HomeMy WebLinkAbout020596 PC AgendaCALL TO ORDER:
ROLL CALL:
PUBLIC COMMENTS
TEMECULA PLANNING COMMISSION
February 5, 1996, 6:00 PM
Rancho Ca~fornia Water Distriet's
Board Room
4213S Winchester Road
Temecula, CA 92390
Chairman Ford
Fahey, Miller, Slaven, Webster and Ford
A total of 15 minutes is provided so members of the public can address the commissi~pers'6n items that
are not listed on the Agenda. Speakers are limited to three (3) minutes each. ff, y6/~ d~sire to spe~Ic~o
the Commissioner~:4a56Ut ~"'i~fii"~ listed on the Agenda, a pink 'Request t~ Speak" ~Orm.slio~ld be
fdled out and ~:with the Commi~'ton Secretary. . .." ' ... ......
When you are c, alled to speak, please come foeyard ana state your'name and address.
For all other agenda items a "Request tb"~peakr. foi'i~'must be ~ed with the Planning Secretary before
Commission g~f~ ~o that item..Therc:iS~n~,~ute time limit for individual speakers.
C'O,ff ?!I.~SIO.V B!.'.VI.~ ESS
I. .~ppro~al or Age.ida
2. I)ireetor's Ileariilg Lpdale
3. Altne~afion Pruet~
4. [.igiding, Lendsleeping and Stuff Ri,'Ixw| Conm~t
PUBLIC IIEARING ITF:s4S
NONI.~
PI,A%NING I)IRECIOR'S REI~')ItT
PLANNING COMMISSION DISCUSSION
OTHER BUSINESS
Next meeting: March 4, 1996 - Regular Planning Commission meeting
ADJOURNMENT
ITEM #2
MEMORANDUM
TO:
FROM:
DATE:
SUBJECT:
Planning Commission
Debbie Ubnoske, planning Manager
February 5, 1996
Director's Hearing Case Update
The following cases were approved at Planning Director' s Hearings in January 1996:
January 4, 1996
January 25, 1996
Attachment:
1.
PA95-0009 · Temecula Valley Congregation of Jehovah' s Witnesses, Inc.
PA95-0103 · Parcel Map 28265, Division of .82 Acres into 2 Lots
PA95-0136 · Revised Plot Plan, Tenton Corp./Nissan of Temecula
Action Agendas for January 1996 - Blue Page 2
R:~DIRHEARLMI~MO~-$-96.DH 118/96 klb I
ATTACHMENT NO. 1
ACTION AGENDAS
ACTION AGENDA
TEMECULA DIRECTOR'S F~ARING
REGULAR 1VIEETING
JANUARY 4, 1996 1:30 PM
TEMECULA CITY H~IJ, MAIN CONFERF~CE ROOM
43174 Business Park Drive
Temecula, CA 92390
CALL TO ORDER:
John Meyer, 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 filled out and fled with the
Senior Planner.
When you axe called to speak, please come forward and state your name and address.
For all other agencla 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.
PUBLIC n~F,~RING
ITEM NO. 1
Case No:
Applicant:
Location:
Proposal:
Case Planner:
Recommendation:
ACTION:
PA95-0009
Temecula Valley Congregation of Jehovah' s Witnesses, Inc.
Pauba Road, southwesterly of the intersection with Margarita Road
To build a 180 seat Kingdom Hall of Jehovah' s Witnesses
Stephen Brown
Approval
APPROVED
ITEM NO. 2
Case No:
Applicant:
Location:
Case Planner:
Recommendation:
ACTION:
PA95-0103
GFI Partnership
Jefferson Avenue, northwesterly of Winchester Road
Parcel Map 28265, Commercial Parcel Map, division of 0. 82 acres
into 2 lots
Stephen Brown
Approval
APPROVED
ADJOURNMEVr
ACTION AGENDA
TE1VIECULA DIRECTOR'S BARING
REGULAR MEETING
JANUARY 25, 1996 1:30 PM
TENIECULA CITY HALL MAIN CONFERENCE ROOM
43174 Business Park Drive
Temecula, CA 92390
CALL TO ORDER:
DebbielJbnoske, PlanningManager
PUBLIC CO1VIM~NTS
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 spa 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 axe 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. There is a three (3) minute time limit for individual
speakers.
Case No:
Applicant:
Location:
Proposa/:
Environmental Action:
Case Planner:
Recommendation:
ACTION:
Planning Application No. PA95-0136 (Revised Plot Plan)
Terraton Corp/Nissan of Temecula
East side of Ynez Road, approximately 270 feet north of Solana
Way
To provide addition parking adjacent to an existing commercial
structure.
Exempt per S~ction 15311 of CEQA
Craig Ruiz
Approve
APPROVED
ADJOURNMENT
R: ~DIF, HFnARXAGENDAXl-~5-96,AGN 1129/96 klb
ITEM #3
TO:
FROM:
DATE:
SUBJECT:
MEMORANDUM
February 5, 1996
A Workshop on Annexation Guidelines
Prepared By:
Saied Naaseh, Associate Planner
RECOMMENDATION:
Provide direction to staff on the proposed Annexation Guidelines.
BACKGROUND
The City Council has directed staff to prepare guidelines to evaluate annexation proposals.
The need for these guidelines is the result of the complex issues involving a number of large
annexation proposals such as Johnson Ranch, Roripaugh Ranch, and Silverhawk (Pulte
Homes). These projects individually and cumulatively could have a great impact on the City
in terms of future population of the City and the required municipal services needed for these
projects.
Staff contacted other Cities to learn how other local governments reviewed annexation
proposals. However, staff has found that no other City in California has adopted detailed
annexation guidelines. As a result, the task of creating these guidelines has proved to be very
challenging. On one hand, the guidelines need to be specific and rigid to allow careful
considerations of annexation proposals, but on the other hand, the guidelines need to be
general and flexible to allow them to be used for different types of annexation proposals.
The intent of the Annexation Guidelines is to allow the Planning Commission and the City
Council to make informed decisions on annexation requests. These guidelines will enable the
Planning Commission and the City Council to weigh the advantages and disadvantages of
annexation requests, to make decisions that are consistent with the General Plan and are in
the best'interest of the City. These guidelines are based on the General Plan's annexation
Goals and Policies which are included as Attachment 2.
In order to provide a better understanding of the annexation process Attachment 3 has been
included for the Commission's information. In addition, the following provides answers to a
few annexation questions.
DISCUSSION
What is an annexation?
Annexation is the process of adding new land area into an existing city or special district, such
as the Temecula Community Services District, with a resulting change in the boundaries of
that local agency.
Are there different Woes of annexations?
Yes, there are two types of annexations:
Uninhabited annexations (11 or less registered voters residing within the
annexation territory)
Inhabited annexations (12 or more registered voters residing within the
annexation territory)
Who can initiate annexations?
A proposal for annexation of territory to a city is initiated by application to the Local Agency
Formation Commission (LAFCO) either by · Resolution of Application adopted by the City
Council for City initiated annexations or a petition signed by either of the following for property
owner initiated annexations:
Not less than 5 percent of the number of registered voters residing within the
territory proposed to be annexed as shown on the County Register of Voters;
Not less than 5 percent of the number of owners of land within the territory
proposed to be annexed who also own 5 percent of the assessed value of land
within the territory as show on the last equalized roll.
