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HomeMy WebLinkAbout110100 PC AgendaIn compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please contact the office of the City Clerk (909) 694-6~.~?.. Notification 48 hours prior to a meeting will enable the City to make reasonable arrangements to ensure accessibility to that meeting [28 CFR 35.102.35.104 ADA Title II] AGENDA TEMECULA PLANNING COMMISSION A REGULAR MEETING CITY COUNCIL CHAMBERS 43200 BUSINESS PARK DRIVE NOVEMBER 1, 2000 -6:00 P.M. Next in Order: Resolution: No. 2000-034 CALL TO ORDER: Flag Salute: Roll Call: Commissioner Chiniaeff Chiniaeff, Mathewson, Telesio, Webster, and Chairman Guerriero PUBLIC COMMENTS A total of 15 minutes is provided so members of the public may address the Commission on items that are listed on the Agenda. Speakers are limited to three (3) minutes each. If you desire to speak to the Commission about an item not on the Agenda, a pink "Request to Speak" form should be filled out and filed with the Commission Secretary. When you are called to speak, please come forward and state your name for the record. For all other agenda items a "Request to Speak" form must be filed with the Commission Secretary prior to the Commission addressing that item. There is a three (3) minute time limit for individual speakers. CONSENT CALENDAR NOTICE TO THE PUBLIC All matters listed under Consent Calendar are considered to be routine and all will be enacted by one roll call vote. There will be no discussion of these items unless Members of the Planning Commission request specific items be removed from the Consent Calendar for separate action. A.qenda RECOMMENDATION: 1.1 Approve the Agenda of November 1, 2000. R:\PLANCOMM~Agendas~2000\I 1-1-00.doc 1 2 Minutes RECOMMENDATION: 2.1 Approve the minutes of September 6, 2000. COMMISSION BUSINESS 3 F ndin.q of Public Convenience or Necessity for Ultramar Gas Station, located at 40720 Winchester Road (Outlot at the Promenade Mall) - Thomas Thornsle¥, Associate Planner. 4 Haweston Presentation PUBLIC HEARING ITEMS Any person may submit written comments to the Planning Commission before a public hearing or may appear and be heard in support of or in opposition to the approval of the project{s) at the time of hearing. If you challenge any of the projects in court, you may be limited to raising only those issues you or someone else raised at the public hearing or in written correspondences delivered to the Commission Secretary at, or prior to, the public hearing. COMMISSIONER'S REPORTS PLANNING DIRECTOR'S REPORT ADJOURNMENT Next regular meeting: November 15, 2000, Council Chambers, 43200 Business Park Drive Temecula, CA 92590 R:~PLANCOMM~Agendas~2000\I 1-1-00.doc 2 ITEM #2 R~ PlanCom m Iminut es/0906~O MINUTES OF A REGULAR MEETING OF THE CITY OF TEMECULA PLANNING COMMISSION SEPTEMBER 6, 2000 CALL TO ORDER The City of Temecula Planning Commission convened in a regular meeting at 6:00 P.M., on Wednesday, September 6, 2000, in the City Council Chambers of Temecula City Hall, 43200 Business Park Drive, Temecula, California. ALLEGIANCE The audience was led in the Flag salute by Commissioner Mathewson. ROLL CALL Present: Absent: Also Present: Commissioners Chiniaeff, Mathewson, Telesio, Webster, and Chairman Guerriero. None. Deputy City Manager Thornhill, Director of Planning Ubnoske, Director of Public Works Hughes, Deputy Director of Public Works Parks, City Attorney Thorson, Development Services Administrator McCarthy, Fire Safety Specialist Davidson, Associate Planner Donahoe, and Minute Clerk Hansen. PUBLIC COMMENTS No comments. CONSENT CALENDAR I Agenda RECOMMENDATION: 1.1 Approve the Agenda of September 6, 2000. MOTION: Commissioner Chiniaeff moved to approve the Agenda. The motion was seconded by Commissioner Webster and voice vote reflected unanimous approval. 2 Minutes RECOMMENDATION: 2.2 Approve the minutes of July 19, 2000. MOTION: Commissioner Mathewson moved to approve the minutes, as written. The motion was seconded by Commissioner Webster and voice vote reflected approval with the exception of Chairman Guerriero who abstained with respect to Agenda Item No. 5. COMMISSION BUSINESS PUBLIC HEARING ITEMS Planning Application No. 98-0481 (Wolf Creek Specific Plan No. 12); No. 98-0482 (Wolf Creek Environmental Impact Report); No. 98-0484 (Wolf Creek General Plan Amendment); and No. 00-0052 0Nolf Creek Tentative Tract Map No. 29305) on parcels totaling 557 acres located on the east side of Pala Road, between Loma Linda Road and Fairview Avenue - Carole Donahoe RECOMMENDATION: 3.1 Adopt a resolution entitled: PC RESOLUTION NO. 2000- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA RECOMMENDING THAT THE CITY COUNCIL APPROVE THE GENERAL PLAN AMENDMENT FOR WOLF CREEK (PLANNING APPLICATION NO. PA98-0484), AND APPROVE THE WOLF CREEK SPECIFIC PLAN (PLANNING APPLICATION NO. 98-0481) ON PROPERTY TOTALING 557 ACRES LOCATED ON THE EAST SIDE OF PALA ROAD, BETWEEN LOMALINDA ROAD AND FAIRVlEW AVENUE, AND KNOWN AS ASSESSOR'S PARCEL NOS. 950-110-002, -005, -033 AND 950-180-001, -005, - 006 AND -010. 3.2 Adopt a resolution entitled: PC RESOLUTION NO. 2000- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NO. PA00-0052 (TENTATIVE TRACT MAP NO. 29305) TO SUBDIVIDE 557 ACRES INTO 47 PARCELS WHICH CONFORM TO THE PLANNING AREAS, OPEN SPACE AREAS, SCHOOL AND PARK SITES OF THE WOLF CREEK SPECIFIC PLAN, LOCATED ON THE EAST SIDE OF PALA ROAD, BETWEEN LOMA LINDA ROAD AND FAIRVlEW AVENUE, AND KNOWN AS ASSESSOR'S PARCEL NOS. 950-t10-002, -005, -0:33 AND 950-180-00t, -005, - 006 AND -010. 3.3 Adopt a resolution entitled: PC RESOLUTION NO. 2000- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA RECOMMENDING CERTIFICATION OF THE FINAL ENVIRONMENTAL IMPACT REPORT PREPARED FOR THE WOLF CREEK SPECIFIC PLAN AND RELATED ACTIONS (PLANNING APPLICATION NO. 98-0482) AND RECOMMENDING ADOPTION OF THE ENVIRONMENTAL FINDINGS PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT, A STATEMENT OF OVERRIDING CONSIDERATIONS, AND A MITIGATION MONITORING AND REPORTING PROGRAM IN CONNECTION THEREWITH FOR THE WOLF CREEK SPECIFIC PLAN, LOCATED ON THE EAST SIDE OF PALA ROAD, BETWEEN LOMA LINDA ROAD AND FAIRVlEW AVENUE, AND KNOWN AS ASSESSOR PARCEL NOS. 950-110-002, -005, -033 AND 950-180-001, -005, -006 AND -010. Commissioner Chiniaeff advised that he would be abstaining with regard to this Agenda Item, and therefore left the meeting at this time. For the record, Commissioner Webster noted that within the Environmental Impact Report (EIR) that was associated with this project, he had been referenced as an informational soume with respect to water facilities. Staff presented the project plan, as follows: Associate Planner Donahoe provided a detailed overview of the Wolf Creek Project (of record), noting the four portions of the proposal which were before the Commission for review, namely: the Specific Plan, as a whole, the EIR with the addendum and the Mitigation Monitoring Program, the General Plan Amendment which reallocates the General Plan designations on the site to comply with the Specific Plan, and lastly the 3 Tentative Tract Map which divides the planning areas; reviewed the Wolf Creek Specific Plan which encompassed 557 acres, specifying the location, the surrounding communities and uses, relaying that the applicant would provide a PowerPoint presentation detailing the Specific Plan; presented data regarding the Village Center portion of the project, noting staffs efforts with the applicant to develop the Village Center concept, specifying the location within the project of the two commercial areas, the school site, the community park, the public facilities, the proposed linkage elements, the inter loop road, the linear park, the bicycle path, the activity nodes and smaller park sites, providing additional information regarding the proposed amenities in this specific area; noted the proposed drainage greenbelt with landscaping which would run the entire length of the project along Pala Road; relayed the proposed plan to extend Kent Hindergardt Park and to add additional parking; noted the design of the residential elements to open out into the existing trail