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HomeMy WebLinkAbout100213 PC AgendaIn compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please contact the office of the City Clerk (951) 694 -6444. Notification 48 hours prior to a meeting will enable the City to make reasonable arrangements to ensure accessibility to that meeting [28 CFR 35.102.35.104 ADA Title II]. TEMECULA PLANNING COMMISSION REGULAR MEETING CITY COUNCIL CHAMBERS 41000 MAIN STREET OCTOBER 2, 2013 — 6:00 PM PRELUDE MUSIC: CALL TO ORDER: Flag Salute: Roll Call: Earlene Bundy Commissioner Harter Carey, Guerriero, Harter, Kight, and Telesio Next in Order: Resolution: 13 -35 PRESENTATIONS /PROCLAMATIONS 1 Business Spotlight Recognition Presentation, Optiforms, Christine Damko 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 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 prior to the Commission addressing that item. There is a three - minute time limit for individual speakers. 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.. CONSENT CALENDAR 2 Minutes 1 RECOMMENDATION: 2.1 Approve the Action Minutes of July 17, 2013 3 Director's Hearing Summary Report RECOMMENDATION: 3.1 Receive and File Director's Hearing Summary Report COMMISSION BUSINESS 4 Status of the City's participation in the Western Riverside Energy Leadership Partnership, Dale West RECOMMENDATION: 4.1 Receive and File 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. Any person dissatisfied with any decision of the Planning Commission may file an appeal of the Commission's decision. Said appeal must be filed within 15 calendar days after service of written notice of the decision, must be filed on the appropriate Planning Department application and must be accompanied by the appropriate filing fee. 5 Planning Application Nos. PA13 -0086 and PA12 -0197, a Major Modification to allow a facade redesign, change of exterior color, and construction of an entry lobby area addition to the existing Iglesia Ni Cristo Church building, including an additional Major Modification to replace an existing modular building with a new 3,580 square foot church office building in the same location at 29385 Rancho California Road, Kenny Taylor 5.1 Adopt a resolution entitled: PC RESOLUTION NO. 13- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NOS. PA13 -0086 AND PA12 -0197, A MAJOR MODIFICATION TO ALLOW A FACADE REDESIGN, EXTERIOR CHANGE OF COLOR, AND CONSTRUCTION OF AN ENTRY 1,036 SQUARE FOOT ENTRY LOBBY AREA ADDITION TO THE EXISTING IGLESIA NI CRISTO CHURCH BUILDING, AND A MAJOR MODIFICATION TO REPLACE AN EXISTING MODULAR BUILDING WITH A NEW 3,580 SQUARE FOOT CHURCH OFFICE BUILDING IN THE SAME LOCATION AT 2 29385 RANCHO CALIFORNIA ROAD (APN 944 - 290 -006) 6 Planning Application Nos. PA11 -0276, a Zone Change to change the zoning from Professional Office to Planned Development Overlay 13 (PDO -13) and to create zoning and residential development standards, PA11 -0277, a Tentative Tract Map to create 57 lots from three existing parcels, and PA11 -0275, a Development Plan to construct a residential project on a 22.73 acre site consisting of a 270 unit condominium complex with associated amenities and 49 age restricted single- family lots, and recommend City Council certify the Environmental Impact Report, the Mitigation Monitoring and Reporting Program, and Statement of Overriding Considerations. The project is located at the northeast corner of Pechanga Parkway and Loma Linda Road, Eric Jones RECOMMENDATION: 6.1 Adopt a resolution entitled: PC RESOLUTION NO. 13- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA RECOMMENDING THAT THE CITY COUNCIL APPROVE AN ORDINANCE ENTITLED "AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NO. PA11- 0276, A ZONING MAP AMENDMENT TO REVISE THE ZONING DESIGNATION FROM PROFESSIONAL OFFICE (PO) TO PLANNED DEVELOPMENT OVERLAY 13 (PDO -13) ON A 22.73 ACRE SITE, GENERALLY LOCATED ON THE NORTHEAST CORNER OF PECHANGA PARKWAY AND LOMA LINDA ROAD" (APN 961- 450 -012, 961 -450 -013, AND 961 -450 -003) 6.2 Adopt a resolution entitled: PC RESOLUTION NO. 13- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA RECOMMENDING THAT THE CITY COUNCIL ADOPT A RESOLUTION ENTITLED "A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NO. PA11- 0277, A TENTATIVE TRACT MAP TO CREATE 57 LOTS FROM THREE EXISTING PARCELS, GENERALLY LOCATED ON THE NORTHEAST CORNER OF PECHANGA PARKWAY AND LOMA LINDA ROAD" (APN 961- 450 -012, 961 -450 -013, AND 961 -450 -003) 6.3 Adopt a resolution entitled: PC RESOLUTION NO. 13- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA RECOMMENDING THAT THE CITY COUNCIL ADOPT A RESOLUTION ENTITLED "A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NO. PA11- 0275, A DEVELOPMENT PLAN TO CONSTRUCT A RESIDENTIAL PROJECT 3 ON A 22.73 ACRE SITE CONSISTING OF A 270 CONDOMINIUM COMPLEX AND ASSOCIATED AMENITIES AND 49 AGE RESTRICTED SINGLE - FAMILY UNITS, GENERALLY LOCATED ON THE NORTHEAST CORNER OF PECHANGA PARKWAY AND LOMA LINDA ROAD" (APNS 961-450-012, 961- 450 -013, AND 961-450-003) 6.4 Adopt a resolution entitled: PC RESOLUTION NO. 13- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA RECOMMENDING THAT THE CITY COUNCIL OF THE CITY OF TEMECULA ADOPT A RESOLUTION ENTITLED "A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TEMECULA CERTIFYING THE ENVIRONMENTAL IMPACT REPORT PREPARED FOR THE BELLA LINDA RESIDENTIAL PROJECT, ADOPTING FINDINGS PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT, ADOPTING A STATEMENT OF OVERRIDING CONSIDERATIONS, AND ADOPTING A MITIGATION MONITORING AND REPORTING PROGRAM IN CONNECTION THEREWITH FOR THE BELLA LINDA RESIDENTIAL PROJECT, CONSISTING OF APPROXIMATELY 22.73 ACRES, GENERALLY LOCATED ON THE NORTHEAST CORNER OF PECHANGA PARKWAY AND LOMA LINDA ROAD" (PA11 -0275, PA11 -0276, PA11 -0277) (APNS 961-450-012, 961 -450- 013, AND 961 -450 -003) REPORTS FROM COMMISSIONERS DIRECTOR OF COMMUNITY DEVELOPMENT REPORT ADJOURNMENT Next regular meeting: Planning Commission, Wednesday, October 16, 2013, 6:00 PM City Council Chambers, 41000 Main Street, Temecula, California. NONCE TO THE PUBLIC The agenda packet (including staff reports) will be available for public viewing in the Main Reception area at the Temecula Civic Center (41000 Main Street, Temecula) after 4:00 PM the Friday before the Planning Commission meeting. At that time, the agenda packet may also be accessed on the City's website — www.cityoftemecula.orq — and will be available for public viewing at the respective meeting. Supplemental material received after the posting of the Agenda Any supplemental material distributed to a majority of the Commission regarding any item on the agenda, after the posting of the agenda, will be available for public viewing in the Main Reception area at the Temecula Civic Center (41000 Main Street, Temecula, 8:00 AM — 5:00 PM). In addition, such material may be accessed on the City's website — www.cityoftemecula.orq — and will be available for public viewing at the respective meeting. If you have questions regarding any item on the agenda for this meeting, please contact the Planning Department at the Temecula Civic Center, (951) 694 -6400. 