Prior to the adoption of an annexation resolution, the City Council must conduct a noticed
public hearing. Notice of the public hearing must be published at least 15 days prior to the
date of the hearing.
Does the state law reclulate annexations?
Yes, the Cortese~Knox Local Government Reorganization Act of 1985, revised 1989,
Government Code Section, 56000 et. sea. , establishes regulations for annexations and other
reorganizations. This Act is essentially pro-annexation and generally limits the City's role in
the process to that of a "Conducting Authority" to hear and count protests to the annexation
from the residents and the property owners in the territory proposed to be annexed.
R:~ST~.ODL 271/~ m 2
Can the CiW stoo unwanted annexation ProPOSals?
Yes, once the City has decided that an annexation project is not in the best interest of the
City, unwanted annexations may be stopped in two ways.
The most legally defensible manner to stop an annexation is by rescinding the adopted Master
Property Tax Agreement with the County. This Agreement allows all annexations to take
place by identifying the portion of the property tax that the City would receive from the
County on all annexations, A Property Tax Agreement is required by LAFCO prior to deeming
the annexation application complete. LAFCO cannot proceed with the annexation process
when the application is not deemed complete. Without the Master Property Tax Agreement,
the City would not be able to annex properties to the City. In order for the City to approve
future annexation proposals, an Individual Property Tax Agreement or a Master Property Tax
Agreement needs to be renegotiated with the County.
There are advantages and disadvantages associated with rescinding the City's existing Master
Property Tax Agreement. The biggest advantage is that the City would be in a strong position
if the City were opposed to an annexation proposal, since LAFCO cannot approve an
annexation without a Property Tax Agreement. The disadvantages are that the City would
have to negotiate a separate Property Tax Agreement for each individual annexation proposal
with the County or adopt a Master Property Tax Agreement. This could be a very time
consuming process and, as a result, the City could lose the applicant's interest to annex to
the City. Another disadvantage is that the County may ask for more concessions from the
City in order to agree to future tax agreements with the City. These concessions could include
a bigger share of the property tax for the County and a share of other taxes collected by the
City after the annexation such as sales tax.
The second method the City can use to stop an annexation is by not approving the Plan of
Services or the Pre-Zoning Ordinance, both of which are required by LAFCO before the
annexation application is deemed complete. LAFCO would not be able to proceed with the
annexation process if the application is deemed incomplete. There is no case law on this
issue. However, it is the City Attorney's opinion that this may not be the best legally
defensible approach to stop annexations because a court could order the City to prepare a Plan
of Services or to pre-zone the property, or allow the applicant to prepare and submit the Plan
of Services.
How does the Annexation Guidelines Checklist work?
The proposed guidelines have been prepared in a checklist format to allow a quick review of
the benefits and drawbacks of any proposed annexation (refer to Attachment 1 ). Several
categories of criteria have been created which appear at the top of each table. The categories
include:
· General
· Infrastructure
· Fiscal
a Lend Use
R:~T/.ODL 2tl/96 m · 3
· Parks and Recreation
Each table contains several criteria followed by the possible benefit(s) of each to the City. For
each new annexation proposal, staff would complete the tables with check marks in
appropriate spaces. A project with many "Yes"as could be a good candidate for annexation,
on the other hand, a project with many "No"s is perhaps not a very good candidate for
annexation. It should be noted that each criteria has a different weight and more "Yes"as
than "No"s does not necessarily mean that the project should be annexed to the City. If a
criteria does not apply to a particular project, the N/A box will be checked.
Staff also recommends against a scoring system that assigns scores for different criteria.
While this approach may appear to be objective, it can provide highly subjective or misleading
results.
CONCLUSION
Staff is proposing the adoption of the Annexation Guidelines Checklist. We feel this approach
is both comprehensive in scope and provides appropriate flexibility.
Attachments:
Annexation Guidelines Checklist and the Annexation Priority Map - Blue Page 5
General Plan Goals and Policies Regarding Annexations - Blue Page 11
The Steps in the Annexation Process - Blue Page 16
R:~TAFFRFIV~INI~.ODL 2/1/~6 am 4
Attachment No. 1
The Annexation Guidelines Checklist
C~
0
II
STUDY AREA
Environmental Study
of Influence
of Temecula
Sphere of
General Plan Prog. ram
Attachment No. 2
General Plan Goals and Policies Regarding Annexations
R:~rAFIzRFI'~]NI~.ODL 2Zl~ m 11
~es the General Plan contain annexation oo81s and policies?
Yes. The General Plan states that:
The General Plan Study Area includes some 34 square miles of unincorporated territory. Within
this area, are approximately nine proposed specific plans, that when developed, will have a direct
impact on the City in terms of traffic, noise, the demand for community facilities, the demand for
employment and commercial activities, and other impacts.
It is the City's desire to annex areas within the Sphere of Influence prior to or concurrent with
project approvals, in order to exercise control over the use, quality and design of development, as
well as ensure the adequacy of public facilities and amenities.
The City intends to utilize the General Plan to review development and annexation proposals
within these unincorporated areas.
The City shall adopt procedures governing the prezoning of areas to be annexed to the City.
These procedures shall be included in the Development Code. Criteria for prezoning shall consider
existing land uses, if any, on the site to be annexed; existing County zoning on the site and
surrounding area; existing circulation patterns; and environmental conditions on the site and
surrounding area. Prezoning is subject to the same requirements applicable to zoning in the City
including the requirement for consistency with the General Plan.
The City has a great opportunity to shape the open spaces of development annexing to the City.
The challenge facing Temecula is to create a multipurpose open space system that does not solely
consist of the unusable spaces leftover from development, but maintains viable agriculture lands
outside the City, preserves wildlife habitats, maximizes water resources, and secures recreational,
historic and cultural resources. The City will benefit from connection with the open spaces
ensured through ownership by federal and state government, such as the Cleveland National
Forest, the U.S. Bureau of Land Management and the California State University at San Diego.
6. Fiscal Viability of projects need to be verified by:
Requiring new development to pay for its share of capital and operating costs not met by
General Fund revenues generated directly by the project.
Utilizing the comprehensive fiscal impact model on an ongoing basis to monitor both
General Fund and Community Service District Fund fiscal impacts as development
information becomes available.
Formulating land use mitigation strategies for projected deficits to incorporate a balance of
land uses that will provide sufficient revenue to cover new costs.
Defining financing techniques that will assist in funding recurring costs in addition to
funding one-time capital improvements, allocating the impacts equitably between new and
existing development.
~t:WrAPI~m'rXANNE~.ODL 2/1/96
e. Evaluating fiscal impacts of future annexations on an ongoing basis.
f. Evaluating long-term effects of proposed City sales tax rebates to large retailers.
Further, the General Plan provides the following specific Goals and Policies that relate to annexations:
Goal 7 of the Land Use Element
Orderly annexation and development of
unincorporated areas within Temecula's Sphere
of Influence.
