HomeMy WebLinkAbout021804 PC Agenda
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AGENDA
TEMECULA PLANNING COMMISSION
REGULAR MEETING
CITY COUNCIL CHAMBERS
43200 BUSINESS PARK DRIVE
FEBRUARY 18, 2004 - 6:00 P.M.
CALL TO ORDER
Flag Salute:
Commissioner Chiniaeff
Roll Call:
Guerriero, Mathewson, Olhasso, Telesio and Chiniaeff
PUBLIC COMMENTS
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A total of 15 minutes is provided so members of the public may address the Commission
on items that are not 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
salmon colored "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 QI!Q!: 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.
Aqenda
RECOMMENDATION:
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1.1 Approve the Agenda of February 18, 2004
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2 Minutes
RECOMMENDATION:
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2.1 Approve the Minutes of January 21, 2004
3 Director's Hearinq Case Update
RECOMMENDATION:
3.1 Approve the Director's Hearing Case Update for January 2004
COMMISSION BUSINESS
4 Public Necessitv and Convenience Findinqs (41715 Enterprise Circle. North. Suite 208. Z.C.
Auctions). Dan Lonq. Associate Planner
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.
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New Items
5 Planninq Application No. PAO3-0721 A proposal to chanqe the General Plan des;qnation
from Very Low (Vl) Density Residential to Professional Office (PO). a Zoninq Map
amendment from Very Low (Vl) Densitv Residential to Planned Development Overlay
(PDO). and a Development Code amendment to include Sections 17.22.190 throuqh
17.22.198. DePortola Planned Development Overlav District, on 8 parcels totalinq 21.7
acres. located at the northwest and southwest corner of DePortola and Marqarita Roads in
the Citv of Temecula (APN's 959-050-003. 004. 007. 008 & 959-080-002. 003. 004. 005).
Sheila Powers. Associate Planner
6 Planninq Application No. PA03-0444 Development Plan to construct two restaurants totalinq
10.385 square feet and a 22.000 square foot retail buildinq on 4.09 net acres located at the
southeast corner of Overland and Ynez Road. (APN 921-810-027). Sheila Powers,
Associate Planner
7 Planninq Application No. PAO3-0711 a Conditional Use Permit and Development Plan to
construct a 3-story office buildinq with a retail portion on the first floor and offices on the
second and third floors. totalinq 17.334 square feet on a 7.000 square foot lot. located at the
northwest corner of Mercedes Street and Fifth Street, Rick Rush. Associate Planner
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8 Planninq Application No. PA03-0279 A Tentative Tract Map (TTM30990) to subdivide 3
existinq lots totalinq 40.349 square feet into 5 sinqle-family lots. located on the west side of
Pujol Street and north of First Street, Rick Rush. Associate Planner
9 Planninq Application No. PA03-0429 a Conditional Use Permit and Development Plan to
construct an 8.862 square foot office/warehouse buildinq and an 8.560 square foot office/
warehouse buildinq on 1.87 acres of land located at the corner of Enterprise Circle South
and Enterprise Circle West, Rick Rush. Associate Planner
COMMISSIONER'S REPORTS
PLANNING DIRECTOR'S REPORT
ADJOURNMENT
Next regular meeting: March 3, 2004
Council Chambers
43200 Business Park Drive
Temecula, CA 92590
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ITEM #2
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MINUTES OF A REGULAR MEETING
OF THE CITY OF TEMECULA
PLANNING COMMISSION
JANUARY 21, 2004
CALL TO ORDER
The City of Temecula Planning Commission convened in a regular meeting at 6:00 P.M., on
Wednesday January 21, 2004, in the City Council Chambers of Temecula City Hall, 43200
Business Park Drive, Temecula, California.
ALLEGIANCE
Commissioner Mathewson led the audience in the Flag salute.
ROLL CALL
Present:
Commissioners Guerriero, Mathewson, Olhasso, Telesio, and Chairman
Chiniaeff.
Absent
None.
PUBLIC COMMENTS
No comments.
CONSENT CALENDAR
1 Aqenda
RECOMMENDATION:
1.1 Approve the Agenda of January 21, 2004.
2 Director's Hearinq Case Update
RECOMMENDATION:
2.1 Approve the Director's Hearing Case Update for December 2003.
3 Minutes
RECOMMENDATION:
3.1 Approve the Minutes of December 3, 2003.
MOTION: Commissioner Guerriero moved to approve the Consent Calendar. Commissioner
Olhasso seconded the motion and voice vote reflected approval with the exception of
Chairman Chiniaeff who abstained on Item No. 3.1
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COMMISSION BUSINESS
Elect new Chairperson.
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MOTION: Commissioner Guerriero moved to appoint Commissioner Telesio as Chairman 2004
and Commissioner Mathewson as Vice-Chairman. Commissioner Olhasso seconded the
motion and voice vote reflected unanimous approval.
At this time, newly appointed Chairman Telesio proceeded with the meeting.
Continued from December 17, 2003
4 Planninq Application No. PAO3-0733 Marqarita Medical Plaza Sian Proqram a request to
approve a revised Sian Proqram to allow second stOry siqnaqe and revise the provisions of
the approved Sian Proqram located on the southeast corner of Marqarita Road and North
General Kearnev Road
Senior Planner Naaseh presented an overview of the proposed revised Sign Program, relaying
the following:
. That the applicant and his tenants have agreed to remove all first-story signage;
. That all signage along Margarita will be black individual channel letters with halo lighting;
that these signs will be a smaller version of the D&D signs in the Overland Corporate
Center;
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. That the proposed signs are consistent with the direction staff received from the
Commission, with the exception of the size of one of the second-story signs for
Advanced Orthopedic Surgery Center,
. That the second-story signs will be smaller in size than the first-story signs; that the first-
story signs will be 1 :1, 1-square foot per lineal foot; that the second-story signs will be Y2
square foot per lineal foot;
. That the tower signs for identification were deleted;
. That all internal inconsistencies were rectified;
That the exposed raceways will not be utilized;
. That the parking lot signs will remain the same.
For Commissioner Mathewson, Mr. Naaseh stated that the applicant fully accepts the deletion of
the tower signs.
At this time, the Public Hearing was opened.
Mr. Edward Anderson, 42752 Mt. Shadow Road, the applicant, relayed the following:
. That the existing signage will be taken out and will be replaced with halo lighting;
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That the upper-story signage would be half the size of the first floor, which will be more
esthetically pleasing;
. That the applicant appreciated staff's and Planning Commission's input;
. That the applicant is in agreement of the proposed revised sign program.
At this time, the Public Hearing was closed.
Commissioner Guerriero thanked former Chairman Chiniaeff, Principal Planner Naaseh, and the
applicant for working together to achieve such results and relayed that he would be in favor of
the proposed revised sign program.
Commissioner Mathewson echoed Commissioner Guerriero's comments.
MOTION: Commissioner Chiniaeff moved to approve staff's recommendation. Commissioner
Guerriero seconded the motion and voice vote reflected unanimous approval.
For the Commission, Planning Director Ubnoske relayed that Senior Planner Naaseh will be
leaving the City of Temecula.
Per the request of Planning Director Ubnoske, this item was addressed out of order.
6 Planninq Application No. PA03-0176 a Development Plan to construct, operate and
establish a 17,505 square foot commercial two-stOry buildinq on 1.15 acres located at 41720
Winchester Road
Associate Planner Rush presented an overview of the staff report (as per agenda material),
noting the following:
That the following two bullets arose since the writing of the staff report;
0 That the applicant requested replacing the two Fern Pine Trees with two Queen
Palms;
0 That Condition of Approval No. 38, (Permanent landscape and irrigation plans
shall be submitted to the Planning Department and Department of Public Works
for review and approval) be deleted;
That Condition of Approval 41 b (Driveways shall conform to the applicable City of
Temecula Standard No., 207A) be kept
. That the project would be requesting a .044 ratio increase and that staff would be of the
opinion that the application provide exceptional architecture;
. That the applicant has provided the following:
0 Significant wall articulation;
0 Covered arcade at the first level of the building;
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0 Courtyards on the west and east side of the second-story of the building;
0 Multi-panel pitched roof;
0 Roof overhangs;
0 Recessed windows;
0 Stepped-back, second-story;
0 Substantial building base at first and second-level.
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. That staff will need direction for signage at the second floor;
. That the project has been conditioned to submit a comprehensive sign program that will
be approved by staff and the Planning Director.
At this time, the Public Hearing was opened.
Mr. Paul Gupta, 32218 Corte Tomatlan, of Bianca properties, noted the following:
. That the applicant provided more than minimum landscaping requirements for the
project;
. That two patio seating areas will be provided.
For Commissioner Chiniaeff, Mr. Gupta stated that screening the stair rail would be challenging.
For Commissioner Mathewson, Mr. Gupta relayed that the applicant will be providing patio
furniture and additional landscaping.
Commissioner Guerriero also expressed concern with the stair rail.
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Mr. Gupta stated that the construction consultant will address the Planning Commission's
concerns in regards to the stair rail.
Mr. Veusey, 27663 Commerce Court, construction consultant, stated that he will revise the stair
rail per the Commission's request.
Mr. Fagan, 42011 Avenida Vista Ladera, representing Mr. Gupta, requested that Condition of
Approval No. 38, (Permanent landscape and irrigation plans shall be submitted to the Planning
Department and the Department of Public Works for review and approval) be deleted and
requested that Deputy Public Works Director Parks interpret Condition of Approval 41b.
It was noted by Mr. Public Works Parks relayed that the driveway should be replaced with a
commercial driveway which will be safer.
Commissioner Mathewson noted that he would have the applicant return with a sign program.
The Commission is in concurrence of stair rail improvements, enhanced landscaping, applicant
returning with a sign program for approval, no logo signage, Condition of Approval No. 41 b
(Driveways shall conform to the applicable City of Temecula Standard No. 207A), be kept in the
conditions, and modify Condition of Approval 25 (The applicant shall submit a comprehensive
sign program for review and approval by the Planninq Commission),
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Mr. Gupta relayed his agreement with the Planning Commission's suggestions, noting that he
will readdress the Planning Commission with a sign program for review.
At this time, the Public Hearing was closed.
MOTION: Commissioner Olhasso moved to approve staff's recommendations with the noted
changes of landscaping, stair rail, and deletion of Condition of Approval No. 38, retaining
Condition of Approval No. 41 b, modifying Condition of Approval No. 25, and readdressing a
sign program for review. Commissioner Chiniaeff seconded the motion and voice vote reflected
unanimous approval.
Continued from January 7,2004
5 Planninq Application No. PA03-0347 submitted by Griffin Communities, a Product Review
for 100 detached sinqle familv residences within Planninq Area 4A of the Roripauqh Ranch
Specific Plan located south of Murrieta Hot Sprinqs Road and west of the future extension of
Butterfield Staqe Road (APN: 957-340-001\
Associate Planner Long presented staff report (as per agenda material), noting the following:
. That a subcommittee met with staff and the applicant on December 3, 2003, and
discussed the major concepts that needed to be addressed;
. That staff reviewed the revised plans and determined that most of the concerns of the
Planning Commission have been addressed except for the following:
A.
Plan One
Elevation A - Mediterranean:
a. Remove shutters and enlarge the arched window on front elevation.
b. Add arched windows on the sides and rear elevations and remove
shutters.
Elevation C - Craftsman:
c. Revise front window to a pediment style window.
d. Revise rear elevation window to a pediment style window.
e. Revise garage door style by providing a wood appearance and
eliminating windows.
Plan Two
Elevation C - Craftsman:
a. Wrap the band around to the side from the porch to the garage.
c. Revise rear elevation window(s) to a pediment style window to match
front.
Revise garage door style by providing a wood appearance and
eliminating windows.
Elevation D - Monterey:
a. Extend front balcony to the edge of the residence above garage.
d. Provide decorative windowsills on side and rear elevations.
Plan Three
Elevation B - Ranch:
a. Add decorative windowsills to rear elevation window on second story and
on left elevation window above double-doors.
B.
d.
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Elevation C - Craftsman:
a. Add pediment style windows on left elevation window above double doors
and on second-story of rear elevation.
Revise garage door style by providing a wood appearance and
eliminating windows.
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c.
D.
Plan Four
Elevation B - Ranch:
a. Provide decorative windowsills on rear and side elevations.
Elevation C - Craftsman:
a. Revise the rear window on the second elevation to a pediment style
window.
Revise garage door style by providing a wood appearance and
eliminating windows.
Elevation D - Monterey:
a. Extend the balcony on the second-story of the front elevation on the
opposite side of the tower element to extend to the edge of the
residence.
c.
The above mentioned Conditions were not addressed by the applicant.
At 8:00 Commissioner Mathewson excused himself from the dais due to illness.
After much discussion between the Commission, staff of KTGY, and Mr. Steve Albert, the above
mentioned conditions were approved by the Commission.
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MOTION: Commissioner Guerriero moved to approve the above mentioned conditions as well
as add Plan Two C - add gable over back door and Plan Three C - add battered column to
match battered columns on the front porch. Commissioner Chiniaeff seconded the motion and
the voice vote reflected approval with the exception of Commissioner Mathewson who was
absent.
(Previously discussed, see pages 3 and 4)
6 Planninq Application No. PA03-0176 a Development Plan to construct, operate and
establish a 17,505 square foot commercial two-stOry buildinq on 1.15 acres located at 41720
Winchester Road
7 Planninq Application No. PA03-0525 a Minor Conditional Use Permit to establish 1,655
SqUare foot wine tastinQ and retail establishment in an existinQ commercial buildinQ located
at 27493 Ynez Road
Associate Planner Long presented a brief staff report (as per agenda material), noting the
following:
. That the project will include a facade improvement to include a wrought iron fence area
for wine tasting similar to the adjacent facility;
. That staff conditioned the project to conform the wrought iron gate to match the color
and style of the adjacent facility;
. That staff would recommend wrought iron furnishings for the patio area;
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. That the applicant requested a Type 42 (beer and wine consumption on and off site) and
Type 20 (sale of beer and wine for off site consumption);
. That there are no public parks, religious institutions, or schools located within 500 feet of
the proposed facility;
. That staff requested that the Police Conditions of Approval be added to the record.
Commissioner Guerriero expressed concern with the Police Department's Policy.
Director of Planning Ubnoske relayed that a Condition of Approval could be added stating that
all fencinq shall be approved by the Director of Planninq.
At this time, the Public Hearing was opened.
Mr. Michael Cho, 3991 Mc Carther Blvd, representing Temecula Valley Wine Company, relayed
the following:
. That the applicant is in agreement with the proposed conditions in staff's report;
. That Alcohol Beverage Control (ABC) does not have specific guidelines in terms of fence
height;
. That the applicant is requesting that Condition of Approval No. 21 (provide precise
grading plan at plan check submittal to check accessibility for persons with disabilities)
be deleted; that this is an existing facility and that there will be no changes to the exterior
grade;
. That the applicant requested that Condition of Approval No.7, operation hours be
extended past 8:00 p.m. for special events.
Director of Planning Ubnoske noted that any special event will require a Temporary Use Permit
through the City and that if special hours were needed, it would require a separate permit.
Mr. Cho relayed that ABC will be taking the City's conditions.
Commissioner Guerriero suggested adding a caveat to the Conditions of Approval No.7 with an
approved special use permit, the hours could be extended to 11 :00 p.m.
Ms. Ubnoske relayed that staff has no concerns with deleting Condition of Approval No. 21.
At this time, the Public Hearing was closed.
Commissioner Guerriero relayed that he would support this project.
MOTION: Commissioner Chiniaeff moved to approve staff's recommendation, deleting
Condition of Approval No. 21 (provide precise grading plan at plan check submittal to check
accessibility for persons with disabilities), adding the language upon approval of a temporary
use permit, hours may be extended to 11 :00 p.m. to Condition of Approval No.7.
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Commissioner Olhasso seconded the motion and voice vote reflected approval with the
exception of Commissioner Mathewson who was absent.
COMMISSIONER'S REPORTS
Commissioner Chiniaeff thanked staff in regard to the fountain at Stuart Andersons and also
requested that staff no longer provide each Commissioner with blueprints for architectural
review, noting that a full set of drawings at Commission meetings is all that would be needed,
PLANNING DIRECTOR'S REPORT
Director of Planning Ubnoske had no reports at this time.
ADJOURNMENT
Commissioner Chiniaeff requested that his meeting be adjourned in the memory of Patricia
Olhasso.
At 8:25 p.m., Chairman Telesio formally adjourned this meeting to the next reaular meetina to
be held on Wednesday. February 4. 2004 at 6:00 P.M., in the City Council Chambers, 43200
Business Park Drive, Temecula.
Debbie Ubnoske
Director of Planning
Dennis W. Chiniaeff
Chairman
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ITEM #3
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CITY OF TEMECULA
COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION
MEMORANDUM
TO:
Planning Commission
FROM:
Debbie Ubnoske, Director of Planning
DATE:
February 18,2004
SUBJECT:
Director's Hearing Case Update
Planning Director's Agenda items for January 2004
January 8,2004 PA03-0390 A Development Plan to construct an Toyota
automotive service building totaling 5,469 Temecula
square feet on 3.5 acres, located at 41902 Valley
Motor Car Parkway
January 15, 2004 PA03-0654 A Minor Conditional Use Permit for the sale Salim Purmul Approved
of used automobiles from a showroom
located in a 1,500 square foot suite within
an existing light industrial building at 43122
Via Dos Picos
January 15, 2004 PA03-0533 A Product Plan Review for a 28 lot Scott Approved
subdivisioin in Crowne Hill Tract TM 26941, Woodside
located east of Crowne Hill Drive, south of
Pauba Road and north of Old Kent Road
Attachments:
1,
Action Agendas - Blue Page 2
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P:\PLANNINGID IRHEARIMEMOI2004\O 1- 2004.doc
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P:\PLANNING\D IRHEARIMEMO\2004\OI- 2004.doc
ATTACHMENT NO.1
ACTION AGENDAS
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ACTION AGENDA
TEMECULA PLANNING DIRECTOR'S HEARING
REGULAR MEETING
JANUARY 8, 20041:30 PM
TEMECULA CITY HALL MAIN CONFERENCE ROOM
43200 Business Park Drive
Temecula, CA 92590
CALL TO ORDER: Don Hazen, Principal Planner
PUBLIC COMMENTS
A total of 15 minutes is provided so members of the public can address the Principal 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 Principal Planner about an item not listed on the Agenda, a
white "Request to Speak" form should be filled out and filed with the Principal Planner.
When you are called to speak, please come forward and state vour name and address.
Item No.1:
Project Number:
Project Title:
Applicant:
Location:
PA03-0390
Development Plan
Toyota of Temecula Valley
41902 Motor Car Parkway, generally located on the east side of
Motor Car Parkway, approximately 500 feet north of Solana Way.
Request for a Development Plan to construct an automotive service
building totaling 5,469 square feet on 3.05 acres.
Exempt (per Section 15332 of the California Environmental Quality
Act).
909-370-012 & 909-370-016
Stuart Fisk
APPROVED
Proposal:
Environmental Action:
APN:
Project Planner:
ACTION:
P,IPlANNINGlDIRHEARlAgendas\2004\OI-O8-04 Action Agenda.doc
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ACTON AGENDA
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TEMECULA PLANNING DIRECTOR'S HEARING
REGULAR MEETING
JANUARY 15, 20041:30 PM
TEMECULA CITY HALL MAIN CONFERENCE ROOM
43200 Business Park Drive
Temecula, CA 92590
CALL TO ORDER: Don Hazen, Principal Planner
PUBLIC COMMENTS
A total of 15 minutes is provided so members of the public can address the Principal 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 Principal Planner about an item not listed on the Agenda, a
white "Request to Speak" form should be filled out and filed with the Principal Planner.
When you are called to speak, please come forward and state vour name and address.
Item No.1:
Environmental Action:
PA03-0654
Minor Conditional Use Permit
Salim Purmul .
Located at 43122 Via Dos Picos, #C
A Minor Conditional Use Permit for the sale of used automobiles from
a showroom located in a 1,500 square foot suite within an existing
light industrial building..
This project is exempt from CEQA review due to Class 1 Categorical
Exemption 15301 (Existing Facilities).
921-040-013
Stuart Fisk
APPROVED
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Project Number:
Project Title:
Applicant:
Location:
Proposal:
APN:
Project Planner:
ACTION:
Item No.2
Proposal:
PA03-0533
Product Review
Scott Woodside
East of Crowne Hill Drive south of Pauba Road and north of Old Kent
Road.
A Product Plan review for a 28 lot subdivision in Crowne Hill Tract
TM26941.
CEQA Exempt Section 15162
952-030-058
Sheila Powers
APPROVED
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Project Number:
Project Title:
Applicant:
Location:
Environmental Action:
APN:
Project Planner:
ACTION:
P,IPlANNINGlDJRHEARlAgendas\2004\01.15-04 Action Agenda.doc
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ITEM #4
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CITY OF TEMECULA
PLANNING DEPARTMENT
MEMORANDUM
TO:
Planning Commissioners
FROM:
Dan Long, Associate Planner
DATE:
February 18, 2004
SUBJECT:
Public Convenience and/or Necessity Findings
On February 2, 2004, the Planning Department received a request from James Parrinello of the Law
Offices of Nielson, Merksamer, Parrinello, Mueller & Naylor, LLP requesting that the City make the
findings of public convenience and/or necessity to allow for ZC Auction, Inc. to operate an office site
located at 41715 Enterprise Circle, North, Suite 208.
The applicant has submitted a letter dated January 21,2004 describing the business operation. The
project site will include an office site only and will not include on-site sales or storage of any
alcoholic beverages, The proposed project includes off-site auctions of wines at venues such as
hotels and restaurants throughout the state. Staff has discussed the matter with the Department of
Alcoholic Beverage Control (ABC) and it was determined that while no on-site sales or storage of
any type will occur, the findings of public convenience and/or necessity are still required because the
census tract is over concentrated.
Staff recommends that the Planning Commission make the findings of public convenience and/or
necessity.
R:~ongd\memos\Memo 10 PC ZC WiDe Auction.doc
Criteria to Justify Makinq a Findinq of Public Convenience or Necessitv
1.
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, and other special
services)?
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The proposed project involves unique features not found in any similar uses in the
community. There are no other known wine auction businesses in the City and the business
will not include anyon-site sales,
2.
Does the proposed establishment cater to an under-served population (i.e. patrons of a
different socio-economic class)?
The proposed project will cater to fine wines from private collectors that are not generally
available to the public. The business will provide a convenient vehicle for private collectors
to market their wine.
3.
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?
The project will not be similar to any existing alcoholic sales business because the business
will not include on-site sales or storage. All auctions and sales will be conducted at an off-
site location.
4.
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?
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There are not any significant geographical boundaries or traffic barriers between the
proposed project and other establishments. The project site is located in the business park
zone and will include office uses only.
5.
Is the proposed establishment located in an area where there is a significant influx of
population during certain seasonal periods?
The project is not located in an area that includes an influx of population at any certain
season.
6.
Is there a proliferation of licensed establishments within the Census Tract of the proposed
establishment?
There are a total of 10 active off-site alcoholic licenses in the census tract (043215). Only
two off-site licenses are permitted. However, none of the active license includes auction type
sales. The active licensed are traditional on-site retail sales.
7.
Are there any sensitive uses (i.e., schools, parks, hospitals, churches) in close proximity
(500 feet) to the proposed establishment?
There are not any sensitive uses (schools, parks, hospitals, or churches) within 500 feet of
the proposed project.
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R,llongdlmemoslMemo to PC 7£ Wine Auction.doc
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Would the proposed establishment interfere with these sensitive uses?
The proposed project would not interfere with any sensitive uses since none are located
within 500 feet. In addition, the project site will include an office use only. All activities will
take place off-site at hotels and restaurant type facilities.
Would the proposed establishment interfere with the quiet enjoyment of their property by the
residents of the area?
The project site is not located near any residentially zones parcels or residences. Therefore,
the project will not interfere with the quiet enjoyment of property by residents.
10.
Will the proposed establishment add to law enforcement problems in the area?
The project site will include office uses only and should not add to law enforcement
problems in the area.
Rollongd\memos\Memo to PC zc WiDe Auctioo.doc
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ITEM #5
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Date of Meeting:
Prepared by:
File Number
STAFF REPORT - PLANNING
CITY OF TEMECULA
PLANNING COMMISSION
February 18, 2004
Sheila M. Powers
Title: Associate Planner
PA03-0721
Application Type:
City Initiated General Plan
Amendment, Zone Map
Amendment, Development
Code Amendment
Project Description:
Recommendation:
(Check One)
CEQA:
(Check One)
A proposal to change the General Plan designations from Very Low
(VL) Density Residential to Professional Office (PO), a Zoning Map
amendment from Very Low (VL) Density Residential to Planned
Development Overlay (PDO), and a Development Codeamendment to
include Sections 17.22.190 through 17.22.198, DePortola Planned
Development Overlay District, on 8 parcels totaling 21.7 acres, located
at the northwest and southwest corner of DePortola and Margarita
Roads in the City of Temecula (APN's 959-050-003, 004, 007, 008 &
959-080-002, 003, 004, 005).
~ Recommend Approval to the City Council
0 Deny
0 Continue for Redesign
0 Continue to:
0 Recommend Approval with Conditions
0 Recommend Denial
0 Categorically Exempt
~ Negative Declaration
(Class)
0 Mitigated Negative Declaration with Monitoring Plan
DEIR
RolP D O\20031De Portela Road PDOIPC STAFF REPORT. doc
PROJECT DATA SUMMARY:
.
Applicant:
Completion Date:
City of Temecula
January 26, 2004
Mandatory Action Deadline Date:
February 18, 2004
Existing General Plan
Designation:
Existing Zoning
Designation:
Proposed General
Plan Designation:
Proposed Zoning
Designation:
Surrounding Zoning
North:
South:
East:
West:
Lot Area:
BACKGROUND:
Very Low Density Residential
Very Low Density Residential
Professional Office
DePortola Road Planned Development Overlay District-8
Very Low Density Residential
Professional Office
Paloma Del Sol Specific Plan and Professional Office
Very Low Density Residential
.
8 Parcels (21.7 acres)
On November 20, 2002, the Planning Commission recommended denial of Valley Christian
Fellowship's request to change the General Plan and Zoning designations from Very Low
Density Residential to Professiònal Office on 21.7 acres located at the northwest and southwest
corner of DePortola and Margarita Roads. On January 14, 2003, the City Council considered
the Commission's recommendation and directed staff to forward the applicant's request to the
General Plan Community Advisory Committee (CAC) for their recommendation. On April 29,
2003, the CAC considered this proposal and expanded their discussion based on examining the
"big picture" land uses in the Margarita and DePortola area.
At that meeting, all eight CAC members present considered the project site and its immediate
vicinity as sensitive because of their proximity to residential areas (Los Ranchitos and Santiago
Ranchos). However, the CAC recognized the potential for the area to develop as non-very low
density residential because of its proximity to major streets and the proposed hospital. After
extensive discussion, the CAC recommended changing the General Plan designation of the
Valley Christian Fellowship's two parcels along with four other parcels immediately west of
Margarita Road. Half of the CAC members in attendance wanted to extend the Professional
Office area to include two additional parcels north of De Portola Road at the intersection of
Margarita Road. The CAC also felt that the best way to ensure compatibility of future
development with the adjacent residential area is to re-zone these parcels to Planned
Development Overlay (PDO). The PDO would allow the city to further limit the land uses
allowable in this area.
.
R:IP D O\2003\D< Portola Road PDOIPC STAFF REPORT.doc
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At the June 24, 2003 City Council meeting, the City Council accepted the CAC's
recommendations and directed that the Planning Commission evaluate a General Plan
Amendment and Zone Change on eight parcels to a Professional Office oriented Planned
Development Overlay.
ANALYSIS
To meet the needs of the future hospital, the neighborhood, and the community at large, the
PDO will restrict commercial and auto-oriented uses, and will require additional setbacks and
buffering adjacent to residentially zoned property areas. Working from the professional office
zone, staff met with a representative from the Los Ranchitos Homeowners Association (HOA) to
retain land uses that would support the future hospitaVmedical facility and remove intrusive
commercial businesses with the potential to create noise or odor problems.
In the process of developing this PDO, staff started with the least intensive commercial zone
(Professional Office) and removed virtually all the non-office commercial uses from the PDO.
This includes such potential incompatible uses as service stations, day care centers,
restaurants, conference facilities, and affordable housing projects.
Then, to minimize the potential impacts to, and conflicts with adjacent residential uses, stringent
setback, lighting, and landscape standards were developed. Examples of these stringent
requirements include the following:
. Additional building setbacks and perimeter landscape requirements adjacent to
residentially zoned properties.
. Reduced building heights and restrictions on architecture adjacent to residentially zoned
property.
Restrictions on security and parking lot lighting adjacent to residentially zoned properties.
. Requirements to maintain stream channel edge vegetation.
The permitted use matrix and development standards for the PDO are contained in Attachment
Number 2. A comparison of the Professional Office requirements and PDO requirements are
listed in Attachment Number 3.
General Plan Conformity/Consistency
Staff has reviewed the General Plan to assess the potential consistency of the proposed
amendment with the adopted Goals and Policies primarily in the Noise, Circulation, Land Use
and Community Design Elements. After examining these Elements, the opinion of staff is that
the proposed change is consistent. The detailed review of the General Plan goals and policies is
provided below. .
Noise Element
Goal No.1 requires "Land use planning that provides for the separation of significant noise
generators from sensitive receptor areas." The discussion following this Goal states "Noise
hazard areas will be considered to include locations within the 65 CNEL [Community Noise
Equivalent Level] contour of master planned roadways, railroad corridors, aircraft flight paths,
and industrial facilities." The two policy statements that follow apply to this project:
R:IP D O\20031De Portola Road PDOIPC STAFF REPORTdoc
1.1
"Discourage noise sensitive land uses in noisy exterior environments unless
measures can be implemented to reduce exterior and interior noise to acceptable
levels. Alternatively, encourage less sensitive uses in areas adjacent to major
noise generators but require appropriate interior working environments."
.
1.8
"Minimize noise conflicts between land uses and the circulation network."
Section 4.A. Table 8-4 of the General Plan Noise Element indicates that exterior noise levels in
residential areas should not exceed 65 decibels. Table 8-3 in Section 2.0.1. indicates that future
noise levels on Margarita Road and will be in the range of 61.1 to 67.6 decibels at 100 feet from
the centerline of the street. Margarita Road is classified as a 110 foot-wide Arterial Roadway,
with a curb-to-curb dimension of 86 feet. Therefore, the 65-decibel noise contour would
encroach at least 57 feet into the parcel along Margarita Road, rendering at least 0.59-acres of
the site "undesirable" for residential development.
Furthermore, Table 8-3 in Section 2.D.1. indicates that future noise levels on DePortola Road
will be in the range of 54.4 - 64.0 decibels at 100 feet from the centerline of the street.
DePortola Road is classified as an 88 foot-wide Secondary Roadway, with a curb-to-curb
dimension of 68 feet. Therefore, the 65-decibel noise contour would encroach at least 42 feet
into the parcel along Margarita Road, rendering at least 0,23-acres of the site "undesirable" for
residential development.
The proposed Professional Office use with a Planned Development Overlay allows exterior noise
levels up to 70 decibels, which is higher than the projected noise level at the 100-foot noise
contour for Margarita Road. The traffic noise from Margarita Road and DePortola Road would
not as significantly impact Professional Office uses on the sites, allowing buildings to be located
closer to Margarita Road or DePortola Road and further away from existing residents. One
factor in recommending approval of the land use and zone change is the protection of residents
from excessive noise levels, and compliance with the aforementioned goal and policies. The
amendment to the Development Codeto include Sections 17,22.190 through 17.22.198
(DePortola Planned Development Overlay) will further allow staff to control future development
and its noise impacts within this area.
Circulation Element.
Goal No.1 states that the City will "Strive to maintain a Level of Service "D" or better at all
intersections during peak hours and Level of Service "C" or better during non-peak hours." To
evaluate the General Plan level impacts concerning circulation, staff deferred to Policy No. 1.2
that states "Require an evaluation of potential traffic impacts associated with new development
prior to project approval, and require adequate mitigation measures prior to, or concurrent with,
development." Using the General Plan Traffic Study (Table 2 - Land Use Trip Generation
Factors), staff has determined that the overall number of vehicle trips that will potentially be
generated by this site could increase from 10 trips (using Low Density Residential) up to a
maximum of 5,208 trips per day (using Commercial Office category for the vehicle trip
generation. There is Professional Office trip generation category).
Since this intersection is combined of an arterial, major and secondary highway, staff has found
that the Level-of-Service at this intersection per the General Plan, would remain above a LOS-D,
as permitted by the General Plan, with the additional vehicle trips on any segment of either road.
Staff has determined the additional vehicle trips would have a less than significant impact.
R,IP D O\2003\De Portola Road PDOIPC STAFF REPORT-doc
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When a future development application is received and processed, the iniensity of the use will
be determined and, if necessary, mitigation measures will be implemented.
Land Use Element.
Goal No.3 requires "A land use pattern that will protect and enhance residential neighborhoods."
The discussion following this goal states, "Future residential and non-residential development
should be compatible with the natural features of the site and the adjacent uses." The three
policy statements that follow apply to this project:
. 3.1
"Consider the compatibility of proposed projects on surrounding uses in terms of
the size and configuration of buildings, use of materials and landscaping,
preservation of existing vegetation and landform, the location of access routes,
noise impacts, traffic impacts, and other environmental conditions."
. 3.3'
"Require parcels developed for commercial or industrial uses to incorporate
buffers that minimize the impacts of noise, light, visibility of activity and vehicular
traffic on surrounding residential uses."
. 3.32
"Protect single-family residential areas from encroachment by commercial uses."
Note: There are two Policies numbered "3.3" under Goal 3 of the Land Use Element
The Land Use Element Goals and Policies discussed in this section can be implemented through
the design process. The Development Review Committee (DRC) will ensure that a future
Development Plan submittal for this site will address these policies to further minimize potential
land use conflicts.
Community Desiqn Element.
Goal No.3 suggests "Preservation and enhancement of the positive qualities of individual
districts or neighborhoods." Because no development plan has been submitted with this
application, it is difficult to address issues of community design. The discussion following Goal 3
of the Community Design Element states, "Of particular importance, is the preservation of the
character of the single family neighborhoods and their protection from intrusions from buildings
that are "out of scale," incompatible land uses, and excessive vehicular traffic." Staff feels the
change of land use is appropriate, that vehicular traffic will not be significantly impacted, and that
design issues can be addressed with a subsequent Development Plan that conforms to the
policies of the Community Design Element. The following General Plan Community Design
Element policies may apply:
. 3.1
"Improve the appearance of neighborhood areas and the "edges" between
neighborhoods through landscaping, location of open space buffers, and special
landscape features"
. 3.2
"Preserve the scale and character of residential development by creating
appropriate transitions between lower density, rural areas, and higher density
development."
R,IP D 01200310. Porto!a Road PDOIPC STAFF REPORT.doc
3.3
"Encourage the use of creative landscape design to create visual interest and
reduce conflicts between different land uses,"
.
The Community Design Element Goals and Policies discussed in this section will also be
implemented through proper planning and the design process. The Development Review
Committee (DRC) process will ensure that a future Landscape Plan submittal for this site will
address these policies to further minimize potential land use conflicts. The DRC will also
consider building mass, building orientation, site layout, ingress and egress, and buffering in
determining compliance with these goals and policies as implemented through the supplemental
requirements in Section 17.22.198.B of the PDO.
HOA Concerns
While the draft PDQ was developed in collaboration with a representative of the HOA, it did not
represent the opinion of the entire Board. Therefore, a copy of the draft PDO was sent to the
HOA Board for their Board review, Staff received written comments from the Los Ranchitos
HQA Board on January 15, 2004 (Attachment Number 5). At the board meeting, after much
debate, the board concurred with the proposed changes. However, the HOA Board also
requested that the City consider the five following issues in their deliberations:
1.
Additional traffic generated on DePortola Road should be discouraged.
Staff Response: As development applications are submitted to the city, staff will review
each development application and traffic conditions on a case by case basis and try to
discourage traffic on DePortola to the maximum extent possible. This goal has been
included in the proposed PDO.
.
2.
New direct non-residential vehicular access to DePortola Road should be discouraged.
Staff Response: The PDO could result in some new ingress/egress points along
DePortola. The location of reciprocal ingress/egress easements could reduce future
driveway locations. This goal has been included in the proposed PDO. The two parcels
north of DePortola and immediately west of Margarita have the potential to direct access
off of Margarita.
3.
Buffers with landscape berms and mature 24"-48" box trees and shrubs adjacent to
residential land uses shall be required.
Staff Response: Staff agrees that additional buffering is needed adjacent to residentially
zoned properties. Staff has included this concem in the proposed POD and has set
specific landscape buffering requirements. Future development will be required to have
25 feet of perimeter landscaping adjacent to residentially zoned properties and 15 feet of
landscaping perimeter across the street from residentially zoned properties. Provisions
to include some 24"-48" boxed trees has been incorporated into this PDO.
4.
The existing equestrian/recreation trail within the PalomalPaseo Del Sol project on the
north side of DePortola Road, east of Margarita Road, shall be connected to the LRHOA
trail system.
Staff Response: The City of Temecula Multi-Use Trail Master Plan indicates a proposed
public trail along DePortola Road and immediately west of Margarita Road. This
.
R:1l' D 012003\De Portola Road PDOIPC STAFF REPORT.doc
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.
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proposed trail will be addressed as new construction takes place along OePortola Road
on a case by case basis.
5.
DePortola Road shall be restricted to the Rural Road section with no streetlights,
sidewalks or curb and gutter.
Staff Response: Staff has reviewed this request and is open to looking at a rural road
standard for portions of DePortola Road. Staff will also need to review public safety
requirements before making a final recommendation on a revised standard.
Resident Comments
While the draft staff report was being prepared, staff received a written comment on February 4,
2004 from Mr. Sean Malekzadeh, the owner of property located at the south of Pio Pico Road
and west of Margarita Road (Attachment No.7), Mr. Malekzadeh is requesting that the city
include his property in the PDO. Currently, Mr. Malekzadeh has an application with the city for a
Lot Line Adjustment with his neighbor to the west, Mr. G.V. Salts. As a result of the Lot Line
Adjustment, the drainage channel will be on the east side of his property. Mr. Malekzadeh's
property is immediately north of the proposed PDO boundary between Margarita Road and the
drainage channel. Staff concurs that it could be logical to include Mr. Malekzadeh's property into
the zone change.
Conclusion
In summary, the proposed DePortola Road Planned Development Overlay District has been
designed to ensure land use compatibility between the existing residences, adjacent commercial
uses, and the future hospital. The proposed PDO allows only 28 out of the 60 land uses
available within the Professional Office Zone. This severely restricts the type of uses that can be
located here and allows for greater design control to ensure that only compatible land uses are
located here.
Environmental Determination
This project does not qualify for an exemption from CEQA, and as a result an Initial
Environmental Study was prepared. The Initial Environmental Study for this project identified no
potentially significant impacts and a Negative Declaration was prepared. Issues related to
Traffic/Circulation and Hazards were identified with a "Less Than Significant Impact" because
daily vehicle trips increases will remain above a Level of Service "D" based on the Circulation
Element of the General Plan. The public review period for the Negative Declaration was from
February 2, 2004 to February 22, 2004. At the time this report was prepared, no written
comments had been received.
R:IP D O\2003\De Portola Road PDOIPC STAFF REPORT.doc
ATTACHMENTS
.
1.
PC Resolution No. 2004-- Blue Page 9
Proposed De Portola Road Planned Development Overlay (PDQ) - Blue Page 10
2.
3.
Development Plan Professional Office Comparison Matrix - Blue Page 11
4
Map of Proposed Road - Blue Page 12
5
Aerial Photograph - Blue Page 13
6
Los Ranchitos HOA Letter dated January 15, 2004 - Blue Page 14
7
Sean Malekzadeh Letter dated February 4, 2004 - Blue Page 15
8
Initial Study/Negative Declaration - Blue Page 16
.
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RIP D 0\2003\De Ponola Road PDOIPC STAFF REPORT.doc
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ATTACHMENT NO.1
PC RESOLUTION NO. 2004--
R:\P D O\2003\De Portola Road PDOIpc STAFF REPORT.doc
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PC RESOLUTION NO. 2004--
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF TEMECULA RECOMMENDING THAT THE CITY
COUNCIL APPROVE A NEGATIVE DECLARATION FOR
PLANNING APPLICATION NO. PA03-0721, CONSISTING OF A
GENERAL PLAN AMENDMENT, A ZONING MAP
AMENDMENT, AND AN AMENDMENT TO THE MUNICPAL
CODE ADOPTING THE DEPORTOLA ROAD PLANNED
DEVELOPMENT OVERLAY DISTRICT.
WHEREAS, the City of Temecula filed Planning Application No. PA03~0721 (the
"Application"), in a manner in accord with the City of Temecula General Plan and Development
Code; and
WHEREAS, the Application was processed including, but not limited to public notice, in
the time and manner prescribed by State and local law; and
WHEREAS, the Planning Commission considered the Application on February 18, 2004,
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 opposition to this matter; and
WHEREAS, at the conclusion of the Commission hearing and after due consideration of
the testimony, the Commission recommended approval of the Application after finding that the
project proposed in the Application conforms to the City of Temecula General Plan;
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF TEMECULA
DOES RESOLVE, DETERMINE AND ORDER AS FOLLOWS:
Section 1. Recommendation: The Planning Commission for the City of Temecula
hereby recommends that the City Council approve Planning Application No. 03-0721, consisting
of a General Plan Amendment, a Zoning Map Amendment and an amendment to the Municipal
Code for the DePortola Road Planned Development Overlay District.
