HomeMy WebLinkAbout17-25 PC Resolution PC RESOLUTION NO. 17-25
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF TEMECULA RECOMMENDING THAT THE CITY
COUNCIL ADOPT A RESOLUTION ENTITLED "A
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
TEMECULA APPROVING A GENERAL PLAN AMENDMENT
APPLICATION TO REVISE THE GENERAL PLAN
DESIGNATION OF THREE EXISTING PARCELS FROM
PROFESSIONAL OFFICE (PO) TO MEDIUM DENSITY (M)
RESIDENTIAL IN CONNECTION WITH THE CYPRESS
RIDGE PROJECT (APNS: 961-450-003, 961-450-012, 961-
450-013) (PA15-1894)
Section 1. Procedural Findings. The Planning Commission of the City of
Temecula does hereby find, determine and declare that:
A. On December 21, 2015, John Fitzpatrick filed Planning Application Nos.
PA15-1894, a General Plan Amendment; PA15-1895, a Zone Change/Planned
Development Overlay; PA15-1893, a Tentative Tract Map; and PA15-1892 a Development
Plan. These applications (collectively "Project") were filed in a manner in accord with the
City of Temecula General Plan and Development Code.
B. Collectively, the Project consists of a change in the General Plan designation
on the site from Professional Office (PO) to Medium Density (M) residential and a rezone of
the site from Professional Office (PO) to Cypress Ridge Planned Development Overlay
District (to be known as PDO-15). PDO-15 is a series of standards and regulations that will
govern all development on the property. These standards and regulations address
architectural style, setbacks, and building height. Together, these regulations and standards
seek to ensure cohesiveness in the design and aesthetic appearance, and compatibility with
the surrounding community. In addition to the proposed PDO-15, the Project also includes a
General Plan Amendment, Tentative Tract Map, and a Development Plan for the
construction of 245 residential market rate units consisting of detached and attached cluster
units and duplex/triplex units, the conversion of 0.67-acres of an off-site existing concrete
drainage ditch into a landscaped infiltration basin, improvements to Pala Park and additional
off-site landscape improvements north of the Project site along Pechanga Parkway.
C. The Project was processed including, but not limited to a public notice, in the
time and manner prescribed by State and local law, including the California Environmental
Quality Act.
D. An Environmental Impact Report (EIR), Mitigation Monitoring and Reporting
Program, and Statement of Overriding Considerations were prepared for the Project in
accordance with the California Environmental Quality Act and the California Environmental
Quality Act Guidelines ("CEQA"). Thereafter, City staff circulated a Notice of Completion
indicating the public comment period and intent to adopt the EIR as required by law. The
public comment period commenced via the State Clearing House from March 2, 2017
through April 17, 2017. A Notice of Availability was also sent to adjacent property owners
indicating a review period of March 2, 2017 through April 17, 2017. Copies of the
documents have been available for public review and inspection at the offices of the
Community Development Department, located at City Hall, 41000 Main Street, Temecula,
California 92590; the Ronald H. Roberts Temecula Public Library located at 30600 Pauba
Road; Temecula Grace Mellman Community Library located 41000 County Center Drive,-
and
rive;and the City of Temecula website.
E. On August 2, 2017, the Planning Commission considered the Final
Environmental Impact Report ("EIR"), Planning Application Nos. PA15-1894, a General Plan
Amendment; PA15-1895, a Zone Change/Planned Development Overlay; PA15-1893, a
Tentative Tract Map; and PA15-1892, a Development Plan, at a duly noticed public hearing
as prescribed by law, at which time the City staff and interested persons had an opportunity
to, and did testify either in support of or opposition to this matter.
