HomeMy WebLinkAbout14-013 PC ResolutionPC RESOLUTION NO. 14-13
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. PA12-0132, AN AMENDMENT TO THE
DEVELOPMENT CODE FOR A ZONING MAP AND TEXT
CHANGE FROM VERY LOW (VL) DENSITY RESIDENTIAL
TO A PLANNED DEVELOPMENT OVERLAY (PDO)
BASED ON THE STANDARDS OF THE LOW (L) DENSITY
RESIDENTIAL DESIGNATION WITH PROVISIONS FOR A
CLUSTER DEVELOPMENT AND OPEN SPACE (OS) ON
73 GROSS ACRES AT THE SOUTHEAST CORNER OF
VIA LOBO AND NICOLAS ROAD" (APNS 919-350-017,
018, 019, 020)
Section 1. Procedural Findings. The Planning Commission of the City of
Temecula does hereby find, determine and declare that:
A. On July 12, 2012, Mr. Lenny Dunn filed Planning Application Nos. PA12-
0131, General Plan Amendment; PA12-0132, Zone Change to a PDO; PA12-0133,
Tentative Tract Map 36479; and PA12-0134, Home Product Review application in a
manner in accord with the City of Temecula General Plan and Development Code.
B. On May 21, 2014, the Planning Commission recommended approval of
Planning Application Nos. PA12-0131, General Plan Amendment; PA12-0132, Zone
Change to a PDO; PA12-0133, Tentative Tract Map 36479; and PA12-0134, Home
Product Review.
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
Applications and environmental review on May 21, 2014, 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. PA12-0131, General Plan Amendment; PA12-0132, Zone Change to a PDO;
PA12-0133, Tentative Tract Map 36479; and PA12-0134, Home Product Review
application with a Mitigated Negative Declaration and Mitigation Monitoring Program
subject to and based upon the findings set forth hereunder.
F. All legal preconditions to the adoption of this Resolution have occurred.
Section 2. Further Findings. The Planning Commission, in approving the
Application hereby finds, determines and declares that: Zoning Map and Text Change
Application No. PA12-0131 is in conformance with the General Plan for Temecula and
with all applicable requirements of State Law and other Ordinances of the City:
A. The proposed Zone Change is consistent with the land use designation in
which the use is located, as shown on the Land Use Map, General Plan and
Development Code;
This application is accompanied by a Tentative Tract Map 36479, Home Product
Review Application and General Plan Amendment from VL -Very Low Density to
L -Low Density Residential. The General Plan Amendment and Zone Change to
a PDO establish the density and design framework for the proposed cluster
subdivision development. The proposed design preserves approximately 39
acres of the 73 gross acre site in permanently preserved open space, thereby
promoting the goals of the General Plan to preserve habitat and provide
additional trails and active parkland. The project is consistent with the General
Plan and all applicable requirements of State law and other Ordinances of the
City.
B. The proposed use is in conformance with the goals, policies, programs,
and guidelines of the elements of the General Plan;
The proposed Zone Change and associated applications are in conformance with
the General Plan and all applicable requirements of State law and other
Ordinances of the City.
Section 3. Environmental Findings. The Planning Commission hereby makes
the following environmental findings and determinations in connection with the approval
of the Zone Change Application, PA12-0132:
A. Pursuant to California Environmental Quality Act (CEQA), City staff
prepared an Initial Study of the potential environmental effects of the approval of the
Zone Change and associated applications, as described in the Initial Study ("the
Project'). Based upon the findings contained in that study, City staff determined that
there was no substantial evidence that the Project could have a significant effect on the
environment and a Mitigated Negative Declaration was prepared.
B. Thereafter, City staff provided public notice of the public comment period
and of the intent to adopt the Mitigated Negative Declaration as required by law. The
public comment period commenced on April 21, 2014, and expired on May 20, 2014.
Copies of the documents have been available for public review and inspection at the
offices of the Department of Community Development, located at City Hall, 41000 Main
Street, Temecula, California 92590.
C. Four written comments were received prior to the public hearing and a
response to all the comments made therein was prepared, submitted to the Planning
Commission and incorporated into the administrative record of the proceedings.
D. The Planning Commission has reviewed the Mitigated Negative
Declaration and all comments received regarding the Mitigated Negative Declaration
prior to and at the May 21, 2014 public hearing, and based on the whole record before it
finds that: (1) the Mitigated Negative Declaration was prepared in compliance with
CEQA; (2) there is no substantial evidence that the Project will have a significant effect
on the environment; and (3) the Mitigated Negative Declaration reflects the independent
judgment and analysis of the Planning Commission.
Section 4. Recommendation. The Planning Commission of the City of
Temecula hereby recommends that the City Council approve Planning Application No.
PA12-0132, a Zone Change from Very Low (VL) Density Residential to Low (L) Density
Residential and Open Space (OS) via a Planned Development Overlay (PDO) with
provisions for clustering (APNs 919-350-017, 018, 019, 020).
Section 5. PASSED, APPROVED AND ADOPTED by the City of Temecula
Planning Commission this 215` day of May, 2014.
Stanley Harter, Chairman
ATTEST: � n
Armando G. Villa, AICP
Secretary
[SEAL]
STATE OF CALIFORNIA )
COUNTY OFRIVERSIDE )ss
CITY OF TEMECULA )
I, Armando G. Villa, Secretary of the Temecula Planning Commission, do
hereby certify that the forgoing PC Resolution No. 14-13 was duly and regularly
adopted by the Planning Commission of the City of Temecula at a regular meeting
thereof held on the 21St day of May, 2014, by the following vote:
AYES: 4 PLANNING COMMISSIONERS: Carey, Harter, Kight, Telesio
NOES: 0 PLANNING COMMISSIONERS None
ABSENT: 1 PLANNING COMMISSIONERS Guerriero
ABSTAIN: 0 PLANNING COMMISSIONERS None
i n
Arm6rYdo G. Villa, AICP
Secretary
EXHIBIT A
CC ORDINANCE
ORDINANCE NO. 14 -
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY
OF TEMECULA APPROVING PLANNING APPLICATION
NO. PA12-0132, AN AMENDMENT TO THE
DEVELOPMENT CODE FOR A ZONING MAP AND TEXT
CHANGE FROM VERY LOW (VL) DENSITY RESIDENTIAL
TO A PLANNED DEVELOPMENT OVERLAY (PDO)
BASED ON THE STANDARDS OF THE LOW (L) DENSITY
RESIDENTIAL DESIGNATION WITH PROVISIONS FOR A
CLUSTER DEVELOPMENT AND OPEN SPACE ON 73
GROSS ACRES AT THE SOUTHEAST CORNER OF VIA
LOBO AND NICOLAS ROAD (OS) (APNS 919-350-017,
018, 019, 020)
THE CITY COUNCIL OF THE CITY OF TEMECULA DOES HEREBY ORDAIN
AS FOLLOWS:
Section 1. Procedural Findings. The City Council of the City of Temecula
does hereby find, determine and declare that:
A. On July 12, 2012, Mr. Lenny Dunn filed Planning Application Nos. PA12-
0131, General Plan Amendment; PA12-0132, Zone Change to a PDO; PA12-0133,
Tentative Tract Map 36479; and PA12-0134, Home Product Review application in a
manner in accord with the City of Temecula General Plan and Development Code.
