RESOLUTION NO. 4050
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss
CITY OF SAN JACINTO )
A RESOLUTION OF THE CITY COUNCIL OF SAN JACINTO,
AUTHORIZING THE ANNEXATION OF TERRITORY TO
COMMUNITY FACILITIES DISTRICT NO. 2003-1,
AUTHORIZING THE LEVY OF A SPECIAL TAX AND
SUBMITTING THE LEVY OF SPECIAL TAX TO QUALIFIED
ELECTORS
City of San Jacinto
Community Facilities District No. 2003-1
Annexation No. 71
RESOLVED by the City Council (the “Council”) of the City of San Jacinto (the “City”), County of Riverside, State of California, that:
WHEREAS, on October 15, 2024, the Council adopted Resolution No. 4045 entitled “A Resolution of the City Council of San Jacinto Declaring its Intention to Annex Territory into Community Facilities District No. 2003-1 and to Authorize the Levy of Special Taxes Therein” (the “Resolution of Intention to Annex”), stating its intention to annex certain territory into Community Facilities District No. 2003-1 (the “CFD”) pursuant to the Mello Roos Community Facilities Act of 1982, Section 53311, and following of the California Government Code (the “Act”); and
WHEREAS, a copy of the Resolution of Intention to Annex, incorporating a description and map of the proposed boundaries of the annexation territory (the “Annexation No. 71”), stating the services to be provided, and the rate and method of special tax to be levied within the Annexation No. 71 to pay for the services, is on file with the City Clerk, and the provisions thereof are fully incorporated herein by reference; and WHEREAS, on the date hereof, the Council held a noticed public hearing as required by the Act and the Resolution of Intention to Annex relative to the proposed annexation of territory to the CFD and the levy of special taxes in the Annexation No. 71; and
WHEREAS, at such hearing all interested persons desiring to be heard on all matters pertaining to the Annexation No. 71 to the CFD and the levy of special taxes within the Annexation No. 71 were heard and a full and fair hearing was held; and WHEREAS, prior to the time fixed for the hearing, written protests have not been filed against the proposed annexation of territory to the CFD by (i) 50% or more of the registered voters, or six registered voters, whichever is more, residing in the existing CFD; or (ii) 50% or more of the registered voters, or six registered voters, whichever is more,
4.1.a
Packet Pg. 266 Attachment: Resolution No. 4050 - Resolution of Annexation and Calling Election for CFD 2003-1 Annex. No. 71 (CFD 2003-1 Annex 71 Public Resolution No. 4050
residing in the territory proposed to be annexed; or (iii) owners of one-half or more of the area of land in the existing CFD; or (iv) owners of one-half or more of the area of land in the territory proposed to be annexed.
WHEREAS, the annexation map of Annexation No. 71 has been filed with the County Recorder of Riverside County, which map shows the territory to be annexed in these proceedings, and a copy of the map is on file with the City Clerk.
NOW, THEREFORE, it is hereby RESOLVED, DETERMINED AND ORDERED by the City Council of the City of San Jacinto as follows:
SECTION 1. Recitals. The foregoing recitals are true and correct.
SECTION 2. Prior Proceedings. All prior proceedings taken by this Council with respect to the CFD and the proposed Annexation No. 71 have been duly considered and are hereby determined to be valid an in conformity with the Act, and the CFD has been validly established pursuant to the Act.
SECTION 3. Prior Resolution. The provision of the Resolution of Intention to Annex previously adopted by the Council for the CFD are by referenced incorporated herein.
SECTION 4. Boundaries. The boundaries of the territory to be annexed to the CFD, as described in Annexation Map No. 71, is on file with the City Clerk and heretofore recorded in the Riverside County Recorder’s Office on October 21, 2024, in Book 94 at Page 44 of Maps of Assessment and Community Facilities Districts, Instrument No. 2024-0316479, is hereby approved, and incorporated herein by this reference, and shall be included within the boundaries of the CFD, and said territory is hereby ordered annexed to the CFD, subject to voter approval of the levy of special taxes therein as provided.
SECTION 5. Election. Pursuant to the provision of the Act, the propositions of (i) the annexation of the Annexation No. 71, and (ii) the levy of special taxes within the Annexation No. 71 shall be submitted to the qualified electors of the Annexation No. 71 at an election called therefore as hereinafter provided.
SECTION 6. Electors Determined. The Council hereby finds that fewer than 12 persons have been registered to vote within the territory proposed to be annexed for each of the 90 days preceding the close of the hearing heretofore conducted and concluded by the Council for the purpose of these annexation proceedings.
Accordingly, and pursuant to Section 53326 of the Act, the Council finds that for purposes of these proceedings the qualified electors are the landowners within the Annexation No. 71 and that the vote shall be by said landowners, each having one
4.1.a
Packet Pg. 267 Attachment: Resolution No. 4050 - Resolution of Annexation and Calling Election for CFD 2003-1 Annex. No. 71 (CFD 2003-1 Annex 71 Public Resolution No. 4050
vote for each acre or portion thereof such landowner owns in the Annexation No.
71. SECTION 7. Applicable Laws. Pursuant to the Act, the election shall be conducted by mailed ballot under Section 4000 of the California Elections Code, provided, however, that for the purposes of setting the date for the election, Sections 53326 and 53327 of the Act shall govern.
SECTION 8. Special Election Called. This Council hereby calls a special election to consider the measure described in the ballot referred to in Exhibit A hereto, which form is hereby approved. The special election shall be held in the meeting room of the Council immediately following adoption of this Resolution. The Council hereby further finds that the provision of the Act requiring a minimum of 90 days to elapse before said election is for the protection of the voters, and the voters have been fully apprised of and have agreed to the shortened time for the election and waiver of ballot measure analysis and arguments, and will have thereby been fully protected in these proceedings. This Council also finds and determines that the City Clerk has concurred in the shortened time for the election.
SECTION 9. Election Official. The City Clerk is hereby designated as the official to conduct said election. It is hereby acknowledged that the City Clerk has on file the Resolution of Intention to Annex, a certified map of the proposed boundaries of the territory to be annexed to the CFD, and a sufficient description to allow the City Clerk to determine the boundaries of the territory to be annexed to the CFD. The voted ballot shall be returned to the City Clerk no later then immediately following the adoption of this Resolution, and when the qualified elector has voted the election shall be closed. This Council acknowledges that the City Clerk has caused to be delivered to the sole qualified elector of Annexation No. 71 a ballot in the form set forth in Exhibit A hereto. The ballot indicated the numbers of votes to be voted by the landowner, and was accompanied by all supplies and written instructions for the use and return of the ballot.
SECTION 10. Effective. This resolution shall take effect upon its adoption.
4.1.a
Packet Pg. 268 Attachment: Resolution No. 4050 - Resolution of Annexation and Calling Election for CFD 2003-1 Annex. No. 71 (CFD 2003-1 Annex 71 Public Resolution No. 4050
PASSED, APPROVED, and ADOPTED this 19th day of November 2024 by the following vote:
AYES:
NAYS:
ABSENT:
ABSTAIN:
CITY OF SAN JACINTO:
________________________________
Phil Ayala, Mayor
ATTEST:
Julia Espinoza, City Clerk
APPROVED AS TO FORM:
BEST BEST & KRIEGER LLP
Craig Hayes, City Attorney
4.1.a
Packet Pg. 269 Attachment: Resolution No. 4050 - Resolution of Annexation and Calling Election for CFD 2003-1 Annex. No. 71 (CFD 2003-1 Annex 71 Public Resolution No. 4050
CERTIFICATION
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss
CITY OF SAN JACINTO )
I, Julia Espinoza, City Clerk of the City of San Jacinto, DO HEREBY CERTIFY that the foregoing Resolution No. 4050 was passed, approved, and adopted at the Regular Meeting of the San Jacinto City Council held on the 19th day of November 2024.
AYES:
NAYS:
ABSENT:
ABSTAIN:
WITNESS MY HAND AND OFFICIAL SEAL this 19th day of November 2024. ________________________________
Julia Espinoza, City Clerk
City of San Jacinto
4.1.a
Packet Pg. 270 Attachment: Resolution No. 4050 - Resolution of Annexation and Calling Election for CFD 2003-1 Annex. No. 71 (CFD 2003-1 Annex 71 Public Resolution No. 4050
EXHIBIT A
City of San Jacinto
Community Facilities District No. 2003-1
Annexation No. 71
OFFICIAL BALLOT
SPECIAL TAX ANNEXATION ELECTION
This ballot is for a special, landowner election. You must return this ballot in the enclosed postage paid envelope to the office of the City Clerk of the City of San Jacinto no later than 5:00 p.m. on Tuesday, November 19, 2024, either by mail or in person. The City Clerk’s office is located at 595 S. San Jacinto Avenue, Building A, San Jacinto, California, 92583.
To vote, mark a cross (X) on the voting line after the word “YES” or after the word “NO”.
All marks otherwise made are forbidden. All distinguishing marks are forbidden and make the ballot void. If you wrongly mark, tear, or deface this ballot, return it to the City Clerk of the City of San Jacinto and obtain another.
The amount of money to be raised annually by the levy of the special tax on the property to be annexed to Community Facilities District No. 2003-1 is $49,553.52 in 2024/25 dollars and the rate and duration of the tax to be levied is as set forth in the rate and method of apportionment of special tax for Community Facilities District No. 2003-1.
Shall the measure pursuant to which the City of San
Jacinto, by and for its Community Facilities District No. 2003-1, shall be authorized to levy special taxes within the territory annexed to Community Facilities District
No. 2003-1 pursuant to and as described in the
Resolution of the City Council of the City of San
Jacinto of Annexation of Territory to Community
Facilities District, Authorizing the Levy of Special Tax and Submitting Levy Of Tax to Qualified Electors,
approved by the City Council on November 19, 2024
be adopted?
YES:
NO:
By execution in the space provided below, you also confirm your written waiver of the time limit pertaining to the conduct of the election and any requirement for analysis and arguments with respect to the ballot measure, as such waivers are described and permitted by Section 53326(a) and 53327(b) of the California Government Code.
Number of Votes: 20
Property Owner:
FORESTAR (USA) REAL ESTATE GROUP,
INC
By:
Title:
4.1.a
Packet Pg. 271 Attachment: Resolution No. 4050 - Resolution of Annexation and Calling Election for CFD 2003-1 Annex. No. 71 (CFD 2003-1 Annex 71 Public Resolution No. 4051
RESOLUTION NO. 4051
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss
CITY OF SAN JACINTO )
A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF SAN JACINTO, DECLARING THE RESULTS OF A
SPECIAL ANNEXATION LANDOWNER ELECTION AND
DIRECTING THE RECORDING OF AN AMENDED
NOTICE OF SPECIAL TAX LIEN
City of San Jacinto
Community Facilities District No. 2003-1
Annexation No. 71
RESOLVED by the City Council (the “Council”) of the City of San Jacinto (the “City”), County of Riverside, State of California, that:
WHEREAS, the Council of the City has previously formed a Community Facilities District pursuant to the provisions of the Mello-Roos Community Facilities Act of 1982, Section 53311, and following of the California Government Code (the “Act”). The existing Community Facilities District being designated as Community Facilities District No. 2003- 1 (the “CFD”); and
WHEREAS, in proceedings heretofore conducted by the Council pursuant to the Act, the Council has heretofore adopted a resolution entitled “A Resolution of the City of San Jacinto, Authorizing the Annexation of Territory to Community Facilities District No. 2003-1, Authorizing the Levy of a Special Tax and Submitting the Levy of the Special Tax to Qualified Electors” (the “Resolution of Annexation”) calling a special election of the qualified landowner electors in the territory of the land proposed to be annexed to the CFD.
WHEREAS, pursuant to the terms of the Resolution of Annexation, adopted by the Council on this date, which is hereby incorporated herein by this reference, the special election has been held and the City Clerk has on file a Canvass and Statement Result of Election (the “Canvass”), a copy of which is attached hereto as Exhibit A; and WHEREAS, this Council has reviewed the Canvass and hereby approves said Canvass.
NOW, THEREFORE, it is hereby RESOLVED, DETERMINED AND ORDERED by the City Council of the City of San Jacinto as follows:
4.1.b
Packet Pg. 272 Attachment: Resolution No. 4051 - Resolution Declaring Results for CFD 2003-1 Annex. No. 71 (CFD 2003-1 Annex 71 Public Hearing - DR Resolution No. 4051
SECTION 1. Recitals. The foregoing recitals are true and correct.
SECTION 2. Issues Presented. The issues presented at the special election were (i) the annexation of territory to the CFD; and (ii) the levy of a special tax within the territory annexed to the CFD.
SECTION 3. Measure Approved. Pursuant to the Canvass, the issues presented at the special election were approved by the landowners of the territory proposed for annexation to the CFD by more than two-thirds of the votes received at the special election.
SECTION 4. Declaration of Annexation. The Council does hereby determine and declare that the annexed territory is now added to and becomes a part of the CFD. The Council, acting as the Legislative Body of the CFD, is hereby empowered to levy the authorized special tax within the annexation territory.
SECTION 5. Authority to Levy. Pursuant to the voter approval, this Council may levy special taxes in the territory in the captioned annexation according to the rate and method of apportionment specified in the resolution of this Council entitled “A Resolution of the City Council of San Jacinto Declaring its Intention to Annex Territory into Community Facilities District No. 2003-1 and to Authorize the Levy of Special Taxes Therein” adopted on October 15, 2024.
SECTION 6. Prior Proceedings. It is hereby found that all prior proceedings and actions taken by this Council with respect to the CFD and the territory annexed thereto were valid and in conformity with the Act.
SECTION 7. Amendment to Notice of Lien. The City Clerk is hereby directed to complete, execute and cause to be recorded in the office of the County Recorder of the County of Riverside an amendment to the Notice of Special Tax Lien in the form required by the Act, such recording to occur no later than fifteen (15) days following adoption of this Resolution by the Council.
SECTION 8. This Resolution shall take effect upon its adoption.
4.1.b
Packet Pg. 273 Attachment: Resolution No. 4051 - Resolution Declaring Results for CFD 2003-1 Annex. No. 71 (CFD 2003-1 Annex 71 Public Hearing - DR Resolution No. 4051
PASSED, APPROVED, and ADOPTED this 19th day of November 2024 by the following vote:
AYES:
NAYS:
ABSENT:
ABSTAIN:
CITY OF SAN JACINTO:
________________________________
Phil Ayala, Mayor
ATTEST:
Julia Espinoza, City Clerk
APPROVED AS TO FORM:
BEST BEST & KRIEGER LLP
Craig Hayes, City Attorney
4.1.b
Packet Pg. 274 Attachment: Resolution No. 4051 - Resolution Declaring Results for CFD 2003-1 Annex. No. 71 (CFD 2003-1 Annex 71 Public Hearing - DR Resolution No. 4051
CERTIFICATION
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss
CITY OF SAN JACINTO )
I, Julia Espinoza, City Clerk of the City of San Jacinto, DO HEREBY CERTIFY that the foregoing Resolution No. 4051 was passed, approved, and adopted at the Regular Meeting of the San Jacinto City Council held on the 19th day of November 2024.
AYES:
NAYS:
ABSENT:
ABSTAIN:
WITNESS MY HAND AND OFFICIAL SEAL this 19th day of November 2024. ________________________________
Julia Espinoza, City Clerk
City of San Jacinto
4.1.b
Packet Pg. 275 Attachment: Resolution No. 4051 - Resolution Declaring Results for CFD 2003-1 Annex. No. 71 (CFD 2003-1 Annex 71 Public Hearing - DR Resolution No. 4051
A-1
EXHIBIT A
City of San Jacinto
Community Facilities District No. 2003-1
Annexation No. 71
CANVASS AND STATEMENT OF RESULT OF ELECTION
I hereby certify that on November 19, 2024, I canvassed the returns of the election held on November 19, 2024 for the City of San Jacinto Community Facilities District No. 2003-1 Annexation No. 71 and the total number of votes cast in such election and the total number of votes cast for and against the measure are as follows and the totals as shown for and against the measure are full, true and correct:
Qualified
Landowner
Votes
Votes
Cast
Votes
YES
Votes
NO
City of San Jacinto Community Facilities
District No. 2003-1 Annexation No. 71
Special Tax Election, November 19,
2024 20_ _____ _____ _____
The amount of money to be raised annually by the levy of the special tax on the property to be annexed to Community Facilities District No. 2003-1 is $49,553.52 in 2024/25 dollars and the rate and duration of the tax to be levied is as set forth in the rate and method of apportionment of special tax for Community Facilities District No. 2003-1.
Shall the measure pursuant to which the City of San Jacinto, by and for its Community Facilities District No. 2003-1, shall be authorized to levy special taxes within the territory annexed to Community Facilities District No. 2003-1 pursuant to and as described in the Resolution of the City Council of the City of San Jacinto of Annexation of Territory to Community Facilities District, Authorizing the Levy of Special Tax and Submitting Levy Of Tax to Qualified Electors, approved by the City Council on November 19, 2024 be adopted?
Yes: __________
No: __________
IN WITNESS WHEREOF, I HAVE HEREUNTO SET MY HAND on November 19, 2024.
By:
City Clerk
City of San Jacinto
4.1.b
Packet Pg. 276 Attachment: Resolution No. 4051 - Resolution Declaring Results for CFD 2003-1 Annex. No. 71 (CFD 2003-1 Annex 71 Public Hearing - DR Ordinance No. 24-15
ORDINANCE NO. 24-15
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss
CITY OF SAN JACINTO )
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY
OF SAN JACINTO LEVYING A SPECIAL TAX WITHIN
CITY OF SAN JACINTO COMMUNITY FACILITIES
DISTRICT NO. 2003-1, INCLUDING CERTAIN
ANNEXATION TERRITORY
City of San Jacinto
Community Facilities District No. 2003-1
Annexation No. 71
WHEREAS, the City of San Jacinto (the “City”) has conducted proceedings pursuant to the Mello-Roos Community Facilities Act, Chapter 2.5 of Part 1 of Division 2 of Title 5, commencing with Section 53311, of the California Government Code (the “Act”) to establish “City of San Jacinto Community Facilities District No. 2003-1” (the “CFD”) for the purpose of financing certain municipal services (the “Services) as provided in the Act; and
WHEREAS, the City has conducted proceedings to annex territory into the CFD and, in connection therewith, approved supplements to the Original Rate and Method (as supplemented, the “Rate and Method”);
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF SAN JACINTO as follows:
SECTION 1: By the passage of this Ordinance, pursuant to the Act, the Council hereby authorizes and levies the Special Tax within the CFD, including all territory annexed into the CFD prior to the date hereof, at the rate and in accordance with method set forth in the Rate and Method, which rate and method are by this reference incorporated herein.
The Special Tax has previously been levied in the original territory of the CFD beginning in fiscal year 2004-05 and the Special Tax is hereby levied commencing in fiscal year 2024-25 in the territory annexed to the CFD subsequent to formation of the CFD, and in each fiscal year thereafter to pay for the Services for the CFD and all costs of administering the CFD.
The City Council hereby ratifies the levy of special taxes within the CFD pursuant to the Act, at the rate and in accordance with the Rate and Method, in fiscal years 2004-05 through 2024-25.
SECTION 2: The City Manager or designee, or an employee or consultant of the City, is hereby authorized and directed each fiscal year to determine the specific Special Tax to
4.1.c
Packet Pg. 277 Attachment: Ordinance no. 24-15 - CFD 2003-1 Annex. No. 71 (CFD 2003-1 Annex 71 Public Hearing - DR Horton Tr 38339) Ordinance No. 24-15
be levied for the next ensuing fiscal year for each parcel of real property within the CFD, including all territory annexed to the CFD prior to the date hereof, in the manner and as provided in the Rate and Method.
SECTION 3: Exemptions from the levy of the Special Tax shall be as provided in the Resolution of Formation, the Rate and Method and the applicable provisions of the Act.
In no event shall the Special Tax be levied on any parcel within the CFD in excess of the maximum Special Tax specified in the Rate and Method.
SECTION 4: All of the collections of the Special Tax shall be used as provided in the Act and in the Resolution of Formation, including, but not limited to, the payment of costs of the Services, the payment of the costs of the City in administering the CFD, and the costs of collecting and administering the Special Tax.
SECTION 5: The Special Tax shall be collected in the same manner as ordinary ad valorem taxes are collected and shall have the same lien priority, and be subject to the same penalties and the same procedure and sale in cases of delinquency as provided for ad valorem taxes; provided, however, that the Council may provide for other appropriate methods of collection by resolution(s) of the Council. The City Manager of the City (or the City Manager’s designee) is hereby authorized and directed to provide all necessary information to the auditor/tax collector of the County of Riverside in order to effect proper billing and collection of the Special Tax, so that the Special Tax shall be included on the secured property tax roll of the County of Riverside for fiscal year 2024-25 and for each fiscal year thereafter, as set forth above, until no longer required to pay for the Services or until otherwise terminated by the City.
SECTION 6: If for any reason any portion of this Ordinance is found to be invalid, or if the Special Tax is found inapplicable to any particular parcel within the CFD, including all territory annexed to the CFD prior to the date hereof, by a court of competent jurisdiction, the balance of this Ordinance and the application of the Special Tax to the remaining parcels within the CFD, including all territory annexed to the CFD prior to the date hereof, shall not be affected.
SECTION 7: The Mayor shall sign this Ordinance and the City Clerk shall cause the same to be published immediately after its passage at least once in a newspaper of general circulation circulated in the City.
SECTION 8: This Ordinance shall become effective (30) days following its passage and adoption and shall be published once within fifteen (15) days upon passage and adoption in a newspaper of general circulation in the City of San Jacinto, County of Riverside.
INTRODUCED at a regular meeting of the City Council of the City of San Jacinto held on November 19, 2024.
4.1.c
Packet Pg. 278 Attachment: Ordinance no. 24-15 - CFD 2003-1 Annex. No. 71 (CFD 2003-1 Annex 71 Public Hearing - DR Horton Tr 38339) Ordinance No. 24-15
PASSED, APPROVED, and ADOPTED this 3
rd day of December 2024, by the following
vote:
AYES:
NAYS:
ABSENT:
ABSTAIN:
CITY OF SAN JACINTO:
_______________________________
Phil Ayala, Mayor
ATTEST:
Julia Espinoza, City Clerk
APPROVED AS TO FORM:
BEST BEST & KRIEGER LLP
Craig Hayes, City Attorney
4.1.c
Packet Pg. 279 Attachment: Ordinance no. 24-15 - CFD 2003-1 Annex. No. 71 (CFD 2003-1 Annex 71 Public Hearing - DR Horton Tr 38339) Ordinance No. 24-15
CERTIFICATION
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE )
CITY OF SAN JACINTO )
I, Julia Espinoza, City Clerk of the City of San Jacinto, DO HEREBY CERTIFY that the foregoing Ordinance No. 24-15 was passed, approved, and adopted at the Regular Meeting of the San Jacinto City Council held on the 19th day of November 2024.
AYES:
NAYS:
ABSENT:
ABSTAIN:
WITNESS MY HAND AND OFFICIAL SEAL on the 19th day of November 2024. ______________________________
Julia Espinoza, City Clerk
City of San Jacinto
4.1.c
Packet Pg. 280 Attachment: Ordinance no. 24-15 - CFD 2003-1 Annex. No. 71 (CFD 2003-1 Annex 71 Public Hearing - DR Horton Tr 38339) November 19, 2024
TO: City Council
REQUESTED BY: Erika Gomez, Finance Director
APPROVED BY: Robert A. Johnson, City Manager
SUBJECT: CFD 2020-1 Annex 16 Public Hearing - DR Horton T 38339
RECOMMENDATION
Staff recommends that the City Council:
1. Hold the Public Hearing related to the Annexation of Territory into CFD 2020-1;
2. Adopt Resolution No. 4052, calling a Special Election and authorizing the annexation of territory into CFD 2020-1 and the levy of a Special Tax, and submitting the levy of Special Tax to the Qualified Electors;
3. Call upon the City Clerk to conduct the Special Annexation Landowner Election;
4. Adopt Resolution No. 4053, declaring the results of a Special Annexation Landowner Election and directing the recording of an amended Notice of Special Tax Lien; and
5. Introduce Ordinance No. 24-16, levying a Special Tax within CFD 2020-1, including Annexation No. 16, for a first reading:
ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SAN JACINTO
AUTHORIZING THE LEVY OF SPECIAL TAXES IN A COMMUNITY
FACILITIES DISTRICT, INCLUDING CERTAIN ANNEXATION TERRITORY IDENTIFIED AS ANNEXATION NO. 16 (TAX ZONE NO. 17), INTO SAN JACINTO COMMUNITY FACILITIES DISTRICT NO. 2020-1.
DISCUSSION:
The City Council and Planning Commission have identified the need for a financing mechanism for maintenance and services on improvements related to new development within the City. In response to the need for additional funding for such maintenance and services, the City Council formed Community Facilities District 2020-1 (the "CFD") and approved the levy of special taxes therein. The CFD provides funding for services including, but not limited to, the maintenance of landscaped areas, parkways, and median improvements throughout the CFD and the maintenance and servicing of streetlights, traffic signals, and appurtenant facilities (the "Services"). The Rate and Method of Apportionment ("RMA") of the CFD defines multiple types of property that may be levied a special tax and utilizes tax zones to allow future development to annex to the CFD rather than forming a new CFD for each new development. The RMA also defines a Contingent
4.2 Packet Pg. 281
Special Tax, which would be levied only if the developer failed to perform landscape maintenance to the City's standards.
The City will utilize the CFD as a tool to tax new development for the direct costs associated with the Services. The use of the CFD provides additional funds to mitigate the added cost of providing the Services to new development. Based upon a petition from the property owner, the City Council declared its intention to annex this territory – commonly known as the site of Tract 38339 (76 units) of DR Horton’s Serrano Pointe residential development located southeast of Cottonwood Avenue and South Kirby Street and northwest of Oostam Drive and Ivy Crest Drive – into CFD 2020-1 by adopting Resolution 4044 at their meeting of October 15, 2024, which also established the Public Hearing date to tonight.
The City Clerk has received the ballots necessary to declare the results of the Special Election.
FISCAL IMPACT:
The annexation of territory into the CFD will assist in mitigating the cost of providing the Services. Based on calculations from Fiscal Year 2024/2025, it is anticipated that the CFD will collect $57,988 in special tax revenue upon full project buildout. There is no Contingent Special Tax revenue.
ATTACHMENTS:
CFD 2020-1 Annex. No. 16 - Resolution Calling Election
CFD 2020-1 Annex. No. 16 - Resolution Declaring Results CFD 2020-1 Annex. No. 16 - Ordinance
4.2 Packet Pg. 282
Resolution No. 4052
RESOLUTION NO. 4052
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss
CITY OF SAN JACINTO )
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN
JACINTO CALLING SPECIAL ELECTION AND SUBMITTING TO
THE QUALIFIED ELECTORS OF TERRITORY PROPOSED TO BE
ANNEXED TO SAN JACINTO COMMUNITY FACILITIES DISTRICT
NO. 2020-1 THE QUESTION OF LEVYING SPECIAL TAXES
WITHIN THAT TERRITORY (ANNEXATION NO. 16 TO CFD 2020-1
(TAX ZONE NO. 17))
WHEREAS, the City Council (the “City Council”) of the City of San Jacinto (the “City”) has heretofore conducted proceedings for the establishment of and has established San Jacinto Community Facilities District No. 2020-1, County of Riverside, State of California (the “District”) for the purpose of levying special taxes on parcels of taxable property therein for the purpose of providing certain services which are necessary to meet increased demands placed upon the City as a result of the development of said real property; and
WHEREAS, the City Council is authorized by Article 3.5 (commencing with Section 53339) of Chapter 2.5 of Part 1 of Division 2 of Title 5 of the California Government Code, commonly known as the “Mello-Roos Community Facilities Act of 1982,” (the “Act”) to annex territory to the District by complying with the procedures set forth in said Article 3.5; and
WHEREAS, on October 15, 2024, the City Council adopted Resolution No. 4044, a resolution of intention to annex territory to the District pursuant to Section 53339.2 of the California Government Code, determining that the public convenience and necessity require that certain property, consisting of approximately 19.08 acres, be annexed to the District and containing all of the matters prescribed by Section 53339.3 of said Code, and fixing 6:30 p.m., or as soon thereafter as the matter may be heard, on November 19, 2024, in the San Jacinto Community Center, located at 625 S. Pico Avenue, San Jacinto, California, as the time and place for a hearing upon said resolution; and
WHEREAS, pursuant to said resolution, the City Clerk has published and mailed notice of the time and place of said hearing as required by Section 53339.4 of said Code; and
4.2.a
Packet Pg. 283 Attachment: CFD 2020-1 Annex. No. 16 - Resolution Calling Election (CFD 2020-1 Annex 16 Public Hearing - DR Horton T 38339) Resolution No. 4052
WHEREAS, on November 19, 2024, at the time and place of said hearing, the City Council afforded all interested persons for or against the annexation of said property to the District an opportunity to present testimony and to protest against the proposed annexation of said property to the District, and no protests, either oral or in writing, were received; and
WHEREAS, pursuant to Section 53339.7 of said Code, the City Council may now submit the question of levying a special tax within the territory proposed to be annexed to the District to the qualified electors within that territory.
NOW, THEREFORE, BE IT RESOLVED, determined and ordered by the City Council of the City of San Jacinto, as follows:
Section 1. Findings. The City Council finds that: (i) the foregoing recitals are correct; (ii) less than 12 persons have been registered to vote within the territory proposed to be annexed to the District during the 90 days preceding the close of the public hearing held on November 19, 2024, and no persons are registered to vote therein; (iii) pursuant to Section 53326 of the California Government Code, as a result of the findings set forth in clause (ii) above, the vote in the special election called by this resolution shall be by the landowners of the territory proposed to be annexed to the District whose property would be subject to the special taxes if they were levied at the time of the election, and each landowner shall have one vote for each acre, or portion thereof, which he or she owns within said territory which would be subject to the proposed special taxes if they were levied at the time of the election; and (iv) pursuant to said Section 53326, the special election must be held at least 90 days, but not more than 180 days following the date of the adoption of this resolution, unless such time periods are waived with the unanimous waiver of the qualified electors. All of the qualified electors in the territory to be annexed waived the time limits and election formalities of the special election.
