as window and door trim. Staff believes the proposed
standard and enhanced elevations meet the requirements of the Development Code and
Harveston Specific Plan.
The proposed units include well pronounced front entries with the use of arched entries,
extended porches, and the use of different materials around the entry. Garage and front doors
will be conditioned to be distinct and compatible with the architectural style (Condition 18). The
proposed roof pitches provide variety in the street scene and they are representative of the
architectural style.
Materials and Colors
The project includes variation in building materials, such as stone, brick veneer, and colors which
help to provide for a varied and interesting streetscape. Each of the proposed elevation styles
provide different color schemes, which will result in nine compatible color schemes for the 112
home development. The proposed colors coordinate and enhance the architectural theme of the
unit. Roof materials are compatible with the elevation style and complement the primary building
colors.
Product Placement
The units have been plotted to avoid repetition in plan and elevation type, which creates an
interesting and varied streetscape. In addition, the units also have varied front yard setbacks for
additional visual interest. The front yard setbacks vary from 7 feet to more than 17 feet with a
minimum average setback of ten feet.
Minor Exception
The applicant has applied for a Minor Exception application in regard to three lots (TM 32437-F,
lot 44 and TM 32437-3, lots 11 and 29) that currently do not meet the rear yard setback
requirement of twenty feet. The reduction in rear yard setback for each individual lot is less than
G:\Planning\2005\PA05-0335 Prescott @ Harveston - Home Product Review\Planning\STAFF REPORT.doc
4
fifteen percent, the maximum exception permitted by the Development Code. Lot 44 (TM 32437-
F) will have a reduction of 1.65 feet, lot 29 (TM 32437-3) a reduction of five inches, and lot 11
(TM32437-3) a reduction in 1.09 feet. Staff believes that the reduction in the rear yard setback
on these lots is warranted because the increase will not be detrimental to the public welfare or to
the property of the persons in the vicinity. These lots will have usable rear yard space ranging
from 1,140 feet to over 1,260 feet of rear yard area. These three lots are unable to meet the rear
setback requirement because of the slight shift in the street alignment. This slight inward shift in
the street alignment and the need to provide a varied streetscape by intermixing the different
floor plans has created a problem for three of the lots that do not meet the rear yard setback
requirement.
ENVIRONMENTAL DETERMINATION
The proposed project is consistent with the EI R that was prepared for the Harveston Specific
Plan and certified by the City Council. Therefore, in accordance with the California
Environmental Quality Act, the proposed project is exempt from further environmental review and
a Notice of Determination will be issued in compliance with CEQA Section 15162 - Subsequent
EIR.
CONCLUSIONlRECOMMENDA TION
Staff has determined that this project is consistent with the original intent of the General Plan,
Development Code, and Harveston Specific Plan and recommends approval based on the
following findings and subject to 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 proposed single-family homes are permitted in the Low Medium Density Residential
(LM) land use designation standards contained in the City's General Plan, Development
Code, and the Harveston Specific Plan. The site is properly planned and zoned, and as
conditioned, is physically suitable for the type and density of residential development
proposed. The project, as conditioned, is also consistent with other applicable
requirements of State law and local ordinances, including the California Environmental
Quality Act (CEQA), and fire and building codes.
2. The overall development of the land is designed for the protection of the public health,
safety, and general welfare.
The overall design of the single-family homes, including the site, building, parking,
circulation and other associated site improvements, is consistent with the surrounding
area, and intended to protect the health and safety of those living and working in and
around the site. The project has been reviewed for, and as conditioned, has been found
to be consistent with all applicable policies, guidelines, standards and regulations
intended to ensure that the development will be constructed and function in a manner
consistent with the public health, safety and welfare.
G:\Planning\2005\PA05-0335 Prescott @ Harveston - Home Product Review\Planning\STAFF REPORT.doc
5
Minor Exception (Code Section 17.03.060 D)
1. That there are practical difficulties or unnecessary hardships created by strict application
of the code due to physical characteristics of the property.
The Harveston Specific Plan requires a minimum rear yard setback of twenty feet for
homes located within the Low Medium zoning district. These three lots are unable to
meet this requirement because of the slight shift in the street alignment. This slight
inward shift in the street alignment and the need to provide a varied streetscape by
intermixing the different floor plans, has created a problem for three of the lots, that do
not meet the rear yard setback requirement.
2. The Minor Exception does not grant special privileges which are not otherwise available
to surrounding properties and will not be detrimental to the public welfare or to the
property of other persons located within the vicinity.
The Minor Exception does not grant a special privilege, which is not otherwise available
to surrounding properties because this minor exception is to the rear yard setback of
three lots only. Due to the design of the streets, the shape of the lots are configured
differently from the other lots, making it difficult to achieve a street scene full of variety
while having these entire lots meet the minimum front yard and rear yard setback
requirements. A strict interpretation of the Specific Plan development standards will
place a hardship on the property owner in trying to meet the front yard setback
requirements as well as keeping the intent and integrity of the design intact. The
reduction in the rear yard setback will not be detrimental to the general public.
3. The Minor Exception places suitable conditions on the property to protect surrounding
properties and does not permit uses which are not otherwise allowed in the zone.
The three single-family homes will be encroaching less than two feet into the required
rear yard setback of 20 feet. There will not be an invasion of privacy for the adjacent
parcels because the project proposes a six-foot high fence between the rear and interior
side yards of all the homes. There will be no significant impact on the amount of usable
rear-yard space as result of the exception. The proposed project will not allow uses that
are not permitted in the zone because the subject property and adjacent properties are
zoned for residential uses and the proposed Minor Exception is for a residential use.
ATTACHMENTS
1. Plan Reductions - Blue Page 7
2. PC Resolution No. 06-_ - Blue Page 8
Exhibit A - Draft Conditions of Approval
G:\Planning\2005\PA05-0335 Prescott @ Harveston - Home Product Review\Planning\STAFF REPORT.doc
6
A IT ACHMENT NO.1
PLAN REDUCTIONS
G:\Planning\2005\PA05-0335 Prescott @ Harveston - Home Product Review\Planning\STAFF REPORT.doc
7
HARVESTON PHASE 3 - PRESCOTT
PLANNING AREA 10 TRACT NUMBERS: 32437-3 j 32437-F
TEMECULA, CALIFORNIA
LENNAR COMMUNITIES, CORONA DIVISION
ARCHITECT: WILLIAM HEZMALHALCH ARCHITECTS, INC.
ARCHITECTURAL STYLES: CAPE COD, COTTAGE, CRAFTSMAN, ITALIANATE
SPECIFIC PLAN USE DESIGNATION: LOW MEDIUM DENSITY (4.3 DUj AC)
SPECIFIC PLAN: PLANNING AREA 10
NUMBER OF ELEVATIONS: NINE (9)
NUMBER OF FLOOR PLANS: THREE (3)
BASE HOME SQ1.1ARE FOOTAGE RANGE: 2521 - 3676
NUMBER OF HOMES PROPOSED: 112
HOMESITE SIZES: 65' X 90'
ENHANCED PUBLIC VIEW ELEVATIONS
\rlt
WILLIAM HeZMALHALCH
Af1CHITECTS INC
_REOIIU.lNVlIJf: $lR1EXII WltANU"CA R7tl5-1ilIQ
M8~0IiIl7 _~lllIIl liaNJ2,;)1UW
3iI1'1iHOl'l'NOADlSilnU!lPlEAS.\JllrDl.CA~
iil:501631111O IuIl$oCa)ITIS
ZOOSi2/ J/\/'IUARY 1I',llU,
[6)~~~aw~~
lIl1 FEB 1 0 2006 l~
By
Planning Department
PRODUCT REVIEW PLANS
HARVESTON PHASE 3
CiViL ENGINEER:
RBF CONSULTING!
4lZl81lZl COUNTY CeNTER DRIVE, 5UITE IlZllZl
TEMECULA, CALIFORNIA 'a25'a1
('a51) 616-8lZ)42 ph ('a51) 616~124lZl fax
CONTACT: Mr. Jom Tanner
MASTER DEvELOPER:
LENNAR COMMUNITIES
3'a1 NORTI4 MAIN 5TREET, 5UITE 3lZl1
CORONA, CA. 'a2~
('a51) 811-3631 ph. ('a51) 811-361'a fax
CONTACT: Mr. Kevin L\jnch.
BUILDER:
LENNAR COMMUNITIES
3'a1 NORTI4 MAIN 5TREET. 5UITE 3lZllZl
CORONA, CA. 'a2~
('a51) 811.35lZllZl ph. ('a51) 811-35'a2 fax
CONTACT: Mr. Jim Young/ Mr. Brian Faber
ARCI-lITECT:
WILLIAM l-lEZMALl-lALCl-l ARCl-lITECTS, INC.
11815 YON KARMAN 5UITe 4lZl4
IRViNE. CA 'a2614
('a4'a) 25lZl.lZl6lZl1 ph ('a4'a) 25lZl-152'a fax
CONTACT, Mr. Jeff Rlgge
LANDSCAPE ARCI-lITECT:
DAVID NEAULT ASSOCIATES, INC.
41811 ENTl:RPR/5E CIRCLE NORTI4 5UITE 14lZl
TEMl:CULA, CALIFORNIA 'a25'alZl
('a51) 2'a6-343lZl ph ('a51) 2'a6-3431 fax
CONTACT: Me. 5uzanns M. Palmsr.
Tract No. 32437-3 & 32437-F
PROJECT KEy MAP
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PRESCOTT
City of Temecula, Ca.
