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HomeMy WebLinkAbout050195 PC Workshop AgendaAGENDA TEMECULA PLANNING COMMISSION WOIHC~!OP May 1, 1995, 6:00 PM Rancho California Wata- District's Board Room 42135 Winchester Road Temecuh, CA 92390 CALL TO ORDER: Chin Ford ROLL CAT J J-' Blair, Fahey, Slaven, Webster and Ford PUBLIC COMMENTS A total of 15 mimltes is provided so members of the public can address the commissioners on items that are not listed on the Agenda. Speakers are limited to three (3) minutes each. If you desire to speak to the Commissioners about an item not listed on the Agenda, a pink *Request to Speak* fore should be filled out and filed with the Commission Secretaxy. When you are called to speak, please come forward and stare your name and address. For all other ag~ada itms a "R~quest to Speak" form must b~ ~ed with the planning S~ry before Commigsion gm to that item. There is a three O) rainrite time limit for individual speakers. COMMISSION BUSINESS 1. Approval of Agenda 2. Director'sHearingUpdate .PUBLIC HEARING ITEMS Case No: Applicant: Location: Proposal: Environmental Action: pJann~; Recommendation: PA94-0073, PA94-0074, PA94-0075, and PA94-0076 GRC Development East of Buttedield 5rage Road, 1/2 mile north ofRancho C~lifomia Road A Workshop for the applicant to present the Roripangh 'Ranch project to the planning Commi-~Sion and receive direction from the planning Cammiqion on the annexation of Roripangh Ranch Specific Plan proposing annexation of 630 acres and a Specific Plan consisting of 790 acres. The Specific Plan includes 2370 residential units, 11 a~res of COmmerCial, 29 acres of schoOls, 19 acres of Neighborhood Parla, 68 acres of Commuuity Park, 183 acres of open space, and 40 acres of major roads. Enviromental Impact Report Saied Naaseb Provide Direction to Staff R:XWIMBBRVOXPI..ANCOMM~AOBIqDAS~-I-9~ 4/T//95 ~lw Any person may submit wrilXen comments to the plsnning Commission before the workshop or may appear and be heard in support of or opposition to the proposed project(s) at the time of workshop. The proposed project application(s) may be viewed at the public information counter, Temecula plannin_~ Dapanment, 43174 Business Park Drive, Monday through Friday from 9:00 AM until 4:00 PM. Questions concerning the project(s) may be addressed to the case planner at the City of Temecula Planning Department, (909) 694-6400. The time, placo and date of the hearing(s) are as follows: PLACE OF WOI~K-~HOP: DATE OF WORKSHOP: TIME OF WOR~C~HOP: Raneho Ca~fornia Water Distrie~ 42139 W'mchester Road Temecula, CA May 1, 1995 6:00 p.m. Next meeting: Regular Meeting will be on May 13, 1995, 6:00 p.m., Rancho California Water District's Board Room, 42135 Winchester Road, Temecula, California. PLANNING D1RECTOR'S REPORT PLANNING COMMISSION DISCUSSION OTm~ BUSINESS ADJOURNMENT- R:~WIM~BRVOXI~aJh~COMM~A~qDA~5'I'~J 4V~7/9~j ~ 2 ITEM #2 IVI~VIORANDUM TO: FROM: DATE: SUBJECT: Planning Commission Gax~J Thornhill, Director of Planning May 1, 1995 Director's Hearing Case Update The following cases were heard and approved at Planning Director's Hearings in February and March 1995 (no cases were heard in April 1995): PA94-0140 - Tentative Parcel Map No. 28112, Itemper Real Estate Development PA94-0127 - Revised Plot Plan, Advanced Cardiovascular Systems PA95-0007 - Tentative Parcel Map No. 28122, Van Daele Development Corp. Attachment: 1. Action Agendas for February and March 1995 - Blue Page 2 R:~DIRI-I~AR~[EMOL~-I-95.DH 4/T//9~ klb ATTA~ NO. 1 ACTION AGENDAS ACTION AGENDA TKNIECULA DIRECTOR'S FrRARING REGULAR MEETING MARCH 23, 1995 1:30 PM TEMECULA CITY RALL - MAIN CONFERENCE ROOM 43174 Business Park Drive Temecula, CA 92590 CALL TO ORDER: Debbie Ubnoske, Senior Planner PUBLIC COMMENTS A total of 15 minutes is provided so members of the public can address to the Senior Planner on items that are not listed on the Agenda. Speakers are limited to three (3) minutes each. If you desire to speak to the Senior Planner about an item not listed on the Agenda, a pink "Request to Speak" form should be fffied out and fried with the Senior Planner. When you are called to speak, please come forward and state your name and address. For all other agenda items a "Request to Speak" form must be filed with the Senior Planner before that item is heard. Them is a thr~ (3) minute time limit for individual speakers. Case No: Applicant: Location: Proposal: Environmental Action: Case Planner: Recommendation: ACTION: planning Application No. 95-0007 (Tentative Parcel Map No. 28122) Van Daele Development Corp. 31975 Cone 12 Puenta To subdivide an