Section 2. Special Election. A special election is called for and shall be held on November 19, 2024, for the purpose of submitting to the qualified electors of the territory proposed to be annexed to the District the question of whether special taxes shall annually be levied within said territory to pay the costs of (a) the maintenance of landscaped areas, parkways and medians improvements throughout the District and public rights-of-way, including, but not limited to, street trees, fencing, irrigation systems, sidewalks, drainage systems, graffiti removal, replacement, furnishing of water, electric current or energy, gas, or other illuminating agent for the operation of any improvement within the District; and (b) the maintenance and servicing of streetlights, traffic signals and appurtenant facilities, including, but not limited to furnishing of electric current, materials, contracted services, and the necessary maintenance, replacement, and repair required to keep the improvements in operational and satisfactory condition; and (c) any other services authorized under the Mello-Roos Community Facilities Act of
4.2.a
Packet Pg. 284 Attachment: CFD 2020-1 Annex. No. 16 - Resolution Calling Election (CFD 2020-1 Annex 16 Public Hearing - DR Horton T 38339) Resolution No. 4052
1982, the costs associated with the determination of the amount of and levy and collection of special taxes which will be levied to provide the services, and costs otherwise incurred in order to carry out the authorized purposes of the District pursuant to the Rates and Method of Apportionment of the Special Taxes, attached as Exhibit "C" to Resolution No. 4044.
Section 3. Ballot Proposition. The proposition to be submitted on November 19, 2024, to the qualified electors of the territory proposed to be annexed to the District shall be as follows:
Proposition A
Shall Proposition A authorizing the annual levy of special taxes on taxable property in the territory proposed to be annexed to San Jacinto Community Facilities District No. 2020-1, County of Riverside, State of California, to pay the costs of services to be provided for (a) the maintenance of landscaped areas, parkways and medians improvements throughout the District and public rights-ofway, including, but not limited to, street trees, fencing, irrigation systems, sidewalks, drainage systems, graffiti removal, replacement, furnishing of water, electric current or energy, gas, or other illuminating agent for the operation of any improvement within the District; and (b) the maintenance and servicing of streetlights, traffic signals and appurtenant facilities, including, but not limited to furnishing of electric current, materials, contracted services, and the necessary maintenance, replacement, and repair required to keep the improvements in operational and satisfactory condition; and (c) any other services authorized under the Mello-Roos Community Facilities Act of 1982, and to pay costs associated with the determination of the amount of and the levy and collection of the special taxes at the special tax rates as set forth in Exhibit “C” to Resolution No. 4044 be approved?
Section 4. Conduct of Election. Except as otherwise provided in Section 5 hereof, said election shall be conducted by the City Clerk (the "City Clerk") pursuant to the provisions of the California Elections Code governing elections of cities, and the provisions of Division 4 (commencing with Section 4000) of said Code, insofar as they may be applicable.
Section 5. Election Procedures. The procedures to be followed in conducting said election shall be as follows:
(a) Pursuant to Section 53326 of the California Government Code, ballots for the election shall be distributed to the qualified electors by the City Clerk by mail with return postage prepaid, or by personal service. (b) Pursuant to applicable sections of the aforementioned provisions of the California Elections Code governing the conduct of mail ballot elections, including in
4.2.a
Packet Pg. 285 Attachment: CFD 2020-1 Annex. No. 16 - Resolution Calling Election (CFD 2020-1 Annex 16 Public Hearing - DR Horton T 38339) Resolution No. 4052
particular Division 4 (commencing with Section 4000) of said Code, the City Clerk shall mail or deliver to each qualified elector an official ballot in the form attached hereto as Exhibit "A” and shall also mail or deliver to all such qualified electors a ballot pamphlet and instructions to voter, including a sample ballot identical in form to the official ballot but identified as a sample ballot, a return identification envelope with prepaid postage thereon addressed to the City Clerk for the return of voted official ballots, and a copy of Resolution No. 4044.
(c) The official ballot to be mailed by the City Clerk to each landownervoter shall have printed or typed thereon the name of the landowner-voter and the number of votes to be voted by the landowner-voter and shall have appended to it a certification to be signed by the person voting the official ballot which shall certify that the person signing the certification is the person who voted the official ballot, and if the landowner-voter is other than a natural person, that he or she is an officer of or other person affiliated with the landowner-voter entitled to vote such official ballot, that he or she has been authorized to vote such official ballot on behalf of the landowner-voter, that in voting such official ballot it was his or her intent, as well as the intent of the landowner-voter, to vote all votes to which the landowner-voter is entitled based on its land ownership on the proposition set forth in the official ballot as marked thereon in the voting square opposite such proposition, and further certifying as to the acreage of the landowner-voter's land ownership within the District.
(d) The return identification envelope delivered by the City Clerk to each landowner-voter shall have printed or typed thereon the following: the name of the landowner, the address of the landowner, a declaration under penalty of perjury stating that the voter is the landowner or the authorized representative of the landowner entitled to vote the enclosed ballot and is the person whose name appears on the identification envelope, the printed name and signature of the voter, the address of the voter, the date of signing and place of execution of said declaration, and a notice that the envelope contains an official ballot and is to be opened only by the City Clerk. (e) The information-to-voter form to be mailed by the City Clerk to the landowner-voters shall inform them that the official ballots shall be returned to the City Clerk properly voted as provided thereon and with the certification appended thereto properly completed and signed in the sealed return identification envelope with the certification thereon completed and signed and all other information to be inserted thereon properly inserted by 5:00 o'clock p.m. on the date of the election. (f) Upon receipt of the return identification envelopes which are returned prior to the voting deadline on the date of the election, the City Clerk shall canvass the votes cast in the election, and shall file a statement with the City Council as to the results of such canvass and the election on the proposition set forth in the official ballot.
4.2.a
Packet Pg. 286 Attachment: CFD 2020-1 Annex. No. 16 - Resolution Calling Election (CFD 2020-1 Annex 16 Public Hearing - DR Horton T 38339) Resolution No. 4052
PASSED, APPROVED, and ADOPTED this 19th day of November 2024 by the following vote:
AYES:
NAYS:
ABSENT:
ABSTAIN:
City of San Jacinto
________________________________
Phil Ayala, Mayor
ATTEST:
Julia Espinoza, City Clerk
4.2.a
Packet Pg. 287 Attachment: CFD 2020-1 Annex. No. 16 - Resolution Calling Election (CFD 2020-1 Annex 16 Public Hearing - DR Horton T 38339) Resolution No. 4052
CERTIFICATION
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss
CITY OF SAN JACINTO )
I, Julia Espinoza, City Clerk of the City of San Jacinto, DO HEREBY CERTIFY that the foregoing Resolution No. 4052 was passed, approved, and adopted at the Regular Meeting of the San Jacinto City Council held on the 19th day of November 2024.
AYES:
NAYS:
ABSENT:
ABSTAIN:
WITNESS MY HAND AND OFFICIAL SEAL this 19th day of November 2024. ________________________________
Julia Espinoza, City Clerk
City of San Jacinto
4.2.a
Packet Pg. 288 Attachment: CFD 2020-1 Annex. No. 16 - Resolution Calling Election (CFD 2020-1 Annex 16 Public Hearing - DR Horton T 38339) Resolution No. 4052
EXHIBIT “A”
OFFICIAL BALLOT
SPECIAL ELECTION FOR CITY OF SAN JACINTO
COMMUNITY FACILITIES DISTRICT NO. 2020-1
COUNTY OF RIVERSIDE
STATE OF CALIFORNIA
November 19, 2024
To vote, mark a cross (+ or X) in the voting square after the word "YES" or after the word "NO". All marks otherwise made are forbidden. All distinguishing marks are forbidden and make the ballot void.
If you wrongly mark, tear, or deface this ballot, return it to the City Clerk of the City of San Jacinto and obtain another.
PROPOSITION A: Shall Proposition A
authorizing the annual levy of special taxes on
taxable property in the territory proposed to be
annexed to San Jacinto Community Facilities
District No. 2020-1, County of Riverside, State
of California, to pay the costs of services to be
provided for (a) the maintenance of landscaped
areas, parkways and medians improvements
throughout the District and public rights-of-way,
including, but not limited to, street trees,
fencing, irrigation systems, sidewalks, drainage
systems, graffiti removal, replacement,
furnishing of water, electric current or energy,
gas, or other illuminating agent for the operation
of any improvement within the District; and (b)
the maintenance and servicing of streetlights,
traffic signals and appurtenant facilities,
including, but not limited to furnishing of electric
current, materials, contracted services, and the
necessary maintenance, replacement, and
repair required to keep the improvements in
operational and satisfactory condition; and (c)
any other services authorized under the MelloRoos Community Facilities Act of 1982, and to pay costs associated with the determination of
the amount of and the levy and collection of the
special taxes at the special tax rates as set forth
in Exhibit “C” to Resolution No. 4044 be
approved?
Y
YES
N
NO
4.2.a
Packet Pg. 289 Attachment: CFD 2020-1 Annex. No. 16 - Resolution Calling Election (CFD 2020-1 Annex 16 Public Hearing - DR Horton T 38339)
RESOLUTION NO. 4053
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss
CITY OF SAN JACINTO )
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN
JACINTO DECLARING THE RESULTS OF THE SPECIAL
ELECTION FOR SAN JACINTO COMMUNITY FACILITIES
DISTRICT NO. 2020-1 ON THE PROPOSITION OF THE ANNUAL
LEVY OF SPECIAL TAXES WITHIN THE TERRITORY PROPOSED
TO BE ANNEXED TO SAID COMMUNITY FACILITIES DISTRICT
TO PAY THE COSTS OF CERTAIN SERVICES TO BE PROVIDED
BY THE COMMUNITY FACILITIES DISTRICT, DETERMINING
THAT THE TERRITORY PROPOSED TO BE ANNEXED IS ADDED
TO AND PART OF SAID COMMUNITY FACILITIES DISTRICT WITH
FULL LEGAL EFFECT, AND ORDERING THE RECORDING OF A
MAP OF THE BOUNDARIES OF SAID COMMUNITY FACILITIES
DISTRICT INCLUDING THE TERRITORY ANNEXED THERETO
(ANNEXATION NO. 16 TO CFD 2020-1 (TAX ZONE NO. 17))
WHEREAS, the City Council (the “City Council”) of the City of San Jacinto (the “City”) has heretofore conducted proceedings for the annexation of approximately
19.08 acres of land to San Jacinto Community Facilities District No. 2020-1, County of Riverside, State of California (the “District”) including conducting a public hearing pursuant to Section 53339.5 of the Government Code; and WHEREAS, at the conclusion of said public hearing, the City Council adopted a resolution calling a special election for November 19, 2024, and submitting to the qualified electors of the territory to be annexed to the District the question of levying special taxes within that territory to pay the costs of (a) the maintenance of landscaped areas, parkways and medians improvements throughout the District and public rights-ofway, including, but not limited to, street trees, fencing, irrigation systems, sidewalks, drainage systems, graffiti removal, replacement, furnishing of water, electric current or energy, gas, or other illuminating agent for the operation of any improvement within the District; and (b) the maintenance and servicing of street lights, traffic signals and appurtenance facilities, including, but not limited to, furnishing of electric current, materials, contracted services, and the necessary maintenance, replacement, and repair required to keep the improvements in operational and satisfactory condition; and (c) any other services authorized under the Mello-Roos Community Facilities Act of 1982; and the costs associated with the determination of the amount of and levy and collection of special taxes which will be levied to provide the services and costs
4.2.b
Packet Pg. 290 Attachment: CFD 2020-1 Annex. No. 16 - Resolution Declaring Results (CFD 2020-1 Annex 16 Public Hearing - DR Horton T 38339)
otherwise incurred in order to carry out the authorized purposes of the District (the "Election Resolution"); and
WHEREAS, the City Council has received a statement from the City Clerk (the "City Clerk"), who pursuant to the Election Resolution was authorized to conduct such special election and act as the election official therefor, with respect to the canvass of the ballots returned in and the results of said special election, certifying that at least two-thirds of the votes cast upon the proposition submitted to the qualified electors in said special election were in favor of such proposition.
NOW, THEREFORE, BE IT RESOLVED, determined and ordered by the City Council of the City of San Jacinto, as follows:
Section 1. Recitals. The above recitals are true and correct and are hereby incorporated into this resolution.
Section 2. Findings. The City Council finds that: (i) there are no registered voters residing within the territory proposed to be annexed to the District (the "Territory") at the time of the close of the public hearing on November 19, 2024, and pursuant to Section 53326 of the Government Code, the vote in said special election was, therefore, to be by the landowners owning land within the Territory, with each landowner having one vote for each acre or portion thereof of land that he or she owned within the Territory; (ii) pursuant to said Section 53326 and the Election Resolution, the City Clerk caused to be delivered an official ballot for the special election to the owner of the land within the Territory, with return postage prepaid; (iii) said special election has been properly conducted in accordance with all statutory requirements and the provisions of the Election Resolution; (iv) pursuant to said Section 53326, FORESTAR (USA) REAL ESTATE GROUP, INC, the owner of all the land within the Territory, was entitled to twenty (20) votes; (v) said landowner returned its ballot to the City Clerk prior to the time set by the City Clerk for the close of the election on November 19, 2024; (vi) the ballot returned to the City Clerk by said landowner voted all votes of said landowner in favor of the proposition set forth therein; (vii) at least two-thirds of the votes cast in such special election on said proposition were in favor thereof, and pursuant to Sections 53328 and 53329 of the Government Code, said proposition carried; (ix) pursuant to Section 53339.8 of the Government Code, the City Council is authorized to determine that the Territory to be annexed has been added to and become a part of the District with full legal effect; and (x) the City Council is also authorized, pursuant to said Section 53339.8, to annually levy special taxes within the Territory to pay the costs of the services to be provided by the District.
Section 3. Declaration of Results. At least two-thirds of the votes voted in the special election on the proposition of the annual levy of special taxes within the Territory to pay the costs of the services to be provided by the District were voted in favor thereof, and such proposition carried.
4.2.b
Packet Pg. 291 Attachment: CFD 2020-1 Annex. No. 16 - Resolution Declaring Results (CFD 2020-1 Annex 16 Public Hearing - DR Horton T 38339)
Section 4. Annexation. The Territory is annexed and added to and is a part of the District with full legal effect, and the City Council shall annually levy special taxes within the Territory at the rates as specified in Resolution No. 4044 adopted by the City Council on October 15, 2024, to pay costs of certain services to be provided by the District. The boundaries of the Territory are shown on the map entitled, “Annexation Map No. 16, Community Facilities District No. 2020-1 (Tax Zone No. 17) of the City of San Jacinto, County of Riverside, State of California,” which was recorded on October 21, 2024, in the office of the County Recorder of the County of Riverside as Document No. 2024-0316478.
Section 5. Notice. Pursuant to Section 53339.8 of the Government Code and Section 3117.5 of the Streets and Highways Code, the City Clerk shall cause to be filed with the County Recorder of the County of Riverside an amendment of the notice of special tax lien and a map of the amended boundaries of the District including the Territory.
4.2.b
Packet Pg. 292 Attachment: CFD 2020-1 Annex. No. 16 - Resolution Declaring Results (CFD 2020-1 Annex 16 Public Hearing - DR Horton T 38339) Resolution No. 4053
PASSED, APPROVED, and ADOPTED this 19th day of November 2024 by the following vote:
AYES:
NAYS:
ABSENT:
ABSTAIN:
City of San Jacinto
________________________________
Phil Ayala, Mayor
ATTEST:
Julia Espinoza, City Clerk
4.2.b
Packet Pg. 293 Attachment: CFD 2020-1 Annex. No. 16 - Resolution Declaring Results (CFD 2020-1 Annex 16 Public Hearing - DR Horton T 38339) Resolution No. 4053
CERTIFICATION
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss
CITY OF SAN JACINTO )
I, Julia Espinoza, City Clerk of the City of San Jacinto, DO HEREBY CERTIFY that the foregoing Resolution No. 4053 was passed, approved, and adopted at the Regular Meeting of the San Jacinto City Council held on the 19th day of November 2024.
AYES:
NAYS:
ABSENT:
ABSTAIN:
WITNESS MY HAND AND OFFICIAL SEAL this 19th day of November 2024. ________________________________
Julia Espinoza, City Clerk
City of San Jacinto
4.2.b
Packet Pg. 294 Attachment: CFD 2020-1 Annex. No. 16 - Resolution Declaring Results (CFD 2020-1 Annex 16 Public Hearing - DR Horton T 38339) Ordinance No. 24-16
STATE OF CALIFORNIA ) ORDINANCE NO. 24-16
COUNTY OF RIVERSIDE )ss
CITY OF SAN JACINTO )
ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SAN
JACINTO AUTHORIZING THE LEVY OF SPECIAL TAXES IN A
COMMUNITY FACILITIES DISTRICT, INCLUDING CERTAIN
ANNEXATION TERRITORY IDENTIFIED AS ANNEXATION NO.
16 (TAX ZONE NO. 17), INTO SAN JACINTO COMMUNITY
FACILITIES DISTRICT NO. 2020-1
A. Recital
WHEREAS, the City Council (the “City Council”) of the City of San Jacinto (the “City”) has established San Jacinto Community Facilities District No. 2020-1, County of Riverside, State of California (the “District”) for the purpose of levying special taxes on parcels of taxable property therein for the purpose of providing certain services which are necessary to meet increased demands placed upon the City as a result of the development of said real property; and
WHEREAS, the rate and method of apportionment of special tax for the District is set forth in Exhibit “C” to the City Council Resolution No. 4044, which was adopted on October 15, 2024; and
WHEREAS the City has conducted proceedings to annex territory into the District and, with respect to the proceedings, following an election of the qualified electors in the territory proposed for the annexation (the “Annexation Territory”), the City Council, on November 19, 2024, adopted a Resolution which declared the results of the special election and determined that the territory proposed to be annexed is added to and part of the District.
B. Ordinance
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF SAN JACINTO,
CALIFORNIA, ACTING IN ITS CAPACITY AS THE LEGISLATIVE BODY OF COMMUNITY FACILITIES DISTRICT NO. 2020-1, DOES HEREBY ORDAIN AS FOLLOWS:
Section 1. The foregoing recitals are true and correct.
Section 2. By the passage of this Ordinance, the City Council hereby authorizes and levies the special tax within the District, including the Annexation Territory, pursuant to the Community Facilities District Law, at the rate and in accordance with the rate and method of apportionment of special tax set forth in Resolution No. 4044, which rate and method is by this reference incorporated herein.
The special tax has previously been levied in the original territory of the District
4.2.c
Packet Pg. 295 Attachment: CFD 2020-1 Annex. No. 16 - Ordinance (CFD 2020-1 Annex 16 Public Hearing - DR Horton T 38339) Ordinance No. 24-16
beginning in Fiscal Year 2020 pursuant to Ordinance No. 20-08 passed and adopted by the City Council on July 7, 2020, and the special tax is hereby levied commencing in Fiscal Year 2024/25 in the District, including the Annexation Territory identified as Annexation No. 16 (Tax Zone No. 17), and in each fiscal year thereafter to pay for the services for the District and the costs of administering the District.
Section 3. The City Manager of the City or designee or employee or consultant of the City is hereby authorized and directed each fiscal year to determine the specific special tax to be levied for the next ensuing fiscal year for each parcel of real property within the District, including the Annexation Territory, in the manner and as provided in Resolution No. 4044.
Section 4. Exemptions from the levy of the special tax shall be as provided in Resolution No. 4044 and the applicable provisions of the Community Facilities District Law. In no event shall the special tax be levied on any parcel within the District in excess of the maximum special tax specified in Resolution No. 4044.
Section 5. All of the collections of the special tax shall be used as provided in the Community Facilities District Law and in Resolution No. 4044, including, but not limited to, the payment of the costs of the services, the payment of the costs of the City in administering the District, and the costs of collecting and administering the special tax.
Section 6. The special tax shall be collected in the same manner and at the same time as ordinary ad valorem taxes are collected and shall have the same lien priority, and be subject to the same penalties and the same procedure and sale in cases of delinquency as provided for ad valorem taxes; provided, however, that the District may collect Special Taxes at a different time or in a different manner if necessary to meet its financial obligations. The City Manager of the City, or his designee, is hereby authorized and directed to provide all necessary information to the auditor/tax collector of the County of Riverside in order to effect proper billing and collection of the special tax, so that the special tax shall be included on the secured property tax roll of the County of Riverside for Fiscal Year 2024/25 and for each fiscal year thereafter until no longer required to pay for the Services or until otherwise terminated by the City.
Section 7. If for any reason any portion of this Ordinance is found to be invalid, or if the special tax is found inapplicable to any particular parcel within the District, including the Annexation Territory, by a court of competent jurisdiction, the balance of this Ordinance and the application of the special tax to the remaining parcels within the District, including the Annexation Territory, shall not be affected.
Section 8. The Mayor shall sign this Ordinance and the City Clerk shall cause the same, or a summary of it, to be published immediately after its passage at least once in a newspaper of general circulation for the City.
4.2.c
Packet Pg. 296 Attachment: CFD 2020-1 Annex. No. 16 - Ordinance (CFD 2020-1 Annex 16 Public Hearing - DR Horton T 38339) Ordinance No. 24-16
Section 9. This Ordinance shall take effect 30 days from the date of final passage.
INTRODUCED at a regular meeting of the City Council of the City of San Jacinto held on November 19, 2024.
PASSED, APPROVED, and ADOPTED this 3rdth day of December 2024 by the following vote:
AYES:
NAYS:
ABSENT:
ABSTAIN:
CITY OF SAN JACINTO:
________________________________
Phil Ayala, Mayor
ATTEST:
Julia Espinoza, City Clerk
APPROVED AS TO FORM:
BEST BEST & KRIEGER, LLP
Craig Hayes, City Attorney
4.2.c
Packet Pg. 297 Attachment: CFD 2020-1 Annex. No. 16 - Ordinance (CFD 2020-1 Annex 16 Public Hearing - DR Horton T 38339) Ordinance No. 24-16
CERTIFICATION
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE )ss
CITY OF SAN JACINTO )
I, Julia Espinoza, City Clerk of the City of San Jacinto, DO HEREBY CERTIFY that the foregoing Ordinance No. 24-16 was passed, approved, and adopted at the Regular Meeting of the San Jacinto City Council held on the 3 rd day of December 2024,
by the following vote:
AYES:
NAYS:
ABSENT:
ABSTAIN:
WITNESS MY HAND AND OFFICIAL SEAL this 3
rd day of December 2024.
________________________________
Julia Espinoza, City Clerk
City of San Jacinto
4.2.c
Packet Pg. 298 Attachment: CFD 2020-1 Annex. No. 16 - Ordinance (CFD 2020-1 Annex 16 Public Hearing - DR Horton T 38339) November 19, 2024
TO: City Council
REQUESTED BY: Travis Randel, Deputy City Manager, Development Services APPROVED BY: Robert A. Johnson, City Manager
SUBJECT: Kirby 2 - Planned Development Permit and Tentative Tract Map No. 38509 (P22-110)
RECOMMENDATION:
The Planning Commission recommends that the City Council:
1. Determine that this proposed project qualifies as an “in-fill exemption”, pursuant to the California Environmental Quality Act (“CEQA”) as described in the CEQA Guidelines Section 15332;
2. Approve a Planned Development Permit for a 27-unit residential development, with modifications to the Residential, Medium Density (RM) Development Standards subject to the Conditions of Approval; and
3. Approve Tentative Tract Map 38509 to subdivide a 4.51-acre lot into 28 lots, with a single lot for an existing place of worship, 27 lots for the construction of single-family detached residences, and one lettered lot for a future detention basin, subject to the Conditions of Approval.
DISCUSSION:
On October 22, 2024, the Planning Commission, after holding a Public Hearing, unanimously adopted PC Resolution 24-03 recommending that the City Council approve P22-110 (“Project”).
The Project is a proposal by Monte Vista Homes to subdivide a 4.51-acre parcel into 28 lots.
The subdivision would create a 1.23-acre lot that would encompass an existing place of worship on the eastern portion of the site. Additionally, the subdivision would utilize the balance of the site for 27 residential lots, new roadways, infrastructure, a detention basin and landscaping. The project site is located at the northwest corner of Kirby Street and Esplanade Avenue. The surrounding land uses includes vacant land to the east, single-family residential homes to the south and west, and a residential development under construction by the applicant to the north (Kirby Estates 1). The Kirby Estates 1 project was approved by the City Council on May 9, 2009. It included a General Plan Amendment, Planned Unit Development, and Tentative Tract Map 34664, for a 37 lot residential development. The Project (Kirby 2) is a proposed extension of Kirby Estates 1.
Tentative Tract Map
The proposed 27 single-family residential lots range in size from 3,100 square feet to 5,000 square feet in size. Vehicular access to the Project will be provided from a new north-south
4.3 Packet Pg. 299
oriented street that will connect to Nathan Lane within the Kirby Estates 1 project. Access to the proposed residences will be from a looped private streets system with rolled curbs and sidewalks on one side of the street. A secondary emergency access will be provided from Esplanade Avenue at the southwest corner of the site. Vehicular access to the existing place of worship is currently provided via two driveways that connect to Kirby Street which will continue with minor modifications to address necessary dedications and street improvements. The map was reviewed by the Fire Department and the City Engineer to ensure that the project provides proper circulation, access, drainage, and water quality measures.
Planned Development Permit
The project includes a Planned Development Permit (PDP) to allow a more efficient use of the property. In addition, the PDP will produce a development of superior quality and excellence of design through a variety of proposed attributes, which include the following:
• The Project utilizes varied setbacks, quality architecture, varied garage treatments, and landscaping, to create a visually interesting streetscape and identifiable neighborhood character.
• The Project ensures variation of houses to create interest and reduce monotony. • The Project is a logical and orderly extension of a previous approved project, thereby exhibiting strong land use compatibility.
PDP’s allows the City to adjust or modify, where necessary and justifiable, all applicable development standards (e.g., building envelope [coverage, Floor Area Ratio (FAR), height, and setbacks], fence and wall heights, landscaping, parking, open space, street layout, etc.) identified in the Development Code, with the exception of an increase in the applicable density above the allowable maximums identified by the zoning on the property.
The property is within the Residential Medium Density (RM) Zone, which includes several development standards to ensure orderly development. The PDP would allow modifications to the minimum lots size, parcel depth, and front yard standards. Modifications to the development standards are similar to the standards adopted for the Kirby 1 project and are necessary to meet the density requirement of the General Plan. The table below includes a full list of all applicable development standards of the RM zone. Items that are underlined are standards that would be modified.
Development Feature RM – Zone Kirby 2 Met
Density Range 5-14 units per acre 6 units per acre Yes
Minimum Parcel Dimensions
Parcel Area (Net) 4,000 sq. ft. 3,300 sq. ft. No
Parcel Width (Interior Lot) 40 ft. 50 ft. Yes
4.3 Packet Pg. 300
Parcel Width (Corner Lot) 40 ft 51 ft No
Parcel Depth 80ft. 65 ft. No
Setbacks
Front 15 ft. (Garage 20 ft) 15ft (Garage 18ft) No
Interior Side 5 ft. 5 ft. Yes
Street Side 7 ft. 5 ft. No
Rear 10 ft. 10 ft. Yes
Primary Structure Height 35 ft. 35 ft. Yes
Lot Coverage 60% 70% No
ENVIRONMENTAL ASSESSMENT:
The project has been reviewed in accordance with the California Environmental Quality Act (“CEQA”) and the State CEQA guidelines. The City as the lead agency determined that the project qualifies as an “in-fill exemption” under CEQA Section 15332 because the Project meets the following conditions:
1. The project is consistent with the General Plan and Zoning as the project includes a PDP.
2. The project is located on a site that has no value as a habitat for endangered, rare, or threatened species.
3. The project is no more than five acres and is substantially surrounded by urban uses.
4. The project is adequately served by all required utilities and public services.
5. The project will not result in significant impacts on traffic, noise, air quality, or water quality.
PLANNING COMMISSION RECOMMENDATION:
With the adoption of PC Resolution 24-03 the Planning Commission unanimously recommended approval of the project to the City Council on October 22, 2024, thereby recommending that the City Council determine that the project qualifies as an in-fill exemption, approve the PDP and approve TTM 38509. No correspondence, or comments were received in opposition to the project.
CONCLUSION:
The proposed project is well-designed, consistent with the General Plan, and will contribute positively to the community. In addition, the project mirrors the type of development approved north of, and integrated into the proposed project, Kirby Village 1. Staff and the Planning Commission support the project and recommend approval.
FISCAL IMPACT:
There is no impact to the General Fund by approving the project. As is typical with subdivisions, the project is conditioned to provide a funding mechanism for the ongoing maintenance of roads, sidewalks, traffic signals, streetlights, reverse frontage landscaping, and parks within the project boundary. The funding mechanism is typically accomplished by annexation into a Community Facility District (CFD). The funding mechanism will ensure that the project does not rely on the General Fund to provide these services. In addition, the project will also provide a funding mechanism to support public safety throughout the Project and City, which is typically accomplished by annexation of the project site into an existing Public Safety CFD.
4.3 Packet Pg. 301
ATTACHMENTS:
PC Resolution No. 24-03
Findings
TTM 38509
Planned Development Permit
Planning Commission Staff Report
Planning Commission Recommended Conditions of Approval
4.3 Packet Pg. 302
4.3.a
Packet Pg. 303
Attachment: PC Resolution No. 24-03 (Kirby 2 - Planned Development Permit and Tentative Tract Map No. 38509 (P22-110))
4.3.a
Packet Pg. 304
Attachment: PC Resolution No. 24-03 (Kirby 2 - Planned Development Permit and Tentative Tract Map No. 38509 (P22-110))
FINDINGS OF FACT
Kirby 2 Community (P22-110)
SUBDIVISION FINDINGS
1. THE PROPOSED SUBDIVISION OF LAND HAS BEEN FOUND TO BE
CONSISTENT WITH THE DEVELOPMENT CODE, GENERAL PLAN, AND THE SAN JACINTO MUNICIPAL CODE.
The proposed tract map (TTM38509) is consistent with the San Jacinto Municipal Code as it was reviewed in accordance with applicable Titles, including Title 16 & 17. Specifically, TTM38509 is consistent with the allowed land use and Density Requirement of the RM zone of the Development Code as discussed within the Staff Report and furthers the intent of the General Plan by facilitating residential development as planned within the Medium Density Residential Land Use Designation. In addition, the Project implements the following General Plan goals and policies:
LU-1.1 Land Use Pattern.
Promote an appropriate land use plan that fosters and enhances community livability and public health; sustains economic vitality; promotes efficient development and multiple transportation options; reduces pollution, greenhouse gas emissions, and the expenditure of energy and other resources; and ensures compatibility between uses consistent with the land use designations identified in this Element and Land Use Map (LU-2).
Finding: The proposed subdivision enhances the community livability and public health, sustains economic vitality through the incorporation of air quality, and energy efficient design, promotes multiple transporation options through the use of TDA's, and complies with greenhouse gas emission reduction standards and other energy resources as anlazyed in the enviornmental document. Furthermore, the use is consistent with the RM GP Designation.
LU-2.1: Plan for New Development.
Ensure that new development corresponds to the provision of infrastructure, public services, and community facilities, and that new development funds and constructs its fair share of improvements in accordance with City requirements.
Finding: The project would include its fair share of improvements in accordance with City requirements. Project fair share contributions are discussed in Section 4.17, Transportation.
LU-2.2: Infill Development.
Encourage new development to occur in infill locations in a balanced and efficient pattern that reduces sprawl, preserves open space, and creates convenient connections to other land uses and activity centers.