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LENNAR COMMUNITIES
3'31 North Main Street Suite 300
CorOl'1a, CA '3288<2>
('351) 811-35<2>4
Mr. Brian Fdber
TRACT 3243'-3 , 3243'-F
CITY OF TEMECULA
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HARVESTON PHASE 3
LENNAR COMMUNITIES
3':11 North MClin Street e...lte 3cz)(z>
CorOf'ld. CA ':I28W
(':151) 811-3504
Mr. BriCln FClber
~T 32431-3 . 32431-F
CITY OF TEMECULA
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HARVESTON PHASE 3 - PRESCOTT
PLANNING AREA 10 TRACT NUMBERS: 32437-3 /32437-F
TEMECULA, CALIFORNIA
LENNAR COMMUNITIES, CORONA DlVISJON
391 N. STREET, STE. 30], CORONA, CA 92880 PH NO. : 951/ BI7-3.HO
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PLMlNING AREA 10 TRACT NUMBERS: 32437-3 / 32+37-f
TEMECULA, CALIfORNIA
LENNAR COMMUNITIES, CORONA DIVISION
391 N. MAIN STREET, ST!. 301, CORONA, CA 91880 PH NO.: 951/81735-10
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HARVESTON PHASE 3 - PRESCOTT
PLANNING AREA 10 TRACT NUMBERS: 32437-3 f 32437-F
TEMECUlA, CALIFORNIA
LENNAR COMMUNITIES, CORONA DIVISION
391 N. STREET, STE. 301, CORONA, CA 92880 PH NO. : 951/ 817-3540
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TEMECULA, CALIfORNIA
LENNAR COMMUNITIES, CORONA DIVISION
391 N. STREET, STE. 30], CORONA, CA 928W PH NO. : 9SI/ 8/7-3540
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HARVESTON PHASE 3 - PRESCOTT
PLANNING AREA 10 TRACT NUMBERS: 32437-3 f 32f37-F
TEMECULA, CALIFORNIA
LENNAR COMMUNITIES, CORONA DIVISION
391 N. STREET, STE. 30], CORONA, CA 92880 PH NO. : 951 f 817-3540
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TEMECULA, CALIFORNIA
LENNAR COMMUNITIES, CORONA DIVISION
391 N. MAIN STREET, STE. 301, CORONA, CA 92880 PH NO. '9SI/SI73S-Kl
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HARVESTON PHASE 3 - PRESCOTT
PLANNING AREA 10 TRACT NUMBERS: 32437-3 /32437-F
TEMECULA, CALIFORNIA
LENNAR COMMUNITIES, CORONA DIVISION
391 N. STREET, STE. 301, CORONA, CA 92880 PH NO. : 951/817-3540
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TEMECULA, CALIFORNIA
LENNAR COMMUNITIES, CORONA DIVISION
391 N. STREET, STE. 301, CORONA, CA 92880 PH NO. ; 951/ 817-3540
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ARCHITECTS INC.
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ATTACHMENT NO.2
PC RESOLUTION NO. 06-_
G:\Planning\2005\PA05-0335 Prescott @ Harveston - Home Product Review\Planning\STAFF REPORT.doc
8
PC RESOLUTION NO. 06-_
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF TEMECULA APPROVING PLANNING APPLICATION
NO. PA05-0335, A DEVELOPMENT PLAN (PRODUCT REVIEW)
FOR 112 DETACHED SINGLE-FAMILY HOMES AND
PLANNING APPLICATION PA06-0014, A MINOR EXCEPTION
APPLICATION FOR THE REDUCTION OF LESS THAN TWO
FEET OF THE REAR SETBACK FOR THREE OF THE
PROPOSED HOMES LOCATED WITHIN TRACT MAP 32437-3
AND 32437-F, NORTH SIDE OF DATE STREET, ADJACENT TO
THE NORTHEAST CORNER OF THE INTERSECTION OF
YNEZ ROAD AND DATE STREET
WHEREAS, Brian Faber with Lennar Homes, filed Planning Application No. PA05-0335
and PA06-0014, in a manner in accord with the City of Temecula General Plan and
Development Code;
WHEREAS, Planning Application No. PA05-0335 and PA06-0014 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. PA05-0335 and PA06-0014 on March 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. PA
05-0335 and PA06-0014 subject to the conditions after finding that the project proposed in
Planning Application No. PA05-0335 and PA06-0014 conformed to the City of Temecula
General Plan and Development Code;
NOW, THEREFORE, THE PLANNING DIRECTOR 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. Findinas. The Planning Commission, in approving Planning Application
No. PA05-0335 (Development Plan) and PA06-0014 (Minor Exception) hereby makes the
following findings as required by Section 17.05.01 OF of the Temecula Municipal Code:
A. The proposed use is in conformance with the General Plan for Temecula and
with all applicable requirements of state law and other ordinances of the City;
The proposed single-family homes are permitted in the Low Medium Density Residential
(LM) land use designation standards contained in the City's General Plan, Development
Code, and the Harveston Specific Plan. The site is properly planned and zoned, and as
conditioned, is physically suitable for the type and density of residential development
proposed. The project, as conditioned, is also consistent with other applicable
G:\Planning\2005\PA05-0335 Prescott @ Harveston - Home Product Review\Planning\DRAFf RESO AND COA'S.doc
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requirements of State law and local ordinances, including t/:le California Environmental
Quality Act (CEQA), and fire and building codes.
B. The overall development of the land is designed for the protection of the public
health, safety, and general welfare;
The overall design of the single-family homes, including the site, building, parking,
circulation and other associated site improvements, is consistent with, and intended to
protect the health and safety of those living and working in and around the site. The
project has been reviewed for, and as conditioned, has been found to be consistent with
all applicable policies, guidelines, standards and regulations intended to ensure that the
development will be constructed and function in a manner consistent with the public
health, safety and welfare. .
Minor Exception (Code Section 17.03.060 D)
A. That there are practical difficulties or unnecessary hardships created by strict
application of the code due to physical characteristics of the property; .
The Harveston Specific Plan requires a minimum rear yard setback of twenty feet for
homes located within the Low Medium zoning district. These three lots are unable to
meet this requirement because of the slight shift in the street alignment. This slight
inward shift in the street alignment and the need to provide a varied streetscape by
intermixing the different floor plans, has created a problem for three of the lots, that do
not meet the rear yard setback requirement.
B. The Minor Exception does not grant special privileges which are not otherwise
available to surrounding properties and will not be detrimental to the public welfare or to the
property of other persons located within the vicinity;
The Minor Exception does not grant a special privilege, which is not otherwise available
to surrounding properties because this minor exception is to the rear yard setback of
three lots only. Due to the design of the streets, the shape of the lots are configured
differently from the other lots, making it difficult to achieve a street scene full of variety
while having these entire lots meet the minimum front yard and rear yard setback
requirements. A strict interpretation of the Specific Plan development standards will
place a hardship on the property owner in trying to meet the front yard setback
requirements as well as keeping the intent and integrity of the design intact. The
reduction in the rear yard setback will not be detrimental to the general public.
C. The Minor Exception places suitable conditions on the property to protect
surrounding properties and does not permit uses which are not otherwise allowed in the. zone.
The three single-family homes will be encroaching less than two feet into the required
rear yard setback of 20 feet. There will not be an invasion of privacy for the adjacent
parcels because the project proposes a six-foot high fence between the rear and interior
side yards of all the homes. There will be no significant impact on the amount of usable
rear-yard space as result of the exception. The proposed project will not allow uses that
are not permitted in the zone because the subject property and adjacent properties are
zoned for residential uses and the proposed Minor Exception is for a residential use.
G:\Plaoning\2005\PA05-0335 Prescott @ Harveston - Home Product Review\Planning\DRAFf RESO AND COA'S.doc
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Section 3. Environmental Compliance. A Notice of Determination for Planning
Application No. PA05-0335 and PA06-0014 was prepared per the California Environmental
Quality Act Guidelines Section 15162. In accordance with the California Environmental Quality
Act, the proposed project is exempt from further environmental review and a Notice of
Determination will be issued in compliance with CEQA Section 15162 - Subsequent EIR. The
previously approved EIR was prepared for the Harveston Specific Plan.
Section 4. Conditions. That the City of Temecula Planning Commission hereby
approves Planning Application No. PA05-0335 a Product Review for 112 detached single-family
residential homes and PA06-0014, a Minor Exception to reduce the rear yard setback for three
homes, 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 1 st day of March 2006.
Ron Guerriero, Chairman
ATTEST:
Debbie Ubnoske, Secretary
[SEAL]
G:\Planning\2005\PA05-0335 Prescott @ Harveston - Home Product Review\Planning\DRAFT RESO AND COA'S.doc
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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 1 st day of March 2006, by the
following vote of the Commission:
AYES:
NOES:
ABSENT:
ABSTAIN:
PLANNING COMMISSIONERS:
PLANNING COMMISSIONERS:
PLANNING COMMISSIONERS:
PLANNING COMMISSIONERS:
Debbie Ubnoske, Secretary
G:\Planning\2005\PA05-0335 Prescott @ Harveston - Home Product Review\Planning\DRAFf RESO AND COA'S.doc
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EXHIBIT A
DRAFT CONDITIONS OF APPROVAL
G:\Planning\2005\PA05-0335 Prescott @ Harveston - Home Product Review\Planning\DRAFf RESO AND COA'S.doc
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EXHIBIT A
CITY OF TEMECULA
DRAFT CONDITIONS OF APPROVAL
Planning Application No.: PA05-0335 and PA06-0014
Project Description:
A Development Plan (Product Review) for 112
detached, single-family homes located within Tract
Maps 32437-3 and 32437-F and a Minor Exception for
the reduction of the rear yard setback of less than two
feet for three proposed homes located on the north
side of Date Street, adjacent to the northeast
intersection of Ynez Road and Date Street.
DIF Category:
N/A Per Development Agreement
TUMF:
NI A Per Development Agreement
MSHCP Category:
N/A Per Development Agreement
Tentative Tract No.:
TM 32437-3 and TM 32437-F
Approval Date:
March 1, 2006
Expiration Date:
March 1, 2008
WITHIN FORTY-EIGHT (48) HOURS OF THE APPROVAL OF THIS PROJECT
Planning Department
1. The applicant shall deliver to the Planning Department a cashier's check or money order
made payable to the County Clerk in the amount of Sixty-Four Dollars ($64.00) for the
County administrative fee, to enable the City to file the Notice of 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 applicant has
not delivered to the Planning Department the check as required above, the approval for
the project granted shall be void by reason of failure of condition (Fish and Game Code
Section 711.4(c).
