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HomeMy WebLinkAbout022510 DH Agenda AGENDA TEMECULA PLANNING DIRECTOR'S HEARING REGULAR MEETING February 25, 2010 1:30 P.M. TEMECULA CITY HALL MAIN CONFERENCE ROOM 43200 Business Park Drive Temecula, CA 92590 CALL TO ORDER: Patrick Richardson, Planning Director PUBLIC COMMENTS A total of 15 minutes is provided so members of the public can address the Planning Director on items that are not listed on the Agenda. Speakers are limited to three (3) minutes each. If you desire to speak to the Planning Director about an item not listed on the Agenda, a white "Request to Speak" form should be filled out and filed with the Planning Director. When you are called to speak, please come forward and state your name and address. Item No. 1 1:30 p.m. Project Number: PA09 -0347 Project Type: Residential Product Review Project Title: Stratford @ Redhawk Richmond American Applicant: Alex Seizew Project Description: A Residential Tract Product Review for the remaining 57 (of 106) lots at Stratford in Redhawk (Planning Area 9), constructed by Richmond American, with unit ranging in size from 1,700 to 2,625 square feet and includes four plan types and three elevation types (Original Product Review by Centex PA06- 0137 /Richmond American Pre -app for New Product Review PRO9 -0016) Location: TR 230653 Environmental Action: CEQA Section 15162 Subsequent EIRs and Negative Declarations Project Planner: Cheryl Kitzerow /Matt Peters The agenda packet (including staff reports) will be available for viewing at City Hall's Planning Department Public Counter located at 43200 Business Park Drive and at the Temecula Library located at 30600 Pauba Road during normal business hours. The packet will be available for viewing the Friday before the Director's Hearing after 4:00 p.m. You may also access the packet the Friday before the meeting after 4:00 p.m. on the City's website at www.cityoftemecula.org. R:1Directors Hearing\Agendas12010102 -25 -10 Agenda.doc STAFF REPORT — PLANNING CITY OF TEMECULA DIRECTOR'S HEARING DATE OF MEETING: February 25, 2010 PREPARED BY: Matt Peters /Cheryl Kitzerow, Case Planner PROJECT Planning Application Number PA09 -0347, a Residential Tract SUMMARY: Product Review for the remaining 57 lots (of 106 buildable lots) at Stratford in Redhawk (Planning Area 9) to be constructed by Richmond American, generally located at the southwest corner of Peachtree Street and Primrose Avenue (TR 23065 -3). Plan 1, one - story, 1,663 square feet - 6 units Craftsman 3 units Spanish 1 unit Traditional 2 units Plan 2, two -story, 1,924 square feet - 18 units Craftsman 5 units Spanish 6 units Traditional 7 units Plan 3, two -story, 2,121 square feet - 17 units Craftsman 5 units Spanish 6 units Traditional 6 units Plan 4, two - story, 2,638 square feet - 16 units Craftsman 7 units Spanish 5 units Traditional 4 units RECOMMENDATION: Approve with Conditions CEQA: Notice of Determination Section 15162 Subsequent EIRs and Negative Declarations PROJECT DATA SUMMARY Name of Applicant: Alex Seizew, on behalf of Richmond American Homes General Plan Low Density Residential (L) Designation: Zoning Designation: SP -9, Redhawk Specific Plan, Medium Density Residential (M) G: \PLANNING\20091PA09 -0347 Stratford @Redhawk Rich Am \Planning \STAFF REPORT DH.doc 1 Existing Conditions/ Land Use: Site: Vacant North: Great Oak High School South: Vacant unincorporated East: Single Family Homes - Redhawk Specific Plan West: Pechanga Reservation Existing /Proposed Min /Max Allowable or Required Lot Area: 4,500 sf min. 4,500 sf min. Total Floor Area /Ratio: N/A N/A Landscape Area /Coverage: N/A N/A Parking Required /Provided: 2 enclosed spaces 2 enclosed spaces 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. Stratford at Redhawk was approved as a 106 lot residential subdivision. Planning Application PA06 -0137, was approved on November 30, 2006 to entitle Centex Homes to construct homes ranging in size from 2,204 square feet to 2,579 square feet. Centex Homes constructed and sold 49 lots and then foreclosed on the property. Richmond American Homes purchased the remaining 57 lots and on December 8, 2010 submitted a Residential Tract Product Review application. A DRC meeting was held on January 14, 2010 to discuss architectural enhancements and compatibility with the existing residences within the Tract. The applicant submitted revised plans on January 22, 2010 with architectural modifications as requested by staff. Richmond American hosted a community meeting on February 10, 2010. The applicant reported that the meeting was attended by three Homeowners Association (HOA) Board Members and approximately seven local residents. According to the applicant, all were supportive of the project and looking forward to the project being built. ANALYSIS The proposed architecture was reviewed for conformance with the Redhawk Specific Plan, as well as for compatibility with the existing homes in the Strafford neighborhood. The proposed unit sizes are slightly smaller than the approved units; however the architectural styles and enhancements are compatible. Architecture The project