Section 2. Environmental Compliance. The Planning Commission, based upon the
information contained in the Initial Environmental Study for this project, finds that the impacts of
the proposed project (including the limitations in land uses and the additional land use
compatibility requirements) will not have a significant impact on the environment and
recommends that the City Council adopt a Negative Declaration.
Section 3.
PASSED, APPROVED AND ADOPTED this 18th day of February 2004.
John Telesio, Chairperson
ATTEST:
Debbie Ubnoske, Secretary
[SEAL]
RIP D 0\2003\Pe Portals Road PDOIResolutionslPC Reso ND.doc
1
STATE OF CALIFORNIA
COUNTY OF RIVERSIDE
CITY OF TEMECULA
)
) ss
)
I, Debbie Ubnoske, Secretary of the Temecula Planning Commission, do hereby certify
that PC Resolution No. 2004-_was duly and regularly adopted by the Planning Commission
of the City of Temecula at a regular meeting thereof, held on the 18th day of February 2004, by
the following vote:
AYES:
NOES:
PLANNING COMMISSIONERS:
PLANNING COMMISSIONERS:
ABSENT:
PLANNING COMMISSIONERS:
PLANNING COMMISSIONERS:
ABSTAIN:
Debbie Ubnoske, Secretary
R:\P 0 O\200310e Portola Road POOIResolutions\PC Roso NO.doc
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ATTACHMENT NO.2
PROPOSED DE PORTOLA ROAD PLANNED DEVELOPMENT OVERLAY (PDO)
RIP D 012003\De Portola Road PDOIPC STAFF REPORT.doc
IO
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.
.
DE PORTOLA ROAD PLANNED DEVELOPMENT OVERLAY DISTRICT
17.22.190
TITLE
Sections 17.22.190 through 17.22.198 shall be known as "PDO-8" (DePortola Road Planned
Development Overlay District).
17.22.192
PURPOSE AND INTENT
The DePortola Road Planned Development Overlay District (PDO-8) is intended to provide
regulations for the safe and efficient operation, and creative design of a unique commercial-
residential transitional area within the city. This special overlay zoning district regulation is intended
to permit a range of office and medical uses while protecting the quality of life in the adjacent large
lot residential community. Supplemental performance standards have also been provided to ensure
compatibility with the adjacent neighborhoods and to protect adjoining uses from excessive noise
and other potentially objectionable impacts.
17.22.194
RELATIONSHIP WITH THE DEVELOPMENT CODE AND CITYWIDE DESIGN
GUIDELINES
A.
The list of permitted, conditionally permitted, and prohibited uses for the De Portola Road
Planned Development Overlay District is contained in Table 17.22.196.
B.
Except as modified by the provisions of Section 17.22.198, the following rules and
regulations shall apply to all planning applications in this area.
1.
The citywide Design Guidelines that are in effect at the time an application is
deemed complete.
2.
The approval requirements contained in the Development Code that are in effect at
the time an application is deemed complete.
3.
Any other relevant rule, regulation or standard that is in effect at the time an
application is deemed complete.
17.22.196
USE REGULATIONS
The list of permitted land uses for the De Portola Road Planned Development Overlay district is
contained in Table 17.22.196. Where indicated with a letter "P"the use shall be a permitted use. A
letter "C" indicates the use shall be conditionally permitted subject to the approval of a conditional
use permit. Where indicated with a "-", the use is prohibited within the zone.
R:\P 0 O\20031Oe Portola Road PDOlOe Portola Rd PDO.doc
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A
Adult business-subject to Chapter 5.08 of the Temecula Municipal Code
Aerobics!dance/gymnastics~azzercise/martial arts studios (less than 5,000 sq. ft.)
Aerobic/dance/gymnastic!jazzercise/martial art studios (greater than 5,000 sq. ft.)
Affordable Housing 1
Airports
Alcoholism or drug treatment facilities
Alcohol and drug treatment (outpatient)
Ambulance services
Animal hospitaVshelter
Antique restoration
Antique sales
Apparel and accessory shops
Appliance sales and repairs (household and small appliances)
Arcades (pinball and video games) 1
Art supply stores
Auction houses
C
C
.
Auditoriums and conference facilities
Automobile dealers (new and used) 1
Automobile sales (brokerage)-showroom only (new and used)-no outdoor display
Automobile repair services
Automobile rental
Automobile painting and body shop
Automobile salvage yards/impound yards
Automobile service stations with or without an automated car wash 1
Automotive oil change/lube services with no major repairs
Automotive parts-sales
Automotive service stations selling beer and/or wine-with or without an automated
car wash
B
.
Bakery goods distribution
Bakery retail
R:\P 0 O\2OO3IDe Portola Road PDOlDe Portola Rd PDO.doc
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Bakery wholesale
Banks and financial institutions, without drive thru facilities
Banks and financial institutions, with only drive thru A TM facilities
Banks and financial institutions, with drive thru teller facilities
p
C
Barber and beauty shops
Bed and breakfast
Bicycle (sales, rentals, services)
Billiard parlor/pool hall
Binding of books and similar publications
Blood bank
Blueprint and duplicating and copy services
Bookstores (specialty, 5,OOOsq. ft. or less)
Bowling alley
Building material sales (with exterior storage/sales areas greater than 50 percent of
total sales area)
Building material sales (with exterior storage/sales areas less than 50 percent of
total sales area)
Butcher shop
C
p
Cabinet shop
Cabinet shops under 20,000 sq. ft.-no outdoor storage
Camera shop (sales/minor repairs)
Candy/confectionery sales
Car wash, full service
Carpet and rug cleaning
Catering services
Clothing sales
Coins, purchase and sales
Cold storage facilities
Communications and microwave installations2
Communications equipment sales
Community care facilities
Computer sales and service
p
p
RIP D 012OO3IDe Portola Road PDOIDe Portola Rd PDO.doc
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Congregate care housing for the elderly 1.4.6
Construction equipment sales, service or rental
Contractor's equipment, sales, service or rental
Convenience market
Costume rentals
p
Crematoriums
Cutlery
D
Data processing equipment and systems
Day care centers6
DiscounVdepartment store
Distribution facility
Drug store/pharmacy (no drive through, 5,000 sq. ft. or less)
Dry cleaners
Dry cleaning plant
C
p
C
.
E
Emergency shelters
Equipment sales and rentals (no outdoor storage)
Equipment sales and rentals (outdoor storage)
F
Feed and grain sales
Financial, insurance, real estate offices
Floor covering sales
Florist shop
Food processing
Fortune telling, spiritualism, or similar activity
Freight terminals
Fuel storage and distribution
Funeral parlors, mortuary
Furniture sales
Furniture transfer and storage
p
p
.
RIP D 0\2003100 Portola Road PDOlDe Portola Rd POO.doc
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.
.
G
Garden supplies and equipment sales and service
Gas distribution, meter and control station
General merchandise/retail store less than 10,000 sq. ft.
Glass and mirrors, retail sales
Governmental offices
Grocery store, retail
Grocery store, wholesale
Guns and firearm sales
p
H
Hardware stores
Health and exercise clubs (5,000 sq. ft. or less)
Health and exercise clubs (greater than 5,000 sq. ft.)
Health food store
Health care facility
Heliports
Hobby supply shop
Home and business maintenance service
p
Hospitals
Hotels/motels
p
Ice cream parlor
Impound yard
Interior decorating service
J
Junk or salvage yard
K
Kennel
L
Laboratories, film, medical, research or testing centers
Laundromat
Laundry service (commercial)
p
R:IP D O\2003\De Portola Road PDO\De Portola Rd PDO.doc
.
Libraries, museums and galleries (private)
Liquefied petroleum, sales and distribution
Liquor stores
Lithographic service
Locksmith
M
Machine shop
Machinery storage yard
Mail order businesses
Manufacturing of products similar to, but not limited to, the following:
Custom-made product, processing, assembling, packaging, and fabrication of goods
within enclosed building (no outside storage), such as jewelry, furniture, art objects,
clothing, labor intensive manufacturing, assembling, and repair processes which do
not involve frequent truck traffic.
Compounding of materials, processing, assembling, packaging, treatment or
fabrication of materials and products that require frequent truck activity or the
transfer of heavy or bulky items. Wholesaling, storage, and warehousing within
enclosed building, freight handling, shipping, truck services and terminals, storage
and wholesaling from the premises of unrefined, raw or semi refined products
requiring further processing or manufacturing, and outside storage.
.
Uses under 20,000 s . ft. with no outside stora e
Massage
Medical equipment sales/rental
Membership clubs, organizations, lodges
Mini-storage or Mini-warehouse facilities 1
Mobile home sales and service
Motion picture studio
Motorcycle sales and service
Movie theaters
C
P
Musical and recording studio
N
Nightclubsltavernslbars/dance club/teen club
Nurseries (retail)
Nursing homes/convalescent homes
.
p
RIP D O\2003IDe Portola Road PDOlDe Portola Rd PDO.doc
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.
.
0
Office equipment/supplies, sales/services
Offices, administrative or corporate headquarters with greater than 50,000 sq. ft.
Offices, professional services with less than 50,000 sq. ft., including, but not limited
to, business, law, medical, dental, veterinarian, chiropractic, architectural,
engineering, real estate, insurance
P
p
Paint and wallpaper stores
Parcel delivery services
Parking lots and parking structures
Pawnshop
Pest control services
c
Pet grooming/pet shop
Photographic studio
Plumbing supply yard (enclosed or unenclosed)
Postal distribution
Postal services
P
P
Printing and publishing (newspapers, periodicals, books, etc.)
Q
Reserved
R
Radio and broadcasting studios, offices
Radio/television transmitter
Recreational vehicle parks
Recreational vehicle sales
Recreational vehicle, trailer, and boat storage within an enclosed building
Recreational vehicle, trailer and boat storage-exterior yard
Recycling collection facilities
Recycling processing facilities
Religious institution, without a daycare or private school
Religious institution, with a private school
Religious institution, with a daycare
Residential (one dwelling unit on the same parcel as a commercial or industrial use
c
c
R:\P D O\2003IDe Portola Road PDOIDe Portola Rd PDO.doc
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for use of the proprietor of the business)
Residential, multiple-family housing
Restaurant, drive-in/fast food'
Restaurants and other eating establishments (with or without the sale of beer and
wine)
Restaurants and other eating establishments (with the sale beer, wine and distilled
spirits)
Restaurants with lounge or live entertainment
Retail support use to a non-commercial business (Limited to the sale of products
manufactured or assembled on-site and occupying less that 25% of the floor area of
the business)
Rooming and boarding houses
S
Scale, public
Schools, business and professional
Schools, private (kindergarten through Grade 12)
Scientific research and development offices and laboratories
Senior citizen housing (see also congregate care) 4
Solid waste disposal facility
Sports and recreational facilities
Swap Meet, entirely inside a permanent building'
Swap Meet, Outdoor
Swimming pool supplies/equipment sales
T
p
.
c
Tailor shop
Taxi or limousine service
p
Tile sales
Tobacco shop
Tool and die casting
Transfer, moving and storage
Transportation terminals and stations
Truck sales/rentals/service
.
TVNCR repair
R:\P D O\2003IDe Portola Road PDOIDe Portola Rd PDO.doc
.
.
.
U
Upholstery shop
V
Vending machine sales and service
w
Warehousing/distribution
Watch repair
Wedding chapels
Welding shop
Welding supply and service (enclosed)
y
Reserved
z
Reserved
Notes:
1. Subject the supplemental development standards contained in Chapter 17.10.
2. Subject to standards of Chapter 17.40 of the Temecula Municipal Code.
3. See Chapter 5.22 of the Temecula Municipal Code.
4. In addition to any applicable supplemental development standards listed in
Chapter 17.10, housing projects not adjacent to residentially zoned property shall
use the density, open space, and general performance standards for the High
Density Residential zone. Housing projects adjacent to residentially zone property
shall use the density, open space, and general performance standards in the
Medium Density zone.
5. Serving beverages and simple morning and mid-day meals only.
6. Notwithstanding sections 17.10 and 17.40 of the Temecula Municipal Code,
these uses shall also be subject the supplemental development standards
contained in Section 17.22.198.
R:\P D O\2003IDe Portola Road PDOIDe Portola Rd PDO.doc
17.22.198
DEVELOPMENT STANDARDS
The development standards for the De Portola Road Planned Development Zone are shown
below in Table 17.22.198. When specific standards are not provided, the criteria in the
Development Code shall apply.
A.
Minimum net lot area
Target floor area ratio
Maximum floor area ratio with intensity bonus as per Section '..
17.08.050
Minimum width at required front setback area
Minimum depth
Minimum frontage on a street
Minimum building setback adjacent to street:
Arterial streets
Collector and Local streets
Interior side yard adjacent to non-residentially zoned property
Interior side yard adjacent to residentially zoned property.
Rear yard area adjacent to non-residentially zoned property
Rear yard areas adjacent to residentially zoned property.
Accessory structure-side/rear setback
Maximum height within 50 feet of residentially zoned property
Maximum height within 100 feet of residentially zoned property
Maximum height
Maximum percent of lot coverage
Minimum required landscaped open space
Supplemental minimum perimeter landscaping: 1
Adjacent to residentially zoned property 2
Across the street from residentiall zoned ro e
Fence, wall or hedge-maximum height
Accessory structure-maximum height
Fence, wall or hedge screening outdoor storage
R:IP 0 0\2003100 Portola Road PDOIDo Portola Rd POO.doc
40,000 sq. ft.
0.50
1.0
80 ft.
120 ft.
60 ft.
20 ft.
20 ft.
10 ft.
30 ft
10 ft.
25 ft.
5 ft.
35 ft.
40 ft.
50 ft.
50%
25%
25 feet
15 feet
6 ft.
12 ft.
Outdoor storage
is not permitted
.
&
.
.
10
.
.
.
1. This requirement does not apply to new single-family detached residences.
Security light fixtures are not allowed in this area.
2. The two parcels north of De Portola Road have a rear property lines along an
existing drainage channel. To provide an incentive to preserve the riparian
vegetation along this channel, the existing vegetation may be applied to satisfy
much of this requirement. However, an additional 7 feet of landscaping must be
provided between the channel edge vegetation and the proposed development
(buildings, parking spaces, drive aisles, etc.).
3. Parking spaces and drive aisles are not allowed within the required perimeter
landscape areas except for the site-access driveways and building entrance walks
which are not required to be landscaped.
B.
All development within PDO-8 shall also comply with the following supplemental
requirements.
1.
Access/Circulation. Whenever possible, new direct non-residential vehicle access to
DePortola Road should be discouraged. Whenever practical, shared reciprocal
access between adjacent parcels should be provided.
2.
Location of Parking. Parking lots shall be located generally behind the proposed
structures so that buildings help screen the parking areas from adjacent residential
uses.
3.
Landscape buffering. The landscaping shall include some mature trees ranging
from 24" to 48" box in size and should incorporate buffered landscape berms
adjacent to residentially zoned properties, Landscape buffers shall be located
outside of the walls used to screen these commercial uses.
4.
Parking lot security lighting. To minimize adverse impacts from parking area, no
elevated fixtures may be located 40 feet of residentially zoned property.
5.
Building and accent lighting. Wall pack style lighting is prohibited adjacent to
residential properties unless completely shielded to prevent any light spillage onto
adjacent properties.
6.
Limitations to architectural styles. New structures adjacent to a residentially zoned
property shall maintain a predominately residential appearance. Except that
structures located at the northwest corner of Margarita and DePortola that are more
than more than 100 feet from the property line, may have a less residential
appearance. Architectural styles that appear "boxy" are strongly discouraged.
7.
Illuminated Signage. No illuminated monument signage is allowed across the street
from residentially zone property. This provision does not apply to small onsite
directional (entry) signage. No illuminated wall signage above the first floor may face
residentially zoned property.
R:IP D O\2003IDe Portola Road PDOIDe Portola Rd PDO.doc
11
.
.
.
ATTACHMENT NO.3
DEVELOPMENT PLAN PROFESSIONAL OFFICE COMPARISON MATRIX
R:IP D O\2003\De Portola Road PDOIPC STAFF REPORT.doc
11
.
.
.
Professional Office Development StandardslPDO-8 Comparison Matrix
;1",;,~';~;,,~,', "~,,..... """~."~1."jc"",,:~~-"1Tè"',.~," .'.;;"" ;. ~
Minimum net lot area 40,000 sq. ft 40,000 sq. ft.
Target floor area ratio 0.50 0.50
Maximum floor area ratio with intensity bonus as per 1.0 1.0
Section 17.08.050
Minimum width at required front setback area 80 ft. 80 ft.
Minimum depth 120 ft. 120 ft.
Minimum frontage on a street 60 ft. 60 ft.
Minimum building setback adjacent to street:
Arterial streets 20 ft. 20 ft.
Collector 20 ft. 20 ft.
Local streets 10 ft. 20 ft.
Interior side yard adjacent to non-residentially zoned Oft 10 ft,
property
Interior side yard adjacent to residentially zoned 25 ft. 30 ft
property.
Rear yard area adjacent to non-residentially zoned 10 ft. 10 ft.
property
Rear yard areas adjacent to residentially zoned 25 ft. 25ft.
property.
Accessory structure-side/rear setback 5 ft. 5 ft.
Maximum height within 50 feet of residentially zoned No standard 35 ft.
property
Maximum height within 100 feet of residentially zoned No standard 40 ft.
property
Maximum height 75 ft. 50 ft.
Maximum percent of lot coverage 50% 50%
Minimum required landscaped open space 25% 25%
Supplemental minimum perimeter landscaping: 1
Adjacent to residentially zoned property 2 No standard 25 feet
Across the street from residentially zoned property 3 15 feet
Fence, wall or hedge-l1}aximum height 6 ft. 6 ft.
Accessory structure-maximum height 12 ft. 12 ft.
Outdoor Outdoor storage is
Fence, wall or hedge screening outdoor storage storage is not not permitted
permitted
.
.
.
ATTACHMENT NO.4
MAP OF PROPOSED ROAD
R:IP D 0\2003\De Portoh Road PDOIpc STAFF REPORT-doc
12
.
BPDO
Centerline
Parcels
N
A
100
~
100
200 Feet
-....---",...CltydT........."""""
-_. The.....""""---
",...--""""".......-.-
...T"""",-,""","",_-
--""""". TheCltydT""""'_oo
-"""""-"""'---
00",","'" _,"",--"""""'00,",,""
"-"-'""""""""""- The-
__"""___bo_"'"
-""""'............... -...."""........",.......
"""""'-,<.,..
De Portola Road
Planned Development Overlay District
PAO3-0721
.
.
.
ATTACHMENT NO.5
AERIAL PHOTOGRAPH
RIP D O\2003\De Portola Road PDOIPC STAFF REPORT.doc
13
PDQ - 8
0
105 210
420
630
Feet
840
N
A
8
-....--".. ""dT"""'" """"""
,""""""- Tho~p""""""'_"'"
_'y"R_Coomy_"","""d
,,""'T,..p,,"""""""""""""""""""
d_Coomy. ThoC"dT__~
.......",,-........."'..--
oo"'~p "'."__00"""
-.."".-...- Tho"""""'"
._,_.._~......"'........."'..
""""""""_. -"".""",-,."""".
- -
-p"""",,",oo,,-
.
.
.
ATTACHMENT NO.6
LOS RANCHITOS HOA LETTER DATED JANUARY 15, 2004
RIP D O\2003\De Portola Road PDOIPC STAFF REPORT.doc
14
.
.
.
, .
Los Ranchi
P.O. Box 4
Phone (909) 719-370
RECEl' "..~
.IAN 1 fi 2004
Y:
Officers 2003-2004
President, Larry Markham
Vice President. Neal Ziff
SecretaryfTreasurer, Rebecca Weersing
Architectural & Environmental Control, Don Stowe
Directors 2003-2004
Jeffrey Tomaszewski
Dee Messing
Doug Johnson
January 9, 2004
Mr. David Hogan, Principal Planner
City ofTemecula
43200 Business Park Drive
P.O. Box 9033
Temecula, CA 92589-9033
Subject:
Request for General Plan Designation Change
Valley Christian Fellowship
GPNCZ PA 02-0260
Dear Dave:
The LRHOA Board appreciates the opportunity to provide input on the proposed General Plan
designation for properties within LRHOA and adjacent to our boundaries.
Our Board, after much debate, reluctantly concurs with the proposed change. Although concurring, the
Board would like to continue to voice our concerns with the regard to the following issues:
I.
Additional traffic generated on De Portola Road should be discomaged.
2.
New direct non-residential vehicular access to De Portola Road should be discouraged.
3.
Buffers with landscape berms and mature 24" to 48" box trees and shrubs adjacent to
residential land uses shall be required.
4.
The existing equestrian/recreation trniI within PalomalPaseo del Sol project on the north side of
De Portola Road, east of Margarita Road, shaII be connected to the LRHOA trniI system. (see
attached)
5.
De Portola Road shall be restricted to the Rural Road section with no streetlights, sidewalks or
curb and gutter. (see attached)
, i
( .i
Request for General Plan Designation Change
Valley Christian Fellowship
GPNCZ PA 02-0260
Page 2
.
6.
The newly designated land use area shall be restricted to be consistent with Zl- Z3 of the
existing General Plan regarding the following:
a. Building mass and scale
b. Ranch residential architectwal style
c. Lighting orientation
d. Acoustic orientation
e. Hours of operation
These are our ongoing concerns that impact the quality oflife of our members.
. Sincerel~~
~.~/~
~
LRM/slg
Cc: Board Members
.
.
(\
.
: , :. ," ,',' 'l ¡
. CITY OF TBMBCULA ',' '.
(.\ , . .
, Circulation Element
9.
Speclficf Plan Road
This designation is used, for roadway facilities which are intended to funètion as '
a Principal Collector or higher classification but lack finaI design defiDition due
to one or more of the following features:
Due to special Specific Plan project design considerations, typical standard
. roadway cross sections may not be appropriate. Specific Plan design
concepts may call for special esthetics or functional treatments such as
landscaping, pedestrian facilities, streetscape features, adjacent land access
treatment, (e.g. decorative paving, lamps,' pedestrian furniture, signage,
bicycle oriented annuities etc.). These . roadways are often' referred to as
.Gate~y. streets where' project entry statements are made.
Non-typical right-of-way sections may be desirable to accOJDmodate special
design features discussed above. . .
. .
Alignment options may be present which cannot be finalized until Tentative
fuctor~mP~are~~~' .
Special circUmstances may iesult in the desire to. maintain the street as
private instead óf public. . .
Designation of Specific PI8IÍ Roadways on the Circulation Plan serves as a
positive statement regarding the intended function of the roadway as a traffic
carrying component of the circulation system. The ultimate design features of
.Specific Plan Roads" are subject to the approval of Cty Staff arid elected .
officials. . , ' .
10. Optional Rural Arterial Highway stimdard
Features include:
A two lane cross section; however, in limited circumstances, left and right
turn lanes may be required at some intersections. /
. Bike lanes will be located aiang only one side of the roadway to form a
continuous system along each street, when need~.
TBN-Gl'œCJP.a11.an. . Date: Navembet 9, 1993
rase 3-23
. .
.
"-i
_..~
. .
(';
.
'---',
ç )
~~
.
.' 1
"8
. ciTY. OF TBMECULA
( ) . .
. Circulation Element
Mùiimum .intcrsectioD/access spacing along Rural Arterial Highways ~houid
be approximately onMixteenth öf a mile (330 feet). . Direct. access from
private residential propertie., should be avoided where possible.
Retention of the full general plan right-of-way.
Should future traffic volumes on streets .constructed to a Rural Anerial
Highway Standard reach Level-of-Service D, then the roadway should be
ÌJDproved to ~I general plan .standards.. ,
These functional design guidelines will serve to assist the aty in the development
of detailed roadway design standards for implementation of the CircuI~tion Plan.
. .
. ,
B. Deveiopment Impact Monitoring Program
. The monitoring of triütïc impacts associated 'with area development approvals is a
critical program which must be unplemented to ensUre that the City's tfansponation
goals are achieved.' A carefully desigDed Development Impact'Monitoring Program.
. will provide the information necessary to: .
Ensure equitable participation by developers in the implementation of roadway
improvements throughout the City:
°.
Update the aty's short-and long-range Roadway Implementation Phasing
Prograt'll;
ADnually'update the aty's S-year Capital Improvement Program;
Update the City's Transponation Facilities Funding Program;
Assess the performance of theaty's Congestion Management Program;
Adequately respond to development impact reporting requirements identified in
the Riverside County Congestion Management Program (CMP); and
Guide (uture land use/development decisions.
'I1!M-Gl'Þ3OP~ . Dale: Novàmbcir 9, 1993
Pago3-24
.' '.
.'
. l ) 1 I rl\;;AL KUAUWA T)CKU~~ ~EcrIONS
(
,';4'-r't'~'~114'1
14'~'~ T'~ 1-'4'
e
"4'-r-'~I'~ Î~
14'T1~1~
1~
S¡:'
C)
~ ~12'T'~
12'T'2',:.
.
u.unA --
~ _RaN ~
10' ' 84' " 10'
. 4'+ lD'.;-12'~1~T'~:-t-'2'-t~~+4
. '. . III'OtINIWW --
11'~ . 7f1~ =+:'"'
, '+ * ~-T-1~ ~1~-r::". t.+6'
~"""~-
~ . " 111'.101' ROW
~ ë'--~:r-'" I. "j---4
*8_. .
.. To be used loranb lOJtdng, Iab_..--'
*** For__n-oncIluv.lot-wItm
IIIe CIty n ~ 1OOCIIIdery, oncI - ~
0P110HAl. RURAl. ARTERIAL -*
:,-TEMEcurÄ
. General Plan Program
_W'oIbar_-
~æ~~
FIGURE 3-2 .
.
l ¡
\:>1" .l:!.ClJ:< ( } 1'LAN . U Y bKLA r
-..-.
--"":'" ¡.,:: Approved Specific Plan
( . ~" ~h Areas
1 ,."""'"
.~ Proposed Specific Plan
~ Areas
NaIe: See...... cCSpoclrl.-
Nuo on rotlowing PO'"
. )
8
8fE"MEëùrÄ
General Plail Pro gram
~I
li~æTHE .
it; .. PLANNING
il CENTER
. FIGURE 2-5
CIriu~ TEMECULA
"
:=)'
-- ,
Land Use Element
~
Old Tawn
~:Ia Regional
Winchester Hills
Winchœler Meadows
Campos Vetdcs
SpocIfIç PlaD Area X
~ Plæi Area
~Df RantþD California
bordenn ( Front Street
and jol Streel
NDr1heasl comer Df Ynez Road
and WlOcbesIer Road
West of Winc:bester Road,
bordering Oty limits
~~i~ì~fa~~~ood
and Margarila Rood
, tI!M~8-LND.USB . Dale: November 9, 1993
ide a balonr:e Df uses with axnmen:ial aDd public uses serving
._.--,~.. ~ " a Village, Center In the southeast
'eels. Ie to reIñaIn as open space with
TD J!ICSCIVe hisloric c:baracter; enbanco eoooomic vlbIlity; Improve,
11D~IIC fac: lIdcs and serviccs,œrlicularly åtculadon, paitlng and
ara¡nage; and to encourage fnfill development
10 develop a Vdtage Center with mixed uses, DOdeslrlan oriented
design. ana Ii to awroundlng I!':'!f~ Intended ID be a
!"'JDIIIimlty ~ . I with high qÍlåll1ý site and building design;
I lion fac: lIties.
TD provide a mix Df land uses with higher density rmidenllal dose ID
=~~=.:r.~~~:r:::,=~ space linkages
~~~u~ci~~~ ~=ty
Business PUt, Open S IIIOO/Reaeatlon, 'Publici
Institutional.
Business Park with some supporting Internal
ccmmen:iaJ uses.
S69.s
119.6
Medium and High DenSity ResideoliaJ, Open
SpaœlRecreatlon.
1.32.9
204.0
IODD2I8Ðhv of thO area:
To achieve a ""'\' >ld>ensivciy i>1aniJed mlxed-use developmenl with . MJxc:d.. . Use Including 0Ilicc, Sunnort
axnpltible/<omplcmcntarv II1ÏXI1m:S of office, SUp¡xxl a>mmen:ial, Çommc:rdaI, ResfdeñtiaJ, and SêMiOs; Open
rmidentiaJ, and iIorvIœs. The ~ abaIl be IlDÙ1ed in hcighllD one Spacr:lReao8t1on.
~'d:=r.~~ ~~d Iab~~e wi,: =.fue~
10 Ina>røorale opel! !'PI""'- reaouroos InlDlhe 'align. scale, 00... on 07
the devêl!' lmenL The Oty ~ that giveñlbe alte confIg,um,tion
and location that certain axnmeiéial recn:atíœ uses may be de,,"able
Including. but noclimlted ID, bowling alleys, driving ranges, and health
dubs.
Z. 55.0
Z; 35.0
Z; 35.0r"
.
. Page 1,37
.
.
.
ATTACHMENT NO.7
SEAN MALEKZADEH LETTER DATED FEBRUARY 4,2004
RolP D O\2003\De Portal. Road PDOIPC STAFF REPORT.doc
15
.
.
.
SEAN MALEKZADEH
3772 Brennan Avenue
Perris CA 92571
(909)943-2548
Fax: (909)940-6078
!(õ)Œ@ŒOWŒ~
ill] FEa 0 4 2004 ~I
By=-
February 4,2004
David Hogan
City of Temecula
POBox 9033
Temecula CA 92589-9033
RE:
Planning Application No. 03-0721
APN 959-020-028
Dear Mr. Hogan,
I wish to be added to the Planned Development Overlay Along De Portola Road because
- I own property located on the corner of Pio Pico and Margarita Road, APN 959-020-028-
5. I am In the process of a lot line adjustment with G.V. Salts which will then put all of
my property on the east side of the flood control channel.
Sincerely,
£:~
SM:sh
.
.
.
ATTACHMENT NO.8
INITIAL STUDY / NEGATIVE DECLARATION
R,IP D 012003\De Portola Road PDOIpc STAFF REPORT.doc
16
0
0
City of Temecula
. Planning Department
Notice of Proposed Negative Declaration
PROJECT:
DePortola Road Planned Development Overlay (PA03-0721)
APPLICANT:
City ofTemecula
LOCATION:
Located along the north and south sides of De Portola Road and immediately west
of Margarita Road in the City of Temecula (APN's 959-050-003, 004, 007, 008 &
959-080-002, 003, 004, 005)
DESCRIPTION:
A proposal to change the General Plan designations from Very Low (VL) Density
Residential to Professional Office (PO), amend the Zoning Map from Very Low (VL)
Density Residential to Planned Development Overlay (PDO), and a Municipal Code
amendment to add sections 17.22.190 through 17.22.198 to the Development
.' Code on 8 parcels totaling 21,7 acres.
The City of T emecula intends to adopt a Negative Declaration for the project described above on March
16,2004. Based upon the information contained in the attached Initial Environmental Study and pursuant
to the requirements of the Califomia Environmental Quality Act (CEOA); it has been determined that this
project as proposed, revised or mitigated will not have a significant impact upon the environment. As a
result, the City Council intends to adopt a Negative Declaration for this project.
.
The Comment Period for this proposed Negative Declaration is February 2, 2004 to February 22, 2004.
Written comments and responses to this notice should be addressed to the contact person listed below at
the following address: City of Temecula, P.O. Box 9033, Temecula, CA 92589-9033. City Hall is located
at 43200 Business Park Drive.
The public notice of the intent to adopt this Negative Declaration is provided through:
- The Local Newspaper. - Posting the Site. - Notice to Adjacent Property Owners.
If you need additional information or have any questions concerning this project, please contact Sheila M.
Powers, Associate Planner at (909) 694-6400.
Prepared by: W
'2-'?:-0+
(Date)
.
R:IP D O\2003lDe Portol. Road PDOIND.doc
0
City of Temecula
Planning Department
0
Agency Distribution List
.
PROJECT: DePortola Road Planned Development Overlay (PA03-0721)
DISTRIBUTION DATE: February 2,2004
CASE PLANNER: Sheila M. Powers
CITY OF TEMECULA:
Building & Safety..................................... ( )
Fire Department ...................................... (X)
Police Department .................................. ( )
Parks & Recreation (TCSD) .................... (X)
Planning, Advance .................................. (X)
Public Works .......,................................... (X)
........ ( )
STATE:
Caltrans..............................................,.... ( )
Fish & Game ..................."...................... ( )
Mines & Geology..................................... ( )
Regional Water Quality Control Board.... ( )
State Clearinghouse ............................... ( )
State Clearinghouse (15 Copies) ............ ( )
Water Resources ..........."....................... ( )
...... ( )
FEDERAL:
Army Corps of Engineers ......................., ( )
Fish and Wildlife Service......................... ( )
........ ( )
........ ( )
REGIONAL:
Air Quality Management District.............. (X)
Westem Riverside COG ......................... ( )
....., ( )
R:IP D 0\2003\00 Porwla Road PDOIND.doc
CITY OF MURRIETA:
Planning..................,..,....,..............,.,....,..( )
RIVERSIDE COUNTY:
Clerk of the Board of Supervisors............ ( )
Airport Land Use Commission.................( )
Engineer .....,.............................,....,.........( )
Flood Control...........................................( )
Health Department ..................................( )
Parks and Recreation ..............................( )
Planning Department...............................() .
Habitat Conservation Agency (RCHCA)..( )
Riverside Transit Agency.........................( )
....... ( )
UTILITY:
Eastern Municipal Water District............. (X)
Inland Valley Cablevision.........................( )
Rancho CA Water District, Will Serve.... (X)
Southern California Gas ......................... (X)
Southern California Edison..................... (X)
Temecula Valley School District ......"..... (X)
Metropolitan Water District ......................( )
Verizon (X)
OTHER:
Pechanga Indian Reservation................. (X)
Eastern Information Center .....................( )
~~;~ ~~~~~~..~~.~~~~i.~.~..~~~~~~~~~~.:::::~ ~ .
Homeowners' Association....................... (X)
@
Project Title
Lead Agency Name and Address
Contact Person and Phone Number
Project Location
Project Sponsor's Name and
Address
Description of Project
Surrounding Land Uses and Setting
.
0
0
City of Temecula
P.O. Box 9033, Temecula, CA 92589-9033
Environmental Checklist
DePortola Road Planned Development Overlay District
Plannin A lication 03-0721
City of Temecula .
P,O. Box 9033 Temecula, CA 92589-9033
Sheila M, Powers, Associate Planner 909 694-6400
Located along the north and south sides of De Portola Road and
immediately west of Margarita Road in the City of Temecula (APN's
959-050-003, 004, 007, 008 & 959-080-002, 003, 004, 005
City of Temecula
Planning Department
43200 Business Park Dr.
Temecula, CA 92589-9033
Existing: Very Low Density Residential (VL)
Pro osed: Professional Office PO
Existing: Very Low Density Residential (VL)
Proposed: DePortola Road Planned Development Overlay District
PDQ
A proposal to change the General Plan designations from Very Low
(VL) Density Residential to Professional Office (PO), amend the
Zoning Map from Very Low (VL) Density Residential to Planned
Development Overlay (PDO), and a Municipal Code amendment to
add Sections 17.22.190 through 17.22.198 to the Development Code
on 8 arcels totalin 21.7 acres.
The surrounding land use to the north of DePortola Road and
east of Margarita Road is comprised of single family
residences. Portions south of DePortola Road are vacant or
developed with office uses. East of Margarita Road there is
residential and commercial uses.
None
R:\P P 0\2003\Oe Portola Rood PDOlEAO3 IES Pe Portola Rood Poo.doc
1
0
0
Environmental Factors Potentially Affected
The environmental factors checked below would be potentially affected by this project, involving at least one
impact that is a 'Potentially Significant Impact" as indicated by the checklist on the following pages.
Land Use PlanninG Hazards
Population and Housina Noise
Geoloaic Problems Public Services
Water Utilities and Service Svstems
Air Qualitv Aesthetics
Transportation/Circulation Cultural Resources
BioloGical Resources Recreation
Eneray and Mineral Resources Mandatory FindinGs of SiGnificance
./ None
Determination
On the basis of this initial evaluation:
I find that the proposed project COULD NOT have a significant on the environment, and a NEGATIVE
DECLARATION will be orepared
I find that although the proposed project could have a significant effect on the environment, there will not
./ be a significant effect in this case because the mitigation measures described on an attached sheet have
been added to the proiect. A NEGATIVE DECLARATION will be prepared.
I find that the proposed project MAY have a significant effect on the environment, and an
ENVIRONMENTAL IMPACT REPORT is reQuired
I find that the proposed project MAY have a significant effect(s) on the environment, but at least one
effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards,
and 2) has been addressed by mitigation measures based on the earlier analysis as described on
attached sheets, if the effect is a 'potentially significant impact' or 'potentially significant unless
mitigated.' An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects
that remain to be addressed.
I find that although the proposed project could have a significant effect on the environment, there WILL
NOT be a significant effect in this case because all potentially significant effects (a) have been analyzed
adequately in an earlier EIR pursuant to applicable standards and (b) have been avoided or mitigated
pursuant to that earlier EIR, including revisions or mitigation measures that are imposed upon the
proposed project.
et~C)
Signature
z.t.of
Date
~LA N. ?O~
Printed Name
~ of- T Q'W-wiv
for
.
R:\P 0 0\2003\De Portola Road PDOlEA031ES De Portala Road PDO.cIoc
2
0 Site Ma 0
0
0
1. LAND USE AND PLANNING. Would the proposal:
1.a.
1.b.
1.c.
1.d.
1.e.
./
.¡
./
./
./
2. POPULATION AND HOUSING. Would the proposal:
2.a.
2.b.
2.c.
./
./
./
3. GEOLOGIC PROBLEMS. Would the proposal result in or
Expose people to potential impacts involving?
3.a.
3.b.
3.c.
3.d.
3.e.
3.1.
./
./
./
./
./
./
./
./
./
4. WATER. Would the proposal result in:
4.a.
4.b.
4.c.
Changes in absorption rates, drainage patterns, or the rate
and mount of surface runoff?
Exposure of people or property to water related hazards such
as floodin? 2
Discharge into surface waters or other alteration of surface
water quality (e.g. temperature, dissolved oxygen or
turbidi ?
R:IP D O\2OO3\De Portola Road PDOlEA03 IES De Portola Rced PDO.doc
4
./
./
./
0
0
~. ~.~~..-
. i ",
",...>y,................>.>,;; /;... "L
.d. CharlOes in the amount of surface water in any water bod,?? ,¡"
4.e. Changes in currents, or the course or direction of water ,¡"
Movements?
4.1. Change in the quantity of ground waters, either through direct
additions or withdrawals, or through interception of an aquifer ,¡"
by cuts or excavations or through substantial loss of
aroundwater recharae caDabilitV?
4.n. Altered direction or rate of flow of aroundwater? ,¡"
4.h. Imnacts to nroundwater qualilv? ,¡"
4.i. Substantial reduction in the amount of groundwater. ,¡"
Otherwise available for public water supplies?
5. AIR QUALITY. Would the proposal:
5.a. Violate any air quality standard or contribute to an existing or ,¡"
Droiected air aualilv violation?
5.b. Exnose sensitive receptors to pollutants? (2) ,¡"
5.c. Alter air movement, moisture or temperature, or cause any ,¡"
chanae in climate?' (2)
5,d. Create oblectionable odors?-i2\ ,¡"
- TRANSPORT A TIONICIRCULA TION. Would the proposal result in:
6.a. Increase vehicle triOs or traffic conaestion? 12,3) ,¡"
6.b. Hazards to safety from design features (e.g. sharp curves or ,¡"
danaerous intersections or incomDatible uses)? i2)
6.c. Inadeouate ememencv access or access to nearbv uses? ,¡"
6.d. Insufficient narkinn canacitv on-site or off-site? (3) ,¡"
6.e. Hazards or barriers for Dedestrians or bicvclists? ,¡"
6.1. Conflicts with adopted policies supporting alternative ,¡"
transDortation le.a. bus turnouts, bicvcle racks)?
6 -:a. Rail, waterborne or air traffic impacts? ,¡"
7. BIOLOGICAL RESOURCES: Would the proposal result in impacts to:
7.a. Endangered, threatened or rare species or their habitats
(including but not limited to plants, fish, insects, animals and ,¡"
birds)?
7.b. Locallv desinnated snecies le.a. heritaqe trees)? (1,2) ,¡"
7.c. Locally designated natural communities (e.g. oak forest, ,¡"
Coastal habitat, etc.)?
7.d. Wetland habitatle-:a: marsh, ri[)arian and vernaIDool)? ,¡"
7.e. Wildlife disoersal or miOration corridors? ,¡"
R:\P D 0\2003\Oe Portola Road PDOlEAO3 IES De Portola Road PDO.doc
5
0
0
.'. , . :\'ii.,;'i ~~-
.' '.i <! .~,~":;...\ . ...:,'..",:"",,'/. ':",;.';:,'.',¡.', : Ii'
8. ENERGY AND MINERAL RESOURCES. Would the proposal:
8.a. Conflict with adoDted enerovconservation plans? (1) ./
8.b. Use non-renewal resources in a wasteful and inefficient ./
manner? (1,2)
8.c. Result in the loss of availability of a known mineral resource
that would be of future value to the region and the residents ./
of the State? (1,2)
9. HAZARDS. Would the proposal involve:
9.a. A risk of accidental explosion or release of hazardous
substances (including, but not limited to: oil, pesticides, ./
chemical or radiation)? 11,2)
9.b. Possible interference with an emergency response plan or ./
emergency evacuation Dlan?
9.c, The creation of anv health hazard or potential health hazard? ./
9.d. Exposure of people to existing sources of potential health ./
hazards?