G:\Planning\2005\PA05-0335 Prescott @ Harveston - Home Product Review\Planning\DRAFT RESO AND COA'S.doc
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GENERAL REQUIREMENTS
G:\Planning\200S\PAOS-033S Prescott @ Harveston - Home Product Review\Planning\DRAfT RESO AND COA'S.doc
7
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 applicant shall submit, to the Planning Department for permanent filing, two (2) 8" X
10" glossy photographic color prints of the color and Materials Boards and of the colored
version of the approved colored architectural elevations. All labels on the Color and
Materials Board, and Elevations shall be readable on the photographic prints.
4. The project shall meet all applicable Conditions of Approval for Tract Map Number's
32437-3 and 32437-F.
5. The project and all subsequent projects within this site shall comply with all mitigation
measures identified within the Final Environmental Impact Report for the Harveston
Specific Plan, and the approved Mitigation Monitoring Progr?m thereof.
6. This approval is for product review only and shall in no way limit the City or other
regulatory or service agencies from applying additional requirements and/or conditions
consistent with applicable policies and standards upon the review of grading, building
and other necessary permits and approvals for the project.
7. This approval shall be used within two years of the approval date; otherwise, it shall
become null and void. By use is meant the beginning of substantial construction
contemplated by this approval within the two-year period, which is thereafter diligently
pursued to completion, or the beginning of substantial utilization contemplated by this
approval.
8. 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.
9. The development of the premises shall substantially conform to the approved plans,
contained on file with the Planning Department.
10. The colors and materials for this project shall substantially conform to the approved
colors and materials contained on file with the Planning Department, or as amended
herein. Any deviation from the approved colors and materials shall require approval of
the Director of Planning. . Staff may elect to reject the request to amend or substitute
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materials and colors, 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.
11 . 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.
12. Applicant shall obtain the proper permits before construction, including Encroachment
Permit from the Public Works Department for any work done in the City right-of-way, and
Building Permit from the Building and Safety Department.
13. Fire Hydrants shall be installed prior to the start of any construction at the site.
14. Driveway widths shall comply with the driveway width requirements per City Standards.
In order to allow for adequate street parking, the driveway widths at curbs will be limited
to 24' maximum.
15. All lots shall be built in accordance with the Site Plans labeled as "Elevations".
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PRIOR TO THE ISSUANCE OF BUilDING PERMITS
G:\Planning\2005\PA05-0335 Prescott @ Harveston - Home Product Review\Planning\DRAFT RESO AND COA'S.doc
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Planning Department
16. The applicant shall submit street lighting and signage plans to the Planning Director for
final approval. Street lighting shall comply with the Specific Plan, Riverside County Mt.
Palomar Lighting Ordinance, and the mitigation-monitoring program. Said lighting shall
comply with the standards as set forth in the Mitigated Monitoring Program and install
hoods or shields to prevent either spillage of lumens or reflections into the sky (lights
must be downward facing).
17. A Lot Line Adjustment to Lots 13,25, and 26 on Tract Map 32437-3 shall be completed
and approved by the Planning Department.
18. Building Construction Plans shall indicate upgraded front and garage doors that
represent the architectural style of the home.
19. Obtain street addresses from the Building Official prior to submittal of plans for plan
review.
20. Signage shall be posted conspicuously at the entrance to the project that indicates the
hours of construction, shown below, as allowed by City of Temecula Ordinance No. 94-
21, specifically Section G (1) of Riverside county Ordinance No. 457.73, for any site
within one-quarter mile of an occupied residence.
Monday-Friday: 6:30 a.m. - 6:30 p.m.
Saturday: 7:00 a.m. - 6:30 p.m.
No work is permitted on Sundays or Government Holidays
21. Prior to construction of the Model Home complex, the applicant shall apply for a Model
Home complex permit.
22. A separate building permit shall be required for all signage.
23. An appropriate method for screening the gas meters and other externally mounted utility
equipment shall be reviewed and approved by the Planning Department.
24. All utilities shall be screened from public view. Landscape construction drawings shall
show and label all utilities and provide appropriate screening. A 3' clear zone shall be
provided around fire check detectors as required by the Fire Department. Utilities shall
be grouped together in order to reduce intrusion. Screening of utilities is not to look like
an after-thought. Planting beds shall be designed around utilities. All light poles shall be
located on the landscape plans and not conflict with trees.
25. A landscape maintenance program shall be submitted for approval with the landscape
construction plans, which details the proper maintenance of all proposed plant materials
to assure proper growth and landscape development for the long-term esthetics of the
property. The approved maintenance program shall be provided to the landscape
maintenance contractor who shall be responsible to carryout the detailed program.
26. Landscape plans for front yards, slopes and common lots, to include a plan for perimeter
or "community" walls/fences, shall be submitted for review and approval by the Planning
Director prior to the issuance of building permits for the project.
G:\Planning\2005\PA05-0335 Prescott @ Harveston - Home Product Review\Planning\DRAFf RESO AND COA'S.doc
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27. A landscape maintenance program for all association maintained areas shall be
submitted for approval with the landscape construction plans, which details the proper
maintenance of all proposed plant materials to assure proper growth and landscape
development for the long-term esthetics of the property. The approved maintenance
program shall be provided to the landscape maintenance contractor who shall be
responsible to carryout the detailed program.
28. All utilities shall be screened from public view. Landscape construction drawings shall
show and label all utilities and provide appropriate screening. Utilities shall be grouped
together in order to reduce intrusion. Planting beds shall be designed around utilities.
All light poles shall be located on the landscape plans and shall not conflict with trees.
29. Wall and fence plans shall be submitted for review and approval by the Planning Director
prior to the issuance of building permits for the project.
30. Provide a windows closed condition requiring a means of mechanical ventilation (fresh
air intake) for all homes facing Ynez Road and Date Street. Fresh intake ducts at these
homes should be based on the Uniform Building Code (UBC) requirements that state "in
lieu of exterior openings for natural ventilation, a mechanical ventilating system may be
provided. Such a system shall be capable of providing two air changes per hour with
minimum outside fresh air requirements.
31. Provide standard upgraded windows with a Sound Transmission (STC) rating 27 or
higher for all first floor windows on homes facing Date or Ynez Street.
32. Homes facing Date Street and Ynez Road should be provided with weather-stripped
solid core exterior doors and exterior wall/roof assembles should be free of cut outs and
openings.
33. All window and door assemblies used throughout the project shall be free of cut outs and
openings and shall be well fitted and well weather-stripped.
34. Provide exterior walls with a minimum Sound Transmission Class (STC) rating of 46.
Typical walls with this rating will have 2X4 studs or greater, 16" O.c. with R-13 insulation,
a minimum 7/8" exterior surface of cement plaster and a minimum interior surface of W'
gypsum board.
35. Provide roof/ceiling system utilizing minimum W' plywood sheathing that is well sealed to
form a continuous barrier with minimum R-19 batt insulation in the joist cavities.
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12
PRIOR TO BUILDING OCCUPANCY
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Planning Department
36. All of the foregoing conditions shall be complied with prior to occupancy or any use
allowed by this permit.
37. All required landscape planting and irrigation, hardscape and fencing within individual
lots shall have been installed and completed for inspection consistent with the approved
construction landscape plans prior to issuance of occupancy for each house (excluding
model home complex). The plants shall be healthy and free of weeds, disease, or pests.
The irrigation system shall be properly constructed and in good working order.
By placing my signature below, I confirm that I have read, understand, and accept all the above
Conditions of Approval. I further understand that the property shall be maintained in
conformance with these conditions of approval and that any changes I may wish to make to the
project shall be subject to Planning Department approval.
Applicant's Signature
Date
Applicant's Printed Name
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14
ITEM #5
STAFF REPORT - PLANNING
CITY OF TEMECULA
PLANNING COMMISSION
Date of Meeting:
March 1 7 2006
Prepared by:
Christine Damko
Title: Associate Planner
Project Description:
Planning Application No. PA05-0189 is a request for a Development Plan
and Conditional Use Permit to construct a 119,755 square foot self-
storage facility, which includes a canopy for Recreational Vehicle parking
and a Manager's living quarter located on the southeast corner of
Butterfield Stage Road and Highway 79 South.
~ Approve with Conditions
Recommendation:
(Check One)
o Deny
o Continue for Redesign
o Continue to:
o Recommend Approval with Conditions
o Recommend Denial
CEQA:
(Check One)
o Categorically Exempt
~ Notice of Determination
(Class)
(Section) 15162,
Subsequent
ND
o Negative DeclaratioD
o Mitigated Negative Declaration with Monitoring 'Plan
DEJR
PROJECT DATA SUMMARY
Name of Applicant:
Ariel Valli, Valli Architectural Group
Date of Completion:
June 21,2005
Mandatory Action Deadline Date:
March 1, 2006
General Plan Designation:
Community Commercial (CC)
Zoning Designation:
Community Commercial (CC)
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I
Site/Surrounding Land Use:
Site:
Vacant
North:
South:
East:
West:
Community Commercial (shopping center under construction)
Temecula Creek! Existing single family residences
Existing single family residences (County of Riverside)
Highway Tourist Commercial (existing shopping center)
Lot Area:
212,951 square feet (4.89 acres)
Total Floor Area/Ratio: .63
Landscape Area/Coverage: 20% required! 53,321 square feet proposed (25% of proposed
site area)
Parking Required/Provided: 6 spaces required /10 spaces provided
BACKGROUND SUMMARY
Staff has worked with the applicant to ensure that all concerns have been addressed, and the
applicant concurs with the recommended Conditions of Approval.
An application for a Development Plan with a Conditional Use Permit was submitted on June 21,
2005~ A DRC meeting was held on September 1, 2005 to discuss site, landscaping, architecture
and other departmental issues. The applicant submitted revised plans on December 12, 2005
and on January 10, 2006. After careful review of the revisions, staff scheduled the project for the
March 1, 2006 Planning Commission Hearing.
ANAL YSIS
Conditional Use Permit
According to Section 17.08.030 of the Development Code, the self storage use is permitted in
the Community Commercial zone with the approval of a Conditional Use Permit. Staff must look
at the proposed use and make findings such as neighborhood compatibility and consistency.
Staff believes that the proposed self storage use provides adequate screening from homes and
that the storage use itself acts as a buffer between the single-family homes and the approved
Butterfield Ranch shopping center.