system; relayed that the applicant has proposed to phase the project, advising that additional information would be provided by Director of Public Works Hughes at which time the infrastructure and phasing of the road improvements would be addressed; noted the proposed General Plan amendment, presenting the existing and proposed designations, relaying that the amendment was a reallocation of the location of the designations in order to reflect the Specific Plan; referencing the agenda material, specified various proposed amenities; noted that there was a senior housing component within Planning Area No. 18, relaying that the applicant has provided Design Guidelines and Standards to build a senior component, noting that there would be pedestrian access to the commercial area; relayed that the project proposed a full range of residential product, noting staffs efforts with the applicant to develop Architectural Guidelines within the Specific Plan Design Guidelines, relaying that numerous past recommendations of the Commission have been implemented into the Design Guidelines (i.e., a mix of one-and two-story elements, varied roof forms, structural enhancements, four-sided articulation); noted staffs initial concern regarding the small-sized lots of 4,000 and 4,500 square feet, relaying that staff had since worked with the applicant to develop a zoning matrix which would require that those specific lot sizes provide 800 square feet of rear-yard private recreational space; noted that a final EIR had been prepared, relaying that the firm representatives (who prepared the document) were available for questions from the Commission, and that the traffic engineer who prepared the traffic study was available for questions; noted the supplemental agenda material which was inclusive of recently received correspondences regarding the project; and reiterated that Director of Public Works Hughes would provide information regarding the infrastructure issues associated with this particular project. Director of Public Works Hughes provided an overview of the infrastructure components of this particular proposal; noted that conditions imposed on the project were stringent, relaying staffs efforts to abide by the intent of the Growth Management Plan (GMP), specifically with respect to prevision of infrastructure prior to the issuance of building permits in order to ensure that the impacts created by this project would be mitigated prior to the impacts being shown on the existing street system; via maps, specified the infrastructure improvements that will exist north and south of Wolf Valley Road, noting that the applicant proposed to phase the development improvements within the Specific Plan, relaying that the northern area improvements would be developed prior to the southern improvements, clarifying that the northern improvements would be completed prior to the issuance of building permits for this area, and in the same manner the southern improvements would be in place prior to the issuance of building permits in the southern area; relayed that as part of the northern improvements, the project has been conditioned to widen Pala Road to six lanes from Loma Linda to Via Gilberto, noting that further south from Via Gilberto to Wolf Valley Road, the applicant would be required to improve this section of roadway to a four-lane arterial highway, advising that these projects would complete the frontage improvements along Pala Road in the northern portion, noting that this phase of improvements would be inclusive of the completion of the intersection project at Wolf Valley Road/Pala Road; relayed that the interior loop road, Loma Linda, and portions of Via Del Coronado would be required to be improved with full half street improvements along the project area; relayed that it was anticipated that off site (to the north of Loma Linda Road), there would be a four-lane improvement project that could potentially precede the Wolf Creek Project's development plans, noting that the City had completed interim design plans and was in the process of seeking methods to complete these off-site improvements, advising that in the event that these specific improvements were not completed off site, it would be the applicant's responsibility to find a method of completing these improvements; with respect to Wolf Valley Road, noted that from Pala Road to the easterly boundaries of the Specific Plan, Wolf Valley Road would be required to be fully completed as part of the Phase I infrastructure; relayed that prior to the 473"~ building permit which would be the onset of Phase II, the applicant would be required to have in place a funding and implementation mechanism to identify the manner in which the off-site improvements to the north would be completed which would be the 6-lane urban arterial improvements, noting the rationale for this condition; reiterated that with respect to the interior loop street (from Loma Linda Road to Wolf Valley Road), this road improvement would be included in Phase I of the project; with respect to the drainage improvements from Loma Linda Road to Wolf Valley Road, relayed that this improvement would also be encompassed in the Phase I improvements; noted that an alternative condition of the Phase I improvements would be to construct Pala Road as four lanes from Wolf Valley Road to Fairview Road to serve as an interim improvement. With respect to the Phase I1 infrastructure improvements, Director of Public Works Hughes relayed that these improvements would be inclusive of the developer's phases III and IV as far as building permits; noted that prior to the issuance of the first building permit, the applicant would be required to complete Pala Road from Wolf Valley to Fairview with full improvements as a four-lane artedal roadway inclusive of the curbs, gutters, and additional amenities associated with this type of highway road; noted that with respect to the interior loop road, the improvements from Pala Road to Wolf Valley Road would need to be completed; relayed that the applicant would be required to build the half street improvements on Fairview Road; noted that this project would be required to be complete the drainage improvements from Wolf Valley Road to Fairview Road; for information purposes, relayed that the City Council had awarded and the project was well on its way with respect to the design of Pala Road which was inclusive of the full 6- lane improvements from Highway 79 South up to Via Gilberto, and the four-lane design from Via Gilberto to Fairview Road, advising that the mechanism for provision of completing these specific projects would not have identification if this project did not go forward, noting that contracts were lit in anticipation that a cooperative arrangement would be made between the City, Pechanga, and the Wolf Creek Project; and relayed that these identified improvements were more stringent than the Environmental document suggests with regard to the impacts, advising that staff was of the opinion that the improvements were consistent with the GMP. The applicant's representatives provided an overview of this particular project, as follows: Mr. William Griffith, representing the applicant, presented an overview of the history of the project, noting the rationale for the applicant acquiring the project site; relayed that there were no environmental issues regarding this property which was an important element in the balance of the community; noted the surrounding properties; advised that the applicant's goal with respect to the Specific Plan was regarding community structure, and with that element, community infrastructure; relayed that this particular project would make a major contribution to the infrastructure in this portion of the City; noted the integral part of the General Plan this property would fulfill when the proposal would be implemented; relayed the desire to create a diversity of housing, inclusive of senior housing, small lot development, and large lot development in order to provide vast opportunities for this family-oriented community; advised that over 120 acres of the project would be devoted to improved