[{"_1":2,"_86":-5,"_87":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,74],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":56,"_73":56},"mediaId",6579713,"mediaKeyId","3049815-ed629e496bd3c6501e4d2dbfda581ed0","parentId",3049815,"title","Planning commission recommends approval of Bedford Court project with car wash and Dutch Bros. drive‑through","audioSeconds",3621,"startMs",1248000,"endMs",4869000,"viewUrl","/Search/View?dp=1&key=3049815-ed629e496bd3c6501e4d2dbfda581ed0&start=1248&end=4869","thumbnailUrl","https://assets.pipeline.soar.com/3049815-ed629e496bd3c6501e4d2dbfda581ed0/thumbnail_1248000.jpg","articleUrl","/articles/6579713/Temecula/Riverside-County/California/Planning-commission-recommends-approval-of-Bedford-Court-project-with-car-wash-and-Dutch-Bros-drivethrough","mediaUrl","https://secure.pipeline.soar.com/6579713-ce9de4ee849715a077baf385493a9c7b/orig.mp4?Expires=1771151524&Signature=FVfgDtF~rkpTejfKuyZqjiQSDqLYr5j7Wwle2XrXGy~GkgUNx5fm1w0BpFI09mkb938isTc2RquYUvZtAC-QtlOGJJ1zkQoModNWAMq9g1t9sh1gHOc3SKrf-IqLLohSpjRx71HFaI6gZvaXKFE9-eLXNz6aJuUkFnfzVt8XVkozFsufBUgLfBu-awGSgsO-I83-f-WTis~e~meCefAPSP7RttRS5t4b9G39wNJWx3m3-ZgxZw50q3iRD2Q87C~YDOn03anB8Xc-e89wrMD9mT0Xl6icX1WbXbBuxNSRo0N-ofzNuWlFdaenHMpLF8Z3~9OwqxX40agRKidomEn70g__&Key-Pair-Id=KUT5TJCACFTXG","author","","date","2025-04-18T09:56:49.733Z","article","The Temecula Planning Commission voted 4-0 April 16 to recommend City Council approval of the Bedford Court development project, a plan that would rezone an existing Highway Tourist-zoned parcel to a plan development overlay (PDO 16), split the property into two parcels, and allow a 3,500-square-foot car wash and a roughly 950-square-foot Dutch Bros. coffee drive-through.

Eric, a planning staff member, described the multi-application project and the PDO’s role in setting site-specific development standards, including reducing required separation between the car wash and adjacent residences from 200 feet to 75 feet and lowering maximum building height on the site from 75 feet to 30 feet under the PDO.

Under the proposal, Parcel 1 (adjacent to I-15) would house the car wash; Parcel 2 would house the Dutch Bros. coffee drive-through and the existing gas station-adjacent uses. Site plans show the car wash’s exit and blower/drying areas positioned as far from residential edges as practicable. The car wash’s queue would accommodate approximately 19 vehicles; car wash hours are proposed as 7 a.m. to 9 p.m. daily. Dutch Bros. indicated company-standard hours of 5 a.m. to 11 p.m.

Staff summarized project architecture and landscaping changes, noting a shift from an earlier cinder-block aesthetic to a softer “grain” style with stone, wood, and metal elements. The applicant provided a noise study submitted with the mitigated negative declaration (MND) showing predicted receptor noise levels; staff and the acoustical consultant concluded mitigation measures reduce potential impacts to less-than-significant levels. Eric told the commission that the MND identified no significant unmitigable impacts and recommended adoption of the MND and approval of the project, subject to recommended conditions.

Commissioners focused questions on proximity to residences, noise from blowers and drive‑through activity, vacuum equipment placement, hours of operation, lighting, and parking. Commissioner Mark (applicant and project representatives used first names in the record) and acoustical consultant Tyler of MD Acoustics explained that blower horsepower would be within company standards, that blowers would use industry mufflers, and that the vacuum producer would be in a roofed enclosure to allow airflow. Don Shively, representing the car-wash operator, said vacuum stations would include cloth (microfiber) towel dispensers and receptacles and that vacuum and towel maintenance occurs frequently, which influenced locating the vacuum equipment near the vacuum stalls for operational convenience.

Commissioner concerns included the 75-foot separation (reduced from 200 by the PDO), potential noise late in the evening from a car wash operating to 9 p.m., and the decision to place the vacuum suction unit in an outdoor enclosure rather than inside a mechanical room. Staff and applicant representatives said the noise study modeled worst-case full operations and still met applicable thresholds, photometric plans would be required before building permits to limit light spill to the adjacent residences, and reciprocal access and parking agreements will be required between the two new parcels and neighboring businesses. The applicant indicated the EV parking stalls would be “capable” (race-ready conduit) but not fitted with active chargers at build-out.

The applicants held two neighborhood outreach meetings; staff said no members of the public attended and no written comments were received. After closing the public hearing, Commissioner Gary Watts moved to recommend approval as presented by staff; a second was given and the motion passed 4-0.