F. Following consideration of the entire record of information received at the
public hearing, the Planning Commission adopted Resolution No. 17-24 "A RESOLUTION
OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA RECOMMENDING
THAT THE CITY COUNCIL CERTIFY THE ENVIRONMENTAL IMPACT REPORT, ADOPT
ENVIRONMENTAL FINDINGS PURSUANT TO THE CALIFORNIA ENVIRONMENTAL
QUALITY ACT, ADOPT A STATEMENT OF OVERRIDING CONSIDERATIONS, AND
ADOPT A MITIGATION MONITORING AND REPORTING PROGRAM FOR THE
CYPRESS RIDGE PROJECT, CONSISTING OF APPROXIMATELY 22.73 ACRES
GENERALLY LOCATED ON THE NORTHEAST CORNER OF PECHANGA PARKWAY
AND LOMA LINDA ROAD (APNS: 961-450-003, 961-450-012, 961-450-013)." Resolution
No. 17-24 and the findings therein are hereby incorporated by this reference as set forth in
full.
G. The Planning Commission, at a regular meeting, considered the Project and
environmental review on August 2, 2017, at a duly noticed public hearing as prescribed by
law, at which time the City staff and interested persons had an opportunity to and did testify
either in support or in opposition to this matter.
H. All legal preconditions to the adoption of this Resolution have occurred.
Section 2. Provisions for Fiscal Impact Payments
A. The City and owner estimate that the increased costs to the City of providing
public safety and other municipal services to the area resulting from the General Plan
Amendment and change of zone for the Project will substantially exceed the municipal
revenue from the Project ("City Services Deficit"). The City has received a Fiscal Impact
Analysis, dated as of July, 2017 ("FIA"), documenting the City Services Deficit. The owners
of the property within the Project, and their successors in interest, shall pay the City the sum
of four hundred twenty dollars ($420.00) per residential dwelling unit within the Project each
year as mitigation for the City Services Deficit. Owner and its successors to the property
within the Project may fulfill this obligation through a community facilities district established
by the City pursuant to the Mello-Roos Community Facilities District Act of 1982,
Government Code Section 53311, et seq., or other appropriated financing mechanism
approved by the City; provided, however, the obligation of each owner and their successors
to pay the City Services Deficit payment under this obligation remains an obligation of the
owner and its successors regardless of the financing mechanism used to pay it and
regardless of whether there is a financing mechanism to pay it.
Section 3. Further Findings. The Planning Commission, in recommending
approval of the General Plan Amendment Application No. PA15-1894, hereby finds,
determines and declares that:
A. The General Plan Amendment is in the Public Interest;
The current General Plan designation for the Project area is Professional Office
(PO). The amendment would change this to Medium Density (M) residential. The
revised designation will allow the Project area to be consistent with the overall
residential character of the Pechanga Parkway corridor. The General Plan
Amendment is in the public interest because it provides for additional residential
options, enhancements to Pala Park, inclusion of landscaping to a portion of
Pechanga Parkway to beautify this area, and connectivity of trails in this portion of
the city.
B. The General Plan Amendment is compatible with the health, safety and
welfare of the community.
The General Plan Amendment is compatible with the health, safety, and welfare of
the community. The General Plan Amendment will ensure compliance with all
Building, Fire, and Development codes. These codes set policies and standards that
protect the health, safety and welfare of the community. In addition, the General
Plan Amendment is tied to a Planned Development Overlay that establishes specific
design guidelines and standards that ensure compatibility and interface with the
surrounding community. Therefore, the General Plan Amendment is compatible with
the health, safety and welfare of the community.
C. The General Plan Amendment is compatible with existing and surrounding
uses.
The proposed General Plan Amendment is compatible with surrounding land uses.
The current land uses north, south, east and west of the Project area consist
primarily of residential and a public park. The Project would provide for additional
residential units that are in character with the surrounding built environment.
D. The amendment will not have an adverse effect on the community and are
consistent with the goals and policies of the adopted General Plan.