parks, paseos, grass-lined channels, school sites and alternate facilities to benefit the families in the area; noted the applicant's efforts with Associate Planner Donahoe, Director of Planning Ubnoske, Deputy City Manager Thornhill, and alternate staff members for approximately the last two-year period, expressing gratitude to staff for their input; and provided additional information regarding the public meetings the applicant had held with the community. Mr. Barry Burnell, representing the applicant, provided a PowerPoint presentation, presenting the project site and surrounding properties; identified the roadways that surround the project; noted the fiat condition of the site; specified the Master Circulation Plan and the access points to the various development areas; relayed the existing and ongoing infrastructure improvements in the area; with respect to the drainage issues, relayed this project's contribution to the underground facilities, and to the widening project at Pala Road; presented the land use plan, inclusive of the commercial sites, the access points, the Village Center, the private recreation facility, the community park, the Fire Station, the schools, the multi-family center, relaying that the remainder of the project encompassed varying densities of single-family housing; specified the location of the neighborhood park, the potential High School site, the Middle School site, the expansion of Kent Hindergardt Park, the greenbelt which would run across the entire length of Pala Road; provided additional information regarding the Village Center and its location within the project; with respect to pubic parks, detailed the proposed extensive park and trails system, noting the opportunity for placement of large-sized trees; relayed the key components of Phase I of the project plan inclusive of implementation, the location of the small lot products and the larger lots, the parks, the private recreation center, the linear park, the school sites, the Fire Station, and the Village Center inclusive of the pedestrian plazas, and gathering places; and specified the linkage elements. Staff and the applicant's representatives addressed the Commission's comments and questions, as follows: In response to Commissioner Webster's quedes regarding the cul-de-sac length designations, Fire Specialist Davidson provided additional information regarding cul-de- sac lengths. Director of Planning Ubnoske relayed that the Fire Departments's required length would be reflected in the conditions. For Commissioner Webster, Director of Public Works Hughes relayed that the geo- technical impacts within the CEQA would be addressed by the Public Works Department at a later date. Associate Planner Donahoe advised that the CEQA reports had been sent to the Riverside County geologist for review, providing additional information regarding required setbacks on the southeast portion of the site. Deputy Director of Public Works Parks reiterated that staff would further address the setbacks when the subdivision plans were submitted. In response to Commissioner Webster's queries regarding the status of the City's Circulation Plan update, Director of Public Works Hughes noted that the Circulation Element would be updated simultaneously with the General Plan update, relaying information regarding the previous draft document that had been prepared which was solely utilized for background information since it was not an officially approved document at this time; with respect to Pala Road being widened to six lanes, advised that per the existing General Plan roadway identifications, this requirement encompassed the improvement on Pala Road 400 feet south of Loma Linda Road, providing additional information regarding the proposed transition area. For Commissioner Webster, Director of Public Works Hughes noted that this project was not conditioned to participate in the physical improvements associated with the Ultimate Interchange Improvements at the 1-15 and Highway 79 South, advising that the project was required to participate in the overall mitigation fees, providing additional information; noted the requirement of this project to verify the Level of Service (LOS) "D' was not exceeded as development occurs; and relayed that there was not a condition restricting building if the service was below LOS "D". Associate Planner Donahoe noted that the CEQA document did reference additional traffic studies as the project continues, relaying that lower levels of service could be addressed as Phase I and II are being developed, advising that staff would review this matter each time a map was processed. Noting that within the City's General Plan EIR there was a mitigation measure for submitted Specific Plans requiring the applicant to submit a Transportation Demand Management Plan for preliminary review, Commissioner Webster queried whether staff had reviewed this document. In response, Director of Planning Ubnoske relayed that relative to this Specific Plan, that data had not been submitted. Referencing the agenda material, specifically regarding Mitigation Measure No. 4, Commissioner Webster noted the requirement for a Noise Assessment Study, querying whether there was a time requirement associated with this study. In response, Associate Planner Donahoe relayed information regarding the two types of noise studies referenced in the CEQA document, noting that the timing of the noise study on the project site would be coordinated at the time of the processing of the subdivision maps. With respect to drainage improvements to the creek on site, Commissioner Webster queried whether there were any requirements for downstream creek improvements within this project. In response, Director of Public Works Hughes relayed that prior to the 473r~ building permit issuance the project would be conditioned for a funding and implementation method to identify the Pala Road widening to six lanes north of Loma Linda Road which would also include the drainage structures that would need to be contained prior to the construction of the six-lane widening project; advised that this requirement related to the trip generation that the site would impact Pala Road. Deputy Director of Public Works Parks relayed that the storm drain improvements would be a condition of any grading permit that was submitted, noting that with respect to impacts on the residential units, this matter would be addressed with the storm drain and grading plans associated with the subdivisions, relaying the potential to create detention basins that would reduce the flow downstream until such time as the ultimate improvements were installed on Pala Road; and advised that if there was a delay on the Assessment District the subdivisions that would be built (the 472 units) would be above any drainage impacts. Director of Public Works Hughes relayed that, additionally, there was a general condition placed on this project that regardless of phasing plans, each phase would be required to stand on its own with regard to flood protection. Referencing an alternate Mitigation Measure, Commissioner Webster noted the reference to the requirement for the developer-installed landscaping and irrigation to comply with the Development Code for water efficiency and drought tolerant landscaping, querying whether the requirement should be more inclusive, noting the exemption for single-family housing, and the requirement that solely thirty percent (30%) of the models built by the developer would have to comply with this standard. In response, Associate Planner Donahoe noted that per the City's Water Efficiency/Water Conservation Ordinance, the City Landscape Architect reviews all the submitted plans in terms of meeting those specific guidelines, relaying that he had reviewed the Specific Plan and the landscaping components; advised that he would also review the landscape plans for the medians, the drainage channel, and all the landscape plans in order to ensure compliance with the standards; and relayed that she would further review the data and provide additional information regarding the developer-installed front yard landscaping. Commissioner Webster