Site Plan
. The project conforms to the development regulations of the Community Commercial (CC) zoning
district and Development Code Section 17.10-12 N., relating to Self-Storage Facilities. The
proposed 41 percent lot coverage is below the maximum allowable lot coverage of 65 percent for
this type of use. The site has been designed to minimize any negative visual impacts and
accommodates easements located on the site. A 55-foot wide, 626-foot long Flood Control
easement located on the east property line restricts the project from any development within the
easement area. Fortunately, this easement area will serve as an additional landscape buffer
between the proposed development and the existing homes adjacent to the east of the site. In
G :\Planning\2005\P A05-0 189 Butterfield Ranch Self Storage CUP- DP\Planning\ST AFF REPOR T.doc
2
addition, the perimeter of the site will contain the one story buildings with the two-story buildings
located internal to the site. The narrow, long, linear shape of the parcel is also a constraint.
With T emecula Creek located directly to the south and the approved Butterfield Ranch Shopping
Center located to the north, the project site design had to be adequately screened as well as
trying to maintain adequate internal circulation and site access.
The project will be constructed in two phases. The first phase proposes six storage buildings,
the Manager's Living Quarters, and a covered Recreational Vehicle (RV) canopy. The canopy
would be constructed of flat concrete roof tiles, painted metal fascia, and supported by painted
steel columns. The height of the canopy is 23 feet. The second phase of the project proposes a
two-story self storage building, similar in design to the proposed storage buildings. The second
phase would include the demolition of the RV canopy and build the storage building in the same
location. The applicant has not indicated when Phase II would be constructed. All proposed
structures will meet the setback requirements listed in the Development Code.
Architecture
The proposed development is consistent with the Development Code and Design Guidelines.
The proposed architectural style continues the "ranch theme" which exists along this stretch of
Highway 79 South. The project also proposes numerous architectural elements that will screen
the use and will also create an architecturally pleasing view from Highway 79 South and
Butterfield Stage Road. These architectural elements include: stucco perimeter eight foot high
walls with flat concrete tile roof elements supported by stone column pop outs, two to four-foot
high parapets on buildings within public view, tower elements located on predominantly visible
portions of the building designed with flat, concrete roof tile, wood knee braces, and supported
by stone column pop outs.
The project is sensitive to the public view shed by screening the storage buildings. An eight-foot
high stucco wall is proposed along Highway 79 South and along Temecula Creek. The walls will
be enhanced with flat concrete roof tile tower elements reaching up to 18 feet high. The tower
elements will be supported by stone column popouts. In addition to the tower elements, the wall
will also contain stucco popout columns with a minimum width of six inches. The stucco accents
will also have varying colors to add additional architectural interest to the popout. Tower
elements are repeated throughout the project site, primarily to the buildings facing the public
view shed. The storage buildings will be constructed of precision block, standing seam metal
roofing material with a non-reflective grey color, and metal roll-up doors. Although the buildings
do have metal roofs, this is not a concern for staff because of the parapets ranging in height from
two to four feet will screen the metal roofing. The project has also been conditioned to screen all
metal roofing from the public view. The Manager's Unit is constructed of stucco material and flat
concrete tile roofing material with supporting wood knee braces. The west elevation (facing
Butterfield Stage Road) is enhanced with stone veneer accenting the main tower element of the
building.
Landscapina
The landscape plan conforms to the landscape requirements of the Development Code and
Design Guidelines. Seven species of trees, seven species of shrubs, and additional vines and
groundcover are proposed for this site. Tree species include Pepper Trees, London Plane,
Torrey Pine, Fern Pine, Purple Leaf Plum, Coast Live Oak, and Pink Flowering Locust. The
streetscape along Highway 79 South is proposed to contain Purple Leaf Plum in 24" and 36"
boxes which will accent the frontage views. Butterfield Stage Road will contain 15 gallon London
Plane Trees and 24" box Fern Pines. This is consistent with the streetscape for the shopping
G:\PJanning\2005\PA05-0189 Butterfield Ranch Self Storage CUP-DP\Planning\STAFF REPORT.doc
3
center. The project will be conditioned to provide for an extra 55 trees within the Floor Control
Easement for additional screening of the project from the nearby residents. The project
proposes to landscape 54,003 square feet or 25 percent of the site, which meets the minimum
20 percent landscape requirements in the Community Commercial zone.
Access, Circulation and Parkina
The Department of Public Works and the Fire Department have reviewed the proposed plan and
determined that there is proper access and circulation to provide emergency services to the site.
Access to the proposed self-storage facility will be provided by two access points. The first
access point measures 28 feet wide and is located on the west side of the property off of the
shopping center's access from Butterfield Stage Road. The second access point is located on
the east side of the property which connects into the shopping center's main access way. The
second access point measures 30 feet wide. The proposed project provides ten parking spaces,
while the parking requirement for this size of use is six.
ENVIRONMENTAL DETERMINATION
The proposed project has been determined to be consistent with the previously approved
Negative Declaration submitted with Development Plan application (PA04-0621) for a
commercial shopping center located on a portion of the site. Therefore, this project is exempt
from further Environmental Review (CEQA Section 15162 Subsequent EIR's and Negative
Declarations) .
CONCLUSION/RECOMMENDATION
Staff has determined that the proposed project, as conditioned, is consistent with the City's
General Plan, Development Code, and all applicable ordinances, standards, guidelines, and
policies. Therefore, staff recommends that the Planning Commission approve Development
Plan with a Conditional Use Permit for PA05-0189, based upon the findings and with the
attached conditions of approval.
FINDINGS
Conditional Use Permit (Code Section 17.04.01 O.E)
1. The proposed conditional use is consistent with the General Plan and the Development
Code.
The proposed self-storage use is permitted in the Community Commercial zoning with an
approved Conditional Use Permit. The project complies with all applicable code
requirements within the General Plan and Devlopment Code.
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 self-storage project has been designed to reflect the "ranch architectural
style" that exists along Highway 79 South. The project has paid careful attention to the
public view shed by screening the proposed used with the use of landscaping and
G:\Planning\2005\PA05-0189 Butterfield Ranch Self Storage CUP-DP\Planning\ST AFF REPORT.doc
4
architecture. The project will not adversely affect adjacent uses or structures because
the project has been design to meet all current design and Development Code
requirements.
3. The site for the proposed conditional use is adequate in size and shape to accommodate
the yards, walls, fences, parking and loading facilities, buffer area, 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.
The proposed self-storage use meets all parking, landscaping, and design criteria of the
Development Code. In addition, the project provides for a 55-foot wide landscape buffer
between the project and the existing homes to the east. The project will also provide for
additional buffering by providing an eight foot high decorative stucco wall along Highway
79 South and along T emecula Creek.
4. The nature ofthe proposed conditional use is not detrimental to the health, safety, and
welfare of the community.
The proposed project meets the requirements of" the Development Code and Design
Guidelines. The project provides efficient screening with landscaping, architectural
details, and walls. Therefore, the proposed use is not detrimental to the health, safety,
and welfare of the community.
5. The decision to conditionally approve the conditional use permit is based on substantial
evidence in view of the record as a whole before the Planning Commission or City
Council.
The project has been completely reviewed, as a whole, in reference to all applicable
codes and ordinances before the Planning Commission.
Development Plan (Code Section 17.05.010F)
1. The proposed use is in conformance with the General Plan for Temecula and with all
applicable requirements of state law and other ordinances of the City.
The proposal is consistent with the land use designation and policies reflected for
Community Commercial (CC) development in the City of Temecula General Plan. The
General Plan has listed the proposed uses, including retail, professional office and
service oriented business activities, as typical uses in the designation. The Land Use
Element of the General Plan requires that proposed buildings be compatible with existing
buildings. The proposed commercial buildings have been designed to be compatible with
the surrounding buildings currently located adjacent to the subject site. In addition, the
proposal is consistent with the development regulations of the CC zoning district.
2. The overall development of the land is designed for the protection of the public health,
safety, and general welfare.
The proposed project is consistent with the development standards outlined in the City of
Temecula Development Code. The proposed architecture and site layout for the project
has been reviewed utilizing the Commercial Development Performance Standards of the
Development Code. The proposed project has met the performance standards in
regards to circulation, architectural design and site plan design.
G:\Planning\2005\PA05-0189 Butterfield Ranch Self Storage CUP-DP\Planning\ST AFF REPORT.doc
5
ATTACHMENTS
1 . Vicinity Map - Blue Page 7
2. Plan Reductions - Blue Page 8
3. PC Resolution No. 06-_ - Blue Page 9
Exhibit A - Draft Conditions of Approval
G:\Planning\200S\PAOS-OI89 Butterfield Ranch Self Storage CUP-DP\Planning\ST AFF REPORT.doc
6
ATTACHMENT NO.1
VICINITY MAP
G:\Planning\2005\PA05-0l89 Butterfield Ranch Self Storage CUP-DP\Planning\STAFF REPORT.doc
7
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ASSESSORS PARCEL NU~8ER
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NOTES'
1. THIS Plto.GT IS !riOT $lAr.f.CT TO O\eIflOW.
INUNDAlIClN QlIl fUXlO MA1AIlD
2. 'THDlE ARE ~ tJmlNQ Dwn.uNOS. IULDlNos,
ClllI SM.IC'MtD IN ltIl PltClPDlTY.
J. NO tJOSlIIlO 'IllEl.a IN TIlE""ClP[R1V OR
_'THIN 200 FlIT CE 1M[ PMlP01Y ICIl..ImARv,
4. lHDl! ARE ~ D1I1'11MG 1W:AllQjISSlCN L.lI€S. POWER
AHD 1Il.E\l'HOtf I'U.!S, AHO ~D UllU11D
_'THIN 1HI: I'1tOI"EJ(1'Y IQ.IN)AIlv.
5. 'THERE AIIII' I0IO PftCf'OIS[D OPDI atAHNEl.. .1M," 'THE
8CllJNONn' 0iF nc: PIIOPEJlTY.
.. lHPl[. Ml[ I0IO S1IIE!'T OlDIe"" nON PRl)PQS(tl Pat
lHII PRo.ECT.
EAR'T1-4WORK OUANTlTlES
CUT.. 14,IlOO c.Y.
nu. .. 1,700 C,Y,
IWPORT.. 13.200 c.'1.