proposes four floor plans and three distinct architectural styles. The architectural styles include Spanish, Traditional, and Craftsman. All of the proposed architectural styles are consistent with the Architectural Design Manual contained within the Redhawk Specific Plan. G: \PLANNING120091PA09 -0347 Stratford @Redhawk Rich Am \Planning \STAFF REPORT DH.doc 2 The project exceeds all design requirements of the Redhawk Specific Plan. The proposed elevations achieve a quality appearance which is compatible with the surrounding neighborhoods and allows for additional visual variety along the streetscape and within the residential area. Various materials and features proposed include the following for each architectural style: • Spanish: Smooth stucco finish, concrete 's' tile roof, decorative tile vents, decorative foam trim elements, wood fascias and exposed rafter tails, arched and recessed multi - pane windows, arched entrances, and decorative carriage style garage doors. • Traditional: Light lace stucco finish, concrete slate flat tile roof, decorative shutters and foam trim elements, wood fascias, brick veneer, wood railings, wood post and trim, horizontal lap siding and decorative carriage style garage doors. • Craftsman: Light lace stucco finish, concrete shake flat tile roof, wood fascias and wood knee braces, vertical siding, decorative wood shutters and foam trim, stone veneer, wood railings and heavy stucco /stone columns, exposed rafter tails and decorative carriage style garage doors. The applicant has provided specific details which are unique to each proposed architectural style and elevation. Articulation is provided on all sides of the homes so that each side of each product provides specific features of the proposed architectural style. Each of the three proposed styles is defined from the others through the use of door and window types, window and door trim, garage door design including windows, materials such as brick, stone, roof type and pitch, shutters and the overall silhouette. Elevations that are visible from a public street or an open space area have been designed to incorporate architectural enhancements which include shutters, siding at the gable, and /or additional windows. Building Elements /Mass, Height and Scale The Redhawk Specific Plan requires articulation of wall planes, proportionate massing and scale, and varying roof forms. Each proposed style includes a roof pitch that varies from the others styles. Staff believes these roof pitches provide variety in the street scene and that they are representative of the architectural style. The project includes one and two -story elevations, and the two -story elevations incorporate both one and two story elements to help reduce the monotony of two story building elevations. Additionally, reversed floor plans are encouraged to help achieve a distinctive street scene in the Redhawk community. The applicant has incorporated the above mentioned elements and carefully plotted each plan (setbacks and mixing of each plan) with a distinctive combination of regular and reversed floor plans to provide variety along the streetscape and variation throughout the development. Furthermore, each unit includes a front porch to provide additional character along the streetscape. Each elevation provides careful articulation and architectural enhancements. Visual interest is achieved through the use of varied wall planes, projections and recesses to provide shadow and depth. Varying roof forms, floor plans, and changes in colors and materials accentuate the various architectural styles. G:\PLANNING \2009 \PA09 -0347 Stratford @Redhawk Rich Am\Planning\STAFF REPORT DH.doc 3 The proposed elevations for this development meet the intent of the Architectural Design Manual contained within the Redhawk Specific Plan. Strong character is achieved on each elevation through the use of a rich variety of enhancements and distinctive design elements. Materials and Colors The project includes nine different combinations of building materials and colors for the three elevation styles. The color variation, stucco, cultured stone and brick materials serve to break up the massing of the two story units as required in the Redhawk Specific Plan. The variation of material and colors helps individualize each home and create character in the neighborhood. Each proposed architectural style has three distinct color schemes that customize the style. The materials include a variety of roof types, stucco and trim colors, and decorative features. The intent of the Redhawk Specific Plan has been achieved by ensuring a continuity of colors, materials and textures throughout the entire development. Product Placement Plan The proposed product placement conforms to the requirements in the Architectural Design Manual of the Redhawk Specific Plan. A varied and visually interesting street scene has been achieved through creative product placement and alternately reversed floor plans throughout the development. The units have been plotted to avoid repetition in plan and elevation type to meet the intent of the design guidelines. Elevations that are visible