Finding:
LU-3.2 Residential Uses
Require that new residential development be designed to protect residents from potential conflicts with adjacent land uses, and other features including rail corridors, and high-volume roadways
4.3.b
Packet Pg. 305 Attachment: Findings (Kirby 2 - Planned Development Permit and Tentative Tract Map No. 38509 (P22-110)) Finding: The proposed project is surrounded by single-family housing subdivisions on three sides, and an existing church to the east. The project does not conflict with rail corridors or high-value roadways.
ED-7.6 Monitor New Development
Monitor fiscal implications of new development and consider strategies that ensure new development adequately and fairly mitigates impacts on City infrastructure and services costs.
Finding: The proposed project mitigates impacts on City infrastructure to less than significant. As discussed in Section 4.15, Public Services, coordination with local facilities transpired to ensure the project would not impact facilities or operations.
Policy M-1.1: Balanced Circulation System.
Provide a balanced circulation system that promotes the safe and efficient movement of people and goods throughout the City.
Finding: Proposed roadways, and sidewalks are designed and will be constructed to meet City of San Jacinto roadway standards to maintain the safe and efficient movement of people and goods.
2. THE TENTATIVE MAP DOES NOT PROPOSE TO DIVIDE LAND, WHICH IS
SUBJECT TO A CONTRACT ENTERED INTO PURSUANT TO THE
CALIFORNIA LAND CONSERVATION ACT OF 1965, OR THE LAND IS
SUBJECT TO A LAND CONSERVATION ACT CONTRACT BUT THE
RESULTING PARCELS FOLLOWING DIVISION OF THE LAND WILL BE OF AN ADEQUATE SIZE to sustain their agricultural use.
The project site is not subject to a contract pursuant to the California Land Conservation Act of 1965 as detailed in the analysis completed through an Initial Study/Mitigated Negative Declaration.
3. THE SITE IS PHYSICALLY SUITABLE FOR THE TYPE AND PROPOSED DENSITY OF DEVELOPMENT PROPOSED BY THE TENTATIVE MAP.
The Project proposes to subdivide a 4.51-acre lot into 27 single-family lots for residential use. This type of use is allowed by the Residential, Medium Density (RM) zone. In addition, the subdivision is consistent with the density range of the RM Land Use Designation at 6 unit per acre, which exceeds the minimum density requirement of 5 units per acre. Furthermore, the proposed subdivision will be an expansion of the existing residential use located to the north.
The ultimate development of the project will be served by existing facilities such as sewer, water, natural gas, and electricity that are available within adjacent roadways. The site is in close proximity to various parks and will have access to a park under construction in Phase 1.
4. THE DESIGN OF THE SUBDIVISION AND THE PROPOSED
IMPROVEMENTS, WITH CONDITIONS OF APPROVAL, ARE EITHER:
a. Not likely to cause significant environmental damage or
4.3.b
Packet Pg. 306 Attachment: Findings (Kirby 2 - Planned Development Permit and Tentative Tract Map No. 38509 (P22-110)) substantially and avoidably injure fish or wildlife or their habitat; or The subdivision was reviewed and preliminarily approved by the City Engineer. The project will be appropriately conditioned to not cause environmental damage and to avoid injuring fish and wildlife habitat.
Furthermore, a biological study was prepared for the project and did not recommend mitigation measures to mitigate potentially significant issues to the environment or fish and wildlife habitat.
b. AN ENVIRONMENTAL IMPACT REPORT UNDER WHICH A FINDING
HAS BEEN MADE PURSUANT TO PUBLIC RESOURCES CODE
SECTION 21081(A)(3) THAT SPECIFIC ECONOMIC, SOCIAL, OR
OTHER CONSIDERATIONS MAKE INFEASIBLE MITIGATION
MEASURES OR PROJECT ALTERNATIVES IDENTIFIED IN THE
ENVIRONMENTAL IMPACT REPORT.
The project’s impacts were not significant enough to require the preparation of an environmental impact report. A Notice of Exemption analysis was prepared for the Project to assess any significant environmental impacts, and it was determined that a Categorical Exemption was the appropriate level of environmental document.
Therefore, findings pursuant to Public Resources Code Section 21081(a)(3) are not necessary.
5. THE DESIGN OF THE SUBDIVISION OF LAND AND THE TYPE OF
IMPROVEMENTS ARE NOT LIKELY TO CAUSE SERIOUS PUBLIC
HEALTH PROBLEMS.
The implementation of the proposed conditions will ensure that the Project will not be detrimental to the public interest, health, safety, convenience, or welfare of the City or the future residents of the development. As previously mentioned, environmental studies were prepared for the proposed subdivision, which analyzed items that can cause public health problems such as Air Quality, and Green House Gas emissions during construction, and It was determined through by staff through the incorporation of conditions that no impacts to public health exist.
6. THE DESIGN OF THE SUBDIVISION PROVIDES FOR FUTURE PASSIVE
OR NATURAL HEATING OR COOLING OPPORTUNITIES IN THE
SUBDIVISION TO THE EXTENT FEASIBLE.
The design of the subdivision will provide for future passive cooling opportunities with the implementation of the building setbacks, impervious surface requirements, landscaping requirements, including required street trees, and open space areas.
7. THE DESIGN OF THE SUBDIVISION AND THE TYPE OF IMPROVEMENTS
WILL NOT CONFLICT WITH EASEMENTS ACQUIRED BY THE PUBLIC AT
4.3.b
Packet Pg. 307 Attachment: Findings (Kirby 2 - Planned Development Permit and Tentative Tract Map No. 38509 (P22-110))
LARGE FOR ACCESS THROUGH OR USE OF PROPERTY WITHIN THE
PROPOSED SUBDIVISION, OR THE DESIGN OF THE ALTERNATE
EASEMENTS WHICH ARE SUBSTANTIALLY EQUIVALENT TO THOSE
PREVIOUSLY ACQUIRED BY THE PUBLIC WILL BE PROVIDED.
The site does not conflict with existing easements. The Tract Map is designed and conditioned to ensure the project will not conflict with existing easements.
8. THE SUBDIVISION IS CONSISTENT WITH THE CITY’S PARKLAND
DEDICATION REQUIREMENTS (PER THE QUIMBY ACT), AS
APPLICABLE, IN ACCORDANCE WITH CHAPTER 16.75 (PARKLAND
DEDICATION AND FEES).
Prior to recordation of the proposed subdivision, the applicant / developer must pay in-lieu fees for parkland. The proposed development is within close proximity of existing parks. Therefore, it was determined that in-lieu fees are appropriate for the project, which will be incorporated in the project’s conditions of approval.
PLANNED DEVELOPMENT PERMIT FINDINGS
1. THE PLANNED DEVELOPMENT PERMIT WILL:
a. BE ALLOWED WITHIN THE SUBJECT BASE ZONE.
The Project site is within the Residential Medium Density Zone (RM). The RM zone is applied to areas appropriate for neighborhoods with a variety of housing types, including the proposed single-family residential community. This zone allows a density ranging from 5 to 14 dwelling units per net acre, per Section
17.215.010 of the Development Code. The Project includes 27 single-family residential units on 4.51 acres. The proposed single-family residences are permitted within the RM zone per Section 17.205.070 of the Development, and the proposed density of the project totals 6.0 dwelling units per net acre, which is consistent with the density requirement for the RM zone. Therefore, the Planned Development Permit is found to be allowed within the subject base zone. b. BE CONSISTENT WITH THE PURPOSE, INTENT, GOALS, POLICIES,
ACTIONS, AND LAND USE DESIGNATIONS OF THE GENERAL PLAN AND ANY APPLICABLE SPECIFIC PLAN.
The Project site is designated as Medium Density Residential (MDR) and is not located within a specific plan area. The Medium Density Residential land use designation allows for a range of housing types including single-family attached and detached units, condominiums, townhouses, and mobile home parks, as well as multiple-family dwellings such as apartments, and senior housing at a density of between 5 and 14 dwelling units per gross acre. The Project is able to achieve the purpose, intent, goals, policies, and actions General Plan through the use of
4.3.b
Packet Pg. 308 Attachment: Findings (Kirby 2 - Planned Development Permit and Tentative Tract Map No. 38509 (P22-110)) the proposed Planned Development Permit development standards. The project proposes 27 lots with a lot sizes between 3,300 square feet and 5,000 square feet, and a density of 6.0 dwelling units per acre. Therefore, the Project is found to be consistent with the purpose, intent, goals, policies, actions, and land use designation of the General Plan.
c. BE GENERALLY IN COMPLIANCE WITH ALL OF THE APPLICABLE PROVISIONS OF THIS DEVELOPMENT CODE RELATING TO BOTH ONSITE AND OFF-SITE IMPROVEMENTS THAT ARE NECESSARY TO
ACCOMMODATE FLEXIBILITY IN SITE PLANNING AND PROPERTY
DEVELOPMENT AND TO CARRY OUT THE PURPOSE, INTENT, AND
REQUIREMENTS OF THIS CHAPTER AND THE SUBJECT BASE ZONE,
INCLUDING PRESCRIBED DEVELOPMENT STANDARDS AND
APPLICABLE DESIGN GUIDELINES, EXCEPT FOR THOSE PROVISIONS MODIFIED IN COMPLIANCE WITH THIS CHAPTER.
The Project is compliant with the provisions of the Development Code relating to on-site and off-site improvements. The conditions of approval will require curb, gutter and sidewalk along the west side of Kirby Avenue, the north site of Esplanade Avenue, and along all proposed streets within the development.
Additionally, the Project will be conditioned to complete drainage improvements, a water quality detention basin.
The modified development standards proposed within the PDP for the Project allows for flexibility in site planning and property development, while still upholding the intentions and goals of the Development Code by creating a cohesive neighborhood community and will match the design and layout of the first Phase (Kirby 1) of development. Therefore, the Project is found to be compliant with all the applicable provisions of the development code relating to both on-site and offsite improvements. d. ENSURE COMPATIBILITY OF PROPERTY USES WITHIN THE ZONE AND GENERAL NEIGHBORHOOD OF THE PROPOSED DEVELOPMENT.
The Project will include single-family residential uses and complementary recreational areas. The combination of uses is generally considered compatible and will create a cohesive residential neighborhood.
The surrounding land uses designations include properties designated Medium Density Residential, and Low Density Residential and therefore the development surrounding the Project Site is similar in character, land use, and density as the Project, and there is found to have compatible property uses within the zone and in the general neighborhood of the proposed development.
4.3.b
Packet Pg. 309 Attachment: Findings (Kirby 2 - Planned Development Permit and Tentative Tract Map No. 38509 (P22-110))
2. THE PROPOSED PROJECT WILL PRODUCE A COMPREHENSIVE
DEVELOPMENT OF SUPERIOR QUALITY AND EXCELLENCE OF DESIGN (E.G.,
APPROPRIATE VARIETY OF STRUCTURE PLACEMENT AND ORIENTATION
OPPORTUNITIES, APPROPRIATE MIX OF STRUCTURE SIZES, HIGH QUALITY
ARCHITECTURAL DESIGN, SIGNIFICANTLY INCREASED AMOUNTS OF
LANDSCAPING AND IMPROVED OPEN SPACE, IMPROVED SOLUTIONS TO THE
DESIGN AND PLACEMENT OF PARKING AND LOADING FACILITIES, INCORPORATION OF A PROGRAM OF HIGHLY ENHANCED AMENITIES [E.G., ADDITIONAL PUBLIC ART], LEED OR OTHER “GREEN” RELATED STANDARDS, ETC.) THAN MIGHT OTHERWISE OCCUR FROM MORE TYPICAL DEVELOPMENT APPLICATIONS.
The Planned Development Permit will produce a development of superior quality and excellence of design through a variety of proposed attributes. Site design enhancements include the incorporation of enhanced landscaping and screening along Esplanade and Kirby Avenue that will be complemented with vines. In addition, the site design encourages pedestrian mobility and safe routes to schools.
Additionally, the architectural plans proposed for the homes exceed the minimum requirements of the Development Code. The Planned Development Permit includes three floor plans that include one- and two-story homes. The proposed homes include enhancements such as windows with vinyl grids, simulated wood shutters, siding and stucco finishes.
3. PROPER STANDARDS AND CONDITIONS HAVE BEEN IMPOSED TO ENSURE THE PROTECTION OF THE PUBLIC HEALTH, SAFETY, AND WELFARE.
Through the adoption of Conditions of Approval for the Project, any significant hazard to the public or the environment through the conversion of the site to residential uses will be significantly reduced to create a safe, healthy environment. Additionally, plans for the proposed residential development will be required to be submitted and approved through the Site Plan and Design Review process. Additionally, the Fire and Building Codes will ensure that that the development of the project will meet safety standards in these documents. Therefore, it is found that with the incorporation of the above-mentioned Conditions of Approval, and the requirements of the Development, Fire, and Building Codes the protection of the public health, safety and welfare is assured.
4. PROPER ON-SITE TRAFFIC CIRCULATION (E.G., PEDESTRIAN AND VEHICULAR)
AND CONTROL IS DESIGNED INTO THE DEVELOPMENT TO ENSURE
PROTECTION FOR FIRE SUPPRESSION AND POLICE SURVEILLANCE EQUAL
TO OR BETTER THAN WHAT WOULD NORMALLY BE CREATED BY
COMPLIANCE WITH THE MINIMUM SETBACK AND PARCEL WIDTH STANDARDS IDENTIFIED IN ARTICLE 2 (ZONES, ALLOWABLE LAND USES, AND ZONE SPECIFIC STANDARDS).
The proposed Planned Development Permit has been designed to accommodate traffic design criteria as mandated by the Municipal Code, as well as the requirements of the
4.3.b
Packet Pg. 310 Attachment: Findings (Kirby 2 - Planned Development Permit and Tentative Tract Map No. 38509 (P22-110)) City Engineer, Fire Chief, and Police Chief. Therefore, the project has proper on-site traffic circulation for both pedestrian and vehicular traffic control. In addition, the conditions of approval will ensure the project is consistent with the Fire Code ensuring fire suppression.
5. THE SUBJECT PARCEL IS ADEQUATE IN TERMS OF SIZE, SHAPE,
TOPOGRAPHY, AND CIRCUMSTANCES TO ACCOMMODATE THE PROPOSED DEVELOPMENT.
The proposed Project Site is generally flat and is shaped to accommodate a proper lot layout. The proposed Project will meet the purpose and intent of the Medium Density Residential (MDR) General Plan land use designation as noted above by modifying the development standards to accommodate a 6.0 dwelling unit per acre development.
Therefore, the subject parcel is adequate in terms of size, shape, topography, and circumstances to accommodate the proposed development.
6. ADEQUATE PUBLIC SERVICES AND FACILITIES EXIST, OR WILL BE PROVIDED,
IN COMPLIANCE WITH THE CONDITIONS OF APPROVAL, TO SERVE THE
PROPOSED DEVELOPMENT AND THE APPROVAL OF THE PROPOSED
DEVELOPMENT WILL NOT RESULT IN A REDUCTION OF PUBLIC SERVICES TO
PROPERTIES IN THE VICINITY TO BE A DETRIMENT TO PUBLIC HEALTH, SAFETY, AND GENERAL WELFARE.
Adequate private utility services such as Electricity, Gas, Cable, and Phone Service already exist in the area and application and fees will be paid to each purveyor for service. The proposed Project will tie into an existing Eastern Municipal Water District (EMWD) line. The EMWD’s “Will Serve” letter states the EMWD is willing to provide water service to the Project subject to its design requirements, permitting process, and fees.
Wastewater treatment will be also handled by the City of San Jacinto under contract to EMWD. The City’s “Will Serve” letter states the City can provide adequate service to the Project.
7. THE PROPOSED DEVELOPMENT, AS CONDITIONED, WILL NOT HAVE A
SUBSTANTIAL ADVERSE EFFECT ON SURROUNDING PROPERTY OR THEIR ALLOWED USE.
The proposed project will not have any adverse impacts to the surrounding as proposed. The project was conditioned to prevent nuisances to surrounding property owners to prevent excessive noise, light, and traffic. Based on the above, Standard Conditions of Approval, and the Uniform Fire and Building Codes there will not be adverse impacts from the proposed development.
4.3.b
Packet Pg. 311 Attachment: Findings (Kirby 2 - Planned Development Permit and Tentative Tract Map No. 38509 (P22-110))
8. IF THE DEVELOPMENT PROPOSES TO MIX RESIDENTIAL AND COMMERCIAL
USES WHETHER DONE IN A VERTICAL OR HORIZONTAL MANNER, THE
RESIDENTIAL USE IS DESIGNED IN A MANNER THAT IT IS APPROPRIATELY
BUFFERED FROM THE COMMERCIAL USE AND IS PROVIDED SUFFICIENTLY
ENHANCED AMENITIES TO CREATE A COMFORTABLE AND HEALTHY
RESIDENTIAL ENVIRONMENT AND TO PROVIDE A POSITIVE QUALITY OF LIFE FOR THE RESIDENTS. THE ENHANCED AMENITIES MAY INCLUDE ADDITIONAL
LANDSCAPING, ADDITIONAL PRIVATE OPEN SPACE, PRIVATE OR SEPARATED ENTRANCES, ETC.
The Project does not propose a mix of residential and commercial uses as the project does not include Commercial uses.
9. THE DESIGN, LOCATION, OPERATING CHARACTERISTICS, AND SIZE OF THE
PROPOSED DEVELOPMENT WILL BE COMPATIBLE WITH THE EXISTING AND
FUTURE LAND USES IN THE VICINITY, IN TERMS OF AESTHETIC VALUES, CHARACTER, SCALE, AND VIEW PROTECTION.
This project will have the appropriate buffers such as exterior walls and perimeter landscaping to ensure that it will be compatible with the surrounding land uses.
10.THE APPLICANT AGREES IN WRITING TO COMPLY WITH ANY AND ALL OF THE
CONDITIONS IMPOSED BY THE REVIEW AUTHORITY IN THE APPROVAL OF THE PLANNED DEVELOPMENT PERMIT.
The Applicant has agreed with all the conditions imposed by the review authority prior to the issuance of any permits or recordation of any documents.
4.3.b
Packet Pg. 312 Attachment: Findings (Kirby 2 - Planned Development Permit and Tentative Tract Map No. 38509 (P22-110))
4.3.c
Packet Pg. 313
Attachment: TTM 38509 (Kirby 2 - Planned Development Permit and Tentative Tract Map No. 38509 (P22-110))
DESIGN MANUAL
KIRBY ESTATES
Planned Development Permit
(USE-23-0031)
Prepared for:
City of San Jacinto
595 S. San Jacinto Avenue
San Jacinto, CA 92583
951.487.7330
Point of Contact: Steven A. Valdez, Principal Planner
[email protected]
Project Applicant:
Monte Vista Homes
PO Box 9559
Alta Loma, CA 91701
626.482.1811
Point of Contact: Andrew Verdugo
[email protected]
Prepared by:
Matthew Fagan Consulting Services, Inc.
42011 Avenida Vista Ladera
Temecula, CA 92591
951.265.5428
Point of Contact: Matthew Fagan, Owner
[email protected]
In Consultation With:
KVH Design Group - Architecture
Phil May - Landscape Architecture
Sake Engineers, Inc. - Civil Engineering
AUGUST 2024
4.3.d
Packet Pg. 314 Attachment: Planned Development Permit (Kirby 2 - Planned Development Permit and Tentative Tract Map No. 38509 (P22-110)) KIRBY ESTATES (TTM 38509) Table of Contents
Planned Development Permit i
TABLE OF CONTENTS
I. Introduction............................................................................................................1 A. Document Purpose.............................................................................................1 B. Project Location..................................................................................................3 C. Community Theme .............................................................................................3 D. Summary of Project Approvals...........................................................................3 E. Planned Development Permit Approval.............................................................3 II. Site Planning and Design .....................................................................................9 A. Development Standards.....................................................................................9
1. Parking ......................................................................................................9
2. Accessory Dwelling Unit/Junior Accessory Dwelling Unit ........................10 B. Plotting Guidelines .............................................................................................13 III. Architectural Design Guidelines..........................................................................14 A. Architectural Design ...........................................................................................14
1. Design Principles ......................................................................................14
2. Form and Massing ....................................................................................14
3. Roofs.........................................................................................................15
4. Garage Location and Design ....................................................................15
5. Windows and Doors..................................................................................15
6. Building Materials and Colors ..................................................................16
7. Outdoor Lighting........................................................................................16
8. Mechanical Equipment..............................................................................16 B. Architectural Styles.............................................................................................17
1. Craftsman..................................................................................................17
2. Spanish .....................................................................................................23 IV. Landscape Design Guidelines .............................................................................29 A. Plant Palette .......................................................................................................29 B. Monumentation...................................................................................................35 C. Streetscapes.......................................................................................................35
1. Esplanade Avenue............................................................................35
2. Kirby Street.......................................................................................35
3. Local Streets.....................................................................................35 D. Walls and Fences...............................................................................................45 E. Recreational Amenities ......................................................................................49
1. Recreation Areas ......................................................................................49
2. Pedestrian Circulation...............................................................................49 F. General Landscape Standards ..........................................................................53
1. Required Planting and Irrigation Plan.......................................................53
2. Slopes .......................................................................................................53
3. Irrigation ....................................................................................................53 G. Water Quality......................................................................................................54 H. Mailboxes ...........................................................................................................54
4.3.d
Packet Pg. 315 Attachment: Planned Development Permit (Kirby 2 - Planned Development Permit and Tentative Tract Map No. 38509 (P22-110)) KIRBY ESTATES (TTM 38509) Table of Contents
Planned Development Permit ii
Figures
Figure 1 Vicinity Map........................................................................................5 Figure 2 TTM 38509 and TTM 34664...............................................................6 Figure 3 TTM 38509.........................................................................................7 Figure 4 Sample Plotting ..................................................................................11 Figure 5a Craftsman Architectural Style ...........................................................19 Figure 5b Craftsman Architectural Style ...........................................................20 Figure 5c Craftsman Architectural Style ...........................................................21 Figure 6a Spanish Architectural Style...............................................................25 Figure 6b Spanish Architectural Style...............................................................26 Figure 6c Spanish Architectural Style...............................................................27 Figure 7 Conceptual Landscape Plan...............................................................31 Figure 8 Entry Monument Example....................................................................37 Figure 9 Esplanade Avenue Streetscape...........................................................38 Figure 10 Kirby Street Streetscape...................................................................39 Figure 11 Street A Streetscape.........................................................................40 Figure 12 Street B Streetscape.........................................................................41 Figure 13 Street C Streetscape.........................................................................42 Figure 14 Street D Streetscape.........................................................................43 Figure 15a Conceptual Wall and Fence Plan .....................................................47 Figure 15b Wall and Fencing Details..................................................................48 Figure 16 Pedestrian Circulation Plan ..............................................................51 Figure 17 Typical Basin....................................................................................55 Figure 18 Typical Mailbox Example..................................................................56 Tables
Table 1 Development Schedule .....................................................................2 Table 2 Development Standards ....................................................................9 Table 3 Plant Palette......................................................................................32
4.3.d
Packet Pg. 316 Attachment: Planned Development Permit (Kirby 2 - Planned Development Permit and Tentative Tract Map No. 38509 (P22-110)) KIRBY ESTATES (TTM 38509) Site Planning and Design
Planned Development Permit 1
I. INTRODUCTION
A. DOCUMENT PURPOSE
This Design Manual serves as the Planned Development Permit (“PDP”) for Tentative Tract Map No. 38509 (TTM 38509). The PDP shall also demonstrate Project continuity and connectivity to the Kirby Estates tract to the north (TTM 34664).
The current zoning classification on the residential Project site (Assessor’s Parcel Number 436-450-015) is RM (Residential, Medium Density Residential), 5-14 dwelling units per acre.
The Tentative Tract Map proposes the division of 4.51 gross acres into 28 residential lots.
The proposed density is 6 dwelling units per acre (du/ac).
All development within the PDP Area shall comply with the requirements and standards set forth in this document. In some cases, this PDP provides direct references to the City of San Jacinto Development Code, and where this PDP is silent, the City of San Jacinto Development Code will provide additional guidance. Where a conflict exists between standards contained herein and those found in the City of San Jacinto Development Code, the standards in this document shall apply.
Provisions of the PDP portion of the San Jacinto Development Code that are incorporated by reference in the applicable Project Conditions of Approval are as follows:
Section 17.620.020, Paragraph E:
1. The permit may adjust or modify, where necessary and justifiable, all applicable development standards [e.g., building envelope (coverage, floor area ratio, height, and setbacks), fence and wall heights, landscaping, parking, open space, street layout, etc.] identified in this Development Code, with the exception of an increase in the applicable density or intensity above the allowable maximums identified in Article 2 (Zones, Allowable Land Uses, and Zone Specific Standards).
2. Residential development projects with density or intensity standards increased above the maximums identified in Article 2 (Zones, Allowable Land Uses, and Zone Specific Standards) may only be approved in compliance with Government Code Section 65915 and Chapter 17.310 (Affordable Housing — Density Bonuses).
Development in TTM 38509 is required to substantially conform to the physical characteristics and design concepts set forth in this Design Manual. The City (Community Development Department) has the discretion to determine if implementing actions substantially conform to this Design Manual. If an implementing action does not substantially conform, a formal modification to this PDP may be required. The process required to modify the PDP is described below, as outlined in the San Jacinto Development Code, Section 17.620.070 – Planned Development Permit Amendment:
A. Commission action on requested changes. Requested changes in the Planned Development Permit, other than those allowed by this Section, shall be submitted to the Commission for review and approval.
4.3.d
Packet Pg. 317 Attachment: Planned Development Permit (Kirby 2 - Planned Development Permit and Tentative Tract Map No. 38509 (P22-110)) KIRBY ESTATES (TTM 38509) Site Planning and Design
Planned Development Permit 2
B. Added stipulations deemed reasonable and necessary. The Commission may, as a condition of approval, impose added stipulations or changes to the Planned Development Permit as it deems reasonable and necessary to carry out the purpose and intent of this Chapter.
C. Minor changes by Director. Minor changes in the Planned Development Permit that do not involve an increase in the number of dwelling units or an intensity of use may be approved by the Director in compliance with Section 17.660.100 (Changes to an Approved Project).
Section 17.620.090 – Development Schedule, of the San Jacinto Development Code, requires that the PDP include a project development schedule. Table 1, Development Schedule is provided below. (Note: These are anticipated dates and may be subject to change.)
Table 1
Development Schedule
Sales Release Start Complete
Rough Grading 8/5/2024 8/23/2024
Sewer 8/26/2024 9/13/2024
Storm Drain 9/16/2023 9/20/2024
Retention Basin 9/18/2024 9/27/2024
Walls (Esplanade Avenue) 9/23/2024 9/29/2024
Curb and Gutter 9/30/2024 10/11/2024
Sidewalk 10/14/2024 10/18/2024
Water 10/16/2024 11/1/2024
Dry Utilities 10/28/2024 11/8/2024
Street Paving 11/11/2024 11/15/2024
Start Sales 2/10/2025
Production Homes (Lots 1-27) 27 Lots 2/10/2025 11/18/2024 4/25/2025 [NOTE: The Director shall require the posting of cash, a savings and loan certificate, or a performance bond issued by a corporate surety company, in an amount to be determined by the City Engineer, in compliance with Section 17.660.070 (Performance Guarantees), to cover the costs of the public improvements adjacent to the proposed development before the issuance of the Building Permit for the first phase of construction.] The Site Planning and Design Standards (Section II) set forth minimum requirements that must be adhered to when plotting a home on a residential lot within TTM 38509. The photographs, illustrated sketches, and other graphic representations provided in the Architectural Design Guidelines (Section III) and Landscape Design Guidelines (Section IV) are to be used as visual aids in understanding the basic intent of TTM 38509 design theme and its key implementing elements. The Guidelines presented in Sections III and IV are provided as a an architectural and landscape palette of character, materials, and other defining elements that should be reflected in future design proposals to construct
4.3.d
Packet Pg. 318 Attachment: Planned Development Permit (Kirby 2 - Planned Development Permit and Tentative Tract Map No. 38509 (P22-110)) KIRBY ESTATES (TTM 38509) Site Planning and Design
Planned Development Permit 3
TTM 38509. An exact re-creation of the graphic representations included in this document is not intended, or required, as they are provided as the guiding intent needed to create TTM 38509.
B. PROJECT LOCATION
TTM 38509 is located on the northwest corner of Esplanade Avenue and Kirby Street, in the City of San Jacinto, County of Riverside. The Project location is graphically depicted on Figure 1, Vicinity Map. TTM 38509 is a part of the overall Kirby Estates project (includes TTM 34664 which is being developed directly to the north) and will be developed to complement TTM 34664. Reference Figure 2, Kirby Estates for the location relationship between the two tracts.
C. COMMUNITY THEME
The Project site is located in the central, southern portion of San Jacinto. The parcel is surrounded by existing residential uses to the north and west, and rural residential to the east and south. The area is transforming from rural uses to more intense urban development, particularly up to and beyond a ½-mile radius around the Project site. While there is no specific theme for TTM 38509, the architectural styles proposed (Craftsman and Spanish) will reflect styles that have been historically used in Southern California and have been adapted in recent years.
D. SUMMARY OF PROJECT APPROVALS
The pending approval to be granted by the City for the Project is TTM 38509. The Project is located within the General Plan land use designation of Residential – Medium (RM).
The RM land use designation provides for the development of conventional single-family detached houses and suburban subdivisions. A General Plan Amendment and Change of Zone are not applicable in association with the proposed Project. Please reference Figure 3, TTM 38509.
E. PLANNED DEVELOPMENT PERMIT APPROVAL
Per Section 17.620.060 – Findings and Decision of the City’s Development Code, “The proposed project will produce a comprehensive development of superior quality and excellence of design…”
TTM 38509 is a continuation of TTM 34664 located to the north of the Project site. City staff has reviewed TTM 34664 and has determined that it meets the requirements of the City for superior quality and excellence of design and is recommending approval of TTM 34664. Due to the current zoning classification of the TTM 38509 Project site, flexibility is needed in the zoning code to allow for the continuation of superior quality and excellence of design without any disruption of continuity.
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Vicinity Map
5 Kirby Estates - TTM 38509
TTM 34664
TTM38509
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TTM 38509 and TTM 34664
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TTM 34664
TTM 38509
GATED EMERGENCY ACCESS ONLY
(CRASH GATE)
CONNECTION FROM TTM 38509
TO TTM 34664
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II. SITE PLANNING AND DESIGN
This section provides development standards for the planning and design of homes within TTM 38509. Quality residential subdivisions function as neighborhoods, encourage local social interaction, promote walking and healthful activities, and incorporate best practices in sustainable development planning. These standards are intended to accomplish these goals and provide for a visually appealing, pedestrian friendly neighborhood environment which avoids a monotonous, repetitive appearance.
The Project will comply with the Residential – Medium (RM) zone, unless specifically modified here, in accordance with Chapter 17.620 of the Development Code.
