HomeMy WebLinkAbout12-021 PC Resolution PC RESOLUTION NO. 12-21
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF TEMECULA RECOMMENDING THAT THE
CITY COUNCIL APPROVE AN OIRDINANCE ENTITLED
"AN ORDINANCE OF THE CITY COUNCIL OF THE CITY
OF TEMECULA APPROVING PLANNING APPLICATION
NO. PAl2-0034, AN AMENDMENT TO THE GENERAL
PLAN TO CHANGE THE LAND USE PLAN MAP FROM
MEDIUM DENSITY RESIDENTIAL (M) TO HIGH DENSITY
RESIDENTIAL (H) AND A ZONING TEXT AM�ENDMENT
TO REVISE THE TEXT FOR PLANNED DEVELOPMENT
OVERLAY-11 (PDO-11) FOR 7.24 ACRES LOCATED AT
THE NORTHEAST CORNER OF RANCHO VISTA ROAD
AND MIRA LOMA DRIVE" (APN 944-060-006)
Section 1. Procedural Findings. The Planning Commission of the City of
Temecula does hereby find, determine and declare that:
A. On February 22, 2012�, John Snell, representing Inland Communities Corp,
filed Planning Application Nos. PAl2-0033, Development Plan, and PAl2-0034, a
General Plan Amendment and Zone Change to amend Planned Development Overlay-
11 (PDO-11) in a manner in accord with the City of Temecula General Plan and
Development Code.
B. On October 17, 2012, the Planning Commission recommended approval
of Planning Application Nos. PAl2-0033, Development Plan, and PAl2-0034, a General
Plan Amendment and Zone Change to amend Planned Development Overlay-11 (PDO-
11).
C. The Application was processed including, but not limited to a public notice, �
in the time and manner prescribed by State and local law.
D. The Planning Commission, at a regular meeting, considered the
Application and environmental review on October 17, 2012, 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.
E. At the conclusion of the Commission hearing and after due consideration
of the testimony, the Planning Commission recommended that the City Council approve
Planning Application Nos. PAl2-0033, Development Plan, and PAl2-0034, a General
Plan Amendment and Zone Change to amend Planned Development Overlay-11 (PDO-
11) with a Mitigated Negative Declaration and Mitigation Monitoring Program subject to
and based upon the findings set forth thereunder.
F. All legal preconditions to the adoption of this Resolution have occurred.
Section 2. Further Findings. The Planning Commission, in recommending
approval of the Application hereby finds, determines and declares that: General Plan
Amendment and Zone Change Planning Application No. PAl2-0034 is in conformance
with the General Plan for Temecula and with all applicable requirements of State law
and other Ordinances of the City:
General Plan
A. The proposed amendment is consistent with the direction, goals and
policies of the adopted General Plan;
This application. is accompanied by a Development Plan for an apartment
complex and a Zone Change to amend the existing PDO-11. The General Plan
Amendment and PDO-11 Amendment establish the density and design
framework for the proposed apartment complex development. The proposed
design provides for a higher density, lower cost mu/ti-family residential alternative
that assists in providing for a variety of densities to accommodate existing and
future housing needs in the City while enhancing the neighborhood through
quality project design and appropriate sca/e, massing; amenities, roofline
variation, and high qualify and varied materials to integrate the project in to the
neighborhood, thereby promoting the goa/s of the Genera/ Plan to provide for a
diversity of housing opportunities that satisfy the physical, socia/, and economic
needs of existing and future residents of Temecula (Housing Goal 1; Housing
Policy 1.1 and 1.2), to provide a land use pattern that protects and enhances
residentia/ neighborhoods (Land Use Goal 5; Policy 5.1), and to preserve and
enhance the positive qualities of individual neighborhoods (Community Design
Goal 3; Policy 3.1 and 3.2) . The project design is consistent with the General
Plan and all applicable requirements of State law and other Ordinances of the
City.