from a public street or an open space area have been designed to incorporate architectural enhancements which include shutters, siding at the gable, and/or additional windows. The lots that require additional enhancements include Lot 1 (side), Lot 26 (side), Lot 30 (side), Lot 44 (side), Lot 95 (side), Lot 100 (side /rear), Lot 101 (side) and Lot 106 (side). A Condition of Approval has been included to require these enhanced lots to be clearly identified on the Precise Grading Plan and Building Plan. LEGAL NOTICING REQUIREMENTS Notice of the public hearing was published in the Californian on February 13, 2010 and mailed to the property owners within the required 600 -foot radius. ENVIRONMENTAL DETERMINATION The proposed project has been determined to be consistent with the previously approved Redhawk Specific Plan EIR and is exempt from further environmental review (CEQA Section 15162 Subsequent EIR's and Negative Declarations). FINDINGS Development Plan (Code Section 17.05.010F) 1. The proposed use is in conformance with the General Plan for Temecula and with all applicable requirements of State law and other Ordinances of the City. The proposed single- family homes are permitted in the land use designation standards contained in the Redhawk Specific Plan and the City's Development Code. The project is also consistent with the Low Residential land use designation contained in the G:IPLANNING120091PA09 -0347 Stratford @Redhawk Rich Am\Planning\STAFF REPORT DH.doc 4 General Plan. The site is properly planned and zoned, and as conditioned, is physically suitable for the type and density of residential development proposed. The project, as conditioned, is also consistent with other applicable requirements of State law and local ordinances, including the California Environmental Quality Act (CEQA), the City Wide Design Guidelines, and fire and building codes. 2. The overall development of the land is designed for the protection of the public health, safety and general welfare. The overall design of the single - family homes, including the site, building, parking, circulation and other associated site improvements, is consistent with, and intended to protect the health and safety of those working in and around the site. The project has been reviewed for, and as conditioned, has been found to be consistent with all applicable policies, guidelines, standards and regulations intended to ensure that the development will be constructed and function in a manner consistent with the public health, safety, and welfare. ATTACHMENTS Aerial Map Plan Reductions Centex Plans (Existing Homes) Resolution Exhibit A - Draft Conditions of Approval Notice of Public Hearing G:\PLANNING12009 \PA09 -0347 Stratford ©Redhawk Rich Am \Planning \STAFF REPORT DH.doc 5 AERIAL MAP City of Temecula PA09 -0347 y v1 .. \ �� X1.11 f .a # , \4 �J� .* +_ • , ,,,,,,,..,.:;.,.;$:. ,, . s k, : , ,,;,/ '.. , .,5; '%, ',, •:',f• \.■••• • , -- ' . •• • ':•*," .";',. T '•• . " ' ••%, ',:•• ).•'•''• '',1- - .•'.."•• 1 se er y , � < • / /d � ,.:' M' - ' . ' •/ .. .. 1 � 4 ` .. �� Z'' v im . t c ,� • • ' f e f4,v, \''t � ' Q - `�� ,\ - *Pi • �' J'. ", q 1 1 • - ..-- - ., / ....\ s'V • .....4: -..- '. .\ '' '.4 -.' ‘ .. .:,. 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LtJt 1 1 1111 gil I 1 ! $ i t . II; 1 1 1 1 1i 1 A r ' 4 � Mill II/ $ -. is . • 1 110 til IJFI /it Oft i[i 1 I 2 !POI I I .. _. __ __.1 4 4 DH RESOLUTION DH RESOLUTION NO. 10- A RESOLUTION OF THE PLANNING DIRECTOR OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NO. PA09 -0347, A RESIDENTIAL TRACT PRODUCT REVIEW FOR THE REMAINING 57 LOTS (OF 106 BUILDABLE LOTS) AT STRATFORD IN REDHAWK (PLANNING AREA 9, TR 23065 -3) TO BE CONSTRUCTED BY RICHMOND AMERICAN, GENERALLY LOCATED AT THE SOUTHWEST CORNER OF PEACHTREE STEET AND PRIMROSE Section 1. Procedural Findings. The Planning Director of the City of Temecula does hereby find, determine and declare that: A. On December 8, 2010, Alex Seizew on behalf of Richmond American Homes, filed Planning Application No. PA09 -0347, Development Plan Application in a manner in accord with the City of Temecula General Plan and Development Code. B. The Application was processed including, but not limited to a public notice, in the time and manner prescribed by State and local law. C. The Planning Director, at a regular meeting, considered the Application and environmental review on February 25, 2010, at a duly noticed public hearing as prescribed by law, at which time the City staff and interested persons had an opportunity to and did testify either in support or in opposition to this matter. D. At the conclusion of the Director's Hearing and after due consideration of the testimony, the Planning Director approved Planning Application No. PA09 -0347, subject to Conditions of Approval, after finding that the project proposed in Planning Application No. PA09 -0347, conformed to the City of Temecula's General Plan, and the Redhawk Specific Plan. Section 2. Further Findings. The Planning Director, in approving Planning Application No. PA09 -0347, hereby makes the following findings as required by Development Code Section 