B. On May 21, 2014, the Planning Commission recommended approval of
Planning Application Nos. PA12-0131, General Plan Amendment; PA12-0132, Zone
Change to a PDO; PA12-0133, Tentative Tract Map 36479; and PA12-0134, Home
Product Review.
C. The Project was processed including, but not limited to a public notice, in
the time and manner prescribed by State and local law, including the California
Environmental Quality Act.
D. A Mitigated Negative Declaration was prepared for the Project in
accordance with the California Environmental Quality Act and California Environmental
Quality Act Guidelines (CEQA) and circulated for public review from April 21, 2014 to
May 20, 2014 for a 30 -day public review. Copies of the documents have been available
for public review and inspection at the offices of the Department of Community
Development, located at City Hall, 41000 Main Street, Temecula, California 92590.
E. On May 21, 2014, at a duly noticed public hearing as prescribed by law,
the Planning Commission considered the Project and any comments received prior to or
at the public hearing on May 21, 2014, at which time the City staff presented its report,
and interested persons had an opportunity to and did testify either in support or in
opposition to the Project and the Mitigated Negative Declaration.
F. Following consideration of the entire record before it at the public hearing
and due consideration of the proposed Project the Planning Commission recommended
that the City Council adopt the Mitigated Negative Declaration prepared for the Project.
G. At the conclusion of the Planning Commission hearing and after due
consideration of the entire record before the Planning Commission hearing, and after
due consideration of the testimony regarding the proposed Project, the Planning
Commission recommended that the City Council approve the Project including Planning
Application Nos. PA12-0131, General Plan Amendment; PA12-0132, Zone Change to a
PDO; PA12-0133, Tentative Tract Map 36479; and PA12-0134, Home Product Review
in a manner in accord with the City of Temecula General Plan and Development Code.
H. On , the City Council of the City of Temecula considered the
Project and the Mitigated Negative Declaration, at a duly noticed public hearing at which
time all interested persons had an opportunity to and did testify either in support or in
opposition to this matter. The Council considered all the testimony and any comments
received regarding the Project and the Mitigated Negative Declaration prior to and at the
public hearing.
I. Following the public hearing, the Council adopted Resolution No. 14 -
adopting the Mitigated Negative Declaration and Mitigation Monitoring Program.
J. All legal preconditions to the adoption of this Resolution have occurred.
Section 2. Legislative Findings. The City Council in approving the Project
hereby finds, determines and declares that:
A. The proposed Zone Change is consistent with the land use designation in
which the use is located, as shown on the Land Use Map, General Plan and
Development Code;
This application is accompanied by Tentative Tract Map 36479, Home Product
Review Application and General Plan Amendment from VL -Very Low Density to
L -Low Density Residential. The General Plan Amendment and Zone Change to
a PDO establish the density and design framework for the proposed cluster
subdivision development. The proposed design preserves approximately 39
acres of the 73 gross acre site in permanently preserved open space, thereby
promoting the goals of the General Plan to preserve habitat and provide
additional trails and active parkland. The project is consistent with the General
Plan and all applicable requirements of State law and other Ordinances of the
City.
B. The proposed use is in conformance with the goals, policies, programs,
and guidelines of the elements of the General Plan;
The proposed Zone Change and associated applications are in conformance with
the General Plan and all applicable requirements of State law and other
Ordinances of the City.
Section 3. The City Council hereby amends the Development Code, Section
17.22 — Planned Development Overlay (PDO) Zoning District on file with the City of
Temecula City Clerk's office.
Section 4. Severability. If any portion, provision, section, paragraph, sentence,
or word of this Ordinance is rendered or declared to be invalid by any final court action
in a court of competent jurisdiction, or by reason of any preemptive legislation, the
remaining portions, provisions, sections, paragraphs, sentences, and words of this
Ordinance shall remain in full force and effect and shall be interpreted by the court so as
to give effect to such remaining portions of the Ordinance.
Section 5. Effective Date. This Ordinance shall take effect thirty (30) days
after its adoption.
Section 6. Notice of Adoption. The City Clerk shall certify to the adoption of
this Ordinance and cause it to be published in the manner required by law.
PASSED, APPROVED, AND ADOPTED by the City Council of the City of
Temecula this day of 12014.
Maryann Edwards, Mayor
ATTEST:
Gwyn R. Flores, CMC
Acting City Clerk
[SEAL]
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss
CITY OF TEMECULA )
I, Gwyn R. Flores, CMC, Acting City Clerk of the City of Temecula, do hereby
certify that the foregoing Ordinance No. 14- was duly introduced and placed upon its
first reading at a meeting of the City Council of the City of Temecula on the day of
, 2014, and that thereafter, said Ordinance was duly adopted by the City Council of
the City of Temecula at a meeting thereof held on the day of 2014, the
following vote:
AYES: COUNCIL MEMBERS:
NOES: COUNCIL MEMBERS:
ABSENT: COUNCIL MEMBERS:
ABSTAIN: COUNCIL MEMBERS:
Gwyn R. Flores, CMC
Acting City Clerk
EXHIBIT B
PLANNED DEVELOPMENT OVERLAY
Arbor Vista Planned Development Overlay
17.22.254 Title.
Sections 17.22.254 through 17.22.266 shall be known as "PDO -13" (Arbor Vista planned development overlay
district).
17.22.256 Purpose.
The Arbor Vista planned development overlay district (PDO -13) provides regulations that guide the
development of a rural, residential community, which is clustered to maximize open space and preserve
drainage ways. It is the intent of the city to use these special regulations to supplement the development
standards of the adopted development code.
17.22.258 Relationship with the development code and citywide design guidelines.
A. Except as modified by the provisions of PDO -13, the following rules and regulations shall apply to all
planning applications in this area:
1. The citywide design guidelines that are in effect at the time an application is deemed complete.
2. The approval requirements contained in the development code that are in effect at the time an
application is deemed complete.
Any other relevant rule, regulation or standard that is in effect at the time an application is deemed
complete.
B. Development within PDO -13 shall comply with and complement the rural character of the Nicolas Valley
Design Guidelines, as is demonstrated through the architectural styles, theme walls, materials of fencing, entry
monuments, and landscaping shown in Exhibits A through L.