existing paxeel into three parcels Categorical Exemption Matthew Fagan, Assistant Planner Approval APPROVED ACTION AGENDA TEVIECUIA DIRECTOR'S I:ff, ARING REGULAR MI~.F. TING FF. RRUARY 23, 1995 1:30 PM TEMECULA CITY HALL - MAIN CONFERENCE ROOM 43174 Busins Park Drive Temecula, CA 92S90 CAT,T, TO ORDER: Debbie Ubnoske, Senior Planner PUBLIC COMMENTS A total of 15 minutes is provided so members of the public can address to the Senior planner on items that are not listed on the Agenda. Speakers are limited to three (3) minutes each. If you desire to speak to the Senior Planner about an item not listed on the Agenda, a pink **Request to Speak" form should be fried out and filed with the Senior Planner. When you are called to speak, please come forward and state your name and address. For all other agenda items a "Request to Speak" form must be fried with the Senior Planner before that item is heard. There is a three (3) minute time limit for individual speakers. Case No: Applicant: Location: Environmental Action: Case Planner: Recommendation: PlannlnE Application No. PA94-0127, Revised Plot Plan Ray Gianton, Advanced Cardiovascular Systems 26531 Ynez Road Expansion and Redesign of the Recycling and Material Storage Area Exempt Craig Ruiz Approve ACTION: AlPROVED ADJOURNMENT ACTION AGENDA 'rEivIECUIA DIKECTOR'S gI~.ARING REGULAR MI~.F. TING FEBRUARY 2, 1995 1:30 PM TE1VIECULA CITY HALL - MAIN CONFERENCE ROOM 43174 Business Park Drive Temecula, CA 92590 CALL TO ORDER: Debbie Ubnoske, Senior Planner PUBLIC COMMENTS A total of 15 minutes is provided so members of the public can address to the Senior Planner on items that are not listed on ~e Agenda. Speakers are limited to three (3) minutes each. ff you desire to speak to the Senior Planner about an item I191 listed on the Agenda, a pink '"Request to Speak" form should be fdied out and filed with the Senior planner. When you are called to speak, please come forward and state your name and address. For all other agenda items a "Request to Speak" form must be filed with the Senior Planner before that item is heard. Them is a three (3) minute time limit for individual speakers. Case No: Applicant: Location: Proposal: Environmental Action: Case planner:. Recom m endation: ACTION: planning Application No. PA94-0140, Tentative Parcel Map No. 28112 -.r Darice Roesner, Kemper Real Estate Development 40925-40945 County Center Drive A two paxeel subdivision with waiver of the final map. Categorical Exemption Matthew Fagan, Assistant Planner Approvai APPROVED ADJOURNMENT ITEM #3 STAFF REPORT - PLANNING CITY OF TEMECULA PLANNING COMMISSION WORKSHOP May 1, 1995 Planning Application Nos.: PA94-0073, PA94-0074, PA94-0075, PA94-0076 Roripaugh Specific Plan Prepared By: Saied Naaseh RECOMMENDATION: Provide direction to the applicant and staff. APPLICATION INFORMATION APPLICANT: GRC Development REPRESENTATIVE: Keith Companies PROPOSAL: A Specific Plan consisting of 790 acres and an annexation area of 630 acres. The Specific Plan includes 2365 residential units, 11 acres of commercial, 29 acres of schools, 19 acres of Neighborhood Parks, 68 acres of Community Park, 183 acres of open space, and 40 acres of major roads. LOCATION: East of Butterfield Stage Road, 1/2 mile north of Rancho California Road SWAP: Specific Plan/Rural Transitional Area with 2 dwelling units per acre, 3 dwelling units per acre, and I acre and 5 acre minimum lot sizes GENERAL PLAN DESIGNATION: Low Density, Hillside Residential, and Open Space BACKGROUND Planning Application Nos. PA94-0073, PA94-0074, PA94-0075, and PA94-0076 were formally submitted to the Planning Department on August 11, 1994. Staff requested a clarification from City Council on the General Plan density allowed for the site. The Specific Plan proposes a density of three (3) dwelling units per gross acres. Staff's feeling was that the density approved in the General Plan was three (3) dwelling units per net acres. On November 15, 1994 with a 3-2 vote, the City Council determined that the density was three (3) dwelling units per gross acres which would allow for a maximum of 2370 dwelling units for the project site. However, the General Plan requires the applicant to show that this density is feasible given the physical and environmental constraints of the site. P~T~OIII'AUO.