B. The proposed amendment will not have an impact on the character of the
surrounding area;
The proposed General Plan Amendment will not have an impact on the character
of the surrounding area because it has been designed to better integrate with the
surrounding area, which includes High Density Residential (H) development to
the north and to the west, than the previously approved design. The proposed
design achieves better integration with the surrounding area through the
elimination of the extensive use of retaining walls required for the single-family
project and the provision of more open areas between buildings, resu/ting in a
deve/opment that is more aesthetically compatib/e with its surroundings and thaf
better integrates info the surrounding community, and through quality project
design and appropriate scale, massing, amenities, roofline variation, and high
qualify and varied materials to integrate the project in fo the neighborhood.
Zone Chanqe
A. The proposed Zone Change is consistent with the land use designation in
which the use is located, as shown on the Land Use Map, General Plan and
Development Code;
The proposed Planned Development Overlay Amendment is consistent with the
proposed land use designation for the property. The proposed General Plan
Amendment and PDO-11 Amendment establish the density and design
framework for the proposed apartment complex development. As proposed and
conditioned, the project design will be consistent with the General Plan and all
applicable requirements of State law and other Ordinances of the City.
Section 3. Environmental Findings. The Planning Commission hereby makes
the following environmental findings and determinations in connection with the approval
of the General Plan Amendment and Zone Change, PAl2-0034:
A. Pursuant to California Environmental Quality Act ("CEQA), City staff
prepared an Initial Study of the potential environmental effects of the approval of the
General Plan Amendment, Zone Change and Development Plan applications ("the
Project"), as described in the Initial Study. Based upon the findings contained in that
study, City staff determined that there was no substantial evidence that the Project
could have a significant effect on the environment and a Mitigated Negative Declaration
was prepared.
B. Thereafter, City staff provided public notice of the public comment period
and of the intent to adopt the Mitigated Negative Declaration as required by law. The
public comment period commenced on September 14, 2012, and expired on October
14, 2012. Copies of the documents have been available for public review and
inspection at the offices of the Department of Planning, located at City Hall, 41000 Main
Street, Temecula, California 92590.
C. Four written comments were received prior to the public hearing and a
response to all the comments made therein was prepared, submitted to the Planning
Commission and incorporated into the administrative record of the proceedings.
D. The Planning Commission has reviewed the Mitigated Negative
Declaration and all comments received regarding the Mitigated Negative Declaration
prior to and at the October 17, 2012 public hearing, and based on the whole record
before it finds that: (1) the Mitigated Negative Declaration was prepared in compliance
with CEQA; (2) there is no substantial evidence that the Project will have a significant
effect on the environment; and (3) the Mitigated Negative Declaration ceflects the -
independent judgment and analysis of the Planning Commission.
E. Based on the findings set forth in the Resolution, the Planning
Commission hereby recommends adoption of the Mitigated Negative Declaration
prepared for this project.
Section 4. Recommendation. The Planning Commission of the City of
Temecula hereby recommends that the City Council amend the existing General Plan
on file with the City of Temecula City Clerk's office and approve the proposed
amendment to Planned Development Overlay-11 (PDO-11) and adopts Sections
17.22.220 through 17.22.234 including the PDO-11 Text and Development Standards in
the form attached to this resolution as Exhibit A.
Section 5. PASSED, APPROVED AND ADOPTED by the City of Temecula
Planning Commission this 17 day of October, 2012.
_ :,.� ��,� �
.��-.�
� � Ron Guerriero, Chairman
ATTEST: -� � ,
. , ,.