17.22.260 Use regulations.
The Arbor Vista planned development overlay district (PDO -13) is intended to provide for the development of a
master -planned residential community. The permitted, conditionally permitted, and prohibited uses within
Arbor Vista are residential in nature and shall be governed by Section 17.06.030 of the Municipal Code.
17.22.262 Development Standards.
All development within PDO -13 shall also comply with the following development standards:
Residential Development Standards
PDO -13
Lot
Min. buildable lot area
5,500 square feet
Max. units per gross acre
1.13 DU/Ac
Max. units per net acre
1.27 DU/Ac
Min. width at required front setback area
55' G 9
Min. lot frontage at front property line
55'
Min. lot frontage for a flag lot at the front
property line
25'
Min. lot depth
80' t
Setbacks — habitable area
Min. front setback (habitable area)
10'
Min. comer exterior side yard
10'
Min. interior side yard
5'
Min. rear yard
20'
Min. front yard (unenclosedporch/stoop)
10'
Garages
Min. front setback (front entry garage)
20'
Min. front setback (side entry garage)
10'
Driveway
Min width (residential, 2 units or less)
12'
Height
Maximum height (to ridge)
35'
Max. projection above height limits (e.g.
for flues, chimneys, elevators, or other
mechanical equipment, television antennas,
spires or bell towers, or similar
architectural, utility, or mechanical
features)
15'
Other
Detached accessory structures
Per 17.06.050D
Encroachments into setbacks
Per Table 17.06.05013
Walls/fences
Per 17.06.050J
Swimming Pools
Per 17.06.050E
Site Visibility
Per 17.06.050K
[§SS2ndary Dwelling Units
Per 17.06.050L
Property Maintenance
Per 17.06.050M
17.22.264 Setting
A. Setting and Location. Arbor Vista is comprised of 73.3 acres located on the southeast corner of Nicolas
Road and Via Lobo Road in Nicolas Valley. Nicolas Valley is located in the northeast corner of the City and is
of a rural residential character with large lots and open space surrounding Santa Gertrudis Creek. The natural
topography of the area consists of gently rolling hills.
B. Surrounding Uses and Development. The northern edge of Arbor Vista is directly adjacent to Nicolas
Road. The northern side of Nicolas Road is adjacent to Nakayama Park which includes an off-street regional
bike trail, a full court basketball facility, picnic and turf areas and a concrete -sided drainage channel. A
residential subdivision designated as Low Medium Density Residential is located beyond. The western
boundary of Arbor Vista is adjacent to Via Lobo Road. A residential subdivision designated as Low Medium
Density Residential is adjacent to the western side of Via Lobo Road. The eastern edge abuts property
designated and developed as Very Low Density Residential and the southern edge abuts open space and the
Santa Gertrudis Creek.
17.22.266 Development Concept
This section describes the conceptual development components of Arbor Vista. Except for the street sections
(Exhibits B, C, and D), the images are an artist's interpretation of the application of the Arbor Vista
development standards and design parameters and are not to be taken as the final design or compulsory. The
final design shall be reviewed using these conceptual images as guidance; however, variations in the placement
and location of buildings, street alignments, amenities, style, materials, colors, and landscaping placement/type
is expected as allowed in PDO -13.
A. Land Plan. The Arbor Vista planned development overlay district (PDO -13) provides for the
development of eighty-three single family detached homes on fee -owned lots on 73.3 acres. As shown
on the Site Plan (Exhibit A), development is clustered to maximize open space and preserve the Santa
Gertrudis Creek. The site grading has been designed to preserve the crest of the on-site ridge (elevation
1235), and lots adjacent to the ridge are nestled along the downward slope. All cul-de-sac streets
terminate in open space, creating an open, rural character within the site. Approximately 43.3 acres are
devoted to private open spaces, and additionally 6.4 acres are devoted to a public park, and 1.4 acres are
devoted to water quality/detention basins. The residential lots, which comprise 16.0 acres, and streets,
which comprise 6.2 acres (4.2 acres private and 2.0 acres public), account for 30% of the total site.
These acres may change slightly during final tract map review if found to be in substantial conformance
with these concepts. Exhibit B, Conceptual Imagery includes photos of communities having elements
similar to Arbor Vista but do not represent literal imagery of the proposed community.
B. Access and Circulation.. The circulation plan for Arbor Vista reflects and enhances the rural character
of the existing community. Along the northern boundary of the site, the Nicholas Road right-of-way will
be extended to 110', including a 7' landscaped parkway and 5' sidewalk which will encourage
pedestrian circulation and allow space for thematic fencing.
Two entries to Arbor Vista will be provided through a connection to and an extension of Via Lobo
Road, which will be improved to include a 77' right -of way (42' curb to curb). Both locations will
potentially include private gated entries. The public portion of the Via Lobo Road terminates in a bulb
which includes a circular planting area, then transitions into "A" Street, a private neighborhood street.
The other entry to Arbor Vista is "C" Street, a private road having a 65' maximum right-of-way and 41'
maximum width curb to curb at the connection with Via Lobo Road.
Interior circulation to homes shall be provided on private streets having a 37'— 4 P right-of-way and 32'
curb to curb width with parking on one side as shown on Exhibit E, Interior Street Sections. Final road
alignments may vary slightly from those depicted on Exhibit A, as determined in the final tract map if
found to be in substantial conformance with these concepts.
C. Parks. Open space is incorporated throughout Arbor Vista and active and passive recreation will be
offered to both residents and the public. Nicolas Road Park, a 6.4 acre active recreation will feature an
interactive water play facility and shade structures, complementing the City of Temecula's existing
public parks by offering a fun, safe, cooling summer play area not currently available in the vicinity.
Turf and picnic areas are also included and the park will be accessed by the public via Nicolas Road,
where ten public parking spaces will be included. Residents of Arbor Vista will access the park by a
private trail connecting from C Street along the eastern boundary. Exhibits F, G, and H are an artist's
interpretation of the park amenities and are not to be interpreted as final. The final design will be
approved during final tract map stage and the amenities shall be approved by the parks director.
In addition to the public park, open space totaling 43.3 acres is planned within Arbor Vista, comprising
of 59% of the total site area including the Santa Gertrudis Creek jurisdictional area. A regional trail
extending from east to west through the site north of the creek provides public access to the open space.
The high percentage of open space within the community will provide an ample buffer from adjacent
neighborhoods and a feeling of spaciousness.
D. Monuments and Fences. Serving as a major unifying element, the theme walls, fencing, and
monuments of Arbor Vista will reflect the rural, agricultural design theme of the surrounding area and
will be in accordance with the Nicolas Valley Design Guidelines. A positive first impression of the
community will be generated by the inclusion of a white rail fence with river rock stone pilasters along
the northern boundary parallel to Nicolas Road. The design of this fence will harmonize with the
existing fence on the north side of Nicolas Road, extending the previously established Nicolas Valley
design theme.
