HomeMy WebLinkAbout110304 PC Agenda
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AGENDA
TEMECULA PLANNING COMMISSION
REGULAR MEETING,
CITY COUNCIL CHAMBERS
43200 BUSINESS PARK DRIVE
NOVEMBER 3, 2004 - 6:00 P.M.
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Next in Order:
Resolution No. 2004-062
CALL TO ORDER
Flag Salute:
Commissioner Guerriero
RollCall:
Chiniaeff, Guerriero, Mathewson, Olhasso, and Telesio
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PUBLIC COMMENTS
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 Q!]Qr 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.
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Aoenda
RECOMMENDATION:
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1.1 Approve the Agenda of November 3, 2004
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2 Minutes
RECOMMENDATION:
2.1 Approve the Minutes of September 15, 2004
COMMISSION BUSINESS
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.
New items
3 Plannino Application No. PA04-0133 a Development Plan/Product Review. submitted by
D.R. Horton. Continental Residential. Inc.. for the desiGn of 98 sinGle-family residences.
includinG four floor plans and six architectural styles. located on the south side of Murrieta
Hot SprinGs Road and west of the future extension of Butterfield State Road within the
RoripauGh Ranch Specific Plan. Plannino Area 1A. Dan LonG. Associate Planner.
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4 PlanninG Application No. PA04-0077 a Development Plan. submitted by William Lyon
Homes, to construct 69 attached sinGle-family condominium units on 4.6 acres located
within a portion of PlanninG Area 3 of the Harveston Specific Plan boundary, located at the
northwest corner of Harveston Drive and Lakeview Road. Matthew Harris, Associate
Planner.
5 PlanninG Application No. PA04-0079. a Development Plan. submitted by William Lyon
Homes. to construct 93 attached sinGle-family condominium units on 6.4 acres located
within PlanninG Area 5 of the Harveston Specific Plan boundary. located at the southwest
corner of Harveston Way and MarGarita Road. Matthew Harris. Associate Planner.
COMMISSIONER'S REPORTS
PLANNING DIRECTOR'S REPORT
ADJOURNMENT
Next regular meeting: November 17, 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
SEPTEMBER 15, 2004 .
CALL TO ORDER
The City of Temecula Planning Commission convened in a regular meeting at 6:00 P.M., on'
Wednesday, September 15, 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:
Comrnissioners Chiniaeff, Guerriero, Mathewson, Olhasso, and Chairrnan
Telesio.
Absent:
None.
PUBLIC COMMENTS
None.
CONSENT CALENDAR
1 Aoenda
RECOMMENDATION:
1.1 Approve the Agenda of Septernber 15, ~004
2 Minutes
RECOMMENDATION:
2.1 Approve the Minutes of August 4, 2004
3 Director's Hearino Case Update
RECOMMENDATION:
3.1 Approve the Director's Hearing Case Update for August 2004
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MOTION: Commissioner Chiniaeff moved to approve the Consent Calendar. Commissioner
Mathewson seconded the motion and voice vote reflected approval with the exception of
Guerriero who abstained on item No. 2.1.
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COMMISSION BUSINESS
4 Roripauoh Ranch Specific Plan Desion Guidelines Discussion
. 4.1 Review and provide direction for amendments to the Roripaugh Ranch Design
Guidelines
Associate Planner Long presented a staff report (of record), noting the following:
That Ashby USA submitted a formal application for a Specific Plan Amendment (SPA) to
the Roripaugh Ranch Specific Plan (SP); noting that the primary purpose for the Specific
Plan Amendment would be to make changes in planning areas due to modification of
the fuel modification zone as required by the US Fish and Wild Life Service, to amend
the land use designation from open space to low medium residential in Planning Area
1 a, and to change the density of Planning Area 10 from 20,000 square foot lots to
10,000 square foot lots
. That the Planning Commission provide staff with direction for amendments to the Design
Guidelines in the Roripaugh Ranch Specific Plan (SP)
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For the Commission, Planning Director Ubnoske relayed that the request for authorization to
hire an architect will be going to the City Council on October 28, 2004.
Ms. Ubnoske suggested adding some language to the Design Guidelines that state:
Architectural features are not to be plant-ons, but are to be an integral part of the building.
Mr. Long suggested adding the above mentioned language on the sheet that features pictures
of the Design Guidelines.
For Commissioner Mathewson, Ms. Ubnoske relayed that the SPA is time sensitive due to it
being tied to CFD and that staff is anxious to move the CFD forward.
The Commission suggested adding more authentic inspirational photos to the Design
Guidelines.
Commissioner Mathewson requested that staff follow-up on lot sizes; noting that some of the
styles will not fit on the lot sizes; that staff quantify the issue of single story products; that there
be a requirement for four-sided architecture; and that more design features be incorporated.
Ms. Ubnoske relayed that currently the City has an existing contract with Urban Design
Guidelines; noting that it would be more efficient to amend their contract and use their architects
to direct staff.
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Continued from August 15, 2004
5 PlanninG Application No. PA03-0603 a Development Plan. submitted by William Lyon
Homes. for 125 residential courtyard homes located within PlanninG Area 7 of the Wolf
Creek Specific Plan. Units ranGe from 1.800 square feet with 4 different floor plans and 3
architectural desiGns. located east of PechanQa Parkway and west of Wolf Creek Drive
North
Associate Planner Kitzerow presented staff report (of record), noting the following:
. That on August 18, 2004, staff recommended approval of the proposed units sine the
design was consistent with the requirements of the Wolf Creek Specific Plan
. That the Planning Commission voted to continue the item based on the following:
0 That architecture should be provide more significant elements of architectural style to
maintain authenticity
0 That side and rear elevations visible to the interior motor courts and adjacent
(interior) properties should be enhanced
0 That additional architectural enhancements/relief should be provided to break up wall
planes (window/pop-outs)
. That since that meeting, staff has met with the applicant as well as forming an ad-hoc
committee to review and make changes.
For Commissioner Mathewson, Ms. Kitzerow relayed that the architect will walk the Planning
Commission through the revised changes.
At this time, the Public Hearing was opened.
Mr. Pat Edinger, architect for the project provided a summary of the modifications that were
made to address the Commission's concerns, highlighting the following:
. That the site plan was modified to indicate additional enhanced elevation locations and
removed the enhanced elevation symbol in locations where architectural enhancements
will now be standard enhancements
That the site plan was revised to eliminate the zero lot line condition for Plan 4 to allow
for additional architectural treatments at this elevation
That architectural enhancements on all rear and left side elevations of all plans were
incorporated as well as the right-side elevation of Plan 4 as a standard element; and that
the enhancements include a variety of additional window treatments for second-story
windows such as shutters, surrounds and wrought-iron details as appropriate to the style
to match front elevations
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. That additional "pop-outs" are proposed to the rear elevation of Plan 2 (elevations "A"
and "C") as a standard element; and that the previously proposed enhanced rear
elevation for elevation "B" will now be a standard element
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That battered columns are proposed for the front elevation porch supports for the Plan 1.
Mr. Edinger distributed an itemized list reflecting many design revisions that were made.
For Commissioner Olhasso, Mr. Edinger relayed that covering the front elevation of the cottage
with stone would not be esthetically pleasing; noting that the stone requires much more
massing.
Commissioner's Chiniaeff and Guerriero relayed their disagreement of having a whole front
elevation of the cottage be of stone.
Commissioner Mathewson relayed that he, staff, and the applicant were a part of an ad-hoc
committee that was formed to address the Commission's concerns; that the ad-hoc committee
did not address the issue of adding more stone to any of the plans; and advised that it is his
opinion that the applicant has addressed the Planning Commission's concerns.
For Commissioner Guerriero, Mr. Edinger relayed that he would be willing to add a heavier
stucco finish on all Spanish Colonials.
For Commissioner Chiniaeff, Mr. Rush relayed that he would be happy to keep all the window
panes consistent with each other which would apply to all elevations on all plans, as well as
adding muttons and surrounds.
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Commissioner Chiniaeff noted that he is satisfied with the applicant's revisions and is willing to
move forward.
For the Commission, Ms. Kitzerow relayed that staff is also satisfied with the changes,
maintains the support of the project, and is recommending approval of the proposed project.
For the Commission, Mr. Rush relayed that the applicant is in agreement to the Conditions of
Approval as well as the added Conditions.
MOTION: Commissioner Mathewson moved to approve staff's recommendation based on the
revisions that were made. Commissioner Guerriero seconded the motion and voice vote
reflected approval with the exception of Commissioner Olhasso who voted No.
New Items
6
PlanninG Application No. PA04-0299 a Minor Conditional Use Permit to allow for the sale of
beer. wine and distilled spirits (Type 21 license. off-sale Qenera ) from an existinG 120.451
square foot commercial buildinG, located at 40435 Winchester Road, Qenerally located near
the northwest corner of Winchester Road and MarQarita Road
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Associate Planner Fisk presented a staff report (of record), noting the following:
That for the proposed sale of alcoholic beverages, the Development Code requires that
a CUP be obtained from the Planning Commission
. That staff has verified through the California Department of alcohol and Beverage
Control (ABC), that the project is within census tract 0432.10
. That a total of eight (8) off-sale licenses exist in the census tract; and that three (3) are
allowed before it is considered over concentrated
. That because the census tract is considered to be over concentrated with off-sale
licenses, public convenience or necessity findings are required for the proposed CUP
That WinCo Food Grocery Store is a retail store similar to the Costco store that originally
occupied the building
That the applicant indicated that alcohol sales in the WinCo Food store will be similar to
those that occupied in the Costco store when it occupied the location
. That staff reviewed the proposed project and determined that the project is consistent
with the General Plan and Development Code
. That staff is recommending that the Planning Commission make the findings for minor
CUP and public convenience and necessity findings
. That staff is also recommending that the Planning Commission determine that the
project is exempt from CEQA review, pursuant to Section 15301 of the CEQA Guidelines
which provides an exemption for existing facilities with negligible expansion of use.
For Commissioner Mathewson, Ms. Ubnoske relayed that staff has been working with the
assistant City Attorney and ABC and will be bringing forward to the Planning Commission,
changes to the Development Code, performance standards and information regarding census
tracts.
For Commissioner Guerriero, Mr. Fisk relayed that the criteria for over concentration is based
on the type of license, noting that this would be an off-sale general license.
At this time, the Public Hearing was opened.
Due to no speakers at this time, the Public Hearing was closed.
Assistant City Attorney Curley clarified the census tract criteria.
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MOTION: Commissioner Mathewson moved to approve staff's recommendation. Commissioner
Chiniaeff seconded the motion and voice vote reflected approval with the exception of
Commissioner Olhasso who voted No.
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COMMISSIONER'S REPORT
Commissioner Mathewson requested that staff provide before and after renderings for projects
that return with revisions.
Commissioner Mathewson also noted that the landscaping at the Power Center on Margarita is
in need of maintenance.
For Commissioner Mathewson, Ms. Ubnoske relayed that she will contact the owner of the
property and request that is be properly maintained.
Commissioner Guerriero expressed concern with flagers in construction zones, and requested
that staff ensure that the flagers are properly trained.
Chairman Telesio noted that at the last City Council meeting, the City Council disallowed the
appeal on the LDS Church; and that an ad-hoc committee will be formed to address concerns of
the retaining wall and landscaping.
Commissioner Chiniaeff advised that Planning Commission that if they have any concerns with
the proposed renaming of the Rancho California Sports Park to the Ronald Reagan Sports
Park, that they express it at the next City Council meeting.
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PLANNING DIRECTOR'S REPORT
Ms. Ubnoske expressed excitement toward the new hiring of the architect; and that the City will
also explore the possibility of hiring a telecommunications expert on board so that when there
are issues with cell towers, staff will have an expert to provide guidance.
ADJOURNMENT
At 7:45 p.m., Chairman Telesio formally adjourned this meeting to next regular meeting to be
held on Wednesday. October 6. 2004.
John Telesio
Chairman
Debbie Ubnoske
Director of Planning
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ITEM #3
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STAFF REPORT - PLANNING
CITY OF TEMECULA
PLANNING COMMISSION
Date of Meeting:
November 3, 2004
Prepared by:
Title: Associate Planner
Dan Long
File Number
Application Type:
Product Review
PA04-0133
Project Description:
A Product Review for 98 single-family residences located in Planning
Area 1 A of the Roripaugh Ranch Specific Plan (Tract 29661-1).
Plan .1; single story, 1,949 square feet (12 units):
A) Mission (4 units)
B) Ranch (4 units)
C) Cottage (4 units)
Plan 2; two-story, 2,478 square feet (29 units):
A) Spanish (10 units)
B) Ranch (9 units)
C) Cottage (10 units)
Plan 3; two-story 2,791, square feet (28 units):
A) Mediterranean (10 units)
B) Monterey (9 units)
C) Cottage (9 units)
Recommendation:
Plan 4; two-story, 2,949 square feet (29 units):
A) Mission (10 units)
B) Ranch (9 units)
C) Cottage (10 units)
!8J Approve with Conditions
0 Deny
0 Continue for Redesign
0 Continue to:
0 Recommend Approval with Conditions
0 Recommend Denial
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CEQA:
~ Notice of Determination
(Section) 15162
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D Negative Declaration
D Mitigated Negative Declaration with Monitoring Plan
DEIR
PROJECT DATA SUMMARY
Applicant:
D.R. Horton/Continental Residential, Inc.