9.e. Increase fire hazard in areas with flammable brush, grass, or ./
trees? (1)
10. NOISE. Would the proposal result in:
1 O.a. I Increase in existinq noise levels? I I I I ./
1 O.b. I Exposure of people to severe noise levels? I I I ./
11. PUBLIC SERVICES: Would the proposal have an effect
upon, or result in a need for new or altered government
Services in anv of the followina areas:
11.a. Fire Drotection? ./
11.b. Police protection? ./
11.c. Schools? ./
11.d. Maintenance of public facilities, includinq roads? ./
11.e. Other aovernmental services? ./
12. UTILITIES AND SERVICES SYSTEMS: Would the proposal
Result in a need for new systems or supplies, or substantial
Alterations to the following utilities:
12,a. Power or natural cas? ./
12.b. Communications systems? ./
12.c. Local or reqional water treatment or distribution facilities? ./
12.d. Sewer or seDtic tanks? ./
R:IP D O\2oo3\De Portola Road POOlEA03 IES De Portola Road PDO.doc
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0
0
13. AESTHETICS. Would the proposal:
ý"
ý"
ý"
14. CULTURAL RESOURCES. Would the proposal:
ý"
ý"
ý"
ý"
ý"
. RECREATION. Would the proposal:
ý"
ý"
16. MANDATORY FINDINGS OF SIGNIFICANCE.
16.a. Does the project have the potential to degrade the quality of
the environment, substantially reduce the habitat of a fish or
wildlife species, cause a fish or wildlife population to drop
below self-sustaining levels, threaten to eliminate a plant or
animal community, reduce the number or restrict the range of
a rare or endangered plant or animal or eliminate important
examples of the major periods of California history or
rehisto .
16.b. Does the project have the potential to achieve short-term, to
the disadvanta e of Ion -term, environmental oals?
16.c. Does the project have impacts that are individually limited,
but cumulatively considerable? ("Cumulatively considerable"
means that the incremental effects of a project are
considerable when viewed in connection with the effects of
past projects, the effects of other current projects, and the
effects of robable future ro'ects,
16.d. Does the project have environmental effects which will cause
substantial adverse effects on human bein s, either directl
R:\P D O\2oo3IDe Portals Road PDOlEA03 IES De Portola Road PDQ.doc
7
ý"
ý"
ý"
ý"
0
0
The project consists of a change in the General Plan and Zoning designations for 8 parcels to create a
transitional land use district between a very low density residential community and an office commercial area
along an arterial roadway. The proposed Planned Development Overlay (PDO) will allow some office and light
commercial uses while limiting building heights and requiring additional landscaping and building setbacks
adjacent to residentially zoned properties. These restrictions will ensure future land use compatibility with the
adjacent commercial and residentially zoned property. The project will not directly result in any land use
changes. Future new construction will receive appropriate environmental review when specific project details
are known.
The proposed project will not significantly affect the remaining:
. Air quality
. Groundwater and surface runoff
. Geologic concerns
. Biological impacts
. Energy and minerals
. Noise
. Public services
. Utilities and services
. Aesthetics
. Cultural resources
Recreation
This project will be consistent with the adopted General Plan. This potential future land use changes are
consistent with the following General Plan policies: Noise 1.1 and 1.8, Circulation 1,2, Land Use 3.1, 3.2, and
3.3, and Community Design 31, 3.2, and 3.3. The proposal is not inconsistent with any of the remaining
policies. The proposed PDO could result in additional vehicle trips on adjacent General Plan level roadways.
Under the most extreme development scenario, it is estimated that development consistent with this PDO
could generate approximately 5,100 additional vehicle trips. If all those remaining trips are added to the
anticipated build out traffic projections to each of the four adjacent arterial road segments, the resulting traffic
volumes maintain the General Plan LOS "D" target.
As a result, the impacts of this project are not expected to be significant.
SOURCES
1.
2.
3.
City of Temecula General Plan.
City of Temecula General Plan Final Environmental Impact Report.
City of Temecula Development Code and Official Zoning Map
.
RIP D O\2003\De Portola Road PDOIEA03 IES De Portola Road PDO.doc
8
.
ITEM #6
.
.
.
.
.
.
.
.
Date of Meeting:
Prepared by:
STAFF REPORT - PLANNING
CITY OF TEMECULA
PLANNING COMMISSION
February 18, 2004
Sheila M. Powers
Title:
Associate Planner
File Number
PA03-0444
Development Plan
Application Type:
Project Description:
Recommendation:
(Check One)
CECA:
(Check One)
Development Plan to construct two restaurants totaling 10,385 square
feet and a 22,000 square foot retail building on 4.09 net acres located
at the southeast corner of Overland and Ynez Road. (APN 921-810-
027)
[8] Approve with Conditions
0 Deny
0 Continue for Redesign
0 Continue to:
0 Recommend Approval with Conditions
0 Recommend Denial
[8] Categorically Exempt
(Class)
15332
0 Negative Declaration
0 Mitigated Negative Declaration with Monitoring Plan
OEIR
RID 1'12003103-0444 Overland-YDez Commercial\PC StaffRpt Feb 2004.doc
1
. PROJECT DATA SUMMARY:
.
Applicant:
McArdle and Associates Architects
Completion Date:
August 13, 2003
Mandatory Action Deadline Date:
February 18, 2004
General Plan Designation:
Community Commercial
Zoning Designation:
Community Commercial
Site/Surrounding Land Use:
Site:
Community Commercial
North:
South:
East:
West:
Promenade Mall Specific Plan Area 7
Light Industrial
Community Commercial
Light Industrial
Lot Area:
4.09 net acres (178,160 square feet)
Total Floor Area/Ratio
32,385 square feet (14%)
.
Landscape Area/Coverage
48,966 square feet (22%)
Parking Required/Provided
178 required/193 provided
BACKGROUND SUMMARY:
[8J 1.
Staff has worked with the applicant to ensure that all concerns have been addressed,
and the applicant concurs with the recommended Conditions of Approval.
(or)
01.
Staff has worked with the applicant to ensure that all concerns has been addressed,
however, the following issues have not been resolved to the satisfaction to staff.
i:8J 2.
The attached "Project Review Worksheet" (Attachment A) has been completed and
staff has determined that the proposed project is consistent with the General Plan, City-
wide Design Guidelines, and the City of Temecula Development Code.
(or)
02.
The attached "Project Review Worksheef' (Attachment A) has been completed and
indicates that staff cannot make all the findings of consistency required for approval.
.
Roll) 1'12003\03-0444 Ovedand- Ynez Cnmmercial\PC Staff Rpt Feb 2004.doc
2
.
.
.
PROJECT DESCRIPTION
The proposed project consists of three new commercial structures on an unimproved vacant lot
totaling 4.09 net acres. Building A is a retail center and Building's Band C will be restaurants,
Building A is a one-story, 22,000 square foot retail center that will contain 10 commercial suites.
The building will be located to the rear of the property and will allow for open seating and
pedestrian use.
Buildings Band C are one story restaurants at 5,296 square feet and 5,089 square feet
respectively. A water feature will be located at the front between both buildings. At the entry of
the plaza, pedestrians will able to travel between the restaurants and to the retail center.
The proposal has a variety of architecture consisting of different elements. Stone, stucco, metal
roofing, trellis', and columns are a few of the elements proposed,
ANALYSIS
Architecture
As proposed, staff has found the architecture to be consistent with the City Wide Design
Guidelines and the City of Temecula Development Code. The design intent and elements
proposed by the applicant have included architecturally attractive retail and restaurant buildings,
architectural projections and materials that are consistent with the surrounding character of the
area.
Building A will be comprised of "coronado-old world winter green" stone veneer at the north
elevations with the exception of the 27 foot tall trellised entrance at the northeast, and the 29 foot
tall curved standing seamed metal roof overhang at the northwest end of the retail center. The
center of the retail center is comprised of a 31 foot tall trellised entrance as well. These trellised
entrances are comprised of stucco finished columns, and the trellis is a "slate gray" painted
metal. The retail center is located to the rear of the property and abuts the drainage easement
that the Army Corp of Engineers controls.
Buildings Band C are located at the front of the parcel. The overall height of both restaurants is
35 foot. Both proposed restaurants are comprised of the same materials and style to match
Building A.
Landscapinq
As proposed, staff has found the landscaping to be consistent with the City Wide Design
Guidelines and the City of Temecula Development Code. The design intent and elements
proposed by the applicant have included a variety of landscape elements that include planting,
planter boxes, and water features.
The street planting off Overland will be consistent with the Costco property located across the
street and the planting off Ynez Road will be consistent with the Guidant property located across
the street. There are a total of 45 street trees, which will be 24 inch box in size and spaced at an
average of 30 feet on center. There is approximately 1 ,380 lineal feet of street frontage within
the right-of-way which would require 46 trees at 30 feet on center. The predominate trees will be
R:ID P\2003103-0444 Overland- Ynez Commercial\PC Staff Rpt Fob 2004.doc
3
"Bloodgood". Deciduous trees (Koelreteria) will be planted with accent plantings of semi-
evergreen trees (Jacaranda Minmosifolia) and palms. There will be shrubs planted below the
trees and will face the parking stalls. The plantings will screen the parking from the street and
be a minimum of 3 feet high at maturity. Turf and groundcover will be used within the foreground
planting. These same shrubs and trees will also be outlined against the proposed retail center
and restaurants to create a softer appearance of the structures. There are planter areas at the
northwest and northeast end of the retail center consisting of medium size canopy trees and
strapped leaf flowering shrubs. The corner planting will be highly "stylized" to reinforce the
dramatic water feature, the elevated patio with wood trellis and the ornamental rock faced
monument wall.
.
Parkinq/Circulation
'- Staff has found the proposed parking and circulation to be consistent with the City Wide Design
Guidelines and the City of Temecula Development Code. The applicant has incorporated
pedestrian pathways and parking circulation so as not to interfere with each other and to create
a safe and efficient circulation around the site and between structures.
There are two entrances into the retail center: one entrance off of Ynez Road and one entrance
off of Overland. Parking has been situated between Building A and Buildings Band C. The
parking lot has been broken up to allow a more creative and attractive area. Customers will
have the opportunity to park in the northwest or northeast corners of the retail center, between
Building A and Buildings Band C, and along the inside landscaped areas of Ynez Road and
Overland. The applicant is proposing 193 parking spaces and the City of Temecula
Development Code requires 178 parking spaces.
.
Siqnaqe
Staff has reviewed a preliminary draft sign program and for the most part, it conforms to the
City's Sign Ordinance. Staff has added a condition that the final sign program be reviewed and
approved by the Planning Director. The sign program is summarized below:
Tenant wall signs will be allowed at one per store frontage and sign copy/graphics to be
individual face and halo illuminated channels. There will be a decorated screen backer to
provide even surface for halo illumination of letters. The monument sign for a single tenant will
be approximately 3'-6" in height and 1'-0" in width. The monument sign will be a double faced
sign fabricated from aluminum. The monument sign for multiple tenants is the identification sign
of the plaza and four tenants. It will be comprised of stone and stucco to match the architecture
and is approximately 6 feet in height. There will be one monument sign at the entrance to the
retail center off of Ynez Road and one monument sign into the retail center off of Overland.
ENVIRONMENTAL DETERMINATION
¡:gJ 1.
In accordance with the California Environmental Quality Act, the proposed Project has
been deemed to be categorically exempt from further environmental review. (Class 32,
In-Dill Development Projects, 15332)
(or)
.
Ro\D 1'>2003\03-0444 Overland-Yoez Comm=iaIIPC Staff Rpt Feb 2004.doc
4
. 01.
(or)
01.
The proposed project has been determined to be consistent with the previously
approved (Negative Declaration) (EIR) and is exempt from further Environmental
Review (CEQA Section 15162 subsequent EIR's and Negative Declarations).
An initial study has been prepared and indicates that the project will have the following
potential significant environmental impacts unless mitigation measures are included as
conditions of approval. Based on the following mitigations, staff recommends adoption
of the mitigated Negative Declaration for the project.
CONCLUSION/RECOMM EN DATION:
Staff had determined that the proposed retail center and restaurants, as conditioned, is
consistent with the City's General Plan, Development Code, and all applicable ordinances,
standards, guidelines, and policies. Therefore, staff recommends approval of the Development
Plan with the attached conditions of approval.
FINDINGS
Staff recommends the following findings as required in Section 17.05.010 F of the Temecula
Municipal Code.
1.
.
2.
.
The proposed use is in conformance with the General Plan for the City of Temecula and
with all applicable requirements of state law and other ordinances of the city.
The proposed retail center and restaurants are permitted in the Community Commercial
land use designation standards contained in the City's Development Code. The
proposed retail center and restaurants are consistent with the Community Commercial
land use designation contained in the General Plan. The retail center and restaurants
are properly planned, designed, and as conditioned, are physically suitable for the type
and density of commercial development proposed. The projects, as conditioned, are also
consistent with other applicable requirements of State law and local ordinances, including
the California Environmental Quality Act (CEQA), and fire and building codes.
The overall development of the land is designed for the protection of the public health,
safety, and general welfare.
The overall design of the retail center and restaurants, including the site, building,
parking, circulation and other associated site improvements, are consistent with the
design guidelines and development code. The proposed retail center and restaurants
have been reviewed for, and as conditioned, have been found to be consistent with all
applicable policies, guidelines, standards and regulations intended to ensure that the
development will be constructed and function in a mânner consistent with the public
health, safety and welfare.
R:ID P\2OO3\O3-O444 Overland- Ynez Commercial\PC Staff Rpt Feb 2004.doc
5
ATTACHMENTS
.
1.
Project Review Worksheet - Blue Page 7
2.
Plan Reductions - Blue Page 8
3.
PC Resolution No. 2004-- - Blue Page 9
Exhibit A - Conditions of Approval
4
Draft Sign Program - Blue Page 10
.
.
Ro\D NOO3\O3-0444 Overland- Ynez Commercia1\PC Staff Rpt Feb 2004.doc
6
.
.
.
ATTACHMENT NO.1
PROJECT REVIEW WORKSHEET
R,ID 1'\2003103-0444 Overland- YDez Commercial\PC Staff Rpt Feb 2004.doc
7
.
.
.
PROJECT REVIEW WORKSHEET
Development Plan
Commercial
Planning Application Number:
P A03-0444
Community Commercial
1. General Plan Designation:
Consistent?
2. Zoning Designation:
Community Commercial
Consistent?
3. Environmental Documents Referred to in Making Determination:
[8J
0
0
[8J
[8J
[8J
[8J
[8J
[8J
[8J
0
0
General Plan EIR
Sensitive Biological Habitat Map
Sensitive Archeological Area Map
Sensitive Paleontological Area Map
Fault Hazard Zone Map
Subsidence/Liquefaction Hazard Map
100 Year Flood Map
Future Roadway Noise Contour Map
Other (Specify)
YES
YES
Previous EIRlN.D. (Specify Project Name & Approval Date):
Promenade Mall Specific Plan Area 7 EIR
Submitted Technical Studies (Specify Name, Author & Date):
Other:
[8J Exempt
D Mitigated Negative Declaration
D Negative Declaration
D EIR
4. Environmental Determination:
[8J 10 Day Review
D 20 Day Review
0 30 Day Review
5. General Plan Goals Consistency:
Consistent
[8J
[8J
0
Inconsistent
0
0
0
Land Use
Circulation
Housing
RID 1'\2003\03-0444 Ovedand-Ynez Commercial\Proj Review Wksht.dot
1
Consistent
¡g¡
¡g¡
¡g¡
¡g¡
¡g¡
¡g¡
¡g¡
PROJECT REVIEW WORKSHEET
Development Plan
Commercial
Inconsistent
0
0
0
0
0
0
0
OS/Conservation
Growth Management/Public Facilities
Public Safety
Noise
Air Quality
Community Design
Economic Development
.
6. City-wide Design Guideline Consistency:
¡g¡
¡g¡
Site Planninq:
A. How does the placement of building(s) consider the surrounding area
character?
The surrounding areas are currently developed as retail and light industrial.
B. How do the structures interface with adjoining properties to avoid creating
nuisances and hazards?
The proposed retail center and restaurants have been designed to
substantially be consistent with the surrounding retail and commercial
centers.
.
C. How does the building placement allow buildings rather than parking lots
to define the street edge?
The placement of Buildings Band C at the corner of Ynez Road and
Overland as well as the cascading water feature define the overall
appearance of the shopping center. It creates an attractive appearance and
a level of comfort for pedestrians to explore on foot the retail center and its
restaurants. The design of the parking lot has been tucked in the corners of
the retail center and between the retail center and the restaurants allowing
a more definitive street edge.
Parkinq and Circulation:
A. How does the parking lot design allow customers and deliveries to reach
the site, circulate through the parking lot, and exit the site easily?
There are two main entrances into the site. They are at both ends of the
retail center. At both ends, they have been designed to allow for loading
facilities. The restaurants also have loading areas on both sides.
B. How does the parking lot design provide safe and convenient access to
pedestrians and bicyclists?
The parking lot has been designed to have a central pathway leading from
the restaurants to the retail center that is bordered by lighted bollards and
incorporates two covered trellis. This area has been specifically designed
.
Ro\D 1'\2003\03-0444 Ovedand- YDez CommerciallPrnj Review Wksht.dot
2
.
.
.
PROJECT REVIEW WORKSHEET
Development Plan
Commercial
so that cars can not use it as a drive aisle.
C. How are the service facilities within the parking lot screened or buffered
from public view?
Service facilities are heavily screened with trees and shrubs. Service areas
are tucked into the sides of the structures so that they are not visible from
the Ynez Road, Overland or the parking lot area.
~
Buildinq Architecture:
A. How does the building design provide articulation of the building mass?
There are a number of roof variations, parapets, forward projections and
trellis utilized in the design to allow for the break up in the mass of the
buildings.
B. How is each building "stylistically" consistent with all buildings in a
complex, and on all elevations to achieve design harmony and continuity
within itself?
The retail center and the two restaurants have been designed to all match
and be consistent with each other. The elevations of all buildings reflect
each other, showing architectural compatibility and harmony within the
project.
C. How does the placement of buildings create a more functional or useful
open space between the buildings and/or the street?
The retail center is located at the rear of the property and the restaurants
are located at the front corner. This leaves for the open space area in
between consisting of parking and pedestrian pathways.
D. How do each of the architectural elements (building base, windows,
doors and openings, cornice and parapet, roofline, and finish materials
meet the intent of the design guidelines?
Portions of the building base within the retail center and the two restaurants
consists of a concrete base and a stucco base. The retail center and the
two restaurants have horizontal storefront openings while the upper level
windows are vertical and square in orientation. Moldings are provided
around the windows giving a more attractive appearance. The materials
provided on the retail center and the two restaurants change at the inside
corners of the building. The corners are made up of a stone veneer while
the front, rear and sides of the buildings are comprised of stucco.
~
Landscapinq:
A. Does the plan provide the following ratio of plantings?
~ Yes 0 No, why?
R,ID 1'\2003103-0444 Overland-Ynez CnmmerciallProj Review Wksht.dot
3
PROJECT REVIEW WORKSHEET
Development Plan
Commercial
Trees
10% 36" Box
30% 24" Box
60% 15 Gallon
Groundcover
100% Coverage
In One Year
Shrubs
100% 5 Gallon
.
B. Does the landscaped area, ratio, spacing, and size conform with the
design guidelines? [8J Yes 0 No
C. How does the internal site landscaping frame the building(s) and
separate them from the surrounding pavements?
The intemal site landscaping screens the pedestrian pathway, the loading
areas, the trash enclosure areas, the edges of the retail center and the
edges of the restaurants by the use of numerous shrubs, ground cover,
treeds, vines and a cascading water feature.
D. How does the patio and street' furniture, fixtures, walls and fences integrate
with of the architecture and landscaping?
Patio and street furniture are placed in pedestrian areas, in front of the
restaurant areas and around the retail center.
7. Development Code Consistency:
.
A. How does the plan achieve the performance standards specified in Code
Section 17.08.070?
The Development Code achieves the performance standards as set in the
Development Code in several ways. They are listed below:
1. The proposal uses creative entry treatments with such features as trellis'
and roof coverings.
2. There are three colors proposed with the project ranging from light to
dark.
3. The retail center and restaurants are designed with various offsets and
projections creating a more interesting appearance to the building.
4. The two restaurants are designed as an integral part of the primary
building using complimentary materials, common architectural elements,
and special landscape design techniques such as the cascading water fall
between the two restaurants.
5. The development has been designed to minimize the impacts on
surrounding areas such as noise, visual aspects, lighting and traffic.
.
RID P\2oo3103-0444 Overland- Yoez CommerciallP.-oj Review Wkshtdot
4
.
.
.
PROJECT REVIEW WORKSHEET
Development Plan
Commercial
Circulation:
Limit egress and ingress to commercial areas to common entrance points.
Architectural Desiqn:
The architectural design proposed allows for the break up in mass and bulk
by incorporating several roof variations, trellis', and a variation in
architectural forward features such as columns.
Site Planninq and Desiqn:
The retail center and the restaurants have been oriented so as to allow for
smooth pedestrian, parking and loading circulation.
Compatibility:
The retail center and restaurants are compatible with the surrounding uses
in that there are adjacent surrounding uses of the same.
B. Does the application and submitted plans on file conform with all of the
applicable minimum development standards?
1:8:1 Yes, with conditions
D No
Net Lot Area:
Total Floor Area:
Floor Area Ratio:
Lot Coverage:
4.09 acres
32,385 square feet
14%
14%
Arch.!Paleo
Fault Zone
Flood
Noise
Habitat
Subs.!Liqfctn
Stream/Creek
Air Quality
North Retail SP-7 SP-7
East Light Industrial CC CC
West Vacant Liqht Industrial Business Park
South Light Industrial Light Industrial Business Park
R:ID P\2oo3103-O444 Overland- Ynez Commercial\Proj Review Wkshtdot
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ATTACHMENT NO.2
PLAN REDUCTIONS
R:ID 1'\2003\03-0444 Overland- YDez CommerciallPC Staff Rpt Feb 2004.doc
8
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ATTACHMENT NO.3
PC RESOLUTION NO. 2004--
R:ID P\2003103-0444 Overland- YDez Commercial\PC Staff Rpt Feb 2004.doc
9
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.
.
PC RESOLUTION NO. 2004--
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF TEMECULA APPROVING PLANNING APPLICATION
NO. PA03-0444, A DEVELOPMENT PLAN TO CONSTRUCT 2
RESTAURANTS TOTALING 10,385 SQUARE FEET AND A
22,000 SQUARE FOOT RETAIL BUILDING ON 4.09 ACRES
LOCATED AT THE SOUTHEAST CORNER OF OVERLAND
AND YNEZ RD. (APN 921-810-027)
WHEREAS, McArdle and Associates Architects, filed Planning Application No. PA03-
0444, in a manner in accord with the City of Temecula General Plan and Development Code;
WHEREAS, Planning Application No. PA03-0444 was processed including, but not
limited to a public notice, in the time and manner prescribed by State and local law;
WHEREAS, the Planning Commission, at a regular meeting, considered Planning
Application No. PA03-0444 on February 18, 2004, 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;
WHEREAS, at the conclusion of the Planning Commission Hearing and after due
consideration of the testimony, the Planning Commission approved Planning Application No.
PA03-0444 subject to the conditions after finding that the project proposed in Planning
Application No. PA03-0444 conformed to the City of Temecula General Plan;
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF TEMECULA
DOES HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS:
Section 1. That the above recitations are true and correct and are hereby
incorporated by reference.
Section 2. Findinqs. The Planning Commission, in approving Planning Application
No. PA03-0444 (Development Plan) hereby makes the following findings as required by Section
17.05.010F of the Temecula Municipal Code:
A. The proposed use is in conformance with the General Plan for Temecula and
with all applicable requirements of state law and other ordinances of the city.
The proposed retail center and restaurants are permitted in the Community Commercial
land use designation standards contained in the City's Development Code. The
proposed retail center and restaurants are consistent with the Community Commercial
land use designation contained in the General Plan. The retail center and restaurants
are properly planned, designed, and as conditioned, are physically suitable for the type
and density of commercial development proposed. The projects, as conditioned, are also
consistent with other applicable requirements of State law and local ordinances,
including the California Environmental Quality Act (CEQA), and fire and building codes.
R:ID 1'\2003103-0444 Overland- Yoez Commcrcial\PC Resa and COAs.doc
1
B. The overall development of the land is designed for the protection of the public
health, safety, and general welfare.
.
The overall design of the retail center and restaurants, including the site, building,
parking, circulation and other associated site improvements, are consistent with the
design guidelines and development code. The proposed retail center and restaurants
have been reviewed for, and as conditioned, have been found to be consistent with all
applicable policies, guidelines, standards and regulations intended to ensure that the
development will be constructed and function in a manner consistent with the public
health, safety and welfare.
Section 3. Environmental Compliance. In accordance with the California
Environmental Quality Act, the proposed Project has been deemed to be categorically exempt
from further environmental review, (Class 32, In-Dill Development Projects, 15332)
Section 4. Conditions. That the City of Temecula Planning Commission hereby
approves Planning Application No. PA03-0444, a Development Plan to construct two
restaurants totaling 10,385 square feet and a 22,000 square foot retail building on 4.09 acres
located at the Southeast corner of Overland and Ynez Rd. (APN 921-810-027), subject to the
conditions of approval set forth on Exhibit A, attached hereto, and incorporated herein by this
reference together with any other conditions that may be deemed necessary.
Section 5. PASSED, APPROVED AND ADOPTED by the City of Temecula
Planning Commission this 18th day of February 2004,
.
John Telesio, Chairperson
ATTEST:
Debbie Ubnoske, Secretary
[SEAL]
.
R:II) F'\2003103-0444 Overland- Yoez CommerciaIIPC Reso and COAs.doc
2
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.
.
STATE OF CALIFORNIA
COUNTY OF RIVERSIDE
CITY OF TEMECULA
)
) ss
)
I, Debbie Ubnoske, Secretary of the Temecula Planning Commission, do hereby certify
that PC Resolution No. 2004-- was duly and regularly adopted b~ the Planning Commission
of the City of Temecula at a regular meeting thereof held on the 18 day of February 2004, by
the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
PLANNING COMMISSIONERS:
PLANNING COMMISSIONERS:
PLANNING COMMISSIONERS:
PLANNING COMMISSIONERS:
Debbie Ubnoske, Secretary
RID 1'\2003\03-0444 Overland- Ynez Commercial\PC Reso and COAs.doc
3
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.
.
EXHIBIT A
CONDITIONS OF APPROVAL
R,\J) 1'02003103-0444 Overland-Yoez Commercial\PC Reso and COAs.doc
4
.
.
.
PC RESOLUTION NO. 2004--
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF TEMECULA APPROVING PLANNING APPLICATION
NO. PA03-0444, A DEVELOPMENT PLAN TO CONSTRUCT 2
RESTAURANTS TOTALING 10,385 SQUARE FEET AND A
22,000 SQUARE FOOT RETAIL BUILDING ON 4.09 ACRES
LOCATED AT THE SOUTHEAST CORNER OF OVERLAND
AND YNEZ RD. (APN 921-810-027)
WHEREAS, McArdle and Associates Architects, filed Planning Application No. PA03-
0444, in a manner in accord with the City of Temecula General Plan and Development Code;
WHEREAS, Planning Application No. PA03-0444 was processed including, but not
limited to a public notice, in the time and manner prescribed by State and local law;
WHEREAS, the Planning Commission, at a regular meeting, considered Planning
Application No. P A03-0444 on February 18, 2004, 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;
WHEREAS, at the conclusion of the Planning Commission Hearing and after due
consideration of the testimony, the Planning Commission approved Planning Application No.
PA03-0444 subject to the conditions after finding that the project proposed in Planning
Application No. PA03-0444 conformed to the City of Temecula General Plan;
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF TEMECULA
DOES HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS:
Section 1. That the above recitations are true and correct and are hereby
incorporated by reference.
Section 2. Findinqs. The Planning Commission, in approving Planning Application
No. PA03-0444 (Development Plan) hereby makes the following findings as required by Section
17.05.010F of the Temecula Municipal Code:
A. The proposed use is in conformance with the General Plan for Temecula and
with all applicable requirements of state law and other ordinances of the city.
The proposed retail center and restaurants are permitted in the Community Commercial
land use designation standards contained in the City's Development Code. The
proposed retail center and restaurants are consistent with the Community Commercial
land use designation contained in the General Plan. The retail center and restaurants
are properly planned, designed, and as conditioned, are physically suitable for the type
and density of commercial development proposed. The projects, as conditioned, are also
consistent with other applicable requirements of State law and local ordinances,
including the California Environmental Quality Act (CEQA), and fire and building codes.
Ro\D NOO3\O3-0444 Overland- Ynez Commercia1lPC Reso and COAs.doc
I
B. The overall development of the land is designed for the protection of the public
health, safety, and general welfare.
.
The overall design of the retail center and restaurants, including the site, building,
parking, circulation and other associated site improvements, are consistent with the
design guidelines and development code. The proposed retail center and restaurants
have been reviewed for, and as conditioned, have been found to be consistent with all
applicable policies, guidelines, standards and regulations intended to ensure that the
development will be constructed and function in a manner consistent with the public
health, safety and welfare.
Section 3. Environmental Compliance. In accordance with the California
Environmental Quality Act, the proposed Project has been deemed to be categorically exempt
from further environmental review. (Class 32, In-Dill Development Projects, 15332)
Section 4. Conditions. That the City of Temecula Planning Commission hereby
approves Planning Application No. PA03-0444, a Development Plan to construct two
restaurants totaling 10,385 square feet and a 22,000 square foot retail building on 4.09 acres
located at the Southeast corner of Overland and Ynez Rd. (APN 921-810-027), subject to the
conditions of approval set forth on Exhibit A, attached hereto, and incorporated herein by this
reference together with any other conditions that may be deemed necessary.
Section 5. PASSED, APPROVED AND ADOPTED by the City of Temecula
Planning Commission this 18th day of February 2004.
.
John Telesio, Chairperson
ATTEST:
Debbie Ubnoske, Secretary
[SEAL]
.
R,ID NOO3\O3-0444 Ovedand-Ynez Commercia1\PC Resa and COAs.doc
2
.
.
.
STATE OF CALIFORNIA
COUNTY OF RIVERSIDE
CITY OF TEMECULA
)
) ss
)
\, Debbie Ubnoske, Secretary of the Temecula Planning Commission, do hereby certify
that PC Resolution No. 2004-- was duly and regularly adopted by the Planning Commission
of the City of Temecula at a regular meeting thereof held on the 18th day of February 2004, by
the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
PLANNING COMMISSIONERS:
PLANNING COMMISSIONERS:
PLANNING COMMISSIONERS:
PLANNING COMMISSIONERS:
Debbie Ubnoske, Secretary
R:ID NOO3103-0444 Overland- YDez Commercial\PC Reso and COAs.doc
3
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.
.
EXHIBIT A
CONDITIONS OF APPROVAL
R,\D 1'\2003103-0444 Overland- Ynez Commercìal\PC Reso and COAs.doc
4
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EXHIBIT A
CITY OF TEMECULA
CONDITIONS OF APPROVAL
Planning Application No. PA03-0444 (Development Plan)
Project Description:
Development Plan to construct 2 restaurants totaling
10,385 square feet and a 22,000 square foot retail
building on 5.10 acres located at the Southeast corner
of Overland and Ynez Rd.
DIF Category:
Retail Commercial
Assessor Parcel No.:
921-810-027
Approval Date:
February 18, 2004
February 18, 2006
Expiration Date:
PLANNING DEPARTMENT
Within Forty-Eight (48) Hours of the Approval of this Project
1.
The applicant shall deliver to the Planning Department a cashier's check or money order
made payable to the County Clerk in the amount of Sixty-four Dollars ($64.00) for the
County administrative fee, to enable the City to file the Notice of Exemption as provided
under Public Resources Code Section 21108(b) and California Code of Regulations
Section 15062. If within said forty-eight (48) hour period the applicant has not delivered
to the Planning Department the check as required above, the approval for the project
granted shall be void by reason of failure of condition (Fish and Game Code Section
711.4(c).
General Requirements
2.
The applicant and owner of the real property subject to this condition shall hereby agree
to indemnify, protect, hold harmless, and defend the City with Legal Counsel of the City's
own selection from any and all claims, actions, awards, judgments, or proceedings
against the City to attack, set aside, annul, or seek monetary damages resulting, directly
or indirectly, from any action in furtherance of and the approval of the City, or any
agency or instrumentality thereof, advisory agency, appeal board or legislative body
including actions approved by the voters of the City, concerning the Planning
Application. The City shall be deemed for purposes of this condition, to include any
agency or instrumentality thereof, or any of its elected or appointed officials, officers,
employees, consultants, contractors, legal counsel, and agents. City shall promptly
notify both the applicant and landowner of any claim, action, or proceeding to which this
condition is applicable and shall further cooperate fully in the defense of the action. The
City reserves the right to take any and all action the City deems to be in the best interest
of the City and its citizens in regards to such defense.
R:ID 1'\2003103-0444 Ovedand- Ynez Commen:iallPC Reso and COAs.doc
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3.
This approval shall be used within two (2) years of the approval date; otherwise, it shall
become null and void. By use is meant the beginning of substantial construction
contemplated by this approval within the two (2) year period which is thereafter diligently
pursued to completion or the beginning of substantial utilization contemplated by this
approval.
.
4.
The development of the premises shall substantially conform to the approved Exhibit "B"
(Site Plan), contained on file with the Planning Department. Additionally, the following
criteria must be met prior to development of the project:
a. The design of the "decorative paved concrete" shall be subject to review and
approval by planning prior issuance of building permit.
All ground mounted utility/mechanical equipment shall not be placed in prominent
locations visible to the public. This equipment shall be screened from view.
Provide the Planning Department with a copy of the underground water plans
and electrical plans for verification of proper placement of the transformer and
the double detector check prior to final agreement with the utility companies.
b.
c,
5.
Any outside wall-mounted lighting shall be hooded and directed so as not to shine
directly upon adjoining property or public rights-of-way. Details of these lights shall be
submitted to the Planning Department during plan check for review prior to installation.
The installation of wall pack style light shall not be used along the street side elevation.
6.
Building elevations shall substantially conform to the approved Exhibit "B" (Building
Elevations), contained on file with the Planning Department as amended by these
changes:
a. All mechanical and roof-mounted equipment shall be hidden by building elements
that were designed for that purpose as an integral part of the building. When
determined to be necessary by the Director of Planning, the parapet will be
raised to provide for this screening.
.
7.
Landscaping installed for the project shall be continuously maintained to the reasonable
satisfaction of the Director of Planning. If it is determined that the landscaping is not
being maintained, the Director of Planning shall have the authority to require the
property owner to bring the landscaping into conformance with the approved landscape
plan. The continued maintenance of all landscaped areas shall be the responsibility of
the developer or any successors in interest.
The colors and materials for this project shall substantially conform to the following list of
approved colors and materials and with the Color and Material Board contained on file
with the Planning Department. Any deviation from the approved colors and materials
shall require approval of the Director of Planning.
Prior to the Issuance of Grading Permits
8,
9.
The applicant shall sign both copies of the final conditions of approval that will be
provided to the Planning Department staff, and return one signed set to the Planning
Department for their files.
.
R,\D NOO3\O3-0444 Overland-Yoez CommerciaN'C Rese and COAs.doc
6
.
.
.
10.
11.
12.
The applicant shall comply with the provisions of Chapter 8.24 of the Temecula
Municipal Code (Habitat Conservation) by paying the appropriate fee set forth in that
Ordinance or by providing documented evidence that the fees have already been paid.
If necessary the applicant shall revise Exhibit "B", (Site Plan, Elevations, Landscape
Plan, Color and Material Board) to reflect the final Conditions of Approval and submit five
(5) full size copies.
The applicant shall submit to the Planning Department for permanent filing two (2) 8" X
1 0" glossy photographic color prints of the approved Color and Materials Board and of
the colored version of approved Exhibit "E", the colored architectural elevations to the
Planning Department for their files. All labels on the Color and Materials Board and
Elevations shall be readable on the photographic prints.
Prior to the Issuance of Building Permits
13.
14.
A Consistency Check fee shall be paid per the City of Temecula Fee Schedule.
Three (3) copies of Construction Landscaping and Irrigation Plans shall be submitted to
the Planning Department for approval. These plans shall conform substantially with the
approved Exhibit "B", or as amended by these conditions. The location, number, genus,
species, and container size of the plants shall be shown. The plans shall be consistent
with the Water Efficient Ordinance. The cover page shall identify the total square
footage of the landscaped area for the site. The plans shall be accompanied by the
following items:
a. Appropriate filing fee (per the City of Temecula Fee Schedule at time of
submittal).
One (1) copy of the approved grading plan.
Water usage calculations per Chapter 17.32 of the Development Code (Water
Efficient Ordinance).
Total cost estimate of plantings and irrigation (in accordance with the approved
plan).
A landscape maintenance program shall be submitted for approval, which details
the proper maintenance of all proposed plant materials to assure proper growth
and landscape development for the long term esthetics of the property. The
approved maintenance program shall be provided to the landscape maintenance
contractor who shall be responsible to carry out the detailed program.
b.
c.
d.
e.
Prior to the Issuance of Occupancy Permits
15.
16.
All required landscape planting and irrigation shall have been installed consistent with
the approved construction plans and shall be in a condition acceptable to the Director of
Planning. The plants shall be healthy and free of weeds, disease, or pests. The
irrigation system shall be properly constructed and in good working order.
Code requires a minimum of one broad canopy type tree per 4 parking spaces. The
applicant proposes Magnolia as a parking lot shade tree. This is a fairly slow growing
tree. It is recommended that a faster growing, broader canopy type tree such as Ulmus
parvifolia be used.
R:ID 1'12003\03-0444 Overland-Ynez CommerciallPC Rosa and COAs.doc
7
17.
18.
19.
20.
21.
22.
23.
Code requires a minimum of one broad canopy type tree per 4 parking spaces. Palms
and Crape Myrtle are not considered broad canopy type trees. Please review all parking
areas and insure that a broad canopy type tree is provided within close proximity to the
parking spaces it covers per code requirements.
.
Per the City-Wide Design Guidelines, plants in containers are especially encouraged for
areas adjacent to storefronts along walkways. It is recommended that plants in
containers along with site furniture (benches, tables, trash receptacles, bike racks) be
provided in the plaza areas to make them more interesting, inviting, functional and
aesthetically pleasing. A note has been added to the plans indicating that benches and
plants in containers will be added, however locations need to be shown so that it can be
determined if appropriate quantities are provided.
Performance securities, in amounts to be determined by the Director of Planning, to
guarantee the maintenance of the plantings, in accordance with the approved
construction landscape and irrigation plan shall be filed with the Planning Department for
one year from final certificate of occupancy. After that year, if the landscaping and
irrigation system have been maintained in a condition satisfactory to the Director of
Planning, the bond shall be released upon request by the applicant.
Each parking space reserved for the handicapped shall be identified by a permanently
affixed reflectorized sign constructed of porcelain on steel, beaded text or equal,
displaying the International Symbol of Accessibility. The sign shall not be smaller than
70 square inches in area and shall be centered at the interior end of the parking space at
a minimum height of 80 inches from the bottom of the sign to the parking space finished
grade, or centered at a minimum height of 36 inches from the parking space finished
grade, ground, or sidewalk. A sign shall also be posted in a conspicuous place, at each
entrance to the off-street parking facility, not less than 17 inches by 22 inches, clearly
and conspicuously stating the following:
.
"Unauthorized vehicles parked in designated accessible
spaces not displaying distinguishing placards or license
plates issued for persons with disabilities may be towed
away at owner's expense. Towed vehicles may be
reclaimed by telephoning 909 696-3000."
In addition to the above requirements, the surface of each parking place shall have a
surface identification sign duplicating the Symbol of Accessibility in blue paint of at least
3 square feet in size.
All of the foregoing conditions shall be complied with prior to occupancy or any use
allowed by this permit.
Unless otherwise noted, all conditions shall be completed by the Developer at no cost to
any Government Agency. It is understood that the Developer correctly shows on the site
plan all existing and proposed property lines, easements, traveled ways, improvement
constraints and drainage courses, and their omission may require the project to be
resubmitted for further review and revision.
.
RID P\2oo3\O3-0444 Overland- YDez CommerciallPC Reso and COAs.doc
8
.
.
.
PUBLIC WORKS
General Requirements
24.
25.
26.
27.
A Grading Permit for a precise grading, including all on-site flat work and improvements,
shall be obtained from the Department of Public Works prior to commencement of any
construction outside of the City-maintained street right-of-way.
An Encroachment Permit shall be obtained from the Department of Public Works prior to
commencement of any construction within an existing or proposed City right-of-way.
All grading plans shall be coordinated for consistency with adjacent projects and existing
improvements contiguous to the site and shall be submitted on standard 24" x 36" City of
Temecula mylars.
The Developer shall construct public improvements in conformance with applicable City
Standards and subject to approval by the Director of the Department of Public Works.
a. Street improvements, which may include, but not limited to: drive approaches,
street lights
Storm drain facilities
b.
c.
Sewer and domestic water systems
Prior to Issuance of a Grading Permit
28.
29.
30.
31.
32.
33.
A copy of the grading, improvement plans, along with supporting hydrologic and
hydraulic calculations shall be submitted to the Riverside County Flood Control and
Water Conservation District for approval prior to the issuance of any permit.
A permit from Riverside County Flood Control and Water Conservation District is
required for work within their right-of-way.
A Grading Plan shall be prepared by a registered Civil Engineer and shall be reviewed
and approved by the Department of Public Works. The grading plan shall include all
necessary erosion control measures needed to adequately protect adjacent public and
private property.
The Developer shall post security and enter into an agreement guaranteeing the grading
and erosion control improvements in conformance with applicable City Standards and
subject to approval by the Department of Public Works.