A. DEVELOPMENT STANDARDS
Residential development within TTM 38509 shall comply with the development standards listed below in Table 2, Residential Development Standards, and as illustrated on Figure 4, Sample Plotting.
Table 2
Residential Development Standards
Minimum Lot Requirements
Lot Area 3,300 Square Feet
Lot Width 50’ 1
Lot Depth 65’
Minimum Building Setback Requirements (from property line2) Front 15’ to Building; 18’ to Garage Door
Interior Side 5’ Interior Lot Line
Street Side 5’ from Street Side Corner Lot
Rear 3 10’
Other
Maximum Building Height 45’
Maximum Lot Coverage (includes impervious surfaces) 70% Encroachments 4 – front yard 5’ - 2 Story Units Only
Encroachments 4 – side yard 5 2’ (at least one side must have 5’ clear) Encroachments 3 – rear yard Must meet current Building & Fire Code requirements 1 Lot width requirement for cul-de-sacs and cul-de-sac knuckles is 30’ 2 Measured before sidewalk and parkway. 3 Detached structures are not allowed in the rear. Attached structures may encroach within 3’ of the property line. Ancillary items (bbq/patio cover) may encroach to within 5' from the property line. And may encroach an additional 1' for any overhang.
4 Fireplaces, AC units, media centers, projecting windows, etc. 5 Not allowed in street side yard.
1. Parking
A minimum of 2 enclosed parking spaces shall be provided. Driveway widths shall be a minimum of 16 feet.
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Street parking shall not be allowed; therefore, 10 off-street parking spaces shall be required, as depicted on Figure 2.
2. Accessory Dwelling Unit (ADU)/Junior Accessory Dwelling Unit (JADU) ADUs and JADUs shall be allowed per State Law and the City’s Development Code, Section 17.405.060 – Accessory Dwelling Units.
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4 Sample Plotting
11 Kirby Estates - TTM 38509
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B. PLOTTING GUIDELINES
TTM 38509 allows a variety of floor plans, architectural styles, and colors/materials.
Figure 3, TTM 38509 shows the overall design of TTM 38509.
Detached single-family homes within TTM 38509 shall creatively use varied setbacks, “architecture forward” designs, outdoor spaces, varied garage treatments, landscaping, and other innovative neighborhood design techniques to create a visually interesting streetscene and identifiable neighborhood character. Varying front yard setbacks and using single-story elements break up long stretches of linear massing, and when combined with private outdoor spaces, such as front porches and front yards, results in a welcoming, interactive streetscene that promotes pedestrian activity. To encourage a diverse and visually interesting street scene, TTM 38509 shall comply with the following plotting guidelines:
1. TTM 38509 will require a minimum of three (3) different floor plans.
2. The same floor plan nor the same elevation style shall be plotted next to itself or directly across the street from itself. “Directly across the street” shall be defined as more than half of the narrower lot overlapping with the wider lot across the street.
3. Front yard setbacks to living spaces and porches shall vary by a minimum of two feet (2’) between adjacent homes. All setbacks shall meet the minimum requirement listed in Table 2 and illustrated on Figure 4.
4. Repetitive patterns of garage placement shall be avoided.
5. If side yard setbacks differ, the larger setback shall be adjacent to the garage.
6. Single-story architectural elements shall be incorporated into the elevations of homes on corner lots, facing the front of the lot. Examples of single-story architectural elements include architectural projections, bay windows, porches, balconies, one-story living spaces, and/or a one-story garage element.
7. Varied front setback distances are encouraged to be incorporated into the elevations of all homes to enhance the street view so there is not a uniform or flat appearance of homes along any street.
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III. ARCHITECTURAL DESIGN GUIDELINES
A. ARCHITECTURAL DESIGN
These Architectural Design Guidelines (Architectural Guidelines) convey the architectural design theme for Kirby Estates (TTM 38509). It is not the intent of these Architectural Guidelines to mandate that all of the identified design components and elements described herein be incorporated into the actual building designs. Rather, these Architectural Guidelines serve as a “palette” of character-defining exterior elements that should be used in home design. It is expected that builders and their architects will prepare architectural building plans that substantially conform to these Architectural Guidelines, while also applying creativity and innovation in response to housing design trends, homebuyer expectations, and other market conditions.
1. Design Principles
While these Architectural Guidelines do not expressly limit architectural styles, the styles employed in TTM 38509 should be compatible with the styles described in this document (refer to Subsection III.B., Architectural Styles). The defining features of the selected architectural styles must be consistently implemented across the community to visually identify and differentiate each style. These Architectural Guidelines allow for both traditional/historical styles and contemporary interpretations of these styles, provided that the style’s defining features can be visually identified, consistently applied, and differentiated from the character-defining features of other styles implemented in the community.
The selection of architectural styles should be compatible with the massing of their floor plans; as such, a certain style should not be forced onto every floor plan if it is not compatible. By emphasizing the use of distinct and identifiable styles, these guidelines discourage monotony. Street scenes shall incorporate multiple architectural styles and should be diverse as to form, massing, features, windows, front doors, garage doors, materials, and colors.
2. Form and Massing
Building mass and scale are two primary design components that affect how a building is perceived. The creative use of design articulation of the building’s visible façades, variation of rooflines, balance of roof forms, and changes in vertical and horizontal planes reduces the perceived mass of a building. Even if the front elevation setback for adjacent homes is the same, variations in massing can provide an abundance of visual interest.
It is important to provide building variations on the front and street side or rear side elevation/massing along every street in TTM 38509 to avoid a monotonous pattern along the streetscape. Examples of design features that can reduce a home’s perceived visual mass include covered front porches, window and door articulation, balconies, extended overhangs and decorative building edge treatments (cornice, eave, quoins, etc.), and onestory living spaces. Design elements shall also be included on the rear façades and sides of homes that are adjacent to or visible from public streets or adjacent open spaces. a. Homes shall be arranged in a manner that creates a harmonious, varied appearance of building heights and setbacks.
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b. The front of each house must have at least one plane break at the first and/or second story in order to avoid monolithic elevations. A plane break must be offset by at least two feet (2’).
3. Roofs
The roofline is a dominant visual element of a home. A roof’s composition should allow for a clean interface with the building and the building façade. A roof’s form and composition should reflect the appropriate roof pitch, characteristics, and materials that are consistent and true to the selected architectural style and shall also not be overbearing nor give the appearance of being disjointed.
a. Rooflines of adjacent homes should vary to create a variety of silhouettes and ridge heights.
b. Roof pitches should vary among floor plans and complement the building’s architectural style.
c. Roof pitches and colors should vary from one house to the next, when appropriate for the architectural style.
d. Roof materials and colors selected for an architectural style must reflect the elements that are typically used in that style.
e. Roofing materials shall be concrete ‘S’ and ‘Flat’ tiles. f. Solar panels shall be integrated into the roof design in the most efficient way and location.
4. Garage Location and Design
To achieve attractive streetscenes throughout TTM 38509, particular attention must be given to the design and placement of garages.
a. Garage door style, color and design shall reflect the architectural character of the home and shall vary between adjacent homes, when appropriate. Acceptable garage door styles include, but are not limited to raised panel, recessed panel, or flush panel in roll-up door designs.
b. Architectural treatments, including but not limited to, trellises, corbels, and arches should be incorporated into the garage design to de-emphasize the garage and achieve an attractive streetscene.
c. Windows styles will be incorporated into the garage door design, where appropriate. Where provided, garage door window styles shall correspond to the window forms of the house and architectural style of the home. d. Architectural features, such as varied rooflines (including height and pitch) and second story setbacks, shall be incorporated into the garage design to reduce building mass and scale and create a visually interesting streetscene, when appropriate for the selected architectural style.
e. Planting of moderate height, narrow width shrub types on the sides of the garage doors must be considered to soften the visual impact of the garage door and accent the garage façade.
5. Windows and Doors
Window and door details are architectural components that carry a strong visual impact through their placement and design.
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a. Front door details shall be consistent with the architectural styles and color should contrast.
b. Feature window shapes shall be consistent with the architectural style and be recessed a minimum of two inches from the wall.
c. Accent shutters are not required but encouraged; when used, shutter size shall be proportional to the window and shall reflect the architectural style. d. Windows and/or doors with silver or gold frames or reflective glass are prohibited.
6. Building Materials and Colors
A complementary mixture of colors, textures, and building materials is encouraged throughout TTM 38509. Building material and color selection are integral components in the definition of a specific architectural style and also provide a varied streetscape design.
Material breaks, transitions and terminations should produce complementary and clear definitions of separation while maintaining a prescribed color and materials palette. A variety of exterior accent materials (e.g., brick, stone, siding, pre-cast concrete, ceramic tile, wood) should be used as an integral feature in home construction to convey the selected architectural styles.
a. Color schemes shall be simple, tasteful, and consistent with architectural styles. b. A scheme of color values on all exterior elements shall be distinct from one house to the next, with deeper tones encouraged to promote contrast and variations. This avoids a monotonous appearance of multiple buildings of the same colors and tones.
c. Material breaks, transitions, and termination shall produce complimentary and clear definitions of separation, while maintaining a prescribed color and materials theme. This is especially important in changing from stucco and/or siding to masonry veneers.
Reference Figures 5a through 5c, Craftsman Architectural Style and Figures 6a through 6c, Spanish Architectural Style.
7. Outdoor Lighting
Lighting standards throughout TTM 38509 shall be similar in style, color, and materials, embracing a natural and minimal lighting approach.
a. All outdoor lighting shall incorporate, to the extent feasible and permissible under City standards, measures to aid in reducing light pollution. Such measures include wattage reduction, directing lighting downward, shielding lights (or using "cut-off lights" that only illuminate the side or underside of a fixture, rather than shining skyward) and lowering the height of light poles to reduce the illumination radius. b. All outdoor lighting fixtures shall be focused, directed, and arranged to minimize glare and illumination on public streets and adjoining property. c. Lighting fixtures should be well integrated into the visual environment and styles should be selected that are complimentary to the Project.
8. Mechanical Equipment
Mechanical equipment such as air conditioners, heaters, evaporative coolers, and other such devices shall not be mounted on any roof and must be located behind privacy walls
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or landscaping. Solar panels are permitted on roofs in the most efficient respective location.
B. ARCHITECTURAL STYLES
The residential architecture of TTM 38509 includes architectural styles that are authentic to the southern California landscape. The selected architectural styles for TTM 38509 include Craftsman and Spanish.
The selected architectural styles for TTM 38509 and the character-defining elements of those styles are described on the following pages. The lists of character-defining elements contained herein are not intended to be exhaustive or limiting; rather, the list provides guidance for implementing the style within TTM 38509. Each home is not required to incorporate every listed key characteristic or design element. Further, contemporary interpretations of historical styles are appropriate. The guiding principle for architecture design within TTM 38509 is that definable architectural styles be utilized so that elevations are identifiable, and the street scene is diverse.
Again, it should be emphasized that individual character and interpretation are encouraged, and it is not the intent that all of the following represented design components be incorporated into the design proposals. These examples are only conceptual in nature and do not necessarily depict the actual final design. Finalized floor plans and elevations will be determined at a later stage of development. Designs will be reviewed by the City using the standards contained within this Design Manual prior to approval of the design drawings and construction documents, consistent with the submittal requirements outlined in Chapter 17.630 — Site Plan and Design Review, of the City’s Development Code.
At a minimum, there should be at least three (3) different floor plans, per product type.
Also, reverse floor plans will be incorporated. Thereby giving the appearance of up to six (6) different floor plans. In addition, each floor plan shall have at least two (2) distinct elevations. One (1) elevation shall not be repeated more than each third (3rd) house. This methodology will be employed and demonstrated during the building permit application phase of the Project.
It is anticipated that the project will be mass graded in one phase. In addition, all backbone roadways, dry and wet utilities, and storm drain treatment facilities shall be installed in one phase. If phasing is proposed, then a phasing plan shall be submitted to assure that the requirements for the number of floor plans discussed above are being met.
1. Craftsman
The Craftsman style is an American architectural style that focuses on the harmony of indoor and outdoor life and stresses honesty of form, materials and workmanship, and eschews applied decoration in favor of the straightforward expression of the structure.
The Craftsman style draws from wood building traditions of Japan and Switzerland, as well as medieval themes favored by the Arts and Crafts philosophies. Natural materials are used to signify oneness with nature and to set a unifying theme for a home. Wherever possible, aesthetic and functional interiors are integrated in simple living spaces.
Craftsman style homes are considered easy, asymmetrical, gabled, and stuccoed works of art that form a large part of Southern California’s architectural heritage.
Examples of how the Craftsman architectural style will be applied to the TTM 38509
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community are provided on Figures 5a through 5c, Craftsman Architectural Style. The visual graphic examples on Figures 5a through 5c, along with accompanying examples throughout the text in this Section, should be provided on the Craftsman residential development constructed in the TTM 38509 neighborhood.
Subsection III.A., Architectural Design, discusses design elements in an overall sense as they pertain to the residential development within TTM 38509. These criteria will also apply to the Craftsman architectural style.
Additional criteria, specific to the Craftsman architectural style are listed below. These elements should be utilized for this style, and it will be imperative to implement these properly on subsequent plans to achieve the greatest design possible. a. Design Features
• Timber and stone forms with long overhangs
• Angularly shaped timber tails at eaves
• Large porches with tapered square or simple wood columns • Extended trims & surrounds
• Horizontal Lap, board and batt, shingle or stucco siding b. Roofs
• Low-pitched gable roofs
• Flat concrete or composition shingle roofing
• Long eaves with exposed, shaped tails
c. Windows
• Rectangular
• Multi-paned windows with wood trim
d. Colors
• Light to medium earth tones
• Brown, grey, or beige
• Contrasting earth tones for window frames and building accents • Use of stone/rock veneer at column and/or building base • Middle to dark roof
e. Accent Materials
• Siding
• Spaced batten gable vent elements
• Stone and/or brick wainscoting
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Craftsman Architectural Style
Example 1
Kirby Estates - TTM 38509
UPDATED TO MATCH
REVISED PLANS
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5b
Craftsman Architectural Style
Example 2
20 Kirby Estates - TTM 38509
UPDATED TO MATCH
REVISED PLANS
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5c
Craftsman Architectural Style
Example 3
21 Kirby Estates - TTM 38509
UPDATED TO MATCH
REVISED PLANS
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2. Spanish
Spanish is an adaptation of Mission Revival enriched with additional Latin American details and elements. The style attained widespread popularity after its use in the Panama-California Exposition of 1915. The simple courtyards of the Spanish heritage with hanging pots, a flowering garden, and sprawling shade trees are utilized as foreground design elements. Further architectural distinction is established through the use of tile roofs, stucco walls, heavily textured wooden doors, and highlighted ornamental ironwork.
Examples of how the Spanish architectural style will be applied to the TTM 38509 community are provided on Figures 6a through 6c, Spanish Architectural Style. The visual graphic examples on Figures 6a through 6c, along with accompanying examples throughout the text in this Section, should be provided on the Spanish residential development constructed in the TTM 38509 neighborhood.
Subsection III.A., Architectural Design, discusses design elements in an overall sense as they pertain to the residential development within TTM 38509. These criteria will also apply to the Spanish architectural style.
Additional criteria, specific to the Spanish architectural style are listed below. These elements should be utilized for this style, and it will be imperative to implement these properly on subsequent plans to achieve the greatest design possible. a. Design Features
• Elaborate entry surrounds
• Recessed stucco accents
• Decorative Wing Walls
• Decorative Soffit Corner Treatments
• Stucco Base Furring
b. Roofs
• Shallow pitched roofs
• Simple, hip, gable and shed forms
• Red Concrete or terra cotta barrel tile
c. Windows
• Decorative grills
• Shutter accents
d. Colors
• White and Off-White
• Earth tones
• Brown or Beige window frames
• Dark brown accents
• Vibrant accent colors at shutters
e. Accent Materials
• Sand finish stucco
• Shutters
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Spanish Architectural Style
Example 1
Kirby Estates - TTM 38509
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6b
Spanish Architectural Style
Example 2
26 Kirby Estates - TTM 38509
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Spanish Architectural Style
Example 3
27 Kirby Estates - TTM 38509
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IV. LANDSCAPE DESIGN GUIDELINES
As demonstrated by Figure 7, Conceptual Landscape Plan, the landscape concept is intended to create a sense of community identity that links together residential uses within TTM 38509 and the residential and recreational land uses provided within TTM 34664.
Furthermore, the recommended plant palette is designed to reinforce and emphasize the community’s landscape theme at major focal points and common areas.
Although specific design information is provided in these Landscape Guidelines, these Landscape Guidelines are not intended to establish a set of rigid landscaping requirements for TTM 38509. Rather, these Landscape Guidelines provide landscape principles and standards to ensure that plant materials, streetscapes community walls and fences, parks, walkways, and other community amenities are compatible with the community’s design theme. These Landscape Guidelines are subject to modification over time to allow for creative and innovative responses to unanticipated conditions, such as changes in housing design trends or community desires. However, for long-term design integrity, any modifications to these Landscape Guidelines should be in keeping with the spirit of the core elements of the overall theme described herein to ensure a cohesive and unified community-wide landscape concept.
The landscape guidelines provided herein are additional guiding principles to ensure compatibility within TTM 38509 with surrounding areas and Citywide Landscaping guidelines. However, all landscaping must abide by the City of San Jacinto’s Water Efficient Landscape and Irrigation Standards found in Chapter 17.325 at minimum, and wherever these guidelines are silent, the Citywide Landscape Guidelines will provide additional guidance.
A. PLANT PALETTE
The plant palette for TTM 38509 complements and enhances the community’s setting, while also reducing irrigation needs and conserving water resources. The plant palette includes colorful plant materials along with evergreen and deciduous trees appropriate for the property’s climatic conditions. The plant palette also accentuates other design elements in the community, such as the recommended architectural styles, monumentation, walls and fences, etc. Many of the plant materials are water-efficient species native to southern California or naturalized to the arid southern California climate.
Table 3, Plant Palette, provides a list of the plant materials approved for use in TTM 38509. The plants listed in Table 3 are provided as a base palette for the TTM 38509 landscape design. Other similar plant materials may be substituted provided the selected plant materials are water-efficient and complement the TTM 38509 theme. Plant selection for specific areas of the TTM 38509 shall have similar watering requirements so that irrigation systems can be designed to minimize water use and plant materials can thrive under optimal conditions. Proposed plant species cannot be listed on the California Invasive Plant Council (CAL-IPC) Invasive Species Inventory or the Multiple Species Habitat Conservation Plan (MSHCP) Invasive Plant List.
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Figure 7
Conceptual Landscape Plan
Kirby Estates - TTM 38509
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REVISED PLANS
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TREES
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3 Plant Palette, Continued
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33 SHRUBS
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REVISED LS PLANS
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3 Plant Palette, Continued
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34 P
E
RENNIALS GROUND COVERS
VINE
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B. MONUMENTATION
Entry monumentation is provided at the primary entry into Kirby Estates (TTM 34664) to identify the overall community and create a distinctive entrance statement. Specifically, one entry monument is provided at the intersection of Kirby Street and Connor Lane at the main entry into Kirby Estates (TTM 34664). Currently, no additional monumentation is proposed for TTM 38509. A Community Identifier is provided within the landscaped area along Esplanade Avenue for TTM 38509. Reference Figure 8, Community Identifier Example.
C. STREETSCAPES
Landscaping of the roadway streetscapes within TTM 38509 is critical in establishing a circulation hierarchy, creating a sense of place, and maintaining a high-quality community theme. The scale and proportion of the streetscene reflects the street hierarchy and provides separation of vehicular and pedestrian travel. Varied streetscapes are intended to create a high quality, visually pleasing experience. Streetscapes throughout TTM 38509 are planted with a combination of evergreen and deciduous trees, low shrubs, and masses of groundcovers. The landscaping plant palette for streetscapes should link the roadways to the rest of TTM 38509 and should reflect the overall landscape design theme.
1. Esplanade Avenue
Esplanade Avenue is an existing road running east-west along the Project’s southern boundary. The Project will have any emergency only, gated access to Esplanade Avenue.
Reference Figure 9, Esplanade Avenue Streetscape.
2. Kirby Street
Kirby Street is an existing road running north-south along the Project’s eastern boundary.
Reference Figure 10, Kirby Street Streetscape.
3. Local Streets
Streets A through D provide circulation through TTM 38509. The emergency only, gated access to Esplanade Avenue is provided via Street C and access between TTM 38509 and TTM 34664 is provided via Street D.
Street trees will be planted at regular intervals and may include evergreen canopy trees or flowering/colorful deciduous trees.
Reference Figure 11, Street A Streetscape, Figure 12, Street B Streetscape, Figure 13, Street C Streetscape, and Figure 14, Street D Streetscape.
4.3.d
Packet Pg. 351 Attachment: Planned Development Permit (Kirby 2 - Planned Development Permit and Tentative Tract Map No. 38509 (P22-110)) KIRBY ESTATES (TTM 38509) Landscape Design Guidelines
Planned Development Permit 36
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4.3.d
Packet Pg. 352 Attachment: Planned Development Permit (Kirby 2 - Planned Development Permit and Tentative Tract Map No. 38509 (P22-110)) Figure
8 Community Identifier Example
37 Kirby Estates - TTM 38509
SIGNAGE
LETTERING
4.3.d
Packet Pg. 353 Attachment: Planned Development Permit (Kirby 2 - Planned Development Permit and Tentative Tract 3 8
Figure9
Esplanade Avenue Streetscape
Kirby Estates - TTM 38509
UPDATED TO MATCH
REVISED PLANS
4.3.d
Packet Pg. 354 Attachment: Planned Development Permit (Kirby 2 - Planned Development Permit and Tentative Tract 39 Figure 10
Kirby Street Streetscape
Kirby Estates - TTM 38509
4.3.d
Packet Pg. 355 Attachment: Planned Development Permit (Kirby 2 - Planned Development Permit and Tentative Tract 4 0
Figure 11
StreetA Streetscape
Kirby Estates - TTM 38509
UPDATED TO MATCH
REVISED PLANS
4.3.d
Packet Pg. 356 Attachment: Planned Development Permit (Kirby 2 - Planned Development Permit and Tentative Tract 4 1
Figure 12
StreetB Streetscape
Kirby Estates - TTM 38509
UPDATED TO MATCH
REVISED PLANS
4.3.d
Packet Pg. 357 Attachment: Planned Development Permit (Kirby 2 - Planned Development Permit and Tentative Tract 4 2
Figure 13
Street C Streetscape
Kirby Estates - TTM 38509
UPDATED TO MATCH
REVISED PLANS
4.3.d
Packet Pg. 358 Attachment: Planned Development Permit (Kirby 2 - Planned Development Permit and Tentative Tract 4 3
Figure 14
StreetD Streetscape
Kirby Estates - TTM 38509
UPDATED TO MATCH
REVISED PLANS
4.3.d
Packet Pg. 359 Attachment: Planned Development Permit (Kirby 2 - Planned Development Permit and Tentative Tract KIRBY ESTATES (TTM 38509) Landscape Design Guidelines
Planned Development Permit 44
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4.3.d
Packet Pg. 360 Attachment: Planned Development Permit (Kirby 2 - Planned Development Permit and Tentative Tract Map No. 38509 (P22-110)) KIRBY ESTATES (TTM 38509) Landscape Design Guidelines
Planned Development Permit 45
D. WALLS AND FENCES
The conceptual Wall and Fence Plan for TTM 38509 is illustrated on Figure 15a, Conceptual Wall and Fence Plan. Walls and fences are provided throughout the community to minimize roadway noise, increase privacy within each residential lot, and increase safety for pedestrians along primary community roads. Community walls and fences are designed as an integral component and extension of the building design and surrounding landscape. Periphery walls can be integrated into the adjacent structure and extended into the landscape to help integrate the building into its environment. Gates should be complementary in style and color to its fence or wall. Similarly, walls and fences shall be constructed of materials, colors, and textures that are similar to, and harmonious with, the architecture.
The types of walls and/or fencing used within TTM 38509 are described below and illustrated on Figure 15b, Wall and Fence Details.
• Six-foot-tall, tan, perimeter site block wall with pilasters. • Three-foot-tall wrought iron fence on top of tan, three-foot-tall block wall. • Six-foot-tall, white, vinyl interior lot fence.
4.3.d
Packet Pg. 361 Attachment: Planned Development Permit (Kirby 2 - Planned Development Permit and Tentative Tract Map No. 38509 (P22-110)) KIRBY ESTATES (TTM 38509) Landscape Design Guidelines
Planned Development Permit 46
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4.3.d
Packet Pg. 362 Attachment: Planned Development Permit (Kirby 2 - Planned Development Permit and Tentative Tract Map No. 38509 (P22-110)) 4 7
Figure 15a
Conceptual Wall and Fence Plan
Kirby Estates - TTM 38509
PERIMETER SITE BLOCK WALL
WROUGHT IRON FENCE & BLOCK WALL
INTERIOR LOT FENCE
EMERGENCY ACCESS CRASH GATES
4.3.d
Packet Pg. 363 Attachment: Planned Development Permit (Kirby 2 - Planned Development Permit and Tentative Tract Figure 15
b
Conceptual Wall and Fence Details
PERIMETER SITE BLOCK WALL
Kirby Estates - TTM 38509 48
WROUGHT IRON FENCE & BLOCK WALL
INTERIOR LOT FENCE
4.3.d
Packet Pg. 364
Attachment: Planned Development Permit (Kirby 2 - Planned Development Permit and Tentative Tract Map No. 38509 (P22-110)) KIRBY ESTATES (TTM 38509) Landscape Design Guidelines
Planned Development Permit 49
E. RECREATIONAL AMENITIES
Recreational amenities for residents of TTM 38509 are located in TTM 34664 directly to the north, as part of the overall Kirby Estates development. A detailed description of the recreational amenities is provided below.
1. Recreation Areas
Kirby Estates provides two (2) open space areas/lots. Amenities provided in these areas include open space turf areas, picnic tables, benches, walkways, a tot lot, a basketball court, and a pickleball court.
2. Pedestrian Circulation
TTM 38509 includes a comprehensive, interconnected walkway system that provides residents and visitors with convenient access to the on-site open space/recreation areas.
The pedestrian circulation plan for the TTM 38509 community is illustrated on Figure 16, Pedestrian Circulation Plan. Pedestrians can access the recreation areas via internal and public sidewalks. Sidewalks will be provided along all internal Project streets. Several painted crosswalks are also provided for pedestrian safety.
4.3.d
Packet Pg. 365 Attachment: Planned Development Permit (Kirby 2 - Planned Development Permit and Tentative Tract Map No. 38509 (P22-110)) KIRBY ESTATES (TTM 38509) Landscape Design Guidelines
Planned Development Permit 50
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4.3.d
Packet Pg. 366 Attachment: Planned Development Permit (Kirby 2 - Planned Development Permit and Tentative Tract Map No. 38509 (P22-110)) 5 1
Figure 16
Pedestrian Circulation Plan
Kirby Estates - TTM 38509
TTM 34664
TTM 38509
6' WIDE CONCRETE PUBLIC SIDEWALK
4' TO 6' WIDE CURB ADJACENT CONCRETE SIDEWALK
5'-6" WIDE CONCRETE PATHWAY
DECORATIVE PAVING CROSSWALK
4.3.d
Packet Pg. 367 Attachment: Planned Development Permit (Kirby 2 - Planned Development Permit and Tentative Tract KIRBY ESTATES (TTM 38509) Landscape Design Guidelines
Planned Development Permit 52
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4.3.d
Packet Pg. 368 Attachment: Planned Development Permit (Kirby 2 - Planned Development Permit and Tentative Tract Map No. 38509 (P22-110)) KIRBY ESTATES (TTM 38509) Landscape Design Guidelines
Planned Development Permit 53
F. GENERAL LANDSCAPE STANDARDS
General landscape standards for TTM 38509 are provided below and on the following pages:
1. Required Planting and Irrigation Plan
A landscape architect licensed in California shall be retained to prepare planting, irrigation, and landscape plans for all public areas. Arrangement of plants should be relatively informal; plants should be placed to allow them to grow to their natural sizes and forms, and sheared hedges should be kept to a minimum. Landscape plans shall be prepared to be compliant with City Standards and State Landscape Ordinance.
2. Slopes
a. Cut and fill slopes equal to or greater than three feet (3’) in vertical height shall be planted with drought tolerant shrubs and/or ground cover to protect the slope from erosion and instability.
b. Slopes exceeding fifteen feet (15’) in vertical height shall be planted with drought tolerant shrubs, spaced not more than ten feet (10’) average on center or trees spaced not to exceed thirty feet (30’) average on center or a combination of shrubs and trees at equivalent spacings, in addition to the low spreading shrubs and/or groundcover.
3. Irrigation
Proper consideration of irrigation system design and installation in the climate extremes of the TTM 38509 community is critical to the landscape investment. In particular, the combined summer elements of heat and wind must be carefully considered in proper irrigation design and equipment selection.
a. All landscaped areas shall be watered with a permanent irrigation system, with the goal to minimize water use and runoff.
b. Irrigation systems that adjoin a separate maintenance responsibility area shall be designed in a manner to ensure complete water coverage between the areas. c. All irrigation systems shall have automatic controllers designed to properly water plant materials given the site’s soil conditions.
d. Irrigation systems for all public landscapes shall have automatic rain shut-off devices.
e. Overhead irrigation systems for turf areas shall be designed with head to head 100% double coverage at a minimum.
f. Shrub, groundcover, and perennial plantings shall be watered using a drip irrigation system. Trees shall be irrigated separately using root watering systems. In addition, water smart irrigation controllers should be evapotranspiration based and be capable of providing multiple, repeat start times. g. An on-site sensor system shall be provided for irrigation controllers. The sensor system shall include an ET sensor (a device which measures the evaporation transportation or water loss by measuring the water in the air) and a rain gauge. h. Irrigation backflow prevention devices and controllers shall be located with minimum public visibility or shall be screened with appropriate plant materials.
4.3.d
Packet Pg. 369 Attachment: Planned Development Permit (Kirby 2 - Planned Development Permit and Tentative Tract Map No. 38509 (P22-110)) KIRBY ESTATES (TTM 38509) Landscape Design Guidelines
Planned Development Permit 54
i. Irrigation systems shall be designed per California guidelines and comply with City of San Jacinto codes and shall include a master valve and flow sensor.
G. WATER QUALITY
It is anticipated that one (1) detention/water quality basin will be located within TTM 38509 (Lot F). This basin is strategically located within the Project in order to adequately convey, retain, and treat Project run-off before discharging the run-off off-site. The basin shall be designed to City of San Jacinto and Riverside County Flood Control and Water Conservation District requirements and specifications. This basin shall be annexed into the City’s Community Facilities or Landscape Maintenance District. See Figure 17, Typical Basin.
H. MAILBOXES
Once construction documents are underway, a mailbox master plan will be created and coordinated with the United States Postal Service, identifying type and location of mailbox structures. The mailbox style shall be complimentary to the architectural styles as shown on Figure 18, Typical Mailbox Example.
