The Board of Supervisors on May 12 approved 50 homes to be built on Forest Boundary Road adjacent to The Retreat and Wildrose Ranch.

In granting the zone change, the county conditioned the developer to put in curbs and sidewalks on the Wildrose Ranch side of the street and to create an RV parking area for the development’s residents.

It’s unknow when construction will begin.

Supervisors delay decision on 51 homes

(Published May 7, 2015)

The Board of Supervisors at a public hearing on April 28 continued to its May 12 meeting the request from a developer for a zone change that would allow 51 houses to be built on Forest Boundary Road.

In all likelihood, the project will be approved, but with conditions including that the developer will construct sidewalks on the east side of Forest Boundary Road from the project north to the corner of Knabe Road. On-street parking also was a concern for Supervisor Kevin Jeffries, who asked the applicant to relinquish two of the 51 lots to create a storage area for vehicles. Hesitation to this request by the developer gave rise to the supervisor suggesting a continuance until May 12.

Jeffries made it clear that he felt residential usage was the best zoning for the two parcels. Jeffries wrote in a prepared statement he emailed to all constituents prior to the hearing who had sent him comments on the project:

“Thank you for your email regarding the proposed zone change and residential development on Forest Boundary Road. I’m sharing this same response to several residents who have contacted me in support or opposition.

“When I was elected to office a little over 2 years ago, I made it clear to the development community (residential, retail, industrial) that I would be requiring that new proposed projects look and feel like their neighbors (e.g. build homes next to homes and commercial next to commercial). This standard had not been followed in the past and homeowners found themselves with commercial projects in their backyards. This caused problems with heavy truck and car traffic, truck noise early in the mornings, light pollution into backyards and impacts to nearby land values.

“I have driven Forest Boundary Road and reviewed the aerial photos and found that the proposed development has single family housing on three of the four sides. At first blush, it seems that it would be much more intrusive and incompatible to the nearby homeowners and families to place commercial development adjacent to them.

“I will of course listen to all the concerned parties and attempt to find solutions that enhance the community, protect the adjacent families, and respect all of our private property rights.”

Twelve Temescal Valley residents attended the hearing — five spoke in opposition to the homes; only the property owner spoke in favor. Those opposing the project all said they were not against development but felt that commercial retail development was what the valley now needed. Other concerns were about traffic congestion, the size of the house lots, property values, use of Wildrose Ranch’s Evonvale Park and the safety of the development’s children when walking to school.

The county received correspondence from 24 residents opposing the project with emails received from two people favoring it. A petition signed by more than 300 residents opposing the homes was also presented to the supervisors.

April 28 hearing set for Forest Boundary homes

(Published April, 20 205)

A public hearing to determine whether or not a zone change will be granted to a developer seeking to build 51 homes on Forest Boundary Road has been scheduled before the Riverside County Board of Supervisors on Tuesday, April 28.

The 10:30 a.m. hearing will be held at the county’s Administrative Center, 4080 Lemon St., Riverside.

Many residents living in the nearby communities of The Retreat and Wildrose Ranch have voiced opposition to the project, primarily citing residential lots that are too small and the need to retain the Manufacturing – Service Commercial (M-SC), zoning in the area along Knabe and Forest Boundary roads. (Read earlier stories below.)

The public hearing will allow people to comment either in favor of or opposed to the zone change. Speakers will be allotted three minutes . If people cannot attend the meeting, comments can be emailed to the county’s Clerk of the Board, cob@rcbos.org.

In the email, state your name and that you reside in the county’s First District community of Temescal Valley. State that you are opposed to (or in favor of), the proposed Forest Boundary Road home development that has been scheduled as a public hearing on the Tuesday, April 28  agenda. State the reasons for your position.

All comments received prior to the public hearing will be given to the Board of Supervisors.

51 homes conditionally OK’d

(Published March 4, 2015)

The Riverside County Planning Commission at its Feb. 18 meeting granted a zone change to allow a housing development to be built on about 12 acres of land on Forest Boundary Road  across the street from homes in Wildrose Ranch and below homes located in The Retreat. The 3-0 vote was unanimous; two planning commissioners were absent.

The project, although approved by the Planning Commission, now must go before the county’s Board of Supervisors for a public hearing which could happen as soon as this month. A date has not yet been determined.

Planning Commission approval was given based on two contingencies: 1. The developer would decrease the number of homes constructed from 53 to 51 to enlarge the size of the community’s park, and 2. Verification of a security gate easement through The Retreat in case of emergency evacuation.

In its recommendations to the Planning Commission, county staff had requested the easement because of the project’s location. If a natural disaster or other emergency shut down the intersection at Forest Boundary and Knabe roads, residents would only be able to evacuate the area southerly on Forest Boundary which is blocked by The Retreat’s electronic security gates.

Staff wrote in its recommendation that the applicant was required to provide “… a written agreement with The Retreat residential development which grants the project access to its gates and permission to utilize The Retreat Parkway in the event of an emergency evacuation in perpetuity.”

The recommendation continued, “It is staff’s understanding that the subject of the secure secondary access agreement will be considered with The Retreat Homeowners Association at their Feb. 12, 2015 meeting. According to the applicant there is a high level of certainty this agreement will be acceptable to the HOA.” County planner Paul Rull told commissioners he had received the easement agreement.