A Soil Report shall be prepared by a registered Soil or Civil Engineer and submitted to
the Director of the Department of Public Works with the initial grading plan check. The
report shall address all soils conditions of the site, and provide recommendations for the
construction of engineered structures and pavement sections.
A Geological Report shall be prepared by a qualified engineer or geologist and
submitted to the Department of Public Works with the initial grading plan check. The
report shall address special study zones and the geological conditions of the site, and
shall provide recommendations to mitigate the impact of ground shaking and
liquefaction.
R:ID 1'12003\03-0444 Overland- Ynez Commercial\PC Resa and COAs.doc
9
34.
35.
36.
37.
38.
The Developer shall have a Drainage Study prepared by a registered Civil Engineer in
accordance with City Standards identifying storm water runoff expected from this site
and upstream of this site. The study shall identify all existing or proposed public or
private drainage facilities intended to discharge this runoff. The study shall also analyze
and identify impacts to downstream properties and provide specific recommendations to
protect the properties and mitigate any impacts. Any upgrading or upsizing of
downstream facilities, including acquisition of drainage or access easements necessary
to make required improvements, shall be provided by the Developer.
.
The Developer must comply with the requirements of the National Pollutant Discharge
Elimination System (NPDES) permit from the State Water Resources Control Board. No
grading shall be permitted until an NPDES Notice of Intent (NOI) has been filed or the
project is shown to be exempt.
As deemed necessary by the Director of the Department of Public Works, the Developer
shall receive written clearance from the following agencies:
a. San Diego Regional Water Quality Control Board
b. Riverside County Flood Control and Water CQnservation District
c. Planning Department
d. Department of Public Works
The Developer shall comply with all constraints which may be shown upon an
Environmental Constraint Sheet (ECS) recorded with any underlying maps related to the
subject property.
.
A flood mitigation charge shall be paid. The Area Drainage Plan fee is payable to the
Riverside County Flood Control and Water Conservation District by either cashier's
check or money order, prior to issuance of permits, based on the prevailing area
drainage plan fee. If the full Area Drainage Plan fee or mitigation charge has already
been credited to this property, no new charge needs to be paid.
Prior to Issuance of a Building Permit
39.
Precise grading plans shall conform to applicable City of Temecula Standards subject to
approval by the Director of the Department of Public Works. The following design criteria
shall be observed: .
a.
Flowline grades shall be 0.5% minimum over P.C.C. and 1.00% minimum over
A.C. paving.
Driveways shall conform to the applicable City of T emecula Standard No. 207 A.
Street lights shall be installed along the public streets adjoining the site in
accordance with City Standard No. 800.
Concrete sidewalks and ramps shall be constructed along public street frontages
in accordance with City of Temecula Standard No. 400.
All street and driveway centerline intersections shall be at 90 degrees,
Landscaping shall be limited in the corner cut-off area of all intersections and
adjacent to driveways to provide for minimum sight distance and visibility.
.
b.
c.
d.
e.
f.
R,ID P\2003103-0444 Overland- Ynez CommerciallPC Reso and COAs.doc
10
. 40.
41.
42.
43.
44.
The Developer shall vacate and dedicate the adjacent property owner's rights of access
along Overland Drive and Ynez Road pursuant to the new location of the driveway.
The building pad shall be certified to have been substantially constructed in accordance
with the approved Precise Grading Plan by a registered Civil Engineer, and the Soil
Engineer shall issue a Final Soil Report addressing compaction and site conditions.
The Developer shall obtain an easement for ingress and egress over the adjacent
property.
The Developer shall pay to the City the Public Facilities Development Impact Fee as
required by, and in accordance with, Chapter 15.06 of the Temecula Municipal Code and
all Resolutions implementing Chapter 15.06.
The Developer shall pay to the City the Western Riverside County Transportation
Uniform Mitigation Fee (TUMF) Program as required by, and in accordance with,
Chapter 15.08 of the Temecula Municipal Code and all Resolutions implementing
Chapter 15.08.
Prior to Issuance of a Certificate of Occupancy
45.
.
46.
47.
As deemed necessary by the Department of Public Works, the Developer shall receive
written clearance from the following agencies:
a. Rancho California Water District
b.
Eastern Municipal Water District
Department of Public Works
c.
All public improvements shall be constructed and completed per the approved plans and
City standards to the satisfaction of the Director of the Department of Public Works.
The existing improvements shall be reviewed. Any appurtenance damaged or broken
shall be repaired or removed and replaced to the satisfaction of the Director of the
Department of Public Works.
BUILDING & SAFETY DEPARTMENT
48.
49.
50.
.
All design components shall comply with applicable provisions of the 2001 edition of the
California Building, Plumbing and Mechanical Codes; 2001 California Electrical Code;
California Administrative Code, Title 24 Energy Code, California Title 24 Disabled
Access Regulations, and the Temecula Municipal Code.
The City of Temecula has adopted an ordinance to collect fees for a Riverside County
area wide Transportation Uniform Mitigation Fee (TUMF). Upon the adoption of this
ordinance on March 31, 2003, this project will be subject to payment of these fees at the
time of building permit issuance. The fees shall be subject to the provisions of
Ordinance 03-01 and the fee schedule in effect at the time of building permit issuance.
Submit at time of plan review, a complete exterior site lighting plans showing compliance
with Ordinance No. 655 for the regulation of light pollution. All street lights and other
outdoor lighting shall be shown on electrical plans submitted to the Department of
R:ID 1'\2003103-0444 Overland- Ynez Commercial\PC Reso and COAs.doc
11
51.
52.
53.
54.
55.
56.
57.
58.
59.
60.
61.
62.
63.
Building and Safety. Any outside lighting shall be hooded and directed so as not to shine
directly upon adjoining property or public rights-of-way.
.
A receipt or clearance letter from the Temecula Valley School District shall be submitted
to the Building & Safety Department to ensure the payment or exemption from School
Mitigation Fees.
Obtain all building plans and permit approvals prior to commencement of any
construction work.
Obtain street addressing for all proposed buildings prior to submittal for plan review.
All building and facilities must comply with applicable disabled access regulations.
Provide all details on plans. (California Disabled Access Regulations effective April 1,
1998)
Restroom fixtures, number and type, to be in accordance with the provisions of the 2001
edition of the California Building Code Appendix 29.
Provide appropriate stamp of a registered professional with original signature on plans
prior to permit issuance.
Provide electrical plan including load calculations and panel schedule, plumbing
schematic and mechanical plan for plan review.
Truss calculations that are stamped by the engineer of record and the truss
manufacturer engineer are required for plan review submittal.
.
Provide precise grading plan at plan check submittal to check for handicap accessibility.
A pre-construction meeting is required with the building inspector prior to the start of the
building construction.
Trash enclosures, patio covers, light standard and any block walls if not on the approved
building plans, will require separate approvals and permits.
Show all building setbacks.
Signage shall be posted conspicuously at the entrance to the project that indicates the
hours of construction, shown below, as allowed by the City of Temecula Ordinance No.
94-21, specifically Section G (1) of Riverside County Ordinance No. 457.73, for any site
within one-quarter mile of an occupied residence.
Monday-Friday: 6:30 a.m. - 6:30 p.m.
Saturday: 7:00 a.m. - 6:30 p.m.
No work is permitted on Sunday or Government Holidays
.
Roll) 1'\2003\03-0444 Ovedand-Ynez ConunerciallPC Rese and COAs.doc
12
.
.
.
FIRE DEPARTMENT
64.
65.
66.
67.
68.
69.
70.
71.
Final fire and life safety conditions will be addressed when building plans are reviewed
by the Fire Prevention Bureau. These conditions will be based on occupancy, use, the
California Building Code (CBC), California Fire Code (CFC), and related codes which
are in force at the time of building plan submittal.
The Fire Prevention Bureau is required to set a minimum fire flow for the remodel or
construction of all commercial buildings per CFC Appendix liLA, Table A-III-A-1. The
developer shall provide for this project, a water system capable of delivering 2000 GPM
at 20 PSI residual operating pressure, plus an assumed sprinkler demand of 400 GPM
for a total fire flow of 2400 GPM with a 4 hour duration. The required fire flow may be
adjusted during the approval process to reflect changes in design, construction type, or
automatic fire protection measures as approved by the Fire Prevention Bureau. The Fire
Flow as given above has taken into account all information as provided. (CFC 903.2,
Appendix III-A)
The Fire Prevention Bureau is required to set minimum fire hydrant distances per CFC
Appendix III-B, Table A-III-B-1. A minimum of 2 hydrants, in a combination of on-site and
off-site (6" x 4" x 2-2 1/2" outlets) shall be located on Fire Department access roads and
adjacent public streets. Hydrants shall be spaced at 450 feet apart, at each intersection
and shall be located no more than 225 feet from any point on the street or Fire
Department access road(s) frontage to a hydrant. The required fire flow shall be
available from any adjacent hydrant(s) in the system. The upgrade of existing fire
hydrants may be required. (CFC 903.2, 903.4.2, and Appendix III-B)
As required by the California Fire Code, when any portion of the facility is in excess of
150 feet from a water supply on a public street, as measured by an approved route
around the exterior of the facility, on-site fire hydrants and mains capable of supplying
the required fire flow shall be provided. For this project on site fire hydrants are
required. (CFC 903.2)
If construction is phased, each phase shall provide approved access and fire protection
prior to any building construction. (CFC 8704.2 and 902.2.2)
Prior to building construction, all locations where structures are to be built shall have
approved temporary Fire Department vehicle access roads for use until permanent
roads are installed. Temporary Fire Department access roads shall be an all weather
surface for 80,000 Ibs. GVW. (CFC 8704.2 and 902,2.2.2)
Prior to building final, all locations where structures are to be built shall have approved
Fire Department vehicle access roads to within 150 feet to any portion of the facility or
any portion of an exterior wall of the building(s). Fire Department access roads shall be
an all weather surface designed for 80,000 Ibs. GVW with a minimum AC thickness of
.25 feet. (CFC sec 902)
Fire Department vehicle access roads shall have an unobstructed width of not less than
twenty-four (24) feet and an unobstructed vertical clearance of not less than thirteen (13)
feet six (6) inches. (CFC 902.2.2.1)
R:ID NOO3\O3-0444 Overland- YDez CommerciaIIPC Reso and COAs.doc
\3
72.
73.
74.
75.
76.
77.
78.
Prior to building construction, this development shall have two (2) points of access, via
all-weather surface roads, as approved by the Fire Prevention Bureau. (CFC 902.2.1)
.
Prior to issuance of building permits, the developer shall furnish one copy of the water
system plans to the Fire Prevention Bureau for approval prior to installation. Plans shall
be signed by a registered civil engineer; contain a Fire Prevention Bureau approval
signature block; and conform to hydrant type, location, spacing and minimum fire flow
standards. After the plans are signed by the local water company, the originals shall be
presented to the Fire Prevention Bureau for signatures, The required water system
including fire hydrants shall be installed and accepted by the appropriate water agency
prior to any combustible building materials being placed on an individual lot. (CFC
8704.3, 901.2.2.2 and National Fire Protection Association 24 1-4.1)
Prior to issuance of a Certificate of Occupancy or building final, "Blue Reflective
Markers" shall be installed to identify fire hydrant locations. (CFC 901.4.3)
Prior to issuance of a Certificate of Occupancy or building final, approved numbers or
addresses shall be provided on all new and existing buildings in such a position as to be
plainly visible and legible from the street or road fronting the property. Numbers shall be
of a contrasting color to their background. Commercial, multi-family residential and
industrial buildings shall have a minimum twelve (12) inches numbers with suite
numbers a minimum of six (6) inches in size. All suites shall gave a minimum of six (6)
inch high letters and/or numbers on both the front and rear doors. Single family
residences and multi-family residential units shall have four (4) inch letters and lor
numbers, as approved by the Fire Prevention Bureau. (CFC 901.4.4)
.
Prior to issuance of Certificate of Occupancy or building final, based on square footage
and type of construction, occupancy or use, the developer shall install a fire sprinkler
system. Fire sprinkler plans shall be submitted to the Fire Prevention Bureau for
approval prior to installation. (CFC Article 10, CBC Chapter 9)
Prior to issuance of Certificate of Occupancy or building final, based on a requirement
for monitoring the sprinkler system, occupancy or use, the developer shall install an fire
alarm system monitored by an approved Underwriters Laboratory listed central station.
Plans shall be submitted to the Fire Prevention Bureau for approval prior to installation.
(CFC Article 10)
Prior to the issuance of a Certificate of Occupancy or building final, a "Knox-Box" shall
be provided. The Knox-Box shall be installed a minimum of six (6) feet in height and be
located to the right side of the main entrance door. (CFC 902.4)
Prior to final inspection of any building, the applicant shall prepare and submit to the Fire
Department for approval, a site plan designating Fire Lanes with appropriate lane
painting and or signs.
Special Conditions
79.
80.
Prior to issuance of a Certificate of Occupancy or building final a simple plot plan and a
simple floor plan, each as an electronic file of the .DWG format must be submitted to the
Fire Prevention Bureau. Alternative file formats may be acceptable, contact fire
prevention for approval.
.
RID 1'\2003\03-0444 Overland-YDez Commercial\PC Resa and COAs.dnc
14
.
COMMUNITY SERVICES DEPARTMENT
General Conditions
81.
82.
All landscaping, on-site lighting and fencing shall be maintained by the property owner or
private maintenance association.
All parkways, including areas within the ROW, all landscaping, fencing and on site
lighting shall be maintained by the property owner or maintenance association.
Prior to Issuance of Building Permits
83.
84.
The developer shall provide TCSD verification of arrangements made with the City's
franchise solid waste hauler for disposal of construction debris.
Prior to the first building permit or installation of additional street lighting, the developer
shall complete the TCSD application process, submit an approved Edison Streetlight
Plan and pay the appropriate energy fees related to the transfer of street lighting into the
TCSD maintenance program.
OTHER AGENCIES
85.
. 86.
87.
88.
89.
The applicant shall comply with the recommendations set forth by the City of Temecula
Police Department Crime prevention in a transmittal dated August 27, 2003, a copy of
which is attached.
The applicant shall comply with the recommendations set forth in the Riverside County
Flood Control and Water Conservation District's transmittal dated September 2. 2003, a
copy of which is attached.
The applicant shall comply with the recommendations set forth in the Department of the
Army's transmittal dated September 2. 2003, a copy of which is attached.
The applicant shall comply with the recommendations set forth in the The Gas
Company's transmittal dated August 28, 2003, a copy of which is attached.
The applicant shall comply with the recommendations set forth in the Riverside County
Department of Environmental Health transmittal dated March 19, 2003, a copy of which
is attached.
By placing my signature below, I confirm that I have read, understand and accept all the above
Conditions of Approval. I further understand that the property shall be maintained in
conformance with these conditions of approval and that any changes I may wish to make to the
project shall be subject to Planning Commission approval.
Date
Applicant's Signature
.
Applicant Name Printed
R,ID 1'\2003\03-0444 Overland- Ynez CnmmerciallPC Reso and COAs.doc
15
( j
Date:
CITY OF TEMECULA
POLICE DEPARTMENT CRIME PREVENTION & PLANS UNIT
27540 Ynez Road, Suite J-9, Temecula, CA 92591
(909) 506-2626 Fax: (909) 506-2838
August 27,2003
.
Case Name:
Overland - Ynez Commercial
Case Number:
P A03-0444
Applicant:
McArdle & Associates
Proposal:
A Development Plan to construct 2 restaurants totaling 10,385 square feet
and a 22,000 retail building all on 5,1 acres
Case Planner:
Thomas Thornsley
The following comments pertains to Officer Safety, Public Safety and Crime Prevention
measures regarding this planning project transmittal.
1.
Landscaping: Applicant shall ensure all landscaping surrounding all buildings are kept at a
height of no more than three feet (3') or below the ground floor windowsills. Plants, hedges
and shrubbery should be defensible plants to deter would-be intruders from breaking into the
building utilizing lower level windows.
a. Applicant should ensure all trees surrounding all building roof tops be kept at a
distance so as to deter roof accessibility by "would-be burglars." Trees also act
as a natural ladder. Prune tree branches with at least a 6 feet clearance from the
buildings.
Any bunns should not exceed 3' in height.
The placement of all landscaping should comply with guidelines from Crime
Prevention Through Environmental Design (CPTED).
.
b.
c.
2.
Lighting: All parking lot lighting within the complex should be energy-saving and minimized
after hours of darkness and in compliance with the State of California Lighting Ordinance,
Furthennore, all exterior lighting must comply with Mt. Palomar Lighting Requirements.
a. All exterior doors should have their own vandal resistant fixtures installed above.
The doors shall be illuminated with a minimum one (1) foot candle of light at ground
level, evenly dispersed.
Hardware: All doors, windows, locking mechanisms, hinges, and other miscellaneous
hardware shall be commercial or institution grade.
Graffiti: Any graffiti painted or marked upon the buildings shall be removed or painted over
within twenty-four (24) hours of being discovered. Notify the Temecula Police Department
immediately so a report can be taken.
Alann System: Upon completion of construction, the two restaurants, buildings Band C
shall have a monitored alann system installed and monitored 24-hours a day by a
.
3.
4.
5.
.
.
.
6.
7.
designated private alarm company, to notify the police department immediately of any
intrusion. All multi-tenant office/suites/ businesses located within building A should have
their own alarm systems.
Roof Hatches: All roof hatches shall be painted "International Orange."
Public Telephones: Any public telephones located on the exterior of the buildings should be
placed in a well-lighted, highly visible area, and installed with a "call-out only" feature to deter
loitering. This feature is not required for public telephones installed within the interior of the
buildings. .
Marked Parking for Disabled Vehicles: All disabled parking stalls on the premises shall be
marked in accordance with section 22511.8 of the California Vehicle Code.
Crime Prevention:
8.
9.
a.
All retailing businesses shall contact the California Retailers Association for their
booklet on the Califomia Retail Theft Law at: California Retailers Association
1127-11th Street, Suite 1030, Sacramento, CA 95814 (916) 443-1975. Penal
Code 490.5 affords merchants the opportunity to recover their losses through a
civil demand program.
Business desiring a business security survey of their location can contact the
crime prevention unit of the Temecula Police Department.
Employee training regarding retail theft, credit card prevention, citizen's arrest
procedures, personal safety or any other related crime prevention training
procedures are also available through the crime prevention unit.
The Temecula Police Department affords all retailers the opportunity to
participate in the "Inkless Ink Program." At a minimal cost of less than $40.00 for
inkJess inkpads, retailers can take a thumbprint of every customer using a
personal check to pay for services. A decal is also posted on the front entry of .
the business-advising customers of the "Inkless Ink program in use". If the
business becomes a victim of check fraud, the police department will be able to
track the suspect with the thumbprint.
b.
c.
d.
Any questions regarding these comments shall be referred to the Temecula Police Department
Crime Prevention and Plans Officer at (909) 506-2626.
Lynn N. Fanene, Sr.
WARREN D. WILLIAMS
General Manager-Chief Engineer
83441.1
1995 MARKET STREET
RIVERSIDE, CA 9250 I
909.955.1200
909.788.9965 FAX
RIVERSIDE COUNTY FLOOD CONTROL
AND WATER CONSERVATION DISTRICT
City of Temecula
Planning Department
Post Office Box 9033
Temecula, California 92589-9033
Attention: Tl:JOVY1tl~ Thort'l..dp-y
Ladies and Gentlemen:
Re:
pA D.~ - OU-t -If
.
The District does not usually review land divisionslland use cases or provide State Division of Real Estatè
letterslflood hazard reports for projects that are located withIn incorporated cities. Exceptions are made for
cases with Items of specific interest to the District Including District Master Drainage Plan facilities, other
regional flood control and dralna! e facilities which could be considered a logical component or extension
of a master plan system, and District Area Drainage Plan fees (development mitigation fees).
The Di$trict has not reviewed the proposed project in detail and the following checked comments do not In
any way constitute or imply District approval or endorsement of the proposed project with respect to flood
hazard, public health and safety or any other such Issue:
This project would not be impacted by District Master Drainage Plan facilities or any other proposed
facilities of regional Interest
This project Involves District Master Plan facilities. The District will accept ownership of such
facilities upon written request from the City. Facilities must be constructed to District standards,
and District ¡¡Ian check and inspection will be required for DistrIct acceptance. Plan check,
inspection and administrative fees will be required.
ThiS¡roject proposes channels, stonn drains 36 Inches or larger in diameter, or other facilities that
coul be considered regional In nature and/or a logIcal extension of the adopted
Master Drainage Plan. The District would consIder accepting
ownership Of SUCh facilities upon written requesf from the City. Facilities must be constructed to
District standards, and DistrIct plan check and Inspection wllfbe required for District acceptance.
Plan check, inspection and administrative fees will be required.
L This proiect is located within the limits of the District's - C - va.J1.Lv
Area Dralnage Plan for which drainage fee has been adopte . app ca e ees s ou e fl or Y /
cashier's clieck or money order written out only to the Flood Control District or Ci prior to
issuance of building or grading pennits, whichever comes first Fees to be paid shoul be at the
rate In effect at the time of issuance of the actual pennlt
JL. An encroachment permit shall be obtained for any construction related activities occurring within
District right of way or facilities. YhL6 Rd . 6.~.
GENERAL INFORMATION
This project may need to obtain an applicable National Pollutant Discharge Elimination System (NPDES)
pennlt coverage from the State Water Resources Control Board or the California Regiona Water Quality
Control Board. Clearance for grading, recordation, or other final approval should not be given until the City
has determined that the project has been granted a pennit or is shown to be exempt
IfthiS¡roject involves a Federal Emergency Management Agency (FEMA) mapped flood plain, then the City
shoul require the applicant to provide al studies, calculations, plans and other infonnatlon required to
meet FEMA requirements, and should further require that the appncant obtain a Conditional Letter of Map
Revision tCLOMR) prior to grading, recordation or other final approval of the project, and a Letter of Map
Revision (LOMR) prior to occupancy,
If a natural watercourse or magped flood plain is impacted by' this project, the City should require the
applicant to obtain a Section 16 1/1603 Agreement from the California Department of Fish and Game and a
Clean Water Act Section 404 Penn it from the U,S. Army Corps of Engineers, or written correspondence from
these aJ encies indicating the project is exempt from these requirements. A Clean Water Act Section 401
Water Quality Certification may be required from the local California Regional Water Quality Control Board
prior to issuance of the Corps 404 permit.
'IVŒ@ŒDmŒ~
WJ SEP 5 2003 WI
Very truly yours,
~-e.. ~
STEPHEN C. THOMAS
Senior Civil Engineer
Date: 9-Z-o3
c:
By
.
.
DEPARTMENT OF THE ARMY
LOS ANGELES DISTRICT, CORPS OF ENGINEERS
P.O BOX 532711
LOS ANGELES, CAUFORNIA 90053-2325
REPLYTO
ATTENTION OF,
September 2, 2003
Office of the Orief
Regulatory Branch
[Væ @ Œ 0 \Y][~m
~ SEP 5 2003 æJ
By
City of Temecula Planrring Department
Attention: Thomas Thornsley
PO Box 9033
Temecula, California 92589-9033
Dear Mr. Thornsley,
It has come to our attention that you plan to construct two restaurants near an existing
Catch Basin in the City of Temecula, Riverside County, California. This activity may require a
U.S. Army Corps of Engineers pemùt.
.
A Corps of Engineers pemùt is required for the discharge of dredged or fill material into,
including any redeposit of dredged material within, "waters of the United States" and adjacent
wetlands pursuant to Section 404 of the Clean Water Act of 1972. Examples include, but are not
limited to,
1. creating fills for residential or commercial development, placing bank protection,
temporary or permanent stockpiling of excavated material, building road crossings, backfilling
for utility line crossings and constructing outfall structures, dams, levees, groins, weirs, or other
structures;
2. mechanized landclearing, grading which involves filling low areas or land leveling,
ditching, channelizing and other excavation activities that would have the effect of destroying
or degrading waters of the United States;
3. allowing runoff or overflow from a contained land or water disposal area to re-enter a
water of the United States;
4. placing pilings when such placement has or would have the effect of a discharge of fill
material.
.
Enclosed you will find a pemùt application form and a pamphlet that describes our
regulatory program. H you have any questions, please contact me at (213) 452-3418. Please
refer to this letter and 20O301524-CLM in your reply.
¡ )
-2-
.
Sincerely,
t:ti~ --n
Project Manager
.
.
.
.
.
MThe
Gas
Company
)
A ~ Sempra Energy utility"
File # 03-072 thru 03-077 .
8-25-2003
City of Temecula
Planning Dept.
PO Box 9033
Temecu1a, Ca. 92589-9033
Attn: T.Thornsley, Rick Rush, S. Fisk
Re: Projects: PA03458, PA03-0427, PA03-0429, PA03-0443, PA03-0444, PA03-0447
Planners,
. Thank you for Inquiring about our active under underground facilities. As you requested we are enclosing a
copy of our atlas prints covering the project area as highlighted on your map. Our Main lines are by Size
and Location dimensioned ttom existing Property Lines or Center Line of Street. These are approximate
locations only. Depths of these lines vary in as much as these facilities were installed some time ago and
subsequent street-improvements may have altered the grade considerably.
It is the responsibility of the City, Utility, Developer, or Engineering Finn to detennine if a conflict exists
between the proposed development and our facilities. If a conflict is identified and can ou1y bl> resolved by
relocating our facilities, please be advised that the projected timetable for the completion cou1d be six
months. This includes Planning, Design, Material procurements, Construction, and Reconciliation. We will
also require' Signed Finalized" Plans of Construction profiles prior to the start of the relocation.
Upon request, at least (48) hours prior to the start of Construction The Southern California Gas
t Company will locate and mark our active underground facilities at no cost. Please have your contractor call
Underground Service Alert @ (800) 422-4133.
If you need anymore information, please call me at (909) 335-7582
Sincerely i
~nY ~zo Y
Planning Associate
Technical Services Departmen
I(ã)Œ@ŒomŒ~
UtJ AUG 2 8 2003 æJ
By
\ ) II
;~ COON. TY OF RIVERSIDE. COMMUNITY HEALTH AGENCY
~ ~ DEPARTMENT OF ENVIRONMENTAL HEALTH
.
March 19, 2003
City ofTemecula Planning Department
P.O. Box 9033
Temecu1a, CA 92589-9033
Attention: Thomas Thomsley
RE:
Plot Plan No. P A03-O444
Dear Mr. Thomsley
1. The Department of Environmental Health has reviewed the Plot Plan No. PA03-0444, to construct and
operate 2 restaurants and also a 22,000 square foot retail building, and we have no objections. Sanitary
sewer and water services are available in this area.
2. PRIOR TO ANY BUILDING PLAN CHECK APPROVAL for Environmental Health clearance, the
fullowing items are required:
a) "Will-serve" letters from the appropriate water and sewering agencies.
b) Three complete sets of plans for each food establishment (to include vending machines) will be
submitted, including a fixture schedule, a finish schedule, and a plumbing schedule in order to ensure
compliance with the California Unifurm Retail Food Facilities Law. For specific reference, please
contact Food Facility Plan examiners at (909) 600-6330).
Sincerely,
~ng Environmental Health Specialist
(909) 955-8980
.
.
Locol EafO1'COmoDt AgoDCY . ~o. Box 1280, IUver,ide, CA 92502-1280 . (909) 955-8982 . FAX (909) 781-9653 . 4080 Lemon Street, 9th Floor, IUverside, CA 92501
L8DcI u.e..... Water Englnoerlng . RD. Box 12IJ6, Riverside, CA 92502-1206 . (909) 955-8980 . FAX (909) 955-8903 . 4080 Lemon Street, 2nd Floor, Riverside. CA 92501
.
.
.
ATTACHMENT NO.4
DRAFT SIGN PROGRAM
RID 1'12003103-0444 Overland- Ynez CommerciallPC Staff Rpt Feb 2004.doc
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Sign Criteria
Subiect
Guidelines, Directory, and .Vendors
Purpose and Intent
General landlord / Tenant Requirements
General Specificotions
Prohibited Signs
Sign Types
Graphic Exhibits
Site Plan
Building Elevotions
Building Elevatians
Tenant Wall Sign (Stone Fascia)
Tenont Wall Sign (Stucco Fascia)
Monument (Single Tenont)
Monument (Multiple Tenant)
Building Address Numbers
Tenant Suite Identification
Undercanopy Sign
.
OVERLAND
PLAZA
SIGN PROGRAM
Poge
Locotlon:
Overland Parkway and
Ynez Road
Temecula, CA
2
2
2
3
Date:
August 8, 2003
3
Revisions:
A
B
C
D
aNII'
SIGN METHODS INC.
"omI~1 51... And Noon
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1749 E. 28th SI.
Signal Hill, CA 907556
(562) 989-5755
(800) 655-4336
Fox: (562) 427-6875
www.signmefhods.com
N
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.
SIGN' GUI8E~, DIRECTORY, AND YENDORS
.
..
A. SIGN GUIDELINES
C. APPROVED VENDORS
MANUFACTURE:.AII signs must be U.L. Approved ond
conform to the Electricol code ond ony municipal building
codes.
SIGN PROGRAM
<§Ñii'
COLORS & FINISHES, Colors and finishes must be of highest
quality over properly primed sur/aces and ore subject to
owner approval.
Sign Methods, Inc.
1749 28th Street
Signol Hill, CA 90755
(562) 989-5755 Phone
(714) 427-6875 Fox
Contoct: Jim Bros
Location:
Overlond Parkway and
Ynez Road
Temecula, CA
TYPE & LOGO STYLES: All type and logo styles ore subiect
to owner opprovol. Notionolly recognized corporate logos
and letter styles are ollowed os opproved by the owner.
INTERIOR SiGNS: interior signs moy not be visible from 0
public street ond are not regulated by this progrom unless
they ore pertinent to or ottoched to 0 window.
Date:
August 8, 2003
REQUIRED SIGNS: Tenont is required to provide ond
mointoin in good condition at least one woll sign ond suite
identi/icotion sign in conformonce with this progrom during
the term of tenant's lease.
Revisions:
B. DIRECTORY
OWNER/DEVELOPER:
O~ ~""",-f ~ 6~ LLf/
<)c~ I
CONTRACTOR:
D~~~
. flvv..J. '1' -.-f
7) t..-v-<:.¿-.-.- L.
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aMI'
SIGN METHODS INC.
"'edrI,a' s'.~ And N_n
, ARCHiTECT:
1111' 1h-rJ£ Kbor9d Rieger and Assp6åtes
I"L.- tt-Œi 40440"(;"Û(~ito.' de
f'f>-(:(X./ ~ Temeculo C59.:!...
,fl h-.k'/- - (909) -3759 Phoìi1r-(909) 676-8810 Fox
;¡¡et., I/"€crç
SIGN DESiGNER/CONTRACTOR:
Sign Methods, Inc.
174928thStreet
Signol Hill, CA 'fflI!()õ~ '1 0'7 S- Ç""
(562) 989-5755 Phone (714) 427-6875 Fox
~<H.- ~2.."'tr
1749 E. 28th St.
Signal Hill, CA 907556
(562) 989-5755
(800) 655-4336
Fox: (562) 427-6875
www.signmethods.com
Guidelines, Directory
and Vendors
Page
A. PURPOSE AND INTENT
The purpose of this sign progrom is to ensure thot the
signoge in Overland Plozo, reflects the integrity ond overall
oesthetic volues of the Loodlord ond the City of Temecula.
Conformity with this program will be strictly enforced, and
ony non-conforming signs will be removed by the Londlord ot
the expense of the tenont.
B. GENERAL LANDLORD / TENANT REQUIREMENTS
1.
Prior to monufocture of any sign in the Plozo, the Tenant sholl
submit to Londlord for written opprovol, two copies detailed
drawings. These drowings sholl include the building elevation
to which the signs ore to be attached, sign dimensions,
graphics, locotion, colors, ond method of ottachment. This
opprovol must be obtoined prior to submittol to the City of
Temeculo.
2. All signs sholl be reviewed for conformance with this criteria
and overoll design quolity. Approval or disapprovol of sign
submittals based on oesthetics of design sholl remain the sole
right of the Landlord.
3. Prior to the install and monufocture of ony sign, the Tenant
shall obtoin a sign permit from the City of Temeculo.
4. The tenant shall poy for 011 signs, related materials, ond
instollotion fees (including final inspection costs).
5. Tenant foscio signs will be limited to tenont's nome, logo,
and/or logotype. The use of brand nome logos will not be
allowed on the sign unless it is specificolly included in the
tenant D.B.A.
6. It is the responsibility of the tenont's sign compony to verify 011
conduit ond tronsformer locotions and service occess prior to
fobricotion.
7. In the event a tenant vocotes his premise, it is his
responsibility to potch 011 holes ond paint surfoce(s) to motch
existing color of fascia. In oddition, the tenant sholl provide
0 blonk ponel for any freestanding sign he occupies.
B. londlord reserves th'e right to periodicolly hire on independent
electrical engineer, at Tenant's sole expense, to inspect the
installation of 011 Tenant's signs. Tenants will be required to
have any discreponcies ond/or code via lotions corrected at
Tenant's expense. Any code violations, requests for sign
removois, or discrepancies not corrected within fifteen (15)
doys of notice, moy be corrected by the londlord at Tenonfs
expense.
.
9. All tenont signs sholl be installed after city permits are
secured.
10. Cooperative tenont odvertising, signing or seosonoLevent
signing will require a specialy event sign permit from the
City of Temeculo.
C. GENERAL SPECIFICATiONS
1. Sign sizes shall be limited to moximum widths shown on
tenont's elevation, ond also shall not exceed the generol
sizes outlined'.
2. Signs shall be fobricoted per the specificotions shown.
3. All signs and their installation sholl comply with all locol
building and electrical codes.
4. All electrical signs will be fobricoted by a U.L. approved
sign company, according to U.L.specificotions.
5. Sign compony to be fully' Ikensed with the city and stote
and sholl hove full workman's compensotion ond general
liability insurance.
6. All penetrations of exterior fascia ore to be sealed oirtight
(color on¡J finish to match existing building exterior).
7.
All conduits, tronsformers, .iunction boxes and openings in
building surfaces sholl be 'conceoled. Exposed hordware
shall be finished in 0 monner consistent with quolity
fobricotion practices. no exposed rocewoys will be
ollowed.
8. Signs sholl be ploced in locations os shown on elevations
with landlord opprovoL
9. All signs sholl hove its sign permit number, nome of
fobricotor, dote of instollotion ond voltoge in a visible
location. ".
1 O. Any tenant sign left thirty (30). days ofter vacoting premises
sholl become the property of the londlord unless previous
orrongements have been ogreed upon by londlord ond
tenant.
.
OVERLAND
PLAZA
SIGN PROGRAM
Location:
Overland Parkway and
Ynez Rood
Temecula, CA
Date:
August 8, 2003
Revisions:
aMI'
SIGN METHODS INC.
11_1 Sl... And N_n
1749 E. 28th. Sf.
Signal Hill, CA 907556
(562) 989-5755
(800) 655.4336
Fox: (562) 427-6875
www.signmethods.com
Sign Criteria
Sections A, B, & C
Page 2
.
..
D. PROHIBITED SIGNS
1. Signs Constitutina a Traffic Hazard
No person sholl instoll or maintain, or couse to be installed
or mointained, ony sign which simulates or imitates in size,
color, leffering or design ony trollic sign or signal, or which
mokes use of the words "STOP", "LOOK", "DANGER" or any
other words, phrases, symbols or chorocters in such a
manner as to interfere with, mislead, or confuse traffic.
2. Sians in Proximitv to Utilitv Lines
Signs which hove less horizontol or vertico! clearance from
outhorized communicotion or energizedelectrica! power
lines thon ore prescribed by the Lows of the Stote of
California ore prohibited.
3. Pointed jeffers will not be oermiffed.
4. Cobinet/flourescent iIIumlnojeß.Þions will not be ollowed
5. Metol foced cob' .
---h'""-". . met SIan (
~ s exceot as aort of 0
1000\ ore
6. Exterriollv illuminated sions are orohibited
7. There shall be no rooftoo sions
8. There shall be no floshina. movino or audible sions
9. Sions must be orchitecturollv comootible with the entire
center and receive approval of londlord and city zoning,
plonning and building departments.
10 ~on sholl oroiect above the oaoroved sian envelooe
11 Vehicle Sions
Signs on or offixed to trucks, automobiles, trailers, or other
vehicles which advertise, identify, or provide direction to a
use or activity not related to its lowful activity are
prohibited.
12. Liaht Bulb Strinos
External disploys, other than temporary decorotive holiday
lighting which consists of unshielded light bulbs ore
prohibited. An exception hereto may be granted by the
londlord when the disploy is on integrol port of the design
choracter of the octivity to which it relotes.
.
.
OVERLAND
PLAZA
13. Bonners Pennants & Bolloons Used for Advertising Puraoses
Flogs, bonners or pennonts, or 0 combination of same
constituting on orchitecturol feature which is on integral port
of the design choracter of a project may be permiffed
subject to londlord and city opprovol.
SIGN PROGRAM
Location:
Overland Parkway and
Ynez Road
Temecula, CA
14. ~ions are not oermiffed.
15. The use of 0 oermonent sale sion is orohibited
The temporary use af these signs is limited to 0 thirty (30)
day period ond is restricted to signs (affixed ta the interior
of windows) which do not occupy more thon twenty (20)
percent of their respective window oreo. Each business is
permiffed a total of not more than ninety (90) days' of
temporory signs per calendor year.
Date:
August 8, 2003
Revisions:
aMI'
SIGN METHODS INC.
"'_,",, s,.~ And Noon
1749 E. 28th Sf.
Signai Hili, CA 907556
(562) 989.5755
(800) 655.4336
Fox: (562) 427.6875
www.signmethods.com
Sign Criteria
Sections P & E
Page 3
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OVERLAND
PLAZA
SIGN PROGRAM
Location:
Overland Parkway and
Ynez Road
Temecula, CA
Date:
August 8, 2003
Revisions:
aNl7'
SIGN METHODS INC.
EI_IS.... And N_n
1749 E. 28th 51.
Signal Hill, CA 907556
(562) 989-5755
(800) 655-4336
Fox: (562) 427-6875
www.signmethods.com
Scale: 1"=100'
SITE PLAN
Exhibit A
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.
Tenant Wall Sig~ (Stone Fascia)
Quantity:
Content:
Area:
D;mensions:
Colors:
Maximum of one (I) s;gn per tenant storefront elevation.
Tenonl bus;ness nome as it appears on Tenant's d.b.a., and optional logo or graphic.
Sign copy and groph;cs combined area may not exceed one (1) square foot per iineol fool of frontage on which sign is placed.
l~~~ ;ci~t' ~~d ~~a~k~de~o~yeh~i~~nS(~~t ;~c~~~;'e~\h;;~~~e7j2)hr~~~~;s twelve (12) inches.
~~~~7aN::db~~k:;g;~ f~~e ~rn~s~~~;oa~o~~r:d'~;r~;~ I~ ~~i~t~;Jec~n~~:t~~~;c;ftt\';~n~i~!ÞI~~~dlord approval.
@ S;gn copy/graph;cs 10 be ;nd;v;duol face and halo ;lIuminated channels, fabricated from m;nimum 0.040 alum;num
w;¡h five (5) inch dee3 relurns, three quarter (3/4) ;nch trimcap retainer, three sixteenth (3/16) ;nch th;ck acrylic faces,
r1".4 /;1rT~c~~e~Iì'~lelj~~)d~c~r¿t~c; ~~~~~r;e~~~gb~~~~~~~o';;v;;~~u~fnr:;~nt:p~c~r~, ;~~f~I:~ r~n~~?cuhntb~ck;~ and a half
@ Decorot;ve screen backer to provide even surface for hale ;lIum;nation of ieHers and conceal Seven (71 inch deep fabricated
aluminum enclosure for sign crossover wiring and transformers. Screen to be perforated aluminum wit~ three e;g~th (3/81
;nch holes on staggered centers. Screen and enclosure ta be pointed to t;e in wit~ bu; ¡ling (exact color to be determined).
SpeciHcations:
&,£1.:{
"'~ðc3
A
B
TYPiCAL STOREFRONT ELEVATION WITH STONE FASCIA
. Th;s may be iessened ;n order to preserve a 24-;nch buffer between adjacent tenant signs.
.
OVERLAND
PLAZA
SIGN PROGRAM
Locotion:
Overland Parkway and
Ynez Road
Temecula, CA
Date:
August 8, 2003
Revisions:
aMI'
SIGN METHODS INC.
IlocIrI<a1 "'- And Neon
1749 E. 28t~ 51.
S;gnol Hill, CA 907556
(562) 989.5755
(800) 655-4336
Fox: (562) 427-6875
www.signmethods.com
Scale: 1/8'=1'-0"
~
Exhibit D
ED
Tenant Wall Sig~ (Stucco Fascia)
Quantity:
Content:
Area:
Dimensions:
Colors:
Specifications:
1o:E~t
~~ðð
.
~J':i::¡~~t?~n°¡;,ed~~ ~P~e~~r rear store elevation per tenant. Comer tenants may opt for placement of such sign on
Tenant business name as it appears on Tenant's d.b.a., and optional logo or graphic.
Sign copy and graphics combined area may not exceed one (1) square foot per iineol foot of frontage on which sign is placed.
Len", height not to exceed twenty four (24) inches. Minimum lener height is twelve (12) inches.
Logo heignt and stocked copy height is not to exceed thirty two (32) inches.
Colors used for sign copy and optional graphic are to be per Tenant's choice, pending Landlord approval.
@ Sign copy/graphics to be individual face and halo illuminated channels, fabricated from minimum 0.040 aluminum
with five IS) inch deep retums, three quarter 13/4) inch trimcap retainer, three sixteenth (3/16) inch thick acrylic faces,
and three sixteenth 13/16) inch thick clear Lexan bock lenses. Sign elements to be installed pin-mounted one and a half
11.1/2) inches off building fascia usin!! non.corrosive aluminum spacers, pointed to match fascia.