The proposed General Plan Amendment is consistent with the direction, goals and
policies of the General Plan. The General Plan amendment will implement the goals
and policies of the City's General Plan, provide for residential uses in an area
comprised of residential development, and impose appropriate standards and
requirements with respect to land development in order to maintain the overall
quality of life and the environment within the City. The goals and policies in the Land
Use Element of the General Plan encourage "a land use pattern that protects and
enhances residential neighborhoods" (Goal 5). The project site is surrounded by
existing residential and the current the Land Use designation is Professional Office
(PO). A commercial office complex can be constructed on the project site with the
current land use designation. This type of use would be out of context with the
residential uses of the surrounding area. The General Plan Amendment will allow for
a market rate residential project to be located on the site by revising the land use
designation to Medium Density (M) residential. Allowing residential development to
occur in an area comprised of existing residential development will protect and
enhance the existing neighborhoods.
Section 4. Recommendation. The Planning Commission of the City of Temecula
recommends that the City Council adopt a Resolution entitled "A RESOLUTION OF THE
CITY COUNCIL OF THE CITY OF TEMECULA APPROVING A GENERAL PLAN
AMENDMENT APPLICATION TO REVISE THE GENERAL PLAN DESIGNATION OF
THREE EXISTING PARCELS FROM PROFESSIONAL OFFICE (PO) TO MEDIUM
DENSITY (M) RESIDENTIAL IN CONNECTION WITH THE CYPRESS RIDGE PROJECT
(APNS: 961-450-003, 961-450-012, 961-450-013) (PA15-1894) in the form attached to this
Resolution as Exhibit "A", attached hereto, and incorporated herein by this reference.
Section 5. PASSED, APPROVED AND ADOPTED by the City of Temecula
Planning Commission this 2nd day of August, 2017.
John Telesio, Chairman
ATTEST:
LA-e atson
Secretary
[SEAL]
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE )ss
CITY OF TEMECULA )
I, Luke Watson, Secretary of the Temecula Planning Commission, do hereby certify
that the forgoing PC Resolution No. 17-25 was duly and regularly adopted by the Planning
Commission of the City of Temecula at a regular meeting thereof held on the 2nd day of
August, 2017, by the following vote:
AYES: 4 PLANNING COMMISSIONERS: Guerriero, Telesio, Turley-Trejo, Youmans
NOES: 0 PLANNING COMMISSIONERS None
ABSENT: 1 PLANNING COMMISSIONERS Watts
ABSTAIN: 0 PLANNING COMMISSIONERS None
Luke Watson
Secretary
EXHIBIT A- CITY COUNCIL RESOLUTION GENERAL PLAN AMENDMENT
RESOLUTION NO. -
A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF TEMECULA APPROVING A GENERAL PLAN
AMENDMENT APPLICATION TO REVISE THE GENERAL
PLAN DESIGNATION OF THREE EXISTING PARCELS
FROM PROFESSIONAL OFFICE (PO) TO MEDIUM
DENSITY (M) RESIDENTIAL IN CONNECTION WITH THE
CYPRESS RIDGE PROJECT (APNS: 961-450-003, 961-
450-012, 961-450-013) (PA15-1894)
THE CITY COUNCIL OF THE CITY OF TEMECULA DOES HEREBY RESOLVE
AS FOLLOWS:
Section 1. Procedural Findings. The City Council of the City of Temecula
does hereby find, determine and declare that:
A. On December 21, 2015, John Fitzpatrick filed Planning Application Nos.
PA15-1894, a General Plan Amendment; PA15-1895, a Zone Change/Planned
Development Overlay; PA15-1893, a Tentative Tract Map; and PA15-1892 a
Development Plan. These applications (collectively "Project") were filed in a manner in
accord with the City of Temecula General Plan and Development Code.
B. Collectively, the Project consists of a change in the General Plan
designation on the site from Professional Office (PO) to Medium Density (M) residential
and a rezone of the site from Professional Office (PO) to Cypress Ridge Planned
Development Overlay District (to be known as PDO-15). PDO-15 is a series of
standards and regulations that will govern all development on the property. These
standards and regulations address architectural style, setbacks, and building height.
Together, these regulations and standards seek to ensure cohesiveness in the design
and aesthetic appearance, and compatibility with the surrounding community. In
addition to the proposed PDO-15, the Project also includes a General Plan Amendment,
Tentative Tract Map, and a Development Plan for the construction of 245 residential
market rate units consisting of detached and attached cluster units and duplex/triplex
units, the converstion of 0.67-acres of an off-site existing concrete drainage ditch into a
landscaped infiltration basin, improvements to Pala Park and additional off-site
landscape improvements north of the Project site along Pechanga Parkway.