queried the status of the City's project improvements in the Loma Linda Road area. In response, Director of Public Works Hughes provided an overview of the City's efforts to address this area (i.e., temporary installation of traffic circles initially, and subsequent temporary installation of stop signs on Via Cordoba), noting that, additionally, there was now a full-time Police Officer designated solely to neighborhood areas, relaying the increased enfomement program; noted that the City would conduct an additional traffic speed analysis on Via Cordoba and bdng that data back to the City Council regarding the effectiveness of the stop sign program, noting that the initial study indicated that the stop signs were not effective in slowing traffic speeds. With respect to the implementation mechanism for the improvements north of Loma Linda Road, Commissioner Mathewson queried the rationale for postponing this particular project until the 473rd building permit issuance. In response, Director of Public Works Hughes relayed that according to the traffic analysis, the interim four lanes on Pala Road north of Loma Linda Road which was required prior to the issuance of the 1st building permit would be adequate to this point in the development process; and noted that the LOS did not approach the LOS "D" until approximately the 800th permit. For Commissioner Mathewson, with respect to Loma Linda Road, Director of Public Works Hughes relayed that per the traffic analysis, this project would cause no significant impacts to this read, providing additional information. With respect to the drainage improvements south of the project, for Commissioner Mathewson, Director of Public Works Hughes confirmed that these improvements would be completed in Phase II, clarifying the conditions. Commissioner Mathewson queried the retionale for requiring the community park to be developed at the 800th building permit issuance. In response, Development Services Administrator McCarthy relayed that the recreational facilities were phased threughout the project development, advising that since 800 units was less than fifty percent (50%) of the dwelling units, staff was of the opinion that this timeframe was adequate. For Commissioner Mathewson, with respect to the potential for the sports park to replace the High School site, Associate Planner Donahoe relayed that there would need to be an addendum to the EIR to address this issue if the park site went forward, advising that staff was of the opinion that the park would generete less negative traffic impacts than the school site would have. With respect to the sports park issue, Deputy City Manager Thornhill relayed that there have been ongoing discussions with the developer regarding the proposal, noting that the matter would be addressed in Closed Session with the City Council next week; advised that staff was hopeful with respect to the potential for the sports park; noted that with respect to traffic, it was likely that the sports park would create less significant impacts; and previded additional information regarding review of the environmental impacts if the proposal went forward. With respect to the EIR and the elimination of agricultural uses, Commissioner Mathewson relayed that there appeared to be a conflict with the General Plan polices with respect to Open Space Conservation. For Commissioner Mathewson, the applicant's environmental representative confirmed that the EIR identified this project as having an unavoidable cumulative significant impact resulting in the loss of agriculture land, advising that with respect to this issue, as well as the Air Quality Impacts, the Commission would be required to indicate that the benefits of the project outweighed these impacts; and noted that the Commission could direction staff to modify the resolution that contained the statement of overriding consideretion. For the record, Director of Planning Ubnoske advised that when the City adopted the General Plan and reflected the land uses at this site, that the City's EIR reflected the same statement of overriding considerations for agriculture. In response to Commissioner Mathewson, Mr. Burnell confirmed that in Planning Area No. 5 where the minimum lot size was 4500 square feet that this was being modified to reflect a minimum lot size of 6,000 square feet; and advised that if it was the Commission's desire this modified standard could be reflected in the Specific Plan. For Commissioner Telesio, Director of Public Works Hughes specified the signals which were required in Phase I End Phase II of the development, noting the condition regarding traffic thresholds, advising that the signals could be required at earlier dates. Commissioner Telesio recommended that there be consideration to widen Pala Road to six lanes at a minimum to Wolf Valley Road, if not to Fairview Road. In response to Commissioner Telesi0, Mr. Burnell relayed that there would be a HCA with this project, which would be responsible for the maintenance of the greenbelt, and the paseo. For informational purposes, Commissioner Telesio relayed that for traffic circles to be effective calming tools there was a great advantage to engineering the installation at the preliminary stages of development, advising that if there was concern with respect to speeding (i.e., at the loop road), it would be wise to consider engineering the installations at this point in time. For Chairman Guerriero, Director of Public Works Hughes provided additional information regarding the project associated with the roadway that would connect Highway 79 South to the Loma Linda area, advising that although the project had been identified in the 5-year CIP, that no funding has been identified for this particular project's design or construction, noting that the traffic analysis did not warrant re- prioritizing this project at this time; and relayed that if it was the Commission's desire, the Commission's comments regarding the desire to raise the level of priority with respect to this project could be presented to the City Council during the next CIP process. Chairman Guerriero queried the rationale for the distance between the signals at the north loop road and Wolf Valley Road, noting concern with respect to access to Pala Road. In response, Director of Public Works Hughes relayed that the signals have been placed at the points where it was determined that this development was contributing or breaking the thresholds which would warrant the placement of signals, noting that it would not be staff's desire to place a signal at every road crossing; and provided additional information regarding access to signalized intersections within the subdivisions, advising that staff would be reluctant to condition this project to address convenience issues of an alternate development. It was noted that at 7:40 P.M. the meeting recessed, reconvening at 7:54 P.M. The applicant's traffic engineer provided additional information regarding the traffic studies prepared for this project; noted that with respect to the study which supports the environmental document, that the thrust of that study was to look at the long-range conditions of the Specific Plan cumulatively; relayed that an additional study was prepared for the purpose of analyzing the phasing of the development; for informational purposes advised that traffic conditions on Highway 79 South were extremely poor, and have been in this condition for many years, relaying that there were over 30,000 vehicles a day traveling on the roadway; advised that the traffic rePort had indicated LOS "F" on Highway 79 South, acknowledging that there were road improvements under construction in this area, and that when this work was completed the LOS levels would improve; provided additional information regarding the traffic conditions on Pala Road; clarified that these existing traffic conditions contributed to the City's very specific conditions imposed on this project, noting the City's efforts to ensure that the road improvements associated with this project would be completed prior to development occurring; with respect to the comments regarding consideration to