A Retreat resident, who spoke against the project, questioned how the easement was obtained because the issue had never appeared on the HOA agenda and was never voted on at the HOA board meeting, posing the question of a Davis-Stirling violation. The Davis-Stirling Common Interest Development Act, adopted by the State of California in 1985, dictates how homeowners association must conduct business.

The county attorney attending the meeting said she wasn’t familiar with HOA law and suggested that the validity of the easement agreement be verified as a contingency of the Planning Commission approval.

Rull told commissioners that he had received communication from three residents in favor of the project and from three residents opposing it.

At the meeting the county was given petitions signed by 56 residents opposed to the project and comments were heard from six residents who also voiced opposition. No one spoke in favor.

Opponents cited the 4,000-square-foot lots as being too small, and traffic congestion on Knabe Road and at the Weirick Road freeway ramps. Others said the development’s residents and children would cross the street to use the private Wildrose Ranch Community Association park and dog park.  Other opposition noted that Temescal Valley residents needed commercial services, which the property is currently zoned for — not more homes.

The county’s current Manufacturing – Service Commercial (M-SC) zoning allows many service-oriented businesses such as a senior-care facility, day-care center, medical offices and restaurants.

Planning Commissioner Aaron Hake, who visted the site,  said he had concerns with vehicles driving too fast when exiting The Retreat and not being able to see children crossing the street because of a curve in the road. He said Forest Boundary has no sidewalks and questioned the safety of children when walking to school.

Commissioner Charissa Leach, who also visited the location, said she felt that the change to residential zoning would be the best use of the property. She asked how current residents would react if a high-use commercial business such as a fitness center were to be built there.

With approval by the Planning Commission, Temescal Valley residents Tracy Davis and Katherine Clingman are now walking door-to-door to get petitions signed opposing the project. They hope to show the Board of Supervisors that the majority of residents living adjacent to the proposed development do not want it in the neighborhood.

Zone change would allow 53 new homes

(Published Jan. 28, 2015)

At its February meeting the Riverside County Planning Commission will consider a zone change for property located on Forest Boundary Road across the street from homes in Wildrose Ranch and below homes located in The Retreat.

If approved, the zone change will allow TDAC Development to build 53 homes on about 12 acres of land currently zoned M-SC for manufacturing service commercial use. The zone change request is for medium density residential with a proposed density of 4.75 dwelling units per acre. Lot sizes will be about 4,000 square feet, and home sizes will range between 2,100 and 2,400 square feet.

Wildrose Ranch and Retreat residents living within 600 feet of the proposed project were last week mailed notification of the Planning Commission public meeting to be held 9 a.m., Wednesday, Feb. 18 at the Riverside County Administrative Center, 4080 Lemon St., Riverside.

Doug Woodward, president and owner of TDAC, months ago appeared at a meeting of the Wildrose Ranch Community Association to explain the project to the HOA board. Woodward said the residential community would be better for neighboring homeowners than the current vacant property zoned for manufacturing service commercial use. He also said the homes would provide an opportunity for young families and first-time home buyers to live in the Temescal Valley community. It is unknown what the sales price of the proposed homes will be. A TDAC representative made a similar presentation to The Retreat HOA board.

Retreat resident Rob Mucha disagrees. “There are several uses for the property within the current zoning that would be an acceptable use of the land and provide needed services to residents here.”

Mucha said his largest concern is that the density of the lots could decrease property values in The Retreat and Wildrose. He added, “There just isn’t enough park space and amenities planned to keep unsupervised children from wanting to wander up to our (The Retreat) park and surrounding areas.”

Members of the Wildrose Ranch HOA board also voiced concern that TDAC did not designate sufficient space for parks. The Wildrose HOA-owned Evonvale Park, also on Forest Boundary Road, contains a baseball field, walking paths, picnic areas and a dog park.

Tracy Davis, who lives in Wildrose, said, “Our HOA does not contract for security, so it would be next to impossible to keep the TDAC kids out of Evonvale Park. And it isn’t fair that outsiders use a park where the cost to maintain it is paid by Wildrose residents. And, I imagine there are liability insurance issues, as well.” Wildrose is not a gated community.

Davis also cited the increased traffic the TDAC community will create on Knabe Road and the Weirick Road on and off ramps to the I-15. “Corona is building so many apartments at Dos Lagos and those tenants will be using the same access to the freeway.”

Woodward, making the TDAC presentation at the June meeting of the Temescal Valley Municipal Advisory Council, said he had addressed concerns regarding park space. He said the original plan was to construct 56 homes on the property, but the number had been reduced to 53 to increase the size of the project’s parks, from 0.3 acre to 1 acre, and a half-court basketball pad had been added to the plan.

Residents attending the MAC meeting reiterated concerns over property values, traffic and drainage issues on the property.

The public hearing at the Planning Commission’s February meeting allows people to voice opinions either in favor of or opposed to the zone change. Speakers are allotted three minutes to comment. If people cannot attend the meeting, written comments can be submitted to Paul Rull, project planner, Riverside County Planning Department, P.O. Box 1409, Riverside, CA 92502-1409. All comments received prior to the public hearing will be given to the Planning Commission.

For information about this project, contact Rull at 951-955-0972 or prull@rctlma.org.