General Plan Designation:
Low-Medium, Residential (LM)
Zoning Designation:
Low-Medium, Residential (LM)
Site/Surrounding Land Use:
Site:
Vacant
North:
South:
East:
West:
Single-family detached, residential (Riverside County)
Single-family detached, residential
Vacant
Vacant
Lot Area:
Range of lot size: 5,197 square feet to 11,790 square feet
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Total Floor Area/Ratio
N/A
Landscape Area/Coverage
N/A
Parking Required/Provided
2 covered and enclosed spaces (20' x 20') per unit
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.
The proposed project consists of a Product Review for single-family detached residences. The
proposed project is located within Planning Area 1 A of the Roripaugh Ranch Specific Plan.
The applicant has provided the below information regarding the unique elements and features
proposed for each plan and architectural style. While many of these elements are similar, staff
has included conditions of approval that will further accentuate the uniqueness of each style.
Plan 1
A.
Mission: Arched focal points, ceramic tile vents, multi-pane windows and exposed rafter
tails.
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C.
Plan 2
A.
B.
California Ranch: Flat concrete roof tile, board and batten siding, gable roof ends, front
porch, multi-pane windows, louvered shutters, brick base.
French Cottage: Steep roof pitch (10:12), arched recessed entry, pitch break roof
detail, flat concrete roof tile, shutters, multi-pane windows, stone veneer base.
Spanish Revival: Arched focal point, ceramic tile vents, multi-paned windows, exposed
rafter tails, and wrought iron railing.
California Ranch: Flat concrete roof tile, board and batten siding, portico element, gable
roof ends, multi-pane windows, brick base, and louvered shutters.
C. French Cottage: Steeper roof pitch (10:12), arched recessed entry, wood kicker details,
flat concrete roof tile, stone veneer base and multi-pane windows.
Plan 3
A.
B.
C.
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Plan 4
A.
B.
C.
Mediterranean: Arched recesses and focal points, stucco window surrounds, bullnose
band detail, barrel tile roof, corbel accents, multi-paned windows.
Monterey: Flat concrete roof tile, board and batten siding, wood picket railing, stucco,
multi-pane windows, brick accents, covered balcony, panel shutters.
French Cottage: Steep roof pitch (10:12), wood kickers, stone turret, flat concrete tile,
shutters, multi-paned windows.
Mission: Arched focal points, rafter tails, multi-paned windows, arched windows within
arched recess.
California Ranch: Flat concrete roof tile, board and batten siding, louvered shutters,
gable roof ends, multi-paned windows, brick base, louvered vents.
French Cottage: Steep roof pitch (7:12 and 10:12), wood kickers, stone turret, flat
concrete roof tile, shutters, multi-paned windows.
ANALYSIS
Staff has reviewed the proposed Product Review Application and believes it meets the intent of
the General Plan and Roripaugh Ranch Specific Plan. However, staff has identified some
details that have been suggested as conditions of approval for the project. These outstanding
issues are as follow:
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Barrel tile roofing on Mission, Mediterranean, Spanish styles shall include a minimum of
20% boosting (Condition No. 12). Boosting provides a separate tile that is stacked
(boosted) on the other tiles to appear as traditional clay barrel roofing.
. Windows on each style shall include decorative sills on select windows (Condition No.
11 ).
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Each style shall maintain a unique chimney design, including the cap (Condition No.
27).
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All decks for each style shall be unique to each style. Details such as caps, materials,
railings and overall design shall be representative of the proposed style (Condition No.
28).
. All fencing along the nature trail (PA7A) shall include pilasters on the property corners
(Condition No. 22).
All block walls and retaining walls shall match the color of the existing project wall along
Murrieta Hot Springs Road (Condition No 23).
Siumpstone shall be Fawn color with a rust cap (Condition No. 23).
All materials such as stone, brick and/or siding shall wrap to the fence line (Condition
No. 29).
Architectural Review
The proposed project includes four (4) floor plans and a total of six (6) architectural styles. The
proposed project is the last of five product review applications in the panhandle portion of the
Roripaugh Ranch Specific Plan.
The applicant has chosen the option of Design Group E, which allows various styles from each
Design Group A through D to be included in the Planning Area. The applicant has chosen
Spanish Revival, California Ranch, French Cottage, Monterey, Mediterranean and Mission. All
of these styles are consistent with the architectural styles permitted in the Roripaugh Ranch
Specific Plan.
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The Roripaugh Ranch Specific Plan requires articulation on all four sides of the homes (four-
sided architecture). Each side of each product is required to include a level of detail that
identifies the architectural style. In addition, homes on corner lots are required to have a
second front elevation. The applicant has provided detailed elements and materials on all four
sides of each product.
There are a total of 11 lots on corners. Nine of the 11 corner lots include single story products
(plan 1) and the remaining 2 lots are two-story products (plan 2). The applicant has included a
separate side elevation for corner lots, which includes additional roof pitches, materials, arched
windows, shutters and other similar features. The two corner lots that include a two-story
product are California Ranch style and include a brick base the entire length of the side, a front
door that faces the side yard and additional shutters. In addition, the front portion of the
residence nearest to the corner is a single story element. Staff believes the architectural
treatments on the corner lots meets the intent of the Design Guidelines of the Roripaugh
Ranch Specific Plan.
The applicant has proposed a roof design for each plan and style that provides adÓltional
variation in the street scene. For example; plan one includes a horizontal roof design for the
French Cottage and California Ranch styles and a vertical roof peak for the Mission style. This
same concept continues for each plan and style. Also, the applicant has proposed various roof
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pitches for each style. This variation is primarily evident on the French Cottage styles, which
include various 7:12 and 10:12 pitches in strategic locations. Staff believes the proposed roof
pitches provide sufficient variety to create an interesting street scene, as required by the
Roripaugh Ranch Specific Plan and Design Guidelines.
The applicant has designed each product in a manner that will avoid the canyon effect as
required in the Specific Plan. Each plan includes breaks and elevation changes on the side
and rear elevations. The side elevations include second story elements that are pulled back
away from the first story wall plane. There are variations in the roof pitch on the side and rear
yards. There are additional single story elements, which provide variation between the units
that break-up the canyon effect.
The main entryway of each product and style are unique and provide a focal point for each unit
as required in the Specific Plan. There are covered entries, turrets, arched entries, arched
doors, and framed entries. The garage doors are unique for each style and appear as older
dual opening carriage doors. The applicant has also proposed decorative wall mounted light
fixtures for each entry.
Plans 2 and 4 provide architectural forward products, which equates to a total of 58 of the 98
units. This meets the 50% architecture forward requirement. While plans 1 and 3 are not
architecture forward products, neither of the two plans include garages that protrude out in
front of the living space or the porch. The architecture forward design and the inclusion of
decorative garage doors will provide a decorative street scene and avoid a garage dominated
appearance.
Product Placement:
Staff has reviewed the plot plan and there not any plans or architectural styles repeated more
than three in a row. As stated above, the majority of the corner lots are single story products,
which reduces the mass on corners. The two lots (lot 1 and 21) include two-story products,
both of which include doors facing the side yard. The front portion on the corner side of plan 2
is predominately single story and includes a single story element.
ENVIRONMENTAL DETERMINATION
~1.
The proposed project has been determined to be consistent with the previously
approved Roripaugh Ranch EIR and is exempt from further Environmental Review
(CEOA Section 15162 subsequent EIR's and Negative Declarations). A Notice of
Determination has been prepared for the proposed project.
CO NCLUSION/R ECOMM EN DATION
Staff has determined consistency with the General Plan and Roripaugh Ranch Specific Plan.
Based on the analysis summarized in this report, staff has determined that the findings
required for approval can be made with the attached recommended Conditions of Approval.
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FINDINGS
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Development Plan (Code Section 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 proposed single-family homes are permitted in the Low Medium Density land use
designation standards contained in the Roripaugh Ranch Specific Plan and the City's
Development Code. The project is also consistent with the Low Medium land use
designation contained in the General Plan. The site is properly planned and zoned,
and as conditioned, is physically suitable for the type and density of residential
development proposed. The project, as conditioned, is also consistent with other
applicable requirements of State law and local ordinances, including the California
Environmental Quality Act (CEQA), the City Wide Design Guidelines, and fire and
building codes.
2.
The overall development of the land is designed for the protection of the public health,
safety, and general welfare.
The overall design of the single-family homes, including the site, building, parking,
circulation and other associated site improvements, is consistent with, and intended to
protect the health and safety of those working in and around the site. 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.
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ATTACHMENTS
1.
Plan Reductions (Provided Under Separate Cover) - Blue Page 7
PC Resolution No. 2004-- - Blue Page 8
Exhibit A - Draft Conditions of Approval
2.
3.
Excerpt Design Guidelines - Blue Page 10
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ATTACHMENT NO.1
PLAN REDUCTIONS (PROVIDED UNDER SEPARATE COVER)
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ATTACHMENT NO.2
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PC RESOLUTION NO. 2004- -
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PC RESOLUTION NO. 2004--
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF TEMECULA APPROVING PLANNING APPLICATION
NO. PA04-0133 A PRODUCT REVIEW FOR 98 DETACHED
SINGLE FAMILY RESIDENCES WITHIN PLANNING AREA 1 A
OF THE RORIPAUGH RANCH SPECIFIC PLAN, KNOWN AS
TRACT 29661-1.
WHEREAS, D.R. Horton Continental, filed Planning Application No. PA04-0133, in
accordance with the City of Temecula General Plan and Development Code;
WHEREAS, Planning Application No. PA04-0133 was processed including, but not
limited to public notice, in the time and manner prescribed by State and local law;
WHEREAS, the Planning Commission considered Planning Application No. PA04-0133
on November 3, 2004 at duly noticed public hearings 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 Planning Application No. PA04-0133;
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF TEMECULA
DOES 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. PA04-0133 hereby makes the following findings as required by Section 17.05.010.F 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 single-family homes are permitted in the Low Medium Density land use
designation standards contained in the Roripaugh Ranch Specific Plan and the City's
Development Code. The project is also consistent with the Low Medium land use
designation contained in the General Plan. The site is properly planned and zoned, and
as conditioned, is physically suitable for the type and density of the residential
development proposed. The project, as conditioned, is also consistent with other
applicable requirements of State law and local ordinances, including the Califomia
Environmental Quality Act (CEQA), the City Wide Design Guidelines, and fire and
building codes.
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 single-family homes, including the site, building, parking,
circulation and other associated site improvements, is consistent with, and intended to
R:\Product ReviewlRoripaugh Ranch SP\Horton Continental, Tr 29661-1, PAO4.0133\Draft Resolution w ColA.doc
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protect the health and safety of those working in and around the site. 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 3. Environmental Compliance. A Notice of Determination for Planning
Application No. PA04-0133 was prepared per the California Environmental Quality Act
Guidelines Section 15162. This section applies when an Environmental Impact Report (EIR) has
been certified or negative declaration adopted for a project, no subsequent EIR shall be
prepared for that project unless there are substantial changes not discussed or examined in the
EIR.
Section 4. Conditions. That the City of Temecula Planning Commission hereby
conditionally approves Planning Application No. PA04-0133 for a Product Review for 98
detached single family residences within Planning Area 1 A of the Roripaugh Ranch Specific
Plan, Tract Map 29661-1. The Conditions of Approval are contained in Exhibit A.
Section 5. PASSED, APPROVED AND ADOPTED by the City of Temecula
Planning Commission this 3rd day of November 2004.
John Telesio, Chairman
ATTEST:
Debbie Ubnoske, Secretary
{SEAL}
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STATE OF CALIFORNIA
COUNTY OF RIVERSIDE
CITY OF TEMECULA
)
) ss
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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 3rd day of November, 2004, by
the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
PLANNING COMMISSIONERS:
PLANNING COMMISSIONERS:
PLANNING COMMISSIONERS:
PLANNING COMMISSIONERS:
Debbie Ubnoske, Secretary
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EXHIBIT A
DRAFT CONDITIONS OF APPROVAL
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EXHIBIT A
CITY OF TEMECULA
DRAFT CONDITIONS OF APPROVAL
Planning Application No.:
PA04-0133
Project Description:
A Product Review for 98 detached single family
residences within Planning Area 1 A of the
Roripaugh Ranch Specific Plan, Tract Map
29661-1
MSHCP:
TUMF:
Per Development Agreement
DIF:
Per Development Agreement
Per Development Agreement
Approval Date:
November 3, 2004
Expiration Date:
November 3, 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 Riverside 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 Determination 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 permittee/applicant shall indemnify, protect and hold harmless, the City and any
agency or instrumentality thereof, and/or any of its officers, employees, and agents from
any and all claims, actions, or proceedings against the City, or any agency or
instrumentality thereof, or any of its officers, employees, and agents, to attack, set aside,
void, annul, or seek monetary damages resulting from an 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
which action is brought within the appropriate statute of limitations period and Public
Resources Code, Division 13, Chapter 4 (Section 21000 et seq., including but not by the
way of limitations Section 21152 and 21167). The City shall promptly notify the
permittee/applicant of any claim, action, or proceeding brought forth within this time
period. The City shall estimate the cost of the defense of the action and applicant shall
deposit said amount with the City. City may require additional deposits to cover
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3.
4.
5.
6.
7.
8.
anticipated costs. City shall refund, without interest, any unused portions of the deposit
once the litigation is finally concluded. Should the City fail to either promptly notify or
cooperate fully, permitteelapplicant shall not, thereafter be responsible to indemnify,
defend, protect, or hold harmless the City, any agency or instrumentality thereof, or any
of its officers, employees, or agents. Should the applicant fail to timely post the required
deposit, the Director may terminate the land use approval without further notice to the
applicant.