Discussion
The unincorporated area in the City's northern Sphere of Influence is
largely proposed for development through specific plans. The City
has an opportunity to control land use, phasing of development,
project design, and infrastructure improvements by annexing these
properties prior to approval by Riverside County. The intent is to
ensure that future annexations are a beneficial addition to the City.
7.1 Policy
Annex lands to the City that can be developed in accordance
with the General Plan and can be adequately served by public
facilities and utility services.
7.2 Policy
Require proposed annexations to be evaluated using the City's
Fiscal Impact Model and Traffic Impact Model.
7.3 Policy
Evaluate the land use pattern and intensity/density of proposed
annexations in terms of:
1. The Village Centers designations on the Land Use Plan.
2. The linkage of open space and trails to adjacent developments.
3. The compatibility of the annexation to adjacent uses in the City.
The demonstrated need for additional housing, industrial, commercial
and other uses.
Goal 8 of the Land Use Element A City which is compatible and coordinated with
regional land use patterns.
Discussion
Temecula is a leader in the region in terms of its commercial uses, job
base, and quality of residential development. The land use decisions
the City makes will have direct and indirect impacts on surrounding
communities (and visa versa). Through inter-governmental
coordination, the City can properly address regional land use issues to
achieve a coordinated regional land use pattern. The Growth
Management Element contains more specific policies related to
regional coordination and growth management.
13
8.1 Policy
Provide a pattern of land uses that maintain and enhance the
viability of neighboring communities including the City of
Murrieta, and the counties of Riverside and San Diego, through
compatible uses and linkages.
8.2 Policy
Provide a system of open space that is coordinated with
regional open space uses to comprehensively address the
management and conservation resources.
Goal 6 of the Growth Management Bement
A water and wastewater
infrastructure system that supports
existing and future development in
the Study Area.
Discussion
Water availability is e critical determinant in Southern California's
future growth and development. By working closely with the Rancho
California Water District and Eastern Municipal Water District in
developing supply options; conservation techniques, including the use
of reclaimed water; and development monitoring systems, the City
can ensure that development does not outpace the long-term
availability of water. Close coordination with Eastern Municipal Water
District in the timely expansion of wastewater treatment facilities is
equally important to the community's well-being.
6.3 Policy
Coordinate with the water and wastewater districts when
considering General Plan amendments, annexations, or
development agreements, in order to assist the districts in
planning for adequate capacity to accommodate future growth.
Goal 2 of the Growth Management Bement
Orderly and efficient patterns of
growth within Temecula that
enhance the quality of life for
· residents.
Discussion
The Growth Management Strategy contained in the Growth
Management Element is intended to be the framework for a future
Growth Management Program (GMP). This GMP should be designed
to influence adequacy of public facilities and services in relation to the
location, phasing, type, quality and intensity of new development and
redevelopmerit. It should also take into consideration the existing
communities and resources of Temecula, the Sphere of Influence, and
Environmental Study Area. All the policies of this Element, in
essence, support this goal.
2.1 Policy
Prepare and implement a Growth Management Program for
Temecula.
2.2 Policy
Ensure that phasing of public facilities and services occur in
such a way that new development is adequately supported a-~
it develops.
2.3 Policy
Establish and maintain level of service standards in order to
document adequacy requirements.
2.4 Policy
Encourage development of Village Centers, as defined in the
Land Use and Community Design Elements to reduce public
service costs and environmental impacts through compatible
land use relationships, and efficient circulation and open space
systems.
2.5 Policy
Encourage new development that helps to create and maintain
a balance between jobs and housing opportunities.
2.6 Policy
2.7 Policy
Establish priority growth areas within the City and Sphere of
Influence where near-term urbanization will be encouraged.
Discourage the use of assessment districts that promote urban
sprawl and premature urbanization in rural and agricultural
areas.
2.8 Policy
Coordinate the Growth Management Program with the
Congestion Management Program as necessary.
Goal 7 of the Growth Management Element
An effective, safe and
environmentally compatible flood
control system.
Discussion
As urbanization increases, so does the potential for disruption caused
by flooding and inadequate flood control facilities. Local and regional
flood control facilities need to be comprehensively planned to protect
existing areas and future development from flood hazards. As urban
and suburban development increases, runoff increases by replacing
permeable surfaces with pavement and structures. The potential of
overloading existing drainage facilities is a concern that must be
addressed comprehensively in the Study Area.
7.3 Policy
Develop master drainage plans, when appropriate, for the
Sphere of Influence, in conjunction with the Flood Control
District.
R:~T~.ODL 2/I/96
Attachment No, 3
The Steps in the Annexation Process
R:~TAFFRFI'~NNI~.ODL 2/1/96
What are the steos in the annexation process?
The annexation process initiates at the City, after the City approves the annexation
resolution, LAFCO takes action on the annexation, after that the City becomes the
Conducting Authority, and finally the proposal goes back to LAFCO for finalization. The
process may be initiated at LAFCO; however, LAFCO can not take action on the
annexation proposal until the City has pre-zoned the property, approved the Plan of
Services and the environmental documents. To simplify this document, only the first
scenario is discussed in detail below:
a. THE INITIAL CITY PROCESSING
Applicant files an application with the City requesting annexation to
the City and the Temecula Community Services District (TCSD) this
includes a prezoning application and a copy of a Fiscal Impact Report.
ii. Staff reviews the application for:
(1)
(2)
(3)
(4)
Consistency with the General Plan
Consistency with the Annexation Guidelines
Contiguity with the City Limits
Consistency of the applicant's Fiscal Impact Report with the
General Plan Fiscal Model
iii. City staff prepares the following:
(1)
(2)
(3)
The Plan of Services
The environmental documents in compliance with CEQA
A public hearing notice at least 15 days prior to the hearing
The Planning Commission conducts a public hearing and makes a
recommendation to the City Council.
The City Council conducts a public hearing and approves the
annexation by adopting an ordinance pre-zoning the property and
adopts a resolution which includes:
(1)
(2)
(3)
The Plan of Services
The environmental documents
The Property Tax Agreement with the County if there is no
Master Property Tax Agreement
vi.
The Temecula Community Services District Board adopts a resolution
to annex and serve the annexation proposal.
vii.
The City Clerk submits a certified copy of the resolutions along with
the pre-zoning ordinance to LAFCO.
LAFCO APPROVAL PROCESS
LAFCO proceedings are initiated on the date a petition or resolution of
application is accepted for filing by LAFCO's Executive Officer issuing
a certificate of filing.
ii.
Immediately after receiving an application and before issuing a
certificate of filing, the Executive Officer shall give mailed notice that
the application has been received to each interested agency and each
subject agency. Within thirty days, the Executive Officer shall
determine if the application is complete. The failure to provide a'
property tax exchange agreement would be grounds for a finding that
the application is incomplete and would delay the proceedings.~
iii.
Upon issuing a certificate filing, LAFCO schedules and conducts a
Public Hearing on the annexation request and approves or denies the
request. However, no public hearing is required if 100% of the
property owners within the annexation territory consent to the
annexation.
CITY AS THE CONDUCTING AUTHORITY
After LAFCO has adopted a resolution approving the annexation, the
proposal is turned over to the City as conducting authority to implement the
LAFCO resolution. The City's role at this point becomes ministerial with the
exception of detachments. The City Council has only the discretion to
disapprove detachments. For annexations, however, the City Council does
not have discretion to disapprove the proposal or submit it to an election.