.`
,,
Patrick Richardson, Secretary
[SEAL]
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE )ss
CITY OF TEMECULA )
I, Patrick Richardson, Secretary of the Temecula Planning Commission, do
hereby certify that the forgoing PC Resolution No. 12-21 was duly and regularly
adopted by the Planning Commission of the City of Temecula at a regular meeting
thereof held on the 17�' day of October, 2012, by the following vote:
AYES: 4 PLANNING COMMISSIONERS: Carey, Harter, Kight, Telesio
NOES: 0 PLANNING COMMISSIONERS None
ABSENT: 1 PLANNING COMMISSIONERS Guerriero
ABSTAIN: 0 FLANNING COMMISSIONERS None
, ��^
Patrick Richardson, Secretary
EXHIBIT A
CITY COUNCIL ORDINANCE
�
ORDINANCE NO. 12-
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY
OF TEMECULA APPROVING PLANNING APPLICATION
NO. PAl2-0034, AN AMENDMENT TO THE GENERAL
PLAN TO CHANGE THE LAND USE PLAN MAP FROM
MEDIUM DENSITY RESIDENTIAL (M) TO HIGH DENSITY
RESIDENTIAL (H) AND A ZONING TEXT AMENDMENT
TO REVISE THE TEXT FOR PLANNED DEVELOPMENT
OVERLAY-11 (PDO-11) FOR 7.24 ACRES LOCATED AT
THE NORTHEAST CORNER OF RANCHO VISTA ROAD
AND MIRA LOMA DRIVE (APN 944-060-006)
THE CITY COUNCIL OF THE CITY OF TEMECULA DOES ORDAIN AS
FOLLOWS:
Section 1. Procedural Findings. The City Council of the City of Temecula
does hereby find, determine and declare that:
A. On February 22, 2012, John Snell, representing Inland Communities Corp,
filed Planning Application Nos. PAl2-0033, Development Plan, and PAl2-0034,
General Plan Amendment and Zone Change to amend Planned Development Overlay-
11 (PDO-11) in a manner in accord with the City of Temecula General Plan and
Development Code.
B. On October 17, 2012, the Planning Commission recommended approval
of Planning Application Nos. PAl2-0033, Development Plan, and PAl2-0034, General
Plan Amendment and Zone Change to amend Planned Development Overlay-11 (PDO-
11).
C. The Project was processed inctuding, but not limited to a public notice, in
the time and manner prescribed by State and local law, including the California
Environmental Quality Act.
D. A Mitigated Negative Declaration was prepared for the Project in
accordance with the California Environmental Quality Act and the California
Environmental Quality Act Guidelines ("CEQA") and circulated for public review from
September 14, 2012, through October 14, 2012, for a 30-day public review. Copies of
the documents have been available for public review and inspection at the offices of the
Department of Planning, located at City Hall, 41000 Main Street, Temecula, California
92590.
E. On October 17, 2012, at a duly noticed public hearing as prescribed by
law, the Planning Commission considered the Project and any comments received prior
to or at the public hearing on October 17, 2012, at which time the City staff presented its
report, and interested persons had an opportunity to and did testify either in support or
in opposition to the Project and the Mitigated Negative Declaration.
F. Following consideration of the entire record before it at the public hearing
and due consideration of the proposed Project the Planning Commission recommended
that the City Council adopt the Mitigated Negative Declaration prepared for the Project.
G. At the conclusion of the Planning Commission hearing and after due
consideration of the entire record before the Planning Commission hearing, and after
due consideration of the testimony regarding the proposed Project, the Planning
Commission recommended that the City Council approve the Project including Planning
Application Nos. PAl2-0033, Development Plan, and PAl2-0034, a General Plan
Amendment and Zone Change to amend Planned Development Overlay-11 (PDO-11)
in a manner in accord with the City of Temecula General Plan and Development Code. �
H. On , the City Council of the City of Temecula considered the
Project and the Mitigated Negative Declaration at a duly noticed public hearing at which
time all interested persons had an opportunity to and did testify either in support or in
opposition to this matter. The Gouncil considered all the testimony and any comments
received regarding the Project and the Mitigated Negative Declaration prior to and at the
public hearing.
I. Following the public hearing, the Council adopted Resolution No. 12-
adopting the Mitigated Negative Declaration and Mitigation Monitoring Program.