.
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.
Building elevations shall substantially conform to the approved Exhibits, including
elevations, floor plans, landscaping plans, hardscape plans, and plotting plan, contained
on file with the Planning Department or as amended by these conditions.
The colors and materials (including lighting) for this project shall substantially conform to
the approved colors and materials contained on file with the Planning Department. Any
deviation from the approved colors and materials shall require approval of the Director of
Planning.
This approval is for product review only and shall in no way limit the city or other
regulatory or service agencies from applying additional requirements andlor conditions
consistent with applicable policies and standards upon the review of grading, building
and other necessary permits and approvals for the project.
.
The Development Code requires double garages to maintain a minimum clear interior
dimension of 20' x 20'. This shall be clearly indicated on the plans prior to the issuance
of building permits for the project. Interior dimensions are measured from the inside of
garage wall to the opposite wall, steps, landing, equipment pedestals, bollards or any
similar type feature. When the top of the stem wall is more than 8" above the garage
floor, the required dimension is measured from the inside edge of the stem wall.
9.
Applicant shall obtain the proper permits before construction, including Encroachment
Permit from the Public Works Department for any work done in the City right-of-way, and
Building Permit from the Building and Safety Department.
Fire Hydrants shall be installed prior to the start of any construction at the site.
10.
Driveway widths shall comply with the driveway width requirements per City Standards.
In order to allow for adequate street parking, the driveway widths at curbs will be limited
to 24' maximum.
11.
Each plan and style shall provide decorative window sills in strategic locations that
reflect the appropriate architectural style as determined acceptable by the Planning
Director.
12.
All Mission, Spanish and Mediterranean style products shall provide a minimum 20% of
boosting for tile roofing.
.
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13.
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20.
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22.
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All hardscape (walks and driveways) within the front yard shall be colored concrete with
varying textures and score lines, paving stones of various colors with colored concrete
borders, flag stone of various sizes and colors with concrete borders or a combination of
various textures, shapes, material and colors appropriate to the architectural style of the
home. Hardscape design shall be uniform within each lot.
All slopes five feet or greater in vertical height and greater than or equal to 3:1 shall be
landscaped at a minimum with an appropriate ground cover spaced at eight inches on
center, one 15 gallon or larger size tree per 600 square feet of slope area (50% shall be
15 gallon, 50% shall be 24" box), and one five gallon or larger shrub for each 100 square
feet of slope area. Slopes in excess of eight feet in vertical height and greater or equal
to 3:1 shall also be provided with one 24" box or larger tree per 1,000 square feet of
slope area in addition to the above requirements.
Ground cover shall be planted continuously under all trees and shrubs.
All AlC units shall be plotted in the rear yard. No AlC units shall be plotted on side yards.
All roof venting shall be decorative and match the roof design and color.
All fencing on corner lots shall be pulled back towards the rear yard to expose the side
elevation to the street scene.
All fencing and pilasters between residential units and fencing visible from the public
view shall include slumpstone block and mission cap as approved by. the Planning
Director.
Pilasters shall be provided at the corners (property corners) of all walls for exterior lots
abutting the nature trail (PA7A).
All block project walls and caps, including retaining walls, shall be slumpstone, (color of
block shall be Fawn, caps shall be pre-cast, color rust) to match the existing project wall
along Murrieta Hot Springs Road.
Fencing between residential units shall include a two-foot break in the plane as shown in
figure 2-15 of the Specific Plan.
23.
All stucco shall be 20/30 sand aggregate with a float finish to provide a smooth
appearance.
Prior to the Issuance of Grading Permits
24.
The applicant shall submit a Grading Plan, subject to the review and approval of the
Planning Department.
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.
25.
26.
The applicant shall submit to the Planning Department for permanent filing two (2) 8" X
10" glossy photographic color prints of the Color and Materials Boards and of the colored
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version of the approved 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
27.
28.
29.
30.
31.
32.
33.
34.
Each plan and style shall provide a chimney and chimney cap that is unique and
representative of the architectural style, or as determined to be acceptable by the
Planning Director.
All decks shall provide details and a design that is unique and representative of the
architectural style, or as determined to be acceptable by the Planning Director.
All materials on the front elevation shall wrap around the side elevations to the beginning
of the fence
The applicant shall comply with standards, conditions, and requirements set forth in the
Roripaugh Ranch Specific Plan, Mitigation Monitoring Program, conditions of approval
for Tract Map 29353 (PA01-0230, A-Map), Tract Map 29661 (PA01-0253, B-Map), and
Ordinance No. 02-14, the Development Agreement between the City of Temecula and
Ashby USA, LLC for the Roripaugh Ranch Specific Plan, including, but not limited to
attachment "5", which requires various on and off-site improvements.
The applicant shall submit street lighting and signage plans to the Planning Director for
final approval. Street lighting shall comply with the Specific Plan, Riverside County Mt.
Palomar Lighting Ordinance, and the Mitigation Monitoring Program. Said lighting shall
comply with the standards as set forth in the Mitigated Monitoring Program and install
hoods or shields to prevent either spillage of lumens or reflections into the sky (lights
must be downward facing).
The applicant shall submit mailbox elevations and a plot plan clearly indicating the
location of each mailbox area. Mailbox type and location shall be subject to the approval
of the Postmaster and Planning Director.
Prior to issuance of any residential building permit within Planning Area 1A, the
construction landscape and architectural plans for paseos (including hardscaping,
landscaping, fencing, lights and gates), paseo gates staff gated primary entry, card key
entry, and fuel modification zones shall be submitted and approved.
35.
Performance securities shall be posted by the Master Developer, in amounts to be
determined by the Director of Planning, to guarantee the maintenance of the plantings
within private common areas for a period of one year, in accordance with the approved
construction landscape and irrigation plan shall be filed with the Planning Department for
one year from the completion of the landscaping. 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.
Prior to construction of the Model Home complex, the applicant shall apply for a Model
Home complex permit.
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37.
38.
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40.
41.
42.
. 43.
44.
45.
46.
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Precise Grading Plans shall be consistent with the approved rough grading plans,
plotting plan, and structural setback measurements.
The developer shall demonstrate to the Building Official and/or the Planning Director that
all homes will have double paned windows with at least a 25 STC rating installed to
reduce noise from aircraft over flights.
The developer shall provide proof that construction debris, including but not limited to
lumber, asphalt, concrete, sand, paper and metal is recycled through the City's solid
waste hauler, subject to the approval of the Community Services Department.
All design components shall comply with applicable provisions of the 1998 edition of the
California Building, Plumbing, Mechanical and Fire Codes; 1998 National Electrical
Code; California Administrative Code, Title 24 Energy and Disabled Access Regulations
and the Temecula Municipal Code.
Obtain all building plans and permit approvals prior to commencement of any
construction work.
A pre-construction meeting is required with the building inspector prior to
commencement of any construction or inspections.
Provide appropriate stamp of a registered professional with original signature on plans
and structural calculations submitted for plan review.
Provide electrical plan including load calculations and panel schedule for plan review.
Schematic plumbing plans, electrical plan and load calculations, along with mechanical
equipment and ducting plans shall be submitted for plan review stamped and original
signed by an appropriate registered professional.
Obtain street addresses from the Building Official prior to submittal of plans for plan
review.
Signage shall be posted conspicuously at the entrance to the project that indicates the
hours of construction, shown below, as allowed by 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
Prior to the Issuance of Occupancy Permits
47.
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.
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48.
If deemed necessary by the Director of Planning, the applicant shall provide additional
landscaping to effectively screen various components of the project.
49.
Front yard and slope landscaping, hardscaping and fencing within individual lots shall be
completed for inspection prior to issuance of each occupancy permit (excluding model
home complex structures).
50.
The developer shall submit proof that all local refuse generators have been provided
with written information about opportunities for recycling and waste reduction (i.e.
buyback centers, curbside availability), subject to the approval of the Public Works and
Community Seryices Departments.
51.
All of the foregoing conditions shall be complied with prior to occupancy or any use
allowed by this permit.
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.
Applicant's Signature
Date
Applicant Printed Name
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ATTACHMENT NO.3
EXCERPT DESIGN GUIDELINES
R:\Product ReviewIRoripaugh Ranch SPIHorton Continental, Tr 29661.1, P AO4-0133\ST AFF REPORT-J.doc
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ASHBY USA. LLC
FIGURE 4-48
CALIFORNIA RANCH
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De$ign feature$:
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- Steeper roof pitches
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Design features:
- Steeper roof pitch
- Arched resessed entry door
- Clipped corner openings
. Flat tile or shingle roof
- Shutters
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- Stone veneer base
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Pesign features:
- Arched Focal Points
- Stucco window surrounds
. Bullnose band details
- Barrel tile roofing
- Ceramic tile accents
- Trellis beam details
- Multi-pane windows
- Wrought iron detaits
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- Arched focal point
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- Tile accents on walls
- Smooth plaster walls
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SPANISH REVIVAL
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Design features:
- Arched focal point
- Exposed beam headers
- Recessed window
- Wrought iron accent details
- Alcoved entry
- Barrel tile clay roofing
- Exterior smooth plaster walls
- Ceramic tile accents
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DESIGN GUIDELINES
4.10.3.5 Building Elevations
A key technique for creating a sense of variety within a project is to vary the heights and forms of
the detached homes as seen from the street as illustrated in Figure 4-70 by utilizing the following:
Within low and Low Medium density Planning Areas, utilize both one. and two-story buildings.
To improve the visual relationship between adjacent buildings, it is desirable to introduce
intermediate transition between them. Use a one-story architectural element within the two-
story building to lessen its apparent height.
Create varying roofJines by maximizing offsets of roof planes.
Units located at street corners (see Figure 4-70), should be either single-story or have a
significant one-story mass located towards the exterior side yard.
Treatment of Mass
Avoid a canyon-like effect between buildings and allow greater light penetration into what
otherwise might be dark side-yards. At interior side yards, ~ is required to create the
appearance of increased building separation by stepping the second story mass away from
the property line or any other substantial articulation.
Provide trims around windows, to break up the wall plane.
Avoid long uninterrupted exterior walls.
Vary the depth of plans to create variations in the building façade.
Two story homes shall be modified to be compatible with placement on corner lots. The
modification shall create two front elevations.
Surface detail, ornament and architectural elements such as cornices, color contrast, gables
applied moldings, arcades, colonnades, stairways and light fixtures that provide visual
interest, shadow, and contrast shall be used to enrich architectural character. Details shall be
integrated with the overall design concept.
Vary the height and roof levels of the building or residence so that it appears to be divided into
smaller massing elements. Architectural projections shall be used to achieve this goal.
Articulate building forms and elevations with varying rooflines, roof overhangs and
intermediate roof elements to create strong patterns of shade and shadow.
Interlockinq Mass
Just as stepping the second story mass improves the side yard, it can be used to improve the
front yard scene. As an example, the second story should be set back in relationship to the
garage face or living space below it.
The designer should envision the building form as a series of interlocking masses rather than
a rectangular or "L" shaped box. Therefore achieving a more aesthetic design solution.
Rorioauoh Ranch Specific Plan
N:\3 1367 .00O\dod\SPSecI44CCAdopted.doc
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March. 2003
DESIGN GUIDELINES
Articulation of Side and Rear Elevations
There is a tendency to have "build out" planes maximized on side and rear yards without
articulated treatment of those planes. This results in a two-story stucco effect with no vertical or
horizontal relief. Utilize the following techniques or other acceptable techniques to avoid this
effect: .
.
Create a single-story plane at the rear by recessing the second story.
Utilize other similar arcMectural treatments and designs such as balconies or pop out
staircases to encourage relief on potential large arcMectural planes.
Side and rear elevations shall have articulation with modulated facades, window treatment,
second story projections and balconies.
Articulation shall be provided on all sides of the homes ("Four-sided Architecture").
Front Elevations
Architectural projections shall be utilized to emphasize entrances, balconies, and porches.
Fronts of houses shall utilize several arcMectural features. Ground floor windows shall have
significant trim or relief, second floor overhangs or built in planters. Second story windows
shall have similar treatment to emphasize them.
All residences shall incorporate entry courtyards, covered entries or covered porches at the
entry into the design. (See Figure 4-71 and 4-72).
Details shall be concentrated around entrances. Materials used for the front entry shall be
distinctive.
.
Building elements that reflect the architectural style should be incorporated into building
entries, windows, front porches, and living areas directly adjacent to the street.
Ornamental features including wrought iron and exterior light features shall be combined with
other features to create interest in the front of the house with architecturally compatible
elements.
Rorioauah Ranch Specific Plan
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DESIGN GUIDELINES
4.10.3.6 Architectural Elements
A successful project design achieves a proper visual balance and sense of cohesiveness. The
differences between the plans and elevation must be readily discernable and create variety, yet at
the same time elements, styles and materials should not contrast to such an extent as to result in
visual chaos. Architectural elements will playa significant role in the establishment of the
architectural style. These elements include architectural detailing, colors and materials, and other
site structures. The required Architectural and design elements techniques are as follows:
Unit Entries (See Figures 4-71 and 4-72)
The entry serves several important architectural and psychological functions: it identifies and
frames the front doorway; it acts as an interface between the public and private spaces; and it
acts as an introduction to the structure while creating an initial impression.