Min.
24"
Copy/Grophics N.T.E.
70% leosehold Width
~j
A
TYPiCAl SIDE/REAR STORE ELEVATION WITH STUCCO FASCIA
.
OVER.LAND
PLAZA
SIGN PROGRAM
Location:
Overland Parkway and
Ynez Road
Temecula, CA
Date:
August 8, 2003
Revisions:
aMI'
SIGN METHODS INC.
..........'5'... And N...
1749 E. 28th SI.
Signal Hill, CA 907556
(562) 989-5755
(800) 655-4336
Fax: (562) 427-6875
www.signmethods.com
Scale: 118'= 1 '-0"
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ED
Monument (Multiple Tenant)
Quantity:
Content:
One (1) sign per street frontage, total of two (2).
Identification of Plaza and four (4) tenants.
Sign Area:
Colors:
75.0 square feet.
~~9~/~~~~';n?~~s ~i\~rsb~~IJ:~tc~~~ ~ha~~tf! ~~ilg~~eV~~rn~Jt.ermined). Tenant panels to be of a uniform
Specifications:
@ Dauble.faced monument sign fabricated from aluminum. Internal 800ma h.o. fluorescent illumination within cabinet.
@ Stone (to match that used in architecture).
@ Plaza / Tenant copy is one half (112) inch thick clear push-Ihru acrylic, faced with translucent vinyl (color to be determined).
@ Aluminum Tenant panel with routed copy backed with white acrylic. Panel to have two (2) inch returns.
.
OVERLAND
PLAZA
SIGN PROGRAM
Location:
Overland Porkway and
Ynez Road
Temecula, CA
Date:
August 8, 2003
Revisions:
aMI'
SIGN METHODS INC.
E"""'..., 5'._And N_n
1749 E. 28th 51.
Signal Hill, CA 907556
(5621 989-5755
(800) 655-4336
Fa" (562) 427-6875
www.signmethods.com
Scale, 3/8'~1'-0'
MONUMENT
(MULTI-TENANT)
Exhibit G
.
..
.
.
Ell
Building Addres? Numbers
OVERLAND
PLAZA
SIGN PROGRAM
Quantity:
Two (2) sets per building miniumum.
Font:
Futuro Medium.
Location:
Overland Parkway and
Ynez Raad
Temecula, CA
Colors:
To contrast with building coior (to be determined).
Specifications:
@ t~p~i~~:~;~:'t::;~~~~. ~hr;:~~~s to be instolled flush to building fascia using VHB
Date:
August 8, 2003
Revisions:
.....L.-
SIGN ELEVATION
aNl7'
(Address to be determined)
SIGN METHODS INC.
E"""'.., "'..... And Neon
1749 E. 28th Sf.
Signal Hill, CA 907556
(562) 989.5755
(800) 6.55-4336
Fox: (562) 427.6875
www.signmethods.cam
Scale: 1/2"=1'-0"
BUILDING ADDRESS
Exhibit H
aD
.
Tenant Suite Identification
6" hiah suite number on exterior
of glass. White high- perfarmance
vinyl.
Typeface is to be
Future Medium Condensed
2" high suite number and stare
JlQ!D!¡ on bock door. Contrasting
color of high-perform"ance vinyl
to be used.
Typeface is to be
Future Medium Condensed
OVERLAND
PLAZA
SIGN PROGRAM
Location:
Overlond Parkway and
Ynez Road"
Temecula, CA
[
C
August 8, 2003
Date:
~
Revisions:
TYPICAL FRONT ENTRANCE ELEVATION
aNII'
------,
SIGN METHODS INC.
""""""'5'0-- Noon
0
1749 E. 28th Sf.
Signal Hill, CA 907556
(562) 989-5755
(800) 655-4336
Fax: (562) 427-6875
www.signmethods.com
è¡>
in
Scale: t/4'~1'.0'
TYPICAL REAR ENTRANCE ELEVATION
SUITE I.D.
.
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ITEM #7
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Date of Meeting:
Prepared by:
STAFF REPORT - PLANNING
CITY OF TEMECULA
PLANNING COMMISSION
February 18, 2004
Rick Rush
Title:
Associate Planner
File Number
PA03-0711
Application Type:
CUP/Development Plan
Project Description:
Recommendation:
(Check One)
CEQA:
(Check One)
A Conditional Use Permit and Development Plan to construct a 3-story
office building with a retail portion on the first floor and offices on the
second and third floors, totaling 17,334 square feet on a 7,000 square
foot lot, located at the northwest corner of Mercedes Street and Fifth
Street
[8] Approve with Conditions
0 Deny
0 Continue for Redesign
0 Continue to:
0 Recommend Approval with Conditions
0 Recommend Denial
[8] Categorically Exempt
0 Negative Declaration
(Class)
15332
0 Mitigated Negative Declaration with Monitoring Plan
DEIR
R,IC U Pl2003\O3-m II Dalton Historic Bldg IlIST AFF REPORT.doc
PROJECT DATA SUMMARY:
Applicant:
Reuel Young, Interactive Design
Completion Date:
December 12, 2003
Mandatory Action Deadline Date:
June 12, 2004
General Plan Designation:
Community Commercial
Zoning Designation:
Specific Plan 5 (Old Town Temecula Specific Plan)
Site/Surrounding Land Use:
Site:
Vacant
North:
South:
East:
West:
Retail
Vacant
Single Family Residence
Single Family Residence
Lot Area:
7,000
Total Floor Area/Ratio:
N/A
Landscape Area/Coverage:
18%
Parking Required/Provided:
0 Required/ 0 Provided
BACKGROUND SUMMARY:
[8J 1.
Staff has worked with the applicant to ensure that all concerns have been addressed,
and the applicant concurs with the recommended Conditions of Approval.
(or)
01.
Staff has worked with the applicant to ensure that all concerns have been addressed,
however, the following issues have not been resolved to the satisfaction to staff.
R,IC U P\2003103-0'711 Dalton Historic Bldg II\STAFFREPORT.doc
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[8J 2.
The attached "Project Review Worksheet" (Attachment A) has been completed and
staff has determined that the proposed project is consistent with the General Plan, and
the Old Town Temecula Specific Plan.
(or)
02.
The attached "Project Review Worksheef' (Attachment A) has been completed and
indicates that staff cannot make all the findings of consistency required for approval.
ANALYSIS
The proposed project is a request for a mixed use project to be located at the corner of
Mercedes Street and Fifth Street. The Old Town Specific Plan requires all mixed use projects to
apply for a Conditional Use Permit. Staff, upon review of the proposed Conditional Use Permit
application, can make the required findings and recommends approval. The proposed
retail/office building will be a welcome addition to the Old Town area. The retail portion on the
first floor will consist of a coffee blending and roasting house. The sale of coffee beverages and
potential for entertainment uses within the retail portion of building will provide patrons a place to
go in Old Town after hours. The entertainment will be interior to the building and will not have
any negative noise impacts on the surrounding properties. The hours of operation for the office
portion of the building will be consistent with other office buildings within the area. The applicant
has requested flexibility for the hours of operation for the retail portion of the building.
As stated in the Old Town Temecula Specific Plan, the overall goal of the Specific Plan is "to
create a dynamic "Old Town" commercial and residential core that is attractive and of high
quality, respectlul of its historical buildings and unifying design theme and providing an
economically viable setting for a mixture of local and tourist commercial uses,
administrative/professional and residential uses with safe, efficient circulation and access". The
proposed project, in staff's opinion, is exceeding this overall goal in terms of attractiveness,
quality in design, historical appropriateness and locating a viable use for both locals and tourists
to frequent.
Staff has determined that the proposed architectural is consistent with the architecture styles
found in California between 1890 and 1920. At staff's request the applicant has put together a
booklet entitled "Elements of Order" (attached). In this booklet the applicant provides elements
of building order, streetscape elements, feature elements, cornice details, window patterns,
signage and exterior finishes. The architect has created a building that employs many of the
key elements found on buildings of the required time period. The building, as designed, will be
a complimentary addition to the east end of Old Town.
As a part of the project, the applicant is requesting to use materials not found in the time period
stated within the Specific Plan. This issue will be addressed at the February 9, 2004 Old Town
Local Review Board Meeting.
The Old Town Specific Plan (TRC zoning district) limits building heights to two stories and 28.0
feet. The proposed building has three stories and a height of 44 feet. However, Section III.F.8
of the Specific Plan allows the City Council to approve increases to the building height
limitations. Staff has determined that an increase to the height limitations for the proposed
project is justified because the proposed building has been designed to the pedestrian scale.
R,IC U 1"12003103-0711 Dalton Historic B1dg !\\STAFF REPORT.doc
The massing of the third story has been broken up by stepping the third story back from the
second story. Furthermore, the proposed building allows for additional retail and office space in
Old Town in an area off of Front Street.
.
The project has been conditioned that final approval of this development plan is contingent upon
City Council approval of the proposed building height of 44 feet 10 inches and three stories
(condition of approval no. 3).
The proposed Development Plan is not proposing any off-street parking. The Old Town Specific
Plan does not require any off-street parking for properties located within the Tourist Retail Core
(TRC). Also, the Specific Plan states that there are no minimum landscape requirements for the
TRC zoning district. However, the applicant is proposing to plant approximately 18% of the site.
The majority of the landscaping has been located along the west property line in the light well.
Landscaping has also been provided along the both street edges that ties into the overall design
theme of the project.
Staff has reviewed the proposed project and has determined that the project will have a positive
impact on the surrounding property as well as the entire Old Town area. The building's location
is street forward onto Fifth Street and Mercedes Street. The outdoor dining located along Fifth
Street will be a valuable asset to the street scene. The required findings for approval of the
Development Plan can be made to construct the proposed building.
ENVIRONMENTAL DETERMINATION
~1.
In accordance with the California Environmental Quality Act, the proposed Project has
been deemed to be categorically exempt from further environmental review. (Class
15332, In-Fill)
.
(or)
01.
The proposed project has been determined to be consistent with the previously
approved (Negative Declaration) (EIR) and is exempt from further Environmental
Review (CEQA Section 15162 subsequent EIR's and Negative Declarations).
(or)
01.
An initial study has been prepared and indicates that the project will have the following
potential significant environmental impacts unless mitigation measures are included as
conditions of approval. Based on the following mitigations, staff recommends adoption
of the mitigated Negative Declaration for the project.
CONCLUSION/RECOMMENDATION
Staff has determined that, with the exception of the proposed building height and number of
stories, the proposed project, as conditioned, is consistent with the City's General Plan, Old
Town Specific Plan, Development Code, and all applicable ordinances, standards, guidelines,
and policies. Because the Old Town Specific Plan does allow City Council to approve increases
to the limitations on building height and number of stories, the project has been conditioned that
final approval of t~is development plan is contingent upon City Council approval of the proposed
.
Rc\C U 1'\2003\03-0711 Dalton Historic Bldg I!\STAFF REPORT-doc
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building height of 44 feet and three stories (condition of approval no. 3). Therefore, staff
recommends that the Planning Commission adopt Resolutions approving the Conditional Use
Permit and Development Plan with the attached conditions of approval
FINDINGS
Conditional Use Permit (17.04.010E)
1.
The proposed conditional use is consistent with the General Plan and the Old Town
Temecula Specific Plan.
The proposal for a mixed use complex, with retail on the first floor and office uses on the
second floor is consistent with the land use designation and policies reflected for the
Community Commercial (CC) land use designation within in the City of Temecula's
General Plan, as well as the development standards for the Tourist Retail Core (TRC)
located in the Old Town Temecula Specific Plan. The site is therefore properly planned
and zoned and found to be physically suitable for the type and density of the proposed
mixed use.
2.
The proposed conditional use is compatible with the nature, condition and development
of adjacent uses, buildings and structures and the proposed conditional use will not
adversely affect the adjacent uses, buildings or structures.
3.
The proposed conditional use is compatible with adjacent land uses as defined in the
General Plan. Staff has reviewed the proposed mixed use project against the adjacent
land uses and has determined that the proposed uses will be a complimentary addition to
the area. The existing building to the north of the proposed use is a retail building and
the proposed use will be a complimentary addition.
The site for a proposed conditional use is adequate in size and shape to accommodate
the yards, walls, fences, parking and loading facilities, buffer areas, landscaping, and
other development features prescribed in the Old Town Temecula Specific Plan and
required by the Planning Commission or Council in order to integrate the use with other
uses in the neighborhood.
Staff has reviewed the proposed project against the Old Town Temecula Specific Plan
requirements for a mixed use project and has found that the project meets or exceeds all
of the requirements. The loading for the building will take place at the rear of the site not
visible from the public right of way. On site parking for the project is not required per the
Specific Plan.
4.
The nature of the proposed conditional use is not detrimental to the health, safety and
general welfare of the community.
Staff has reviewed the proposed mixed use, with entertainment, and found that it will not
be detrimental to the health, safety, or general welfare of the community. Fire Prevention
has reviewed circulation and drive aisle widths and has determined that the site will able
to be adequately served by the Fire Department in an emergency situation.
R:IC U 1'\2003103-0711 Dalton Historic Bldg II\STAFFREPORT.doc
5.
That the decision to approve, conditionally approve, or deny the application for a
conditional use permit be based on substantial evidence in view of the record as a whole
before the Director of Planning.
.
This application has been brought before the Planning Commission at a Public Hearing
where members of the public have had an opportunity to be heard on this matter before
the Planning Commission renders their decision.
Development Plan (17.05,010F)
1.
The proposed use is in conformance with the General Plan for Temecula and with all
applicable requirements of state law and other ordinances of the city.
The proposal is consistent with the land use designation and policies reflected for the
Community Commercial (CC) land use designation within in the City of Temecula's
General Plan, as well as the development standards for the Tourist Retail Core (TRC)
located in the Old Town Temecula Specific Plan. The site is therefore properly planned
and zoned and found to be physically suitable for the type and density of the proposed
17,334 square foot three-story office/retail building.
2.
The overall development of the land is designed for the protection of the public health,
safety, and general welfare.
The proposed architecture is consistent with the Architectural requirements as stated in
the Old Town Specific Plan. The proposed architectural is consistent with the architecture
styles found in California between 1890 and 1920. The architect has created a building
that employs many of the key elements found on buildings of the required time period.
The project has been reviewed for, and as conditioned, has been found to be consistent
with, all applicable policies, guidelines, standards and regulations intended to ensure that
the development will be constructed and function in a manner consistent with the public
health, safety and welfare.
.
ATTACHMENTS
1.
Project Review Worksheet - Blue Page 7
2.
Plan Reductions - Blue Page 8
3.
PC Resolution No. 2004-- - Blue Page 9
Exhibit A - Conditions of Approval
.
R,IC U NOO3\O3-0711 Dalton Historic Bldg Il\ST AFF REPORT.doc
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ATTACHMENT NO.1
PROJECT REVIEW WORKSHEET
R:IC U 1'\2003103-0711 Dalton Historic Bldg I!\STAFF REPORT.doc
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PROJECT REVIEW WORKSHEET
Development Plan
Commercial
Planning Application Number:
PA03-0711
Community Commercial
Consistent?
1. General Plan Designation:
Specific Plan 5
Consistent?
2. Zoning Designation:
3. Environmental Documents Referred to in Making Determination:
0
0
0
~
~
~
~
~
~
~
~
0
General Plan EIR
Sensitive Biological Habitat Map
Sensitive Archeological Area Map
Sensitive Paleontological Area Map
Fault Hazard Zone Map
Subsidence/Liquefaction Hazard Map
100 Year Flood Map
Future Roadway Noise Contour Map
Other (Specify)
Yes
Yes
Previous EIRlN.D. (Specify Project Name & Approval Date):
Submitted Technical Studies (Specify Name, Author & Date):
Other:
~ Exempt
0 Mitigated Negative Declaration
0 Negative Declaration
0 EIR
4. Environmental Determination:
~ 10 Day Review
0 20 Day Review
0 30 Day Review
5. General Plan Goals Consistency:
Consistent
~
~
~
Inconsistent
0
0
0
Land Use
Circulation
Housing
R:IC U 1'\2003103-0711 Dalton Historic Bldg 1I\PROJECf REVIEW WORKSHEET.doc
1
Consistent
Inconsistent
0
0
0
0
0
0
0
~
~
~
~
~
~
~
PROJECT REVIEW WORKSHEET
Development Plan
Commercial
OS/Conservation
Growth Management/Public Facilities
Public Safety
Noise
Air Quality
Community Design
Economic Development
.
6. City-wide Design Guideline Consistency:
~
Site Planninq:
A. How does the placement of building(s) consider the surrounding area
character?
The placement of the building utilizes the minimum required setbacks as
stated in the Old Town Specific Plan. Minimum setbacks at the south and
east property line allow the building to be street forward. Street forward
buildings allow buildings to define the street edge as opposed to parking.
The building has been setback at the corner to create a pedestrian plaza
and to improve visual sight lines for vehicles.
.
B. How do the structures interface with adjoining properties to avoid creating
nuisances and hazards?
The proposed project is situated on a corner lot with a rear alley. Only the
west property would interface with the proposed project. The west building
elevation has been designed to include a 36 foot long by 6 foot wide light
well and landscaped area,
C. How does the building placement allow buildings rather than parking lots
to define the street edge?
Per the Old Town Specific Plan (OTTSP) requirements no on-site parking is
being provided on the project. The building has been pushed street forward
and the building strongly defines the street edge.
~
Parkino and Circulation:
A. How does the parking lot design allow customers and deliveries to reach
the site, circulate through the parking lot, and exit the site easily?
The OTTSP does not require on-site parking and none is being provided.
Deliveries to the site will take place utilizing the public alley to the rear of the
proposed building.
B. How does the parking lot design provide safe and convenient access to
pedestrians and bicyclists?
Pedestrian and bicyclist access will be taken from the street.
.
R,\C U NOO3103-0711 Dalton Historic Bldg lIIPRomcr REVIEW WORKSHEET.doc
2
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PROJECT REVIEW WORKSHEET
Development Plan
Commercial
C. How are the service facilities within the parking lot screened or buffered
from public view?
No services facilities to be screened.
~
Buildinq Architecture:
A. How does the building design provide articulation of the building mass?
The building design provides articulation by providing a varied foot print,
breaks in the roofline, breaks in the horizontal plane, and the stepping back
of the third floor at the east building elevation. The tower element at the
corner of Fifth street and Mercedes Street serves to project out from the
building and above the roofline to break up the building mass.
B. How is each building "stylistically" consistent with all buildings in a
complex, and on all elevations to achieve design harmony and continuity
within itself? .
The proposed building architecture is time period appropriate for buildings
located within the Old Temecula Specific Plan area. The OTTSP requires
that proposed buildings be consistent with buildings built in the late 1800's.
C. How does the placement of buildings create a more functional or useful
open space between the buildings and/or the street?
The OTTSP does not require that buildings be setback to create open
space between the building and the street. In fact the intent of the OTTSP
is to place buildings street forward to allow the building to define the street
edge.
D. How do each of the architectural elements (building base, windows,
doors and openings, cornice and parapet, roofline, and finish materials
meet the intent of the design guidelines?
The intent of the OTTSP guidelines is to require building architecture to be
period appropriate. The time period identified for Old Town is from 1890 to
1920. To address this requirement as stated in the OTTSP the applicant is
proposing to utilize architecture elements consistent with this time period.
The buildings base will be mostly brick with a limestone material to be used
at the base of the columns. Windows are finished with stone window sills
and decorative brick eyebrows at the top. The two main entrances off of
Mercedes Street and Fifth Street have a simulated stone veneer that
surround the door.
~
Landscapinq:
A. Does the plan provide the following ratio of plantings?
0 Yes ~ No, why? OTTSP does not require this ratio.
R:IC U P\2003\O3.o71l Dalton Historic Bldg IllPROJECf REVIEW WORKSHEET.doc
3
Trees
10% 36" Box
30% 24" Box
60% 15 Gallon
PROJECT REVIEW WORKSHEET
Development Plan
Commercial
Groundcover
100% Coverage
In One Year
Shrubs
100% 5 Gallon
.
B. Does the landscaped area, ratio, spacing, and size conform with the
design guidelines? [g Yes O' No
C. How does the internal site landscaping frame the building(s) and
separate them from the surrounding pavements?
Per the requirements stated in the OTTSP design guidelines this
requirement does not apply.
D. How does the patio and street' furniture, fixtures, walls and fences integrate
with of the architecture and landscaping?
The proposed seat wall and outdoor dining area has been designed to
blend in with the proposed architecture.
7. Old Town Temecula Specific Plan Consistency:
A. How does the plan achieve the performance standards specified in Old
Town Temecula Specific Plan?
.
Circulation:
The proposed building has not been designed for vehicular circulation. The
rear alley shall serve as the loading area for the building. The trash
enclosure for the site has also been located at the rear of the site and wjJJ be
accessed from the alley.
Architectural Desiqn:
The proposed architectural design is consistent with the time period as
stated in the Old Town Temecula Specific Plan. The building footprint has
been designed with jogs that serve to break up the massing of the building.
The height of the building has been varied at the tower element as well as at
the second floor of the building to further break up the massing of the
building.
Site Planninq and Desiqn:
The proposed project is to be sited on a corner lot. The applicant has sited
the building taken advantage of the visibility from both streets. Along the
Fifth Street elevation an outdoor dining area has been located, which ties
into the proposed pedestrian pathway.
Compatibility:
The project is to be located within the Old Town Temecula area, which has
.
Ro\C U 1'\2003\03-0711 Dalton Historic Btdg IN'ROJECf REVIEW WORKSHEET.doc
4
.
.
.
PROJECT REVIEW WORKSHEET
Development Plan
Commercial
specific compatibility requirements. The project as designed is compatible
with the overall Old Town area.
B. Does the application and submitted plans on file conform with all of the
applicable minimum development standards?
~ Yes, with conditions
0 No
Net Lot Area:
Total Floor Area:
Floor Area Ratio:
Lot Coverage:
7,000
17,334
N/A
81%
North Retail TRC CC
East SFR TSR CC
West SFR TRC CC
South Vacant TRC CC
R,IC U 1'\2003103-0711 Dalton Historic Bldg IJ\PROJECf REVIEW WORKSHEET.doc
5
.
.
.
ATTACHMENT NO.2
PLAN REDUCTIONS
RoIC U 1'\2003103-0711 Dalton Historic Bldg 11\STAFF REPORTdoc
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ATTACHMENT NO.3
PC RESOLUTION NO. 2004--
RIC U P\2003\O3-0711 Dalton Historic Bldg 11\ST AFF REPORT doc
.
.
.
PC RESOLUTION NO. 2004--
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF TEMECULA APPROVING PLANNING APPLICATION
NO. PA03-0711, A CONDITIONAL USE PERMIT AND
DEVELOPMENT PLAN TO CONSTRUCT A 3-STORY OFFICE
BUILDING WITH A RETAIL PORTION ON THE FIRST FLOOR
AND OFFICES ON THE SECOND AND THIRD FLOORS
TOTALING 17,334 SQUARE FEET ON A 7,000 SQUARE FOOT
LOT, LOCATED AT THE NORTHWEST CORNER OF
MERCEDES STREET AND FIFTH STREET, KNOWN AS
ASSESSOR PARCEL NO. 922-024-014.
WHEREAS, Reuel Young filed Planning Application No. PA03-0711 (Conditional Use
Permit/Development Plan Application), in a manner in accordance with the City of Temecula
General Plan and Development Code;
WHEREAS, the Application was processed including, but not limited to a public notice,
in the time and manner prescribed by State and local law;
WHEREAS, the Planning Commission, at a regular meeting, considered the Application
on February 18, 2004, 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;
WHEREAS, at the conclusion of the Commission hearing and after due consideration of
the testimony, the Commission approved the Application subject to and based upon the findings
set forth hereunder;
WHEREAS, all legal preconditions to the adoption of this Resolution have occurred.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF TEMECULA
DOES HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS:
Section 1. That the above recitations are true and correct and are hereby
incorporated by reference.
Section 2. Findinqs The Planning Commission, in approving the Application, hereby
makes the following findings as required by Sections Section 17.04.010E of the Temecula
Municipal Code:
A. The proposed conditional use is consistent with the General Plan and the Old
Town Temecula Specific Plan.
The proposal for a mixed use complex, with retail on the first floor and office uses on the
second floor is consistent with the land use designation and policies reflected for the
Community Commercial (CC) land use designation within in the City of Temecula's
General Plan, as well as the development standards for the Tourist Retail Core (TRC)
located in the Old Town Temecula Specific Plan. The site is therefore properly planned
and zoned and found to be physically suitable for the type and density of the proposed
mixed use.
R:IC U 1'12003\03-0711 Dalton Historic Bldg 11IPC RESOLUTION AND COA.doc
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B. The proposed conditional use is compatible with the nature, condition and
development of adjacent uses, buildings and structures and the proposed conditional use will
not adversely affect the adjacent uses, buildings or structures.
.
The proposed conditional use is compatible with adjacent land uses as defined in the
General Plan. Staff has reviewed the proposed mixed use project against the adjacent
land uses and has determined that the proposed uses will be a complimentary addition
to the area. The existing building to the north of the proposed use is a retail building and
the proposed use will be a complimentary addition.
C. The site for a proposed conditional use is adequate in size and shape to
accommodate the yards, walls, fences, parking and loading facilities, buffer areas, landscaping,
and other development features prescribed in the Old Town Temecula Specific Plan and
required by the Planning Commission or Council in order to integrate the use with other uses in
the neighborhood.
Staff has reviewed the proposed project against the Old Town Temecula Specific Plan
requirements for a mixed use project and has found that the project meets or exceeds all
of the requirements. The loading for the building will take place at the rear of the site not
visible from the public right of way. On site parking for the project is not required per the
Specific Plan.
D. The nature of the proposed conditional use is not detrimental to the health, safety
and general welfare of the community.
Staff has reviewed the proposed mixed use, with entertainment, and found that it will not
be detrimental to the health, safety, or general welfare of the community. Fire
Prevention has reviewed circulation and drive aisle widths and has determined that the
site will able to be adequately served by the Fire Department in an emergency situation.
.
E. That the decision to approve, conditionally approve, or deny the application for a
conditional use permit be based on substantial evidence in view of the record as a whole before
the Director of Planning.
This application has been brought before the Planning Commission at a Public Hearing
where members of the public have had an opportunity to be heard on this matter before
the Planning Commission renders their decision.
Section 3. Findinqs The Planning Commission, in approving the Application, hereby
makes the following findings as required by Sections Section 17.05.010F of the Temecula
Municipal Code:
A. The proposed use is in conformance with the General Plan for Temecula and
with all applicable requirements of state law and other ordinances of the city.
The proposal is consistent with the land use designation and policies reflected for the
Community Commercial (CC) land use designation within in the City of Temecula's
General Plan, as well as the development standards for the Tourist Retail Core (TRC)
located in the Old Town Temecula Specific Plan. The site is therefore properly planned
and zoned and found to be physically suitable for the type and density of the proposed
17,334 square foot three-story office/retail building.
.
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.
.
.
B. The overall development of the land is designed for the protection of the public
health, safety, and general welfare.
The proposed architecture is consistent with the Architectural requirements as stated in
the Old Town Specific Plan. The proposed architectural is consistent with the
architecture styles found in Califomia between 1890 and 1920. The architect has
created a building that employs many of the key elements found on buildings of the
required time period. The project has been reviewed for, and as conditioned, has been
found to be consistent with, all applicable policies, guidelines, standards and regulations
intended to ensure that the development will be constructed and function in a manner
consistent with the public health, safety and welfare.
Section 4. Environmental Compliance. The project will have no significant
environmental impacts and has been found to be categorically exempt pursuant to Section
15332 (In-Fill Development Project) of the California Environmental Quality Act Guidelines.
Section 5. Conditions. The City of Temecula Planning Commission hereby
conditionally approves the Application, a Conditional Use Permit and Development Plan to
construct a 3-story office building with a retail portion on the first floor and offices on the second
and third floors, totaling 17, 334 square feet on a 7,000 square foot lot, located at the northwest
corner of Mercedes Street and Fifth Street with conditions of approval as set forth on Exhibit A,
attached hereto, and incorporated herein by this reference together with any and all necessary
conditions that may be deemed necessary.
Section 6. PASSED, APPROVED AND ADOPTED by the City of Temecula
Planning Commission this 18th day of February 2004.
John Telesio, Chairperson
ATTEST:
Debbie Ubnoske, Secretary
[SEAL]
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STATE OF CALIFORNIA
COUNTY OF RIVERSIDE
CITY OF TEMECULA
)
) ss
)
I, Debbie Ubnoske, Secretary of the Temecula Planning Commission, do hereby certify
that PC Resolution No. 2004-- was duly and regularly adopted by the Planning Commission
of the City of Temecula at a regular meeting thereof held on the 18th day of February 2004, by
the following vote of the Commission:
AYES: 0 PLANNING COMMISSIONERS:
NOES: 0 PLANNING COMMISSIONERS:
ABSENT: 0 PLANNING COMMISSIONERS:
ABSTAIN: 0 PLANNING COMMISSIONERS:
Debbie Ubnoske, Secretary
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.
.
.
.
.
.
EXHIBIT A
CITY OF TEMECULA
CONDITIONS OF APPROVAL
Planning Application No.: PA03-0711 (Conditional Use Permit/Development Plan)
Project Description:
A Conditional Use Permit and Development Plan to
construct a 3-story office building with a retail portion
on the first floor and offices on the second and third
floors, totaling 17,334 square feet on a 7,000 square
foot lot, located at the northwest corner of Mercedes
Street and Fifth Street
. DIF Category:
Service Commercial/Office
Assessor's Parcel No.:
922-024-014
Approval Date:
February 18, 2004
Expiration Date:
February 18, 2006
PLANNING DEPARTMENT
Within Forty-Eight (48) Hours of the Approval of this Project
1.
The applicant shall deliver to the Planning Department a cashier's check or money order
made payable to the County Clerk in the amount of Sixty-Four Dollars ($64.00) for the
County administrative fee, to enable the City to file the Notice of Exemption required
under Public Resources Code Section 21108(b) and California Code of Regulations
Section 15075, If within said forty-eight (48) hour period the applicant has not delivered
to the Planning Department the check as required above, the approval for the project
granted shall be void by reason of failure of condition [Fish and Game Code Section
711.4(c)].
General Requirements
2.
The applicant and owner of the real property subject to this condition shall hereby agree
to indemnify, protect, hold harmless, and defend the City with Legal Counsel of the City's
own selection from any and all claims, actions, awards, judgments, or proceedings
against the City to attack, set aside, annul, or seek monetary damages resulting, directly
or indirectly, from any action in furtherance of and the approval of the City, or any
agency or instrumentality thereof, advisory agency, appeal board or legislative body
including actions approved by the voters of the City, concerning the Planning
Application. The City shall be deemed for purposes of this condition, to include any
agency or instrumentality thereof, or any of its elected or appointed officials, officers,
employees, consultants, contractors, legal counsel, and agents. City shall promptly notify
both the applicant and landowner of any claim, action, or proceeding to which this
condition is applicable and shall further cooperate fully in the defense of the action. The
City reserves the right to take any and all action the City deems to be in the best interest
of the City and its citizens in regards to such defense.
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3.
4.
5.
6.
7.
8.
9.
10.
11,
12.
13.
Final approval of this development plan is contingent upon City Council approval of the
proposed building height of 44 feet and three stories.
.
The permittee shall obtain City approval for any modifications or revisions to the
approval of this development plan.
This approval shall be used within two (2) years of the approval date; otherwise, it shall
become null and void. By use is meant the beginning of substantial construction
contemplated by this approval within the two (2) year period, which is thereafter diligently
pursued to completion, or the beginning of substantial utilization contemplated by this
approval.
The Director of Planning may, upon an application being filed within thirty days prior to
expiration, and for good cause, grant a time extension of up to three one-year
extensions of time, one year at a time.
The development of the premises shall substantially conform to the approved Exhibits D
(Site Plan), E (Grading Plan), F (Building Elevation), G (Floor Plan), and F (Landscape
Plan) contained on file with the Planning Department.
Landscaping installed for the project shall be continuously maintained to the reasonable
satisfaction of the Planning Director. If it is determined that the landscaping is not being
maintained, the Planning Director shall have the authority to require the property owner
to bring the landscaping into conformance with the approved landscape plan. The
continued maintenance of all landscaped areas shall be the responsibility of the
developer or any successors in interest.
.
All mechanical and roof equipment shall be fully screened from public view by being
placed below the surrounding parapet wall.
Trash enclosures shall be provided to house all trash receptacles utilized on the site.
All downspouts shall be internalized.
The construction landscape drawings shall indicate coordination and grouping of all
utilities, which are to be screened from view per applicable City Codes and guidelines.
If at any time during excavation/construction of the site, archaeologicaVcultural
resources, or any artifacts or other objects which reasonably appears to be evidence of
cultural or archaeological resource are discovered, the property owner shall immediately
advise the City of such and the City shall cause all further excavation or other
disturbance of the affected area to immediately cease. The Director of Planning at
his/her sole discretion may require the property to deposit a sum of money it deems
reasonably necessary to allow the City to consult and/or authorize an independent, fully
qualified specialist to inspect the site at no cost to the City, in order to assess the
significance of the find. Upon determining that the determination is not an
archaeologicaVcultural resource, the Director of Planning shall notify the property owner
of such determination and shall authorize the resumption of work. Upon determining
that the discovery is an archaeologicaVcultural resource, the Director of Planning shall
notify the property owner that no further excavation or development may take place until
a mitigation plan or other corrective measures have been approved by the Director of
Planning.
.
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14.
.
15.
16.
17.
18.
The applicant shall sign both copies of the final conditions of approval that will be
provided by the Planning Department staff, and return one signed set to the Planning
Department for their files.
A separate building permit shall be required for all signage.
Lighting shall be consistent with Ordinance No. 655 for the regulation of light pollution.
A separate permit shall be required for any window awnings.
All conditions shall be complied with prior to any occupancy or use allowed by this
Development Plan.
Prior to Issuance of Grading Permits
19.
20.
21.
.
Provide the Planning Department with a copy of the underground water plans and
electrical plans for verification of proper placement of transformer(s) and double detector
check prior to final agreement with the utility companies.
The applicant shall submit a parking lot lighting plan to the Planning Department, which
meets the requirements of the Development Code and the Palomar Lighting Ordinance.
The parking lot light standards shall be placed in such a way as to not adversely impact
the growth potential of the parking lot trees.
A copy of the Grading Plan shall be submitted and approved by the Planning
Department.
The applicant shall comply with the provisions of Chapter 8.24 of the Temecula
Municipal Code (Habitat Conservation) by paying the appropriate fee set forth in that
Ordinance or by providing documented evidence that the fees have already been paid.
Prior to Issuance of Building Permit
22.
23.
24.
25.
.
A Consistency Check fee shall be paid per the City of Temecula Fee Schedule.
The applicant shall submit a comprehensive sign program for review and approval by the
Planning Director. All signage shall comply with the approved sign program.
Three (3) copies of Construction Landscaping and Irrigation Plans shall be reviewed and
approved by the Planning Department. These plans shall conform substantially to the
approved Exhibit uP', or as amended by these conditions. The location, number, genus,
species, and container size of the plants shall be shown. The plans shall be consistent
with the Water Efficient Ordinance. The plans shall be accompanied by the following
items:
a.
Appropriate filing fee (per the City of Temecula Fee Schedule at time of
submittal).
One (1) copy of the approved grading plan.
Water usage calculations per Chapter 17.32 of the Development Code (Water
Efficient Ordinance).
Total cost estimate of plantings and irrigation (in accordance with approved plan).
b.
c.
d.
R:IC U 1'\2003103-07 t I Dalton Historic Bldg ll\PC RESOLUTION AND COAdoc
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26.
27.
28.
29.
30.
e.
A landscape maintenance program shall be submitted for approval, which details
the proper maintenance of all proposed plant materials to assure proper growth
and landscape development for the long-term esthetics of the property. The
approved maintenance program shall be provided to the landscape maintenance
contractor who shall be responsible to carry out the detailed program.
All utilities and light poles shall be shown and labeled on the landscape plans and
appropriate screening shall be provided. A three-foot (3.0') clear zone shall be provided
around fire check detectors as required by the Fire Department before starting the
screen. Group utilities together in order to reduce intrusion.
An appropriate method for screening the gas meters and other externally mounted utility
equipment shall be reviewed and approved by the Planning Department.
The Planning Director shall approve the Construction Landscaping and Irrigation Plans.
The building construction plans shall include details for all trash enclosures for the
project, which shall consist of masonry walls and metal or wood doors, a trellis structure
over the top of the enclosure, a concrete floor and a concrete stress pad to reduce
pavement damage from disposal trucks.
The construction plans shall indicate that all roof hatches shall be painted "International
Orange".
Prior to Release of Power
31.
32.
33.
34.
The property owner shall fully install all required landscaping and irrigation, and submit a
landscape maintenance bond in a form and amount approved by the Planning
Department for a period of one-year from the date of the first occupancy permit.
Prior to release of power, all site improvements including but not limited to parking areas
and striping shall be installed.
All of the foregoing conditions shall be complied with prior to occupancy or any use
allowed by this permit.
The applicant shall submit a comprehensive sign program for review and approval by the
Planning Director. All signage shall comply with the approved sign program.
DEPARTMENT OF PUBLIC WORKS
General Requirements
35. A Grading Permit for precise grading, including all on-site flat work and improvements,
shall be obtained from the Department of Public Works prior to commencement of any
construction outside of the City-maintained street right-of-way.
36.
37.
An Encroachment Permit shall be obtained from the Department of Public Works prior to
commencement of any construction within an existing or proposed City right-of-way.
All improvement plans and grading plans shall be coordinated for consistency with
adjacent projects and existing improvements contiguous to the site and shall be
submitted on standard 24" x 36" City of Temecula mylars.
R:IC U 1'\2003103-0711 Dalton Historic Bldg Il\PC RESOL\ITION AND COA.doc
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.
.
.
.
38.
The Developer shall construct public improvements in conformance with applicable City
Standards and subject to approval by the Director of the Department of Public Works.
a. Street improvements, which may include, but not limited to: rolled curb and
gutter, sidewalk,
Storm drain facilities and
Sewer and domestic water systems
b.
c.
Prior to Issuance of a Grading Permit
39.
40.
41.
.
42.
43.
44.
45.
.
A Grading Plan shall be prepared by a registered Civil Engineer and shall be reviewed
and approved by the Department of Public Works. The grading plan shall include all
necessary erosion control measures needed to adequately protect adjacent public and
private property.
The Developer shall post security and enter into an agreement guaranteeing the grading
and erosion control improvements in conformance with applicable City Standards and
subject to approval by the Department of Public Works.
A Soil Report shall be prepared by a registered Soil or Civil Engineer and submitted to
the Director of the Department of Public Works with the initial grading plan check. The
report shall address all soils conditions of the site, and provide recommendations for the
construction of engineered structures and pavement sections.
A Geological Report shall be prepared by a qualified engineer or geologist and
submitted to the Department of Public Works with the initial grading plan check. The
report shall address special study zones and the geological conditions of the site, and
shall provide recommendations to mitigate the impact of ground shaking and
liquefaction.
The Developer shall have a Drainage Study prepared by a registered Civil Engineer in
accordance with City Standards identifying storm water runoff expected from this site
and upstream of this site. The study shall identify all existing or proposed public or
private drainage facilities intended to discharge this runoff. The study shall also analyze
and identify impacts to downstream properties and provide specific recommendations to
protect the properties and mitigate any impacts. Any upgrading or upsizing of
downstream facilities, including acquisition of drainage or access easements necessary
to make required improvements, shall be provided by the Developer.
The Developer must comply with the requirements of the National Pollutant Discharge
Elimination System (NPDES) permit from the State Water Resources Control Board. No
grading shall be permitted until an NPDES Notice of Intent (NOI) has been filed or the
project is shown to be exempt.
As deemed necessary by the Director of the Department of Public Works, the Developer
shall receive written clearance from the following agencies:
a. San Diego Regional Water Quality Control Board
b, Riverside County Flood Control and Water Conservation District
c. Planning Department
d. Department of Public Works
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Prior to Issuance of a Building Permit
49. Improvement plans and/or precise grading plans shall conform to applicable City of
Temecula Standards for Old Town subject to approval by the Director of the Department
of Public Works. The following design criteria shall be observed:
a. Flowline grades shall be 0.5% minimum over P.C.C. and 1.00% minimum over
AC. paving.
Street lights shall be installed along the public streets adjoining the site in
accordance with City Standard Nos. 800, 801, 802 and 803.
Concrete sidewalks and ramps shall be constructed along public street frontages
in accordance with City of Temecula Standard Nos. 400, 401and 402.
Improvement plans shall extend 300 feet beyond the project boundaries.
All street and driveway centerline intersections shall be at 90 degrees.
Public Street improvement plans shall include plan and profile showing existing
topography, utilities, proposed centerline, top of curb and flowline grades.
Landscaping shall be limited in the corner cut-off area of all intersections and
adjacent to driveways to provide for minimum sight distance and visibility.
46.
47.
48.
50.
e.
Temecula Fire Prevention Bureau
The Developer shall obtain any necessary letters of approval or slope easements for off-
site work performed on adjacent properties as directed by the Department of Public
Works.
A flood mitigation charge shall be paid. The Area Drainage Plan fee is payable to the
Riverside County Flood Control and Water Conservation District by either cashier's
check or money order, prior to issuance of permits, based on the prevailing area
drainage plan fee. If the full Area Drainage Plan fee or mitigation charge has already
been credited to this property, no new charge needs to be paid.
The site is in an area identified on the Flood Insurance Rate Map as Flood Zone AE.