J. All legal preconditions to the adoption of this Resolution have occurred.
Section 2. Legislative Findings. The City Gouncil in approving the Project
hereby finds, determines and declares that:
General Plan
A. The proposed amendment is consistent with the direction, goals and
policies of the adopted General Plan;
This application is accompanied by a Development Plan for an apartment
complex and a Zone Change to amend the existing PDO-11. The General Plan
Amendment and PDO-11 Amendment establish the density and design
framework for the proposed apartment complex development. The proposed
design provides for a higher density, lower cost multi-family residential alternative
that assists in providing for a variety of densities to accommodate existing and
future housing needs in the City while enhancing the . neighborhood through
quality project design and appropriate scale, massing, amenities, roofline
variation, and high quality and varied maferials to integrate the project in to the
neighborhood, thereby promoting the goals of the General Plan to provide for a
diversity of housing opportunities that satisfy the physical, social, and economic
needs of exisfing and future residents of Temecula (Housing Goal 1; Housing
Policy 1.1 and 9.2), to provide a/and use pattern that protects and enhances
residential neighborhoods (Land Use Goal 5; Policy 5.1), and to preserve and
enhance the positive qualities of individual neighborhoods (Community Design
Goal 3; Policy 3.1 and 3.2). The project design is consistenf with the General
Plan and all applicable requirements of State law and other Ordinances of the
City.
B. The proposed amendment will not have an impact on the character of the
surrounding area;
The proposed Genera/ P/an Amendment will not have an impact on the character
of the surrounding area because it has been designed to better integrate with fhe
surrounding area, which includes High Density Residential (H) development to
the north and to the west, than the previously approved design. The proposed
design achieves better integration with the surrounding area through the
elimination of the extensive use of retaining walls required for the single-family
project and the provision of more open areas between buildings; resulting in a
development that is more aesthetically compatible with its surroundings and that
better integrates into the surrounding community, and through quality project
design and appropriate scale, massing, amenities, roofline variation, and high
quality and varied materials to integrate the project in to the neighborhood.
Zone Chanqe
C. The proposed Zone Change is consistent with the land use designation in which
the use is located, as shown on the Land Use Map, General Plan and Development Code.
The proposed Planned Deve/opment Overlay Amendment is consistent with the
proposed land use designation for the property. The proposed General Plan
Amendment and PDO-11 Amendment establish the density and design
framework for the proposed apartment complex development. As proposed and
. conditioned, the project design will be consistent with the General Plan and all
applicable requirements of State law and other Ordinances of fhe City.
Section 3. The City Council hereby amends the existing General Plan on file
with the City of Temecula City Clerk's office and approves the proposed amendment to ,
Planned Development Overlay-11 (PDO-11) and adopts Sections 17.22.220 through
17.22.234 including the PDO-11 Text and Development Standards in the form attached
to this Ordinance as Exhibit A.
Section 4. Severability. If any portion, provision, section, paragraph,
sentence, or word of this Ordinance is rendered or declared to be invalid by any final
court action in a court of competent jurisdiction, or by reason of any preemptive
legislation, the remaining portions, provisions, sections, paragraphs, sentences, and
words of this Ordinance shall remain in full force and effect and shall be interpreted by
the court so as to give effect to such remaining portions of the Ordinance.
Section 5. Effective Date. This Ordinance shall take effect thirty (30) days
after its adoption.
Section 6. Notice of Adoption. The City Clerk shall certify to the adoption of
this Ordinance and cause it to be published in the manner reguired by law.
PASSED, APPROVED, AND ADOPTED by the City Council of the City of
Temecula this day of , 2012.
Chuck Washington, Mayor
ATTEST:
Susan W. Jones, MMC
City Clerk
[SEAL] ,
STATE OF CAUFORNIA )
COUNTY OF RIVERSIDE ) ss
CITY OF TEMECULA )
I, Susan W. Jones, MMC, City Clerk of the City of Temecula, do hereby certify that
the foregoing Ordinance No: 12- was duly introduced and placed upon its first reading
at a meeting of the City Council of the City of Temecula on the day of , ,
and that thereafter, said Ordinance was duly adopted by the City Council of the City of
Temecula at a meeting thereof held on the day of , , the following vote:
AYES: COUNCIL MEMBERS:
NOES: COUNCIL MEMBERS:
ABSENT: COUNCIL MEMBERS:
ABSTAIN: COUNCIL MEMBERS:
Susan W. Jones, MMC
City Clerk
EXHIBIT B
PLANNED DEVELOPMENT OVERLAY
City of Temecula
PLANNED DEVELOPMENT OVERLAY
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IIVLAN[7 COMMUNTES CORP
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DEVELOPER: "
INLAND COMMUNITIES CORPORATION
ARCHITECT:
HANNOUCHE ARCHITECTS
LANDSCAPE ARCHITECT:
DAVID NEAULT & ASSOCIATES
CIVIL ENGINEER:
VSL ENGINEERING
PR11-0023
MIRA LOMA PLANNED DEVELOPMENT OVERLAY
TABLE OF CONTENTS
17.22.220 TITLE........_ .................................................................:.................._.........:...3
17.22.222 PURPOSE .............................................:..........:...:..:.....................:.............3
17.22.224 RELATIONSHIP WITH THE DEVELOPMENT CODE AND CITYWIDE
DESIGNSTANDARDS ..:.............................,......................................:.......3
17.22,226 USE REGULATIONS ...............:......:.....:.................:.....................3
17,22.228 SUPPLEMENTAL DESIGN AND SETBACK STANDARDS ........:...:.....4
17.22.230 PROJECT SETTING ...:.................:....._,...:.....:..:................ 4
A . Setting and Location .....:.........................................:.......... ...:.4