4 CITY OF TEMECULA COMMUNITY DEVELOPMENT MEMORANDUM TO: Planning Commission FROM: Patrick Richardson, Director of Community Development DATE: October 2, 2013 SUBJECT: Business Recognition Program — Optiforms, Inc. PREPARED BY: Christine Damko, Economic Development Analyst BACKGROUND: Optiforms, Inc. was founded in Temecula in 1984 by Clint Tinker. Since its founding, Optiforms has become the largest company of its kind specializing in electroformed products and thin film optical coatings. Their components can be found in medical and dental devices, stage and architectural lighting systems, search lights, guidance and detection systems, and the NASA shuttles. Optiforms serves the health care, entertainment, military, and industrial sectors. For nearly three decades, Optiforms' mission has been to provide the best solution possible for customers seeking the highest levels of optical performance. To do so they have continually advanced their base technologies of precision electroformed optics and high performance optical coatings. Optiforms now occupies a 62,000 square foot facility and employs more than fifty associates producing many standard optical reflectors and customized products. ACTION MINUTES TEMECULA PLANNING COMMISSION REGULAR MEETING CITY COUNCIL CHAMBERS 41000 MAIN STREET JULY 17, 2013 — 6:00 PM PRELUDE MUSIC: CALL TO ORDER: Flag Salute: Roll Call: ABSENT: Earlene Bundy Commissioner Guerriero Carey, Guerriero, Harter, Kight, and Telesio KIGHT Next in Order: Resolution: 13 -31 PRESENTATIONS /PROCLAMATIONS 1 Business Spotlight Recognition Presentation, Oshkosh Defense, Christine Damko CONSENT CALENDAR 2 Minutes RECOMMENDATION: 2.1 Approve the Action Minutes of June 19, 2013 APPROVED 3- 0 -1 -1; MOTION BY COMMISSIONER GUERRIERO, SECOND BY COMMISSIONER CAREY; VOTE REFLECTED APPROVAL; KIGHT ABSENT, HARTER ABSTAINED 3 Director's Hearing Summary Report RECOMMENDATION: 3.1 Receive and File Director's Hearing Summary Report RECEIVE AND FILE 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. Any person dissatisfied with any decision of the Planning Commission may file an appeal of the Commission's decision. Said appeal must be filed within 15 calendar days after service of written notice of the decision, must be filed on the appropriate Planning Department application and must be accompanied by the appropriate filing fee. 1 4 Planning Application No. PA13 -0127, a Minor Conditional Use Permit for Old Town Pub and Grub, a bona fide eating establishment, to allow for a Type 47 ABC license (on -sale general beer /wine /distilled spirits) and live indoor entertainment at 28677 Old Town Front Street, Eric Jones APPROVED 4- 0 -1 -0; MOTION BY COMMISSIONER HARTER, SECOND BY COMMISSIONER GUERRIERO; VOTE REFLECTED APPROVAL; KIGHT ABSENT RECOMMENDATION: 4.1 Adopt a resolution entitled: PC RESOLUTION NO. 13 -31 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NO. PA13 -0127, A MINOR CONDITIONAL USE PERMIT FOR OLD TOWN PUB AND GRUB, A BONA FIDE EATING ESTABLISHMENT, TO ALLOW FOR A TYPE 47 ABC LICENSE (ON -SALE GENERAL BEER/WINE /DISTILLED SPIRITS) AND LIVE INDOOR ENTERTAINMENT AT 28677 OLD TOWN FRONT STREET (APN 922 - 045 -033) 5 Planning Application No. PA13 -0135, a Minor Conditional Use Permit for the Gifting Group to obtain Type 9, 14, 17 and 20 ABC licenses to authorize the sale of alcoholic beverages in gift baskets to be packaged at their existing facility, located at 42210 Zevo Drive, Eric Jones APPROVED 4- 0 -1 -0; MOTION BY COMMISSIONER HARTER, SECOND BY COMMISSIONER CAREY; VOTE REFLECTED APPROVAL; KIGHT ABSENT RECOMMENDATION: 5.1 Adopt a resolution entitled: PC RESOLUTION NO. 13 -32 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NO. PA13 -0135, A MINOR CONDITIONAL USE PERMIT TO ALLOW THE GIFTING GROUP TO OBTAIN TYPE 9, 14, 17 AND 20 ABC LICENSES THAT WILL AUTHORIZE THE SALE OF ALCOHOLIC BEVERAGES IN GIFT BASKETS THAT WILL BE PACKAGED AT THEIR EXISTING FACILITY LOCATED AT 42210 ZEVO DRIVE (APN 909 - 360 -034) 6 Planning Application No. PA13 -0072, a Major Modification for a facade improvement to an existing McDonald's restaurant, reconfigure the drive -thru facility, relocate the cellular telecommunication facility, relocate the trash enclosure, and reduce parking spaces for additional landscaped areas at 31853 Temecula Parkway (Vail Ranch Shopping Center), Kenny Taylor APPROVED 4- 0 -1 -0; MOTION BY COMMISSIONER GUERRIERO, SECOND BY COMMISSIONER TELESIO; VOTE REFLECTED APPROVAL; KIGHT ABSENT RECOMMENDATION: 6.1 Adopt a resolution entitled: 2 PC RESOLUTION NO. 13 -33 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NO. PA13 -0072, A MAJOR MODIFICATION FOR MCDONALD'S RESTAURANT TO ENCHANCE THE BULDING EXTERIOR FACADES, CHANGE THE EXTERIOR COLORS, RECONFIGURE THE DRIVE -THRU FACILITY, RELOCATE THE CELLULAR TELECOMMUNICATION FACILITY, RELOCATE THE TRASH ENCLOSURE, AND REDUCE PARKING SPACES FOR ADDITIONAL LANDSCAPED AREAS AT 31853 TEMECULA PARKWAY (VAIL RANCH SHOPPING CENTER) (APN 961 - 080 -007) 7 Planning Application No. PA12 -0178, a Development Plan to construct a two - story, 29,211 square foot medical office building on a 1.48 acre vacant lot, located on the west side of Avenida de Missiones, approximately 200 feet south of Temecula Parkway, Kenny Taylor APPROVED 4- 0 -1 -0; MOTION BY COMMISSIONER GUERRIERO, SECOND BY COMMISSIONER CAREY; VOTE REFLECTED APPROVAL; KIGHT ABSENT RECOMMENDATION: 7.1 Adopt a resolution entitled: PC RESOLUTION NO. 13 -34 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NO. PA12 -0178, A DEVELOPMENT PLAN TO CONTRUCT A 29,211 SQUARE FOOT, TWO - STORY PROFESSIONAL OFFICE BUILDING LOCATED ON THE WEST SIDE OF AVENIDA DE