extend the length of the six-lane widening project further on Pala Road, provided information regarding the opportunity for traffic to access Pala Road toward the north end of the project, advising that even on a long-term basis extending the six-lane widening of Pala Road would not be necessitated; relayed that with the additional signalization required by the project there would be a platooning affect with the flow of traffic which would create gaps; noted that the project was required to conduct additional traffic studies as maps are submitted to the City; referenced Condition Nos. 28, and 29 which required the project to address 10 traffic impacts; and relayed that the cumulative traffic needs had been identified in the traffic report. For Commissioner Webster, the traffic consultant relayed that at build-out the peak traffic on Wolf Valley Road would generate 14,500 average daily trips (ADT's), relaying that Pala Road currently generated between 3,000-20,000 ADT's dependent on the area; and for Chairman Guerriero, provided additional information regarding the regional impact considerations. In response to Commissioner Webster, the applicant's representative advised that the traffic analysis took into consideration a nine percent (9%) overall growth regionally, noting that the study additionally took into account the Pechanga's generation of traffic doubling, as well as, taking into account the traffic which would be generated from this particular project. For Commissioner Webster, via overheads, Mr. Griffith provided additional information regarding the development of the Village Center concept at this site, noting the focal point of the community park; specified the location of the Fire Station, and the private recreation facility, which were both accessible via the paseo system; relayed that the project took into consideration the surrounding properties when developing the Village Center Plan; noted the linkage elements; provided additional information regarding the senior component and its potential location; in response to Commissioner Webster's expressed concern regarding Wolf Valley Road being a major road, and therefore the potential for this roadway to create a physical barder with the Village Center, provided additional information regarding the signalized controlled intersection, the provisions for pedestrian linkages, the paseo system, the separated bicycle trails, noting that for safety purposes it would be advised that pedestrians cross the roadway at the signalized intersection. Commissioner Webster relayed that per numerous planning studies, the optimal walking distance to encourage pedestrian use was a quarter mile, noting that with this particular Village Center Plan the distance was approximately a half mile; and queried whether there had been consideration to split up the commercial center to encourage pedestrian activity. In response to Commissioner Webster, Mr. Griffith relayed that the walking threshold would be affected by the ease of traveling to the center, noting the applicant's efforts to create access (i.e., the paseo, and trails system). For Commissioner Webster, .Mr. Griffith relayed that this project would be inclusive of a HOA, noting that the private recreational facility would be part of that Association. Mr. Bumell relayed that the project was conditioned to provide a specified amount of acreage with respect to park facilities; provided additional information regarding the efforts to create a synergy of uses in the Village Center, noting that if the Village Center was spread out it would reduce the attraction to the site. For Commissioner Webster, Mr. Griffith provided additional information regarding the potential for a regional park (the sports park), the school site, and the implementation of the paseo system; noted that if the sports park proposal went forward, the planned 14- acre park would be reduced in size to six acres, advising that the paseos and the nodes would remain the same. 11 With respect to Commissioner Webster's query regarding whether there had been consideration to relocate the Middle School site as he had previously recommended, Mr. Griffith relayed that designating the location of the school was not within the purview of the applicant; and for informational purposes, provided the status of the school's development process. For Commissioner Webster, Mr. Griffith relayed that the rationale for the planned lot sizing was to create a diversity of housing opportunities. In response to Chairman Guerriero, Mr. Griffith relayed that the current proposal for the sports park encompassed a 40-acre site; relayed that the private recreation center would be inclusive of a clubhouse (which would be approximately 6,000 square feet) the junior Olympic-sized pool, the spa, and the water facility; for Commissioner Mathewson, noted that the recreation facility would be part of the Master Homeowner's Association; for Chairman Guerriero, specified that the senior component would be developed at a density of 22 dwelling units per acre, and for Commissioner Telesio, confirmed that this would be an age-restricted housing complex; and for Commissioner Mathewson, provided additional information regarding the varied lot sizes, reiterating the modification in Planning Area No. 5 which would no longer include 4500 square-foot lots. For Chairman Guerriero, Mr. Griffith specified the development that would take place during Phase I of the plan. The applicant's representative providing additional information regarding the proposed Fire Station, relaying that the land for this site would be dedicated as soon as the Specific Plan was approved. In response to Chairman Guerriero, Mr. Griffith relayed that the pool within the recreation facility would be a junior Olympic size pool, providing additional information regarding the proposed water play area. The public comments regarding this Agenda Item were heard at this time, reflected as follows: Mr. Wayne Hall, 4231 Agena Court, relayed his concern regarding the Fire Station, advising that it was critical to turn this designated land over to the Fire Department as soon as possible; and with respect to the Pala Road widening project, recommended that it be widened to six lanes all the way through. Mr. Roger Wall, 31685 Via Cordoba, requested the Commission to consider the impact of the recreational needs of this many new residents being added to the citizenry of Temecula. The following individuals relayed their opposition to the project: [] Mr. Peter Lucier [] Mr. MarkBroderick [] Mr. Joseph R. Terrazan [] Ms. Adrian McGregor 31257 Hiawatha Court 45501 Clubhouse Drive 31160 Lahontan 34555 Madera de Plaza 12 The above-mentioned individuals were opposed to the project for the following reasons: Traffic impacts Housing densities Commercial zone The lack of planning to widen Pala Road Noise levels Air quality Energy resources Recommended development solely of 7200 square-foot lots Recommended provision of an alternate access route to Highway 79 South Opposition to the potential to build apartment complexes Light pollution Long-term negative impacts Recommended constructing quality homes on 1-and 2-acre lots Recommended solely development of rural homes similar to surrounding development The lack of linkage for equestrian trails The lack of golf cart provisions The following individuals were proponents of the project: [] Ms. Katherine Runkle [] Mr. William Kelley 32070 Corte Bonilio 31542 Via San Carlos The above-mentioned individuals were proponents of the project for the following reasons: Applauded the developer for the paseo system and the bicycle paths Noted that the project was well-planned Recommended extending the Pala Road widening to a six-lane project Relayed that the parks would greatly benefit the community It was noted for the record that Dr. Bob Wheeler had submitted a letter addressing his concern with respect to the cumulative impacts of the project, and the lack of adequate mitigation measures to address these impacts. The applicant's representatives addressed the community comments, as follows: Mr. Samuel Alhadeff, attorney representing the applicant, relayed of brief history of working in this community for many years; noted the development in alternate portions of the City; relayed that at this particular site, it had been anticipated that the development would be a Low Medium, Medium, and High Density residential community, inclusive of commercial, open space, recreational, and institutional types of property; noted that the proposed project was at the Iow end of the density range, specifically, if the senior element was removed, noting the need for senior housing in the community; relayed that numerous traffic improvements were dependent upon the Wolf Creek community; provided additional information with respect to the project meeting or exceeding the expectations of the GMP, relaying that out of the 557 acres, 120 acres would be devoted to parks, joint use, paseos, open spaces, or school sites; commended staff for their diligent work with respect to this project; and thanked the community for their input. 