C. The Project was processed including, but not limited to, a public notice, in
the time and manner prescribed by State and local law, including the California
Environmental Quality Act.
D. An Environmental Impact Report (EIR), Mitigation Monitoring and
Reporting Program, and Statement of Overriding Considerations were prepared for the
Project in accordance with the California Environmental Quality Act and the California
Environmental Quality Act Guidelines ("CEQA"). Thereafter, City staff circulated a
X:\Planning\2015\PA15-1892 Cypress Ridge DP\Planning\Hearing\City Council Resolution General Plan Amendment.docx
Notice of Completion indicating the public comment period and intent to adopt the EIR
as required by law. The public comment period commenced via the State Clearing
House from March 2, 2017 through April 17, 2017. A Notice of Availability was also
sent to adjacent property owners indicating a review period of March 2, 2017 through
April 17, 2017. Copies of the documents have been available for public review and
inspection at the offices of the Community Development Department, located at City
Hall, 41000 Main Street, Temecula, California 92590; the Ronald H. Roberts Temecula
Public Library located at 30600 Pauba Road; Temecula Grace Mellman Community
Library located 41000 County Center Drive; and the City of Temecula website.
E. On August 2, 2017, the Planning Commission considered the Final
Environmental Impact Report (EIR), Planning Application Nos. PA15-1894, a General
Plan Amendment; PA15-1895, a Zone Change/Planned Development Overlay; PA15-
1893, a Tentative Tract Map; and PA15-1892, a Development Plan, at a duly noticed
public hearing as prescribed by law, at which time the City staff and interested persons
had an opportunity to, and did testify either in support of or opposition to this matter.
F. Following consideration of the entire record of information received at the
public hearing, the Planning Commission adopted Resolution No. 17- "A
RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA
RECOMMENDING THAT THE CITY COUNCIL CERTIFY THE ENVIRONMENTAL
IMPACT REPORT, ADOPT ENVIRONMENTAL FINDINGS PURSUANT TO THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT, ADOPT A STATEMENT OF
OVERRIDING CONSIDERATIONS, AND ADOPT A MITIGATION MONITORING AND
REPORTING PROGRAM FOR THE CYPRESS RIDGE PROJECT, CONSISTING OF
APPROXIMATELY 22.73 ACRES GENERALLY LOCATED ON THE NORTHEAST
CORNER OF PECHANGA PARKWAY AND LOMA LINDA ROAD (APNS: 961-450-003,
961-450-012, 961-450-013)."
G. Following consideration of the entire record of information received at the
public hearings and due consideration of the proposed Project, the Planning
Commission adopted Resolution No. 17- "A RESOLUTION OF THE PLANNING
COMMISSION OF THE CITY OF TEMECULA RECOMMENDING THAT THE CITY
COUNCIL ADOPT A RESOLUTION ENTITLED "A RESOLUTION OF THE CITY
COUNCIL FO THE CITY OF TEMECULA APPROVING A GENERAL PLAN
AMENDMENT APPLICATION TO REVISE THE GENERAL PLAN DESIGNATION OF
THREE EXISTING PARCELS FROM PROFESSIONAL OFFICE (PO) TO MEDIUM
DENSITY (M) RESIDENTIAL IN CONNECTION WITH THE CYPRESS RIDGE
PROJECT (APN 961-450-003, 961-450-012, 961-450-013).
H. On July 11, 2017, the City Council of the City of Temecula considered the
Project and the EIR, Mitigation Monitoring and Reporting Program, and Statement of
Overriding Considerations, at a duly noticed public hearing at which time all interested
persons had an opportunity to and did testify either in support or in opposition to this
matter. The Council considered all the testimony and any comments received regarding
X:\Planning\2015\PA15-1892 Cypress Ridge DP\Planning\Hearing\City Council Resolution General Plan Amendment.docx
the Project and the EIR, Mitigation Monitoring and Reporting Program, and Statement of
Overriding Considerations prior to and at the public hearing.