MISSIONES, APPROXIMATELY 200 FEET SOUTH OF TEMECULA PARKWAY (APN 961 - 290 -002) Father Robert Nagy, St. Thomas of Canterbury Episcopal Church, addressed the Planning Commission REPORTS FROM COMMISSIONERS DIRECTOR OF COMMUNITY DEVELOPMENT REPORT ADJOURNMENT Next regular meeting: Wednesday, August 21, 2013, 6:00 PM City Council Chambers, 41000 Main Street, Temecula, California. John Telesio Chairman 3 Patrick Richardson Director of Community Development CITY OF TEMECULA COMMUNITY DEVELOPMENT MEMORANDUM TO: Planning Commission FROM: Patrick Richardson, Director of Community Development DATE: October 2, 2013 SUBJECT: Director's Hearing Summary Report Planning Director's Agenda items for July, 2013 Date Case No. Proposal Applicant Action July 25, 2013 PA12 -0073 A Minor Conditional Use Permit to allow Crossroads Church to operate within an existing industrial building, and a Minor Modification to include an expansion of on and off -site parking spaces and new doors for access to the structure on the front elevation, located at 26090 Ynez Road Howard Parsell APPROVED Attachment: Action Agenda ACTION AGENDA ACTION AGENDA TEMECULA PLANNING DIRECTOR'S HEARING REGULAR MEETING July 25, 2013 1:30 P.M. TEMECULA CITY HALL Great Oak Conference Room 41000 Main Street Temecula, CA 92590 CALL TO ORDER: Patrick Richardson, Director of Community Development PUBLIC COMMENTS A total of 15 minutes is provided so members of the public can address the Director of Community Development on items that are not listed on the Agenda. Speakers are limited to three (3) minutes each. If you desire to speak to the Director about an item not listed on the Agenda, a white "Request to Speak" form should be filled out and filed with the Director. When you are called to speak, please come forward and state your name and address. Item No. 1 1:30 p.m. Project Number: PA12 -0073 Project Type: Minor Conditional Use Permit and Minor Modification Project Title: Crossroads Church Applicant: Howard Parse!! Project Description: A Minor Conditional Use Permit to allow Crossroads Church to operate within an existing industrial building, and a Minor Modification to include an expansion of on and off -site parking spaces and new doors for access to the structure on the front elevation Location: 26090 Ynez Road Environmental Action: Section 15311, Class 11 Accessory Structures (Small Parking Lot) Section 15301, Class 1 Existing Facilities (Exterior Doors /Pedestrian Pathway) Project Planner: Eric Jones ACTION: APPROVED NOTICE TO THE PUBLIC The agenda packet (including staff reports) will be available for public viewing in the Main Reception area at the Temecula Civic Center (41000 Main Street, Temecula) after 4:00 PM the Friday before the Director's Hearing. At that time, the agenda packet may also be accessed on the City's website — www.citvoftemecula.orq — and will be available for public viewing at the respective meeting. Supplemental material received after the posting of the Agenda Any supplemental material distributed regarding any item on the agenda, after the posting of the agenda, will be available for public viewing in the Main Reception area at the Temecula Civic Center (41000 Main Street, Temecula, 8:00 AM — 5:00 PM). In addition, such material may be accessed on the City's website — www.cityoftemecula.orq — and will be available for public viewing at the respective meeting. If you have questions regarding any item on the agenda for this meeting, please contact the Planning Department at the Temecula Civic Center, (951) 694 -6400. DATE OF MEETING: PREPARED BY: PROJECT SUMMARY: STAFF REPORT— PLANNING CITY OF TEMECULA PLANNING COMMISSION October 2, 2013 Dale West, Case Planner Long Range Planning No. LR10 -0012 — Status of the City's participation in the Western Riverside Energy Leadership Partnership RECOMMENDATION: Receive and file BACKGROUND SUMMARY In June 2010, the City of Temecula City Council adopted Resolution No. 10 -51, endorsing, supporting, and authorizing participation in the Western Energy Leadership Partnership Program (VVRELP Partnership). The Partnership consists of 11 western Riverside County cities, Southern California Edison (SCE), and Southern California Gas (SCG). The Partnership provides a number of incentives for participating cities, businesses, and residents to develop energy efficiency programs to "lead by example" and become models of energy efficiency within their communities. The Partnership model has four program levels: Valued Level, Silver Level, Gold Level, and Platinum Level. The Partnership also provides for enhanced rebate incentives for qualifying energy efficiency (EE) projects. Each level has target energy efficiency reduction goals as well as Demand Response activity requirements for the participating agency. Each city in the Partnership starts out in the Value Level with an established baseline kilowatt use for municipalities. The baseline year for the City of Temecula is 2006, with a total energy consumption of 4,525,753 kilowatts hours (kWh). As energy savings targets are achieved and actions are taken by the city, the city progresses to the next level and receives enhanced rebate incentives for qualifying EE improvements such as installing energy efficient lighting, installing lighting controls, utilizing energy management systems, and implementing Demand Response programs. Since 2006, the City has implemented numerous EE projects resulting in 813,037 kWh saved at City facilities. In addition to the energy savings, the City completed the required Demand Response activities. The actions taken by the City enabled the City of Temecula to be the first Partnership City to achieve the Gold Level target in the program. The next level in the Partnership is the Platinum Level. To achieve this, the following steps are needed: • Complete additional municipal energy savings — 92,114 kWh • Complete a Community Participation Activity (i.e., billing insert, presentation to Chamber of Commerce, publish a municipal facility "Energy Success" story, etc.) • Develop an Energy Reduction Action Plan for Demand Response facilities • Enroll at least one facility in the Auto Demand Response program • Implement the Energy Action Plan 1 To assist the City with furthering our energy efficiency leadership within the community, the Partnership includes the following additional efforts: Municipal Facility Energy Benchmarking Tool: The benchmarking