17.05.010F, Development Plan. A. The proposed use is in conformance with the General Plan for Temecula and with all applicable requirements of State law and other Ordinances of the City; The proposed single - family homes are permitted in the land use designation standards contained in the Redhawk Specific Plan and the City's Development Code. The project is also consistent with the Low Residential land use designation contained in the General Plan. The site is properly planned and zoned, and as conditioned, is physically suitable for the type and density of residential development proposed. The project, as conditioned, is also consistent with other applicable requirements of State law and local ordinances, including the California Environmental Quality Act (CEQA), the City Wide Design Guidelines, and fire and building codes. B. The overall development of the land is designed for the protection of the public health, safety and general welfare; The overall design of the single- family homes, including the site, building, parking, circulation and other associated site improvements, is consistent with, and intended to protect the health and safety of those working in and around the site. The project has been reviewed for, and as conditioned, has been found to be consistent with all applicable policies, guidelines, standards and regulations intended to ensure that the development will be constructed and function in a manner consistent with the public health, safety, and welfare. Section 3. Environmental Findings. The Planning Director hereby makes the following environmental findings and determinations in connection with the approval of the Development Plan Application: A. The proposed project has been determined to be consistent with the previously approved Redhawk Specific Plan EIR and is, therefore, exempt from further Environmental Review (CEQA Section 15162 subsequent EIR's and Negative Declarations). Section 4. Conditions. The Planning Director of the City of Temecula approves Planning Application No. PA09 -0347, a Residential Tract Product Review for the remaining 57 lots (of 106 buildable lots) at Stratford in Redhawk (Planning Area 9, TR 23065 -3) to be constructed by Richmond American, generally located at the southwest corner of Peachtree Street and Primrose, subject to the Conditions of Approval set forth on Exhibit A, attached hereto, and incorporated herein by this reference. Section 5. PASSED, APPROVED AND ADOPTED by the City of Temecula Planning Director this 25 day of February 2010 Patrick Richardson, Planning Director I, Cynthia Lariccia, Secretary of the Temecula Director's Hearing, do hereby certify that the forgoing DH Resolution No. 10- was duly and regularly adopted by the Planning Director of the City of Temecula at a regular meeting thereof held on the 25 day of February 2010. Cynthia Lariccia, Secretary 1 1 1 EXHIBIT A DRAFT CONDITIONS OF APPROVAL EXHIBIT A CITY OF TEMECULA DRAFT CONDITIONS OF APPROVAL Planning Application No.: PA09 -0347 Project Description: A Residential Tract Product Review for 57 lots in Stratford at Redhawk (Planning Area 9) to be constructed by Richmond American, generally located at the southwest corner of Peach Tree Street and Primrose Avenue (Tract 23065 -3, formerly Centex) Assessor's Parcel No.: Portion of Tract 23065 -3 (Lots 1 -31, 35 -44, 78 -81, and 95 -106) MSHCP Category: Residential 8 DU or Less DIF Category: Residential - Detached TUMF Category: Residential - Single Family Approval Date: February 25, 2010 Expiration Date: February 25, 2012 PLANNING DEPARTMENT Within 48 Hours of the Approval of This Project PL -1. The applicant/developer shall deliver to the Planning Department a cashier's check or money order made payable to the County Clerk in the amount of Sixty -Four Dollars ($64.00) for the County administrative fee, to enable the City to file the Notice of Determination as provided under Public Resources Code Section 21152 and California Code of Regulations Section 15062. If within said 48 -hour period the applicant/ developer has not delivered to the Planning Department the check as required above, the approval for the project granted shall be void by reason of failure of condition (Fish and Game Code Section 711.4(c)). General Requirements PL -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. PL -3. The permittee shall obtain City approval for any modifications or revisions to the approval of this project. PL -4. 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. PL -5. The Planning Director may, upon an application being filed within 30 days prior to expiration, and for good cause, grant a time extension of up to 3 one -year extensions of time, one year at a time. PL -6. This project and all subsequent projects within this site shall be consistent with Specific Plan No. 9, Redhawk Specific Plan. PL -7. The project and all subsequent projects within this site shall comply with all mitigation measures identified within the Redhawk Specific Plan EIR. PL -8. The development of the premises shall substantially conform to the approved site plan and elevations contained on file with the Planning Department. PL -9. 