B. Existing Site Conditions.....:...... .
.. .... .. . .......... ........
... ............. .... ...
C Surrounding Land Uses and Development ..: ... ...:.:... ... ... ... ...:.......5
17.22.232 ARCHITECTURAL DESIGN GUIDELINES .......:.:.....:..:...:......................6
A. Design Style .... . ........... .................. ... .... .
.,.. .... .,.. .... ............. ......
._..
B. Articulation of Design Facades ............:............... ....:.................6
C. Streetscape ..... ........... .......... _ . . . _ . . .. . . .. . .. . .. ... .. .9
.... .......... .... ... ......
.......
D. Massing and Scale .......:..........:...............................
E. Roof Planes ....:....:...:..........
...... .. . ..... .._... ........9
.... .... ... ...... ... .........
f. Walls and Fences .............................................:........: ........
...9
GLighting ...........:...........,...:.........:........:........_.................,............11
H. Parking.:..., ....:....................:...:..............................._....:......._:...:.:..12
I. Trash Enclosures ..........:... ... ... ... ... ... ... .:. ... ... ... ... ... ... .., ... ... .... :..1
2
17.22:234 LAND$CAPE DESIGN STANDARDS ... ... ... ... ... ... ... :.. ... ... ... ... .._ .....13
- A. Landscape Elements .........:..........................:........:........ .......:13
B. Entry Monument ... ... ... ... ... . .. ... .:. ... ... ... ... ... ... ... ... .:. :. . .. . .. . ... ...... .15
C. Private Recreation Facility ......:...........:............:.:..:..............:.:..16
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MIRA LOMA PLANNED DEVELOPMENT OVERLAY
17.22.220 TITLE
Section 17.22.220 through 17.22.234 shall 6e known as "PDO - 11" (Mira Loma
Flanned Development Overlay District)
17.22.222 PURPOSE
The Mira Loma Planned Development Overlay Disfrict (PDO-11) is intended to
meet the high density Multi-Family Residential criteria contained in the Land Use
Element of _the General Plan. Typical housing types may include townhouses,
stacked dwellings and apartments with a density range of 13 — 20 du per acre.
17.22.224 RELATIONSHIP WITH THE DEVELOPMENT CODE AND CITYWIDE
DESIGN STANDARDS
A) The permitted uses for the Mira Loma Planned Development Overlay �
District are described in Section 17.22.226.
B) Except as modified by the provisions of Section 47.22.228 the following
rules and regulations shall apply to all planning applications in this area.
1. The Citywide Design Guidelines that are in effect at the time of
application is deemed complete.
2. The approval requirements contained in the Development Code
that are in effect at the time the application is deemed complete.
3. Any other relevant rule, regulation or sfandard that is in effect at
the time an application is deemed complete.
17.22.226 USE REGULATIONS
The Mira Loma Planned Development Overlay district (PDO-11) located along
Mira Loma Drive and Rancho Vista Road is intended to provide for the Multi-
Family Apa�tment Development of 120 Units on 7.24 gross aeres with a density of
16.6 du/ac. The proPosed project is comprised entirely of private residential land
uses designed to enhance housing opportunities, consider natural features,
incorporate private and common space, private recreation and develop a common
community theme: The project will provide housing opportunities consistent with
the City's General Plan Policies in response to the local market demands and will
provide for a visually pleasing environment through adoption of supplemental
performance standards that have been provided to ensure compatibility with the
adjacent neighborhoods.