tool allows the City to establish the baseline performance of City facilities by assessing energy and water use by using the Environmental Protection Agency's Portfolio Manager. All of the City's buildings have been benchmarked for the baseline year 2010. Monthly energy use is automatically input into the tool, which will allow the City to track energy use at City facilities year over year. The tool also allows the City to assess energy use and the performance of City facilities over time to determine the cost effectiveness of policies, operational changes, and energy efficiency improvements. This tool will be used in conjunction with the Municipal Energy Action Plan to determine future energy efficiency projects for funding with the Temecula Energy and Asset Management Fund. Energy Action Plans: The Municipal Energy Action Plan and Community Energy Action Plan (EAP) establishes the baseline energy use and forecast energy demand of City owned and operated facilities. The Community EAP establishes the baseline energy use and demand within the community. Both EAPs establish energy reduction goals, policies, and implementation actions to achieve the goals of the EAP. Green House Gas Emissions Inventory /Climate Action Plan: The Municipal Green House Gas (GHG) Emissions Inventory and Community GHG Emissions Inventory utilize the baseline energy and forecast energy data from the Energy Action Plans to establish a baseline for the emission inventories. The emission inventories will be incorporated into the Western Riverside County Climate Action Plan for implementation of strategies that address state legislation goals of AB 32 and SB 375. The Climate Action Plan proposes to address overall greenhouse gas emissions in Western Riverside County by identifying emission reduction targets, and by developing GHG emission reduction measures. Temecula Energy and Asset Management Fund: The Temecula Energy and Asset Management (TEAM) Fund is designed to be a self- sustaining fund by depositing utility rebate incentives directly into the Fund and by re- directing annual utility costs savings from energy efficiency projects into the Fund. The TEAM Fund brings together the efforts of the Municipal Facility Energy Benchmarking and the Energy Action Plan to identify the most appropriate energy efficiency projects for programming TEAM funds. On June 25, 2013, the City Council established the TEAM Fund and redirected $119,728.90 in Southern California Edison and Southern California Gas rebates received in Fiscal Year 2012 -13 into the Fund. The TEAM Fund deposit and expenditures policies are currently being developed and will be brought to City Council for consideration in the future. ENVIRONMENTAL DETERMINATION This staff report is an update of the WRELP Program activities and is riot defined as a project pursuant to Section 15378 of the California Environmental Quality Act Guidelines. 2 DATE OF MEETING: PREPARED BY: PROJECT SUMMARY: RECOMMENDATION: CEQA: STAFF REPORT— PLANNING CITY OF TEMECULA PLANNING COMMISSION October 2, 2013 Kenny Taylor, Case Planner Planning Application No. PA13 -0086, a Major Modification to allow a facade redesign, exterior change of color, and construction of a 1,036 square foot entry lobby area addition to the existing Iglesia Ni Cristo Church building, and PA12 -0197, a Major Modification to replace an existing modular building with a new 3,580 square foot office building in the same location at 29385 Rancho California Road Approve with Conditions Categorically Exempt Section 15301, Class 1 Existing Facilities Section 15302, Class 2 Replacement or Reconstruction PROJECT DATA SUMMARY Name of Applicants: General Plan Designation: Zoning Designation: Existing Conditions/ Land Use: Site: North: South: East: West: Jeff George /Paul Almond Community Commercial (CC) Community Commercial (CC) Iglesia Ni Cristo Church building /Community Commercial Existing retail shopping center Commercial (CC) Existing apartments (Temecula Residential (H) Existing apartments (Temecula Residential (H) and existing modular office (Town Center Target) /Community Gardens Complex) /High Density Gardens Complex) /High Density Existing restaurant (Pat & Oscar's) /Professional Office (PO) 1 Lot Area: Total Floor Area /Ratio: Existing /Proposed Min /Max Allowable or Required 3.15 acres N/A 20,387 square feet 0.30 allowable existing/ 21,322 proposed total: FAR = 0.15 Landscape Area /Coverage: 30% proposed 20% required Parking Required /Provided: 114 spaces provided 94 spaces required BACKGROUND SUMMARY On October 9, 2012, Jeff George submitted Planning Application No. PA12 -0197, a Major Modification to replace an existing modular building with a new 3,580 square foot office building in the same location, and on April 11, 2013, Paul Almond submitted Planning Application No. PA13 -0086, a Major Modification to allow a facade redesign, exterior change of color, and construction of an entry lobby area addition to the existing Iglesia Ni Cristo Church building. Both applications were submitted on behalf of Igelsia Ni Cristo Church located at 29385 Rancho California Road. Planning Application No. PA12 -0197, will allow replacement of an existing 3,681 square foot modular building with construction of a new 3,580 square foot office building for the church. The proposed building interior has been configured to accommodate church administrative operations. Planning Application No. PA13 -0086 proposes a facade change, change of exterior color, and construction of an additional 1,036 square foot entry lobby area expansion to an existing church building. The existing church sanctuary and function hall will be reconfigured into one building by converting an existing outdoor patio to an enclosed entry lobby area. The Iglesia Ni Cristo facility is intended for worship services, weddings, and church administrative office operations. Staff has worked with the applicant to ensure that all concerns have been addressed, and the applicant concurs with the recommended Conditions of Approval. ANALYSIS Site Plan The site is currently developed with four detached structures including the church sanctuary, function hall, a storage building, and a modular office building. Two modular buildings that were utilized for storage have been recently removed from the site. The new site plan, as previously mentioned, will convert an existing outdoor patio area to