The entry shall be designed and located so as to readily emphasize its prime functions.
Accent materials are encouraged to be used to further emphasize the entries.
If the front door location is not obvious or visible because of building configuration, the entry
shall direct and draw the observer in the desired path. The design of the entry area in
merchant-built housing shall be strong enough to mitigate the impact of the garage on the
facade.
Entry doors and doorways shall be proportional to the architectural style of the structure.
Covered entries, courtyards and porches shall be provided as entry elements.
Doors
Emphasis shall be placed on the design and type of entry door used. It functions as the major
introduction to the interior of the house and concern should be given on the image it creates.
Either single or double doors are appropriate.
The door shall be covered by an overhead element or recessed a minimum of 3 It into the wall
plane.
The entire door assembly shall be treated as a single design element including surrounding
frame, molding and glass sidelights.
Recessed doors may be used to convey the appearance of thick exterior doors.
Wood may be used for the entry door. Wood grain texture and raised or recessed panels
contribute to the appeal of the door. Greater use is being made of metal entry doors but in
order to be acceptable, they shall possess the same residential "feel" provided by the wood
grain and panels.
Doorways shall be typically rectangular or round-headed and fully recessed. Spiral columns,
arches, pilaster, stonework, decorative tiles, or other sculptural details shall be integrated into
the doorway design to enhance the visual importance of the entry door.
Roripauah Ranch Specific Plan
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DESIGN GUIDELINES
The use of glass in the door and overall assembly is encouraged. I! expresses a sense of
welcome and human scale. I! can be incorporated into the door panels or expressed as
single sidelights, double sidelights, transom glass or fan windows.
.
Flexibility is allowed conceming the color of the door. It may match or contrast the accent
trim, but should be differentiated from the wall color.
Windows
Typically, the location of windows is determined by the practical consideration of room layout,
possible furn~ure placement, view opportun~ies and concern for privacy. Greater design
emphasis should be directed to ensure that window placement and organization will positively
contribute to the exterior architectural character. Windows greatly enhance the elevation
through their vertical or horizontal grouping and coordination with other design elements. This
relationship to one another and the walVroof plane creates a composition and sense of order.
All windows in a specific plan elevation shall be integrated into the arch~ecture of the building.
This should not be interpreted that they are all the same shape, size or type but rather that a
hierarchy of windows exists that visually relates and complements one window to another.
Windows shall be recessed to convey the appearance of thick exterior walls. Non-recessed
windows shall be surrounded w~h articulated arch~ectural elements such as wood trim,
stucco surrounds, shutters or recessed openings, shutters, pot shelves, ledges, sills plantons,
and rails that compliment the architecture.
Merchant-buil! housing occasionally fails to adequately address proper window design and
placement on rear and side elevations. This is usually due to prioritization, maintenance and
cost factors. Since side elevations and second story rear windows are frequently visible,
greater design effort and budget prior~ization need to be given.
.
GaraQe Doors (See Figure 4-73)
Utilizing garage types that compliment the architecture, door designs, and plotting techniques
will do much to lessen the repetitious garage doors marching down both sides of a residential
street. Variations include:
0
Employment of second-story feature windows above the garage.
0
Strong architectural entry elements.
0
Designs with a mix of 2 and 3 car garages, incorporating three single doors in some
three car garage plans not facing the street.
0
Allowance for a 10-foot setback between adjacent garages.
0
The use of tandem garages may also be incorporated into the building design.
0
Garage plans with a double door and a single door plan shall not be placed next to
each other.
If applicable, where lot width permits plans should include swing-in or side entry garages with
reduced front yard setbacks of ten (10) feet.
Rorioauoh Ranch Specific Plan
N:\31367 . OOO\dod\SPSect44CCAdopted. doc
4-128
March. 2003
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DESIGN GUIDELINES
The design of the garage door shall relate to the overall architectural design of the residence.
Colors shall be from the same paint palet1e.
Ornamentation of garage doors shall be provided to add visual interest from the street scene.
The use of the sectional, wood or metal, rolling garage door is required since it maximizes the
availability of useable driveway length.
Several different panel designs shall be utilized for any project proposed by each merchant
builder. Metal doors shall only be used when they include either texture or raised panels of a
"residential" nature. The use of window elements is encouraged.
The design of the door face shall result in a treatment which breaks up the expanse of the
door plane while being complimentary to thé architectural elevation of the residence.
Architectural detail consisting of cornices, applied molding or trim or applied headers shall be
used. There shall be an 8" recess. (See Exhibit 4-73).
Rorìoauah Ranch Soecific Plan
N :\31367. OOOldodlS PSect44CCAdopted. doc
4.129
March, 2003
DESIGN GUIDELINES
4.10.3.7 Residential Roof Form
Allowable Roof Pitch (See Figure 4-74)
.
Allowable roof pitches of 3:12 to 4:12 shall be used. Allowable roof pitches over balconies
andlor porches may be 2:12.
A single roof pitch should be used on opposite sides of a ridge. Shallow pitches tend to
lessen the apparent building mass.
Roof Types
The use of different roof types will add variety and interest to the street scene. Changing the roof
form on a given plan is the best method of creating alternative elevations. However, the roof
characteristics should be consistent with the historical style that is chosen.
Hip, gable and shake-like material shall be used separately or together on the same roof.
Avoid a canyon effect in side yards when both buildings have front-to-rear gables, by
providing dormer or hip elements.
Repetitious gable ends along rear elevations shall be avoided. Roof forms with pitch changes
at a porch or projection are preferable.
Roof forms having dual pitches such as Gambrel or Mansard shall not be used.
Maximize variations in rooflines by offsetting roof planes and combining single-story elements
wnh two-story elements. Long uninterrupted rooflines should be avoided. Mechanical
equipment is not permitted on roofs.
.
DesiQn of Rakes and Eaves
The designer may choose from a variety of rake and eave types based on climatic and
stylistic considerations.
Moderate or extended overhangs are acceptable if properly designed. Tight fascia with
appropriate style are acceptable-
Single or double fascia boards, exposed rafters, or fascias with planscias when adequately
scaled, are acceptable.
Care shall be taken to ensure that material sizes avoid a weak or flimsy appearance.
OverhanQ Proiections and Covered Porches
Substantial overhangs are required as a response to solar and climatic conditions.
The inclusion of covered porches and entries are required as part of the product mix. They
expand shellered living space, create entry statements and provide elevation/relief.
Rear covered porches may differ from the roof in both pitch and material, but front porches
should retain at least one of these two characteristics.
Roripauah Ranch Soecific Plan
N:131 367 .OOOldod\S PSect44CCAdopted. doc
4.133
March,2003
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DESIGN GUIDELINES
Steppinq the Roof Form
Steps in the roof respond to the interior room arrangement and provide visual relief and
interest.
A vertical step within the ridgeline should be at least 12" - 18" in order to create visual impact
and allow for adequate weatherproofing.
Solar Panels (See Figure 4-75)
Solar panels shall be parallel to the roof slope and integrated into the roof design.
The frames shall either match the roof or fascia color.
Support equipment shall be enclosed and screened from view.
RoriDauoh Ranch Soecific Plan
N :\31 367. OOOldod\SPSect44CCAdopted.doc
4.134
March, 2003
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ITEM #4 .
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STAFF REPORT - PLANNING
CITY OF TEMECULA
PLANNING COMMISSION
Date of Meeting:
November 3, 2004
Prepared by:
Matt Harris
Title:
Associate Planner
File Number
PA04-0077
Application Type:
Development Plan
Project Description:
A Development Plan to construct 69 attached single-family
condominium units on 4.6 acres located within a portion of Planning
Area 3 of the Harveston Specific Plan. The subject property is located
at the northwest corner of Harveston Drive and Lakeview Road.
Recommendation:
(Check One)
~ Approve with Conditions
0 Deny
0 Continue for Redesign
0 Continue to:
0 Recommend Approval with Conditions
0 Recommend Denial.
CEQA:
~ Notice of Determination
Exempt from further review
15162
(Section)
(Check One)
0 Negative Declaration
0 Mitigated Negative Declaration with Monitoring Plan
DEIR
R:ID 1'\2004\04-0077 Harveston Neighborhood 6\Restore\Final Staff Report.dotdoc
1
PROJECT DATA SUMMARY
.
Applicant:
William Lyon Homes
General Plan Designation:
Medium (M)
Zoning Designation:
Medium 2 (M2) Density Residential Zone (Harveston SP)
SitelSurrounding Land Use:
Site:
Vacant
North:
South:
East:
West:
Future Residential
Harveston Lake Park
Residential
Single-Family Residential
Lot Area:
4.6 Acres
Landscape Area/Coverage
NIA
Parking Required/Provided
173 Spaces Required/175 Spaces Provided
.
BACKGROUND SUMMARY
The applicant is proposing to construct 69 attached single-family condominium units within a
portion of Planning Area 3 of the Harveston Specific Plan. At staff's request, a Planning
Commission Subcommittee consisting of Commissioners Telesio and Matthewson met with the
applicant on September 8, 2004 to discuss various outstanding architectural issues.
Since that time, the applicant has made all the architectural upgrades/modifications requested
by staff and the Planning Commission Subcommittee. On September 9, 2004, a three lot
Tentative Tract Map (32170) was approved by the Planning Director for the project site. The
Tract map was for condominium purposes and was conditioned to require that the Final Map
not be recorded until this Development Plan is approved by the Planning Commission so as to
ensure conformity.
PROJECT DESCRIPTION
Site Plan
The project site is served by one main ingress/egress point off Charleston Lane. A secondary
emergency access only drive is also provided just east of the main access point. Units will
back onto the interior circular private street system consisting of 24-foot wide accesslfire
easements. Garage doors directly abut the streets. The fronts of the majority of units face onto
the perimeter property lines and are accessed via pedestrian greenbelts which traverse
between buildings and connect with the street network. A central recreational open space area
is provided in the middle of the site with interior units fronting onto this area. The open space
.
R:\O 1'\2004\04-0077 Harveston Neighborhood 6\RestoreIFinal Staff Report.dot.doc
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consists of a tot lot and open turf area with dining and cooking amenities. Only the south
property line is at grade with the adjacent public streets surrounding the site. Slopes
maintained by TCSD will separate property lines from adjacent streets. Private courtyards will
be provided in front of each unit allowing individual owners to improve these areas. The
greenbelt areas outside the courtyards will be maintained as common area. In addition to the
two enclosed parking spaces per unit, 33 uncovered guest parking spaces have been provided
which have been evenly dispersed throughout the site.
Product Review
Three building types ranging from 2 to 5 bedrooms are proposed and three architectural styles
including Spanish, Tuscan and Italianate will be utilized for each building type.. Unit numbers
and sizes per building type include the following:
Building Type I
Four Floor Plans
Unit 1 - 1,528 Sq. Ft. 2-Story with Loft
Unit 2 - 1,580 Sq. Ft. 2-Story
Unit 3 - 1,671 Sq. Ft. 2-Story
Unit 4 - 2,075 Sq. Ft. 3-Story
Four Units Per Building
One of Each Constructed
Building Type II
Four Floor Plans
Unit 1 - 1,528 Sq. Ft. 2-Story with Loft
Unit 2 - 1,580 Sq. Ft. 2-Story
Unit 3 - 1,671 Sq. Ft. 2-Story
Unit 4 - 2,075 Sq. Ft. 3-Story
Five Units Per Building
Two Unit 2's and One of Each Other Constructed
Building Type III
Three Floor Plans
Unit 1 - 1,528 Sq. Ft. 2-Story with Loft
Unit 2 - 1,580 Sq. Ft. 2-Story
Unit 3 - 1,671 Sq. Ft. 2-Story
Six Units Per Building
Two of Each Unit Constructed
Landscapinq
Both sides of the main entry drive are fully landscaped and monumentation walls have been
utilized. Purple Leaf Plum, Bradford Pear, Mondell Pine and Australian Willow trees are utilized
along with turf and a variety of massing and foreground accent shrubs. Approximately 15
R,\D 1'\2004\04-0077 Harveston Neighborhood 6\RestoreIFinal SlaffReport.dot.doc
3
varieties of trees will be utilized onsite along with 20 shrub varieties. All of the greenbelts onsite
are also fully landscaped with trees and shrubs planted along both sides of the pedestrian
trails. Several trees are utilized within the open space area providing needed shade for
recreational activities. These common areas will be maintained by a Homeowners Association.
ANALYSIS
Consistency with Specific Plan
In accordance with Section 11.4.3 of the Harveston Specific Plan, single-family attached
housing is a permitted use in the Medium 2 (M2) Density Residential Zone.
With regard to project density, Section 3.0 of the Harveston Specific Plan identifies a density
range of 7-13 dwelling units per acre and a dwelling unit target of 330 units within Planning
Area 3. The applicant is requesting to develop 69 units on this 4.6 acre portion of Planning
Area 3 which has a total acreage of 35.4 acres. When the proposed project density is added to
existing approved densities within the planning area, a total of 320 units is achieved in
Planning Area 3. Therefore, the proposed project density is consistent with the density range
allocated in the Specific Plan. No density transfers are being requested in association with the
development of the project site.
Site Plan
Section 11.4.3 of the Harveston Specific Plan indicates that development standards relating to
setbacks may be varied by the Director of Planning for clustered projects within the M2 zoning
district to achieve innovative housing types around courtyards and open spaces. In addition,
no minimum landscaping, recreational or open space area standards are specified. Staff
believes that the overall layout of the buildings onsite and resulting open space, recreational
and landscape areas serve to achieve an innovative neighborhood meeting the intent of this
Specific Plan provision. Therefore, staff believes that proposed building setbacks onsite are
appropriate.