For annexations, the City Council schedules and conducts a public hearing to
determine the number of protests filed by the landowners or registered
voters within the annexation area. (If the City fails or refuses to initiate
proceedings hold a public hearing within 60 days, the Board of Supervisors is
required to complete the proceedings). Any protests filed shall state whether
it is made by a landowner or registered voter. Protests maybe in writing or
oral. At the hearing the City Council summarizes the LAFCO resolution and
hears all oral and written protests. At the conclusion of the hearing the City
Council must determine the number of written protests and, within 30 days
of the close of the hearing, adopt a resolution specifying its findings on the
protests and stating its decision on any matters within its discretion.
~There is a 30 day window during which the County and the City must negotiate a
property tax agreement. If no agreement is reached, the Revenue and Taxation Section 99
mandates that the annexation proposal is terminated.
R:~TAFFRFI~O~X.OI)L 2/1/~ m 18
After adopting a resolution approving the annexation, the City Clerk must
submit a certified copy of the resolution to LAFCO, for a determination as
whether the City resolution is in compliance, then LAFCO must prepare and
execute a certificate of completion and record it with the County Recorder.
The Executive Officer then issues a statement of boundary change and sends
the same to the State Board of Equalization, the County Assessor and
Auditor. A statement is also sent to the Secretary of State.
i. Proceedings for uninhabited and inhabited are described below:
(1)
For uninhabited annexations (11 or less registered voters
residing within the annexation territory) only landowner
protests are applicable and an election is not an option. In
such annexations the City Council must:
(a)
Terminate annexation oroceedinos if the landowners
owning 50 percent or more of the assessed value of
land in the annexation territory file protests with the
City, or
(b) Order the annexation Droceedinos.
(2)
For inhabited annexations (12 or more registered voters
residing within the annexation territory) The City Council must
take the following actions:
(a)
Terminate the annexation oroceedinos if 50% or more
of the registered voters residing in the annexation
territory file protests.
(b)
Order the annexation DroceedinQs subject to a majority
election if:
(i)
At least 25% but less than 50% of the
registered voters residing in the annexation
territory file written protests, or
(ii)
At least 25% of the number of owners of land,
who also own at least 25% of the assessed
value of land within the annexation territory file
written protests.
R:~STAFFKFj[~NNEX.GDL 2/1/~ so 19
The election shall be held according to the following:
(iii)
Hold an election within the annexation territory if
the election is required by the virtue of a 25%
protest
(iv)
Hold an election within the annexation territory
and the City if the assessed value or the number
of registered voters in the annexation territory is
50% or more of that in the City. In such a case
separate elections are held in the territory to be
annexed and in the annexing city and the
annexation proposal must be approved by a
majority of the voters both in the territory to be
annexed and in the annexing city.
(c)
Adoot A Resolution. If the annexation is ordered
subject to confirmation of the voters, the City Council
resolution approving the annexation shall also:
(i)
Call, provide for, and give notice of a special
election or elections upon that question
(ii)
Designate the effected territory within which the
special election or elections shall be held
(iii) Fix a date of the election
(iv)
Provide for the question or questions to be
submitted to the voters
(v) Designate precincts and polling places
(vi)
State any terms or conditions applicable to the
annexation, as specified by LAFCO
(vii) State the vote required for confirmation of the
annexation
(viii)
Contain any other matters necessary to call,
provide for, and give notice of the special
election or elections and to provide for the
conduct and the canvass of returns of the
election, as determined by the City Council
In addition the following needs to be on the Resolution:
(d)
(e)
(f)
(g)
(h)
(i)
Approval of the Plan of Services
Approval of the environmental documents
Approval of Property Tax Agreement with the County if
there is no Master Property Tax Agreement
At the conclusion of the hearing the City Council must
determine the number of written protests and, within
30 days of the close of the hearing, adopt a resolution
specifying its findings on the protests and stating its
decision on any matters within its discretion. After
adopting a resolution approving the annexation, the City
Clerk must submit a certified copy of the resolution to
LAFCO, for a determination as whether the City
resolution is in compliance, then LAFCO must prepare
and execute a certificate of completion and record it
with the County Recorder. The Executive Officer then
issues a statement of boundary change and sends the
same to the State Board of Equalization, the County
Assessor and Auditor. A statement is also sent to the
Secretary of State.
Election Procedures. The City Clerk conducts the
election and must give notice of the election in the
manner specified in Government Code Sections 57130
and 57131. Pursuant to Section 57131, the notice of
election must contain all the matters required in the City
Council resolution listed above. Notice shall also be
provided to the LAFCO Executive Officer who must
draft an impartial analysis to be included in the voter's
materials and submit the analysis for LAFCO approval.
LAFCO may make such modifications to the analysis as
it deems appropriate.
Results of the Election. After the election is held on the
question of confirming an annexation, the City Council
must, within 30 days of the canvass of the election,
declare by resolution the total number of votes cast in
the election and the number of votes for and against
confirming the annexation. If the annexation is
approved by a majority of votes cast, the City Council
must also adopt a resolution confirming its previous
resolution which ordered the annexation subject to
election.
If a majority of the votes cast are against confirming the
annexation, the City Council must adopt a resolution
terminating the proposed annexation. Either a
resolution confirming or terminating the proposed
R:',STAFFRFI'~IA~X.ODL 2/1/96 m 21
annexation must be filed with the LAFCO Executive
Officer.
Resolution Contents. Order the annexation without an
election if the protests are insufficient to satisfy the
criteria s or b above. In this case, the City Council shall
adopt · resolution ordering the annexation and
containing the following information:
(i)
A statement that the action is being taken
pursuant to the Cortese-Knox Local Government
Reorganization Act of 1985.
(ii)
A statement of the type of the change or
reorganization being acted on (i.e. annexation)
(iii)
A description of the exterior boundaries of the
territory for the annexation approved by LAFCO
(iv)
All the terms and conditions upon the annexation
as approved by LAFCO
(v) The reasons for the annexation
(vi)
A statement as to whether the regular county
assessment roll or another assessment roll will
be used for taxes and assessments in the
annexed territory
(vii)
A statement that the annexed territory will or
will not be taxed for existing general bonded
indebtedness of any agency whose boundaries
are changed
(viii) Any other matter which the City Council deems
material to the annexation
FINAL LAFCO ACTION
LAFCO prepares the Certificate of Completion and records it with the
County Recorder.
ii. LAFCO issues a Statement of Boundary Change.
iii. Annexation is complete.
ITEM #4
lvlF_blORANDUIVl
TO:
FROM:
DATE:
SUBJECT:
Planning Com.mi;n
Debbie Ubnosl~, Planning Manager
John Meyer, Senior Planner
February 5, 1996
Lighting, Landscaping and Staff Report Content
At the January 22, 1996 Planning Commission meeting, staff discussed with the Commission
ways to streamline the development r~iew process. In an effort to continue to provide the
Commission with the tools and knowledge to conduct the best possible review of applications
and make informed decisions, staff will be discussing lighting, landscaping and staff report
content tonight. The City's landscape architect, Mike ~lliott will be available to answer any
questions you may have.