13 It was noted that at 9:24 P.M. the meeting recessed, reconvening at 9:35 P.M. With respect to the overall density of the project, Mr. Burnell noted the differential between the General Plan's overall densities and the project plan that was submitted; specified the density range with the senior component, and without it; noted that the project was on the Iow end of the density range within the General Plan's designations; relayed that the applicant was working with the City to meet the GMP expectations; relayed the park requirements of 57 acres within the project, noting the vast community benefit; advised that the developer had worked diligently to achieve the General Plan's goals with respect to this project; noted the applicant's desire to address the traffic impacts, relaying that this site has been contributing financially to this matter since 1989 although not one unit has been built; and relayed that the applicant would be agreeable to a continuance. Mr. Griffith noted the public meetings that the applicant had held; relayed the importance of property value, noting the numerous features of this proposal that would add value, not solely to the project site, but to the greater community; advised that this was an extremely defining project for the City and the surrounding communities; presented additional information regarding the development in this area, noting that this site was surrounded by housing; relayed that the existing traffic conditions in this area were poor, that there were significant park, school, Fire Station, and drainage deficiencies, advising that these deficiencies would all be addressed with this particular project; noted the contributions to the bridge, and to Highway 79 South, reiterating that for 11 years the property owner has been paying $250,000 annually in special assessments; acknowledged that some individuals did not read the General Plan prior to purchasing their property and had no desire for this area to be developed; advised that this was a prime site for development, relaying that there no environmental issues, noting that the property was fiat; relayed that all the community would benefit from the infrastructure projects this particular plan would construct; advised that the project plan has gone beyond the requirements of staff, noting the grass-lined channel, and the paseo system; relayed that the focus of the plan from the onset has been to address traffic in order to provide solutions for the City; and requested the Commission for its support. For the record, Chairman Guerriero noted the Commission's receipt (via supplemental agenda material) of six letters from the following individuals and organizations: the Endangered Habitats League, William and Teri Lee Tams, Pamela Miod, Pamela J. Jones, M.D., Sterlyn and Janie Rigsby, and from the Pechanga Cultural Resource Center. The Commission relayed the following closing remarks: As previously discussed, City Attorney Thorson relayed that this issue would be continued for two weeks in order to obtain additional information regarding the park site; and noted that if the Commission had a desire for additional information that those remarks be provided at this time, recommending that the Commission's comments on the project, as a whole, be expressed after receipt of the additional information. Commissioner Mathewson relayed that he would defer his comments for two weeks, noting that one issue he desired to have more data regarding was with respect to the park site. 14 For Chairman Guerriero, Director of Planning Ubnoske relayed that the two-week continuance was agreeable to staff. Deputy City Manager Thornhill clarified that the consultant would need to address the traffic study within a one-week turnaround time in order to meet this two-week continuance time schedule. The applicant relayed agreement to providing the data in a week's time period. Commissioner Telesio requested staff and the applicant to consider the 6-lane width of Pala Road to Wolf Valley Road; and recommended that there be consideration of the installation of traffic circles on the loop read. Commissioner Webster relayed the following comments: With respect to the EIR-- Relayed that the mitigation measures to address Air Quality and Energy Conservation were not adequate provisions of mitigation with respect to these issues. With respect to the Land Use Development that minimized vehicular travel (which related to the Village Center concept) relayed that with respect to the reference to Mitigation No. 2 regarding AQMP, recommended that there be specific measures denoted regarding the implementation of this particular mitigation. With respect to the Energy Resources, relayed that the associated mitigation measure should reference additional energy conservation measures. With respect to the Noise Mitigation No. 4, relayed that there should be an identified time requirement for this measure. With respect to Drainage Mitigation Measure No. 8, noted that the timing of this measure be further clarified, and that there be additional specificity with respect to the requirements of downstream improvements with respect to the phasing of the development. W~th respect to Response No. 11-1 (in the Utilities Section) regarding the comments from Metropolitan Water District, noted that their response had indicated a mitigation measure, which was not included in the Mitigation Monitoring Program. Relayed that the developer installed landscaping and irrigation issue be further clarified, specifically with respect to the implementation. With respect to Cultural Resources, noted the letter from Pechanga requesting a monitor, relaying that the existing mitigation measure denoted that a certified archeologist would be required to monitor, advising that a settlement to this issue would be to substitute the requirement for a certified archeologist to a Pechanga Monitor. With respect to the Cumulative Impact Section, noted that the City appropriately relied on the City's General Plan EIR, relaying that the cumulative impact analysis that was conducted for the General Plan EIR (noting that the EIR was approved in 1993) was based on data from the $CAG 1989 Regional Growth Plan, noting that there were concerns regarding the baseline conditions and outdated cumulative impact analysis for that issue; relayed that while neither the impacts nor the mitigation measures may not need to be changed, that there should be a more elaborate cumulative impact analysis conducted within the EIR. 15 R: PlanCom mlm rout es,~906CO · With respect to the Specific Plan, relayed that there were numerous conflicts in the plan, noting the provision of the matrix outline regarding development standards, which denoted a maximum lot coverage percentage, relaying that in the language of the document it was stated that there was no maximum lot coverage. With respect to the Design Guidelines, noted that there was an allowable density bonus for compliance with the Design Guidelines, relaying that there was language utilized that stated encourage with respect to these issues, advising that since this was a Specific Plan that the language be more specific in order to provide clearer