The Specific Plan requires that a minimum of two enclosed parking spaces be provided for
each of the units onsite. Two enclosed spaces have been provided for each unit. However,
given that this is an attached housing project and given that the products have multiple
bedrooms and no driveways leading up to the garages, staff believes that onsite guest parking
spaces are necessary. The Specific Plan is silent regarding guest parking spaces for attached
housing. Staff worked with the applicant to achieve 33 guest parking spaces onsite utilizing a
ratio of one guest space per 2 units. Staff believes the onsite parking is adequate to
accommodate the proposed project. The project site will be developed in three phases. Staff
has determined that the phase boundaries are logical and can stand alone should future
phases be delayed.
Product Review
Subsequent to application submittal, staff worked with the applicant to achieve additional
articulation along rear building elevations which abut interior streets. Moreover, additional
distinction was achieved between each of the three architectural styles and between building
types having the same architectural style through the incorporation of additional decorative
features and elements. Staff also worked with the applicant to obtain more architecturally
compatible garage door designs to enhance interior street scenes. A variety of enhanced
R,\D P\2OO4\O4.0071 Harveston Neighborhood 6\RestorelFinal Staff Repol1.dot.doc
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stucco finishes have also been added to achieve distinction including 20/30 aggregate sand
finish for the Spanish and Italianate designs and a light lace finish for the Tuscan design.
Multiple mailbox structure designs and a variety of courtyard wall styles have been added to
eliminate monotony and repetition throughout the site.
In accordance with Section 10.4.1 of the Harveston Specific Plan, staff has determined that
none of the three architectural styles utilized for this project exceed the 20% maximum style
threshold required in Harveston. Moreover, staff has determined that the proposed home
products are consistent with all applicable design guidelines as specified in Section 10.0 of the
Harveston Specific Plan.
LandscapinQ
The landscape plan including walls, entry statements and decorative paving, conforms to the
landscape requirements of the Harveston Specific Plan, Development Code and Design
Guidelines.
Access/Circulation
The Public Works Department has analyzed the projected traffic impact of the project and has
determined that the impacts are consistent with the traffic volumes projected for the site by the
previously approved Harveston Specific Plan EIR. The Fire Department has also reviewed the
plan and determined that there is proper access and circulation to provide emergency services
to the site.
ENVIRONMENTAL DETERMINATION
[8J 1.
The proposed project has been determined to be consistent with the previously
approved Harveston Sp'ecific Plan EIR and is exempt from further Environmental
Review (CEQA Section 15162 subsequent EIR's and Negative Declarations).
CONC LUSIONJRECO M M ENDA TION:
Staff recommends adoption of a Resolution approving the application with the following
findings and attached conditions of approval.
FINDINGS
Development Plan (Code Section 17.05.010)
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 proposed single-family detached condominium homes are permitted in the Medium
2 land use designation contained in the Harveston Specific Plan. The project is also
consistent with the Medium land use designation contained in the General Plan. The
site is properly planned and zoned, and as conditioned, is physically suitable for the
type and density of residential development proposed. The project, as conditioned, is
also consistent with other applicable requirements of State law and local ordinances,
including the Environmental Quality Act (CEQA), and fire and building codes.
R,\D 1'\2004\04-0077 HarvestoD Neighborhood 6\Restore\FíDal Staff Report.dotdoc
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2.
The overall development Of the land is designed for the protection of the public health,
safety and general welfare.
The overall design of the attached single-family condominium homes, including the site,
buildings, parking, circulation, and other associated site improvements, is consistent
with and intended to protect the health and safety of those living and working in and
around the site. 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.
Plan Reduc~ions - Blue Page 7
PC Resolution No. 2004 -- Blue Page 8
Exhibit A - Conditions of Approval
2.
R:\O 1'\2004104-0077 Ha;veston Neighborhood 6\RestorelFmal Staff Report.dot.doc
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ATTACHMENT NO. 1
PLAN REDUCTIONS
R:ID P\2004\04-0077 Harvestoo Neighborhood 6\Restore\Final Staff Reporr.dot.doc
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-.
.
DEVELOPMENT PLAN
TRACT NO. 32170
HARVESTON NEIGHBORHOOD 6
(HARVESTON TR. 29639c2LOTS 7 & 30)
City of Temecula, California
OWNER/APPLICANT
WILLIAM LYON HOMES, INC.
11800 STERLING AVENUE, SUITE A
RIYERSIDE, CA 92503
(909) 637.2260
SHEET INDEX
SHEET I TITLE SHEET
SHEET 0.1 SIT"1.'oN
SHEET 0.2 SIT"1.'oN
SHEETL-I LANDSCAPE TITLE SHEET
SHEET l-2 LANDSCAPE LEGENO
SHEETl. LANDSCAPE PLAN
SHEET l-4 WAll PLAN
SHEETL-' CONSTRUCnoN DETAILSHEET
SHEET l~ CDNSTRUCnoN DETAIL SHEET
SHEET A,., BUILDING NPE I.AAST FlDOAPLAN
SHEET AI.2 BUILDING NPE I.SECOND FLDOR PI.'oN
SHEET". BUILDING TYPEI.THIAD flOOR PlAN
SHEET "-4 BUILDING TYPEI.RDDFPLAN
SHEET AH BUILDING NPE ,. ElEVATION 'A' ISPANISH)
SHEET"~ BUILDING TYPE I.ElEVATION'A' ISPANISH)
SHEET".7 BUILDING TYPE I-ElEVATIDN'A' ISPANISH)
SHEET"~ BUILDINGTYPEI.ElEVATION-B'(TUSCAN~
SHEET"-' BUILDINGTYPEI-ElEVATION'ß'aUSCAN~
SHEET A"" BUILDINGTYPEI-ElEVATIDN'B'aUSCAN~
SHEET"-" BUILDING,TYPEI-ElEVATION'C'IITAUANATE)
SHEET A,.,' BUILDING TYPEI-ElEVATlDN 'C'IITAUANATE)
SHEETA,." BUIlDINGTYPEI_ElEVATlON'C'(ITAlIANATE)
SHEET A2.1 BUILDING TYPE II. ARST FlOOAPLAN
SHEETA2-2 BlJILDINGTYPEil-SECONDFlOORPLAN
SHEETA2. BUILDINGTYPEil-THIADFlOORPLAN
SHEET- BUIlClNGTYPEIl-RODFPI.'oN
SHEET A2.' BUILDING TYPE II. ElEVATION 'A' ISPANISH)
SHEETA2.. BUILDING TYPEII-ElEVATlON'A' ISPANISH,
SHEET A2-7 BUILDING TYPE II. ElEVATION 'A' ISPANISH)
SHEET A2.. BUILDING TYPE II. ElEVATION 'B' (TUSCAN~
SHEET A2.' ' BUILDING TYPE II. ElEVATION 'B' (TUSCANY)
SHEET A2'" BUILDING TYPE II. ElEVATION 'B' (TUSCANY)
SHEET A2." BUILDING TYPE II - ElEVATION 'C' (ITAlIANATE)
SHEET A2-12 BUILDING TYPE II - ElEVATION 'C"ITAlIANATE)
SHEETA2." BUILDING TYPE II. ElEVATlON'C' IITAl.IANATE)
SHEET A3.1 BUILDING TYPE 111- "AST FlOOR PLAN
SHEET A3-2 BUILDING TYPE III. SECOND FlOOR PLAN
SHEET A3. BUILDING TYPE 111- THIRD FlOOR PLAN
SHEET A3-4 BUILDING TYPE III. ROOF PI.'oN
SHEET A3.' - BUILDING TYPE III. ElEVATION "A" ISPANISH)
SHEET A3~ BUILDING TYPE 111- ElEVATION 'A' ISPANISH)
SHEETA3-7 BUILDING TYPE III. ElEVATION 'A' ISPANISH)
SHEET A3-8 BUILDING TYPE III. ElEVATION 'ß' (TUSCANY)
SHEET A3., BUILDING TYPElIl - ElEVATION'B' aUSCAN~
SHEETA3-" BUILDING TYPE III. ElEVATlON'ß,(TUSCANY)
SHEET A3." BUILDING TYPE 111- ElEVATION 'C' (ITAUANATE)
SHEET A3.12 BUILDING TYPE 111- ElEVATION 'C' IITAlIANATE)
SHEET A3-13, BUILDING TYPE III. ElEVATION 'C' (ITAlIANATE)
SHEET A.., All BUILDING TYPES - OPTIONAl WRAP","OUND PORCH
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TRACT NO. 32170
City ofTemecula, California
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PRODUCT REVIEW PLANS
HAR VESTON
CIVIL ENGINEER,
lUNDSTROM . ASSOCIATES
"" CAMINO DEL RIO 5OUT". 5UITE '00
5AN DIE"O, CALIFORNIA """0
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MASTER DEvELOPER:
PROJECT KEY MAP
lENNA'" COMMUNITIES
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CONTACT, Hr. Mel Mercado
ARC¡'.4ITECT:
DENNIS Fl'T"NN ARCHITECTS
""'" E. LA PALHA. SUITE 6
ANA"EIH. CA ,,""',
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CONTACT, Hr. Ken Tobl.""
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DAViD NEAULT ASSOCIATES, iNC.
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TEHECULA, CALIFORNIA ~,..'"
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CONTACT, Hr. David 5. Neau",
NB-6Tr.32170
City of Temecula, Ca.
PROJECT VICINITY
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ATTACHMENT NO.2
PC RESOLUTION NO. 2004--
R,\D 1'\2004\04-0077 Harveston Neighborhood 6\RestorelFinal Staff Report.dotdoo
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PC RESOLUTION NO. 2004--
RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF TEMECULA APPROVING PLANNING APPLICATION NO.
PA04-0077 A DEVELOPMENT PLAN APPROVING THE
ARCHITECTURAL DESIGN AND PLACEMENT OF SIXTY-NINE
(69) ATTACHED SINGLE-FAMILY CONDO MINIMUMS WITHIN
THE TRACT ("SAVANNAH"), LOCATED IN PLANNING AREA 3
OF THE HARVESTON SPECIFIC PLAN.
WHEREAS, William Lyon Homes filed Planning Application No. PA04-0077 (the
"Application") in a manner in accord with the City of Temecula General Plan, Development Code
and Subdivision Ordinance;
WHEREAS, the Application was processed including, but not limited to 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 November 3, 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;
WHEREAS, at the conclusion of the Commission hearings 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 RESOLVE, DETERMINE AND ORDER AS FOLLOWS:
Section 1. That the above recitations are true and correct and are hereby
incorporated by reference.
Section 2. Development Plan FindinQs. That the Planning Commission, in approving
the Application, hereby makes the following findings as required in Section 17.05.010 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 single-family detached condominium homes are permitted in the Medium
2 land use designation contained in the Harveston Specific Plan. The project is also
consistent with the Medium land use designation contained in the General Plan. The site
is properly planned and zoned, and as conditioned, is physically suitable for the type and
density of residential development proposed. The project, as conditioned, is also
consistent with other applicable requirements of State law and local ordinances,
including the Environmental Quality Act (CEQA), and fire and building codes.
B. The overall development of the land is designed for the protection of the public
health, safety and general welfare.
R,\D 1'\2004\04-0077 H..-veston Neighbo,hood 6\RestorelFinal PCReso - WILLIAM L YON.doc
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The overall design of the attached single-family condominium homes, including the site,
buildings, parking, circulation, and other associated site improvements, is consistent with
and intended to protect the health and safety of those living and working in and around
the site. 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 3. Environmental Compliance. The proposed project has been determined
to be consistent with the previously approved Harveston Specific Plan EIR and is exempt from
further Environmental Review (CEQA Section 15162 subsequent EIR's and Negative
Declarations).
Section 4. Conditions. The Planning Commission of the City of Temecula approves
the application (PA04-0077) a Development Plan for the architectural design and placement of
sixty (69) attached single family condominiums in a portion of Planning Area 3 of the Harveston
Specific Plan for all of the foregoing reasons and subject to the project specific conditions set
forth on Exhibit A attached hereto, and incorporated herein by this reference together with any
and all other necessary conditions that may be deemed necessary.
Section 6. PASSED, APPROVED AND ADOPTED by the City of Temecula
Planning Commission this 3rd day of November 2004.
John Telesio, Chairman
.
ATTEST:
Debbie Ubnoske, Secretary
[SEALJ
.
R:ID 1'\2004\04.0077 Harveston Neighborhood 6\RestorelFinal PeReso - WILLIAM L YON.doc
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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 3rd day of November 2004, by
the following vote:
AYES:
NOES:
PLANNING COMMISSIONERS:
PLANNING COMMISSIONERS:
ABSENT:
ABSTAIN:
PLANNING COMMISSIONERS:
PLANNING COMMISSIONERS:
Debbie Ubnoske, Secretary
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EXHIBT A
DRAFT CONDITIONS OF APPROVAL
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EXHIBIT A
CITY OF TEMECULA
DRAFT CONDITIONS OF APPROVAL
Planning Application No.:
PA04-0077 Development Plan
Project Description:
A Development Plan to construct 69 attached
single-family condominium units on 4.6 acres
located at the northwest corner of Harveston
Drive and Lakeview Road within Neighborhood
6 (Planning Area 3) of the Harveston Specific
Plan.