4.3.d
Packet Pg. 370 Attachment: Planned Development Permit (Kirby 2 - Planned Development Permit and Tentative Tract Map No. 38509 (P22-110)) 5 5
Figure 17
Typical Basin
Kirby Estates - TTM 38509
UPDATED TO MATCH
REVISED PLANS
4.3.d
Packet Pg. 371 Attachment: Planned Development Permit (Kirby 2 - Planned Development Permit and Tentative Tract 5 6
Figure 18
Typical Mailbox Example
Kirby Estates - TTM 38509
4.3.d
Packet Pg. 372 Attachment: Planned Development Permit (Kirby 2 - Planned Development Permit and Tentative Tract October 22, 2024
TO: Planning Commission
REQUESTED BY: Travis Randel, Deputy City Manager, Development Services APPROVED BY: Robert A. Johnson, City Manager
SUBJECT: Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110) RECOMMENDATION:
Staff recommends that the Planning Commission Adopt PC Resolution 24-03, thereby recommending that the City Council take the following actions:
1. DETERMINE -
the California Environmental Quality
Guidelines Section 15332;
2. APPROVE a Planned Development Permit for a 27-unit residential development with modifications to the Residential, Medium Density (RM) Development Standards subject to the Conditions of Approval; and
3. APPROVE Tentative Tract Map (TTM) 38509 to subdivide a 4.51-acre parcel into 28 lots with a single lot for an existing place of worship, 27 lots for the construction of single-family detached homes, and one lettered lot for a future detention basin, subject to the Conditions of Approval.
DISCUSSION:
The project is a proposal by Monte Vista Homes to subdivide a 4.51-acre parcel into 28 lots.
The project site is located at the corner of Kirby Street and Esplanade Avenue and has been previously improved with a Place of Worship (church) on the eastern portion of the site. The subdivision would create a 1.23-acre lot that would encompass the existing church and related improvements such as any existing accessory structures, the parking lot, and ornamental landscaping. Additionally, the subdivision would utilize the balance of the site for 27 residential lots, new roadways, infrastructure, a detention basin and landscaping. To facilitate the project, the applicant has submitted a Planned Development Permit and Tentative Tract Map (38509).
The site is currently designated as MDR (Medium Density, Residential) on the General Plan Land Use Map which has an allowed density range of 5 to 14 units to the acre. The zoning classification for the project site is RM (Residential, Medium Density) which is consistent with the General Plan. The surrounding land uses includes single-family residential homes to the south and west, a residential development under construction to the north (Kirby Estates 1), and vacant land to the east.
4.2 Packet Pg. 3123
4.3.e
Packet Pg. 373 Attachment: Planning Commission Staff Report (Kirby 2 - Planned Development Permit and Tentative Tract Map No. 38509 (P22-110)) Land Use General Plan Zoning
Project Site Place of Worship MDR Medium Density
Residential
RM Residential Medium
Density
North Single-Family Homes
(Kirby Estates 1)
Under Construction
MDR Medium Density
Residential
RM Residential Medium
Density
South Single-Family
Residential
City of Hemet City of Hemet
East Vacant LDR Low Density
Residential
RL Residential Low Density
West Single-Family
Residential
LDR Low Density
Residential
RL Residential Low Density
ANALYSIS:
The proposed project is consistent with the General Plan as the proposed land use is consistent with the MDR General Plan Land Use Designation. Furthermore, the project has a density of 6 units to the acre which is within the allowed density range. The project is also compatible with surrounding land use patterns. As an example, single-family homes exist to the south and west of the project site, and the project is an extension of the Kirby Estates 1, directly project north of the site.
Kirby Estates 1 was approved by the City Council on May 9, 2009. The project included a General Plan Amendment (3-07), Planned Unit Development (PUD) (2-06) and Tentative Tract Map 34664. Kirby Estates 1 included 37 residential lots on 5.01 acres with lots ranging in size from 3,500 to 6,324 square feet. Kirby Estates 1 is currently under construction by the applicant of the proposed project, Monte Vista Homes.
Tentative Tract Map 38509
The proposed 27 single-family residential lots range in size from 3,100 square feet to 5,000 square feet in size. Vehicular access to the residences will be provided from a new north-south oriented street that will connect to Nathan Lane within the Kirby Estates 1 project to the north.
A secondary fire exit will be provided from Esplanade Avenue at the southwest corner of the site. Vehicular access to the existing church is currently provided via two driveways that connect to Kirby Street which will continue with minor modifications to address necessary dedications and street improvements.
4.2 Packet Pg. 3124
4.3.e
Packet Pg. 374 Attachment: Planning Commission Staff Report (Kirby 2 - Planned Development Permit and Tentative Tract Map No. 38509 (P22-110)) The project was designed to be consistent with the Mobility Element of the General Plan, which designates Kirby Street as a Collector and Esplanade Avenue as an Arterial. The west half of Kirby Street does not require additional dedication to meet the 44-foot ultimate half-width right of way, however, Esplanade Avenue will require an additional dedication to meet the required 50-foot-wide half-width right-of-way. The project will require improvements to be made on the west side of Kirby Street that will include, additional pavement, curb, gutter and sidewalk, a Class 3 bike path and streetlights. Furthermore, the existing utility poles along the project frontage of Kirby Street will be placed underground. Improvements will also be required on the north side of Esplanade Avenue, which will include curb, gutter, sidewalk and a Class 1 multiuse path per the San Jacinto Trails Master Plan. Landscaping and Irrigation will also be required along the street frontage of both Kirby Street and Esplanade Avenue that is consistent with the vide access to all residential lots. All on-site roads include rolled curbs, and sidewalks on one side of the street. The Conditions of Approval ensure that these roadways will be designed and constructed to the satisfaction of the City Engineer. Because the internal streets are private, maintenance will be the responsibility of a Homeowners Association.
Planned Development Permit
The project includes a Planned Development Permit (PDP) to allow a more efficient use of the property. As previously mentioned, the project includes a 1.23-acre lot for an existing church.
The utilization of 35.3 percent of the property makes the site more difficult to design within the all
applicable development standards (e.g., building envelope [coverage, Floor Area Ratio (FAR), height, and setbacks], fence and wall heights, landscaping, parking, open space, street layout, etc.) identified in the Development Code, with the exception of an increase in the applicable density above the allowable maximums identified by the zoning on the property.
The property is within the RM Zone, which includes several development standards to ensure orderly development. The PDP would allow modifications to the minimum lots size, parcel depth, and front yard standards. The table below includes a full list of all applicable development standards of the RM zone. Items that are underlined are standards that would be modified.
Development Feature RM Zone Kirby Estates 2 Met
Minimum Parcel
Dimensions Parcel Area (Net) 4,000 sq. ft. 3,300 sq. ft. No Parcel Width (Interior Lot) 40 ft. 50 ft. Yes
4.2 Packet Pg. 3125
4.3.e
Packet Pg. 375 Attachment: Planning Commission Staff Report (Kirby 2 - Planned Development Permit and Tentative Tract Map No. 38509 (P22-110)) Parcel Width (Corner Lot) 40 ft. 51 ft. No
Parcel Depth 80 ft. 65 ft. No
Setbacks
Front 15 ft. (Garage 20 ft) 15ft. (Garage 18ft) No
Interior Side 5 ft. 5 ft. Yes
Street Side 7 ft. 5 ft. No
Rear 10 ft. 10 ft. Yes
Primary Structure Height 35 ft. 35 ft. Yes
Lot Coverage 60% 70% No
The modifications to the development standards proposed ensure a more efficient use of the project site, while remaining consistent with the General Plan. To ensure the modifications do not impact the ability for a home builder to construct homes on the proposed lots, the PDP includes a plotting study that demonstrates the ability to construct single-family homes on the lots that have a reduced lot size and/or modified dimension (Exhibit D). The Planned Development Permit will produce a development of superior quality and excellence of design through a variety of proposed attributes, which include the following:
TTM 38509 is a continuation of Kirby Estates1 and will provide the same architectural styles and layouts to ensure superior quality and excellence of design. garage treatments, landscaping, and other innovative neighborhood design techniques to create a visually interesting streetscape and identifiable neighborhood character.
TTM 38509 ensures variation of houses to create interest and reduce monotony.
Architectural plans for the proposed homes exceed the minimum requirements of the Development Code. The PDP includes three floor plans and two architectural styles, including two reverse floor plans. All housing plans include architectural enhancements such as windows with vinyl grids, simulated wood shutters, siding, and stucco finishes. Finally, the PDP ensures the development includes appropriate fences and walls including a minimum 6-foot-high decorative concrete masonry block wall along the boundaries of the project site.
Drainage/Basin
The southwest portion of the project site includes a basin for drainage and water quality management (Lot E). The project will convey drainage through the street system and storm the proposed project, which confirms the basin size, depth, and location was designed to adequately serve the development. A Final WQMP is required prior to grading and construction to ensure acceptable water quality facilities.
Park
4.2 Packet Pg. 3126
4.3.e
Packet Pg. 376 Attachment: Planning Commission Staff Report (Kirby 2 - Planned Development Permit and Tentative Tract Map No. 38509 (P22-110)) The Subdivision will not provide additional park space. However, residents will be able to access a proposed park and recreation area approved in the Kirby Estates 1 development.
Furthermore, given the project size is 4.51-acres, construction of another park that meets the minimum size requirements of the Subdivision Ordinance (2-acres) is not feasible. Therefore, it was determined that in-lieu fees are appropriate for the project, which have been incorporated
ENVIRONMENTAL ASSESSMENT
The project has been reviewed in accordance with the California Environmental Quality Act ermined that the -
the following conditions:
1) The project is consistent with the General Plan and Zoning as the project includes a PDP. 2) The project is located on a site that has no value as habitat for endangered, rare or threatened species.
3) The project is no more than five acres and substantially surrounded by urban uses. 4) The project is adequately served by all required utilities and public services; and 5) The project will not result in significant impacts to traffic, noise, air quality, or water quality.
Notice of Public Hearing
The public hearing for this Project was advertised on or before October 12, 2024. Additionally, notices were directly mailed to property owners within 300 feet of the project site. As of the writing of this report, no correspondence or comments have been received.
CONCLUSION
The project is consistent with the General Plan and meets the requirements of the Development Code and standards of the Municipal Code, based on the above findings and conclusions of this staff report. While typical subdivisions are approved by the Planning Commission, projects involving legislative actions, such as General Plan Amendments, Change of Zones, and Planned Development Permits, require review and approval by the City Council. Therefore, the recommendation is that the Planning Commission recommend approval of the project to the City Council.
ATTACHMENTS:
Planning Commission Resolution 24-03
Findings of Fact
Planned Development Permit
Tentative Tract Map 38509
Location Map
General Plan Map
Zoning Map
Conditions of Approval
4.2 Packet Pg. 3127
4.3.e
Packet Pg. 377 Attachment: Planning Commission Staff Report (Kirby 2 - Planned Development Permit and Tentative Tract Map No. 38509 (P22-110)) STATE OF CALIFORNIA) PC RESOLUTION NO. 24-03
COUNTY OF RIVERSIDE)
CITY OF SAN JACINTO)
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF SAN JACINTO RECOMMENDING THE CITY
COUNCIL APPROVE TENTATIVE TRACT MAP 38066 AND
THE KIRBY 2 COMMUNITY PLANNED DEVELOPMENT
PERMIT (P21-010)
WHEREAS, Monte Vista Homes submitted Tentative Tract Map 38066 and the Kirby 2 Planned Development Permit to subdivide a 4.51-acre lot into 27 single-family residential lots, one numbered lot for a place of worship, and one lettered lot for a future detention basin, located on the northwest corner of Esplanade Avenue and Kirby Street (Project); and,
WHEREAS, the Applications were reviewed, studied, and found to not have a significant effect on the environment under the California Environmental Quality Act and,
WHEREAS, on October 22, 2024, the Planning Commission conducted a duly noticed public hearing on this Resolution, at which time all persons wishing to testify were heard and the Project was fully considered; and,
WHEREAS, all other legal prerequisites to the adoption of this Resolution have occurred.
NOW, THEREFORE, BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF SAN JACINTO:
SECTION 1. The above recitals are true and correct and incorporated herein by reference.
SECTION 2. Based upon the entire record before it, including all written and oral evidence presented, the Planning Commission recommends the City Council file a Notice of Exemption for the following reasons:
A. Based upon the information contained in the Notice of Exemption Justification and pursuant to the requirements of the California Environmental Quality Act (CEQA); it has been determined that this Project will not have a significant impact on the environment.
SECTION 3. Based on the entire record before the Commission, all written and oral evidence presented to the Commission, and the findings set forth in the staff report, the Commission recommends that the City Council approve the following:
4.2.a
Packet Pg. 3128 Attachment: Planning Commission Resolution 24-03 (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
4.3.e
Packet Pg. 378 Attachment: Planning Commission Staff Report (Kirby 2 - Planned Development Permit and Tentative Tract Map No. 38509 (P22-110)) A. Tentative Tract Map (TTM) 38509 to subdivide a 4.51-acre lot into 27 singlefamily residential lots, one numbered lot for a place of worship, and one lettered lot for a future detention basin.
B. The Kirby 2 Planned Development Permit to modify the Residential, Medium Development Standards, subject to the conditions of approval.
SECTION 4. The documents and materials that constitute the record of proceedings on which this Resolution has been based are located at City Hall, 595 S.
San Jacinto Avenue, San Jacinto, CA 92583. The custodian for these records is Kevin White. This information is provided pursuant to Public Resources Code section 21081.6.
PASSED, APPROVED, AND ADOPTED at a regular meeting of the Planning Commission on the 22nd day of October 2024 by the following vote:
AYES:
NAYS:
ABSENT:
ABSTAIN:
CITY OF SAN JACINTO: ______________________ Planning Commission Chair ATTEST: ___________________________ Planning Commission Secretary
4.2.a
Packet Pg. 3129 Attachment: Planning Commission Resolution 24-03 (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
4.3.e
Packet Pg. 379 Attachment: Planning Commission Staff Report (Kirby 2 - Planned Development Permit and Tentative Tract Map No. 38509 (P22-110))
FINDINGS OF FACT
Kirby 2 Community (P22-110)
SUBDIVISION FINDINGS
1. THE PROPOSED SUBDIVISION OF LAND HAS BEEN FOUND TO BE
CONSISTENT WITH THE DEVELOPMENT CODE, GENERAL PLAN, AND THE SAN JACINTO MUNICIPAL CODE.
The proposed tract map (TTM38509) is consistent with the San Jacinto Municipal Code as it was reviewed in accordance with applicable Titles, including Title 16 & 17.
Specifically, TTM38509 is consistent with the allowed land use and Density Requirement of the RM zone of the Development Code as discussed within the Staff Report and furthers the intent of the General Plan by facilitating residential development as planned within the Medium Density Residential Land Use Designation. In addition, the Project implements the following General Plan goals and policies:
LU-1.1 Land Use Pattern. Promote an appropriate land use plan that fosters and enhances community livability and public health; sustains economic vitality; promotes efficient development and multiple transportation options; reduces pollution, greenhouse gas emissions, and the expenditure of energy and other resources; and ensures compatibility between uses consistent with the land use designations identified in this Element and Land Use Map The proposed subdivision enhances the community livability and public health, sustains economic vitality through the incorporation of air quality, and energy efficient design, promotes multiple transportation options through the use of TDA's, and complies with greenhouse gas emission reduction standards and other energy resources as analyzed in the environmental document. Furthermore, the use is consistent with the RM GP Designation.
Policy M-1.1: Balanced Circulation System. Provide a balanced circulation system that promotes the safe and efficient movement of people and goods throughout the City.
Proposed roadways, and sidewalks are designed and will be constructed to meet City of San Jacinto roadway standards to maintain the safe and efficient movement of people and goods
2. THE TENTATIVE MAP DOES NOT PROPOSE TO DIVIDE LAND, WHICH IS
SUBJECT TO A CONTRACT ENTERED INTO PURSUANT TO THE CALIFORNIA LAND CONSERVATION ACT OF 1965, OR THE LAND IS SUBJECT TO A LAND
CONSERVATION ACT CONTRACT BUT THE RESULTING PARCELS
FOLLOWING DIVISION OF THE LAND WILL BE OF AN ADEQUATE SIZE TO SUSTAIN THEIR AGRICULTURAL USE.
The project site is not subject to a contract pursuant to the California Land Conservation Act of 1965 as detailed in the analysis completed through an Initial Study/Mitigated Negative Declaration.
4.2.b
Packet Pg. 3130 Attachment: Findings of Fact (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
4.3.e
Packet Pg. 380 Attachment: Planning Commission Staff Report (Kirby 2 - Planned Development Permit and Tentative Tract Map No. 38509 (P22-110))
3. THE SITE IS PHYSICALLY SUITABLE FOR THE TYPE AND PROPOSED DENSITY OF DEVELOPMENT PROPOSED BY THE TENTATIVE MAP.
The Project proposes to subdivide a 4.51-acre lot into 27 single-family lots for residential use. This type of use is allowed by the Residential, Medium Density (RM) zone. In addition, the subdivision is consistent with the density range of the RM Land Use Designation at 6 dwelling units per acre, which exceeds the minimum density requirement of 5 units per acre. Furthermore, the proposed subdivision will be an expansion of the existing residential use located to the north.
The ultimate development of the project will be served by existing facilities such as sewer, water, natural gas, and electricity that are available within adjacent roadways.
The site is in close proximity to three exiting parks.
4. THE DESIGN OF THE SUBDIVISION AND THE PROPOSED IMPROVEMENTS, WITH CONDITIONS OF APPROVAL, ARE EITHER:
a. Not likely to cause significant environmental damage or substantially and avoidably injure fish or wildlife or their habitat; or
The project will be appropriately conditioned to not cause environmental damage and to avoid injuring fish and wildlife habitat. Furthermore, a biological study was prepared for the project and did not recommend mitigation measures to mitigate potentially significant issues to the environment or fish and wildlife habitat.
b. AN ENVIRONMENTAL IMPACT REPORT UNDER WHICH A FINDING HAS
BEEN MADE PURSUANT TO PUBLIC RESOURCES CODE SECTION
21081(A)(3) THAT SPECIFIC ECONOMIC, SOCIAL, OR OTHER
CONSIDERATIONS MAKE INFEASIBLE MITIGATION MEASURES OR
PROJECT ALTERNATIVES IDENTIFIED IN THE ENVIRONMENTAL
IMPACT REPORT.
an environmental impact report. A Notice of Exemption analysis was prepared for the Project to assess any significant environmental impacts, and it was determined that a Categorical Exemption was the appropriate level of environmental document. Therefore, findings pursuant to Public Resources Code Section 21081(a)(3) are not necessary.
5. THE DESIGN OF THE SUBDIVISION OF LAND AND THE TYPE OF
IMPROVEMENTS ARE NOT LIKELY TO CAUSE SERIOUS PUBLIC HEALTH PROBLEMS.
The implementation of the proposed conditions will ensure that the Project will not be detrimental to the public interest, health, safety, convenience, or welfare of the City or the future residents of the development. As previously mentioned, environmental studies were prepared for the proposed subdivision, which analyzed items that can cause public health problems such as Air Quality, and Green House Gas emissions during construction, and It was determined through by staff through the incorporation of conditions that no impacts to public health exist.
4.2.b
Packet Pg. 3131 Attachment: Findings of Fact (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
4.3.e
Packet Pg. 381 Attachment: Planning Commission Staff Report (Kirby 2 - Planned Development Permit and Tentative Tract Map No. 38509 (P22-110))
6. THE DESIGN OF THE SUBDIVISION PROVIDES FOR FUTURE PASSIVE OR
NATURAL HEATING OR COOLING OPPORTUNITIES IN THE SUBDIVISION TO THE EXTENT FEASIBLE.
The design of the subdivision will provide for future passive cooling opportunities with the implementation of the building setbacks, impervious surface requirements, landscaping requirements, including required street trees, and open space areas.
7. THE DESIGN OF THE SUBDIVISION AND THE TYPE OF IMPROVEMENTS WILL
NOT CONFLICT WITH EASEMENTS ACQUIRED BY THE PUBLIC AT LARGE FOR
ACCESS THROUGH OR USE OF PROPERTY WITHIN THE PROPOSED
SUBDIVISION, OR THE DESIGN OF THE ALTERNATE EASEMENTS WHICH ARE
SUBSTANTIALLY EQUIVALENT TO THOSE PREVIOUSLY ACQUIRED BY THE PUBLIC WILL BE PROVIDED.
The site does not conflict with existing easements. The Tract Map is designed and conditioned to ensure the project will not conflict with existing easements.
8. REQUIREMENTS (PER THE QUIMBY ACT), AS APPLICABLE, IN ACCORDANCE WITH CHAPTER 16.75 (PARKLAND DEDICATION AND FEES).
Prior to recordation of the proposed subdivision, the applicant / developer must pay inlieu fees for parkland. The proposed development is within close proximity of existing parks. Therefore, it was determined that in-lieu fees are appropriate for the project, which will be incorporated in the conditions of approval.
PLANNED DEVELOPMENT PERMIT FINDINGS
1. THE PLANNED DEVELOPMENT PERMIT WILL:
a. BE ALLOWED WITHIN THE SUBJECT BASE ZONE.
The Project site is within the Residential Medium Density Zone (RM). The RM zone is applied to areas appropriate for neighborhoods with a variety of housing types, including the proposed single-family residential community. This zone allows a density ranging from 5 to 14 dwelling units per net acre, per Section 17.215.010 of the Development Code. The Project includes 27 single-family residential units on 4.51 acres. The proposed single-family residences are permitted within the RM zone per Section 17.205.070 of the Development, and the proposed density of the project totals 6.0 dwelling units per net acre, which is consistent with the density requirement for the RM zone. Therefore, the Planned Development Permit is found to be allowed within the subject base zone. b. BE CONSISTENT WITH THE PURPOSE, INTENT, GOALS, POLICIES, ACTIONS,
AND LAND USE DESIGNATIONS OF THE GENERAL PLAN AND ANY APPLICABLE SPECIFIC PLAN.
The Project site is designated as Medium Density Residential (MDR) and is not located within a specific plan area. The Medium Density Residential land use designation allows for a range of housing types including single-family attached and detached units, condominiums, townhouses, and mobile home parks, as well as multiple-family dwellings such as apartments, and senior housing at a density of between 5 and 14 dwelling units
4.2.b
Packet Pg. 3132 Attachment: Findings of Fact (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
4.3.e
Packet Pg. 382 Attachment: Planning Commission Staff Report (Kirby 2 - Planned Development Permit and Tentative Tract Map No. 38509 (P22-110)) per gross acre. The Project is able to achieve the purpose, intent, goals, policies, and actions General Plan through the use of the proposed Planned Development Permit development standards. The project proposes 27 lots with lot sizes between 3,300 square feet and 5,000 square feet, and a density of 6.0 dwelling units per acre. Therefore, the Project is found to be consistent with the purpose, intent, goals, policies, actions, and land use designation of the General Plan.
c. BE GENERALLY IN COMPLIANCE WITH ALL OF THE APPLICABLE PROVISIONS
OF THIS DEVELOPMENT CODE RELATING TO BOTH ON-SITE AND OFF-SITE
IMPROVEMENTS THAT ARE NECESSARY TO ACCOMMODATE FLEXIBILITY IN
SITE PLANNING AND PROPERTY DEVELOPMENT AND TO CARRY OUT THE
PURPOSE, INTENT, AND REQUIREMENTS OF THIS CHAPTER AND THE SUBJECT
BASE ZONE, INCLUDING PRESCRIBED DEVELOPMENT STANDARDS AND
APPLICABLE DESIGN GUIDELINES, EXCEPT FOR THOSE PROVISIONS MODIFIED IN COMPLIANCE WITH THIS CHAPTER.
The Project is compliant with the provisions of the Development Code relating to on-site and off-site improvements. The conditions of approval will require curb, gutter and sidewalk along the west side of Kirby Avenue, and the north site of Esplanade Avenue Additionally, the Project will be conditioned to complete drainage improvements, a water quality detention basin, and construct private streets approved by the City Engineer.
The modified development standards proposed within the PDP for the Project allows for flexibility in site planning and property development, while still upholding the intentions and goals of the Development Code by creating a cohesive neighborhood community and will match the design and layout of TR 34664. Therefore, the Project is found to be compliant with all the applicable provisions of the development code relating to both onsite and off-site improvements. d. ENSURE COMPATIBILITY OF PROPERTY USES WITHIN THE ZONE AND GENERAL NEIGHBORHOOD OF THE PROPOSED DEVELOPMENT.
The Project will include single-family residential that will expand a cohesive residential neighborhood. The surrounding land uses designations include properties designated Medium Density Residential, and Low Density Residential and therefore the development surrounding the Project Site is similar in character, land use, and density.
4.2.b
Packet Pg. 3133 Attachment: Findings of Fact (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
4.3.e
Packet Pg. 383 Attachment: Planning Commission Staff Report (Kirby 2 - Planned Development Permit and Tentative Tract Map No. 38509 (P22-110))
2. THE PROPOSED PROJECT WILL PRODUCE A COMPREHENSIVE DEVELOPMENT OF SUPERIOR QUALITY AND EXCELLENCE OF DESIGN (E.G., APPROPRIATE VARIETY OF
STRUCTURE PLACEMENT AND ORIENTATION OPPORTUNITIES, APPROPRIATE MIX OF
STRUCTURE SIZES, HIGH QUALITY ARCHITECTURAL DESIGN, SIGNIFICANTLY
INCREASED AMOUNTS OF LANDSCAPING AND IMPROVED OPEN SPACE, IMPROVED
SOLUTIONS TO THE DESIGN AND PLACEMENT OF PARKING AND LOADING
FACILITIES, INCORPORATION OF A PROGRAM OF HIGHLY ENHANCED AMENITIES ETC.) THAN MIGHT OTHERWISE OCCUR FROM MORE TYPICAL DEVELOPMENT APPLICATIONS.
The Planned Development Permit will produce a development of superior quality and excellence of design through a variety of proposed attributes. Site design enhancements include the incorporation of enhanced landscaping and screening along Esplanade and Kirby Avenue that will be complemented with vines. In addition, the site design encourages pedestrian mobility and safe routes to schools.
Additionally, the architectural plans proposed for the homes exceed the minimum requirements of the Development Code. The Planned Development Permit includes three floor plans and the proposed homes include enhancements such as windows with vinyl grids, simulated wood shutters, siding and stucco finishes.
3. PROPER STANDARDS AND CONDITIONS HAVE BEEN IMPOSED TO ENSURE THE PROTECTION OF THE PUBLIC HEALTH, SAFETY, AND WELFARE.
Through the adoption of Conditions of Approval for the Project, any significant hazard to the public or the environment through the conversion of the site to residential uses will be significantly reduced to create a safe, healthy environment. Additionally, plans for the proposed residential development will be required to be submitted and approved through the Site Plan and Design Review process. Additionally, the Fire and Building Codes will ensure that that the development of the project will meet safety standards in these documents. Therefore, it is found that with the incorporation of the above-mentioned Conditions of Approval, and the requirements of the Development, Fire, and Building Codes the protection of the public health, safety and welfare is assured.
4. PROPER ON-SITE TRAFFIC CIRCULATION (E.G., PEDESTRIAN AND VEHICULAR) AND
CONTROL IS DESIGNED INTO THE DEVELOPMENT TO ENSURE PROTECTION FOR FIRE
SUPPRESSION AND POLICE SURVEILLANCE EQUAL TO OR BETTER THAN WHAT
WOULD NORMALLY BE CREATED BY COMPLIANCE WITH THE MINIMUM SETBACK AND PARCEL WIDTH STANDARDS IDENTIFIED IN ARTICLE 2 (ZONES, ALLOWABLE LAND USES, AND ZONE SPECIFIC STANDARDS).
The proposed Planned Development Permit has been designed to accommodate traffic design criteria as mandated by the Municipal Code, as well as the requirements of the City Engineer, Fire Chief, and Police Chief. Therefore, the project has proper on-site traffic circulation for both pedestrian and vehicular traffic control. In addition, the conditions of approval will ensure the project is consistent with the Fire Code ensuring fire suppression.
4.2.b
Packet Pg. 3134 Attachment: Findings of Fact (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
4.3.e
Packet Pg. 384 Attachment: Planning Commission Staff Report (Kirby 2 - Planned Development Permit and Tentative Tract Map No. 38509 (P22-110))
5. THE SUBJECT PARCEL IS ADEQUATE IN TERMS OF SIZE, SHAPE, TOPOGRAPHY, AND CIRCUMSTANCES TO ACCOMMODATE THE PROPOSED DEVELOPMENT.
The proposed Project Site is generally flat and is shaped to accommodate a proper lot layout.
The proposed Project will meet the purpose and intent of the Medium Density Residential (MDR) General Plan land use designation as noted above by modifying the development standards to accommodate the 27 unit development. Therefore, the subject parcel is adequate in terms of size, shape, topography, and circumstances to accommodate the proposed development.
6. ADEQUATE PUBLIC SERVICES AND FACILITIES EXIST, OR WILL BE PROVIDED, IN
COMPLIANCE WITH THE CONDITIONS OF APPROVAL, TO SERVE THE PROPOSED
DEVELOPMENT AND THE APPROVAL OF THE PROPOSED DEVELOPMENT WILL NOT
RESULT IN A REDUCTION OF PUBLIC SERVICES TO PROPERTIES IN THE VICINITY TO BE A DETRIMENT TO PUBLIC HEALTH, SAFETY, AND GENERAL WELFARE.
Adequate private utility services such as Electricity, Gas, Cable, and Phone Service already exist in the area and application and fees will be paid to each purveyor for service. The proposed Project will tie into an existing Eastern Municipal Water District (EMWD) line. its design requirements, permitting process, and fees.
Wastewater treatment will be also handled by the City of San Jacinto under contract to EMWD.
7. THE PROPOSED DEVELOPMENT, AS CONDITIONED, WILL NOT HAVE A SUBSTANTIAL ADVERSE EFFECT ON SURROUNDING PROPERTY OR THEIR ALLOWED USE.
The proposed project will not have any adverse impacts to the surrounding properties as proposed. The project was conditioned to prevent nuisances to surrounding property owners to prevent excessive noise, light, and traffic. Based on the above, Standard Conditions of Approval, and the Uniform Fire and Building Codes there will not be adverse impacts from the proposed development.
8. IF THE DEVELOPMENT PROPOSES TO MIX RESIDENTIAL AND COMMERCIAL USES
WHETHER DONE IN A VERTICAL OR HORIZONTAL MANNER, THE RESIDENTIAL USE IS
DESIGNED IN A MANNER THAT IT IS APPROPRIATELY BUFFERED FROM THE
COMMERCIAL USE AND IS PROVIDED SUFFICIENTLY ENHANCED AMENITIES TO
CREATE A COMFORTABLE AND HEALTHY RESIDENTIAL ENVIRONMENT AND TO PROVIDE A POSITIVE QUALITY OF LIFE FOR THE RESIDENTS. THE ENHANCED
AMENITIES MAY INCLUDE ADDITIONAL LANDSCAPING, ADDITIONAL PRIVATE OPEN SPACE, PRIVATE OR SEPARATED ENTRANCES, ETC.