9/18/2012 Page 3
MIRA LOMA PLANNED DEVELOPMENT OVERLAY
17.22.228 SUPPLEMENTAL DESIGN AND SETBACK $TANDARDS .
The Multi Family component shall compiy with the development standards set
fourth in Table 17.22.228.
Table 17.22.228
Mira Loma Planned Develo ment Overla District
Residential Develo ment Standards PDO-11
AREA
Site Acrea e 7.24 ross / 6.27 net
Maximum number of dwellin units er acre 20
Units per acre far et 16.6 du/acre net
BUILDING SETBACKS
Minimum.buildin se aration 16 ft. at first floor.
18 ft. at second and third floors
Minimum front setback 20 ft.
Minimum Rear setback 20 ft.
Minimum Side setback 45 ft.
OTHER REQUIREMENTS
Maximum hei ht 45 ft.
Minimum O en s ace Re uired 25%
Private o en s ace er unit 50 s.ft. Minimum
17.22:230 PROJECT SETTING
A. Setting and Location
The Mira Loma Project is comprised of 7.24 gross acces located on Mira Loma
Drive on the north side of Rancho Vista Road. A conservation channel runs
adjacent to the eastern boundary of the project site. Mira Loma Drive is a loop
road, which borders the project from the northern boundary and continues on the
west.
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MIRA LOMA PLANNED DEVELOPMENT OVERLAY
B. Existing Site Conditions
The property consists of vacant land with and an existing small asphalt parking lot.
The elevation of the property is lower than the surrounding Rancho Vista Road and
Mira Loma Drive.
C. Surrounding Land Uses and Development
A conservation channel runs along the eastern edge of the project. Vail
Elementary School is located along the southeast portion of the channel. The
northeast edge is bordered by single-family housing (Low-Medium Density).
Located on the north and west of the project site are apartment dwellings (High
Density).
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9/18/2012 Page 5
MIRA LOMA PLANNED DEVE�OPMENT OVERLAY
17.22.232 ARCHITECTURAL GUIDE LINES
A. Design Style
The desigo of the project site shal( comply with the City's Municipal Code
Requirements (Residential performance standards - Section 17.06.070 (A, C& D)
and Citywide Design Guidelines), The purpose of residential architectural
guidelines is to provide guidance for the development of the Mica Loma Project
Site.
1. Site plan elements that shall be considered to produce a great
neighborhood include.
a. Street Trees
b. Pedestrian Connectivity
c. Buitding Placement
d. Recreation Amenities
e. Open space preservation
2. Architectural elements / concepts that shall be considered to create a
quality neighborhood include.
a, Articulation of building forms in a horizontal and vertical plane
b. Using Design elements to balance the overall building scale
c. Varied roof forms and elements
d. The use of various color palettes and building materials
e. Building materials/design to reflect architectural styles
B. Articulation of Design Facades
1. The building design shall incorporate 360-degree architecture: The use of
elements such as overhangs, trellises, and secondary building materials wi(I
be used to lend character to the building.
2. Architectural elements that add interest and eharacter, such as arches,
alcoves, bafconies, and recessed windows shall be provided.
3. High quality material shall be used to create a look of permanence within
the project. Variations in color and material will be used in order to create
interest and reduce a monotonous appearance.
9/18/2012 Page 6
MIRA LOMA PLANNED DEVELOPMENT OVERLAY
B. Articulation of Deslgn Facades (cont.)
4. Color palettes will be selected per design style. Colors chosen for trim,
windows, doors and architectural elements shall complement the exterior
finish material.
5. Fixtures and finishes will be selected for their contribution to the overall
theme of the development.