~C 4/26~5 ~ 1 After the density issue was resolved by the City Council, staff requested that the applicant provide an environmental constraints map. Along with the preparation of this map, the applicant revised the Land Use Plan to increase the open space area in the northeast of the property. This environmental constraints map overlays topography, coastal sage scrub, occupied Gnatcatcher habitat, occupied K-rat habitat, flood plain, blue line streams, faults, and view opportunities. However, staff is not able to verify the accuracy of this map since the technical studies such as biology, geology, traffic, hydrology, etc have not been submitted. Therefore, the discussion for this Workshop is limited to general land use and circulation issues. Staff is continuing to review the Specific Plan document. PROJECT DESCRIPTION The applicant is proposing a Specific Plan consisting of 790 acres. This includes a proposed annexation of 630 acres. An additional of 160 acres is already located within the City Limits which is refer to as the "panhandle". The Specific Plan includes 2365 residential units, 11 acres of commercial, 29 acres of schools, 19 acres of Neighborhood Parks, 68 acres of Community Park, 183 acres of open space, and 40 acres of major roads. ANALYSIS The proposed project site is located to the south and west of the proposed Johnson Ranch Specific Plan. The site has many constraints, including some steep topography over most of the site, the Santa Gertrudis Creek and other tributaries traversing the site, and sensitive biological habitat occupying the site. The property is surrounded by estate lots (2.5 to 5 acre minimum lot sizes) with the exception of the areas adjacent to the proposed Johnson Ranch Specific Planand the Mountain View Specific Plan. The proposed gross density of the project is 3 dwelling units per acre compared with the proposed Johnson Ranch's 2.75 dwelling units per acre. The proposed circulation for the site is not in conformance with the General Plan and a General Plan Amendment will be necessary in order for the project to be approved as proposed. L~nd Use Located to the north of this site is a property known as Mountain View Specific Plan. Most of the southern portion of the Mountain View Specific Plan adjacent to the site will have to be preserved as open space for the preservation of Skunk Hollow, a sensitive habitat area containing the Fairy Shrimp, an endangered species. It might be necessary to designate the north side of the "panhandle" as open space to mitigate impacts to Skunk Hollow. Moreover, most of the area adjacent to the proposed Johnson Ranch Specific Plan is open space. In Staff's opinion, the open space along the eastern property line for this project should match that of Johnson Ranch and should be extended south to the edge of the estate lots. The proposed alignment of Murrieta Hot Springs on the north side of the site may traverse the Skunk Hollow watershed. This may impact the circulation and land use maps for this project by relocating the proposed alignment of Murrieta Hot Springs Road. The proposed open space for this project is a continuation of the proposed Johnson Ranch open space. This open space generally follows Santa Gertrudis Creek. In Stsff's opinion, the proposed estate lots along portions of the eastern and southern property lines do not provide adequate buffering with the adjacent estate lots. This buffering should be widened and should be changed to open space. Along the western property line, the proposed residential, commercial and public institutional (school) land uses do not seem to be compatible with the estate lots across Butterfield Stage Road. Given the nature of the topography and the buffering issues, staff has serious concerns regarding the proposed density. In addition, the proposed commercial land uses need to be justified by the applicant by providing a market analysis. Parks The Quimby requirement for this project is 30.7 acres. The project is proposing 19 acres of neighborhood parks and a 68 acre community perk/open space area along the Santa Gertrudis Creek. A portion of the community park is within the flood plain and the applicant is proposing a retention basin in this area. Two 10-15 acre areas can be used for active uses and additional areas may be used as passive. The access to this park is limited and is mainly provided by Nicolas Road. Pedestrian bridges will be required to increase the accessibility of this park. Two neighborhood parks proposed in the "panhandle" have a blueline stream running through them and one is 90 percent Costal Sage and is occupied by Gnatcatchers. Therefore, the feasibility of both sites as park sites is questionable. Circulation The project's Conceptual Circulation Master Plan shows a realigned Nicolas Road which terminates in a cul-de-sac and has eliminated both Vino Way and Leon Road. All planned roadways and roadway sections needs to