Because the PDO requires City Council action, the item will be scheduled for City Council review. Staff recommended, and the commission voted to recommend, adoption of the MND and the project conditions of approval.","mediaType","Video","parentTitle","Temecula Planning Commission Meeting - April 16, 2025","oneSentenceSummary","The Planning Commission voted 4-0 April 16 to recommend City Council approve the Bedford Court PDO, a proposal to split an existing parcel and allow a 3,500-square-foot car wash and a 950-square-foot Dutch Bros. drive-through adjacent to I-15 and nearby residences.","taxTitle","Temecula, Riverside County, California","taxId",4198,"location","headline","shortSummary",{"_33":75,"_35":36,"_37":38,"_39":76,"_41":77,"_43":78,"_45":79,"_47":80,"_49":81,"_51":82,"_53":83,"_55":56,"_57":58,"_59":84,"_61":62,"_63":64,"_65":85,"_67":68,"_69":70,"_71":68,"_72":56,"_73":56},6579717,"Temecula planning commission adopts update to ADU rules to align with state law",952,278000,1230000,"/Search/View?dp=1&key=3049815-ed629e496bd3c6501e4d2dbfda581ed0&start=278&end=1230","https://assets.pipeline.soar.com/3049815-ed629e496bd3c6501e4d2dbfda581ed0/thumbnail_278000.jpg","/articles/6579717/Temecula/Riverside-County/California/Temecula-planning-commission-adopts-update-to-ADU-rules-to-align-with-state-law","https://secure.pipeline.soar.com/6579717-34117bec7c02e4de382d1af4cc56382e/orig.mp4?Expires=1771151524&Signature=TKzqZuRzz1u1~YbKAH1-f00Rk5uHMkBwcZ24FeD6umUk6P~DSScfnuXIwhvouUD90r0Ht-ByC0TNrdNNvNTKG~4eP5sNLcPUfmz9dw6hV6h2zgCoRYfGLb1Tu3To-1LbQbD8SfCsvIocC4RvWckL2cJQ86D3fG1IemAKU-ggFXdNiPyOYjZZni2afR~OfOCZ0NbB3H0nocie6UBmT3VJdvAjKmU~sCR~44P1uhrDR2KbOLRPmAzrtQz4kV3pJ8aBfDpM9oT5~4yDOsxJGdqBbea5H0COuRQo5mGWY~HikfoGSBFOMAlrP6OUrjddpZ1CSKw3v6Hqc38WrxKqvjnPPw__&Key-Pair-Id=KUT5TJCACFTXG","The Temecula Planning Commission voted 4-0 April 16 to adopt a proposed amendment to Title 17 of the Temecula Municipal Code that rewrites the city’s ADU regulations to conform to recent state legislation and to codify several local standards.

Staff member Mark said the ordinance would replace Chapter 17.23 in its entirety and that most changes update government-code cross-references and clarify definitions and standards. “The proposed ordinance replaces chapter 17.23, accessory dwelling units, in its entirety,” Mark said during his presentation.

The package makes several substantive changes that staff and commissioners discussed. The city will retain the general limit of two ADUs per single-family lot (one detached or attached ADU plus one junior ADU, or JADU). The draft updates the JADU definition to include required cooking facilities and reduces the minimum JADU size from 220 to 150 square feet. It also clarifies that JADUs without a restroom must maintain internal access to the primary residence.

Detached ADU height limits are set at 16 feet on single-family lots, with state-allowed exceptions that permit 18 feet within a half-mile of a major transit stop and an additional two feet where needed to match an existing roof pitch. Attached ADUs may be built to 25 feet or the zone’s height limit, whichever is lower. The ordinance also increases the number of ADUs allowed in multi-story multifamily projects from two to eight (ADUs only; no JADUs) but caps ADUs at no more than the number of existing or proposed residential units.

The draft preserves a locally adopted six-foot separation requirement between an ADU and the primary residence for safety and egress but includes an exception so that enforcement of that separation will not be applied if it would preclude construction of an ADU required by state law. Staff reiterated that applicants bear the burden of demonstrating when local standards would preclude construction of an 850-square-foot (studio or one-bedroom) ADU or a 1,000-square-foot ADU for more than one bedroom, at which point state law would control.

Other local clarifications in the draft include codified addressing requirements (for example: “123 Main Street Unit 1”), a covenant requirement prohibiting separate sale of ADUs and JADUs, and a provision encouraging ADU design to match the primary residence in materials and color or to use a city permit-ready ADU plan. Staff also noted corrections to fee and utility-connection references and typographical updates throughout the chapter.

Staff said the city must submit the adopted ADU ordinance to the California Department of Housing and Community Development (HCD) for review under planning-and-zoning code subsection 66326a. Staff also determined the ordinance is statutorily exempt from CEQA under section 15282(h).

Commissioners asked clarifying questions about the transit-stop height exception, the scope of addressing rules, and the practical effects of the six-foot separation and the state-size preemption. Commissioner Gary Watts asked whether any major transit stops in Temecula qualified for the 18-foot exception; staff said not under the current definition except for the mall-area stop. Commissioner Bob Hagel and others praised the presentation and asked staff to preserve life-safety addressing and access requirements. After discussion, Commissioner Gary Watts moved to adopt the resolution as recommended by staff; a second was given and the motion carried 4-0.

The commission’s action sends the ordinance forward for City Council review; staff said the item is scheduled for City Council on May 13 and will be submitted to HCD for review if approved by the council.

The Planning Commission record shows no public speakers on this item. Staff noted the ordinance reflects state law changes and that the primary changes are to references, definitions, and a handful of locally retained or clarified standards.","The Planning Commission voted 4-0 to adopt an update to Title 17 that revises the city’s accessory dwelling unit (ADU) chapter to reflect recent state law changes, adjust size and height rules, and codify addressing and safety requirements. The ordinance will go to City Council for final action and HCD review.","actionData","errors"]

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Planning commission recommends approval of Bedford Court project with car wash and Dutch Bros. drive‑through

Temecula planning commission adopts update to ADU rules to align with state law