Design of the entry monuments will be understated in nature and reflect the high degree of design
integrity found throughout the community. As shown on Exhibit J, a Nicolas Valley entry monument
will be included at the comer of Nicolas Road and Via Lobo Parkway. In addition, entry monuments
announcing arrival into Arbor Vista will be located at both entries from Via Lobo Road, and a 3' high
river rock theme wall will extend along the eastern side of Via Lobo Road north of the "C" Street entry.
Exhibits 1 and K depict the locations and styles of the other walls and fences in Arbor Vista. View
fencing consisting of a 2' block wall and 4' black wrought iron will be located at the rear of lots having
views. Exposed side yards will incorporate 6' high sandstone colored split face block walls, and interior
separations between lots will consist of 5'6"white vinyl fencing. These features, while conceptual in
nature, comply with the theme established by the Nicolas Valley Design Guidelines.
E. Trails and sidewalks. An extensive pedestrian circulation system provides convenient access to all
community elements, potentially helping to promote health and wellness of residents. Along the
northern boundary of the site, the Nicolas Road right-of-way includes a 5' wide sidewalk. An adjacent
5' wide decomposed granite trail outside the right -of way provides a total trail width of 10' as shown on
Exhibit C, Nicolas Road Street Section. This trail provides the public convenient pedestrian and bicycle
access to Nicolas Road Park.
Via Lobo Road includes a 6' sidewalk along the west side and a 6' wide paved regional trail along the
east side as shown on Exhibit D, Via Lobo Road Section. Near the end of the public portion of the street,
the regional trail crosses Via Lobo Road as shown on Exhibit A. The trail then transitions to an 8'
decomposed granite walkway which parallels Santa Gertrudis Creek south of "A" Street, and connects
to an existing trail at the eastern boundary of the site.
An additional 6' decomposed granite trail connects the terminus of "C" Street to Nicolas Road Park,
providing private access to residents. Every home within Arbor Vista will enjoy pedestrian connection
to the regional trail network from 4' curb adjacent sidewalks included on both sides of all private
neighborhood streets as shown on Exhibit E, Interior Street Section.
F. Landscaping. The landscape design of Arbor Vista will reflect the rural, agricultural theme of the
community and the plant palette will consist of native plants and other climate appropriate materials.
Water conservation, disease resistant, low maintenance materials will be given priority as will plants that
offer seasonal variation. The landscape plan will comply with Chapter 17.32 of the Municipal Code and
the Nicolas Valley Design Guidelines.
The Plant Material List, shown in Exhibit M, describes the menu of acceptable plant types, sizes,
spacing, and water use in Arbor Vista. Exhibits O, P, and Q depict the typical landscape treatment for
front and exterior side yard, cul-de-sac, and private slope conditions. These landscape treatments are
based on the minimum setbacks provided herein. The types of plants shown in each Exhibit are
conceptual and the locations and types of plants and will be determined during the final landscape plan.
The final planting plan may vary within the Arbor Vista Landscape Plant Palette.
Exhibit L includes preliminary locations and images of typical rural street lighting treatments (variations
are permitted). Low pressure sodium or LED, downward directed lights will be located on one side of
the street, spaced 120' — 170'apart, and will meet all applicable illumination standards. Solar powered
lighting is encouraged.
G. Architecture. High quality neighborhood design is a priority at Arbor Vista, and creating interesting
and aesthetically pleasing streetscapes is a central goal of the community design. The level of detail and
quality of architectural treatments for the homes will be significantly higher than that of the surrounding
community.
A high degree of variation in building massing at Arbor Vista has been provided to avoid the
monotonous "canyon effect" of flat, two-story homes along residential streets. One-story home plans
comprise 25% of the floor plans and 50% are two-story homes with one-story elements along the street.
To minimize the impact of garages, 25% of plans feature a `living" portion of the home forward, with
the garage a minimum of 6' behind the front plane of the living space. The inclusion of front porches
and second story balconies also add interest to the streetscapes of Arbor Vista. Exhibit T includes
minimum lot setback standards and includes footprints of the four Arbor Vista floor plans. Variation in
massing is also achieved through inclusion of variations in roof pitch from 4:12 to 6:12.
Each of the four floor plans at Arbor Vista has been executed in three architectural styles, creating
twelve distinctly different home designs, bringing a high degree of interest to every street. Colors and
materials, including brick, stucco, horizontal lap siding, stacked stone, and carriage type garage doors
have been carefully chosen to authentically express the essential elements of each style. All architectural
features thoughtfully reflect a high level of quality and attention to detail, including arched entryways
with ceramic tile accents, entry towers, sculpted pot shelves, and three types of entry carriage lights,
ensuring that each home is distinctly different from others surrounding it.
Another important design consideration well executed at Arbor Vista is attention to all four elevations of
a home rather than only the front. Enhanced rear and side elevations bring the same degree of quality
shown in the front to the entire home, as shown in Exhibit S, Architectural Elevations. Examples include
second floor projections with siding on rear elevations, wrought iron detailing on rear covered patios
matching front detailing, and shutters on rear windows.
The three architectural styles chosen for Arbor Vista include Spanish, Traditional, and Craftsman (see
Exhibit R, Architectural Styles) and are intended to complement the rural character of the area. This list
of styles has been formed to provide architectural character fitting for the context of the site, and variety
to the street scene but is not to be considered exclusive. Variations can be approved through the
development review process. Four diverse plan types are proposed, creating a rich architectural palette
which will result in neighborhoods with articulation, variation and visual interest.
H. Drainage, Grading, and Utilities. The proposed grading and drainage plan for Arbor Vista reflects a
great sensitivity to the natural characteristics and features of the site. On-site drainage and off-site
drainage from Via Lobo will be diverted into two desiltation basins on the western side of the property.
The conceptual grading and drainage plan as well as proposed utility locations are depicted on the
accompanying Tentative Tract Map # 36479. The final grading plan and locations and sizes of the
infrastructure shall be determined during the final grading plan and tract map.
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A
Exhibit A is an artist's interpretation of the application of the Arbor Vista
development standards and design parameters and is not to be taken as the final design
or compulsory in nature. The final design shall be reviewed using these graphics as
guidance; however, variations in the placement and location of buildings, style,
materials, colors and landscaping is expected as allowed in PDO -13.
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Exhibit B: Conceptual Imagery
Imagery of agricultural themed fencing
Imagery of naturalistic trail
Exhibit B depicts conceptual imagery of Arbor Vista and is not to be taken as the final design or compulsory in
nature. The final design shall be reviewed using these graphics as guidance; however, variations in the
placement and location of buildings, style, materials, colors and landscaping is expected as allowed in PDO -13.