This project shall comply with Chapter 15, Section 15.12 of the City Municipal Code,
which may include obtaining a Letter of Map Revision from FEMA A Flood Plain
Development Permit shall be submitted to the Department of Public Works for review
and approval.
b,
c.
d.
e.
f,
g.
The Developer shall construct the following public improvements to City of Temecula
General Plan standards unless otherwise noted. Plans shall be reviewed and approved
by the Director of the Department of Public Works:
a. Improve Mercedes Street (Local Road Standards for Old Town - 60' RIW) to
include installation of half-width street improvements plus twelve feet, paving,
rolled curb and gutter, sidewalk, street lights, drainage facilities, signing and
striping, utilities (including but not limited to water and sewer),
Improve Fifth Street (Local Road Standards for Old Town - 60' RIW) to include
installation of half-width street improvements plus twelve feet, paving, rolled curb
and gutter, sidewalk, street lights, drainage facilities, signing and striping, utilities
(including but not limited to water and sewer).
b.
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.
.
.
.
.
.
51.
52.
53.
54.
55.
56.
All street improvement design shall provide adequate right-of-way and pavement
transitions per Caltrans' standards for transition to existing street sections.
A construction area Traffic Control Plan shall be designed by a registered Civil or Traffic
Engineer and reviewed by the Director of the Department of Public Works for any street
closure and detour or other disruption to traffic circulation as required by the Department
of Public Works.
A Signing and Striping Plan shall be designed by a registered Civil Engineer and
approved by the Department of Public Works.
The building pad shall be certified to have been substantially constructed in accordance
with the approved Precise Grading Plan by a registered Civil Engineer, and the Soil
Engineer shall issue a Final Soil Report addressing compaction and site conditions.
The Developer shall pay to the City the Public Facilities Development Impact Fee as
required by, and in accordance with, Chapter 15.06 of the Temecula Municipal Code and
all Resolutions implementing Chapter 15.06.
The Developer shall pay to the City the Western Riverside County Transportation
Uniform Mitigation Fee (TUMF) Program as required by, and in accordance with,
Chapter 15.08 of the Temecula Municipal Code and all Resolutions implementing
Chapter 15.08.
Prior to Issuance of a Certificate of Occupancy
57. As deemed necessary by the Department of Public Works, the Developer shall receive
written clearance from the following agencies:
a. Rancho California Water District
b, Eastern Municipal Water District
c. Department of Public Works
Corner property line cut off shall be required per Riverside County Standard No. 805.
58.
59.
60.
All public improvements shall be constructed and completed per the approved plans and
City standards to the satisfaction of the Director of the Department of Public Works.
The existing improvements shall be reviewed. Any appurtenance damaged or broken
shall be repaired or removed and replaced to the satisfaction of the Director of the
Department of Public Works.
FIRE DEPARTMENT
61.
62.
Final fire and life safety conditions will be addressed when building plans are reviewed
by the Fire Prevention Bureau. These conditions will be based on occupancy, use, the
California Building Code (CBC), California Fire Code (CFC), and related codes which
are in force at the time of building plan submittal.
The Fire Prevention Bureau is required to set a minimum fire flow for the remodel or
construction of all commercial buildings per CFC Appendix liLA, Table A-III-A-1. The
developer shall provide for this project, a water system capable of delivering 1750 GPM
at 20 PSI residual operating pressure, plus an assumed sprinkler demand of 850 GPM
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63.
64.
65.
66.
67.
68.
for a total fire flow of 2600 GPM with a 3 hour duration. The required fire flow may be
adjusted during the approval process to reflect changes in design, construction type, or
automatic fire protection measures as approved by the Fire Prevention Bureau. The Fire
Flow as given above has taken into account all information as provided. (CFC 903.2,
Appendix III-A)
.
The Fire Prevention Bureau is required to set minimum fire hydrant distances per CFC
Appendix III-B, Table A-III-B-1. A minimum of 1 hydrants, in a combination of on-site and
off-site (6" x 4" x 2-2 1/2" outlets) shall be located on Fire Department access roads and
adjacent public streets. Hydrants shall be spaced at 500 feet apart, at each intersection
and shall be located no more than 250 feet from any point on the street or Fire
Department access road(s) frontage to a hydrant. The required fire flow shall be
available from any adjacent hydrant(s) in the system. The upgrade of existing fire
hydrants may be required. (CFC 903.2, 903.4.2, and Appendix III-B)
As required by the California Fire Code, when any portion of the facility is in excess of
150 feet from a water supply on a public street, as measured by an approved route
around the exterior of the facility, on-site fire hydrants and mains capable of supplying
the required fire flow shall be provided. For this project on site fire hydrants ARE NOT
required. (CFC 903.2)
Prior to building final, all locations where structures are to be built shall have approved
Fire Department vehicle access roads to within 150 feet to any portion of the facility or
any portion of an exterior wall of the building(s). Fire Department access roads shall be
an all weather surface designed for 80,000 Ibs. GVW with a minimum AC thickness of
.25 feet. To mitigate this not being possible at the West side a 2 hour wall assembly will
be provided. ( CFC sec 902)
.
Prior to issuance of building permits, the developer shall furnish one copy of the water
system plans to the Fire Prevention Bureau for approval prior to installation. Plans shall
be signed by a registered civil engineer; contain a Fire Prevention Bureau approval
signature block; and conform to hydrant type, location, spacing and minimum fire flow
standards. After the plans are signed by the local water company, the originals shall be
presented to the Fire Prevention Bureau for signatures. The required water system
including fire hydrants shall be installed and accepted by the appropriate water agency
prior to any combustible building materials being placed on an individual lot. (CFC
8704.3,901.2.2.2 and National Fire Protection Association 241-4.1)
Prior to issuance of a Certificate of Occupancy or building final, "Blue Reflective
Markers" shall be installed to identify fire hydrant locations. (CFC 901.4.3)
Prior to issuance of a Certificate of Occupancy or building final, approved numbers or
addresses shall be provided on all new and existing buildings in such a position as to be
plainly visible and legible from the street or road fronting the property. Numbers shall be
of a contrasting color to their background. Commercial, multi-family residential and
industrial buildings shall have a minimum twelve (12) inches numbers with suite
numbers a minimum of six (6) inches in size. All suites shall gave a minimum of six (6)
inch high letters and/or numbers on both the front and rear doors. Single family
residences and multi-family residential units shall have four (4) inch letters and lor
numbers, as approved by the Fire Prevention Bureau. (CFC 901.4.4)
.
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.
.
.
69.
70.
71.
Prior to issuance of Certificate of Occupancy or building final, based on square footage
and type of construction, occupancy or use, the developer shall install a fire sprinkler
system. Fire sprinkler plans shall be submitted to the Fire Prevention Bureau for
approval prior to installation. (CFC Article 10, CBC Chapter 9)
Prior to issuance of Certificate of Occupancy or building final, based on a requirement
for monitoring the sprinkler system, occupancy or use, the developer shall install an fire
alarm system monitored by an approved Underwriters Laboratory listed central station.
Plans shall be submitted to the Fire Prevention Bureau for approval prior to installation.
(CFC Article 10)
Prior to the issuance of a Certificate of Occupancy or building final, a "Knox-Box" shall
be provided. The Knox-Box shall be installed a minimum of six (6) feet in height and be
located to the right side of the electrical equipment door. (CFC 902.4)
Special Conditions
72.
Prior to issuance of a Certificate of Occupancy or building final a simple plot plan and a
simple floor plan, each as an electronic file of the .DWG format must be submitted to the
Fire Prevention Bureau. Alternative file formats may be acceptable, contact fire
prevention for approval.
COMMUNITY SERVICES
General Conditions
73.
74.
75.
The trash enclosures shall be large enough to accommodate a recycling bin, as well as,
regular solid waste containers.
The developer shall contact the City's franchised solid waste hauler for disposal of
construction debris. Only the City's franchisee may haul construction debris.
All landscaping, fencing and on-site lighting shall be maintained by the property owner or
private maintenance association.
Prior to Issuance of Building Permits
76.
77.
78.
If additional streetlights are to be installed as a result of this project then prior to the first
building permit or installation of additional street lighting, the developer shall complete
the TCSD application process, submit an approved Edison Streetlight Plan and pay the
appropriate energy fees related to the transfer of street lighting into the TCSD
maintenance program.
The developer shall provide TCSD verification of arrangements made with the City's
franchise solid waste hauler for disposal of construction debris.
BUILDING AND SAFETY
All design components shall comply with applicable provisions of the 2001 edition of the
California Building, Plumbing and Mechanical Codes; 2001 California Electrical Code;
California Administrative Code, Title 24 Energy Code, California Title 24 Disabled
Access Regulations, and the Temecula Municipal Code.
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79.
80.
81.
82.
83.
84.
85.
86.
87.
88.
89.
90.
91.
92.
93.
94.
The City of Temecula has adopted an ordinance to collect fees for a Riverside County
area wide Transportation Uniform Mitigation Fee (TUMF). Upon the adoption of this
ordinance on March 31, 2003, this project will be subject to payment of these fees at the
time of building permit issuance. The fees shall be subject to the provisions of Ordinance
03-01 and the fee schedule in effect at the time of building permit issuance.
Submit at time of plan review, a complete exterior site lighting plans showing compliance
with Ordinance No. 655 for the regulation of light pollution. All street-lights and other
outdoor lighting shall be shown on electrical plans submitted to the Department of
Building and Safety. Any outside lighting shall be hooded and directed so as not to shine
directly upon adjoining property or public rights-of-way.
.
A receipt or clearance letter from the Temecula Valley School District shall be submitted
to the Building & Safety Department to ensure the payment or exemption from School
Mitigation Fees.
Obtain all building plans and permit approvals prior to commencement of any
construction work.
Obtain street addressing for all proposed buildings prior to submittal for plan review.
All building and facilities must comply with applicable disabled access regulations.
Provide all details on plans. (California Disabled Access Regulations effective April 1,
1998)
Provide disabled access from the public way to the main entrance of the building.
.
Provide van accessible parking located as close as possible to the main entry.
Provide house electrical meter provisions for power for the operation of exterior lighting,
fire alarm systems.
Restroom fixtures, number and type, to be in accordance with the provisions of the 2001
edition of the California Building Code Appendix 29.
Provide appropriate stamp of a registered professional with original signature on plans
prior to permit issuance.
Provide electrical plan including load calculations and panel schedule, plumbing
schematic and mechanical plan for plan review.
Truss calculations that are stamped by the engineer of record and the truss
manufacturer engineer are required for plan review submittal.
Provide precise grading plan at plan check submittal to check accessibility for persons
with disabilities.
A pre-construction meeting is required with the building inspector prior to the start of the
building construction.
Trash enclosures, patio covers, light standards, and any block walls if not on the
approved building plans, will require separate approvals and permits.
.
R:IC U P\2003103-O711 Dalton Historic Bldg ll\PC RESOLlITION AND COA.doc
14
.
.
.
95.
96.
Show all building setbacks.
Signage shall be posted conspicuously at the entrance to the project that indicates the
hours of construction, shown below, as allowed by the City of Temecula Ordinance No.
94-21, specifically Section G (1) of Riverside County Ordinance No. 457.73, for any site
within one-quarter mile of an occupied residence.
Monday-Friday 6:30 a.m. - 6:30 p.m.
Saturday 7:00 a,m. - 6:30 p.m.
No work is permitted on Sunday or Government Holidays
OUTSIDE AGENCIES
97.
98.
The applicant shall comply with the attached letter dated December 23, 2003, from
Eastern Information Center.
The applicant shall comply with the attached letter dated December 16, 2003, from
Rancho Water.
99.
The applicant shall comply with the attached letter dated December 17, 2003, from
County of Riverside Department of Environmental Health.
By placing my signature below, I confirm that I have read, understand and accept all the above
Conditions of Approval. I further understand that the property shall be maintained in
conformance with these conditions of approval and that any changes I may wish to make to the
project shall be subject to Community Development Department approval.
Applicant's Signature
Date
Applicant's Name Printed
R:IC U 1'\2003\03-0711 Dalton Historic Bldg (!\PC RESOLUTION AND COA.doc
15
"">?+,ì'bËC;;¿3~~OO3!;!{4,37
ARuÆJ'¡;:!-ÀÑtì'1RO:¡~. f'. 2; /é):,
90~ 7t?7..:;4~-- .,F'., 01/01
CALIFORNIA
MISTORICAL
ftESOURCES
'NFORMA TION
$VSTEM
Eastern Information Center
pep3I1m9nt of An\hro )O/ogy
University of california
Riversid9, CA 92521-Q418
",."",.e
PhOne (909) 787-5745
Fax (909) 787.5409
.
December 23, 2003
TO: Rick Rush
City of T emecula Planning Department
RE: Cultural Resource Review
Case: PA-O30711/Dalton Historic Building
Records at the Eastern Information Center of the California Historical Resources Information
System have been reviewed to determine if this project would adversely affect prehistoric or
historic cultural resources:
- The proposed project area has not been surveyed for cultural resources and contains or is adjacent to
known cultural resource(s). A Phase I study is recommended.
L Based upon existing data the proposed project area has the potential for containing cultural resources.
A Phase I study is recommended.
- A Phase I cultural resource study (RI-
) identified one or more cultural resources,
- The project area contains, or has the possibility of containing, cultural resourceS, However, due to the
nature of the project or prior data recovery studies, an adverse effect on cultural resources is not
anticipated, Further study is not recommended.
A Phase I cultUral resource study (RI-
- recommended.
- There is a low probability of cultural resources. Further study is not recommended.
) Identified no cultural resources. Further study is not
.
- If, during construction, cultural resources are encountered, work should be halted or diverted in the
immediate area while a qualified archaeologist evaluates the finds and makes recommendations.
- Due to the archaeological sensitivity of the erea, earthmoving during construction should be monitored
by a professional archaeologist.
'" The submission of a cultural resource management report is recommended following guidelines for
- Archaeological Resource Management Reports prepared by the California Office of Historic Preservation,
Preservation Planning 8ullerin 41aJ, December 1989. '
'" Phase I Records search and field survey
=- Phasell Testing [Evaluate resource significance; propose mitigation measures for .significant" sites.!
- Phase III Mitigation [Data recovery by excavation, preservation in place, or a combination of the
tWo.)
- Phase IV Monitor earthmoving activities
COMMENTS:
If you have any questions, please contact us.
Eastern Information Center
BClFRMSlTRANSMIT
.
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@
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Water
"""ofm"-n
John E. Ho""'"
Pmid",'
Cm. F. Ko
&-. Vi", Pre"don!
StephanJ. eo....
Ralph H. DniIy
Ben R. ",....
Lion D. Hennan
John V. Roøoi
om",n,
Phillip 1.. Forbe8
In"rimc.n~I-
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E.P. "Bob"Lem-
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KenDeth C. Dealy
""""',ofOpentio",
&M.inte",~
December 16,2003
~Œ@ŒO\!JŒm
W DEC 17 2003 æJ
By
Rick Rush, Project Planner
City of Temecula
Planning Department
43200 Business Park Drive
Post Office Box 9033
Temecula, CA 92589-9033
SUBJECT:
WATER AVAILABILITY
LOTS NO. 15 AND NO. 16 OF MAP BOOK 15,PAGE 726
APN 922-024-014 .
DALTON HISTORIC BUILDING
Dear Mr. Rush:
Please be advised that the above-referenced property is located within the
boundaries of Rancho California Water District (RCWD). Water service,
therefore, would be available upon completion of [mandai arrangements
between RCWD and the property owner.
Peny R. Lonck
Controll... If fire protection is required, the customer will need to contact RCWD for fees
=ct~":;AdmUU.u-ati" and requii-ements.
s...viœ. M",...'
C. MIchael eowett
Beat Be" .. Kriepr LLP
Gone,,' Co""",1
",..
Water availability would be contingent upon the property owner signing an
Agency Agreement that assigns water management rights, if any, to RCWD.
If you should have any questions, please contact an Engineering' Services
Representative at this office at (909) 296-6900.
Sincerely,
RANCHO CALIFORNIA WATER DISTRICT
~{S~
Steve Brannon, P.E.
DevelopI]1ep.t Engineéring Manager
03\SB:at304IFCF
. . Rancl>nCaliforni.W.terDiotrie' .
42135Winoh....,Ro.d ° Pd"omœBo.9017' T'~",C.lifo,,",ma9-90l7 ° (909)2Sß-6900 ° FAX (909) 296-6860
&.~
COUNTY OF RIVERSIDE. HEALTH SERVICES AGENCY
DEPARTMENT OF ENVIRONMENTAL HEALTH
.
December 17, 2003
City of Temecula Planning Department
P.O. Box 9033
Temecula, CA 92589,9033
Attention: Rick Rush
RE:
Conditional Use Pennit No. P A03-O7ll
Dear Mr. Rush:
1. Department of Environmental Health has reviewed the Conditional Use Pennit No. PA03-O711 to
COnstruct a three story office building and has nO objections. Water and sewer services should
be available in this area.
2. PRIOR TO THE ISSUANCE OF BUILDING PERMITS THE FOLLOWING SHOULD
BE REQUIRED: .
a) "Will-serve" letters from the appropriate water and sewering districts.
b) If there are to be any food establishments, (including vending machines), three complete
sets of plans for each food establishment will be submitted including a fixture schedule,
a finish schedule and a plumbing schedule in order to ensure compliance with the
California Uniform Retail Food Facilities Law 2. For specific reference, contact Food
Facility Plan Examiners at (909) 600-6330.
.
Sincerely,
~~ironmental Health Specialist
(909) 955-8980
NOTE:
Any current additional requirements not covered can be applicable at time of Building Plan
review for final Department of Environmental Health clearance.
~Œ@ŒDmŒ~
W DEe 2 3 2003 æJ
By
.
4065 County Circle.Drive . Riverside, CA 92503 . Phone (909) 358-5316 . FAX (909) 358-5017
.' (Mailing Address - P.O. Box 7600. Riverside, CA 92513-7600) . P';""""""C}Û'dpaP"@
.
ITEM #8
.
.
.
.
.
Date of Meeting:
Prepared by:
STAFF REPORT - PLANNING
CITY OF TEMECULA
PLANNING COMMISSION
February 18, 2004
Rick Rush
Title: Associate Planner
File Number
PA03-0279
Application Type:
Tentative Tract Map
Project Description:
Recommendation:
(Check One)
CEQA:
(Check One)
A Tentative Tract Map (TTM30990) to subdivide 3 existing lots totaling
40,349 square feet into 5 single-family lots, located on the west side of
Pujol Street and north of First Street.
¡g¡ Approve with Conditions
D Deny
D Continue for Redesign
D Continue to:
D Recommend Approval with Conditions
D Recommend Denial
~ Statutory Exemption
(Class)
15280
D Negative Declaration
D Mitigated Negative Declaration with Monitoring Plan
DEIR
R,IT M\2003103-0279 TIM 30990\ST AFF REPORT.doc
PROJECT DATA SUMMARY
.
Applicant:
Habitat for Humanity Inland Valley Incorporated, Deborah Hollingsworth
Completion Date:
September 19, 2003
Mandatory Action Deadline Date:
March 19,2004
General Plan Designation:
High Density Residential
Zoning Designation:
Specific Plan 5 (MDR)
Site/Surrounding Land Use:
Site:
Vacant
North:
South:
East:
West:
Vacant
Multi Family Dwelling Units
Multi Family Dwelling Units
Vacant
Lot Area (Gross): 40,349
Lot Area (Net): 36,522
Average Lot Size: 7,299
Minimum Lot Area: 5,925
Maximum Lot Area: 10,522
BACKGROUND SUMMARY
.
~1.
Staff has worked with the applicant to ensure that all concerns have been addressed,
and the applicant concurs with the recommended Conditions of Approval.
(or)
01.
Staff has worked with the applicant to ensure that all concerns have been addressed,
however, the following issues have not been resolved to the satisfaction to staff.
.
R,IT M\2003103-O279 TIM 309901ST AFF REPORT.doc
.
02.
(or)
02.
ANALYSIS
The attached "Project Review Worksheet" (Attachment A) has been completed and
staff has determined that the proposed project is consistent with the General Plan, City-
wide Design Guidelines, the - Specific Plan, PDO, and the Development Code.
The attached "Project Review Worksheef' (Attachment A) has been completed and
indicates that staff cannot make all the findings of consistency required for approval.
Tentative Tract Map No. 30990 is located at the northwest corner of Pujol Street and First Street.
Access to the lots will be taken from a 25-foot wide access drive along Pujol Street and a private
road (Habitat Way). The map has been conditioned to provide a 72 feet in length and 20 feet in
width access easement (COA 43a). This access shall be an all weather surface designed for
80,000 Ibs GVW with a minimum thickness of 0.25 feet. The intent of this access easement is to
provide a turnaround for trash trucks. With out a turnaround the trash trucks will have to back
out of the site, which has been determined by staff to be unsafe.
The proposed project will subdivide .84 net acres of land into five single-family lots. The request
is in compliance with the General Plan target density range of 7-12 units per acre as well as the
similar target density range defined in the Old Town Temecula Specific Plan.
.
The Specific Plan states that the minimum lot area shall be 7,000 square feet for projects located
in the Medium Density Residential zone. The proposed project is requesting lot sizes from 5,925
square feet to 10,522 square feet. It is the contention of staff that the proposed project meets
the requirements of Section 65915 of the California Code and qualifies as an affordable housing
project. The Development Code in Section 17.10.020.M permits affordable housing projects to
receive various incentives and development standard concessions. The Development Code
further states that the approval body shall have the authority grant any of the development
standard concessions. Staff is recommending that the Planning Commission grant
17.06.050.H.3.b.vi a reduction in the minimum lot area.
ENVIRONMENTAL DETERMINATION
~1.
(or)
01.
(or)
. 01.
In accordance with the California Environmental Quality Act, the proposed Project has
been deemed to be statutorily exempt from further environmental review. (Article 18
Statutory Exemptions Section 15280)
The proposed project has been determined to be consistent with the previously
approved (Negative Declaration) (EIR) and is exempt from further Environmental
Review (CEQA Section 15162 subsequent EIR's and Negative Declarations).
An initial study has been prepared and indicates that the project will have the following
KIT M\2003\03-0279 TIM 30990IST AFF REPORT.doc
potential significant environmental impacts unless mitigation measures are included as
conditions of approval. Based on the following mitigations, staff recommends adoption
of the mitigated Negative Declaration for the project.
.
CONCLUSION/R ECOMMENDA TION
The project has been determined by staff to be consistent with all applicable City ordinances,
standards, guidelines, and policies. It is staff's opinion that the project is compatible with
surrounding high density developments.
FINDINGS
1.
The proposed subdivision and the design and improvements of the subdivision are
consistent with the Development Code, General Plan, the Old Town Temecula Specific
Plan and the City of Temecula Municipal Code;
The proposed Map has been reviewed and found to be consistent with the Subdivision
Ordinance, the Development Code, the General Plan as well as the Old Town Specific
Plan. The proposed five single-family lots on .93 gross acres falls well below the target
density range located in the General Plan as well as the Old Town Specific Plan. The
proposed access to the site has been determined to be consistent with the requirements
in the Subdivision Ordinance. The reduction of minimum lot sizes as requested by the
applicant is consistent with the Development Code and has been determined by staff to
be a necessary component for the project.
2.
The tentative map does not propose to divide land, which is subject to a contract entered
into pursuant to the California Land Conservation Act of 1965, or the land is subject to a
Land Conservation Act contract but the resulting parcels following division of the land will
not be too small to sustain their agricultural use;
.
The proposed property has not been used as agricultural land and has never entered into
any Williamson Act contracts.
3.
The site is physically suitable for the type and proposed density of development
proposed by the tentative map.
The site is suitable for the five single-family residential units as proposed. The Density
for the project falls well below the High Density range as stated in the General Plan. The
affordable housing units will be a welcome addition to the adjacent residential units along
Pujol Street.
4.
The design of the subdivision and the proposed improvements, with conditions of
approval, will not likely to cause significant environmental damage or substantially and
avoidably injure fish or wildlife or their habitat, because the project conforms with the
certified EIR and all required mitigation measures have been incorporated into the
conditions of approval.
The proposed site has been found to be statutorily exempt by the City of Temecula City
Council. In the adoption of exemption the Council determined that the proposed project
would not cause significant environmental damage or substantial and avoidably injure
fish or wildlife or their habitat.
.
Ro\T M\2003\O3-0219 TIM 309901ST AFF REPORT.doc
.
.
.
5.
The design of the subdivision and the type of improvements are not likely to cause
serious public health problems, because development will be inspected by City Staff prior
to occupancy.
The Fire Prevention Bureau has reviewed the proposed project and has found that the
proposed map will not cause any serious health problems. The map has been
conditioned to comply with all current Building Codes and Fire Codes. City staff, prior to
occupancy, will inspect any future development of single-family homes.
6.
The design of the subdivision provides for future passive or natural heating or cooling
opportunities in the subdivision to the extent feasible, because the construction plans will
comply with all applicable building codes and State energy guidelines.
The proposed subdivision has been designed to offer the opportunity to provide future
alternative heating and cooling opportunities. During the review of the architecture staff
will review the plans to insure that the applicant is providing these alternative
opportunities.
7.
The design of the subdivision and the type of improvements will not conflict with
easements acquired by the public at large for access through or use of property within
the proposed subdivision, because required off-site dedications and improvements will be
acquired as conditions of approval.
The proposed subdivision will not be in conflict with any easements acquired by the
public at large. The project design has taken into account the adjacent public right of
ways located on Pujol Street and First Street.
8.
The subdivision is consistent with the City's parkland dedication requirements (Quimby).
The Temecula Community Services District has conditioned the applicant to pay the
appropriate Quimby fees. The applicant,t prior to any building permits, being pulled for
the project shall pay these fees.
ATTACHMENTS
1.
PC Resolution No. 2004-- - Blue Page 6
Exhibit A - Conditions of Approval
R:\T M\2003103-0279 TIM 3æ901ST AFF REPORT.doc
.
.
.
ATTACHMENT NO.1
PC RESOLUTION NO. 2004--
R,IT M\2003\O3-0279 TIM 309901ST AFF REPORT.doc
.
.
.
PC RESOLUTION NO. 2004--
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF TEMECULA APPROVING PLANNING
APPLICATION NO. PA03-0279, TENTATIVE TRACT
MAP NO. 30990 SUBDIVIDING THREE SINGLE-FAMILY
RESIDENTIAL LOTS INTO FIVE SINGLE-FAMILY LOTS
ON .93 GROSS ACRES GENERALLY LOCATED AT
THE NORTHWEST CORNER OF PUJOL STREET AND
FIRST STREET, KNOWN AS ASSESSORS PARCEL NO.
922-062-017,922-062-019 AND 922-062-021
WHEREAS, Habitat for Humanity, filed Planning Application No. PA03-0279
(Tentative Tract Map No. 30990), in a manner in accord with the City of Temecula
General Plan and Development Code;
WHEREAS, the Application was processed including, but not limited to a public
notice, in the time and manner prescribed by State and local law;
WHEREAS, the Planning Commission, at a regular meeting, considered the
Application on February 18, 2004, 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;
WHEREAS, at the conclusion of the Commission hearing and after due
consideration of the testimony, the Commission recommended approval of the
Application subject to and based upon the findings set forth hereunder;
WHEREAS, all legal preconditions to the adoption of this Resolution have
occurred.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF
TEMECULA DOES HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS:
Section 1. That the above recitations are true and correct and are hereby
incorporated by reference.
Section 2. Findinqs. The Planning Commission, in approving the Application
hereby makes the following findings as required by Section 16.09.140 of the Temecula
Municipal Code:
A. The proposed subdivision and the design and improvements of the
subdivision are consistent with the Development Code, General Plan, the Old Town
Temecula Specific Plan and the City of Temecula Municipal Code;
The proposed Map has been reviewed and found to be consistent with the
Subdivision Ordinance, the Development Code, the General Plan as well as the
Old Town Specific Plan. The proposed five single-family lots on .93 gross acres
falls well below the target density range located in the General Plan as well as
the Old Town Specific Plan. The proposed access to the site has been
determined to be consistent with the requirements in the Subdivision Ordinance.
R:IT M\2003103-0279 TIM 30990IPC RESOLUTION AND COA.doc
1
The reduction of minimum lot sizes as requested by the applicant is consistent
with the Development Code and has been determined by staff to be a necessary
component for the project.
.
B. The tentative map does not propose to divide land, which is subject to a
contract entered into pursuant to the California Land Conservation Act of 1965, or the
land is subject to a Land Conservation Act contract but the resulting parcels following
division of the land will not be too small to sustain their agricultural use;
The proposed property has not been used as agricultural land and has never
entered into any Williamson Act contracts.
C. The site is physically suitable for the type and proposed density of
development proposed by the tentative map.
The site is suitable for the five single-family residential units as proposed. The
Density for the project falls well below the High Density range as stated in the
General Plan. The affordable housing units will be a welcome addition to the
adjacent residential units along Pujol Street.
D. The design of the subdivision and the proposed improvements, with
conditions of approval, will not likely to cause significant environmental damage or
substantially and avoidably injure fish or wildlife or their habitat, because the project
conforms with the certified EIR and all required mitigation measures have been
incorporated into the conditions of approval.
The proposed site has been found to be statutorily exempt by the City of
Temecula City Council. In the adoption of exemption the Council determined that
the proposed project would not cause significant environmental damage or
substantial and avoidably injure fish or wildlife or their habitat.
.
E. The design of the subdivision and the type of improvements are not likely
to cause serious public health problems, because development will be inspected by City
Staff prior to occupancy.
The Fire Prevention Bureau has reviewed the proposed project and has found
that the proposed map will not cause any serious health problems. The map has
been conditioned to comply with all current Building Codes and Fire Codes. City
staff, prior to occupancy, will inspect any future development of single-family
homes.
F. The design of the subdivision provides for future passive or natural
heating or cooling opportunities in the subdivision to the extent feasible, because the
construction plans will comply with all applicable building codes and State energy
guidelines,
The proposed subdivision has been designed to offer the opportunity to provide
future alternative heating and cooling opportunities. During the review of the
architecture staff will review the plans to insure that the applicant is providing
these alternative opportunities.
.
RIT M\2003103-j)279 TIM 30990IPC RESOLUTION AND COA.doc
2
.
.
.
G. The design of the subdivision and the type of improvements will not
conflict with easements acquired by the public at large for access through or use of
property within the proposed subdivision, because required off-site dedications and
improvements will be acquired as conditions of approval.
The proposed subdivision will not be in conflict with any easements acquired by
the public at large. The project design has taken into account the adjacent public
right of ways located on Pujol Street and First Street.
H. The subdivision is consistent with the City's parkland dedication
requirements (Quimby).
The Temecula Community Services District has conditioned the applicant to pay
the appropriate Quimby fees. The applicant, prior to any building permits, being
pulled for the project shall pay these fees.
Section 3. Environmental Compliance. The project will have no significant
environmental impacts and has been found to be statutorily exempt, Pursuant to Section
15280 (Lower-Income Housing Projects) of the California Environmental Quality Act
Guidelines.
Section 4. PASSED, APPROVED AND ADOPTED by the City of Temecula
Planning Commission this 18th day of February 2004.
John Telesio, Chairperson
ATTEST:
Debbie Ubnoske, Secretary
[SEAL]
R,\T M\2003\03-0279 TIM 30990IPC RESOLUTION AND COA.doc
3
STATE OF CALIFORNIA)
COUNTY OF RIVERSIDE) ss
CITY OF TEMECULA )
.
I, Debbie Ubnoske, Secretary of the Temecula Planning Commission, do hereby
certify that PC Resolution No. 2004-_was duly and regularly adopted by the Planning
Commission of the City of T emecula at a regular meeting thereof held on the 18th day of
February 18, 2004, by the following vote of the Commission:
AYES: 0 PLANNING COMMISSIONERS:
NOES: 0 PLANNING COMMISSIONERS:
ABSENT: 0 PLANNING COMMISSIONERS:
ABSTAIN: 0 PLANNING COMMISSIONERS:
Debbie Ubnoske, Secretary
.
.
R,IT M\2003103-O279 TIM 30990IPC RESOLUTION AND COAdoc
4
.
.
.
EXHIBIT A
CONDITIONS OF APPROVAL
R:IT M\2003103-0279 TIM 30990IPC RESOLUTION AND COA.doc
5
.
.
.
EXHIBIT A
CITY OF TEMECULA
CONDITIONS OF APPROVAL
Planning Application No.:
PA03-0279 (Tentative Tract Map 30990)
Project Description:
A Tentative Tract Map (TTM30990) to
subdivide 3 existing lots totaling
40,349 square feet into 5 single-family
lots, located on the west side of Pujol
Street and north of First Street.
DIF Category:
TUMF Fee:
Residential Detached
Exempt (Affordable Housing Project)
Assessor's Parcel No.:
922-062-017,922-062-019,922-062-021
Approval Date:
February 18, 2004
Expiration Date:
February 18, 2007
PLANNING DEPARTMENT
General Requirements
1.
The applicant shall deliver to the Planning Department a cashier's check or
money order made payable to the County Clerk in the amount of Sixty-Four
Dollars ($64.00) for the County administrative fee, to enable the City to file the
Notice of Exemption required under Public Resources Code Section 21108(b)
and California Code of Regulations Section 15075. If within said forty-eight (48)
hour period the applicant has not delivered to the Planning Department the check
as required above, the approval for the project granted shall be void by reason of
failure of condition [Fish and Game Code Section 711.4(c)].
2.
The tentative subdivision shall comply with the State of California Subdivision
Map Act and to all the requirements of Ordinance No, 460, unless modified by
the conditions listed below. A time extension may be approved in accordance
with the State Map Act and City Ordinance, upon written request, if made 30
days prior to the expiration date.
3.
The applicant and owner of the real property subject to this condition shall hereby
agree to indemnify, protect, hold harmless, and defend the City with Legal
Counsel of the City's own selection from any and all claims, actions, awards,
judgments, or proceedings against the City to attack, set aside, annul, or seek
monetary damages resulting, directly or indirectly, from any action in furtherance
of and the approval of the City, or any agency or instrumentality thereof, advisory
agency, appeal board or legislative body including actions approved by the
voters of the City, concerning the Planning Application. The City shall be deemed
R:IT M\2003103-0279 TIM 30990IPC RESOLUTION AND COA.doc
6
for purposes of this condition, to include any agency or instrumentality thereof, or
any of its elected or appointed officials, officers, employees, consultants,
contractors, legal counsel, and agents. City shall promptly notify both the
applicant and landowner of any claim, action, or proceeding to which this
condition is applicable and shall further cooperate fully in the defense of the
action. The City reserves the right to take any and all action the City deems to be
in the best interest of the City and its citizens in regards to such defense.
.
4.
If Subdivision phasing is proposed, a phasinq plan shall be submitted to and
approved by the Planning Director.
5.
This project and all subsequent projects within this site shall be consistent with
Specific Plan No.5 (Old Town Temecula Specific Plan).
6.
If at any time during excavation/construction of the site, archaeological/cultural
resources, or any artifacts or other objects which reasonably appears to be
evidence of cultural or archaeological resource are discovered, the property
owner shall immediately advise the City of such and the City shall cause all
further excavation or other disturbance of the affected area to immediately cease.
The Director of Planning at his/her sole discretion may require the property to
deposit a sum of money it deems reasonably necessary to allow the City to
consult and/or authorize an independent, fully qualified specialist to inspect the
site at no cost to the City, in order to assess the significance of the find.
Upon determining that the determination is not an archaeological/cultural
resource, the Director of Planning shall notify the property owner of such
determination and shall authorize the resumption of work. Upon determining that
the discovery is an archaeological/cultural resource, the Director of Planning
shall notify the property owner that no further excavation or development may
take place until a mitigation plan or other corrective measures have been
approved by the Director of Planning.
.
7.
8.
The applicant and owner of the real property subject to this condition shall hereby
agree to indemnify, protect, hold harmless, and defend the City with Legal
Counsel of the City's own selection from any and all claims, actions, awards,
judgments, or proceedings against the City to attack, set aside, annul, or seek
monetary damages resulting, directly or indirectly, from any action in furtherance
of and the approval of the City, or any agency or instrumentality thereof, advisory
agency, appeal board or legislative body including actions approved by the
voters of the City, concerning the Planning Application. The City shall be deemed
for purposes of this condition, to include any agency or instrumentality thereof, or
any of its elected or appointed officials, officers, employees, consultants,
contractors, legal counsel, and agents. City shall promptly notify both the
applicant and landowner of any claim, action, or proceeding to which this
condition is applicable and shall further cooperate fully in the defense of the
action. The City reserves the right to take any and all action the City deems to be
in the best interest of the City and its citizens in regards to such defense
.
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.
Prior to Issuance of Grading Permits
9.
10.
11.
A copy of the Rough Grading plans shall be submitted and approved by the
Planning Division.
The applicant shall comply with the provisions of Chapter 8.24 of the Temecula
Municipal Code (Habitat Conservation) by paying the appropriate fee set forth in
that ordinance or by providing documented evidence that the fees have already
been paid.
A qualified paleontologist/archaeologist shall be chosen by the developer for
consultation and comment on the proposed grading with respect to potential
paleontological/ archaeological impacts. A meeting between the paleontologist/
archaeologist, Planning Department staff, and grading contractor prior to the
commencement of grading operations and the excavation shall be arranged.
The paleontologist/archaeologist or representative shall have the authority to
temporarily divert, redirect or halt grading activity to allow recovery of fossils.
Prior to Recordation of the Final Map
12.
.
.
The following shall be submitted to and approved by the Planning Department:
a. A copy of the Final Map.
b. A copy of the Environmental Constraint Sheet (ECS) with the following
notes:
c.
This property is located within thirty (30) miles of Mount Palomar
Observatory. All proposed outdoor lighting systems shall comply
with the California Institute of Technology, Palomar Observatory
recommendations, Ordinance No. 655.
ii. This project is within a liquefaction hazard zone,
A copy of the Covenants, Conditions, and Restrictions (CC&R's)
i. CC&R's shall be reviewed and approved by the Planning Director.
The CC&R's shall include liability insurance and methods of
maintaining open space, recreation areas, parking areas, private
roads, exterior of all buildings and all landscaped and open areas
including parkways.
No lot or dwelling unit in the development shall be sold unless a
corporation, association, property owner's group or similar entity
has been formed with the right to assess all properties individually
owned or jointly owned which have any rights or interest in the use
of the common areas and common facilities in the development,
such assessment power to be sufficient to meet the expenses of
such entity, and with authority to control, and the duty to maintain,
all of said mutually available features of the development. Such
entity shall operate under recorded CC&R's which shall include
compulsory membership of all owners of lots and/or dwelling units
and flexibility of assessments to meet changing costs of
maintenance, repairs, and services. Recorded CC&R's shall
permit enforcement by the City for provisions required as
ii.
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13.
iii.
Conditions of Approval. The developer shall submit evidence of
compliance with this requirement to, and receive approval of, the
city prior to making any such sale. This condition shall not apply
to land dedicated to the City for public purposes.
Every owner of a dwelling unit or lot shall own as an appurtenance
to such dwelling unit or lot, either (1) an undivided interest in the
common areas and facilities, or (2) a share in the corporation, or
voting membership in an association owning the common areas
and facilities.
.
The applicant shall submit to the Planning Department a copy of a recorded
Reciprocal Use Agreement, which provides for cross-lot access and parking
across all lots and establishes mutual responsibility for all commonly accessed
areas and street front landscaping.
Prior to Issuance of Building Permits
14.
The following shall be submitted to and approved by the Planning Division:
a. Three (3) copies of Construction Landscaping and Irrigation Plans. The
location, number, genus, species, and container size of the plants shall
be shown. The plans shall be consistent with the Water Efficient
Landscaping Ordinance. The cover page shall identify the total square
footage of the landscaped area for the site. The plans shall be
accompanied by the following items:
i. Appropriate filing fee (per the City of Temecula Fee Schedule at
time of submittal).
One (1) copy of the approved grading plan.
.
ii.
Hi.
Water usage calculations per Chapter 17.32 of the Development
Code (Water Efficient Ordinance).
Total cost estimate of plantings and irrigation (in accordance with
the approved plan).
The locations of all existing trees that will be saved consistent with
the tentative map.
Automatic irrigation for all landscaped areas and complete
screening of all ground mounted equipment from the view of the
public from streets and adjacent property for:
a) Front yards and slopes within individual lots prior to
issuance of building permits for any lot(s).
All landscaping excluding Temecula Community Services
District (TCSD) maintained areas and front yard
landscaping which shall include, but may not be limited to
private slopes and common areas.
Shrub planting to completely screen perimeter walls
adjacent to a public right-of-way equal to sixty-six (66) feet
or larger.
.
iv.
v.
vi.
b)
c)
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.
.
.
15.
b.
Wall and Fence Plans consistent with the Conceptual Landscape Plans
showing the height, location and the following materials for all walls and
fences:
c.
Decorative block for the perimeter of the project adjacent to a
Public Right-of-Way equal to sixty-six (66) feet or larger and the
side yards for corner lots.
Wrought iron or decorative block and wrought iron combination to
take advantage of views for side and rear yards.
Wood fencing shall be used for all side and rear yard fencing
when not restricted by a and b above.
Precise Grading Plans consistent with the approved rough grading plans
including all structural setback measurements.
i.
ii.
iii.
Roof-mounted mechanical equipment shall not be permitted within the
subdivision; however solar equipment or any other energy saving devices shall
be permitted with Director of Planning approval.
Prior to Issuance of Occupancy Permits
18.
19.
16.
If deemed necessary by the Director of Planning, the applicant shall provide
additional landscaping to effectively screen various components of the project.
17.
All required landscape planting and irrigation shall be installed consistent with the
approved construction plans and shall be in a condition acceptable to the
Director of Planning. The plants shall be healthy and free of weeds, disease, or
pests. The irrigation system shall be properly constructed and in good working
order.
Front yard and slope landscaping within individual lots shall be completed for
inspection.