The Project does not propose a mix of residential and commercial uses as the project does not include Commercial uses.
4.2.b
Packet Pg. 3135 Attachment: Findings of Fact (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
4.3.e
Packet Pg. 385 Attachment: Planning Commission Staff Report (Kirby 2 - Planned Development Permit and Tentative Tract Map No. 38509 (P22-110))
9. THE DESIGN, LOCATION, OPERATING CHARACTERISTICS, AND SIZE OF THE
PROPOSED DEVELOPMENT WILL BE COMPATIBLE WITH THE EXISTING AND FUTURE
LAND USES IN THE VICINITY, IN TERMS OF AESTHETIC VALUES, CHARACTER, SCALE, AND VIEW PROTECTION.
This project will have the appropriate buffers such as exterior walls and perimeter landscaping to ensure that it will be compatible with the surrounding land uses.
10. THE APPLICANT AGREES IN WRITING TO COMPLY WITH ANY AND ALL OF THE
CONDITIONS IMPOSED BY THE REVIEW AUTHORITY IN THE APPROVAL OF THE PLANNED DEVELOPMENT PERMIT.
The Applicant has agreed with all the conditions imposed by the review authority prior to the issuance of any permits or recordation of any documents.
4.2.b
Packet Pg. 3136 Attachment: Findings of Fact (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
4.3.e
Packet Pg. 386 Attachment: Planning Commission Staff Report (Kirby 2 - Planned Development Permit and Tentative Tract Map No. 38509 (P22-110))
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Packet Pg. 3137 Attachment: Planned Development Permit (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
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Packet Pg. 387 Attachment: Planning Commission Staff Report (Kirby 2 - Planned Development Permit and Tentative Tract Map No. 38509 (P22-110))
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Packet Pg. 3138 Attachment: Planned Development Permit (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
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Packet Pg. 388 Attachment: Planning Commission Staff Report (Kirby 2 - Planned Development Permit and Tentative Tract Map No. 38509 (P22-110))
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Packet Pg. 3139 Attachment: Planned Development Permit (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
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Packet Pg. 389 Attachment: Planning Commission Staff Report (Kirby 2 - Planned Development Permit and Tentative Tract Map No. 38509 (P22-110))
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Packet Pg. 3140 Attachment: Planned Development Permit (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
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Packet Pg. 392 Attachment: Planning Commission Staff Report (Kirby 2 - Planned Development Permit and Tentative Tract Map No. 38509 (P22-110))
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Packet Pg. 3143 Attachment: Planned Development Permit (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
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Packet Pg. 393 Attachment: Planning Commission Staff Report (Kirby 2 - Planned Development Permit and Tentative Tract Map No. 38509 (P22-110)) Figure 1 Map 4.2.c Packet Pg. 3144 Attachment: Planned Development Permit (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
4.3.e
Packet Pg. 394 Attachment: Planning Commission Staff Report (Kirby 2 - Planned Development Permit and Tentative Tract Map No. 38509 (P22-110)) Attachment: Planned Development Permit (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
4.3.e
Packet Pg. 395 Attachment: Planning Commission Staff Report (Kirby 2 - Planned Development Permit and Tentative Tract Map No. 38509 (P22-110)) Figure 4.2.c Packet Pg. 3146 Attachment: Planned Development Permit (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
4.3.e
Packet Pg. 396 Attachment: Planning Commission Staff Report (Kirby 2 - Planned Development Permit and Tentative Tract Map No. 38509 (P22-110))
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Packet Pg. 3147 Attachment: Planned Development Permit (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
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Packet Pg. 397 Attachment: Planning Commission Staff Report (Kirby 2 - Planned Development Permit and Tentative Tract Map No. 38509 (P22-110))
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Packet Pg. 3148 Attachment: Planned Development Permit (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
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Packet Pg. 398 Attachment: Planning Commission Staff Report (Kirby 2 - Planned Development Permit and Tentative Tract Map No. 38509 (P22-110))
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Packet Pg. 3149 Attachment: Planned Development Permit (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
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Packet Pg. 399 Attachment: Planning Commission Staff Report (Kirby 2 - Planned Development Permit and Tentative Tract Map No. 38509 (P22-110)) Figure 4.2.c Packet Pg. 3150 Attachment: Planned Development Permit (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
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Packet Pg. 400 Attachment: Planning Commission Staff Report (Kirby 2 - Planned Development Permit and Tentative Tract Map No. 38509 (P22-110))
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Packet Pg. 401 Attachment: Planning Commission Staff Report (Kirby 2 - Planned Development Permit and Tentative Tract Map No. 38509 (P22-110))
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Packet Pg. 407 Attachment: Planning Commission Staff Report (Kirby 2 - Planned Development Permit and Tentative Tract Map No. 38509 (P22-110)) Figure 4.2.c Packet Pg. 3158 Attachment: Planned Development Permit (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
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Packet Pg. 408 Attachment: Planning Commission Staff Report (Kirby 2 - Planned Development Permit and Tentative Tract Map No. 38509 (P22-110)) Figure 4.2.c Packet Pg. 3159 Attachment: Planned Development Permit (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
4.3.e
Packet Pg. 409 Attachment: Planning Commission Staff Report (Kirby 2 - Planned Development Permit and Tentative Tract Map No. 38509 (P22-110)) Figure 4.2.c Packet Pg. 3160 Attachment: Planned Development Permit (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
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Packet Pg. 413 Attachment: Planning Commission Staff Report (Kirby 2 - Planned Development Permit and Tentative Tract Map No. 38509 (P22-110)) Figure 4.2.c Packet Pg. 3164 Attachment: Planned Development Permit (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
4.3.e
Packet Pg. 414 Attachment: Planning Commission Staff Report (Kirby 2 - Planned Development Permit and Tentative Tract Map No. 38509 (P22-110)) Figure 4.2.c Packet Pg. 3165 Attachment: Planned Development Permit (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
4.3.e
Packet Pg. 415 Attachment: Planning Commission Staff Report (Kirby 2 - Planned Development Permit and Tentative Tract Map No. 38509 (P22-110)) Figure 4.2.c Packet Pg. 3166 Attachment: Planned Development Permit (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
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Packet Pg. 419 Attachment: Planning Commission Staff Report (Kirby 2 - Planned Development Permit and Tentative Tract Map No. 38509 (P22-110)) Figure 4.2.c Packet Pg. 3170 Attachment: Planned Development Permit (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
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Packet Pg. 421 Attachment: Planning Commission Staff Report (Kirby 2 - Planned Development Permit and Tentative Tract Map No. 38509 (P22-110))
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Packet Pg. 426 Attachment: Planning Commission Staff Report (Kirby 2 - Planned Development Permit and Tentative Tract Map No. 38509 (P22-110)) Figure 4.2.c Packet Pg. 3177 Attachment: Planned Development Permit (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
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Packet Pg. 427 Attachment: Planning Commission Staff Report (Kirby 2 - Planned Development Permit and Tentative Tract Map No. 38509 (P22-110)) Figure 4.2.c Packet Pg. 3178 Attachment: Planned Development Permit (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
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Packet Pg. 428 Attachment: Planning Commission Staff Report (Kirby 2 - Planned Development Permit and Tentative Tract Map No. 38509 (P22-110)) Figure 4.2.c Packet Pg. 3179 Attachment: Planned Development Permit (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
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Packet Pg. 429 Attachment: Planning Commission Staff Report (Kirby 2 - Planned Development Permit and Tentative Tract Map No. 38509 (P22-110)) Figure 4.2.c Packet Pg. 3180 Attachment: Planned Development Permit (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
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Packet Pg. 430 Attachment: Planning Commission Staff Report (Kirby 2 - Planned Development Permit and Tentative Tract Map No. 38509 (P22-110)) Figure 4.2.c Packet Pg. 3181 Attachment: Planned Development Permit (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
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Packet Pg. 431 Attachment: Planning Commission Staff Report (Kirby 2 - Planned Development Permit and Tentative Tract Map No. 38509 (P22-110)) Figure 4.2.c Packet Pg. 3182 Attachment: Planned Development Permit (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
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Packet Pg. 3187Attachment: Planned Development Permit (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
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Packet Pg. 437 Attachment: Planning Commission Staff Report (Kirby 2 - Planned Development Permit and Tentative Tract Map No. 38509 (P22-110))
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Packet Pg. 3188 Attachment: Planned Development Permit (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
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Packet Pg. 438 Attachment: Planning Commission Staff Report (Kirby 2 - Planned Development Permit and Tentative Tract Map No. 38509 (P22-110))
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Packet Pg. 3189 Attachment: Planned Development Permit (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
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Packet Pg. 439 Attachment: Planning Commission Staff Report (Kirby 2 - Planned Development Permit and Tentative Tract Map No. 38509 (P22-110)) Figure 4.2.c Packet Pg. 3190 Attachment: Planned Development Permit (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
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Packet Pg. 440 Attachment: Planning Commission Staff Report (Kirby 2 - Planned Development Permit and Tentative Tract Map No. 38509 (P22-110))
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Packet Pg. 3191 Attachment: Planned Development Permit (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
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Packet Pg. 441 Attachment: Planning Commission Staff Report (Kirby 2 - Planned Development Permit and Tentative Tract Map No. 38509 (P22-110))
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Packet Pg. 3192 Attachment: Planned Development Permit (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
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Packet Pg. 442 Attachment: Planning Commission Staff Report (Kirby 2 - Planned Development Permit and Tentative Tract Map No. 38509 (P22-110))
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Packet Pg. 3193 Attachment: Planned Development Permit (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
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Packet Pg. 443 Attachment: Planning Commission Staff Report (Kirby 2 - Planned Development Permit and Tentative Tract Map No. 38509 (P22-110)) Figure 4.2.c Packet Pg. 3194 Attachment: Planned Development Permit (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
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Packet Pg. 444 Attachment: Planning Commission Staff Report (Kirby 2 - Planned Development Permit and Tentative Tract Map No. 38509 (P22-110)) Figure 4.2.c Packet Pg. 3195 Attachment: Planned Development Permit (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
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Packet Pg. 445 Attachment: Planning Commission Staff Report (Kirby 2 - Planned Development Permit and Tentative Tract Map No. 38509 (P22-110))
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Packet Pg. 446 Attachment: Planning Commission Staff Report (Kirby 2 - Planned Development Permit and Tentative Tract Map No. 38509 (P22-110))
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Packet Pg. 3197 Attachment: Location Map (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
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Packet Pg. 447 Attachment: Planning Commission Staff Report (Kirby 2 - Planned Development Permit and Tentative Tract Map No. 38509 (P22-110))
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Packet Pg. 3198 Attachment: General Plan Map (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
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Packet Pg. 448 Attachment: Planning Commission Staff Report (Kirby 2 - Planned Development Permit and Tentative Tract Map No. 38509 (P22-110))
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Packet Pg. 3199 Attachment: Zoning Map (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
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Packet Pg. 449 Attachment: Planning Commission Staff Report (Kirby 2 - Planned Development Permit and Tentative Tract Map No. 38509 (P22-110)) Attachment: Conditions of Approval (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
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Packet Pg. 450 Attachment: Planning Commission Staff Report (Kirby 2 - Planned Development Permit and Tentative Tract Map No. 38509 (P22-110)) Attachment: Conditions of Approval (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
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Packet Pg. 451 Attachment: Planning Commission Staff Report (Kirby 2 - Planned Development Permit and Tentative Tract Map No. 38509 (P22-110)) Attachment: Conditions of Approval (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
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Packet Pg. 452 Attachment: Planning Commission Staff Report (Kirby 2 - Planned Development Permit and Tentative Tract Map No. 38509 (P22-110)) Attachment: Conditions of Approval (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
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Packet Pg. 453 Attachment: Planning Commission Staff Report (Kirby 2 - Planned Development Permit and Tentative Tract Map No. 38509 (P22-110)) Attachment: Conditions of Approval (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
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Packet Pg. 454 Attachment: Planning Commission Staff Report (Kirby 2 - Planned Development Permit and Tentative Tract Map No. 38509 (P22-110)) Attachment: Conditions of Approval (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
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Packet Pg. 455 Attachment: Planning Commission Staff Report (Kirby 2 - Planned Development Permit and Tentative Tract Map No. 38509 (P22-110)) Attachment: Conditions of Approval (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
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Packet Pg. 456 Attachment: Planning Commission Staff Report (Kirby 2 - Planned Development Permit and Tentative Tract Map No. 38509 (P22-110)) Attachment: Conditions of Approval (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
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Packet Pg. 457 Attachment: Planning Commission Staff Report (Kirby 2 - Planned Development Permit and Tentative Tract Map No. 38509 (P22-110)) Attachment: Conditions of Approval (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
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Packet Pg. 458 Attachment: Planning Commission Staff Report (Kirby 2 - Planned Development Permit and Tentative Tract Map No. 38509 (P22-110)) Attachment: Conditions of Approval (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
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Packet Pg. 459 Attachment: Planning Commission Staff Report (Kirby 2 - Planned Development Permit and Tentative Tract Map No. 38509 (P22-110)) Attachment: Conditions of Approval (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
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Packet Pg. 460 Attachment: Planning Commission Staff Report (Kirby 2 - Planned Development Permit and Tentative Tract Map No. 38509 (P22-110)) Attachment: Conditions of Approval (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
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Packet Pg. 461 Attachment: Planning Commission Staff Report (Kirby 2 - Planned Development Permit and Tentative Tract Map No. 38509 (P22-110)) Attachment: Conditions of Approval (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
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Packet Pg. 462 Attachment: Planning Commission Staff Report (Kirby 2 - Planned Development Permit and Tentative Tract Map No. 38509 (P22-110)) Attachment: Conditions of Approval (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
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Packet Pg. 463 Attachment: Planning Commission Staff Report (Kirby 2 - Planned Development Permit and Tentative Tract Map No. 38509 (P22-110)) Attachment: Conditions of Approval (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
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Packet Pg. 464 Attachment: Planning Commission Staff Report (Kirby 2 - Planned Development Permit and Tentative Tract Map No. 38509 (P22-110)) Attachment: Conditions of Approval (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
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Packet Pg. 465 Attachment: Planning Commission Staff Report (Kirby 2 - Planned Development Permit and Tentative Tract Map No. 38509 (P22-110)) Attachment: Conditions of Approval (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
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Packet Pg. 466 Attachment: Planning Commission Staff Report (Kirby 2 - Planned Development Permit and Tentative Tract Map No. 38509 (P22-110)) Attachment: Conditions of Approval (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
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Packet Pg. 467 Attachment: Planning Commission Staff Report (Kirby 2 - Planned Development Permit and Tentative Tract Map No. 38509 (P22-110)) Attachment: Conditions of Approval (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
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Packet Pg. 468 Attachment: Planning Commission Staff Report (Kirby 2 - Planned Development Permit and Tentative Tract Map No. 38509 (P22-110)) Attachment: Conditions of Approval (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
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Packet Pg. 469 Attachment: Planning Commission Staff Report (Kirby 2 - Planned Development Permit and Tentative Tract Map No. 38509 (P22-110)) Attachment: Conditions of Approval (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
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Packet Pg. 470 Attachment: Planning Commission Staff Report (Kirby 2 - Planned Development Permit and Tentative Tract Map No. 38509 (P22-110)) Attachment: Conditions of Approval (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
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Packet Pg. 471 Attachment: Planning Commission Staff Report (Kirby 2 - Planned Development Permit and Tentative Tract Map No. 38509 (P22-110)) Attachment: Conditions of Approval (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
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Packet Pg. 472 Attachment: Planning Commission Staff Report (Kirby 2 - Planned Development Permit and Tentative Tract Map No. 38509 (P22-110)) Attachment: Conditions of Approval (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
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Packet Pg. 473 Attachment: Planning Commission Staff Report (Kirby 2 - Planned Development Permit and Tentative Tract Map No. 38509 (P22-110)) Attachment: Conditions of Approval (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
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Packet Pg. 474 Attachment: Planning Commission Staff Report (Kirby 2 - Planned Development Permit and Tentative Tract Map No. 38509 (P22-110)) Attachment: Conditions of Approval (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
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Packet Pg. 475 Attachment: Planning Commission Staff Report (Kirby 2 - Planned Development Permit and Tentative Tract Map No. 38509 (P22-110)) Attachment: Conditions of Approval (Kirby Estates 2 - Tentative Tract Map No. 38509 (P22-110))
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Packet Pg. 476 Attachment: Planning Commission Staff Report (Kirby 2 - Planned Development Permit and Tentative Tract Map No. 38509 (P22-110)) Conditions of Approval
General Notes, Requirements, and Conditions of
Tentative Tract Map 38509
Approval Date: October 22, 2024
Effective Date: November 4, 2024
Expiration Date: November 4, 2027
PROJECT LOCATION: Northwest corner of Kirby Street and Esplanade Avenue APNs: 436-450-015
APPLICANT: Monte Vista Homes, Andrew Verdugo
P.O Box 9559
Alta Loma, CA 91701
ACCEPTED AND AGREED TO BY:
Applicant (signature) Date
PROJECT DESCRIPTION
Tentative Tract Map 38509 to subdivide a 4.51-acre parcel into 28 lots for the development of 27 single-family homes and one (1) lettered lot for a detention basin, and on-site roadway system.
4.3.f
Packet Pg. 477 Attachment: Planning Commission Recommended Conditions of Approval (Kirby 2 - Planned Conditions of Approval
General Notes, Requirements, and Conditions of
Tentative Tract Map 38509
General Requirements & Information
a. The developer, applicant, or successor-in-interest agrees to and shall defend (with legal counsel of City’s selection), indemnify, and hold harmless the City and its elected and appointed officials, agents, attorneys, employees and officers, from any action, claim or proceeding brought against the City or its elected and appointed officials, agents, employees and officers to attack, set aside, void, or annul a land use approval of the City, which action is brought within the applicable statute of limitations. The required indemnification shall include damages awarded against the City, if any, costs of suit, attorneys’ fees and other costs and expenses incurred in connection with the action. b. The residential subdivision shall comply with all required development standards of the Development Code. c. The residential subdivision shall comply with the Subdivision Map Act (Government Code Section 66410 et seq.) and Title 16 (Subdivisions) of the Municipal Code.
d. The effective date of Tentative Tract Map 38509 is November 10, 2024, ten (10) days following the approval date. The approval will expire if the map has not recorded within three (3) years from the effective date, unless a time extension is granted by the City. Applications for time extensions must be received prior to the expiration date, in accordance with the Development Code and Subdivision Ordinance.
e. The developer/applicant or successor in interest shall pay any outstanding planning application or processing fees within ten (10) days of City’s request therefor and prior to permits being exercised. Failure to do so will be grounds for revocation of P22-110, or further legal action.
f. The Project shall fully and continually comply with all applicable conditions of approval, State, Federal, and local laws in effect at the time the permit is approved and exercised, and which may become effective and applicable thereafter.
Failure to do so will be grounds for Code Enforcement actions, revocation, or further legal action. g. This permit shall run with the land associated to the project/permit and continues to be valid upon change of ownership.
All applicable conditions of approval shall continue to apply with a change in property ownership.
4.3.f
Packet Pg. 478 Attachment: Planning Commission Recommended Conditions of Approval (Kirby 2 - Planned Conditions of Approval
General Notes, Requirements, and Conditions of
Tentative Tract Map 38509
h. All plans submitted to the City shall be in substantial conformance with the plans in this approval as conditioned. This condition applies to site plans, grading plans, landscape plans, building plans, elevations, and all other illustrations, text, or plans submitted to the City in connection with the Project. i. The approved entitlement cannot be legally conducted on the subject property until all conditions of approval of this case have been met to the satisfaction of the Planning Department. j. The applicant shall be subject to all applicable development fees at the rate in effect at the time of building permit application. Such fees may include, but not be limited to Development Impact Fees, Park Fees, School Fees, Transportation Uniform Mitigation Fees, and Multiple Species Habitat Conservation Plan Fees. k. Signs shall be permitted in accordance with Chapter 17.335 – Sign Regulations of the Development Code. Any signs, including exterior-mounted, monument, and window signs, shall be subject to separate review and assessment. A separate sign application, including fees and additional sets of plans, will be necessary prior to sign permit issuance. l. The City shall have the right to inspect the site and facilities to ensure compliance with the conditions of approval and to recover its actual costs related to such inspections from the property owner or tenant. m. Site Plan and Design Review (SPDR) for construction of the dwelling units shall ensure that all lumber scraps, combustible materials, and other debris be picked up daily, or more often as required by the Building and Safety Division.
n. All existing and new utilities adjacent to and on the Project site shall be located underground, pursuant to Section 15.32 of the Municipal Code and Section 17.305.160 of the Development Code. o. In the event of a conflict between any conditions for this approval, the most restrictive regulations shall apply. p. The contractor shall provide a letter that agreeing to follow the City’s General Plan and Noise Ordinance. In addition, the letter shall indicate the contractor shall implement the following best practices during the construction phase of the development.
4.3.f
Packet Pg. 479 Attachment: Planning Commission Recommended Conditions of Approval (Kirby 2 - Planned Conditions of Approval
General Notes, Requirements, and Conditions of
Tentative Tract Map 38509
q. The erection (including excavation), demolition, alteration or repair of any building shall occur between the hours of seven a.m. and seven p.m. on weekdays and Saturdays, and between nine a.m. and six p.m. on Sundays and holidays, except when such work complies with the terms of a temporary use permit which may be issued by the community development director or his or her designee, upon a showing of sufficient need due to hot or inclement weather, or the use of an unusually long process material, or other circumstances of unusual and compelling nature. r. During the entire active construction period, equipment and trucks used for the project construction shall utilize the best available noise control techniques (e.g., improved mufflers, use of intake silencers, ducts, engine enclosures, and acoustically attenuating shields or shrouds), wherever feasible. s. During the entire active construction period, stationary noise sources shall be located as far from sensitive receptors as possible, and they shall be incorporated to the extent feasible. t. Select haul routes that avoid the greatest amount of sensitive use areas. Avoid soil hauling through residential areas. u. Signs shall be posted at the job site entrance(s), within the on‐site construction zones, and along queueing lanes (if any) to reinforce the prohibition of unnecessary engine idling. All other equipment shall be turned off if not in use for more than 5 minutes
v. A copy of all pages of these Conditions shall be included in the construction drawing packages for grading plans and building permits, including landscaping permits.
w. During the entire active construction period and to the extent feasible, the use of noise‐producing signals, including horns, whistles, alarms, and bells, shall be for safety warning purposes only. The construction manager shall use smart back‐up alarms, which automatically adjust the alarm level based on the background noise level, or switch off back‐up
4.3.f
Packet Pg. 480 Attachment: Planning Commission Recommended Conditions of Approval (Kirby 2 - Planned Conditions of Approval
General Notes, Requirements, and Conditions of
Tentative Tract Map 38509
alarms and replace them with human spotters in compliance with all safety requirements and laws. x. A grading permit shall be obtained from the City of San Jacinto prior to the commencement of any grading outside of the City-maintained Road right-of-way.
Fire Department General Requirements & Information
y. With respect to the planning conditions for the referenced project, the Fire Department requires the following fire protection measures be provided in accordance with Riverside County Ordinances, the 2019 California Fire Code (CFC) as adopted and amended by the County of Riverside and/or recognized fire protection standards.
These conditions are preliminary and further review will be conducted upon receipt of additional entitlement and/or construction submittals. Additional requirements may be required based upon the adopted codes at the time of submittal z. Requests for installation of traffic calming designs/devices (speed bumps, etc...) on fire apparatus access roads shall be submitted and approved by the Office of the Fire Marshal. aa.All required Fire Department vehicle access roads shall be maintained in a passable condition at all times for emergency Fire Department use. The Fire Department shall approve Gates or other obstructions before construction. bb.Fire hydrants shall be tested, accepted, and placed in service prior to any combustible material placed on the site.
Hydrants shall be placed on all streets in and around all Projects. cc. All lumber scraps, combustible materials, and other debris shall be picked up daily, or more often as required by the Building and Safety Division.
dd.If water supply for fire hydrants is lost or if pressure is dramatically reduced, contact the City of San Jacinto, Building
4.3.f
Packet Pg. 481 Attachment: Planning Commission Recommended Conditions of Approval (Kirby 2 - Planned Conditions of Approval
General Notes, Requirements, and Conditions of
Tentative Tract Map 38509
and Safety Division.
ee.Existing fire hydrants on public streets are allowed to be considered available. Existing fire hydrants on adjacent properties shall not be considered available unless fire apparatus access roads extend between properties and easements are established to prevent obstruction of such roads. (CFC 507, 501.3) ff. Residential Fire Sprinklers: Residential fire sprinklers are required in all one and two-family dwellings per the California Residential Code (CRC). Plans must be submitted to the Office of the Fire Marshal for review and be approved prior to installation. Reference CRC 313.2
gg.Building Address Numbers - All residential dwellings shall display street numbers in a prominent location on the street side of the residence in such a position that the numbers are easily visible to approaching emergency vehicles. The numbers shall be located consistently on each dwelling throughout the development. The numerals shall be no less than four (4) inches in height. (CFC 505.1).
hh.Hazardous Vegetation and Fuel Management Plan – Projects in the Local Responsibility Area Very High Fire Hazard Severity Zone and State Responsibility Area Very High, High and Moderate Fire Hazard Severity Zones shall provide a Hazardous Vegetation and Fuel Management Plan to be reviewed and approved by the Fire Department. A preliminary plan shall be approved by the Fire Department prior to any new parcel map recordation. Reference CFC 4906.3
Engineering Department General Requirements & Information ii. With respect to the Conditions of Approval for the above referenced project, the City of San Jacinto requires that the developer provide street improvements and/or road dedication in accordance with the City of San Jacinto Municipal Code Title 12 and the Conditions of Approval. It is understood that the site plan and the map correctly shows all existing and proposed easements, traveled ways, rights-of-way, and drainage course with appropriate Q’s and that their
4.3.f
Packet Pg. 482 Attachment: Planning Commission Recommended Conditions of Approval (Kirby 2 - Planned Conditions of Approval
General Notes, Requirements, and Conditions of
Tentative Tract Map 38509
omission may require the map to be resubmitted for further consideration. These Ordinances and the following conditions are essential parts and requirements occurring in one condition is as binding as though the condition occurs in all conditions. The conditions are intended to be complimentary and to describe the conditions for a complete design of the improvements. Unless otherwise noted, all offsite improvements as conditioned shall be installed prior to issuance of any occupancy permits. All questions regarding the true meaning of the conditions shall be referred to the City Engineer’s office.
In the event of a conflict between any conditions stated below, those imposed by the Planning Department and RCFC, and requirements as identified in the approved Traffic Impact Analysis, the most stringent in the opinion of the City shall prevail.
jj. The project grading shall be in a manner to perpetuate existing natural drainage patterns. Any deviation from this, concentration or increase in runoff must have approval of adjacent property owners and City Engineer. The developer/property owner shall accept the offsite runoff and convey to acceptable outlet. kk. Drainage facilities (i.e. catch basins, etc.) with sump conditions shall be designed to convey the tributary 100-year storm flows. Secondary emergency escape shall also be provided. ll. Prior to commencement of any construction or installation of fencing in public right-of-way, an encroachment permit shall be obtained from the City Engineer’s office.
mm.All existing and new utilities adjacent to and on the Project Site shall be located underground as per City of San Jacinto Municipal Code Section 15.32.
nn.The developer/property owner shall secure City’s and appropriate agencies’ clearances and approvals of the improvement plans.
4.3.f
Packet Pg. 483 Attachment: Planning Commission Recommended Conditions of Approval (Kirby 2 - Planned Conditions of Approval
General Notes, Requirements, and Conditions of
Tentative Tract Map 38509
oo.The developer/property owner shall join the City’s Lighting, Landscape and Flood Control Districts as appropriate. The proposed streetlights and existing and proposed traffic signals shall be maintained by the City and cost paid by the developer/property owner through the said annexation.
4.3.f
Packet Pg. 484 Attachment: Planning Commission Recommended Conditions of Approval (Kirby 2 - Planned Conditions of Approval
General Notes, Requirements, and Conditions of
Tentative Tract Map 38509
Timing Responsible
Department Prior to Recordation of the Final Map Met?
Prior to
Recordation
of the Final
Map
Engineering
1. A final map shall be filed for review and approval by the City Engineer.
After recordation, a digital (pdf) copy of the recorded map shall be submitted to the Engineering Department.
☐
Prior to
Recordation
of the Final
Map
Engineering
2. The developer/property owner shall have approved improvement plans, executed subdivision improvement agreement, and posted securities for the public improvements.
☐
Prior to
Recordation
of the Final
Map
Engineering
3. The developer/property owner shall sign the consent and waiver form to join the City’s Lighting and Landscape Districts and City’s Flood Control District as appropriate. The proposed streetlights and traffic signals shall be maintained by the City and cost paid by the developer/property owner through the said annexation.
☐
Prior to
Recordation
of the Final
Map
Engineering
4. The developer/property owner shall submit the following to the City Engineer for review and approval:
a. Grading and Erosion and Sediment Control Plans
b. Street Improvement Plans
c. Storm Drain Improvement Plans
d. Water and Sewer Improvement Plans
e. Signing and Striping Plans
f. Hydrology and Hydraulic Report
g. Geotechnical report
h. Final WQMP (for reference)
☐
4.3.f
Packet Pg. 485 Attachment: Planning Commission Recommended Conditions of Approval (Kirby 2 - Planned Conditions of Approval
General Notes, Requirements, and Conditions of
Tentative Tract Map 38509
Timing Responsible
Department Prior to Recordation of the Final Map Met?
i. Street Light Plans prepared by a registered Electrical Engineer per City of San Jacinto Standards
The design shall be in compliance with Eastern Municipal Water District (EMWD), RCFCD, Riverside County Transportation Department, Caltrans, City of San Jacinto and ADA most recent standards, criteria, and requirements and in effect at the time of construction and shall be coordinated with the approved plans of the adjacent developments.
Prior to
Recordation
of the Final
Map
Engineering
5. Kirby Street is classified as a Collector per the City General Plan. A 44-foot wide halfwidth right-of-way is currently dedicated along the property’s easterly frontage. No dedication will be required
☐
Prior to
Recordation
of the Final
Map
Engineering
6. Esplanade Avenue is classified as an Arterial per the City General Plan. A 50-foot half width right-of-way is currently dedicated along the property’s southerly frontage. The developer/property owner shall dedicate the required additional 6 feet (6’) of right-of-way to provide a 56-foot wide halfwidth right-of-way and comply with the City “Parkway and Median Master Plan” dedication requirements in coordination with the City Planning Department as well.