direction with respect to the City's and the applicant's expectations. · With respect to the Circulation within the Plan, noted that there was language requesting the utilization of narrower local streets, recommending that narrower local streets be implemented due to the provision of environmental improvement, and larger lot sizes; and recommended that parkways be installed on the local streets throughout the development. · With respect to the map, relayed that he was pleased with the modified grid layout utilizing a quasi grid in the cul-de-sacs; and recommended that there be that that type of detail in the Specific Plan, clarifying what was envisioned. With respect to the Housing Design Guidelines, reiterated his request to have additional language added addressing garage placement, recommending garage setbacks from the front of the house be at a minimum of 5-10 feet, and providing an option on the larger lots to place the garages in the rear (attached or detached); and advised that in his opinion garage placement was a critical issue and had not been adequately addressed. · Relayed a desire to have specifics with respect to a certain percentage of one-story houses and two-story houses, relaying that with respect to a variety of housing options, this issue should be addressed. · With respect to the larger lots, relayed a desire for rear placement of the garages, noting that this would provide an option for a variety of housing needs, as well as for potential Senior Housing needs; advised that when the General Plan addressed a variety of housing types within this area, it had been based upon the Land Use and Housing Element analysis as conducted at the time of the General Plan, relaying that the City was in the process of completing updates although the process had not been completed at this time; noted that within the center portion of the City that there was a lack of high density housing, relaying that he was pleased that the applicant was proposing provisions for this matter; and noted that there was a lack of larger lot sizes, recommending that staff work with the applicant to ' address this concern. · With respect to the Planning Areas, recommended consideration of a mix of larger and smaller houses within the planning areas which would provide a greater variety in the streetscape scene and a mixture of economic classes; with respect to the lot coverage issues, recommended that there be specificity denoting that for a certain size lot there could be a certain maximum size of house constructed (i.e., a 2,000 square-foot house would have to be constructed on a 5,000 square-foot minimum lot size), rather than denoting percentages. · With respect to Multi-family Housing, recommended additional Design Guidelines with respect to this element; and advised that there be a requirement to incorporate garages, in lieu of carports. · With respect to the Village Center Goals and Design Guidelines, recommended investigation of a separation of the commercial area to construct two Village Centers, acknowledging that this recommendation may not be feasible; advised that Wolf Valley Road was physical barrier, which would not satisfy the pedestrian 16 orientation; recommended placing the higher density housing at the Wolf Valley Road/Pala Road intersection, and constructing two commemial centers on the outside edge of that area, proximate to the center portion of the two neighborhoods denoted on the plan. Within the Village Center, relayed the importance of incorporating civic and public uses, noting a desire for a portion of land to be set aside for a potential church or village square that would address public and civic uses within the plan. Chairman Guerriero noted the following remarks: Relayed a desire for additional emphasis to be placed on the Senior Housing Element. With respect to the 14-foot raised landscaped median, recommended that this element be installed prior to the Phase I build-out. Concurred with Commissioner Webster's comments, regarding installation of a landscaped median on Wolf Valley Road. Recommended that there be consideration of an additional signal between the north loop road, and Wolf Valley Road. With respect to the flood control channel, queried why the entire project was not proposed to be underground. With respect to the parks, recommended installation of additional soccer fields due to the great need in the community. With respect to the corner monumentation, noted the importance of enhancing this element. Concurred with Commissioner Webster's comments regarding installing garages in the Multi-family area, especially in the Senior Housing area. With respect to page 10 of the staff report, relayed that the language states that staff may refer request for modification to the Planning Commission, recommending that f~r this particular Specific Plan, that the word may should be replaced with the word shall. With respect to grading, recommended that stdct standards be enforced (i.e., wetting down the dirt load when exiting the project). With respect to water efficient landscaping, relayed that this was an important element. Recommended that in lieu of the street/curb/sidewalk installations that there be street/curb/landscape/sidewalk installations. MOTION: Chairman Guerriero moved to continue this matter to the September 20, 2000 Planning Commission meeting. Commissioner Webster seconded the motion and voice vote reflected approval With the exception of Commissioner Chiniaeff who abstained. COMMISSIONER REPORTS Commissioner Webster reiterated his previous recommendation for the City to consider installing a three-way stop at Overland Drive, at the point where it dead- ends into Enterprise Circle West. Director of Public Works Hughes relayed that he would investigate the recommendation and provide additional information to Commissioner Webster. VVith respect to the previously discussed mall issues, Commissioner Webster queried when additional data would be received. 17 Commissioner Webster relayed that in his opinion the Commission's monetary compensation should be increased. Commissioner Mathewson requested staff to investigate the signage at the Cosco site. Director of Planning Ubnoske relayed that staff was addressing this matter, noting the discussions with the Cosco representative, advising that she would keep the Commission updated. With respect to Commissioner Mathewson's queries with respect to standards regarding ex-parte communications, staff provided additional information. Deputy City Manager Thornhill relayed that the issue could be addressed at a Planning Commission Workshop. Commissioner Mathewson requested staff to identify in the staff reports the status of adjacent properties, noting that it would be useful data for the Commission's consideration. Commissioner Telesio recommended that during the Commission discussion period associated with the review of projects that there be discussions between the Commissioners. Chairman Guerriero relayed that the ramp that leads into the Cosco site did not appear to meet ADA standards, additionally noting that there were no stanchions in place. Deputy City Manager Thomhill relayed that the City was working with Cosco on numerous issues. With respect to the RV facility located on Jefferson Avenue, Chairman Guerriero noted that this site was becoming an eyesore in the City, noting the trash remnants stored at the site. Chairman Guerdero recommended that the Commission hold a workshop in order for the Commission to address negative issues within the Commission for the purpose of creating a more cohesive working body. Additional discussion ensued regarding the noticing requirements of the workshop. In response to City Attorney Thorson, Chairman Guerriero relayed that the issues could be addressed in the form of a workshop scheduled prior to a regular Commission meeting. PLANNING DIRECTOR'S REPORT No input. 