All of the foregoing conditions shall be complied with prior to occupancy or any
use allowed by this permit.
PUBLIC WORKS DEPARTMENT
General Requirements
20.
21.
It is understood that the Developer correctly shows on the tentative map all
existing and proposed easements, traveled ways, improvement constraints and
drainage courses, and their omission may require the project to be resubmitted
for further review and revision.
A Grading Permit for either rough or precise grading shall be obtained from the
Department of Public Works prior to commencement of any construction outside
of the City-maintained road right-of-way.
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22.
23.
An Encroachment Permit shall be obtained from the Department of Public Works
prior to commencement of any construction within an existing or proposed City
right-of-way.
.
All improvement plans and grading plans shall be coordinated for consistency
with adjacent projects and existing improvements contiguous to the site and shall
be submitted on standard 24" x 36" City of Temecula mylars.
Prior to Approval of the Final Map, unless other timing is indicated, the Developer shall
complete the following or have plans submitted and approved, subdivision improvement
agreements executed and securities posted:
24.
25.
26.
As deemed necessary by the Department of Public Works, the Developer shall
receive written clearance from the following agencies:
a. San Diego Regional Water Quality Control Board
b. Rancho California Water District
c. Eastern Municipal Water District
d. Riverside County Flood Control and Water Conservation District
e. City of Temecula Fire Prevention Bureau
f. Planning Department
g. Department of Public Works
h. Riverside County Health Department
i. Cable TV Franchise
.
j.
k.
I.
Community Services District
General Telephone
Southern California Edison Company
Southern California Gas Company
m.
The Developer shall design and guarantee construction of the following public
improvements to City of Temecula General Plan standards unless otherwise
noted. Plans shall be reviewed and approved by the Department of Public
Works:
Improve Pujol Street (Principal Collector Highway Standards - 78' R/W) to
include installation of curb and gutter, sidewalk, street lights, drainage
facilities, signing and striping, utilities (including but not limited to water
and sewer).
Improve First Street (Principal Collector Highway Standards - 78' R/W) to
include dedication of half-width street right-of-way plus six feet,
installation of half-width street improvements plus six feet, paving, curb
and gutter, sidewalk, street lights, drainage facilities, signing and striping,
utilities (including but not limited to water and sewer).
Unless otherwise approved the following minimum criteria shall be observed in
the design of the street improvement plans:
a.
b.
.
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11
.
.
27.
28.
.
a.
Street centerline grades shall be 0.5% minimum over P.C.C. and 1.00%
minimum over A.C. paving.
Driveways shall conform to the applicable City Standard Nos. 207 and/or
207A.
Street lights shall be installed along the public streets shall be designed in
accordance with City Standard Nos. 800, 801, 802 and 803.
Concrete sidewalks shall be constructed in accordance with City
Standard Nos. 400 and 401.
b.
c.
d.
e.
Design of street improvements shall extend a minimum of 300 feet
beyond the project boundaries to ensure adequate continuity of design
with adjoining properties.
Minimum centerline radii shall be in accordance with City Standard No.
113.
All reverse curves shall include a 100-foot minimum tangent section.
All street and driveway centerline intersections shall be at 90 degrees.
Landscaping shall be limited in the corner cut-off area of all intersections
and adjacent to driveways to provide for minimum sight distance and
visibility.
All utility systems including gas, electric, telephone, water, sewer, and
cable TV shall be provided underground. Easements shall be provided
as required where adequate right-of-way does not exist for installation of
the facilities. All utilities shall be designed and constructed in accordance
with City Codes and the utility provider.
All utilities, except electrical lines rated 33kv or greater, shall be installed
underground.
f.
g.
h.
j.
k.
Private roads shall be designed to meet City public road standards. Unless
otherwise approved the following minimum criteria shall be observed in the
design of private streets:
a. Improve Access Drive (Private Street - 32' AlE, 25' curb to header) to
include dedication of full-width street right-of-way, installation of full-width
street improvements, paving, curb and gutter, sidewalk on the southside,
street lights, drainage facilities, signing and striping, utilities (including but
not limited to water and sewer).
Improve Habitat Way (Private Street - 48' AlE, 32' curb to curb) to
include dedication of full-width street right-of-way, installation of full-width
street improvements, paving, curb and gutter, sidewalk, street lights,
drainage facilities, signing and striping, utilities (including but not limited to
water and sewer).
All intersections shall be perpendicular (90).
b.
c.
A construction area Traffic Control Plan shall be designed by a registered Civil
Engineer and reviewed by the Department of Public Works for any street closure
and detour or other disruption to traffic circulation as required by the Department
of Public Works.
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29.
30.
31.
32.
33.
34.
35.
36.
37.
Relinquish and waive right of access to and from Pujol Street on the Final Map
with the exception of one opening as delineated on the approved Tentative Tract
Map.
.
Relinquish and waive right of access to and from First Street on the Final Map
with no opening as delineated on the approved Tentative Tract Map.
Corner property line cut off for vehicular sight distance and installation of
pedestrian facilities shall be provided at all street intersections in accordance with
Riverside County Standard No. 805.
All easements and/or right-of-way dedications shall be offered for dedication to
the public or other appropriate agency and shall continue in force until the City
accepts or abandons such offers. All dedications shall be free from all
encumbrances as approved by the Department of Public Works.
Pursuant to Section 66493 of the Subdivision Map Act, any subdivision, which is
part of an existing Assessment District, must comply with the requirements of
said section. Prior to City Council approval of the Final Map, the Developer shall
make an application for reapportionment of any assessments with appropriate
regulatory agency.
Any delinquent property taxes shall be paid.
An Environmental Constraints Sheet (ECS) shall be prepared in conjunction with
the Final Map to delineate identified environmental concerns and shall be
recorded with the map. A copy of the ECS shall be transmitted to the Planning
Department for review and approval.
The Developer shall comply with all constraints, which may be shown upon an
Environmental Constraint Sheet recorded with any underlying maps related to
the subject property.
.
38.
The Developer shall make a good faith effort to acquire the required off-site
property interests, and if he or she should fail to do so, the Developer shall, prior
to submittal of the Final Map for recordation, enter into an agreement to complete
the improvements pursuant to the Subdivision Map Act, Section 66462 and
Section 66462.5. Such agreement shall provide for payment by the Developer of
all costs incurred by the City to acquire the off-site property interests required in
connection with the subdivision, Security of a portion of these costs shall be in
the form of a cash deposit in the amount given in an appraisal report obtained by
the Developer, at the Developer's cost. The appraiser shall have been approved
by the City prior to commencement of the appraisal.
The Developer shall record a written offer to participate in, and wave all rights to
object to the formation of an Assessment District, a Community Facilities District,
or a Bridge and Major Thoroughfare Fee District for the construction of the
proposed Western Bypass Corridor in accordance with the General Plan. The
form of the offer shall be subject to the approval of the City Engineer and City
Attorney.
.
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.
.
.
39.
40.
41.
42.
All utility systems including gas, electric, telephone, water, sewer, and cable TV
shall be provided for underground, with easements provided as required, and
designed and constructed in accordance with City Codes and the utility provider.
Telephone, cable TV, and/or security systems shall be pre-wired in the
residence.
The Developer shall notify the City's cable TV Franchises of the Intent to
Develop. Conduit shall be installed to cable TV Standards at time of street
improvements.
Private drainage easements for cross-lot drainage shall be required and shall be
delineated and noted on the final map.
Easements, when required for roadway slopes, landscape easements, drainage
facilities, utilities, etc., shall be shown on the final map if they are located within
the land division boundary. All offers of dedication and conveyances shall be
submitted for review and recorded as directed by the Department of Public
Works, On-site drainage facilities located outside of road right-of-way shall be
contained within drainage easements and shown on the final map. A note shall
be added to the final map stating, "Drainage easements shall be kept free of
buildings and obstructions."
Prior to Issuance of Grading Permits
43.
44.
45.
46.
Prior to approval of precise grading plans for Lots 3 and 4:
a. The developer shall dedicate an access easement 72 feet in length and
20 feet in width. This access shall be an all weather surface designed for
80,000 Ibs GVW with a minimum thickness of 0.25 feet.
As deemed necessary by the Department of Public Works, the Developer shall
receive written clearance from the following agencies:
a. San Diego Regional Water Quality Control Board
b. Riverside County Flood Control and Water Conservation District
c. Planning Department
d. Department of Public Works
A Grading Plan shall be prepared by a registered Civil Engineer in accordance
with City of Temecula standards and approved by the Department of Public
Works prior to commencement of any grading. The plan shall incorporate
adequate erosion control measures to protect the site and adjoining properties
from damage due to erosion.
A Soils Report shall be prepared by a registered Civil or Soils Engineer and
submitted to the Department of Public Works with the initial grading plan check.
The report shall address all soils conditions of the site, and provide
recommendations for the construction of engineered structures and preliminary
pavement sections.
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47.
48.
49.
50.
51.
52.
53.
A Geotechnical Report shall be prepared by a registered engineer or engineering
geologist and submitted to the Department of public Works with the initial grading
plan check. The report shall address special study zones and identify any
geotechnical hazards for the site including location of faults and potential for
liquefaction. The report shall include recommendations to mitigate the impact of
ground shaking and liquefaction,
.
A Drainage Study shall be prepared by a registered Civil Engineer and submitted
to the Department of Public Works with the initial grading plan check. The study
shall identify storm water runoff quantities expected from the development of this
site and upstream of the site. It shall identify all existing or proposed off-site or
on-site, public or private, drainage facilities intended to discharge this runoff.
Runoff shall be conveyed to an adequate outfall capable of receiving the storm
water runoff without damage to public or private property. The study shall
include a capacity analysis verifying the adequacy of all facilities. Any upgrading
or upsizing of drainage facilities necessary to convey the storm water runoff shall
be provided as part of development of this project. The basis for analysis and
design shall be a storm with a recurrence interval of one hundred years.
The Developer must comply with the requirements of the National Pollutant
Discharge Elimination System (NPDES) permit from the State Water Resources
Control Board. No grading shall be permitted until an NPDES Notice of Intent
(NO I) has been filed or the project is shown to be exempt.
The Developer shall post security and enter into an agreement guaranteeing the
grading and erosion control improvements in conformance with applicable City
Standards and subject to approval by the Department of Public Works.
.
A flood mitigation charge shall be paid. The Area Drainage Plan fee is payable
to the Riverside County Flood Control and Water Conservation District by either
cashier's check or money order, prior to issuance of permits, based on the
prevailing area drainage plan fee. If the full Area Drainage Plan fee or mitigation
charge has already been credited to this property, no new charge needs to be
paid.
The Developer shall obtain letters of approval or easements for any off-site work
performed on adjoining properties. The letters or easements shall be in a format
as directed by the Department of Public Works.
All lot drainage shall be directed to the driveway by side yard drainage swales
independent of any other lot.
Prior to Issuance of Building Permits
54.
55.
Prior to the first building permit, Final Map 30990 shall be approved and
recorded.
A Precise Grading Plan shall be submitted to the Department of Public Works for
review and approval. The building pad shall be certified by a registered Civil
Engineer for location and elevation, and the Soils Engineer shall issue a Final
Soils Report addressing compaction and site conditions.
.
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.
.
.
56.
57.
Grading of the subject property shall be in accordance with the California
Building Code, the approved grading plan, the conditions of the grading permit,
City Grading Standards and accepted grading construction practices. The final
grading plan shall be in substantial conformance with the approved rough
grading plan.
The Developer shall pay to the City the Public Facilities Development Impact Fee
as required by, and in accordance with, Chapter 15.06 of the Temecula Municipal
Code and all Resolutions implementing Chapter 15,06.
Prior to Issuance of Certificates of Occupancy
58.
59.
60.
61.
62.
As deemed necessary by the Department of Public Works, the Developer shall
receive written clearance from the following agencies:
a. Rancho California Water District
b. Eastern Municipal Water District
c. Department of Public Works
All necessary certifications and clearances from engineers, utility companies and
public agencies shall be submitted as required by the Department of Public
Works.
All improvements shall be constructed and completed per the approved plans
and City standards to the satisfaction of the Director of Public Works.
The existing improvements shall be reviewed. Any appurtenance damaged or
broken due to the construction operations of this project shall be repaired or
removed and replaced to the satisfaction of the Director of Public Works.
Prior to the final Certificate of Occupancy or the installation of First Street,
whichever occurs first, First Street improvements shall be complete or other
financial mechanism be in place as approved by the Director of Public Works.
FIRE DEPARTMENT
63.
64.
65.
Any previous existing conditions for this project or any underlying map will remain
in full force and effect unless superceded by more stringent requirements here.
Final fire and life safety conditions will be addressed when building plans are
reviewed by the Fire Prevention Bureau. These conditions will be based on
occupancy, use, the California Building Code (CBC), California Fire Code (CFC),
and related codes which are in force at the time of building plan submittal.
The Fire Prevention Bureau is required to set a minimum fire flow for residential
land division per CFC Appendix liLA, Table A-III-A-1. The developer shall
provide for this project, a water system capable of delivering 1500 GPM at 20-
PSI residual operating pressure with 2-hour duration. The required fire flow may
be adjusted during the approval process to reflect changes in design,
construction type, or automatic fire protection measures as approved by the Fire
RW M\2003\O3-O279 TIM 30990IPC RESOLUTION AND COA.doc
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66.
67.
68.
69.
70.
71.
72.
73.
74.
Prevention Bureau. The Fire Flow as given above has taken into account all
information as provided. (CFC 903.2, Appendix III-A)
.
The Fire Prevention Bureau is required to set minimum fire hydrant distances per
CFC Appendix II I. B, Table A-III-B-1. Standard fire hydrants (6" x 4" x 2 1/2"
outlets) shall be located on Fire Department access roads and adjacent public
streets. Hydrants shall be spaced at 500 feet apart, at each intersection and shall
be located no more than 250 feet from any point on the street or Fire Department
access road(s) frontage to a hydrant. The required fire flow shall be available
from any adjacent hydrant(s) in the system. The upgrade of existing fire hydrants
may be required. (CFC 903.2,903.4.2, and Appendix III-B) .
Maximum cul-de-sac length shall not exceed 1320 feet. Minimum turning radius
on any cul-de-sac shall be thirty-seven (37) feet for residential and forty-five (45)
feet for commercial. (CFC 902.2.2.3, CFC 902.2.2.4)
All traffic calming devices that could impede or slow emergency vehicle access
are prohibited, except those expressly approved by the fire prevention bureau
individually on a case by case basis when they maintain the required travel
widths and radii.
Cul-de-sacs and/or intersections with planters must maintain 24 foot clear
unobstructed travel width around the planters, not including parking. Hardscape
areas are permissible provided that they meet the 80,000 lb. load requirements
and are at road level.
.
If construction is phased, each phase shall provide approved access and fire
protection prior to any building construction. (CFC 8704,2 and 902.2.2) This will
include all internal roads, connecting roads between phases, and construction
gates. All required access must be in and available prior to and during ALL
construction. Phasing is approved on a separate map, and is ultimately subject to
final approval in the field.
Prior to building construction, all locations where structures are to be built shall
have approved temporary Fire Department vehicle access roads for use until
permanent roads are installed. Temporary Fire Department access roads shall
be an all weather surface for 80,000 Ibs. GVW. (CFC 8704.2 and 902.2.2.2)
Prior to building final, all locations where structures are to be built shall have
approved Fire Department vehicle access roads to within 150 feet to any portion
of the facility or any portion of an exterior wall of the building(s). Fire Department
access roads shall be an all weather surface designed for 80,000 Ibs. GVW with
a minimum AC thickness of .25 feet. (CFC sec 902)
Fire Department vehicle access roads shall have an unobstructed width of not
less than twenty-four (24) feet and an unobstructed vertical clearance of not less
than thirteen (13) feet six (6) inches. (CFC 902.2.2.1)
Prior to issuance of building permits, the developer shall furnish one copy of the
onsite fire water system plans to the Fire Prevention Bureau for approval prior to
installation. Plans shall be: signed by a registered civil engineer; contain a Fire
.
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.
.
.
75.
76.
77.
Prevention Bureau approval signature block; and conform to hydrant type,
location, spacing and minimum fire flow standards. After the plans are signed by
the local water company, the originals shall be presented to the Fire Prevention
Bureau for signatures. The required water system including fire hydrants shall be
installed and accepted by the appropriate water agency prior to any combustible
building materials being placed on an individual lot. (CFC 8704.3, 901.2.2.2 and
National Fire Protection Association 24 1-4.1)
Prior to issuance of a Certificate of Occupancy or building final, "Blue Reflective
Markers" shall be installed to identify fire hydrant locations. (CFC 901.4.3)
All manual and electronic gates on required Fire Department access roads or
gates obstructing Fire Department building access shall be provided with the
Knox Rapid entry system for emergency access by firefighting personnel. (CFC
902.4)
Prior to map recordation the applicant shall submit to the Fire Prevention Bureau
a georectified (pursuant to Riverside County standards) digital version of the map
including parcel and street centerline information. The electronic file will be
provided in an ESRI Arcinfo/ArcView compatible format and projected in a State
Plane NAD 83 (California Zone VI) coordinate system. The Bureau must accept
the data as to completeness, accuracy and format prior to satisfaction of this
condition.
COMMUNITY SERVICES
General Conditions
78.
79.
80.
81.
82.
83.
The developer shall contact the City's franchised solid waste hauler for disposal
of construction debris. Only the City's franchisee may haul construction debris.
If TCSD is to maintain perimeter landscaping along First Street, all landscape
plans submitted for consideration for TCSD maintenance shall be in conformance
with the City of Temecula Landscape and Irrigation Specifications and Installation
Details and Park Land and Landscape Dedication Process.
If TCSD is to maintain perimeter landscaping, the landscape construction
drawings for all proposed TCSD landscaping areas shall be reviewed and
approved by the Director of Community Services
If TCSD is to maintain perimeter landscaping, the installation of the landscape
improvements within the parkways shall commence pursuant to a pre-job
meeting with the TCSD Maintenance Superintendent and monitored in
accordance with the TCSD inspection process.
If TCSD is to maintain perimeter landscaping the developer, the developer's
successors or assignee, shall be responsible for all landscaping maintenance
until such time as maintenance duties are accepted by the TCSD.
All residential street lighting on Habitat Way will be the responsibility of the
property owners.
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Prior to Final Map
84.
85.
86.
.
If TCSD is to maintain perimeter landscaping along First Street the developer
shall file a notice of intention with the Temecula Community Services District to
initiate election proceeds for acceptance of perimeter landscaping into the TCSD
maintenance programs. The developer shall provide all required documentation
and bear all costs associated with this process.
If TCSD is to maintain perimeter landscaping, the landscape construction
drawings for all proposed TCSD landscaping areas shall be reviewed and
approved by the Director of Community Services.
If TCSD is to maintain perimeter landscaping, the developer shall post security
and enter into an agreement to improve all proposed TCSD maintenance areas.
Prior to Issuance of Building Permits
87.
88.
89.
The developer shall satisfy the City's park land dedication requirement (Quimby)
through the payment of in-lieu fees as established in the City of Temecula's
Subdivision Ordinance 16.33.
Prior to the first building permit or installation of the arterial street lighting along
Pujol and First Streets, whichever comes first, the developer shall complete the
TCSD application process, submit an approved Edison streetlight improvement
plan and pay the appropriate energy fees related to the transfer of street lighting
into the TCSD maintenance program.
The developer shall provide TCSD with verification of arrangements made with
the City's franchised solid waste hauler for disposal of construction debris.
.
Prior to issuance of Certificates of Occupancy
90.
91.
92.
Prior to issuance of Certificates of Occupancy, the developer shall submit the
most current list of Assessor's Parcel Numbers assigned to the final project.
It shall be the developer's responsibility to provide written disclosure of the
existence of TCSD and it service level rates and charges to all prospective
purchasers.
Prior to the final Certificate of Occupancy or the installation of First Street, which
ever occurs first, landscape improvements within the right of way shall be
completed or other financial mechanism in place as approved by the Community
Services Director.
OUTSIDE AGENCIES
93.
The applicant shall comply with the attached letter dated March 10, 2003 from
Rancho Water.
.
R:IT M\2003\O3-0219 TIM 30990IPC RESOLUTION AND COA.doc
19
.
.
.
94.
The applicant shall comply with the attached letter dated February 27,2003 from
Eastern Municipal Water District.
By placing my signature below, I confirm that I have read, understand and accept all the
above Conditions of Approval. I further understand that the property shall be maintained
in conformance with these conditions of approval and that any changes I may wish to
make to the project shall be subject to Community Development Department approval.
Applicant's Signature
Date
Applicant Name printed
R:IT M\2003\O3-0279 TIM 30990IPC RESOLUTION AND COA.doc
20
.
Board of Directors
President
Richard R. Hall
VIce President
Randy A. Record
Rodger D. Siems
David J. Slawson
Rooald W. Sullivan
Board Secretary
Mary C. White
General Manager
Anthony J. Pack
Director of the
Metropolitnn Water
DistrktofSo. Calif.
Randy A. Record
~::~~rKUeb¡er, CPA
Legal Connse/
Redwine and Sherrill
.
February 27,2003
County of Riverside
Environmental Health Department
PO BOX 1206
Riverside, CA 92502
Dear Colleague:
Re:
SAN53-Sewer Will Serve
APN 922-Q62-019, 28733 Pujol Street, located between Main Street
and 1st Street, proposed to be divided for 2 single family dwellings
EMWD is willing to provide sewer service to the subject project. The provisions
of service are contingent upon the developer completing the necessary
arrangements in accordance with EMWD rules and regulations. EMWD expects
the developer to provide proper notification when a water demand assessment is
required pursuant to Senate Bill 221 and/or 610. EMWD expects the developer
to coordinate with the approving agency for the proper notification. Further
arrangements for service from EMWD may also include plan check, facility
construction inspection, jurisdictional annexation, and payment of financial
participation charges. The developer is advised to contact EMWD's New
Business Development Department early in the entitlement process to determine
the necessary arrangements for service.
EMWD's ability to serve is subject to limiting conditions, such as water shortages,
regulatory requirements, legal issues, or conditions beyond EMWD's control.
Thank you for your cooperation in serving our mutual customers. If you have any
questions, please call me at (909) 928-3777, ex!. 4447.
Sincerely,
~~~
Fred Azimie
Civil Engineering Associate II
New Business Development Dept.
FA/jw
Cc:
Habitat For Humanity Inland Valley - Debra Hollingsworth
G:IAC CESS IN ew - 8usi\DAD lArch ives IV ear 2O031AP N922-062-O 19 .doc
Mailing Address: Post Office Box 8300 Perris, CA 92572-8300 Telephone: (909) 928,3777 Fax: (909) 928-6177
Location: 2270 Trumble Road Perris, CA 92570 Internet: www.emwd.or~
@
Ranchø
later
Bond orDi,,"""
J,ffrey I. Minklor
p,.~id'nt
JohnE.H~gl~d
S,. Vi" ""id,nt
Steph,n J. COffl~
Ralph H. Dally
Ben R. Drnk'
llia D. H,=
C..ha F. Ko
om"",
John F. H,om,ar
G,n..al Man....
phimpL.Fod",
Di"ct<",(Finon~
_,um
RP. '"Boh" Lomo~
Di,""',ofEngin"ring
K,=,tb C. Dwy
Di""",orO",rnti'M
& Mointen="
March 10, 2003
Greg Dellenbach, REHS
County of Riverside
Department of Environmental Health
Land Use Section
4080 Lemon Street, 2nd Floor
Post Office Box 1206
Riverside, CA 92502
SUBJECT:
WATER AVAILABILITY
A PORTION OF BLOCK NO. 34 OF
MAP BOOK 15, PAGE 726
APN 922-062-017, APN 922-062-019, AND APN 922-062-021
Dear Mr. Dellenbach:
Please be advised that the above-referenced property is located within the
boundaries of Rancho California Water District (RCWD). Water service,
therefore, would be available upon completion of financial arrangements
between RCWD and the property owner and the construction of any required on-
site and/or off-site water facilities.
This property currently is being serviced through a 1 Y2-inch meter. This meter
must be downsized during the construction of this project. The developer should
contact RCWD for fees and applications to do this work.
Porry R. Lou,'
Coo,,",ll..
Linda M. Frogo.. If rue protection is required, the customer will need to contact RCWD for fees
Di,trictSocrotaryIAdminimati", and requirements.
""""~ M='.'"
C. Mi,ha,t Cowdt
"""B,"&Kri..orlLP
GooornlCo_l
Water availability would be contingent upon the property owner signing an
Agency Agreement that assigns water management rights, if any, to RCWD.
If you should have any questions, please contact an Engineering Services
Representative at this office.
Sincerely,
RANCHO CALIFORNIA WATER DISTRICT
~(t~
Steve Brannon, P.E,
Development Engineering Manager
03\SB:atO62\FOI2-CtlFCF
c:
Laurie Williams, Engineering Services Supervisor
Bud Jones, Senior Engineering Technician
Ran,ho CalüOnUa Water D"trid
42135 Wiooh~"" Road. Pœt om" Boo 9017 . T,morula. Calüomia 92589.9017 . (909)298-6900' FAX (909)296.6860
.
ITEM #9
.
.
.
.
.
STAFF REPORT - PLANNING
CITY OF TEMECULA
PLANNING COMMISSION
Date of Meeting:
February 18, 2004
Prepared by:
Title:
Associate Planner
Rick Rush
File Number
Application Type:
CUP/Development Plan
PA03-0429
Project Description:
A Conditional Use Permit and Development Plan to construct an 8,862
square foot office/warehouse building and an 8,560 square foot office/
warehouse building on 1.87 acres of land located at the corner of
Enterprise Circle South and Enterprise Circle West
D Approve with Conditions
Recommendation:
(Check One)
D Deny
[8] Continue for Redesign
D Continue to:
D Recommend Approval with Conditions
D Recommend Denial
CEQA:
(Check One)
[8] Categorically Exempt
D Negative Declaration
(Class)
15332
D Mitigated Negative Declaration with Monitoring Plan
DEIR
RolC U 1'12003103-0429 Enterprise Cir Business Pa<kISTAFF REPORTdoc
1
PROJECT DATA SUMMARY
.
Applicant:
W. Dean Davidson Architect
Completion Date:
September 8, 2003
Mandatory Action Deadline Date:
March 8, 2004
General Plan Designation:
Business Park
Zoning Designation:
Business Park
Site/Surrounding Land Use:
Site:
Vacant
North:
South:
East:
West:
Warehousing
Auto Body Shop
Warehousing
Open Space
Lot Area:
1.86 acres
Total Floor Area/Ratio
.22
.
Landscape Area/Coverage
25%
Parking Required/Provided
34 Spaces/44 Spaces
BACKGROUND SUMMARY
01.
Staff has worked with the applicant to ensure that all concerns have been addressed,
and the applicant concurs with the recommended Conditions of Approval.
(or)
[8J 1.
Staff has worked with the applicant to ensure that all concerns have been addressed,
however, the following issues have not been resolved to the satisfaction to staff.
02.
The attached "Project Review Worksheet" (Attachment A) has been completed and
staff has determined that the proposed project is consistent with the General Plan, City-
wide Design Guidelines, the - Specific Plan, PDQ, and the Development Code.
(or)
[8J 2.
The attached "Project Review Worksheef' (Attachment A) has been completed and
indicates that staff cannot make all the findings of consistency required for approval.
.
RoIC U 1"12003\03-0429 Enterprise Cir Bnsiness P..-k\STAFF REPORTdoc
2
.
.
.
ANALYSIS
The City Wide Design Guidelines identify desirable elements for industrial buildings.
contention that the proposed design is not meeting the following elements:
Variety of building indentations and architectural details
Building entry accentuation
It is staff's
As stated in the Project Review Worksheet (see attached) the proposed project is not employing
a variety of building forms to create entry character. As proposed the applicant requests to
utilize awnings to define the entrances to the individual suites as well as entry columns at a few
of the entrances. The entry columns project out one foot from the exterior building elevation,
while the adjacent windows recess one foot. This two foot break does not create visual interest
for the building. The project as proposed does not provide a creative entry treatment for the
buildings. The project as proposed falls short of the intent of the Design Guidelines for creative
entry treatments.
These Design Guidelines also identify undesirable elements as well. Large blank and flat
surfaces are identified as undesirable elements. It is staff's opinion that the north building
elevation on Building A and the east building elevation on Building B need further articulation.
Further articulation to these elevations will provide needed relief to an area that will be highly
visible from the public right of way. The Development Code also discourages blank wall
elevations located on street frontages.
The Development Code requires that long unarticulated walls surfaces be avoided. Wall planes
should not extend in a continuous direction for greater than fifty-feet without an offset. As a part
of the development review staff recommended that the applicants use contrasting vertical and
horizontal elements to break the visual mass of the façade into smaller areas. The applicant
made revisions to the plans, but in staff's opinion this comment has not been addressed.
As proposed the rooflines do not create any opportunity for providing shadows. The
Development Code requires a variety of shapes and forms including roof overhangs be provided
to create shadowing.
Lastly, staff recommends that the applicant relocate the Fire Department Connection Valve,
Detector Check and the Post Indicator Valve from their current locations on site. It is the opinion
of staff that their current location on site is in an area that would be better served by upgraded
landscaping.
ENVIRONMENTAL DETERMINATION
[8] 1.
In accordance with the California Environmental Quality Act, the proposed Project has
been deemed to be categorically exempt from further environmental review. (Class
15332, In-Fill)
(or)
01.
The proposed project has been determined to be consistent with the previously
approved (Negative Declaration) (EIR) and is exempt from further Environmental
Review (CEQA Section 15162 subsequent EIR's and Negative Declarations).
R,IC U 1'\2003103-0429 Enterprise Cir Bnsiness ParklST AFF REPORTdoc
3
(or)
01.
An initial study has been prepared and indicates that the project will have the following
potential significant environmental impacts unless mitigation measures are included as
conditions of approval. Based on the following mitigations, staff recommends adoption
of the mitigated Negative Declaration for the project.
CONCLUSION/RECOMM EN DATION
The proposed project as designed is not consistent with the Development Code or the City Wide
Design Guidelines as they relate to architectural design. Staff recommends that the Planning
Commission provide comments and direction to staff in regards to the architecture.
FINDINGS
Development Plan
Variance
Conditional Use Permit
Tentative ParcelITract Map
(Code Section 17.05.010F)
(Code Section 17.04.040F)
(Code Section 17.040.010E)
(Code Section 16.09.1400)
ATTACHMENTS
1.
Project Review Worksheet - Blue Page 5
2.
Plan Reductions - Blue Page 6
3.
Development Review Comment Letters - Blue Page 7
RolC U 1'\2003103-0429 Enterprise Cir Bnsiness ParklST AFF REPORT.doc
4
.
.
.
.
.
.
ATTACHMENT NO.1
PROJECT REVIEW WORKSHEET
RolC U 1'\2003103-0429 Enterprise Cir Business ParklSTAFF REPORTdoc
5
.
.
.
PROJECT REVIEW WORKSHEET
Development Plan
Industrial
Planning Application Number:
PA03-0429
1. General Plan Designation:
Business Park
Consistent?
2. Zoning Designation:
Business Park
Consistent?
3. Environmental Documents Referred to in Making Determination:
~
~
~
~
~
~
~
~
0
0
General Plan EIR
Sensitive Biological Habitat Map
Sensitive Archeological Area Map
Sensitive Paleontological Area Map
Fault Hazard Zone Map
Subsidence/Liquefaction Hazard Map
100 Year Flood Map
Future Roadway Noise Contour Map
Other (Specify)
Previous EIRlN.D. (Specify Project Name & Approval Date):
Yes
Yes
0
0
Submitted Technical Studies (Specify Name, Author & Date):
Other:
~
0
0
0
4. Environmental Determination:
Exempt
Mitigated Negative Declaration
Negative Declaration
EIR
~ 10 Day Review
0 20 Day Review
0 30 Day Review
5. General Plan Goals Consistency:
Consistent
~
~
~
~
~
~
~
~
Inconsistent
0
0
0
0
0
0
0
0
Land Use
Circulation
Housing
OS/Conservation
Growth Management/Public Facilities
Public Safety
Noise
Air Quality
R:IC U P\2003103-0429 Enterprise Cir Business ParklPROJECT REVIEW WORKSHEET.doc
PROJECT REVIEW WORKSHEET
Development Plan
Industrial
Consistent
0
~
Inconsistent
~
0
.
Community Design
Economic Development
6. City-wide Design Guideline Consistency:
~
Site Planninq:
A. Are the service areas located at the sides and rears of buildings?
~ Yes 0 No
B. Is there a variety of building and parking setbacks provided in order to
avoid long monotonous building facades and create diversity?
~ Yes 0 No, why?
C. Are the buildings located on "Turf Islands" where the office portion of the
building does not directly abut paved parking areas? 0 Yes ~ No
Is there a 5 to 7 foot landscape strip provided between parking areas and
the office portion of the building? 0 Yes ~ No
~
Parkinq and Circulation:
.
A. How has the plan been designed to ensure that parking lots and cars
are not the dominant visual elements of the site?
The subject site is located at a street knuckle with a 3D-foot ingress and egress
driveway located at the center of the knuckle. Only 11 parking spaces have
been located towards the front of the site. The remainder of the parking and
loading zones have been located to the rear of the site not visible from the public
view.
B. How does the plan provide screening of parking lots adjacent to, and
visible from public streets?
The building placement will serve to screen the majority of the parking from view
from the public streets.
~
Loadinq Facilities:
A. How does the plan alleviate the unsightly appearance of loading/storage
facilities from public review?
The project calls out one loading space per building and locates them to the rear
of the site not visible from the public view.
.
RIC U P\2003103-0429 Enterprise Cir Business ParklPROJECT REVIEW WORKSHEET.doc
2
.
.
.
~
~
PROJECT REVIEW WORKSHEET
Development Plan
Industrial
Landscapinq:
A. How does the plan use landscaping to define areas such as entrances to
buildings and parking lots?
Landscape planters and decorative paving treatments have been provided at the
entrances to the individual units for both buildings.
B. Does the plan provide the following ratios of plantings?
~ Yes 0 No, why?
Trees
10% 36" Box
30% 24" Box
60% 15 Gallon
Groundcover
100% Coverage
In One Year
Shrubs
100% 5-Gallon
Architecture:
A. How does the plan employ variety in building forms to create entry
character and visual interest?
The proposed project as designed does not employ a variety of building forms to
create entry character. As proposed the applicant requests to utilize awnings to
define the entrances to the individual suites as well as entry columns at a few of
the entrances. The entry columns project out one foot from the exterior building
elevation, while the adjacent windows recess one foot. This two foot break does
not create visual interest for the building.
B. How does the plan avoid long (over 200') unbroken building facades, and provide
facades with varied front setbacks?
The proposed project does not have any facades that are greater than 200 feet
with out on offset.
7. Development Code Consistency:
A. How does the plan achieve the performance standards specified in Code
Section 17.08.070?
Circulation:
The loading areas of the project have been located outside of the pedestrian
pathways for the site. The site locates parking adjacent to the buildings that will
be utilized for customer parking and parking spaces to the rear of the site for
employees. As proposed the project has provided bicycle parking spaces for the
project per the Development Code requirements.
R:IC U P\2003103-0429 Enterprise Cir Business ParklPROJECT REVIEW WORKSHEET.doc
3
PROJECT REVIEW WORKSHEET
Development Plan
Industrial
Architectural Desiqn:
.
The Development Code requires that long unarticulated walls surfaces be
avoided. Wall planes should not extend in a continuous direction for greater
than fifty feet without an offset. This can be accomplished by using contrasting
vertical and horizontal elements to break the visual mass of the façade into
smaller areas. As proposed the rooflines do not create any opportunity for
providing shadows. The Development Code requires a variety of shapes and
forms including roof overhangs be provided to create shadowing. The project as
proposed does not provide a creative entry treatment for the buildings.
Site Planninq and Desiqn:
An outdoor dining area for each building has been provided on the site plan.
The areas appear to be large enough to accommodate the needs of future
employees. As a part of the exhibits the applicant calls out enhanced paving
areas, but does not provide details. The loading areas are located to the rear of
the site and will not be visible from the public view. No mechanical equipment
will be located at grade level. The applicant has sited the above ground detector
check, P.I. V and F.D.C within a prominent location of the front setback and will
need to be relocated.
The proposed project is two warehousing buildings located amongst existing
industrial buildings and is compatible.
.
Compatibility:
B. Does the application and submitted plans on file conform with all of the
applicable minimum development standards?
~ Yes, with conditions
D No
Net Lot Area:
Total Floor Area:
Floor Area Ratio:
lot Coverage:
1.86 acres
17,958 square feet
.22
22%
Setbacks Buildina A Min. ReqUired. Prö[)Osed
Front 20 Feet 21 Feet
Side 0 Feet 5 Feet
Side 0 Feet 30 Feet
Rear 10 Feet 47 Feet
Parkina 17 SDaces 19 SDaces
SétbacksBuildiiid"B .. c. Min, Reauired . Proposed
Front 20 Feet 21 Feet
Side 0 Feet 15 Feet
.
R:IC U Pl2003103-0429 Enterprise Cir Business ParkIPROJECT REVIEW WORKSHEET.doc
4
.
.
.
PROJECT REVIEW WORKSHEET
Development Plan
Industrial
Hillside/Slope
Archeo/Paleo
Fault Zone
Flood
Noise
North
East
West
South
2
2
N/A
N/A
N/A
100 Year Flood Plain
N/A
Traffic
Habitat
Stream/Creek
Subs./Liqfctn
Air Quality
30 Feet
57 Feet
25 S aces
R:IC U P\2003103-0429 Enterprise Cir Business ParkIPROJECT REVIEW WORKSHEET.doc
Business Park
Service Commercial
Conservation
Li ht Industrial
5
.
.
.
ATTACHMENT NO.2
PLAN REDUCTIONS
RolC U P\2oo3103-O429 Enterprise Ci, Bnsiness P.,kISTAFF REPORT.doc
6
. ~.~U
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ATTACHMENT NO.3
DEVELOPMENT REVIEW COMMENT LETTERS
Ro\C U 1'\2003\03-0429 Enterprise Cir Business Park\ST AFF REPORT.doc
7
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City of Temecula
43200 Business Park Drive PO Box 9033 Temecula California 92589-9033
(909) 694-6400 FAX (909) 694-6477
September 8,2003
W. Dean Davidson Architect
40023 Myrtlewood Court
Murrieta, CA 92562
SUBJECT:
DRC Comments for Planning Application Case No. PA03-0429 for Enterprise Circle
Business Park located at corner of Enterprise Circle South and Enterprise Circle
West
Dear Mr. Davidson:
Thank you for the opportunity to meet with you regarding the above-referenced project. As a result
of the Development Review Committee (DRC) meeting held on September 4,2003, the following list
of changes will need to be made and resubmitted for staff's review.
PLANNING DEPARTMENT-Rick Rush, Project Planner 694-6400
General Comments
1.
The proposed project is located within the Business Park (BP) zoning district. Per the
Development Code requirements for this zoning district all warehousing uses require a
conditional use permit. In order to keep warehousing a part of the application your
Development Plan application must be changed to a Conditional Use Permit. Please
provide staff with a letter from the property owner requesting this change.
2.
Please be advised that the Development Code does not permit certain types of
manufacturing within the BP zoning district. Staff has attached a copy of the Development
Code section (Chapter 17.08-7) for your information.
3.
The minimum required landscaped open space for the BP zoning district is 25%. The
proposed project is only providing 20%.
4.
The public hearing notice packet does not meet the requirement for 30 different property
owners. This will need to be corrected prior to scheduling the item for public hearing.
Site Plan
5.
The proposed site plan does not indicate an area designated for loading for either building.
Staff is aware of Table 17.24.060 located in the Development Code, which provides a
minimum number of loading spaces required per building. The table indicates that buildings
R,IC U 1'\2003\03-0429 Enterprise Cir Business ParkIDRC Letter.doc
6.
7.
8.
9.
10.
11.
12.
13.
less than 10,000 square feet do not require a loading space. However, the text portion gives
the ability to require spaces to adequately serve the use. It has been determined by staff that
the proposed buildings uses (warehousing and manufacturing) will require loading spaces at
each building. Please indicate at least one designated loading area (ten feet wide, twenty-
five feet long, and fourteen feet of unobstructed vertical height) per building not to be visible
from the public right of way.
.
The Development Code requires outdoor areas designated for employee gathering areas
such as plazas, courtyards and garden areas. These areas should include covered outdoor
areas for the employees to utilized year round. This is not being proposed as a part of the
application; please revise the site plan to meet this requirement.
The Development Code encourages design features that will contribute to the design
character of the entire site. The following examples are provided in code: ceremonial
entrance drives, enhanced visitor parking areas, decorative pedestrian plazas and
walkways, focal landscape treatments, and site sculptures. Please revisit the site plan to
see if any of these design features could be incorporated into the project.
In reviewing the site plan it appears that there is only one light pole being proposed. Please
be advised that the Development Code requires a minimum Illumination of one foot-candle
across parking areas and a two foot-candle at entrances. Lighting shall be consistent with
the requirements established by Riverside County to reduce impacts upon the Mount
Palomar Observatory. Provide all proposed light poles not only on the site plan but also on
the landscape plan for coordination with any proposed landscaping.
Bicycle spaces shall be required at a rate of 1 bicycle space for every 20-vehicle spaces
required. The bicycle spaces can either be Class I lockers or Class II racks (Development
Code Section 17.24.040F1b and c defines Class I and Class II).
.
Motorcycle spaces shall be required at a minimum of one motorcycle space per every
twenty-five required parking spaces for the entire site. This requirement is not being met.
Staff has concerns with the pedestrian walkways being provided to both buildings (not the
ADA required path of travel). The elimination of these areas may provide the opportunity to
provide more landscape along the front elevations of the buildings while still providing
access to the individual suites.