200 ""
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UTlUTY PURVEYORS
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EASl'tIlfol WUNICPAI. WAlDI 0I91R1CT
2270 _'ill..[ JtOJ.D, POtfnS, CA 1I~70
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AERIAL TOPOGRAPHY
L1.W. PHO~ lMC:.
21VOO lWn'tlN 1lOAD, <aNI) ~ CA 12J1.1
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TOPOCIlAPHY 0... Tt: Df'CDIlIER 2004
LEGEND
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OWNER
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TnlrOJlA. CA 12.SD1
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~[T",-IWIQtO C,I4W'CIIINA. SfJaIIC-GlEQ.OGlUL WAI'. 9ET NO. 04&8,
EXISN10 I"AIlCtL UN[
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ATTACHMENT NO.3
PC RESOLUTION NO. 06-_
G:\Planning\2005\P A05-0189 Butterfield Ranch Self Storage CUP-DP\Planning\ST AFF REPOR T.doc
9
PC RESOLUTION NO. 06-_
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF TEMECULA APPROVING PLANNING APPLICATION
NO. PA05-0189, A DEVELOPMENT PLAN WITH A
CONDITIONAL USE PERMIT TO CONSTRUCT A 119,755
SQUARE FOOT SELF STORAGE FACILITY WHICH INCLUDES
A CANOPY FOR RECREATIONAL VEHICLE PARKING AND A
MANGER'S LIVING QUARTER LOCATED ON THE SOUTH
EAST CORNER OF BUTTERFIELD STAGE ROAD AND
HIGHWAY 79 SOUTH
WHEREAS, Ariel Valli, representing Valli Architectural Group, filed Planning Application
No. PA05-0189, in a manner in accord with the City of Temecula General Plan and
Development Code;
WHEREAS, Planning Application No. PA05-0189 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. PA05-0189 on March 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 Commission hearing and after due consideration of
the testimony, the Commission approved Planning Application No. PA05-0189 subject to the
conditions after finding that the project proposed in Planning Application No. PA05-0189
conformed to the City of T emecula 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. 05-0189 (Development Plan and Conditional Use Permit) hereby makes the following
findings as required by Section 17.05.01 O.E and F of the Temecula Municipal Code:
Conditional Use Permit (Code Section 17.04.010.E)
A. The proposed conditional use is consistent with the General Plan and the
Development Code;
The proposed self-storage use is permitted in the Community Commercial zoning are
with an approved Conditional Use Permit. The project complies with all applicable code
requirements within the General Plan and Devlopment Code.
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;
G:\Planning\2005\PA05-0189 Butterfield Ranch Self Storage CUP-DP\Planning\Draft Reso.docI
The proposed self-storage project has been designed to reflect the "ranch architectural
style" that exists along Highway 79 South. The project has paid careful attention to the
public view shed by screening the proposed used with the use of landscaping and
architecture. The project will not adversely affect adjacent uses or structures because
the project has been design to meet all current design and Development Code
requirements.
C. The site for the proposed conditional use is adequate in size and shape to
accommodate the yards, walls, fences, parking and loading facilities, buffer area, 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;
The proposed self-storage use meets all parking, landscaping, and design criteria of the
Development Code. In addition, the project provides for a 55-foot wide landscape buffer
between the project and the existing homes to the east. The project will also provide for
additional buffering by providing an eight foot high decorative stucco wall along Highway
79 South and along Temecula Creek.
D. The nature of the proposed conditional use is not detrimental to the health,
safety, and welfare of the community;
The proposed project meets the requirements of the Development Code and Design
Guidelines. The project provides efficient screening with landscaping, architectural
details, and walls. Therefore, the proposed use is not detrimental to the health, safety,
and welfare of the community.
E. The decision to conditionally approve the conditional use permit is based on
substantial evidence in view of the record as a whole before the Planning Commission or City
Council;
The project has been completely reviewed, as a whole, in reference to all applicable
codes and ordinances before the Planning Commission.
Development Code (Code Section 17.04.01 O.F)
A. The proposed use is in conformance with the General Plan for Temecula and
with all applicable requirements of state law and other ordinances of the City;
The proposal is consistent with the land use designation and policies reflected for
Community Commercial (CC) development in the City of Temecula General Plan. The
General Plan has listed the proposed uses, including retail, professional office and
service oriented business activities, as typical uses in the designation. The Land Use
Element of the General Plan requires that proposed buildings be compatible with
existing buildings. The proposed commercial buildings have been designed to be
compatible with the surrounding buildings currently located adjacent to the subject site.
In addition, the proposal is consistent with the development regulations of the zoning
district.
B. The overall development of the land is designed for the protection of the public
health, safety, and general welfare;
G:\Planning\2005\PA05-0189 Butterfield Ranch Self Storage CUP-DP\Planning\Draft Reso.doc2
The proposed project is consistent with the development standards outlined in the City of
Temecula Development Code. The proposed architecture and site layout for the project
has been reviewed utilizing the Commercial Development Performance Standards of the
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.
Section 3. Environmental Compliance. The proposed project has been determined
to be consistent with the previously approved Negative Declaration submitted with Development
Plan application (PA04-0621) for a commercial shopping center located on a portion of the site.
Therefore, this project is exempt from further Environmental Review (CEQA Section 15162
subsequent EIR's and Negative Declarations).
Section 4. Conditions. That the City of Temecula Planning Commission hereby
conditionally approves Planning Application No. PA05-0189 (Development Plan with a
Conditional Use Permit) to construct a self storage facility with conditions of approval as set
forth on Exhibit A, attached hereto, and incorporated herein by this reference together with any
and all necessary conditions that may be deemed necessary.
Section 5. PASSED, APPROVED AND ADOPTED by the City of Temecula
Planning Commission this 1 st day of March 2006.
Ron Guerriero, Chairman
ATTEST:
Debbie Ubnoske, Secretary
[SEAL]
G:\Planning\2005\PA05-0189 Butterfield Ranch Self Storage CUP-DP\Planning\Draft Reso.doc3
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 st day of March 2006, by the
following vote:
AYES:
PLANNING COMMISSIONERS:
NOES:
PLANNING COMMISSIONERS:
ABSENT:
PLANNING COMMISSIONERS:
ABSTAIN:
PLANNING COMMISSIONERS:
Debbie Ubnoske, Secretary
G:\Planning\2005\PA05-0l89 Butterfield Ranch Self Storage CUP-DP\Planning\Draft Reso.doc4
EXHIBIT A
DRAFT CONDITIONS OF APPROVAL
G:\Planning\200S\P AOS-OI89 Butterfield Ranch Self Storage CUP-DP\PJanning\Draft Reso.docS
EXHIBIT A
CITY OF TEMECULA
DRAFT CONDITIONS OF APPROVAL
Planning Application No.: PA05-0189
Project Description:
A request for a Development Plan and Conditional Use
Permit to construct a 119,755 square foot self-storage
facility which includes a canopy for Recreational Vehicle
parking and a manager's living quarter located on the
southeast corner of Butterfield Stage Road and Highway
79 South.
Assessor's Parcel No.
952-200-002, 011, 012, and 013
MSHCP Category:
Commercial
DIF Category:
Commercial
TUMF Category:
Service Commercial
KRAT Category:
Service Commercial
Approval Date:
March 1, 2006
Expiration Date:
March 1, 2008
WITHIN FORTY-EIGHT (48) HOURS OF THE APPROVAL OF THIS PROJECT
Planning Department
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 with a
DeMinimus Finding for the Mitigated or Negative Declaration required under Public
Resources Code Section 21108(b) and California Code of Regulations Section 15075. 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)).
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GENERAL REQUIREMENTS
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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 ;s 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. The applicant shall comply with the Mitigation Monitoring Program for Planning Application
No. PA04-0621, Butterfield Ranch Shopping Center.
5. This approval shall be used within two years of the approval date; otherwise, it shall become
null and void. By use is meant the beginning of substantial construction contemplated by
this approval within the two-year period, which is thereafter diligently pursued to completion,
or the beginning of substantial utilization contemplated by this approval.
6. The Director of Planning may, upon an application being filed within 30 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. Trash enclosures shall be provided to house all trash receptacles utilized on the site.
8. The development of the premises shall substantially conform to the approved site plan and
elevations contained on file with the Planning Department.
9. The conditions of approval specified in this resolution, to the extent specific items, materials,
equipment, techniques, finishes or similar matters are specified, shall be deemed satisfied
by staffs prior approval of the use or utilization of an item, material, equipment, finish or
technique that City staff determines to be the substantial equivalent of that required by the
condition of approval. Staff may elect to reject the request to substitute, in which case the
real party in interest may appeal, after payment of the regular cost of an appeal, the decision
to the Planning Commission for its decision.
Material Color
Concrete Tile Roof
Stucco Walls
Accent stucco color and stucco caps
Fascia
Eagle Roofing #2576 "Topanga"
Sherwin Williams SW 6127 "Ivory"
Sherwin Williams SW6802 "Cobble Brown"
Sherwin Williams SW2839 "Roycroft Copper
Red"
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Stone
Owens Corning Cultured Stone CSV-
20007"Caramel Country Ledgestone"
Sherwin Williams SW2842 "Roycroft Suede"
DBCI "Cedar Red"
Rib Roof "Rawhide Tan"
Precision Concrete Block
Metal Roll Up Doors
Gutters and Downspouts
10. 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.
11. The applicant shall submit to the Planning Department for permanent filing two 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.
12. If at any time vegetation is removed or altered from the project site, the applicant shall
replace the vegetation to the same location with the exact size of the species at the time it
was removed.
13. 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.
Public Works Department
14. A Grading Permit for rough and/or precise grading, including all on-site flat work and
improvements, shall be obtained from the Department of Public Works prior to
commencement of any construction outside of the City-maintained street right-of-way.
15. 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.
16. All grading plans shall be coordinated for consistency with adjacent projects and existing
improvements contiguous to the site and shall be submitted on standard 24" x 36" City of
Temecula mylars.
17. The project shall include construction-phase pollution prevention controls and permanent
post-construction water quality protection measures into the design 'of the project to prevent
non-permitted runoff from discharging offsite or entering any storm drain system or receiving
water.
