Sections 17.22.286 through 17.22.300 shall be known as "PDO-15" (Cypress Ridge planned development overlay district).
(Ord. 17-06 § 4)
The Cypress Ridge planned development overlay district (PDO-15)
is intended to provide regulations for a creative mixture of uses
where a specific plan or village center overlay is not appropriate.
The planned development overlay is intended to provide a mechanism
to allow for flexibility in the development regulations and design
standards to allow variations of land uses which are typically outside
of conventional zoning standards. Through this flexibility of certain
standards many of the objectives of the general plan can best be achieved.
It is the intent of the city to create special regulations that will
combine clustered detached and attached single-family residential
homes with open space to serve as a transitional medium density residential
development between existing medium density single-family residential
areas to the north and single family residential properties to the
west. The current zoning on the site is professional office (PO).
(Ord. 17-06 § 4)
Any development within Cypress Ridge planned development overlay
(PDO-15) will be required to address impacts to the city's budget
as a result of the increased costs to the city of providing public
safety and other municipal services to the project area substantially
exceeding the municipal revenue generated from the project ("city
services deficit"). The city has received a fiscal impact analysis,
dated as of July, 2017 ("FIA"), documenting the city services deficit.
The owners of the property within the project, and their successors
in interest, shall pay the city the sum of four hundred thirty-nine
dollars per residential dwelling unit within the project each year
as mitigation for the city services deficit. Owner and its successors
to the property within the project may fulfill this obligation through
a community facilities district established by the city pursuant to
the Mello-Roos Community Facilities District Act of 1982, Government
Code Section 53311, et seq., or other appropriated financing mechanism
approved by the city; provided, however, the obligation of each owner
and their successors to pay the city services deficit payment under
this obligation remains an obligation of the owner and its successors
regardless of the financing mechanism used to pay it and regardless
of whether there is a financing mechanism to pay it.
(Ord. 17-06 § 4)
The permitted uses for the Cypress Ridge planned development
overlay are described in this section.
A.
Medium
(M) density residential uses permitted in Table 17.06.030 of the Development
Code will be allowed throughout the Cypress Ridge development.
B.
Except as modified by the provisions of Section 17.22.294, the following rules and regulations shall apply to all planning applications in the area.
1.
The
citywide design guidelines that are in effect at the time an application
is deemed complete.
2.
The
approval requirements contained in the development code that are in
effect at the time the application is deemed complete.
3.
Any
other relevant rule, regulation or standard that is in effect at the
time an application is deemed complete.
(Ord. 17-06 § 4)
The Cypress Ridge planned development overlay district (PDO-15), located within Pechanga Parkway, Loma Linda Avenue and Temecula Lane, is intended to provide for the development of two hundred forty-five single-family detached and attached homes within fee simple condominium unit boundaries, on 22.7 gross acres/20.18 net acres, with a proposed average density of 12.14 dwelling units per net acre. The proposed project is comprised entirely of private residential land uses designed to enhance housing opportunities, consider natural features, incorporate private and common open space, private recreation, and develop a common community theme. The project will provide housing opportunities consistent with the city's general plan policies in response to local market demands and will provide for a visually pleasing environment through adaptation of supplemental performance standards that have been provided to ensure transitional compatibility with adjacent neighborhoods. Supportive housing that complies with Section 17.06.110 shall be a permitted use. Transitional housing shall be permitted by right in single family homes. Accessory dwelling units shall be permitted and shall comply with Chapter 17.23.
(Ord. 17-06 § 4; Ord. 23-11, 11/28/2023; Ord. 2023-12, 11/28/2023)
The residential component shall comply with the development
standards set forth in Table 17.22.294. The maximum residential density
shall be 12.14 units per net acre.
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Table 17.22.294
Residential Development Standards
Cypress Ridge Planned Development Overlay District PDO-15
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Residential Development Standards
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Detached Cluster
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Attached Cluster
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Duplex/Triplex
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Unit Boundary Area
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Minimum Unit area
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1,945 sq. ft.
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1,575 sq. ft.
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1,370 sq. ft.
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Maximum number of dwelling units per gross acre
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11.4
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19.2
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16.1
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Unit Dimensions
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Minimum average width
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126 ft.
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92 ft.
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42 ft.
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Minimum average depth
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128 ft.
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119 ft.
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50 ft.
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Building Setbacks
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Minimum front yard 1
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5.0 ft.
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5.0 ft.
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6.0 ft.
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Minimum corner side yard
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5.0 ft.
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5.0 ft.
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7.5 ft.
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Minimum interior side yard
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5.0 ft.
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8.0 ft.
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7.5 ft.
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Minimum rear yard
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5.0 ft.
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8.0 ft.
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Alley
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Minimum building separation
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10 ft. 2
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16 ft.