NORTH
R/ W
/
/
/ 12' /
HO'
EXISTING
C.L. ` 00tMARY
M
Ir
IFF
z
n
e
E
SOUTH o
R/W a
PROPOSED
rA
/ ' n
T
/ t2' /
/ v as r l
W
-!t
-*
-3W
T/ SI/ SI/
2%
2%
SIDEWALK DG
CURB d GUTTER PAINTED CURB d GUTTER SIDEWALK
MEDIAN
NICOLAS ROAD (PUBLIC) ALT #3 Nicolas Valley Guidelines
PUBLIC
Exhibit C depicts a cross section of Nicolas Road right-of-way. It is 110 feet aide with 86 feet of street paving separated
by a 14 foot painted median. A 7 foot wide landscape strip separates 5 fool sidewalks on each side of the road. A 5 foot
decomposed granite trail is located on the southern side of Nicolas Road.
am
EXTQ
WW
.+'
vt 4
/
VARIES f 2V 1f — 22' 20' — / 24'
'W -2t& DRANMiE EENT.
DRAMAGE y CHADSFL
Eswr. z 22
S1 max tiOEWALK
dN BASE COURW \ cum
"—COMPACTED SINCiUDE
VIA LOBO ROAD (PUBUC)
SECTION B -B
PUNX
v -s
Exhibit D depicts a cross section of the Via Lobo Road right-of-way. Via Lobo will be widened and improved by 44 feet
to the east to provide an additional 20 feet of street paving, a 6 foot wide sidewalk, 12 feet of landscaping, and a 6 foot
wide decomposed granite trail.
2:f SLOPE
awr.
R/W R'W
/ 41 /
/ it /
4' SIDEWALK
EASEMENT / / / / 4'SDEWALK EASEMENT
S PUBLIC / / / .5' �. / / S' PUBLIC
UTIM EASEMENT_ UT6.1TY EASEMENT
2% <a 2%
BASE COURSE COMPACTED SLIGGRADE
A, B, D, E & F STREETS & C STREET EAST OF F STREET
PRIVATE
Exhibit E depicts the right-of-way of atypical interior street. which is 41' wide and consists of 32 feet of street pavement
and a 4 foot wide sidewalk on each side.
M
Oil
O�Lr`
,
a
NICOLAS THEME FENCE
wMTF
J Mll NNCf i MER ROCK l
TO
REGIONAL TRAIL I CLASS I BIKE PATH STREET"C"
— I c _ �.THSTwC" A
TRAIL b b
rcoNasTE sloE.vALR � � Rf
s' oxdws®cR�rxTE � -• T.
SPLASH PAD WATER PLAY --- ��./ / TOE OF SLOPE O
TM MRRFCT4 GAW
SHADE STRUCTURES —
"�- TYPICAL PICNIC AREAS to
SHED S l �� nwFs. vu[au cuss
DETENTION BASIN
EXISTING EASEMENT
OF
NICOLAS ROAD PARK (Public, privately maintained)
KEY MAP
EXAMPLE OF PEDESTRIAN CIRCUTATION W `rHIN THE PARK
This Exhibit is an artist's interpretation of the park amenities
and layouts and is not to be taken as the final design or
compulsory. The final design of each park shall be approved
during final tract map review and the amenities of the public
park shall be approved by the parks director.
EXAMPLE OF POTENMAL NICOLAS ROAD PARR FURNITURE
NICOLAS ROAD PARK PIAN
lri
v
EdtLVlll' fi10lIIa2Y.1LWl Q61�N
SHADE STRUCTURE PLAN VIEW AND ELEVATIONS
Note: These shade structure drawings me a pictorial representation of fabric and steel
only. None of the required attachment or connection details have leen depicted. All
dimensions and heights must he field venfied prior to any final design, fabrication or
installation work.
KEY WP
SPLASH PAD WATER PLAYGROUND RENDERING
SPLASH PAD WATER PLAYGROUND
"+�. xan�rq ^We. as am aca er was M+ua kru�t✓u M�mumiui xe
3 RAIL FENCE WITH
STONE PILASTERS
CONSISTENT WITH
NICOLASVALLEY
DESIGN GUIDELINES
SHED
SHADE STRUCTURES
PICNIC AREA
SPLASH PAD WATER
PLAYGROUND
STORAGETANK
SPLASH PAD WATER PLAYGROUND RENDERING'
SPLASH PAD WATER PLAYGROUND RENDERING'
SPLASH PAD WATER PLAYGROUND RENDEMNG -
Exhibit is Wall and Fence Plan
•', . • • load
• . • • • Via Lobo 1 ,
0 ARBOR VISTA COMMUNITY MONUMENT
ww IX[e'd®1 fdYlMwrtw KIW'MRn O�fI� GeOIIM
0 ARBOR VISTA COMMUNITY MONUMENT
enR bCR rFFiBI eYSIV. COIu4TffMwen rvKIXbv.RNir RSGI0.M1B1Fl
W rviwuR> MVAU ] ntmt rtni�t
i+..e vw.evum wrewn. ww nova ni.sa ewaerwrtvmw
This illustration is not to be taken as the final design or
compulsory. The final fence plan shall he reviewed using
this Exhibit as guidance and approved during final tract map
review.