18. A Water Quality Management Plan (WQMP) shall be submitted to the City. The WQMP will
include site design BMPs (Best Management Practices), source controls, and treatment
mechanisms.
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Fire Prevention Bureau
19. Final fire and life safety conditions will be addressed when building plans are reviewed by
the Fire Prevention Bureau. These conditions will be based on occupancy, use, the
California Building Code (CBC), California Fire Code (CFC), and related codes which are in
force at the time of building plan submittal.
20. The Fire Prevention Bureau is required to set a minimum fire flow for the remodel or
construction of all commercial buildings per CFC Appendix III.A, Table A-III-A-1. The
developer shall provide for this project, a water system capable of delivering 2500 GPM at
20 PSI residual operating pressure, plus an assumed sprinkler demand of 700 GPM for a
total fire flow of 3200 GPM with a three-hour duration. The required fire flow may be
adjusted during the approval process to reflect changes in design, construction type, or
automatic fire protection measures as approved by the Fire Prevention Bureau. The Fire
Flow as given above has taken into account all information as provided. (CFC 903.2,
Appendix III-A)
21. The Fire Prevention Bureau is required to set minimum fire hydrant distances per CFC
Appendix III-B, Table A-III-B-1. A minimum of three hydrants, in a combination of on-site and
off-site (6" x 4" x 2-2 1/2" outlets) shall be located on Fire Department access roads and
adjacent public streets. Hydrants shall be spaced at 400 feet apart, at each intersection and
shall be located no more than 225 feet from any point on the street or Fire Department
access road(s) frontage to a hydrant. The required fire flow shall be available from any
adjacent hydrant(s) in the system. The upgrade of existing fire hydrants may be required.
(CFC 903.2, 903.4.2, and Appendix III-B)
22. As required by the California Fire Code, when any portion of the facility is in excess of 150
feet from a water supply on a public street, as measured by an approved route around the
exterior of the facility, on-site fire hydrants and mains capable of supplying the required fire
flow shall be provided. For this project on site fire hydrants are required. (CFC 903.2)
23. If construction is phased, each phase shall provide approved access and fire protection prior
to any building construction. (CFC 8704.2 and 902.2.2)
Community Services Department
24. The trash enclosures shall be large enough to accommodate a recycling bin, as well as,
regular solid waste containers.
25. 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.
26. All parkways, landscaping, fencing, trails and on site lighting shall be maintained by the
property owner or maintenance association.
27. The developer shall be subject to the Public Art Ordinance.
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PRIOR TO ISSUANCE OF GRADING PERMITS
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Planning Department
28. Provide the Planning Department with a copy of the underground water plans and electrical
plans for verification of proper placement of transformer(s) and double detector check prior
to final agreement with the utility companies.
29. The applicant shall submit a photometric plan, including the parking lot to the Planning
Department, which meets the requirements of the Development Code and the Palomar
Lighting Ordinance. The parking lot light standards 'shall be placed in such a way as to not
adversely impact the growth potential of the parking lot trees.
30. The applicant shall comply with the provisions of Chapter 8.24 of the Temecula Municipal
Code (Habitat Conservation) by paying the appropriate fee set forth in that Ordinance or by
providing documented evidence that the fees have already been paid.
31. The following shall be included in the Notes Section of the Grading Plan: "If at any time
during excavation/construction of the site, archaeological/cultural resources, or any artifacts
or other objects which reasonably appears to be evidence of cultural or archaeological
resource are discovered, the property owner shall immediately advise the City of such and
the City shall cause all further excavation or other disturbance of the affected area to
immediately cease. The Director of Planning at his/her sole discretion may require the
property to deposit a sum of money it deems reasonably necessary to allow the City to
consult and/or authorize an independent, fully qualified specialist to inspect the site at no
cost to the City, in order to assess the significance of the find. Upon determining that the
discovery is not an archaeological/cultural resource, the Director of Planning shall notify the
property owner of such determination and shall authorize the resumption of work. Upon
determining that the discovery is an archaeological/cultural resource, the Director of
Planning shall notify the property owner that no further excavation or development may take
place until a mitigation plan or other corrective measures have been approved by the
Director of Planning."
Public Works Department
32. A copy of the grading, improvement plans, along with supporting hydrologic and hydraulic
calculations shall be submitted to the Riverside County F"lood Control and Water
Conservation District for approval prior to the issuance of any permit.
33. A permit from Riverside County Flood Control and Water Conservation District is required for
work within their right-of-way.
34. A Grading Plan shall be prepared by a registered Civil Engineer and shall be reviewed and
approved by the Department of Public Works. The grading plan shall include all necessary
erosion control measures needed to adequately protect adjacent public and private property.
35. The Developer shall post security and enter into an agreement guaranteeing the grading and
erosion control improvements in conformance with applicable City Standards and subject to
approval by the Department of Public Works.
36. A Soil Report shall be prepared by a registered Soil or Civil Engineer and submitted to the
Director of the Department of Public Works with the initial grading plan check. The report
shall address all soils conditions of the site, and provide recommendations for the
construction of engineered structures and pavement sections.
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37. A Geological Report shall be prepared by a qualified engineer or geologist and submitted to
the Department of Public Works with the initial grading plan check. The report shall address
special study zones and the geological conditions of the site, and shall provide
recommendations to mitigate the impact of ground shaking and liquefaction.
38. The Developer shall have a Drainage Study prepared by a registered Civil Engineer in
accordance with City Standards identifying storm water runoff expected from this site and
upstream of this site. The study shall identify all existing or proposed public or private
drainage facilities intended to discharge this runoff. The study shall also analyze and identify
impacts to downstream properties and provide specific recommendations to protect the
properties and mitigate any impacts. Any upgrading or upsizing of downstream facilities,
including acquisition of drainage or access easements necessary to make required
improvements, shall be provided by the Developer.
39. Construction-phase pollution prevention controls shall be consistent with the City's Grading,
Erosion & Sediment Control Ordinance and associated technical manual, and the City's
standard notes for Erosion and Sediment Control.
40. The project shall demonstrate coverage under the State NPDES General Permit for
Construction Activities by providing a copy of the Waste Discharge Identification number
(WDID) issued by the State Water Resources Control Board (SWRCB). A Stormwater
Pollution Prevention Plan (SW PPP) shall be available at the site throughout the duration of
construction activities.
41. As deemed necessary by the Director of the Department of Public Works, the Developer
shall receive written clearance from the following agencies:
a. Riverside County Flood Control and Water Conservation District
b. Planning Department
c. Department of Public Works
42. The Developer shall comply with all constraints which may be shown upon an Environmental
Constraint Sheet (ECS) recorded with any underlying maps related to the subject property.
43. The applicant shall comply with the provision~ of Chapter 8.24 of the Temecula Municipal
Code (Habitat Conservation) by paying the appropriate fee set forth in that Ordinance or by
providing documented evidence that the fees have already been paid.
44. The Developer shall obtain any necessary letters of approval or slope easements for off-site
work performed on adjacent properties as directed by the Department of Public Works.
45. A flood mitigation charge shall be paid. The Area Drainage Plan fee is payable to the
Riverside County Flood Control and Water Conservation District by either cashier's check or
money order, prior to issuance of permits, based on the prevailing area drainage plan fee. If
the full Area Drainage Plan fee or mitigation charge has already been credited to this
property, no new charge needs to be paid.
46. The site is in an area identified on the Flood Insurance Rate Map as Flood Zone A. This
project shall comply with Chapter 15, Section 15.12 of the City Municipal Code which may
include obtaining a Letter of Map Revision from FEMA. A Flood Plain Development Permit
shall be submitted to the Department of Public Works for review and approval.
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PRIOR TO ISSUANCE OF BUILDING PERMIT
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Planning Department
47. All metal roofing shall be screened from the public view.
48. All trash enclosures shall be architecturally enhanced to represent the architectural style of
the site.
49. A separate building permit shall be required for all signage.
50. Three copies of Construction Landscaping and Irrigation Plans shall be reviewed and
approved by the Planning Department. These plans shall conform to the approved
conceptual landscape plan, or as amended by these conditions. The location, number,
genus, species, and container size of the plants shall be shown. The plans shall be
consistent with the Water Efficient Ordinance. The plans shall be accompanied by the
following items:
a. Appropriate filing fee (per the City of Temecula Fee Schedule at time of submittal).
b. Provide an agronomic soils report with the construction landscape plans.
c. One copy of the approved grading plan.
d. Water usage calculations per Chapter 17.32 of the Development Code (Water
Efficient Ordinance).
e. Total cost estimate of plantings and irrigation (in accordance with approved plan).
f. A landscape maintenance program shall be submitted for approval, which details the
proper maintenance of all proposed plant materials to assure proper growth and
landscape development for the long-term esthetics of the property. The approved
maintenance program shall be provided to the landscape maintenance contractor
who shall be responsible to carry out the detailed program.
51. A minimum of 55 additional large evergreen screen shrubs (i.e. Heteromeles, Ligustrum,
Photinia, Xylosma, etc) shall be provided along the east 2:1 top of slope (east of 'C',
Covered Parking) in order to better screen this project from the adjacent residential area.
These screen shrubs shall be allowed to grow to their natural full height and width.
52. All utilities shall be screened from public view. Landscape construction drawings shall show
and label all utilities and provide appropriate screening. Provide a 3' clear zone around fire
check detectors as requIred by the Fire Department before starting the screen. Group
utilities together in order to reduce intrusion. Screening of utilities is not to look like an after-
thought. Plan planting beds and design around utilities. Locate all light poles on plans and
insure that there are no conflicts with trees.
53. Building plans shall indicate that all roof hatches shall be painted "International Orange."
54. The construction plans shall indicate the application of painted rooftop addressing plotted on
a 9-inch grid pattern with 45-inch tall numerals spaced 9-inches apart. The numerals shall
be painted with a standard 9-inch paint roller using fluorescent yellow paint applied over a
contrasting background. The address shall be oriented to the street and placed as closely
as possible to the edge of the building closest to the street.