be consistent with the City's General Plan including the alignment of Nicolas Road. Moreover, both Leon Road and Vino Way need to be shown on the project's Conceptual Circulation Master Plan per the General Plan. The applicant should coordinate the street improvements for Murrieta Hot Springs Road and Butterfield Stage Road with the proposed Johnson Ranch and Mountain View Ranch developments and any proposed Assessment District 161 improvements. The environmental impacts on Skunk Hollow need to be considered when determining the alignment of Murrieta Hot Springs Road. On-site circulation issues will be further analyzed when more specific information is available. The on-site and off-site project traffic impacts need to be further analyzed in the Traffic Study and Congestion Management Plan (CMP) Study. HvdrolOqy Santa Gertrudis Creek is the primary watercourse traversing the project. Four other USGS- designated blueline streams also exist on the site and need to be identified in the Conceptual Hydrology Plan. On-site retention facilities need to be utilized in the design of the Project and also be shown on a Conceptual Hydrology Plan. The existing and proposed on-site conditions as well as off-site flows and the use of on-site retention facilities need to be analyzed in the Project's Hydrology Study. The conceptual grading exhibit shows that the project will require approximately 8.7 million cubic yards of cut and 7.8 million cubic yards of fill. The proposed site grading reflects a substantial amount of export, approximately 900,000 cubic yards. Further consideration R:~S'fAI~RFI'~ROR~PAUG,!~C 4/26/95 ~,: 3 should be given to developing a balanced site. Sewer and Water Facilities Significant offsite backbone systems will be required to serve the project including paved access subject to Eastern Municipal Water District's approval. SUMMARY/CONCLUSIONS The General Plan allows a gross density of three dwelling units per gross acre for the site. However, it also requires the project to be sensitive to the natural land forms and the natural resources Of the area. In staff's opinion, the proposed density for the project is too high for the area. Buffering issues have not been adequately addressed. The commercial land uses have not yet been justified by the applicant, The environmental and physical constraints of the site require a reduction in the number of dwelling units and the density. Attachments: Exhibits - Blue Page 5 B. C. D E. F. G. Vicinity Map SWAP Map General Plan Land Use Map Roripaugh Ranch Specific Plan Land Use Map Areawide Habitat Conservation Concept Annexation Map Specific Plan Map, Surrounding Uses P,:~S'F~OPJI'AUO.~ ~ c~ 4 ATTACHMENT NO. 1 EXHIBITS 2:'dTAFFEJ'P~OZtI!~AUO.INU 4/26/~ ~ 5 CITY OF TEMECULA CASE NO. - RORIPAUGH SPECIFIC PLAN EXHIBIT- A PLANNING COMMISSION DATE - MAY 1, 1995 VICINITY MAP CITY OF TEMECULA CASE NO. - RORIPAUGH SPECIFIC PLAN EXHIBIT- B PLANNING COMMISSION DATE ~ MAY 1, 1995 SWAP MAP CITY OF TEMECULA CASE NO. - RORIPAUGH SPECIFIC PLAN EXHIBIT- C PLANNING COMMISSION DATE - MAY 1, 1995 GENERAL PLAN LAND USE MAP CITY OF TEMECULA LAND USE SUMMARY LAND USE ACREAGE CASE NO. - RORIPAUGH SPECIFIC PLAN EXHIBIT- D RORIPAUGH RANCH SPECIFIC PLAN LAND USE MAP PLANNING COMMISSION DATE - MAY 1, 1995 *-- CITY OF TEMECULA ~ '. i ' ,' "'7:'~"' .... :~----,,,,,,,,,." _-._-_ .:'~.~ .~ : ,I! ..,.' .... CASE NO. - RORIPAUGH SPECIFIC PLAN EXHIBIT- E AREAWIDE HABITAT CONSERVATION CONCEPT PLANNING COMMISSION DATE - MAY 1, 1995 CITY OF TEMECULA CASE NO. - RORIPAUGH SPECIFIC PLAN EXHIB,Fr- F PLANNING COMMISSION DATE - MAY 1, 1995 ANNEXATION MAP CITY OF TEMECULA CASE NO. - RORIPAUGH SPECIFIC PLAN EXHIBIT- G SPECIFIC PLAN MAP, SURROUNDING USES PLANNING COMMISSION DATE - MAY 1, 1995 DOCUMENTS SUBMITTED FOR THE RECORD s/,/9Qe}�',w` c P• 1 MAY 1995 (//i)1:/) SAIED NASSEH - PLANNER THE CITY OF TEMECULA PLANNING COMMISSION 43174 BUSINESS PARK DRIVE TEMECULA,CA 92590 RE: CASE NO. PA94-0073,PA94-0074, PA94-0075 AND PA 94-0076 RORIPAUGH RANCH PROJECT DEAR MR . NASSEH : TODAY I AM IN RECEIPT OF AN UNDATED MEMO FOR A PUBLIC WORKSHOP REGARDING THE ABOVE REFERENCED PROPERTY, WITH A HEARING CALLED FOR 1 MAY 1995 AT 6 :00 PM. PLEASE TAKE THIS LETTER AS MY APPROVAL TO ALLOW THE PROJECT AS SUBMITTED BY THE APPLICANT . IT WOULD BE APPRECIATED IF YOUR DEPARTMENT COULD ALLOW MORE TIME FOR STUDY OF ITEMS COMING BEFORE THE COMMISSSION THAN JUST A DAY OR TWO. SINCERELY, • LI . BRADY-MCCORMICK TEMECULA, CA 92589 STREET ADDRESS : TEMECULA TELEPHONE: IN FAVOR OF PROJECT A , • CitAk-) I Al OA A , 1/Kal_. 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