Lighting Requirements
The City enforces the Mount Palomar lighting requirements for low pressure sodium lights.
This is done in an effort to reduce night glare which tends to impact the Mount Palomar
Observatory. For your information, staff has included a copy of the Mount Palomar
Lighting Ordinance.
landscaping Requirements
In the past, the City's landscape architect has reviewed landscape plans under the landscaping
provisions contained in Ordinance 348 which is the Riverside County Zoning Ordinance. A
copy of the landscape section from Ordinance 348 has been included for your information.
Effective, February 9, 1996, the City's landscape architect will review all landscape plans
for consistency with the City' s Development Cede.
In future, should you have any questions about the landscape plans for a particular project,
staff would be happy to pass your concerns on to the City's landscape architect ~ that
answers may be provided you either prior to, or at, the Planning Commission meeting.
Staff Report Content
Slaff has included as part of this packet a staff report. This staff report is representative of
most of the reports the Commission reviews. Staff is requesting direction from the
Commission on the format and content of this staff report.
Attachments
Lighting Requirements - Blue Page 3
Landscaping Requirements - Blue Page 4
Staff Report - Blue Page 5
ATTACIIMENT NO. 1
LIGHTING REQUIREMENTS
RIVERSIDI~ COUNTY INFORMATION BUt .L~.rLrq
Outdoor Lighting Regulations - Ordinance
The Riverside County Ordinance 655 reg-la~ng th~ use of outdoor lighting, effective July 6,
1988, sets cerml- restrictions on the use of outdoor lighting Within specified areas of the County.
This bulletin provides only a brief snmm~_v'y of the~e l~glllations; copie~ of the ordinattc2 are
available from the County Clerk.
The ordinance applies to outdoor lighting on sites located with Zones A and B
shown on the anached map.
AI~plications: Three classes of lighting ar~ defined:
Color rendition important. Lights must be shielded and, in many cases,
must be turned off at 11 PM.
Color rendition not important (roads, parking lots, security). Lights
must use low-pressure sodium lamps. These lights may remain lit all
night.
Decorative lighting - not silowed in Zone A. Lights should be shielded
and must be turned off at 11 PM. Each fixture may emit up to 4050
lumens, with a total of 8100 lumens per property.
Exemptions:
Holiday lights, gas lights, emergency lights are exempt. Fixtures containing
lamps emitting less that 4050 lumens arc also exempt.
The following table lists the maximum wattage allowable under the exemption limit for various
types of lighting. These am based on typical lamps; actual lumen output is general provided by
the lamp manufacturer.
TYPE:OF LAM~
Incandescem
Quartz (Tungsten-Halogen)
_Mercury Vapor
Fluore~cont
Metal Halide
High-Pressur~ Sodium
Low-Pressure Sodium
MAXIMUMWAa-r~
250
150
75
60
40
50
40
BUrLr~ING PLANS MUST IDENTIFY M TYPE AND WATTAGE OF ALL OUTDOOR
LIGHTING TO BE INSTA~J,Rr~
The following tables list light bulb watts equal to lumens:
WATTS' 18 LUMENS 1,800
35 4,800
55 8,000
90 13,500
135 22,500
180 33,000
WATTS 35 LUlvI~.NS 2,150
50 4,000
70 5,800
100 9,500
150 16,12)00
250 27,500
WATTS 100 LLrM~NS 4,000
175 7,900
250 12,000
400 41,000
WATTS 100 LUMt~S
200
300
500
1,700
3,800
6,000
10,000
BUILDING LIGHTS -EXTERIOR
BETTER
pOOR
SECURITY LIGHTS (CLASS lI)
· LPS
· ON ALL NIGHT
DECORATIVE (CLASS I~
· LPS OR LESS THAN 4050 LUMENS
· OFF AT 11 PM
· NOT IN ZONE A
SHIELDING
UNSHIELDED
PARTIALLY SHIF~LDED
FULLY SHIELDED
EXAMPLE
OUTDOOR SALES (CLASS I)
BUSINESS OPEN
WHITE LIGHT (SHIELDED)
LPS SECURITY LIGHT (OFF)
BUSINESS CLOSED (AFTER 11 PM)
WHITE LIGHT (OFF)
LPS (ON)
EXAMPLE
BILLBOARDS (CLASS II) ~orr Aw ~nnmam~
POOR DESIGN
NOT ALLOWED IF LIGHTS ARE
BRIGHTER THAN 4050 LUMENS
GOOD DESIGN
PARKING LOTS (CLASS II)
LPS
ATTACHMENT NO. 2
LANDSCAPING REQITIRF_,MF~NTS
Multi-family driveways. Where an interior driveway
leading to a parking area in a multi-family or
apar:ment complex is constructed with an inverted
section, that section shall be constructed with a
concrete ribbon gutter.
2. Harking of paved or oiled parking areas.
a. If 5 or more parking spaces are provided, each space shall be
clearly marked with w/hire paint or other easily
distinguishable material.
b. If 10 or more parking spaces are provided, and one-way aisles
are used, directional signs or arrows painted on the surface
shall be used to properly direct traffic.
3. Grading. All parking areas and driveways shall be graded to
prevent pondi ng and to minimize drainage runoff from entering
adjoining property without the permission of the owner of the
adjoining property.
4. Lighting. Parking area lighting is not required; however, if
parking areas are lighted, such lighting facilities shall be
located, with hoods provided and adjusted, so as to preclude the
direct glare of the lights from shining directly onto adjoining
property or streets. Outdoor lighting shall be of an energy
efficient type, such as high-pressure sodium; however, outdoor
lighting located within 30 miles of the Mr. Pal o mar Observatory
shall be low-pressure sodium l anps which are oriented and shielded
to prevent direct illumination above the horizontal plane passing
through the l uminaire.
5. Walls. All paved parking areas, other than those required for
single family residenti al uses, which adjoin property zoned R-l,
R-1A, R-2, R-2A, R-3, R-3A, R-4, R-5, R-6, R-A, or R-T, shall' have
a six-foot high solid masonry wall installed in such manner as to
preclude a view of the parking area from such adjoining property,
except that any walls within 1D feet of any street or alley shall
be 30 inches hiqh.
6. Landscaping, General Provisions.
a. A Landscaping, Irrigation and Shading Plan shall be required
for all plot plans, conditional use permits, public use
permits, surface mining permits, subdivisions, and any other
permit when the Planning Director dems it necessary. All
Plans shall be submitted and acted upon concurrently with the
permit application. All parking lot plans must include a
Shading. P1 an.
b. No less than seven co ies of the grading, landscaping and
irrigation plans shalr be submitted for approval by the
P1 anning ~i rector.
{1) All plans shall show the following information:
a. The first sheet shall show the n~ne and address of
the project, sheet numbers, numbers of sheets, and
shall be the sheet title sheet
b. The first sheet, or any other sheet, shall show the
required technical data, including scale of drawing,
157
(2)
North arrow, date drawn, and dates of revisions, if
applicable, all property lines and project limits if
other than property limits, all eas~nents, fences,
walls, curbs, roads, walks, structures, mounds,
swales, manholes, banks, and all plant and
landscaping materials, grading, irrigation and other
exterior elements proposed. A legend shall also be
included for each symbol used.