I. Following the public hearing, the Council adopted Resolution No. 17-
"A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TEMECULA
CERTIFYING THE FINAL ENVIRONMENTAL IMPACT REPORT, ADOPTING
FINDINGS PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT,
ADOPTING A STATEMENT OF OVERRIDING CONSIDERATIONS, AND ADOPTING
A MITIGATION MONITORING AND REPORTING PROGRAM FOR THE Cypress
Ridge PROJECT, CONSISTING OF APPROXIMATELY 22.73 ACRES, GENERALLY
LOCATED ON THE NORTHEAST CORNER OF PECHANGA PARKWAY AND LOMA
LINDA ROAD (APNS: 961-450-003, 961-450-012, 961-450-013)." Resolution No. 17-
and the findings therein are hereby incorporated by this reference as set forth in
full.
J. All legal preconditions to the adoption of this Resolution have occurred.
Section 2. Provisions for Fiscal Impact Payments
The City and owner estimate that the increased costs to the City of providing
public safety and other municipal services to the area resulting from the General Plan
Amendment and change of zone for the Project will substantially exceed the municipal
revenue from the Project ("City Services Deficit"). The City has received a Fiscal Impact
Analysis, dated as of July, 2017 ("FIA"), documenting the City Services Deficit. The
owners of the property within the Project, and their successors in interest, shall pay the
City the sum of four hundred twenty dollars ($420.00) per residential dwelling unit within
the Project each year as mitigation for the City Services Deficit. Owner and its
successors to the property within the Project may fulfill this obligation through a
community facilities district established by the City pursuant to the Mello-Roos
Community Facilities District Act of 1982, Government Code Section 53311 , et seq., or
other appropriated financing mechanism approved by the City; provided, however, the
obligation of each owner and their successors to pay the City Services Deficit payment
under this obligation remains an obligation of the owner and its successors regardless
of the financing mechanism used to pay it and regardless of whether there is a financing
mechanism to pay it.
Section 3. The City Council in approving the General Plan Amendment hereby
finds, determines and declares that:
General Plan Amendment
A. The General Plan Amendment is in the Public Interest;
The current General Plan designation for the Project area is Professional Office
(PO). The amendment would change this to Medium Density (M) residential. The
revised designation will allow the Project area to be consistent with the overall
X:\Planning\2015\PA15-1892 Cypress Ridge DP\Planning\Hearing\City Council Resolution General Plan Amendment.docx
residential character of the Pechanga Parkway corridor. The General Plan Amendment
is in the public interest because it provides for additional residential options,
enhancements to Pala Park, inclusion of landscaping to a portion of Pechanga Parkway
to beautify this area, and connectivity of trails in this portion of the city.
B. The General Plan Amendment is compatible with the health, safety and
welfare of the community.
The General Plan Amendment is compatible with the health, safety, and welfare
of the community. The General Plan Amendment will ensure compliance with all
Building, Fire, and Development Codes. These codes set policies and standards that
protect the health, safety and welfare of the community. In addition, the General Plan
Amendment is tied to a Planned Development Overlay that establishes specific design
guidelines and standards that ensure compatibility and interface with the surrounding
community. Therefore, the General Plan Amendment is compatible with the health,
safety and welfare of the community.
C. The General Plan Amendment is compatible with existing and surrounding
uses.
The proposed General Plan Amendment is compatible with surrounding land
uses. The current land uses north, east and west of the project area consist primarily of
residential, and a public park. The project would provide for additional residential units
that are in character with the surrounding built environment.
D. The amendment will not have an adverse effect on the community and are
consistent with the goals and policies of the adopted General Plan.