☐
Prior to
Recordation
of the Final
Map
Engineering
7. Property line corner cutbacks shall be dedicated per County of Riverside Standard No. 805. Curb ramps shall include concrete truncated domes per ADA standards.
☐
4.3.f
Packet Pg. 486 Attachment: Planning Commission Recommended Conditions of Approval (Kirby 2 - Planned Conditions of Approval
General Notes, Requirements, and Conditions of
Tentative Tract Map 38509
Timing Responsible
Department Prior to Recordation of the Final Map Met?
Prior to
Recordation
of the Final
Map
Engineering
8. All easements and/or street rights-of-way shall be offered for dedication to the public or other appropriate agencies in perpetuity and shall continue in force until the City or the appropriate agency accepts or abandons such offers.
☐
Prior to
Recordation
of the Final
Map
Engineering
9. The Tentative Tract Map 38509 exhibit proposes primary access through the adjacent parcel to the north, which requires an access easement. The parcel to the north was approved as Tract 34664. The primary access road shall connect to Wild Thyme Place and Kirby Street. The developer/property owner shall make a good faith effort to acquire the required offsite access easements, and if the developer/property owner fails to do so, the developer/property owner shall redesign Tract 38509 to provide adequate access.
☐
Prior to
Recordation
of the Final
Map
Engineering
10.The following statement shall be added to the Tract Map:
NOTICE OF DRAINAGE FEES Notice is hereby given that this property is located in the San Jacinto Valley Area Drainage Plan which was adopted by the City of San Jacinto pursuant to Ordinance 13-01 and Section 66001, et seq, of the Government Code and that said property is subject to fees for said drainage area. Notice is further given that, pursuant to Ordinance 13- 01, payment of the drainage fees shall be paid to the City of San Jacinto prior to issuance of the building permit for the map, and that the property owner prior to issuance of the building permit, shall pay the fee required at the rate in effect at the time of issuance of the actual permit. ☐
4.3.f
Packet Pg. 487 Attachment: Planning Commission Recommended Conditions of Approval (Kirby 2 - Planned Conditions of Approval
General Notes, Requirements, and Conditions of
Tentative Tract Map 38509
Prior to
Recordation
of the Final
Map
Special Districts
11.Establish a funding mechanism for the maintenance of public improvements.
a. Annexation into the Public Facilities Maintenance Community Facilities District (CFD) is required to fulfill the funding requirement for maintenance of public improvements. If a property owner opts to annex into a CFD, the annexation must be finalized in order to satisfy this condition.
☐
Prior to
Recordation
of the Final
Map
Special Districts
12.Annexation into the Public Safety Community Facilities Districts is required (CFD) to fulfill the funding requirement for public safety services. • Funding of services under the City’s CFDs will consist of an annual assessment based on the costs of such services, as determined by a City’s Engineer’s Estimate and established by tax zone. ☐
Timing Responsible
Department Prior to a Specific Date Met?
Three days
Prior to
Grading
Planning
13.Pre-construction surveys for BUOW should be conducted no more than 3 days prior to commencement of Project-related ground disturbance to verify that BUOW remain absent from the project area
☐
4.3.f
Packet Pg. 488 Attachment: Planning Commission Recommended Conditions of Approval (Kirby 2 - Planned Conditions of Approval
General Notes, Requirements, and Conditions of
Tentative Tract Map 38509
Timing Responsible
Department Prior to a Specific Date Met?
Three days
Prior to
Grading
Planning
14.The State of California prohibits the “take” of active bird nests. To avoid an illegal take of active bird nests, any grubbing, brushing or tree removal should be conducted outside of the State identified nesting season (typically February 1 through September 1). Alternatively, nesting bird surveys shall be conducted by a qualified avian biologist no more than three (3) days prior to vegetation clearing or ground disturbance activities.
Preconstruction surveys shall focus on both direct and indirect evidence of nesting, including nest locations and nesting behavior. The qualified avian biologist will make every effort to avoid potential nest predation as a result of survey and monitoring efforts. If active nests are found during the preconstruction nesting bird surveys, a Nesting Bird Plan (NBP) shall be prepared and implemented by the qualified avian biologist. At a minimum, the NBP shall include guidelines for addressing active nests, establishing buffers, ongoing monitoring, establishment of avoidance and minimization measures, and reporting. The size and location of all buffer zones, if required, shall be based on the nesting species, individual/pair’s behavior, nesting stage, nest location, its sensitivity to disturbance, and intensity and duration of the disturbance activity. To avoid impacts to nesting birds, any grubbing or vegetation removal should occur outside peak breeding season (typically February 1 through September. ☐
30-days Prior
to Grading Planning
15.If burrowing owl are discovered within the project footprint during construction activities, a site-specific BUOW protection and/or passive relocation plan shall be prepared to determine suitable buffers and/or artificial burrow construction locations to minimize impacts to this species.
If a BUOW is found on-site at the time of construction, all activities likely to affect the animal(s) shall cease immediately and regulatory agencies shall be contacted to determine appropriate management actions. ☐
4.3.f
Packet Pg. 489 Attachment: Planning Commission Recommended Conditions of Approval (Kirby 2 - Planned Conditions of Approval
General Notes, Requirements, and Conditions of
Tentative Tract Map 38509
Timing Responsible
Department Prior to Issuance of Grading Permit Met?
Prior to
Issuance of
Grading
Permit
Planning
16.A grading permit shall be obtained from the City of San Jacinto prior to the commencement of any grading outside of the City-maintained road rightof-way. ☐
Prior to
Issuance of
Grading
Permit
Engineering
17.The final tract map shall be filed for review and approval and shall be recorded. ☐
Prior to
Issuance of
Grading
Permit
Engineering
18.This Property is located in the San Jacinto Valley Area Drainage Plan which was adopted by the City of San Jacinto pursuant to Ordinance 13- 01 and Section 66001, et seq, of the Government Code and that said property is subject to fees for said drainage area. Notice is further given that, pursuant to Ordinance 13-01, payment of the drainage fees shall be paid to the City of San Jacinto prior to issuance of the first building permit for the parcel, and that the property owner shall pay the fee required at the rate in effect at the time of issuance of the actual permit. ☐
Prior to
Issuance of
Grading
Permit
Engineering 19.All weather access per Fire Department standards shall be provided to the proposed buildings per the Precise Grading Plan. ☐
Prior to
Issuance of
Grading
Permit
Engineering
20.The developer/property owner shall submit a compaction certification from the Soils Engineer in compliance with the approved geotechnical/soils report and the pad elevation certification from the Civil Engineer in compliance with the approved Precise Grading Plan.
☐
Prior to
Issuance of Planning 21.The proposed site design BMPs selected for this project have been approved in concept. The project shall submit a Final WQMP, plans and ☐
4.3.f
Packet Pg. 490 Attachment: Planning Commission Recommended Conditions of Approval (Kirby 2 - Planned Conditions of Approval
General Notes, Requirements, and Conditions of
Tentative Tract Map 38509
Timing Responsible
Department Prior to Issuance of Grading Permit Met?
Grading
Permit
details providing the elevations and slopes of the infiltration basin and other details for the proposed structural BMPs. The Public Works Department shall review and approve the Final WQMP document, plans and details.
Prior to
Issuance of
Grading
Permit
Planning
22.The development shall be subject to all provisions of City of San Jacinto Ordinance Number 13.44, which establishes Urban Stormwater Runoff Management and discharge controls to improve Water Quality and comply with Federal/State Regulations and any subsequent amendments, revisions or ordinances pertaining thereto.
☐
Prior to
Issuance of
Grading
Permit
Planning
23.A Final Water Quality Management Plan (WQMP) shall be submitted and approved, including a project description, and identifying Best Management Practices (BMPs) that will be used on-site to reduce pollutants into the storm drain system to the maximum extent practicable.
The Water Quality Management Plan shall identify the structural and nonstructural measures consistent with the City’s adopted requirements. ☐
Prior to
Issuance of
Grading
Permit
Planning
24.The developer/applicant or successor in interest shall prepare a Stormwater Pollution Prevention Plan (SWPPP) and obtain a Notice of Intent (NOI) to comply with obtaining coverage under the National Pollutant Discharge Elimination System (NPDES) General Construction Storm Water Permit from the State Water Resources Control Board.
Evidence that this has been obtained (i.e., a copy of the Waste Discharger’s Identification Number) shall be submitted to the City for coverage under the National Pollutant Discharge Elimination System General Construction Permit.
☐
4.3.f
Packet Pg. 491 Attachment: Planning Commission Recommended Conditions of Approval (Kirby 2 - Planned Conditions of Approval
General Notes, Requirements, and Conditions of
Tentative Tract Map 38509
Timing Responsible
Department Prior to Issuance of Grading Permit Met?
Prior to
Issuance of
Building
Permits
Planning
25.The developer/applicant or successor in interest shall record a “Water Quality Management Plan and Urban Runoff BMP Transfer Access and Maintenance Agreement,” to provide public notice of the requirement to implement the approved Final project-specific WQMP and the maintenance requirements associated with the WQMP.
The developer/applicant or successor in interest shall ensure the following, pursuant to Section XII. I. of the 2010 NPDES Permit:
Field verification that structural Site Design, Source Control, and Treatment Control BMPs are designed, constructed and functional in accordance with the approved Final Water Quality Management Plan (WQMP). City WQMP Inspector will be notified for required inspections during construction.
☐
Prior to
Issuance of
Grading
Permit
Planning
26.The erection (including excavation), demolition, alteration or repair of any building shall occur between the hours of seven a.m. and seven p.m. on weekdays and Saturdays, and between nine a.m. and six p.m. on Sundays and holidays, except when such work complies with the terms of a temporary use permit which may be issued by the community development director or his or her designee, upon a showing of sufficient need due to hot or inclement weather, or the use of an unusually long process material, or other circumstances of unusual and compelling nature.
All construction equipment shall be muffled and/or surrounded by noise attenuating barriers.
☐
4.3.f
Packet Pg. 492 Attachment: Planning Commission Recommended Conditions of Approval (Kirby 2 - Planned Conditions of Approval
General Notes, Requirements, and Conditions of
Tentative Tract Map 38509
Timing Responsible
Department Prior to Issuance of Grading Permit Met?
Prior to
Issuance of
Grading
Permit
Planning
27.The contractor shall provide a letter that agreeing to follow the City’s General Plan and Noise Ordinance. In addition the letter shall indicate the contractor shall implement the following best practices during the construction phase of the development.
a) Limit construction to the daytime hours (7:00 AM to 7:00 PM) and prohibit construction on Sundays and holidays.
b) At least 10 days prior to the start of construction activities, a sign shall be posted at the entrance(s) to the job site, clearly visible to the public, that includes permitted construction on days and hours, as well as telephone numbers of the City’s and contractor’s authorized representative that are assigned to respond in the event of a noise or vibration complaint. If the authorized contractor’s representative receives a complaint, he/she shall investigate, take appropriate corrective action, and report to the City.
c) During the entire active construction period, equipment and trucks used for the project construction shall utilize the best available noise control techniques (e.g., improved mufflers, use of intake silencers, ducts, engine enclosures, and acoustically attenuating shields or shrouds), wherever feasible.
d) During the entire active construction period, stationary noise sources shall be located as far from sensitive receptors as possible, and they shall be incorporated to the extent feasible.
e) Select haul routes that avoid the greatest amount of sensitive use areas.
Avoid soil hauling through residential areas.
f) Signs shall be posted at the job site entrance(s), within the on‐site construction zones, and along queueing lanes (if any) to reinforce the prohibition of unnecessary engine idling. All other equipment shall be turned off if not in use for more than 5 minutes.
☐
4.3.f
Packet Pg. 493 Attachment: Planning Commission Recommended Conditions of Approval (Kirby 2 - Planned Conditions of Approval
General Notes, Requirements, and Conditions of
Tentative Tract Map 38509
Timing Responsible
Department Prior to Issuance of Grading Permit Met?
g) During the entire active construction period and to the extent feasible, the use of noise‐producing signals, including horns, whistles, alarms, and bells, shall be for safety warning purposes only. The construction manager shall use smart back‐up alarms, which automatically adjust the alarm level based on the background noise level or switch off back‐up alarms and replace them with human spotters in compliance with all safety requirements and laws.
Prior to
Issuance of
Grading
Permit
Planning 28.No radios or other sound equipment shall be used at this site unless required for emergency response by the contractor. ☐
Prior to
Issuance of
Grading
Permit
Planning
29.The City shall require the developer to require that all construction equipment be operated with mandated noise control equipment (mufflers or silencers). Enforcement will be accomplished by random field inspections by applicant personnel during construction activities. ☐
Prior to
Issuance of
Grading
Permit
Planning 30.Equipment not in use for five minutes shall be shut off. ☐ Prior to
Issuance of
Grading
Permit
Planning 31.Equipment shall be maintained and operated such that loads are secured from rattling or banging.
☐
4.3.f
Packet Pg. 494 Attachment: Planning Commission Recommended Conditions of Approval (Kirby 2 - Planned Conditions of Approval
General Notes, Requirements, and Conditions of
Tentative Tract Map 38509
Timing Responsible
Department Prior to Issuance of Grading Permit Met?
Prior to
Issuance of
Grading
Permit
Planning
32.The developer shall enter into a Treatment and Disposition Agreement (TDA) with the Soboba Band of Luiseño Indians to address treatment and disposition of archaeological, or Tribal Cultural Resources and human remains associated with the Soboba Band of Luiseño Indians that may be uncovered or otherwise discovered during ground-disturbing activities related to the Project, if monitoring deemed necessary by Soboba Band of Luiseño Indians. The TDA will establish provisions for tribal monitoring and shall be submitted to the Planning Division once it has been executed. ☐
Prior to
Issuance of
Grading
Permit
Planning
33.In the event of the discovery of human remains, the County coroner shall be immediately notified. If human remains of Native American origin are discovered during ground-disturbing activities, the applicant shall comply with the state relating to the disposition of Native American burials that fall within the jurisdiction of the NAHC (PRC Section 5097). According to California Health and Safety Code, six or more human burials at one location constitute a cemetery (Section 8100), and disturbance of Native American cemeteries is a felony (Section 7052). Section 7050.5 requires that excavation be stopped in the vicinity of discovered human remains until the coroner can determine whether the remains are those of a Native American. If the remains are determined to be Native American, the California Native American Heritage Commission and the Soboba Band of Luiseño Indians shall be notified and appropriate measures provided by State law shall be implemented to determine the most likely living descendant(s). Disposition of the remains shall be overseen by the most likely living descendants to determine the most appropriate means of treating the human remains and any associated grave artifacts. ☐
4.3.f
Packet Pg. 495 Attachment: Planning Commission Recommended Conditions of Approval (Kirby 2 - Planned Conditions of Approval
General Notes, Requirements, and Conditions of
Tentative Tract Map 38509
Timing Responsible
Department Prior to Issuance of Grading Permit Met?
Prior to
Issuance of
Grading
Permit
Planning
34.Should any paleontological resources be encountered during construction, earthmoving or grading activities in the immediate area of the finds shall be halted and an onsite inspection should be performed immediately by a qualified paleontologist. Responsibility for making this determination shall be with the City’s onsite inspector. The paleontological professional shall assess the find, determine its significance, and determine appropriate mitigation measures within the guidelines of the California Environmental Quality Act that shall be implemented to minimize any impacts to a paleontological resource. ☐
Prior to
Issuance of
Grading
Permit
Building &
Safety /
Planning
35.The development of the project site shall be required to comply with South Coast Air Quality Management District Rule 403 – Fugitive Dust. This rule is intended to reduce the amount of particulate matter entrained in the ambient air as a result of anthropogenic (human-made) fugitive dust sources by requiring actions to prevent, reduce, or mitigate fugitive dust emissions. Rule 403 applies to any activity or human-made condition capable of generating fugitive dust. Applicable dust suppression requirements from Rule 403 are summarized below.
A) Nontoxic chemical soil stabilizers shall be applied according to manufacturers’ specifications to all inactive construction areas (previously graded areas inactive for 10 days or more).
B) Active sites shall be watered at least twice daily. (Locations where grading is to occur will be thoroughly watered prior to earthmoving.) C) All trucks hauling dirt, sand, soil, or other loose materials shall be covered, or at least 0.6 m (2 ft.) of freeboard (vertical space between the top of the load and top of the trailer) maintained in accordance with the requirements of California Vehicle Code (CVC) Section 23114.
☐
4.3.f
Packet Pg. 496 Attachment: Planning Commission Recommended Conditions of Approval (Kirby 2 - Planned Conditions of Approval
General Notes, Requirements, and Conditions of
Tentative Tract Map 38509
Timing Responsible
Department Prior to Issuance of Grading Permit Met?
D) Construction access roads shall be paved at least 30 m (100 ft.) onto the site from the main road.
E) Traffic speeds on all unpaved roads shall be reduced to 15 mph or less.
Evidence of compliance shall be submitted to the Planning Department.
Prior to
Issuance of
Grading
Permit
Building &
Safety /
Planning
36.Development of the project site shall be required to sweep all streets at least once a day using SCAQMD Rule 1186 certified street sweepers if visible soil materials are carried to adjacent streets. ☐ Prior to
Issuance of
Grading
Permit
Building &
Safety
37.Stored backfill material shall be covered with water resistant material during periods of heavy precipitation to reduce the potential for rainfall erosion of stored backfill material. If covering is not feasible, then measures such as the use of straw bales or sandbags shall be used to capture and hold eroded material on the project site for future cleanup. ☐
Prior to
Issuance of
Grading
Permit
Building &
Safety
38.All exposed, disturbed soil (trenches, stored backfill, etc.) shall be sprayed with water or soil binders twice a day, or more frequently if fugitive dust is observed migrating from the project site during future construction activities.
☐
4.3.f
Packet Pg. 497 Attachment: Planning Commission Recommended Conditions of Approval (Kirby 2 - Planned Conditions of Approval
General Notes, Requirements, and Conditions of
Tentative Tract Map 38509
Timing Responsible
Department Prior to Issuance of Building Permit Met?
Prior to
Issuance of
Building
Permits
Planning
39. The subdivider shall pay a fee in lieu thereof for neighborhood and community park and recreation purposes according to the standards and formula contained in Title 16 – Subdivision Code.
☐
Prior to
Issuance of
Building
Permits
Building
40.The City has adopted Traffic Signal Mitigation fees and the Transportation Uniform Mitigation Fee (TUMF) program; this Project shall be subject to the payment of these fees prior to the issuance of building permits unless exempted by the ordinance establishing the TUMF program. The fees shall be subject to the provisions of the enabling ordinance and based upon the fee schedule in effect at the time of building permit issuance. ☐
Prior to
Issuance of
Building
Permits
Building
41.The City of San Jacinto has adopted the area-wide Multi-Species Habitat Conservation Plan (MSHCP). This Project is subject to the payment of fees prior to the issuance of building permits unless exempted by the ordinance establishing the MSHCP program. The fees shall be subject to the provisions of the enabling ordinance and based upon the fee schedule in effect at the time of building permit issuance.
☐
Prior to
Issuance of
Building
Permits
Engineering
42.The project site in located within the limits of San Jacinto Valley Area Drainage Plan (ADP) for which drainage fees have been adopted by City.
Drainage fees shall be paid as set forth under the provisions of the “Rules and Regulations of Administration of Area Drainage Plan.” ☐
4.3.f
Packet Pg. 498 Attachment: Planning Commission Recommended Conditions of Approval (Kirby 2 - Planned Conditions of Approval
General Notes, Requirements, and Conditions of
Tentative Tract Map 38509
Timing Responsible
Department Prior to Issuance of Building Permit Met?
Prior to
Issuance of
Building
Permits
Planning
43.A Site Plan & Design Review plan shall be submitted and approved by the City. The design review shall be consistent with the Residential Development Design Regulations (Section 17.425.020) and other relevant sections of the Development Code; and should consist of:
a. A precise grading plan with the plotting of homes, setbacks from property lines, paved areas, slopes, etc.;
b. Floor plans;
c. Architectural elevations (in color) of all sides;
d. Typical front yard landscaping;
e. Entry monumentation, and parkway landscape treatments; f. Wall and Fence Plan that includes a decorative block wall around the perimeter of the project and interior fencing; and
g. Common mailbox architectural treatment.
☐
Prior to
Issuance of
Building
Permits
Planning
44.All plans submitted to the City shall reflect the plans in this approval. This condition applies to site plans, grading plans, landscape plans, building plans, elevations, and all other illustrations, text, or plans submitted to the City in connection with the project. Should there be a deviation, a determination whether a Substantial Compliance or a Planned Unit Development Amendment application shall be made by the Community Development Director or his designee.
☐
Prior to
Issuance of
Building
Permits
Planning
45.The developer/applicant or successor in interest shall record a “Water Quality Management Plan and Urban Runoff BMP Transfer Access and Maintenance Agreement,” to provide public notice of the requirement to ☐
4.3.f
Packet Pg. 499 Attachment: Planning Commission Recommended Conditions of Approval (Kirby 2 - Planned Conditions of Approval
General Notes, Requirements, and Conditions of
Tentative Tract Map 38509
Timing Responsible
Department Prior to Issuance of Building Permit Met?
implement the approved Final project-specific WQMP and the maintenance requirements associated with the WQMP.
a. The developer/applicant or successor in interest shall ensure the following, pursuant to Section XII. I. of the 2010 NPDES Permit:
b. Field verification that structural Site Design, Source Control, and Treatment Control BMPs are designed, constructed and functional in accordance with the approved Final Water Quality Management Plan (WQMP). City WQMP Inspector will be notified for required inspections during construction.
Prior to
Issuance of
Building
Permits
Planning
46.Submit a detailed landscape and irrigation plan, prepared by a licensed landscape architect in conformance with Chapter 17.325 – Water Efficient Landscape and Irrigation and Section 17.325.060 — Landscape and Irrigation Submittal Package Requirements of the Development Code and the City Landscape Design Guidelines for review and approval by the City Landscape Architect. The Landscape and Irrigation Submittal Package shall include:
a. A completed application packet provided by the City; b. The Water Efficient Landscape Worksheet, including the MAWA and ETWU; Note the ETo rate for San Jacinto is 56.8 per State guidelines.
c. The soils management report;
d. The landscape design plan;
e. The irrigation design plan; The grading plan.
☐
4.3.f
Packet Pg. 500 Attachment: Planning Commission Recommended Conditions of Approval (Kirby 2 - Planned Conditions of Approval
General Notes, Requirements, and Conditions of
Tentative Tract Map 38509
Timing Responsible
Department Prior to Issuance of Building Permit Met?
Prior to
Issuance of
Building
Permits
Planning
47.The applicant shall demonstrate compliance with SCAQMD rules, Rule 201 – Permit to Construct, Rule 203 – Permit to Operate, and Rule 461 – Gasoline Transfer and Dispensing by obtaining the proper permits from SCAQMD.
☐
Prior to
Issuance of
Building
Permits
Building
48.Methane testing shall be conducted by a licensed engineer, geologist or registered environmental assessor and if necessary shall include measures to reduce concentrations of methane to an acceptable level. ☐
Prior to
Issuance of
Building
Permits
Planning /
Building &
Safety
49.The contract with demolition and construction contractors shall include the requirement that all materials that can be recycled shall be salvaged and recycled. This includes, but is not limited to, wood, metals, concrete, road base, and asphalt. The developer shall submit a recycling plan to the City for review and approval prior to the start of demolition/construction activities to accomplish this objective.
☐
Prior to
Issuance of
Building
Permits
Building &
Safety
50.The developer shall require that all building structures meet or exceed 2022 Title 24, Part 6 Standards and meet Green Building Code Standards. ☐ Prior to
Issuance of
Building
Permits
Building &
Safety
51.The developer shall require that all faucets, toilets and showers installed in the proposed structures utilize low‐flow fixtures that would reduce indoor water demand by 20% per CalGreen Standards.
☐
Prior to
Issuance of
Building
Permits
Building &
Safety /
Planning
52.No wood burning devices shall be installed in any dwelling units, consistent with SCAQMD Rule 445. ☐
4.3.f
Packet Pg. 501 Attachment: Planning Commission Recommended Conditions of Approval (Kirby 2 - Planned Conditions of Approval
General Notes, Requirements, and Conditions of
Tentative Tract Map 38509
Timing Responsible
Department Prior to Issuance of Building Permit Met?
Prior to
Issuance of
Building
Permits
Cal Fire –
Riverside
County Fire
Department
53.Fire Protection Water Supplies/Fire Flow - Minimum fire flow for the construction of all buildings is required per CFC Appendix B or other approved method. Prior to building permit issuance for new construction, the applicant shall provide documentation to the Fire Department to show there exists a water system capable of delivering the required fire flow.
Specific design features may increase or decrease the required fire flow.
Reference CFC 507.
☐
Prior to
Issuance of
Building
Permits
Cal Fire –
Riverside
County Fire
Department
54.Residential Fire Sprinklers: Residential fire sprinklers are required in all one and two-family dwellings per the California Residential Code (CRC).
Plans must be submitted to the Office of the Fire Marshal for review and be approved prior to installation. Reference CRC 313.2
☐
Prior to
Issuance of
Building
Permits
Cal Fire –
Riverside
County Fire
Department
55.Fire Protection Water Supplies/Hydrants - The minimum number of fire hydrants required, as well as the location and spacing of fire hydrants, shall comply with the CFC Appendix C. Fire hydrants shall be located no more than 600 feet from all portions of the exterior of the building along an approved route on a fire apparatus access road, unless otherwise approved by the Fire Department. The size and number of outlets required for the approved fire hydrants are 4” x 2 ½”. Reference CFC 507.5 and CFC Appendix C
☐
Prior to
Issuance of
Building
Permits
Cal Fire –
Riverside
County Fire
Department
56.Fire Water Supply System - The applicant/developer shall furnish one copy of the water system plans to the Office of the Fire Marshal for review and approval. (CFC 507.1).
☐
4.3.f
Packet Pg. 502 Attachment: Planning Commission Recommended Conditions of Approval (Kirby 2 - Planned Conditions of Approval
General Notes, Requirements, and Conditions of
Tentative Tract Map 38509
Timing Responsible
Department Prior to Issuance of Building Permit Met?
Prior to
Issuance of
Building
Permits
Cal Fire –
Riverside
County Fire
Department
57.Tract Water Plans: The applicant/developer shall furnish two copies of the water system fire hydrant plans to Fire Department for review and approval prior to building permit issuance. Plans shall be signed by a registered civil engineer, and shall confirm hydrant type, location, spacing, and minimum fire flow. Once plans are signed and approved by the local water authority, the originals shall be presented to the Fire Department for review and approval. Reference CFC 105.4.
☐
Prior to
Issuance of
Building
Permits
Cal Fire –
Riverside
County Fire
Department
58.Fire Department Access - Fire apparatus access roads shall be provided to within 300 feet of all exterior portions of buildings, unless otherwise approved by the Fire Department. Fire apparatus access roads shall have an unobstructed width of not less than 24 feet. Dead-end fire apparatus access roads in excess of 150 feet shall be provided with an approved turn around. The minimum required turning radius of a fire apparatus access road is 38 feet outside radius and 14 feet inside radius. The construction of the fire apparatus access roads shall be all weather and capable of sustaining 75,000 lbs. Unless otherwise approved, the grade of a fire apparatus access road shall not exceed 16 percent and the cross slope shall not exceed 2.5 percent. The angles of approach and departure for fire apparatus access roads shall be a maximum of 6 percent grade change for 25 feet of approach/departure. Reference CFC 503.1.1 and 503.2.1 as amended by the County of Riverside
☐
Prior to
Issuance of
Building
Permits
Cal Fire –
Riverside
County Fire
Department
59.Street Identification Signs - Approved temporary or permanent street name signs for fire apparatus access roads, shall be installed. ☐
4.3.f
Packet Pg. 503 Attachment: Planning Commission Recommended Conditions of Approval (Kirby 2 - Planned Conditions of Approval
General Notes, Requirements, and Conditions of
Tentative Tract Map 38509
Timing Responsible
Department Prior to Issuance of Building Permit Met?
Prior to
Issuance of
Building
Permits
Engineering 60.Provide City will-serve letter for water and sewer provision. ☐ Prior to
Issuance of
Building
Permits
Engineering 61.The project will be conditioned to annex into City’s respective maintenance districts. ☐
Timing Responsible
Department Prior to the Issuance of a Certificate of Occupancy Met? Prior to the
Issuance of a
Certificate of
Occupancy
Planning
62.The developer/applicant or successor in interest shall submit the following items for the landscape and irrigation development and maintenance:
a) The signed Landscape Certificate of Completion pursuant to Section
17.325.070– Certificate of Completion of the Development Code; b) The irrigation scheduling pursuant to Section 17.325.080 – Irrigation Scheduling of the Development Code;
c) The Landscape and Irrigation Maintenance Schedule pursuant to Section 17.325.090 – Landscape and Irrigation Maintenance Schedule of the Development Code; and
d) The Irrigation Audit, Irrigation Survey, and Irrigation Water Use Analysis pursuant to Section 17.325.100 — Irrigation Audit, Irrigation Survey, and Irrigation Water Use Analysis of the Development Code. ☐
4.3.f
Packet Pg. 504 Attachment: Planning Commission Recommended Conditions of Approval (Kirby 2 - Planned Conditions of Approval
General Notes, Requirements, and Conditions of
Tentative Tract Map 38509
Timing Responsible
Department Prior to the Issuance of a Certificate of Occupancy Met? Prior to the
Certificate of
Occupancy
Engineering
63.Kirby Street is classified as a Collector. Along the property’s easterly frontage. The 44 feet of dedicated right-of-way shall be improved to provide for asphalt paving (using a TI of 8.5 and PG 64-10), 8-inch curb and gutter located 32 feet west of centerline, 12-foot parkway consisting of a Class 3 bike path, landscaping, 6-foot wide sidewalk, and streetlights subject to photometric analysis, per City of San Jacinto, County of Riverside and Caltrans standards
If the existing pavement is in good condition the developer/property owner may use grind and overlay technique as determined by the City Engineer.
☐
Prior to the
Certificate of
Occupancy
Engineering
64.Esplanade Avenue is classified as an Arterial along the project’s southerly frontage. The additional 6 feet of dedicated right-of-way shall be improved to provide for a 56-foot wide halfwidth right-of-way, asphalt paving (using a TI of 9.0 and PG 70-10), 8-inch curb and gutter located 38 feet north of centerline, 12-foot wide a parkway consisting of a Class I multi use path per City of San Jacinto Trails Master Plan, landscaping, 6-foot sidewalk, and streetlights subject to photometric analysis, per City of San Jacinto, County of Riverside and Caltrans standards. In addition, the developer/property owner shall comply with the City Parkway and Median Master Plan.