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Public Works Department
55. Precise grading plans shall conform to applicable City of Temecula Standards subject to
approval by the Director of the Department of Public Works. The following design criteria
shall be observed:
a. Flowline grades shall be 0.5% minimum over P.C.C. and 1.00% minimum over A.C.
paving.
b. Concrete sidewalks and ramps shall be constructed along public street frontages in
accordance with City of Temecula Standard Nos. 400. 401 and 402.
c. Landscaping shall be limited in the corner cut-off area of all intersections and
adjacent to driveways to provide for minimum sight distance and visibility.
56. The Developer shall construct the following public improvements to City of Temecula
General Plan standards unless otherwise noted. Plans shall be reviewed and approved by
the Director of the Department of Public Works:
a. Improve Highway 79 South along property frontage (Urban Arterial Highway
Standards - 134' R/W) to include installation of sidewalk, street lights, drainage
facilities, signing and striping, utilities (including but not limited to water and sewer),
and a raised landscaped median.
b. Improve Butterfield Stage Road along property frontage (Major Highway Standards -
100' R/W) to include installation sidewalk, street lights, drainage facilities, signing
and striping, utilities (including but not limited to water and sewer), and a raised
landscaped median.
c. The signal at the intersection of Wolf Store Road and Butterfield Stage Road shall
be modified to accommodate full movement.
57. The Developer shall construct the following public improvements in conformance with
applicable City Standards and subject to approval by the Director of the Department of
Public Works.
a. Street improvements, which may include, but not limited to: medians, sidewalks,
drive approaches, street lights, signing, striping, traffic signal systems, and other
traffic control devices as appropriate.
b. Storm drain facilities.
c. Sewer and domestic water systems.
58. A construction area Traffic Control Plan shall be designed by a registered Civil or Traffic
Engineer and reviewed by the Director of the Department of Public Works for any street
closure and detour or other disruption to traffic circulation as required by the Department of
Public Works.
59. The building pad shall be certified to have been substantially constructed in accordance with
the approved Precise Grading Plan by a registered Civil Engineer, and the Soil Engineer
shall issue a Final Soil Report addressing compaction and site conditions.
60. The Developer shall pay to the City the Public Facilities Development Impact Fee as
required by, and in accordance with, Chapter 15.06 of the Temecula Municipal Code and all
Resolutions implementing Chapter 15.06.
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61. The Developer shall pay to the City the Western Riverside County Transportation Uniform
Mitigation Fee (TUMF) Program as required by, and in accordance with, Chapter 15.08 of
the T emecula Municipal Code and all Resolutions implementing Chapter 15.08.
Fire Prevention Bureau
62. Prior to building construction, all locations where structures are to be built shall have
approved temporary Fire Department vehicle access roads for use until permanent roads
are installed. Temporary Fire Department access roads shall be an all weather surface for
80,000 Ibs. GVW. (CFC 8704.2 and 902.2.2.2)
63. Prior to building final, all locations where structures are to be built shall have approved Fire
Department vehicle access roads to within 150 feet to any portion of the facility or any
portion of an exterior wall of the building(s). Fire Department access roads shall be an all
weather surface designed for 80,000 Ibs. GVW with a minimum AC thickness of .25 feet.
(CFC sec 902)
64. Fire Department vehicle access roads shall have an unobstructed width of not less than 24
feet and an unobstructed vertical clearance of not less than 13 feet six inches. (CFC
902.2.2.1 )
65. Prior to building construction, this development shall have two points of access, via all-
weather surface roads, as approved by the Fire Prevention Bureau. (CFC 902.2.1)
66. Prior to issuance of buildinq permits, the developer shall furnish one copy of the water
system plans to the Fire Prevention Bureau for approval prior to installation. Plans shall be
signed by a registered civil engineer; contain a Fire Prevention Bureau approval signature
block; and conform to hydrant type, location, spacing and minimum fire flow standards. After
the plans are siqned by the local water company, the oriqinals shall be presented to the Fire
Prevention Bureau for siqnatures. The required water system includinq fire hydrants shall be
installed and accepted by the appropriate water aqency prior to any combustible buildinq
materials beinq placed on an individual lot. (CFC 8704.3, 901.2.2.2 and National Fire
Protection Association 24 1-4.1)
Building and Safety Department
67. 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.
68. The City of Temecula has adopted an ordinance to collect fees for a Riverside County area
wide Transportation Uniform Mitigation Fee (TUMF). Upon the adoption of this ordinance on
March 31, 2003, this project will be subject to payment of these fees at the time of building
permit issuance. The fees shall be subject to the provisions of Ordinance 03-01 and the fee
schedule in effect at the time of building permit issuance.
69. 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.
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70. A receipt or clearance letter from the Temecula Valley School District shall be submitted to
the Building & Safety Department to ensure the payment or exemption from School
Mitigation Fees.
71. Obtain all building plans and permit approvals prior to commencement of any construction
work.
72. Obtain street addressing for all proposed buildings prior to submittal for plan review.
73. All building and facilities must comply with applicable disabled access regulations. Provide
all details on plans. (California Disabled Access Regulations effective April 1, 1998)
74. Provide house electrical meter provisions for power for the operation of exterior lighting, fire
alarm systems.
75. Restroom fixtures, number and type, to be in accordance with the provisions of the 2001
edition of the California Building Code Appendix 29.
76. Provide an approved automatic fire sprinkler system.
77. Provide appropriate stamp of a registered professional with original signature on plans prior
to permit issuance.
78. Provide electrical plan including load calculations and panel schedule, plumbing schematic
and mechanical plan for plan review.
79. Provide precise grading plan at plan check submittal to check accessibility for persons with
disabilities.
80. A pre-construction meeting is required with the building inspector prior to the start of the
building construction.
81. Trash enclosures, patio covers, light standards, and any block walls if not on the approved
building plans, will require separate approvals and permits.
82. Signage shall be posted conspicuously at the entrance to the project that indicates the hours
of construction, shown below, as allowed by the City of Temecula Ordinance No. 94-25,-
specifically Section G (1) of Riverside County Ordinance No. 457.73, for any site within one-
quarter mile of an occupied residence.
Monday-Friday 6:30 a.m. - 6:30 p.m.
Saturday 7:00 a.m. - 6:30 p.m.
No work is permitted on Sundays or Government Holidays
Community Services Department
83. Quimby in-lieu and Residential DIF fees shall paid for one residential unit.
84. Prior to the installation of street lights or issuance of building permits, whichever comes first,
the developer shall file an application and pay the appropriate fees to the TCSD for the
dedication of arterial street lights into the appropriate TCSD maintenance program.
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85. The developer shall provide TCSD with verification of arrangements made with the City's
franchise solid waste hauler for disposal of construction debris.
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PRIOR TO RELEASE OF POWER, BUILDING OCCUPANCY OR ANY USE ALLOWED BY
THIS PERMIT
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Planning Department
86. Prior to the release of power, occupancy, or any use allowed by this permit, the applicant
shall be required to screen all loading areas and roof mounted mechanical equipment from
view of the adjacent residences and public right-of-ways. If upon final inspection it is
determined that any mechanical equipment, roof equipment or backs of building parapet
walls are visible from any portion of the public right-of-way adjacent to the project site, the
developer shall provide screening by constructing a sloping tile covered 'mansard roof
element or other screening if reviewed and approved by the Director of Planning.
87. All required landscape planting and irrigation shall have been installed consistent with the
approved construction plans and shall be in a condition acceptable to the Director of
Planning. The plants shall be healthy and free of weeds, disease, or pests. The irrigation
system shall be properly constructed and in good working order.
88. Performance securities, in amounts to be determined by the Director of Planning, to
guarantee the maintenance of the plantings in accordance with the approved construction
landscape and irrigation plan shall be filed with the Planning Department for a period of one
year from final certificate of occupancy. After that year, if the landscaping and irrigation
system have been maintained in a condition satisfactory to the Director of Planning, the
bond shall be released upon request by the applicant.
89. 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 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 (95) 696-3000."
90. 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
three square feet in size.
91. All site improvements including but not limited to parking areas and striping shall be installed
prior to occupancy or any use allowed by this permit.
92. All of the foregoing conditions shall be complied with prior to occupancy or any use allowed
by this permit.
Public Works Department
93. The project shall demonstrate that the pollution prevention BMPs outlined in the WQMP
have been constructed and installed in conformance with approved plans and are ready for
immediate implementation.
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94. 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. Department of Public Works
95. All public improvements, including traffic signals, shall be constructed and completed per the
approved plans and City standards to the satisfaction of the Director of the Department of
Public Works.
96. The existing improvements shall be reviewed. Any appurtenance damaged or broken shall
be repaired or removed and replaced to the satisfaction of the Director of the Department of
Public Works.
Fire Prevention Bureau
97. 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)
98. 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 12 inch numbers with suite numbers a minimum of six
inches in size. All suites shall gave a minimum of six-inch high letters and/or numbers on
both the front and rear doors. (CFC 901.4.4)
99. Prior to issuance of Certificate of Occupancy or building final, based on square footage and
type of construction, occupancy or use, the developer shall install a fire sprinkler system.
Fire sprinkler plans shall be submitted to the Fire Prevention Bureau for approval prior to
installation. (CFC Article 10, CBC Chapter 9)
100. Prior to issuance of Certificate of Occupancy or building final, based on a requirement for
monitoring the sprinkler system, occupancy or use, the developer shall install an fire alarm
system monitored by an approved Underwriters Laboratory listed central station. Plans shall
be submitted to the Fire Prevention Bureau for approval prior to installation. (CFC Article 10)
G:\Planning\2005\PA05-0189 Butterfield Ranch Self Storage CUP-DP\Planning\Draft COA's DP.doc
17
OUTSIDE AGENCIES
G:\Planning\200S\PAOS-0189 Butterfield Ranch Self Storage CUP-DP\Planning\Drafl COA's DP.doc
18
101. The applicant shall comply with the Department of Environmental Health letter dated June
22, 2005 by provide the District with 'Will-Serve" letters from the appropriate water and
sewering districts.
102. The applicant shall comply with the Pechanga Cultural Resources letter dated July 5,2005.
By placing my signature below, I confirm that I have read, understand and accept all the above
Conditions of Approval. , further understand that the property shall be maintained in conformance
with these conditions of approval and that any changes I may wish to make to the project shall be
subject to Community Development Department approval.