The grading plans shall show the drainage of all planting
areas and the heights of mounds. Mounds shall not exceed
3:1 slope, and no mound over 30" inches high shall be
placed within 10 feet of any street and/or alley
i ntersecti ons.
All landscaping plans shall show the following:
a. The locations of all existing landscaping material,
and where proposed landscaping material is to be
placed. Existing trees shall be preserved whenever
it is practical to do so, and shall be shown on the
landscaping plan. Existing trees to be ramoved
pursuant to Ordinance No. 559 shall also be shown on
the landscaping plan.
b. All trees and shrubs shall be drawn to reflect the
average specimen size at 15 years of age. Trees
shall be drawn to size as indicated on the Shade Tree
List which List shall be located in the Planning
Department.
c. Soil surface of all planters shall be shown planted
or covered with suitable material.
d. The quantities and sizes of all trees, shrubs and
groundcover shall be indicated. Trees shall be a
minimum 15 gallon size. Shrubs shall be a minimum 5
gallon size; however, the use of smaller plants may
be approved for areas where color or growth habits
make it suitable.
e. All plants shall be listed by correct botanical name
and common name.
f. Lawns shall be indicated by common neme of species
and method of installation {seeding, hydromulching or
sodding ).
g. Planters in parking lots shall be protected by a curb
six inches wide and six inches high.
h. All parking lots shall be screened from view in urban
areas along the entire perimeter of the lot by the
construction of either a three foot high and three
fC)ot wide earthen berm, or a three foot wide planter
with shrubbery that can be maintained at a height of
three feet; provided, however, that where the parking
lot is adjacent to a street right-of-way the berm or
planter shall be five feet in width.
i. No trees shall be planted within 10 feet of driveways,
al I eys and/or street i ntersecti ons.
158
j. A six inch high curb with a 12 inch wide concrete
walkway shall be constructed along planters on end
stalls adjacent to automobile parking areas.
k. Proposed treatment of all ground surfaces, including
paving, turf, and gravel, shall be shown.
1. All trees shall be double-staked and secured with a
rubber or plastic strip, or other cc,,~,erci al tie
material. Wire ties shall not be used.
(4) An Irrigation Plan shall show the following:
a. Locations of all irrigation components, such as
sprinkler heads, valves, pipes, backflow prevention
devices and water taps. If applicable, automatic
controllers, quick couplers, hose bibs and washer boxes
shall be shown.
b. Sprinkler spacing shall not exceed the manufacturer's
recommended spacing or, if no spacing is recommended,
spacing shall not exceed 60% of the diameter of throw.
c. Proposed radius or diameter of throw at a stated
pressure (P.S.I.) for each sprinkler head shall be
shown. Any other pertinent information such as low
angle spray, adjustable spray diameter, shall also be
shown. A detail of installation for each type of head
used shall be included.
d. Backflow prevention devices shall comply with the
latest edition of the.uniform Plumbing Code as adopted
by the County.
e. No sprinklers on risers shall be installed next to
walks, streets and/or pavement. Sprinklers in
hazardous locations shall be flush mounted on high pop
models only.
{5} Parking lot shade. Shade shall be determined by using an
appropriate percentage of crowq diameter listed on the
approved Shade Tree List. A mix of tree types {genera) is
required if more than five trees are proposed.
(6) Landscaping shall be incorporated into the design of all
off-street parking areas, including covered and decked, as
fol 1 ows:
a. Planters, Landscaping. Planters containing live
landscaping shall be provided adjacent to and within
parking areas in accordance with the following
regul ati ons:
1. A planter at least five feet wide, excluding
curbing, shall be provided adjacent to all street
~right-of-way'. In addition, any area within the
street right-of-way between the edge of the
sidewalk and outer edge of the right-of-way shall
also be developed as a planter or landscaped area
in conjunction with the required five foot planter,
unless this requirement is waived by the Planning
Director. A planter shall be increased to 8 feet,
159
excluding curb, for at least 45 feet for every 150
feet of frontage street right-of-way. Within this
planter trees from an approved list shall be
planted no further than 25 feet on center, and at
least five feet but not further than 10 feet from
the back of the sidewalk. The planter shall
include shrubs, hedges, and other natural growth or
other features such as benns, designed to form a
partial visual screen at least three feet in
height, except within 10 feet of street and
driveway i ntersecti ons where 1 andscapi ngs hal 1 not
be permitted to grow higher than 30 inches.
Nothing in this section shall preclude the
installation of additional landscaping and the
planting of additional trees so long as such
planting is consistent with the visibility
regulations. At the discretion of the appropriate
authority, a barrier free, four foot wide paveC
walkway may be provided through the required
planter at street and driveway intersections to
provide unenc~nbered access for the handicapped
from the sidewalk to the parking lot. Such walkway
shall be located so as to facilitate the most
direct movoment of persons using sidewalk curb
ramps, if such are provided. Bus shelters may be
1 ocated wi thin this planter i f approved by the
Planning Director but such shelters shall not be
placed so as to reduce the nomber of trees which
are otherwise required by this section.
No parking space shall be located within three feet
of any property line Any open areas in the
interior shall be landscaped with appropriate plant
materials and maintained in good condition as
provided in Section 18.12 {b).
A planter at least five feet wide, excluding
curbing, shall be provided adjacent to properties
used for residential purposes or zoned R-l, R-2,
R-2A, R-3, R-3A, R-4, R-6, R-A or R-T. Within this
planter, one screen tree fram the approved list
shall be planted at an average of at least every 25
feet on center, in c~bination with other plants,
to provide a dense visual screen.
In addition to the perimeter landscaping required by
subsection (a), parking lots of five spaces or more
shall provide landscaped areas interior to the
parking lot covering a percentage of the total
parking area as follows:
160
Parking Spaces
Required
5 - 24 spaces
25 - 49 spaces
50+ spaces
% of Total Parking
Area to be Landscaped
6.0% minimum
7.5% minimum
10.0% minimum
State and County
Scenic
Highways
6.0% minimum
8.5% minimum
11.0% minim~n
Parking lot landscaping shall include shade
trees, frem an approved list, placed so as to
provide for adequate shade canopies within 15
years of age as follows:
Percent of Total Parking Area
Parkinq Spaces Requi red to be Shaded
5 - 24 spaces 30% minimum
25 - 4g spaces 40% minimum
50+ spaces 50% minimum
Tree coverage shall be deten~i ned by the approximate
crown ~meter of each tree at 15 years, as estimated
on the approved tree list. Trees shall be a Minimum
15 gallon size at planting.
The percentage of area required
to be shaded shall be based on the number of
uncovered parking spaces; driveways and interior
traffic circulation are excluded. Multilevel parking
complexes are exenpt of shading requirements.