If the existing pavement is in good condition the developer/property owner may use grind and overlay technique as determined by the City Engineer ☐
4.3.f
Packet Pg. 505 Attachment: Planning Commission Recommended Conditions of Approval (Kirby 2 - Planned Conditions of Approval
General Notes, Requirements, and Conditions of
Tentative Tract Map 38509
Timing Responsible
Department Prior to the Issuance of a Certificate of Occupancy Met? Prior to the
Certificate of
Occupancy
Engineering
65.Construct ultimate Esplanade Avenue at Kirby Street traffic signal improvements or alternatively pay the associated fair share contribution as determined by the developer’s traffic engineer, as approved by the City Engineer
☐
Prior to the
Certificate of
Occupancy
Engineering 66.Parking shall be restricted on the proposed private streets because they are 30-foot wide curb to curb. ☐
Prior to the
Certificate of
Occupancy
Engineering
67.The detention basin on Lot F is proposed to be maintained by the homeowner’s association. The basin shall be designed per City of San Jacinto and Riverside County Flood Control and Water Conservation District (RCFCD) standards and design guidelines. The basin force main outlet shall be connected to the existing 18-inch storm drain in Esplanade that was constructed in conjunction with Tract 32499.
☐
Prior to the
Certificate of
Occupancy
Engineering
68.Driveway(s) on Kirby Street shall be improved to comply with County of Riverside Standard No. 207A. ☐
Prior to the
Certificate of
Occupancy
Engineering
69.The developer/property owner shall construct a secondary fire access and gate at the Street “A” entry along Esplanade Avenue. ☐
Prior to the
Certificate of
Occupancy
Engineering
70.The developer/property owner shall provide for utility trench surface repair as directed by the City Engineer if applicable. ☐
4.3.f
Packet Pg. 506 Attachment: Planning Commission Recommended Conditions of Approval (Kirby 2 - Planned Conditions of Approval
General Notes, Requirements, and Conditions of
Tentative Tract Map 38509
Timing Responsible
Department Prior to the Issuance of a Certificate of Occupancy Met? Prior to the
Certificate of
Occupancy
Special Districts
71.Development must comply with Storm Water Basin & Pump Specifications and Standards. Privately maintained storm water and water quality systems will be required to submit an Irrevocable Offer of Dedication, or similar dedication language upon map recordation, for each basin lot. ☐
Prior to the
Certificate of
Occupancy
Special Districts 72.Development must comply with Landscape and Irrigation Design Guidelines. ☐
Prior to the
Certificate of
Occupancy
Special Districts
73.Landscape improvements shall include irrigation meters and backflow devices with tampering preventive cage, exclusive for right-of-way landscaping. Right-of-way landscaping must be divided from private property by form or mow-curb or other approved materials. ☐
Prior to
Certificate of
Occupancy
Special Districts
74.Landscape areas in the right-of-way shall include an independent irrigation control system, with separate electric meter, exclusive for rightof-way landscaping. i. Cal-Sense version approved by the Public Utilities Superintendent is required for City maintained irrigation areas.
(Must be operational and certified by Cal-Sense)
☐
Prior to
Acceptance of
Public
Improvements
Special Districts
75.Developer will ensure that funds are available for maintenance, in the event that improvements are completed, and ready for City takeover, PRIOR to levy collection.
• The first installment of collected assessments is paid to the City in January of each year. In the event that takeover is requested before the first installment is paid to the City, the Developer will either:
☐
4.3.f
Packet Pg. 507 Attachment: Planning Commission Recommended Conditions of Approval (Kirby 2 - Planned Conditions of Approval
General Notes, Requirements, and Conditions of
Tentative Tract Map 38509
Timing Responsible
Department Prior to the Issuance of a Certificate of Occupancy Met? i. Pay an advancement of funds for the months included from takeover to collection (amount to be set by cost estimate at annexation) OR
ii. Continue to maintain improvements until City has acquired enough funds to sustain maintenance or until first assessment installment is received, whichever is first.
Prior to
Acceptance of
Public
Improvements
Special Districts
76.Upon acceptance and City take-over, developer will ensure that a minimum of one-year warranty is in place for landscape, irrigation, and basin integrity, inclusive pumps and mechanical equipment used for the maintenance of the improvements taken over.
☐
Prior to
Acceptance of
Public
Improvements
Special Districts
77.Parks and associated facilities shall be inspected by a Certified Access Specialist through the Division of the State Architect ensuring compliance with applicable state and federal construction-related accessibility standards. A copy of the disability access inspection certificate and the CASp inspection report shall be provided to the City. Any accessibility barriers documented will need to be remedied prior to acceptance of the park by the City.
☐
4.3.f
Packet Pg. 508 Attachment: Planning Commission Recommended Conditions of Approval (Kirby 2 - Planned November 19, 2024
TO: City Council
REQUESTED BY: Travis Randel, Deputy City Manager, Development Services APPROVED BY: Robert A. Johnson, City Manager
SUBJECT: Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065)
RECOMMENDATION:
The Planning Commission recommends that the City Council:
1. Determine that this proposed Project is Exempt from environmental review in accordance with the California Environmental Quality Act (CEQA), pursuant to CEQA Guidelines 15183 - Projects Consistent with a General Plan, Community Plan or Zoning and adopt a Notice of Exemption (NOE);
2. Approve the Esplanade Planned Development Permit, subject to the Recommended Conditions of Approval;
3. Approve Tentative Tract Map (TTM) 38872 to subdivide 27.47-gross acres, into 249 single-family lots for the construction of single-family detached residences, and to create lettered lots for parks, a detention basin, roads, and on-site landscaping subject to the Recommended Conditions of Approval; and
2. Approve a Site Plan and Design Review for the construction of the 249-single family homes.
DISCUSSION:
On October 22, 2024, the Planning Commission, after holding a Public Hearing, unanimously adopted PC Resolution 24-02, recommending that the City Council approve PROJ24-0065 (“Project”).
The Project is a proposal by EPD Solutions on behalf of Oscar Graham and Passco Pacifica, LLC, to establish a master-planned residential development consisting of 249 dwelling units as well as the construction of onsite roadways, a detention basin, parks, and on-site landscaping on
24.47-gross acres. To facilitate the development, the applicant submitted a Planned Development Permit (PDP), Tentative Tract Map (TTM), and Site Plan & Design Review for review and approval. While most subdivisions are approved by the Planning Commission, projects that contain policy decisions, such as Planned Development Permits, require review and approval of the City Council.
The Project site is located on the west side of Hewitt Street, extending between Commonwealth Avenue and Esplanade Avenue. The project is bounded by commercial development to the west,
4.4 Packet Pg. 509
vacant land to the south, and residential uses the north and east. The site is currently designated as Mixed-Use (MU) on the General Plan Land Use Map, which has an allowed density range of
10.1 to 36 units to the acre. The zoning classification for the project site is MU, which is consistent with the General Plan Land Use Designation.
The project consists of 249 individual lots, ranging in size from 2,120 to 4,123 square feet. The Tentative Tract Map (TTM) will also establish internal roadways and designated open space and park areas. Two vehicular access points are planned: one along Esplanade Avenue and another along Commonwealth Avenue. The residential units are divided into two product types—Alley Clusters and Small Lot Units—both designed to offer a distinctive living experience, prioritizing shared open spaces and amenities over individual lot size. These housing types, while different from traditional single-family residences, provide attractive entry-level options that are typically more affordable than larger lot developments, adding new housing choices for City residents.
The Engineering and Fire Departments have reviewed the project to ensure it meets all access, circulation, drainage, and water quality requirements.
A PDP is also proposed as part of the Project. The PDP provides for a more efficient use of the land and a better living environment, and also encourages enhanced amenities. The PDP incorporates the following design features and improvements to facilitate the proposed community:
• Five different architectural styles for the homes with nine color schemes. • Connections to the proposed Class I Multi-Use Trails along Esplanade Avenue and Hewitt Street.
• Enhanced entrances with colored stamped concrete.
• Landscape with an expansive list of street trees and shrubs to provide variety and interest. • Parks and open spaces that include features such as pickleball courts, picnic tables, barbecues, benches, play areas, shade structures, exercise stations, benches, and trash receptacles.
The PDP also allows deviations from the Development Standards of the MU zone. The required deviations to minimum development standards are listed in the table below. Items that are underlined are standards that would be modified. The modifications to the development standards ensure a more efficient use of the project site, while remaining consistent with the Goals and Policies of the General Plan, and market trends. Finaly, in order to facilitate the construction of the 249 single-family homes, a Site Plan and Design Review application was also submitted as part of the project, which includes a plot plan, floor plans, architectural elevations, and renderings.
Development Feature MU Zone
Development Code Proposed Consistent with the
MU Zone
Density 10.1-36.0 DU/AC 10.57 DU/AC Yes
Parcel Area (Net) 3,000 sq. ft. 2,120 sq. ft. No
4.4 Packet Pg. 510
Parcel Width 45 ft. 32 ft. No
Parcel Depth 65 ft. 66.5 ft. Yes
Setback Front
Alley Minimum
2-5 ft. (Alley) 3.5 ft. Yes
Setback Front
House/Garage Minimum
15 ft. – House
20 ft. – Garage
18 ft. – Garage No
Setback (Interior) 5 ft. 4 ft. No
Setback Street Side 7 ft. 2 ft. No
Setback Rear 5 ft. 2 ft. No
Primary Structure Height 45 ft. 29 ft. Yes
ENVIRONMENTAL ASSESSMENT:
This Project has been reviewed in accordance with the authority and criteria contained in the California Environmental Quality Act (“CEQA”), and it was determined that the Project is Exempt from further environmental review pursuant to Title 14, Section 15183 (d) of the California Code of Regulations (CCR). A project exemption applies when a project is consistent with: a) a community plan adopted as part of the general plan; b) a zoning action, which zoned or designated the parcel on which the project would be located to accommodate a particular density of development, or; c) a general plan of a local agency.
A Project is Consistent with a General Plan, Community Plan or Zoning if the proposed density is the same or less than the general plan standard approved under a certified General Plan EIR, and the project complies with the density-related standards contained in that plan (CEQA Guidelines section 15183(i)(2)). Density standards are expressed in various ways, including based on the number of dwelling units per acre, the number of people in a given area, floor area ratio, and other measures of building intensity, building height, and size limitations and use restrictions (Governor's Office of Planning and Research, 2017) An exemption applies only to the extent that all feasible mitigation measures for a significant effect specified in the EIR are or will be undertaken by the public agency having jurisdiction to implement such mitigation measures (CEQA Guidelines, §15183(e)(1),(2)).
Additional environmental review is not needed if an impact is not peculiar to the parcel or to the project, has been addressed as a significant effect in the GPEIR, or can be substantially mitigated by the imposition of uniformly applied development policies or standards (CEQA Guidelines §15183(c)). An impact is not considered peculiar if uniformly applied development standards or procedures have been previously adopted by the city with a finding that the development standards or procedures will substantially mitigate that environmental impact (CEQA Guidelines §15183(f)).
Accordingly, Section 15183 exemption applies because the proposed project is consistent with the City General Plan, the GP EIR, and all feasible measures identified in the GP EIR as being applicable.
PLANNING COMMISSION RECOMMENDATION:
4.4 Packet Pg. 511
On October 22, 2024, the Planning Commission conducted a Public Hearing for the proposed project. During the hearing, Staff recommended the removal of a Condition of Approval requiring methane testing prior to issuing building permits, as a Phase 1 Environmental Assessment had already been completed, addressing methane analysis. Although methane testing is typically a standard requirement, this prior assessment made further testing unnecessary.
At the close of the Public Hearing, the Planning Commission unanimously adopted PC Resolution 24-02 (5-0 in favor), recommending that the City Council approve the project with the revised Conditions of Approval (attached).
Since the Planning Commission hearing, additional updates have been made to the recommended Conditions of Approval. Three new conditions (Conditions #33-35) have been added to address and mitigate any potential impacts related to water quality and noise. Furthermore, the applicant has requested a modification to a Condition of Approval regarding traffic signal improvements at the Hewitt and 7th Street intersection, north of the site (Condition #3). Under the revised condition, the City will construct the traffic signal improvements, with the developer covering the costs. This approach, endorsed by the City Engineer, is expected to streamline installation by allowing the City to more efficiently manage potential conflicts with existing Edison power poles.
The updated Conditions of Approval, including these modifications, are attached to this report for review.
PUBLIC NOTICING AND COMMENTS:
A 10-day notice of public hearing was advertised on November 9, 2024, in the Press Enterprise.
In addition, notices of public hearing were mailed to all property owners within 300 feet of the project site. As of the writing of this staff report, no written correspondence has been received.
Staff did speak with one interested member of the public that is concerned with the traffic impact at the intersection of Park Avenue and Hewitt Street south of the site. The intersection was analyzed by the applicant’s consultant and the City Engineer, which both concluded that the impact is less than significant as the majority of the traffic is anticipated to go north and west of the site.
CONCLUSION:
The TTM, PDP and Site Plan and Design Review, will produce a development of superior quality and excellence in design through a variety of proposed enhancements within the community. The modified development standards proposed within the PDP allows flexibility in site planning, while upholding the intentions and goals of the General Plan. Furthermore, the project is expected to cater to a different segment of the market that will be drawn to the community based on the smaller lot sizes, product types, and the overall project design. Based on this summary and the findings outlined in the report, staff, and the Planning Commission, support the project.
FISCAL IMPACT:
There is no impact to the General Fund by approving the project. As is typical with subdivisions, the project is conditioned to provide a funding mechanism for the ongoing maintenance of roads, sidewalks, landscaping, and parks within the project boundary. The funding mechanism is typically
4.4 Packet Pg. 512
accomplished by annexation into a Community Facility District (CFD). The funding mechanism will ensure that the project does not rely on the General Fund to provide these services.
In addition, the project will also provide a funding mechanism to support public safety throughout the Project and City, which is typically accomplished by annexation of the project site into an existing Public Safety CFD.
ATTACHMENTS:
PC Resolution No. 24-02
Findings
Revised Conditions of Approval
Planned Development Permit
Tentative Tract Map 38872
Location Map
General Plan Map
Zoning Map
Grading Plan
Site Plan, Elevations, Floor Plans
Color Boards
Conceptual Landscape
Planning Commission Staff Report - October 22, 2024
Planning Commission Recommended Conditions of Approval (For Reference) 15183 Exemption Document
Appendix A - AQ and GHG Memo
Appendix B - Subsequent AQ and GHG Memo
Appendix C - Bio Assessment, JD, MSHCP Consistency
Appendix D - Cultural Resource Assessment
Appendix E - Geotechnical and Infiltration Evaluation
Appendix F - Paleontological Assessment
Appendix G - Phase I ESA
Appendix H - Hydrology Report
Appendix I - Preliminary WQMP
Appendix J - Noise Report
Appendix K - VMT Analysis
4.4 Packet Pg. 513
4.4.a
Packet Pg. 514
Attachment: PC Resolution No. 24-02 (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065))
4.4.a
Packet Pg. 515
Attachment: PC Resolution No. 24-02 (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065))
FINDINGS
Esplanade Collection Residential Development
SUBDIVISION FINDINGS (TTM 38872)
1. The proposed subdivision of land has been found to be consistent with the Development Code, General Plan, and the San Jacinto Municipal Code.
The proposed Tentative Tract Map (TTM 38872) is consistent with the San Jacinto Municipal Code as it was reviewed in accordance with applicable Titles, including Title 16 & 17. The proposed project has submitted a Planned Development Permit to allow for some deviation from the development standards of the MU zone.
Additionally, TTM 38872 is consistent with the Land Use Designation of the General Plan as well as with the existing zoning. In addition, the Project implements the following General Plan goals and policies:
Land Use Goal 2: A City that manages and directs growth so that the community and its neighborhoods are protected and enhanced.
Specifically implementing policy 2.1 & 2.2
• The project proposes the subdivision of one parcel to allow for the future development of single-family residences to support the growth of the City.
The subdivision will enhance the existing neighborhoods by providing a development that is consistent with surrounding uses. Additionally, the future development would provide approximately 1.30-acres of open space as well as connections to a new Class I Multi-Use Trail along Esplanade Avenue and Hewitt Street.
Land Use Goal 3: A community that promotes high-quality development and compatibility with surrounding land uses and major
transportation corridors.
Specifically implementing policy 3.1 & 3.2
• The proposed project is a subdivision of land that will allow the future development of single-family homes. This use will be compatible with the surrounding areas to the north and east. The proposed project is not located in area where potential land use conflicts could occur. • To ensure high quality development the applicant has submitted a Planned Development Permit that will ensure excellence of design. Furthermore, the proposal implements LU-3 by promoting future residential development south of Esplanade Avenue a major transportation corridor.
4.4.b
Packet Pg. 516 Attachment: Findings (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065))
2. The tentative map does not propose to divide land which is subject to a contract entered into pursuant to the California Land Conservation Act of 1965, or the land is subject to a Land Conservation Act contract but the resulting parcels following division of the land will be of an adequate size to sustain their agricultural use
The project site is not subject to a contract pursuant to the California Land Conservation Act of 1965 as detailed in the analysis completed through the 15183 exemption document. In addition, the projects title report did not have indication of a Williamson Act Contract.
3. The site is physically suitable for the type and proposed density of development proposed by the tentative map.
The Project proposes to subdivide one parcel into 249 single-family lots for residential use. This type of use is allowed by the Mixed Used (MU) zone. In addition, the subdivision is consistent with the density range of the Mixed Use Land Use designation provided in the applicable land use and zoning designation.
Furthermore, the proposed subdivision will be an expansion of existing residential uses located north and east of the project site.
The ultimate development of the project will be served by existing facilities such as sewer, water, natural gas, and electricity that are available within adjacent roadways. The site is in close proximity to various parks, which include Rancho Park, Valley Wide Recreation & Park District, and Hafliger Park. Lastly, the project is also within close proximity of Hyatt Elementary School and North Mountain Middle School.
4. The design of the subdivision and the proposed improvements, with conditions of approval, are either:
a. Not likely to cause significant environmental damage or substantially and avoidably injure fish or wildlife or their habitat; or The proposed Project prepared a 15183 exemption document to ensure consistency with the City’s General Plan Environmental Impact Report. It was determined that the project would have no peculiar impacts to Biological resources.
b. An environmental impact report under which a finding has been made pursuant to Public Resources Code Section 21081(a)(3) that specific economic, social, or other considerations make infeasible mitigation measures or project alternatives identified in the environmental impact report.
4.4.b
Packet Pg. 517 Attachment: Findings (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065)) The project’s impacts were not significant enough to require the preparation of an environmental impact report. As mentioned above the project prepared a 15183 exemption document that is consistent with the City’s General Plan Environmental Impact Report. Therefore, findings pursuant to Public Resources Code Section 21081(a)(3) are not necessary.
5. The design of the subdivision of land and the type of improvements are not likely to cause serious public health problems.
The implementation of the proposed conditions will ensure that the Project will not be detrimental to the public interest, health, safety, convenience, or welfare of the City or the future residents of the development. As previously mentioned, a 15183 exemption was prepared for this project that ensures consistency with the City’s General Plan Environmental Impact Report.
6. That design of the subdivision provides for future passive or natural heating or cooling opportunities in the subdivision to the extent feasible.
The design of the subdivision will provide for future passive cooling opportunities with the implementation of building setbacks, lot coverage requirements, landscaping requirements, including required street trees, and open space areas.
This can also include configuration to permit orientation of a structure to take advantage of shade and prevailing breezes. Furthermore, natural heating opportunities can be provided with orientation of a structure in an east-west alignment for southern exposure.
7. The design of the subdivision and the type of improvements will not conflict with easements acquired by the public at large for access through or use of property within the proposed subdivision, or the design of the alternate easements which are substantially equivalent to those previously acquired by the public will be provided.
Per the title report provided by the project applicant, the site consists of two easements for California Electric Power Company, which outside of the new property line. The second easement is granted to Easter Municipal Water District for pipelines. This easement is to be abandoned at the Final Map process. These two easements are shown in the Tentative Tract Map and will not conflict with the development of the proposed Project.
8. The subdivision is consistent with the City’s parkland dedication requirements (per the Quimby Act), as applicable, in accordance with Chapter 16.75 (Parkland Dedication and Fees).
The City’s Municipal Code requires a minimum of three useable acres for park space. The applicant has provided .64-acres of parkland within Lot A and Lot B.
The remainder will be paid through in-lieu fees, which will be incorporated into the projects conditions of approval.
4.4.b
Packet Pg. 518 Attachment: Findings (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065)) Planned Development Permit:
1. The Planned Development Permit will:
a. Be allowed within the subject base zone;
The Project site is within the Mixed Use (MU) zone. The MU zone is applied to areas appropriate for medium to high-density residential development and retail, office and service uses. This designation allows for vertical integration of compatible uses, whereby such uses share the same building or lot, or horizontal integration of uses, where compatible uses are located next to each other. Singleuse projects comprised only of residential or commercial uses are also allowed.
Plazas, courtyards, outdoor dining, transit stops and other public gathering spaces and community amenities, such as art in public places, are strongly encouraged. This Zone allows residential densities between 10.1and 36 dwelling units per gross acre and a floor area ratio (FAR) of up to 0.75. Therefore, the Planned Development Permit is found to be allowed within the subject base zone. b. Be consistent with the purpose, intent, goals, policies, actions, and land use designations of the General Plan and any applicable specific plan; The Project site is designated as Mixed Use (MU) in the General Plan and is not located within a specific plan area. The intent of the MU land use is to provide high density residential development and retail, office, and services uses. As noted above, the MU zone also allows for single-use project which such as residential or commercial. In addition, the Project is able to achieve the purpose, intent, goals, policies, and actions General Plan through the use of the proposed Planned Development Permit development standards. The project proposes 249 lots with a minimum lot size of 2,120 square feet each to achieve a density of 10.1 dwelling units per acre.
The project is designed to align closely with the City's General Plan objectives and intent, particularly in accommodating a balanced housing density that reduces sprawl and preserves open space, while falling within the permitted range of 10.1 - 36 dwelling units. The project integrates extensive outdoor amenities including community parks, a pocket park, an open play lawn, playground equipment, barbecue facilities, and pickleball courts, which are integral to creating attractive gathering places as outlined in LU-1.6. These amenities also support LU-5.4's goal of creating well-designed, multi-use public spaces that cater to diverse community needs. Furthermore, our design adheres to LU-4.4 by promoting pedestrian-friendly development through the inclusion of a Class I Trail on Esplanade Avenue and Hewitt Street, an internal pedestrian paseo with exercise equipment, and a meandering walkway along Street A, fostering social interaction and reducing reliance on automobiles. There are onsite amenities such as plazas, courtyards, benches, fountains, and public art, in accordance with LU-4.6 that further enhance the living environment and contribute to a vibrant community atmosphere.
4.4.b
Packet Pg. 519 Attachment: Findings (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065)) c. Be generally in compliance with all of the applicable provisions of this Development Code relating to both on-site and off-site improvements that are necessary to accommodate flexibility in site planning and property development and to carry out the purpose, intent, and requirements of this Chapter and the subject base zone, including prescribed development standards and applicable design guidelines, except for those provisions modified in compliance with this Chapter;
The Project is compliant with the Provisions of the Development Code relating to on-site and off-site improvements. The Project’s off-site improvements will include a Class 1 Multi-Use along Esplanade Avenue and Hewitt Street as required per the Trails Master Plan. Additionally, the Project will be conditioned to dedicate and provide improvement along Esplanade Avenue, Hewitt Street, and Commonwealth Avenue. On-site improvements will include 1.30-acres of open space amenities and connections to the proposed Class I Multi-Use Trail. The proposed modified development standards for the Project will accommodate flexibility in site planning and property development, while still upholding the intentions and goals of the Development Code by creating a cohesive neighborhood community. Therefore, the Project is found to be compliant with all the applicable provisions of the development code relating to both on-site and offsite improvements. d. Ensure compatibility of property uses within the zone and general neighborhood of the proposed development.
The Project will include single-family residential uses and complementary recreational and open space areas. The combination of uses is generally considered compatible and will create a cohesive residential neighborhood. The development of the Class I Multi-Use Trail will continue the intent of creating an integrated trails network throughout the City and will serve as an amenity for residents nearby and within the development. The Project site is bound by residential and commercial uses.
The surrounding land uses designations include: Commercial to the west, Medium Density Residential to the north and east, and Mixed Use to the south.
Development surrounding the Project Site is planned to be of similar character, land use, and density. Therefore the proposed Project is found to be compatible the zone and with the general neighborhood of the proposed development.
4.4.b
Packet Pg. 520 Attachment: Findings (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065))
2. The proposed project will produce a comprehensive development of superior quality and excellence of design (e.g., appropriate variety of structure placement and orientation opportunities, appropriate mix of structure sizes, high quality architectural design, significantly increased amounts of landscaping and improved open space, improved solutions to the design and placement of parking and loading facilities, incorporation of a program of highly enhanced amenities [e.g., additional public art], LEED or other “green” related standards, etc.) than might otherwise occur from more typical development applications; The proposed Project includes 1.30-acres of common areas and recreational amenities.
0.64-acres of this total area will be in four (2) open space areas that will include open pickleball courts, picnic tables, barbecues, children’s play areas, and open lawn areas.
The remainder will includes a dual use basin which can be utilized as open turf play area, a pocket park, and pedestrian paseos with exercise machines. The Project additionally proposes to construct a Class I Multi-Use Trail along Esplanade Avenue and Hewitt Street. This trail will include a meandering six (6) foot sidewalk, landscaped parkway that will vary between three (3) to (6) six feet and a landscape setback that will vary between nine (9) to (12) twelve feet to accommodate for the meandering sidewalk. This trail will connect to the internal pedestrian paths.
The architectural styles proposed will reflect styles that have been historically used in the region. The Project, with its architectural styles, supporting landscape palette, open spaces, and monumentation, offers a development with excellence of design. The proposed Project incorporates superior quality and design by offering two product types which include (5) different architectural styles for the 249 dwellings, including Traditional Ranch, Spanish, Cottage, Bungalow, and Farm House. Each product type includes three (3) different floor plans. In addition, each floor plan will have at least six (6) distinct elevations. The design of the residential lots and variation in architecture creates a diverse community and avoids a monotonous appearance. The proposed Project offers a comprehensive development which through its amenities, design, and recreation areas, will be of superior quality and excellence of design than might otherwise occur from more typical development applications.
4.4.b
Packet Pg. 521 Attachment: Findings (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065))
3. Proper standards and conditions have been imposed to ensure the protection of the public health, safety, and welfare;
The Project Site is currently and has historically been used for agricultural purposes. Due to this fact, the environmental analysis of the Project Site included a Phase I Environmental Safety Assessment (Phase I ESA) to analyze any hazards that could result from development of the site. The Phase I ESA found that due to the historical use of this property for agricultural purposes dating back from at least 1983, it is possible the potential former usage of pesticides has environmentally impacted the subject property or would require remedial actions. Through the adoption of the Mitigation and Monitoring Program within the Conditions of Approval for the Project, any hazards that could create a significant hazard to the public or the environment through the conversion of agricultural land to residential uses will be significantly reduced to create a safe, healthy environment. Additionally, plans for the proposed residential development will be required to be submitted and approved through Site Plan and Design Review process Additionally, the Zoning, Fire, and Building Codes which have been adopted will ensure that that the development of the project will meet safety standards in these documents.
Therefore, it is found that with the incorporation of the above mentioned Mitigation Measures, Conditions of Approval, and the requirements of the Zoning, Fire, and Building Codes will ensure the protection of the public health, safety and welfare.
4. Proper on-site traffic circulation (e.g., pedestrian and vehicular) and control is designed into the development to ensure protection for fire suppression and police surveillance equal to or better than what would normally be created by compliance with the minimum setback and parcel width standards identified in Article 2 (Zones, Allowable Land Uses, and Zone Specific Standards); The proposed Planned Development Permit has been designed to accommodate traffic design criteria as mandated by the City Development Code, as well as the requirements of the City Engineer, Fire Chief, and Police Chief. The project has also accounted for proper on-site traffic circulation by incorporating 24-foot minimum fire lanes and ensuring proper turning radii for trucks at multiple points along each proposed street. Therefore, the project has proper on-site traffic circulation for both pedestrian and vehicular traffic control that has been designed into the development to ensure protection and safety for all residents equal.
4.4.b
Packet Pg. 522 Attachment: Findings (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065))
5. The subject parcel is adequate in terms of size, shape, topography, and circumstances to accommodate the proposed development;
The proposed Project Site is generally flat and is shaped to accommodate a proper lot layout. Section 17.620.020 of the Development Code states that the minimum lot size for a Planned Development Permit is 2 acres. The proposed Project site greatly exceeds this requirement and is 24.47 acres. The proposed Project will provide an efficient use of land that will meet the purpose and intent of the Mixed Use (MU) General Plan land use designation by modifying the development standards to accommodate a 10.1 dwelling unit per acre development as required by the 2024 General Plan. Therefore, the subject parcel is adequate in terms of size, shape, topography, and circumstances to accommodate the proposed development.
6. Adequate public services and facilities exist, or will be provided, in compliance with the conditions of approval, to serve the proposed development and the approval of the proposed development will not result in a reduction of public services to properties in the vicinity to be a detriment to public health, safety, and general welfare;
Adequate private utility services such as Electricity, Gas, Cable, and Phone Service already exists in the area and application and fees will be paid to each purveyor for service. The City’s will serve letter states that “after review of the submitted Sewer Will Serve application it has been determined that, the City can and will accept the estimated sewer flow specified on the application.”
7. The proposed development, as conditioned, will not have a substantial adverse effect on surrounding property or their allowed use;
The proposed project will not have any adverse impacts to the surrounding area whether it remains agricultural, develops residential, or becomes commercial in accordance with the General Plan. The project was conditioned to prevent nuisances to surrounding property owners to prevent excessive noise, light, and traffic. Based on the above, Standard Conditions of Approval, and the Uniform Fire and Building Codes there will not be adverse impacts from the proposed development.
8. If the development proposes to mix residential and commercial uses whether done in a vertical or horizontal manner, the residential use is designed in a manner that it is appropriately buffered from the commercial use and is provided sufficiently enhanced amenities to create a comfortable and healthy residential environment and to provide a positive quality of life for the residents. The enhanced amenities may include additional landscaping, additional private open space, private or separated entrances, etc;
The Project does not propose a mix of residential and commercial uses as the project does not include Commercial uses.
4.4.b
Packet Pg. 523 Attachment: Findings (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065))
9. The design, location, operating characteristics, and size of the proposed development will be compatible with the existing and future land uses in the vicinity, in terms of aesthetic values, character, scale, and view protection; and This project will have the appropriate buffers such as exterior walls and perimeter landscaping to ensure that it will be compatible with any future land use whether it remains agricultural, develops with Residential, Commercial or a project that integrates both, in accordance with the General Plan.
10.The applicant agrees in writing to comply with any and all of the conditions imposed by the review authority in the approval of the Planned Development Permit.
The Applicant has agreed with all of the conditions imposed by the review authority prior to the issuance of any permits or recordation of any documents.
4.4.b
Packet Pg. 524 Attachment: Findings (Esplanade Collection Planned Development and Tentative Tract Map No. 38872 (PROJ24-0065)) Conditions of Approval