18 ADJOURNMENT At 10:26 P.M. Chairman Guerriero formally adjourned this meeting to Wednesday, September 20, 2000 at 6:00 P.M., in the City Council Chambers, 43200 Business Park Drive, Temecula. Ron Guerriem, Chairman Debbie Ubnoske, Director of Planning 19 ITEM #3 MEMORANDUM TO: FROM: DATE: SUBJECT: Planning Commission Debbie Ubnoske, Director of Planning November 1, 2000 Finding of Public Convenience or Necessity for Proposed Ultramar Gas Station, located at 40720 Winchester Road (Outlot at the Promenade Mall) Prepared by: Thomas Thomsley, Associate Planner EXISTING ZONING: Specific Plan (Temecula Regional Center Specific Plan) SURROUNDING ZONING: North: Community Commercial (CC) South: Specific Plan (SP) East: Specific Plan (SP) West: Community Commercial (CC) GENERAL PLAN DESIGNATION: Community Commercial (CC) SURROUNDING GENERAL PLAN DESIGNATIONS: North: Community Commemial (CC) South: Community Commercial (CC) East: Community Commercial (CC) West: Community Commercial (CC) BACKGROUND In December of 1999 the Planning Commission denied the request by Ultramar gas station and convenience store for a finding of Public Convenience or Necessity (PCN) required to secure a liquor license for the sale of beer and wine. At that time, the City of Temecula had exceeded the allotted number of liquor licenses recommended by the California Department of Alcoholic Beverage Control (ABC). After the Planning Commissions decision, the applicant for Ultramar determined that his business was feasible without liquor sales and requested that his Conditional Use Permit application, Planning Application No. PA99-0379, continue to be 9rocessed to permit the inclusion of a restaurant with drive-thru service. Since the approval of the Ultramar facility in January of this year, construction has neared completion for the combined gas station/convenience market and drive-thru restaurant. At this time the applicant would like to request that the Planning Commission once again consider a request for the issuance of a liquor license and make the required finding of Public Convenience or Necessity. R:\C U P~99-0379 URramar~PCN 2.doc 1 ANALYSIS The Planning Commission has developed criteria to either justify or not justify making a finding of Public Convenience or Necessity pursuant to State Law. These criteria and the staffs responses are as follows: Criteria to Justify Making a Findin,q of Public Convenience or Necessity Q: Does the proposed establishment have any unique features, which are not found in other similar uses in the community (i.e. types of games, types of food, other special services)? A: Yes. The convenience market (Farmer Mart) offers a unique atmosphere with its interior d~cor depicting a rural or "farming" theme playing off the local history of the area. In conjunction with market will be an enhanced coffee counter and a produce cart offering organic fruits and vegetable and fresh flowers. Q~ Does the proposed establishment cater to an under-served population (i.e. patrons of a different socio-economic class)? A: No. Q: Does the proposed establishment provide entertainment that would fill a niche in the community (i.e. a comedy club, jazz club, etc.) A: No. This project is not associated with entertainment. This criteria is not applicable. Q: Would the proposed mode of operation of the proposed establishment (i.e. sales in conjunction with gasoline sales, tours, etc.) be unique or differ from that of other establishments in the area? A; Yes. The owner has offered to impose his own operating restriction related to the sale of alcoholic beverages. He is willing to stop selling alcohol at 11 pm Mondaythrough Saturday and at 6 pm on Sunday along with forgoing the sale of single containers of beer under 16 ounces. Note: Staff will add conditions to his Conditional Use Permit to guarantee these /imitations. Q: Are there any geographical boundaries (i.e. rivers, hillsides) or traffic barriers (i.e. freeways, major roads, major intersections) separating the proposed establishment from other establishments? A: Yes. As mentioned above, the proposed facility is proposed to be located on the south side of Winchester Road. This is on the "going home" side of Winchester Road and will offer commuters, mall shoppers the ability to buy food, convenience items (including beer and wine) as they head home. There currently are no convenience stores that sell beer and wine on the south side of Winchester Road between 1-15 and the Nicolas Road to the northeast. Q; Is the proposed establishment located in an area where there is a significant influx of population during certain seasonal periods? A.' Yes. Population is the area is expected to be stable, with the anticipated increase during the holiday season between Thanksgiving and Christmas. R:\C U P\99-0379 Ultramar~N 2.doc 2 Criteria to Not Justify Making a Findin.q of Public Convenience or Necessity Q: Is there a proliferation of licensed establishments within a quarter mile of the proposed establishment? A: No. As mentioned above, this would allow the first use of this type on the south side of Winchester Road. However, on the north side of Winchester Road, in vicinity of the project, there are four "off-sale" establishments: Trader Joes, Ralph's Market, Chevron Mini-Mart and a Convenience Store located on the northwest corner of the intersection of Ynez and Winchester Roads. Q: Are there any sensitive uses (i.e., schools, parks, hospitals, churches) in close proximity (600 feet) to the proposed establishment? A: No, there are no sensitive uses within 600 feet of the proposed establishment. Q: Would the proposed establishment interfere with these sensitive uses? A: No. Q: Would the proposed establishment interfere with the quiet enjoyment of their property by the residents of the area? A: No. There are no residents in proximity to the area. Q: Will the proposed establishment add to law enforcement problems in the area? A: No. Staff contacted the Temecula Police Department regarding the proposed liquor license. Police officers have no objections and anticipate that the proposed sale of organically- produced beer and wine at the market and restaurant will not add substantially to law enforcement problems in the area. Number of similar uses within the City: There are 10 licenses issued to gas station/convenience establishments within the City limits. Number of other licensed establishments within I mile and 3 miles: There are 4._~2 licensed establishments ~ restaurants, 3 liquor stores/groceries, and 3 gas stations) with alcohol sales within one mile of the proposed to gas station/convenience store. A three mile radius would include existing licenses for 7._~4 restaurants, 23 groceries and 6 gas stations with alcohol sales. Conclusion: Staff recommends the Planning Commission review the information included in this report and make the appropriate finding. Attachments: Exhibits - Blue Page 4 A. Vicinity Map, including 1/4 mile radius B. Zoning Map C. General Plan R:\C U P\99-0379 Ultramar~PCN 2.doe 3 ATTACHMENT NO. 1 EXHIBITS R:\C U P~99-0379 Ultramar~PCN 2.doc 4 CITY OFTEMECULA Pro)eot CASE NUMBER: Ultramar Gas Station EXHIBIT- A PLANNING COMMISSION DATE - NOVEMBER 1, 2000 VICINITY MAP CITY OF TEMECULA EXHIBIT B - ZONING MAP DESIGNATION - SPECIFIC PLAN (SP) EXHIBIT C - GENERAL PLAN DESIGNATION - COMMUNITY COMMERCIAL (Cc) CASE NUMBER: Ultramar Gas Station PLANNING COMMISSION DATE - NOVEMBER 1, 2000 ITEM #4 MEMORANDUM TO: FROM: DATE: SUBJECT: Planning Commission Debbie Ubnoske, Director of Planning November 1, 2000 Planning Application No. PA99-0418 (Specific Plan) This workshop is intended to provide an introduction and conceptual overview of the Harveston Specific Plan to the Planning Commission. The applicant would also like to hear any issues and concerns the Planning Commission may have. The proposed plan consists of approximately 552 acres and is proposing 1,921 dwelling units within a lake community. Staff has been working with the applicant for over one year to ensure the proposed plan is consistent with the City's General Plan and meets the development and design standards required by the City of Temecula. A project summary booklet is attached for the Commission's review. The Environmental Impact Report (EIR) will not be discussed during this workshop. The EIR will be discussed in detail at future workshops with the Planning Commission. R:\T IVlL243pa99 (TM 29286)\1st Workshop Memo. PC.doe