an enclosed 1,036 square foot entry lobby area, reconfiguring the existing church sanctuary and function hall into one building, and replacing an existing 3,681 square foot modular building with the construction of a new 3,580 square foot office building. The proposed project meets all building setbacks, parking 2 requirements, and landscaping requirements pursuant to the Community Commercial (CC) zoning district. No modifications are proposed to existing parking spaces or drive aisles. Architecture The applicant identifies the proposed architectural design as "classical church," consistent with existing similar Iglesia Ni Cristo church facilities elsewhere. The existing church sanctuary facade adjacent to Rancho California Road will consist of two steeples affixed to the existing building totaling 48' 6" in height. The steeples have a 6 foot square base width narrowing into a point at the top. The existing sanctuary building elevations will be modified to the "classical church" theme with design features to include pop -outs and decorative molding. The building exterior consists of a coated stucco finish and will include a change of the paint color scheme. No modifications are proposed to the existing windows or metal roof. The existing sanctuary and function hall will be reconfigured into one building as a result of the lobby addition shown on the west elevation building entry. The detached church office building will consist of a similar building design and elevation features from the proposed modified church building and function hall. The front building facade (west elevation) of the office building will include a galvanized steel entry trellis, mounted light fixtures, and extensive window area. The existing modular office building will be removed and replaced with a new wood framed building and to include a light stucco sand finish exterior. Landscaping The project site is currently landscaped. The conceptual landscape plan will include a landscaping renovation for the 10 feet surrounding the proposed church office building resulting from the demolition of the existing modular building. Other existing plants will be maintained throughout and after construction. The existing landscaping planting species includes, Pittasporum, Pampas Grass, Buffalo Juniper, Red Yucca, Prostrate Myoporum, Mulberry Tree, Weeping Willow, Oleander Tree, Pinon Pine. Access /Circulation The site is currently accessible from an existing driveway on Rancho California Road providing a total of 112 off - street shared parking spaces, satisfying code requirements. With the reconfiguration of the existing church sanctuary and function hall into one building, including the replacement of a modular building to construct a new office building, the existing site circulation and access will remain unaltered. LEGAL NOTICING REQUIREMENTS Notice of the public hearing was published in the U -T San Diego on September 19, 2013 and mailed to the property owners within a 1,300 -foot radius. ENVIRONMENTAL DETERMINATION In accordance with the California Environmental Quality Act, the proposed project has been deemed to be categorically exempt from further environmental review (Section 15301, Class 1 Existing Facilities and Section 15302, Class 2 Replacement or Reconstruction). 3 The project will allow for a facade redesign, change of exterior building color, construction of an additional 1,036 square foot entry lobby area to an existing church building, and replacement of an existing modular building with a new 3,580 square foot church office building within City limits on a parcel totaling 3.15 acres. The project is consistent with the applicable General Plan and zoning designations and policies. Consistent with CEQA Sections 15301 and 15302, the project involves minor alterations of an existing church building and replacement of a modular structure with a new structure in the same location. FINDINGS Modifications (Section 17.05.030.E) The proposed use is in conformance with the General Plan for Temecula and with all applicable requirements for State law and other Ordinances of the City. The project will allow for a facade redesign, change of exterior building color, construction of an additional 1,036 square foot entry lobby area to an existing church building, and replacement of an existing modular building with a new 3,580 square foot church office building in the same location. All uses for the project will remain consistent with those allowed in the City of Temecula Development Code for Community Commercial (CC) zoning district Therefore, the use will be in conformance with City of Temecula General Plan and with all requirements of State law and other Ordinances of the City. The overall development of the land is designed for the protection of the public health, safety, and general welfare. The project is in conformance with all requirements of the Development Code, Fire Code, and Building Code, which contain provisions to ensure the protection of the public health, safety, and general welfare. Therefore, the project is not anticipated to have a negative impact to the public health, safety, and general welfare. ATTACHMENTS Aerial Map Plan Reductions (Planning Application No. PA13 -0086) Plan Reductions(Planning Application No. PA12 -0197) Resolution Exhibit A - Draft Conditions of Approval Statement of Operations Notice of Public Hearing 4 AERIAL MAP City of Temecula 0 75 150 300 Feet This map was made by the City of Temecula Geographic Information System. The map is derived from base data produced by the Riverside County Assessor's Department and the Transportation and Land Management Agency of Riverside County. The City of Temecula assumes no warranty or legal responsibility for the information contained on this map. Data and information represented on this map are subject to update and modification. The Geographic Information System and other sources should be queried for the most current information. This map is not for reprint or resale. PLAN REDUCTIONS PA13-0086, FACADE CHANGE SOUTH ELEVATION EAST ELEVATION ALMOND MOM 4.1100401 ■nom. MUM,' o_ 2 I� ocz gua WEST ELEVATION DO NOT SCALD DRAWINGS NORTH ELEVATION Job no, 42142 dslm 4.11.13 4 revision.. rIq .M.1 2•11 0M10 0.00t y m1.0105... MUMMA A PROJECT DATA rn 1. lO�w•r.tM 0.00.0 00TO TO.1110/ 0060, /0100 ADO mama* • AUTAIAD t MO. OWN (.00002 4100.• 0110 40.006: Lot 1 OA 00000.0• M, 000. U.