Applicant's Printed Name
Date
Applicant's Signature
G:\Planning\2005\PA05-0189 Butterfield Ranch Self Storage CUP-DP\Planning\Draft COA's DP.doc
19
o COUNTY OF RIVERSIDE · HEALTH SERVICES AGENCY 0
DEPARTMENT OF ENVIRONMENTAL HEALTH
June 22, 2005
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City ofTemecula Planning Department
P.O. Box 9033
Temecula, CA 92589-9033
Attention: Christine Damko
RE: Conditional Use PermitJDevelopment Plan PA05-0189
Dear Ms. Damko:
1. Department of Environmental Health has reviewed the Development Plan to construct a 127,512
sq. ft. self-storage facility and has no objections. Ahhough we have no recent information in
regards water and sewer availability, water and sewer services should be available in this area
2. PRIOR TO THE ISSUANCE OF Bun..DING PERMITS THE FOLLOWING SHOULD
BE REQUIRED:
a) "Will-serve" letters from the appropriate water and sewering districts.
Sincerely,
if)~
. Sam Martinez, Supervising Enviro
(909) 955-8980
NOTE: Any current additional requirements not covered can be applicable at time of Building Plan
review for final Department ofEnvrronmental Health clearance.
tal Health Specialist'
Loca! Enforcement Agency. PO, Box 1280, Riverside. CA 92502-1280 . (909) 955-8982 . FAX (909) 781-9653 . 4080 Lemon Street. 9th Floor. Riverside, CA 92501
Land Use and Water Engineering. PO, Box 1206, Riverside, CA 92502-1206 . (909) 955-8980 . FAX (909) 955-8903 . 4080 Lemon Street. 2nd Floor, Riverside, CA 92501
Chairperson:
Germaine Arenas
PECtlANGA CULTURAL RESOURCES
Temecula Band of Luiseiio Mission Indians
Vice Chairperson:
Mary Bear Magee
Post Office. Box 2183 . Temecula, CA 92593
Telephone (951) 308-9295' Fax (951) 506-9491
Committee Members:
Raymond Basquez, Sr.
Evie Gerber
Darlene Miranda
Bridgett Barcello Maxwell
Director:
Gary DuBois
July 5, 2005
Coordinator:
Paul Macarro
Christine Damko
City of Temecula
PO Box 9033
Temecula, CA 92589
Cultural Analyst:
Stephanie Gordin
JUL I 4 Z005
Monitor Supervisor:
Aurelia Marruffo
Re: Comments on Butterfield Ranch Self Storage, P A05-0189
Dear Ms. Damko,
This comment letter is submitted by the Pechanga Band of Luiseno Indians (hereinafter,
"Pechanga Tribe"), a federally recognized Indian tribe and sovereign government. ThePechanga
Tribe is formally requesting, pursuant to Public Resources Code S21092.2, to be notified and
involved in the entire CEQA environmental review process for the duration of the above
referenced project (the "Project").
We submit the following comments on the above listed document for the Project.
Additional comments may be submitted directly by Pechanga or through their attorneys. We
request that all such comments be part of the official record for the approval ofthis Project.
We also request that City of Temecula provide us with copies of all archeological studies,
reports, site records, proposed testing plans, and proposed mitigation measures, and conditions as
soon as they become available, for our comment.
THE LEAD AGENCY MUST INCLUDE AND CONSULT WITH THE TRIBE IN ITS
.
REVIEW PROCESS
Sacred Is The Duty Trusted Unto Our Care And With Honor We Rise To The Need
Pechanga comment letter to Temecula Planning Department
RE: Conditional Use Permit for PA05-0189
Page 2
It has been the intent of the Federal Governmentl and the State ofCalifornia2 that Indian
tribes be consulted with regard to issues which impact cultural and spiritual resources, as well as
other governmental concerns. The responsibility to consult with Indian tribes stems from the
unique government-to-government relationship between the United States and Indian tribes. This
arises when tribal interests are affected by the actions of governmental agencies and departments
such as approval of Specific Plans and EIRs. In this case, it is undisputed that the project lies
within the Luisefio tribe's traditional territory. Therefore, in order to comply with CEQA and
other applicable Federal and California law, it is imperative that the Lead Agency and the Project
applicant consult with the Tribe in order to guarantee an adequate basis of knowledge for an
appropriate evaluation ofthe project effects, as well as generating adequate mitigation measures.
/'
PROJECT IMPACTS TO CULTURAL RESOURCES
The Pechanga Tribe is not opposed to this development project. The Pechanga Tribe's
primary concerns stem from the project's likely impacts on Native American cultural resources.
The Pechanga Tribe is concerned about both the protection of unique and irreplaceable cultural
resources, such as Luisefio village sites and archaeological items which would be displaced by
ground-disturbing work on the project, and on the proper and lawful treatment of cultural items,
Native American human remains and sacred items likely to be discovered in the course of the
work. The Tribe would also like to point out that a preferred method of treatment for
archeological sites according to the CEQA is avoidance (California Public Resources Code
921083.1), and that this is in agreement with the Tribe's practices and policies concerning
cultural resources.
The Pechanga Tribe asserts that the Project area is part of the Pechanga Tribe's aboriginal
territory, as evidenced by the existence of Luisefio place names, rock art pictographs, .
petroglyphs and extensive artifact records found in the vicinity of the Project. Given this
threshold for scope ofPechanga traditional territory, the Pechanga Tribe is concerned about the
potential impacts to Luisefio/Pechanga resources which may occur throughout the Project area.
The Pechanga Tribe contends that the Project area is likely to contain cultural resources due to
the fact that approximately 5 sites are recorded within a I-mile radius. Given all the information,
there is a very strong likelihood oflocating sub-surface resources during ground disturbing
activities.
The Pechanga Tribe's knowledge of the continuous occupation of the Luisefio people in
this geographical area for thousands of years, through their stories and songs, are cultural
evidence that subsurface sites may exist in this Project area. Therefore, the Pechanga Tribe
requests that in the case of discovery of new or additional sites or resources, that the Lead
I See Executive Memorandum of April 29, 1994 on Government-to-Government Relations with Native American
Tribal Governments and Executive Order of November 6, 2000 on Consultation and Coordination with Indian Tribal
Governments.
2 See California Public Resource Code ~5097.9 et seq.
Pechanga comment letter to Temecula Planning Department
RE: Conditional Use Permit for P A05-0 189
Page 3
Agency re-evaluate the Project impacts to cultural resources and adopt appropriate mitigation
measures to address such. The Pechanga Tribe intends to assert its legal rights with respect to
additional finds of significant sites or cultural resources which are of sacred and ceremonial
significance to the Pechanga Tribe.
Given that Luiseno cultural resources will likely be affected by the Project, the Pechanga
Tribe must be allowed to be involved and participate with the Lead Agency and the Project
Applicant in developing all monitoring and mitigation plans for the duration of the Project.
Further, given the potential for archaeological resources within the Project area, it is the position
ofthe Pechanga Tribe that Pechanga tribal monitors should be required to be present during all
ground-disturbing activities conducted in connection with the project, including any
archeological testing performed. It is further the position ofthe Pechanga Tribe that an
Agreement regarding appropriate treatment of cultural resources be drafted and entered into.
Further, the Pechanga Tribe believes that ifhuman remains are discovered, State law
would apply and the mitigation measures for the permit must account for this. According to the
California Public Resources Code, ~ 5097.98, if Native American human remains are
discovered, the Native American Heritage commission must name a "most likely descendant,"
who shall be consulted as to the appropriate disposition ofthe remains. Given the Project's
location in Pechanga territory, the Pechanga Tribe intends to assert its right pursuant to
California law with regard to any remains or items discovered in the course of this project. And,
accordingly, the Pechanga Tribe further requests that the Lead Agency work with the Tribe to
.. ndraftanagreement which would address anyinadvertentdiscoveriesuf cultural resources,
including human remains.
Also, surveys and grading may reveal significant archaeological resources and sites
which may be eligible for inclusion in the historic site register, and may contain human remains
or sacred items. Therefore, we request that the Lead Agency commit to evaluating Project
environmental impacts to any cultural sites that are discovered during archeological testing and
grading, and to adopt appropriate mitigation for such sites, in consultation with the Pechanga
Tribe.
REQUESTED MITIGATION
The Tribe requests that appropriate assessment of the archeological and cultural resources
on the Project property be evaluated to determine significant and appropriate treatment by a
qualified archeologist in conjunction with the Pechanga Tribe. Any such testing should involve
the Tribe, and all tests to determine impacts should be completed prior to Project approval.
For the reasons above, the Pechanga Tribe requests the following mitigation measures be
adopted at the present time. Upon completion of a thorough archeological assessment additional
mitigation measures may be necessary.
1. Prior to the issuance of grading permits, the Project Applicant/Developer is
required to enter into a Pre-Excavation Agreement with the Pechanga Band of Luiseno Indians.
Pechanga comment letter to Temecula Planning Department
RE: Conditional Use Permit for PA05-0189
Page 4
This Agreement will address the treatment and disposition of cultural resources and human
remains that may be uncovered during construction as well as provisions for tribal monitors.
2. Tribal monitors from the Pechanga Band of Luisefio Indians shall be allowed to
monitor all grading, excavation and ground-breaking activities within native soils in the Tribe's
aboriginal territory, including further surveys, to be compensated by the Project
Applicant/Developer. The Pechanga Tribal monitors will have the authority to temporarily stop
and redirect grading activities to evaluate the significance of any archaeological resources
discovered on the property, in conjunction with the archeologist and the Lead Agency.
4. The landowner agrees to relinquish ownership of all cultural resources, including
all Luisefio sacred items, burial goods and all archeological artifacts that are found on the Project
area to the Pechanga Band ofLuisefio Indians for proper treatment and disposition.
5. All sacred sites within the Project area are to be avoided and preserved.
The Pechanga Tribe looks forward to working together with Christine Damko, the City of
Temecula and other interested agencies in protecting the invaluable Luisefio cultural resources
found in the Project area. If you have any questions, please do not hesitate to contact me at (951)
308-9295 or Laura Miranda at (951) 676-2768, Ext. 2137. Thank you for the opportunity to
submit these comments.
Sincerely,
'!Lf} M,,-
Stephanie Gordin
Cultural Analyst