6. The selected architectural styles for this project have been determined to
be: Spanish Colonial and Tuscan
SPANISH COLONIAL
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STYLE ELEMENTS:
• Simple stucco plaster finish with arched design elements
• Balconies with metal railings
• Decorative iron details on exterior elevations
• Simulated wood header and corbel detailing
• Wood shutters
• Predominantly hip roofs with Concrete'S' Tile Roofs
• 18" Eaves
• Garage door patterns to compliment the style
9/18l2012 Page 7
MIRA LOMA PLANNED DEVELOPMENT OVERLAY
TUSCAN
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STYLE ELEMENTS:
• Simple stucco and manufactured stone exterior finish
• Balconies with metal railings
• Stucco covered window plant shelves '
• Wood shutters
• Predominately hip forms with gables at projecting elements.
• 18" Eaves
• 12" Rakes
• Garage door pattern to complement the style.
9/18/2012 Page 8
MIRA LOMA PLANNED DEVE�OPMENT OVERLAY
C. Streetscape and Street Design
The streetscape shall be designed in a manner to create a visually interesting
community. Landscaping, setbaeks, building orientation, recreation features with
Spanish Colonial and Tuscan type building designs shall be used to avoid a
monotonous appearance. Also see page 18 of tfiis P.D.O. for street cross �
sections.
1. The interior street has a minimum width of 24'-0" with a clear travel
width of 24'-0°. This stceet provides circulation for fhe residents,
emergency services and trash collection. Residents also have
access to their garages and entries from the street. The design shall
incorporate adequate radii and clearance for emergency vehicle
access.
D. Massing and Scale
The use of a variety of shapes and forms including architecturaf projections, such
as roof overhangs or stepped facades which provide contrast with vertica{ walls,
and chimneys shall be used to avoid box-like design, Exeessive mass and bulk of
the roof area shall be broken up into smaller areas that reduce the apparent scale
of the house and provide visual interest. Thisshall be accomplished by varying the
height portions of the roof; varying the orientation of the roof, and by using gables,
and hip roofs.
E. Roof Planes
Varying roof forms/changes 'in roof plane shall be used to minimize a flaf,
repetitious Plane. Multiple rooflines can be used to create a yisually appealing
silhouette and will be considered when the building elevations are visible from a
public street. '
F. Walls and Fences
Decorative walls, yard walls, and fencing should be designed to integrate with the
architectural style of the buildings as well as the landscape design. Materials and
finishes will complement the project's overall theme.
1. Perimeter fencing to be vinyl post and rail type.
2. Pool fencing to be 5'-0" high tubular steel type.
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MIRA LOMA PLANNED DEVELOPMENT OVERLAY
F. Walls and Fences (cont.)
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9/18/2012 Page 10
MIRA LOMA PLANNED DEVELOPMENT OVERLAY
G. Lighting
1. Lighting shall be consistent with the Mount Palomar Lighting
Ordinance. The lighting should not be so intense that it calls attention
to the project site. Timers and sensors shall be used to avoid
unnecessary lighting.
2. Lighting should be low-voltage / high efficiency when possible.
3. Flashing, moving, high intensity or exposed light source type
luminaries are not permitted.
4. Exterior lighting design shall address the issue of security. Parking
areas, walkways and building entrances should be well lit for security
and safety.
5. Exterior lighting should have a variation of fixtures and illumination
levels to define the organization of streets, walkways and community
facilities.
6. Neon and similar types of lighting are prohibited per Mount Palomar
7. Maximum 26 watt fluorescent lighting to be used.
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9/18/2012 Page 11
MIRA LOMA PLANNED DEVELOPMENT OVERLAY
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H. Parking
Parking requirements for the project site shall comply with the following:
1. Covered Parking: 1 Covered parking space for each 1 Bedroom (or
less) Units and 1 Covered parking space for each 2 Bedroom Units.
2. Uncovered Parking: 0.3 uncovered parking space for 1 Bedroom (or
less) Units and 0.6 uncovered parking space for 2 Bedroom Units.
3. Tandem Parking: Tandem parking is permissible.
4. Motorcycle Parking: 1 Uncovered parking space for every 25
required regular open parking spaces.
5. Guest Parking: 1 Guest parking space/8 Units.
I. Trash Enclosures
Trash enclosure areas should be carefully designed, located and integrated into
the site plan.