DIF Category:
Per Development Agreement
MSHCP Category:
Single Family Residential
TUMF Fee:
Per Development Agreement
Assessor's Parcel No.:
916-170-014
Approval Date:
November 3, 2004
Expiration Date:
November 3, 2006
PLANNING DIVISION
Within Forty-Eight (48) Hours of the Approval of this Project
1.
The applicant/developer 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 Determination 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/developer
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
R,\D 1'12004\04.0077 Harvestcn Neigbborhood 6\Restore\Draft Conditions of Approval.doc
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3.
4.
5.
6.
7.
8.
9.
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.
.
All conditions shall be complied with prior to any occupancy or use allowed by this
Development Plan.
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 development of the premises shall substantially conform to the approved Exhibits D
(Site Plan), E (Grading Plan), F (Building Elevations), G (Floor Plans), H (Landscape Plan),
and the Color and Material Board contained on file with the Planning Department.
The applicant shall comply with standards, conditions and requirements set forth in the
Harveston Specific Plan, Mitigation Monitoring Program, Conditions of Approval of PA04-
0078 and the Development agreement for the Harveston Specific Plan.
The Development Code requires double garages to maintain a minimum clear interior
dimension of 20' x 20'. This shall be clearly indicated on the plans prior to the issuance of
building permits for the project. Interior dimensions are measured from the inside of garage
wall to opposite wall, steps, landing, equipment pedestals, bollards or any similar type
feature. When the top of the stem wall is more than 8" above the garage floor, the required
dimension is measured from the inside edge of the stem wall.
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.
.
10.
The colors and materials for the project (including buildings, exterior light fixtures, mailbox
structures, shade structures, tables, trash enclosures, seating benches, cooking grills,
decorative paving, pilasters and walls) shall substantially conform to those approved and
contained on file with the Planning Department. Any deviation from the approved colors and
materials shall require approval of the Director of Planning.
Undeveloped phases of the project shall be hydro seeded and irrigated to reduce dust.
11.
12.
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.
.
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13.
The applicant shall submit to the Planning Department for permanent filing two (2) 8" X 10"
glossy photographic color prints of the approved Color and Materials Board and of the
colored version of approved Exhibit "F", the colored architectural elevations to the
Community Development Department - Planning Division for their files. All labels on the
Color and Materials Board and Elevations shall be readable on the photographic prints.
Prior to Issuance of Grading Permits
14.
A copy of the Grading Plan shall be submitted and approved by the Planning Department.
Prior to Issuance of Building Permit
15.
Three (3) copies of Construction Landscaping and Irrigation Plans shall be reviewed and
approved by the Planning Department. These plans shall conform substantially with the
approved Exhibit "H", 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 following items shall accompany the plans:
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).
b.
c.
d.
16.
All utilities shall be screened from public view. Landscape construction drawings shall show
and label all utilities and provide appropriate screening. Provide a 3' clear zone around fire
check detectors as required by the Fire Department before starting the screen. 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. Locate all light poles on plans and
insure that there are no conflicts with trees.
17.
A landscape maintenance program shall be submitted for approval with the landscape
construction plans, 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 carryout the detailed program.
18.
Any optional exterior treatments such as garage doors, front doors, entry gates etc., shall be
shown on the construction plans and be subject to Planning Department review and
approval.
19.
The applicant shall submit a mailbox plot plan clearly indicating the location of each mailbox
structure throughout the project site subject to Planning Department review and approval.
20.
Construction plan building elevations shall be modified to show and label the following
garage door styles:
Italianate Buildings - Wayne Dalton - "Westfield"
a.
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b.
Tuscany Buildings - Wayne Dalton - "Charleston"
Spanish Buildings - Wayne Dalton - "Oak Park"
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c.
Prior to Building Occupancy
21.
The property owner shall fully install all required landscaping and irrigation within each
specific development phase as show on the approved site plan 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 issuance of the first occupancy permit within the development
phase.
DEPARTMENT OF PUBLIC WORKS
General Requirements
22.
23.
24.
25.
26.
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.
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.
.
The Applicant shall comply with all underlying Conditions of Approval for Harveston Specific
Plan No.13 (PA99-0418) as approved on August 14, 2001.
The Applicant shall comply with all underlying Conditions of Approval for Tentative Tract
Map No. 29639(PAOO-0295) as approved on August 14, 2001.
Prior to Issuance of a Grading Permit
27.
28.
29.
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.
30.
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
.
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31.
32.
33.
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.
NPDES - The project proponent shall implement construction-phase and post-construction
pollution prevention measures consistent with the State Water Resources Control Board
(SWRCB) and City of Temecula (City) NPDES programs. Construction-phase measures
shall include Best Management Practices (BMPs) consistent with the City's Grading, Erosion
& Sediment Control Ordinance, the City's standard notes for Erosion and Sediment Control,
and the SWRCB General Permit for Construction Activities. Post-construction measures
shall be required of all Priority Development Projects as listed in the City's NPDES permit.
Priority Development Projects will include a combination of structural and non-structural
onsite source and treatment control BMPs to prevent contaminants from commingling with
stormwater and treat all unfiltered runoff year-round prior to entering a storm drain.
Construction-phase and post-construction BMPs shall be designed and included into plans
for submittal to, and subject to the approval of, the City Engineer prior to issuance of a
Grading Permit. The project proponent shall also provide proof of a mechanism to ensure
ongoing long-term maintenance of all structural post-construction BMPs.
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
e. Temecula Fire Prevention Bureau
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.
34.
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.
35.
Prior to Issuance of a Building Permit
36.
Improvement plans and/or precise grading plans shall conform to applicable City of
T emecula 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.
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37.
38.
39.
40.
Driveways shall conform to the applicable City of Temecula Standard No. 207A.
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.
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.
b.
.
c.
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 the Development Agreement between the City and
Developer dated August 28, 2001.
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
41.
42.
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.
43.
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
44.
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.
To mitigate reduced access requirement a modified 13R fire sprinkler system is required in
all buildings within this development.
45.
46.
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 1500 G PM at
20 PS! residual operating pressure, plus an assumed sprinkler demand of 400 GPM for a
.
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47.
48.
49.
50.
.
51.
52.
53.
54.
55.
56.
.
total fire flow of 1900 GPM with a 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 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 of1 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 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)
The gradient for a fire apparatus access roads shall not exceed fifteen (15) percent. (CFC
902.2.2.6 Ord. 99-14)
Prior to building construction, dead end road ways and streets in excess of one hundred and
fifty (150) feet which have not been completed shall have a turnaround capable of
accommodating fire apparatus. (CFC 902.2.2.4)
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
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57.
58.
59.
60.
61.
62.
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)
Priòr 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 andlor
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 a Certificate of Occupancy or building final, a directory display
monument sign shall be required for apartment, condominium, townhouse or mobile home
parks. Each complex shall have an illuminated diagrammatic layout of the complex which
indicates the name of the complex, all streets, building identification, unit numbers, and fire
hydrant locations within the complex. Location of the sign and design specifications shall be
submitted to and be approved by the Fire Prevention Bureau prior to installation.
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)
63.
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 fire fighting personnel. (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.
64.
Special Conditions
65.
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
.
KID 1'12004\04-0077 Harveston-Neighborhood 6IRestnreIDraft Conditions of Approva!.doc
8
.
.
.
66.
67.
Fire Prevention Bureau. Alternative file formats may be acceptable, contact fire prevention
for approval.
The applicant shall comply with the requirements of the Fire Code permit process and
update any changes in the items and quantities approved as part of their Fire Code permit.
These changes shall be submitted to the Fire Prevention Bureau for review and approval per
the Fire Code and is subject to inspection. (CFC 105)
The applicant shall submit for review and approval by the Riverside County Department of
Environmental Health and City Fire Department an update to the Hazardous Material
Inventory Statement and Fire Department Technical Report on file at the city; should any
quantities used or stored onsite increase or should changes to operation introduce any
additional hazardous material not listed in existing reports. (CFC Appendix II-E)
COMMUNITY SERVICES
68.
69.
70.
71.
72.
All private streets, parkways within the right of way along Charleston Lane, residential
streetlights on private streets, open space, recreational area, pedestrian access areas,
monumentation, trash enclosures and fencing shall be maintained by an established Home
Owner's Association.
All areas intended for dedication to the TCSD for maintenance shall be identified on the final
map by numbered lot and indexed to identify said lot number as proposed TCSD
maintenance area.
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.
The trash enclosures shall be large enough to accommodate a recycling bin, as well as,
regular solid waste containers.
The developer, the developer's successor or assignee, shall be responsible for all
maintenance of the slopesllandscaping areas until such time as those responsibilities are
accepted by the TCSD or other responsible party.
Prior to Issuance of Building Permits
73.
The developer shall provide TCSD verification of arrangements made with the City's
franchise solid waste hauler for disposal of construction debris.
74.
Prior to issuance of building permit or the installation of additional street lighting to be
maintained by TCSD, which ever occurs first, the developer shall complete the TCSD
application process, submit the approved Edison streetlight improvement plans and pay the
appropriate energy fees related to the transfer of street lighting into the TCSD maintenance
program.
Prior to Certificate of Occupancy
75.
It shall be the developer's responsibility to provide written disclosure of the existence of the
TCSD and its service level rates and charges to all prospective purchasers.
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9
. 76.
The developer or his assignee shall submit, in a format as directed by TCSD staff, the most
current list of Assessor's Parcel Numbers assigned to the final project.
.
BUILDING DEPARTMENT
77.
78.
79.
80.
81.
82.
83.
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 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)
84.
Provide disabled access from the public way to the main entrance of the building.
85.
Provide van accessible parking located as close as possible to the main entry.
86.
A sound transmission control study shall be prepared and submitted attime of plan review in
accordance with the provisions of Appendix Chapter 12, Section 1208A, of the 2001 edition
of the California Building Code.
87.
Provide house electrical meter provisions for power for the operation of exterior lighting, fire
alarm systems.
88.
Provide appropriate stamp of a registered professional with original signature on plans prior
to permit issuance.
89.
Provide electrical plan including load calculations and panel schedule, plumbing schematic
and mechanical plan for plan review.
.
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10
. 90.
91.
92.
93.
94.
95.
.
.
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.
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
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 Printed Name
KID 1'\2004\04-0077 Harveston Neighborhood 6\RestorelDraft Conditions of Approval.doc
11
.
ITEM #5
.
.
.
.
.
Date of Meeting:
Prepared by:
STAFF REPORT - PLANNING
CITY OF TEMECULA
PLANNING COMMISSION
November 3, 2004
Matt Harris
Title:
Associate Planner
File Number
Application Type:
Development Plan
PA04-0079
Project Description:
Recommendation:
(Check One)
CEQA:
(Check One)
A Development Plan to construct 93 attached single-family
condominium units on 6.43 acres located within a portion of Planning
Area 5 of the Harveston Specific Plan. The subject property is located
at the southwest corner of Harveston Way and Margarita Road.
~ Approve with Conditions
0 Deny
0 Continue for Redesign
0 Continue to:
0 Recommend Approval with Conditions
0 Recommend Denial
[8] Notice of Determination - Exempt
from further review
15162
Section
0 Negative Declaration
0 Mitigated Negative Declaration with Monitoring Plan
DEIR
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I
PROJECT DATA SUMMARY
.
Applicant:
William Lyon Homes
General Plan Designation:
Medium (M)
Zoning Designation:
Medium 2 (M2) Density Residential Zone (Harveston SP)
SitelSurrounding Land Use:
Site:
Vacant
North:
South:
East:
West:
Harveston Park/Recreation Center
Commercial/High School
Apartments (Under Construction)
Residential (Under Construction)
Lot Area:
6.43 Acres
Landscape Area/Coverage
N/A
Parking Required/Provided
233 Spaces Required/ 233 Spaces Provided
BACKGROUND SUMMARY
.
The applicant is proposing to construct 93 attached single-family condominium units within
Planning Area 5 of the Harveston Specific Plan. At staff's request, a Planning Commission
Subcommittee consisting of Commissioners Telesio and Matthewson met with the applicants
on September 8, 2004 to discuss various architectural issues.
Since that time, the applicant has made all architectural upgrades/modifications requested by
staff and the PC Subcommittee. On September 9, 2004, a two lot Tentative Tract Map (32169)
was approved by the Planning Director for the project site. The tract map was for condominium
purposes and was conditioned to require that the Final Map not be recorded until this
Development Plan is approved by the Planning Commission so as to ensure conformity.
PROJECT DESCRIPTION
Site Plan
The project site is served by two ingress/egress points off Savannah Drive. Units will back onto
the interior circular private street system consisting of 24-foot wide fire and access easements.
Garage doors directly abut the streets. The fronts of the units either face onto the perimeter
property lines or interior open space areas. The units are accessed via pedestrian greenbelts
which trayerse between buildings and connect with the street network. Two central recreational
open space areas are provided in the middle of the site with interior units fronting onto this area.
The smaller open space area to the west consists of open turf with dining and cooking
amenities. The larger area to the east has these amenities and a children's tot lot. Only the
south property line is at grade with the adjacent public streets surrounding the site. Slopes
.
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2
.
.
.
maintained by TCSD will separate property lines from adjacent streets. Private courtyards will
be provided in front of each unit allowing individual owners to improve these areas. The
greenbelt areas outside the courtyards will be maintained as common area. In addition to the
two enclosed parking spaces per unit, 47 uncovered guest parking spaces have been provided
which have been evenly dispersed throughout the site.