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. PL -10. Other than stormwater, it is illegal to allow liquids, gels, powders, sediment, fertilizers, landscape debris, and waste from entering the storm drain system or from leaving the property. Spills and leaks must be cleaned up immediately. Do not wash, maintain, or repair vehicles onsite. Do not hose down parking areas, sidewalks, alleys, or gutters. Ensure that all materials and products stored outside are protected from rain. Ensure all trash bins are covered at all times. PL -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. PL -12. 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 staff's 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 Conditions 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. PL -13. The project shall meet all applicable Conditions of Approval for Tract Map 23065 -3. PL -14. 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. PL -15. The Development Code requires double garages to maintain a minimum clear interior dimension of 20' x 20'. This shall be clearly indicated on the plans prior to the issuance of building permits for the project. Interior dimensions are measured from the inside of garage wall to the opposite wall, steps, landing, equipment pedestals, bollards or any similar type feature. When the top of the stem wall is more than eight inches above the garage floor, the required dimension is measured from the inside edge of the stem wall. PL -16. Prior to construction of the Model Home Complex, the applicant shall apply for a Model Home Complex Permit. PL -17. Open space lots 132 and 133 shall be improved per the approved plans with Planning Application No. PA06 -0137, updated to meet current Code requirements. Prior to Issuance of Grading Permit(s) PL -18. 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. PL -19. Double detector check valves shall be installed internal to the project site at locations not visible from the public right -of -way, subject to review and approval by the Planning Director. PL -20. 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 Planning Director at his/her sole discretion may require the property owner 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 Planning Director 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 Planning Director 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 Planning Director." PL -21. Precise Grading Plans should indicate locations of enhanced elevations. These include Lot 1 (side), Lot 26 (side), Lot 30 (side), Lot 44 (side), Lot 95 (side), Lot 100 (side /rear), Lot 101 (side) and Lot 106 (side). Prior to Issuance of Building Permit(s) PL -22. Building Construction Plans shall include a note identifying all lots with enhanced elevations (see Condition No. PL -21 above) PL -23. Four 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, height and spread, water usage or KC value, genus, species, and container size of the plants shall be shown. The plans shall be consistent with the Water Efficient Ordinance and Water Storage Contingency Plan per the Rancho California Water District. The plans shall be accompanied by the appropriate filing fee (per the City of Temecula Fee Schedule at time of submittal) and one copy of the approved Grading Plan. PL -24. The Landscaping and Irrigation Plans shall include a note on the plans stating that "The contractor shall provide two copies of an agronomic soils report at the first irrigation inspection." PL -25. The Landscaping and Irrigation Plans shall include water usage calculations per Chapter 17.32 of the Development Code (Water Efficient Ordinance), the total cost estimate of plantings and irrigation (in accordance with approved plan). Applicant shall use evapotranspiration (ETo) factor of 0.70 for calculating the maximum allowable water budget. PL -26. The Landscaping and Irrigation Plans shall include a note stating that "Three landscape site inspections are required. The first inspection will verify irrigation installation with open trenches. The second inspection will verify that all irrigation systems have head - to -head coverage, and to verify that all planting have been installed consistent with the approved construction landscape plans. The third inspection will verify proper landscape maintenance for release of one year landscape maintenance bond." The applicant/owner shall contact the Planning Department to schedule inspections. PL -27. Automatic irrigation shall be installed for all landscaped areas and complete screening of all ground mounted equipment from view of the public from streets and adjacent property for private common areas; front yards and slopes within individual lots; shrub planting to completely screen perimeter walls adjacent to a public right -of -way equal to 66 feet or larger; and, all landscaping excluding Temecula Community Services District (TCSD) maintained areas and front yard landscaping which shall include, but may not be limited to, private slopes and common areas. PL -28. Wall and fence plans shall be consistent with the Conceptual Landscape Plans showing the height, location and the