• COMNrr c000/0. _ 101 bfArt.0 0000.40.0 •.l A.46 0006.6014010.0 V.. AKOM..A. '011.0!01 TOON. . •i» 5 O TOTI" M, •015. 1y1�rp. .rvo1 11 •/. N• N T•N000t BO M•M .00. N.•W0020® ALMOND ADG 0:01110•11 A00.11 •=111 •11120 00.010.101 •AO.MnNW mataLsma oula ammo LOT CON ORM. 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MI 11.19 MWMPI, PPM W 0 0GM/111LLiIMPOIMOM 4 4 W A IVIMMO TEMECUA VALLEY IGIESN M MSTO 29365RwetoCable RN TEMECVIA CA92561 MECUAVALLEY MESA CRSTO 28566 Rancho Crio.b Rd TENECUA CA2256I Ra 4 on._ FLOOR PLAN 09264012 AS NOTED 0A OA A2.1 a PC RESOLUTION PC RESOLUTION NO. 13- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TEMECULA APPROVING PLANNING APPLICATION NO. PA13 -0086, A MAJOR MODIFICATION TO ALLOW A FACADE REDESIGN, EXTERIOR CHANGE OF COLOR, AND CONSTRUCTION OF A 1,036 SQUARE FOOT ENTRY LOBBY AREA ADDITION TO THE EXISTING IGLESIA NI CRISTO CHURCH BUILDING, AND PA12 -0197, A MAJOR MODIFICATION TO REPLACE AN EXISTING MODULAR BUILDING WITH A NEW 3,580 SQUARE FOOT OFFICE BUILDING IN THE SAME LOCATION AT 29385 RANCHO CALIFORNIA ROAD (APN 944 -290 -006) Section 1. Procedural Findings. The Planning Commission of the City of Temecula does hereby find, determine and declare that: A. On October 9, 2012 Jeff George, filed Planning Application No. PA12- 0197 Major Modification Application in a manner in accord with the City of Temecula General Plan and Development Code. B. On April 11, 2013 Paul Almond, filed Planning Application No.PA13 -0086 Major Modification Application in a manner in accord with the City of Temecula General Plan and Development Code. C. The Application was processed including, but not limited to, a public notice, in the time and manner prescribed by State and local law. D. The Planning Commission, at a regular meeting, considered the Application and environmental review on October 2, 2013, at a duly noticed public hearing as prescribed by law, at which time the City staff and interested persons had an opportunity to and did testify either in support or in opposition to this matter. E. At the conclusion of the Planning Commission hearing and after due consideration of the testimony, the Planning Commission approved Planning Application Nos. PA13 -0086 and PA12 -0197 subject to and based upon the findings set forth hereunder. F. All legal preconditions to the adoption of the Resolution have occurred. Section 2. Further Findings. The Planning Commission, in approving the Application hereby finds, determines and declares that: Modification Permits (Development Code Section 17.05.030.E) 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 project will allow for a building facade redesign, change of exterior building color, construction of an additional 1,036 square foot entry lobby area to an existing church building, and replacement of an existing modular building with a new 3,580 square foot church office building in the same location. All uses for the project will remain consistent with those allowed in the City of Temecula Development Code for Community Commercial (CC) zoning district. Therefore, the use will be in conformance with City of Temecula General Plan and with all requirements of State law and other Ordinances of the City. B. The overall development of the land is designed for the protection of the public health, safety, and general welfare; The project is in conformance with all requirements of the Development Code, Fire Code, and Building Code, which contain provisions to ensure the protection of the public health, safety, and general welfare. Therefore, the project is not anticipated to have a negative impact to the public health, safety, and general welfare. Section 3. Environmental Findings. The Planning Commission hereby makes the following environmental findings and determinations in connection with the approval of the Major Modification Applications: A. In accordance with the California Environmental Quality Act (CEQA), the proposed project has been deemed to be categorically exempt from further environmental review (Section 15301, Class 1 Existing Facilities and Section 15302, Class 2 Replacement or Reconstruction); The project will allow for a facade redesign, change of exterior building color, construction of an additional 1,036 square foot entry lobby area to an existing church building, and replacement of an existing modular building with a new 3,580 square foot church office building within City limits on a parcel totaling 3.15 acres. The project is consistent with the applicable General Plan and zoning designations and policies. Consistent with CEQA Sections 15301 and 15302, the project involves minor alterations of an existing church building and replacement of modular structure with a new structure building in the same location. Section 4. Conditions. The Planning Commission of the City of Temecula approves Planning Application Nos. PA13 -0086, a Major Modification to allow an architectural /building facade redesign, change the exterior color, and construction of an entry lobby area addition to the existing Iglesia Ni Cristo Church building, and PA12- 0197, a Major Modification to replace an existing modular building with a new 3,580 square foot church office building in the same location at 29385 Rancho California Road, subject to the Conditions of Approval set forth on Exhibit A, attached hereto, and incorporated herein by this reference. Section 5. PASSED, APPROVED AND ADOPTED by the City of Temecula Planning Commission this 2nd day of October 2013. John Telesio, Chairman ATTEST: Patrick Richardson, Secretary [SEAL] STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE )ss CITY OF TEMECULA ) I, Patrick Richardson, Secretary of the Temecula Planning Commission, do hereby certify that the forgoing PC Resolution No. 13- was duly and regularly adopted by the Planning Commission of the City of Temecula at a regular meeting thereof held on the 2nd day of October 2013, by the following vote: AYES: PLANNING COMMISSIONERS: NOES: PLANNING COMMISSIONERS: ABSENT: PLANNING COMMISSIONERS: ABSTAIN: PLANNING COMMISSIONERS: Patrick Richardson, Secretary EXHIBIT A DRAFT CONDITIONS OF APPROVAL f J ECEQV15 JUN 12 2013 •1-1:-jj Statement Of Operations Church of Christ 29385 Rancho California Road Iglesia Ni Cristo (Church of Christ)has purchased the Lutheran church at 29385 Rancho California Road. Normal hours of operation consist of: Sanctuary: Weeknights: generally