Product Review
Three building types ranging from 2 to 5 bedrooms are proposed and three architectural styles
(Spanish, Tuscan and Italianate) will be utilized for each building type. A total of 18 buildings will
be constructed onsite (3-Type I, 9-Type II & 6-Type III). Unit numbers and sizes per building
type include the following:
Building Type I
Four Floor Plans
Unit 1 - 1,528 Sq. Ft. 2-Story with Loft
Unit 2 - 1,580 Sq. Ft. 2-Story
Unit 3 - 1,671 Sq. Ft. 2-Story
Unit 4 - 2,075 Sq. Ft. 3-Story
Four Units Per Building
One of Each Constructed
Building Type II
Four Floor Plans
Unit 1 - 1,528 Sq. Ft. 2-Story with Loft
Unit 2 - 1,580 Sq. Ft. 2-Story
Unit 3 - 1,671 Sq. Ft. 2-Story
Unit 4 - 2,075 Sq. Ft. 3-Story
Five Units Per Building
Two Unit 2's and One of Each Other Constructed
Building Type III
Three Floor Plans
Unit 1 - 1,528 Sq. Ft. 2-Story with Loft
Unit 2 - 1,580 Sq. Ft. 2-Story
Unit 3 - 1,671 Sq. Ft. 2-Story
Six Units Per Building
Two of Each Unit Constructed
LandscapinQ
Both sides of the main entry drives are fully landscaped with monumentation walls. Purple Leaf
Plum, Bradford Pear, Mondell Pine and Australian Willow trees are utilized along with turf and a
variety of massing and foreground accent shrubs. Approximately 15 varieties of trees will be
utilized onsite along with 20 shrub varieties. All of the greenbelts onsite are also fully
R:\D 1'\2004\04.0079 Harvesto" Neighborhood 12\Restore\FINAL STAFF REPORTdoc
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landscaped with trees and shrubs planted along both sides of the pedestrian trails. Several
trees are utilized within the open space areas providing needed shade for recreational activities.
These common areas will be maintained by a Homeowners Association.
.
ANALYSIS
Consistency with Specific Plan
In accordance with Section 11.4.3 of the Harveston Specific Plan, single-family attached housing
is a permitted use in the Medium 2 (M2) Density Residential Zone.
With regard to project density, Section 3.0 of the Harveston Specific Plan identifies a density
range of 7-13 dwelling units per acre and a dwelling unit target of 75 units within Planning Area
5. The applicant is requesting to develop 93 units on site by transferring unused surplus units
from previously approved planning areas within the specific plan boundary. Based on previously
approved densities within the specific plan, staff has determined that a sufficient surplus of units
currently exists to permit the 93 units on site. Section 11.0 allows a maximum of 20% of the
dwelling unit target for the planning area (15 units) to be transferred. Staff believes the three
additional units proposed can be permitted onsite in accordance with Section 3.3.9 given that:
a. Adequate services are available to accommodate the proposed density.
b. Adequate access and circulation have been provided for the site.
c. An innovative cluster housing design has been utilized which utilizes pedestrian
greenbelts and open spacel recreation areas.
Site Plan
.
Section 11.4.3 of the Harveston Specific Plan indicates that development standards relating to
setbacks may be varied by the Director of Planning for clustered projects within the M2 zoning
district to achieve innovative housing types around courtyards and open spaces. In addition, no
minimum landscaping, recreational or open space area standards are specified. Staff believes
that the overall layout of the buildings onsite and resulting open space, recreational and
landscape areas serve to achieve an innovative neighborhood meeting the intent of this Specific
Plan provision. Therefore, staff believes that proposed building setbacks onsite are appropriate.
The Specific Plan requires that a minimum of two enclosed parking spaces be provided for each
of the units onsite. Two enclosed spaces have been provided for each unit. However, given that
this is an attached housing project and given that the products have multiple bedrooms and no
driveways leading up to the garages, staff believes that onsite guest parking spaces are
necessary. The Specific Plan is silent regarding guest parking spaces for attached housing.
Staff worked with the applicant to achieve 47 guest parking spaces onsite utilizing a ratio of one
guest space per 2 units. Staff believes the onsite parking is adequate to accommodate the
proposed project. The project will be developed in five phases onsite. Staff has determined that
the phase lines are logical and appropriate should future phases be delayed.
Product Review
Subsequent to application submittal, staff worked with the applicant to achieve additional
articulation along rear building elevations which abut interior streets. Moreover, additional
distinction was achieved between each of the three architectural styles and between building
.
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.
.
.
types having the same architectural style through the incorporation of additional decorative
features and elements. Staff also worked with the applicant to obtain more architecturally
compatible garage door designs to enhance interior street scenes. A variety of enhanced stucco
finishes have also been added to achieve distinction including 20/30 aggregate sand finish for
the Spanish and Italianate designs and a light lace finish for the Tuscan design. Multiple mailbox
structure designs and a variety of courtyard wall styles have been added to eliminate monotony
and repetition throughout the site.
In accordance with Section 10.4.1 of the Harveston Specific Plan, staff has determined that none
of the three architectural styles utilized for this project serve to exceed the 20% maximum style
threshold required in Harveston. Moreover, staff has determined that the proposed home
products are consistent with all applicable design standards as specified in Section 10.0 of the
Harveston Specific Plan.
Landscapinç¡
The landscape plan including walls, entry statements and decorative paving, conforms to the
landscape requirements of the Harveston Specific Plan, Development Code and Design
Guidelines.
Access/Circulation
The Public Works Department has analyzed the projected traffic impact of the project and has
determined that the impacts are consistent with the traffic volumes projected for the site by the
previously approved Haryeston Specific Plan EIR. The Fire Department has also reviewed the
plan and determined that there is proper access and circulation to provide emergency services
to the site.
ENVIRONMENTAL DETERMINATION
1Z11.
The proposed project has been determined to be consistent with the previously
approved Harveston Specific Plan EIR and is exempt from further Environmental
Review (CEQA Section 15162 subsequent EIR's and Negative Declarations).
CO NCLUSIONIRECOM M EN DATION
Staff recommends adoption of a Resolution approving the application with the following findings
and attached conditions of approval.
FINDINGS
Development Plan (Code Section 17.05.010)
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 proposed single-family detached condominium homes are permitted in the Medium 2
land use designation contained in the Harveston Specific Plan. The project is also
consistent with the Medium land use designation contained in the General Plan. The site
is properly planned and zoned, and as conditioned, is physically suitable for the type and
R,\D 1'\2004\04-0079 Harveston Neighborhood 12\RestorelFINAL STAFF REPORTdoc
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density of residential development proposed. The project, as conditioned, is also
consistent with other applicable requirements of State law and local ordinances, including
the Environmental Quality Act (CEQA), and fire and building codes.
2.
The overall development of the land is designed for the protection of the public health,
safety and general welfare.
The overall design of the attached single-family condominium homes, including the site,
buildings, parking, circulation, and other associated site improvements, is consistent with
and intended to protect the health and safety of those living and working in and around
the site. 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.
Plan Reductions - Blue Page
2.
PC Resolution No. 2004 -- Blue Page 9
Exhibit A - Conditions of Approval
R:ID 1'\2004\04-0079 Harvestoo Neighborhood 12\Restore\FINAL STAFF REPORT.doc
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.
.
.
.
.
.
ATTACHMENT NO.1
PLAN REDUCTIONS
R:\D 1'\2004\04.0079 Harveston Neighborbood 12\Restore\FINAL STAFF REPORT.doc
7
.
.
DEVELOPMENT PLAN
TRACT NO. 32169
HARVESTON NEIGHBORHOOD 12
(HARVESTON TR. 29639-2 LOT 17)
City ,of Temecula, California
OWNER/APPliCANT
WilLIAM LYON HOMES. INC.
11800 STERLING AYENUE, SUITE A
RIYERSIDE, CA 92503
(909) 637.2260
SHEET INDEX
SHEET' TITLE SHEET
SHEETC.I SIT"'LAN
SHEET 0.2 SITEPLAN
SHEET 0., SITEPLAN
SHEEn.1 LANDSCAPEmLESHEET
SHEET L.2 COMMON AREA LANDSCAPE LEGEND
SHEET L.' CCMMON AREA LANDSCAPE PLAN
SHEET L4 CCMMDN AREA ENLARGEMENT
SHEET L. WAU. PLAN
SHEm. CONSTRUCTION DET~LS
SHEET L.7 CONSTRUCTION DETAILS. 2
SHEETL. CONSTRUCTIONOET~LS.'
SHEET AI.' BUILDING TYPE ,. FlRS7 FLOOR PLAN
SHEET AI.2 BUILDING TYPE I. SECOND FLOOR PLAN
SHEET At., BUILDING TYPE I. THIRD FLOOR PLAN
SHEET At., BU,LDINGTYPEI.RDOFPLAN
SHEET AI.S BUILDING TYPE ,. ELEVATION 'A' (SPANISH)
SHEET At< BUILDING TYPEI. ELEVATION 'A' (SPANISH)
SHEET A1-7 BUILDING TYPEI- ELEVATION 'A' (SPANISH)
SHEET At< BUILDING TYPEI. ELEVATION 'B' (TUSCAm)
SHEET AI.' BUILDINGTYPEI.ELEVATION'B'(TUSCANy)
SHEET AI.IO BUILDING TYPE I. ELEVATION 'B' (TUSCAm)
SHEETAI.I' BUILDING1'VPEI.ELEVATION'C"OTAUANATE)
SHEET A1-12 BUILDING TYPE I. ELEVATION 'C' (ITALIANATE)
SHEETAI.13 BUILDINGTYPEI.ELEVATJON'C'(ITALIANATE)
SHEET A2'1 BUILDING TYPE II. FIRST MOR PLAN
SHEET A2.2 BUILDING TYPE II. SECOND FLOOR PLAN
SHEET A2.' BUILDING TYPE II. THIRD FLOOR PLAN
SHEET A24 BUILDING TYPE II . ROOF PLAN
SHEET A2.S BUILDING tYPE II. ELEVATION 'A' (SPANISH)
SHEET A2. BUILDING TYPE II. ELEVATION 'A' (SPANISH)
SHEET A2.7 BUILDING TYPE II. ELEVATION 'A' (SPANISH)
SHEET A2. ,BUILDING TYPE II. ELEVATION 'B' (TUSCANY)
SHEET A2'9, , BUILDING TYPE II. ELEVATION 'B' (TUSCANY)
SHEET A2.1O BUILDING TYPE II. ELEVATION 'B' (TUSCANY)
SHEET A2.11 BUILDING TYPE II. ELEVATlDN'C' (ITALIANATEI
SHEET A2.12BUILDING TYPE II. ELEVATION 'C' (ITALIANATE)
SHEET A2.13BUILDING tYPE II. ELEVATION 'C' (ITALL-\NATE)
SHEET A3-1 ,BUILDING TYPE III. FlRSTFLDOR PLAN
SHEET A3-2 BUILDING TYPE III. SECOND FLOOR PLAN
SHEETA3." BUILDINGTYPEIII.THIRDFLOORPLAN
SHEET A34 BUILDING TYPE III. ROOF PLAN
SHEET A3-5 BUILDING TYPE III. ELEVATION 'A' (SPANISH)
SHEET A3< BUILDING TYPE III.. ELEVATION 'A' (SPANISH)
SHEET A3.T BUILDING TYPE III - ELEVATION 'A' (SPANISH)
SHEET"" BUILDINGTYPEIII.ELEVATlON'B'(TUSCAm)
SHEET A3-B BUILDING TYPE III. ELEVATION 'B' (TUSCANY)
SHEETA3.ID BUILDING TYPE III. ELEVATlON'B'(TUSCANY)
SHEET A3.11 BUILDING TYPE III. ELEVATION 'C" (ITAUANATE)
SHEET A3.12BUILDING TYPE III. ELEVATION 'C. (ITALIANATE)
SHEET A3.13 BUILDING TYPE III. ELEVATION 'C. (ITAUANATE)
SHEET AH AU. BUILDING TYPES. OPTIONAL WRAP.AROUND PORCH
.
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TRACT NO. 32169
City of Temecula,California
LEGEND
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LENNAR COMMUNITIE&
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DAVID NEAULT A&&OCIATE&, INC.
416" ENTERPRISE CIRCLE NORT" 5UITE 14Ø
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ATTACHMENT NO.2
PC RESOLUTION NO. 2004--
R:ID 1'12004\04-0079 Harveston Neighbü<hood 12\RestorelFlNAL STAFF REPORT.doc
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PC RESOLUTION NO. 2004--
RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF TEMECULA APPROVING PLANNING APPLICATION NO.
PA04-0079 A DEVELOPMENT PLAN APPROVING THE
ARCHITECTURAL DESIGN AND PLACEMENT OF NINETY-
THREE (93) ATTACHED SINGLE-FAMILY CONDOMINIMUMS
WITHIN THE TRACT ("SAVANNAH"), LOCATED IN PLANNING
AREA 5 OF THE HARVESTON SPECIFIC PLAN.
WHEREAS, William Lyon Homes filed Planning Application No. PA04-0079 (the
"Application") in a manner in accord with the City of Temecula General Plan, Development Code
and Subdivision Ordinance;
WHEREAS, the Application was processed including, but not limited to 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 November 3, 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;
WHEREAS, at the conclusion of the Commission hearings 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 RESOLVE, DETERMINE AND ORDER AS FOLLOWS:
Section 1. That the above recitations are true and correct and are hereby
incorporated by reference.