rav"
0 ARBOR VISTA COMMUNITY THEME WALL
II�Ne IgCl YpiN w/iLLCprySeynwrtry KLWMLLFR MLLry LUOW VS
PRIVATE YARD VIEW FENCE
SANDSTONE COLORED BLOCK WITH BLACK WROUGHT IRON
• WE
PRIVATE YARD INTERIOR FENCE
WHITE VINYL
This Exhibit is conceptual and is not to be taken as the final
design or compulsory. The final design of each fence plan shall
be reviewed using this Exhibit as guidance and approved during
final tract map review,
m
YK:
d
COMMUNITY THEME WALL
Q b
RIVER ROCK VENEER CONSISTENT WITH NICO -
LAS VALLEY DESIGN GUIDELINES
TYPICAL MAILBOX
PRIVATE YARD VIEW FENCE
SANDSTONE COLORED BLOCK WITH BLACK WROUGHT IRON
• WE
PRIVATE YARD INTERIOR FENCE
WHITE VINYL
This Exhibit is conceptual and is not to be taken as the final
design or compulsory. The final design of each fence plan shall
be reviewed using this Exhibit as guidance and approved during
final tract map review,
COMMON SIDE YARD WALL
SANDSTONE COLORED SPLIT FACE BLOCK
m
p
d
A
93
NICOLAS ROAD THEME FENCE
e
WHITE VINYL 3 MIL FENCE/ RIVER ROCK VENEER PILASTERS CONSISTENT WITH
y
NICOLAS VALLEY DESIGN GUIDELINES
COMMON SIDE YARD WALL
SANDSTONE COLORED SPLIT FACE BLOCK
„�n LEGEND
EET LIGHTING
lights are located on one side of the street downward
ed, and spaced 120'-170' apart. In accordance wish
uaon standards of the CALGreen Code, Section
8, Solar powered lighting is encouraged,
EXWPLE OF RURAL STREET LIGHTING
Exhibit M: Plant Palette
Botanical Name Common Name Min. Size Spacing Plant Factor
STREET TREES:
Cinnamomun camphora
Cupaniopsis anacardioides
Fraxinus oxycarpa 'Raywoodi'
Laurus nobilis
Koelreutia paniculata
Pinus canariensis
Phoenix dactylifera
Pyrus calleryana 'Chanticleer'
Ulmus parvifolia
Washingtonia robusta
Camphor Tree 24" Box
Carrot wood
Raywood Ash
Sweet Bay
Golden Raintree
Canary Island Pine
Date Palm
Chanticleer Pear
Chinese Elm
Washington Fan Palm
*Note: 45' O.C. spacing along corner lot side yards
One/ Lot
Medium
Medium
Medium
Medium / Low
Medium
Medium / Low
Medium
Medium
Medium
Medium
Bauhinia variegata
Purple Orchid Tree
24" Box
As Indicated
Medium
Butia capitata
Pindo Palm
Medium
Lagerstomia indica
Crape Myrtle
Medium
Phoenix dactylifera
Date Palm
Medium
Prunus Caroliniana
Carolina Laurel Cherry
Medium
Washingtonia filifera
California Fan Palm
Medium / Low
Washingtonia robusta
Mexican Fan Palm
Medium
LANDSCAPE TREES:
Albezia julibbrissin
Silktree
15 Gallon
As Indicated
Medium
Bra hea arm ata
Mexican Blue Palm
Medium
Butia capitata
Pindo Palm
Medium
Callistemon citrinus
Crimson Bottlebrush
Medium / Low
Cedrusdeodora
DeodarCedar
Medium
Cercus Canadensis
Eastern Redbud
Medium
Geijera parviflora
Australian Willow
Medium / Low
Liquidambarstyraciflua
Sweetgum
Medium
Melaleuca styphelioides
Melaleuca
Medium
Platanus racemosa
California Sycamore
Medium
Quercus agrifolia
Coast Live oak
Low
Rhus lancea
African Sumac
Medium / Low
Schinus terebinthifolius
Brazilian Pepper Tree
Medium / Low
SHRUBS:
Abelia 'Edward Goucher
Pink Abelia
5 gallon
2' O.C.
Medium
Agapanthus africanus
Lilly -of -the -Nile
1 gallon
2' O.C.
Medium
Baccharis salicifolia
Mulefat
5 gallon
4' O.C.
Medium / Low
Callistemon'Little John'
No Common Name
5 gallon
4' O.C.
Medium / Low
Ceanothus'Concha'
Concha ceanothus
5 gallon
4' O.C.
Medium / Low
Chamaerops humilis
Mediterranean
15 gallon
6' O.C.
Fan Palm
Cistus purpureus
Orchid Rockrose
1 gallon
2'0.C.
Medium / Low
Cotoneaster horizontalis
Cotoneaaster
5 gallon
4' O.C.
Medium
Cupressus sempervirens
Italian Cypress
15 gallon
N.A.
Medium / Low
Dietes grandiflora
Fortnight Lily
1 gallon
2' O.C.
Medium
Echium candicans
Pride of Madeira
5 gallon
4' O.C.
Medium / Low
Epilobium canum
California Fuchia
5 gallon
4' OC
Low/ Very Low
Exhibit M: Plant Palette (cont.)
Cotoneaster
5 gallon
2' O.C.
Medium
Botanical Name
Common Name
Min. Size
So cine
Plant Factor
Garrya elliptica
Coast Silktassel
5 gallon
4' O.C.
Medium / Low
Grenvillea'Noelli'
Grenvillea
5 gallon
4' O.C.
Medium / Low
Heteromeles arbutifolia
Toyon
5 gallon
4' O.C.
Medium / Low
Hemerocallis hybrid
Daylilly
5 gallon
2' O.C.
Medium
Lavandula stoechas
Spanish Lavender
1 gallon
2' O.C.
Medium / Low
Leptospermum scoparium
New Zealand Tea Tree
5 gallon
4' O.C.
Medium / Low
Leymus condensatus
Giant Wild Rye
1 gallon
2' O.C.
Medium / Low
Leymus triticoides
Creeping Wild Rye
1 gallon
2' O.C.
Medium
Muhlenbergia rigens
Deer Grass
1 gallon
2' O.C.
Medium / Low
Nandina domestica
Heavenly Bamboo
5 gallon
4' O.C.
Low
Nassella pulchra
Purple Needle Grass
1 gallon
2' O.C.
Low / Very Low
Pyracantha'Santa Cruz'
Firethorn
5 gallon
4' O.C.
Medium
Rosmarinus officinalis
Rosemary
5 gallon
4' O.C.
Medium / Low
Salvia clevelandii
Cleveland Sage
5 gallon
4' O.C.
Low / Very Low
Salvia leucantha
Mexican Bush Sage
5 gallon
4' O.C.
Medium / Low
Salvia spathacea
Hummingbird Sage
5 gallon
S' OC
Low / Very Low
Sporobolus airoides
Alkalai sacaton
1 gallon
2' O.C.
Medium / Low
Xylosma congestum
Shiny xylosma
5 gallon
5' O.C.
Medium
GROUNDCOVER
Acacia redolens
Prostrate Acacia
5 gallon
4' O.C.
Low /Very Low
Baccharis'Centennial'
Desert Broom
5 gallon
4' O.C.
Medium / Low
Baccharis pilularis Twin Peaks'
Coyote Bush
5 gallon
4' O.C.
Medium / Low
Coprosma kirki
Creeping Coprosma
5 gallon
2' O.C.
Medium
Cotoneaster sp.
Cotoneaster
5 gallon
2' O.C.
Medium
Pelargonium peltatum
Ivy Geranium
1 gallon
2' O.C.
Medium
Lantana montevidensis
Lantana
5 gallon
4' O.C.
Medium / Low
Myoporum pavifolium
Myoporum
5 gallon
4' O.C.
Medium
Trachelospermum asiaticum
Star Jasmine
1 gallon
2' O.C.
Medium
VINES:
Antigonon leptopus
Coral Vine
1 gallon
2' O.C.
Medium
Disticus buccinatoria
Blood Red Trumpet
1 gallon
2' O.C.