from 4:00pm to 10:00pm. Light use of the facility for activities, meetings, general church business, etc. The main sanctuary is not normally used on the weekdays Weekends: from 6:00 am to 10:00pm. Full use of the main sanctuary for worship services. Major events and church activities. Function Hall: Generally during the week, sporadically from 11:00am to 10:00pm. on weekdays.The Function Hall is an accessory use to the Sanctuary on weekends. Smaller group activities occur in this building, including lunches,recreational activities, small services, etc. Number of Employees: Minister, assistant minister, staff of(3) during normal business hours. Parishioners up to 350 for main services. The facility is intended for normal church activities, worship services, weddings, church business. NOTICE OF PUBLIC HEARING Case Nos: Applicant: Proposal: Notice of Public Hearing A PUBLIC HEARING has been scheduled before the City of Temecula PLANNING COMMISSION to consider the matter described below: Environmental: Case Planner: Place of Hearing: Date of Hearing: Time of Hearing: PA13 -0086 and PA12 -0197 Jeff George /Paul Almond A Major Modification to allow a facade redesign, change of exterior color, and construction of a 1,036 square foot entry lobby area addition to the existing Iglesia Ni Cristo Church building, including an additional Major Modification to replace an existing modular building with a new 3,580 square foot church office building in the same location at 29385 Rancho California Road In accordance with the California Environmental Quality Act (CEQA), the proposed project is exempt from further environmental review and a Notice of Exemption will be adopted in compliance with CEQA (Section 15301, Class 1 Existing Facilities and Section 15332, Class 32 In -Fill Development) Kenny Taylor, (951) 240 -4203 City of Temecula, Council Chambers October 2, 2013 6:00 p.m. Project Site 175 350 700 Feet I ,- 1 Notice of Public Hearing The agenda packet (including staff reports) will be available for viewing in the Main Reception area at the Temecula Civic Center (41000 Main Street, Temecula) after 4:00 p.m. the Friday before the Planning Commission Meeting. At that time, the packet may also be accessed on the City's website — www.citvoftemecula.orq. Any Supplemental Material distributed to a majority of the Commission regarding any item on the Agenda, after the posting of the Agenda, will be available for public review in the Main Reception area at the Temecula Civic Center (41000 Main Street, Temecula), 8:00 a.m. — 5:00 p.m. In addition, such material will be made available on the City's website — www.cityoftemecula.orq — and will be available for public review at the respective meeting. If you have any questions regarding any item of business on the Agenda for this meeting, please call the Planning Department, (951) 694 -6400. DATE OF MEETING: PREPARED BY: PROJECT SUMMARY: RECOMMENDATION: CEQA: STAFF REPORT— PLANNING CITY OF TEMECULA PLANNING COMMISSION October 2, 2013 Eric Jones, Case Planner Planning Application Nos. PA11 -0276, a Zone Change to change the zoning from Professional Office to Planned Development Overlay 13 (PDO -13) and to create zoning and residential development standards; PA11 -0277, a Tentative Tract Map to create 57 lots from three existing parcels; and PA11 -0275, a Development Plan to construct a residential project on a 22.73 acre site consisting of a 270 unit condominium complex with associated amenities and 49 age restricted single - family lots generally located at the northeast corner of Pechanga Parkway and Loma Linda Road Approve with Conditions EIR Section 15080 PROJECT DATA SUMMARY Name of Applicant: General Plan Designation: Zoning Designation: Existing Conditions/ Land Use: Site: North: South: East: West: Lot Area: Larry Markham on behalf of Coyne Development Professional Office (PO) Professional Office (PO) (Existing) /Planned Development Overlay — 13 (PDO -13) (Proposed) Vacant/Professional Office (PO) Existing Residential, Pala Community Park /Low Medium (LM), Open Space (OS) Pechanga Parkway, Loma Linda Road, Existing Residential /Low Medium (LM) Existing Residential /Professional Office (PO) Pechanga Parkway, Existing Residential /Low Medium (LM) Existinq /Proposed Min /Max Allowable or Required 22.73 Acres (Additional 0.88 Acres Off -Site for bio- swale) 1 Condominium Units : N/A Courtyard Housing: 0.08 Acres min. Total Floor Area /Ratio: Multi- family Lot Coverage Provided: 30.6% Landscape Area /Coverage: Proposed: 36.5% Parking RequiredlProvided: Provided: 579 Spaces BACKGROUND SUMMARY Maximum Lot Coverage: 35% Minimum Landscaping: 25% Minimum Parking: 573 Spaces Staff first presented the project to the Planning Commission on March 20, 2013, with the recommendation that the Planning Commission approve the project subject to the Conditions of Approval and mitigation measures contained in the EIR. Four public speakers expressed opposition to the project. The opposition was related to traffic and the type of use proposed. Staff responded to the traffic concern by stating that a traffic study was conducted as part of the Environmental Impact Report (EIR) prepared for the project. The EIR provided mitigation measures that would successfully lower traffic impacts for the project to a less than significant level. Staff also indicated that office uses, already allowed under the existing zoning, would generate more traffic than the proposed single and multi - family uses. The Planning Commission also expressed concerns at the March 20, 2013 hearing. Commission concerns were related to density, architecture, and the construction timing for the 49 age restricted single - family homes. The Commission determined that the proposed density for the multi - family component was unacceptable when taken separately from the overall project because it exceeded the density range provided by the Temecula General Plan. The proposed project would have had an overall density of 16.5 units per acre. However, if the condominium component was a stand -alone development, it would have had a density of 24.27 per acre. The High Density (H) designation of the Temecula General Plan provides a density range of 13 — 20 dwelling units per acre. The Planning Commission also indicated that the architecture for the Monterey style structures and parking garages along Pechanga Parkway contained too much blank wall