9/18/2012 Page 12
MIRA LOMA PLANNED DEVELOPMENT OVERLAY
I. Trash Enclosures (cont.)
1. Trash / recycling containers should be large enough, placed
frequently enough throughout the site and collected frequently
enough to handle the refuse generated.
2. Trash enclosures should be designed with similar finishes, materials
and detailed as the preliminary buildings within the project and shall
be screened with landscaping.
TRASH ENCLOSURE
17.22.234 LANDSCAPE DESIGN STANDARDS
A. Landscape Elements
Landscaping of the project shall conform to Sections 17.06.060 (Residential
Districts, Landscape Standards) and 17.32 (Water-e�cient Landscape Design) of
the City's Municipal Code. Landscape plans shall be required as part of the
Development Plan for the project and shall include the following:
1. The landscape design of the project consists of a combination of
water efficient, drought-tolerant plant material to reduce water
demand.
9N 8/2012 Page 13
MIRA LOMA PLANNED DEVELOPMENT OVERLAY
A. Landscape Elements (cont.)
2. Streetscape landscape for the major streets, Mira Loma Drive and
Rancho Vista Road shall, be planted with minimum 24" box
specimen size street trees spaced at 45'-0" o.c. spacing (maximum)
with combination of 15 and 5 gallon shrubs and ground cover.
Fifteen-gallon hedge shrubs wiil be spaced to adequately provide
fence type screening along the public right-of-way line. Flowering
ground cover will be provided to fill any voids in the streetscape
landscape.
3. Project entry at "A`' Street shall include project entry wall to match
architectural style of the project as well as 36" box specimen trees,
minimum size evergreen flowering variety and combination of fifteen
gallon; five gallon and one gallon shrubs in an interesting design
pattern to provide visual interest at the entry.
4. Common Area slope shall be provided with landscape and with
appropriate trees, shrubs and ground cover to provide erosion contcol
to meet the requirements of the City's Municipal Qode: All slope
banks greater than or equal to 3:1 shall, at a minimum, be irrigated
and landscaped with appropriate plant material for erosion confrol
and to soften their appearance as follows:
i. One fifteen gallon or larger tree per each six hundred square
feet of slope area.
ii. Five gallon or larger shrubs for each one hundred squace feet
of slope area.
iii. Appropriate ground cover, minimum spacing of 12" o.c. from
flat size container.
iv. $lope banks in excess of eight feet in vertical height with
slopes greafer or equal to 2:1 shall also provide one five
gallon or larger tree per each one thousand square feet of
slope area .in addition to the other requirements of this section.
v. Slopes adjacent to open space to be planted with non-invasive
species.
vi. Drip irrigation shall be provided in all areas where spray
Irrigation is not necessary. Overhead irrigation shall not be
permitted within 24 inches of non-permeable surfaces:
9/18/2012 Page 14
MIRA LOMA PLANNED DEVELOPMENT OVERLAY
A. Landscapa Elements (cont.)
vii. Turt areas shall be used for functional needs only and are nat
to be less than $ feet wide. Subsurface drip irrigation is
required where turf is within 24 Inches of any nQn-permeable
surfaces. High efficiency overhead spray is allowed behind
the 24 inch wide area.
B. Entry Monument
The project entry and site amenities will compiement one another and refle�k the
overall architectural theme of tfie project. The use of pilast�rs, special paving
treatments and landscaping wfll be used to create aM easily identifiabie ehtryway.
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9/18/2012 Page 15
MIRA LOMA PLANNED DEVELOPMENT OVERLAY
C. Private Recreation Facility
The Recreation Center shall be an active facility to provide a family oriented center
including the development of a child tot lot with special play equipment structure.
The center shall include a recreational pool with generous pool activity area for
social functions. A minimum 20 percent of the recreation area shall be landscaped
with a combination of trees, shrubs and ground cover.
CLUB HOUSE
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STYLE ELEMENTS:
• Simple stucco and manufactured stone exterior finish
• Wood shutters
• Predominately gable roofs with hip forms at projecting elements.
• 18" Eaves
9/18/2012 Page 16
MIRA LOMA PLANNED DEVELOPMENT OVERLAY
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