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15 ft.
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Other Requirements
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Maximum building height
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27 ft.
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36.5 ft.
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29.5 ft.
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Notes:
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1.
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Measured to private street parkway or sidewalk.
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2.
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First floors and portion between the Unit-A and Unit-B Plan
second floors.
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(Ord. 17-06 § 4)
A.
Setting
and Location. The Cypress Ridge project is comprised of 22.73 gross
acres within Pechanga Parkway, Loma Linda Avenue and Temecula Lane,
which are all fully developed public right-of-way streets with the
exception of Temecula Lane which shall be realigned at the north property
boundary during the development of Cypress Ridge. Additionally a storm
drain easement will be dedicated for the city's existing underground
facilities at the intersection of Pechanga Parkway and Loma Linda
Avenue in exchange for the inclusion of parcel 961-450-003 within
the Cypress Ridge development for on-site stormwater treatment and
retention.
B.
Existing
Site Conditions. The property consists of undeveloped land. Topographical
relief ranges from a high elevation of one thousand thirty-one in
the eastern portion of the property, to a low elevation of one thousand
fifteen near the north portion of the property. An existing watercourse
traverses the property, flowing from east to west into an existing
open drainage channel.
C.
Surrounding
Land Uses and Development. Single-family homes exist to the west and
south of the project, with a master planned multi-family development
to the east and existing Pala Park to the northeast.
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(Ord. 17-06 § 4)
The development shall be consistent with the following exhibits:
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Exhibit 17.22.300.A - Landscape Site Plan
 Exhibit 17.22.300.B - Detached Cluster Building Separation
(Unit A and Unit B Plans)
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The Cypress Ridge detached cluster homes are two-story with a ten-foot separation at the first level featuring the second levels set back from the first level around the perimeter of each of the three plans and meet the fifteen-foot separation per Section 17.06.050(B)(1) with the exception of a portion of an area between the Unit A and Unit B Plans where the separation at the second level is at ten feet throughout a twenty-six-foot length area. The rooms of the Unit A and Unit B Plans where this occur is the recreation room, stair and volume ceiling over the first level of the Unit A and the recreation room of the Unit B. There are no opposing windows across from these Plans in this area. It should also be noted that all of the detached cluster homes feature downstairs bedrooms with full baths to accommodate a multitude of lifestyle stages.
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Unit B Second Floor
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Unit A Second Floor
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Exhibit 17.22.300.C - Private Street Parallel Parking
and Traffic Calming Features
Cypress Ridge private streets are based on City Standard No. 104 where a forty-foot curb-to-curb width is provided for one twelve-foot-wide travel lane in each direction and room for parallel parking on both sides. This is similar to other residential projects in Temecula such as nearby Classic Way. Private street pavement width is reduced to thirty-two feet where parallel parking is provided on one side and both twelve-foot-wide travel lanes are preserved. As Cypress Ridge will be a gated community, traffic calming features have been included such as curb returns which narrow at driveways and intersections and define the parallel parking spaces, reducing the pavement width to twenty-four feet in order to delineate the travel lanes and separate the parking spaces to aid in enforcing the proposed fifteen mile-per-hour speed limit. This design is also partially modeled after Section 16.51.060(A), where the land use is described as attached homes/small lot detached homes where the travel lanes in each direction are listed at two at ten including parallel parking listed at eight on both sides. Although twelve-foot-wide travel lanes are being provided at Cypress Ridge per fire department requirements and to ease traffic circulation throughout. Below is an example of one of these circulation streets where parking is shown on both sides with curb returns to define the parking spaces along with providing a defined space for refuse/recycle bins.
 Exhibit 17.22.300.D - Mailbox Cluster Box Units
USPS approved CBUs (8, 12 & 16 box units)
Parkview Stucco CBU Cap & Pedestal, Sandstone Color with
overhead Trellis
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 Exhibit 17.22.300.E - Parking Step-Out Width
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The parking lot islands shall be five feet wide excluding curbs
with a one-foot step-out adjacent to the parking stall. Concrete step
outs per the city's ordinance (twelve-inch separate walk adjacent
to six-inch curb) would be poured separately which can be problematic
when one portion settles or raises causing an uneven surface. Cypress
Ridge uses a design the consultant team has used successfully in Temecula
where the curb is installed as a monolithic twelve-inch-width to provide
sufficient step-out space without the issues of a two-pour section
(see attached detail). This design provides durability for the curb
and step-out surface while reducing overall impervious surfaces to
meet water quality requirements.
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Exhibit 17.22.300.F - Architectural Styles
Detached Cluster Homes
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Attached Cluster Homes
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Duplex Homes
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Triplex Homes
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Clubhouse
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(Ord. 17-06 § 4)