area and required enhancement. The Planning Commission also sought assurances that the age restricted single - family units would be constructed. Because of these concerns, project was continued to the April 3, 2013 hearing. The applicant agreed to this continuance. Three public speakers spoke in opposition to the project at the April 3, 2013 hearing. The concerns raised by the public centered on traffic, density, and the conversion of the existing concrete channel to a bio -swale and trail. The Planning Commission discussed the possibility of forming a subcommittee to work with the applicant in addressing project issues related to multi- family density, architecture, and a construction schedule for the age restricted single - family units. However, the Planning Commission elected not to form a subcommittee and after further discussion of their concerns regarding construction timing for the age restricted single - family units and multi - family architecture, the Planning Commission continued the project to April 17, 2013. The applicant agreed to this continuance. Seven public speakers provided testimony at the April 17, 2013 Planning Commission hearing. Of these, six spoke in opposition and one spoke in favor of the project. The opposition was again related to traffic and the appropriateness of placing apartments in the project area. The speaker in favor of the project stated that apartments would be the best use for the land since office vacancies in the City are over 25 %. The applicant has since changed the project to include for sale condominium units instead of apartments. 2 The applicant presented revisions to the Commission on April 17, 2013 that were designed to address concerns raised by the Planning Commission over the previous two meetings. The applicant provided revised architecture for the Monterey style structures and the garages along Pechanga Parkway. The Monterey structures received gabled roof elements and additional pop -outs. These changes helped to create a variable roofline and lessen massing for the structures. The rear of the garages along Pechanga Parkway where also enhanced. Enhancements to these structures included an additional pop -out with a gabled roof element and spandrel glass. The Commission was satisfied with these architectural revisions. The applicant also agreed to a new Condition of Approval intended to guarantee construction of the age restricted single - family homes. This condition required that certain items be completed for the age restricted single - family before the first building permit could be issued for the multi- family component of the project. Said Condition of Approval is as follows: PL -37. The following must be completed prior to issuance of building permits for the first multi- family dwelling unit to ensure the construction of the 49 age restricted single - family units: • Record Final Map to include all grading and infrastructure plans of both communities. Grading, utility, and main road work for both communities shall be done in one phase or in two phases with the age restricted, single - family community done first. • Single - Family Private Street A will be completed and all of the 49 age restricted single - family pads shall be graded to finish elevation. • All infrastructure for utilities for all of the 49 age restricted single - family lots shall be installed. • Perimeter fencing, entry gate, and monument walls for the 49 single - family age restricted lots shall be installed. • The applicant shall pursue and obtain building permits for at least 16 of the age restricted single - family dwelling units, or the applicant may post securities as approved by the Director of Community Development for all of the 49 age restricted single - family dwelling units. The Commission did not believe the added Condition of Approval was enough to provide an assurance that the 49 age restricted single - family homes would be constructed. The Commission also continued to have concerns related to the density of the multi - family component of the project being over the density range permitted by the Temecula General Plan. Due to these concerns, the Commission voted 4 -1 at the April 17, 2013 meeting to forward the project to the City Council with a recommendation for denial. The applicant has since resubmitted revised plans that provide a multi - family density within the range specified in the City of Temecula General Plan (13 -20 units per acre). The project originally proposed the development of 325 market rate multi - family apartment units and the creation of lots for 49 age restricted single - family homes on a 22.73 acre site. The revised project will, as currently proposed, include 270 for sale condominium units and 49 age restricted single family units and will still include a Zone Change to revise the current zoning from Professional Office (PO) to PDO -13, a Tentative Tract Map to subdivide the project site, a Development Plan, and an Environmental Impact Report (EIR) with a Mitigation Monitoring and Reporting Program and Statement of Overriding Considerations. 3 PLAN REDUCTIONS PC RESOLUTION -ZONE CHANGE AND PLANNED DEVELOPMENT OVERLAY EXHIBIT A CITY COUNCIL ORDINANCE EXHIBIT B PLANNED DEVELOPMENT OVERLAY PC RESOLUTION - TENTATIVE TRACT MAP EXHIBIT A CITY COUNCIL RESOLUTION EXHIBIT B DRAFT CONDITIONS OF APPROVAL PC RESOLUTION - DEVELOPMENT PLAN EXHIBIT A CITY COUNCIL RESOLUTION EXHIBIT B DRAFT CONDITIONS OF APPROVAL PC RESOLUTION - ENVIRONMENTAL IMPACT REPORT, MITIGATION MONITORING AND REPORTING PROGRAM, STATEMENT OF OVERRIDING CONSIDERATIONS EXHIBIT A- CITY COUNCIL RESOLUTION EXHIBIT B - FINDINGS OF FACTS IN SUPPORT OF FINDINGS EXHIBIT C MITIGATION MONITORING AND REPORTING PROGRAM II Appendix H I Draft V I BELLA LINDA RESIDENTIAL PROJECT SEnvironmental Impact Report SCI-1# 2012041038 I I Prepared for December 3, 2012 5 City of Temecula ''` ESA A O --.---.---__,..-----.--•-•'" •••••. .........P...-.."...........----....--..." tIII 11111 JL .1 L. J Jh ,,�b , Piv / . rts••■,4, 'I Eii = ril r .' Et . , i f ' '`. III „/ - A • ii iiiiiwts.Li Hi 4 , iihko, -4,,.-4 • • ., . • q• 4i • • 4 - •>je LAIIIIIMIJLINIIW irlaillal • r I ,,,: i. 4 t 1 • N. . ,J/ ri • 1 t ..ffirNsi,...4:siwy# ,, „ , 4 . . - ili # • . A.1 _,,ilf TRIP GENERATION ALTERNATIVES ANALYSIS BY FEHR AND PEERS DATE AUGUST 26, 2013 PUBLIC CORRESPONDENCE PUBLIC OUTREACH REPORT NOTICE OF PUBLIC HEARING