Medium
Vine
Clematis lasiantha
Chaparral Clematis
I gallon
2' O.C.
Medium / Low
Hardenbergia violacea
Lilac Vine
1 gallon
2" O.C.
Medium / Low
Lonicera japonica'Halliana'
Hall's Honeysuckle
1 gallon
2' O.C.
Medium
Tracelospermum jasminoides
Star Jasmine
1 gallon
2' O.C.
Medium
Exhibit N- Typical Interior Lot Landscape Treatment
SHRUBS
I GALLON
LARGE TREE
I S GALLON
UTILITY
EASEME
JND COVER
as
.1 -ON
This Exhibit is an artistic interpretation of the private landscape treatment on a typical lot based on a minimum 10 foot front setback,
minimum 5 foot interior side yard, and minimum 12 foot driveway width. This image is not to be taken as the final design and the
types of plants shown in this image may vary within the Arbor Vista Landscape Plant Palette and the sizes and amounts of planting
material shall comply with Section 17.32.090 of the Municipal Code. The fatal landscape plan shall be reviewed using these graphics
as guidance; however, variation in the placement, location, and spacing is expected as allowed in PDO -13.
Exhibit O: Typical Corner Lot Landscaping
UTILM
EASEMENT
URGE TREE
15 GALLON
TYPICAL CORNER LOT
SHRUBS
5 GALLON
This Exhibit is an artistic interpretation of the private landscape treatment on a typical lot based on a minimum 10 foot front setback,
minimum 5 foot interior side yard, and minimum 12 foot driveway width. This image is not to be taken as the final design and the
types of plants shown in this image may vary within the Arbor Vista Landscape Plant Palette and the sizes and amounts of planting
material shall comply with Section I7.32.090 of the Municipal Code. The Cmal landscape plan shall be reviewed using these graphics
as guidance; however, variation in the placement, location, and spacing is expected as allowed in PDO -13
Exhibit P: Typical Cul -de -Sac Lot Landscaping
'moss
S GALLON
LARGE TRE
15 GALLOE
RM
iALLON
SLLTREE
ALLON
JEU TREE ]4'IICX
This Exhibit ism artistic interpretation of the private landscape treatment on atypical lot based on a minimum 10 foot front setback,
minimum 5 foot interior side yard, and minimum 12 foot driveway width. This image is not to be taken as the final design and the
types of plants shown in this image may vary within the Arbor Vista Landscape Plant Palette and the sizes and amounts of planting
material shall comply with Section 17.32.090 of the Municipal Code. The final landscape plan shall be reviewed using these graphics
as guidance; however, variation in the placement, location, and spacing is expected as allowed in PDO -13
Exhibit Q: Typical Private Slope Area landscaping
GROUND -
CO R
LARGETREES
IS GALLON
SHRUBS
5 GALLON
TYPICAL PRIVATE SLOPE AREA
CONCk"UAL PUNTING FORA 1.300 SF ARU WI TH
I I SLOPES IN EXCESS OF 8IN HFIGHT
SHRUM
1 GALLON
LARGE TREE
IS GALLON
SM.V1 TREE
S GALLON
This Exhibit is an artistic interpretation of the private landscape treatment on a typical lot based. This image is not to be taken as the
final design and the types of plants shown in this image may vary within the Arbor Vista landscape Plant Palette and the sizes and
amounts of planting material shall comply with Sectionl7.32,090 of the Municipal Code. The final landscape plan shall be reviewed
using these graphics as guidance; however, variation in the placement, location, and spacing is expected as allowed in PDO -13
Exhibit R: Architectural Styles
The architecture of the project shall include at least three different architectural styles (Spanish, Craftsman, and
Traditional). The architectural styles have been selected to provide variety and individuality to the street scene.
The menu of architectural styles is not an exclusive list and other acceptable styles may be approved through the
development review process if found compatible with styles listed below.
Spanish
Spanish
stucco finish
• concrete 'S' tile roof
• 4:12roofpitch
• decorative accent vents
• clay pipe accents
• decorative foam trim elements
• decorative tile
Craftsman
• smooth stucco finish
5:12 roof pitch
decorative beams and braces under gables
wood fascias
wood siding
Traditional
front to back gable or hip roof
5:12 to 12:12 roof pitch
blended stucco and siding
vertical, multi -paned windows at front
singe pan windows at side or rear
Craftsman
Traditional
wood fascias
• exposed rafter tails
• arched multi -pane windows
• arched entrances
front porches or enclosed patios
decorative wood shutters
feature window on front elevation
wide window and door casings
exposed rafters
full or partial width porches
tapered porch supports
shingle siding or horizontal siding
• symmetrical window composition
front porch
full wrapped horizontal siding
simple wood columned porches
white detailing trim
Exhibit S: Architectural Elevations
Craftsman Style Plan 1
Spanish Style Plan 1
Traditional Style Plan I
Exhibit S: Architectural Elevations (Continued)
Craftsman Style Plan Z
Spanish Style Plan 2
Traditional Style Plan 2
Exhibit S: Architectural Elevations (Continued)
Craftsman Style Plan 3
Spanish Style Plan 3
Traditional Style Plan 3
2
, FAS
Exhibit T: Typical Lot Setback Plan
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City of Temecula Arbor Vista PDO Application
ATTACHMENT A
SECTION I. JUSTIFICATION OF PROPOSAL
The following provides the justifications as required per Section I of the Land Use Amendments:
General Plan, Zoning and Specific Plans application.
Arbor Vista is a proposal for an 83 -unit residential community on 73.3 -acres that clusters
development in a 22.2 -acre area in order to preserve the Santa Gertrudis Creek as natural open
space, avoid the 100 -year flood plain, improve drainage and water quality, and provide 49.7 -
acres of public and private recreation and open space area.
Implementation of Arbor Vista requires the following amendments to the Zoning Map, Zoning
Code text, and General Plan map:
• Amend the Zoning Map to add the Planned Development Overlay (PDO).
• Amend the text of the Zoning Code to add the Arbor Vista Planned Development
Overlay district.
• Amend the General Plan map to change the land use designation from Very Low Density
Residential (0.2-0.4 Du/Ac Max) to Low Density Residential (0.5-2Du/Ac Max)
These amendments are justified due to the following:
ZONING AMENDMENT
1. Compatibility with Surrounding Land Uses: The 73 -acre parcel is adjacent to Very Low
Density Residential designated subdivisions the south and east and Low Medium Density
Residential designated subdivisions to the north and west. On a gross basis, the proposed PDO
overlay would allow 1.13 dwelling unit per gross acre clustered onto 30 %of the site while
designating 68% of the site as open space and recreation and preserving the Santa Gertrudis
Creek.