When the total uncovered parking area on the property
{including adjoining parcels over which the property has
parking privileges) exceeds 3,600 square feet, the
following shall be required in addition to other provisions
of this section as part of a landscape plan.'
a. Tree, shrubbery, and ground cover shall be provided at
suitable intervals in order to break up the continuity
of the parking area. Planting islands for such trees
and shrubs shall be protected from automobile traffic
by concrete curbs.
b. All ends of parking lanes shall have landscaped
islands. All landscaped islands shall have a minimum
width of five feet excluding curbs.
c. Prior to the issuance of a building permit, performance
securities, in an mount to be determined by the
Director of Bull ding and Safety to guarantee the
installation of plantings, walls, and fences in
accordance with the approved plan, and adequate
main(enance of the planting for one year shall be filed
writh the Director of Building and Safety. The Building
Director shall be authorized to execute on behalf of
the County agrements and bonds in accordance with this
subparagraph and only u on the forms and tens approved
by the Board. Acceptable forms of security shall be
limi ted to a bond from a duly authorized corporate
161
surety, a deposit with the County of cash, an
irrevocable instrument of credit from a regulated
financial institution; or an irrevocable letter of
credit issued by a regulated financial institution;
provided, however, that a cash bend shall be required
to guarantee the installation of plantings, walls and
fences when the estimated cost is $2,500 or less. The
rBnaining performance surety shall be released one year
after installation is approved provided the planting
has been adequately maintained.
(6) All landscaping shall be within planters beunded by a.curb
at least six inches high. No parking island planters shall
be smaller than 25 square feet, excluding curbing. Each
planter shall include an irrigation system.
{7) Landscaped areas shall be distributed throughout the entire
parking area as evenly as is appropriate in the ~esign of
the parking facility.
(8) Existing mature trees on the site shall be preserved
whenever it is practical to do so.
(9) All landscaped areas shall be designed so that plant
materials are protected from vehicle damage, encroachment
or overhang.
{I0) All plant materials shall be maintained free from physical
damage or injury arising from lack of water, chemical
damage, insects, and diseases. Plant materials showing
such d~nage shall be replaced by the same or similar
species. Planting areas shall be kept free from weeds,
debris, and undesirable materials which may be detrimental
to safety, drainage, or appearance.
(11} Drought tolerant species and native species shall be
preferred over non-drought tolerant and non-native species.
The quantity and extent of drought tolerant species shall
be dependent on the climactic zone of the project.
Landscaping may include natural features such as rock-and
stone, non-drought tolerant plants and structural features
such as fountains, reflecting pools, art work, screens,
wall and fences. Plant materials shall be grouped together
in regards to water and soil requirements. In order to
conserve water, alternative types of low volume irrigation
concepts may be used, including, but not limited to
drip/trickle, rotary spray, minispray, bubbler, and
perforated soaker tubing.
(12} Prior to the issuance of a final building occupancy
certifiqate, all required landscape planting and irrigation
shall have been installed and be in condition acceptable to
the Director of Building and Safety. The plants shall be
healthy and free of weeds, disease or pests. The
irrigation system shall be properly constructed and in good
working order.
{13) An automatic irrigation system for all planted areas shall
be required. The layout of the systam should consider
162
meter water pressure, pipe size and length, and type of
heads {sprinkler, bubbler or rainbird}. Hose bibs located
in each tree well site as may be considered adequate for
irrigation of said trees.
{14} Trees shall be planted and maintained throughout the
parking lot area to ensure that within 15 years after
establishment of the parking lot at least 50 percent of the
parking area will be shaded. The parking lot shading plan
shall be developed in compliance with Sections 18.12
{6} of this ordinance. The parking lot shading plan should
be calculated by using the diameter of the tree crown at 15
years. Each planting area shall be of adequate size for
the landscaping approved and shall have adequate irrigation
for that landscaping. The Planning Director shall
establish a list of species appropriate for providing shade
in parking lots, and shall review site plans of each
parking lot to determine whether or not the lot complies
with this section. Trees planted in order to comply with
the regulations of this section shall be selected from the
list prepared by the Planning Director. The applicant h~ay
choose to select a tree outside the Riverside County tree
list so long as the selected tree complies with the intent
of this ordinance.
{15} Public parking areas shall be designed with a permanent
curb, burnper, wheel stop or similar device so that a parked
vehicle does not overhang required sidewalks, planters or
landscaped areas. If such protection is provided by means
of a method designed to stop the wheel rather than the
bumper of the vehicle, the stopping edge shall be placed no
closer than two feet from the edge of any required
sidewalks, planter or landscaped areas, and from any
building. The innermost two feet of each parking space,
between the curb and any planter or sidewalk, may remain
unpaved, be planted with low ground cover, or added to any
required or proposed landscaping to allow for bumper
overhang. This additional planting area is considere~ part
of the parking space and may not be counted toward
satisfying any landscaping requirement.
Circulation and Parking Space Layout. All parking areas shall be
designed as follows:
a. The location and dimensions of aisle areas adjacent to parking
spaces shall be arranged in accordance with the minimum
parking standards adopted by the Planning Commission.
b. For all uses other than one-family and two-family dwellings,
the parking layout shall be arranged so as to permit vehicles
to move ou~ of the parking area without backing onto a street.
For all uses other than one-family and two-family dwellings,
driveways which are more than 100 feet long or which lead to
parking areas with more than 10 parking spaces shall be a
minimum 24 feet wide. All other driveways shall be a minimum
12 feet wi de.
163
ATTACItMENT NO.
STAFF REPORT
STAFF REPORT - PLANNING
CITY OF TEMECULA
PLANNING COMMISSION
December 4, 1995
Planning Application No. PA95-0112 (Plot Plan) - Oscars on the Pond
Prepared By: Matthew Fagan, Associate Planner
RECOMMENDATION:
The Planning Department Staff recommends the Planning
Commission:
1. ADOPT the Negative Declaration for PA95-0112; and
APPLICATION INFORMATION
APPLICANT:
REPRESENTATIVE:
PROPOSAL:
LOCATION:
EXISTING ZONING:
SURROUNDING ZONING:
ADOPT the Mitigation Monitoring Program for PA95-
0112; and
ADOPT Resolution No. 95- approving PA95-0112
based upon the Analysis and Findings contained in the
Staff Report; and
APPROVE Planning Application No. PA95-0112subject to
the attached Conditions of Approval.
Oscar and John Sarkisian
Russell Rumansoff
A 9,934 square foot restaurant, utilizing an existing 3,792 foot
building and adding 6,142 square feet
South of Rancho California Road, east of the Pond, approximately
500 feet east of the intersection of Rancho California and Ynez
Roads
SP 180 (Rancho Highlands Specific Plan)
North:
South:
East:
West:
C-1/C-P (General Commercial)
SP 180 (Rancho Highlands Specific Plan)
R-3-4,000 (General Residential)
SP 180 iRancho Highlands Specific Plan)
GENERAL PLAN DESIGNATION:
EXISTING LAND USE:
Professional Office
Conference Center/Banquet Facility
SURROUNDING LAND USES:
North:
South:
East:
West:
Temecula Town Center
Vacant
Hope Lutheran Church
Embassy Suites Hotel
PROJECT STATISTICS
Total Area: 1.88 acres
Total Site Area: 81,851 square feet
Building Area: 9,934 square feet (12%}
Landscape Area: 31,087 square feet (50%)
Paved Area: 40,830 square feet (38%)
Parking Required: 86 spaces
Parking Provided: 108 spaces
Building Height: 20 feet (27 feet to the top of the tower)
BACKGROUND o
Planning Application No. PA95-0112 was formally submitted to the Planning Department ~~-
October 31, 1995. Prior to that date, Staff held several meetings with the applicant t
discuss various elements of the project. A Development Review Committee (DRC) meetin
was held on November 8, 1995.