following materials for all walls and fences: a. Decorative block for the perimeter of the project adjacent to a street and the side yards for corner lots. b. Wood fencing shall be used for all side and rear yard fencing when not restricted /conditioned outlined above. PL -29. Precise Grading Plans shall be consistent with the approved rough grading plans including all structural setback measurements. PL -30. All WQMP treatment devices, including design details, shall be shown on the construction landscape plans. If revisions are made to the WQMP design that result in any changes to the conceptual landscape plans after entitlement, the revisions will be shown on the construction landscape plans, subject to the approval of the Planning Director. PL -31. Roof - mounted mechanical equipment shall not be permitted within the subdivision; however, solar equipment or any other energy saving devices shall be permitted with Planning Director approval. Prior to Release of Power, Building Occupancy or Any Use Allowed by This Permit PL -32. An applicant shall submit a letter of substantial conformance, subject to field verification by the Planning Director or his/her designee. Said letter of substantial conformance shall be prepared by the project designer and shall indicate that all plant materials and irrigation system components have been installed in accordance with the approved final landscape and irrigation plans. If a certificate of use and occupancy is not required for the project, such letter of substantial conformance shall be submitted prior to scheduling for the final inspection. PL -33. 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 Planning Director. The plants shall be healthy and free of weeds, disease, or pests. The irrigation system shall be properly constructed and in good working order. PL -34. Front yard and slope landscaping within individual lots shall be completed for inspection. PL -35. Private common area landscaping shall be completed for inspection prior to issuance of occupancy permits for Lots 95 -106. PL -36. HOA landscaping shall be completed for inspection for those lots adjacent to HOA landscaped area. PL -37. Performance securities, in amounts to be determined by the Planning Director, 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 Planning Director, the bond shall be released upon request by the applicant. PL -38. All of the foregoing conditions shall be complied with prior to occupancy or any use allowed by this permit. NOTICE OF PUBLIC HEARING t i01 1: lF. i ,,: Notice of Public Hearin .„...,,,,. ' 4 " ' '.1:4 . �, ""''',,,,.....e* ; ,. A PUBLIC HEARING has been scheduled before the City of Temecula PLANNING DIRECTOR to consider the matter described below: Case No: PA09 - 0347 Applicant: Alex Seizew, on behalf of Richmond American Homes Proposal: A Residential Tract Product Review for the remaining 57 lots (of 106 buildable lots) at Stratford in Redhawk (Planning Area 9, TR 23065 -3) to be constructed by Richmond American, generally located at the southwest corner of Peachtree Street and Primrose Environmental: In accordance with the California Environmental Quality Act (CEQA), the proposed project has been determined to be consistent with the previously approved Redhawk Specific Plan EIR and is exempt from further environmental review (CEQA Section 15162 Subsequent EIR's and Negative Declarations). Case Planner: Matt Peters and Cheryl Kitzerow, (951) 694 -6409 Place of Hearing: City of Temecula, Main Conference Room Date of Hearing: February 25, 2010 Time of Hearing: 1:30 p.m. � ' Y T • ,i1\ -\\N / PA09-0347 / i zzz %� i �h i� `i m p..Sa ----. \ --- i1 /D 00 7 2.000 I I Feet I Any person may submit written comments to the Planning Director before the hearing or may appear and be heard in support of or opposition to the approval of the project at the time of the hearing. Any petition for judicial review of a decision of the Planning Director is controlled by the statute of limitations provisions set forth in Sections 1094.5 and 1094.6 of the California Code of Civil Procedure. In any such action or proceeding seeking judicial review of, which attacks or seeks to set aside, or void any decision of the Planning Director, shall be limited to those issues raised at the hearing as provided in Chapter 2.36 of the Temecula Municipal Code. Copies of the procedures for the conduct of City Council, Planning Commission, and Planning Director public hearings are available from the City Clerk. If you wish to challenge the above [project] in court, the challenge will be limited to only those issues you or someone else raised at the public hearing or in written correspondence delivered to the City Clerk at, or prior to, the public hearing described in this notice, and must be commenced within the time limit specified in Section 1094.5 and Section 1094.6 of the California Code of Civil Procedure. The proposed project application may be viewed at the City of Temecula Planning Department, 43200 Business Park Drive, Monday through Friday from 8:00 a.m. to 5:00 p.m. Questions concerning the project may be addressed to the case planner at (951) 694 -6409. 1