The proposed development meshes with the character, density, and uses of surrounding
residential development. In fact, as the attached sections show, Arbor Vista is largely screened
from surrounding development and it will not be possible to get a sense of the scale or density
of development from the surrounding properties. The northern edge of Arbor Vista, adjacent to
Nicolas Road, is 771' long and would contain a detention basin totaling 280 linear feet while the
remaining 491' would be devoted to a public park. The northern side of Nicolas Road contains a
bike path, a park, and a concrete -sided drainage channel with a residential subdivision
designated as Low Medium Density Residential beyond. The western edge of Arbor Vista, which
is adjacent to via Lobo Road and abuts a residential subdivision designated as Low Medium
Density Residential, contains a detention basin, landscaped slope, and a park. Seven residential
lots are located along this side of Arbor Vista but set back a minimum of 27' from the Via Lobo
Road right-of-way. The eastern edge, which is 3330 linear feet and abuts property designated
and developed as Very Low Density Residential, is devoted entirely to open space except for
portions of four residential lots. The southern edge of Arbor Vista is natural open space
Regent Properties January 28, 2014
City of Temecula
Arbor Vista PDO Application
preserving the Santa Gertrudis Creek. Finally, Nicolas Road would be landscaped and treated in
a manner consistent with the Nicolas Valley Design Guidelines.
2. Quality of Life: The proposed amendments allow a slight increase in density, which would be
clustered on the northern section of the site in order to preserve the natural water course on
the southern edge of the project, and allow for the improvement of regional drainage and water
quality and the provision of a portion of the regional trail and public and private parks, which
will enhance the quality of life not only for Arbor Vista residents, but for the entire community.
By clustering development on the site, 83 residential lots can be developed on 22.2 acres of the
site, allowing for the preservation of 43.3 acres of the site for open space and approximately 6.4
acres for park space. The plan also includes a proposed public regional trail that will connect
with the City's Trail Plan.
Furthermore, the proposed development area is situated so that development will not be clearly
visible from the Nicolas or Via Lobo Roads due to the uses proposed along the edges (discussed
above) and elevation of the site (see attached sections). As a result, views of the site from
surrounding properties will not be negatively impacted.
The proposed amendments allows for development to be clustered on the northern section of
the site while preserving the natural water course in the southern section. The proposed
development would include approximately 1.4 acres of detention basins that would improve
drainage in the area, reduce water volumes flowing directly into the creek thereby reducing
flood threats, and function as a filter for pollutants and sediment prior to entering the creek.
3. Infrastructure: The proposed 83 -unit development area will provide new water, sewer, and
roadway infrastructure and result in needs for city services, such as police and fire. However,
the proposal includes an additional 54 lots above what would be permitted by the existing
zoning, which would not represent a significant increase in demand. The provision of parks, a
regional trail, preservation of Santa Gertrudis Creek, and flood and drainage improvements
would help offset any demands for services and infrastructure. .
4. Legal Non -conforming Use: All uses within the proposed PDO conform to uses specified in the
City Zoning Code for residential uses and would not result in any legal non -conforming uses.
GENERAL PLAN AMENDMENT
1. Consistency with the General Plan: The project involves amending the General Plan map
from Very Low Density Residential to Low Density Residential. The residential use would not
change; however, the permitted density would increase as a result of the amendment. Upon
amendment, the proposed project would be consistent with the General Plan. As will be
documented in the Planned Development Overlay and Home Product Review process, the
project would be consistent with the other provisions of the General Plan.
2. Traffic Impact: The project would result in an additional 54 units above what is permitted by
the current general plan designation, or approximately 794 daily trips (ITE Manual of 9.57 trips
per detached unit) and approximately 79 PM peak hour trips, which does not represent a
significant increase in vehicular trips. The provision of a section of the regional trail that would
Regent Properties January 28, 2014
City of Temecula
Arbor Vista PDD Application
be realized by proposed project would help provide regional connectivity, provide both
recreational benefits and commute options, and help reduce vehicular trips.
3. Impact on Welfare of Surrounding Residents: See response # 2 under the zoning amendment
section above.
4. Consistency with Surrounding Character: See response It 1 under the zoning amendment
section above.
Regent Properties January 18, 1014
Lars+ l f r — i k �• r
FntmTcD Lin SLOFE LGr It fMln7FA WT6110 SLOB fI1EG10NAL DIIMIhCi MFA OPEN YKf
611 90 Fi116TC flIIT1D MFA IL 149.1 SFIIEE�• FL IIH7 TIWI FMMMT'
/DUNOAR
ARBORVISTA
Site Sections
4:144fie-l'ITL MIM,
KEY MAP
l •�PLHEANNING
CENTER
DC&E
L
LOf 73 PROPOSE l0T E7
L
yam_ EL I163C STREET E EL 1163A
HOLDEN DaSTMG OPEN SSA LOBO OPEN LO77P PIIOPOSFD OPEN SPICE
ORCLE HOME PACE UGKM& SPACE EL IISIA STREE7C
TRAIL
SECTION B -B
.6
DRAI AGE
WCOLAS RnAD I MM(
OMIMCE
ExRTMG PROPOSE[
AREA
RUH REGIONAL7RAR
RIDGE TOP STREET
SECTION
D -D
ARBORVISTA
Site Sections
KEY MAP
oRrl b Ia.� THE
RN Ric'101 PLANNING
CFNIER
DC&E
n
DIWf NXI K1 RF 1TL L W'9 R I l"'s STIK6T E EL 1 iM]
ARBORVISTA
Site Sections
SECTION C -C
KEY MAP
OYI u k A��
THE
PLANNING
00 CENTER
DC&E
S
-•
O - -
ryAuk IM
16
th"
c
E
0
no
i
0
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O
V
e �.
SPLASHPAD DIMENSION
TOTAL AREA: 1666ft2ftZ /155M2
SPRAY AREA: IOD2ft2ft2 /93m'
GRID DIMENSION: 2 ft x 2 ft /0.6m X 0.6m
PRODUCT LEGEND
PADWCT
QTY
TOTAL ROW
BAY
cane
A ]ET SINFAM
3GPM
VCR -J513
,
11 LPM
FAMILY
B GRmNv GE mJ
1041.
wR-3m
38 1 P
FAMILY
G WATERMILL
I
LB GPM
VOR -7563
66L.
FAMILY
WATER TOWER , 35 GPM FAMILY
WR<O6 94 IPM
F PRE554X0 PUY Nol l N/A WA
VOR�IWI.A0a1
TOTAL FLa1V 56 GPM
112 LPM
39' [11.9m'
,' • A 1
+ C
47'
2m]
ARBOR VILLAS SPLASHPAD, CA SPLASHPAD LAYOUT DRAWING
19708 07-03-2013 4.MOm
$CJ1LE: 5/32":t'