PROJECT DESCRIPTION
facility into a 9,934 square foot restaurant. Hours of operation for the restaurant will
10:00 am to 10:30 pm, seven days a week. It is anticipated that fifty percent (50%]
restaurant business is take-out and fifty percent (50%) is dine in. There will be seating for
256 people (216 interior and 40 patio).
ANALYSIS
Site Desian
The new building will be 6,142 square feet larger than the existing building. Existing parking
will remain, with parking added adjacent to the building and to the east of the existing parking
lot. The dining area will be oriented to the west, with views toward the pond. Outside patio
dining will be on the west side of the building.
,ss l q'uF.. HitTING.
LandscaDino
Staff has concerns how the aesthetics of the site will change with the removal of mature
trees. The project is located at a prominent corner in the City of Temecula. Changes will be
visible primarily to motorists eastbound on Rancho California Road and the patrons of the park.
The existing trees provide a unique setting to the existing building.
With the expansion, twenty-one trees are slated for removal. These trees include:
Eucalyptus, Sycamore, Honey Locust, an Olive and a Pine. Three larger trees (Olive,
Sycamore and Pine) will be removed from the western elevation and have the greatest
potential for aesthetic impacts. Options recommended by Staff included: reconfiguration of
the building to save additional trees; or planting five {5) trees in tree wells or in large planter
boxes on the west portion of the patio. These options were not incorporated into the plan,
because it was felt that the trees would interfere with the patio dining area.
The remainder of the trees will be removed from other elevations and are not as visually
prominent as the west facing elevation. Many of the trees are the Eucalyptus variety and are
in need of immediate maintenance (pruning, thinning).
Trees at the Rancho California Road entry will not be removed. Thirty-three (33) trees have
been preserved on site, as the applicant has chosen to design the parking around them. The
landscape plan calls for planting twenty-nine (29) additional trees. This will result in thirty-
eight percent (38%) of the site to be in landscaping and/or open space. This exceeds the
minimum landscaping standard contained in the Rancho Highlands Specific Plan and the Draft
Development Code.
Initially, the removal of the trees will present a visual impact to the existing site. The .new
building will be approximately three times larger than the existing building. It is anticipated
that over time, the remaining mature trees and the proposed additional trees will create an
aesthetically pleasing site that will complement the park and the prominent intersection that
the restaurant occupies.
Architecture
The building is one story and will be stucco. Plaster column features will be used on all
elevations. The roof will be tile and will be concrete. Canvas awnings will be used, with the
majority of them being on the west elevation. Window frames will be aluminum.
Parking and Traffic
A condition of approval has been placed on the project for the applicant to enter into a
reciprocal parking/access agreement with the City of Temecula upon completion of the park
improvements to allow joint use of the parking and access.
The project will have less than five (5) percent increase to the nearest intersection (Rancho
California and Ynez Roads) during the PM peak travel hour. The restaurant will not be open
for breakfast; therefore it is anticipated that the project will not impact the AM peak travel.
1
Coordination with the Temecula Duck Pond Park Master Plan
This project is being coordinated with the Master Plan for the Temecula Duck Pond Park. The
Master Plan is in the early stage of development (one meeting has been held).
Representatives from Oscars and Planning Department Staff are on the Temecula Duck Pond
Master Plan Committee and have and will be monitoring the development of the Park Plan to
assure that there will be coordination between the two projects. Parking, circulation and
pedestrian access to the park site are the most paramount issues at this time between the two
projects. It is anticipated that ultimate improvementsto the park will include additional parking
spaces and the alignment of the western driveway (now closed) with Tierra Vista Road at
Ynez Road. The Capital Improvement Program slates park improvements for Fiscal Year 1995-
96; however, based upon discussions with Temecula Community Services Department Staff,
these improvements are likely to occur during the early part of Fiscal Year 1996-1997.
EXISTING ZONING AND GENERAL PLAN DESIGNATION
Existing zoning for the site is Specific Plan (SP 180 - Rancho Highlands). Restaurants are
permitted with the approval of a plot plan pursuant to Section 18.30 of Ordinance No. 348.
The General Plan Land Use designation for the site is Professional Office (O). The project as
proposed is consistent with Ordinance No. 348 and the General Plan.
ENVIRONMENTAL DETERMINATION
An Initial Study has been prepared for this project. The Initial Study determined that although
the proposed project could have a significant effect on the environment, these effects are not
considered to be significant due to mitigation measures contained in the project design and
in the Conditions of Approval for the project. Any potentially significant impacts will be
mitigated to a level of insignificance.
SUMMARY/CONCLUSIONS
The project is a proposal for a restaurant on the site of an existing conference/banquet facility.
Staff has concerns about the removal of twenty-one (21) existing trees on the site. The
applicant retained many mature trees and will be planting additional trees. The project is
consistent with the City of Temecula General Plan, Rancho Highlands Specific Plan, and
Ordinance No. 348. The project will not have a significant effect on the environment.
FINDINGS
The proposed use conforms to all General Plan requirements and with all applicable
requirements of state law and City ordinances. The project is a permitted use within
the General Plan Land Use designation of Professional Office (O). In addition, the
project is permitted under the existing Specific Plan (SP 180) zoning.
The overall development of the land is designed for the protection of the public health,
safety and general welfare; conforms to the logical development of the land and is
compatible with the present and future logical development of the surrounding
property.
The proposed use or action complies with all other requirements of state law and local
ordinances. The proposed use complies with California Governmental Code Section
65360, Section 18.30 (Plot Plan) of Ordinance No. 348.
The proposed project will not be detrimental to the health, safety or general welfare of
the community. An Initial Study was prepared and circulated for this project. The
Initial Study indicated that although the proposed project could have a significant
impact on the environment, the significant effects would be mitigated to a level less
than significant. This is accomplished through project design and mitigation measures
contained in the Conditions of Approval.
The site is suitable to accommodate the proposed land use in terms of the size and
shape of the lot configuration, access, and intensity of use, because the proposed
planning application (Plot Plan), as conditioned, complies with the standards contained
within the City's General Plan and Ordinance No. 348.
The project is compatible with surrounding land uses. The project is located in an area
of existing and proposed commercial development.
The project has acceptable access to a dedicated right-of-way which is open to, and
useable by, vehicular traffic. Access to the project site is from a publicly maintained
road (Rancho California Road) and will ultimately have access from Ynez Road upon the
completion of the Master Plan for the Pond Park.
The design of the project and the type of improvements are such that they are not in
conflict with easements for access through or use of the property within the proposed
project.
10.
Said findings are supported by maps, exhibits and environmental documents associated
with these applications and herein incorporated by reference.
Attachments:
2.
3.
4.
PC Resolution - Blue Page 6
A. Conditions of Approval - Blue Page 10
Initial Study - Blue Page 19
Mitigation Monitoring Program - Blue Page 39
Exhibits - Blue Page 60
A. Vicinity Map
B. Zoning Map
C. General Plan Map
D Site Plan
E. Elevations
F. Landscape Plan