The proposed General Plan Amendment is consistent with the direction, goals
and policies of the General Plan. The General Plan amendment will implement the
goals and policies of the City's General Plan, provide for residential uses in an area
comprised of residential development, and impose appropriate standards and
requirements with respect to land development in order to maintain the overall quality of
life and the environment within the City. The goals and policies in the Land Use
Element of the General Plan encourage "a land use pattern that protects and enhances
residential neighborhoods" (Goal 5). The Project site is surrounded by existing
residential and the current the Land Use designation is Professional Office (PO). A
commercial office complex can be constructed on the Project site with the current land
use designation. This type of use would be out of context with the residential of the
surrounding area. The General Plan Amendment will allow for a market rate residential
project to be located on the site by revising the land use designation to Medium Density
(M) residential. Allowing residential development to occur in an area comprised of
residential development will protect and enhance the existing neighborhoods.
Section 4. Amendment to the Land Use Policy Map. The Land Use Policy
Map Figure LU-3 in the Land Use Element of the General Plan is hereby amended to
identify that the designation of Parcels APNs 961-450-003, 961-450-012 and 961-450-
X:\Planning\2015\PA15-1892 Cypress Ridge DP\Plan ning\Hearing\City Council Resolution General Plan Amendment.docx
013 is changing from Professional Office (PO) to Medium Density (M) Residential as
provided in Exhibit "A," attached hereto incorporated herein by this reference as though
set forth in full.
Section 5. City Manager Authorization. The City Manager is hereby authorized
and directed to take all steps necessary to implement this General Plan Amendment.
Section 6. Consistency with General Plan. The Land Use Element of the
General Plan, as amended by this Resolution, is consistent with the other elements of
the General Plan, in conformity with Government Code Section 65300.5. Insofar as
other portions of the General Plan need to be revised to effectuate this General Plan
Amendment, the City Clerk is hereby authorized and directed to make all necessary
revisions to effectuate this General Plan Amendment.
Section 7. Severability. If any portion, provision, section, paragraph,
sentence, or word of this Resolution is rendered or declared to be invalid by any final
court action in a court of competent jurisdiction, or by reason of any preemptive
legislation, the remaining portions, provisions, sections, paragraphs, sentences, and
words of this Resolution shall remain in full force and effect and shall be interpreted by
the court so as to give effect to such remaining portions of the Resolution.
Section 8. Effective Date. This Resolution shall take effect upon the effective
date of Ordinance No. "AN ORDINANCE OF THE CITY COUNCIL OF THE CITY
OF TEMECULA AMENDING TITLE 17 OF THE TEMECULA ZONING CODE TO ADD
A NEW ARTICLE XVI (CYPRESS RIDGE PLANNED DEVELOPMENT OVERLAY
DISTRICT 15) TO CHAPTER 17.22 (PLANNED DEVELOPMENT OVERLAY ZONING
DISTRICT) ON A 22.73 ACRE SITE GENERALLY LOCATED ON THE NORTHEAST
CORNER OF PECHANGA PARKWAY AND LOMA LINDA ROAD (APNS: 961-450-003,
961-450-012, 961-450-013) AND AMENDING THE TEMECULA ZONING MAP (PA15-
1895)."
Section 9. Notice of Adoption. The City Clerk shall certify to the adoption of
this Resolution and cause it to be published in the manner required by law.
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PASSED, APPROVED, AND ADOPTED by the City Council of the City of
Temecula this day of , 2017.
Maryann Edwards, Mayor
ATTEST:
Randi Johl, City Clerk
[SEAL]
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss
CITY OF TEMECULA )
I, Randi Johl, City Clerk of the City of Temecula, do hereby certify that the
foregoing Resolution No. - was duly and regularly adopted by the City Council of the
City of Temecula at a meeting thereof held on the day of by the
following vote:
AYES: COUNCIL MEMBERS:
NOES: COUNCIL MEMBERS:
ABSTAIN: COUNCIL MEMBERS:
ABSENT: COUNCIL MEMBERS:
Randi Johl, City Clerk
X:\Planning\2015\PA15-1892 Cypress Ridge DP\Planning\Hearing\City Council Resolution General Plan Amendment.docx
EXHIBIT A
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Proposed General Plan