The site plan calls out two future monument signs. Section 17.28.440B allows only one
multi tenant monument sign per center. Please revise the site plan to indicate the location of
the monument sign.
Please be advised that the proposed buildings will be required to submit a comprehensive
sign program per Section 17.28.080 (a separate Sign Program application will need to be
submitted).
14.
Staff has concerns with location of the trash enclosure nearest to Building "A". In this
location the trash truck will need to back up approximately 130 feet before being able to tum
around.
15.
When a parking space is directly adjacent to a landscaped area, the plan calls for a two-foot
overhang into the landscaped area. Please be advised that the areas where the vehicles
over hang will not be counted towards the overall landscape requirement.
.
16.
Please correct the net lot area for both parcels.
R,IC U 1'\2003103-0429 Enteq>ri'e Co, Be'.ne" P",kIDRC Lette<.doc
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17.
Please correct the FAR.
Elevations
18.
19.
20.
21.
22.
The Development Code requires that long unarticulated walls surfaces be avoided. Wall
planes should not extend in a continuous direction for greater than fifty feet without an offset.
The east and south wall elevation on Building "A" is not meeting this requirement as well as
the west and south elevation on Building "B". Please revise the project to meet this
requirement. This can be accomplished by using contrasting vertical and horizontal
elements to break the visual mass of the façade into smaller areas.
Staff has concerns with the proposed parapet rooflines. As proposed the rooflines do not
create any opportunity for providing shadows. The Development Code requires a variety of
shapes and forms including roof overhangs be provided to create shadowing.
The project as proposed does not provide a creative entry treatment for the buildings. The
code suggests utilizing canopies, awnings, cornices or atriums to meet this concern.
The proposed window sizes and shapes are very similar. The Development Code
encourages varying the size and shape of windows. Staff recommends recessing the
windows and not bringing the storefront glass all the way to the floor. Also, please explore
options in providing natural lighting into the proposed rear area for each building. As
proposed no windows other than the storefront glass is being provided.
Please verify that the proposed roll up doors will be mounted on the interior of the building
per Development Code requirements.
Landscape Comments
Bold comments refer to site planning or grading issues. Non-bold comments refer to landscape
issues. The numerals in parentheses coordinate with the numerals on the redline landscape plan
attached.
23.
24.
25.
26.
27.
A minimum 25% of the site is required to be landscaped in the BP zone. The applicant
proposes only 20%. Please provide additional landscape area as required to meet code
requirements (1).
It appears that the existing trees are mislabeled. Please correct (2).
As planned, one existing large Pepper tree will need to be removed. It is recommended that
this Pepper be saved and the site plan be revised to save it in place (3).
Code requires pedestrian plazas and walks with planting, decorative paving and benches as
well as outdoor areas for employee lunches. Please provide for these requirements. The
outdoor lunch area should be located so that it is within a pleasing environment and will be
shaded in summer (4).
Code requires landscaping to be provided along long expanses of fencing and/or walls.
Code also requires large wall masses to be screenedlbroken up. It is recommended that
Building 'A' be setback a minimum of 5' from the east property line to allow space for
landscaping. The landscaping should include evergreen trees and shrubs to screen this 2-
dimensional east elevation. Please provide for this requirement (5).
R\C U P\2003\03-0429 Enterprise Cir Bnsiness ParkIDRC Letter.doc
28.
29.
30.
31.
32.
All utilities are required to be screened. The applicant will be required to show and label all
utilities on construction landscape drawings and provide appropriate screening. Please
provide a 3' clear zone around fire check detectors as required by the Fire Department
before starting the screen. Please group utilities together in order to reduce intrusion.
Screening of utilities is not to look like an after-thought. Plan planting beds and design
around utilities. Please also locate all light poles on plans and insure that there are no
conflicts with trees (6).
.
Street trees are required at the rate of one per 30' of street frontage. Please provide street
trees as required (7).
Code requires a minimum 5' width planter to be installed at the perimeter of all parking
areas. Curbs, walks, etc. are not to infringe on this area. The parking lot curb appears to be
installed inside the 5' landscape area along the south property line. Please revise the site
layout as required to provide the full 5' width landscape area (8).
The site plan proposes a 2' car overhang into the landscape area to the south and west. It is
recommended that cars not overhang the required 5' landscape area. It is recommended
that the site plan be revised to show no overhang into the landscape areas (9).
Please provide sizes of trees at the following minimum ratios as required by the City-Wide
Design Guidelines: 10% @ 36" box, 30% @ 24" box, and 60% @ 15 gallon (10).
BUILDING DEPARTMENT- Mark Harold, Deputy Building Official, 694-6439
33.
34.
Curb ramps may not encroach into accessible parking spaces. Please revise plans to reflect
a curb cut condition to provide access to parking space. California Building Code Section
1129BA.3.
.
Please provide a clear identification of all proposed property lines for the project.
PUBLIC WORKS DEPARTMENT- Annie Bostre- Le, Assistant Engineer, 694-6411
The following comments and requirements shall be complied with and submitted for review and
approval prior to our setting the Conditions of Approval for the above project.
Please revise the Site Plan to show the following:
35. A legible vicinity map
36, Accurate metes and bound
37. Label all easements with dimensions
38. Limits of Flood zone
39. Pad and Finished floor elevation
Please revise the Conceptual Grading Plan to show the following:
40. A legible Vicinity Map
41. Fill in Applicant's Name and address information
42. Accurate Legal description in the title block
43. Accurate Assessor Parcel Numbers
44. Clarify the limits of the Flood Zone
.
This project may be conditioned for the following:
KIC U 1'\2003103-0429 Ente']>rise Cir Business ParklORC Letter.doc
45.
. 46.
47.
.
.
48.
49.
Permission to drain into the drainage easement
An Encroachment Permit shall be obtained from the Department of Public Works prior to
commencement of any construction within an existing City right-of-way for the sidewalk on
Enterprise Circle West along property boundary and drive approach.
A Geological Report shall be prepared by a qualified engineer or geologist and submitted to
the Department of Public Works with the initial grading plan check. The report shall address
special study zones and the geological conditions of the site, and shall provide
recommendations to mitigate the impact of ground shaking and liquefaction.
The Developer shall pay to the City the Public Facilities Development Impact Fee as
required by, and in accordance with, Chapter 15.06 of the Temecula Municipal Code and all
Resolutions implementing Chapter 15.06.
The Developer shall pay to the City the Western Riverside County Transportation Uniform
Mitigation Fee (TUMF) Program as required by, and in accordance with, Chapter 15.08 of
the Temecula Municipal Code and all Resolutions implementing Chapter 15.08.
FIRE PREVENTION BUREAU- Jim McBride, Deputy Fire Marshall- 694-6405
All questions regarding this letter shall be referred to the Fire Prevention Bureau staff. A Fire
Department representative has reviewed the above referenced case and has the following
informational comments and corrections:
SITE PLAN
50.
51.
52.
53.
54.
55.
56.
57.
58.
Provide site plan in engineering scale fo 20, 30, of 40.
FDC(s) shall be located within 50ft. of a public hydrant, on the right of way, and a minimum
of 40ft. away from the building (and grouped if multiple appliances). Show on resubmittal.
Provide Fire Department access to within 150 ft. of the surface of all portions of the
buildings.
Show the location and size of any aboveground or underground fuel tanks, waste oil tanks,
and LPG tanks.
Show all bus, loading, unloading, and delivery zones.
Show the types and widths of all gates. Manual and electronic gates shall be provided with
the Knox Rapid Entry System.
FLOOR PLANS
Show location of fire sprinkler riser. (Note, riser must be located in a separate room with
direct access to the outside of building.
Show location of fire alarm control panel (Note, must be located with fire sprinkler riser).
Short property line setbacks may require protected/rated walls and or openings.
RIC U 1'\2003103-0429 Enterprise Cir Rnsiness P",kIDRC Letter.doc
TCSD- Cathy McCarthy, Development Services Administrator- 694-6480
The TCSD has reviewed the Development Plan for the aforementioned project and has the following
conditions of approval.
GENERAL REQUIREMENTS
.
59.
The developer shall contact the City's franchised solid waste hauler for disposal of
construction debris. Only the City's franchisee may haul construction debris.
60.
All parkways including areas within the ROW, fencing, landscaping and on site lighting shall
be maintained by the property owner or an established maintenance association.
61.
The Multi-use Trails and Bikeways Master Plan identifies a Class 3 Bicycle lane, which is
designated by signage only, on Enterprise Circle West and Enterprise Circle South. The
street improvement plans shall include the signage and the developer shall provide.
PRIOR TO BUILDING PERMITS
62.
The developer shall provide TCSD verification of arrangements made with the City's
franchise solid waste hauler for disposal of construction debris.
In summary, this letter serves to notify you of the results of the DRC meeting. Upon resubmittal
please submit 5 copies of the site plan, landscape plan, floor plans and elevations as a set. Should
you have any questions regarding this letter, please call me at (909) 694-6400.
Sincerely,
.
Rick Rush
Associate Planner
Enclosures:
Table 17.08.030 of the Development Code
Redlined Landscape Plans
Letter from Pechanga Band of Luiseno Indians dated 8-21-03
Letter from Riverside County Flood Control District dated 8-21-03
Letter from the Department of the Army dated 8-21-03
Regulatory Program Applicant Information Packet
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R,IC U P\2003103~29 Ente,!,ri,e Cor Bn,ine" P"à\DRC Letter.dnc
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City of Temecula
43200 Business Park Drive PO Box 9033 Temecula California 92589-9033
(909) 694-6400 FAX (909) 694-6477
December 2, 2003
W. Dean Davidson Architect
40023 Myrtlewood Court
Murrieta, CA 92562
SUBJECT:
DRC Comments for Planning Application Case No. PA03-0429 for Enterprise Circle
Business Park located at corner of Enterprise Circle South and Enterprise Circle
West
Dear Mr. Davidson:
Thank you for the opportunity to meet with you regarding the above-referenced project. As a result
of the Development Review Committee (DRC) meeting held on November 13, 2003, the following
list of changes still need to be made and resubmitted for staff's review.
PLANNING DEPARTMENT-Rick Rush, Project Planner 694-6400
General Comments
1.
The proposed project is located within the Business Park (BP) zoning district. Per the
Development Code requirements for this zoning district all warehousing uses require a
conditional use permit. In order to keep warehousing a part of the application your
Development Plan application must be changed to a Conditional Use Permit. Please
provide staff with a letter from the property owner requesting this change. A letter will need
to be provided prior to any resubmittals.
2.
Please be advised that the Development Code does not permit certain types of
manufacturing within the BP zoning district. Staff has attached a copy of the Development
Code section (Chapter 17.08-7) for your information.
~.
Tho minif!1uf!1 roquirod landsoapod opon spaDe lor the BP zoning district is 25%. Tho
pr<Jposod projoot is only providing 20%.
4.
The public hearing notice packet does not meet the requirement for 30 different property
owners. This will need to be corrected prior to scheduling the item for public hearing. The
public hearing notice packet was sent back November 5, 2003.
RolC U 1'\2003103-0429 Enteq>rise Cir Business ParkIDRC Letter 2.duc
1
Site Plan
5.
6.
7.
8.
o.
The pfeposes site plan goes net indioato an aroa designated fer loading for either building.
Stall is aware ef Tagle 17.24.060 located in tho Dovelopment Coda, whiG :¡ pfOvides a
minimum numgor of leasing spaces required per builsing. The table indicates that buildings
less than 10,000 Bquare feet de net require a loadin€! space. Ho'Ne'ler, the tm¡t portion gives
the agility to require spaces to adequately servo the use. It :¡as been determined by stall that
the pr-oposod guildings uses (warehousing and manufacturing) will require leading spaces at
cae :¡ building. Please indicate at loa!;t one deÐignated loadin€! area (ton foot wide, twenty
five feet lon€!, and fo¡,¡rtoen foot of unobstructed vertical height) per building not to bo visible
from tho public rig :¡t ef 'Nay.
.
T :¡o Dovolepment Code requires outdoor areas deBignated fer employee gathering areas
s¡,¡o :¡ as plazas, oowtyards ans garsen areas. These areas sho¡,¡ld inoludo oovored outdoor
aroas for tho ompleyeoB te ¡,¡tilized year r-ouns. This is not l3oing proposeEl as a part of tho
application; please revise the site plan to moot this roquiremonl. Staff has concerns with
the proposed location of the outdoor areas. Staff recommends relocating both areas
as discussed in the DRC meeting.
The Development Code encourages design features that will contribute to the design
character of the entire site. The following examples are provided in code: ceremonial
entrance drives, enhanced visitor parking areas, decorative pedestrian plazas and
walkways, focal landscape treatments, and site sculptures. Please revisit the site plan to
see if any of these design features could be incorporated into the project. The applicant
provided decorative paving, please provide details of the paving.
In reviewing the site plan it appears that there is only one light pole being proposed. Please
be advised that the Development Code requires a minimum Illumination of one foot-candle
across parking areas and a two foot-candle at entrances. Lighting shall be consistent with
the requirements established by Riverside County to reduce impacts upon the Mount
Palomar Observatory. Provide all proposed light poles not only on the site plan but also on
the landscape plan for coordination with any proposed landscaping, This comment
appears to have been addressed with the location of more light standards on the site
plan, but not on the landscape plan. This will need to be done prior to the next
submittal.
.
Bioyolo s 3aooB s :¡all be requiroEl at a rate of 1 bicycle Bpaoe for every 20 vehicle s 3aoeB
roq¡,¡irod. T :¡o bioyele spaces Dan oit :¡er 1313 Class IleolwrB er ClasB " racks (Develo 3ment
Code SootieR 17.24 .049F1 band 0 define!; Cla!;s I and Class II).
19.
Metor-oyøle Bpaoes shall 130 reE¡t,Jirod at a miniffium of ana metofOYGlo spaeo par every
twenty five required parking spaces fer the entire !;ite. ThiB req¡,¡iroment is not being met.
11.
Staff has Genoems with the 3odeBtrian walkways being proviElod to beth builElings (net the
.'\D.^, req¡,¡ired pat :¡ ef tFa'IOI). The elimination ef thoDe areas may provido tho opportunity te
proviEle ffioro landscape alon[ the front elevatienD of tho buildings ',mile still 3roviding
access to t :¡e individual s¡,¡ites.
12.
The !:ito plan Galls out I\\'o futuro monlJmont si€!ns. Sootion 17.28.4498 allews only one
ffiulti tenant mon¡'¡Rlont sign per oont9r. Please revise the site plan to inElioato tho location of
the mon¡'¡ffient Gign.
.
13.
Please be advised that the proposed buildings will be required to submit a comprehensive
sign program per Section 17.28.080 (a separate Sign Program application will need to be
R,\C U 1'\2003\03-0429 Enterprise Ci, Bnsiness Pa.-kIDRC Lette, 2.dnc
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.
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14.
15.
16.
17.
submitted). This comment was not addressed, if the comment is not addressed staff
will condition the project to have a sign program approved prior to any building
permits.
Staff has cenoarAS with leGation of the tr-ash enclosure nearost to Building ".'1". In this
location the trasA truck will need to back up approximately 1 30 feet before boing able to turn
afEWfIG. The trash enclosure was relocated, next to the outdoor patio area. Please
revisit this issue.
When a parking space is directly adjacent to a landscaped area, the plan calls for a two-foot
overhang into the landscaped area. Please be advised that the areas where the vehicles
over hang will not be counted towards the overall landscape requirement. Please eliminate
all landscaping within the two foot overhang from the landscape percentage on both
the site plan and landscape plan.
Please correct the net lot area for both parcels.
Please correct the FAR.
Elevations
18.
19.
20.
21.
22.
23.
The Development Code requires that long unarticulated walls surfaces be avoided. Wall
planes should not extend in a continuous direction for greater than fifty feet without an offset.
The east and south wall elevation on Building "A" is not meeting this requirement as well as
the west and south elevation on Building "B". Please revise the project to meet this
requirement. This can be accomplished by using contrasting vertical and horizontal
elements to break the visual mass of the façade into smaller areas.
Staff has concerns with the proposed parapet rooflines. As proposed the rooflines do not
create any opportunity for providing shadows. The Development Code requires a variety of
shapes and forms including roof overhangs be provided to create shadowing.
The project as proposed does not provide a creative entry treatment for the buildings. The
code suggests utilizing canopies, awnings, cornices or atriums to meet this concern.
The proposed window sizes and shapes are 'lory similar. The Development Codo
enoour-agos varying the size ana shape of windO'.'Is. Staff rooommends recessing tAo
windows and not bringing the storofr-ont glass all tho way to the floor. Alco, ploa¡;o oxplor-o
options in ¡:¡roviding natur-al lighting into tho proposed rear aroa for each building. .^o
proposed no windows othor than the storefront glass is being pro'/idod.
Pleaso vorify that tho proposed roll up doors will bo mounted on the intorior ef the building
per Dovele¡:¡mont Code roquirements.
Landscape Comments
Bold comments refer to site planning or grading issues. Non-bold comments refer to landscape
issues. The numerals in parentheses coordinate with the numerals on the redline landscape plan
attached.
.^, minimum 2§~<' of the oite is required to bo landscaped in the BP zone. The applicant
proposes only 29~<'. Please provide additionallandsoape area as required to meet code
roquiromentc (1).
RoIC U P\2003103-0429 Enterprise C;, Business P",kIDRC leu" 2.doc
3
24.
28.
26.
27.
28.
29.
30.
31.
32.
It appoarÐ that tho oxisting trees are mislabelod. Pleaso eerroot (2).
,^,s planno€!, eFlo oxistiFlg large Popper tree will need to bo removed. It is rooorFII'FIonded that
thie Poppor be ea'lod and the site plan bo revise€! to sa'lo it in plaee (3).
.
Cedo roquiroe podestrian plazas and wallie with planting, dooor-ativo paving and benohes as
woll as outdoor aroas for omployee lunohes. Please provido for thoso roquiromonts. Tho
outdoor lunoh aroa sheul€!l3e looated ÐO that it is within a pleasing onvironmont and will bo
shaded in summer (1).
Code requires landscaping to be provided along long expanses of fencing and/or walls.
Code also requires large wall masses to be screened/broken up. It is recommended that
Building 'A' be setback a minimum of 5' from the east property line to allow space for
landscaping. The landscaping should include evergreen trees and shrubs to screen this 2-
dimensional east elevation. Please provide for this requirement (5). Staff has determined
that this comment still applies. Revise the site and landscape plan to show this
requirement is being met.
All utilities are required to be screened. The applicant will be required to show and label all
utilities on construction landscape drawings and provide appropriate screening. Please
provide a 3' clear zone around fire check detectors as required by the Fire Department
before starting the screen, Please group utilities together in order to reduce intrusion.
Screening of utilities is not to look like an after-thought. Plan planting beds and design
around utilities. Please also locate all light poles on plans and insure that there are no
conflicts with trees (6).
Street trees are required at the rate of one per 30' of street frontage. Please provide street
trees as required (7).
.
Code requires a minimum 5' width planter to be installed at the perimeter of all parking
areas. Curbs, walks, etc. are not to infringe on this area. The parking lot curb appears to be
installed inside the 5' landscape area along the south property line. Please revise the site
layout as required to provide the full 5' width landscape area (8).
The site plan proposes a 2' car overhang into the landscape area to the south and west. It is
recommended that cars not overhang the required 5' landscape area. It is recommended
that the site plan be revised to show no overhang into the landscape areas (9).
Please provide sizes of trees at the following minimum ratios as required by the City-Wide
Design Guidelines: 10% @ 36" box, 30% @ 24" box, and 60% @ 15 gallon (10).
BUILDING DEPARTMENT- Mark Harold, Deputy Building Official, 694-6439
33.
34.
Curb ramps may not enoroaoh into aooossibio parl(ing spaom:. Pleaco rovice plans to relloot
a eurb cut eondition to prevido aecoss to parking cpaeo. California Buildin¡¡ Code aootion
1129B.1.3.
Ploaso provi€!o a olear idontifioation of all proposed proporty linos for tho projoot.
.
PUBLIC WORKS DEPARTMENT- Annie Bostre- Le, Assistant Engineer, 694-6411
RoIC U 1'12003103-0429 Ente,!,ri,e Ci, Bu,inm P",kIDRC Lette< 2.doc
4
.
.
.
The following comments and requirements shall be complied with and submitted for review and
approval prior to our setting the Conditions of Approval for the above project.
Please revise the Site Plan to show the following:
35. A legible vicinity map
::16. Accurate metes am! sound
37. Label all easements with dimensions
38. Limits of Flood zone
39. Pad and Finished floor elevation
Please revise the Conceptual Grading Plan to show the following:
40. A legible Vicinity Map
41. Fill in Applicant's þJamo and address information
42. Aocurate Legal eoscFiption in the titlo block
43. Accurate Assessor Parcel Numbers
44. Clarify the limits of the Flood Zone
This project may be conditioned for the following:
45. Permission to drain into the drainage easement
46.
An Encroachment Permit shall be obtained from the Department of Public Works prior to
commencement of any construction within an existing City right-of-way for the sidewalk on
Enterprise Circle West along property boundary and drive approach.
47.
A GeologicaLReport shall be prepared by a qualified engineer or geologist and submitted to
the Department of Public Works with the initial grading plan check. The report shall address
special study zones and the geological conditions of the site, and shall provide
recommendations to mitigate the impact of ground shaking and liquefaction.
48.
The Developer shall pay to the City the Public Facilities Development Impact Fee as
required by, and in accordance with, Chapter 15.06 of the Temecula Municipal Code and all
Resolutions implementing Chapter 15.06.
49.
The Developer shall pay to the City the Western Riverside County Transportation Uniform
Mitigation Fee (TUMF) Program as required by, and in accordance with, Chapter 15.08 of
the Temecula Municipal Code and all Resolutions implementing Chapter 15.08.
FIRE PREVENTION BUREAU- Jim McBride, Deputy Fire Marshall- 694-6405
All questions regarding this letter shall be referred to the Fire Prevention Bureau staff. A Fire
Department representative has reviewed the above referenced case and has the following
informational comments and corrections:
SITE PLAN
50.
Provieo site 3lan in onginooring scale 1020, gO, of 40.
51.
FDC(s) shall be located within 50ft. of a public hydrant, on the right of way, and a minimum
of 40ft. away from the building (and grouped if multiple appliances). Show on resubmittal.
52.
Some turning radi are inadequate.
RoIC U 1'\2003\03-0429 Enterprise Cir 8usiness ParkIDRC Letter 2.doc
5
53.
54.
55.
56.
é7.
58.
59.
Provide Fire Department access to within 150 ft. of the surface of all portions of the
buildings.
.
Shew the leGation and size of any abovoground or underground fuel tanke, waste oil tanke,
and LPG tanks.
Show all bus, loading, unloading, and delivery zones.
Show the types and widths of all gates. Manual and electronic gates shall be provided with
the Knox Rapid Entry System.
FLOOR PLANS
Show looation of fire sprinkler riser. (Note, riGor FAuet be locatod in a eoparate reeFA with
dime! aooeee te the outside of building.
Shew looation ef fire alarFA oontrel panel (Note, FAuet be looatod with fire eprinklor riser).
Short property line setbacks may require protected/rated walls and or openings.
TCSD- Cathy McCarthy, Development Services Administrator- 694-6480
The TCSD has reviewed the Development Plan for the aforementioned project and has the following
conditions of approval.
GENERAL REQUIREMENTS
êO.
ê1.
ê2.
The de'lolopor ehall oontaot tho City'e franohised solid waste hauler for disposal of
oonetruotion deÐrie. Only the City's franohieeo FAay haul oenetruotion dobrie.
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.^,II parl(,Nays inoluding areas 'Nithin the ROW, fencing, landeoaping ami en site lighting shall
bo FAaintainea 131' tAe property o',','ner er an establiehed maintenanGe aseooiation.
The Multi use Trails and Bikeways Master Plan identifies a Class g Bioyole lane, whioh is
doeignated by signage enly, on Enterpriee Circlo '.^toet and Entorprieo Circle South. Tho
stroot impreveFAent plane ehall inolude the Ðignage and the developor Ðhall previde.
PRIOR TO BUILDING PERMITS
êg.
The de'/eleper ehall provide TCSD verifioation of arrangemente FAade with the City'e
franohiso solid ',,",acto hauler fer diÐpeÐal ef oonstruotien dobriÐ.
In summary, this letter serves to notify you of the results of the DRC meeting. Upon resubmittal
please submit 5 copies of the site plan, landscape plan, floor plans and elevations as a set along
with a response letter to the outstanding issues. If you have any questions regarding this letter,
please call me at (909) 694-6400.
Sincerely,
.
Rick Rush
Associate Planner
KIC U P\2003103.0429 Enterprise Cir Business P",kIDRC Letter 2.doc
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City of Temecula
43200 Business Park Drive PO Box 9033 Temecula California 92589-9033
(909) 694-6400 FAX (909) 694-6477
January 29, 2004
W. Dean Davidson Architect
40023 Myrtlewood Court
Murrieta, CA 92562
SUBJECT:
Third DRC Comments for Planning Application Case No. PA03,0429 for Enterprise
Circle Business Park located at corner of Enterprise Circle South and Enterprise
Circle West
Dear Mr. Davidson:
Thank you for the opportunity to meet with you regarding the above-referenced project. As a result
of the Development Review Committee (DRC) meeting held on January 13, 2004, the following list
of changes still need to be made and resubmitted for staff's review.
PLANNING DEPARTMENT-Rick Rush, Project Planner 694-6400
General Comments
1.
The pmpm;ed pmjeGt is leGated within the Business Park (BP) zoning distriGt. Per the
Development Codo reqbliromonts for this zoning distriGt all warehousing uses roquiro a
Gonditional uso permit. In ordor to koop warohousing a part of tho application your
Development Plan appliGation must be Ghanged to a Conditional Use Permit. Please
3rovide staff '/lith a letter from the property owner requesting this Ghango. A letter will need
to be luo':ided prior to aRY resubmittals.
2.
Please be advised that the Development Code does not permit certain types of
manufacturing within the BP zoning district. Staff has attached a copy of the Development
Code section (Chapter 17.08'7) for your information.
d.
The minimum required lands Gaped open spaDe for the BP zoning distriGt is 25%. Tho
proposod pr-ojoct iÐ only providing 20%.
4.
Tho puDliG hearing netiGe packet doos not meat tho requirement for dO different property
ownors. This will nood te DO GorreGted prier to eohoduling tho item for publiG hearing. The
public heariRg RoUce packet was seAt bacl( No'.'ember 5, 2003.
RolC U 1'12003\03-0429 Enterprise Cir Bnsine" ParkIDRC Letter 3.doc
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Site Plan
5.
6.
7.
8.
o.
10.
11.
Tho pre 3oeed cite plan doee not indicate an area doeignated fer loading for either building.
Staff ie aware of Tablo 17.21.060 located in the Do'/elepment Code, which providee a
minimum numbor of loading e 3aoee requiroa por building. Tho table indioatee that buildinge
Ieee than 10,000 s[Juaro foot do not ro[Juiro a loading spaoe. He'llovor, the text portion givee
the abiliÞ¡ to re[Juiro epaoos to adequatoly serve the u¡;e. It ha¡; been determined by ¡;tall that
the prope¡;ed b , ilding¡; , ¡;oe (waroheu¡;ing and manufacturing) ,....iII roquiro loading cpaoe¡; at
each b , ilding. Ploaeo indicate at lea¡;t one doeignated leading area (ten feet wide, twenty
fi'to feet long, and fourteen foot of unob¡;truoted vertical height) per b , ilding not to be vieible
from tho 3 , blio right ef way.
.
The Development Code roq , ire¡; o , tdoor area¡; ae¡;ignated for employee gathering areaG
euoh as 3laza¡;, oeurtyard¡; and garden areae. These areas should include oevered eutdoor
areas for tho omployeos to utilized year round. This i¡; not being propoced as a part ef tho
applieation; pleaee re'/i¡;o the site plan to meet this roquirement. Staff has concerns with
the proposed location of the outdoor areas. Staff recommends relocating both areas
as discussed in the DRC meeting.
The Development Code encourages design features that will contribute to the design
character of the entire site. The following examples are provided in code: ceremonial
entrance drives, enhanced visitor parking areas, decorative pedestrian plazas and
walkways, focal landscape treatments, and site sculptures. Please revisit the site plan to
see if any of these design features could be incorporated into the project. The applicant
provided decorative paving; please provide details of the paving.
In ro'liowing tho sito plan it ap 3ear-s that there is only ono light polo baing proposod. Pleaso
be advised that tho De'lelopmont Code req , iree a minimum Illumination ef one foot candle
amass 3arking areas and a two foot canale at entr-anoos. Lighting shall be ooncistont 'Nith
the req , iroments establisAed by Ri'/orside Co , nly to reduoo iA'l 3aotc upon the Mo , nt
PaloA'lar Observatory. Provido all proposed li€)ht poles not only on tho sito plan but also on
tho landscape plan for eeordination '/lith any pFGpoE)ed landcoaping. This GaA'lmeRt
appears ta have beeR addressed with thaloGatiaR af mare light standards an the site
plan, b , t Rat an the landsGape plan. This will need te be dane priar ta the next
s , bmittal.
.
Bioycle ¡; 3aeoc chall be roq , irod at a rate of 1 bieyole cpace for every 20 vehicle ¡;paoos
roquirea. TAo bioyele cpaoos ean either be Clasc I lookers or Cla¡;s II raoks (Dovelopmont
Codo Seotien 17,21.010F1b and 8 aefinos ClaeE) I and Claes II).
Motor-cyole spaces shall bo required at a minim , A'I ef one A'lEitoraycle space per every
twonty five re[Juired parking epaoee fer tAe entire site. This roq , iroment is net being mot.
glaff ha¡; eonGern¡; with the pedestrian wallw:ays being providea to beth b , ildinge (net tho
ADA required path of travel). The elimination Elf those areas may proviEio the opportunity to
provide more landscape alan€) the front olovationc of tho buildings 'Nhile ctill previding
aeooes to the individual suites.
12.
The site plan Galls eut 1\':0 future monument signs. Section 17.28.410B allows only ono
multi tenant monuA'lent sign per eenter. Please reviso the cite plan to indieato the 199ation of
tho monument sign.
.
13.
Please be advised that the proposed buildings will be required to submit a comprehensive
sign program per Section 17.28.080 (a separate Sign Program application will need to be
RolC U 1'\2003103-0429 Ente'Prise Ci, Business P",kIDRC Lette< 3.doc
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submitted). This comment was not addressed, if the comment is not addressed staff
will condition the project to have a sign program approved prior to any building
permits.
14.
Staff has concerns with location of tho trash onclosure nearest to Building ",^,". In this
location the trash truck will nccd to Baok up apprexifRatoly 1:30 foot Bofore boing able to turn
aroumL The trash enclosure was relocated, next to the outdoor patio area. Please
re\'isit this issue.
15.
When a parl~iRg space is directly adjacent to a land60aped area, the plan oall6 for a two foot
overhang into tho landscaped area. Plea60 bo advi6ed that the areas whore the vohiolo6
over hang will not bo counted towar-ds the overaliland60apo roquir<Jment. Please eliminate
all landscaping within the two foot o'/erhang from the landscape percentage on 90th
tho site plan and landscape plan.
16.
Please €)orroot tho net lot area for both parool6.
17.
Pleaso correct the F.^,R,
Elevations
19.
20.
21.
22.
18.
The Development Code requires that long unarticulated walls surfaces be avoided. Wall
planes should not extend in a continuous direction for greater than fifty feet without an offset.
The east and south wall elevation on Building "A" is not meeting this requirement as well as
the west and south elevation on Building "B". Please revise the project to meet this
requirement. This can be accomplished by using contrasting vertical and horizontal
elements to break the visual mass of the façade into smaller areas.
Staff has concerns with the proposed parapet rooflines. As proposed the rooflines do not
create any opportunity for providing shadows. The Development Code requires a variety of
shapes and forms including roof overhangs be provided to create shadowing.
The project as proposed does not provide a creative entry treatment for the buildings. The
code suggests utilizing canopies, awnings, cornices or atriums to meet this concern.
The propo¡¡ed window 6ize6 and ¡¡hapes aro vory similar. Tho Developmont Codo
enoour-ages '/ar¡ing the sizo and ¡¡hape of windo't/6. Staff rooommonds reoossing tho
'Nindows amI Ret eFiR§ing tho £torefront glass all tAB way to the floor. .'\1£0, pleaso oxploro
options in providing natHral lightin!j into tho proposed rear area for each building. As
propo¡¡ed no windows other than tho storefront gla6s is being provided.
Pleaso '/orily that the proposed roll up doom will bo moHnted on the interior of the building
per Development Code requirement6.
Landscape Comments
Bold comments refer to site planning or grading issues. Non-bold comments refer to landscape
issues. The numerals in parentheses coordinate with the numerals on the redline landscape plan
attached.
23.
.^, minimufR 2ã~(' of tho site is roquired to be land6€)aped in the BP zone. The applicant
propose€) only 20%. Please provide additionalland¡¡€)apo area a6 re( uirod to moot Gada
roquiroments (1 ).
R,IC U 1'\2003103-0429 Enterprise Cir Business ParkIDRC Letter 3.doc
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24,
25.
26.
27.
28.
29.
30.
g1.
g2.
It appear¡¡ that the exieting trooe are mielaboleg. Ploaee cerreGt (2).
AD planned, one exiDting large Pepper tree will neod te be romoved. It i¡; reoemmendod that
this Pepper be ¡;avod ans the ¡;ite plan be revieed to ¡;a'le it in place (g).
.
Code roE1uiro¡; 3edoetrian plazae and 'iI'allŒ 'Nith planting, deoer-ative paving ans bonche¡; aE:
woll ae outeecr area¡; for employee lunche¡;. Pleaee proviee fer theee reE1uiremente. The
outgeor lunch area shouls be located eo that it ie within a pleasing environment and will be
Dhaded in eummer (4).
Code requires landeoaping to be previded along long oxpaneee of fencing and/or walle.
Code also requiroe large wall maeeee te be ecreonod!brokon up. It is reoommendeg that
Building 'f: be eetbaok a minimum of 5' from tho eaet pr-operty line te allow epaoo for
landeoaping. Tho landeoaping ehould inoludo overgreon treee and ehrube tG eoroen thie 2
eimeneional eaot elevation. Pleaeo provido for this requirement (5). Staff has determined
that this comment still applies. Re'¡ise the site aRE! landscape plan to show this
requirement is being met.
/'.lIutilitiee are reE uired to be careened. The applicant will be reE1uired to chow and label all
utilitioe 01'1 senetruotion landecapo drawings ancl previde appropriate csreening. Pleaee
provide a g' olear zone arounS fire oheol, detectors ae required by the Fire Department
before starting the ¡;sroen. Plea¡;e group utilitiee togethor in order to reduse intru¡;ion.
Screening of utilitioe ie not to look liko an aftor thought. Plan 3lanting bade and doeign
around utilitioe. Plea¡;e aleo locate all light poleo OR plane anS ineure that there aro no
conflicts with treee (6).
Stroot tree¡; are roE1uired at the rato of eno per gO' of etroet frontage. Ploaee 3rovide stroot
troee as required (7).
.
Cede reE1uires a minimum 5' width 3lanter te be installed at tho porimoter of all !')(1rking
aroas. Curbe, wallIS, otc. are not to infringe en thie area. The 3arking lot curb appears to be
instanee inside the 5' landscape area aleng the seuth property line. Please re'l;se the cite
layout as roE1uired to provide the full 5' width land¡;ca 3e area (8).
The ¡;ite plan 3ropeee¡; a 2' car everhang inte the lansecape area to tho ¡;outh anEi weet. It io
rooommondee that care not overhang the reE1uirod 5' landecape area. It i¡; rocommomfod
that tho cite 3lan be rovi¡;ed te chow no overhang into the laAEleoape aroae (9).
Ploaeo provige eizo¡; of troee at tho following minim , m ratio¡; a¡; requires by the City Wide
Do¡;ign Guidelinee: 10~(' @ g@" box, gO~<' @ 24" bex, anS êO~(' @ 18 gallon (10).
BUILDING DEPARTMENT- Mark Harold, Deputy Building Official, 694-6439
33.
C , re ramp¡; may not encroaoh into aoooeeible parking e 3aooe. Pleaeo ro'Ji¡;e plans te refloct
a curb cut condition to provide aoooes to parking epace. California Building Codo Sootien
1129B.4.g,
34.
Ploaeo previae a olear identification of all propoeod property linoc for the projest.
PUBLIC WORKS DEPARTMENT- Annie Bostre- Le, Assistant Engineer, 694-6411
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The following comments and reE1uirements shall be complied with and submitted for review and
R,IC U 1'12003103-0429 Ente'!'rise C¡, Bus;n,",s P",kIDRC Lette< 3.duc
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approval prior to our setting the Conditions of Approval for the above project.
Please revise the Site Plan to show the following:
d5.
dG.
d7.
dg.
39.
,^, legible vioinity map
I',ootlrate ffietes and botlnd
Label all easements '/lith dimensions
limits of Flood zone
Pm! and Finished fleer elo\'ation
Please revise the Conceptual Grading Plan to show the following:
40.
41.
42.
4d.
44.
.^, legible ViciniI)' Map
Fill in Applioant's Name and adEiress inlorffiation
/\oetlrate Legal deseriplieA in the title bloek
,^,oetlrate I\esossor Paree! Þ!tlffibors
Clarify the limits of tho FlooEi Zone
This project may be conditioned for the following:
45. Permission to drain into the drainage easement
46.
47.
48.
49.
An Encroachment Permit shall be obtained from the Department of Public Works prior to
commencement of any construction within an existing City right-of-way for the sidewalk on
Enterprise Circle West along property boundary and drive approach.
A Geological Report shall be prepared by a qualified engineer or geologist and submitted to
the Department of Public Works with the initial grading plan check. The report shall address
special study zones and the geological conditions of the site, and shall provide
recommendations to mitigate the impact of ground shaking and liquefaction.
The Developer shall pay to the City the Public Facilities Development Impact Fee as
required by, and in accordance with, Chapter 15.06 of the Temecula Municipal Code and all
Resolutions implementing Chapter 15.06.
The Developer shall pay to the City the Western Riverside County Transportation Uniform
Mitigation Fee (TUMF) Program as required by, and in accordance with, Chapter 15.08 of
the Temecula Municipal Code and all Resolutions implementing Chapter 15.08.
FIRE PREVENTION BUREAU- Jim McBride, Deputy Fire Marshall- 694-6405
All questions regarding this letter shall be referred to the Fire Prevention Bureau staff. A Fire
Department representative has reviewed the above referenced case and has the following
informational comments and corrections:
SITE PLAN
50.
Provide site plan in ongineerin¡¡ seale 10 20, dO, of 40.
51.
FDC(s) shall be located within 50ft. of a public hydrant, on the right of way, and a minimum
of 40ft. away from the building (and grouped if multiple appliances). Show onsite plan on
resubmittal.
52.
Some turning radi are inadequate.
5d.
Provido Fire Department access to within 150 ft. of the stlrfaco of all 3ortions of tho
RIC U 1'12003\03-0429 Enterprise Cir Business ParkIDRC Letter 3.doc
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54.
55.
56.
57.
58.
59.
~
Show the location and size of any al3evoground or undorgmund fuol tanks, wasto oil tanks,
and LPG tanllS.
.
Show all bus, loadin¡¡, unloading, ami dolivory zonas.
Show tho types and 'Nidths of all gates. Manual and olectronie gates shall bo previdod with
tho Knox Rapid lëntry Systom.
FLOOR PLANS
Show location of firo sprinklor riser. (Note, risor must be located in a separ-ate room with
direct access to tho out¡¡ide of building.
Show location of firo alarm sontrol panel (Þ ote, mu¡¡t 130 located with fire ¡¡prinklor ri¡¡er).
Short proporty line sotback¡¡ may require protocted/r-ated wall¡¡ and or opening¡¡.
TCSD- Cathy McCarthy, Development Services Administrator- 694-6480
The TCSD has reviewed the Development Plan for the aforementioned project and has the following
conditions of approval.
GENERAL REQUIREMENTS
60.
61.
ê2.
The developer ¡¡hall contact the Cit)'¡¡ franchi¡¡od ¡¡olid wa¡¡te hauler for di¡¡po¡¡al cf
com¡truction debri¡¡. Only the City'¡¡ franchi¡¡ee may haul con¡¡truction debri¡¡.
.
M parkway£) including area¡¡ within tho ROW, fencing, land¡¡caping and on ¡¡ita lighting ¡¡hall
bo maiRtainod by tho ßroporty owner er an e¡¡tabli¡¡hcd maintcmanco as¡¡ociation.
Tho Multi u¡¡e Trails and Bikeways Mastor Plan identifio¡¡ a Cla¡¡¡¡ 3 Bicycle lane, which is
do¡¡igRatod by ¡¡ignago only, on Enterprise Circle Woct and Enterßri¡¡o Circle South. The
¡¡tr-oet impro'/oment plan¡¡ ¡¡hall include tho ¡¡ignago and the do'Jeloper ¡¡hall provido.
PRIOR TO BUILDING PERMITS
63.
The developer ¡¡hall pro'/ide TCSD verification of arrangement¡¡ mado with tho City'!)
fr-anchise solid waste hauler for di¡¡po¡¡al cf cenctructien dobric.
In summary, this letter serves to notify you of the results of the DRC meeting. Upon resubmittal
please submit 5 copies of the site plan, landscape plan, floor plans and elevations as a set along
with a response letter to the outstanding issues. If you have any questions regarding this letter,
please call me at (909) 694-6400.
Sincerely,
Rick Rush
Associate Planner
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R\C U P\2003\O3-û429 Eßte'Pri" Cll Bu,iues, P",kIDRC Leo« 3.doc
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