Section 2. Development Plan FindinQs. That the Planning Commission, in approving
the Application, hereby makes the following findings as required in Section 17.05.010 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 single-family detached condominium homes are permitted in the Medium
2 land use designation contained in the Harveston Specific Plan. The project is also
consistent with the Medium land use designation contained in the General Plan. The site
is properly planned and zoned, and as conditioned, is physically suitable for the type and
density of residential development proposed. The project, as conditioned, is also
consistent with other applicable requirements of State law and local ordinances,
including the Environmental Quality Act (CEQA), and fire and building codes.
B. The overall development of the land is designed for the protection of the public
health, safety and general welfare.
R:ID P\2004104.0079 Harveston Neighborhood 12\RestorelFinal PC Reso.doc
The overall design of the attached single-family condominium homes, including the site,
buildings, parking, circulation, and other associated site improvements, is consistent with
and intended to protect the health and safety of those living and working in and around
the site. 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 3. Environmental Compliance. The proposed project has been determined
to be consìstentwith the previously approved Harveston Specific Plan EIR and is exempt from
further Environmental Review (CEOA Section 15162 subsequent EIR's and Negative
Declarations).
Section 4. Conditions. The Planning Commission of the City of Temecula approves
the application (PA04-0079) a Development Plan for the architectural design and placement of
ninety-three (93) attached single family condominiums in Planning Area 5 of the Harveston
Specific Plan for all of the foregoing reasons and subject to the project specific conditions set
forth on Exhibit A attached hereto, and incorporated herein by this reference together with any
and all other necessary conditions that may be deemed necessary.
Section 6. PASSED, APPROVED AND ADOPTED by the City of Temecula
Planning Commission this 3rd day of November 2004.
John Telesio, Chairman
.
ATTEST:
Debbie Ubnoske, Secretary
[SEAL]
.
R:\O P\2004104.0079 Harveston Neighborhood 121RestorelFinai PC Reso.doc
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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 3rd day of November 2004, by
the following vote:
AYES:
NOES:
PLANNING COMMISSIONERS:
PLANNING COMMISSIONERS:
ABSENT:
PLANNING COMMISSIONERS:
PLANNING COMMISSIONERS:
.ABSTAIN:
Debbie Ubnoske, Secretary
R:ID P\2004104.0079 Harveston Neighborhood 121RestorelFinai PC Reso.doc
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EXHIBIT A
DRAFT CONDITIONS OF APPROVAL
RID P\2004104-0079 Harveston Neighborhood 12\RestorelFinal PC Reso.doc
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EXHIBIT A
CITY OF TEMECULA
DRAFT CONDITIONS OF APPROVAL
Planning Application No.:
PA04-0079 Development Plan
Project Description:
A Development Plan to construct 93 attached
single-family condominium units on 4.6 acres
located at the southwest corner of Harveston
Way and Margarita Road within Neighborhood
12 (Planning Area 5) of the Harveston Specific
Plan.
DIF Category:
MSHCP Category:
Per Development Agreement
Single Family Residential
TUMF Fee:
Per Development Agreement
Assessor's Parcel No.:
916-170-012-,020 & Portion of 018
Approval Date:
November 3, 2004
Expiration Date:
November 3, 2006
PLANNING DIVISION
Within Forty-Eight (48) Hours of the Approval of this Project
1.
The applicant/developer 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 Determination 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/developer
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
R:\D P\2004\o4.0079 Harveston Neighborhood 12\Restore\Draft Conditions of Approval.doc
3.
4.
5.
6.
7.
8.
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.
All conditions shall be complied with prior to any occupancy or use allowed by this
Development Plan.
.
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 development of the premises shall substantially conform to the approved Exhibits D
(Site Plan), E (Grading Plan), F (Building Elevations), G (Floor Plans), H (Landscape Plan),
and the Color and Material Board contained on file with the Planning Department.
The applicant shall comply with standards, conditions and requirements set forth in the
Harveston Specific Plan, Mitigation Monitoring Program, Conditions of Approval of PA04-
0078 and the Development agreement for the Harveston Specific Plan.
The Development Code requires double garages to maintain a minimum clear interior
dimension of 20' x 20'. This shall be clearly indicated on the plans prior to the issuance of
building permits for the project. Interior dimensions are measured from the inside of garage
wall to opposite wall, steps, landing, equipment pedestals, bollards or any similar type
feature. When the top of the stem wall is more than 8" above the garage floor, the required
dimension is measured from the inside edge of. the stem wall.
.
9.
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.
10.
The colors and materials for the project (including buildings, exterior light fixtures, mailbox
structures, shade structures, tables, trash enclosures, seating benches, cooking grills,
decorative paving, pilasters and walls) shall substantially conform to those approved and
contained on file with the Planning Department. Any deviation from the approved colors and
materials shall require approval of the Director of Planning.
Undeveloped phases of the project shall be hydro seeded and irrigated to reduce dust.
11.
12.
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 settothe Planning Department for
their files.
.
R:\D P\2004\O4.0079 Harveston Neighborhood 12\Restore\Draft Conditions of ApprovaLdoc
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13.
The applicant shall submit to the Planning Department for permanent filing two (2) 8" X 10"
glossy photographic color prints of the approved Color and Materials Board and of the
colored version of approved Exhibit "F", the colored architectural elevations to the
Community Development Department - Planning Division for their files. All labels on the
Color and Materials Board and Elevations shall be readable on the photographic prints.
Prior to Issuance of Grading Permits
14.
A copy of the Grading Plan shall be submitted and approved by the Planning Department.
Prior to Issuance of Building Permit
15.
Three (3) copies of Construction Landscaping and Irrigation Plans shall be reviewed and
approved by the Planning Department. These plans shall conform substantially with the
approved Exhibit "H", 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 following items shall accompany the plans:
a. Appropriate filing fee (per the City of Temecula Fee Schedule at time of submittal).
b. One (1) copy of the approved grading plan.
c. 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).
d.
16.
All utilities shall be screened from public view. Landscape construction drawings shall show
and label all utilities and provide appropriate screening. Provide a 3' clear zone around fire
check detectors as required by the Fire Department before starting the screen. 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. Locate all light poles on plans and
insure that there are no conflicts with trees.
17.
A landscape maintenance program shall be submitted for approval with the landscape
construction plans, 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 carryout the detailed program.
18.
Any optional exterior treatments such as garage doors, front doors, entry gates etc., shall be
shown on the construction plans and be subject to Planning Department review and
approval.
The applicant shall submit a mailbox plot plan clearly indicating the location of each mailbox
structure throughout the project site subject to Planning Department review and approval.
19.
20.
Construction plan building elevations shall be modified to show and label the following
garage door styles:
a. Italianate Buildings - Wayne Dalton - "Westfield"
R:\D P\2004\Q4.0079 Harveston Neighborhood 1 2\Restore\Draft Conditions of Approval.doc
b.
Tuscany Buildings - Wayne Dalton - "Charleston"
Spanish Buildings - Wayne Dalton - "Oak Park"
.
c.
Prior to Building Occupancy
21.
The property owner shall fully install all required landscaping and irrigation within each
specific phase of development as shown on the approved site plan 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 issuance of the first occupancy permit within the development
phase.
DEPARTMENT OF PUBLIC WORKS
General Requirements
22.
23.
24.
25.
26.
A Grading Permit for either rough andlor 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 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 T emecula mylars.
The Applicant shall comply with all underlying Conditions of Approval for Harveston Specific
Plan No. 13 (PA99-0418) as approved on August 14, 2001.
.
The Applicant shall comply with all underlying Conditions of Approval for Tentative Tract
Map No. 29639(PAOO-0295) as approved on August 14, 2001.
Prior to Issuance of a Grading Permit
27.
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.
28.
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.
29.
30.
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
.
R:\D P\2004\O4-0079 Harveston Neighborhood 12\Restore\Draft Conditions of Approval.doc
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31.
32.
.
33.
34.
.
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.
NPDES - The project proponent shall implement construction-phase and post-construction
pollution prevention measures consistent with the State Water Resources Control Board
(SWRCB) and City of Temecula (City) NPDES programs. Construction-phase measures
shall include Best Management Practices (BMPs) consistent with the City's Grading, Erosion
& Sediment Control Ordinance, the City's standard notes for Erosion and Sediment Control,
and the SWRCB General Permit for Construction Activities. Post-construction measures
shall be required of all Priority Development Projects as listed in the City's NPDES permit.
Priority Development Projects will include a combination of structural and non-structural
onsite source and treatment control BMPs to prevent contaminants from commingling with
storm water and treat all unfiltered runoff year-round prior to entering a storm drain.
Construction-phase and post-construction BMPs shall be designed and included into plans
for submittal to, and subject to the approval of, the City Engineer prior to issuance of a
Grading Permit. The project proponent shall also provide proof of a mechanism to ensure
ongoing long-term maintenance of all structural post-construction BMPs.
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
e. Temecula Fire Prevention Bureau
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.
35.
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.
Prior to Issuance of a Building Permit
36.
Prior to the first building permit, Final Map No. 32169 shall be approved and recorded.
Improvement plans andlor precise grading plans shall conform to applicable City of
T emecula 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.
37.
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38.
39.
40.
Driveways shall conform to the applicable City of Temecula Standard No. 207A.
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.
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.
.
b.
c.
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 the Development Agreement between the City and
Developer dated August 28, 2001.
Prior to Issuance of a Certificate of Occupancy
41.
42.
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.
43.
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
44.
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.
45.
To mitigate reduced access requirement a modified 13R fire sprinkler system is required in
all buildings within this development.
46.
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 1500 G PM at
20 PSI residual operating pressure, plus an assumed sprinkler demand of 400 GPM for a
total fire flow of 1900 GPM with a 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 Prevention Bureau. The Fire Flow as given
above has taken into account all information as provided. (CFC 903.2, Appendix III-A)
.
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47.
48.
49.
50.
51.
.
52.
53.
54.
55.
56.
.
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 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)
The gradient for a fire apparatus access roads shall not exceed fifteen (15) percent. (CFC
902.2.2.6 Ord. 99-14)
Prior to building construction, dead end road ways and streets in excess of one hundred and
fifty (150) feet which have not been completed shall have a turnaround capable of
accommodating fire apparatus. (CFC 902.2.2.4)
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)
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57.
58.
59.
60.
61.
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 andlor
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 a Certificate of Occupancy or building final, a directory display
monument sign shall be required for apartment, condominium, townhouse or mobile home
parks. Each complex shall have an iIIumin~ted diagrammatic layout of the complex which
indicates the name of the complex, all streets, building identification, unit numbers, and fire
hydrant locations within the complex. Location of the sign and design specifications shall be
submitted to and be approved by the Fire Prevention Bureau prior to installation.
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)
62.
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)
.
63.
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 fire fighting personnel. (CFC 902.4)
64.
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
65.
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.
The applicant shall comply with the requirements of the Fire Code permit process and
update any changes in the items and quantities approved as part of their Fire Code
.
66.
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.
.
67.
permit. These changes shall be submitted to the Fire Prevention Bureau for review and
approval per the Fire Code and is subject to inspection. (CFC 105)
The applicant shall submit for review and approval by the Riverside County Department
of Environmental Health and City Fire Department an update to the Hazardous Material
Inventory Statement and Fire Department Technical Report on file at the city; should any
quantities used or stored onsite increase or should changes to operation introduce any
additional hazardous material not listed in existing reports. (CFC Appendix II-E)
COMMUNITY SERVICES
68.
69.
70.
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.
The trash enclosures shall be large enough to accommodate a recycling bin, as well as,
regular solid waste containers.
All private streets, parkways within the right of way along Savannah Drive, residential
streetlights on private streets, open space, recreational area, pedestrian access areas,
monumentation, trash enclosures and fencing shall be maintained by an established Home
Owner's Association.
Prior to Issuance of Building Permits
71.
72.
The developer shall provide TCSD verification of arrangements made with the City's
franchise solid waste hauler for disposal of construction debris.
Prior to issuance of building permit or the installation of additional street lighting to be
maintained by TCSD,which ever occurs first, the developer shall complete the TCSD
application process, submit the approved Edison streetlight improvement plans and pay the
appropriate energy fees related to the transfer of street lighting into the TCSD maintenance
program.
Prior to Certificate of Occupancy
73.
It shall be the developer's responsibility to provide written disclosure of the existence of the
TCSD and its service level rates and charges to all prospective purchasers.
The developer or his assignee shall submit, in a format as directed byTCSD staff, the most
current list of Assessor's Parcel Numbers assigned to the final project.
74.
BUILDING DEPARTMENT
75.
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 T emecula 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
76.
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77.
78.
79.
80.
81.
82.
83.
84.
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.
A sound transmission control study shall be prepared and submitted at time of plan review in
accordance with the provisions of Appendix Chapter 12, Section 1208A, of the 2001 edition
of the California Building Code. .
.
85.
Provide house electrical meter provisions for power for the operation of exterior lighting, fire
alarm systems.
86.
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.
87.
88.
Truss calculations that are stamped by the engineer of record and the truss manufacturer
engineer are required for plan review submittal.
89.
Provide precise grading plan at plan check submittal to check accessibility for persons with
disabilities.
90.
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.
91.
92.
Show all building setbacks.
.
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.
.
93.
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
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 Printed Name
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